Placentia Planning Commission
AGENDA STAFF REPORT
TO: PLANNING COMMISSION
FROM: LESLEY WHITTAKER, ASSOCIATE PLANNER
DATE: FEBRUARY 14, 2023
SUBJECT: DEVELOPMENT PLAN REVIEW NO. DPR 2022-01, TENTATIVE TRACT MAP NO. TTM 19183, AND USE PERMIT NO. UP 2022-01 FOR THE DEVELOPMENT OF AN APPROXIMATELY 1.3 -NET ACRE SITE WITH 39 RESIDENTIAL TOWNHOME UNITS LOCATED AT 1952 & 1958 EAST
VETERANS WAY (TOFFOLI INVESTMENTS)
RECOMMENDATION
It is recommended that the Planning Commission take the following actions:
1) Open Public Hearing, concerning Development Plan Review No. DPR 2022-01, UP 2022-01, and Tentative Tract Map No. TTM 19183; and
2) Receive the Staff Report and consider all Public Testimony; and ask any questions of Staff; and
3) Close the Public Hearing; and
4) Adopt Resolution No. PC -2023-01, a Resolution of the Planning Commission of the City of Placentia, approving DPR 2022-01 and UP 2022-01 and making findings to permit the development of an approximately 1.3 -net acre lot for the construction of four, three-story, multi -family buildings consisting of 39 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 1952 and 1958 Veterans Way 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; and 5) Adopt Resolution No. PC -2023-02, 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 No. 19183 to permit the subdivision of 39 townhome units for residential condominium purposes requested via DPR No. 2022-01 and UP No. 2022-01 subject to the Conditions of Approval and Standard Development Requirements; and making findings that the project is categorically exempt pursuant to the California Environmental Quality Act (CEQA) set forth in
Planning Commission — Toffoli Investments
February 14, 2023
Title 14 CCR § 15332 (Class 32 – In -Fill Development Projects) and the City of Placentia Environmental Guidelines.
STRATEGIC PLAN STATEMENT
This item is consistent with the City Council 5 -Year Strategic Goals to:
• Promote Community and Economic Development; and
• Improve City Beautification
The development of vacant land into 39 condominium townhomes, which will include hardscape and landscape improvements, will enhance the recently rezoned from Manufacturing to High -Density Residential area—offering more housing opportunities. The project, with the proposed landscaping, will aesthetically enhance the streetscape of the area.
PROJECT DESCRIPTION
The applicant, Toffoli Investments, requests approval of a Development Plan Review, Tentative Tract Map, and Use Permit to develop a 1.3 -acre vacant lot for the construction of four, three story, multi -family buildings consisting of 39 for -sale residential townhome units and associated hardscape and landscaping improvements.
The property is located south of Orangethorpe Avenue, west of N. Lakeview Avenue. The project site is adjacent to the existing Veterans Village housing development. Access to the site will be provided from Lakeview Loop. A future City trail system project, referred to as Atwood Trail, will provide future residents with East and West access along the Orange County Flood Control Channel.
Planning Commission — Toffoli Investments
February 14, 2023
A Tentative Tract Map has been submitted in conjunction with the DPR and UP to combine two parcels into one, 56,628 -square foot parcel and to subdivide the resulting lot that will create 39 residential condominium units.
The proposed 39 units will be located within four separate three-story buildings. Each of the four buildings feature side-by-side attached units. Building 1, is located on the westerly end of the lot and will contain seven townhomes. Buildings 2 and 3 will each contain 12 units and Building 4 on the easterly side will contain eight townhomes. Each building contains a mix of one, two, and three-bedroom condominiums.
Access to the site will be provided by two 20 -foot -wide driveways that form a loop connecting to each driveway. There is also an internal street that intersects the two middle buildings (Buildings 1 and 2) and dead ends before intersecting with Veterans Way. A pedestrian walkway in the northwest corner leads to a community firepit, with lounge chairs among shade trees. Another walkway in the northeast corner leads to community picnic tables and barbeques.
The proposed development will have a residential density of 30 units per acre, in compliance with R-3 maximum density 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.
Buildings 1 and 4 (located on the westerly and easterly ends of the property respectively) contain a mix of three floor plans, which are noted in the development plans as Plan One X, Plan Two, and Plan Three. Plan One X is a bedroom, with a loft that can be opted to construct as a second bedroom. Each unit will have either one bedroom and 1.5 baths or
2.5 baths. The two buildings (Building 2 and 3) are designed back-to-back, offering Plan One, Plan Two, Plan Three. The Plan One in these buildings does not offer the optional second bedroom. A breakdown of the unit mix is provided below:
Building 1 (7-plex)
Unit Type Bedroom Bathroom Unit Size Qty.
