HomeMy WebLinkAbout- - GP-11-03 PA-11-27 Parcel Map 12-104 - 5/1/2012CITY COUNCIL AGENDA REPORT
MEETING DATE: MAY 1, 2012
ITEM NUMBER:
SUBJECT: GENERAL PLAN AMENDMENT GP -11-03 / PLANNING APPLICATION PA -11-27 /
TENTATIVE PARCEL MAP 12-104 FOR A FOUR -UNIT RESIDENTIAL DEVELOPMENT
FOR OWNERSHIP AT 743 W. 20TH STREET
DATE: APRIL 19, 2012
FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: MINOO ASHABI, SENIOR PLANNER
FOR FURTHER INFORMATION CONTACT: MINOO ASHABI, AIA (714) 754-5610,
minoo.ashabi@costamesaca.gov
RECOMMENDATION
Pursuant to the Planning Commission's recommendation, approve General Plan
Amendment GP 11-03, Planning Application PA -11-27, and Tentative Parcel Map 12-
104, subject to conditions.
Project Description
The proposed project involves the development of a 4 -unit single family detached
development on a 0.195 -acre site located at the southeast corner of the Wallace Ave.
and 20th Street in the City of Costa Mesa. The project includes the following:
General Plan Amendment GP -1,1-03 to allow an exception in the General Plan
to permit "rounding up" the maximum allowable density, to the next whole
number for fractions of 0.65 or greater, for projects within Urban Plan areas. For
the subject application, the ``rounding up" to the next whole number would allow a
4 -unit development (20.5 du/acre density) instead of maximum 3 -unit
development (20 du/acre allowed by the General Plan high density land use
designation.
• Master Plan PA -11-27 for development of a 4 -unit Residential Common Interest
Development. The application includes the following requested deviations from
Code requirements, Urban Plan standards, or Residential Design Guidelines:
(1) Lot size (one acre lot required, 0.195 -acre proposed);
(2) Rear yard setback requirement (20 -feet required, 12 -feet proposed);
(3) Wall setback in the front yard (max. 10 -feet allowed, 6 -feet proposed);
(4) Minimum distance between buildings (10 -feet required, 6 -feet proposed);
(5) Tandem parking (two tandem parking spaces proposed for one unit);
(6) Minimum and average lot size for condominium lots;
(7) Elimination of requirement for a common lot and Homeowner's Association;
(8) Deviation from Residential Design Guidelines requested for bulk/massing.
• Tentative Parcel Map PM -12-104 for residential subdivision of the parcel into four
fee -simple parcels for ownership.
PLANNING APPLICATION SUMMARY
Location: 743 W. 20th Street Application: PA -11-27, TPM -12-104
Request: General Plan Amendment to allow 20.5 du/acre (total 4 units), Planning Application and Parcel
Map for subdivision of one parcel for development of four small lot detached units
SUBJECT PROPERTY: SURROUNDING PROPERTY:
Zone: R2 -HD North: Multiple family residential
General Plan: HDR South: Multiple family residential
Lot Dimensions: 70'x 122' East: Multiple family residential
Lot Area: 8,492 SF West: Multiple family residential
Existing Development: Single family and detached garage
DEVELOPMENT STANDARD COMPARISON
Development Standard Reg uired/Al lowed* Proposed/Provided
Lot Size:
Lot Area (Development Lot
One acre
8,492 SF
Minimum Lot Size
3,000 SF
1,863 — 2,380 SF
Average Lot Size
3,600 SF
2,117 SF
Density:
Zone
2,167 SF
-2,123 SF
General Plan
20 du/are
20.5 du/acre
Building Coverage (Development Lot):
Buildings
2,946 SF 35%
Paving
1,540 SF 18%
Open Space Total Site
3,397 SF 40%
4,006 SF 47%
Building Height:
3 Stories/45 FT
3 Stories/36 FT
includes roof deck
Chimney Height
NA
NA
First Floor Area
NA
735 SF
Second Floor Area
NA
707 SF
2nd Floor % of 1 st Floor (2)
80%
96% (2" floor)
96 % 3rd floor
Distance Between Buildings
10 feet
6 FT
Setbacks(Building)
Front
20 FT
20 FT.
Side (left/right)
5 FT (1 Sty)
10 FT Avg. 2 St
10 FT for three -stories
Rear
10 FT (1 Story)
20 FT (2 Story)
12 FT (1 story)
12 FT (2"d and 3rd floor)
13'-6" 2nd and 3`d floor
Setback wall and fence
10 FT.
6 FT
Parking:
Covered
2 Spaces each
2 spaces each
Open
2 Spaces each
2 space each
One unit with tandem parkings
TOTAL
8 Spaces
8 Spaces
Min. Driveway Width:
16 FT
17 FT
NA = Not Applicable or No Requirement. *Includes required development standards in Urban Plan and Zoning Code.
(1) Deviation from required minimum lot size.
(2) Deviation from Residential Design Guidelines requested (see staff report discussion).
(3) Deviation reduction in rear yard setback (see staff report discussion).
(4) Deviation for minimum distance between buildings.
(5) Deviation for location of wall in front setback.
6 Deviation for tandem parking.
CEQA Status
Exempt, Class 3 New Construction
Final Action
City Council
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BACKGROUND
The City, Council reviewed the general plan screening on August 2, 2011 and provided
initial feedback regarding a possible amendment to the general plan policy to allow
rounding up fractions of 0.65 to the closest whole number for density calculations in the
urban plan areas.
The Planning Commission held a public hearing on April 9, 2012 and recommended
that the City Council approve the project on a 5-0 vote. The reports and minutes of the
Planning Commission meeting can be referred to at the following link:
hftp://www.ci-costa-mesa.ca.us/CMCalendar.htm
ANALYSIS
PROJECT LOCATION
The proposed project is located at the southeast corner of West 20th Street and
Wallace Avenue (Attachment 3). The site is 8,492 square feet in area, zoned R2 -HD
(Multiple Family Residential), and designated as High Density Residential. There is an
existing single-family residence and a detached garage on the property.
Density Bonus - Mesa West Residential Ownership Urban Plan
The project site is located in an urban plan where densities up to 20 du/acre are allowed
by General Plan (Table A). This project is exceeding the allowable density and is subject
to approval of a general plan amendment as discussed below.
Table A — Com
of Maximum Allowable Units
Maximum
R2 -HD High Density
High Density
Allowable Density
Max. 12 du/acre Max. 20 du/acre
Requested 20.5
du/acre
Maximum Allowable
2 Units 3 units
4 units
Number of Units
(Density Bonus + 1)
(Density Bonus +1)
Overall
Densitv Bonus
+ 1 unit
+2 units
The site is located within the Residential Ownership Urban Plan area which allows a
density bonus of up to 20 dwelling units an acre for qualified projects on a minimum
one -acre sized lot, subject to discretionary approval. The project site is zoned R2 -HD,
which would allow up to two units for the 8,492 square foot lot.
The Urban Plan allows a density bonus for R2 -HD zoned properties from 12 dwelling
units per acre to 20 dwelling units per acre. In this case, the Urban Plan allows a
density bonus of one unit to promote ownership housing in the Westside (2 units
allowed per existing zoning; 3 units allowed per Urban Plan).
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General Plan Amendment
Currently, the General Plan does not offer any exceptions to the calculation of
maximum allowable residential densities for the R2 -HD zone, regardless of extent of the
shortfall in the square footage of the lot area. At the General Plan Screening, the City
Council provided initial feedback regarding a possible amendment to the general plan
policy to allow rounding up fractions of 0.65 to the closest whole number for density
calculations in the urban plan areas. This, action requires: a) a text amendment to Land
Use Policy LU -2A.6.
The proposed revision to the land use policy is as follows:
"Land Use Policy - LU -2A.6 — Do not allow "rounding up" the number of
permitted residential units exG p f�Renec;TlatiRg Rumbe;of peFmifted
residential s. The exceptions to this policy include: (1) lots existing as of
March 16, 1992, zoned R2 -MD that have less than 7,260 square feet in area,
and no less than 6,000 square feet, are subject to "rounding up" density
calculation fractions of 1.65 units or greater to two units; and (2) SoBECA, 19
West, Mesa West Bluffs, and Residential Ownership Urban Plan areas_ are
subiect to rounding up density__ calculation fractions of 0.65 unit or greater to the
next whole number.
Planning Application PA -11-27
Building Design
The proposed residential units include three levels of living space and an approximately
230 square feet roof deck accessible by an exterior stairway on the third level. The homes
are modern in design with large corner glass panels, metal awnings, and metal railings for
the balconies and roof deck enclosures. The second floor footprint is slightly larger than
the first floor with shallow cantilevers on the front and rear. This is a deviation from the
City's Residential Design Guidelines that requires an 80 percent second floor to first floor
ratio. Given that the structures are modern in design, incorporate various building
materials, and include offsets and a roof deck to break the elevation mass, approval of
this deviation does not promote an architecture that is out of character with the style and
top heavy.
