HomeMy WebLinkAbout77 - PH-4 - Rezone R-14-05, Planning Application PA- - 7/21/2015CITY COUNCIL AGENDA REPORT
MEETING DATE: JULY 21, 2015 ITEM NUMBER: PH -4
SUBJECT: REZONE R-14-05, PLANNING APPLICATION PA -14-48, AND TENTATIVE TRACT MAP
T-17824 FOR A 10 -UNIT DETACHED SINGLE-FAMILY RESIDENTIAL DEVELOPMENT
AT 2880 MESA VERDE DRIVE EAST
FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: MEL LEE, SENIOR PLANNER
DATE: JULY 13, 2015
FOR FURTHER INFORMATION CONTACT: MEL LEE, AICP (714) 754-5611
mel.lee@costamesaca.gov
RECOMMENDATIONS
The Planning Commission recommends that the City Council take the following actions:
Approve Initial Study/Negative Declaration (IS/ND): This document analyzes
the environmental impacts of the proposed project. None of the impacts analyzed
were determined to be significant. (Resolution attached).
2. Give first reading to the ordinance approving Rezone R-14-05: An ordinance
to rezone a 2 -acre site from I&R (Institutional and Recreational) to R1 (Single
Family Residential). The maximum allowable density is 7.26 dwelling units per
acre or a maximum of 14 dwelling units. (Ordinance attached).
3. Approve Planning Application PA -14-48 and Tentative Tract Map T-17824 by
adoption of resolution: A Design Review for the development of a 10 -unit, two-
story, single-family residential development (5 dwelling units per acre proposed).
The units would take access from a 40 -foot wide private street from Mesa Verde
Drive East. The lot sizes range from 8,712 square feet to 6,902 square feet
(excluding the private street); the minimum lot size allowed is 6,000 square feet,
and subdivision of the property into 10 fee simple lots for homeownership.
APPLICANT
The applicant is Pinnacle Residential, representing the property owner, First Church of
Christ Scientist.
PLANNING APPLICATION SUMMARY
Location: 2880 Mesa Verde Dr. East Application: R-14-05, PA -14-48, and TT -17824
Request: 10 Detached Single Family Residential Units
SUBJECT PROPERTY: SURROUNDING PROPERTY:
Zone:
I&R (Exist.); R1 (Prop.)
North:
R1, Residences
General Plan:
Low Density Residential
South:
C1, Office Buildings
Lot Dimensions:
Irregular
East:
(Acr. Andros) R1, Residences
Lot Area:
2 Acres (87,120 SF)
West:
(Acr. MV Dr. E.) R1, Residences
Existing Development: Church Buildings and Surface
Parking (To Be Demolished)
TOTAL 87,120 SF (100%)
DEVELOPMENT STANDARD COMPARISON (R1 STANDARDS USED FOR COMPARISON PURPOSES)
Development Standard Required/Allowed Proposed/Provided
Lot Size:
Lot Width
60 FT (Corner Lot)
50 FT (Interior Lot)
60 FT/50 FT
Lot Area (Excluding Street)
6,000 SF Min.
6,902 SF -8,712 SF
Density/Intensity:
DU's/ Acre
PDR -LD Zone:
Max. 16 units (1 du/5,445 SF)
Proposed R1 Zone:
1 du/6,000 SF (7.26 DU's/Acre)
Max. 14 units
1 du/8,712 SF (5 DU's/Acre)
10 units
Building Coverage (Development Lot)
Buildings NA 25,800 SF (30%)
Paving (Driveways and Private NA 19,883 SF (23%)
Street)
Open Space 34,848 SF (40%) 41,437 SF (47%)
TOTAL 87,120 SF (100%)
Open Space (Individual Lots) 40% Min. 50% Min./55% Average
No. of Stories/Building Height 2 Stories/27 FT 2 Stories/26 FT
Setbacks (Buildings)
Front
20 FT
38 FT (2)
Side (left/right)
Corner Lot: 10 FT Street Side/
5 FT Interior Side
Interior Lot: 5 FT/5 FT
Corner Lot: 10 FT/5 FT
Interior Lot: 5 FT/5 FT
Rear
10 FT (1 Story)
20 FT (2 Story)
28 FT (Min.)
Parking
Covered 20 Min. (1) 20
Open (In Driveway) 20 20
Open (In Private Street) NA 10
TOTAL 40 Spaces 50 Spaces
Interior garage dimension 20 FT X 20 FT (2 Car) 20 FT X 20 FT
10 FTX 20 FT (1 Car) 10 FT X 20 FT
NA = Not Applicable or No Requirement
(1) All units have optional 3rd car garage spaces.
