City Council
MEETING DATE: 8/10/2016
TITLE:
Title
Request for Planning Concessions Related to the Newport 34 Housing Project
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FROM:
Pat Milos, Community Development
RECOMMENDATION:
Recommendation
This item is presented for information, discussion and direction only.
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BACKGROUND:
On May 4, 2016 The Planning Department received a development application for a moderate affordable housing project known as Newport 34. The applicant, Fred Brilman applied for a Design Review, a Planned Unit Development and two Tentative Tract Maps.
DISCUSSION:
Upon preliminary review staff made the following findings:
● A PUD is intended for the comprehensive planned development of contiguous properties and may only be accompanied by one tentative map. The application includes two tentative maps (not phased), one for each site.
● Specific Plan (87-26) requires that each site comply with the development standards of the R2 zoning district. Therefore, they must also comply with the RM (Medium Density Residential) designation of the General Plan which permits a maximum density of 10 dwelling units per acre. The project as proposed exceeds this density. Additionally, many of the standards used for this project were intended for a multiple family dwelling project. This project only proposes single family homes and, under the current zoning, must use the one-family dwelling standards (e.g. each lot must be a minimum of 4,000 square feet).
● In addition, the Applicant requested a density bonus in accordance with California Government Code Section 65915 (State Density Bonus Law). As stated in subdivision (f) of this section, “density bonus means a density increase over the otherwise maximum allowable residential density as of the date of the application”. Therefore, any density bonus would be determined on the maximum density allowed under the RM General Plan designation (10 du/ac). Moreover, to meet that determination, the applicant will need to provide on the plans the total units permitted under the RM designation, the total density bonus units and clearly state the basis for awarding such units.
● The Applicant also requested a number of incentives or concessions and waivers or the reduction of development standards. The applicant was informed that the request needed to be accompanied by the rationale and supporting information, sufficient to demonstrate that the specific requests are necessary to make the affordable units feasible and/or physically preclude the construction of the development. These requests have been summarized in the attached Newport Village Design Consideration document dated June 21, 2016 as authored by the Project Architect, Skip Goodell.
Requests of the City by the Applicant:
The Applicant is asking for the following concessions utilizing “tools” as provided by the City’s Planned Unit Development (PUD) and by the State of California’s Moderate Affordable Housing Act as follows:
A. Request for a PUD to establish unique standards for the Master Planning to allow for higher density. If this project is to utilize the RM District standards, the design concessions suggested are the following:
1. 15’ Rear Yard Setbacks to allow a 2’ second floor overhang.
2. Reduce the side yards from 10’ minimum and 15’ street side to 5’ minimum. (CCMC Title 9, Chapter 9.18.070 Yard requirements).
3. Allow a 60% maximum building coverage to be reduced to as proposed. (CCMC Title 9, Chapter 9.18.080).
4. That the City waive the Access to parking (driveways) and accept the design as proposed. (CCMC Title 9, Chapter 9.18.100)
5. Allow zero lot lines within the “body” of the “in-line” unit layouts.
6. Allow for a single car garage and with a carport. This opens up the façade and provides more “ease of maneuvering” to back out from the garage. Side windows are proposed to aid for visual connections with any obstructions and for human or vehicular traffic.
7. Open Space be reduced from 400 SF per unit to allow our smallest lot at 347 SF to be approved. The overall private open spaces total 17,847 SF and average out at 525 SF. (CCMC Title 9, Chapter 9.18.120).
8. Allow both maps to be reviewed as a single application even though it is technically required to be two applications.
9. Allow for both northern and southern parcels to enjoy the Common Areas as proposed. Access gates and footpaths are proposed for ease of access. This includes allowing access by the southern 11 home owners to utilize a public sidewalk that this Developer will construct. This sidewalk also includes a new driveway apron for the middle parcel.
10. Waive Quimby Fees.
B. Request for Moderate Affordable Standards as provided by the State of California Government Code Section 65913-65914. The concessions suggested are for the following:
1. Forego the minimum lot size of 4,000 SF to allow various lot sizes as shown on the plans with a proposed average lot size of 2,700 SF.(CCMC Title 9, Chapter 9.18.050 Density)
2. Remove any obligation for this development to be required to underground the high voltage power lines.
3. Allow for a higher density of units per acre from 13.5 units per acre to 15.76 units per acre on the northern tentative tract map and 17.71 units per acre on the southern tentative tract map.
FISCAL IMPACT:
There is no fiscal impact with this action
ATTACHMENTS:
1. Newport Village design Consideration document dated June 21, 2016 as authored by the project Architect, Skip Goodell
2. Newport - 34 Preliminary review letter dated June 9, 2016