HomeMy WebLinkAbout18 - NB-1 - UMP-12-03 Five Detached Single-Family Un - 8/7/2012CITY COUNCIL AGENOA REPORT
MEETING DATE: AUGUST 7, 2012 ITEM NUMBER:
SUBJECT: URBAN MASTER PLAN SCREENING REQUEST (UMP -12-03) FOR FIVE DETACHED
SINGLE-FAMILY RESIDENCES AT 1856 PLACENTIA PLACE AND 791 CENTER STREET
DATE: JULY 23, 2012
FROM: PLANNING DIVISIONIDEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: MINOO ASHABI, SENIOR PLANNER
FOR FURTHER INFORMATION CONTACT: MINOO ASHABI, AIA (714) 754-5610
minoo.ashabi(ftostamesaca.gov
RECOMMENDATION
Provide feedback on the proposed five -unit detached residential ownership project
(Attachment 3) within the Mesa West Residential Ownership Urban Plan area.
BACKGROUND
Mesa West Residential Ownership Urban Plan
The property is located within the Mesa West Residential Ownership Urban Plan area.
On April 4, 2006, City Council adopted the Mesa West Residential Ownership Urban Plan
to allow incentives for the development of ownership housing. The intent of the urban
plan is to provide development incentives for private property owners to reinvest and
redevelop their properties.
Urban Plan Summary Sheet
Please see the summary sheet for more information (Attachment 1).
The 20,946 square -foot (0.48 acre) property is located at the southeast corner of
Center Street and Placentia Avenue (Location Map, Attachment 2). The property is
zoned R-3 (Multiple Family Residential) and has a General Plan land use designation of
High Density Residential. The site is currently vacant.
The Mesa West Residential Ownership Urban Plan area allows a density bonus of up to
20 dwelling units per acre on a minimum one -acre sized lot. Under the current R-3
zone, the maximum density allowed on this property is mine units. The applicant
requests approval of five units at a density of 10 units per acre. Any deviation from the
Zoning or Urban Plan standards may be approved through the master plan subject to
specific findings.
EVALUATION OF DEVELOPMENT CONCEPT
This urban plan screening process will address the following issues:
1) Does the project meet Council's expectations for projects in the Urban Plan areas?
The screening process is an opportunity to determine if the conceptual project
meets Council's expectations for new projects in the urban plan areas. Council will
be providing initial feedback to the applicants.
2) Does Council have any comments on any requested deviations? The screening
process will highlight any requested deviations from the urban plans to Council's
attention.
The screening process allows the applicant to consider Councils' initial comments and to
refine the development concept based on their feedback. A one-page, project summary
sheet is attached (Attachment 1) for reference.
CONCLUSION
The screening process enables Council to address the central question about the
proposed development: Does the project concept meet Council's expectations for new
development in the Mesa West Residential Ownership Plan area?
Council's general comments do not set precedent for approval/denial nor constitute
final action on the development project. In addition, the applicant may expect the
Planning Commission to have other comments/concerns on a proposed development
concept that may not have been necessarily raised by City Council. The screening
process allows the applicant to consider Council's initial comments and to refine the
development concept based on their feedback.
- G
MINOO ASHABI PfflER NAG VI
Senior Planner Economic and Development Director/
Deputy CEO
Attachments: 1. Urban Plan Screening Summary Sheet
2. Location Map
3. Conceptual Plans
cc: Chief Executive Officer
Assistant Chief Executive Officer
Director of Economic & Development/Deputy CEO
Public Services Director
City Attorney
Transportation Services Manager
City Engineer
City Clerk (9)
Staff (7)
File (2)
Mark Rosene
RSI Construction Inc.
620 Newport center Drive, 12th fir
Newport Beach, CA 92660
3
FAM381 W ilWI
UMP -12-03
FIVE -UNIT SINGLE-FAMILY RESIDENTIAL DEVELOPMENT
1856 PLACENTIA AVE. AND 791 CENTER ST.
DEVELOPMENT CONCEPT
The 20,946 square -foot (0.48 acre) site is zoned R-3 (Multiple -Family Residential) and has a
General Plan land use designation of High Density Residential. The site is currently vacant. The
property is surrounded by R-3 zoned properties to the south and west, a neighborhood commercial
zoning to the north and medium density residential to the east.
The proposal involves construction of a five -unit, single-family detached development in the Mesa West
Residential Ownership Urban Plan area. The parcel is proposed to be subdivided as a condominium
map with five detached units. The proposed units are two -stories with a single -story garage. Each unit
contains 1,621 square feet of living area and an attached two -car garage. The project is intended to
provide additional home ownership opportunities in the City. The proposal complies with Code -
required parking supply.
DEVELOPMENT FLEXIBILITY IN THE RESIDENTIAL OWNERSHIP URBAN PLAN
The Mesa West Residential Ownership Urban Plan provides incentives for ownership housing by
allowing a density bonus of up to 20 units per acre. In this case, a density bonus is not applicable
because the R3 zoning currently allows 9 units (at 20 du/acre), and 5 units are proposed. The
applicant is requesting "development flexibility" or relief from the City's residential development
standards (i.e. front, side, and rear setbacks) as described in the Urban Plan. In the Urban Plan,
deviations from development standards could be allowed subject to the adoption of specific findings for
approval.
F
RequirementDeviation
.,.
