200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
ITEM NO. 2
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING AND BUILDING DEPARTMENT
DATE: SEPTEMBER 23, 2024
SUBJECT: DEVELOPMENT APPLICATION NO. 2023-00042
LOCATION: 275 and 301 East Santa Ana Street
APPLICANT/PROPERTY OWNER: The applicant is Johanna Crooker of MLC Holdings, LLC (Meritage Homes), and the property owner is Lumberyard Was Here, LLC represented by Roman Ciuni.
REQUEST: The applicant requests approval to construct a new residential development consisting of 56 for -sale 3-story townhomes. Ten percent of the units would be for moderate-income buyers. The request includes the following entitlements:
1) A General Plan Amendment to change the land use designation of the project site from Low Medium Density Residential to Medium Density Residential.
2) Tentative Tract Map No. 19290 to create a one- lot condominium map to construct 56 townhomes.
AUTHORITY: Section 17.08.070 (Parcel Maps -Required) of Chapter 17.08 (Subdivisions), Section 18.68.030 (Initiation) of Chapter 18.68 ( General Plan Amendments); Chapter 18.34 ( Residential Opportunity (RO) Overlay Zone; and Section 18.06.030 (Uses) of Chapter 18.06 (Multiple-Family Residential Zones) of the Anaheim Municipal Code (the “Code”).
DEVELOPMENT APPLICATION NO. 2023-00042
September 23, 2024
RECOMMENDATION: Staff recommends that the Planning Commission take the following actions:
1. Approve the attached resolution recommending City Council approval and adoption of the Initial Study / Mitigated Negative Declaration (IS/MND) and Mitigation Monitoring and Reporting Plan No. 391 (MMP No. 391), determining that the IS/MND and MMP No. 391 are the appropriate environmental documentation for the project under the California Environmental Quality Act (CEQA) (Attachment 1);
2. Approve the attached resolution recommending City Council approval of a General Plan Amendment (Attachment 2);
3. Approve the attached resolution recommending City Council approval of Tentative Tract Map No. 19290 (Attachment 3).
BACKGROUND: The project site is approximately 2.05 acres in size and is located at the northeast and northwest corners of Santa Ana Street and Philadelphia Street. Philadelphia Street divides the middle of the project area, creating two separate blocks. The project site is in the “I” Industrial Zone , the Residential Opportunity (RO) Overlay Zone, and the South Anaheim Boulevard Corridor (SABC) Overlay Zone. It is designated for Low Medium Density Residential land uses in the General Plan. For the housing development project, the RO Overlay Zone is the applicable zoning classification on the property.
The project site was formerly used as a lumber yard and mill. The project site is entirely paved or covered by structures that are remnants of the previous lumberyard use.
The surrounding land uses include the following:
North: Single-family and multi-family residential uses.
South: Industrial uses across Santa Ana Street.
East: Single- family and multi-family residential uses across Olive Street.
West: C ommercial and retail uses across Claudina Street.
In November 2021, the City Council approved an Owner Participation Agreement (OPA) for development of the property. Reserving final discretion on land use approvals, the OPA identified a project comprised of approximately 50 to 60 for-sale condominium units.
PROPOSAL: The applicant proposes to demolish the existing buildings and improvements on the project site and construct 56 for-sale 3-story townhomes ranging in size from approximately 1,200 to 1,800 square feet with 24 two-bedroom and 32 three-bedroom units. The proposed project would provide private motor courts with garage and uncovered guest parking, pedestrian walkways, landscaping, common open space, and amenity areas throughout the project site. The proposed project would provide trash enclosures on each block on the north side of the project site. The project density would be 27.3 dwelling units per acre, which is within the maximum density of 36 dwelling units per acre as allowed in the proposed Medium Density Residential land use designation. The project would provide six of the 56 units (10%) as affordable units, priced for households with moderate income levels.
DEVELOPMENT APPLICATION NO. 2023-00042
September 23, 2024
Site Plan
Parking and Circulation: Vehicles would access the project site via four driveways along the alleyway immediately north of the project site. Internal private motor courts with decorative pavers would provide two-way access to the residences and parking garages. Pedestrians would circulate within the proposed project via internal pedestrian walkways and sidewalks located throughout the site and along the street frontages. The proposed project would provide 132 on-site parking spaces, consisting of 2-car garages for each of the 56 units (112 spaces total) and 20 surface guest parking spaces.
Recreational-Leisure and Community Area and Landscaping: The proposed project would incorporate recreational-leisure amenities including private patios, common amenity areas, and various landscaping elements. Two central open space courtyard areas that open to East Santa Ana Street would include passive recreational amenities that may include shaded seating areas, barbecues, open lawns for lawn games, and fireplaces for residents to gather and socialize. The proposed project would provide 11,273 square feet in total recreational-leisure area, which consists of 9,433 square feet of common recreational -leisure area and 1,840 square feet of private recreational-leisure area.
