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HomeMy WebLinkAbout1984-09-12; Planning Commission; ; CT 84-23|PUD 71|SDP 84-08 - THE MEADOWSDATE: TO: FROM: SUBJECT: I• STAFF REPORT September 12, 1984 Planning Commission Land Use Planning Office APPLICATION SUBMITTAL DATE: MAY 2°. 1984 \ ---------- CT 84-23/PUD-71/SDP 84-8 -THE MEADOWS -Request for~ 223 lot/324 unit tentative tract map and planned development and site development plan located approximately 500 feet south of the intersection of Melrose Avenue and Alga Road in the RD~M zo~e. RECOMMENDATION It is recommended that the Planning Commission APPROVE the Negative Declaration issued by the Land Use Planning Manager and ADOPT Resolution No. 2350 APPROVING SOP 84-8 and ADOPT Resoiution No. 2347 recommending APPROVAL of CT 84-23/PUD-71 to the City Council based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION The applicant is requesting approval of a 223 lot/324 unit tentative tract map, planned development and a site development plan located as described above. The proposed project will be located on a 43.6 acre site and have a density of 7.4 dwelling units per acre. This is in conformance with the General Plan designation for this site of RM, Residential Medium 4-10 du/ac. The site consists of gently sloping hillsides covered with native vegetation. The gradient is steepest to the west and gradually decreases to a relatively flat area along Melrose Avenue. A condominium project has been approved on the property immediately to the north of the subject property. The properties to the west, east and south are vacant at the present time. This project is divided into two product types. The majority of the site will be developed with single family detached zero lot line homes on lots ranging in size from 3600 to 9000 square feet. A 104 unit apartment project will be located on the southeasterly portion of the project. This development will consist of one and two bedroom units in five buildings clustered around a common recreation area. None of the buildings will exceed 35 feet in height. In June, 1980, the Planning Commission approved a 300 unit project consisting of condominiums, fourplexes, triplexes, duplexes and single family detached uni ts on this site. ThLs project would supercede the former approval. G1--l III. ANALYSIS 1) Does the proposed project conform to the development standards of the Planned Deveiopmen~ Ordinance? 2) Does the proposed project conform to the design criteria of the Planned Development Ordinance? 3) Is the site adequate in size and shape to accommodate the proposed use? 4) Is the development compatible with surrounding development? Discussion Development Standards As proposed this project meets or exceeds th,e development standards of the Planned Development Ordinance. All of the single family homes will have a two-car garage with a minimum dimension of 400 square·feet. This will provide adequate space to fulfill the storage requirements as well as provide adequate parking for two cars. Guest parking will be provided on the public and private streets which serve tQis project. All of the units will have a level rear or side yard with a minimum dimension of 15 feet. In addition, there will be two common recreation areas. The active recreation area will have a swimming pool, spa, cabana, barbe~ue facilities and a tot lot. The passive common recreation area will have barbeque facilities and a tot lot. As the Commission is aware, apartment projects are not subject to the requirements of the Planned Development Ordinance. The proposed apartment project, however, does comply with all of the requirements of the RD-M zone and incorporates many of the development standards and design criteria of the Planned Development Ordinance. The apartment project's common recreation area will have a pool, spa, barbeque facilities, picnic tables, a deck area and a recreation building. Each of the units will have a balcony or patio with a storage closet. In addition, this project will have a common laundry facility. Design Criteria As proposed, this project conforms with the design criteria of the Planned Development Ordinance. Although 90 percent of the site will be graded, the existing topographical character of the site will be preserved. The common recreation areas will be readily accessible to all of the units in the single family portion of the project. The slopes ~djacent to Melrose Avenue and Corintia Street will buffer the single family homes from traffic noise generated on these streets. -2- As mentioned previously, the apartment project will be clustered around a heavily landscaped common recreation area. Meandering walkways will connect the units to the common recreatio area and the parking areas. The buildings will be designed to provide central courtyards so that the majority of the units will have windows on two sides. The buildings will be designed with offsets and insets to create shadow areas to give the buildings depth and interest. s·taff believes the portion of the site that the proposed apartment project will be constructed on is adequate in size and shape to accommodate the proposed use. As detailed in the previous paragraphs, all of the required parking along with the amenities will be provided on site. The proposed project will be compatible with future surrounding development. A sixty foot wide public street and a heavy landscape screen will separate this project from the proposed single family homes •. Existing steep slopes will separate this project from future low density development to the west. In-conclusion, staff believes that the single family portion of the proposed project conforms with the development standards and design criteria of the Planned Development Ordinance. The site of the proposed apartment project is adequate in size and shape to accommodate this project and the proposed project will be compatible with future development in the area, therefore, staff recommends approval of CT 84-23/PUD-71/SDP-84-8. IV. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined that this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on July 30, 1984. Attachments 1. Planning Commission Resolution Nos. 2347 and 2350. 2. Location Map 3. Background Data Sheet 4. Disclosure Form 5. Environmental Documents 6. Reduced Exhibits 7. Exhibits "A" -"P" dated, August 30, 1984 MH:ad 8/29/84 -3-