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HomeMy WebLinkAboutPC RES 1549~/~ ~~ 2~ .. ~ J ~-. ~ 4~~ 5!~ 6 7 8 9 30 11 32 13 14 l5 ..-., 16 i Z7 I8 3.9 20 21 22 23 2a 25 • 26 27 28 29 30 31 32 P. SOL UT I0:~1 CIO . 15 49 _ A RESOLGTIC`~ 0=' TriE PLAi3NII~G CO~~~~IISSIO=F Or TF~E CITY 'OF TL'S^1I~i P..~LG`•t'~?F.'~DING A PP.F~'LIitFII•dARY PLA"d FOR THE REDEVELOP`~1£i:T PPOv r.CT ARr,r'~ The Planning Co~nission of the City of Tustin .does hereb/ resolve as follo.~~s : ~ _ 1. The Plarn~ng Commission finds and determines. a. That t:~e Commission, on its own notion, has select a p=0~ect area, comprised of the survey area as proposed, for implementation of the California aedevelopment Act, as identified by Exhibit "A", attached and a part hereof. b. c. d. e. f. g- Thaw said project area is a blighted area, the redevelopment of which is necessary to effectuate the public purposes of protecting and promoting the sound development and redevelopment of blighted areas and the .general caelfare of the inhabitants of ~' the Ci ty of Tustin by remedying such injurious conditions. . L'vide nce of blighted structures within the project area is characterized by defective design and ch~.racter of physical construction, age, obsoles- cer_~.e, deterioration, dilapidation, mixed character of ?and users, and the absence of sanitary sewers ser:-ing t?~e structures and persons living or war~in ir_ .~~e: area. widence of blight within the project area consists o~f ? ots o= irregular size and shape, inadequate ~~.rainage, lighting deficiencies, underdeveloped properties with tax burdens exceeding probable ret~:rr_ on investments, with lack of proper utili- . zat=_on and unproductive conditions of land Aoter_- tia' ly useful and valuable for contributing. to the pub' is health, safety, and welfare. That pursuant to the Califo exc' uc.ed froTn redevelopment existing buildings and uses •rebui ?ding or change o f us e for carrying out the intent pro,-•ect. cnia and Echo: are and P.edevelopm.ent Act, rehabilitation aYe ~e demolition and not deemed essentia purpose of the That .the Planning Commission of the City of Tustin, with the assistance of staff, consultants and a committee of residents, property oc•:ners, and busi- ness proprietors within the area, has prepared a pre' ir.:inary plan for a project area. Tha'~ said preliminary plan is in conformance wit,` the Tustin Area General Plan. 2. The Pla:~!r_ing Commission of the City of Tustin does hereby acopt a preliminary plan for the Redevelopment Project ~.rea. ~~ 1 2 3 4 5 6 7 8 9 ~.o ll 12 13 14 15 16 37 18 19 24 21 22 23 2Q 25 26 27 28 29 3a 31 32 Resolution No. 1549 9-?7-76, Page 2 3. The Planning Commission further resolvers that said preliminary plan , as az~pendixed hereto <<s Exhib i t "R" , submits the preliminary plan. to the City Council and , Redevelopment Agency for its approval,. notice and I; implerlentation. ~ PASSED and ADOPTED at a regular r,1ee-ting of the Planning Commission of the City of Tustin, lifornia held on the 27tiZ day o~f September, 19 76 . r~ ~ ~ !- f CFiAIRMA!~I OF THE PLA`~NING COyt• ISSIOV PLA'~s~VINGfCOP!(.1~IISSIO'V ~OF,DING SECRETARY ~3i y • Exhibit- "A" • + •,---••-•~ , ••~ •--~; ~ , :_.~ .., ._. .-f I c-I cw'~ "'."~^.: r'-`--!'~"~j`~ _- O C ~ c D ~~ f 1r.- I" ?" '"~ I I t ,~ \~ '`.. • } r,~ ^. ~_ ~••-•...,.+.•....an.':....w.-v..n."a...ti !` 1 ~ ~ til I ,~ ;', •.I S.~ • k ~~T ..;~~ .- •t 1 .. [ ~.._---L j 7 ~••~4;f '~ .1:-Y .a'r j~~ _'°---•T` 8~. ~. TA ~. ,Y! ~~ ~l - 't Y...~:..'~1 !' ''`: ~.1~~L: :t_ ~ .:~~ ~'. J ti-__!~ i_ (~` •~.' / `~ ""_1T`=.r~~i~~'-''.1 ~ .•1 ~ _._' ,l,~r~•..,f ~i~ '~ 1.. Vii, -_~ - %' ~..( ~~~~ 1~ 1" f ' . 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Lei •~'./I. t_ ~' ~ • • • • 4r ~ «•.\.?t .• J i _\~~ .\' a+ b .• ~. . _ I , ee c.•.~ . ~ , k ,~ ,gat ,. ~.....,.:,. ~ .._/ F .. -: •.~: .. .-:f ••• ~~-•• •'~,~,._' i.~- 3 S~1 L_-=.~• •=~ mot: .(~ • • p C .r ~ \0~ yf-s ~i~ •~ _~.`s J-~+`•~.... ~~ •. i~r ~-_~ ~!! r ~~~~s•~ ~ I'•-..-.~ ~^,~~,' l •,•' •~~:y ~•~•- of '~~ ~~~ ' /y\ ~ '~i' ' +• '\, ~~ ~-•.` ;~•\ ~ •~~ j.~ i T--_.~.-« ~ {• • a.~•• ! •i.'-~ r~~ • :.i.`.. iti~1 may.. ~.}. •i ! 7 •'r~~ +~`' ` . •~ ~~ ~ ~ • ~-\~!