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Home My WebLink About18 - NB-1 - General Plan Screening GPS-16-02 - 8/2/2016CITY COUNCIL AGENDA REPORT MEETING DATE: AUGUST 2, 2016 ITEM NUMBER: IVB -1 SUBJECT: GENERAL PLAN SCREENING GPS -16-02 TO AMEND LAND USE DESIGNATION FOR THIS PROPERTY FROM GENERAL COMMERCIAL TO HIGH DENSITY RESIDENTIAL FOR A SIX -UNIT DETACHED SMALL LOT SUBDIVISION AT 1974 CHARLE STREET. DATE: JULY 19, 2016 FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: DANIEL INLOES, SENIOR PLANNER FOR FURTHER INFORMATION CONTACT: DANIEL INLOES, AICP, SENIOR PLANNER (714) 754-5088 daniel.inioes@costamesaca.gov RECOMMENDATION Accept or deny General Plan amendment screening request for processing to amend the land use designation from General Commercial (GC) to High Density Residential (HDR) related to development of the 20,520 SF (0.471 acres) property at 1974 Charle Street. REQUEST If the General Plan screening request is accepted for processing, the proposal would require approval of the following entitlements: • General Plan Amendment to change the land use designation of the 20,520 SF property from General Commercial (GC) to High Density Residential (HDR); • Rezone to change the zoning of the 20,520 SF property from C2 (General Business) to R2 -HD (Multiple Family Residential (High Density)) for the proposed land use for the site; BACKGROUND Project Site The project site is 20,520 SF (0.471 acres) in size and is bounded by Bernard Street (south), Harbor Boulevard (east), Charle Street (west) and Hamilton (north). Settinq There are two existing, single -story multi -tenant commercial buildings onsite. They are flat - roof tilt -up structures built in 1956 and 1960. The buildings total 8,400 SF and are currently being use by an automobile compound for an automotive storage and retail business. The properties to the west (across Charle) and to the south are both residential developments. The property to the south is currently under construction and was approved for 10 unit single family detached small lot subdivision (UMP -15-001). The properties to the east and north are both commercial properties. The properties to the east abut Harbor Boulevard and are a small auto retailer and an Italian restaurant. Proposed Project The proposed project consists of a General Plan Amendment to change the land use designation of the 0.471 acre property from General Commercial (GC) to High Density Residential (HDR) to allow the development of a 6 -unit detached small lot subdivision development on the property. Access/Traffic Vehicular access to the site is currently from Charle Street. Based on the uses proposed, it is anticipated that the project will result in a decrease in the number of AM peak hour trips (8 fewer trips) and PM peak hour trips (47 fewer trips). A trip analysis is included in the summary sheet (attachment 1). Small Lot Development Standards The proposed General Plan Amendment to change the land use designation is to allow a 6 -unit detached small lot subdivision. The proposed development would require a deviation from parking ratio standards. The total number of parking spaces required per code is met (18 required: 18 proposed); however, the proposed plan provides 12 garage parking spaces and 6 open parking spaces while the code requires 6 garage parking spaces and 12 open parking spaces. The overall impact is increased parking availability for the owners of each subdivision and fewer spaces for guest parking. PLANNING APPLICATION SUMMARY Location: 1974 Charle Street I Application Number: I GPS -16-02 Request: General Plan Amendment to allow for the development of 6 -unit detached small lot subdivision. Lot Dimmensions 90.3 x 228.4 Lot Area 20,520 DEVELOPMENT STANDARD COMPARISON Development Standard Required/Allowed Proposed/Provided Open space -- Development lot 30% 40% 8,309 SF Individual unit 200 SF with no dimension less than 10 feet 320 SF Minimum 10'dimension Density: High Density Residential Land Use Max. 14.52 units per acre 12.7 units per acre Zone — R2 -HD 1 du/3,000 SF Max. 6 dwelling units 1 du/3,420 SF 6 dwelling units Building Height Two -stories / 27 FT Two -stories / 26 FT Ratio of 2nd floor to 1 st floor % 100% 77% Distance between main buildings NA 0 FT. or 18 FT. Development lot building setbacks: Front Charle St 20 FT 20 FT Side interior north PL 5 FT 13 FT Side interior south PL 5 FT 5 FT