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HomeMy WebLinkAbout01 T.T. MAP 15574 03-02-98.L DATE: NO. 1 3-2-'98 I nter-Com! MARCH 2, 1998 TO' WILLIAM A. HUSTON, CITY MANAGER. FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: TENTATIVE TRACT MAP 15574 (REILLY HOMES, INC.) SUMMARY: Tentative Tract Map 15574 is a request to resubdivide a portion of Tract 13835, located at the northwest comer'of Jamboree Road and Robinson Drive, to eliminate fourteen (14) planned residential units ~ ronstruct a community recreation facility. On February 23, 1998, the Plannhtg Commission recommended that the City Council approve Tentative Tract Map 15574 by adopting Resolution No. 3580 (Attachment E) and approved the Site and architectural development plans for the project. ,applicant: Rielly Homes, Inc. Owner: Ballesteros Property, Inc. RECOMMENDATION That the City Council: Adopt Resolution No. 98-16 approving the environmental determination for the project; and, 2. Adopt Resolution No. 98-17 approving Vesting Tentative Tract Map 15574. FISCAL IMPACT The applicant has paid application fees to recover the cost of processing this application. DISCUSSION The project is a request to resubdivide a portion of Tract 13835, located at the northwest comer of. Robinson Drive and Jamboree Road, to develop a community recreation facility in place of fourteen (14) previously entitled residential units. In August 1989, the City Council approved construction of 282 single family attached dwelling units and one (1) community recreation facility with a pool and spa (Tract 13835). Following construction of the first ninety (90) units and the community recreation facility, the original developer (RGC) stopped construction of the project for financial reasons. Rielly Homes, Inc. and Ballesteros Property, Inc. are in the process of building out the balance of the project with the same product type as originally approved. The existing homeowners association (Venturanza del Verde) is presently in litigation with the original developer related to alleged construction defects. Rielly Homes has made the decision to form a City Council Report Tentative Tract Map 15574 March 2, 1998 Page 2 second homeowners association, the Tustin del Verde Community Association, so that they would be able to market the second phase of construction (178 units) without the burden of pending litigation. Since the existing conununity recreation facility is a part of the Venturanza del Verde Community Association, there is a need to develop a second facility to serve the residents of the Tustin del Verde Community Association. This arrangement is supported by the existing Venturanza del Verde Community Association (see Attachment B). A new tentative tract map is required to modify the existing property rights established under a previous tract map (i.e., replacement of foul'teen units with a recreation facility). A Design Review is required to ensure that the 'facility is consistent with the design standards within the Tustin del Verde project and the East Tustin Specific Plan. Site and Surrounding ProPerties The property is located at 2834 Ballesteros within the "Venturanza del Verde" project located at the northwest comer of Robinson Drive and Jamboree Road within the East Tustin Specific Plan area. The community recreation site is located on an interior street within the project and bordered by residential uses on the north, south, east, and west (Attachment A - Location Map). The proposed facility is designed to fit generally within the dimensions of the previously entitled · Lot 18 on a 0.5 acre site. A minor relocation of the lot line between Lots 15 and 18 is proposed. As a result, these two lots are being redefined and identified as Lots 1 and 2 of Tentative Tract Map 15574 (see Attachment C - Tentative Tract Map 15574). This will not affect project circulation; Ballesteros Circle,. a private loop road within the project, will continue to provide through access. The proposed recreation facility includes a swimming pool with six (6) lap lanes, a shallow play area, a fourteen (14) foot diameter spa/jacuzzi, a restroorn/changing room cabana, two barbecues,- sink, deck area, and large grass area (see Attachment D). The front and sides of the facility will be enclosed with six (6) foot painted tubular steel fencing and keyed gates. The rear of the facility will be enclosed by the existing six (6) foot masonry tract wall that separates Tustin del Verde and Rancho Monterey Apartments. The distance between the jacuzzi and the side lot line is five (5) feet, consistent with the required setback for pools and spas..The nearest residential units will be approximately thirty-five (35) feet to the west within Tustin del Verde and to the north within the Rancho Monterey Apartments. The heating unit will be screened by a four foot wall enclosure. Architecture and Landscape A cabana will be located along the east lot line and will be the only building structure within the facility. The cabana will consist of a one-story restroom/changing room, two-story tower element, and trellised area over the barbecue/sink area (see Attachment D). The tower will provide a shady City Council Report Tentative Tract Map 15574 March 2, 1998 Page 3 space on the first floor; no second floor is proposed.