\7 \«~. . ~.' w~ ' -1 < ~r .......mss ; h T.'7 290 ~,f • Y / '~.%j~ ~,~, ~.•~; j: -: ;~= ~ ~~~~ :~~.---;i~~:,.. + ,~;:~'1 ~~ SURVEY A~~D PP,4.l~CT BOL'";~ ARIES ~~~~ ;~~ '--;,~~~ -:~~~~, ~.1~~~~4~,J" -`~~~~~ ~' y~ APPPOVED BY PLANNING C0:it9ISS 10~. ~~ ,C~~-~ ~: ~~ ~ • •; ~. ~ _ ~;~_ ~;~... APPP.OVED BY CITY COUNCIL - _ •_:_ ~::~ :~' ~•~::.~ r,~ 9i~ - !:, • , l; ~ \ tS..' ~ ~~ ~!` a , • - ~ - ~ - ~~ i ~ '- ~r .,." «~ ./!i~/ s 1 .. • * . . .. • ..• ~ ....a ~ 1 ~•^~~ •~, • ~ - - ~~ .~ , EXHIBIT "B" PRELIMINARY PLAN FOR THE REDEVELOPMENT OF THE CITY OF TUSTIN TOWN CENTER AREA .~. !. S~UNDARY The boundary area of the Town Center Area is basically as followso On the north, Columbus-Tustin Park and the properties adjoining Irvine Boulevard stretching easterly to the Irvine- Prospect intersection; properties running on either side of Newport Avenue running down to the Santa Ana Freeway and including property east of Newport along Laguna Road; properties east of "o" Street up to First Street and jogging over to Prospect and back up to Columbus-Tustin Park. ~. The area described above and outlined on the attached maps include several types of land uses and distinct areas of development which shown common interests and problems. Traffic considerations above all else unify this area. The need to provide adequate traffic through the area as well as within it is a significant problem to be overcome. Also the underutilization of land or its misuse represents a significant deficiency impacting most of the Town Center Area. Within the boundaries of the project are included several business and office complexes, two City Parks, various public facilities, existing and potential residential areas, and a variety of other uses . ~~ necessary to achieve the goals of the Preliminary Plan. . and correct the deficiencies described. tl. GENERAL STATEMENT ~ `'~ . The land uses, layout of principal streets, population ""~ densities and building intensities and standards which are - proposed as the basis for the redevelopment of the Tustin Town Center Area areas follows: A. Land Uses- -~~• Residential - preservation of several, existing single-family or multiple housing units, rehabilitation or demolition of substandard units, development of additional multi-family housing including, but not limited to, housing for the elderly. 2. Professional Offices - including all uses deemed desirable and necessary to maintain a va.able~Town Center Area as spelled out in Tustin's General Pian and as outlined in the Zoning Ordinance. 3. Civic Development - including public improvements in the public right of way such as streets, lighting, landscaping and furniture. Park development will also be a prime concern including both the Peppertree and Cojumbus-Tustin Park sites. ~. Commercial - including retail, trade and service areas .. oriented toward providing the community desirable goals and services as allowed for in the Zoning Ordinances.. • w `- ~.~ Z 1 ~ ~a~ ti B. Principal Streets within Town Center Area .The layout of principal streets is indicated on the boundary r• map. Streets considered for extension, widening, landscaping, realignment or further development of traffic control and signalization to alleviate traffic congestion include the following: 6eneta Way "B" Street Irvine Boulevard ''C" Street Newpor t Avenue ~ E 1' Camino Rea 1 Plaza Drive Laguna Road Plaza Way Prospect Avenue Holt Street ~ Preble Drive . First Street Centennial Way ~ . Second S~reet Fashion Lane Third Street 6ryan Street Sixth Street ~ Hall Circle Main Street Orange Street C. Population Densities The population densities proposed are as follows: Medium density residential from eight to fifteen dwelling units per acre in portions of the Redevelopment Area. Overall Project Area density should be significantlyless when the acreage allocated to non--residential uses and open space are computed. 