Placentia Planning Commission
AGENDA STAFF REPORT
TO: PLANNING COMMISSION
FROM: LESLEY WHITTAKER, ASSOCIATE PLANNER
DATE: DECEMBER 13, 2022
SUBJECT: DEVELOPMENT PLAN REVIEW NO. DPR 2022-03, TENTATIVE TRACT MAP NO. TTM 19251, AND USE PERMIT NO. UP 2022-04 FOR THE DEVELOPMENT OF AN APPROXIMATELY 0.40 -GROSS ACRE SITE
WITH 12 RESIDENTIAL TOWNHOME UNITS LOCATED AT 503 & 513 S.
VAN BUREN STREET (TOFFOLI INVESTMENTS)
RECOMMENDATION
It is recommended that the Planning Commission take the following actions:
1) Open Public Hearing, concerning Development Plan Review No. DPR 2022-03, Tentative Tract Map No. TTM 19251, and Use Permit No. UP 2022-04; and 2) Receive the Staff Report and consider all Public Testimony; and 3) Close the Public Hearing; and
4) Adopt Resolution No. PC -2022-20, a Resolution of the Planning Commission of the City of Placentia, approving DPR 2022-03 and UP 2022-04 and making findings to permit the development of an approximately 0.40 -gross acre lot for the construction of two, three-story, multi -family buildings consisting of 12 for - sale residential townhome units and associated hardscape and landscape improvements within the proposed High Density Residential (R-3) Zoning District on property located at 502 and 513 S. Van Buren Street and making findings that the project is categorically exempt pursuant to the California Environmental Quality Act (CEQA) set forth in Title 14 CCR § 15332 (Class 32 — In -Fill Development Projects) and the City of Placentia Environmental Guidelines. 5) Adopt Resolution No. PC -2022-21, a Resolution of the Planning Commission of the City of Placentia, recommending that the City Council of the City of Placentia approve Tentative Tract Map 19251 to permit the subdivision of 12 townhome units for residential condominium purposes requested via DPR No. 2022-03 and UP No. 2022-04 subject to the Conditions of Approval and Standard Development Requirements; and make findings that the project is categorically exempt pursuant to the California Environmental Quality Act (CEQA) set forth in Title 14 CCR § 15332 (Class 32 — In -Fill Development Projects) and the City of Placentia Environmental Guidelines.
Planning Commission — Toffoli Investments
December 13, 2022
PROJECT DESCRIPTION
The applicant, Toffoli Investments, requests approval of a Development Plan Review, Tentative Tract Map, and Use Permit to develop a 0.40 -acre lot (currently improved with two single-family homes) for the construction of two, three story, multi -family buildings consisting of 12 for -sale residential townhome units and associated hardscape and landscaping improvements. The proposed residential units are proposed to be incorporated into the 139 -unit multifamily project northwest and adjacent to the subject site.
The property is located north of the Atwood Flood Control Channel, south of the Topeka St./S. Van Buren) entrance to the Hudson Townhome Development, east of the Hudson Townhomes, and west of S. Van Buren Street. Access to the site will be provided from S.
Van Buren Street, with additional pedestrian access provided from Topeka Street via Van Buren Street.
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Planning Commission — Toffoli Investments
December 13, 2022
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The purpose of the Tentative Tract Map is to combine two parcels into one 16,500 square foot parcel and to subdivide the resulting lot, resulting in 12 townhome units for subdivided residential condominium purposes. In addition, the applicant has submitted a lot line adjustment to enlarge the subject property, moving the northern boundary of the parcel approximately four feet to the north.
The proposed 12 units will be located within two separate three-story buildings. Each of the two buildings feature side-by-side attached units, with 6 townhomes each (Tiny Towns).
The buildings are located on the northerly and southerly portions of the 0.40 -acre site, bisected by a driveway.
The proposed development will have a residential density of 30 units per acre, in compliance with R-3 standards. In November 2022, the City Council approved a Zoning Code Amendment changing the R-3 (High Density Residential) density from 25 du/ac to 30 du/ac. The proposed project is in compliance with the allowed density once the City Council Ordinance is effective.
Three floor plans are proposed which are noted on the development plans as Plan 1, Plan 2, and Plan 3. The plan types will measure between 762 square feet and 1,289 square feet in overall floor area and contain an attached one or two -car garage per unit. Each unit will have either one bedroom and 1.5 baths (Plans 1), two bedrooms and 2.5 baths (Plan 2), or two bedrooms with an additional bedroom or loft option and 2.5 baths (Plan 3). A breakdown of the unit mix is below:
Unit Type Bedroom Bathroom Unit Size Qty.
