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PLANNING COMMISSION [DRAFT] MINUTES
ITEM NO. 2
DEVELOPMENT PERMIT NO. 2023-00042
(DEV2023-00042)
Location: 275 and 301 East Santa Ana Street
Request: The applicant requests to construct a new
residential development consisting of 56 for-sale 3-story condominium townhomes. Ten percent of the units would
be for moderate-income buyers. The project requires the following entitlements: (i) a General Plan Amendment to change the land use designation of the project site from Low Medium Density Residential to Medium Density
Residential and (ii) a Tentative Tract Map to create a one- lot condominium map to construct 56 townhomes
Environmental Determination: The Planning
Commission will consider whether a Mitigated Negative
Declaration is the appropriate environmental
documentation for the request under the California
Environmental Quality Act.
Recommended City Council
approval of the project and
approved Resolution Nos.
PC2024-025, PC2024-026, and
PC 2024-027 as amended with
a new Condition No. 3,
subsequent renumbering
thereafter, and revisions to
Condition No. 44
(renumbered as No. 45).
MOTION: (Perez/Castro)
VOTE: 7-0
Chairperson Walker and
Commissioners Castro, Kelly,
Lieberman, Perez, Tran-Martin,
and Kring voted yes.
Project Planner:
Thomas Gorham
[email protected]
Thomas Gorham, Contract Planner, provided a summary of the staff report dated September 23, 2024. He stated this request is for a development application for 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.
The subject property 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 Industrial Zone, the Residential Opportunity Overlay Zone, and the South Anaheim Boulevard Corridor Overlay Zone. It is designated for Low Medium Density Residential land uses in the General Plan. For SEPTEMBER 23, 2024
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the proposed 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:
• Single-family and multi-family residential uses to the north. • Industrial uses across Santa Ana Street to the south. • Single-family and multi-family residential uses across Olive Street to the east; and • Commercial and retail uses, including the Packing House across Claudina Street to the west.
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.
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.
The proposed project would incorporate recreational-leisure amenities including private patios, common amenity areas, and various landscaping elements.
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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 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 would be installed along the other three public streets to provide shade and promote a comfortable, attractive walking environment.
The proposed project would include four 8‐plex buildings and four 6-plex buildings.
The 8‐plex building type shown in these elevations is designed in a Vernacular Modern style in accordance with Anaheim Colony Design Guidelines.
The 6‐plex building type shown in these elevations is designed in a Minimalist Traditional Style in accordance with Anaheim Colony Design Guidelines.
The architectural 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.
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 pursuant to State Density Bonus Law, the project complies with the RM-4 development standards.
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 this table.
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 requirement, 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.
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The parking provided results in 48 more parking spaces than required by Code.
The City Council has adopted a policy emphasizing the importance of affordable housing, and the developer has proposed six, for-sale units with moderate income levels. The applicant has executed a Memorandum of Understanding with City staff, and the project would be conditioned to require the applicant to enter into a Housing Incentives Agreement with the City.
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 Quality Act.
The IS/MND was circulated to public agencies and interested parties. The City received two comment letters and a response to the comments are included as an attachment to the staff report.
Mitigation measures have been identified in the IS/MND to mitigate project impacts to cultural resources, geology and soils, and tribal cultural resources.
With the implementation of these measures, the IS/MND concluded that project impacts would be reduced to levels considered less than significant, and there would be no remaining potentially significant adverse impacts related to the project.
The Public Works Development Services staff recommended an additional condition of approval which would be inserted into the proposed Tentative Tract Map Resolution as Condition No. 3. as follows:
Prior to the Final Map recordation, the project boundary lines shall be verified and approved by the City Surveyor.
Staff believe that the necessary findings exist to approve the General Plan Amendment and Tentative Tract Map.
The proposed project 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 Overlay Zone, and is consistent the City Council’s policy identifying affordable housing as a priority.
Based on the analysis contained herein, staff recommended approval of the proposed Project.
Chair Walker asked the applicant to come forward and make their presentation.
The applicant provided a presentation outlining the benefits of the project.
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Vice Chair Kring asked about the process for ensuring tandem parking garages would be utilized for that purpose and not as storage space, thus maintaining guest parking spaces for guests only.
The applicant responded that the CC&Rs would be crafted to allow the HOA to inspect garages to ensure compliance.
Commissioner Castro asked the applicant how they defined affordable housing. The applicant responded that because these are for-sale townhomes, typically the unit sale price is set so that the monthly payment is only ten to fifteen percent higher than what the market rental cost would be for a for-rent unit.
Commissioner Castro asked what the purchase price would be. The applicant responded that the starting price would be in the high seven hundred thousand dollars and all units would be FHA qualified.