3_ . e9aS~"' Nigh density residential uses in excess of fifteen - units per acre may become feasible if housing for the t- elderly or similar projects can be implemented. D. Building Intensities- ----- It is proposed that all residential, professions, civic development and commercial uses within the Project Area shall meet the minimum standards as required by the Tustin Zoning Ordinance. Site development and design review requirements will be enacted as part of the planning process to insure a high quality of development. Where feasible - public .space and open area in addition to the two park. sites will be incorporated into the plan. E. Standards ..~ The minimum standards for the Project A: ea include accepted standards for street layout and design, land subdivision, and building construction. Ail City' State, and Federal .._. -standards applicable to the preservation of health and safety will be adhered to in the Project Area. F. Reasons for Selection of this Area as a Redevelopment Project The Town Center Area of Tustin was chosen for redevelopment because of the existence-of various deficiencies which have created a s to te~ b 1 i gh t~ or have. contributed to the - conditions which do create blight. Among the major deficiencies in this area are: ~~ i. Deterioration of the Physical Environment - While the Town Center~Area does contain substantial buildings • ~ requiring no need for repair, many structures in the - area of E1 Camino Real and Main Streets are aged, lack proper maintenance and create a visual blight as well as . a potential safety hazard. While some of these structures are worth preserving, others do nothing but serve to discourage additional investment in the area •• and create a tax liability. Sound structures within the project area will not be affected by the redevelopment process. The additional tax base which could develop in the area was able to develop to the fullest potential is not possible under present conditions. 2: Traffic Flow Constraints - Even the newest of the commercial and off ice developments •in the Town Center Area suffers ~• from the area's lack of a fully modernized traffic control and street system. The Town Center Area has been unable to keep pace with the increased flow of traffic and this. has surely resulted in unnecessary traffic congestion and a discouragement to businesses and customers alike. Tustin's many other advantages have. helped to offset the inconvenience of an inadequate traffic control system, however, as the market grows more competitive and traffic volume increases, these needs cannot be ignored. ~ - . ° 5- ~~~ El Camino Real in particular suffers from not only the lack of adequate traffic capacity, but it also does not ,,.. have an immediately recognizable entryway by which • consumers can .find their way to the many sf~ops and stores in the area. The "first-time" shopper can easily become lost and confused while searching for this area of Tustin. This problem must be corrected if the area is to attract new businesses and customers. 3. Lack of Amenities - A comparison of the Tustin Town Center .• Area with other modern shopping areas shows that Tustin lacks many of the amenities found in mails and specialty • -shopping areas. Zanked third- after prices and ease of access, the consume r., in most marketing studies cites the . ~~ attractiveness of an area as a major reason for shopping where he or she does. While the Town Center Area cannot • expect to duplicate the same type of amenities found in most malls or modern shopping areas, it can offer. comparable attractions. Public and private improvements to dress up the area will add to the physical attractiveness • of the area and special events tied into the social and cultural interests of the community can be•co-mingled into this area to create :~ multi-functional Town Center _ serving the many and varied needs of the community. 3a~ ~. Incompatible or Underutilized. Land Uses - While varied land uses are desirable in treating a live and vital town center, there are some uses which "'detract from th:e overall concept or retard the fullest development of desirable uses. Some of the industrial uses bordering E1 Camino Real presently discourage additional commercial development and serve as a visual blight - in the area. 5. Lack of Adequate Parking - A community dependent on automobiles as its major mode of transportation will of necessity look for shopping areas which offer the greatest convenience to the shopper with an automobile. While the~Town Center Area offers considerable amount of .. - parking space to the potential customer, it has the following restrictions:. .