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HomeMy WebLinkAbout5.0 - Ebb Tide Residential (Staff Report - No Attachements) - PA2014-110 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT August 6, 2015 Meeting Agenda Item No. 5 SUBJECT: Ebb Tide Residential - (PA2014-110) 1560 Placentia Avenue • Tentative Tract Map No. NT2014-002 • Planned Development Permit No. PL2015-001 • Traffic Study No. TS2014-007 • Mitigated Negative Declaration No. ND2015-002 APPLICANT: Ebb Tide, LLC OWNER: The Totah Family Partnership PLANNER: Fern Nueno, Associate Planner (949) 644-3227, fnueno@newportbeachca.gov PROJECT SUMMARY The project includes a Tentative Tract Map, Planned Development Permit, and Traffic Study for the construction of 81 single-unit residential condominiums, private streets, common open space, and landscaping on a 4.7-acre site. The application includes a request to exceed the 28-foot flat roof height limit by approximately 10 feet under the provisions of Zoning Code Section 20.28.060 (Height Overlay District). RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ adopting Mitigated Negative Declaration No. ND2015- 002 and approving Tentative Tract Map No. NT2014-002, Planned Development Permit No. PL2015-001, and Traffic Study TS2014-007 (Attachment No. PC 1). 1 V� Q� `-� �,P �� �� �P ,`�O �� �� Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 2 VICINITY MAP Vr( GENERAL PLAN ZONING m 3 11T.1 f>R Lim I / ouguQ vx C< W;PAA ]3p o M ° s fne5 q� rco: g° / Y * O ^yJ �o ry e w . 01 fi ewtmxm � � LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Multiple Residential (RM) Multiple Residential (RM) Mobile home park and Height H Overla NORTH City of Costa Mesa City of Costa Mesa Industrial Light Industrial General Industrial SOUTH Multiple Residential (RM) Multiple Residential (RM) Multiple-unit residential dwellings and Height(H) Overlay EAST Commercial Office Medial (CO-M) Office Medical (OM) Assisted living facility and offices WEST Industrial IG Industrial IG Industrial 3 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 3 INTRODUCTION Project Setting The subject property is located in the West Newport Mesa area near the intersection of Placentia Avenue and 16th Street. The lot is 4.7 acres (330' X 620') and is developed with a 73-space residential mobile home park. The subject property is located within the Multiple Residential (RM) Zoning District and is surrounded by multiple-unit residential, industrial, medical, and commercial uses. To the north, in the City of Costa Mesa, the site borders industrial property which is within the Mesa West Bluffs Urban Plan overlay district, which would allow live/work units or residential development with an approved master plan. Project Description The proposed project includes an 81-unit subdivision with private driveways, guest parking, landscaping, and common open space. The existing mobile home park will be closed and the 73 mobile homes relocated or demolished. A central business office (including a laundry room, resident club room, and small residence), swimming pool, and related surface improvements will also be demolished. Residential Units The project includes 81 single-unit detached residences that would be sold individually as condominiums. Each dwelling unit would be three stories with a roof deck and would include an attached, two-car garage. The proposed structures would exceed the 28-foot flat roof height limit for RM zoned properties by approximately 10 feet, up to a maximum height of 38 feet. The proposed residences include three plan options with gross floor areas of 2,170, 2,256, and 2,572 square feet. Plan 1 offers two bedrooms, a bonus room, and three and a half bathrooms, with the living room, dining room, kitchen, and deck on the second floor. Plan 2 and Plan 3 offer three bedrooms, a bonus room, and three and a half bathrooms, with the living room, dining room, kitchen, and deck on the second floor. Each unit would have an area within the garages to store refuse and recycling so that it is screened from view. The applicant's project description is included as Attachment No. PC 2. The applicant describes the proposed residences as a contemporary coastal architectural design that would include a combination of siding, stucco, and metal materials as shown in the visual simulations, materials and color scheme, tentative tract map, and project plans (Attachment Nos. PC 3-6). A materials board will be provided at the Planning Commission meeting. The colors of the materials would include white, beige, and brown, with red, blue, green, and grey accent colors. Any stucco on the building would have a smooth finish. The residences would be set back from the private 4 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 4 streets in a staggered pattern. The location of the roof decks would also vary which provides added visual interest as viewed from the private streets. On-Site Improvements The proposed project includes the installation of a storm drain system with private storm drain facilities connecting to a new main on Placentia Avenue to be paid for by the applicant. The current service providers for electric, gas, cable, and telephone would continue to serve the site. All overhead utilities would be undergrounded. A 6-foot high property line site wall is proposed with 6-foot 6-inch high pilasters at each corner of the property. The vehicular entrance to the site aligns with Production Place across Placentia Avenue. Forty-four guest parking spaces are proposed throughout the subject property. A common recreational area is proposed that contains a pool/spa, restroom, seating and lounge areas, a barbeque/grill, entertainment counter, wood deck areas, turf area, enhanced paving, short-term bicycle parking, landscaping, as well as mailboxes. Walkways are