HomeMy WebLinkAboutZA Agenda Report January 21, 2016AGENDA REPORT
MEETING DATE: JANUARY 21, 2016
TO: ZONING ADMINISTRATOR
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
ITEM #1
SUBJECT: MINOR ADJUSTMENT 2015-001 AND DESIGN REVIEW 2015-026
APPLICANT: PROPERTY OWNER:
SANDY & DANIEL ROBERTS SANDY & DANIEL ROBERTS
150 LOCKWOOD PARK PLACE 150 LOCKWOOD PARK PLACE
TUSTIN, CA 92780 TUSTIN, CA 92780
LOCATION: 150 LOCKWOOD PARK PLACE
GENERAL PLAN: LOW DENSITY RESIDENTIAL (LDR)
ZONING: SINGLE FAMILY RESIDENTIAL (R1)
ENVIRONMENTAL
STATUS: THIS PROJECT 1S CATEGORICALLY EXEMPT (CLASS 1)
PURSUANT TO SECTION 15301 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA).
REQUEST: AUTHORIZATION FOR:
(1) APPROVAL TO DECREASE THE REQUIRED PARKING BY
ONE (1) GARAGE SPACE; AND
(2) APPROVAL OF AN ADDITION TO THE REAR OF A
RESIDENCE INCLUDING A MASTER BEDROOM SUITE AND A
TRELLIS OVER AN EXISTING DECK, AND OTHER
IMPROVEMENTS INCLUDING CONVERTING AN EXISTING
BEDROOM TO LAUNDRY ROOM AND REPLACING ALL
WINDOWS.
Zoning Administrator
January 21, 2016
Page 2
150 Lockwood Park Place
RECOMMENDATION:
That the Zoning Administrator adopt Zoning Administrator Action (ZAA) No. 15-011,
approving Minor Adjustment (MA) 2015-001 and Design Review (DR) 2015-026 to:
1) Reduce the required residential parking by one (1) garage space to maintain
the original one -car -garage, and
2) Add a master bedroom suite to the rear of the residence and a trellis and
make other improvements including converting an existing bedroom to a
laundry room and replacing all windows.
APPROVAL AUTHORITY:
In accordance with Tustin City Code (TCC) Section 9290, the proposal requires DR
approval. The Community Development Director is authorized to consider DR
applications; however, since the MA requires Zoning Administrator approval, the DR will
be considered by the Zoning Administrator. A MA has been requested to reduce the
required residential parking by one (1) garage space and maintain the existing one -car
Zoning Administrator
January 21, 2016
Page 3
garage. Pursuant to TCC 9264b, when associated with a recognized historic resource,
the number of required off-street parking spaces may be decreased by one (1) garage
space upon Zoning Administrator approval of a MA per TCC Section 9299 subject to
specific findings. Minor adjustments shall be considered by the Zoning Administrator at
a public meeting.
BACKGROUND AND DISCUSSION:
The site is located in the Single Family Residential (R1) Zoning District and Low Density
Residential General Plan Land Use Designation. Though not within the Cultural
Resources District, this residence is located within an area referred to as Lockwood
Terrace, which is listed on the City of Tustin Historical Survey and has a National
Register of Historic Places (NRNP) status of 4S2, which identifies properties that are
recognized as historically significant by local governments (Attachment B). The
buildings in this area are significant as part of one of the earliest subdivisions built in the
1950's, during the advent of the highway systems in the Orange County area. The
subdivision also reflects the conscious mass design of the times and an adherence to
new zoning and land use policies. The TCC Section 9264b states that, when
associated with a recognized historic resource, the number of off-street parking spaces
may be decreased by one (1) garage space upon Zoning Administrator approval of a
minor adjustment per TCC Section 9299, when specified findings can be made.
The project site is located on the north side of Lockwood Park Place which is situated in
the residential neighborhood south of Irvine Boulevard, west of Prospect Street and
north of First Street (Figure 1: Aerial Map). Surrounding properties to the north, south,
east, and west are single family residences that are all within the R1 Zoning District.
The applicant's plans are currently in building plan check (Plan Check No. C2015-
0643). During the review of plans, staff determined that a DR and a MA would be
required for the requested addition and improvements.
PROJECT DESCRIPTION:
Existing Setting:
The project site is a 7,440 square foot lot (0.17 acres) with a 1,211 square foot one-
story house built around 1950. The existing house has three (3) bedrooms, one (1)
bathroom, a dining room, living room, and a kitchen. A single car garage is attached to
the house structure with a driveway that is extended with concrete to the most easterly
property line, providing up to three (3) off-street parking spaces. The existing interior
dimensions of the garage are 10'-3" wide by 19'-2" long.