Chair Walker asked the speakers to come forward.
Carolatta Rhea Clark provided public comment in opposition to the project expressing concerns over parking availability in the area and the increased traffic congestion with the proposed population density.
Lorie Calvert provided public comment in opposition to the project expressing concerns over the lack of sufficient parking in the area and the decline in property values.
Tanya Bilezikjian provided public comment in opposition to the project expressing concerns over the current lack of available parking in the area and the impact of additional traffic to the area.
Mike Layboural provided a neutral comment to the project recommending future owners be made aware of the development’s proximity to an industrial area.
Chair Walker closed the Public Hearing and asked the applicant to come forward.
Vice Chair Kring asked staff if the project area had CCTV to capture illegal activity in the proposed development area. Principal Planner Koehm stated that typically cameras in the area would be privately owned and those maintained by Public Works and utilized for traffic monitoring purposes.
The applicant responded that doorbell cameras were standard in their homes and would look to adding additional CCTV cameras throughout the project site.
Commission Castro asked the applicant if homeowners would be allowed to park in guest parking.
The applicant responded that that could be addressed and restricted by adding the condition to the CC&Rs. Project Planner Gorham stated that the CC&Rs could have a condition stating that guest parking must be maintained as such, and designated signage could not be removed.
Commissioner Lieberman asked staff to provide public speaker Tanya Bilezikjian with information as to the appropriate department to inquire about starting the permit-only parking process.
Principal Planner Koehm stated that Principal Transportation Planner Wilkerson was on hand and would provide that information to Ms. Bilezikjian.
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Commissioner Perez asked staff if a dedicated turn signal could be installed at the intersection of Anaheim Blvd. and Santa Ana Street. Associate Transportation Planner Kennedy responded yes, and that construction would be starting soon.
Commissioner Perez asked staff about the possibility of adding a stop sign at the intersection going through Philadelphia Street. Associate Transportation Planner Kennedy responded that that would need further research as additional agencies would be involved due to the railroad crossing and its location relative to Santa Ana and Philadelphia Streets.
Commissioner Kelly sought confirmation that if a developer met the State parking requirements, a City would not be allowed to impose additional parking requirements. Project Planner Gorham stated that was correct.
Chair Walker asked staff what the speed limit was for the alley behind the project and if any traffic studies had been done for that location. City Traffic Engineer Cobian stated that the speed limit in an alley is 15 miles per hour as dictated by the California Vehicle Code. He explained that as alleys also serve as Fire Lanes, there are limits as to changes that can be undertaken.
The applicant commented that with the addition of front doors, parking, and garages in the alley area, there would be a natural speed slowdown.
Commissioner Perez made a motion to recommend approval with a condition added to the tract map and the CC&Rs to ensure that guest parking is limited to use by guests and not residents.
Assistant City Attorney Mulvihill asked Commission Perez to include in his motion to approve, the staff recommendation of adding a new condition number 3 and to a renumbering of the conditions in addition to the condition ensuring the availability of guest parking. Commissioner Perez agreed.
Commissioner Perez also asked that a recommendation be made for the addition of a stop sign at the Santa Ana Intersection.
Assistant City Attorney Mulvihill confirmed that the recommendation for a stop sign would be better placed in the Staff Report to the City Council rather than a condition of approval on the project.
Commissioner Castro seconded the motion to recommend City Council approve the project.
Vice Chair Kring noted that there were limitations to what the Commission could do about the concerns expressed by the public speakers about the quality-of-life issues attributed to the Packing House.
Commissioner Leiberman acknowledged the possible loss of valet parking at the Parking House and noted that the situation could not be held against the developer of this project.
Chair Walker stated that he agreed with Commission Lieberman that this developer should not be penalized for a situation caused by another property. He noted that the developer had added parking well above the requirement. Chair Walker called for a vote.
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Commissioner Lieberman asked for clarification on the current motion.
Deputy Director Allen reviewed the current motion which included the staff recommendation of a new condition number 3 to the Tract Map Resolution, with a renumbering of the current conditions, and a request to recommend that CC&Rs include a condition that guest parking be restricted to resident’s guests only.
Commissioner Lieberman seconded the motion.
Commissioner Perez clarified the request would be to restrict guest parking to guests only, no tenant parking.
Commission Castro stated that she had already seconded the motion and Chair Walker confirmed.
Chair Walker called for the vote. The motion was carried by a vote of 7-0 (Chairperson Walker, Vice Chairperson Kring, Commissioners Perez, Kelly, Castro, Lieberman, and Tran-Martin voted yes).
Chair Walker thanked everyone.