-• ~ , • a. Many of the spaces are not in the most desirable location or are too far away for most customers to consider. b. Private parking for certain stores discourages the average shopper f rom v i s i t i ng more than one shop - in the Town Center Area. c. Parking areas are often times not easily accessible or well designed thus creating an irritant to the shopper who finds it difficult to get into or . out of a parking lot. . s ~- ~a~ While there are many more less severe prob-ems in the area, they do represent a concern. Overall the .... culmative picture which can be drawn shows that the Town Center Area lacks adequate traffic access, is deficient in .parking availability, has few attractive amenities, and is in a state~of decline as evidenced by .the physical deterioration of sub- stantial portions of the E1 Camino Real section of the study area. Failure to act will only compound this problem. III. ATTAINMENT OF THE PURPOSES OF THE ACT ' The objectives of the California Community Redevelopment Act, include the remedying of conditions of blight, deterioration. _ and obsolescense. The City of Tustin through. its Redevelopment- ,... Agency, will seek to attain such objectives by all means author-ized by law, including but not limited `o the following activities: A. Improve Traffic Circulation and Access in the Town Center Area as a means of reducing congestion,. encouraging business development, attract•new customers to the area, alleviate . pass-thruf traffic congestion and conflict, improve safety. This will include street improvements, traffic is'iands and dividers, and some street landscaping. Designs of some of these improvements as prepared by Wallace, McHarg, Roberts and Todd and Gobar Associates, Inc.~are included in Appendices. ~~t~Y • B. Develop Amenities in the Project Area, both public anal . privately financed, as a means of aiding the revitalization of the E1 Camino Real section in particular. Public ,expenditure represents an important step since it shows the private sector that the City recognizes the value of this area and is willing to invest in it. Examples of the type of improvement are ~ attached to this Preliminary Plan. They include extensive street landscaping, undergrounding of utilities, distinctive street lighting and street signing, and street furniture. Such positive steps are necessary for a successful redevelopment project. Peppertree Park and Columbus-Tustin Park represent public facilities which can be used to help attract the public . into the area of the City ,and thus encourage their patronage .. of existing stores. ' C. Increase the Level of Capital Improvements-such as the development of Columbus-Tustin Park, parking facilities, sidewalk and street landscaping, street improvements and related public improvement projects. D. Improve Development~Controls to aid the implementation process such as better code enforcement, design review and related controls. E. Encourage Residential Development by actively seeking private development in this area. The building of housing for the elderly would be of particular benefit to all since it provides the elderly all the necessary amenities they need as well as provide a new market for the business community in this area. 0 . i .~'~~ F. Create a Mixed Use Town Center that combines commercial, office, residential, and public uses which will serve. the needs of the community as well as encourage the healthy growth of the Town Center Area. Th i~s wi 11 expand the hours of activity downtown, make it more attractive as a place for shopping and entertainment. The City and private interests .must work together to attract the types of development which will insure new growth. ' G. Rehabilitate buildings both commercial and residential. N. Provide relocation assistance to businesses and .residents ~~ ~ - ~~~~,,r,.~~,,,..~ who may be tempora r i 1 y d i sp 1 aced during rehab i 1 i tat i on or new t~cs~-~'+r,.•. ~ ., cons.tr uc~t i on . ` , «~- .