provided along one side of the two longest private streets, providing pedestrian access to the recreational area. Landscaping is proposed throughout the site, with significant plantings along the front and side property lines, at the project entrance, along the two longest private streets, and in the centrally-located recreational area. A 5-foot, 6-inch high vinyl fence would be constructed around each unit to create private yards. A minimum 6-foot side yard is provided between units. Where the units face each other across the private streets, a 24- to 35-foot separation is provided between structures. Where units are clustered with the rear of the buildings facing one another, a 15-foot to 22-foot separation is provided between structures. The proposed project includes site grading and the rear of the property will be elevated for appropriate drainage. The site currently slopes away from the street with sump pumps for draining onto Placentia Avenue. Off-Site Improvements Public realm improvements along Placentia Avenue are proposed as part of the project. An 8-foot-wide sidewalk would abut the street with a 15-foot-wide strip of landscaping next to the sidewalk. The proposed landscaping includes a mix of trees, shrubs, and ground cover with a variety of plant heights and colors, as shown on Sheet L-6 of Attachment No. PC 6. The proposed subdivision wall would be located 15 feet from the front property line in comparison to the existing block wall which is located at the property line. The Municipal Code requires the following discretionary applications for the project: • A Tentative Tract Map subdivision for condominium purposes; 5 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 5 • A Planned Development Permit is requested to authorize the design and height of the project in lieu of a Site Development Review, which is required for residential construction with five or more units with a tentative map; and • A Traffic Study is required due to the projected increase in traffic resulting from the proposed project pursuant to the City's Traffic Phasing Ordinance. The applicant would provide an in-lieu park dedication fee pursuant to Chapter 19.52 (Park Dedications and Fees), as required for park or recreational purposes in conjunction with the approval of a residential subdivision. The existing mobile home park has 73 mobile home spaces and the proposed project would increase the number of dwelling units to 81. The in-lieu park fee would be required for the eight additional dwelling units. Credit for the existing residential units is provided because the impact to park services is related to the increase in residents associated with the new units. Background Pursuant to Government Code Section 65863.7, the applicant prepared a Relocation Impact Report ("RIR") prior to closure of the mobile home park and requested a hearing before the City Council to determine the sufficiency of the RIR. The purpose of the RIR was to determine the impact of the closure on the residents, address the availability of adequate replacement housing in mobile home parks, and determine relocation costs/benefits. City Council reviewed the RIR at its January 27, 2015, meeting and determined that the RIR was adequate pursuant to state law. The subject property is located within a Height Overlay District, which was reviewed by the Planning Commission on April 9, 2015. The City Council approved the ordinance on May 12, 2015 and it became effective on June 25, 2015. The Height Overlay District allows a project applicant to request additional building height in conjunction with enhanced project design through the Planned Development Permit application, as discussed in more detail in the analysis below. DISCUSSION Analysis Consistency with the General Plan The Land Use Element of the General Plan designates the site as Multiple Residential (RM), which is intended to provide primarily for multi-family residential development containing attached or detached dwelling units. The General Plan allows a maximum density of 18 dwelling units per acre; and therefore, 84 units would be allowed (4.7 X 18) on the subject property. The proposed 81-unit, detached residential development is consistent with this designation. Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 6 The proposed project is consistent with General Plan Policy LU 5.1.9 (Attachment No. PC 7), which requires multi-family dwellings to be designed to convey a high quality architectural character in regards to building elevations, ground floor treatment, roof design, parking, open space, and amenities. The dwelling unit entrances would face the interior private streets and not Placentia Avenue. The view from Placentia Avenue is consistent with the policy because of the proposed landscaping, wall, and building setbacks. Furthermore, the proposed design of the building elevations facing Placentia Avenue would convey a high quality architectural character through the building modulation and varying roof decks/parapets, quality materials, and multiple colors and materials. Parking is provided as attached garages integrated with the residential structures, while the guest spaces throughout the site are uncovered. Consistency with the principles of LU 5.1.9 is ensured through compliance with development standards and the Planned Development Permit as discussed further in this report. The proposed project is consistent with General Plan Policy LU 6.6.2 (Attachment No. PC 7), which promotes the development of a mix of residential types and building scales. The proposed project includes a detached product type that would contribute to the variety of housing types in the West Newport Mesa area. Consistency with the Zoning Code The proposed project is consistent with the requirements of the RM Zoning District as further