18-0515_VERMEULEN RANCH CENTER, LLC_D1_PowerPoint Presentation“THE FARM” City CouncilGeneral Plan Amendment (GPA) 16‐001Specific Plan 18‐001 (Code Amendment 18‐004)Development Agreement 18‐001 Mitigated Negative Declaration1May 15, 2018
“THE FARM”City CouncilThis is a new project.Not part of the old Continuing Care Retirement Community project from 2014.2May 15, 2018
City Council3May 15, 2018Aerial35‐acre site
City Council4May 15, 2018SITE PHOTOS
City Council5May 15, 2018SITE PHOTOS
City Council6May 15, 2018SITE PHOTOS
City Council7May 15, 2018SITE PHOTOS
City Council8May 15, 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 Council9May 15, 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 Council10May 15, 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 Council11May 15, 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 Council12May 15, 2018
City Council13May 15, 2018EXISTING GENERAL PLAN LAND USE MAPand surrounding residential densities
City Council14May 15, 2018EXISTING ZONING MAP
City Council15May 15, 2018PROPOSED SPECIFIC PLAN
City Council16May 15, 2018PROPOSED SPECIFIC PLAN•Establishes standards for future development modeled after City’s RS‐4000 zoning district.•Establishes Design Guidelines for future homes.
City Council17May 15, 2018PROPOSED SPECIFIC PLANDevelopment Standards•Min. Lot Size: 4,000 S.F.•Min. Street Frontage: 50’•Max. Bldg. Height: 35’•Min. Front yard: 18’•Min. Rear yard: 16’•Min. Side yard (2‐story): 5’/10’•Min. Side Yard (1‐story): 5’•Max. Lot Coverage Ratio (1‐story): 0.50•Max. Lot Coverage Ratio (two‐story): 0.35•Max. 2ndfloor/1stfloor ratio: 80%
FUTURE DEVELOPMENT REVIEW Future development applications will be 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 Review•Will ensure the site layout, landscaping, setbacks, yards, open space,parking access, architectural style, scale, height, massing and otherdevelopment features are appropriately designed.City Council18May 15, 2018
Recommendation on Specific Plan•PC’s recommendation is to refer the Plan back to the PlanningCommission for further refinement and review•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 Council19May 15, 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 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 Council20May 15, 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 Council21May 15, 2018
City Council22May 15, 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 Council24May 15, 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 proposed 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 Council25May 15, 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 Council27May 15, 2018TRAFFIC IMPACT ANALYSIS
City Council28May 15, 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 Council29May 15, 2018TRAFFIC IMPACT ANALYSISExisting traffic signalsProposed traffic signal
City Council30May 15, 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 CouncilRECOMMENDATIONOpen the public hearing, receive testimony,close the public hearing, and by motion:•Adopt resolution approving the Mitigated NegativeDeclaration and the Mitigation and MonitoringReporting Program•Adopt a Resolution approving the General PlanAmendment•Approve Introduction and first reading of an Ordinanceapproving The Farm Specific Plan•Approve Introduction and first reading of an Ordinanceapproving the Development Agreement31May 15, 2018
City Council32May 15, 2018Questions?Applicant Presentation: Troy BourneSpieker Development
City Council33May 15, 2018Public Notification Legally Required Public Notification •Availability of Mitigated Negative Declaration (March 2018): Notice published in newspaper & mailed to owners/occupants within 1,000’ of project site.•April 24 PC Public Hearing: Notice published in newspaper and mailed to owners within 300’ of the project site 10 days in advance of hearing date•May 15 City Council Public Hearing: Notice published in newspaper and mailed to owners within 300’ of the project site 10 days in advance of hearing date.City’s Extra Non‐legally Required Notification•Notices mailed to every prop. owner in City 10 days in advance of hearing •Approx. 11,000 notices mailed twice (PC and City Council hearings)•Notice Posting on‐site 20 days prior to hearing•Site posted along Alipaz St. on April 19•5 days prior to PC hearing date•26 days prior to Council hearing date•Site posting moved to Del Obispo St. on May 3
City Council34May 15, 2018Noticing cont’dNon‐Legally Required Notice for the Mitigated Negative Declaration (MND)•Direct mailing to the owners and occupants of property within 1,000 feet of the project siteNon‐Legally Required Notice for Public Hearings involving general plan amendments•Mailing notice Citywide to all property owners within the City•Posting Notice on‐site 20 days prior to hearing