(2) For zoning purposes, the lot area does not include the private street; however, the building setbacks are
measured from the legal lot lines. In this case, the front property line is located at the centerline of the private
street.
CEQA Status
Initial Study/Negative Declaration
Final Action
City Council
BACKGROUND
Project Site/Environs
The project site is approximately 2 acres in size and contains the facilities for First Church
of Christ Scientist, including offices, classrooms, and the main sanctuary, in two buildings
totaling approximately 8,900 square feet, and approximately 124 surface parking spaces.
The site is currently zoned I&R (Institutional and Recreational) and has a General Plan
land use designation of Low Density Residential (LDR)'. The site is bounded by R-1
(Single -Family Residential) zoned properties to the north, east (across Andros Street),
and west (across Mesa Verde Drive East); and an office complex zoned C1 (Local
Business District) to the south.
Original Project Proposal
The original project proposal consisted of a 13 unit, detached single family residential
development with a proposed rezone to PDR -LD (Planned Development Residential -
Low Density) and deviations from the perimeter open space requirements of the PDR -
LD zone. A copy of the original plan is attached to this report for reference.
On February 17 and February 19, 2015, the applicant conducted outreach to the Mesa
Verde residents by scheduling community meetings with the assistance of the Board of
Mesa Verde Community Inc. (MVCI). Approximately 30-40 residents attended each
meeting. The applicant also met individually with the four residential property owners
abutting the project site to the north.
The project was originally scheduled to be considered by the Planning Commission on
March 9, 2015, but was pulled from the calendar by the applicant to make further
revisions to the plan based on input from the community.
Planning Commission Action
On June 22, 2015, Planning Commission, on a 4-0 vote (Commissioner Andranian
absent) recommended approval of the revised proposal for 10 single family units
instead of 13 and rezone to R1 instead of PDR -LD. A comparison is contained in the
below table:
Comparison Table of General Plan and Revised Project
Per the 2000 General Plan Land Use Element, non-residential uses that serve surrounding
neighborhoods, including churches, are consistent with the LDR General Plan land use designation.
Existing General Plan
Original Project Current Project
•. . Zone R1 Zone
13 units 10 units
No. of Units
Max. 16 units
Zone Change
PDR -LD or R1
Rezone Required
PDR -LD R1
Density
8 units/Acre
6.5 Units/Acre 5 Units/Acre
Code Deviations
Perimeter Open Space None
20 FT Reg.; 3-13 FT Prop.
Lot Size Min.
5,043 SF 6,902 SF
Unit Size (Not Including
Garage)
2,824 SF/3,120 SF 3,311 SF
Parking
59 Spaces 50 Spaces
Open Space
45% (Average) 55% (Average)
Per the 2000 General Plan Land Use Element, non-residential uses that serve surrounding
neighborhoods, including churches, are consistent with the LDR General Plan land use designation.
A link to the Planning Commission staff report can be found on the City's website here:
http://www.costamesaca.gov/ftp/planningcommission/agenda/2015/2015-06-22/PH-2.pdf
The excerpt of the Planning Commission meeting minutes for the item (unofficial) will be
submitted separately via supplemental memorandum.
ANALYSIS
Project Description
The project involves the demolition of the existing site improvements and the
construction of a 10 -unit, 2 -story, detached, single family residential development. To
facilitate the project, the property is proposed to be rezoned to R1 (Single Family
Residential) and the residential project is being developed per the R1 standards.
