Placentia City Council
TO: CITY COUNCIL
VIA: CITY ADMINISTRATOR
FROM: DIRECTOR OF DEVELOPMENT SERVICES
DATE: JUNE 6, 2023
AGENDA REPORT
SUBJECT: SPECIFIC PLAN AMENDMENT NO. SPA 2022-01, DEVELOPMENT PLAN REVIEW NO. DPR 2022-04, AND VESTING TENTATIVE TRACT MAP NO. VTTM 19250 FOR THE DEVELOPMENT OF AN APPROXIMATELY 17.02 -GROSS ACRE SITE WITH 100 SINGLE-FAMILY, DETACHED TWO-STORY DWELLING
UNITS LOCATED ALONG ALTA VISTA STREET, BETWEEN ROSE DRIVE AND JEFFERSON STREET (APNS 341-501-01 THROUGH 341-501-65) (TOLL BROS.) FISCAL
IMPACT: REVENUE: $2,118,000 DEVELOPMENT IMPACT FEES + $600,000 COMMUNITY
BENEFIT PAYMENT
SUMMARY:
At the Planning Commission meeting held on May 9, 2023, the Planning Commission voted 4-1- 1-0, (Rocke voted no and Polichetti was absent), recommending approval of Specific Plan Amendment No. SPA 2022-01, Development Plan Review No. DPR 2022-04, and Vesting Tentative Tract Map No. VTTM 19250 to the City Council, and also recommended that City Council adopt an Addendum to an Adopted Mitigated Negative Declaration for the aforementioned entitlements in full compliance with the California Environmental Quality Act (CEQA). The applications for a SPA, DPR, and VTTM are requested to modify Specific Plan No. 7 to change the subarea land use designation of the subject property from Low Density Residential (LDR) to Medium Density Residential (MDR), including modifications to the MDR development standards, and permit the subdivision and development of an unimproved approximately 17.02 -gross acre site for the construction of 100 single-family, detached two-story dwelling units, and associated hardscape and landscape improvements, each located on a separate parcel for a total of 100 buildable lots.
RECOMMENDATION:
It is recommended that the City Council take the following actions:
1. Open Public Hearing concerning SPA 2022-01, DPR 2022-04, and VTTM 19250; and
2. Receive the Staff Report, consider all public testimony, ask questions of Staff; and
3. Close the Public Hearing; and
2.d.
June 6, 2023
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4. Adopt Resolution No. R-2023-39, a Resolution of the City Council of the City of Placentia, California, adopting an Addendum to an Adopted Mitigated Negative Declaration for TTM 15700 prepared in full compliance with the California Environmental Quality Act ("CEQA"), California Public Resources Code §§ 21000, et seq., and the Environmental Guidelines of the City of Placentia, and approving DPR 2022-04 and VTTM 19250, and making findings to permit the subdivision and development of an unimproved approximately 17.02 -gross acre site from the construction of 100 single-family, detached two-story dwelling units, and associated hardscape and landscape improvements, on property located along Alta Vista Street, between Rose Drive and Jefferson Street (APNs 341-501-01 through 341-501-65); and
5. Waive full reading, by title only, and introduce for first reading Ordinance No. 0-2023-03, an Ordinance of the City Council of the City of Placentia, California, amending Chapter
23.107, Specific Plan 7, of the Placentia Municipal Code (PMC) and the East Placentia Specific Plan design guidelines and development standards to change the subarea land use designation of the subject property from Low Density Residential (LDR) to Medium Density Residential (MDR), including modifications to the MDR development standards; and
6. Approve the Community Benefits Agreement related to Vesting Tentative Tract Map 19250 between the City of Placentia, and Toll Bros. Inc., and direct the City Administrator or designee to execute the Community Benefits Agreement in a form approved by the City Attorney; and
7. Approve the Development Impact Fee Deferral Agreement related to Vesting Tentative Tract Map 19250 between the City of Placentia and Toll Bros. Inc. and direct the City Administrator or designee to execute the Development Impact Fee Deferral Agreement in a form approved by the City Attorney.
