SR - TTM-0044-16 - GLASSELL TOWNHOMES1. SUBJECT
PUBLIC HEARING: Tentative Tract Map No. 0044 -16, Conditional Use Permit No. 2987 -15,
Major Site Plan Review No. 0837 -15, Design Review No. 4821 -15, and Administrative
Adjustment No. 0237 -15, Glassell Townhomes, 2830 N. Glassell Street, Orange, CA.
2. SUMMARY
The applicant proposes to construct a new 40 unit townhouse development within the Residential
Multiple Family (R -3) zoning district. The application includes a request for a conditional use
permit for a third story and minor adjustments to building setbacks and driveway length. The
project also includes a Tentative Tract Map for condominium purposes only.
3. RECOMMENDED ACTION
Adopt City Council Resolution 10985:
A RESOLUTION OF THE CITY COUNCIL APPROVING TENTATIVE
TRACT MAP NO. 0044 -16, CONDITIONAL USE PERMIT NO. 2987 -15,
MAJOR SITE PLAN REVIEW NO. 0837 -15, DESIGN REVIEW NO.
4821 -15, AND ADMINISTRATIVE ADJUSTMENT NO. 0237 -15 FOR
THE CONSTRUCTION OF A NEW 40 UNIT, THREE STORY
TOWNHOUSE DEVELOPMENT AT 2830 NORTH GLASSELL
STREET, ORANGE, CA
4 FISCAL IMPACT
None
5. STRATEGIC PLAN GOAL(S)
1. Provide for a safe community
Strategies:
d) Assure the development of the City occurs in a fashion that maximizes public safety.
3. Enhance and promote quality of life in the community
Strategies:
c) Support and enhance attractive, diverse living environments.
6. GENERAL PLAN IMPLEMENTATION
Land Use Element
Goal 1.0: Meet the present and future needs of all residential and business sectors with a diverse
and balanced mix of land uses. Of special note are:
• Policy 1.2 Balance economic gains from new development while preserving the character and
densities of residential neighborhoods.
• Policy 1.3 Provide a range of housing densities and types to meet the diverse needs and
lifestyles of residents.
• Policy 1.6 Minimize effects of new development on the privacy and character of surrounding
neighborhoods.
Housing Element
Goal 3.0: Identify adequate housing sites which will be made available through appropriate
zoning and development standards and with public services and facilities needed to facilitate and
encourage the development of a variety of types of housing for all income groups.
7. DISCUSSION and BACKGROUND
Existing Site
The site is currently developed as a daycare /school, formerly known as the Pyramid Autism
Center. Existing improvements consist of three single story buildings, accessory sheds and
carports, a surface parking lot and play fields. The entire site will be demolished and cleared to
make way for the new development. The residential development to the north, known as
Riverbend, is three stories in height and at an elevated grade compared to the subject site.
ITEM 11/9/2016
Proposed Project
The applicant proposes to construct a new 40 unit attached townhome development on an
existing developed lot. The new development will consist of eight freestanding buildings with
four to six townhomes per building. Overall the development totals 90,275 SF gross floor area
and a density of 22 dwelling units per acre. Maximum building height will be 32 feet. The
proposal calls for floor plan types ranging from two bedrooms to four bedrooms. Unit sizes range
from 1,337 square feet to 1,882 square feet. Per OMC Section 17.34.060, parking for multi-
family developments is required as follows:
Unit Type Spaces Per Unit Spaces Required
2 Bedroom (15 units) 2.0 30
3+ Bedroom (25 units) 2.4 60
Guest Spaces 0.2 8
Total Spaces 98
On -site parking is provided in the form of 80 garage spaces and 18 unenclosed spaces, for a total
of 98 parking spaces. Vehicular access to the project site would be provided via an entry
driveway at North Glassell Street. Access to the community will not be gated.
The project is of a modern contemporary style, consistent with current design trends in
architecture and landscape architecture. The buildings have simple lines, emphasizing straight
horizontal and vertical forms, with irregular fenestration and scored stucco lines providing the
design interest in the buildings. The landscaping is drought tolerant, utilizing grasses, succulents,
and native species to provide a sustainable plant palette.
The surrounding area is predominantly residential, with multi - family residential to the south,
established single family neighborhoods to the east, and the large Riverbend (Del Rio) planned
community to the north. The corridor also has small scale commercial buildings as well, with a
chiropractic office, daycare and 7/11 convenience store farther to the north. The area has no
consistent design theme, with architecture largely reflecting the time period at which each
development was built. The Design Review Committee and the Planning Commission did not
have any objections to the proposed architecture. There is no issue related to the project's design
theme as the project has been designed to be internally consistent.
The tentative tract map will allow the applicant to sell the individual townhome units to
perspective residents. The map will establish `common' and `exclusive use areas' for the
proposed residential development, and create a foundation for the Codes, Covenants, and
Restrictions (CC &Rs) for the project. The existing lot will remain as a single legal lot of record.
The tentative tract map meets the finding requirements as evidenced by Public Works staff
review and verification of the map for compliance with all provisions of the Subdivision Map
Act.