Zoning Administrator
January 21, 2016
Page 4
Proposed Project.
The applicant is proposing to modify the 1,211 square foot residence by adding 390
square feet to the rear of the house with a master bedroom suite resulting in a 1,601
square foot home (Attachment A). This addition will extend 19'-9" into the rear yard. A
trellis is proposed above the deck located on the rear of the home. One of the existing
bedrooms is proposed to be converted to a laundry room. To complete the remodel, all
windows are proposed to be replaced.
Figure 1 Aerial Map
The existing one -car garage is proposed to be maintained as is. According to the
applicant, they are not proposing modifications to the garage because there is not
adequate side yard width to accommodate a two -car garage and, such would destroy
the historic integrity of the house and property. They state that this is in keeping with
additions to other homes in the area. According to the applicant, while other properties
on Lockwood Park Place have detached two -car garages in their backyards, this home
was constructed with a single -car attached garage in order to preserve an avocado tree
in the backyard, which is currently over 60 -years old. No modifications to the interior
Zoning Administrator
January 21, 2016
Page 5
dimensions of the garage are proposed in that a vehicle can adequately park, and does
so currently, within the interior space provided. See Attachment A, Plan Submittal.
ANALYSIS:
Decrease Required Parking -- Minor Adjustment Request
Pursuant to the TCC, the proposed alteration and addition would typically require that
on-site parking be brought up to current City standards, which, for a single-family
residence, is a two -car garage. Due to site constraints, the applicant has provided
evidence that upgrading the existing single car garage to a two -car garage is infeasible
without harming the historic integrity of the existing building and site and, is requesting
that the number of off-street parking spaces be decreased by one (1) garage space per
TCC Section 9264b.
The plan submittal (Attachment A) shows the existing home approximately 30 feet away
from the front property line and approximately 64'-2" from the rear property line. There
is a driveway that leads to the existing garage located approximately 36 feet from the
front property line. The concrete of the driveway extends approximately 5'-7" in width
past the driveway to the easterly property line providing additional off-street parking.
Given the existing site configuration and components, including the garage's close
proximity to the house and east property line, it would be infeasible to modify the
existing garage to a two -car garage that complies with City standards without
significantly damaging the home, garage, or other site components that contribute to the
historic integrity of the site and neighborhood. The existing driveway extension yields
off-street parking space as well. Under TCC Section 9264b, tandem spaces are
allowed to be counted towards the total number of off-street spaces when a minor
adjustment for a decrease in the total number of off-street parking spaces is granted for
a historic residence. The total number of required off-street parking spaces can be
accommodated onsite as tandem spaces in the existing driveway and the expanded
adjacent width. Further, it is infeasible to require modifications of the existing one -car
garage's interior dimensions to conform with the TCC in that it is sufficient in length to
park a car within the space provided.
As proposed, the total square footage of the proposed house would be 1,601, which is
less than 150 percent of the existing square footage. In addition, the project will be
conditioned to be no more than 1,817 square feet, or 150 percent of the existing 1,211
square -foot house, in compliance with TCC Section 9264b4.
Design Review.
As proposed, the architectural design of the new construction will match the existing
structure, which is in keeping with the historic integrity of the home and neighborhood.
The proposed construction and addition is in the rear of the property and will result in a
modest change to the front street elevation. In addition, the proposed massing of the
Zoning Administrator
January 21, 2016
Page 6
project is consistent with the existing structure in that the proposed roof is similar to the
existing roof design (see Attachment A, Plan Submittal).
The proposed reconstruction and addition would include improvements to the existing
structure including adding a master bedroom suite, a trellis over an existing deck,
converting an existing bedroom to a laundry room and replacing all windows.
Applicable site and building development standards required of the R1 district are
complied with (see Attachment C, Land Use Application Fact Sheet).
Overall, the proposed design is compatible and acceptable in that the exterior design
and finishes would match the existing structure.
FINDINGS:
In determining whether to approve MA 2015-001, the Zoning Administrator must
determine that the application meets the findings required by TCC Section 9264b to
authorize a decrease in the number of required off-street parking spaces by one (1)
garage space. A decision to approve this request may be supported by the following
findings:
1) TCC Section 9264b allows for the number of required off-street parking spaces to
be decreased by one (1) garage or parking space when associated with a
recognized historic resource and when specified hardship findings can be made.
2) The subject property is listed on the City's Historic Survey with a 4S2 National
Register of Historic Places Status Code, recognizing the home being within the
Lockwood Terrace area as historically significant at the local level.
3) The subject property has an existing one -car garage provided on-site.