Rear yard
20 feet
10 feet is proposed
• The adjacent structure is more than
setback
for a two-story
for the two-story
twenty feet from the proposed
structure
structure.
structures. The proposed 10 -foot
setback provides adequate space for
landscape screening.
Front
20 feet
12 feet and 18 feet
• The site is oriented on Center Street.
Setback
are proposed for
The Placentia frontage includes five
the two two-story
feet of landscaping and a perimeter
structures abutting
block wall. The curb adjacent sidewalk
the Placentia
allows for landscaping along the block
Avenue frontage.
wall to soften the appearance.
F
Side yard
1) Code requires a
Five feet and eight
• The residential structures are oriented
setback
minimum five feet
feet are proposed
on the side on Center Street with the
General Plan
setback on interior
setback for the one-
single story garage at 5 feet from the
side and 10 feet for
story and two-story
Center Street right-of-way. The two -
Proposed Project
corner lots.
structures facing
story structure is proposed at 8 feet
2) Residential
Center Street
from the right-of-way.
Design Guidelines
require 5 FT for 1st
• The structures meet the minimum
floor and 10 FT for
interior setback requirement (10 feet)
second floor for
and is abutting a parking lot for a
two-story
multiple family development for the
structures.
interior' setback.
TRAFFIC EVALUATION
The proposed project is below the maximum density allowance under the urban plan. Therefore, no
traffic impacts are associated with this project.
Description
Density
No. of
Average
Units
r.
General Plan
High Density:
9 units
90 trips
20 dwelling units per acre
Proposed Project
Medium Density:
5 units
50 trips
11 dwelling units per acre
Net Reduction in average
40 trips
daily trips compared to
General Plan:
CONCLUSION
The Urban Plans allow development flexibility in exchange for quality projects which promote home
ownership. In this case, the applicant is proposing a five -unit detached development for
homeownership at a density well below the allowable density in the R3 zone with a few deviations
from the minimum setback requirements. The final development plan requires approval by the
Planning Commission.
iv
City of Costa Mesa ATTACHMENT 2
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CITY COUNCIL
SUPPLEMENTAL REPORT
MEETING DATE: AUGUST 7, 2012 ITEM NUMBER:
SUBJECT: URBAN MASTER PLAN SCREENING REQUEST (UMP -12-03) FOR FIVE DETACHED
SINGLE-FAMILY RESIDENCES AT 1856 PLACENTIA PLACE AND 791 CENTER STREET
DATE: JULY 27, 2012
FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: MINOO ASHABI, SENIOR PLANNER
FOR FURTHER INFORMATION CONTACT: MINOO ASHAB.I, AIA (714) 754-5610
minoo.ashabi@costamesaca.gov
Attached please find the updated site plan and landscape plan for the proposed project.
Please let me know if you have any questions.
cc: Chief Executive Officer
Assistant Chief Executive Officer
Director of Economic & Development/Deputy CEO
Public Services Director
City Attorney
Transportation Services Manager
City Engineer
City Clerk (9)
Staff (7)
File (2
Mark Rosene
RSI Construction Inc.
620 Newport center Drive, 12th flr
Newport Beach, CA 92660
SITE PLAN
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PLANLEGEND OF ABBREVIATIONSS""ITE AND SYMBOLS
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CITY OF COSTA MESA AG ASPHALT COMPOSITE
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EG EXISTING GRADE
COUNTY OF ORANGE, STATE OF CALIFORNIA FS FINISH SURFACE
FF FlNISH FLOOR ELEV.
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PAD PAD ELEVATION
rl
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OWNER/SUBDMDER:
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NEWPORT BEACH, CA 92660
N89'39'16'W 110.00'
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n
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GFF GARAGE FINISH FLOOR
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EXISTING LAND USE: VACANT
SECOND FLOOR 781 SF
GL GARAGE LIP
TOTAL WING AREA 1,621 SF
OVERALL BUILDING
GARAGE 402 SF
2.
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EXISTING STREET LIGHT
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EXISTING ADJACENT LAND USES:
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DESCRIPTION
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SOUTH EXISTING RESIDENTIAL
EAST EXISTING RESIDENTIAL
WEST PLACENTIA AVENUE
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DECEMBER 3, 2009
--PROPOSED
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DESCRIPTION SQUARE ACRES
PERCENTAGE
FEET
OWNER/SUBDMDER:
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620 NEWPORT CENTER DRIVE, 12TH FLOOR
NEWPORT BEACH, CA 92660
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CITY OF COSTA MESA
MASTER SITE PLAN SNEET 1
1856 PLACENTA AVE. OF _1
COSTA MESA, CALIFORNIA PROJECT NO.
W17200
PROJECT DESCRIPTION
DESCRIPTION SQUARE
FEET
UNITS 1, 2, 3, 4 and 5
FIVE 2 -STORY SINGLE FAMILY RESIDENCES WITH ATTACHED GARAGES
FIRST FLOOR 840 SF
SECOND FLOOR 781 SF
TOTAL WING AREA 1,621 SF
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S
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1007
PRIVATE OPEN SPACE AREA 8,773 SF 0.201 AC
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BUILDING AREA 6,558 SF 0.151 AC
31%
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N45'16'09 E BETWEEN O.C.S. GPS POINTS 6232RI AND 6124.
LEGAL DESCRIPTION
LOT 1 OF TRACT 2394
APN: 424-203-11
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