November 19, 2024
TO: City Council
REQUESTED BY: Travis Randel, Deputy City Manager, Development Services APPROVED BY: Robert A. Johnson, City Manager
SUBJECT: Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)
RECOMMENDATION:
The Planning Commission recommends that the City Council:
1. Determine that this proposed Project is Exempt from environmental review in accordance with the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines 15183 - Projects Consistent with a General Plan, Community Plan or Zoning and adopt a Notice of Exemption (NOE);
2. Approve the Esplanade Planned Development Permit, subject to the Recommended Conditions of Approval;
3. Approve Tentative Tract Map (TTM) 38872 to subdivide 27.47-gross acres, into 249 single-family lots for the construction of single-family detached residences, and to create lettered lots for parks, a detention basin, roads, and on-site landscaping subject to the Recommended Conditions of Approval; and
2. Approve a Site Plan and Design Review for the construction of the 249-single family homes.
DISCUSSION:
On October 22, 2024, the Planning Commission, after holding a Public Hearing, unanimously adopted PC Resolution 24-02, recommending that the City Council approve PROJ24-0065 (“Project”).
The Project is a proposal by EPD Solutions on behalf of Oscar Graham and Passco Pacifica, LLC, to establish a master-planned residential development consisting of 249 dwelling units as well as the construction of onsite roadways, a detention basin, parks, and on-site landscaping on
24.47-gross acres. To facilitate the development, the applicant submitted a Planned Development Permit (PDP), Tentative Tract Map (TTM), and Site Plan & Design Review for review and approval. While most subdivisions are approved by the Planning Commission, projects that contain policy decisions, such as Planned Development Permits, require review and approval of the City Council.
The Project site is located on the west side of Hewitt Street, extending between Commonwealth Avenue and Esplanade Avenue. The project is bounded by commercial development to the west, vacant land to the south, and residential uses the north and east. The site is currently designated as Mixed-Use (MU) on the General Plan Land Use Map, which has an allowed density range of
10.1 to 36 units to the acre. The zoning classification for the project site is MU, which is consistent with the General Plan Land Use Designation.
The project consists of 249 individual lots, ranging in size from 2,120 to 4,123 square feet. The Tentative Tract Map (TTM) will also establish internal roadways and designated open space and park areas. Two vehicular access points are planned: one along Esplanade Avenue and another along Commonwealth Avenue. The residential units are divided into two product types—Alley Clusters and Small Lot Units—both designed to offer a distinctive living experience, prioritizing shared open spaces and amenities over individual lot size. These housing types, while different from traditional single-family residences, provide attractive entry-level options that are typically more affordable than larger lot developments, adding new housing choices for City residents.
The Engineering and Fire Departments have reviewed the project to ensure it meets all access, circulation, drainage, and water quality requirements.
A PDP is also proposed as part of the Project. The PDP provides for a more efficient use of the land and a better living environment, and also encourages enhanced amenities. The PDP incorporates the following design features and improvements to facilitate the proposed community:
• Five different architectural styles for the homes with nine color schemes. • Connections to the proposed Class I Multi-Use Trails along Esplanade Avenue and Hewitt Street.
• Enhanced entrances with colored stamped concrete.
• Landscape with an expansive list of street trees and shrubs to provide variety and interest. • Parks and open spaces that include features such as pickleball courts, picnic tables, barbecues, benches, play areas, shade structures, exercise stations, benches, and trash receptacles.
The PDP also allows deviations from the Development Standards of the MU zone. The required deviations to minimum development standards are listed in the table below. Items that are underlined are standards that would be modified. The modifications to the development standards ensure a more efficient use of the project site, while remaining consistent with the Goals and Policies of the General Plan, and market trends. Finaly, in order to facilitate the construction of the 249 single-family homes, a Site Plan and Design Review application was also submitted as part of the project, which includes a plot plan, floor plans, architectural elevations, and renderings.
Development Feature MU Zone
Development Code Proposed Consistent with the
MU Zone
Density 10.1-36.0 DU/AC 10.57 DU/AC Yes
Parcel Area (Net) 3,000 sq. ft. 2,120 sq. ft. No
Parcel Width 45 ft. 32 ft. No
Parcel Depth 65 ft. 66.5 ft. Yes
Setback Front
Alley Minimum
2-5 ft. (Alley) 3.5 ft. Yes
Setback Front
House/Garage Minimum
15 ft. – House
20 ft. – Garage
18 ft. – Garage No
Setback (Interior) 5 ft. 4 ft. No
Setback Street Side 7 ft. 2 ft. No
Setback Rear 5 ft. 2 ft. No
Primary Structure Height 45 ft. 29 ft. Yes
ENVIRONMENTAL ASSESSMENT:
This Project has been reviewed in accordance with the authority and criteria contained in the California Environmental Quality Act (“CEQA”), and it was determined that the Project is Exempt from further environmental review pursuant to Title 14, Section 15183 (d) of the California Code of Regulations (CCR). A project exemption applies when a project is consistent with: a) a community plan adopted as part of the general plan; b) a zoning action, which zoned or designated the parcel on which the project would be located to accommodate a particular density of development, or; c) a general plan of a local agency.
