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HomeMy WebLinkAboutPC RES 35151 RESOLUTION NO. 3515 10 !1 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 96-032, DESIGN REVIEW 96-045 AND HILLSIDE REVIEW 96-001 FOR A 122-UNIT SINGLE- FAMILY DETACHED CLUSTER DEVELOPMENT PROJECT ON TENTATIVE TRACT 14797 LOCATED AT THE NORTHWEST CORNER OF JAMBOREE ROAD AND PIONEER ROADS. The Planning Commission of the City of Tustin does hereby resolve as follows: I o The Planning Commission finds and determines as follows: no That proper applications, Conditional Use Permit 96-032, Design Review 96-045 and Hillside Review 96-001, were filed by Catellus Residential Group requesting approval of a 122-unit single-family detached cluster development project on a 29.47-acre site identified as Tentative Tract 14797 located at the northwest corner of Jamboree and Pioneer Roads; B o That a public hearing was duly called, noticed and held on said applications on February 24, 1997 by the Planning Commission; C o That an Environmental Impact Report EIR 85-2, as modified by supplements and addenda, for the East Tustin Specific Plan has been certified in conformance with the requirements of the California Environmental Quality Act for the subject project; D, That establishment, maintenance, and operation of the use applied for will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor detrimental to the property and improvements in the neighborhood of the subject property, nor to the general welfare of the City of Tustin as evidenced by the following: o The use of the Cluster Development standards allows for the development of passive open space areas for the enjoyment and benefit of each of the homeowners of the tract and their guests. 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Resolution No. 3515 Page 2 E · . The project proposes 2.41 acres of useable common open space where 0.14 acres are required. · The implementation of the Cluster Development standards will promote the goals of the Hillside District in that the reduction in lot sizes allowed under said standards will result in minimal grading impacts to the adjacent Peters Canyon Ridge, and thus preserve its natural landforms. Pursuant Go 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 Commission has considered at least the following items: 1. Height, bulk and area of buildings. 2. Setbacks and site 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. . 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. 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Resolution No. 3515 Page 3 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. . 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. . Preservation of the open space values of the central Peters Canyon ridge as identified in the East Tustin Specific Plan by excluding buildings and overhead utility lines from being developed on the top of. the ridgeline an~ by careful siting of structures and landscaping adjacent to the ridgeline. . where feasible, grading and siting reflects the natural topography of the land, drainage patterns and minimizes creation of excessively large leveled areas by grading. 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Resolution No. 3515 Page 4 . Grading on hillside areas will soften hard edges left by cut and fill operations. Wher~ an adverse visual impact may occur, rounded finished contours have been required. o Graded slopes (cut or fill), including roadsides, will undergo permanent revegetation in a timely manner to minimize change of erosion and siltation. o Provision for drainage and erosion control have been made to avoid any damage to existing landforms. o 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. 10. Roadway alignment and grading impacts in hillside areas are minimized and hillside roadways are designed consistent with guidelines contained in the Grading Manual. 11. Slope gradients will vary when adjacent to roadways to create open areas to be planted, thus softening the appearance of man-made slopes. 12. 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 Tract 14797. That the proposed deviations from the City's street improvement standards, as approved by the Building Official for (1) modified street knuckles; (2) no sidewalks adjacent to the private drives (i.e. Lots H, I, J, K and L), and; (3) modified handicap access ramps will have no impact on public safety, police protection, fire protection or public services, as evidenced by the following: I . The modified knuckle design is acceptable in that the minimum street width for parking on both sides is maintained. 