FROM:
Planning Department
TITLE:
Title
Master Case No. 21-106, Tentative Tract Map 21-005 (Tract No. 20498) and Design Review No. 21-042; A request for the site and architectural review of forty-six (46) attached row houses with a tot lot and paseos, pursuant to a categorical exemption in accordance with CEQA Guidelines section 15332.
End
RECOMMENDATION:
Based on the information in the staff report and subject to the attached findings and conditions of approval, staff recommends that the Planning Commission adopt Resolution PC No. 2023- ___; and,
1. Determine that the project is categorically exempt pursuant to Section No. 15332 (Class No. 32, Infill Development), and Section No. 3.22 (Categorical Exemption) of the 2019 Local Guidelines for Implementing the CEQA, and direct staff to file a Notice of Exemption; and,
2. Approve Tentative Tract Map No. 21-005 (Tract No. 20498) and Design Review No. 21-042.
APPLICANT:
Calabash Fontana Holding LLC
34 Woodcrest
Irvine, CA 92603
LOCATION:
The project site is located 8162 Calabash Avenue (Assessor Parcel Number: 0230-011-36).
REQUEST:
Tentative Tract Map No. 21-005 (Tract No. 20498) is a request for a condominium map of forty-six (46) attached row houses.
Design Review No. 21-042 is a request for site and architectural review and approval for the construction of forty-six (46) attached row houses on 2.5 acres including a tot lot.
PROJECT PLANNER:
Alejandro Rico, Associate Planner
BACKGROUND INFORMATION:
Land Use Designations:
PROJECT DESCRIPTION:
A. Project Area: Approximately 2.5
B. Building Analysis:
Plan 1: 2 bedrooms, 2 baths 4 units 1,095 square feet
Plan 2: 2 bedrooms, 2 baths 16 units 1,153 square feet
Plan 3: 4 bedrooms, 3 baths 22 units 1,143 square feet
Plan 4: 3 bedrooms, 3 baths 2 units 1,243 square feet
Plan 5: 3 bedrooms, 3 baths 2 units 1,246 square feet
C. Parking Analysis:
Required:
1.5 Spaces for units of two (2) bedrooms or more
69 parking spaces are required
Proposed:
Two garage spaces per unit
92 total parking spaces
ANALYSIS:
The applicant, Calabash Fontana Holding LLC (“Applicant”), is requesting that the Planning Commission review and approve Tentative Tract Map No. 21-005 (TTM No. 20498) and Design Review No. 21-042 to construct forty-six (46) attached rowhome units and a tot lot. The proposed unit’s range in size from 1,095 square feet to 1,246 square feet and will be constructed within the Route 66 District of the Form Based Code.
Tentative Tract Map:
The proposed Tentative Tract Map No. 21-005 (Tract No. 20498) is intended to allow the developer to sell each unit for condominium purposes. A Homeowners Association (HOA) will be established for maintenance of the public areas such as the drive aisles, landscaping and recreation area. The applicant is proposing forty-six (46 units on a 2.5 acre site which calculates to a density of 18.4 units per acre. This density is within the eighteen (18 to thirty-nine (39 units per acre range that is required in the Route 66 District.
Vehicular access to the site will come from Calabash Avenue located to the east of the project site. Foothill Boulevard, which is a Major Highway, is approximately 260 feet north. The entry to the site is gated but allows a turnaround space for vehicles to exit the site.
Design Review:
The project site is located within the Route 66 District of the Form Based Code which requires that an applicant select a specific building and entry type. The Applicant is proposing row house style buildings with a progressive Tuscany architectural style. Row houses are intended to be a series of attached units that are side by side with ground floor access. An asymmetrical design is shows elevation plans that vary in height, architectural design and color for each row house. The architecture features a progressive Tuscany design with tile roofs, shutters, window tails, window ledges, stone veneer and parapet walls. Porch entries are proposed along Calabash Avenue and the perimeter paseo located throughout the perimeter of the project site. These porches are to be constructed with veneer wrapped columns, pitched roof and carriage lights along the wall. Landscaping is incorporated to the design of the project to enhance the pedestrian experience.
An amenity area is a key feature of the project that includes a tot lot located near the rear of the site. This area is accessed through an interior sidewalk adjacent to the drive aisle and paseos located on the perimeter of the site. The paseos are adjacent to the side and rear property lines and will include landscaping. This layout allows for enhanced visibility from the front entries of the units. The buildings are setback approximately 20 feet from the property line which ensures visibility in this common area.
Grading/Walls
The existing site is vacant and undeveloped and the Applicant is proposing to install six (6) foot high block walls along the interior and rear property lines for screening purposes. The project site is at a higher grade along the western portion of the site and retaining walls are required. Combined walls are limited to a nine (9) foot height maximum per the Zoning Code and the Applicant is meeting this requirement by offsetting freestanding walls from retaining walls as needed.
Pedestrian access to the site is a key focus of the Form Based Code. Porch entries are proposed along Calabash Avenue and the perimeter of the site to emphasize pedestrian connectivity.
Environmental
The project qualifies for a Categorical Exemption pursuant to Section No. 15332, (Class No. 32, In-Fill Development Project) of the California Environmental Quality Act (CEQA) and Section No. 3.22 (Class 32-In-Fill Projects) of the 2019 Local Guidelines for Implementing CEQA. This project site is considered In-Fill Development and meets the CEQA requirements of In-fill: (1) The project is consistent with the Walkable Mixed-Use Corridor & Downtown (WMXU-1) General Plan land use designation and the Form Based Code (FBC) Route 66 subdistrict designation and regulations; (2) The project site is less than five (5) acres at approximately 2.5 adjusted gross acres; (3) The project site is not within any known sensitive or threatened habitat area; (4) The project site will not have any significant effect related to traffic, noise, air quality, or water quality; and (5) There are adequate public utilities services for the development of the proposed condominium complex.
MOTION:
Approve staff’s recommendation
ATTACHMENTS:
1. Vicinity Map
2. Project Plans
3. Planning Commission Resolution, Finding, and Conditions of Approval
4. Notice of Exemption
5. Notice of Public Hearing