The existing parkway landscaping and mature trees along East Santa Ana Street would remain. The front setback area along East Santa Ana Street would include various landscape elements as well as decorative walls and public art. New sidewalks and parkways with new street trees w ould be installed along the other three public streets to provide shade and promote a comfortable, attractive walking environment.
DEVELOPMENT APPLICATION NO. 2023-00042
September 23, 2024
Recreation Leisure Areas
Building Design: The proposed project would include four 8‐plex buildings and four 6- plex buildings The 8‐plex building type is designed in a Vernacular Modern style and the 6‐plex building type is designed in a Minimalist Traditional Style in accordance with Anaheim Colony Design Guidelines. These styles blend both modern and traditional design features and materials, intended to pay homage to the site’s industrial history while also providing a complementary transition from the more urban aesthetic of the Packing House and nearby industrial uses to the traditional style of the surrounding residential neighborhoods. The maximum building height proposed is 38 feet.
DEVELOPMENT APPLICATION NO. 2023-00042
September 23, 2024
Rendering of Proposed Project Looking West Along East Santa Ana Street
Rendering of Proposed Project Along Claudina Street
DEVELOPMENT APPLICATION NO. 2023-00042
September 23, 2024
FINDINGS AND ANALYSIS:
RO Overlay: The applicant intends to develop the proposed project in accordance with the RO Overlay Zone. The RO Overlay Zone provides “by- right” housing development opportunities consistent with a property’s residential General Plan land use designation. Th e RO Overlay is intended to be applied to properties that are currently zoned and/or developed with nonresidential uses but designated for multiple-family residential uses by the General Plan. The Overlay Zone is intended to serve as an implementation tool of the City’s Housing Element of the General Plan by facilitating residential development on identified “housing opportunity sites.” The RO Overlay was adopted for the property in 2013 as an implementation action of the 2006-2014 Housing Element.
The RO Overlay was created to work in combination with either the Low Medium Density Residential (up to 18 dwelling units per acre) or Medium Density Residential (up to 36 dwelling units per acre) General Plan Land Use designations. In conjunction with the proposed General Plan Amendment to Medium Density Residential, pursuant to the RO Overlay , the project would be subject to the development standards of the “RM-4” Multiple Family Residential Zone which is an implementing zone for the Medium Density General Plan Land Use Designation. With the exception of the Minimum Street Setback for which a Waiver is requested, as discussed below, the project complies with the RM-4 development standards.
Affordable Housing, Density Bonus, and Incentives : The City Council has adopted a policy emphasizing the importance of affordable housing, and the developer has proposed six for -sale (ten percent of the proposed 56 units ), units with moderate income levels. Accordingly, the applicant has executed a Memorandum of Understanding with City staff (Attachment 8), and the project would be conditioned to require the applicant to enter into a Housing Incentives Agreement with the City.
State Density Bonus Law permits qualifying projects to take advantage of various tools to maximize density and offset the cost of providing affordable housing on‐site. State Density Bonus Law allows qualifying affordable housing projects to use reduced parking ratios. Per State law, this project qualifies as an affordable housing development; therefore, reduced parking ratios of 1.5 parking spaces per two and three bedroom residential units may be implemented. Based on the 1.5 parking space per unit requir ement, the proposed project would require a total of 84 parking spaces. The proposed project would provide a two car garage for each residential unit resulting in 112 parking spaces. In addition, 20 guest surface parking spaces would be provided for a total of 132 on- site parking spaces. The parking provided results in 48 more parking spaces than required by Code.
In addition, qualifying projects are also permitted a specified number of incentives, i.e. concessions, and unlimited waivers based on the level of affordability. Incentives/concessions are defined as a reduction in site development standards that result in identifiable and actual cost reductions. No Incentives/ concessions are requested for the proposed project . Waivers refer to reductions in development standards that physically prevent the project from being built at the permitted density. To physically accommodate the number of units proposed by the project, waivers are requested to reduce the minimum street setback from 15 feet as listed in the table below:
DEVELOPMENT APPLICATION NO. 2023-00042
September 23, 2024
Street Required Minimum Setback Proposed Minimum Setback Santa Ana Street
15 feet
7 feet
Claudina Street 11 feet
Philadelphia Street 11 feet
Olive Street 11 feet
Alley 5 feet
Based upon the project setting within the downtown area, the reduced setback would reinforce the urban style of streetscape without negatively impacting the neighborhood. Furthermore, these reduced setbacks are compatible with the existing commercial setbacks at the adjacent Packing House and the residential setbacks at Colony Park, which are located immediately to the west and diagonally to the east of the project respectively.
