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HomeMy WebLinkAbout18-50 - PA-17-28 Denial, The Plant, 765-767 Baker St. and 2972 Century PlaceRESOLUTION NO. 18-50 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA REVERSING THE DECISION OF THE PLANNING COMMISSION AND DENYING MASTER PLAN PA -17-28 FOR A MIXED-USE PROJECT (THE PLANT) AT 765-767 BAKER STREET AND 2972 CENTURY PLACE THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by Jim Trammell, representing The Lab Holdings LLC, the property owner, requesting approval of the following: Planning Application 17-28 is a: Request to review the Planning Commission's decision to approve Planning Application 17- 28, which is a request for a Master Plan for a mixed-use development (The Plant) at 765 - 767 Baker Street and 2972 Century Place. The project consists of the proposed renovation of three commercial buildings (containing the Car Mart and the former Plant Stand) totaling 19,100 square feet for retail and restaurant uses surrounding a central courtyard area. The proposed new buildings consist of a 540 -square -foot greenhouse and a 700 -square -foot structure containing food stall uses, and a four-story mixed use building with 48 residential units, 14 live/work units, and 2,570 square feet of workshop/maker office space above a two-level parking structure containing 170 parking spaces. Additionally, 39 on-site open parking spaces and 34 open parking spaces accessible from Century Place (the net increase of 26 are proposed to be credited to this project) are proposed, for a total of 243 proposed parking spaces. WHEREAS, a duly noticed public hearing was held by the Planning Commission on March 5, 2018 with all persons having the opportunity to speak for and against the proposal. WHEREAS, the Commission approved the project on a 5-0 vote. WHEREAS, a request for review of the Planning Commission's approval of the project was filed on March 9, 2018 by Councilmember Righeimer. WHEREAS, a duly noticed public hearing was held by the City Council on April 3, 2018, and continued to June 19, 2018, and July 3, 2018 with all persons having the opportunity to speak for and against the proposal. Resolution No. 18-50 Page 1 of 4 BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit A, the City Council HEREBY REVERSES THE DECISION OF THE PLANNING COMMISSION AND DENIES Planning Application 17-28, a Master Plan for a Mixed Use Project at 765-767 Baker Street and 2972 Century Place. BE IT FURTHER RESOLVED that if any section, division, sentence, clause, phrase or portion of this resolution, or the documents in the record in support of this resolution, are for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining provisions. PASSED AND ADOPTED this 17th day of July, 2018. ATTEST: Brenda GreeH, City Clerk Sandra L. Genis, Mayor Resolution No. 18-50 Page 2 of 4 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY OF COSTA MESA ) I, BRENDA GREEN, City Clerk of the City of Costa Mesa, DO HEREBY CERTIFY that the above and foregoing is the original of Resolution No. 18-50 and was duly passed and adopted by the City Council of the City of Costa Mesa at a regular meeting held on the 17th day of July, 2018, by the following roll call vote, to wit: AYES: COUNCIL MEMBERS: Righeimer, Mansoor and Genis NOES: COUNCIL MEMBERS: Stephens and Foley ABSENT: COUNCIL MEMBERS: None IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the City of Costa Mesa this 18th day of July, 2018. &W d& Cry Brenda Green, ity Clerk Resolution No. 18-50 Page 3 of 4 EXHIBIT A FINDINGS (DENIAL) A. The proposed project does not comply with Title 13, Section 13-83.53(c), Master Plan Findings for Mixed -Use Overlay Districts, of the Municipal Code due to the following: Finding: The project is not consistent with the General Plan, does not meet the purpose and intent of the mixed-use overlay district, and does not comply with the stated policies of the SoBECA Urban Plan as applicable. Facts in Support of Findings: The project does not meet the purpose and intent of the mixed-use overlay district and the stated goals and policies of the General Plan and the SoBECA Urban Plan as noted below. The project does not comply with the intent of the Urban Plan with regard to intensity of use. Although the development site is located within the SoBECA Urban Plan, which establishes different development standards with regard to maximum building intensity based on Floor Area Ratio (FAR), building height, bulk, and massing as compared to the base zoning of the property, the proposed project does not meet the spirit and intent of the Urban Plan development standards and design guidelines. 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. The project does not comply with the intent of, the Urban Plan with regard to required on-site parking. Specifically, parking requirements based on the code definition of gross floor area was not applied to common areas and corridors, restrooms and mechanical rooms, resulting in a lower number of parking spaces than what would have been required if these areas had been included in the parking calculation (243 spaces provided, up to 306 parking spaces required if all common areas had been included in the parking calculation). Based upon project -specific circumstances the common areas should be factored into the calculation of parking demand which would require up to 63 additional spaces. Specifically, this finding is based on the following circumstances, including but not limited to: 1) the project is a mixed-use project, including residential uses for the first time in this area; and 2) the shortage of available on -street parking in the surrounding area that could accommodate the project. B. The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City environmental procedures, and has been found to be exempt under Section 15270(a), Projects Which Are Disapproved, of the CEQA Guidelines. Resolution No. 18-50 Page 4 of 4