described below. Table 1 — Development Standards Development Standard Requirement Proposed Lot Area 5,000 sf 204,596 sf (existing) Lot Width 50' 330' (existing) Site Area per Unit 3,100 sf min./2420 sf max. 2,500 sf Floor Area Limit 336,682 sf 191,100 sf Building Height 28' 37' 7" Front Setback 20' 25' Side Setback (North) 15' 13' Side Setback South 15' 13' Rear Setback 10' 10' Common Open Space 6,075 sf 75 sf/unit 9,061 sf 112 sf/unit Private Open Space 9,555 5% of GFA/unit >32,270 >393 sf/unit Parking 203 spaces (2/u it) 206 spaces 2.54/unit Height Pursuant to Section 20.30.060, the height limit for RM properties is 28 feet for a flat roof and 33 feet for a sloped roof. The building height can be increased to 40 feet for a flat 7 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 7 roof and 45 feet for a sloped roof through approval of a Planned Development Permit if certain findings are made regarding increased amenities and quality architecture, as discussed further in the Height Increase section below. The request for increased building height allows for a proposed roof deck above the three-story residences. The proposed project includes guardrail/parapet heights for the roof decks at approximately 37 feet 7 inches, which exceeds the flat roof limit by almost 10 feet. The increased height also allows for 9- and 10-foot ceiling plate heights to increase natural light and to improve the livability and proportions of the larger rooms proposed. The taller floor to ceiling heights are common in today's housing market. Setbacks The required setbacks, as stipulated within Section 20.18.030 (Residential Zoning Districts General Development Standards), apply to the overall lot and to each dwelling unit. The proposed project exceeds the minimum required 20-foot front setback along Placentia Avenue. As part of the Planned Development Permit request for additional height, the proposed project includes a 15-foot landscaped front setback and a 25-foot front setback to the structures. The proposed project provides the required 10-foot setback to the rear property line. The required side setbacks are 15 percent of the lot width, or 49.5 feet, with a maximum of 15 feet required. The proposed project includes 13-foot side setbacks, which can be authorized with the Planned Development Permit as part of a project with quality site design. A minimum 6-foot separation is provided between structures as side yards, in accordance with the Building Code. Each unit has a rear yard area and a minimum of 15 feet separation from abutting units to the rear. Each unit fronts on a private street providing a minimum separation of 26 feet to the nearest structure to the front. The proposed separation between structures provides adequate light and air to the dwelling units. Open Space Pursuant to Section 20.18.030, multiple-unit residential projects are required to provide 75 square feet per unit of common open space (6,075 square feet total) and 5 percent of the gross floor area for each unit of private open space (between 108 and 129 square feet per unit depending on the plan option). The proposed project exceeds both requirements. The common open space is provided in the recreational area toward the center of the property and is approximately 9,061 square feet, which is over 3,000 square feet above the minimum requirement. The private open space is provided for each unit by backyards, second floor decks, and roof decks. The total private open space per unit varies for each plan type and unit, but each unit significantly exceeds the minimum requirement. The backyards are approximately 300 square feet. The second floor decks range from 45 to 172 square feet and the roof decks range from 393 to 846 square feet. 8 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 8 Parking Pursuant to Section 20.40.040 (Off-Street Parking Requirements), multiple-unit residential development projects are required to provide two parking spaces per unit and one half of a parking space per unit for guest parking. The 81-unit project requires 203 parking spaces and provides 206 (166 private garage spaces and 44 open guest spaces), which is 2.54 spaces per unit. The proposed two-car garages for each of the three plan options provide a clear interior dimension of 17 feet 6 inches wide by 19 feet deep, which is the minimum size required for narrow lots pursuant to Section 20.40.090 (Parking Standards for Residential Uses). The Planned Development Permit can authorize the minimum interior dimensions requested as part of the application due to the lot configurations and condominium plan proposed. Each residential unit is approximately 21 feet wide with 6-foot separations between the adjacent units; therefore, it is appropriate to apply the narrow lot garage standards. In addition, each garage would be slightly larger is areas (approximately 20 feet by 20 feet) to allow for refuse container storage. Tentative Tract Map A Tentative Tract Map is proposed for condominium purposes to allow multiple property owners for one parcel. In accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps), the Planning Commission must make the following findings for approval of a Tentative Tract Map: 1. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code; 2. That the site is physically suitable for the type and density of development; 3. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report; 4. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems; 5. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of 9 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 9 competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision; 6. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land; 7. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (1) There is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area; 8. