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Home My WebLink About07 - NB-1 - Urban Master Plan Screening Request - 2/16/2016CITY COUNCIL AGENDA REPORT MEETING DATE: FEBRUARY 16, 2016 ITEM NUMBER: NB -1 SUBJECT: URBAN MASTER PLAN SCREENING REQUEST (UMP -15-05) FOR A 3 -UNIT DETACHED RESIDENTIAL DEVELOPMENT AT 1979 ANAHEIM AVENUE DATE: JANUARY 26, 2016 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 three-story, 3 -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. Similar projects were approved and have been constructed within the Mesa West Residential Ownership Urban Plan at 743 W. 20th Street (4 units), 2070 Maple Street (6 units), and 1974 Meyer Place (5 units) and 2013-2029 Anaheim Avenue (26 units). Urban Plan Summary Sheet The proposed 0.17 -acre (7,601 SF) site contains a single family unit and a detached two - car garage. The property is located midblock of Anaheim Avenue north of 19th Street on the west side (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. 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, which amounts to 3 units pertaining to this site. Under the current R2 -HD zone, the maximum number of units on this property is 2 units. 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 Map 4. Urban Plan Screening Summary Sheet 5. Conceptual Plans cc: Nolan Chan 7040 Scholarship Irvine, CA 92612 Michael Alladawi The Plaza Group 7040 Scholarship PROJECT SITE 1 ATTACHMENT 1 ZONING MAP ATTACHMENT 1, 1 I`.. �16•� rl 111 � I! a Z a� a. W CL a ' ATTACHMENT 1, 1 I`.. �16•� rl � a. W CL a ' ,, II P I BERNARD ST 132flr."_,_P 4 A&x- ATTACHMENT 3 -UNIT RESIDENTIAL DEVELOPMENT 1979 Anaheim Avenue DEVELOPMENT CONCEPT The proposed 0.17 -acre (7,601 SF) site contains a single family unit and a detached two -car garage (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. With the current zoning designation, a maximum of 2 units could be built at a density of 14.5 du/acre (one unit per 3,000 SF). Since the site is within the Mesa West Residential Ownership Urban Plan, there is a development incentive for an additional unit for ownership housing, for an overall total of 3 units in the Urban Plan area. The Residential Ownership Urban Plan allows 1 dwelling unit per 2,178 square feet of the property (20 du/acre). The site is currently accessed by Anaheim Avenue. The site plan has been reviewed by Transportation Division, there are no major concerns with the proposal and the location and number of parking spaces. Details related to backing out from parking spaces can be reviewed during the Planning Application process. Parking The project is subject to small lot ordinance parking standards and each unit requires either a one or two car garage (depending on the number of bedrooms). Each of the proposed units include a two -car garage and there is a total of 4 parking spaces. This proposal meets the overall number of parking requirements. Unit type Number Required Provided Parking Required/ Provided Parking per unit per unit 3 1 unit Two car garage Two car garage 2 garage spaces bedroom Two open Two open parking 2 open parking units parking 2 2 units One car garage Two car garage 4 garage spaces bedroom Two open One open parking 2 open parking units parking Total 3 units 6 garage spaces 4 open parking Open Space The small lot subdivision requires a minimum of 30 percent open space. The proposal provides approximately 30 percent of open space at ground level; no roof decks are proposed; however, each unit includes a 60 square foot balcony on the second level. The project will be subject to payment of park in lieu fees of $13,572 per unit for detached products. Each unit will include a small private open space at the ground floor which are approximately 200 square