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Home My WebLink About08 - NB-2 - Urban Master Plan Screening Request(UMP) - 1/6/2015CITY COUNCIL AGENDA REPORT MEETING DATE: JANUARY 6, 2015 ITEM NUMBER: IVB - 2 SUBJECT: URBAN MASTER PLAN SCREENING REQUEST (UMP -14-06) FOR A 4 -UNIT RESIDENTIAL COMMON INTEREST DEVELOPMENT LOCATED AT 2068 MAPLE AVENUE DATE: DECEMBER 22, 2014 FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: MINOO ASHABI, PRINCIPAL PLANNER FOR FURTHER INFORMATION CONTACT: MINOO ASHABI, AIA (714) 754-5610 minoo.ashabi@costamesaca.gov RECOMMENDATION Provide feedback on proposed Urban Master Plan for a 3 -story, 4 -unit residential common interest development project within the Mesa West Residential Ownership Urban Plan. BACKGROUND The 10,260 square foot site is located on the east side of Maple Avenue south of a site currently under construction with 6 dwelling units. The site is currently vacant and located within the Mesa West Residential Ownership Urban Plan. On April 4, 2006, City Council adopted the Urban Plan to allow incentives for the development of ownership housing projects. The intent of the urban plan is to provide development/economic incentives for private property owners to reinvest and redevelop their properties. Residential units up to 20 du/acre and three -stories are allowed in the Mesa West Residential Ownership Urban Plan. The proposed development is similar in design, height and site planning to a six -unit residential project approved on April 23, 2012, currently under construction. Please see the summary sheet for more information (Attachment 1). EVALUATION OF DEVELOPMENT CONCEPT This urban plan screening process will address the following issues: 1) Does the project meet Council's expectations for projects in the Urban Plan areas? The screening process is an opportunity to determine if the conceptual project meets Council's expectations for new projects in the urban plan areas. Council will be providing initial feedback to the applicants. 2) Does Council have any comments on any requested deviations? The screening process will highlight any requested deviations from the urban plans to Council's attention. The screening process allows the applicant to consider Councils' initial comments and to refine the development concept based on their feedback. CONCLUSION The screening process enables Council to discuss the project at preliminary planning stage and consider whether the project meets Council's expectations for new development in the Mesa West Residential Ownership Urban Plan area. Council's general comments do not set precedent for approval/denial nor constitute final action on the development project. In addition, the applicant should expect the Planning Commission to have other comments/concerns on a proposed development concept that may not have been raised by City Council. The screening process allows the applicant to consider Council's initial comments and to refine the development concept based on their feedback. MINOO ASHABI, AIA Principal Planner GARY ARMSTRONG, AICP Economic and Development Services Director Attachments: 1. Urban Plan Screening Summary Sheet 2. Location Map 3. Zoning Map 4. Mesa West Residential Ownership Urban Plan Map 5. Conceptual Plans cc: Chief Executive Officer Assistant Chief Executive Officer Public Services Director City Attorney Transportation Services Manager City Engineer City Clerk (9) Staff (7) File (2) ATTACHMENT 1 4 -UNIT RESIDENTIAL DEVELOPMENT 2068 MAPLE AVENUE DEVELOPMENT CONCEPT The 10,260 square foot rectangular site is zoned R2 -HD and has a General Plan land use designation of High Density Residential. The