STRATEGIC PLAN STATEMENT:
This item is consistent with the City Council approved 5 -Year Strategic Goal to achieve:
Implementation of Housing Element Strategies, Objective Number 3.10. This agenda item will specifically create opportunities for the development of more housing units in the City, including a mix of housing at various price points.
DISCUSSION:
In November 1998, Mr. John Coyan with S & S Construction applied for a Tentative Tract Map to subdivide and develop the vacant and undeveloped 18.29 -acre site with 74 dwelling units. The City of Placentia approved TTM 15700 in November 1998 for the development of 74 single -family residences on the approximately 18.29 -acre site. The whole 18.29 -acre site was previously used for oil production and remains disturbed. Active oil production facilities continue to operate on the easterly portion of the site on approximately 4 acres of this property.
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The applicant, Toll Brothers, acquired the property and in 2022 submitted an entitlement request to subdivide and develop the property with a slightly smaller development footprint and an increase in the overall dwelling unit count. The applicant requests approval of a Specific Plan Amendment, Development Plan Review, and Vesting Tentative Tract Map to develop the unimproved 17.02 -gross acre lot (14.4 -net acres) for the construction of detached two-story dwelling units, each located on a separate parcel for a total of 100 lots with access along an internal private street system containing on street parking, pedestrian walkways, including landscaped parkways and passive and non -passive open space areas. The property is bordered by an existing Planned Unit Development (PUD) to the north, two-story, detached single-family residences to the east, including Champions Sports Complex, Village Center at Rose shopping center to the west, and an 80 -foot -wide public right-of-way (Alta Vista Street) and vacant commercial lot and two-story, detached single-family homes to the south. Primary access to the site will be provided from Alta Vista Street with access designed to align with the primary accessway to the recently developed "Camila" single-family residential community.
The existing Placentia General Plan land use designation for the subject property is Specific Plan and the zoning designation is Specific Plan No. SP -7. The property is further identified as part of the Low Residential Density (LDR) subarea under the East Placentia Specific Plan. Toll Brothers is requesting City approval of four applications as part of the 2022 revised project. The applications include Specific Plan Amendment No. SPA 2022-01, Development Plan Review No.
DPR 2022-04, Vesting Tentative Tract Map No. VTTM 19250, and Environmental Assessment No. EA 2022-01.
The SPA is an application to amend SP -7 to change the subarea land use designation of the subject property from LDR (maximum 6.0 du/ac) to Medium Density Residential (MDR) (maximum
15.0 du/ac) together with changes to the minimum lot size enumerated under Placentia Municipal Code (PMC) Section 23.107.070 Building Site Area from 3,100 square feet to 2,600 square feet and to modify PMC 23.107.100 for Building Setbacks under the Medium Density Residential Land Use Area to reduce the rear setback from 10 feet to 5 feet for primary structures and/or accessory structures, to reduce the separation between buildings from 15 feet to 10 feet for two-story buildings and to modify Table Note 1 to specify that the minimum required garage setback shall be 18 feet.
The project site is proposed to be developed as a new gated residential community known as Vista Rose consisting of 100 single-family, detached dwelling units, hardscape improvements for private streets, curbs, gutters, and sidewalks, including both private and public decorative landscaping and a park site. A single primary private access road enters the property off of Alta Vista Street. Four private roadways designed to create an internal loop road will provide access to the proposed residences.
Access into the development will be controlled by two, approximately 15 -foot -wide security gates and a pedestrian security gate along the periphery of the entrance which will be located approximately 117 feet from Alta Vista Street. The project will have two entry lanes each measuring 15 feet wide, with one serving as a bypass lane equipped with both a call box and a 25 -foot -wide exit lane. The entry and exit lane will be separated by a landscape median containing a cut through lane in the event that a vehicle is unable to gain entry in the community. A system
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of internal drive aisles will provide direct access to each individual garage. An additional pedestrian accessway will be provided with direct and controlled access to the adjacent Champions Sports Complex along Blankenship Circle. Decorative landscaping will be provided throughout the site and within the provided parkways that will line the internal private streets.