10 11 12 13 14 15 16 __ 17 18 19 20 21 22 23 24 25 26 27 28 Resolution No. 3515 Page 5 . Sidewalks have not typically been required in private drives which serve no more than 6 dwelling units. . The alternate handicap curb ramp design map conforms to state and federal requirements. II. The Planning Commission hereby approves Conditional Use Permit 96-032, Design Review 96-045 and Hillside Review 96-001 authorizing construction of a 122-unit single-family detached cluster development project on Tract 14797 located at the northwest corner of Jamboree and Pioneer Roads, subject to conditions contained in Exhibit A attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission, held on the 24th day of February, 1997. ~REY~ Recording Secretary LOU BONE Chairman STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, BARBARA REYES, the undersigned, hereby certify that I am the Recording Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 3515 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 24th day of February, 1997. , Recording Secretary EXHIBIT A CONDITIONAL USE PERMIT 96-032, DESIGN REVIEW 96-045 AND HILLSIDE REVIEW 96-001 CONDITIONS OF APPROVAL RESOLUTION NO. 3515 GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped February 24, 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. *** 1.2 Ail conditions of approval contained in Exhibit "A" of Resolution No. 3214 and 3215 are hereby superseded by the Conditions of Approval contained in this Exhibit. (1) 1.3 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with prior to the issuance of any building or grading permits for the project, subject to review and approval of the Community Development Department. (1) 1.4 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) 1.5 Approval of Conditional Use Permit 96-032, Design Review 96-045 and Hillside Review 96-001 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) 1.6 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. 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 *** EXCEPTION Exhibit A CUP 96-032, DR 96-045 and HR 96-001 Resolution No. 3515 Page 2 PLAN SUBMITTAL 2.1 At building plan check, the following items shall be submitted: (3) A. (2) B. (3) (2) C. (3) 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, Tusti~. 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. Additionally, 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 . Ail requirements of the Grading Ordinance and Grading Manual shall be met and any grading shall be consistent with provisions contained in the Grading Manual unless otherwise indicated on the approved Tentative Tract Map, preliminary grading plan and development plans. E . Grading specifications shall comply with all requirements of Conditions 5.1 through 5.9 contained in Exhibit A of Planning Commission Resolution No. 3516, recommending approval of Vesting Tentative Tract Map 14797. F . Plans and/or specifications shall comply with all requirements of Conditions 6.1 through 6.15 contained in Exhibit A of Planning Commission Exhibit A CUP 96-032, DR 96-045 and HR 96-001 Resolution No. 3515 Page 3 Resolution No. 3516, recommending approval of Vesting Tentative Tract Map 14797. (1) G. (3) 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. (4) H. A model complex plan identifying all temporary fencing, landscaping, elevation alterations, parking facilities and other temporary model complex facilities subject to approval of the Community Development Department. Project identification signage and flags located along the project perimeter or otherwise outside of the tract boundaries shall comply with the Tustin Ranch Planned Sign Program. (2) I. (3) A detailed acoustical noise study prepared by a qualified acoustical expert, subject to review and approval by the Community Development Department, to insure that interior noise levels do not exceed a maximum of 45 dB CNEL and exterior noise levels shall not exceed a maximum of 65 dB CNEL. The report and any subsequent field inspection shall comply with Condition 7.1 and 7.2 of Exhibit A of Planning Commission Resolution No. 3516. (1) 2.2 Indicate on the title sheet the applicable codes, City Ordinances and the state and federal laws and regulations to include: 1994 Uniform Building Code with California Amendments 1994 Uniform Mechanical Code with California Amendments 1994 Uniform Plumbing Code with California Amendments 1993 National Electrical Code with California Amendments T-24 California Disabled Access Regulations T-24 California Energy Efficiency Standards City of Tustin Grading Ordinance City of Tustin Landscape and Irrigation Guidelines City of Tustin Private Improvement Standards City of Tustin Security Ordinance Exhibit A CUP 96-032, DR 96-045 and HR 96-001 Resolution No. 3515 Page 4 (1) 2.3 Provide project data that includes correct number of units, floor areas for each plan, occupancy group classification, type of construction and whether fire sprinklered,or not. (1) 2.4 Indicate location of A/C condensers in the yards and address the noise level issues according to City of Tustin Noise Ordinance. (1) 2.5 Provide adequate street lighting at the required spacing according to the City Street Improvement Standards. (Single Family Residential streets require 7,000 lumen lamps with a 22' mounting height on 6' arm with maximum of 200 feet spacing between lights.) (1) 2.6 Provide outdoor lighting in court areas,landscape areas, on the buildings and at entrance doors as required by City of Tustin Security Ordinance. (1) 2.7 Fuel modification zones, building setbacks and building exterior treatments shall comply with the requirements of Orange County Fire Fuel Modification Regulations as adopted by City of Tustin Ordinance # 1159. (1) 2.8 Provide erosion control plans as part of the rough grade or indicate how the requirements for erosion control will be met. All erosion control shall comply with City of Tustin Grading Manual. Any deviation shall be approved by the Building Official prior to'work advancement. (1) 2.9 The applicant shall be permitted to obtain grading permits and building permits for model unit construction prior