Loading...
PC Resolution-21-01-26-02 PC RESOLUTION NO. 21-01-26-02 CODE AMENDMENT (CA) 20-004 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE CODE AMENDMENT (CA) 20-004 TO AMEND THE FARM SPECIFIC PLAN (SP 2018-001) TO MODIFY CERTAIN DEVELOPMENT STANDARDS THAT WOULD CHANGE THE ARCHITECTURAL ELEVATIONS, FLOOR PLANS, AND SETBACKS APPLICABLE TO THE APPROVED 169-UNIT SINGLE-FAMILY DETACHED, RESIDENTIAL HOME SUBDIVISION ON 35 ACRES THAT COMPRISE TENTATIVE TRACT MAP (TTM) 19063 LOCATED AT 32382 DEL OBISPO STREET (ASSESSOR’S PARCEL NUMBERS 121-182-17, 121-182-63) (APPLICANT: BRETT HAMARA, LENNAR) (THE FARM), AND DETERMINE THAT NO FURTHER CEQA REVIEW IS REQUIRED Whereas, Brett Hamara of Lennar Homes of California, Inc., 15131 Alton Parkway, Suite 365, Irvine, CA 92618 (the “Applicant”), has requested approval of Code Amendment (CA) 20-004 to amend The Farm Specific Plan (SP 2018-001) to modify certain development standards that would change the architectural elevations, floor plans, and setbacks applicable to the approved 169-unit single-family detached, residential home subdivision on 35 acres that comprise Tentative Tract Map (TTM) 19063, The Farm located at 32382 Del Obispo Street, which is General Plan- designated Specific Plan/Precise Plan (SP/PP) and classified as Specific Plan/Precise Plan (SP/PP) on the Official Zoning Map and regulated by The Farm Specific Plan (SP 2018-001) (the “Project”); and, Whereas, Lennar Homes of California, Inc., located at 15131 Alton Parkway Suite 365, Irvine, CA 92618, are the owners of real property located at Assessor’s Parcel Numbers 121-182-17 and 121-182-63; and, Whereas, on June 11, 2018, the City Council approved a General Plan Amendment to the land use designation (GPA 16-001), Code Amendment (CA) 18-004 and approved The Farm Specific Plan (SP 18-001), and a Development Agreement; and, Whereas, on July 7, 2020, the City Council adopted a resolution approving an Addendum to the Mitigated Negative Declaration for The Farm project and approving Tentative Tract Map 19063 for a gated 169-lot single-family detached, residential home subdivision on 35 acres; and, Whereas, on October 20, 2020, the City Council approved the initiation of an Amendment to The Farm Specific Plan (Code Amendment 20-004), thereby directing staff to conduct an appropriate study of proposed amendments; and, Whereas, as the project is currently proposed, the Applicant seeks approval to amend the Farm Specific Plan (SP 2018-001) to modify certain development standards that would change the architectural elevations, floor plans, and certain setbacks applicable to the approved 169-unit single-family detached, residential home subdivision, as approved by Architectural Control (AC) 19-020 (“The Farm” or “Project”); and, PC Resolution 21-01-26-02 2 January 26, 2021 Whereas, the proposed Project is being processed pursuant to Section 9- 2.301, Development Review of the Land Use Code; and, Whereas, pursuant to Section 21067 of the Public Resources Code, and, Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), the City of San Juan Capistrano is the lead agency for the proposed Project; and, Whereas, the Design Review Committee (DRC) reviewed the development plans on December 10, 2020 and recommended that the item move forward to the Planning Commission; and, Whereas, on January 26, 2021, the Planning Commission approved this resolution recommending City Council approval of Code Amendment (CA) 20-004 to amend The Farm Specific Plan (SP 2018-001) and a resolution approving AC 20-014; and, Whereas, the Planning Commission conducted a duly-noticed public hearing on January 26, 2021, pursuant to Title 9, Land Use Code, Section 9-2.302 and City Council Policy 5 to consider public testimony on the proposed Project and has considered all relevant public comments. NOW, THEREFORE, BE IT RESOLVED, pursuant to the California Environmental Quality Act (“CEQA”) (Cal. Pub. Res. Code § 21000 et seq.) and the State Guidelines (the “Guidelines”) (14 Cal. Code Regs. § 15000 et seq.), City staff has considered the potential environmental impacts of the proposed Code Amendment (CA) 20-004 and Architectural Control (AC) 20-014 (the “Project”). City staff has also reviewed the Mitigated Negative Declaration (“MND)” and Addendum to the MND prepared for The Farm Specific Plan project (SCH# 2018031031) adopted by the City Council on May 15, 2018, and July 7, 2020, respectively, including the impacts and mitigation measures identified therein and the Mitigation Monitoring and Reporting Program (MMRP) adopted by the City Council. Based on that review, City staff has determined that the Project and the circumstances under which the Project is undertaken do not involve substantial changes which will result in new significant environmental effects, and that the Project does not involve new information of substantial importance which shows that the Project will have significant effects not discussed in the prior MND and Addendum to the MND. All potential environmental impacts associated with Code Amendment (CA) 20-004 and Architectural Control (AC) 20-014 are adequately addressed by the prior MND, the Addendum to the MND, and the mitigation measures contained in the prior MND, Addendum to the MND, and MMRP will reduce those impacts to a level that is less than significant. The Planning Commission of the City of San Juan Capistrano recommends that the City Council, and based upon the whole record before it, and its independent review and