November 19, 2024
TO: City Council
REQUESTED BY: Travis Randel, Deputy City Manager, Development Services APPROVED BY: Robert A. Johnson, City Manager
SUBJECT: Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)
RECOMMENDATION:
The Planning Commission recommends that the City Council:
1. Determine that this proposed project qualifies as an “in-fill exemption”, pursuant to the California Environmental Quality Act (“CEQA”) as described in the CEQA Guidelines Section 15332;
2. Approve a Planned Development Permit for a 27-unit residential development, with modifications to the Residential, Medium Density (RM) Development Standards subject to the Conditions of Approval; and
3. Approve Tentative Tract Map 38509 to subdivide a 4.51-acre lot into 28 lots, with a single lot for an existing place of worship, 27 lots for the construction of single-family detached residences, and one lettered lot for a future detention basin, subject to the Conditions of Approval.
DISCUSSION:
On October 22, 2024, the Planning Commission, after holding a Public Hearing, unanimously adopted PC Resolution 24-03 recommending that the City Council approve P22-110 (“Project”).
The Project is a proposal by Monte Vista Homes to subdivide a 4.51-acre parcel into 28 lots.
The subdivision would create a 1.23-acre lot that would encompass an existing place of worship on the eastern portion of the site. Additionally, the subdivision would utilize the balance of the site for 27 residential lots, new roadways, infrastructure, a detention basin and landscaping. The project site is located at the northwest corner of Kirby Street and Esplanade Avenue. The surrounding land uses includes vacant land to the east, single-family residential homes to the south and west, and a residential development under construction by the applicant to the north (Kirby Estates 1). The Kirby Estates 1 project was approved by the City Council on May 9, 2009. It included a General Plan Amendment, Planned Unit Development, and Tentative Tract Map 34664, for a 37 lot residential development. The Project (Kirby 2) is a proposed extension of Kirby Estates 1.
Tentative Tract Map
The proposed 27 single-family residential lots range in size from 3,100 square feet to 5,000 square feet in size. Vehicular access to the Project will be provided from a new north-south oriented street that will connect to Nathan Lane within the Kirby Estates 1 project. Access to the proposed residences will be from a looped private streets system with rolled curbs and sidewalks on one side of the street. A secondary emergency access will be provided from Esplanade Avenue at the southwest corner of the site. Vehicular access to the existing place of worship is currently provided via two driveways that connect to Kirby Street which will continue with minor modifications to address necessary dedications and street improvements. The map was reviewed by the Fire Department and the City Engineer to ensure that the project provides proper circulation, access, drainage, and water quality measures.
Planned Development Permit
The project includes a Planned Development Permit (PDP) to allow a more efficient use of the property. In addition, the PDP will produce a development of superior quality and excellence of design through a variety of proposed attributes, which include the following:
• The Project utilizes varied setbacks, quality architecture, varied garage treatments, and landscaping, to create a visually interesting streetscape and identifiable neighborhood character.
• The Project ensures variation of houses to create interest and reduce monotony. • The Project is a logical and orderly extension of a previous approved project, thereby exhibiting strong land use compatibility.
PDP’s allows the City to adjust or modify, where necessary and justifiable, all applicable development standards (e.g., building envelope [coverage, Floor Area Ratio (FAR), height, and setbacks], fence and wall heights, landscaping, parking, open space, street layout, etc.) identified in the Development Code, with the exception of an increase in the applicable density above the allowable maximums identified by the zoning on the property.
The property is within the Residential Medium Density (RM) Zone, which includes several development standards to ensure orderly development. The PDP would allow modifications to the minimum lots size, parcel depth, and front yard standards. Modifications to the development standards are similar to the standards adopted for the Kirby 1 project and are necessary to meet the density requirement of the General Plan. The table below includes a full list of all applicable development standards of the RM zone. Items that are underlined are standards that would be modified.
Development Feature RM – Zone Kirby 2 Met
Density Range 5-14 units per acre 6 units per acre Yes
Minimum Parcel Dimensions
Parcel Area (Net) 4,000 sq. ft. 3,300 sq. ft. No
Parcel Width (Interior Lot) 40 ft. 50 ft. Yes
Parcel Width (Corner Lot) 40 ft 51 ft No
Parcel Depth 80ft. 65 ft. No
Setbacks
Front 15 ft. (Garage 20 ft) 15ft (Garage 18ft) No
Interior Side 5 ft. 5 ft. Yes
Street Side 7 ft. 5 ft. No
Rear 10 ft. 10 ft. Yes
Primary Structure Height 35 ft. 35 ft. Yes
Lot Coverage 60% 70% No
ENVIRONMENTAL ASSESSMENT:
The project has been reviewed in accordance with the California Environmental Quality Act (“CEQA”) and the State CEQA guidelines. The City as the lead agency determined that the project qualifies as an “in-fill exemption” under CEQA Section 15332 because the Project meets the following conditions:
1. The project is consistent with the General Plan and Zoning as the project includes a PDP.
2. The project is located on a site that has no value as a habitat for endangered, rare, or threatened species.
3. The project is no more than five acres and is substantially surrounded by urban uses.
4. The project is adequately served by all required utilities and public services.
5. The project will not result in significant impacts on traffic, noise, air quality, or water quality.
PLANNING COMMISSION RECOMMENDATION:
With the adoption of PC Resolution 24-03 the Planning Commission unanimously recommended approval of the project to the City Council on October 22, 2024, thereby recommending that the City Council determine that the project qualifies as an in-fill exemption, approve the PDP and approve TTM 38509. No correspondence, or comments were received in opposition to the project.
CONCLUSION:
The proposed project is well-designed, consistent with the General Plan, and will contribute positively to the community. In addition, the project mirrors the type of development approved north of, and integrated into the proposed project, Kirby Village 1. Staff and the Planning Commission support the project and recommend approval.
FISCAL IMPACT:
There is no impact to the General Fund by approving the project. As is typical with subdivisions, the project is conditioned to provide a funding mechanism for the ongoing maintenance of roads, sidewalks, traffic signals, streetlights, reverse frontage landscaping, and parks within the project boundary. The funding mechanism is typically accomplished by annexation into a Community Facility District (CFD). The funding mechanism will ensure that the project does not rely on the General Fund to provide these services. In addition, the project will also provide a funding mechanism to support public safety throughout the Project and City, which is typically accomplished by annexation of the project site into an existing Public Safety CFD.
ATTACHMENTS:
PC Resolution No. 24-03
Findings
TTM 38509
Planned Development Permit
Planning Commission Staff Report
Planning Commission Recommended Conditions of Approval