1999 Town Center West Proposal

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2 Crescent Square June 10, 2014 Page Town Center West Proposal Food-4- Less Retail Not a Part On June 10, 2004, the City Council and Planning Commission conducted a joint workshop to review conceptual plans to develop market rate single-family dwellings instead of senior housing at the site. Key elements of the plan included: 33 detached three-story homes Lot sizes ranging from 2,015 to 2,340 sq. ft. Two floor plans each with three bedrooms plus loft with 2-car garage Privately maintained internal street with parking and sidewalk on one side no entry gate provided due to space constraints Front doors of units along Crescent Heights Street and Walnut Avenue facing the street Sidewalk connection to retail center After receiving comments from the public, the Council and Commission expressed support for the single-family home concept and directed the applicant to: Lower total density Increase lot size Shift the private street entrance to mid-block between Gaviota and Rose Avenues Add a community amenity without eliminating on-site parking spaces Reduce building heights along Crescent Heights Street

3 Crescent Square June 10, 2014 Page 3 On March 15, 2005, the Commission conducted a public hearing to review revised plans incorporating the following: Lowered density from 33 to 28 total units (2 of the 28 to remain in oil production) Increased lot size from a range of 2,015-2,340 sq. ft. to 2,827-5,219 sq. ft. Shifted private street entry east between Gaviota and Rose Avenues No new amenity added, but the project did include a landscaped trail/walkway connecting the historic district and the shopping center Submitted three new floor plans Included balconies on front and rear elevations Relocated front doors to the sides of the homes with walkways connecting to either Crescent Heights Street or the private street At that time, the Commission approved the Site Plan and Design Review for the revised plans and recommended City Council approval of the Addendum to the Town Center West EIR, Zoning Ordinance Amendments to establish the Crescent Square Residential Specific Plan and Tentative Tract Map. On September 27, 2005, the City Council conducted a public hearing and approved the Addendum to the EIR, Zoning Ordinance Amendments and Tentative Tract Map. Previously Approved Site Plan

4 Crescent Square June 10, 2014 Page 4 Revisions to Off-street Parking Standards In 2006, the City processed a Zoning Ordinance Amendment upgrading off-street parking requirements for new residential development based on the number of bedrooms. The new standards were applied to all residential zoning districts including specific plans. Projects that had already secured Site Plan and Design review approvals, including the subject project, were given two years to obtain building permits otherwise, they would have to comply with the new off-street parking requirements. The applicant subsequently completed plan check and rough graded the site. The project, however, did not move forward given economic conditions and the Site Plan and Design Review approval subsequently expired. Revisions to the Oil Code In 2013, in response to changes in development site plan review and abandoned well certification policy at the State Division of Oil, Gas and Geothermal Resources (DOGGR) the City amended the Oil Code to establish new development standards for properties with abandoned oil wells. The amendment allows properties with abandoned oil wells to be developed subject to demonstrating that: Wells are surveyed to identify the location; Demonstration that there is adequate access to service the wells; and Testing the wells to confirm they are not leaking methane. Project Vicinity W a l n u t A v e n u e O L I V E Project Site E. Willow Street Crescent Heights (25 th ) Street C h e r r y A v e n u e C A L I F O R N I A

5 Crescent Square June 10, 2014 Page 5 Setting The zoning and existing land use for the project site and surrounding properties are as follows: Direction Zoning Designation Existing Land Use Project Site SP-17, Crescent Square Residential Specific Plan Vacant and active oil well North SP-6, Commercial Corridor Specific Plan Town Center West retail center South SP-11, Crescent Heights Historic District Specific Plan Single-family dwellings and one duplex East CTC, Commercial Town Center Commercial Office Buildings West RH, Residential High Density Hillside Pines Condominiums Analysis: The applicant, SummerHill Homes, is working with Signal Hill Petroleum to develop Crescent Square. A company profile, project introduction and a summary of green building elements have been provided by the applicant (Attachment A). Proposed Plans The proposal includes a 28 lot subdivision; 25 lots for single-family dwellings and three lots to remain for oil production (to be developed in the future once the oil work has completed and the oil wells have been properly abandoned).