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act; 9. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources; 10. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board; and 11.For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. As demonstrated in the draft resolution (Attachment No. PC 1), staff believes the findings for approval can be made. The proposed project is consistent with the General Plan, Subdivision Map Act, and City Subdivision Code. The 4.7-acre site is regular in shape, has a slope of less than 20 percent, and is large enough to accommodate the density proposed in compliance with all applicable Zoning requirements provided the findings for increased height and decreased side yard setbacks can be made pursuant to the Planned Development Permit. Planned Development Permit The applicant requested a Planned Development Permit to authorize the height and design of the project, which will ensure efficient use of land and enhanced amenities. Pursuant to Section 20.52.060 (Planned Development Permit), the Planning Commission must make the following findings in order to approve a Planned Development Permit: 10 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 10 1. The proposed development would: a. Include only uses allowed within the base zoning district; b. Be substantially consistent with the purpose, intent, goals, policies, actions, and land use designations of the General Plan, and any applicable specific plan; c. Be substantially consistent with the purpose and intent of the base zoning district; d. Include sustainable improvement standards and protection of environmental resources; and e. Be compatible with other development within the zoning district and general neighborhood of the proposed project. 2. The project would produce a development of higher quality and greater excellence of design than that might otherwise result from using the standard development regulations; 3. The subject site is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development; 4. The project, as conditioned, will not have a substantial adverse effect on surrounding properties or allowed uses; 5. The project includes improved quality of life provisions and enhanced amenities, including an additional and appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high quality architectural design, common open space, landscaping, parking areas, private open space, public art, recreational amenities for adults and/or children, private or separated entrances, sustainable improvement standards (e.g., energy efficient building design, construction, and operation; convenient pedestrian and bicycle circulation; water and resource conservation), etc.; and 6. The design, location, operating characteristics, and size of the project would be compatible with the existing and future uses in the vicinity, in terms of aesthetic values, character, scale, and view protection. As demonstrated in the draft resolution (Attachment No. PC 1), staff believes the findings for approval can be made. The proposed project is consistent with the requirements of the RM designations of the General Plan and Zoning Code. The project includes a 15-foot landscaped setback at the front property line with an additional 10- foot setback or greater to the buildings. The project includes site walls and landscaping along the side and rear property lines, adequate setbacks between structures and from the property lines, increased open space above the minimum requirement, and recreational amenities. The proposed height is compatible with the single-, two-, and three-story multiple-unit residential, industrial, medical, and commercial uses in the general neighborhood. The property to the north, within the city of Costa Mesa, is in an area which allows live/work units up to 60 feet in height. The property to the southwest is an apartment development facing Placentia Avenue and is two stories with sloped roofs and heights estimated at 28 feet. Within 400 feet of the southerly property line and 11 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 11 250 feet of the easterly property line, there are four-story medical office buildings exceeding 38 feet in height. The proposed design includes several complementary materials, building articulation and modulation, and varied roof planes to provide visual interest. The applicant describes the proposed design as contemporary coastal architecture with clean sleek design lines. The materials will include a combination of carefully detailed wood-like siding, stucco, and metal/steel elements, with several materials used on each elevation to provide visual interest. The proposed garages accommodate two vehicles, including storage and refuse areas. Setbacks ensure adequate light and air between structures. The nearest existing structure to the north is more than 30 feet from the property line. The structures on abutting properties to the south are between 15 and 25 feet away from the property line. The proposed structures are set back a minimum of 13 feet from the property line which is adequate and compatible with surrounding uses. Increased Height Pursuant to Section 20.30.060 (Height Limits and Exceptions) and Section 20.28.060 (Height Overlay District), the applicant can request additional building height through a Site Development Review or Planned Development Permit. The proposed project includes a request to allow a flat roof (roof deck guardrails) at 38 feet in height. The Planning Commission must make the following findings in order to approve the height increase: Section 20.30.060: a. The project applicant is providing additional project amenities beyond those that are otherwise required. Examples of project amenities include, but are not limited to: i. Additional landscaped open