ITEM 11/9/2016
Conditional Use Permit and Administrative Adjustments
A summary of the findings related to the Conditional Use Permit and Administrative Adjustment
requests is provided below. Additional detailed information about project compliance with the
findings for these entitlements and other development standards is presented in the Planning
Commission staff reports, included as Attachments 3 and 4 of this report.
Conditional Use Permit
The applicant has requested a Conditional Use Permit to allow for an additional third story in the
R -3 zone. OMC Section 17.14.100 grants the Planning Commission the discretion to review
requests for greater height or habitable stories in the R -3 zone to residential development, so long
as the development meets the required findings related to site plan and architectural design.
It is the opinion of Staff that the proposed project integrates all of the required findings. In order
to develop the site with the expected density of the zone and provide sufficient parking and open
space, the applicant has proposed a contemporary townhouse style development. The three story
units have an additional story in order to provide garage parking under the habitable buildings
while maintaining adequate open space and landscaping. No greater height was requested for the
development, meaning the proposed units will be no taller 32 ft, the maximum height allowed in
the R -3 zone. In order to achieve the height limit, the buildings have been designed with flat
roofs and all mechanical equipment is proposed to be ground mounted and screen with walls and
landscaping. Furthermore, designing the buildings to meet the 32 ft height standard also limits
solar shading impacts to surrounding properties.
Administrative Adjustments
The applicant has also requested Administrative Adjustments to reduce building setbacks by up
to 20% and the entry driveway width by 10% as part of the proposed project.
Standard
Required
Proposed
Reduction
Setback, Front
15 ft
12 ft
20%
(N. Glassell Street)
Setback, Rear
loft
8 ft
20%
Setback, Side
5 ft
4.5 ft
20%
Setback, Building
25 ft
22 ft
20%
Separation
Driveway Approach
30 ft length off
27 ft
10%
arterial street
The applicant has requested these adjustments in order to allow for a more efficient layout of the
proposed development on a site that is irregular in shape.
ITEM 11/9/2016
Staff from interested departments have reviewed the proposed application for reduction in
development setbacks and driveway length and have determined that granting the requested
reductions to these standards will not create safety risks on the property to residents or visitors to
the site. Furthermore, all construction will comply with the standards set forth in the California
Building Code and applicable Public Works standards.
Environmental Determination
The proposed project is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA) per State CEQA Guidelines 15332 (Class 32 — In -fill
Development Projects) because the project meets the following criteria:
a. The project is consistent with the existing General Plan designations, General Plan
policies and, applicable zoning designations and regulations in that the intended
townhouse use is a listed permitted use consistent with the intent of the land use
designation.
b. The project is in the City on a site less than five acres and is substantially surrounded by
urban uses.
c. The project site has no value as habitat for endangered, rare or threatened species in that
the site is void of any vegetation or landforms.
d. The project has been evaluated for significant effects relating to traffic, noise, air quality,
and water quality and no significant effects have been identified in that:
• A traffic analysis (on file) was performed and showed no impact.
• Noise levels will fall below mandated levels for residents and surrounding
properties.
• Air quality guidance thresholds of the South Coast Air Quality Management
District would not be tripped, and
• A Preliminary Water Quality Management Plan has been approved.
e. The site would be adequately served by all required utilities and public services in that all
services exist to serve the site.
Neighborhood Concerns
At the September 19, 2016 Planning Commission hearing, one resident in the neighboring
Riverbend community expressed concerns regarding the proposal related to architectural design,
traffic, and noticing to the community. Hearing minutes are included as Attachment 4 of this
report.
ITEM 11/9/2016
8. ADVISORY BOARD RECOMMENDATION
City Staff Review:
Staff from interested departments reviewed this application on October 7, 2015, January 13,
2016, March 16, 2016 and May 18, 2016 and recommended that the project proceed to the
Design Review Committee and Planning Commission with recommended conditions for
approval.
Design Review Committee:
The Design Review Committee reviewed the subject proposal at the June 15, 2016 and August 3,
2016 meetings of the Committee and recommended that the Planning Commission approve the
project subject to staff recommended conditions of approval plus additional conditions
recommended by the Committee. The minutes are included as Attachments 6 and 7 of this report.
Planning Commission:
The Planning Commission reviewed the subject proposal at the September 19, 2016 and October
17, 2016 hearings. The Commission considered the entire record, including all testimony and
such additional information offered at the public hearing. At the October 17, 2016 hearing, the
Commission recommended approval of the project to the City Council by a vote of five ayes. A
copy of the approved resolution is provided as Attachment 5.