-The architectural treatment of the building complements the primarily modern Spanish-Colonial theme of the Venturanza del Verde project with arched doorways, varied window treatments and building planes, and the use of terra cotta tiles, stucco finish, and muted accent colors. Consistent with the landscape requirements for common areas, a combination of trees, shrubs, ground cover, and automatic irrigation is proposed. Proposed materials include California Fan Palm, California Pepper Tree, Dwarf Magnolia, large and small Bird of Paradise, Chinese Wisteria, Virginia Creeper, Star Jasmine, Periwinkle, and fescue turf. This varied palette adds visual interest to the open spaces and complements the theme of the cabana structure and Venturanza del Verde project as a whole. Parking Guest parking spaces will be located adjacent to the proposed facility· Those along the eastern lot line were originally intended to be located adjacent to the previously entitled residential units and will remain However, the guest spaces adjacent to the southern lot line are newly proposed. With the elimination of fourteen (14) m~its, the required guest parking for Tracts 13835 and 15574 will · be reduced. Using the requirement for .5 guest parking spaCes per unit, proposed changes to each tract are shown in the following tables.: Existing prOject: GUest Parking (.5 spaces/unit) Project No. of units Required parking Parking Provided Tract 13835 282 141 141 Proposed Project: Guest Parking (.5 spaces/unit) Project No. of units Required Parking Parking Provided TraCt 13835 255 127.5 139 Tract 15574 13 6.5 11 Totals: 268 134 150 Overall, there will be an excess of sixteen (16) guest parking spaces within the two tracts and will be available for use by residents of both conm~unity associations. : City CoUncil Report Tentative Tract Map 15574 March 2, 1998 Page 4 ENVIRONMENTAL ANALYSIS An Initial Study has been prepared for this project and is attached to this report. Based upon review of the Proposed project and Enviromnental Impact Report (EIR) 85-2, as an~ended, it has been determined that environmental issues relating to this project have previously been addressed. Mitigation measures identified in EIR 85-2, as amended, are included as conditions of approval; therefore, staff recommends that the Council find that requirements of the California Environmental Quality Act have been met and no further environmental review is required. Karen Peterson Associate Planner Community Development Director Attachments: A - Location Map B - Letter from Venmranza del Verde Community Association C - Tentative Tract Map 15574 D - Submitted Plans E - Planning Commission Resolution No. 3580 F - Resolution Nos. 98-16 and 98-17 KS :tt 15574.ksp LOCAT! 0 N MAP ? / TUSTIN RANCH GOLF COURSE TUS TIN SPOR TS' PARK Tentative Tract Map 15574 ~" 300, Radius Design Review 97-019; 2834 Ballesteros 01/21/98 WED 16'42 FAX 714 719 4976 RIELLY HOLIES INC Venturanza Del v erde Community Association December 16, 1'997 EY City of Tustin 300 Centennial Way Tustin, CA 92680 Au:n: Mr. Daniel Fox, A.ICP I am the President or' the Board of Directors of the Venturanza Del Verde Community Association, a ninety unit condominium project. Currently, one pool serves our ninety unit~. The new Tustiu Del Verde project is contiguous to Venturanza, sharing roads and walk-ways, but will not be a part of our Association. Therefore, our Association's Board of Directors determined that it would not be in the best interest of Venturanza, or its memberskip, to allow future members of the new Tustin Del Verde project to use the Venturanza pool. While we have negotiated an arrangement with the developer of the Tustin Del Verde project which prohibits fature members of the new Tustin Del Verde project from using our pool, as a practical matter, the future owaers will be less likely to use our pool facility and neighborhood conflict will be avoided if they have theix own pool facility.' Accordingly, the Board members support the concept of the recreational facility proposed by the developer of Tustin Del Verde, provided of course, that it is consuncred in accordance with plans approved by the City. Very truly yours, r VENTURANZA DEL VERDE CO~JNITY ASSOCIATION ,. By 0094zl-47.WP Managed by Merit Property Managexnent 25910 Acexo Street; 2nd Floor · Mission Viejo, CA 92691 i ! / / \,'E',;TL!qANZA. RECREATION CENTE~ ] HOMES i CONSTRUCT}ON PLAN ~.LANTING PLAN 'i < © i0 1__2 !3 3_4 2.5 3.7 !8 2O 22. 