Rear 10 FT 12 FT Driveway Length Max.5 FT 5 FT Parking One Garage and Two open per unit Two garage and one open per unit' Total 18 spaces 18 spaces Final Action Planning Commission CEQA Review Exempt, Class 3 for new construction ' Requires approval of deviation. dNdl YSIS General Plan Amendment Screening Criteria City Council Policy 500-2 sets forth the criteria to evaluate General Plan amendment requests. Council takes action on whether or not a proposal should be accepted for processing by using these criteria as guidance. The Policy establishes a procedure for processing privately initiated General Plan amendments (Attachment 2). The policy also acknowledges these criteria are only guidelines and City Council may accept an application which does not meet the criteria if it finds there are overriding reasons to do so. A project summary sheet is attached for the screening request. This summary sheet provides the following information: • General Plan Land Use Map and Aerial Photograph • Potential Project Description, Land Use and Traffic Evaluation • Justification for approval or rejection of application for further processing Additionally, acceptance of a proposal for screening is not a commitment to approve the General Plan amendment. This action represents that Council would like to consider the request for processing, and subsequently explore alternatives prior to making a final decision on amending the General Plan. ALTERNATIVES In addition to providing general feedback on the proposed project, City Council would need to take action on the General Plan amendment screening request. 1. Accept processing of the General Plan Amendment request. This would allow the applicant to proceed with applying to amend the General Plan for the proposed project. 2. Deny General Plan Amendment request from further processing. If the application is denied, the applicant may continue with the uses allowed under the current General Plan and Zoning designations. FISCAL REVIEW Fiscal review is not required for this item. LEGAL REVIEW The City Attorney's office has considered the proposal and determined that a General Plan amendment is necessary in order for the project to proceed as proposed. PUBLIC NOTICE General Plan Screenings do not require public notice; however, if the screening were to be approved, the General Plan Amendment and related entitlements as described on page 1 of this report would be subject to public notice per Title 13, Section 13-29(d), of the Costa Mesa Municipal Code. CONCLUSION The staff believes the proposed amendment to the General Plan meets the goals and intent of the City's General Plan and regional land use plans in that it provides new single family residential development within the City that is consistent and compatible with surrounding properties and uses. While staff would require the proposed project be modified to meet setback requirements the overall design and site planning of the project is cohesive with residential design guidelines and open space standards for our small lot subdivision. DANIEL INLOES, AICP GARY ARMSTRONG, AICP Senior Planner Economic Development & Development Services Director / Deputy CEO Attachments: 1. Summary Sheet 2. Council Policy 500-2 3. Vicinity Map /Existing General Plan Map/Existing Zoning Map 4. Applicant's Request and Conceptual Plans Veloce Gruppe, Gena H. Reed Trust 1974 Charle Street Costa Mesa, CA 92627 Annette Wiley, FAIA 220 Newport Center Drive, #11-166 Newport Beach, CA 92660 GPS -16-02 — 1974 Charle Street ATTACHMENT 1 GENERAL PLAN SCREENING REQUEST The proposed project consists of a General Plan Amendment to change the land use designation of the 0.471 -acre property from General Commercial (GC) to High Density Residential (HDR) to allow the development of a 6 -unit detached small lot subdivision development on the property. TRAFFIC EVALUATION Vehicular access to the site is currently from Charle Street. The proposed development will provide additional easement to an existing alley so that access to each dwelling unit will be from this alley. Based on the 6 -unit project proposed, it is anticipated that the project will result in a decrease in the number of AM peak hour trips (8 fewer trips) and PM peak hour trips (47 fewer trips). General Plan Land Use Development Units AM PM Total Avg. Designation Description Peak Hr Peak Hr Daily Trips Trips Trips Currently exceeds Existing General Commercial General Plan Buildout 8.400 TSF 13 53 570 Detached Single Family Dwelling — 6 Dwelling High Density Residential Units Proposed (Meets (HDR) Proposed General Plan Buildout) 6 SFD 5 6 57 PROJECT COMPLIES WITH GOALS OF THE GENERAL PLAN 1. General Plan Land Use Objective LU -1A: Establish and maintain a balance ofland uses throughout the community to preserve the residential character of the City at a level no greater than can be supported by the infrastructure. This project decreases trip and increases the variety of dwelling unit's types on Charle Street. 