to approval of the Final Maps related to Tentative Tract 14797 provided all Building Code, Public Works, Fire Department and Community Development Department requirements have been met and approvals granted. (1) 2.10 Architectural plans shall not be submitted for plan check unless accompanied by a letter approving proposed design by The Irvine Company. SITE AND BUILDING CONDITIONS (1) 3.1 The building plans shall .provide exact details for exterior doors and window types and treatments (i.e., framing color and glass tint). Architectural details Exhibit A CUP.96-032, DR 96-045 and HR 96-001 Resolution No. 3515 Page 5 shall be provided for all building elevations. The appearance and design of said details shall be subject to the approval of the Community Development Department. (1) 3.2 Trim/surrounds shall be provided on all glazed areas. (1) 3.3 Indicate on the final plans, the location of exterior electric meters and include screening details. Screening adequacy, appearance and compatibility shall be subject to approval of the Community Development Department. (1) 3.4 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. (4) 3.5 White or off-white base stucco colors shall not be utilized on the dwelling units abutting the Peters Canyon Ridge. For these units, earthtone base stucco colors shall be utilized to provide greater compatibility with the adjacent hillside. (4) 3.6 The final design of the proposed project entry gate shall subject to the approval of the Community Development Director. (1) 3.7 The applicant shall note on final plans that a six-foot- high chain-link 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) 3.8 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 Pioneer Road. If visible from the interior streets or private drives, air conditioning units shall be screened from view by architectural features. Exhibit A CUP 96-032, DR 96-045 and HR 96-001 Resolution No. 3515 Page 6 (1) 3.9 Exterior elevations of the buildings shall indicate any (4) fixtures or equipment to be located on the roof of the building, equipment heights and type of screening. (3) (4) (1) 3.10 Perimeter walls constructed by the subdivider shall be consistent with wall concepts approved for Tract 13627. Private yard walls which do not also serve as perimeter walls for the project shall be compatible with main building treatments or community theme wall as reviewed and approved by'the Community Development Department during plan check. Where wood fences are utilized, the structural post shall be of galvanized steel. (1) 3.11 Final mailbox architectural details indicating color and (4) exterior treatment shall be included in the working drawings, Subject to review and approval of the Community Development Department during plan check. The design and location of mailboxes shall be consistent with the City Guidelines which require two mailboxes per post, except where shown on the approved conceptual plans, located at side property lines. (4) 3.12 Mailboxes shall be located on the side property lines between driveways wherever possible to avoid conflicts with parked cars. *** 3.13 Mailboxes shall be located behind the sidewalk, within the public utility easement, along the private streets. Mailboxes located along the private drives shall have their openings facing the lot interiors. LANDSCAPING, GROUNDS AND HARDSCAPE ELEMENTS (1) 4.1 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 Exhibit A CUP 96-032, DR 96-045 and HR 96-001 Resolution No. 3515 Page 7 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 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) 4.2 Final landscape and irrigation plans shall be in substantial conformance with the approved conceptual landscape plan. Particularly, with respect to Grading Manual criteria, the following items shall be followed through on the final plans: a. Special erosion control measures, which may include such items as revegetation mats, shall be in place on all slopes steeper than 4:1 prior to planting, as recommended by the landscape architect. B . The landscape architect shall note on the plans that proposed plants and planting methods are suitable for the site specific soil and climatic conditions. C . Section 10.4.J of the Grading Manual requires the placement, selection and design of hillside plant materials to create an undulating appearance to enhance the appearance of graded slopes and to provide a more natural appearance. D . Section 10.4.H of the Grading Manual requires the incorporation of planting that is compatible with the character and quality of the surrounding natural areas. The planting on sloped areas along the western edge of this tract shall provide a natural transition. Such plants shall be specifically identified on the landscape/irrigation plans. In addition, grouping of trees and shrubs shall be included to simulate the natural condition. Exhibit A CUP 96-032, DR 96-045 and HR 96-001 Resolution No. 3515 Page 8 *** 4.3 No structure shall project above the Peters Canyon Ridgeline along the view analysis sections depicted on the Slope Warranty/View & Ridge Analysis for Tentative Tract 14797 on file with the Community Development Department. The pad elevation and/or structure on Lot 95 shall be modified to ensure that the rooftop and chimney do not project above the ridgeline, as viewed along Section 16 of said Slope Warranty/View & Ridge Analysis. (7) 4.4 The submitted landscaping plans at plan check shall reflect the following requirements: a. Landscaping shall consist of predominantly drought tolerant species on manufactured slope areas within the Hillside District and fuel modification boundaries. Trees shall be a combination of sizes with a minimum of 30 percent to be at least ten (10) feet in height at the time of planting. · Turf is unacceptable for grades over 25%. A combination of planting materials must be used, ground cover on large areas alone is not acceptable. C o Shrubs shall be spaced a minimum of 5 feet on center. D · Ground cover shall be planted between 8 to 12 inches on center. · Fences, walls and equipment areas, shall be screened with shrubs and/or vines and trees. F o 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. Go The driveway and parking areas shall be buffered with landscaping berms, when possible. Earth mounding is essential and must be provided to applicable heights, whenever possible in conjunction with the submitted landscaping plan. Exhibit A CUP 96-032, DR 96-045 and HR 96-001 Resolution No. 3515 Page 9 Earth mounding should be particularly provided at the project entry. The main entry to the project shall be planted with specimen trees to create a theme. J. 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. *** 4.5 The applicant shall obtain approval of the landscaping and irrigation plans from the Metropolitan Water District, the Irvine Ranch Water District, the Santiago Aqueduct Commission/Los Alisos Water District and provide proof of said approvals to the Community Development Department in a form acceptable to the Building Official. (1) 4.6 Screening adjacent to roadways, whenever possible, shall (7) compliment the architecture, color and construction (4) material of primary buildings on the site. (1) 4.7 Ail walls, fences or landscaping adjacent to streets (7) shall be designed to provide adequate sight distance for (4) vehicles exiting the tract via the private streets. (1) 4.8 Ail fence and wall locations shown on the site plans and grading plans shall be accurately reflected on the landscape and hardscape plans. (1) 4.9 Provide details, colors and materials for all exterior (4) walkways, stairs, walls and fences. (1) 4.10 Provide details, colors and materials for the proposed project entry gate. (1) 4.11 The entryway to the project site should be a focal point. (4) In addition to larger tree treatments, this area should (7) be provided with a variety of color and treatment of landscaping as well as an incorporation of special decorative signage or pavement treatment (i.e., walls, gates, lighting, etc.). (1) 4.12 Landscape and irrigation plans shall indicate intersection sight lines per OCEMA Standard No. 1117. Exhibit A CUP 96-032, DR 96-045 and HR 96-001 Resolution No. 3515 Page 10 (1) 4.13 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 tree~ shall be provided, unless otherwise approved by the Public Works Department. (1) 4.14 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) 4.15 A complete, detailed project sign program including (4) design, location, sizes, colors, and materials shall be approved by The Irvine Company then submitted for review and approval by the Department of Community Development. The sign program shall include temporary project identification, addressing and street signs. Address signs shall be illuminated. (1) 4.16 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 elevations. All street lighting shall be in accordance with City standards. Lights to be installed on buildings shall be a decorative design. No lights shall be permitted which may create any glare or have a negative impact on adjoining properties. The location and types of lighting shall be subject to the approval of the Director of Community Development. (1) 4.17 The lighting on the buildings shall comply with the City's Security Ordinance. (4) 4.18 Prior to the issuance of Certificate of Occupancy for the Model Complex, the developer shall install all landscaping on Lots A, N, O, R, X, AA, BB and GG. SLOPE REPAIR AGREEMENT 5.1 Prior to the issuance of any rough grading permit for Tentative Tract 14797, the applicant shall execute a slope repair agreement subject to approval of the Community Development Department and City Attorney's office for those slopes identified on the slope warranty exhibit in conformance with the criteria established in Section 11.0 of the City's Grading Manual which requires that all man-made slopes equal to or greater than five Exhibit A CUP 96-032, DR 96-045 and HR 96-001 Resolution No. 3515 Page 11 feet in vertical height and having an average slope at or steeper than four horizontal feet to one vertical foot but not to exceed 2:1 be subject to the agreement. 5.2 Prior to the issuance of a rough grading permit for Tentative Tract 14797, the applicant shall execute any amendments required for those slopes currently covered under the slope repair agreement for Tract 13627 subject to approval of the Community Development Department and City Attorney's office subject to the provisions of Section 11.2 (D) of the City's Grading Manual, including but not limited to slopes along Pioneer Road. FEES (1) 6.1 Ail fees shall be paid in accordance with Conditions 10.1 (6) through 10.5 of Exhibit A of Planning Commission Resolution No. 3516.