judgment, find that that the Project is not subject to further environmental review pursuant to the Guidelines because: PC Resolution 21-01-26-02 3 January 26, 2021 1. The Project and the circumstances under which the Project is undertaken do not involve substantial changes which will result in new significant environmental effects, and that the Project does not involve new information of substantial importance which shows that the Project will have significant effects not discussed in the prior MND or Addendum to the MND; and 2. All potential environmental impacts associated with Code Amendment (CA) 20-004 and Architectural Control (AC) 20-014 are adequately addressed by the prior MND, the Addendum to the MND, and the mitigation measures contained in the prior MND, Addendum to the MND, and MMRP will reduce those impacts to a level that is less than significant. NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby make the following findings as established by Section 9-2.309 Code Amendment, of Title 9, Land Use Code of the City of San Juan Capistrano: 1. The proposed Land Use Code Amendment conforms with the goals and policies of the General Plan because it provides for the fulfilment of the General Plan’s goals and policies, including, Land Use Goal 7, which provides, “Enhance and maintain the character of neighborhoods,” and Land Use Policy 7.2, which provides, “Ensure that new development is compatible with the physical characteristics of its site, surrounding land uses, and available public infrastructure.” The proposed Land Use Code Amendment will allow for an amendment to The Farm Specific Plan to modify front and side yard setbacks, floor area ratio, and lot coverage standards that will conform to Land Use Goal 7. 2. The proposed Land Use Code Amendment is necessary to implement the General Plan and to provide for public safety, convenience and/or general welfare because the proposed amendment achieves the goals and policies of the General Plan for the reasons listed above. 3. The proposed Land Use Code Amendment conforms with the intent of the Development Code and is consistent with all other related provisions thereof because the Project will comply with the development standards established in The Farm Specific Plan (SP 2018-001), as amended. 4. The proposed Land Use Code Amendment is reasonable and beneficial at this time because the City has received an application to amend the development standards in The Farm Specific Plan, subject to approval of all required entitlements. NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano hereby recommends that the City Council approve Code Amendment (CA) 20-004 amending Table 4-1 Development Standards of The Farm Specific Plan to read as set forth in Exhibit A, attached hereto and incorporated herein by reference, and determine that no further CEQA review is required. EXHIBIT A The Farm Specific Plan (SP 2018-001) is hereby amended to read as follows: Page V-33, Table 4-1. Table 4-1 Development Standards One Story1 One Story1 One Story1 One Story1 Two Story1 Two Story1 Two Story1 Two Story1 Two Story1 Min. Lot Area Min. Street Frontage Min. Front Yard2,3 Min. Side Yard2,4,5 Min. Rear Yard2,5 Max. Lot Coverage Ratio Min. Front Yard2,3,7 Min. Side Yard2,4 5 Min. Rear Yard2,5 Max. Lot Coverage ratio6 Max. 2nd floor/1st floor ratio Max. Bldg. Hgt. 4,000 sq. ft. 50 ft. 18 ft. 5 ft. 16 ft. 0.50 17&20 ft. 10 7-5 ft. 20 ft. 0.35 .40 max 80 90% max 35 ft. Notes: Max. = Maximum, Min. = Minimum, DU = Dwelling Unit, Yd. = Yard, Bldg. = Building, and Hgt. = Height 1. All new residential projects shall incorporate a combination of one- and two-story units adjacent to all master planned arterial streets, with at least 20% of the total project units being one story. 2. The criteria for measuring setbacks on irregularly shaped and cul-de-sac lots shall be in accordance with Section 9-4.315, Irregular and Cul-de-sac Lots of the Municipal Code. 3. A minimum setback of 18 feet from the front property line shall be maintained for the garage. If the garage is a side entry, the front yard setback may be reduced to a minimum of 10 feet. However, in no instance shall side entry garages using this standard exceed 20% of the total units for the residential project. 4. Architectural projections may extend into required side yards no more than 40%, or more than 3 feet whichever is greater. 5. Minimum exterior side yards shall not be less than 5 feet on one side and 10 feet on the other. 5.6 Open patios may extend up to a minimum of 5 feet from rear property lines in accordance with Section 9-3.501, Accessory Uses and Structures of the Municipal Code. Open patios that remain more than 50% open on two sides can have a solid roof. 6.7 The overall building square footage for the primary structure shall not exceed that using the floor area ratio. For the purposes of calculating overall square footage, open volume ceilings that include second story area shall be included as square footage as if a second floor has been installed; said area shall include garage and enclosed porches. 7. 17-foot minimum front yard setbacks only apply to Plan 4 (52 X 88.5 Lots). Page V-36, Section V.2. The Farm Design Guidelines, Site Planning. • Minimize visual impact of transformers, valves, timers and other utility apparatus from public rights-of-way. Transformer units which are required to be installed along street frontages should be underground or otherwise screened from public view with landscaping.