October 22, 2024
TO: Planning Commission
REQUESTED BY: Travis Randel, Deputy City Manager, Development Services APPROVED BY: Robert A. Johnson, City Manager
SUBJECT: Esplanade Collections TentativeTract Map No. 38872 (PROJ24-0065) RECOMMENDATION:
That the Planning Commission Adopt PC Resolution 24-02, thereby recommending that the City Council:
1. DETERMINE that this proposed Project is Exempt from environmental review under California Environmental Quality Act (CEQA) pursuant CEQA Guidelines 15183 - Projects Consistent with a 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 249 single-family detached residences, and to create lettered lots for onsite roadways, a detention basin, parks, and on-site landscape subject to the Recommended Conditions of Approval; and
4. APPROVE a Site Plan and Design Review for the construction of the 249-single family homes.
DISCUSSION:
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 and Design Review for review and approval.
The Project site is located on the west side of Hewitt Street, extending between Commonwealth Avenue and Esplanade Avenue. The property is vacant, generally flat, and currently contains non-native weeds and grasses that are periodically cleared and disked. The project site is surrounded by residential uses to the north and east, commercial uses to the west and vacant land to the south. The General Plan Land Use Designation and Zone for the property is Mixed Use.
ANALYSIS:
The intent of the Mixed Use Land Use Designation and Zone is to provide opportunities for mixtures of commercial, office, and residential uses in the same building, on the same parcel of land, or within the same area. Furthermore, it offers opportunities for people to live, work, shop, and recreate without having to use cars. Single-use projects comprised only of a residential use are also expressly allowed when located in proximity to existing and future nonresidential uses.
For projects that include residential dwellings, the allowed density range is 10.1 to 36 dwelling units per acre.
The Esplanade Collection is a single-use residential community that is directly adjacent to several commercial uses that exists directly west of the project site. The master planned community consists of 2 residential product types that include 126 alley cluster homes and 123 small lot detached homes. Overall, the project includes 249 single family units and a density of
10.57 dwelling units per acre, which is consistent with the MU designation. In addition to the proposed homes, Esplanade Collection also includes two community parks, pocket park, children’s playground, barbecue facility, pickleball courts, walking trails, water basins, and utility improvements to serve the community.
Planned Development Permit (PDP)
To facilitate the master planned residential development, the applicant submitted a Planned Development Permit. The purpose of the Planned Development Permit (PDP) is to ensure efficient use of the land and a better living environment, ensure high standards of environmental quality, and provide for enhanced amenities.
Land Use General Plan Designation Current Zoning
Project Site Vacant MU – Mixed Use MU – Mixed Use
North Residential MDR – Medium Density Residential RM – Residential, Medium Density South Vacant MU – Mixed Use
MU – Mixed Use
Housing Overlay
East Residential MDR – Medium Density Residential RM – Residential, Medium Density West Commercial C - Commercial CG – Commercial General
As mentioned above the project includes two different product types. Product 1 are alley cluster homes, located at the eastern part of the project site along Hewitt Street. These include 126 units with 3 different plans. The residential units would have 4 or 5 bedrooms and 2.5 or 3 bathrooms.
The homes would range in size from 1,810 to 2,046 square feet and include a minimum of 500 square feet of private open space. Product 2, are small lot detached homes at the western portion of the project site adjacent to the commercial/retail area. The project includes 123 of these units with 3 different plans. The residential units would have 4 or 5 bedrooms and 2.5 or 3 bathrooms.
These homes would range in size from 2,002 to 2,294 square feet and have a minimum of 680 square feet of private open space per unit.
All units within the proposed development include 2 car garages. However, the PDP includes private streets which do not accommodate traditional on street parking. In addition, 126 of the units do not include driveways. To accommodate guest of the community and families that may have more than 2 cars, 163 parking spaces are proposed throughout the community.
The PDP proposes Architectural Design Color Schemes and Materials as well as Architectural Styles for the proposed homes to promote a cohesive, harmonious, and intriguing community theme. The two product types include (5) different architectural styles with nine (9) color schemes for the 249 dwellings, including Traditional Ranch, Spanish, Cottage, Bungalow, and Farmhouse. Each product type includes three (3) different floor plans. In addition, the residential community proposes six (6) plan types with two (2) elevation types per plan. The variation in elevation will reduce the possibility of having homes with the same elevation next to or directly across from each other.
In contrast, the majority of the residential developments in the City include only three architectural styles within the development and three floor plans. The added variety and enhanced architectural features and variation of product types provided within the Esplanade Collection Development will ensure that the development is cohesive and unique while providing greater architectural interest throughout the development.
