PRJ2021-00006
1144 Rosecrans Ave, 1715/1723 Euclid St, 1701/1751/1801-1900 Euclid St The Pines at Sunrise Village
City Council
January 3, 2023
Project Location
12.52-acre portion of Sunrise Village Shopping Center General Plan:
Commercial
Zoning:
General Commercial
2 Project History
3 October 27, 2021
Original PC Reviewed Project: All Residential project with 163 Residential Units (49 SFD and 114 Townhomes) December 7, 2021
Council remanded back to the Planning Commission (density, commercial, aesthetics) April 13, 2022
Revised PC Reviewed Project: Primarily Residential project and retention of 4,000 square feet Red Cross building 152 Residential Units (49 SFD’s and 103 Townhomes)
Project History
4 June 21, 2022
City Council continued the project at applicant’s request November 9, 2022
Current project for review: 49 Residential Units , 64 townhomes, 4 added commercial buildings (19,000 square feet). PC Voted to Continue to December 7, 2022 December 7, 2022- Approved by a 5-0 vote to Recommend Approval to Council January 3, 2023- Reconsideration by City Council
Project History
5 Project Density Reduction
11-Unit reduction between 1st and 2nd submittal
40-unit reduction between the 2nd and 3rd submittal
51-unit reduction overall, SFD remains the same
Project Commercial Increase
4,000 square feet increase between 1st and 2nd submittal 19,000 square feet increase between 2nd and 3rd submittal 23,000 square feet increase overall
Home Office Space Increase
No home office space in initial submittal
19 units with home office space in 2nd submittal
34 units home office space in 3rd submittal
Single-family detached
49 units
Townhouse attached
64 attached units
2-story
3 story,
2-story + loft &
story
3-story
Commercial
1 building retained
4 new
23,000 square feet
Mixed-Use Site
113-dwelling unit residential community with HOA
49 single-family detached
64 townhomes in 14 buildings
2-car garages + on-street parking (CC&Rs conditioned)
2 pocket parks and a community pool
3 Major Site Plan
Public Improvements:
• Full-width pavement on all street frontages
• Sidewalks/lighting/landscape
4 4
Frontage Improvements
5 STREETS
Rehabilitate pavement, full-width on all four street frontages, including entire Rosecrans/Euclid intersection Revise signing and striping on Euclid & Rosecrans
Upgrade/modify traffic signals
DA: Along Euclid full width to Bastanchury Road
Frontage Improvements
6 SIDEWALKS
Replace damaged/substandard sidewalks
Replace damaged/missing street-trees and
add grates
Upgrade streetlights
Remove utility poles/underground utilities
BUS
Improve Euclid/Rosecrans (2) & Euclid/Paseo Dorado bus stops
Elevations – Detached
7 Elevations – Detached
2-story + loft
7 2-story
3-story
8 Elevations – Attached
9 11
12 12
12 12
12 Major Site Plan
Development
Standard
PRD-I
Proposed
Consistent
Development
Standard
PRD-I
Proposed
Consistent
Detached Units Setbacks
0 – 15 feet
As requested for small lots
Front: 7 Feet
Sides: 8 Feet, Zero Feet
Rear: 10 Feet
Yes
Townhome Units Setback
0-15 feet*
As requested for small lots
Front: 10 Feet
Sides: Common Wall, 8 Feet to sidewalks
Rear: 4 feet drive apron
Yes
Residential Height
2 – 3 stories
2 – 3 stories
Yes
Major Site Plan
Development
Standard
PRD-I
Proposed
Consistent
Development
Standard
PRD-I
Proposed
Consistent
Residential Open Space
15% based on net acreage
Lot 1 – 4.34 net acres
minimum 28,358 sf (approximately 0.65 acre)
Lot 2 –2.39 net acres
Minimum 15,616 sf (approximately 0.36 acre)
Lot 1 – 70,379 sq. feet
Lot 2 – 42,709 sq. feet
Yes
Residential Private Open Space
Housing Building Type:
15% of lot area and 15 feet by 15 feet*
Tuck-Under Building Type:
None required
12 x 20 to 12 x 24-foot patios; 240-288 square feet
Varies by location
Yes, with amendment
Yes
Residential Parking
Resident – 2.0 per unit Guest – 1.0 per unit
Resident – 226 spaces
Guest – 113 spaces
Resident – 2.0 per unit Guest – 1.0 per unit
Resident – 226 garage spaces
Guest – 113 surface spaces
Yes
Major Site Plan
Development
Standard
PRD-I
Proposed
Consistent
Development
Standard
PRD-I
Proposed
Consistent
Commercial Open Space
15% of Net Parcel Area
Lot 3 – 0.45 acres minimum 2,940 square feet
Lot 4 -- 0.91 acres minimum 5,946 square feet
Lot 5 – 1.23 acres minimum 804 square feet
Total Required: 9,690 square feet
Total open space provided on lots 3,4,5: 26,266 square feet Yes
Commercial Parking
3 spaces per 1,000 square feet
Lot 3 – 4,000 square feet
Minimum 16 parking spaces required
Lot 4 – 9,000 square feet
Minimum 36 parking space required
Lot 5 – 10,000 square feet
minimum 40 parking spaces required
Lot 3 – 19 parking spaces provided
Lot 4 – 52 parking spaces provided
Lot 5 – 58 parking spaces required
Yes
12 14
General Plan Revision
Commercial to Low/Medium Density Residential
Purpose: To establish and protect opportunities for households that desire suburban living with a range of housing options, and to provide opportunities for neighborhood support uses and amenities Potential Land Uses:
Small-lot detached dwellings
Attached dwellings
Development Standard
Required
Proposed
Meets Requirement
Density
Minimum 6.1 DU/acre
Maximum 15 DU/acre
11.3 DU/acre
Yes
15 Zoning Amendment
General Commercial (G-C) to Planned Residential – Infill (PRD-I) Purpose: To provide standards for predominantly residential infill development on sites less than 40 acres in size.