Plan 1X 1+1* 1.5 990 sq. ft. 2
Plan 2 1 2.5 1,320 sq. ft. 3
Plan 3 2 2.5 1,368 sq. ft. 2
Building 2 (12-plex)
Plan 1 1
Plan 2 2
Plan 3 3
Building 3 (12-plex)
Plan 1 1
Plan 2 2
1.5 775 sq. ft. 4
2.5 1,312 sq. ft. 4
2.5 1,340 sq. ft. 4
1.5 775 sq. ft. 4
2.5 1,312 sq. ft. 4
Planning Commission — Toffoli Investments
February 14, 2023
Plan 3 1 3
Building 4 (8-plex)
Plan 1X 1+1*
Plan 2 2
Plan 3 3
* Loft or optional bedroom
2.5 1 1,340 sq. ft. 1 4
1.5 990 sq. ft. 2
2.5 1,320 sq. ft. 4
2.5 1,368 sq. ft. 2
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 85 parking spaces will be provided, comprised of 66 garage spaces and 19 open parking stalls. The majority of parking spaces is concentrated in the northerly rear of the property, with four compact spaces near Buildings 1, 2, and 3.
Decorative hardscape will be added to the compact spaces toward the front of the development and landscaping will be provided throughout the site. Community amenities in the form of a firepit lounge area and picnic tables, with barbeques, will be located in the rear corners of the development.
Small greenbelts, with shade trees will align the north and south edges of the project. All four buildings will have pedestrian walk-up access from Veterans Way
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.
Subiect 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
Vacant
Land Use Element
General Plan
Designation
High Density
Residential
Zoning Map
Designation
High Density Residential
(R-3)
Planning Commission — Toffoli Investments
February 14, 2023
Proposed
North
South
(Across
Veterans Way
& Atwood
Channel)
East
West
Attached, Single -
Family Residential High Density High Density Residential Townhomes Residential (R-3)
B.N.S.F. Railroad
Commercial
Manufacturing
Buildings
Private Recycling
Facility
Veterans Way
Apartments for
Veterans
ZONING COMPLIANCE ANALYSIS
Site Development Standards
Railroad N/A
Industrial
C -M
High Density High Density Residential
Residential (R-3)
High Density High Density Residential
Residential (R-3)
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. Residential development projects are developed as condominiums or townhomes.
When calculating parking requirements for this development, it was evident that, the municipal code did not adequately address onsite parking for one -bedroom 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 this Veterans Way Project. The Planning, Community, Economic Development, and Housing Ad Hoc Committee supported an interpretation of the code for the one -bedroom units.
Planning Commission — Toffoli Investments
February 14, 2023
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.
Building Separation
20 ft. min.
Lot Coverage
60% max. (33,978 sq. ft.)
Parking
*Two spaces per dwelling: 74 spaces min.
Additional 15% min. of total parking
required for guest parking (74 x 15%)
Total Parking Required: 85 spaces min.
Lot Area and Dimensions
Minimum Lot Area: 8,000 sq. ft.
Minimum Lot Width: 80 linear ft.
35.2 ft. — top of roof
(PMC Section 23.81.090 allows buildings
to exceed the height limit for roof elements)
Front: 15 ft. (Veterans Way)
West Side Yard: 13.9 ft.
East Side Yard: 9.7 ft.
North Rear Yard: 24.3 ft.
24 ft.
38.2% (21,602 sq. ft.)
74 spaces
11 spaces
85 spaces* (see discussion above)
*Applying a one space requirement for one -
bedroom units results in an overall
minimum parking mandate of 85 spaces.
Lot Area: 56,628 sq. ft. (1.3 gross acres)
Approx. 222.63 linear ft.
Planning Commission — Toffoli Investments
February 14, 2023
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. The project was reviewed by Ad Hoc Committee and there were no major concerns with the proposed 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 19183, as the DPR and UP do not require City Council review, however the resolution for the DPR and 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 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
Planning Commission — Toffoli Investments
February 14, 2023
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 39 townhomes is compatible with the High -Density Residential District Land Use, which is now 30 du/ac. The proposed townhomes will provide more housing for the community.
Land Use Compatibility
The project will be compatible with the surrounding area as the development will enhance and add an additional 39 housing units to the recently rezoned area. The project adds more residential development and investment into the neighborhood, and this additional
1.3 -acre parcel development, with 39 for -sale condominium townhomes will complement the adjacent Veterans Village Apartments to the west. The development will provide a compatible transition between nearby land uses that complement the residential densities of the housing tracts under construction to the west. 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
Planning Commission — Toffoli Investments
February 14, 2023
The residential buildings will be a clean and contemporary modern design, with elements of Industrial architecture. The exteriors are made up of asymmetrical 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 that offer a pop of color and
Planning Commission — Toffoli Investments
February 14, 2023
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.
CEQA
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 19183 is exempt from CEQA, as the entitlement is to approve an infill development project.
PUBLIC NOTIFICATION
Legal notice was published in the Placentia News -Times on February 2, 2023. Notices were sent to property owners of record within a 300 -foot radius of the subject property and posted at the Civic Center on February 2, 2023. As of February 9, 2023, 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 -2023-01 approving DPR 2022-01 and UP 2022-01, and that the Planning Commission adopt Resolution PC - 2023 -02 recommending to the City Council of the City of Placentia approval of TTM 19183.