proposal includes four three-story units comprised of three two bedroom units and one three-bedroom unit at the rear. All the units have the same footprint and include 1,531 square feet of living space divided into second floor living and dining areas and third level bedrooms. A roof deck is proposed for all units that covers approximately 50 percent of the footprint of the building. The site is currently vacant and includes a drive approach on the south side. The applicant is proposing to provide a new driveway approach on the north side of the site to allow a 27 -foot separation from the three-story units to the north of the site. The units are aligned with the southerly property line with a seven -foot setback. Parking Unlike a residential common -interest development where four parking spaces per unit are required, the required parking for the four -unit small lot subdivision or one lot subdivision is calculated based on the number of bedrooms. Units with two bedrooms are required three parking spaces and the three bedroom unit is required four spaces. The proposed units each include a two -car garage. The site plan provided five open parking spaces in between the units and at the rear of the site. This configuration meets the parking requirements. Open Space The R2 -HD zone requires a minimum of 40 percent open space. The proposal provides approximately 45 percent of open space including 30.9 percent at ground level and 14 percent at balconies and upper decks. The project will be subject to payment of park in lieu fees of $13,572 per unit for detached products. In comparison, the project at 2070 Maple Avenue provided 30 percent open space at ground level. Each unit will include a small private open space at the ground floor which are approximately 260 square feet in area with a minimum dimension of 7 feet. DEVELOPMENT FLEXIBILITY IN URBAN PLANS The Urban Plans provide incentives for ownership housing by allowing deviations from development standards, subject to the approval of the Planning Commission. The applicant is requesting "development flexibility" from the Urban Plan standards. DEVIATION FROM DEVELOPMENT STANDARDS The Urban Plans allow development flexibility in exchange for quality projects that meet the Urban Plan vision. The applicant is proposing four residential units for ownership consistent with the vision of the urban plans. This development ties into the recently approved project on the north of the site. The final development plan requires approval by the Planning Commission and would require compliance with the development standards. • Minimum Lot Size: One acre required; 0.235 -acre proposed A subdivision request is not included with the proposal; however, the following is a comparison of standards if the project is subdivided as a common interest development vs. a small lot subdivision: Standard Proposed Common Interest Development Small Lot Subdivision Rear yard setback 12 feet 20 feet 10 feet Minimum lot size Not provided 3,000 SF N/A Average lot size 2,565 SF 3,500 SF N/A Open sace 30.9% 40% 30% Private open space 256 SF 400 SF 200 SF Front setback Side yard setback 12 feet 7 feet 20 feet 5 feet 20 feet 10 feet Please note that if a subdivision in conformance with the Small Lot Subdivision Ordinance is requested, adequate open space, private open space and rear setback would be provided. There is no minimum or average lot size requirement; therefore, the project will be in conformance with subdivision and master plan standards with the exception of front yard, side yard and rear yard setbacks. As envisioned by the urban plans, a residential development would be compatible with