space; ii. Increased setback and open areas; iii. Enhancement and protection of public views, and b. The architectural design of the project provides visual interest through the use of light and shadow, recessed planes, vertical elements, and varied roof planes, c. The increased height will not result in undesirable or abrupt scale changes or relationships being created between the proposed structure(s) and existing adjacent developments or public spaces. Where appropriate, the proposed structure(s) provides a gradual transition to taller or shorter structures on abutting properties; and d. The structure will have no more floor area than could have been achieved without the approval of the height increase. Section 20.28.060: 1. The proposed project provides increased building setbacks from public streets and property lines above code requirements; 12 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 12 2. The proposed project provides project enhancements and on-site recreational amenities for the residents above code requirements; and 3. The proposed project provides quality architecture and quality materials. Pursuant to Section 20.28.060(F), the following standards should be considered by the Commission for compliance with finding 3 above: 1. Enhanced treatment of building elevations facing public streets with respect to architectural treatment to achieve a high level of design and neighborhood quality (e.g., high quality doors, windows, moldings, metalwork, finishes, stoops, porches, etc.). 2. Building materials and colors should be selected that will complement the proposed design and existing buildings in the surrounding area. 3. Building materials should be high quality, durable, authentic to the architectural style, and applied in a quality fashion. 4. If stucco is used it should have a smooth finish. Sand and lace stucco finishes should be avoided. 5. Lighting should be selected to provide ambiance, safety, and security, without unnecessary spillover or glare. 6. Building owners and tenants should keep the building exteriors and facades clean and in good repair. Additional Requirements Pursuant to Section 20.28.060(G), in conjunction with the increased height requested through the Planned Development Permit, projects that include a subdivision shall adhere to the following criteria: 1. Overall Lot Setbacks. The Multiple Residential (RM) Zoning District setback requirements are applicable to the overall development lot. 2. Primary Structure Front Setback. The minimum setback for primary structures is twenty-five (25) feet from any front property line abutting a public street. 3. Street Enhancements. A landscaped area is required within the first fifteen (15) feet of the front setback, and shall include trees, shrubs, and ground cover. Fences, walls, or hedges are allowed beyond the fifteen (15) foot front landscape setback. 4. Side Landscape Setback. A minimum 5-foot landscape setback is required from any side property line abutting a public street, and shall include trees, shrubs, and ground cover. Fences, walls, or hedges are allowed beyond the 5-foot setback. 5. Public Sidewalks. Sidewalks are required to be a minimum width of 8 feet. A meandering sidewalk design is preferred for lots greater than three hundred (300) feet in width and must be designed to be compatible with abutting properties. _f Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 13 6. Common Open Space. A minimum of one hundred (100) square feet of common open space per unit is required, not including pathways, and must be dedicated to recreational amenities. 7. Recreational Amenities. Recreational amenities are required and may include a recreation building, seating areas, barbecue/grill, fire pit/fireplace, swimming pool/spa, bicycle racks/storage, activity area (such as playing field/lawn, sport court, horseshoe pit, playground, etc.), or similar amenities. 8. Additional Guest Parking. Where limited off-site, on-street parking is available, guest parking is required above the code requirement and must be distributed throughout the site. As demonstrated in the draft Resolution for approval (Attachment No. PC 1), staff believes the findings can be made for approval of increased height. The front setback provided includes a 15-foot landscape setback with an additional 10-foot setback or greater to the building from the front property line. The landscape setback provides a mix of trees, shrubs, and groundcover. The subdivision wall is located 15 feet from the front property line. The amount of common open space provided is 9,061 square feet, which is above the required 100 square feet per unit (8,100 square feet). Guest parking is distributed throughout the site and three additional guest parking spaces are provided. The proposed residential units are three stories with a roof deck. The roof decks provide additional private open space beyond the minimum code requirements and allow residents to enjoy panoramic views, including views of the Pacific Ocean. The proposed architectural design includes several complementary materials, building articulation and modulation, and varied roof planes to provide visual interest. The proposed project provides additional landscaping and setbacks along Placentia Avenue and several enhanced recreational amenities consistent with the Height Overlay District requirements. The colors of the materials include white, beige, and brown, with red, blue, green, and grey accent colors. Any stucco on the building will also have a smooth finish. The increased height allows for additional private open space on roof decks above three- story structures. The total gross floor area for all units is significantly below what is allowed for the site, and the vertical design allows for significant building separation and open space throughout