Placentia City Council
TO: CITY COUNCIL
VIA: CITY ADMINISTRATOR
FROM: DIRECTOR OF DEVELOPMENT SERVICES
DATE: JULY 11, 2023
AGENDA REPORT
SUBJECT: TENTATIVE TRACT MAP NO. TTM 19233 PERTAINING TO THE SUBDIVISION OF AN +/- 1.76 ACRE LOT INTO SIX PARCELS LOCATED AT 424 N. NEVIN LANE WITHIN SP -7 (SPECIFIC PLAN 7) ZONING DISTRICT FOR THE
PURPOSE OF FUTURE SINGLE-FAMILY HOME DEVELOPMENT
FISCAL
IMPACT: APPROXIMATELY $137,155 OF TOTAL DEVELOPMENT IMPACT FEE
REVENUE PRIOR TO CONSTRUCTION OF SIX NEW SINGLE-FAMILY
RESIDENCES
SUMMARY:
At the Planning Commission meeting held June 13, 2023, the Planning Commission voted 4-0-0-3 (3 absent) to recommend approval of TTM 19233 to the City Council. TTM 19233 is a request from the applicant, Blain Meith, representing Realm California, LLC, to subdivide one existing parcel into six developable parcels for property located at 424 N. Nevin Lane within SP -7 (Specific Plan 7). In accordance with Placentia Municipal Code (PMC) Sections 22.72.060 and 22.72.070, the Planning Commission hereby submits a report of its findings and recommends approval of TTM 19233 to the City Council.
RECOMMENDATION:
It is recommended that the City Council take the following action:
Adopt Resolution R-2023-54, a Resolution of the City Council of the City of Placentia, California, adopting a categorical exemption pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000-21177 and §15000 et seq. of Title 14 of the California Code of Regulations) (CEQA) and approving Tentative Tract Map No. TTM 19233 pertaining to the subdivision of property located at 424 N. Nevin Lane (Assessor's Parcel Number 341- 433-05) into six developable parcels and making findings in support thereof.
STRATEGIC PLAN STATEMENT:
This item is consistent with the City Council approved 5 -Year Strategic Plan to:
Promote Community and Economic Development (Goal 3), specifically, it will result in further Implementation of Housing Element Strategies, which is listed as Objective Number 3.10 of
1.1. July 11, 2023
City Council Agenda
July 11, 2023
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Goal 3. This agenda item will create opportunities for the development of more housing in the City which is a key strategy of the Housing Element.
BACKGROUND:
The project applicant is Blain Meith, who represents Realm California, LLC. The applicant owns and maintains several oil extraction sites in and around the local neighborhood, including the subject site. The request is to subdivide the subject parcel into six developable parcels for future sale and development with single-family residential construction.
PMC Section 22.72.002 requires a Tentative Map for all subdivisions creating five or more parcels and PMC Section 22.80.060(c) requires that the Planning Commission take action to recommend to the City Council conditional approval or denial of the subdivision map. At the Planning Commission meeting held June 13, 2023, the Planning Commission voted 4-0-0-3 (3 absent), to recommend adoption of a CEQA Exemption and recommend approval of TTM 19233 to the City Council.
DISCUSSION:
The subject site is located within an existing single-family residential neighborhood at 424 N.
Nevin Lane (APN 341-433-05) within the Low Density Residential (LDR) designation of SP -7. The parcel is located south of Hill Street, north of Alta Vista, and sits between Nevin Lane and Tucker Place, with access gates currently located on both Nevin Lane and Tucker Place. The site has historically been utilized for oil extraction operations, with five oil wells located on site. On the
City Council Agenda
July 11, 2023
Page3of6
westerly side of the parcel, facing Nevin Lane, is a large, landscaped slope that runs along the northerly and westerly portion of the parcel. The easterly and southerly portions of the site are not currently landscaped but there is a six-foot block wall that runs along the perimeter of that portion of the property.
The following table shows the lot size of each proposed parcel. Specific Plan 7 Site Development Standards (listed in Table 3 of the Specific Plan 7 document) states the average LDR lot in SP -7 shall be 7,000 square feet on average and at a minimum, lots shall be 6,000 square feet. The proposed lots meet the minimum lot size and are between 6,250 and 14,359 square feet. The proposed subdivision meets the property dimension criteria of SP -7 regarding lot size, as demonstrated in the table below:
Parcel No.