9. ATTACHMENTS
Attachments to Report:
1. Draft City Council Resolution No. 10985
2. Vicinity Map
3. Planning Commission Staff Report and Draft Minutes dated October 17, 2016
4. Planning Commission Staff Report and Minutes dated September 19, 2016
5. Planning Commission Resolution No. PC 18 -16
6. Design Review Committee Staff Report and Minutes dated August 3, 2016
7. Design Review Committee Staff Report and Minutes dated June 15, 2016
8. Site Photographs
9. Applicant Project Description and Justification
Exhibits provided to the Planning Commission:
A. Reduce -Size Color Plans
B. Color and Materials Board (to be provided at meeting)
cc: Daryl Sequeira
LaTerra Development, LLC
777 S. Highway 101, Suite 107
Solana Beach, CA 92075
N: \CDD \PLNG\Applications \Conditional Use Permits \CUP 2987 -15 Glassell Orange Townhomes \CC\
ITEM 11/9/2016
RESOLUTION NO. 10985
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF ORANGE APPROVING
TENTATIVE TRACT MAP NO. 0044 -16,
CONDITIONAL USE PERMIT NO. 2875 -15,
MAJOR SITE PLAN REVIEW NO. 0837 -15,
DESIGN REVIEW NO. 4821 -15, AND
ADMINISTRATIVE ADJUSTMENT NO. 0237 -15
FOR THE CONSTRUCTION OF A NEW 40 UNIT,
THREE STORY TOWNHOUSE DEVELOPMENT
AT 2830 NORTH GLASSELL STREET.
APPLICANT: LATERRA DEVELOPMENT LLC,
DARYL SEQUEIRA
WHEREAS, Tentative Tract Map No. 0044 -16, Conditional Use Permit No. 2987 -15,
Major Site Plan Review No. 0837 -15, Design Review No. 4821 -15, and Administrative
Adjustment No. 0837 -15 (hereinafter referred to as the "Project ") was filed by LaTerra
Development LLC, Daryl Sequeira (the "Applicant') in accordance with the provisions of the
City of Orange Municipal Code; and
WHEREAS, the Project is categorically exempt from the provisions of the California
Environmental Quality Act per State CEQA Guidelines 15332 (Class 32 — In -fill Development
Projects) based on the findings contained herein; and
WHEREAS, on October 7, 2015, January 13, 2016, March 16, 2016 and May 18, 2016
staff from interested departments reviewed the project and detennined that the project includes
all necessary application materials and meets code requirements to allow Design Review
Committee and Planning Commission review to occur; and
WHEREAS, On June 15, 2016 and August 3, 2016 the Design Review Committee
reviewed the project at regularly scheduled Design Review Committee meetings and on August
3, 2016 recommended that the Planning Commission approve the Project subject to specific
findings and conditions; and
WHEREAS, the Planning Commission conducted two duly advertised public hearings
on September 8, 2016 and October 17, 2016, and at the conclusion of said hearings
recommended that the City Council approve the Project; and
WHEREAS, the City Council conducted a duly advertised hearing on November 9,
2016, at which time interested persons had an opportunity to testify either in support of, or
opposition to, the Project upon property located at 2830 N. Glassell Street which is currently
designated with Assessor Parcel Number 360 - 031 -07, and as legally described in Attachment A
of this resolution.
ATTACHMENT NO. 1
DRAFT CITY COUNCIL
RESOLUTION 10985
GLASSELL TOWNHOMES
NOVEMBER 9, 2016 CC MTG.
CITY COUNCIL MINUTES NOVEMBER 9, 2016
11. PUBLIC HEARINGS
11.1 Glassell Townhomes Project, 2830 Glassell St. (T4000.0)
Consideration a Tentative Tract Map No. 0044 -16, Conditional Use Permit No. 2987 -15,
Major Site Plan Review No. 0837 -15, Design Review No. 4821 -15, and Administrative
Adjustment No. 0237 -15, Glassell Townhomes, 2830 N. Glassell Street, Orange,
California.
THE MAYOR OPENED THE PUBLIC HEARING.
Public Speakers:
Daryl Sequeira, applicant — made a brief presentation and answered Council's questions.
Bryan Sevy, applicant — spoke in favor of the project and answered Council's questions.
THE MAYOR CLOSED THE PUBLIC HEARING.
Council discussed potential parking issues. In answer to Council's questions, the applicant
stated that garages will be restricted for parking only and will be enforced through the
HOA; and he also clarified that there will be eight guest parking spaces available. City
Attorney Winthers stated that alternative wording was added to Condition of Approval No.
9 addressing garage parking to a MBK development project on Orange -Olive Road
approved earlier in the year. Similar wording could be added to this project to ensure
garages are used for parking purposes only. The applicant consented to the alternative
wording.
RESOLUTION NO. 10985
A Resolution of the City Council approving Tentative Tract Map No. 0044 -16, Conditional
Use Permit No. 2987 -15, Major Site Plan Review No. 0837 -15, Design Review No. 4821-
15, and Administrative Adjustment No. 0237 -15 for the construction of a new 40 unit, three
story townhouse development at 2830 North Glassell Street, Orange, California.
MOTION — Whitaker
SECOND — Alvarez
AYES — Alvarez, Whitaker, Smith, Murphy, Nichols
Moved to approve amended Resolution No. 10985 with the alternative wording added to
Condition of Approval No. 9 prohibiting storage within parking garages.
MINUTE ORDER — Mayor pro tem Murphy requested that staff review the current parking
and open space requirements. He would like staff to bring back a report after the review
has been completed.
Mayor Smith requested that staff monitor the parking and the intersection at Olive Park for
any safety concerns.
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