feet in area with a minimum dimension of 10 feet. The privacy wall for the front unit will encroach into the front setback of 10 feet and will be subject to approval of a deviation. DEVELOPMENT FLEXIBILITY IN URBAN PLANS The Urban Plans provide incentives for ownership housing development standards, subject to the approval of the Planning requesting "development flexibility' from the Urban Plan standards. by allowing deviations from Commission. The applicant is REQUESTED DEVIATIONS FROM DEVELOPMENT STANDARDS The project does not comply with two development standards of the Small Lot Subdivision: front setback for residence (20 feet required; 18 feet proposed) and front setback for six-foot high walls/fences (10 feet required; 8 feet proposed). Minor deviations to the front setback and garage spaces are requested to meet the overall open space requirement of 30 percent and the backing out requirement. With the exception of two requirements (see below), the proposed project complies with the development standards of the Small Lot Subdivision. The Urban Plans allow development flexibility in exchange for quality projects that meet the Urban Plan vision. The applicant is proposing three residential units for ownership consistent with the vision of the urban plans. This development ties into the recently approved project on the north of the site. The final development plan requires approval by the Planning Commission and would require compliance with the development standards. Standard Proposed Small Lot Subdivision/ Urban Plan Minimum Lot Size** 0.17 -acre One acre* Rear yard setback 15 feet 10 feet Open sace 30 % 30% Private open sace 200-287 SF 200 SF Front/Street setback** 18 feet (first story) 16-2"(second story) 8 feet (6 -foot high privacy wall)** 20 feet 10 feet Side yard setback 5 feet 5 feet Garage size 194" x 19'4" 20'x 20' *Mesa West Residential Ownership Urban Plan requires a minimum on -acre lot for development. Similar deviations have been approved for several projects on the west side. **Deviations required. As envisioned by the urban plans, a residential development for homeownership would be compatible with the residential mix of high and medium density of the neighboring properties. Since there is adequate separation from the units to the north of the site, shade and shadow impacts will also be minimized. MERITS OF THE URBAN PLAN SCREENING REQUEST Following is a summary of the merits of the proposed project at this location: 1. Project meets the following objectives of the Mesa West Residential Ownership Urban Plan for new ownership housing: • Stimulate improvement in the Mesa West through well-designed and integrated residential development that is nontraditional in form and design with flexible open floor plans and which complements the surrounding existing development. • Provide a new detached housing type to appeal to a diverse residential population. • Encourage the design and development of urban residential structures reflecting the urban character envisioned in the urban plans. 2. Project location is appropriate for the proposed land use. The project site is within the general area of several other urban plan projects approved with similar densities and massing (1974 Meyer Place, 743 W. 20' Street, 2070 Maple Avenue and 2026 Anaheim — 9 -- Ave.). The urban plans envisioned that flexible development standards in this area such as the added height would stimulate development in this area which is mostly developed with 1950s structures. 