A Project is Consistent with a General Plan, Community Plan or Zoning if the proposed density is the same or less than the general plan standard approved under a certified General Plan EIR, and the project complies with the density-related standards contained in that plan (CEQA Guidelines section 15183(i)(2)). Density standards are expressed in various ways, including based on the number of dwelling units per acre, the number of people in a given area, floor area ratio, and other measures of building intensity, building height, and size limitations and use restrictions (Governor's Office of Planning and Research, 2017) An exemption applies only to the extent that all feasible mitigation measures for a significant effect specified in the EIR are or will be undertaken by the public agency having jurisdiction to implement such mitigation measures (CEQA Guidelines, §15183(e)(1),(2)).
Additional environmental review is not needed if an impact is not peculiar to the parcel or to the project, has been addressed as a significant effect in the GPEIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards (CEQA Guidelines §15183(c)). An impact is not considered peculiar if uniformly applied development standards or procedures have been previously adopted by the city with a finding that the development standards or procedures will substantially mitigate that environmental impact (CEQA Guidelines §15183(f)).
Accordingly, Section 15183 exemption applies because the proposed project is consistent with the City General Plan, the GP EIR, and all feasible measures identified in the GP EIR as being applicable.
PLANNING COMMISSION RECOMMENDATION:
On October 22, 2024, the Planning Commission conducted a Public Hearing for the proposed project. During the hearing, Staff recommended the removal of a Condition of Approval requiring methane testing prior to issuing building permits, as a Phase 1 Environmental Assessment had already been completed, addressing methane analysis. Although methane testing is typically a standard requirement, this prior assessment made further testing unnecessary.
At the close of the Public Hearing, the Planning Commission unanimously adopted PC Resolution 24-02 (5-0 in favor), recommending that the City Council approve the project with the revised Conditions of Approval (attached).
Since the Planning Commission hearing, additional updates have been made to the recommended Conditions of Approval. Three new conditions (Conditions #33-35) have been added to address and mitigate any potential impacts related to water quality and noise. Furthermore, the applicant has requested a modification to a Condition of Approval regarding traffic signal improvements at the Hewitt and 7th Street intersection, north of the site (Condition #3). Under the revised condition, the City will construct the traffic signal improvements, with the developer covering the costs. This approach, endorsed by the City Engineer, is expected to streamline installation by allowing the City to more efficiently manage potential conflicts with existing Edison power poles.
The updated Conditions of Approval, including these modifications, are attached to this report for review.
PUBLIC NOTICING AND COMMENTS:
A 10-day notice of public hearing was advertised on November 9, 2024, in the Press Enterprise.
In addition, notices of public hearing were mailed to all property owners within 300 feet of the project site. As of the writing of this staff report, no written correspondence has been received.
Staff did speak with one interested member of the public that is concerned with the traffic impact at the intersection of Park Avenue and Hewitt Street south of the site. The intersection was analyzed by the applicant’s consultant and the City Engineer, which both concluded that the impact is less than significant as the majority of the traffic is anticipated to go north and west of the site.
CONCLUSION:
The TTM, PDP and Site Plan and Design Review, will produce a development of superior quality and excellence in design through a variety of proposed enhancements within the community. The modified development standards proposed within the PDP allows flexibility in site planning, while upholding the intentions and goals of the General Plan. Furthermore, the project is expected to cater to a different segment of the market that will be drawn to the community based on the smaller lot sizes, product types, and the overall project design. Based on this summary and the findings outlined in the report, staff, and the Planning Commission, support the project.
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, 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. 24-02
Findings
Revised Conditions of Approval
Planned Development Permit
Tentative Tract Map 38872
Location Map
General Plan Map
Zoning Map
Grading Plan
Site Plan, Elevations, Floor Plans
Color Boards
Conceptual Landscape
Planning Commission Staff Report - October 22, 2024
Planning Commission Recommended Conditions of Approval (For Reference) 15183 Exemption Document
Appendix A - AQ and GHG Memo
Appendix B - Subsequent AQ and GHG Memo
Appendix C - Bio Assessment, JD, MSHCP Consistency
Appendix D - Cultural Resource Assessment
Appendix E - Geotechnical and Infiltration Evaluation
Appendix F - Paleontological Assessment
Appendix G - Phase I ESA
Appendix H - Hydrology Report
Appendix I - Preliminary WQMP
Appendix J - Noise Report
Appendix K - VMT Analysis