22 23 24 2S 26 27 28 RESOLUTION NO. 3580 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE TRACT MAP NO. 15574 LOCATED ON LOTS 15 AND 18 OF TRACT 13835 The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Conunission finds and determines as follows: mo That Tentative Tract Map No. 15574 was submitted to the Planning Commission by Rielly Homes, Inc. aPd Ballesteros Property, Inc. for consideration; B, That a public hearing was duly called, noticed and held for said map on February 23, 1998 by the Planning Commission; Co That Environmental h'npact Report 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 Enviro~m~ental Quality Act for the subject project; Do That the proposed subdivision is in conformance with the Tustin Area General Plan. adopted East Tustin Specific Plan, Development Agreement and Subdivision Map. Act as it pertains to the development of single-family dwellings; Eo The parkland dedication requirement for Tract 13835, as revised by Tentative Tract Map 15574, has been satisfied with the recordation of Tract 12870. The parkland dedication requirement has been reduced from 1.8612 acres to 1.7688 acres; F° That the City has reviewed the status .of the School Facilities Agreement between the Irvine Company and the Tustin Unified School District, for the impact of Tentative Tract 15574 on School District facilities, and changes in state law.. The impacts associated with this approval on School District Facilities. are adequately addressed; G. That the site is physically suitable for the type of development proposed; H. That the design of the subdivision or the proposed improvements will not cause. substantial en~vironn~ental damage or substantially and avoidably injure fish or wildlife in their habitat; That the design of the type of improvements, proposed will not conflict with easements acquired by the public, for access through or use of the.proPerty within- the proposed subdivision; Jo That the design of the subdivision or the types of improvements proposed are not likely to cause serious public health problems; Ko The proposed project has been reviewed for conformity with the provisions of Measure M/Growth Management Program, and it has been determined that the proposed project is exempt fi'o~n the provisions of Measure "M" in that it has entitlement specified in a development agreement entered into in 1985. l0 3.2 13 IS 3.7 3.8 20 21. 22 23 24 2S 26 27 28 Resolution No. 3580 Page 2 II. The Planning Commission hereby recomnfends that the City Council approve Tentative' Tract Map No. 15574 located on.Lots 15 and 18 of Tract Map 13835, subject to the conditions contained in Exhibit A attached hereto. PASSED AND ADOPTED at a re,2ular meetino~ of ~:AN~~ ,. ,. the .Tustin Plan~,ing Co. mission, held on the 23rd day of February, 1998. , .- .,.'" · HOWA Chairman r Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK. the undersigned, hereby certify that I am the Secretary of the Planning Commission of the City of Tustin. California: that Resolution No. 3580 was duly passed and adopted at a regular meeting of the Tustin Plmming Commission, held on the 23rd day of February, 1998. Planning Commission Secretary. RESOLUTION NO. 98-16 14 16 17 18 19 20 22 23 24 25 26 27 28 29 A RESOLUTION OF THE cITY COUNCIL OF THE CITY OF TUSTIN FINDING THAT THE FINAL ENVIRONMENTAL IMPACT REPORT (EIR) PREPARED FOR THE EAST TUSTIN SPECIFIC PLAN (FINAL EIR. 85-2, AS MODIFIED .BY SUBSEQUENTLY ADOPTED SUPPLEMENTS AND ADDENDA) IS ADEQUATE TO SERVE AS THE PROGRAM EIR FOR TENTATIVE TRACT MAP 15574. APPLICABLE MITIGATION MEASURES HAVE BEEN INCORPORATED AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The City Council of the City of Tustin does hereby resolve as follows' The City Council finds and determines as follows: mo That Tentative Tract Map. 15574 and respective development plans are considered "projects" pursuant to the terms of the California Envirolunental Quality Act; and, Bo That the projects are covered by a previously certified Final Environmental Impact Report 85-2, as amended, for the East Tustin Specific Plan which serves as a Program EIR for the proposed project. II. The East Tustin Specific Plan Final Environmental Impact Report (85-2), previously certified on March 17, 1986, as modified by subsequently adopted supplements and addenda, was considered prior to approval of this project. The City Council hereby finds: that this project is within the scope of the East Tustin Specific Plan previously approved; the .effects of this project, relating to