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HomeMy WebLinkAboutPC RES 354010 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. 3540 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING DESIGN REVIEW 96-054 AND HILLSIDE REVIEW 96-002 TO AMEND THE SECTORS 4 AND 5 LANDSCAPE CONCEPT PLAN AND APPROVE A 113 CUSTOM HOME SITE DEVELOPMENT, A 20 ACRE INTERMEDIATE SCHOOL SITE AND A 7.5 ACRE EQUESTRIAN CENTER SITE IN CONJUNCTION WITH TENTATIVE TRACT MAP 14396 LOCATED ON LOTS 12, 13, 24 AND 25 OF TRACT 13627 IN THE VICINITY OF TUSTIN RANCH ROAD, PIONEER WAY AND PETERS CANYON ROAD. The Planning Commission of the City of Tustin does hereby resolve as follows: I · The Planning Commission finds and determines as follows: .. A. That proper applications, Design Review 96-054 and Hillside Review 96-002, were filed by The Irvine Company. requesting approval to amend the Landscape Concept Plans for Sectors 4 and 5, and a 113 custom home site development, 20 acre intermediate school site and 7.5 acre equestrian facility on a 205 acre site identified as Lots 12, 13, 24 and 25 of Tract 13627; Be That said application was considered'by the Planning Commission on August 11, 1997; Ce That Environmental Impact Report EIR 85-2, as amended, for the East Tustin Specific Plan has been recommended for certification with Addendum No.. 7 in conformance with the requirements of the California Environmental Quality Act; D· That Zone Change 97-001 and the Fourth Amendment to the East Tustin Development Agreement have been recommended for approval to allow for the development of this project; Pursuant to Section 9272 of the Tustin Municipal Code, the Commission finds that the location, size, architectural features and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Resolution No. 3540 Page 2 Fo Commission has considered at least the following items: I · · Height,.bulk and area of buildings. Setbacks and sit~ planning. · 3. Exterior materials and colors. 4. Type and pitch of roofs. · Size and spacing of windows, doors and other openings. · Towers, chimneys, roof structures, flagpoles, radio and television antennae. 7.. Landscaping, parking area design and traffic circulation. 8. Location, height and standards of exterior illumination. · Location and appearance of equipment located outside of an enclosed structure. 10. Location and method'of refuse storage. 11. Physical relationship of proposed structures to existing structures in the neighborhood. 12. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 13. Proposed signage. 14. Development Guidelines and criteria as adopted by the city Council. Pursuant to Section 8914(c) (8) of the Tustin Municipal Code, the Planning Commission has reviewed the subject application for Hillside Review using the guidelines for hillside grading contained in 'the Grading Manual to ensure the attainment of the following objectives: · Compliance with the Grading Manual and Hillside Guidelines contained in the manual. 10 11 12 13 14 15 16 17 19 20 21 22 23 24 25 26 27 28 Resolution No. 3540 Page 3 2. Visual, drainage and slope erosion impacts from any proposed parcelization resulting from slope conditions are within either the property owner's management and control or the Homeowners' Association, whichever is applicable. · Sites are planned in such a way so as to preserve or enhance important vistas and maintain the overall landform character of the land use area, particularly those seen from public places. · Where feasible, grading and siting reflects the natural topography of the land, drainage patterns and minimizes creation of excessively large leveled areas by grading. · Grading on hillside areas will soften hard edges left by cut and fill operations. Where an adverse visual impact may occur, rounded finished contours have been required. · Graded slopes (cut or fill), including roadsides, will undergo permanent revegetation in a timely manner to minimize change' of erosion and siltation. · Provision for drainage and erosion control have been made to avoid any damage to existing landforms. · Provision and approval of an independent engineering study concerning the potential impacts of slope instability, liquefaction, landslide and seismic potential for proposed development within a Geologic Hazard Special Study Zone. · Roadway alignment and grading impacts in hillside areas are minimized and hillside roadways are designed consistent with guidelines contained in the Grading Manual. 10. Slope gradients will vary when adjacent to roadways to create open areas to be planted, thus Softening the appearance of man-made slopes. 