Plan 1 1 1.5 762 s.f. 4
Plan 2 1 1.5 806 s.f. 4
Plan 3 2 2.5 1,289 s.f. 4
*Both plans and reversed version have same square footage.
Planning Commission — Toffoli Investments
December 13, 2022
Each building will be three stories with an overall building height of approximately 35 feet, with certain allowable projections of the building exceeding the maximum height limit to assist with greater roof articulation. A total of 26 parking spaces will be provided, comprised of 20 garage spaces and six guest parking spaces with one accessible (ADA) parking space throughout the site.
Vehicular access to the project will be provided by a single 20 -foot -wide driveway that extends approximately 140 -feet. The driveway serves as the sole vehicular access for the 12 units and provides access to garages for each condominium. Six guest parking (including one ADA parking space) will be located on the north side of the project and will be accessible from the main access to the Hudson Phase 1, which is off of Topeka Street.
Decorative landscaping will be provided through the site and will match the landscape of Hudson Phase 1.
Small greenbelts on the south, west and north edges of the project, along with a pedestrian walkway that links up to the proposed five-foot wide sidewalk along the front of the project along Van Buren Street. The six units on the south side of the project will back up to an existing open space and the northern units are cushioned by small greenbelts to serve as front yards. A small passive open space is located in the northwestern corner of the site, with 36" box street trees.
PROJECT CHARACTERISTICS
Applicable Code Section — Placentia Municipal Code
The project is located within the High Density Residential (R-3) Zoning District. The project will be required to comply with the development standards and use requirements set forth in the Placentia Municipal Code (PMC) for projects located within the R-3 Zoning District.
Pursuant to PMC Section 23.75.010(a), construction of new buildings shall require a DPR to be reviewed at a noticed public hearing before the Planning Commission and pursuant to PMC 23.21.030, a Use Permit is required for the development of condominiums or townhomes.
Subject Site and Surrounding Land Uses
The table below illustrates the site and surrounding existing land uses, General Plan Land Use designation and zoning:
Location Existing Land Use
Existing
Legal, non -conforming
single-family
residential houses
Land Use Element
General Plan
Designation
High Density
Residential
Zoning Map
Designation
High Density Residential
(R-3)
Planning Commission — Toffoli Investments
December 13, 2022
Proposed
North
Attached, Single -
Family Residential High Density High Density Residential Townhomes Residential (R-3)
Attached, Single -
Family Residential
Townhomes High Density High Density Residential
(HUDSON PHASE 1) Residential (R-3)
South
(Other side of
greenbelt of Atwood Channel Industrial
Hudson Phase
1)
M(0)
East (adjacent
and across S. Single Family Low Density Single -Family Residential Van Buren Residential Residential (R-1)
Street
West
Attached, Single -
Family Residential
Townhomes High Density High Density Residential
(HUDSON PHASE 1) Residential (R-3)
ZONING COMPLIANCE ANALYSIS
Site Development Standards
The project is located within the R-3 Zoning District. The townhome development is conditionally permitted with a DPR subject to review and approval by the Planning Commission. In accordance with PMC Section 23.21.030, proposed condominium or townhome developments within the R-3 Zoning District require the approval of a Use Permit (UP) by the Planning Commission when they are developed as a Planned Unit Development (PUD).
This project has been designed and will be conditioned to function as an integrated part of the Hudson development, adjacent to the subject site. The intent of this 0.4 -acre, 12 -unit site is to be a cohesive part of the Hudson, known as Hudson Phase ll. The entire development was evaluated as one regarding development requirements, such as setbacks. When this subject site alone is analyzed, the western property line features a 5 - foot setback, while the setback is 10 -feet (min. rear setback for R-3). However, as an integrated portion of the adjacent development, the western edge of that building is 35+
Planning Commission — Toffoli Investments
December 13, 2022
feet from the next building to the west. The complete integration of this development into the Hudson will include the integrated use of amenities and reciprocal pedestrian access.
When considering the site as a comprehensive one, the proposed setbacks more than meet the intent of the development standards of the R-3 Zone.
