HomeMy WebLinkAbout08 - NB-1 - Attachment 1 - 8/4/2015UMP -15-01 ATTACHMENT 1
10 -UNIT DETACHED RESIDENTIAL SMALL LOT DEVELOPMENT
MESA WEST RESIDENTIAL OWNERSHIP URBAN PLAN
527 AND 531 BERNARD STREET
DEVELOPMENT CONCEPT
The proposed project is a 10 -unit, 2- and 3 -story, detached small lot residential development. The site
has a General Plan land use designation of High Density Residential and a zoning classification of R2 -
HD (Multiple Family Residential — High Density). The site is also located within the Mesa West
Residential Ownership Urban Plan.
Unit Type Summary
Traffic Evaluation
The Transportation Division completed a preliminary trip generation analysis to compare the proposed
project to existing conditions and General Plan conditions at full build out. The preliminary projections (95
daily trips) indicate that the proposed development would generate more trips compared to the existing
development (53 daily trips); at potential build out (95 daily trips) the overall number of trips would not
increase under the R2 -HD zoning designation and the High Density Residential General Plan designation.
Preliminary Trip Generation Analysis
Land Use
Plan 1 Plan 2
Unit Size Not Including Garage)
1,654 Sq. Ft. 1,661 Sq. Ft.
Total No. of Units
4 6
No. of Stories/Height
3 Stories/42 Ft. 2 Stories/32 Ft.
No. of Garage Spaces
8 Spaces 2 Per Unit 12 Spaces 2 Per Unit
No. of Open Spaces
16 Spaces
Total Parking
36 Spaces Meets Code
Traffic Evaluation
The Transportation Division completed a preliminary trip generation analysis to compare the proposed
project to existing conditions and General Plan conditions at full build out. The preliminary projections (95
daily trips) indicate that the proposed development would generate more trips compared to the existing
development (53 daily trips); at potential build out (95 daily trips) the overall number of trips would not
increase under the R2 -HD zoning designation and the High Density Residential General Plan designation.
Preliminary Trip Generation Analysis
Land Use
Size
AM
PM
I Daily
Proposed Development
10 DU
I 8
10
I 95
(Single Family)
17 FT
Existing Uses/R2-HD
Zone (Apartments)
8 DU
4
5
53
General Plan Build
Out/Urban Plan (High
10 DU
8
10
95
Density) —Single Family
DU — Dwelling Units
Interface with Neighboring Residential Uses
The following table summarizes the setbacks between the residences of the proposed residential units from
the side and rear property lines and nearby structures:
Address
Setback to P.L.
Setback to Nearest Structure
523 Bernard St.
5 FT
17 FT
535-549 Bernard St.
5 FT
10 FT
525 Fairfax Dr.
13 FT
17 FT
DEVIATION FROM DEVELOPMENT STANDARDS
The Mesa West Residential Ownership Urban Plan allows development flexibility in exchange for quality
projects that meet the Urban Plan vision. In this case, the applicant is proposing the following deviations
from the Urban Plan Standards:
1. Front Setback (20 feet required; 16 feet proposed);
2. Minimum lot size for density bonus within the urban plan (1 Acre minimum lot size required;
23,363 square feet (.53 Acres) proposed).
Staff also informed the applicant that the overall open space (30% required; 29% proposed) and private
open space (200 square feet minimum size with 10 -foot minimum dimension required; 135 square feet
with 9 -foot minimum dimension for Lots 1 and 10 proposed) does not meet code. The applicant has
stated he will revise the project to be in compliance with these standards and will not be requesting a
deviation for these items. The final development plan requires approval by the Planning Commission.
MERITS OF THE URBAN PLAN SCREENING REQUEST
Following is a summary of the merits of the proposed project at this location:
1. Proiect meets the following objectives of the Mesa West Residential Ownership Urban Plan:
Encourage owner -occupied housing. The Costa Mesa 2000 General Plan strongly
encourages the development of owner -occupied housing where feasible to improve the
balance between rental and ownership opportunities in the City (General Plan Policy LU -
1A.4).
Revise development standards. The overlay district codifies a number of development
provisions that may facilitate condominium conversions or new construction of ownership
housing to realize the vision of the Urban Plan.
2. Proposed development, with the requested revisions to provide code -required open space, is
consistent with the obiectives of the Zoninq Code and Urban Plan.
The proposed development, with code -compliant open space as discussed above, will be
consistent with the goals and policies of the Zoning Code and the Mesa West Residential
Ownership Urban Plan as it pertains to density, open space, on-site parking, and vehicular
circulation.