6 Crescent Square June 10, 2014 Page 6 The project differs from the previously approved plans: The private street configuration has been revised and includes three entrances onto Crescent Heights Street (previously one entrance) The number of housing units along Crescent Heights Street has been reduced to four (previously ten) Larger lots ranging from 3,113 to 4,768 sq. ft. (previously 2,827 to 5,219 sq. ft.) New floor plans including covered balconies and decks New architectural styles 3-car garages to meet the current off-street parking requirements (previously 2- car garages) Staff feels that the new site plan configuration and design is superior to the previously approved site plan. The new street configuration provides for more guest parking opportunities and improves view corridors. Previously Approved Crescent Heights Streetscape Proposed Crescent Heights Streetscape There are two plan types within the development. Each floor plan includes two options as follows: Plan 1A - 2,540 SF contains: a kitchen, dining room, great room, powder room, three bedrooms, two bathrooms, bonus room, covered balcony, deck, 3-car garage and option for third bathroom Plan 1B - 2,781 SF contains: a kitchen, dining room, great room, powder room, four bedrooms, two bathrooms, bonus room, covered balcony, deck and 3-car garage and option for third bathroom

7 Crescent Square June 10, 2014 Page 7 Design Plan 2A - 3,119 SF contains: a kitchen, dining room, great room, powder room, three bedrooms, four bathrooms, bonus room, powder room, covered balcony, 3-car garage and option for additional covered balcony Plan 2B - 3,119 SF contains: a kitchen, dining room, great room, powder room, four bedrooms, three bathrooms, bonus room, covered balcony, 3-car garage and option for additional covered balcony Plan Type 1 has elevation treatments of either Colonial, Craftsman and Spanish. Plan Type 2 has elevation treatments of either Colonial, Craftsman and Monterey. These styles compliment the architecture found in the adjacent historic district. Colored elevations and color and material boards will be available at the workshop. To provide variation between the dwellings in the development, the buildings vary from 35-6 to 38-6 in height. In addition to the various building heights, staff recommends that there is variation in the color schemes, roof styles, garage doors, front doors, light fixtures and landscape treatments. The architect will be present at the workshop to provide more detail on the design variations. Parking The project complies with the City s off-street parking regulations. The homes are three to four bedrooms which require a 3-car garage. Each dwelling has: A 2-car garage with a standard 20 driveway that allows for two additional driveway spaces; and An additional 1-car garage with an 8 or 5 driveway that cannot not be used for parking. If the 3-garage spaces and the two driveway spaces were used, each dwelling could accommodate five vehicles. There are 16 guest parking spaces in designated parking areas throughout the site. The guest parking standard for multi-family developments is one space per every four units. Although the development is not a multi-family development, it does provide one guest space for every three homes and ten more spaces than the previously approved plans. The plans also show 23 street parking spaces along Walnut Avenue and Crescent Heights Street.

8 Crescent Square June 10, 2014 Page 8 View Impacts Consistent with the City s View Policy, view notices were mailed to owners and residents within a 500-foot radius of the site. Staff received four responses to the View Notice. The applicant was able to meet with or correspond with three of the individuals, but was not able to meet with one of the property owners to discuss their concerns regarding views and traffic. Property Owner/ Resident Address Location Action regarding request Bob Dominguez Joel Dominguez 1604 Crescent Heights Street Crescent Heights 5/20/14 Request for View Analysis withdrawn. Applicant met with the property owners, after review of the project, site plan and potential view impacts the request for story Erika Brooks 1460 Willow Street Unit #304 Doug Palmer 2599 Walnut Avenue Unit #331 Dr. Debbie Belcher 2599 Walnut Avenue Unit #122 Neighborhood Outreach Hillside Pines Condominiums Hillside Pines Condominiums poles was withdrawn. 5/27/14 Request Withdrawn. Applicant met with the property owner, after review of the project, site plan and potential view impacts the request for story poles was withdrawn 5/21/14 Request Withdrawn. Mr. Palmer assessed views from his balcony and withdrew his request for story poles. The applicant has attempted to meet with Dr. Belcher. To date, the applicant has not been able to meet with or discuss the project with Dr. Belcher. Unit #122 is oriented towards the driving range and does not appear that the project would have an affect on views. In April, the applicant informally met with the several of the residents from the Crescent Heights neighborhood. In May, the applicant met with the Hillside Pines HOA board and some Hillside Pines residents to provide an overview of the project. Staff received comments in response to meetings and view notice (Attachment B). Generally speaking, the neighbors were pleased with the design and revised site plan configuration.

