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HomeMy WebLinkAboutCC RES 72-49Z 4 8 10 11 12 14 15 16 17 18 19 20 21 26 28 29 ~0 RESOLUTION NO. 72 - 49 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, ADOPTING A HOUSING ELEMENT OF THE TUSTIN AREA GENERAL PLAN "WHEREAS, Sections 65302 and 65303 of the State of Califor- nia Government Code (State Planning and Zoning Law) require that the city shall adopt a Housing Element of the General Plan as an endeavor to make adequate prov. ision for the housing needs of all. economic segments of the community; and WHEREAS, an inventory of .existing housing stock has been conducted to determine the availability of housing accommodations for various economic segments of the community; and · · 'WHEREAS, a Housing Element has been prepared, distributed, and made' available to other governmental agencies and the public, as required by law; and WHEREAS, a public hearing was conducted by the Planning Commission of the City of Tu~tin on June 12, 1972 and said Commis- sion unanimously recommended adoption of the Housing Element of the General Plan by Resolution No. 1269; and WHEREAS, a public hearing was duly advertised and con- ducted by the City Council on said plan by the City Council of Tustin on July 24, 1972. NOW, THEREFORE, the City Council of the City of Tustin does hereby resolve as follows: · That the Housing Element is adopted as an amendment to the Tustin Area General Plan for the purpose of establishing the policies of the City Council in compliance with the State of Cal- ifornia Planning and Zoning Law, for the purpose of assuring adequate provision for the housing needs of all economic segments of the community. . PASSED AND ADOPTED at a regular meeting of the City Council of the City of Tustin held on the 24th day of July 1972. ATTEST: .... -~'~MAYOR STATE OF CALIFORNIA) COUNTY OF ORA/~GE ) SS CITY OF TUSTIN ) RUTH C. POE, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, dOes hereby certify tha~ the whole.'number of the members of the City Council of the City of Tustin is fiv~e; that the above and - foregoing Resolution No' 72-49 was duly and regularly introduced, read, passed ~-nd a'd~pt~ed at a regular meeting of the City Council held on thel7th day of July 19 72, by the 'following vote: ~ ' -- ~' AYES · NOES · ABSENT · COUNCILMEN C. MILLER, SALTARELLI, L.MILLER, LANGLEY ,WELSH COUN C I LMEN NONE - COUNCILMEN NONE LAND USE ELEMENT OF T1iE GENERAL PLAN I. PURPOSE Section 65300 of the Government Code of the State of CaliFornia requires each city to adopt a comprehensive, long-term general plan for the physical development of the city, and of any land f outside its boundaries which in the planning agency's judgement bears relation to its planning. Section 65302(A) states that a land use element is required which designates the proposed general distribution and general location and extent of the uses of the land for housing, busi- ness, industry, open space, including agriculture, natural re- sources, recreation, and enjoyment of scenic beauty, education, public buildings and grounds, solid waste disposal facilities, and other categories of public and private uses of land. The land use element shall include a statement of the standards of population density and building intensity recommended for the various districts and other territory covered by the plan. The land use element shall also identify areas covered by the plan which are subject to flooding and shall be reviewed annually with respect to such areas. This objective was achieved in 1966 by the joint efforts of the City of Tustin, County of Orange, and Foothill Planning Conunittee by the preparation and adoption of the Tustin Area General Plan. But the Tustin area is not static - it is a dynamic community that has gone through a period of unparal- leled growth and change during the past decade. The Land L'se .,~ ~. ':,c:.. __ .. _. Element was a desire for the future rather than an acknowledge- ment of reality and probability. It has been amended on several occasions, unilaterally by both the City and County. Existing Zoning patterns for high density residential and conflicting land uses were perpetuated. Ambiguities in use boundaries and inconsistency of the Land Tlse Element with Zoning Ordinances were the basis of~,arious interpretations and controversies. Initial theories of general plans as related to Zoning estab- lished the role of the Land Use Element as a blueprint for future development that would serve as a guideline to be con- sidered by Planning Commissions and City Councils in hearing zone change applications. It was neither sacred nor precise. In 1971, by the enactment of AB1301, and amendments by AB1725 and SB1239, the State of California Legislature established the requirement that General Plans and Zoning Ordinances must be consistent by July 1, 1973, and the various land uses authorized by the ordinance are compatible with the objectives, policies, general land uses and programs specified in such a plan. The intent of this element is to establish a basis for cor.°orm- ity and recognize the realities of existing land developments as well as to establish precise guidelines for future develop- ments. It. is not a zoning map, nor are development standards incorporated into this do::ument. This element defines areas for major land use classifications as defined in subsequent sections. The distinctions of. land use, as related to popu- -2- lation projections and housing unit density are contained in the Residential Element. The Local Agency Formation Commission in December 1972, form- ally adopted a "Sphere of Influence" for the City of Tustin, which is the area encompassed by this elemer:t. II. CLASSIFICATION OF USES The following major land uses appear on the map and are identi- fied and described as follows: A. Single-Family Residential. This classification is related to the character of residen- tial land use rather than to precise zoning classifications or density patterns. Within the Tustin Sphere of Influence, 5,727 acres or 67.9 is designated for single-family occupancy. The character of this occupancy varies from the estate on 4 acres of hillside to the patio home on a 3600 square foot parcel. The intent is to identify the