10 11 12 13 14 15 16 i17 18 19 20 21 22 23 24 25 26 27 28 Resolution No. 3540 Page 4 Gl He 11. Preparation and recordation of a declaration of covenants, conditions and restrictions providing for the development and maintenance of slopes and drainage devices will be a condition of approval on Tentative Tract 14396. That the proposed deviations from the City's street improvement standards, as approved by the Building official to: (1) reduce the minimum 25 mile per hour design speed to 17 to 21 miles per hour on 10 of the 18 streets; (2) eliminate sidewalks adjacent to the private streets and drives; (3) eliminate cul-de-sacs at the terminus of Streets "D" "G" and "I"; and, (4) provide 15 foot high street lights with no arms at a maximum spacing of 200 feet, will have no impact on'public safety in that: · That adequate sight distance requirements have been designated with the reduced design speeds and conditions have been included to require additional traffic control devices should a conflict be found to exist int he future; · Considering the low volume of traffic generated by the project and that "A" Street includes an eight foot wide equestrian trail for alternative pedestrian access, adequate pedestrian circulation would be accommodated; · Hammer head design elements have been provided on Streets "D", "G", and "I" to provide adequate maneuverability; and, · The proposed light standards would provide adequate lighting for safety. Pursuant to Section 3.4.3 of the East Tustin Specific Plan, a transfer of 31 units from Sector 6 to Sector 2 is granted in that the basic character of both Sectors will not be significantly altered, the.maximum number of dwelling units in each land use designation is not exceeded, and the proposed development in' each Sector is appropriate and compatible with surrounding land uses. 4 10 11 12 13 14 15 16 18 19 20 21 22 23 24 25 26 27 28 Resolution No. 3540 Page 5 II. The Planning Commission hereby approves Design Review 96-054 and Hillside Review 96-002 to amend the Concept Landscape Plans for Sectors 4 and 5 and create 113 custom home sites, a 20 acre intermediate school site and 7.5 acre equestrian center site in conjunction with Tentative Tract Map 14396 on Lots 12, 13, 24 and 25 of Tract 13627, subject to conditions contained in Exhibit A attached hereto. ELIZABETH A. BINSACK Planning Commission Secretary PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission, held on the 11th day of August, 1997. Chairman STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby'certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 3540 was duly passed and adopted at a regular meeting of the Tustin. Planning Commission, held on the llth day of August, 1997. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A DESIGN REVIEW 96-054 AND HILLSIDE REVIEW 96-002 CONDITIONS OF APPROVAL RESOLUTION NO. 3540 GENERAL 1(1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped July 14, 1997, on file with the Community Development Department, as herein modified, or as modified by the Director of the Community Development Department in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications to plans during plan check if such modifications are to be consistent with provisions of the Tustin City Code or other applicable regulations. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with prior to the issuance of any building permits for the project, subject to review and approval of the Community Development Department. (1) 1.3 The subject project approval shall become null and void unless permits for the proposed project are issued within twenty four (24) months of the date of this Exhibit and substantial construction is underway. Time extensions may be granted if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.4 Approval of Design Review 96-050 is contingent upon the applicant and property owner signing and returning an "Agreement to Conditions Imposed" form as established by the Director of Community Development. (1) 1.5 The applicant shall hold harmless and defend the City of Tustin from all claims and liabilities arising out of a challenge of the City's approval of this project. (1) 1.6 Approval of Design Review 96-054 is contingent upon the execution of the Fourth Amendment to the East Tustin Development Agreement, Zone Change 97-001 and Tentative Tract Map 14396 by the City Council. *** 1.7 Ail future single family dwellings and the equestrian center shall require separate Design Review approval pursuant to the East Tustin Specific Plan. A separate Conditional Use Permits shall also be required for the equestrian center pursuant to the East Tustin Specific Plan. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTIONS Exhibit A DR 96-054 & HR 96-002 - Conditions of Approval Resolution No. 3540 Page 2 PLAN SUBMITTAL 2.1 At building plan check, the following items shall be submitted: (3) A. (2) B. (3) (2) C. (3) (3) (1) Construction plans, structural calculations, and Title 24 energy calculations. The plans shall comply with the 1994 Uniform Building Code, State Handicap and Energy Requirements, other related codes, City Ordinances, and state and federal laws and regulations (including: City'of Tustin Grading Ordinance, Tustin Landscape and Irrigation Guidelines, Tustin Private Improvement Standards and Tustin Security Ordinance). Requirements of the uniform Building Codes shall be complied with as approved by the Building Official. Preliminary 'technical details and plans for all utility installations including cable TV, telephone, gas, water and electricity. Addition- ally, a note on plans shall be included stating that no field changes shall be made without corrections submitted to and approved by the .Building Official. Rough and/or Precise grading plans and specifications consistent with the site plan and landscaping plans and prepared by a registered civil engineer for approval by the Community Development Department. D. A precise soils engineering report provided by a soils engineer written in the previous twelve (12) months from the date of plan check submittal. Expanded information regarding the levels of hydrocarbons and ground water contamination found on-site shall be provided in the submitted soils report. E . Information, plans and/or specifications to ensure satisfaction of Conditions of Approval of Exhibit A of Planning Commission Resolution No. 3539. 2.2 The applicant shall prepare comprehensive design guidelines for the project, including architecture, siting, lines of sight with consideration given to minimize impacts to adjacent county residents. Said guidelines shall be subject to Planning Commission approval prior to issuance of any building permits for individual residences. Exhibit A DR 96-054 & HR 96-002 - Conditions of Approval Resolution No. 3540 Page 3 SITE AND BUILDING CONDITIONS (1) 3.1 Ail final exterior colors to be used shall be subject to review and approval of the Director of the Community Development Department. All exterior treatments shall be coordinated with regard to color, materials and detailing and noted on submitted construction plans and elevations. (1) 3.2 The applicant shall note on final plans that a six-foot- high chain linked fence shall be installed around the site prior to building construction stages. Gated entrances shall be permitted along the perimeter of the site for construction vehicles. (1) 3.3 Ail mechanical and electrical fixtures and equipment (4) shall be adequately and decoratively screened. The screen shall be considered as an element of the overall design of the project and shall blend with the architectural design of buildings. All telephone and electrical boxes shall be indicated on the building plans and shall be completely screened. Electrical transformers shall be located toward the interior of the project maintaining a sufficient distance to minimize visual impacts on entry points along Tustin Ranch, Pioneer and Peters Canyon Roads. If visible from the backbone road or auto court, air conditioning units shall be screened from view by architectural features. HILLSIDE REVIEW (1) 4.1 Prior to the issuance of a rough grading permit for Tract 14396, the applicant shall execute a Slope Repair Agreement, consistent with Section 11.0 of the City's Grading Manual and subject to the review and approval of the City Attorney and Community Development Department. Said Agreement shall cover all man-made slopes equal to or greater than five feet in vertical height and having an average slope at or steeper than four feet'horizontal to one foot vertical. (1) 4.2 Prior to the issuance of a rough grading permit for Tract 14396, the applicant shall execute any required amendments for those slopes currently covered under the Slope Repair Agreement for Tract 13627, subject to the provisions of Section 11.2 (D) of the City's Grading Manual. Any future regrading may also require revisions to the executed Slope Repair Agreement. Exhibit A DR 96-054 & HR 96-002 - Conditions of Approval Resolution No. 3540 Page 4 LANDSCAPING, GROUNDS AND HARDSCAPE ELEMENTS (1) 5.1 The applicant shall submit at plan check complete detailed landscaping and irrigation plans for all landscaping areas, including the model complex, · consistent with adopted City of Tustin Landscaping and Irrigation Guidelines. Landscaping plans shall be approved by the Community Development Department prior to issuance of any building permits. Provide summary table identifying plant materials. Landscaping plans must be approved prior to issuance of any building permits. The plant table shall list botanical and common names, sizes, spacing, location and quantity of the plant materials proposed. Show planting and berming details, soil preparation, staking, etc. The irrigation plan shall show location and control of backflow prevention devices, pipe size, sprinkler type, spacing and coverage. Details for all equipment must be provided. Show all property lines on the landscaping and irrigation plan, public right-of-way areas, sidewalk widths, parkway areas, and wall locations. The