FROM:
Planning Department
TITLE:
Title
Master Case No. (MCN) 21-000106-R1: Design Review (DR) No. 21-000042-R1 - A request to modify previously approved design plans for a new townhouse site with a total of 46-units on a 2.4-acre parcel located at 8162 Calabash Avenue (Assessor Parcel Number 0230-011-36), pursuant to a categorical exemption in accordance with CEQA Guidelines section 15332.
End
RECOMMENDATION:
Based on the information contained in the staff report and subject to the attached Findings and Conditions of Approval, staff recommend that the Planning Commission adopt Resolution No. PC 2026 - ____, and
1. Determine that the project is categorically exempt pursuant to Section No. 15332 (Class No. 32, Infill Development) of the California Environmental Quality Act, and Section No. 3.22 (Categorical Exemption) of the Local 2019 Guidelines for Implementing the CEQA, and direct staff to file a Notice of Exemption; and
2. Adopt a resolution approving Design Review (DR) No. 21-00042-R1.
APPLICANT:
MV M16 LLC
5625 Land View Court.
Irvine, CA 92603
LOCATION:
The project site is located at 8162 Calabash Avenue (APN: 0230-011-36).
REQUEST:
Design Review (DR) No. 21-000042-R1; A request for modifications to a previously approved site and architectural review for 46 attached row houses and associated site improvements on an approximately 2.4-acre lot.
PROJECT PLANNER:
Alejandro Rico, Associate Planner
BACKGROUND INFORMATION:
Previous Approvals:
On September 19, 2023, the Planning Commission approved Design Review No. 21-042 for a 46-unit row house complex.
Land Use Table
PROJECT DESCRIPTION:
A. Site Area:
Approximately 2.4 acres
B. Density:
Allowed: 18-39 Dwelling Units/Acre
Proposed: 46 Units: 19 Dwelling Units/Acre
C. Building Height:
Allowed: 24-40 Feet
Proposed: 30.75 Feet
D. Setback Analysis:
Required:
Front: 25 feet
Side, Interior: 0 feet
Rear: 5 feet
Provided:
Front: 25 feet
Side, Interior: 17.45 feet
Rear: 12.6 feet
E. Parking Analysis:
Required: 69 spaces
Provided: 92 garages/ 8 open spaces
F. Amenities and Common Space:
Required: 5,077 square feet (5 percent)
Provided: 17,137 square feet (6 percent)
ANALYSIS:
The applicant, Calabash Fontana Holdings LLC. is requesting that the Planning Commission review and approve Design Review (DR) No. 21-000042-R1, modifying previously approved plans for 46 attached rowhouse units and associated on- and off-site improvements on approximately 2.4 gross acres. The proposed condominiums range in size from 1,456 square feet to 1,798 square feet and will be constructed within the Route 66 Gateway District of the Form Based Code.
Design Review No. 21-000042-R1
The request is to modify the previously approved site and architectural design for the development of a 46-unit row house style residential complex. The changes requested include modifications to floor plan layouts, increase in unit square footage range from 1,095 square feet to 1,246 square feet to 1,456 square feet to 1,798 square feet, reduction of building height (34.9 feet to 30.75 feet), and changing the architectural style of the buildings from Tuscany to Spanish.
The townhome units are contained within eight (8) two-story buildings totaling approximately 46,294 square feet, with tuck under garages. The row houses will be a series of attached units with ground floor access and consists of four (4) floor plans.
|
Plan # |
# of Units |
Unit Size |
Yard Area |
|
1 |
18 |
1,456 SF 2bdrm/den |
145 SF |
|
2 |
12 |
1,534 SF 3bdrm |
120 SF |
|
3 |
12 |
1,590 SF 3bdrm/den |
145 SF |
|
3ALT |
2 |
1,606 SF 3bdrm/den |
325.5 SF |
|
4 |
2 |
1,798 SF 3bdrm/den |
217 SF |
The Applicant is proposing row house style buildings with attractive Spanish architecture. Row houses are intended to be a series of attached units that are side by side. The elevation plans show the units blended into each other with an asymmetrical design with overlapping popouts, common roof planes and offset door entries. The front porch entries, separate front yard spaces and private garages create a single-family residential feel while the building mass with asymmetrical design and pedestrian connectivity creates a dynamic multi-family experience.
Metal ornaments and pot shelves create a contrast from the soft tone colors, carriage lights and ceramic tiles that are common with this architectural style are provided. Arched windows are mixed in throughout the elevation plans with recessed and shaded arches to establish depth. The variety of window features include double placed and large windows with thick framing and roof coverings. Popouts are strategically placed and provide articulation. These visual elements encapsulate a well-designed Spanish project.
As intended with the Form Based Code, the layout of the site emphasizes pedestrian activity as was originally approved in the original entitlement. Similar to the original plans, a paseo is incorporated throughout the perimeter of the site and is accessed by each home through their front yard. Landscaping is placed throughout the site to enhance the walkability to project amenities featured in key areas.
Amenities:
The proposed development includes common open space areas including turfed green play, trellised shade with seating, and a concrete walking path along the north and south sides of the property. Outdoor furniture will encourage pedestrian activity and provide gathering spaces for residents and guests. The amenities will be located throughout the site for use and enjoyment by all project residents.
Grading/Walls:
The topography of the Project Site is relatively flat. The existing drainage pattern flows north to south. An underground catch basin and detention basin will be constructed to capture onsite flows.
A new six (6) foot high split-faced wall will be constructed along the north, east, and west property lines of the project, and the existing chain link fence along the north, south, east and west sides of the property will be removed.
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 maximum per the Zoning Code, and the Applicant is meeting this requirement by offsetting freestanding walls from retaining walls as needed.
Site Access/Circulation/Parking:
Vehicle access to the Project Site is provided by a driveway along Calabash Avenue. Foothill Boulevard is approximately 260 feet north of the Project Site. Entrance to the site is gated but allows a turnaround space for vehicles to exit the site. The project design will incorporate safety measures for automobiles and pedestrians in the area by providing adequate lighting throughout the project site and paving and striping to clearly identify parking spaces and drive aisles. The internal circulation has been reviewed by the Planning, Fire, Traffic, and Engineering Departments and found to be sufficient to support this type of use.
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 (Categorical Exemptions) 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 2.384 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 residential townhome complex. Furthermore, none of the exceptions in CEQA Guidelines section 15300.2 apply to the Project.
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
Attachment No. 1 - Vicinity Map
Attachment No. 2 - Project Plans
Attachment No. 3 - Planning Commission Resolution, Findings & Conditions of Approval
Attachment No. 4 - Notice of Exemption
Attachment No. 5 - Public Hearing Notice