FROM:
Planning
TITLE:
Title
Master Case No. 21-029, Tentative Tract Map No. 20382 (TTM No. 21-003) for the consolidation of four (4) existing parcels into one (1) parcel for a condo map and Design Review Project (DRP) No. 21-009 for the site and architectural review of a proposed 71-unit multi-family condo project along with associated improvements on a 3.76-acre site.
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. 2021-___; and,
1. Determine that the project is categorically exempt pursuant to Section No. 15332 (Class No. 32, Infill Development), and Section No. 3.22 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. 20382 (TTM No. 21-003) and,
3. Approve Design Review Project No. 21-009.
APPLICANT:
Daniel Ramirez and Jessica Thelwell
1 Venture, Suite 130
Irvine, CA 92618
LOCATION:
The project site is located at 13995 Foothill Boulevard, South of Foothill Boulevard and West of Banana Avenue (APNs: 0230-031-10, -11, -12, and -13).
REQUEST:
The applicant is requesting the Planning Commission review and approve Tentative Tract Map No. 20382 (TTM No. 21-003) for the consolidation of four (4) existing parcels into one (1) parcel for a condo map and Design Review Project (DRP) No. 21-009 for the site and architectural review of a proposed 71-unit multi-family condo project along with associated improvements on a 3.76-acre site.
PROJECT PLANNER:
Paul Gonzales, Senior Planner
Environmental Review Finding:
The project site is comprised of four (4) vacant parcels surrounded by development. The site is approximately 3.76 acres and all streets, schools, water, and fire protection have already been developed and are provided in the general area. Therefore, it has been determined that the project qualifies for a categorical exemption pursuant to Section No. 15332, Class 32, (Infill Development) of the California Environmental Quality Act (CEQA), and Section No. 3.22 of the 2019 Local Guidelines for Implementing the California Environmental Quality Act.
I. PROJECT DESCRIPTION:
A. Site Area: Approximately 3.76 adjusted gross acres
B. Lot Development Standards:
Building Setbacks:
Front: 0-10 foot maximum
Provided: 8 feet
Rear: 5 feet minimum
Provided: 13 feet
Side (Interior): 0 feet
Provided: 16 feet. All of the proposed buildings meet all required setbacks.
Building Height:
Maximum: Route 66 Gateway: 3 stories/40 feet
Provided: 3 stores (36’ 4” feet)
C. Density Analysis:
Density:
Range: Route 66 Gateway: 18-39 DU/Acre
Proposed: 18.9 DU/acre
D. Parking Analysis:
Vehicle Spaces:
Required: 1 space per unit (1-bedroom)
1.5 spaces per unit (2+ bedrooms)
Provided: 166 Spaces
II. ANALYSIS:
The applicants, Daniel Ramirez and Jessica Thelwell, are requesting that the Planning Commission review and approve the proposed site and architectural review for a proposed 71-unit multi-family condo project. The project is located south of Foothill Boulevard and west of Banana Avenue on a partially vacant 3.76-acre site comprised of four (4) parcels that would be consolidated into one (1) parcel as part of Tentative Tract Map No. 20382 (TTM No. 21-003). In addition to the construction of the buildings, there are associated site improvements that includes landscaping, lighting, and offsite improvements. The applicants have provided multiple recreational amenities such as a BBQ area, picnic tables, trellis with fence, two exercise stations, and fire pits.
The project is located in the Route 66 Gateway Districts of the Form Based Code which permits multi-family projects of this density. The General Plan Map Designation is Walkable Mixed-Use Downtown and Corridors (WMXU-1), which is consistent with the existing zoning.
Tentative Tract Map No. 20382 (TTM No. 21-003):
The project site consists of four (4) parcels totaling approximately 3.76 adjusted gross acres. The applicants have filed Tentative Tract Map No. 20382 and are proposing to combine the four (4) parcels into one (1) lot for the purpose of developing the proposed 71-unit multi-family condo project and condo map. The associated street improvements along Foothill Boulevard will be constructed as part of the project. Two access points to the development are proposed on Foothill Boulevard.
Design Review Project No. 21-009:
The design review is for site and architectural review of a proposed 71 unit multi-family condo project located south of Foothill Boulevard and west of Banana Avenue.
The project has been designed to be compatible with the surrounding uses while also providing a development that has been designed with features (architectural relief, added landscaping, street improvements, and lighting), to enhance the character of the surrounding neighborhood. The surrounding neighborhood is comprised of a mix of uses including, single family, multi family, and commercial uses. The applicants have proposed a courtyard style development that will incorporate the proposed modern contemporary architectural style for the project. Each building will incorporate architectural elements such as varying color schemes, varying roof lines, wood accents, pop-outs, decorative lighting, and decorative trims which vary with the buildings. Associated improvements such as landscaping, parking, and paving would also be a part of this project.
The WMXU-1 land use designation category is described by the General Plan as a land use category that is intended “to provide for the creation of areas that allow residents and visitors to walk, bike, and take transit to other uses for work, study, shopping, entertainment, recreation, and civic activities, and to provide compact residential development within walking distance of planned public transit stops and neighborhood shopping areas.” The proposal meets the following goals of the General Plan:
Communities and Neighborhoods Element Goal No. 4 seeks to continue to promote the establishment of traditional and master-planned neighborhoods that continue to thrive and attract families (page 16.19 of the FGP).
Community and Neighborhoods Element Goal No. 6 “the safe, attractive, and lively central part of the city has new infill development and infrastructure and public realm improvements” (page 16.20 FGP).
The project site is physically suitable in size and shape to support the development of the proposed project. Access will be provided for the development through Foothill Boulevard. The applicable building codes, zoning codes, and fire codes and standards, will make for a safe, attractive, and well-designed project. As proposed, the project is consistent with the standards of the Zoning and Development Code and the Form Based Code.
MOTION:
Approve staff recommendation
ATTACHMENTS:
1. Vicinity Map
2. Site Plan
3. Tentative Parcel Map 20382 (TTM No. 21-003)
4. Elevations
5. Elevations
6. Elevations
7. Renderings
8. Planning Commission Resolution, Findings and Conditions of Approval
9. Notice of Exemption
10. Notice of Public Hearing
UNDER SEPARATE COVER:
1. 11” X 17” size plans