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Five floor plans are proposed which are noted on the development plans as Plan One, Plan Two, Plan Three/Three-X, and Plan Four. The plan types will measure between 1,859 square feet and 2,255 square feet in overall floor area and contain an attached two -car garage per unit. Each unit will have four bedrooms and three bathrooms and will primarily differentiate each plan type by the unit's overall square footage and layout based on the plan's specific location on the project site.
A breakdown of the unit mix is located below:
Unit Type Bedroom Bathroom Unit Size Qty.
Plan 1 4 3 1,859 s.f. 21
Plan 2 4 3 2,123 s.f. 28
Plan 3/3X 4 3 2,195 s.f. 28
Plan 4 4 3 2,255 s.f. 23
Each building will be two stories with a maximum building height of approximately 28 feet. A total of 200 parking spaces will be provided, which represents two parking stalls within each private garage, including an additional 124 uncovered parking spaces on the private driveways, and 60 on -street parking spaces along the private roadways, for a total parking count of 384 parking spaces for the totality of the development.
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Two open space areas will be provided which will include both passive and non -passive open space within a pocket park and neighborhood park that will be private and accessible to only the residents of the community. The passive areas will feature seating areas, trellis shade structures, barbeques, and a fire pit. The nonpassive areas will feature an open lawn area, decorative walkways, benches, picnic benches, barbeques, shade structures, trash receptacles, and accent lighting.
Applicable Code Section — Placentia Municipal Code
The subject property is currently zoned SP -7 with an underlying land use designation of "Low Density Residential". The project will be required to comply with the development standards and use requirements set forth in the Placentia Municipal Code (PMC) for projects within the SP -7 Zoning District. Specific features of the development do not fully comply with the development standards, thereby requiring a SPA to amend SP -7 pursuant to Section 23.96.010 of the PMC.
Pursuant to PMC Section 23.75.010(a), construction of new buildings shall require a DPR to be reviewed and approved at a noticed public hearing before the Planning Commission.
Furthermore, in accordance with PMC Section 22.74.060, a Vesting Tentative Map shall require Planning Commission review at a noticed public hearing, to review and solicit a recommendation for final action on the proposed VTTM by the City of Placentia City Council. Due to the nature of the entitlements being intertwined, the SPA, DPR, and VTTM require a recommendation of approval by the Planning Commission for final approval by the City Council. On May 9, 2023, a
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public hearing was conducted regarding SPA 2022-01, DPR 2022-04, VTTM 19250, and the Planning Commission recommended approval of the entitlements to the City Council.
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
Vacant Unimproved
Existing Lot
Proposed
North
South
(across Alta
Vista Street)
East
West
Detached, Single -
Family Residential
Homes
Planned Unit
Development (PUD)
and Detached, Single -
Family Residences
Vacant Unimproved lot
& Single -Family
Residential Homes
Single Family
Residential Homes, Oil
Extraction Operations,
& Champions Sports
Complex
Multi -Tenant
Commercial Shopping
Center (Village Center
at Rose)
Land Use Element
General Plan
Designation
Specific Plan
Specific Plan
Specific Plan
Specific Plan
Specific Plan
Specific Plan
Zoning Map
Designation
SP -7 (East Placentia
Specific Plan) — Low
Density Residential
(LDR)
SP -7 — Medium Density
Residential (MDR)
SP -7 - LDR
Commercial, MDR, &
LDR
LDR & Open Space/Park
Commercial
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ZONING COMPLIANCE ANALYSIS
Site Development Standards
The project is located within the LDR Subdistrict of the SP -7 Zoning District. Due to the zone change requested through SPA 2022-01 the proposed detached, single-family residential development project will be analyzed in accordance with the MDR development requirements of the SP -7 Zoning District. The residential development is permitted with a DPR subject to review and approval by the Planning Commission. Furthermore, in accordance with PMC Section
22.74.060, a Vesting Tentative Map shall require Planning Commission review at a noticed public hearing, to review and solicit a recommendation for final action on the proposed VTTM by the City of Placentia City Council. The subdivision will result in the creation of lots that are smaller in area than prescribed by the current MDR development standards. However, the SPA will remedy the deficiency and render the project fully compliant with the development standards subject to the proposed SPA receiving approval.
