HomeMy WebLinkAbout21 - NB-1 - Urban Master Plan Screening Request UMP- - 12/1/2015CITY COUNCIL AGENDA REPORT
MEETING DATE: DECEMBER 1, 2015
ITEM NUMBER: IVB -1
SUBJECT: URBAN MASTER PLAN SCREENING REQUEST (UMP -15-04) FOR A 10 -UNIT
DETACHED RESIDENTIAL DEVELOPMENT AT 522 AND 526 BERNARD STREET
DATE: NOVEMBER 12, 2015
FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: MINOO ASHABI, PRINCIPAL PLANNER
FOR FURTHER INFORMATION CONTACT: MINOO ASHABI, AIA (714) 754-5610
minoo.ashabi@costamesaca.gov
RECOMMENDATION
Provide feedback on proposed Urban Master Plan for a two and three-story, 10 -unit
detached residential development within the Mesa West Residential Ownership Urban
Plan.
BACKGROUND
Mesa West Residential Ownership Urban Plan
The property is located within the Mesa West Residential Ownership Urban Plan area.
On April 4, 2006, City Council adopted the Mesa West Residential Ownership Urban Plan
to allow incentives for the development of ownership housing. The intent of the urban plan
is to provide development incentives for private property owners to reinvest and redevelop
their properties.
On March 5, 2013, the City Council reviewed a development proposal (UMP -13-01) for a
three-story 10 -unit attached condominium development. The 10 -unit master plan project
was approved by the Planning Commission on October 14, 2013 and included the
following deviations:
1) Lot size (one acre required, 0.53 -acre proposed);
2) Garage size standard (20' x 20' required; 19'- 4" x 19' proposed);
3) Open space requirement (40 percent required, 22.4 percent proposed);
4) Front setback requirement (20 feet required, 10'- 5" proposed);
5) Side yard setback for corner lots (10 feet required, 8' - 3" proposed);
6) Interior side setback (10 feet required abutting residential, 6 feet proposed);
7) Minimum distance between buildings (10 feet required, 7 feet proposed);
8) Privacy wall setback on Charle Street (5 feet required, 3 feet proposed); and,
The Planning Commission staff report can be found at:
http://www.costamesaca.gov/ftp/planningcommission/agenda/2013/2013-10-14/PH-2.pdf
The applicant has not commenced the project. A two-year time extension was recently
approved by the Planning Commission extending the approval until October 14, 2017.
A small lot detached housing development is proposed to supersede the currently
entitled condominium project. Compared to the previous project, the new proposal does
not involve the same extent of deviations. Deviations from the minimum one -acre
requirement and front setback requirement are requested. The new proposal is similar to
a recently approved 10 —unit project on the south side of the street at 527 Bernard Street
in site design and architecture. Four of the 10 units facing Charle Street are two stories
and the six interior units are three stories. The previous plan included three story units
with similar setbacks along Charle Street and Bernard Street; however, three-story
structures were proposed for all 10 units.
Urban Plan Summary Sheet
The proposed 0.53 -acre (22,985 SF) site contains two parcels. The property is located at
the northeast corner of Bernard Street and Charle Street (Location Map, Attachment 1).
The site is zoned R2 -HD (Multiple -Family Residential) and has a General Plan land use
designation of High Density Residential. There are currently seven bungalows on the site
that were built in 1940s.
The Mesa West Residential Ownership Urban Plan area allows a density bonus of up to
20 dwelling units per acre on a minimum one -acre sized lot. Under the current R2 -HD
zone, the maximum density allowed on this property is 7 units consistent with the
proposed density. Any deviation from the Zoning or Urban Plan standards may be
approved through the master plan subject to specific findings.
Please see the summary sheet for more information (Attachment 4).
EVALUATION OF DEVELOPMENT CONCEPT
This urban plan screening process will address the following issues:
1) Does the project meet Council's expectations for projects in the Urban Plan areas?
The screening process is an opportunity to determine if the conceptual project
meets Council's expectations for new projects in the urban plan areas. Council will
be providing initial feedback to the applicants.
2) Does Council have any comments on any requested deviations? The screening
process will highlight any requested deviations from the urban plans to Council's
attention.
The screening process allows the applicant to consider Councils' initial comments and to
refine the development concept based on their feedback.
CONCLUSION
The screening process enables Council to discuss the project at preliminary planning stage
and consider whether the project meets Council's expectations for new development in the
Mesa West Residential Ownership Urban Plan area.
Council's general comments do not set precedent for approval/denial nor constitute final
action on the development project. In addition, the applicant should expect the Planning
Commission to have other comments/concerns on a proposed development concept that
may not have been raised by City Council. The screening process allows the applicant
to consider Council's initial comments and to refine the development concept based on
their feedback.
MINOO ASHABI, AIA GARY ARMSTRONG, AICP
Principal Planner Economic and Development Services
Director
Attachments: 1. Location Map
2. Zoning Map
3. Mesa West Residential Ownership Urban Plan Mao
4. Urban Plan Screening Summary Sheet
5. Conceptual Plans
6. Project Site Plan approved on October 14, 2013
cc: Chief Executive Officer
Assistant Chief Executive Officer
Public Services Director
City Attorney
Transportation Services Manager
City Engineer
City Clerk (9)
Staff (7)
File (2)
Planet Home Living
1451 Quail Street, #204
Newport Beach, CA 92660
MDM Investment Group Holdings LLC
23 Corporate Plaza, Suite 150
Newport Beach, CA 92660