Agenda Item No: 1.e
PLACENTIA CITY COUNCIL AGENDA REPORT
Meeting Date: September 3, 2024
Submitted by: Lesley Whittaker
From: Development Services
Subject:
Tentative Parcel Map No. (TPM) 2024-113 Pertaining to the Subdivision of an +/- 4.97 Acre Lot into Four Parcels, with a Remainder Parcel located at 440 N. Jefferson within the R-3 (High Density Multiple -Family Residential) Zoning District Financial Impact:
Fiscal Impact:
Approximately $3,000,000 of Total Development Impact Fee Revenue associated with the anticipated construction of 140 Townhomes.
Summary:
At the Planning Commission meeting held July 9, 2024, the Planning Commission voted 5-0-2- 0 (2 absent) to recommend approval of TPM 2024-113 to the City Council. TPM 2024-113 is a request to permit the subdivision of an approximately 4.97 -acre parcel into four (4) parcels, with a remainder parcel on a property located at 440 N. Jefferson Street (APNs: 346-162-01 and 346-162-02). In accordance with Placentia Municipal Code (PMC) Sections 22.80.060 and
22.80.070, the Planning Commission hereby submits a report of its findings and recommends approval of TPM 2024-113 to the City Council.
Recommendation:
Recommended Action: It is recommended that the City Council:
Adopt Resolution R-2024-57, 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 Parcel Map No. TPM 2024-113 pertaining to the subdivision of property located at 440 N. Jefferson Street (Assessor's Parcel Numbers 346-162-01 and 346-162-02) and making findings in support thereof.
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 in the City consistent with the City's Housing and Land Use Elements.
Discussion:
The subdivision is not intended for development, and no development will be permitted under the proposed TPM. The subdivision will facilitate financing options for the future development of multiple family residences on the property.
While the subject TPM is for financing purposes, it is notable that parcels 2, 3, 4 and the remainder lot do not have street frontage, as required by PMC Section 22.16.020 Area and Width — Residential Districts. However, this Parcel Map is solely for financing purposes, and one condition of the TPM approval is to require a new subdivision map and related Development Plan Review for any future development. A subsequent Tentative Tract Map has been submitted to facilitate future development on this property, eventually resulting in 140 residential condominium units. The subsequent development will be subject to all standards of the PMC including but not limited to lot sizes, setbacks and density.
PMC Section 22.80.010(a) requires a Parcel Map for all subdivisions of four or fewer parcels and Section 22.80.060(c) requires that the Planning Commission take action to recommend to the City Council conditional approval or denial of the map. The breakdown of the four (4) parcels and remainder lot are shown in the table below. The subsequent tract map that will be submitted will not reflect the same.
Parcel No. PMC Minimum Lot Size
1 8,000 sq.ft.
8,000 sq.ft.
8,000 sq.ft.
4 8,000 sq.ft.
Remainder 8,000 sq.ft.
Proposed Lot Size (square
feet)
90,170 sq. ft.
9,355 sq. ft.
98,904 sq. ft.
10,405 sq. ft.
9,958 sq. ft.
Subject Site and Surroundina Land Uses:
The subject site is located within High Density Multiple -Family Residential, with residential to the easterly direction, and northerly -across Orangethorpe Avenue. The City of Anaheim boundary is located west of this subject site, across Jefferson Street. Currently, the Anaheim site is being used for manufacturing purposes. The site's southern boundary is the Orange County Flood Control Channel, and beyond the channel is manufacturing uses and structures.
The table below shows surrounding existing land uses, zoning, and General Plan designations. The subject site contains twelve active oil wells, which the applicant and property owner is currently in process of capping the wells. In the near future, when the subject site is developed, the applicant will submit certification of abandoned wells pursuant to all state, county, and local regulations.
Location
Subject Site
General Plan Land
Existing Land Use Use Element
Designation
Oil & Gas High Density R-3 (High -Density
Production, largely Residential Multiple Family
vacant Residential)
Zoning Map
Designation
North (Across Apartments Specific Plan SP -7 (Specific Plan 7) Orangethorpe)
West (Across City of Anaheim
Jefferson St) City of Anaheim City of Anaheim
(Manufacturing)
Townhome R-3 (High -Density
East Condominiums High Density Multiple Family
(Hudson) Residential Residential)
South (across OC
Flood Control Manufacturing Industrial M (Manufacturing) Channel)
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 and the Planning Commission recommended that the City Council exercise its independent judgment and find that TPM 2024-113 is exempt from CEQA pursuant to State CEQA Guidelines §15315 (Class 15 - Minor Land Divisions), as it applies to the division of property in urbanized areas zoned for residential use into four or fewer parcels, the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous 2 years, and the parcel does not have an average slope greater than 20 percent.
Conclusion:
The proposed project is consistent with the City's General Plan and meets most of the minimum development standards of the PMC. Staff have addressed areas of concerns within the conditions of approval for this Tentative Parcel Map. The proposed subdivision located within the existing R-3 Zoning District will be compatible with adjacent land uses and will not result in any adverse impacts to the surrounding area and will preclude the forthcoming Tentative Tract Map and Development Plan Review.
Fiscal Impact Summary:
Pursuant to PMC Title 5 all new development is subject to Citywide Development Impact Fees. The proposed Tentative Parcel Map will allow the developer to move forward with the future development, which will result in approximately 140 residential units. The subsequent construction of new townhomes in the future, made possible by this intermediary tentative parcel map, will result in approximately $3,000,000 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 as well as annexation into CFD 2014-01 or its successor.
Attachments
1.and 1.a._Resolution_R-2024-57_-_TPM_2024-113.docx
2. TPM 2024-113 Tentative Parcel Map
3. Vicinity Map
4. Site Photos