~l.;, <<~~~ ~-~ wt1-~,~ 1 ~1 + reSPw'~'bl r'}'~-rt~' •~' N~~T~r~c~l ,S-rfN-~t'~'+ts- ~u t C Ow-w~v~• T~- P ~ ~- IV. CONFORMANCE WITH THE TUSTIN GENERAL PLAN - -- .. ' The proposed redevelopment ~of the Town Center Area conforms to the Genera 1 P 1 an of the C i ty of Tustin . (See Resod ut i on 73-27 adopted 'Apr i 1 16, 1973) • . - - The Tustin General Plan designates this property area as urban land uses consisting of commercial, public and mixed residential uses. The intent of the Redevelopment Plan will be to enhance and improve upon these designations. The General Plan also proposes an adequate traffic circulation system , oriented toward providing th•~.community as a whole and the properties within the project area safe and easy travel through or access to the Town Center Area. - 1 O_ ' ~~~ X. IMPACT 4F THE PROJECT UPON RESIDENTS AtJD UPON THE SURROUNDING AREA The City's primary effort is aimed at revitalizing the Town Center Area of Tustin and return it to its. former status as a ~. center of commercial and business enterprises,. social events, and cultural activities. The need for the~City to demonstrate its faith in the Town Center Area as a viable community service area is of the uppermost importance if existing businesses and properties are to be encouraged into refurbishing their properties and new business .ventures are to be attracted. By ipvesting in public improvements in the Town Center Area .the City is taking .the first decisive step in stopping blight and shaping the course for the future growth and revitalization of the project area. Proposed public sit improvements will include street and utility improvements, installation of any needed water, sewer, and .- storm drain facilities, implementation of a vehicular and pedestrian circulation plan, acquisition and development of adequate open sp-:ce and park facilities,_ development of off-street parking facilities, center islands, and undergrounding of utilities and extensive street landscaping. The City may acquire property in the area to carry out the intent of this amendment; however, it is anticipated that the majority of land acquisiton and assemblage will be accomplished by the private market. - ~ Displacement of residents as well as .businesses may be necessary. However, maximum opportunity~to return to ~~he same • neighborhoods will be provided. Relocation assistance for residential displacement and businesses will be provided and relocation grants and moving expenses will. be made if such a need should ever arise. - . A. Rea 1 Estate Tax Revenue ~ ~ - • A prime contribution to a community's reai property tax - ~ base is derived from the increased economic value of the •redeveloped'business~district's physical improvements. B. Retail Sales Tax Revenue The Gity's share of increased sales tax will represent a major benefit to the .City. A strong and active retaii area• will substantially enhance the Gity's income and lessen the need to raise property. taxes. ~ . ,. C. City. Service Expenditures The stronger the project area, *he less demand. the area places on the community fora disproportionate share of City services. Among the intangible factors which are diffi;,ult to measure in terms of "actual dollar value" are the benefits received by the community exemplified by: • A. Increased employment generated by commercial developments In the project. 6. The creation of an area of which the community can be proud. ~~~ ~~~ C. A general upgrading of the social and cultural attributes of the area . D. The preservation and enhancement of a positive environment for the area which will enhance community identity for prospective commercial-uses, business visitors and new residents. • ~ - E. The prevention of future severe blight not currently in evidence and the inherent negative development influences. F. The retention, within the City, of retail tenants. • ~ ~ ~ ~ .. • .~ v, 3_ STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, MARY ANN CHAMBERLAIPd, the undersigned, hereby certifies that she is the Recording Secretary of the Planning Commission of the City of Tustin, California; that thc- foregoing Resolution was duly passed and adopted at a regular meeting of the Planning Commission, held on the 27th day of Seotamher 1°76.