In addition to the 249 homes, the proposed PDP includes two community parks that are located in the center of the community, a pocket park in the northern portion, a dual use basin/open space area in the northwest corner, and paseos throughout the site totaling approximately 1.30- acres. All parks, roadways, and basins will be maintained by a Homeowners Association. The following is a complete list of amenities within the park areas:
A. Community Park (Lot A)
Pickleball Courts – 2 total
Picnic Tables – 4 total
Barbecues – 2 total
Water Feature – 1 total
Benches – 2 total
Bike Racks – 1 total
Trash Bin – 2 total
B. Community Park (Lot B)
Children’s playground with sections separated by age group Picnic Tables – 2 total
Barbecues – 2 total
Open Play Lawn with minimum 100-foot dimension
Benches – 6 total
Bike Racks – 2 total
Shade Structure – 1 total
Trash Bin – 1 total
C. Dual Use WQMP Basin/Open Space Lawn (Lot C)
Turf Play Lawn
Benches – 2 total
Shade Structures – 1 total
Trash Bin – 1 total
D. Pocket Park (Lot F)
Benches – 2 total
Shade Structure – 2 total
Trash Bin – 1 total
Water Feature – 1 total
E. Pedestrian Paseo (Lot L)
Exercise Station – 2 total
F. Pedestrian Paseo (Lot M)
Exercise Station – 2 total
Finally, the Planned Development includes landscape design guidelines and wall standards that provide for additional details that enhance the project. Those details include enhanced entrances with colored stamps concrete, outdoor fitness equipment, split face block walls with decorative caps that will be enhanced with vines and landscaping with an expansive list of Street Trees and shrubs to provide additional variety and interest.
The proposed master plan community with the proposed product types, enhanced architectural standards, and park provides for a better living environment with higher standards found in conventional developments.
Modified Designed Standards
In order to meet the density requirement of the general plan and the project objectives that provide for this Master Plan Community, the PDP proposes to modify several development standards of the Mixed-Use Zone. The table below identifies the MU Development Standards and the proposed Development Standards of the PDP. Items that are underlined are standards that would be modified.
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
Tentative Tract Map
As noted above the project proposes 249 single-family units, which means the property needs to be subdivided to create individual lots. Therefore, the project includes TTM 38872 to create 249 lots that range in size between 2,120 to 4,123 square feet. In addition, the subdivision includes 13 lettered lots for the construction of onsite roadways, a detention basin, the parks, and on-site landscape.
Access and Circulation
Two points of vehicular access will be provided to the development, which includes a single roadway from Esplanade Avenue, which borders the development to the north, and connects to the second point of access on Commonwealth Avenue which borders the project to the south.
In addition to the two required vehicular access points, the project also includes the following street dedications and improvements:
Dedication of 18-feet of right-of-way on Esplanade Avenue, and improvements that will include additional paving, curb, gutter, meandering sidewalk, landscaping and a Class I Multi-Use path per the City of San Jacinto Trails Master Plan. Dedication of 18-feet of right-of-way on Hewitt Street, and improvements that will include additional paving, curb, gutter, meandering sidewalk, landscaping and a Class I Multi-Use path per the City of San Jacinto Trails Master Plan. Dedication of 9-feet of right of way on Commonwealth Avenue, and improvement that will include additional paving, curb, gutter and sidewalk. Dedication and full improvements for all proposed private interior streets that provide access to proposed lots.
Development Schedule and Phasing Plan
Construction activities for the Project would occur over two phases lasting approximately 18 months (6 days a week), beginning the third quarter of 2025 and ending the fourth quarter of 2026. Construction would occur in the following stages: (1) site preparation and grading; (2) building construction; (3) paving; and (4) architectural coatings. Construction activities would be limited to the hours between 7:00 a.m. and 7:00 p.m. on weekdays and Saturdays, and between 9:00 a.m. and 6:00 p.m. on Sundays and holidays pursuant to the City’s Municipal Code Chapter
8.40.090.
ENVIRONMENTAL ASSESSMENT:
Staff recommends that the Planning Commission determine that the Project is Exempt from further environmental review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines 15183 (d). 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.
Notice of Public Hearing
The public hearing for this Project was advertised on or before October 12, 2024. Additionally, notices were directly mailed to property owners within 300 feet of the project site. As of the writing of this report, no correspondence or comments have been received.
CONCLUSION
PROJ24-0065 is consistent with the General Plan and meets the requirements of the Development Code and standards of the Municipal Code, based on the above findings and conclusions of this staff report. Given the comprehensive environmental review and the project's adherence to regulatory requirements, staff recommends that the Planning Commission approve TTM 38107, subject to the conditions of approval, and File the Notice of Exemption for the project. The Planning Commission’s determination may be appealed, in compliance with Chapter 17.715 (Appeals) of the Development Code.
ATTACHMENTS:
PC Resolution 24-02
Findings
Planned Development Permit Esplanade Collection
Tentative Tract Map 38872
Conditions of Approval
Location Map
General Plan
Zoning Map
Grading Plan
Site Plan, Elevations, Floor Plans
Color Boards
Conceptual Landscape
15183 Exemption Document
Attachement A - AQ and GHG Memo
Attachment B - Subsequent AQ and GHG Memo
Attachment C - Bio Assessment, JD, MSHCP Consistency
Attachmet D - Cultural Resource Assessment
Attachment E - Geotechnical and Infiltration Evaluation Attachment F - Paleontological Assessment
Attachment G - Phase I ESA
Attachment I - Preliminary WQMP
Attachment K - VMT Analysis