Parking
Each unit is provided with a standard two car garage and two open parking spaces
consistent with the zoning code requirements. The unit facing Wallace is designed with
tandem spaces, which is a deviation from the code requirements. Code requires that the
parking spaces be independent from one another. The number of units and size of the lot
contribute to a challenging site design. Tandem parking is permitted for carports and
garages in the Mesa West Residential Ownership urban plan.
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Fee Simple Lots
The applicant has also indicated that homeowner associations for small size
developments is challenging. There are no common driveways or other amenities that the
parcels would be held in common. The applicant is requesting that the requirement for
establishment of a homeowners association be waived. Instead the applicant is proposing
a maintenance agreement be executed between -properties for the maintenance and use
of side yard. A maintenance agreement is not the same as CC&RS in that a corporation
and bylaws are not established and there is no ability to hold a lien a property. Disputes
between homeowners would need to be resolved through an arbitration process.
The proposed development proposes use of adjacent neighbor's side yard through
execution of an easement. This configuration allows location of property lines to meet the
California Building Code requirements for openings in less than three feet of property
lines for the building structures and allows the use of the adjacent property with an
easement. A typical easement would allow installation of landscaping, etc. but not any
accessory structures or attachments to the adjoining walls.
Requested Deviations
The application includes a number of requests for deviations from the City's residential
development standards, urban master plan standards, and residential design guidelines.
(1) Lot size (one acre lot required, 0.195 -acre proposed);
(2) Rear yard setback requirement (20 -feet required, 12 -feet proposed);
(3) Location of wall in front setback (10 -feet required, 6 -feet proposed);
(4) Minimum distance between buildings (10 -feet required, 6 -feet proposed);
(5) Tandem parking (two tandem parking spaces proposed);
(6) Minimum and average lot size for condominium lots;
(7) Requirement for a common lot and Homeowner's Association;
(8) Deviation from Residential.Design Guidelines requested for bulk/massing.
Policy Direction. Needed
Staff believes that a number of the requested deviations are policy decisions that require
City Council direction and community input through the public hearing process.
Specifically, some deviation requests are unique to this project and have not been
contemplated or anticipated during the original development of the Urban Plans. Due to
the experimental and unique nature of a number of the requested deviations in this
proposal, staff is providing a comprehensive analysis of the merits and issues, of the
different deviation requests.
However, where justifications for approval can be made from a land use perspective, staff
provides this information. Where policy direction is needed, staff has highlighted any
issues concern. Resolutions for approval and denial are attached for City Council's
consideration.
Deviation Requiring Policy Decisions
Deviations from Minimum Lot Sizes. Three deviations are proposed:
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Development Lot Size:
Minimum one -acre lot required, 0.195 -acre lot proposed;
Minimum Dwelling Unit Lot Size:
3,000 sq.ft. required, 1, 863 sq.ft. proposed;
Minimum Average Dwelling Unit Lot Size:
3,500 sq.ft. required, 2,123 sq.ft. proposed;
The urban plan's minimum lot size of one -acre was intended to promote lot
consolidation and redevelopment of larger parcels. Additionally, one -acre
parcels (or greater) provide greater opportunities for site planning in compliance
with residential development standards. The challenge with lots smaller than a
'/4 acre is the physical size constraints of the land area, resulting in minimal
opportunities for adequate setbacks and landscaping.
On the other hand, one of the main objectives of the urban plans was to promote
development by flexible development standards and to encourage owner -
occupied housing. This proposal meets the intent of the urban plans in that it will
provide ownership opportunities in an area that is predominantly renter occupied
and promote economic vitality by new construction.
It is considered a policy decision to allow the increase in density for small parcels
despite tradeoffs in minimal landscaping and setback buffers.
• Reduced rear yard setback for three-story structure — The proposed deviation will
allow for three units to take access from Wallace Avenue.
The proposed lot configuration results An parcels that are 70 feet in depth with
garages taking access from Wallace. The proposed residential units are proposed
at 13'-5" and 12 feet from the rear'property line. Code requires a minimum 20 feet
setback from the rear property line for two story structures for privacy reasons.
The project site is a corner lot with thfee of the rear yards facing side yard of the
adjacent property. This will alleviate some of the privacy issues. In addition, the.
rear elevations incorporate various colors, materials, and off -set so that they are
visually interesting.
The urban plan allows for three-story structures that would typically have inevitable
privacy and shade and shadow impacts to adjacent existing structures that are one
and two stories.. However, the corner unit is designed with a roof deck
approximately 16 feet from the rear that will have full visibility to the adjacent
residence. It is considered a policy decision to allow three-story structures at the
proposed 12 to 13 -foot rear setback.
Fee Simple Lots with No Homeowners Association — This experimental proposal
is not consistent with the zoning code requirement for small lot subdivisions. The
Building Industry Association has currently formed a subcommittee to analyze
the merits of fee simple lots without HOAs. This practice has been implemented
in the County of Los Angeles but does not appear to be demonstrated in Orange
County to date.
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Homeowners associations and bylaws guarantee maintenance and compliance
with certain standards for all of the homeowners. A maintenance agreement is
not the same as CC&Rs in that a corporation and bylaws are not established and
there is no ability to hold a lien a property. In addition, property maintenance
issues will need to be addressed by City's Code Enforcement Division instead of
resolution by the HOA.
Side Yard Easements — This will allow development of detached units with wall
openings on the sides. The applicant is proposing to allow use of the side yard of
the adjacent neighbor by recordation of an easement (similar to a zero lot line).
The easements typically require use and maintenance of the side yard and allow
installation of only landscaping. The advantage to the homeowner is having
windows and openings in the side yards; however, there are maintenance and
drainage issues that need to be addressed.
Justifications for Approval:
The Planning Commission considered the following justifications for approval: .
Proposed General Plan amendment is consistent with many important housing
and land use objectives of the City's General Plan
The proposed amendment will allow a slight increase in the density calculations
to promote new residential development in the Urban Plan areas without
significant impacts to the circulation network. The proposed amendment, as
suggested by Council comments during the urban master plan screening, will
only be applicable to properties in the Urban Plan areas. This flexibility to allow
rounding density calculations to the next whole number (fractions greater than
0.65) promotes development flexibility.
Deviation from Required Front Setback for Privacy Fencing: The proposed wall
height and location is limited to the corner unit.
The proposal includes a small yard for each of three units facing Wallace Avenue
at the rear typical of a single family residence. The corner unit is designed with a
front yard proposed to be enclosed with a combination of solid wall and fencing (5
feet high) for privacy reasons at 6 feet from the front property line. Code requires a
minimum 10 feet of setback for fencing over 3 feet in height. Even though, the
proposed privacy wall will affect only 23% of the street frontage on Wallace
Avenue and three of the units are setback 20 feet from the front property line, this
is a prominent corner of the project that will include a reduced landscape setback.
Condition No. 13 requires installation of minimum 24 -inch box trees along that
frontage and a decorative wall that is compatible with the building design to
alleviate the aesthetic impacts of the reduced setback. This wall is required to be
masonry wall painted to match or complement the development.
Deviation to allow two tandem parking spaces: The proposed tandem parking is
in keep with the intent of the Mesa West Residential Ownership Urban that
allows for flexible parking standards.
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The proposed tandem parking spaces are located in open parking areas and not
in a two -car tandem garage as allowed in the Urban Plan. Tandem "open"
parking was not encouraged in the urban plans for aesthetic reasons. This
configuration provides for independent access to the garage spaces, which is
unusual for .detached units. The garage spaces are more readily usable and the
tandem situation is similar to open parking on driveways leading to garages in
that the interior vehicle is blocked by the one parked on the driveway.
Condition No. 19 requires that the tandem parking spaces be properly striped
and identified with a minimum size of 8.5 feet wide by 19 feet long per space. A
sign is also required indicating that vehicles which are illegal parked in the
tandem parking spaces will be subject to being towed at the vehicle owner's
expense.
• Reduced Distance Between buildings — The proposed reduction will not contribute
to jeopardizing privacy of residents.
The proposed 6 feet distance between buildings is inevitable with the number of
proposed structures on this site. The urban plan allow for three-story structures
that would typically have inevitable privacy and shade and shadow impacts to
adjacent existing structures that are one and two stories. The proposed window
placement will not have privacy impacts to the residents.
• Apart from the requested deviations, proiect complies with Zoning Code and
intent of Residential Design Guidelines.
The overall architectural design promotes excellence and compatibility. The
three-story structures are modern in design with flat roofs, contemporary accents
and finishes and roof decks. The proposed units are not within the limits of 80
percent second -floor to first -floor ratio recommended in the City's Residential
Design Guidelines; however the staggered wall design at the rear and front
elevations diminishes the boxy design appearance from all four sides. The
deviation also contributes to reduced rear yard setbacks discussed above.
Condition No. 9 requires that no changes be allowed in the design of the
elevations or placement of the windows without approval.
• Reduced rear yard setback for three-story structure — The proposed deviation will
allow for three units to take access from Wallace Avenue.