the residential mix of high and medium density of the neighboring properties. Since there is adequate separation from the units to the north of the site, shade and shadow impacts will also be minimized. MERITS OF THE URBAN PLAN SCREENING REQUEST Following is a summary of the merits of the proposed project at this location: 1. Pro"ect meets the followinq ob'ectives of the Mesa West Bluffs Urban Plan: • Stimulate improvement in the Mesa West Residential Urban Plan area through well- designed and integrated residential development that is nontraditional in form and design with flexible open floor plans and which complements the surrounding existing development. • Provide a new detached vertical housing type including upper decks to appeal to a diverse residential population. • Encourage the design and development of urban residential structures reflecting the urban character envisioned in the urban plans. 2. Project location is appropriate for the proposed land use. The project site is adjacent to a 6 -unit three story development currently under construction. The adjacent property was approved with a deviation from side and rear yard setbacks and front landscape requirements. The urban plans envisioned that flexible development standards in this area such as the added height would stimulate development in this area which is mostly developed with 1950s structures. 3. Proposer! Development is consistent with the obiectives of the Zoiaina Code and Urban Plan. The proposed residential development is consistent with the goals and policies of the General Plan and development standards of the Mesa West Residential Ownership Urban Plans. The proposed development generally meets the setback requirements and development standards of the Zoning Code, Small Lot Subdivision Ordinance and the Mesa West Residential Ownership Urban Plan as it pertains to density, parking, open space, and vehicular circulation. d ATTACHMENT 2 PROJECT SITE .. 0, OM, -5 ATTACHMENT ZONING MAP -L- arraataaiiaal■ z � Ifs 1lIAIlfftlllAt �� nm■ ■aaara *+lit /Iif /i /i■ _ + � l�ilf��Y ■trtrr .�-� 111Af1111 � .' = IAIAi111/ t 11/111119 �•' *i. - g 11lUII11 IIAAIIAAF sir AI!l11�1/ /s1{11111111 r 1dRIft b1liII11-- kl:;oiVOW CALIBER DEVELOPMENT & CONSTRUCTION INC. 2549 EASTBLUFF DRIVE, SUITE 102 NEWPORT BEACH, CA 92660 (949)340-7220 .tita Pia n 2068 MAPLE AVENUE 4 UNIT DETACHED SUBDIVISION -18- z w O N ATTACHMENTS SITE PLAN SUMMARY OWNER: CALIBER DEVELOPMENT & CONSTRUCTION INC. 2549 EASTBLUFF DRIVE, SUITE 102 NEWPORT BEACH, CA 92060 (949) 340-7220 SITE ADDRESS: 2000 MAPLE AVENUE APN: EXISTING ZONING: MESA WEST RESIDENTIAL OWNERSHIP URBAN OVERLAY ZONE MULTIPLE FAMILY RESIDENTIAL (MEDIUM DENSITY) GENERAL PLAN: MULTIPLE FAMILY RESIDENTIAL (HIGH DENSITY) PROPOSED UNITS: 4 DETACHED HOMES- 3- 2 BDRM, 1- 3 BORM LOT AREA: 10,200 S F (0 235 ACRES) DENSITY: 17 0 UNITS PER ACRE SITE SUMMARY: BLDG FOOTPRINTS: 2,500 S F (244%) PRIV DRIVEWAYS: 3,700 S F (30 B%) GUEST PARKING: 010 S F ( 7 9%) OPEN SPACE: 3,170 S F (30 9% PROVIDED AT GRADE) BALCONIES 200 S F (2ND FLOOR OPEN SPACE) ROOF DECKS 1200 S F TOTAL OPEN SPACE 4,630 S F (45 1% AT GRADE, BALCONY, ROOF DECK) PLAN SUMMARY: LIVABLE FLOOR AREA AREA 1 ST FLR 205 S.F. 005 S F 2ND FLR 641 SF 605 S F. 3RD FLR 605 SF 695 S F_ TOTAL LIVABLE 1,531 ST BALCONY 44 S F ROOF DECK 315 S F. GARAGE 400 S F PARKING PROVIDED: 2 CAR ATTACHED GARAGEIUNIT (0 STALLS TOTAL) 5OPEN GUEST STALLS 13 STALLS PROVIDED BUILDING HEIGHT: 3 STORIES, 36-T HEIGHT AT PARAPET 0 10 20 30 SCALE: I / 10" = 1'-0" Costa Mesa, California& 5256 S. MISSION ROAD, SUITE 404 ��t4% BONSALL, CA 92003 JV VAC Hwww.summarch.com December 16, 2014 760.724 1198 O i co CSI 30'-5" THIRD FLOOR PLAN - UNIT 4 30'-5" 25'-2" O ROOF PLAN LIVABLE AREA 1 ST FLR O 2ND FLR CV 3RD FLR 685 S.F. BALC- LIVING BALCONY 44 S.F. DINING � DN u S December 16, 2014 PAN KITCHEN DW 9L rRid —_--.