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18-0611_VERMEULEN RANCH CENTER, LLC_E7_PowerPoint Presentation“THE FARM” City CouncilGeneral Plan Amendment (GPA) 16‐001Specific Plan 18‐001 (Code Amendment 18‐004)Development Agreement 18‐001 Mitigated Negative Declaration1June 11, 2018 “THE FARM”City CouncilEntirely new projectNot part of 2014 Continuing Care Retirement Community Project 2June 11, 2018 City Council3June 11, 2018Aerial35‐acre site City Council4June 11,  2018SITE PHOTOS City Council5June 11,  2018SITE PHOTOS City Council6June 11,  2018SITE PHOTOS City Council7June 11,  2018SITE PHOTOS City Council8June 11, 2018•General Plan Amendment to change Land UseDesignation of 35‐acre property from Agri‐Business to Specific Plan/Precise Plan.•Specific Plan to allow up to 180 single‐familydetached residential units, a 0.5‐acre park and apublic trail.•Development Agreement providing Applicantwith 10‐year vested development rights inexchange for certain public benefits•Certification of a Mitigated Negative Declarationin compliance with California EnvironmentalQuality Act (CEQA)Applicant’s Request City Council9June 11, 2018BACKGROUND•October 21, 2014: Council approves SpiekerContinuing Care Retirement Community Project•407 independent living units•101‐unit health care center•November 20, 2014: Referendum petitionsubmitted challenging GPA and Specific Planapproval (zone change not part of the petition).•December 16, 2014: Council repeals previousapproval of the GPA and Specific Plan but zoningremains Specific Plan/Precise Plan. City Council10June 11, 2018BACKGROUND CONT’D•February 2, 2015: Property owner submits newGPA Initiation request for 240‐unit resid. project.•April 21, 2015: Council denies Initiation request.•July 16, 2015: Property owner files a legalchallenge to the City’s actions.•September 20, 2016: Council initiates request byApplicant for new GPA study. Lawsuit is placed onhold pending outcome of current request. City Council11June 11, 2018INITIATED GPA STUDY •Council initiated GPA study to considerdevelopment of 35‐acre site with:•Maximum 40,000 SF of commercial uses•Maximum 180 residential dwelling units.•June 14 2017: In association with GPA Study,Applicant submits Specific Plan for 180 dwellingunits with no commercial component.•Planning Commission considered proposal onApril 24, 2018 Planning Commission’s Recommendation•Approve the General Plan Amendment•Approve the Development Agreement•Consider the Specific Plan and refer the Plan back to the PlanningCommission for further refinement and review•Adopt the Mitigated Negative DeclarationCity Council12June 11, 2018 City Council13June 11, 2018EXISTING GENERAL PLAN LAND USE MAPand surrounding residential densitiesThe Farm proposed density5.14 units per acre(Medium High Density) City Council14June 11, 2018EXISTING ZONING MAP City Council15June 11, 2018PROPOSED SPECIFIC PLAN City Council16June 11, 2018PROPOSED SPECIFIC PLAN•Establishes standards for future development modeled after City’s RS‐4000 zoning district.•Establishes Design Guidelines for future homes. City Council17June 11, 2018PROPOSED SPECIFIC PLANDevelopment standards•Minimum Lot Size: 4,000 SF•Minimum Street Frontage: 50’•Maximum Height: 35’•Minimum Front Setback: 18’•Minimum Rear Yard: 16’•Minimum Side yard (two story): 10’•Minimum Side Yard (one story): 5’•Maximum Lot Coverage Ratio (single‐story): 0.50•Maximum Lot Coverage Ratio (two‐story): 0.35•Maximum 2ndfloor/1stfloor ratio : 80% FUTURE DEVELOPMENT REVIEW Subject to Design Review Committee, Planning Commission and City Council Review  •Subdivision Application•Will address tract design (lot size, shape, streets, etc.)•Will ensure tract does not result in environmental damage•Will ensure tract is consistent with General Plan/Specific Plan•Will ensure homes conform to Design Standards andRequirements of the Subdivision ordinance.