Proposed Single -Family Development
The proposed single family residential units and a lot -by -lot summary of the
development is included in the following tables:
Unit Type Summary
Unit Size
Not Including Garage)
3,311 SF
Total No. of Units
10
No. of Stories
2 Stories/26 FT
No. of Garage Spaces
2+ 1 Optional Garage/Flex Space
No. of Open Spaces
In Driveway
2
No. of Open Spaces
In Private Street
10
Total Parkin
50
Lot Summary
#
Front
Setback*Lot
..
Open Space
footnotes(Left/Rig
Setback
29 FT
7,886 SF
12 FT/5 FT
4,478 SF (56%)
1 (Corner Lot)
49 FT (To P.L.)
20 FT From St.
2
40 FT (To P.L.)
5 FT/5 FT
33 FT
6,999 SF
3,591 SF (51 %)
20 FT From St.
3
40 FT (To P.L.)
5 FT/5 FT
27 FT
6,902 SF
3,494 SF (50%)
19 FT From St.
4
45 FT (To P.L.)
5 FT/5 FT
27 FT
7,382 SF
3,974 SF (54%)
16 FT From St.
5 (Corner Lot)
45 FT (To P.L.)
5 FT/11 FT
27 FT
8,230 SF
4,822 SF (58%)
23 FT From St.
6 (Corner Lot)
45 FT (To P.L.)
10 FT/5 FT
38 FT
8,218 SF
4,810 SF (58%)
30 FT From St.
7
45 FT (To P.L.)
5 FT/5 FT
32 FT
7,503 SF
4,095 SF (54%)
15 FT From St.
8
38 FT (To P.L.)
5 FT/5 FT
42 FT
7,135 SF
3,727 SF (52%)
17 FT From St.
9
40 FT (To P.L.)
5 FT/5 FT
43 FT
7,606 SF
4,198 SF (55%)
20 FT From St.
10 (Corner Lot)
50 FT (To P.L.)
5 FT/13 FT
44 FT
8,712 SF
5,304 SF (61 %)
20 FT From St.
Notes: 7. For zoning purposes, the lot area of each R7 lot excludes the square rootage contained in the proposed private
street which is subject to ingress/egress easements. 2. For zoning purposes, the setbacks are measured from the legal lot
lines; in this case, the front property line is located at the centerline of the private street.
On -Site Parking
As noted above, the proposed development exceeds the Code -required parking by 10
parking spaces, not including the optional 3rd garage space available for each unit. No
compact parking stalls are proposed. Parking is also provided in the individual driveways
leading to each garage and within the private street. The vehicular circulation has been
reviewed and approved by the Transportation Services Division.
Perimeter Walls/Fences
A new perimeter block wall is proposed along the boundaries of the project site. Staff is
recommending, as a condition of approval, that the Mesa Verde Drive Street frontage.
Existing perimeter fences abutting the residential and commercial properties on either
side of the development site are required to be replaced with decorative block walls a
minimum 6 feet in height. Where walls on adjacent properties already exist, the applicant
shall work with the adjacent property owner(s) to prevent side-by-side walls with gaps in
between them.
Staff is recommending, as a condition of approval, that the perimeter walls along Mesa
Verde Drive East and Andros Street incorporate landscape planters between the wall and
back of public sidewalk, with landscape materials subject to the approval by the
Development Services Director.
Building Architecture
The proposed architecture consists of a "Santa Barbara" style with composition shingle
roofs, stucco with stone siding and veneers. Projections are included to maximize floor
space on upper floors and provide building articulation, texture and color variation
throughout the project's design.
Staff has incorporated, as a condition of approval, that elevations visible from Mesa
Verde Drive East and Andros Street have additional exterior elevation treatments as
recommended in the City's Residential Design Guidelines.
Open Space
The open space for each lot exceeds the minimum required for the R1 zone (40%
required; 50% minimum provided). Additionally, the rear yard setbacks exceed the 20 -
foot minimum required for two-story residences in the R1 zone (27 feet minimum
provided), resulting in large rear yard areas for each lot. The total open space for the
project is 47%, which exceeds the 40% minimum required per code.