The proposed development and use comply with the proposed base zoning district in terms of the maximum height limit, minimum setbacks, maximum lot coverage and the MDR maximum density requirements. No impacts to nearby sensitive land use receptors (e.g., single-family residential) is anticipated because the project will be residential in nature and will provide adequate buffers along the easterly periphery of the site to existing single-family residences. Furthermore, the upzoning of the site from LDR to MDR for a 100 -unit development project will resemble the 6 du/ac maximum density of the adjoining properties who reside within the project area by yielding a project density of 6.9 du/ac.
The following matrix provides a summary of the development's compliance with the identified development standards:
STANDARD PROJECT
Height
35 ft. max.
28 ft.
Setbacks
Front Yard Setback — 15 ft. min., public Front: 5 ft.
street
Front Yard Setback — 5 ft. min., private
street
Side Yard Setback — 4 ft. min. Side Yard: 4 ft.
Rear Yard Setback - 5 ft. min.*
Rear Yard: 5 ft.
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Building Separation
One-story — 10 ft. min.
Two-story: 10 ft. min.*
Lot Coverage
60% max. (145,627 sq. ft.)
Parking
Two spaces per dwelling: 200 spaces min.
10 ft.
10 ft.
34%
384 spaces
- 200 spaces garage
- 124 spaces private driveways
- 60 spaces on street (private street)
Lot Area and Dimensions
Minimum Lot Area: 2,600 sq. ft. 2,986 sq. ft.
Average Lot Area: 2,900 sq. ft.*
*Subject to the approval of SPA 2022-01
Other Departments Concerns and Requirements
4,282 sq.ft.)
The Divisions of Planning and Building, Public Works Department, Police Department, and Fire and Life Safety Department have reviewed the application and submitted comments but had no major concerns with the proposal. 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 DPR 2022-04 and VTTM 19250.
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 and subdivision is consistent with the following Land Use Element and Housing Element policies and goals of the General Plan:
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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 2.7—Allow small lot single-family and medium -density development as infill projects and provide adequate development standards or design guidelines to ensure compatibility with surrounding residential uses.
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 5.4 — Ensure compatible design with sensitive building massing and proportion.
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.
California Housing Element law mandates that each city show it has adequate sites available through appropriate zoning and development standards and with the requirement public services and facilities for a range of housing types and incomes. The City must demonstrate that it has the capacity or adequate sites to accommodate the project needs for housing at all income levels.
Southern California Association of Governments (SCAG), the Council of Governments (COG) representing the region, in cooperation with local jurisdictions, is responsible for allocating the region's projected new housing demand in each jurisdiction. The process is known as the Regional Housing Needs Assessment (RHNA) and the goals are referred to as the "regional share" goals for new housing construction. The market rate housing development on a site that permits housing assists the City in achieving the goal for new housing construction in an area that otherwise prohibited housing of a greater density. Furthermore, it will greatly assist in providing additional units to address California's current housing crisis and assist in offsetting the city's "regional share" of housing units which is 4,374 residential units for the upcoming planning cycle.