The Hudson development, including the proposed additional 12 units, features a mix of unit types. When calculating parking requirements for the larger (139 -units) Hudson Phase I development, it was evident that, the municipal code did not adequately address onsite parking for one -bedroom units. The same can be stated for these proposed townhome units. Using these standards results in an overage of parking as compared to uses in other high-density zones within the city such as the TOD (Transit Oriented Development Packing House District) Zoning District which requires one space per each studio or one bedroom unit. Applying the R-3 parking standard to the one -bedroom units will result in an overage of parking using the conservative industry standards. The one -bedroom units will be parked at a significantly higher rate than the TOD Zone requires and will be commensurate with the R-3 parking requirements, yet slightly modified for the one -bedroom units for Hudson Phase I. The Planning, Community, Economic Development, and Housing Ad Hoc Committee supported an interpretation of the code for the one -bedroom units. While this calculation was used for the first phase of the Hudson, which includes 139 -units, it was also applied here, because Phase II has the same ratio of one -bedroom units as compared to Phase I.
The following matrix provides a summary of the development's compliance with the identified development standards:
STANDARD
PROJECT
Height
35 ft. max.
Setbacks
Front Yard Setback — 15 ft. min.
Interior Side Yard Setback — 5 ft. min.
Rear Yard Setback - 10 ft. min.
35.2 ft. — top of roof
(PMC Section 23.81.090 allows buildings
to exceed the height limit for roof elements)
Front: 15 ft. (S. Van Buren Street)
South Side Yard: 5 ft.
*North Side Yard: 30 ft.
West Rear Yard: 5 ft.
*The integration of the proposed 12 -units into the previously approved Hudson development required staff to evaluate
development requirements as part of one comprehensive
development.
Building Separation
20 ft. min. 22.5 ft.
Planning Commission — Toffoli Investments
December 13, 2022
Lot Coverage
60% max. (145,627 sq. ft.)
Parking
Two spaces per dwelling: 24 spaces min.
Additional 15% min. of total parking
required for guest parking (24 x 15%)
Total Parking Required: 27.6 spaces
min.
Lot Area and Dimensions
Minimum Lot Area: 8,000 sq. ft.
Minimum Lot Width: 80 linear ft.
48.1% (8,403 sq. ft.)
24 spaces
3.6 spaces
26 spaces* (see discussion above)
*Additional unmarked parking spaces are
distributed throughout the development
that meets and exceeds the parking
shortfall. Applying a one space requirement
for one -bedroom units results in an overall
minimum parking mandate of 23 spaces.
Lot Area: 17,467 sq. ft. (0.40 gross acres)
Approx. 116 linear ft.
Other Departments Concerns and Requirements
The Divisions of Planning and Building, Public Works Department, Engineering/Traffic, Police Department, and Fire and Life Safety Department have reviewed the application and submitted comments but had no major concerns with the proposal. A draft condition of approval added by the Traffic Manager was to require right -turn only movements out of the proposed driveway onto Van Buren Street exiting the development. Left turns will be permitted from Van Buren Street, with the installation of a median to prevent any left -turn out of the development. All applicable code requirements and conditions of approval have been incorporated into draft resolutions for consideration and recommendation by the Planning Commission to the City Council for TTM 19251, as the DPR and UP do not require City Council review, however the resolution for the DPR/UP is a final approval by Planning Commission.
ISSUES ANALYSIS:
Consistency with the General Plan
The General Plan features policies that promote the reinvestment of underutilized properties while being sensitive to the suburban atmosphere and requires new developments to provide adequate improvements and pay impact fees to offset the demand
Planning Commission — Toffoli Investments
December 13, 2022
costs on city services and facilities. The proposed development is consistent with the following Land Use Element and Housing Element policies and goals of the General Plan:
Land Use Element
Policy 1.2 — Allow for a variety of residential infill opportunities including single family, multi -family, mixed-use, manufactured housing and mobile homes, in designated areas to satisfy regional housing needs.
Policy 2.6 — Require new multifamily development to provide adequate buffers (such as decorative walls and landscaped setbacks) along boundaries with single-family residential uses to reduce impacts on residences due to noise, traffic, parking, light and glare, and differences in scale; to ensure privacy; and to provide visual compatibility.
Policy 5.1 — Encourage development projects to utilize high quality design for architecture and site planning through the City's design review process.
Create Design Guidelines for focused areas and for development Citywide.
Policy 5.8 — Improve the quality of Placentia's multi -family neighborhoods through a) improved buffers between multi -family residences, and commercial, and business park uses; b) provision of usable private and common open space in new multi -family projects; c) increased code enforcement; and d) improved site, building, and landscape design.