1 2
3 4
5 6
.l59
Lot Size (square feet)
14,359 square feet
6,250 square feet
7,715 square feet
8,103 square feet
7,124 square feet
8,371 square feet
Minimum Required
Lot Size (acres) Lot Size in SP -7
(LDR Designation)
0.33 acres 6,000 square feet
0.14 acres 6,000 square feet
0.18 acres 6,000 square feet
0.18 acres 6,000 square feet
0.16 acres 6,000 square feet
0.19 acres 6,000 square feet
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City Council Agenda
July 11, 2023
To access the proposed lots from Tucker Place, a private street is proposed in the approximate location of an existing access gate. The street will measure 46 feet in width, with a five-foot sidewalk on the westerly side of the private street which will terminate into a cul-de-sac. The easterly side of the street will feature a two -foot concrete strip (technically not a sidewalk), with a three-foot landscape strip in between the existing block wall and the sidewalk. The two street sections below show the dimensions of Nevin Lane, and what is typical of the existing neighborhood. The section on the right shows the dimensions of the proposed street. Being slightly narrower, it does continue to meet City Standards and Fire Code minimums.
R/W
02 10• 7 20' 20•
TYPICAL SECTION
SEVIN LINE
TUCIQER PLACE
415
t\DDREss: 121 N. NISVIN I,ANE
WLY
R R/w
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23'
48'
18'
22 TYPICAL SECTION
"A''' STREET (N & S)
The large existing landscaped slope that runs along the northerly and westerly borders of the parcel will remain a landscaped easement and is conditioned to be maintained by the creation of a Homeowners Association (HOA). A portion of that landscaped area will be designated as lettered Lot C, and lettered Lots B and C will be located on either side of the Tract entrance and along the partial length of the private street. Lettered Lots B and C will be fully landscaped and shall be conditioned to be maintained by the future HOA. The proposed private street is designated as lettered Lot A and shall also be conditioned to be maintained by the future HOA.
This Tentative Tract Map will be conditioned to require any development of homes to go through a Development Plan Review (DPR) process, which would require a public hearing. Typically, a development of proposed single-family home does not require a public hearing but undergoes a non -discretionary site plan review. It is staff's intent that the future development of the proposed lots shall be consistent with the surrounding neighborhood, in terms of architectural style and lot development, and any issues pertaining to such things as privacy, noise, lighting, landscaping and maintenance, will be addressed at that time.
Subiect Site and Surrounding Land Uses:
The site currently contains five oil wells on proposed Lots 1, 3, 4 and 5, which will be abandoned by CALGEM standards and requirements, as well as in compliance with local Fire Department and Building Division standards. The table below shows surrounding existing land uses, and General Plan and Specific Plan Land Use designations:
City Council Agenda
July 11, 2023
Location Existing Land General Plan Land Zoning Map Specific Plan Use Use Element Designation Land Use
Designation Designation
SP -7 (Specific Low Density
Subject Site Vacant Specific Plan Plan 7) Residential
(LDR)
North, South, Single -Family
East, & West Residential Sp ecific Plan SP -7 LDR
ENVIRONMENTAL:
The proposed application was reviewed by Staff in accordance with the requirements of the California Environmental Quality Act ("CEQA"), Public Resources Code §§ 21000 et seq., the State CEQA Guidelines, 14 C.C.R. §§ 15000 et seq., and the Environmental Guidelines of the City of Placentia. Staff recommends that the Planning Commission exercise its independent judgment and find that TTM No. 19233 is exempt from CEQA pursuant to State CEQA Guidelines §15332 (Class 32 — Infill Development Projects), as it is consistent with the General Plan and Zoning regulations and occurs on a project site of less than five acres, which are substantially surrounded by urban uses. The project site has no endangered biological habitats, or significant effects relating to traffic, noise, air quality, or water quality, and can be adequately served by all required utilities. On June 13, 2023, the Planning Commission recommended that City Council find that this project is exempt pursuant to State CEQA Guidelines §15332.
CONCLUSION:
The proposed project is consistent with the City's General Plan and meets the minimum development standards of the PMC. With the inclusion of the recommended conditions of approval, the proposed subdivision located within the existing SP -7 District will be compatible with adjacent land uses and will not result in any adverse impacts to the surrounding area.
FISCAL IMPACT:
Pursuant to PMC Chapter 5.02 all new development is subject to Citywide Development Impact Fees. The proposed Tentative Tract Map will result in six (6) additional lots that will be eligible for development. Based on the zoning designation, one single family residence can be developed on the resulting new lots of parcels 1 through 6. The subsequent construction of six new homes will result in approximately $137,155 of total Development Impact Fee revenue. It should be noted that future construction will also require payment of user fees such as building plan check and building permit fees.
City Council Agenda
July 11, 2023
Prepared by. Reviewed and approved:
Les y W (,ttaker
As ociate fanner
Reviewed and approved:
Jenrir Lampman
Director of Finance
Joseph M. Lambert
Director of Development Services
Reviewed and approved:
Damien R. Arrula� --
City Administrator
Attachments:
1. Resolution No. R-2023-54 Related to TTM 19233
Attachment A: Conditions of Approval for TTM 19233
2. TTM 19233 Tentative Tract Map
3. Conceptual Building Pads Exhibit
4. Vicinity/Zoning Map
5. Site Photos
6. 300 -foot Radius Ownership Exhibits