•Architectural Control Application•Will ensure the site layout, landscaping, setbacks, yards, open space,parking access, architectural style, scale, height, massing and otherdevelopment features are appropriately designed.City Council18June 11, 2018 Recommendation on Specific Plan•PC’s recommendation is to refer the Plan back to the PC for furtherrefinement and review due to lack of project details and otherconcerns•Staff’s Recommendation is to Approve Specific Plan because:•Specific Plan edited to address certain PC concerns•Project details (tract layout, home designs, etc.) will beincluded in subsequent Development Applications•Specific Plan interconnected to GPA and DevelopmentAgreement and must be acted as complete packageCity Council19June 11, 2018 DEVELOPMENT AGREEMENT•Identifies the terms, conditions, regulations andobligations for the development of the proposed project.•Includes a commitment by the applicant to providevarious public benefits in exchange for 10‐yr. vested rights.o0.5‐acre privately maintained community park.o20‐foot wide shared‐use public trail.oPayment of $2,000,000 above standard fees.oConstruction of public trail from project site to JoelCongdon House.City Council20June 11, 2018 ENVIRONMENTAL REVIEW•Initial Study/Mitigated Negative Declaration (MND)prepared for public review.•Public Review period‐March 6, 2018 through April 5,2018.•14 comments received.•Responses to comments are part of Final MND.•Comments did not trigger significant changes to the InitialStudy/MND.City Council21June 11, 2018 City Council22June 11, 2018ENVIRONMENTAL REVIEWFindingsBased on the Initial Study and supportingenvironmental analysis, after incorporation ofmitigation measures, potentially significantenvironmental impacts would be eliminated orreduced to a level considered less than significant. City Council23May 15, 2018TRAFFIC IMPACT ANALYSISComponent of the Initial Study•Traffic Impact Analysis (TIA) prepared inaccordance with:•City’s Administrative Policy No. 310•City’s General Plan Circulation Element•Orange County Congestion ManagementProgram.•TIA analyzed 20 intersections and 16 roadwaysegments. City Council24June 11, 2018TRAFFIC IMPACT ANALYSISThe TIA addresses 2 general issues associated withdevelopment of the project:•Increase in traffic volumes at nearbyintersections and roadway segments.•Adequacy of the project’s access locations. TRAFFIC IMPACT ANALYSISWhen the intersections are examined, they are studiedunder 4 scenarios:•Existing conditions.•Existing plus project.•Existing plus project plus cumulative (2022corresponding to the project opening year).•Year 2040 buildout of the City’s General Plan plus theproject.City Council25June 11, 2018 City Council26May 15, 2018TRAFFIC IMPACT ANALYSIS•Estimated daily vehicular trips is 1,700 vehicles.•During the AM Peak (7 am to 9 am), the projectgenerates 133 trips (34 IN and 99 OUT).•During the PM peak (4 pm to 6 pm), the projectgenerates 179 trips (112 IN and 67 OUT).•Primary access to the project is Del Obispo andthe secondary access is Via Positiva.•59% of the trips from the project are assigned tothe Del Obispo access and the remaining 41% areassigned to Via Positiva access. City Council27June 11, 2018TRAFFIC IMPACT ANALYSIS City Council28June 11, 2018TRAFFIC IMPACT ANALYSISThe primary project access at Del Obispo will besignalized. New signal will be synchronized withother currently synchronized traffic signals along DelObispo between I‐5 and Blue Fin Drive. City Council29June 11, 2018TRAFFIC IMPACT ANALYSISExisting traffic signalsProposed traffic signal City Council30June 11, 2018TRAFFIC IMPACT ANALYSISConclusionThe evaluation of the 20 intersections and 16roadwaysegmentsshowsthattheLevelofServiceused to measure delay, would not reach levels thatcould create significant adverse impacts in theexisting, cumulative or buildout conditions. City Council31June 11, 2018NoticingLegally Required Notice for MND Completed•Newspaper Publication•Mailing to owners and occupants of property contiguous to project siteLegally Required Notice for Public Hearings Completed •Mailing to owners within 300 feet of project site 10 days prior to hearings•Publication in the local newspaper 10 days prior to hearingNon‐Legally Required Notice –Extra City required courtesy notice  •Mailing notice Citywide to all property owners within the City –Completed Twice•Posting Notice on‐site 20 days prior to hearing – Partially Completed City CouncilRECOMMENDATION•Approve second reading of an Ordinance approving TheFarm Specific Plan•Approve second reading of an Ordinance approving theDevelopment Agreement32June 11, 2018 City Council33June 11, 2018Questions?Applicant:  Troy Bourne