Zone Change
A rezone (or change) of the zoning classification of the 2 -acre development site from
I&R (Institutional and Recreational) to R1 (Single Family Residential) is proposed. The
proposed rezone to R1 would be compatible with the existing Low Density Residential
General Plan designation for the project site. The Zoning Code requires that a finding
be made as to whether or not the rezone is consistent with the Zoning Code and
General Plan. It is staff's opinion that the proposed rezone is consistent with the
Zoning Code and General Plan as discussed in the "General Plan and Zoning Code
Conformance" section later in this report.
Tentative Tract Map
The tentative tract map proposed is for a 10 -lot subdivision. An easement for private
road, utilities and drainage over the private street will be provided as required by the
Public Services Division. The private street and perimeter landscaping along the street
frontages will be maintained by a maintenance association.
GENERAL PLAN AND ZONING CODE CONFORMANCE
Pursuant to an approved Master Plan, the proposed project would be in conformance with
the following planning documents:
• General Plan
• Zoning Code
Conformance with the City of Costa Mesa General Plan
Future development of all land within the City of Costa Mesa is guided by the General
Plan adopted in 2002. The Land Use Element of the General Plan directs long-range
development in the City by indicating the location and extent of development to be
allowed. The General Plan sets forth land use goals, policies, and objectives that guide
new development. The General Plan land use designation for the project area is Low
Density Residential (8 dwelling units to the acre maximum) which is compatible with the
proposed zone change to R1 (Single Family Residential).
The following analysis evaluates the proposed project's consistency with specific goals,
and objectives of the General Plan, Land Use Element.
• Goal LU -1: It is the goal of the City of Costa Mesa to provide its citizens with a
balanced community of residential, commercial, industrial, recreational, and
institutional uses to satisfy the needs of the social and economic segments of the
population and to retain the residential character of the City; to meet the competing
demands for alternative developments within each land use classification within
reasonable land use intensity limits, and to ensure the long term viability and
productivity of the community's natural and man-made environments.
Consistency: The project will provide additional ownership housing opportunities.
The infill nature of the proposed project protects the viability of the natural
environment and decreases the need for significant infrastructure improvements.
The project is consistent with this General Plan goal.
• Objective LU -1A: Establish and maintain a balance of land uses throughout the
community to preserve the residential character of the City at a level no greater
than can be supported by the infrastructure.
Consistency: The project is an infill redevelopment project with residential uses.
Adequate infrastructure (i.e., roads, emergency, and utility services) is available to
serve the proposed project. Therefore, the project is consistent with this General
Plan objective.
• Objective LU -1A.4: Strongly encourage the development of low-density
residential uses and owner -occupied housing where feasible to improve the
balance between rental and ownership housing opportunities.
Consistency: The project is consistent with the Low Density Residential General
Plan Designation of the property and is designed for owner -occupied housing
units. Therefore, the project is consistent with this General Plan objective.
• Objective LU -1 F.5: Provide opportunities for the development of well planned and
designed projects which, through vertical or horizontal integration, provide for the
development of compatible residential uses within a single project or
neighborhood.
Consistency: The project has been designed with appropriate building
articulation, setbacks and offsets to ensure that it is compatible with surrounding
properties and uses. Therefore, the project is consistent with this General Plan
objective.
• Goal LU -2: It is the goal of the City of Costa Mesa to establish development
policies that will create and maintain an aesthetically pleasing and functional
environment and minimize impacts on existing physical and social resources.
Consistency: The project would allow for the redevelopment of property
containing church buildings. The proposed project would enhance the visual
appearance of the site through implementation of the proposed landscape plan. In
addition, the project would provide a high-quality architectural design to the project
area. As required by a standard condition of approval on the project, perimeter
wall treatments will be reviewed to ensure that landscaping is provided to soften
the edges of the development and compatibility with the surrounding area. As a
result, the proposed project is supportive of this General Plan goal.
• Objective LU -2A: Encourage new development and redevelopment to improve
and maintain the quality of the environment.
Consistency: As discussed later in this report, an Initial Study/Negative
Declaration has been prepared for the project per the provisions of the California
Environmental Quality Act (CEQA). Based on the IS/ND, the proposed project will
not create an adverse impact on the environment. Because the project is an infill
development, it would not result in the loss of any habitat, or require extensive
infrastructure improvements to provide service to the site. Therefore, the project is
consistent with this objective.