Housing Element
Goal 1 — Develop and maintain an adequate supply of housing that varies sufficiently in cost, size, type, and tenure to meet the economic and social needs of existing and future residents within the constraints of available land.
The addition of 12 townhomes is compatible with the High Density Residential District Land Use, which is now 30 du/ac. Once the proposed townhomes are incorporated into the adjacent 139 townhomes, it will provide more housing for the community, while maintaining the residential character of the neighborhood to the east.
Planning Commission — Toffoli Investments
December 13, 2022
Land Use Compatibility
The project will be compatible with the surrounding area as the development will enhance and add an additional 12 housing units to the adjacent project (Hudson Phase I) that is now under construction. The Hudson project aims to serve as a catalyst triggering more development and investment into the adjacent Atwood neighborhood, and this additional
0.40 -acre parcel development, with 12 for -sale condominium townhomes will help complete the Hudson community for future homebuyers. The development will provide a compatible transition between nearby land uses that complement the residential densities of the housing tracts to the north (across Orangethorpe Avenue) and east (across S. Van Buren Street). Based upon the use, overall site layout, and building design, the proposed development is not anticipated to result in any significantly adverse impacts to the surrounding area.
Architecture
The proposed project will be the same architecture as the Hudson development, in which this project will be incorporated into. The two buildings will include six units each, for a total of 12 units. There are three floorplans proposed (Plan 1, Plan 2, Plan 3). The residential buildings will be reminiscent of Contemporary Craftsman design, with elements of Ranch
Planning Commission — Toffoli Investments
December 13, 2022
and Mid -Century Modern architecture. The rooflines are lower than traditional Craftsman homes, and exteriors are made up of clean lines. The building volume is broken up by the employment of a number of design techniques as exterior facade pop outs/building projections, inset front doors and inset 2nd floor patios creating shadow and relief, and contrasting building materials. These design techniques visually minimize the size/volume of the building. The project employs four-sided architecture by using the same materials on all four sides of a structure so that, no matter what vantage point it is viewed from, the design is never interrupted, and all the parts are perceived as part of a unified whole.
RIGHT ELEVATION
CEQA
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LEFT ELEVATION
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The proposed application was reviewed by staff in accordance with the requirements of the California Environmental Quality Act ("CEQA"), Public Resources Code §§ 21000 et esq., the State CEQA Guidelines, 14 C.C.R. §§ 15000 et esq., and the Environmental Guidelines of the City of Placentia. Staff recommends that the Planning Commission exercise its independent judgement and find that DPR 2022-03 and UP 2022-02 is exempt from CEQA pursuant to State CEQA Guidelines § 15332 (Class 32 — Infill Development Projects) and recommend that the City Council find that TTM 19251 is exempt from CEQA, as the entitlement is to approve an infill development project.
Planning Commission — Toffoli Investments
December 13, 2022
PUBLIC NOTIFICATION
Legal notice was published in the Placentia News -Times on December 1, 2022. Notices were sent to property owners of record within a 300 -foot radius of the subject property, and posted at the Civic Center on December 1, 2022. As of December 13, 2022, staff has not received any correspondence related to this project.
CONCLUSION
The proposed project is consistent with the City's General Plan and meets the minimum development standards of the PMC. With the recommended conditions of approval, it is the determination of city staff that the proposed development will be compatible with adjacent land uses and will not result in any adverse impacts onto the surrounding neighborhood.
RECOMMENDATION
Staff recommends that the Planning Commission adopt Resolution PC -2022-20 approving DPR 2022-03 and UP 2022-02, and that the Planning Commission adopt Resolution PC - 2022 -21 recommending to the City Council of the City of Placentia approval of TTM 19251.
Prepared and submitted by:
Lesley hittaker
'Assoc.:te Planner
seph Lambert
evelopment Services Director
ATTACHMENTS:
1. Resolution No. PC -2022-20
2. Resolution No. PC -2022-21
3. Project Plans including the Site Plan, Floor Plans, Building Elevations, Preliminary Landscape Plan, Colored Renderings, and Tentative Tract Map (TTM 19251)
4. Vicinity Map
5. Site Photographs
6. Affidavit of Public Noticing
7. Mailing List
8. Radius Map for Public Notices
N:\PLANNING COMMISSION\Planning Commission Agendas & Reports\2022\12-13-22\Public Hearing Item 1 - DPR 2022-03, TTM 19251, UP 2022-04 (Hudson Phase 11)
Attachment 4: Vicinity Map for DPR 2022-03, UP
2022-04, and TTM 19251
Aerial A.