2. General Plan Land Use Objective LU -1A.4: Strongly encourage the development of... owner -occupied housing where feasible to improve the balance between rental and ownership housing opportunities. Amendment is for a proposed single family detached residential development which will increase the housing stock which is more attractive to potential future residents. Qno a CdTY OF COSTA MESA, CALIFORNIA COUNCIL POLICY ATTACHMENT POLICY EFFECTIVE SUBIECT NUMBER DATE PAGE PROCESSING OF GENERAL PLAN AMENDMENTS 500-2 11/3/86 1,of o Rev. 8/1/94 Background The General Plan constitutes the official policy of the City Council of the City of Costa Mesa with regard to physical development of the City. The City Council may, at its option, amend the General Plan or any element thereof. On August 2, 1982, the City Council enacted Resolution 82-65 adopting "General Plan Administration and Implementation Policies and Procedures". These procedures provided that regularly scheduled General Plan review hearings would be held at the first Planning Commission meeting in February, June, and October. Since that date, State Law has been amended to allow elements of the General Plan to be amended four, rather than three, times during any calendar year. Due to the increased workload on Staff, Planning Commission and City Council resulting from the review of General Plan Amendment applications, the City Council wishes to review the type and number of such applications prior to acceptance for processing. Purpose It is the purpose of this policy to. Establish dates for the hearing of General. Plan Amendments. Establish guidelines to assist the City Council in providing direction to Staff with regard to processing privately initiated Genera' Plan Amendment applications. Policv Privately initiated General Plan Amendment applications shall be heard at the first Planning Commission meetings in February, June, and October. A fourth date for the hearing of General Plan Amendment applications may be assigned by the City Council at its discretion for either privately initiated or City initiated General Plan Amendments. The City Council shall review applications for amendments to the General Plan and shall direct staff to either proceed with processing of the applications or to return all materials to the applicant and refund the application fee. A list of applications, including the name of applicant, location of CITY OF COSTA MESA, CALIFORNIA COUNCIL POLICY SUBJECT POLICY EFFECTIVE NUMBER DATE PAGE PROCESSING OF GENERAL PLAN AMENDMENTS 500-2 11/3, 6 Rev. 8/1/94 2 of 2 property, and request shall be submitted to the City Council by the Planning staff in sufficient time to be heard by the City Council at the second Council meeting following the application deadline. The following criteria shall be used as guidelines for the City Council to determine which applications will be accepted for Processing. An application should be accepted if: ® A General Plan Amendment is necessary to resolve inconsistency between General Plan designation and zoning. A General Plan Amendment is necessary to provide a uniform land use designat.ic� or a single parcel of development site. A General Plan Amendment would result in decreased traffic impacts from the property. An application for amendment to the General Plan should not be c—sid.ered if: m The request applies to a single small lot or a small area, especially if the change would make the property inconsistent with surrounding properties. The property is located in the Redevelopment Area (requires action by the Redevelopment Agency to amend the redevelopment plan). No General Plan Amendment shall be accepted which would increase the overall, City-wide development cap. However, General Plan Amendments which would result in development exchanges or transfers, may be considered. As these are simply guidelines, the Council may deviate from them if there are other important reasons for accepting or rejecting a particular application. City of Costa Mesa ATTACHMENTS CITY OF COSTA MESA - [Created: 7/11/2016 1:26:09 PM] [Scale: 228.49] [Page: 8.5 x 11 / Portrait] rOverview Map 1 Legend Address �f Freeway F.mmysy Pyr, Small Roads 040 MAW �f SECONDARY Address iy C aNY . OV Naapod BI -VO Hydrology Paints (cont; (cont ) Channels Map Display kd lti N= 1 _ 1 1+,1 i.. IFbw . .. 