PRD-I:
Adopted in 2016
Development standards use Building and Frontage Types based on Street Types to ensure a quality development compatible with its surroundings Consistent Zoning with Low and Low/Medium Density Residential 16 Zoning Amendment, Continued
17 Minor amendments to clarify certain PRD-I standards for project and subsequent requests: In a development with multiple Building Types, the greatest maximum stories may be applied in relation to private streets internal to a site and when an additional story(ies) does not compromise the intent of the Building Type. (Note to Table 15.20.130.B)
For a lot (fee-simple or condominium) measuring 5,000 sq. ft. or less used to facilitate small-lot detached dwellings, the setback of buildings and garages to private streets internal to the site is a minimum of 5 ft. (Note to Table 15.20.140.A)
17 17
Development Agreement
18 Authorized by California Government Code
Provides applicant with vested right to construct project for period of 10-years – Planning Commission recommended 5-years
Provides basis for two additional 5-year terms subject to performance requirements Planning Commission recommend one additional 5-year term Project pays then current fees
Establishes timing for payment of park dwelling fees and construction of pavement improvements Project provides certain public benefits
Additional full-width pavement improvements south of project to Bastanchury Road Creek restoration between Euclid and Paseo Dorado if technically and financially feasible (Public / Planning Commission)
Traffic
13 Traffic Study conducted pursuant to City’s Transportation Assessment Policies and Procedures (TAPP), adopted June 2020 Level of Service (LOS) evaluated for general plan consistency based on applicability criteria established by TAPP to determine if “effect on transportation” Traffic Study scope approved by City Traffic Engineer
No “effects on transportation”
Project pays traffic impact fees (@ $325.50) plus proposed & conditioned improvements
Traffic
Project generates less traffic than shopping center
21 Water & Sewer
22 2020 Urban Water Management Plan forecasts water availability through 2045 Normal, single-dry, multiple-dry year scenarios
Accounted for City’s RHNA allocation of planned new housing (13,209 units for period 2021-2029) Water resources sufficient to serve the Project
2009 Sewer Master Plan models existing and future conditions through 2035 Previously identified downstream CIP to upsize
Project conditioned to pay fair-share to fund future upgrade prior to building permit issuance
Project Density
Low Density Residential – up to 6 DU/acre Low/Medium Density Residential – 6.1 to 15 DU/acre Medium Density Residential – 15.1 – 28 DU/ac High Density – Over 28 DU/acre
CUP for Senior Housing at Medium Density Residential
23 Key Findings
31 The project will provide for infill residential development on an underutilized commercial retail parcel, introducing new housing options that are compatible in height and scale with the site and its surroundings near existing single- and multi- family residential communities and neighborhood serving commercial uses in the City.
Facilitating the addition of dwelling units in areas with existing infrastructure is consistent with State and local housing goals that emphasize the need for increased housing production across all income levels and the City’s goals for growth aligned with infrastructure capabilities.
Recommended Actions –
30 Pursuant to Findings and Subject to Conditions of Approval:
Adopt 2023-xx – Mitigated Negative Declaration/MMRP
Adopt 2023-xx – Major Site Plan
Adopt 2023-xx – Tentative Tract Map 19148
Adopt 2023-xx – General Plan Revision
Recommended Actions –
30 Introduce for First Reading by Title Only and Waive Further Reading of Ordinances:
Approving a zoning amendment to change the Zoning Classification from General Commercial (G-C) to Planned Residential Development-Infill (PRD-I) on 9.93 acres located on the southwest corner of Euclid Street and Rosecrans Avenue and to provide clarifying Amendments to TABLE 15.20.130.B and 15.20.140.A for certain standards internal to a development.
Approving a Development Agreement for the Pines at Sunrise Village on a 12.52-acre property located on the Southwest Corner of Euclid Street and Rosecrans Avenue
PRJ2021-00006
1144 Rosecrans Ave, 1715/1723 Euclid St, 1701/1751/1801-1900 Euclid St The Pines at Sunrise Village
City Council
January 3, 2023