The proposed residential units are proposed at 13'-5" and 12 feet from the rear
property line. Code requires a minimum 20 feet setback from the rear property line
for two story structures for privacy reasons. The project site is a corner lot with
three of the rear yards facing side yard of the adjacent property. This will alleviate
some of the privacy issues. In addition, the rear elevations incorporate various
colors, materials, and off -set so that they are visually interesting. The urban plan
allow for three-story structures that would typically have inevitable privacy and
shade and shadow impacts to adjacent existing structures that are one and two
stories.
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Fee Simple Lots with No Homeowners Association - A maintenance agreement
will be executed to guarantee maintenance issues and define the use of side
yards. Condition No. 16 requires that the details of the maintenance agreement
be reviewed and approved by the City Attorney and Planning Division.
Side Yard Easements — This will allow development of detached units with wall
openings on the sides. The applicant is proposing to allow use of the side yard of
the adjacent neighbor by recordation of an easement (similar to a zero lot line).
The easements typically allow use of the side yard and installation of only
landscaping. The advantage to the homeowner is having windows and openings
in the side yards; however, there are maintenance and drainage issues that need
to be addressed.
Condition No. 16 requires that the details of the maintenance agreement be
reviewed and approved by the City Attorney and Planning Division.
• The proposed Tentative Tract Map is consistent with subdivision requirements.
The property is physically suitable to accommodate the subdivision for
condominium purposes. Engineering staff has confirmed that there are no
interferences with the City's or other utility right-of-way areas and/or easements
within the tract.
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.
GENERAL PLAN CONFORMITY
If the deviations are supported, the proposed project could be found consistent with
General Plan Land Use Objective LU -1E.1 that notes building densities/intensities for
proposed new development projects shall not exceed the trip budget for applicable land
use classifications, as identified in the Land Use Element.
ENVIRONMENTAL DETERMINATION
If the request is approved, it would be exempt from the provisions of the California
Environmental Quality Act under Section 15303 for New Construction. If the request is
denied, it is exempt from the provisions of the California Environmental Quality Act
(CEQA) Section 15270(a) for projects which are disapproved.
ALTERNATIVES
The City Council:
Approve the General Plan Amendment and Planning Application PA -11-27. Pursuant
to the Planning Commission's recommendation, this would allow the applicant to
2. Deny all discretionary requests. The current general plan policy would be in place
for the project site and maximum number of units allowed will be limited to three
units on the project site.
CONCLUSION
The Planning Commission recommends approval of the proposed project. There are a
number of requested deviations involving policy decisions that require policy -level
decision making pursuant to a public hearing process. The proposal meets the overall
objectives of the Urban Plan by promoting ownership units. Some deviation requests are
unique to this project and have not been contemplated or anticipated during the adoption
of the Urban Plans.
MINOO ASHABI, AIA V KHANH NGUYE
Senior Planner Interim DevelopYeervices Director
Attachments: 1. City Council Resolutions and Draft Ordin
2. Location Map
3. Public comments
4. Submitted plans
cc: Chief Executive Officer
City Attorney
Public Services Director
Transportation Svs. Manager
City Engineer
City Clerk
Staff (4)
File (2)
Bryan Coggins
The Preface Group
2901 West Coast Highway, Suite 200
Newport Beach, CA 92627
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ATTACHMENT 1
RESOLUTION NO. 12-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
COSTA MESA APPROVING. GENERAL PLAN AMENDMENT
GP -11-03, PLANNING APPLICATION PA -11-27, AND
TENTATIVE PARCEL MAP 12-104 FOR DEVELOPMENT OF A
FOUR UNIT, SMALL -LOT RESIDENTIAL DEVELOPMENT
LOCATED AT 743 W. 20" STREET.
THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS
FOLLOWS:
WHEREAS, an application was filed by Bryan Coggins of The Preface Group on
behalf of, owner of real property located at 743 W. 20th Street, requesting approval of
the following:
• General Plan Amendment GP -11-03 to allow an exception in the General Plan
to permit "rounding up" the maximum allowable density, to the next whole
number for fractions of 0.65 or greater, for projects within Urban Plan areas. For
the subject application, the "rounding up" to the next whole number would allow a
4 -unit development (20.5 du/acre density) instead of maximum 3 -unit
development (20 du/acre allowed by the General Plan high density land use
designation.
• Master Plan PA -11-27 for development of a 4 -unit Residential Common Interest
Development. The application includes the following requested deviations from
Code requirements, Urban Plan standards, or Residential Design Guidelines:
(1) Lot size (one acre lot required, 0.195 -acre proposed);
(2) Rear yard setback requirement (20 -feet required, 12 -feet proposed);
(3) Wall setback in the front yard (max. 10 -feet allowed, 6 -feet proposed);
(4) Minimum distance between buildings (10 -feet required, 6 -feet proposed);
(5) Tandem parking (two tandem parking spaces proposed);
(6) Minimum and average lot size condominium lots;
(7) Elimination of requirement for a. common lot and Homeowner's Association;
(8) Deviation from Residential Design Guidelines requested for bulk/massing.
• Tentative Parcel Map PM -12-104 for residential subdivision of the parcel into four
fee -simple parcels for ownership.
WHEREAS, the City Council of the City of Costa Mesa adopted the 2000
General Plan on January 22; 2002;
WHEREAS, the General Plan is a long-range, comprehensive document that
serves as a guide for the orderly development of Costa Mesa;
WHEREAS, by its very nature, the General Plan needs to be updated and
refined to account for current and future community needs;
WHEREAS, an amendment to the General Plan Land Use Policy LU 2A.6 is
proposed to allow for rounding up density calculations related to projects within Urban
Plan areas;
WHEREAS, a duly noticed public hearing was held by the Planning Commission
.on April 9, 2012 and City Council on May 1, 2012 with all persons provided an
opportunity to speak for and against the proposed project;
WHEREAS, the project has been reviewed for compliance with the California
Environmental Quality Act (CEQA), the CEQA guidelines, and the City's environmental
procedures, and has been found to be exempt pursuant to Section 15061 (b) (3) (general
rule) of the CEQA. Guidelines, in that there is no possibility that adoption of this General
Plan Amendment will have a significant effect on the environment.
NOW, THEREFORE, BE IT RESOLVED that, based on the evidence in the
record, the CITY COUNCIL APPROVES General Plan Amendment GPA -11-03 which
amends the General Plan Land Use Policy LU -2A.6 as set forth in Exhibit "1 ", attached
to this resolution with respect to properties within the SoBECA and Westside Urban
Plan areas.
BE IT FURTHER RESOLVED that, based on the evidence in the record, the
findings contained in Exhibit" A", and subject to conditions of approvals contained in
Exhibits "B", the CITY COUNCIL APPROVES Planning Application PA -11-27 and
Tentative Parcel Map 12-104 with respect to the property described above.
BE IT FURTHER RESOLVED that the Costa Mesa City Council does hereby find
and determine that adoption of this Resolution is expressly predicated upon the activity
as described in the staff report for GPA -11-03, PA -11-27, and TPM -12-104 and upon
applicant's compliance with each and all of the conditions contained in Exhibit "B", as
well as with compliance of all applicable federal, state, and local laws. Any approval
granted by this resolution shall be subject to review, modification or revocation if there
is a material change that occurs in the operation, or if the applicant fails to comply with
any of the conditions of approval.
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PASSED AND ADOPTED this 1st day of May, 2012.
ATTEST:
Mayor of the City of Costa Mesa
APPROVED AS TO FORM:
City Clerk of the City of Costa Mesa City Attorney
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EXHIBIT "1"
Text Amendment to Land Use Policy
"Land Use Policy - LU -2A.6 Do not allow "rounding up" the number of
permitted residential units eXGeptfor when Ga+GUIa+iRg Rumher of permitted
,esodeRtial URits. The exceptions to this policy include: (1) lots existing as of
March 16, 1992, zoned R2 -MD that have less than 7,260 square feet in area,
and no less than 6,000 square feet, are subject to "rounding up" density
calculation fractions of 1.65 units or greater to two units; and (2) SoBECA, 19
West, Mesa West Bluffs, and Residential Ownership Urban Plan areas are
subject to rounding up density calculation fractions of 0.65 unit or greater to the
next whole number.
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ATTACHMENT 1
RESOLUTION NO. 12-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
COSTA MESA TO DENY GENERAL PLAN AMENDMENT GP-
11- 03, PLANNING APPLICATION PA -11-27, AND TENTATIVE
PARCEL MAP 12-104 FOR DEVELOPMENT OF A FOUR
UNIT, SMALL -LOT RESIDENTIAL DEVELOPMENT LOCATED
AT 743 W. 20TH STREET.
THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS
FOLLOWS:
WHEREAS, an application was filed by Bryan Coggins of The Preface Group on
behalf of, owner of real property located at 743 W. 20" Street, requesting approval of
the following:
• General Plan Amendment GP -11-03 to allow an exception in the General Plan
to permit "rounding up" the maximum allowable density, to the next whole
number for fractions of 0.65 or greater, for projects within Urban Plan; areas. For
the subject application, the "rounding up" to the next whole number would allow a
4 -unit development (20.5 du/acre density) instead of maximum 3 -unit
development (20 du/acre allowed by the General Plan high density land use
designation.
• Master Plan PA -11-27 for development of a 4 -unit Residential Common Interest
Development. The application includes the following requested deviations from
Code requirements, Urban Plan standards, or Residential Design Guidelines:
(1) Lot size (one acre lot required, 0.195 -acre proposed);
(2) Rear yard setback requirement (20 -feet required, 12 -feet proposed);
(3) Wall setback in the front yard (max. 10 -feet allowed, 6 -feet proposed);
(4) Minimum distance between buildings (10 -feet required, 6 -feet proposed);
(5) Tandem parking (two tandem parking spaces proposed);
(6) Minimum and average lot size condominium lots;
(7) Elimination of requirement for a common lot and Homeowner's Association;
(8) Deviation from Residential Design Guidelines requested for bulk/massing.
• Tentative Parcel Map PM -12-104 for residential subdivision of the parcel into four
fee -simple parcels for ownership.
WHEREAS, the City Council of the City of Costa Mesa adopted the 2000
General Plan on January 22; 2002;
WHEREAS, the General Plan is a long-range, comprehensive document that
serves as a guide for the orderly development of Costa Mesa;
WHEREAS, by its very nature, the General Plan needs to be updated and
refined to account for current and future community needs;
15
WHEREAS, an amendment to the General Plan Land Use Policy LU 2A.6 is
proposed to allow for rounding up density calculations related to projects within Urban
Plan areas;
WHEREAS, a duly noticed public hearing was held by the Planning Commission
on April 9, 2012 and by City Council on May 1, 2012 with all persons provided an
opportunity to speak for and against the proposed project;
BE IT RESOLVED that, based on the evidence in the record and the findings
contained in Exhibit "A," the City Council DENIES GPA -11-03, Planning Application PA -
11 -27 and Tentative Parcel Map TPM -12-104.
PASSED AND ADOPTED this 1st day of May, 2012.
ATTEST:
City Clerk of the City of Costa Mesa
1(9
0
Mayor of the City of Costa Mesa
APPROVED AS TO FORM:
City Attorney
EXHIBIT "A"
FINDINGS (DENIAL)
A. The proposed project does not comply with Costa Mesa Municipal Code Section
13-29(e) because:
1. A compatible and harmonious relationship does not exist between the
proposed use and existing buildings, site development, and uses on
surrounding properties.
2. The proposed project does not comply with the performance standards as
prescribed in the Zoning Code.
3. The proposed project is not consistent with the General Plan or Zoning Code.
B. The information presented does not comply with Costa Mesa Municipal Code
Section 13-29(14) in that the project does not meet the purpose and intent of the
Residential Design Guidelines, which are intended to promote design excellence
in new residential construction, with consideration being given to compatibility with
the established residential community. This design review includes site planning,
preservation of overall open space, landscaping, appearance, mass and scale of
structures, location of windows, varied roof forms and roof plane breaks, and any
other applicable design features.
C. The subdivision of the property for fee simple lots is not consistent with the City's
General Plan and Zoning Code.
D. The Costa Mesa Council denies GPA -11-03, Planning Application PA -11-27, and
Tentative Parcel Map TPM -12-104. Pursuant to Public Resources Code Section
21080(b)(5) and CEQA Guidelines Section 15270(a) CEQA does not apply to this
project because it has been rejected and will not be carried out.
E. The project is exempt from Chapter IX, Article 11, Transportation System
Management, of Title 13 of the Costa Mesa Municipal Code.
11
EXHIBIT "A"
FINDINGS (APPROVAL)
A. The proposed project complies with Costa Mesa Municipal Code Section 13-29(e)
because:
• The proposed use is compatible and harmonious with uses on surrounding
properties.
• Safety and compatibility of the design of the parking areas, landscaping,
luminaries, and other site features including functional aspects of the site
development such as automobile and pedestrian circulation have been
considered.
• The project, as conditioned, is consistent with the General Plan as amended by
General Plan Amendment GP -11-03.
• The planning application is for a project -specific case and does not establish a
precedent for future development.
B. The information presented substantially complies with Costa Mesa Municipal Code
Section 13-29(g)(14) in that:
a. The project complies with the City of Costa Mesa Zoning Code and meets
the purpose and intent of the Residential Design Guidelines, which are intended to
promote design excellence in new residential construction, with consideration being
given to compatibility with the established residential community. This design
review includes site planning, preservation of overall open space, landscaping,
appearance, mass and scale of structures, location of windows, varied roof forms
and roof plane breaks, and any other applicable design features.
b. The visual prominence associated with the construction of three-story
houses in a predominately single='story neighborhood has been reduced through
appropriate transitions between the first and second floors and the provision of
second floor offsets to avoid unrelieved two-story walls.
C. The proposed development plan and subdivision meets the broader goals of
the General Pian, Mesa West Residential Ownership urban plan, and the Zoning
Code by exhibiting excellence in design, site planning, integration of uses and
structures and protection of the integrity of neighboring development.
C. Pursuant to Section 13-29(g)(13) of the Municipal Code, the subject property is
physically suitable to accommodate Tentative Parcel 12-104 in terms of type,
design and intensity of development, and will not result in substantial
environmental damage nor public health problems, based on compliance with the
City's Zoning Code and General Plan. The applicant has requested deviations from
development standards and conditions of approval have been applied to the
project to compensate for specified deviations.
D. The design of the subdivision provides, to the extent feasible, for future passive or
natural heating and cooling opportunities in the subdivision, as required by
Government Code Section 66473.1.
E. The subdivision and development of the property will not unreasonably interfere
with the free and complete exercise of the public entity and/or public utility rights-
of-way and/or easements within the tract.
F. 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 from CEQA under Section 15303 for New
Construction.
G. The discharge of sewage from this subdivision into the public sewer system will not
violate the requirements of the California Regional Water Quality Control Board
pursuant to Division 7 (commencing with Section 13000 of the Water Code).
H. The information presented substantially complies with Costa Mesa Municipal Code
Sections 13 -29(g)(6), -13-29(g)(5) and 13-29(g)(1) in that:
• As conditioned, the master plan meets the broader goals of the General
Plan, and the Zoning Code by exhibiting excellence in design, site planning,
integration of uses and structures protecting the integrity of neighboring
development.
• Given constraints of the site, the proposal includes a small yard for each of
three units facing Wallace Avenue at the rear typical of a single family
residence. The corner unit is designed with a front yard proposed to be
enclosed with a combination of solid wall and fencing. (5 feet high) for
privacy reasons at 6 feet from the front property line. The 5 -foot privacy wall
on Wallace Street is designed with 29% encroachment into the property's
street frontage. As conditioned, the location and design of the wall will be
compatible with the building design and will not impact visibility at the corner.
• As conditioned, the proposed design, tandem parking provides for
independent access to the garage spaces. The garage spaces are more
readily usable and the tandem, situation is similar to open parking on
driveways leading to garages in that the interior vehicle is blocked by the
one parked on the driveway.
• The proposed 6 feet distance between buildings is inevitable with the
number of proposed structures on this site. The urban plan allow for three-
story structures that would typically have inevitable privacy and shade and
shadow impacts to adjacent existing structures that are one and two stories.
• The urban plan allow for three-story structures that would typically have
inevitable privacy and shade and shadow impacts to adjacent existing
structures that are one and two stories.
• As conditioned, the proposed 12 -foot rear yard setback for the second and
third stories is considered compatible with the neighboring residences with
regard to privacy (20 -foot setback required; 12 -foot setback proposed) in
that off -sets and design articulations have been incorporated into the rear
elevations. 19
The overall architectural design promotes excellence and compatibility. The
three-story structures are modern in design with flat roofs, contemporary
accents and finishes and roof decks. The proposed units are not within the
limits of 80 percent second -floor to first -floor ratio recommended in the City's
Residential Design Guidelines; however the staggered wall design at the
rear and front elevations diminishes the boxy design appearance from all
four sides. The deviation also contributes to reduced rear yard setbacks
discussed above.
The urban plan's minimum lot size of one -acre was intended to promote lot
consolidation and redevelopment of larger parcels. However, one of the
main objectives of the urban plans was to promote development by flexible
development standards and to encourage owner -occupied housing. This
proposal meets the intent of the urban plans in that it will provide ownership
opportunities in an area that is predominantly renter occupied and promote
economic vitality by new construction.
a. The improvement will not be materially detrimental to the health, safety and
general welfare of persons residing or working within the immediate vicinity of the
project or to property and improvements within the neighborhood.
b. The improvement is compatible and enhances the architecture and design
of the existing and anticipated development in the vicinity.