the site. The added height also allows for taller floor to ceiling heights common in today's housing market providing better livability within the larger rooms. Traffic Study Municipal Code Chapter 15.40 (Traffic Phasing Ordinance) requires that a traffic study be prepared and findings be made if a proposed project will generate in excess of 300 average daily trips (ADT). Pursuant to Section 15.40.030.A, the Planning Commission must make the following findings in order to approve the project: 24 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 14 1. That a traffic study for the project has been prepared in compliance with this chapter and Appendix A; 2. That, based on the weight of the evidence in the administrative record, including the traffic study, one of the findings for approval in subsection (B) can be made; and 3. That the project proponent has agreed to make or fund the improvements, or make the contributions, that are necessary to make the findings for approval and to comply with all conditions of approval. A traffic study dated April 17, 2015 (provided as Appendix G to the IS/MND in Attachment No. PC 8), was prepared by DKS Associates, Inc. under the supervision of the City Traffic Engineer pursuant to the Traffic Phasing Ordinance (TPO) and its implementing guidelines. The traffic study examined the impact of an 83-unit project as it was the original proposal. Two units were subsequently eliminated from the project to increase common recreational area and the reduction does not impact the primary findings of the traffic study. The traffic study concluded that the project-generated trips would not result in a significant traffic impact. Construction of the project is anticipated to be completed in 2018. The project is expected to generate 790 new trips on a typical weekday, with 62 morning peak hour trips and 83 evening peak hour trips. The net increase in trips after deducting trips from the mobile home park is 426 daily trips, with 29 morning peak hour trips and 40 evening peak hour trips. The traffic study indicates that the project will not cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection. Therefore, staff recommends that the Planning Commission find that the traffic study has been prepared in compliance with the TPO, subject to the findings and facts in support of findings provided in the draft resolution (Attachment No. PC 1). Alternatives The following alternatives are available: 1. The Planning Commission may require changes to the project to alleviate any concerns related to the design or the ability to make the required findings. If the changes are substantial, the item should be continued to a future meeting to allow the applicant to make the necessary adjustments and to allow staff to prepare a revised resolution incorporating new findings and/or conditions. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission should deny the application and provide facts in support of denial to be included in the attached draft resolution for denial (Attachment No. PC 9). 15 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 15 Environmental Review In accordance with the California Environmental Quality Act (CEQA), an Initial Study/Mitigated Negative Declaration (IS/MND) was prepared for the project. Prior to taking action on the proposed project, the Planning Commission must first review, consider, and adopt the IS/MND (Attachment No. PC 8). The IS/MND is comprised of the Notice of Intent (NOI), Initial Study (IS), Environmental Analysis, and Appendices. Based upon the analysis of the Initial Study, the environmental categories within which the project would have either no impact or less than significant impact were: Aesthetics, Agricultural/Forest Resources, Biological Resources, Geology/Soils, Greenhouse Gas Emissions, Hydrology/Water Quality, Land Use/Planning, Mineral Resources, Noise, Population/Housing, Public Services, Recreation, Transportation/Traffic, and Utilities/Service Systems. Based upon the analysis of the Initial Study, the environmental categories within which the project would have potentially significant impacts were: Air Quality, Cultural Resources, and Hazards/Hazardous Materials. Specific mitigation measures have been included to reduce the potentially significant adverse effects to a less than significant level. On the basis of the analysis provided in the IS/MND, staff has concluded that the project would not have a significant impact on the environment. The IS/MND reflects the independent judgment of the City and recognizes project design features, standard construction and engineering practices, and review and reevaluation of future projects as the means to avoid potential impacts. The IS/MND was completed and circulated for a mandatory 30-day public review period that began on July 2, 2015, and concludes on July 31, 2015. One comment letter has been received to date regarding potential archeological resources (Attachment No. PC 10). Because the comment periods ends after publication of this report, any additional comment letters received will be sent subsequently to the Planning Commission for consideration prior to the hearing. 10 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 16 Public Notice Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways) including the applicant, and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: Fbr6 Weno, Associate Planner +Brnsnes i, ICP, Deputy Director ATTACHMENTS PC 1 Draft Resolution —Approval PC 2 Applicant's Project Description PC 3 Visual Simulation PC 4 Materials and Color Scheme PC 5 Tentative Tract Map PC 6 Project Plans PC 7 General Plan Policies LU 5.1.9 and LU 6.6.2 PC 8 Initial Study/Mitigated Negative Declaration PC 9 Draft Resolution — Denial PC 10 MND Comment Letter 27 V� Q� `-� �,P �� �� �P ,`�O �� �� sg