traditional residen- tial subdivision with detached, owner-occupied units, each on its own parcel of land. Population densities within this classification will vary from 2 persons to 20 persons per acre. t'he density patterns for varying housing developments are reflected on the Residential Section and M_~ of the Land Use Element. B. Multi-Family Residential It is also the intent of this classification to define the character of development rather than unit density. Included -3- within this definition are the developments that are de- signed for cluster development witY~ common open areas, con- dominiums, townhouses, and apartment complexes. Traditional concepts for land use elements have defined density patterns by the number of dwelling units allocated to an acre of land. As such, they were a distortion of reality and meaningful- ness. As an example, a heavy density area would authorize 25 dwelling units per acre. The result could be 25 three bedroom family apartments with a population three times greater than a development with one bedroom units. To accommodate the need for more precise definitions and classifications of multi-family developments is accommodated by the Residential Section and Map of the Land Use Element. C. Professional This classification encompasses the office bidding, either detached or within a complex. Occupancy within this area is related to services to the individual as distinguished from retail sales. D. Commercial The commercial classification, like the multi-family area, is cumulative and encompasses a wide variety of activities. Land uses include the professional office building, private recreation facilities, individual stores and shops, shop- ping centers, and facilities providing sales and services, including automobile sales and service. -4- .. . -. - ..~ - .a... E. Public and Institutional This designation includes parks, schools, churches, hospi- tals, open space and institutions of a public or quasi- public character. Open space and parks are more precisely defined by the Conservation-Recreation-Open Space Element of the General Plan. F. Industrial This classification includes those activities of heavy com- mercial, warehousing, and manufacturing character that are incompatible with residential development. G. Military The reality of the Marine Corps Air Station (Helicopter) within the Tustin Sphere of Influence is recognized. At such time as The Department of the Navy should declare the use surplus to its requirements, action would be necessary to define its precise land use classification for private development. H. Planned Community This designation is both a land use and zoning classifica- tion. tt recognizes that mixed and integrated uses can be made to be compatible by design standards. To assure the objective of compatibility of land use with the character of surrounding developments, (which is the same objective of land use plans) precise development plans are reviewed and approved prior to authorization for development. It provides the developer with a high degree of flexibility -5- in land uses in response to market demand. It provides the community with assurance of the quality of development by public review of development plans. I. S~ecif is Plan Section 65450 of the Government Code authorizes cities to adopt specific plans based on the general plan and regula- tions for the purpose of implementing the general plan and the purposes of the State Planning and Zoning Act. Not only may a specific plan classify land uses and street de- sign in general terms, but it also precisely defines the character and design of d~:velopment. As an example, E1 Camino Real is designated as a Specific Plan area for the purpose of preserving its historic character as well as promoting the concept of a village shopping center. III. ASSUMPTIONS A. The character of the community is established as a quality residential area with a commercial and potential industrial base adequate to support the desired level of government services. B. `ihe residential areas of the olCSr town center area will be the subject of pressure for redevelopment or more intense land use. These pressures may be reduced only by requiring property maintenance to prevent deterioration and blight. C. Public improvements, such as the First Street project, will encourage and stimulate private property owners to develop and redevelop their properties for the highest and best use. -6- D. The potential of a regional shopping center to serve the Tustin area exists at the intersection of the Santa Ana Freeway with Jamboree Road and may be a reality through the cooperation and promotion of the Irvine Company. E. The Economic base and reputation of the community will be based upon the quantity and quality of professional office space, commercial centers, and potential of industrial parks. F. No large scale annexations of inhabited areas will be accom- plished until such time as there is a change in existing state law or residents~of unincorporated areas pay a higher price for urban services than the tax rate for city residents. G. The advent of rapid transit facilities may have a significant effect upon the character of the community by creating a de- mand for high quality living accommodations with convenient access to employment centers. H. The incorporated City of Tustin and unincorporated area within the Sphere of Influence are mutually dependent and impacted by any change in land use or character of the area. I. Additional park lands will be provided on a regional basis by other agencies of government and neighborhood parks will be provided as a requirement of private developers in conjunction with subdivision approval. IV. GOALS AND OBJECTIVES A. To promote an economically balanced community with complimen- tary and buffered land uses to include industrial, commercial, professional, multi-family and single-family development. -7- r. To revitalize the economic health and vitality of the Town Center area. C. To preserve and expand the industrial base by designating the U. S. Marine Corps Air Station (Helicopter) as an indus- trial reserve to be developed under Planned Industrial Zon- ing Standards at such time as the land may be TM-ade available for private development. D. To establish an identity as a professional office building area, providing quality structures with design amenities. E. To provide neighborhood parks and open space in geographi- cal areas based upon the same location and distribution as appropriate for elementary school sites. F. To provide a variety of hoixsing accommodations with empha- sis upon single-family residential areas. G. To preserve the low density exclusive characteristic of the foothill area. H. To obtain a distinguishable community identity related to community pride and cohesiveness of political, social, and economic factors. I. To accommodate an optimum population of not more than 84,000.inhabitants within the sphere of influence. -8- ,.