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Site Photos: 503 & 513 S. Van Buren St.
Looking West from Van Buren Street
Looking North from Van Buren Street
AFFIDAVIT OF MAILING NOTICE OF PUBLIC HEARING
STATE OF CALIFORNIA )
County of Orange ) ss
I, Lesley Whittaker, say that on the 1st day of December, a copy of the notice attached hereto was mailed to each of the persons whose name and address appears on the attached list.
Said mailings was done at the City of Placentia City Hall, Planning Division, located at 401 E.
Chapman Avenue, Placentia, California
Project Address: 503 & 513 S. Van Buren Street
Case No.: DPR 2022-03, UP 2022-02, and TTM 19251
Meeting Date: December 13, 2022
I declare, under penalty of perjury, that the foregoing is true and correct.
Exec ed at P • entia, California on this 1st day of December, 2022.
APN
346-164-23,24
346-164-01
346-164-19
346-164-20
346-164-21
346-164-22
346-164-25
346-171-01
346-171-02
346-172-01
346-172-02
346-172-03
346-172-04
346-172-05
346-172-29
346-181-02
346-181-03
346-181-04
346-181-32
346-181-33
346-181-34
346-181-38
346-181-40
346-181-42
346-181-43
346-182-01
346-182-02
346-182-03
346-182-04
346-182-05
346-182-06
NAME
LANDSEA HOMES OF CALIFORNIA INC
BEJAC CONSTRUCTION COMPANY
ORANGE COUNTY FLOOD CONTROL DISTRICT
PHILLIP L APALATEGUI
MARY LOU LABARBERA
LCG-PLACENTIA LLC
LS-PLACENTIA LLC
JUAN D & HERMELINDA PEREZ
ORANGE COUNTY FLOOD CONTROL DISTRICT
BRADLEY K PETERSEN
LORRAINE D ARREDONDO
ANALI ALMAZAN
BRANCE A & LINDA L SKIPPER
DARIO V GUZMAN
JAMES CURTIS & JOAN B VORWERK
SIATA VANI
SANDRA ARIAS
SANDRA ARIAS
SANDRA M ARIAS
VERA M ARIAS
MARTIN ALVAREZ
ARTURO HERNANDEZ
HABITAT FOR HUMANITY OF ORANGE COUNTY INC
LUIS ALBERTO RENTERIA
DAVID VARGAS/PATRICIA MAGANA
ARUN D PATEL
FLOR TRJ & F RAYA
ANDRES & ESPERANZA ALVAREZ
FELIX BADILLO
REYNALDO R & MONICA Y PEREZ
REYNALDO PEREZ
ADDRESS
7525 IRVINE CENTER DR #200
569 S VAN BUREN ST
300 N FLOWER ST 6TH FLOOR
20451 VIA MARWAH
20451 VIA MARWAH
530 LYTTON AVE # 304
7525 IRVINE CENTER DR #200
2270 MEYER PL
300 N FLOWER ST 6TH FLOOR
19711 OCEANAIRE CIRCLE
608 S VAN BUREN ST
1604 VINCENTE AVE
2905 E WALNUT AVE
1612 VINCENTE AVE
612 S VAN BUREN ST
1442 E LINCOLN AVE # 270
1613 E OAK ST
1613 E OAK ST
1613 OAK ST
1613 OAK ST
464 S VAN BUREN ST
1067 CLEVELAND WAY
2200 S RITCHEY
1617 OAK ST
1621 OAK ST
2359 SKYLINE DR
1604 OAK ST
1608 OAK ST
1741 E VINCENTE AVE
1616 OAK ST
1616 OAK ST
CITY
IRVINE
PLACENTIA
SANTA ANA
YORBA LINDA
YORBA LINDA
PALO ALTO
IRVINE
COSTA MESA
SANTA ANA
HUNTINGTON BEACH
PLACENTIA
PLACENTIA
ORANGE
PLACENTIA
PLACENTIA
ORANGE
PLACENTIA
PLACENTIA
PLACENTIA
PLACENTIA
PLACENTIA
CORONA
SANTA ANA
PLACENTIA
PLACENTIA
FULLERTON
PLACENTIA
PLACENTIA
PLACENTIA
PLACENTIA
PLACENTIA
STATE ZIP
CA
CA
CA
CA
CA
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CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
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92703
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94301
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92648
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