9 Crescent Square June 10, 2014 Page 9 Comment Received 1) Western cul-de-sac alignment with the existing houses on the south side of Crescent Heights Street 2) Additional foot traffic from the pathway connection from the development to Food-4- Less in the middle of the development 3) Character of 3-story homes in comparison to the existing neighborhood 4) Traffic impacts from additional housing and mitigation measures that are required Response The western private street which services 8 dwellings aligns with the Dominguez family home. The revised site plan configuration does provide view corridors, in place of additional housing along Crescent Heights Street. The Crescent Height neighborhood prefers removal of the pathway or installation of a locked gate with key access only. Staff feels the pathway provides any amenity to the neighborhood and development as it provides easy access to retail stores. The property owner s preference is for 2-story houses with more off-street parking. The previously approved plans were for development of 3-story homes. The Hillside Pines Condominiums are 3-stories in height. There are 16 guest spaces included in the development and street parking along Walnut and Crescent Height Street. An Environmental Impact Report (EIR) for Town Center West was prepared for a large commercial development and 152 dwelling units for senior housing. The traffic impacts were found to be less than significant and mitigation measures were installed. The City s traffic consultant will review the previous impacts, mitigation measures and the proposed project to address traffic. Landscape & Fence Plan Features of the landscape plan include: Developer installed and homeowner maintained landscaping in the front and side yards including a mixture of trees, shrubs and ground cover Homeowner installed and maintained landscaping in the rear yards Developer installed and HOA maintained crib wall/landscape behind Lots Interior enhanced sidewalk to promote use of the stair pathway in the middle of the development Developer installed and HOA maintained landscaping around the perimeter of the property and common areas within the tract including a mixture of trees, shrubs and ground cover A variety of privacy wall and fence treatments are proposed to allow for views from the yards of the exterior lots and private yards for the interior lots Enhanced paving and decorative entry pillars at the private street entrances

10 Crescent Square June 10, 2014 Page 10 Grading A walkway connection with two gateway trellis establishing the pathway to the Town Center and Historic District. Modular wetland filtration systems to treat stormwater Green streets with permeable pavers to provide source control for stormwater runoff and pollutant loads The grading plan calls for the majority of the site to be lowered, with the area along the shopping center parking lot to be raised. This will bring the site close to street level along Crescent Heights Street. Walkway Connections Similar to the previous project, the walkway connection between Crescent Heights Street and the shopping center provides a convenient way for residents of the historic district to walk to Town Center West. The walkway is located in a 15-ft. wide corridor at the eastern edge of the property and includes a gateway trellis introducing the pathway to and from the Town Center and Historic District. There is an additional stair pathway provided in the middle of the development. This pathway would provide direct pedestrian access to and from Town Center West, through the Historic District and down Gaviota Street. Staff feels the pathway serves as an amenity to the community, as it provides easy access to retail stores and promotes the expansion of the City s trail system, but the neighborhood s concerns should be noted. Utility Undergrounding Undergrounding of existing overhead utilities along Crescent Heights Street will be included as a condition of approval. Given cost constraints, the overhead transmission lines along Walnut Avenue will remain. The street lights on Crescent Heights Street and the private streets will match the ornamental historic pedestrian-scale light fixtures to be installed in the historic district. Oil Wells There is one active oil well and three tanks associated with the oil production within the development. The active oil well is operated by Cree Oil and will remain in operation. The development of three lots (Lots 26-28) will be after the oil operations have concluded and the wells have been properly abandoned. There are 17 abandoned oil wells on the property, DOGGR had approved the site plan for the previous development, but that approval has expired. Subsequently, the following provisions of the City s Oil Code apply:

11 Crescent Square June 10, 2014 Page 11 The site has been surveyed A well disposition map showing the location and access to abandoned oil wells has been approved by the Building Department The abandoned oil wells have not been recently leak tested. Prior to scheduling the Planning Commission Public Hearing, the applicant will be required to leak test the wells Access to abandoned oil wells is provided as described below: Six wells meet the access requirements Three wells are difficult to access, but are not inaccessible Eight wells are inaccessible, as they are located under the footprint of five proposed dwelling units: o Lot 9 has three inaccessible wells o Lot 13 has one inaccessible well o Lot 20 has one inaccessible well o Lot 23 has one inaccessible well o Lot 25 has one inaccessible well Under the current Oil Code requirements, these five dwellings could not be constructed. Staff is currently working on a comprehensive update to the Oil Code which may allow for buildings to be built over abandoned oil wells subject to standards that are under consideration. SummerHill has indicated that they will not phase the development of the project and will not proceed with the public hearing until such time that the Oil Code update is complete. Zoning Ordinance Amendment The Specific Plan will be amended to reflect the design changes of the proposed development. Amendments are in line with the purpose and intent of the Specific Plan and include: Adding architectural styles Increasing the maximum building height from 33 to 38-6 Updates to reflect the proposed setbacks, walls and fences Updates to increase in the number guest parking spaces provided Environmental Review In 1999, the Town Center West EIR was adopted. It analyzed the impacts associated with both the retail center and senior housing projects. An addendum to the EIR to assess any significant impacts from the change from 152 senior units to 28 single-family dwellings was approved for the previous project. Staff will prepare a second addendum to analyze any impacts that result from the new site plan.

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13 Attachment A to June 10, 2014 Planning Commission staff report

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38 Attachment B to June 10, 2014 Planning Commission staff report Excerpts of Comments Received by Staff 1) Excerpts from from Mr. Joe Holiday 4/5/14: Hi, Attachment B On behalf of the residents of the Crescent heights neighborhood, I want to give you a quick update on the goings on in this neighborhood: Good news: Ten of us neighbors met with Summerhill Homes and Signal Petroleum, the developers of Crescent Square housing development across the street from our neighborhood. The neighbors seemed to be quite pleased by the design, since the welldesigned houses were aligned so that the long sides of the houses (and no garages) face the street. There were a few neighbors who were concerned by the short western cul de sac ending in front of the their houses. The biggest concern was a unanimous feeling that the stairway from the middle of the development down to the Food 4 Less parking lot was unacceptable, because it would bring a lot of undesirable foot traffic down Gaviota Street. We all agreed that Signal Petroleum should remove the empty oil tanks on Crescent Heights Street to increase the quality of the neighborhood and add value to the new homes. Everything else was positive about the plan. The neighbors loved the city's suggestion to have this meeting, since it was a happy gathering. Keep up the good work, Joe Holliday 2) Excerpts from from Mr. Doug Palmer 5/21/14: Hi Alanis, Sorry, I've been traveling for work. I made it out home and back onto my balcony. I withdraw my request for sight poles. I do still think three story houses are out of character with the neighborhood, but they wont be blocking my view. Two story houses with more off street parking would be a better fit for the neighborhood. I'm assuming that you even had to out the sight poles letter means the third story is out of what's originally zoned. That said, if the people in the unit on the south side of the Hillside Pines complex who's views would be affected aren't asking for the sight poles, it's their view. Please do keep me on the mailing lists you added me too. It's always good to know what's going on in the neighborhood. Regards, Doug

39 Page 2 of 2 3) Excerpts from s from Dr. Debbie Belcher: 5/11/14 I would like to see story poles at this site. I don't recall in the previous incarnation that these were going to be 3 story homes. Since I've lived here: Food 4 Less has blocked views, the 11 homes on Gundry block views, and certainly 3 story houses are going to block views. I would very much like to see story poles installed. I would also like to receive notice of upcoming meetings for this project. Sincerely, Dr. Debbie Belcher 5/26/14 My concern is not only about the view,, but the added traffic this project is going to create for our streets--what mitigation will be planned for an additional 25 to 50 cars coming and going from the project? Sincerely, Dr. Debra Belcher

40 Attachment C to June 10, 2014 Planning Commission staff report

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42 Attachment B

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44 Attachment C