General Plan Amendment: Before the Planning Commission may recommend an approval of a General Plan Amendment to the City Council, it must make a finding of fact that the evidence presented shows that all of the following conditions exist:
1) The proposed amendment maintains the internal consistency of the General Plan.
The Land Use Element describes the Medium Density Residential designation as providing for the development of a quality multiple-family living environment with design amenities, such as private open space or common recreation areas. The permitted density range is from zero to 36 dwelling units per acre. The proposed project would have a density of 27.6 dwelling units per acre consistent with the proposed land use designation. The proposed amendment and the proposed project are consistent with the following General Plan Land Use Element and Community Design Element goals intended to provide a variety of quality housing opportunities to address the City’s diverse housing needs:
• Land Use Element Goal 1.1: Preserve and enhance the quality and character of Anaheim’s mosaic of unique neighborhoods.
• Land Use Element Goal 2.1: Continue to provide a variety of quality housing opportunities to address the City’s diverse housing needs. • Land Use Element Goal 4.1: Promote development that integrates with and minimizes impacts to surrounding land uses.
• Land Use Element Goal 6.1: Enhance the quality of life and economic vitality in Anaheim through strategic infill development and revitalization of existing development.
• Land Use Element Goal 7.1: Address the jobs -housing relationship by developing housing near job centers and transportation facilities. • Community Desi gn Element Goal 4.1: Multiple-family housing is attractively designed and scaled to complement the neighborhood and provides visual interest through varied architectural detailing.
2) The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City.
DEVELOPMENT APPLICATION NO. 2023-00042
September 23, 2024
The proposed amendment to accommodate the proposed residential project will not be detrimental to the public interest, health, safety, convenience, or welfare of the City because the proposed project developed under the Medium Density Residential land use designation has been designed to be compatible with adjacent land uses, and would provide adequate site access, on-site circulation, and parking.
There w ould be no significant traffic impacts. Noise levels from the proposed project are not expected to exceed permitted noise levels and therefore not be detrimental to the overall health and safety of citizens of the City of Anaheim. 3) The proposed amendment would maintain the balance of land uses within the City.
The proposed General Plan Amendment to redesignate the site to the Medium Density Residential land use designation is appropriate and would maintain the balance of land uses within the City. The project site is located within an area that consists of a mixture of land uses, which includes a variety of commercial and light industrial uses, along with a mix of multi-family and single-family residential uses with varying General Plan land use designations including Low Density, Low Medium Density, and Medium Density. In conjunction with the proposed General Plan Amendment to Medium Density Residential, pursuant to the RO Overlay the project would be subject to the RM-4 development standards consistent with other Medium Density land uses in the vicinity including the Colony Park residential neighborhood to the east of the project site.
4) The subject property is physically suitable to accommodate the proposed modification, including but not limited to, access, physical constraints, topography, provision of utilities, and compatibility with surrounding land uses.
The subject property is physically suitable to accommodate the Medium Density land use designation of up to 36 dwelling units per acre and the proposed development of the proposed single-family attached residential project at a density of 27.6 dwelling units per acre because the subject property is a flat urban infill site that has no physical constraints, is adequately served by public utilities, has adequate access to public streets and alleys, and the proposed residential attached townhomes would be compatible with surrounding commercial, light industrial and single-family and multi-family residential land uses.
Tentative Tract Map: Before the Planning Commission may approve the tentative tract map, it must make a finding of fact that the evidence presented shows that all of the following conditions exist:
1. That the proposed map is consistent with the General Plan and applicable specific plan.
The proposed subdivision of the property , including its design and improvements, is consistent with the General Plan, and more particularly with the Medium Density Residential land use designation.
DEVELOPMENT APPLICATION NO. 2023-00042
September 23, 2024
2. That the design or improvement of the proposed subdivision is consistent with the General Plan and applicable specific plan.
The proposed subdivision of the property, as shown on proposed Tentative Tract Map No. 19290, including its design and improvements, is consistent with the General Plan and the implementing RM-4 Zone and other Code development standards, except for a wai ver for reduced setbacks that would occur along the project street frontages as allowed by State Density Bonus Law.
3. That the site is physically suitable for the type of development.
The site is physically suitable for the proposed single-family attached residential land use because the proposed project is consistent with the proposed Medium Density Residential General Plan l and use designation and implementing RM -4 Zone and other Code development standards, except for a waiver for reduced setbacks that would occur along the project street frontages as allowed by State Density Bonus Law.