Prepared and submitted by:
Lesle hittaker
Associa e Planner
�Jo:epdea
ambert
Development Services Director
+SY 4464.1:OiGitft. a.t'�'SAa� �c. 'krS'Y'h5tl`�M".Kp1�YFWJ':
Planning Commission — Toffoli Investments
February 14, 2023
ATTACHMENTS:
1. Resolution No. PC -2023-01
2. Resolution No. PC -2023-02
3. Project Plans including the Site Plan, Floor Plans, Building Elevations, Preliminary Landscape Plan, Colored Renderings, and Tentative Tract Map (TTM 19183)
4. Vicinity Map
5. Site Photographs
6. Legal Hearing Notice, Radius Map, and Mailing List
N:\PLANNING COMMISSION\Planning Commission Agendas & Reports\2023\02-14-23\Public Hearing Item 1 - DPR 2022-01, TTM 19183, UP 2022-01 (Veterans Way)
ATTACHMENT 2. VICINITY ZONING MAP
DPR 2022-01, TTM 19183, UP 2022-01; 1952 & 1958 E. VETERANS WAY 1•
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Aerial A.
Aerial B. —
F1952 & 1958 Veterans
Zoning Code
- C-1
- C-1 (0)
- C-1 (0-1)
C-2
C -2-H65
C -M
C -O
▪ M
M (0)
M (PMD)
PUD -1
PUD -2
PUD -2 (0)
- PUD -3
- PUD -3 (0)
▪ PUD -4
R-1
R-1 (MHP) - T -C
R-1 (0) - Old Town
R-2 I TOD
R-2 (MHP) N/A
R-3
R-3 (O-1)
IR -A
R -G
R -G (0)
R -G(0) & C-1 (0)
RPC (0)
SP -1
ISP -2
SP -3
ISP -4
- SP -5
- SP -6 (0)
- SP -7
- SP -8
- SP -9
- SP -10
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APN
346-331-33
346-331-35
343-361-14
343-361-15
343-692-05
343-692-18
346-241-02
346-241-06
346-241-07
346-241-08
346-331-02
346-331-03
346-331-09
346-331-10
346-331-11
346-331-19
346-331-27
346-331-29
346-331-30
346-331-32
346-331-36
346-331-37
NAME
MARIE ARPI TCHOOBOIAN
MARIE ARPI TCHOOBOIAN
COBBLESTONE 1993
COBBLESTONE 1993
DNG MANAGEMENT
COVINGTREE HOMEOWNERS ASSOC
ORANGE COUNTY FLOOD CONTROL
RNKS LLC
LIZZIE LLC
SALIM WAKIM
CITY OF PLACENTIA
CITY OF PLACENTIA
ORANGE COUNTY FLOOD CONTROL
ORANGE COUNTY FLOOD CONTROL
CITY OF PLACENTIA
PLACENTIA VETERANS VILLAGE
CHERYL SILVA
SANCHEZ RODRIGUEZ LLC
CITY OF PLACENTIA
CITY OF PLACENTIA
AJAX LAKEVIEW DEV
AJAX LAKEVIEW DEV
ADDRESS
1016 N VINEDO AVE
1952 E VETERANS WAY
1667 LINCOLN AVE
1667 LINCOLN AVE
798 BULL CREEK RD
1369 RIVERSIDE DR
300 N FLOWER ST 6TH FLOOR
1913 NANCITA CIR
304 COPO DE ORO DR
20640 VIA BREVE
401 E CHAPMAN AVE
401 E CHAPMAN AVE
300 N FLOWER ST 6TH FLOOR
300 N FLOWER ST 6TH FLOOR
401 E CHAPMAN AVE
1256 MARKET ST
1826 E VERDE PL
1138 S SHAWNEE DR
401 E CHAPMAN AVE
401 E CHAPMAN AVE
18 CYPRESS POINT
18 CYPRESS POINT
CITY
PASADENA
PLACENTIA
ORANGE
ORANGE
MARS HILL
FULLERTON
SANTA ANA
PLACENTIA
BREA
YORBA LINDA
PLACENTIA
PLACENTIA
SANTA ANA
SANTA ANA
PLACENTIA
SAN FRANCISCO
ANAHEIM
SANTA ANA
PLACENTIA
PLACENTIA
NEWPORT BEACH
NEWPORT BEACH
STATE
CA
CA
CA
CA
NC
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
CA
ZIP
91107
92870
92865
92865
28754
92831
92703
92870
92823
92886
92870
92870
92703
92703
92870
94102
92805
92704
92870
92870
92660
92660
Certified Property Owner's
Affidavit
Hereby certify that the attached list contains the names and addresses of all persons to whom all property is assessed as they appear on the latest available assessment roll of the county within the area described on the attached application and for all properties within 3OrE f from the exterior boundaries of the property described on the attached application, as of
Subject Parcel number
.3yc-3_3/-3313 _
I certify under penalty . perjury the forgoing is true and correct to the best of my knowledge. (Signed)
Name
Address © C o 1740
Phone # --(FOC) r c."-`7