~ ~. .. /d :~_. V. PROPOSALS A. To relate, by zoning classification, the population density for authorized land uses in contrast to the traditional classification of housing unit density. B. To preserve the industrial areas against encroachment of conf licting and non-compatible land uses. C. To actively pursue the annexation of unincorporated islands ii: the interest of economy of government services, community identity, and uniformity of development standards and land use controls. D. To provide a degree of flexibility and integration of land use for transitional properties by classification as Planned Community. E. To encourage the development of First Street between the Newport Freeway and Newport Avenue for professional-commercial development at a depth that will result in quality improve- ments while protecting the enjoyment of abutting residential properties. F. To designate the commercially zoned areas east of B Street and south of 6th into a planned industrial classification compatible with existing and adjacent uses. G. To establish by land use plan and zoning the professional character of Irvine Boulevard. H. To remove the industrial character of properties on Newport Boulevard, northerly of the Santa Fe Railroad. -9- J •L.. I. To recognize existing developments and prior amendments to the Land Use Element. J. To designate for potential single-family development, with reservation for recreation facilities, schools, and open space, that area within the Sphere of Influence currently in agriculture use easterly cf Browni:ig Avenue. VI. AREA OF LAND USE ALLOCATIONS: YEAR 2000 The distribution of land uses in this element is predicated upon the character of exiting developments, the trends of market de- mand, and the philosophy of the city in restricting multi-family developments to that currently authorized by zoning. Use Category Zoning Gross Acres $ of Total Single-Family R-1 5,387 63.8 Multi-Family R-3 455 5.4 Mobile Homes M.P.H. 62 .7 Professional Pr 52 .6 Commercial C-1 236 2.8 Industrial PM 704 8.5 Public & Insti. P&I 387 4.6 Freeway - 419 5.0 Military Base - 728 8.6 TOTAL 8,430 100.0 Total-area within incorporated limits - 1973 - 4.5 square miles Total area within Sphere of Influence - 1973 - 13.1 square miles Table 1. VII. POPULATION PROJECTIONS The following population data is based upon the 1970 Census for the areas within the Sphere of Influence, and projections to the year 2,000 are based upon trends and planned developments. -10- Sphere of Influence POPULATION 1970* t,0, 028 1973 66,000 1975 76,000 1980 78,000 2000 84,000 HOUSING UNITS 20,096 23,000 25,300 26,000 28,000 *1970 Federal Census for area within Sphere of Influence Table 2. VIII. GENERAL CONCERNS AND CONSIDERATIONS A. Annexation Policy. The City of Tustin is not expected to increase its corporate limits by any significant amount re- sulting from annexation of inhabited areas, unless there is a substantial change in State annexation laws. Inhabited annexations require a vote of the electorate, and few people are willing to vote an increase in taxes, even for a higher level of services. An additional consideration to that of the required vote of the persons living in an area proposed for annexation, is the financial impact upon the city taxpayer. Economic analy- sis from various sources indicate that the annexation of in- habited single-family residences at densities less than 12 units per acre are a financial liability upon the city. Development Research Associates, in their economic analysis of the City of Tustin (1970) reported the following: "Since the provisions of local public services to residents is subsidized by commerce and industry, the City must attract additional commercial and -11- industrial development if it allows residential expansion. At current valuations and levies, 40 acres of additional industrial improvements or 20 acres of additional commercial development would be needed to offset the net public costs of maintaining an additional 1,000 residents in single- family homes." There are considerations other than financial, as related to annexation. These factors include development control, en- vironmental control, community identity, economy of services, and the philosophy of "home rule" and political representa- tion by permitting the residents of an area to have voice and participation in the affairs of the community. As a matter of policy, it would be the intent of the city to approve annexation requests for inhabited areas upon petition of the residents, when such annexation would contribute toward the objective of "squaring" the boundaries and providing commun- ity identity. B. Revitalization of the Town Center. The adoptin of a Specific Plan for El Camino Real was one step toward the objective of increasing the economic viability of the town center area by providing encouragement for private development. Failure of private property owners to foster the objectives of a unique village center may necessitate positive assistance of the city toward this end. -12- Critical to the quality of the Tustin Community is the preser- vation of residential structures that have been permitted to deteriorate with the intent of creating blight that will en- courage higher density authorization for redevelopment. The City has adopted a policy of restricting the density of the old town area to a single-family character. To effectuate this policy without blight, a property maintenance ordinance is a necessity to prevent deterioration and preserve the quality of the area . -13- . ..s ,