Department of Community Development may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check. Note on landscaping plan that coverage of landscaping and irrigation materials is subject to field inspection at'project completion by the Department of Community Development. (7) 5.2 The submitted landscaping plans at plan check shall reflect the following requirements: a. Turf is unacceptable for grades over 25 percent. A combination, of planting materials must be used, ground cover on large areas alone is not acceptable. . Shrubs shall be spaced a minimum of 5 feet on center. C . Ground cover shall be planted between 8 to 12 inches on center. Do Fences, walls and equipment areas, shall be screened with shrubs and/or vines and trees. Exhibit A DR 96-054 & HR 96-002 - Conditions of Approval Resolution No. 3540 Page 5 E . Ail plant materials shall be installed in a healthy, neat condition typical to the species. Maintenance includes but is not limited to trimming, mowing, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. F . The main entry to the project shall be planted with specimen trees to create a theme. G. Landscaping adjacent to the right-of-way shall be coordinated with parkway landscaping. Perimeter walls shall be treated with vines to relieve large wall expanses. Vines shall be informally grouped with training devices installed. (1) 5.3 Screening adjacent to roadways, whenever possible, shall (7) compliment the architecture, color and construction (4) material of primary buildings on the site. (1) 5.4 Ail walls, fences or landscaping adjacent to streets (7) should be designed to provide adequate sight distance for (4) vehicles exiting the tract via the private streets. (1) 5.5 Landscape and irrigation plans shall indicate intersection sight lines per OCEMA Standard No. 1117. (1) 5.6 Show the location of all street light standards (proposed and existing) on the landscape and irrigation plans. A 20-foot lateral clear zone from all street lights for street trees shall.be provided, unless otherwise approved by the Public Works Department. (1) 5.7 The entry to the project, site should be the focal point. (4) In addition to larger trees, this area should (7) include a variety of color and types of landscaping. (1) 5.8 A complete, detailed project sign program including (4) design, location, sizes, colors, and materials shall be submitted for review .and approval of the Community Development Department. (1) 5.9 The final site improvement plans and working drawings shall indicate a lighting scheme for the project. Note locations of all exterior lights and types of fixtures on the drawings. Street lighting may be decorative in design with a 15 foot height and no arm at a maximum spacing of 200 feet. No lights shall be permitted which may create any glare or have a negative impact on Exhibit A DR 96-054 & HR 96-002 - Conditions of Approval Resolution No. 3540 Page 6 adjoining properties. The location and types of lighting shall be subject to the approval of the Director of Community Development. (2) 5.10 Ail recommended mitigation measures identified in the Tree Survey and Analysis, Tustin Ranch Sectors 4 and 5, prepared by Urban Forestry Consultants, December 1990 and updated July 1997, shall be implemented and incorporated into the landscaping plans. (2) 5.11 The Reforestation Plan shall contain a minimum of 20,000 trees to replace the existing 20,000 trees on the site. Credit for the total 20,000 existing trees shall consist of the following, with actual numbers identified on the landscaping and irrigation plans: a. Each tree preserved on-site shall be equal to one existing tree; · Each minimum one-gallon (forestry liner) on-site replacement tree shall be equal to one existing tree, with the variety to be approve by the Community Development Department for those sloped areas designated for reforestation in accordance with the approved concept plans; C . Each 15-gallon or greater sized on-site tree designa[ed for the manufactured slopes and street system in accordance with the approved concept plans shall be equal to one tree; and, D . Any off-site trees, the location and species to be determined by the City of Tustin for use within Tustin Ranch park sites, shall receive credit toward the 20,000 required trees to be reforested as follows: . A minimum 15-gallon tree shall be equal to three (3) existing trees; . Should actual physical locations, not be available for the installation of such trees prior to issuance of permits, a cash payment for any off-site planting materials shall be made to the City at fair market value of the 15-gallon tree (installation and materials), not to exceed $150 per tree. Exhibit A DR 96-054 & HR 96-002 - Conditions of Approval Resolution No. 3540 Page 7 FEES (1) 6.1 Payment of all fees required in Condition 10.1 through (6) 10.4 of Exhibit A of Planning Commission Resolution No. 3539.