1, e: , 1r l.ar3 t:iit,l •� �� ;� •+dl " -,fir 1- � - -0 - ,,,� F I - �: " 1'J:; - I 'A^ G•l� I Vit? } iM �. .._ a > 4 14 1 __ ; � I x r. r: a _ i -FORD RDjWt ! I P 4 ,f 1, 6ERNARDST Eli IL rI a: ooPrae.NGI )�D (C) 2002.6 GeoPrise.nel (GeoVec, Inc.) - (866)4222505 City of Costa Mesa CITY OF COSTA MESA - [Created: 7/11/2016 1:28:09 PM] [Scale: 228.491 [Page: 8.5 x 11 / Portrait] Overview Map Legend Address Small Address Points W Freeway Roads �/ coll�lar �/ Frmow.ay Major Nmpurt BLVD f Pri V (conte SECONDARY Hydrology Channels Street Names Street Centerlines ,/ Parcel Lines O City Boundary Water Ways General Plan. (cont) Map Display LDR !r a;; • ,.1 ;:, HDR Dial GC p;a�• . 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I;j — ---- - - w S Existing Condition lood oking South Existing Aerlc WILEY ARCHITECTS July 14, 2016 PROJECTADDRESS 1974 CHARLE STREET COSTA MESA, CA 92627 CLIENT/ DEVELOPER VELOCE GRUPPE, LLC, GENA REED 9685 RESEARCH DRIVE IRVINE, CA 92618 ARCHITECT WILEY ARCHITECTS, ANNETTE WILEY FAIA 220 NEWPORT CENTER DRIVE, SUITE 11-166 NEWPORT BEACH, CA 92660 PROJECT DETAILS DESCRIPTION CONSTRUCTION TYPE OCCUPANCY NUMBER OF STORIES ZONING SUMMARY ZONING SITE AREA PROPOSED UNITS PROPOSED DENSITY SETBACKS FRONT YARD SIDE YARD REAR YARD ALLEY EASEMENT MAX BUILDING HEIGHT UNIT PLAN SUMMARY DESCRIPTION LOT COVERAGE / OPEN SPACE BUILDING FOOTPRINT SITE AREA BUILDING COVERAGE STREET / PARKING OPEN / LANDSCAPING PRIVATE OPEN SPACE PARKING SUMMARY GARAGE SPACES GUEST SPACES 6 LOT SMALL LOT UNITS V -B R-3 2 R2 -HD HIGH DENSITY RESIDENTIAL 20,520 SF (.471 ACRES) 6 UNITS 12.74 UNITS PER ACRE PROPOSED REQUIRED 20 FEET 20 FEET 10 AND 13 FEET 5 FEET 12 FEET 10 FEET 10 FEET 7.5 FEET 26 FEET 45 FEET LIVING SPACE 1,886 SF 1,410 SF 20,520 SF 8,460 SF 3,751 SF 8,309 SF 320 SF PER UNIT GARAGE QUANTITY BUILDABLE 457 SF 6 14,058 SF 41% 19% 40% (30% REQUIRED) (200 SF MIN REQUIRED) 12 6 18 TOTAL (3 PER UNIT) r�r�� iri+r n�Tr WILEY ARCHITECTS July 14, 2016 20'•0" i5-o� 228.4' PROPERTY LINE INTERIOR LOT LINE TBACK PRIVATE OPEN PRIVATE OPEN 6p/p, P.. OPEN 4 PRIVATE OPEN � ' I1 ' �'� PRIVATE OPEN SPACE jl I I� SPACE r: _" 1. SPACE kit SPACE SPA — — f'� ' C L { �`� Ill, jjj Er4 LJ LD 13 r_- - F --- �T ED IIk : k a a l aa k I 4ll 2 =�Z <ww ALLEY ti Q Z Q a O w X, w ARCHITECTURAL SITE PLAN NORTH 0' 20' 25'-0" - IS- i L� LuQ.. UNIT LKM _^D • --i I s� COMMUNITY Chi <I 4 Eo LMS N w z W 4 I 4 LOT 1 P1 I Cf GUEST C-1 F z yj. PARKING CD w t 9'X18' —= k j LC fIjIj I UES T LOT 5 I P2 P3 I P4 P5 M =�Z <ww ALLEY ti Q Z Q a O w X, w ARCHITECTURAL SITE PLAN NORTH 0' 20' 25'-0" - IS- i L� PRIVATE OPEN SPACE {I _^D I � COMMUNITY Lu COMMUNITY GAR EN 4 4 W 4 GAR EN 4 a. 10 Cf + t C-1 F z C7 w t CD w t LOT 2 —= k j LOT 3 LOT 4 I UES T LOT 5 I P2 P3 I P4 P5 GUEST GUEST GUEST GUEST PARKING PARKING PARKING PARKING 91X18' 9'X18'9'X18' r LINE OF ALLEY ZASFAIENT 228.4' PROP RTY LINE l` =�Z <ww ALLEY ti Q Z Q a O w X, w ARCHITECTURAL SITE PLAN NORTH 0' 20' 25'-0" - IS- i W I LEY ARCHITECTS July 14, 2016 L� PRIVATE OPEN SPACE {I _^D I � Lu W a. 10 Cf c + C-1 z C7 CD LOT 6 t � P6 UES T RKING I9'X1B' I W I LEY ARCHITECTS July 14, 2016 O M In 26'-4" 320 SF PRIVATE OPEN SPACE 25-4'X 12'a' �L VI • x� ar I I I I ININ a•rm ISITC EN •9- I I d II GARAGE 26-6" X 20-0• N A ITIIIRI I I I I 21'-4" FIRST FLOOR NORTH 1.0' `10' GUEST PARKING 9'X 18' 5-0., 91-0., . 18'-10" SECOND FLOOR AREA TABULATION FIRST FLOOR SECOND FLOOR TOTAL DWELLING OPEN SPACE COURTYARD GARAGE 953 SF 933 SF 1,886 SF 320 SF 163 SF 457 SF WILEY ARCHITECTS July 14, 2016 N ■ F y V f. f /J _ t ypp .:.• `fir: -,t; �� 6 ,r ■ � Z101 to a Ono" .x • ,'Yr.1{h��':n `C'.7� - `.'t Y � ''w*.4� a til • �'-- � .: �k - `��•,,� # 4.� ��- ` , of _ -� � • I� � � � ,• PL .!gob AOL' T 7 1161t Ili f Ui Wwr tit m ;_IIIIF-*eLl..,---_ a Iq A16 IL lei olp- �4k 11 1 1 \ &A L "56 Amppol MEW .alp AMP. 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