The project is exempt from . Chapter IX, Article 11, Transportation System
Management, of Title 13 of the Costa Mesa Municipal Code.
acs
EXHIBIT "B"
CONDITIONS OF APPROVAL
Ping. 1.
The expiration of Master Plan PA -11-27 shall coincide with the expiration
of the approval of the Tentative Parcel Map 12-104 which is valid for two
years. An extension request is needed to extend the expiration for each
additional year after the initial 2 -year period.
2.
The conditions of approval for PA -11-27 shall be blueprinted on the face
of the site plan as part of the plan check submittal package.
3.
Address assignment shall be requested from the Planning Division prior
to submittal of working drawings for plan check. The approved address
of individual units, suites, buildings, etc, shall be blueprinted on the site
plan and on all floor plans in the working drawings.
4.
Applicant shall defend, indemnify and hold harmless the City, its officials
and employees, against all legal actions filed challenging City's approval of
the applicant's project and/or . challenging any related City actions
supporting the approval. City shall have the right to select the attorney
defending it, if it elects to do so.
5.
The private, interior fences or walls between the homes shall be a
minimum of six feet in height.
6.
Prior to issuance of grading permits, developer shall submit for review
and approval a Construction Management Plan. This plan features
methods to minimize disruption. to neighboring residential communities
through specified measures, such as construction parking and vehicle
access and specifying staging areas and delivery and hauling truck
routes. Developer shall identify to the Development Services Director a
construction relations officer to act as a community liaison concerning
on-site activity, including resolu$ion of issues related to dust generation
from grading/paving activities.
7.
The subject property's ,ultimate finished grade level may not be
filled/raised in excess of 30 inches above the finished grade of any
abutting property. If additional fill dirt is needed to provide acceptable
on-site storm water flow to a public street, an alternative means of
accommodating that drainage shall be approved by the City's Building
Official prior to issuance of any grading or building permits. Such
alternatives may include subsurface tie-in to public storm water facilities,
subsurface drainage collection systems and/or sumps with mechanical
pump discharge in -lieu of gravity flow. If mechanical pump method is
determined appropriate, said mechanical pump(s) shall continuously be
maintained in working order. In any case, development of subject
property shall preserve or improve the existing pattern of drainage on
abutting properties. Applicant is advised that recordation of a drainage
easement across the private street may be required to fulfill this
requirement.
8.
The applicant shall contact the Planning Division to arrange a Planning
inspection of the site prior to the release of occupancy/utilities. This
inspection is to confirm that the conditions of approval and code
requirements have been satisfied.
9.
No modification(s) of the approved building elevations including, but not
limited to, changes that increase the building height, removal of building
a� .
articulation, or a change of the finish material(s), shall be made during
construction without prior Planning Division written approval. Failure to
obtain prior Planning Division approval of the modification could result in
the requirement of the applicant to (re)process the modification through a
discretionary review process or a variance, or in the requirement to
modify the construction to reflect the approved plans.
10. Transformers, backflow preventers, and any other approved above-
ground utility improvement shall be located outside of the required street
setback area and shall be screened upon view, under direction of
Planning staff. Any deviation from this requirement shall be subject to
review and approval of the Development Services Director.
11. Demolition permits for existing structures shall be obtained and all work
and inspections completed prior to final building inspections. Applicant is
notified that written notice to the Air Quality Management District may be
required ten (10) days prior to demolition.
12. Street trees in the landscape parkway shall be selected from Appendix D
of the Streetscape and Median Development Standards and
appropriately sized and spaced (e.g. 15 -gallon size planted at 30' on
centers), or as determined by the Development Services Director once
the determination of parkway size is made. The final landscape concept
plan shall indicate the design and material of these areas, and the
landscape/hardscape plan shall be approved by the Planning Division
prior to issuance of building permits.
13. The Wallace Street frontage shall feature 24 -inch box trees and 5 -gallon
shrubs that exceed the minimum size requirements of trees and shrubs
as described in the City's landscaping standards to the satisfaction of the
Development Services Director. The privacy wall/fence for the corner
parcel shall be of solid material painted to match the building and
incorporate modern design features (i.e., tubular steel) similar to the
building architecture. The landscape and fence plan shall be approved
prior to issuance of building permits.
14. The applicant shall install a minimum of three 24 -inch box trees at the
side yard of Parcel 1 adjacent,to the neighboring property for screening
and privacy.
15. Provide proof of recordation of TPM -12-104 prior to issuance of building
permits.
16. Applicant shall provide proof of recordation of maintenance agreements
and side yard easements prior to release of any utilities. The maintenance
agreement shall include a provision as to use and maintenance of
garages, open parking spaces, driveways and side yards. All documents
are subject to review and approval by the City Attorney. The applicant shall
submit all attornev fees related to review of these documents prior to
release of utilities.
17. Design, grading, and construction shall be performed in accordance with
the requirements of the California Building Code applicable at the time of
grading as well as the appropriate local grading regulations, and the
recommendations of the project geotechnical consultant as summarized
in a final written report, subject to review by the City of Costa Mesa
Building official prior to issuance of grading permits.
18. Prior to issuance of building permits, developer shall contact the U.S.
Postal Service with regard to location and design of mail delivery
M,
Eng.
facilities. Such facilities shall be shown on the site plan, landscape plan,
and/or floor plan.
19. The tandem parking spaces shall be properly striped and identified. The
minimum depth for each space in a tandem configuration shall be 8.5
feet wide by 19 feet long per space. A sign indicating that vehicles which
are illegal parked in the tandem parking spaces shall be subject to being
towed at the vehicle owner's expense.
20. Submit grading plans including a hydrology report and soils report.
21. Provide an erosion control plan.
22. At the time of development submit for approval an Offsite Plan to the
Engineering Division and Grading Plan to the Building Division that
shows Sewer, Water, Existing Parkway Improvements and the limits of
work on the site, and hydrology calculations, both prepared by a
registered Civil Engineer or Architect. Cross lot drainage shall not occur.
Construction Access approval must be obtained prior to Building or
Engineering Permits being issued by the City of Costa Mesa. Pay Offsite
Plan Check fee per Section 13-231 of the C.C.M.M.C. and an approved
Offsite Plan shall be required prior to Engineering Permits being issued
by the City of Costa Mesa.
23. A Construction Access Permit and deposit of, $730 will be required by
City of Costa Mesa, Engineering Division prior to start of any on-site
work, necessary during construction for street sweeping and to
guarantee replacement costs in, case of damage to existing public
improvements.
24. Maintain the public Right -of -Way in a "wet -down" condition to prevent
excessive dust and remove any spillage from the public Right -of -Way by
sweeping or sprinkling.
25. Obtain a permit from the City of.Costa Mesa, Engineering Division, at the
time of development and then construct P.C.C. Residential sidewalk per
City of Costa Mesa Standards as shown on the Offsite Plan, including
four (4) feet clear around obstructions in the sidewalk.
26. Obtain a permit from the City of Costa Mesa, Engineering Division, at the
4 time of development and then construct P.C.C. driveway approaches per
City of Costa Mesa Standards as shown on the Offsite Plan. Location
and dimensions are subject to the approval of the Transportation
Services Manager. ADA compliance required for all new driveway
approaches.
27. Obtain a permit from the City of Costa Mesa, Engineering Division, at the
time of development and then remove any existing driveways and/or
curb depressions that will not be used and replace with full height curb
and sidewalk.
28. Obtain a permit from the City of Costa Mesa, Engineering Division, at the
time of development and then reconstruct the wheelchair ramp on the
corner of West 20th Street and Wallace Avenue.
29. Per requirements of Real Property, City of Costa Mesa, Engineering
Division, dedicate a diagonal corner cut-off at the corner of West 20 th
Street and Wallace Avenue.
30. Fulfill City of .Costa Mesa Drainage Ordinance No. 06-19 requirements
prior to approval of Final Map.
31. Private on-site drainage facilities and parkway culverts or drains will not
be maintained by the City of Costa Mesa, they shall be maintained by the
911501
r�
owner of the property.
Fire 32. Homes shall be provided with Residential Fire Sprinkler Systems per
NFPA 13 w/CA amendments.
33. Provide smoke detectors.
Utilities 34. Prior to the issuance of a connection permit, the applicant shall pay the
applicable water connection fees.
SEA
CODE REQUIREMENTS (PA -11-27, TPM -12-104)
The following list of federal, state and local laws applicable to the project has been
compiled by staff for the applicant's reference. Any reference to "City" pertains to the
City of Costa Mesa.
Ping. 1.
All contractors and subcontractors must have valid business licenses to
do business in the City of Costa Mesa. Final inspections, final
occupancy and utility releases will not be granted until all such licenses
have been obtained.
2.
Approval of the planning application is valid for one (1) year from the
effective date of this approval and will expire at the end of that period
unless applicant establishes the use by obtaining demo permit(s),
grading permit(s), or building permit(s) for the authorized construction
and initiates construction. If the applicant is unable to establish the
use/obtain building permits within the one-year time period, the applicant
may request an extension of time. The Planning Division must receive a
written request for the time extension prior to the expiration of the
planning application.