Land Use Compatibility
The project will be compatible with the surrounding area as the development will revitalize an undeveloped and blighted property with 100, two-story, detached single-family homes sited on 100 individual parcels. The development will be located on an undeveloped property containing adjacent oil extraction operations within a fully developed and urban neighborhood. The development will provide a compatible transition between nearby land uses that complement the residential densities of the housing tracts to the north and east, including creating a symbiotic
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relationship between the existing commercial shopping center to the west and subject development by catering to the needs of the future community. Based upon the use, overall site layout, building design, and site topography, the proposed development is not anticipated to result in any significantly adverse impacts to the surrounding area.
Architecture
The proposed project will include 100 buildings, that consist of 100 total units. There are four floor plans proposed (Plan 1, Plan 2, Plan 3/3X, and Plan 4), with three architectural styles per plan type resulting in 12 different production types. The residential buildings will employ Spanish Colonial, Mediterranean, and Tuscan architecture. Each building volume will be broken up utilizing various design techniques as exterior facade pop outs/building projections, inset front doors, partially inset windows, varying rooflines, use of natural exterior materials, and architectural embellishments that tie the buildings to the characteristics of the architectural style being proposed. These design techniques visually minimize the size/volume of the building. The project employs four-sided architecture by using the same material and embellishments 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.
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Planning, Community, Economic Development, and Housing Ad Hoc Committee All major development projects within the City of Placentia require review by the Housing, Community and Economic Development Ad Hoc Committee. The Committee reviewed this development on February 21, 2023, and the development was well received. The Committee did not request any significant changes to be made to the site layout but did have several comments regarding the architectural design of the project. The Committee did recommend approval of the proposed architectural styles in general but asked for additional architectural elements to be added to each of the building facades in order to minimize the occurrence of unarticulated facades, and to achieve architecture which is true to form. The applicant revised their elevations, which were then reviewed by staff, and ultimately reviewed a second time by the Ad Hoc Committee. The Committee then recommended approval of the revised elevations and of the overall project.
Community Meeting
On April 3, 2023, the applicant, Toll Brothers, conducted a community meeting at the Aguirre Building located along the northside of Champions Park. A little over 20 residents attended the meeting, including City Staff and two Councilmembers who were in attendance for observational purposes. A presentation was given by the applicant to the public along with a questions and answers session. Overall, the project was widely embraced by the general public with minimal concerns expressed about the overall project.
Planning Commission
The Planning Commission conducted a public hearing for this development on May 9, 2023. At the Planning Commission meeting held on May 9, 2023, the Planning Commission voted 4-1-1-0, (Rocke voted no, and Polichetti was absent), to recommend approval of the project based on Staff's recommendation. The recommended approvals included Specific Plan Amendment No.
SPA 2022-01, Development Plan Review No. DPR 2022-04, Vesting Tentative Tract Map No.
VTTM 19250, and an Addendum to an Adopted Mitigated Negative Declaration for the aforementioned entitlements in full compliance with the California Environmental Quality Act (CEQA).
CEQA
In accordance with the California Environmental Quality Act (CEQA) (Public Resources Code §§ 21000-21177) and pursuant to §15063 of Title 14 of the California Code of Regulations (CCR), the City of Placentia, acting in the capacity of Lead Agency, is required to undertake the preparation of an Initial Study to determine if the proposed Project would have a significant environmental impact. This Initial Study was conducted relying on findings from an Adopted Mitigated Negative Declaration for Tentative Tract Map 15700. An Addendum to the previously adopted Initial Study/Mitigated Negative Declaration of Environmental Impacts (Mitigated Negative Declaration for Tentative Tract Map 15700) was prepared for the project wherein it was found that, with implementation of Mitigation Measures, including a Mitigation Monitoring and Reporting Program ("MMRP"), the proposed project will not have a significant effect on the
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environment. The mitigation measures have been added as conditions of approval. The Mitigation Measures were established to ensure any potential impact is less than significant with the implementation of the identified mitigation measures. The Addendum to the Mitigated Negative Declaration (MND) is provided as attachments to this report and staff recommends that the City Council adopt the Addendum.