Conformance with the Zoning Code
As noted earlier, the proposed project meets or exceeds the intent of the City's Zoning
Code with regard to the development standards for the R1 zone, including lot sizes,
building setbacks, open space, and on-site parking.
Justifications for Approval
Pursuant to Title 13, Section 13-29(g), Findings, of the Costa Mesa Municipal Code, the
Planning Commission shall find that the evidence presented in the administrative record
substantially meets specified findings. Staff recommends approval of the proposed
project, based on an assessment of facts and findings below which are also described in
more detail in the draft approval resolution.
Rezone
• The proposed rezone creates 10 large, custom R1 lots which exceed the minimum
lot area requirements in the LDR General Plan designation, and the proposal is
therefore consistent with the Zoning Code and the General Plan. The LDR General
Plan land use designation allows a maximum of 16 units in the PDR -LD zone and 13
units in the R1 zone. The proposed project meets or exceeds the intent of the City's
Zoning Code with regard to the development standards for the R1 zone, including lot
sizes, building setbacks, open space, and onsite parking. The General Plan land use
designation for the project area is Low Density Residential (8 dwelling units to the
acre maximum), which is compatible with the proposed zone change to R1 (Single
Family Residential). The project provides a maximum density of 5 dwelling units to
the acre.
Comparison of Maximum Density Allowed
Existing General Plan
Original Project
Current Project
-D • Zone
R1 Zone
No. of Units
Max. 16 units
16 units allowed;
14 units allowed;
13 units proposed
10 units proposed
Allowable Zoning
PDR -LD or R1
PDR -LD
R1
Districts (subject to
Rezone
Maximum Density
8 units/Acre for PDR -LD zone
Proposed:
Proposed:
7.25 units/Acre for R1 zone
6.5 Units/Acre
5 Units/Acre
Design Review
• The project exhibits excellence in design, site planning, integration of uses and
structures, and protect the integrity of neighboring development. The project will
provide a single-family infill development that will be complementary to an urban
setting. The proposed architecture and site design will enhance the street view and
will be compatible with existing development in the area. The overall architectural
design promotes excellence and compatibility. The variety of building elevations,
materials and staggered massing diminishes the boxy design appearance consistent
with the City's Residential Design Guidelines.
A condition of approval requires that enhancements to the rear and side elevations
shall include enhanced detailing including articulation, projections and use of varied
building materials as required in the City's Residential Design Guidelines, and shall
not be modified unless otherwise approved by the Development Services Director as
consistent with the architectural design and features of the proposed development.
• The prosect provides 10 additional standard -sized parking spaces in the private street
and exceeds the parking required by Code (40 spaces required; 50 spaces proposed).
In addition to the 2 -car (with an optional third) garage spaces, parking is provided in
the individual driveways leading to each garage and within the private street to provide
convenient parking for future guests within the development. The Transportation
Division has reviewed and approved the parking design configuration and cul de sac
design for the proposed development.
A condition of approval requires that the open parking spaces on the private street be
open, unassigned, and available for all guests of the development. Proper signage
indicating a tow -away zone shall be required.
A condition of approval also requires that any future vehicle gate along Mesa Verde Drive
be subject to the review and approval by the Transportation Services Manager.
A condition of approval requires that the private cul de sac be enhanced with pervious
pavers, colored concrete, or other treatment to the satisfaction of the Development
Services Director.
• The proiect exceeds the minimum requirements for open space in the form of a
large private yards for each unit (40% required; 50% to 61% proposed).
Additionally, park fees in the amount of $135,720.00 is required to be paid to the
City. The minimum required open space for this project is 40%; the project provides
an average of 47% total open space. Additionally, park fees in the amount of
$135,720.00 is required to be paid for the project.
• The interface of the proposed development with the existing single-family homes on
Minorca Drive features enhanced rear setbacks and block walls to ensure
neighborhood compatibility and privacy.
Code requires a minimum of a 20 -foot rear setback for two-story structures. In this
case, the proposed rear setbacks of Lots 1 through 5 which abut the homes on
Minorca Drive range from 28 feet to 38 feet. Also, new block walls at height of 6 feet
minimum are proposed. The applicant is also currently in discussion with the
neighbors regarding new landscaping in the rear yards. A condition of approval
requires that new perimeter block walls be complementary to the existing neighboring
walls.