- REF -_ < - - ------------- __._-----_SECOND SECONDFLOOR PLAN O ROOF PLAN LIVABLE AREA 1 ST FLR O 2ND FLR CV 3RD FLR 685 S.F. TOTAL LIVABLE ('7 BALCONY 44 S.F. C1I 315 S.F. r ORCH TRY PLAN SUMMARY ROOF PLAN LIVABLE AREA 1 ST FLR 205 S.F. 2ND FLR 641 S.F. 3RD FLR 685 S.F. TOTAL LIVABLE 1,531 S.F. BALCONY 44 S.F. ROOF DECK 315 S.F. GARAGE 480 S.F. 30'-5" i GARAGE 20'x 20' CLR 71FEE 30'-5" FIRST FLOOR PLAN FLOOR AREA 685 S.F. 685 S.F. 685 S.F. THIRD FLOOR PLAN - UNITS 1-3 ROOF PLAN Floor Plans 0 4 8 16 SCALE: 1/4" = I'-0" CALIBER DEVELOPMENT & CONSTRUCTION INC. 2549 EASTBLUFF DRIVE, SUITE 102 NEWPORT BEACH, CA 92660 0 6 8 MAPLE COSt3 Mesa, California ,, { jI `�,� ,/,; r" '� 1 ��U , V 5256 S. MISSION ROAD, SUITE 404 BONSALL, CA 92003 (949)340-7220 4 UNIT DETACHED SUBDIVISION 1y: ARCHITECTUFi 576m0a7rc 8 L December 16, 2014 -q- RIGHT ELEVATION REAR ELEVATION LEFT ELEVATION FRONT ELEVATION 0 4 8 12 Elevations SCALE: 1/4" = 1'-0" CALIBER DEVELOPMENT & CONSTRUCTION INC. 2549 EASTBLUFF DRIVE, SUITE 102 2 O 6 S MAPLE AVENUE Costa Mesa, California 5256 S. MISSION ROAD, SUITE 404 NEWPORT BEACH, CA 92660 SUARCHMITQTUR�k BONSALL, CA 92003 (949)340-7220 4 UNIT DETACHED SUBDIVISION www.Summarch.com 760.724.1198 December 16, 2014 CALIBER DEVELOPMENT & CONSTRUCTION INC. 2549 EASTBLUFF DRIVE, SUITE 102 NEWPORT BEACH, CA 92660 (949)340-7220 VIEW FROM NORTHEAST Pemective I 2068 MAPLE AVENUE 4 UNIT DETACHED SUBDIVISION Costa Mesa, California 5256 S. MISSION ROAD, SUITE 404 BONSALL, CA 92003 Aff ECTL]R www.summarch,com December 16, 2014 760,724.1198 ,+` ` �� - � sem' ti- �---. -:=•i -"-:; _� ^--rs';�=�r4J��" [: : =�'. _"--'�''- _ -: �_;Y. � _ VIEW FROM NORTHWEST Perspective 2 CALIBER DEVELOPMENT & CONSTRUCTION INC. 2 O 6 S MAPLE AVENUE Costa Mesa, California r 5256 S. MISSION ROAD, SUITE 404 2549 EASTBLUFF DRIVE, SUITE 102IAD� NEWPORT BEACH, CA 92660 BONSALL, CA 92003 r (949SUITE220 4 UNIT DETACHED SUBDIVISIONIS- ARCO-IITECTUR W5760.724.1cI9B J December 16, 2014 5 �e --yr ,+` ` �� - � sem' ti- �---. -:=•i -"-:; _� ^--rs';�=�r4J��" [: : =�'. _"--'�''- _ -: �_;Y. � _ VIEW FROM NORTHWEST Perspective 2 CALIBER DEVELOPMENT & CONSTRUCTION INC. 2 O 6 S MAPLE AVENUE Costa Mesa, California r 5256 S. MISSION ROAD, SUITE 404 2549 EASTBLUFF DRIVE, SUITE 102IAD� NEWPORT BEACH, CA 92660 BONSALL, CA 92003 r (949SUITE220 4 UNIT DETACHED SUBDIVISIONIS- ARCO-IITECTUR W5760.724.1cI9B J December 16, 2014 CALIBER DEVELOPMENT & CONSTRUCTION INC. 2549 EASTBLUFF DRW SUITE 102 NEWPORT BEACH, CA 92660 (949) 340-7220 3 VIEW FROM NORTH Perspective 3 MAPLE AVENUE 4 UNIT DETACHED SUBDIVISION -1-5- Costa Mesa, California WA HITECTUR December 16, 2014 5256 S. MISSION ROAD, SUITE 404 BONSALL• CA 92003 www.summarch.com b 760.724.1198 VIEW FROM SOUTH Perspective 4 CALIBER DEVELOPMENT & CONSTRUCTION INC. 2 O 6 S MAPLE AVENUE Costa Mesa, California 5256 S. MISSION ROAD, SUITE 404 2549 EASTBLUFF DRIVE, SUITE 102 BONSALL, CA 92003 NEWPORT BEACH, CA 92660 S (949)340-7220 4 UNIT DETACHED SUBDIVISION URGMwww.summarch.com December 16, 2014 760.724.1198 10 AM - JUNE 21 CALIBER DEVELOPMENT & CONSTRUCTION INC. 2549 EASTBLUFF DRIVE, SUITE 102 NEWPORT BEACH, CA 92660 (949) 340-7220 10 AM - DECEMBER 21 mum 2 PM - JUNE 21 Shadow Study MAPLE A VE N U E Costa Mesa, California 4 UNIT DETACHED SUBDIVISION IA CHITECTUA December 16, 2014 2 PM - DECEMBER 21 SCALE: 1/32" = 1'-0' —l15- 0 32 64 96 5256 S. MISSION ROAD, SUITE 404 BONSALL, CA 92003 n www.summarch.com VX 760.724.1198