PUBLIC NOTIFICATION
Legal notice was published in the Placentia News -Times on May 25, 2023. Notices were sent to property owners of record within a 300 -foot radius of the subject property, posted at the Civic Center, and on the City website on May 25, 2023. As of June 1, 2023, staff has received written correspondence from an adjacent neighbor expressing concerns related to the development project (Attachment 4). The first area of concern is pertaining to the proximity of the new homes to the existing oil extraction facility to the southeast portion of the site and the overall safety tied to potential odors generated from the oil extraction operations onto the residences. The second area of concern relates to a perimeter block wall that may fail due to the ongoing construction activities tied to the development. Furthermore, there is concern about providing access from the new community to Blankenship Circle and lastly the concern for the loss of the undeveloped land that served as quasi -open space for the area. City staff has evaluated the concerns and has determined all factors can be addressed (a) the oil extraction facility continuing to adhere to all state and local regulations related to maintenance and ongoing operations of oil facilities, (b) Toll Brothers ensure that any damage to existing improvements on adjacent private property are immediately repaired, (c) the secured/gated and lighted access to Champions Sports Complex will not pose any safety concerns but rather focus more attention onto this portion of the park by the new residents, thereby, creating additional monitoring by residents, and (d) all residences will adhere to all building and fire safety codes, which will factor light and ventilation into its overall development review.
FISCAL IMPACT:
The proposed development will provide approximately $2,118,000 in one-time development impact fee revenue. Pursuant to the Placentia Municipal Code, the applicant has applied for a fee deferral agreement (attachment 4) to pay the associated Development Impact Fees for each phase in full at first issuance of building permits for each respective phase of the development.
The applicant also agreed to pay a one-time $600,000 Community Benefit payment to be utilized by the City for any Community Services related facilities or programming. The draft agreement is attached as Attachment 3.
The development is also conditioned to annex into the Public Services Community Facilities District 2014-01 (among other districts) which will provide ongoing annual revenues to support the Police Department and Placentia Fire and Life Safety Department which cumulatively will generate approximately $27,349.00 annually.
In addition to the aforementioned information, there will be additional positive revenue impacts associated with permanent job creation and construction job creation. Increased sales tax
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revenue will also be realized from new residents shopping and dining at nearby shops and restaurants.
Prepared by:
Andrew A. Gonz.44
Senior Planner
Reviewed and approved:
Damien R. Arrula
City Administrator
Reviewed and approved:
Josep{,1.
M. Lambert
Director of Development Services
Attachments:
1. Resolution No. R-2023-39 Relating an Addendum to an Adopted Mitigated Negative Declaration for Tentative Tract Map 15700, DPR 2022-04 and VTTM 19250 Exhibit A: Addendum to Mitigated Negative Declaration for Tentative Tract Map No. TTM 15700
( https://www.Placentia.orq/DocumentCenter/View/10717/TB-083-Addendum-rev-4- 24-23)
Exhibit B: Appendices ( https://www.placentia.orq/776/Environmental-Documents) Attachment A: Conditions of Approval for Development Plan Review No. DPR 2018-01 & Tentative Tract Map No. TTM 19104
Attachment B: Police Department — Standard Development Requirements Residential
2. Ordinance No. 0-2023-03 Relating to SPA No. 2022-01
Attachment A: Map of Project Area
Attachment B: Amendment to SP -7 Land Use Map
Attachment C: Amendment to Chapter 23.107 SP -7 (Placentia East Specific Plan) Attachment D: Amendment to SP -7 Section 4.2.2 Residential Site Development Standards
3. Community Benefits Agreement
4. Development Impact Fee Deferral Agreement
5. Project Plans including the Site Plan, Floor Plans, Building Elevations, Preliminary Landscape Plan, Colored Renderings, Colors and Materials Palette, and Vesting Tentative Tract Map (VTTM 19250)
6. Vicinity & Land Use Map
7. Site Photographs — Existing Site and Adjacent Properties
8. Public Correspondence