grading, drainage, circulation, public sen'ices and utilities, were examined in the Program EIR. The applicable mitigation measures and alternatives developed in the Program EIR are incorporated into this project. The Final EIR is, therefore, determined to be adequate to serve as a Program EIR for this project and satisfies all requirements of the California Environmental Quality Act.' Further, the CiD, Council finds the project involves no potential for any adverse effect, either individually or cumulatively, on wildlife resources; and therefore, makes a De Minimus Impact Finding related to Fish and Game Code Section 711.4. Applicable mitigation measures identified in the Final EIR have been incorporated into this project which mitigate potential significant environmental effects thereof. The mitigation measures are identified as Conditions on Exhibit A of Planning Commission Resolution No. 3580 approving Design. Review 97-019 and Resolution No. 3580 recommending approval of Tentative Tract Map 15574. PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on the 2nd day of March, 1998. JEFFERY M. THOMAS MAYOR PAMELA STOKER CITY CLERK 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. 98-17 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN APPROVING TENTATIVE TRACT MAP NO. 15574 LOCATED AT THE NORTHWEST CORNER OF JAMBOREE AND ROBINSON DRIVE. The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: A, That Tentative Tract Map No. 15574 was submitted by Rielly Homes, Inc. for consideration; g. That a public hearing was duly called, noticed and held for said map on February 23, 1998 by the Planning Commission and on March 2, 1998 by the City Council; Co That Environmental hnpact Report 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 the proposed subdivision is in conformance with the Tustin Area General Plan, adopted East Tustin Specific Plan, Development Agreement and Subdivision Map Act; Eo The parkland dedication requirement for Tract 13835, as revised by Tentative Tract Map 15574, has been satisfied with the recordation of Tract 12870. The parkland dedication requirement has been reduced from 1.8612 acres to 1.7688 acres; F, That the City has reviewed the status of the School Facilities Agreement between the Irvine Company and the Tustin Unified School District; for the impact of Tentative Tract 15574 on School District' facilities, and changes in state law. The impacts associated with this approval on School District Facilities are adequately addressed; G. That the site is physically suitable for the type and density of development proposed; H. That the site is physically suitable for the proposed density ofdevelopment; That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife in their habitat; J.' That the design of the subdivision or the type of improvements proposed will not conflict with easements acquired by the public, for access through or use of the property xvithin the proposed subdivision; Ko That the design of the subdivision or the types of improvements proposed are not likely to cause serious public health problems; Lo The proposed project has been reviewed for conformity with the provisions of the Orange County Congestion Management Program, and.it has been determined that the additional traffic generated by the proposed project onto the CMP Highway System does not cause the system to exceed established level of service standards; and, 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Resolution No. 98-17 Page 2 Mo The project has been determined to be exempt fi'om the provisions of Measure "M" because entitlements specified in the East Tustin Developlnent Agreement entered into · in 1985, and the estimated project generated traffic does not cause the roadway system to exceed established levels of service standards. II. The CiD: Council hereby approves Tentative Tract Map No. 15574 located at the northwest corner of Jamboree and Robinson Drive, subject to the conditions contained in Exhibit A of Planning Commission Resolution No. 3580, incorporated herein by reference. PASSED AND ADOPTED by tile City Council of the City of Tustin, at a regular meeting on the 2nd day of March. 1998. PAMELA STOKER CITY CLERK JEFFERY M. THOMAS MAYOR STATE OF CALIFORNIA ) · COUNTY OF ORANGE ) CITY OF TUSTIN ) SS I, Pamela Stoker,. City Clerk and ex-officio Clerk of the City Council of the City of Tustin, Califomia, do hereby certify,' that tile whole number of the Inembers of the City Council of the City of Tustin is five; that the above and foregoing Resolution No. 98-17 was duly passed and adopted at a regular meeting of the Tustin Git>, Council. held on the 2nd day of March. 1998, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAIN ED: COUNCILMEMBER ABSENT: PAMELA STOKER CITY CLERK