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HomeMy WebLinkAboutPresentation - #18Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 1 Cabrillo Town Center Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 2 Appeal of Planning Commission Decision Application: Appeal Nos. 2023-02 and 2023-03, appealing the decision of the Planning Commission to approve Site Plan Review (SPR) No. 2023-01 and Tentative Tract Map (TTM) No. 2023-03 (County Map No. 19243) Address & Council Ward: 1901 E. Fourth Street, Ward 3 Description: Appeal Application Nos. 2023-02 and 2023-03, appealing the decision of the Planning Commission to approve SPR No. 2023-01 and TTM No. 2023-03 (County Map No. 19243) to facilitate the construction of a mixed-use development known as Cabrillo Town Center at 1901 East Fourth Street. Recommendation: It is recommended that the City Council adopt a resolution denying Appeal Application Nos. 2023-02 and 2023-03 and upholding the Planning Commission’s approval of two resolutions to approve SPR No. 2023-01 and TTM No. 2023-03 (County Map No. 19243) for the Cabrillo Town Center Project. Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 3 Planning Commission Action & Background •On April 24, 2023, the Planning Commission voted unanimously (6-0- 0-1 with Ramos absent) to adopt a resolution approving SPR No. 2023-01 and TTM No. 2023-03. •The Commission modified the conditions of approval to require the applicant to coordinate with the Public Works Agency (PWA) to develop a traffic-calming strategy along Cabrillo Park Drive. •On May 1, 2023, Lozeau Drury, LLP, on behalf of the Supporters Alliance for Environmental Responsibility (“SAFER”), submitted an appeal application appealing the Planning Commission’s approval. •On May 3, 2023, Mitchell M. Tsai, on behalf of the Southwest Mountains States Carpenters (“SWMSRCC”), also submitted an appeal application appealing the Planning Commission’s approval. Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 4 Location and Zoning Fourth StreetCabrillo Park DriveParkcourt Place •General Plan: District Center –Medium High (DC-3) •Zoning: Professional (P) & Village Center District of the Metro East Mixed-Use Overlay Zone (MEMU) •Surrounding Land Uses: –North: Cabrillo Park –West:Vacant Site (future Central Pointe Mixed-Use Development) –South: Medical Offices –East : Professional & Medical Offices •Lot Size: 8.9 acres Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 5 Project Description •Demolition of four existing office buildings totaling approximately 87,082 sq. ft. •Construction of a mixed-use development with nine buildings on two parcels consisting of: 507 residential units o 449 rental apartments o 19 live/work lofts o 58 townhome units Total of 26,800 SF of commercial space 3.4 acres of onsite open space & amenities 1,025 parking spaces (a ratio of 2.02 spaces per unit) Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 6 Overall Site Plan Parcel 1 Parcel 2 Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 7 Rendering: 4th Street & Cabrillo Park Drive View Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 8 Rendering: Cabrillo Park Drive & Parkcourt Place View Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 9 Rendering: Parkcourt Place Entry View Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 10 Project Analysis •The project is designed as an integrated development with two parcels that provide diverse housing options for people looking to buy or rent. •The project will contribute to the production of affordable housing in Santa Ana through in-lieu housing funds (approximately $8 million). •The commercial areas have been designed to accommodate a range of uses common within mixed-use structures, such as cafes, small retail, and neighborhood service uses. •The town center plaza has been designed to provide a passive recreation area to be enjoyed by the residents, commercial patrons, and visitors of the development. •The project features durable and high-quality architectural materials and provides a range of amenities and open space. •The project will provide 47,810 square feet of publicly accessible open space, in the form of the Town Center Plaza, Shopkeeper’s Plaza, and along Cabrillo Park Drive, Parkcourt Place, and the new proposed Paseo along the eastern property line. Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 11 Site Plan Review Analysis •The development is consistent with the objectives and development standards of the Metro East Mixed Used (MEMU) Overlay Zone. •The project will contribute toward a growing mixed-use community in the MEMU area and will introduce a new roadway that can be extended east to complete a street grid as the area transitions. •The development has been designed to be compatible with adjacent development (i.e. scale, height, and site configuration and design principles of the MEMU). •The land use uses, site design, and operation of the development have been planned in a manner that will result in a compatible and harmonious operations as specified in the MEMU. Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 12 Tentative Tract Map Analysis •The subdivision will enable the 58 townhome units to be sold, creating new homeownership opportunities. •The development is consistent with the General Plan land use designation and conforms to all applicable requirements of the City’s Zoning and Subdivision codes. •The development site is physically suitable for the type and density of the development and will not cause substantial environmental damage or substantially and avoidably injuries to fish or wildlife of their habitat. •The development will not cause serious public health problems. •The development will not conflict with easements necessary for public access through or use, of property within the proposed project. Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 13 Analysis of Appeals Appeal Application No. 2023-02 (SAFER) •Appellant is requesting that the City Council overturn the Planning Commission’s decision based on the following: 1.The decision of the Planning Commission was in “violation” of CEQA; 2.The City’s determination that the Project was analyzed in the 2010 Metro East Mixed Used (MEMU) Overlay Zone EIR and Subsequent EIR was incorrect; 3.The Project would have new and different significant environmental impacts that were not analyzed in the MEMU EIR; and 4.That a project-specific EIR should have been prepared to analyze the Project. •The appellant does not provide any substantial evidence that the Project would result in any new or more significant impacts than analyzed in the MEMU Certified EIR or that new mitigation is required. •The appellant does not provide information as to why they believe a project- specific EIR should have been prepared, or what new and different significant environmental impacts would result from the Project that have not already been analyzed in the MEMU Certified EIR. Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 14 Analysis of Appeals (Cont.) Appeal Application No. 2023-03 (SWMSRCC) •Appellant is requesting that the City Council overturn the Planning Commission’s decision based on the following: 1.Requirement of a local workforce; 2.Training requirements to prevent community spread of Covid-19 and other infectious diseases; 3.CEQA compliance; and 4.Inconsistency with the City’s General Plan •On August 17, 2023, the City received a supplemental comment letter from SWMSRCC, which was outside of the 10-day appeal period, as outlined in Section 41-645(b) of the SAMC. The letter outlined additional points: 1.Infeasible transportation mitigation requirements in the Certified EIR; and 2.Adequate analyzes of noise impacts Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 15 Analysis of Appeals (Cont.) •There are no substantial changes to the circumstances under which the Project would be undertaken that would result in new or more severe significant impacts, and there is no new information of substantial importance that has become available that would result in new or more severe significant impacts. •No subsequent EIR would be required for the Project. •Pursuant to CEQA Guidelines Section 15168, the MEMU Certified EIR adequately described the Project activity for purposes of CEQA. Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 16 Analysis of Appeals (Cont.) •The Project was deemed to be exempt from the preparation of any further VMT analysis and may be presumed to have a less than significant CEQA-related transportation impact. •The Project is consistent with applicable plans, policies, and regulations adopted for the purpose of reducing the emissions of GHG emissions •The Project incorporates all applicable mitigation measures of the MEMU Certified EIR. Mitigation measures beyond those required by the Certified EIR are not required unless the Project would result in new or more severe impacts compared to those analyzed in the Certified EIR. •Project is in compliance with the AHOCO and is not required to provide local skilled and trained workforce. •Additional responses to appellant comments can be found in Exhibit 10 of the staff report. Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 17 Fiscal and Economic Impact Analysis •Based on a total construction budget of $249 million, the project is projected to generate a recurring revenue of approximately $22.8 million. Total City expenditures over the next 25 years after build-out are expected to be $14.5 million, resulting in net revenue of $8.3 million. •During construction, the project will generate approximately 1,913 jobs (1,266 direct, 323 indirect, and 323 induced). After completion, the project will maintain approximately 32 jobs (21 direct, 6 indirect, and 6 induced). •The City will receive approximately $15.5 million in revenue from permit fees, AHOCO in-lieu fees, park impact fees, and other development impact fees. Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 18 California Environmental Quality Act (CEQA) Analysis •In accordance with CEQA and the CEQA Guidelines, the project is within the scope of the 2007 Metro East Mixed-Use Overlay Zone Environmental Impact Report (EIR) and 2018 Subsequent EIR (SEIR) (SCH No. 2006031041). •The 2007 EIR and 2018 SEIR, anticipated potential development of 5,551 residential units, 963,000 square feet of commercial development, and 690,000 of office development. •There is no new information of substantial importance, and there are no new environmental impacts or mitigation measures needed. •All applicable mitigation measures applied to the previously prepared 2007 EIR and 2018 SEIR will be applied to this project. Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 19 Staff Recommendation •Adopt a resolution denying Appeal Application Nos. 2023-02 and 2023-03, and upholding the Planning Commission’s approval of two resolutions to approve Site Plan Review (SPR) No. 2023-01 and Tentative Tract Map (TTM) No. 2023-03 (County Map No. 19243) Cabrillo Town Center Planning and Building Agency Item # 18 October 3, 2023 Slide 20 Questions?