3. Proposed Development is consistent with the obiectives of the Zoning Code and Urban Plan. The proposed residential development is consistent with the goals and policies of the General Plan and development standards of the Mesa West Residential Ownership Urban Plans. The development generally meets the setback requirements and development standards of the Zoning Code, Small Lot Subdivision Ordinance and the Mesa West Residential Ownership Urban Plan as it pertains to density, parking, open space, and vehicular circulation. 13 adjacent to two two-story condominium development improved in the 1980s. The site and building design with detached units provides a more compatible streetscape. This type of housing with detached units and private yards is desirable for first time home buyers. 5. The proposed proiect includes undergrounding of the utility lines. With development of the site, all on-site utilities will be undergrounded. This will need to be further studied during the planning application process. _18,e 153' O h ,. •,.` YX .. +E'er.. l7 .. r �tx •� v� 1.''r` �� N VJ't . OUT 0 I STORY GARAGE EXISTING 3 STORY 1979 ANAHEIM 3 UNIT SMALL -LOT SUBDIVISION —q— REFUSE STAGING AREA CONCEPTUAL SITE PLAN SCALE: I" = 10' Costa Mesa, California a WA1TJwCTURr JAUNARY 28, 2015 ATTACHMENT 5 PROJECT SUMMARY SITE AREA 7,601 S.F. DENSITY 17.2 DU/ACRE PRODUCT 3 STORY DETACHED HOMES - 2 UNITS W/ 2 BDRM I UNIT W/ 3 BDRM 1,440 S.F. EACH HEIGHT WTO RIDGE, TYPICAL OPEN SPACE CALCULATION DRIVES 2,975 S.F. BLDGS 1,689 S.F. PARKING 646 S.F. OPEN 2,291 S.F. AT GRADE (30.1%) BALC. 165 S.F. TOTAL OPEN 2,456 S.F. PRIVATE OPEN SPACE - 200 S.F. MIN. YARD AREAS PARKING SUMMARY 3 UNITS W/ 2 CAR GARAGE = 6 STALLS OPEN STALLS = 4 STALLS TOTAL PROVIDED 10 STALLS r NORTH 5256 S. MISSION ROAD, SUITE 404 BONSALL, CA 92003 www.summarch.com 760.724.1 198 a 0 fV c� M M 1 9'-7" 2'-6" THIRD FLOOR PLAN - UNIT 3 111-311 191-711 2'-6" THIRD FLOOR PLAN - UNIT 1-2 12'-5" 8'-10" o N o fV � O BALCONY — �0 MI L DINING j �� LIVING j IF - �— I KITCHEN �i N in I I'- 10" 13'-5" 5'-6" 12'-7" SECOND FLOOR PLAN PLAN I B - 1,440 S.F. 1 9 7 9 ANAHEIM 3 UNIT SMALL -LOT SUBDIVISION `1Q- 29'-0" 9'-0" � 1 PORCH I o I TR'Y O I - fII DEN 1 I o L i`w��D - li j TRASH GARAGES' * 19'-4" X 19'-4" I L29'-0" FIRST FLOOR PLAN PLAN I A - 1,440 S.F. CONCEPTUAL FLOOR PLANS SCALE: I " = 4' Costa Mesa, California1 – 4 SUCHITECTUt=, JAUNARY 20, 2015 O 0 N BONSALL, CA 92003 www.summarch.com 760.724-1 198 2 1 I -� . - co in I BDRM 3 1 Ln _ I MSTR BDRM BDRM 2 --- BA2 I O — I a ' `• )" 13'-5" 5'-0" '-9' 10'-4" H THIRD FLOOR PLAN - UNIT 3 111-311 191-711 2'-6" THIRD FLOOR PLAN - UNIT 1-2 12'-5" 8'-10" o N o fV � O BALCONY — �0 MI L DINING j �� LIVING j IF - �— I KITCHEN �i N in I I'- 10" 13'-5" 5'-6" 12'-7" SECOND FLOOR PLAN PLAN I B - 1,440 S.F. 1 9 7 9 ANAHEIM 3 UNIT SMALL -LOT SUBDIVISION `1Q- 29'-0" 9'-0" � 1 PORCH I o I TR'Y O I - fII DEN 1 I o L i`w��D - li j TRASH GARAGES' * 19'-4" X 19'-4" I L29'-0" FIRST FLOOR PLAN PLAN I A - 1,440 S.F. CONCEPTUAL FLOOR PLANS SCALE: I " = 4' Costa Mesa, California1 – 4 SUCHITECTUt=, JAUNARY 20, 2015 O 0 N BONSALL, CA 92003 www.summarch.com 760.724-1 198 2 RIGHT LEFT 1 979 ANAHEIM 3 UNIT SMALL -LOT SUBDIVISION -II F _z MATERIAL SCHEDULE I ROOF - STANDING SEAM METAL 2 ROOF - RAISED PARAPET 3 FASCIA - 2X RESAWN WOOD 4 WALL - STUCCO 5 WALL - CORRUGATED METAL 6 WALL - HORIZONTAL LAP SIDING 7 RAILING - METAL 8 DECORATIVE METAL AWNING REAR FRONT CONCEPTUAL FLOOR PLANS SCALE: 3/16" = I' Costa Mesa, California 5256 S. MISSION ROAD, SUITE 404 BONSALL, CA 92003 "nr_HITECTURV� www.summarch.com JAUNARY 20, 2015 760.724.1198 PERSPECTIVES 1 9 7 9 ANAHEIM 3 UNIT SMALL -LOT SUBDIVISION -12:- Costa Mesa, California JAUNARY 20, 2015 a,tAe tM CHITECTUR 5256 S. MISSION ROAD, SUITE 404 BONSALL, CA 92003 www.summarch.com 760.724.1 198 i JOT1 : 13, ML �� --I�r.�.�-Atm .+ter' ___. �_.y . �• , f... ~ � J.:. -'g; i � '"r. � M i— � • , i `-� _ •til �.,� , ,� ;L . i i 1 b•. _ 1. _ y D .3 Y env