• The proposal does not require any deviations from the code requirements for the
R1 zone. The project exceeds the minimum development standards required by
Code with regard to parking, open space, and setbacks. Additional conditions of
approval ensure compatibility with the existing community over the long-term.
A condition requires that CC&Rs be recorded and a Maintenance Association be
formed to maintain the private street area and landscape parkways.
• New landscaping where none currently exist, includinq trees along Mesa Verde
Drive East and along Andros Street, will beautify the streetscape.
The attached landscape plan, which is preliminary at this point, includes new
landscaping on the subject site and within the public right-of-way. Staff has
included, as a condition of approval, that landscaping within the public right-of-way
be subject to final approval by the Public Services Department.
Tentative Tract Map
• The creation of the subdivision and related improvements is consistent with the
General Plan and the Zoning Code, is physically suitable to accommodate the
subdivision in terms of type, design, and density of development, and is consistent
with the State Subdivision Map Act. The overall design reflects a quality project
that is consistent with the intent of the Zoning Code and General Plan. The creation
of the subdivision is consistent with General Plan Land Use Element in that the
project complies with Objectives 1A.4, 2A.7, and 2A.8 by developing owner -
occupied housing to improve the balance between rental and ownership housing
opportunities.
ENVIRONMENTAL DETERMINATION
An Initial Study/Negative Declaration (IS/ND) has been prepared for the project in
accordance with the California Environmental Quality Act (CEQA). In accordance with
CEQA Guidelines Section 15073, the IS/MND was originally made available for a 30 -
day public review and comment period from March 27, 2015 to April 25, 2015. The
reduction in the project density by three units and change in the zoning request (R1
zone) did not result in any changes to the environmental conclusions of the document.
While not required by State law, the public review period was extended through June
29, 2015 to allow the opportunity for the public to comment on the environmental
document based on the revised project description. The State Clearinghouse issued a
revised Notice of Availability which reflected the extended review period and reiterated
that the original environmental conclusions/analysis were still relevant, The IS/ND found
that the environmental effects from the project would be less than significant with the
incorporation of standard conditions of approval and compliance with the Code
requirements.
A copy of the IS/ND and comments received to date are included with this report under
separate cover.
LEGAL REVIEW
The City Attorney has reviewed the draft ordinance and resolutions and they have been
approved as to form by the City Attorney's Office.
CONCLUSION
Approval of the project will allow development of a 28 -unit detached residential ownership
development. The project satisfies the required findings for the proposed project and is
deemed to be a high-quality development, therefore it is consistent with the intent of the
General Plan and Zoning Code. Therefore, Planning Commission recommends approval
of the project.
ALTERNATIVES
The City Council has the following alternatives:
1. Continue the item to allow additional time for further analysis or revisions to the
project.
2. Deny the project. If the City Council denies the project, the applicant could not
submit substantially the same type of application for six months.
MEL LEE, AICP GARY ARMSTRONG, AICP
Senior Planner Economic Development & Development
Services Director / Deputy CEO
Attachments: 1. Location Map, Zoning Map, and 500' Radius Map
2. Site Photos
3. Applicant's Project Description
4. Draft Ordinance, Resolutions and Exhibits
5. Correspondence From Public for the Original (13 -Unit) Version of the Project
6. Plans
7. Initial Studv/Neaative Declaration (Under Seaarate Cover)
8. Comments on IS/ND
9. April 13, 2015 Planning Commission Staff Report and Attachments
10. Planning Commission Resolution
11. Supplemental Memorandum
cc: Chief Executive Officer
Assistant Chief Executive Officer
Director of Economic & Development / Deputy CEO
City Attorney
Public Services Director
Transportation Svs. Mgr.
City Engineer
City Clerk (9)
Staff (7)
File (2)
Pinnacle Residential
20 Enterprise, Suite 320
Aliso Viejo, CA 9265623
First Church of Christ Scientist
2880 Mesa Verde Drive East
Costa Mesa, CA 92626