3.
Trash enclosure or other acceptable means, of trash disposal shall be
provided. Design of.trash enclosure(s) shall conform to City standards.
Standard drawings are available from the Planning Division:
4.
All on-site utility services shall be installed underground. ,
5.
Installation of all new utility meters shall be performed in a manner so as
to obscure the installation from view from any place on or off the
property. The installation shall be in a manner acceptable to the public
utility and shall be in the form of a vault, wall cabinet, or wall box under
the direction of the Planning Division.
6.
Any mechanical equipment such as air-conditioning equipment and duct
work shall be screened from view in a manner approved by the Planning
Division.
7.
Two (2) sets of detailed landscape and irrigation plans, which meet the
requirements set forth in Costa Mesa Municipal Code Sections 13-101
through 13-108 and the City's Water Efficient Landscape Guidelines,
shall be required as part of the project plan check review and approval
process. Plans shall be forwarded to the Planning Division for final
approval prior to issuance of building permits.
8.
Landscaping and irrigation shall be installed in accordance with the
approved plans prior to final inspection or occupancy clearance.
9.
Two (2) sets of landscape and irrigation plans, approved by the
Planning Division, shall be attached to two of the final building plan sets.
10.
Address assignment shall be requested from the Planning Division prior
to submittal of working drawings for plan check. The approved address of
individual units, suites, buildings, etc., shall be blueprinted on the site plan
and on all floor plans in the working drawings.
11.
Prior to issuance of building permits, applicant shall contact the US Postal
Service with regard to location and design of mail delivery facilities. Such
facilities shall be shown on the site plan, landscape plan, and/or floor
plan.
12.
Proof of recordation of the final parcel map shall be submitted prior to
issuance of grading or building permits.
a5
13.
All on-site utility services shall be installed underground.
14.
Installation of all utility meters shall be performed in a manner so as to
obscure the installation from view from any place on or off the property.
The installation shall be in a manner acceptable to the public utility and
shall be in the form of a vault, wall cabinet, or wall box under the direction
of the Planning Division.
15.
Street addresses shall be visible from the public street and may be
displayed either on the front door, on the fascia adjacent to the main
entrance, or on another prominent location. When the property has alley
access, address numerals shall be displayed in a prominent location
visible from the alley. Numerals shall be a minimum six (6) inches in
height with not less than one -half-inch stroke and shall contrast sharply
with the background.
16.
Installation of all utility meters shall be performed in a manner so as to
obscure the installation from view from any place on or off the property.
The installation shall be in a manner acceptable to the public utility and
shall be in the form of a vault, wall cabinet, or wall box under the direction
of the Planning Division.
Bldg. 17.
Comply with the requirements of the 2010 California Residential Code,
California Electrical code, California Mechanical code , California
Plumbing code , and 2010 California Energy Code (or the applicable
adopted California Residential code, California Electrical code, California
Mechanical code California Plumbing Code, and California Energy Code
at the time of plan submittal) and California Code of Regulations also
known as the California Building Standards Code, as _amended by the
City of Costa Mesa.
.18.
The project applicant shall contact the Southern California Air Quality
Management District (SCAQMD) at 800-288-7664 for potential
additional conditions of development or required permits by SCAQMD.
19.
Submit a soils report for the projects, Recommendation of the Soils
Report shall be printed on the architectural and grading plans.
20.
Submit a grading plan and hydrology report.
21.
Submit an erosion controls plan with the grading submittal.
Fire 22.
Provide an automatic fire sprinkler system according to NFPA 13D.
23.
Street addresses shall be visible from the public street and may be
displayed either on the front door, on the fascia adjacent to the main
entrance, or on another prominent location. When the property has alley
access, address numerals shall be displayed in a prominent location
visible from the alley. Numerals shall be a minimum six (6) inches in
height with not less than one -half-inch stroke and shall contrast sharply
with the background.
Parks 24.
Street trees in the front and side setback shall meet with the approval of
the parks and parkways division.
25.
Applicant is advised that removal of existing trees within the public right-
of-way shall not be permitted without approval from the Parks and
Recreation Commission, and compliance with any applicable
requirements or conditions as determined by the Parks and Recreation
Commission. If any existing trees within the public right-of-way are
proposed to be removed, approval by the Parks and Recreation
Commission shall be required prior to the issuance of any permits.
26.
Park fees for the proposed development shall be remitted prior to
A(O
approval of the final map.
SPECIAL DISTRICT REQUIREMENTS (PA -11-27, TPM 12-104)
The requirements of the following special districts are hereby forwarded to the applicant:
Sani 1.
Applicant will be required to construct sewers to serve this project, at his
own expense, meeting the approval of the Costa Mesa Sanitary District.
2.
County Sanitation District fees, fixture fees, inspection fees, and sewer
permit are required prior to installation of sewer. To receive credit for
buildings to be demolished, call (714) 754-5307.
3.
Applicant shall submit a plan showing sewer improvements that meets
the District Engineer's approval to the Building Division as part of the
plans submitted for plan check.
4.
The applicant is required to contact the Costa Mesa Sanitary District at
(714) 754-5307 to arrange final sign -off prior to certificate of occupancy
being released.
5.
Unless an off-site trash hauler is being used, applicant shall contact the
Costa Mesa Sanitary District at (714) 754-5043 to pay trash collection
program fees and arrange for service for all new residences. Residences
using bin or dumpster services are exempt from this requirement.
6.
Applicant shall contact Costa Mesa Sanitary District at (949) 654-8400 for
any.additional district requirements.
School 7.
Pay applicable Newport Mesa Unified School District fees to the Building
Division prior is issuance of building permits.
State 8.
Comply with the requirements of the California Department of Food and
Agriculture (CDFA) to determine if red imported fire ants (RIFA) exist on
the property prior to any soil movement or excavation. Call CDFA at
(714) 708-1910 for information
91
City of Costa Mesa
CITY OF COSTA MESA - [Created: 4/19/2012 9:26:50 AM] [Scale: 72.4] [Page: 8.5 x 11 1 Portrait]
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ATTACHMENT 2
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ATTACHMENT 3
5�- NEWPORT CENTER ORTHOPEDIC;
MEDICAL & SURGICAL SUPPLIES
4ua " Your trusted resource for medicaland %ieaftfiicare needs since 1967
April 4, 2012
SENT VIA COURIER
Costa Mesa Planning Commission
City of Costa Mesa
P.O. Box 1200
Costa Mesa, CA 92628-1200
Re: Application # GP -11-03, PA -11-27
743 W. 20th Street
Date of Hearing: April 9, 2012
Dear Planning Commissioners:
I am writing this letter in response to the Official City Notic6 that you forwarded to me
relative to the proposed amendment to the General and Urban Master Plan for the
property located at 743 W. 20th Street. This matter is set for hearing on April 9, 2012.
I have been an owner of the property located across from the subject area for over 10
years. I take great pride in the ownership of my property and it is on this basis that I am
vehemently opposed to the proposed amendment.
Quite frankly; the addition of four stacked single family residences are not what will
benefit our community. I have been an active member of our community for decades and
Costa Mesa has the unique benefit of being developed as a quaint suburban area. Costa
Mesa has never lost its identity, and it is not designed for urban and metropolitan
development.
As I am sure you are well aware, other communities utilize metropolitan development in
order to overcompensate for minimal building space, and to provide an opportunity for
people to live close to their jobs and to limit the use of their automobiles. Although the
population density is considerably higher in such areas, this is offset by the decrease in
traffic during peak hours. This objective cannot be achieved by granting.this amendment.
Without question, acceptance of this proposed amendment will serve to increase traffic
when looking at the totality of the circumstances and the current development in the
surrounding area.
(949) 644-0065 • (800) 644-4247 • FAX (949) 644-93660
400 NEWPORT CENTER DRIVE, SUITE 104E NEWPORT BEACH, CALIFORNIA .92660
In addition to the aforementioned, the environmental impact by approving the proposed
amendment will be very costly for the neighborhood. The street parking will be cut by
the already inadequate parking area by approximately 6 parking spaces. This will lead to
more people illegally parking their cars, and creating a further safety hazard for the
existing residents. Significantly, there is a large population of children in the area. Their
safety is of utmost concern to me. Not only would this proposed amendment increase
safety issues for our children outside of residences, but should children reside in one of
the proposed units, they will not have any place (other than a small rooftop) to play. A
rooftop may be a solution for metropolitan developments, but it does not meet the
suburban standards of Costa Mesa.
Finally, acceptance of the proposal will lead to capacity issues in connection with the
existing water and sewer systems. Without further evaluations from a capacity and cost
bases thest
strain to -exist g' yste'<ns-make : h1s propose. arhe �drnent wtlo l i oglCal.
In conclusion, I care about my community. I do not want to see it deteriorate, because
the city may see what will only be a short term monetary gain. The negative impact to
the city of Costa Mesa far exceeds any benefit the proposal could provide. On this basis,
I respectfully request that you, as our fine officials deny the proposed amendment in its
entirety.