4. That the site is physically suitable for the proposed density of development.
The subject property is physically suitable to accommodate the Medium Density land use designation of up to 36 dwelling units per acre and the proposed development of the proposed single-family attached residential project at a density of 27.6 dwelling units per acre because the subject property is a flat urban infill site that has no physical constraints, is adequately served by public utilities, has adequate access to public streets and alleys.
5. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
The design of the subdivision and proposed improvements, as shown on proposed Tentative Tract Map No. 1 9290, is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, as no sensitive environmental habitat has been identified and because the Initial Study/Mitigated Negative Declaration determined that there will be no significant impacts to the environment as a result of the proposed project.
6. That the design of the subdivision or type of improvements are not likely to cause serious public health problems.
The subdivision and any future proposed improvements would be designed to meet all applicable State and City codes, standards, policies, and rules intended to protect public health.
7. 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.
The design of the subdivision, as shown on proposed Tentative Tract Map No. 19290 and any future proposed improvements would provide all applicable easements for DEVELOPMENT APPLICATION NO. 2023-00042
September 23, 2024
access through or use of, property within the proposed subdivision and would not conflict with any existing or future easements.
Community Outreach: The following is a summary of the community outreach conducted by the applicant. See Attachment No. 9 - Applicant Community Outreach FAQ.
• October 19, 2023 – Posted signs on-site in accordance with the City’s “Sunshine Ordinance” on-site noticing requirements for large scale developments • February 21, 2024 – S ent out a FAQ sheet with developer contact information to 500-foot radius mailing list
• April 10, 2024 – Presented proposed project to the Historic Preservation Committee • April 30, 2024 – Sent out Meeting Notice for June 5, 2024 Community Meeting and FAQ sheet to 500-foot radius mailing list and interested party list • June 5, 2024 – Held Community Meeting at the Packing House
Environmental Impact Analysis: An Initial Study in support of a Mitigated Negative Declaration (IS/MND) has been prepared to evaluate the environmental impacts of the proposed project and to identify necessary mitigation pursuant to the requirements of the California Environmental Quali ty Act (CEQA). On August 15, 2024, staff circulated the IS/MND for a 20 -day public review period.
Staff posted the IS/MND on the City’s web page, made hard copies available at City Hall and the Anaheim Public Library, and uploaded it digitally with the Office of Planning and Research’s CEQAnet database. Staff prepared a Notice of Intent (NOI) to adopt the IS/MND which was mailed to potentially affected public agencies and interested parties, as well as property owners and tenants within a 500-foot radius of the proposed project. Staff also posted the notice at City Hall and with the Orange County Clerk-Recorder in addition to publication in The Anaheim Bulletin. The City received two letters during the comment period. Attachment 5 includes the received comment letters and the City’s responses to these letters. Pursuant to CEQA Guidelines Section 15073.5, none of the comments received resulted in substantial revisions and there is no need to recirculate the IS/MND or to prepare an Environmental Impact Report (EIR).
Mitigation measures have been identified in the IS/MND to mitigate project impacts to cultural resources, geology and soils, and tribal cultural resources . Pursuant to the requirements of CEQA, staff recommends the adoption of these mitigation measures (MMP No. 391) as conditions of approval in the attached draft resolution for the approval of the proposed project. With implementation of these measures, the IS/MND concluded that project impacts will be reduced to levels considered less than significant, and there would be no remaining potentially significant adverse impacts related to the project.
CONCLUSION: Staff has carefully considered the proposed project and believes that it is compatible with surrounding land uses and designed in a manner to provide a quality living environment for its future residents . In addition, the proposed project meets the goals of the General Plan to continue to provide a variety of quality housing opportunities to address the City’s diverse housing needs, would provide affordable housing in furtherance of the City’s Housing Element through the implementation of the Residential Opportunity (RO) Overlay Zone, and is consistent with the City Council’s polic y identifying affordable housing as a priority. Therefore, staff recommends approval of the project.
DEVELOPMENT APPLICATION NO. 2023-00042
September 23, 2024
Prepared by, Submitted by,
Thomas Gorham Scott Koehm
Contract Planner Principal Planner
Attachments:
1. Draft Planning Commission CEQA Resolution
a. MMP No. 391
2. Draft General Plan Amendment Resolution
3. Draft Tentative Tract Map Resolution
4. Initial Study/Mitigated Negative Declaration (IS/MND) A. IS/MND Appendices
5. Response to MND Comments and Errata
6. Mitigation Monitoring Plan No. 391
7. Density Bonus Law Waiver Request
8. Density Bonus Memorandum of Understanding
9. Applicant Community Outreach FAQ
10. Project Plans
11. Project Renderings
12. Aerial and Vicinity Maps
13. Public Comments