Respectfully,
Stella Chavos
80
ATTACHMENT 4
City Of Costa Mesa
DevelOpment Services Depart teat
FEB 2 2 2012
THE PREFACE GROUP
- METROPOLITAN LAND DEVELOPMENT
February 22id, 2012
TO: Minoo Ashabi
RE: Resubmission of "Quattro' - a new Urban Plan project
In response to your letter dated December 16th, 2011, please find our comments below, accompanied by
two 11" x 17" full projects sets and two 24" x 36" copies of the parcel map..
- Minimum lot size requirement - We recognize and appreciate the Urban Plan requirement to
accumulate 1.0 acres or greater. However, the neighborhood we are proposing to develop
consists of lots that typically measure 6,000 s.f. - 8,000 s.f.; therefore, we would need to acquire 6
or more lots to accumulate 1 acre. Additionally, the General Plan zoning for the parcel'is High
Density Residential.
- Maximum building Height - The Urban Plans allows 45 feet; our homes at their peak measure 36
feet. Also, the cover of the Urban Plans depict 3 story + roof deck homes and 4 story homes.
- Minimum open space - Our proposed project has 48% open space at grade and 62% total open
space. Lot 1 measures 2,362 s.f and has 1,125 s.f. of open space at grade, or 47.6%. Lot 2
measures 1,860 s.f. and has 809 s.f. of open space at grade, or 43.4%. Lot 3 measures 1,890 s.f.
and has 839 s.f. of open space at grade, or 44.4%. Lot 4 measures 2,380 s.f. and has 1,329 s.f. of
open space at grade, or 55.8%.
- Administrative adjustment to allow 6 -foot fencing within the front setback — Lot 1 has a rear yard
that is consumed by guest parking; therefore, to ensure a private yard for the home owner we are
requesting a 6 -foot -wall to enclose the side/front yard. Corner lots often the burden of multiple
streets crossing them, so a 6 -foot wall in not uncommon. This still leaves 4 feet for landscape
setback between the sidewalk and wall.
- Variance for minimum lot size proposed — Our project is not designed as a Common Interest
Development.
- Regarding staffs issues with the "livability of the proposed product with respect to privacy and
open space", each lot has far greater than 40% open space at grade, large private yards and ample
parking. Staffs concern with respect to "minimal separation between homes" is valued, but we
feel detached homes offer countless advantages over attached homes: fee simple lots, less
expensive to construct, less liability, more light, less likely to become rental product, increased
safety and greater demand from buyers and lenders. Like you, we would prefer a larger
separation between homes, but this would require eliminating a unit and that would render the
project infeasible.
- Your comments with regard to the Urban Plan requiring on-site amenities are appreciated, but we
feel those are intended for larger projects. A tot -lot, barbeque or picnic area would utilize 25-
2901 West Coast Highway, Suite 200, Newport Beach, CA, 92663 [P] 855.PREFACE [W] prefacegroup.com
31
35% of our entire lot. In addition, we are paying the highest park fees per unit in Orange County
for the benefit of our.&ture residents and the entire community.
- We agree that the project should be defined as a Parcel Map, not a Tentative Tract Map, and have
modified the map accordingly.
We agree that it makes sense to have calculations included for each lot and have modified the site
plan accordingly.
We have provided a shade/shadow analysis.
We have provided locations of structures on adjoining lots.
Roof deck height has been included.
Per our discussions, we are proposing the project has a maintenance agreement in lieu of a
Homeowners Association. Each home has direct access to public utilities and homes do not share
common area or common driveways.
The metal railing along the stairs and part of the roof deck has three purposes: 1) it breaks -up the
massing of the stucco; 2) provides for an urban loft look/feel; and 3) is a sustainable/green
material.
The roof deck will be coated with Pli-Dek waterproof decking surface. This will allow
homeowners to have raised plant beds to support an urban garden. The homes are being built in
an area close to many Costa Mesa businesses found along the Placentia and Harbor corridors, As
such, they will provide housing opportunities for those current engaged in long commutes. The
homes will have minimal grass, native plants and pervious pavers. Additionally, detached homes
allow far more light than attached homes, thus providing substantially less use of electricity.
We understand the project is Left with a few deviations. Below, a list of additional amenities the'project is
providing above -and -beyond what is required:
- Shared garages
- Pervious pavers
- Usable and relatively large private yards
- Roof decks
- Areas for planters, flowers on roof decks and balconies
- CC&Rs that will require garages to be used for vehicle storage only
- Modern architecture, windows, garage door -
- Trash area within the home
- Orientation of units away from the street toward a private drive
- Removes a non -conforming, dilapidated school building
We appreciate the excellent customer service and leadership of Costa Mesa's Planning Department,
Administration, Planning Commission and City Council. We are hopeful staff will support this project,
keeping in mind the enthusiasm demonstrated by the city's residents and City Council members at the
project's screening.
Sincerely,
Bryan Coggins
2901 West Coast Highway, Suite 200, Newport Beach, CA, 92663 [P] 855.PREFACE [W] prefacegroup.com
3�
T 4 _
TENTATIVE PARCEL MAP (TPM)
AND
SITE ADDRESS:
PRELIMINARY GRADING PLAN
743 W. 20TH STREET
ATTACHMEN
TPM No. 2012-104
COSTA MESA, CA 92627
A.P.N. 422-262-04
VIGrORIA ST.
749 WEST 20TH STREET
APN No. 422-262-04
LEGAL DESCRIPTION
THE WEST 70-FEET OF LOTS 1 AND 2 IN BLOCK "F" OF "TRACT No.
a
RESIDENTIAL LAND USE
612", IN THE CITY OF COSTA MESA, ORANGE COUNTY, STATE OF
CALIFORNIA AS PER MISCELLANEOUS MAP RECORDED IN BOOK
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20, PAGES 1-2 OF MAPS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAIDCOUNTY.
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SAME AS ABOVE
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PLANS PREPARED BY:
HAMILTON LAND DEVELOPMENT, INC.
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1 FIFE = 97.0 LOT 1
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COSTA MESA, CA 92627
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ACREAGE
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0.20 ACRES (8,492 SF) NET
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EXISTING WATERCOURSES:
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FLOODING POTENTIAL
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RESIDENTIAL LAND USE
FEMA FLOODPLAIN MAP No. 06059CO268J SHOWS NO
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FLOOD HAZARD ON THIS SITE
GENERAL NOTES:
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SURROUNDING LAND USE ON ALL FOUR SIDES IS: RESIDENTIAL
1. ALL EXISTING STRUCTURES, PAVEMENT AND TREES TO BE
REMOVED
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THERE ARE NO ADJOINING SUBDIVISIONS
2. EXISTING TREES NOT SHOWN. ALL ARE TO BE REMOVED
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3. FINAL MAP SHALL PROVIDE FOR EASEMENTS TO ADJACENT
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PROPOSED LAND USE
LOTS FOR PRIVATE YARDS, DRAINAGE, LANDSCAPING AND WALL
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NUMBER OF PROPOSED LOTS
APPROACH ON jNALLACE AVENUE TO BE
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LOT 4 FF E = 97.8
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LOT 1 = 2,361 SIF
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LOT 2 =1,860 SP.
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LOT 3 =1,890 SF
LOT 4=2,381 SF.
--
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BENCHMARK:
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DESCRIBED BY OCS 2001 - FOUND 3 3/4" OCS ALUMINUM
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BENCHMARK DISK STAMPED "CM-38-81", SET IN THE
'
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BY 15FT CONCRETE CATCH BASIN. MONUMENT IS LOCATED
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ALONG THE WESTERLY SIDE OF PLACENTIA AV
RESIDENTIAL LAND USE
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NORTHERLY OF THE CENTERLINE PROLONGATION OF 20TH
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-
1
STREET. MONUMENT IS SET LEVEL WITH SIDEWALK
BM#:CM-38-81 COSTA MESA
SITE PLAN NOTES
�-
ELEVATION: NAVD 88 - 98.319 FT. YEAR LEVELED: 2005
�- 1. CONSTRUCT V-TALL BLOCK WALL
LEGEND
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FL FLOWLINE PROPOSED PAVEMENT
®-- 4. GUEST PARKING STALL IN PRIVATE DRIVEWAY
-
TW TOP OF WALL
FF ,: FINISH FLOOR PROPOSED SIDEWALK
-
P.A. PLANTING AREA
-
-
FS FINISH SURFACE
FG FINISH GRADE PROPOSED EASEMENT
MIN. MINIMUM
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BW BACK-OFWAW(
GRAPHIC SCALE
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® RETAINING WALL
-
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EXISTING PROPERTY LINE
PLAN CHECK N0.
1 inch - 15 fL-
EXISTING SANITARY SEWER LINE
---------PROPOSED PROPERTY LINE
SUBMITTAL DATE: FEBRUARY,
2012
CIP NO.
,�"----. CONTOUR LINE
PRYB-Ma 9MEB W.&ISTAW
PLmsPwmmav:
TENTATIVE PARCEL MAP AND PRELIMINARY
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GRADING PLAN - TPM No. 2C12-104
749 WEST 20TH STREET
SHEET
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LAND DEVELOPMENT, INC.
APN No. 422-262-04
CITY OF COSTA MESA
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LOT SUMMARY
PARCEL1
THE PREFACE GROUP
LOT SIZE
2,362 S.F.
LOT DIMENSIONS
34'X70'
BUILDING COVERAGE
753 S.F.
DRIVEWAY/PARKING
484 S.F.
OPEN SPACE AT GRADE
1,125 S.F.
BALCONY
97 S.F.
ROOF DECK
202 S.F.
TOTAL OPEN SPACE
1,424 S.F.
PARCEL 2
THE PREFACE GROUP
LOT SIZE
1,860 S.F.
LOT DIMENSIONS
2TX70'
BUILDING COVERAGE
731 S.F.
DRIVEWAY/PARKING
320 S.F.
OPEN SPACE AT GRADE
809 S.F.
BALCONY
97 S.F.
ROOF DECK
202 S.F.
TOTAL OPEN SPACE
1,108 S.F.
PARCELS
THE PREFACE GROUP
LOT SIZE
1,890 S.F.
LOTDIMENSIONS
2T X70'
BUILDING COVERAGE
731 S.F.
DRIVEWAY/PARKING
320 S.F.
OPEN SPACE AT GRADE
839 S.F.
BALCONY
97 S.F.
ROOF DECK
202 S.F.
TOTAL OPEN SPACE
1,138 S.F.
PARCEL4
THE PREFACE GROUP
LOT SIZE
2,380 S.F.
LOT DIMENSIONS
34' X 70'
BUILDING COVERAGE
731 S.F.
DRNEWAY/PARKING
320 S.F.
OPEN SPACE AT GRADE
1,329 S.F.
BALCONY
97 S.F.
ROOF DECK
202 S.F.
TOTAL OPEN SPACE
1,628 S.F.
Q
THE PREFACE GROUP
SITE SUMMARY:
2901 WEST COAST HIGHWAY, SUITE 200
BLDG FOOTPRINTS:
NEWPORT BEACH, CA 92663
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(855)773-3223
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422-262-04
EXISTING ZONING:
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Site Plan
A::ACEN''T SRUCTURE
THE PREFACE GROUP j QUATTRO 743 West 20th
C
osta Mesa, California
2901 West Coast Highway
suiNetwpoOrttBeach, CA 92663 '! 4 UNIT DETACHED PLANNED DEVELOPMENT
(855) 773-3223
i, February 6, 2012
SITE PLAN SUMMARY
OWNER
THE PREFACE GROUP
SITE SUMMARY:
2901 WEST COAST HIGHWAY, SUITE 200
BLDG FOOTPRINTS:
NEWPORT BEACH, CA 92663
PRIV. DRIVEWAYS:
(855)773-3223
SITE ADDRESS:
743 WEST 20TH
APN:
422-262-04
EXISTING ZONING:
MESA WEST RESIDENTIAL OWNERSHIP
ROOF DECKS
URBAN OVERLAY ZONE
TOTAL OPEN SPACE
MULTIPLE FAMILY RESIDENTIAL
PLAN SUMMARY:
(MEDIUM DENSITY)
PROPOSED UNITS:
4 DETACHED HOMES
LOT AREA:
8,492 S.F. (0.195 ACRES)
DENSITY:
20.5 UNITS PER ACRE
SITE SUMMARY:
BLDG FOOTPRINTS:
2,946 S.F. (34.8%)
PRIV. DRIVEWAYS:
1,120 S.F. (132%)
GUEST PARKING:
324 S.F. (3.8%)
OPEN SPACE:
4,090 S.F. (48.1% PROVIDED AT GRADE)
BALCONIES
388 S.F. (2ND FLOOR OPEN SPACE)
ROOF DECKS
808 S.F. (ROOF OPEN SPACE)
TOTAL OPEN SPACE
5.286S.F.(622%AT GRADE + BALCONIES)
PLAN SUMMARY:
3 BEDROOM UNITS TYPICAL
1 ST FLOOR LIVABLE 259 S.F.
2ND FLOOR LIVABLE 672 S.F.
3RD FLOOR LIVABLE 698 S.F.
TOTAL LIVABLE
AREA `1,629 S.F.
GARAGE
459 S.F.
BALCONY
97 S.F.
ROOF DECK
202 S.F.
PARKING PROVIDED: 2 CAR ATTACHED GARAGEIUNIT (8 STALLS TOTAL)
8 OPEN GUEST STALLS
J 16 STALLS PROVIDED (4 STALLS PER UNIT)
BUILDING HEIGHT: 3 STORIES, 36 FOOT MAXIMUM HT. AT RIDGE
SITE PLAN NOTES
1." 6' HIGH SPLIT FACE BLOCK WALL -
TAN COLOR
2. 2 CAR GARAGE WITH 16' WIDE DOOR
3. 3 STORY DWELLING, TYP.
4. CONDUCT SITE DRAINAGE TO APPROVED
DRAINAGE OUTLET
5. PUBLIC SIDEWALK
5. 9'X 18' OPEN GUEST PARKING STALL
7. PRIVATE COURTYARD
8. LINE OF SECOND FLOOR ABOVE
9. 60" HIGH STUCCO 0/ BLOCK COURT
WALL WITH DECORATIVE CAP
10. CONCRETE WALKWAY
11. GUEST PARKING STALL IN PRIVATE DRIVEWAY
12. PRIVATE YARD AREA
13. PROPOSED PROPERTY LINE BETWEEN DWELLINGS
14. DECORATIVE PERVIOUS PAVING AT DRIVEWAYS, TYPICAL
0 8 16 24
SCALE: 1/8" = I'-0"
O 3373 Country Road, Fallbrook, CA 92028
121 Broadway, Suite 624, San Diego, CA 92101SEn
ARCHITECTURE www.summarch.com ; S r
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ROOF PLAN
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THE PREFACE GROUP Q U A T T p
Newport901 each,Coast FA 926y 4 UNIT DETACHED PLANNED DEVELOPMENT
Suite 200
Newport Beach, CA 92663
(855) 773-3723
35
I ST FLOOR PLAN
0 4 8 16
SCALE: 1/4" = 1'-0" r
743 West 20th e '
3373 Country Road, Hibrook, CA 92028 t
Costa Mesa, California O 121 Broadway, Suite 624, San Diego, CA 92101 i r n
ARCHITECTURE wwwsummarch_com r r
February 6, 2012 ';' 760'723'0484 .I
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Floor Plans - Parcels 2, 4 SCALE: 1/4 9_O 3 4 t9 - "n 0p�4 8 16
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THE PREFACE GROUP x_ ® ® 743 West 20th 3373 Country Road, Fallbroolf, CA 92028
2901 West Coast Highway R M Costa Mesa, California IA
l21 Broadway, Suite 624, San Diego, CA 92101om FP2
Suite 200 4 UNIT DETACHED PLANNED DEVELOPMENT ARCHITECTURw�5760-723-0484
Newport Beach, CA 92663
(855) 773-3223 February 6, 2012
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THE PREFACE GROUP
2901 West Coast Highway
Suite 200
Newport Beach, CA 92663
(855) 773-3223
QUATTRO
4 UNIT DETACHED SUBDIVISION
31
734 West 20th Street
Costa Mesa, California
February 6, 2012, �
SCALE: 1/4" = V-0"
J'v i \
gi
RCHITEC
PARCEL 2. 3. 4 ELEVATIONS
e
MATERIAL SCHEDULE
VERTICAL RIBBED SIDING
METAL AWNINGS
SLATE VENEER
SAND FINISH STUCCO
METAL DECOR RAILINGS
PARCEL i ELEVATIONS
0 8 16 24
3373 Country Road, Failbrook, CA 92028 3
121 Broadway, Ste 624, San Diego, CA 92101
760.723.0484 ,Nww.summarch.com
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REAR VIEW
VIEW FROM 20TH
AERIAL VIEW
THE PREFACE GROUP 734 West 20th Street
3373 Count ry Road, Fallbrook, CA 921211
2901 West Coast Highway
QUATTRO Costa Mesa, California /7 121 Broadway, Ste 624, San Diego, CA 92101
Suite 200 U V 760.723.0484 vvww.summarch.com 4
UNIT DETACHED SUBDIVISION
Newport Beach, CA 92663 �ARCHITECTUREJ/
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SHADE/SHADOW ANALYSIS
THE PREFACE GROUP Q Q T T R O 734 West 20th Street a 3373 Country Road, Falibrook, CA 92028
2901 West Coast Highway Costa Mesa, California UAR
Suite 200
121 Broadway,Ste 624, San Diego, CA 921
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2901 West Coast Highway Costa Mesa, California UAR
Suite 200
121 Broadway,Ste 624, San Diego, CA 921
01
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