4) Due to the configuration and layout of the existing house, one -car garage, and
other site components including setbacks, there is not adequate room to
accommodate another garage space with sufficient space for a new garage
space, and, providing a new larger garage space could result in significant
alteration of the historic integrity of the neighborhood.
5) The existing house is approximately 1,211 square feet, and the proposed
addition is 390 square feet, an increase of approximately 32.2 percent of the
existing square footage. As conditioned, the residential addition will be limited to
a maximum 150 percent of the existing original residential square footage (1,817
square feet).
6) The existing one -car garage with driveway leading to the garage is setback
approximately 36 feet from the front property line, which driveway width is
extended to the east property line and can accommodate the required number of
off-street parking spaces.
Zoning Administrator
January 21, 2016
Page 7
7) The existing dimensions of the one -car garage are sufficient to park one (1)
vehicle.
S) The rear addition of the master bedroom suite and trellis over the deck will
increase livability, functionality, and value of the historic home without changing
the appearance of the property from the public right-of-way.
9) The MA is not associated with the addition of a second residential unit or an
increase in density or intensity.
10) Approval of proposed Minor Adjustment 2015-001 would not be granting a
special privilege in that the subject property is located within a defined
neighborhood that is listed on the City's Historic Resources Survey, and the TCC
allows listed properties to apply for a decrease in off-street parking requirements
when certain hardship findings can be made. Other properties listed on the
Historic Resources Survey that could also meet the required findings may also
be considered for a MA on a case-by-case basis.
In determining whether to approve DR 2015-026, the Zoning Administrator must
consider that 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 Zoning Administrator has considered at least
the following items:
1) Height, bulk, and area of buildings:
The height and bulk of the proposed project is compatible with the existing and
surrounding buildings in that there are other houses within the vicinity that have
made additions similar to the proposed addition, and the new addition is
complimentary with the existing structure.
2) Setbacks and site planning:
The proposed project addition is in the rear of the property and in compliance
with the TCC setback requirements.
3) Exterior materials and colors:
The proposed project addition includes exterior finishes and materials that are
compatible and match the existing structure.
4) Type and pitch of roofs:
The proposed roof is consistent with the existing structure, utilizing a composition
shingle roof matching the existing color.
Zoning Administrator
January 21, 2016
Page 8
5) Size and spacing of windows, doors, and other openings:
The proposed windows, doors and openings are compatible with the existing
structure and design in that the style and spacing of windows, doors, and trim are
similar to the existing house.
6) Parking area design:
The existing parking garage and extended driveway is sufficient to provide the
required off-street parking spaces (two spaces).
7) Physical relationship of proposed structures to existing structures in the
neighborhood.
The physical relationship of the proposed addition to existing structures in the
neighborhood is primarily the same as the existing condition in that it is situated
in the rear of the property
8) Appearance and design relationship of proposed structures to existing structures
and possible future structures in the neighborhood and public thoroughfares.
The appearance and design relationship of the proposed structure to existing and
possible future structures is compatible with the neighborhood and public
thoroughfares in that the new additions are located in the rear of the property and
would not be highly visible from the public street.
9) Development Guidelines and criteria as adopted by the City Council.
Overall, the physical location of the residence is consistent and compatible with the
neighboring residential use. The proposal is consistent with the City's requirements
to modify and existing structure that is listed on the Tustin Historic Survey. The
proposal to reconstruct and modify the structure with similar design to the existing
structure is consistent with the development guidelines and criteria adopted by the
City Council.
10) That this project is Categorically Exempt pursuant to Section 15301, Class 1, Title
14, Chapter 3 of the California Code of Regulations (Guidelines for the California
Environmental Quality Act).
9'—c4yer-4-ir
Planning Consultant
Attachments:
A Plan Submittal
B. Tustin Historical Survey Report excerpt for Lockwood Terrace
C Land Use Application Fact Sheet
D Zoning Administrator Action No. 15-011
ATTACHMENT A
Plan Submittal
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ATTACHMENT B
Tustin Historical Survey Report
Excerpt for Lockwood Terrace
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State of California—The Resources Agency Primary #
DEPARi'MENT OF PARKS AM RECREAMOld HRl#
BUILDING, STRUCTURE, AND OBJECT RECORD
Pagel of 1
B1. BistoricName:
B2. Common Dame:
B3. Origins! Use- Residential
B4. PresentGse: Reddy ix
=B$. Archfteetnrai Style: Caldbram Bungalow moddixed
*B6. Construction History: (Caestu oo date, aheuti= and due afabantkw)
These buildings were bmlt in the early 1900 s
*VR13P Status Cock: 452
*Resource Num or # (420) Lodmvod Terrace
'B7. Moved? X No Oyes ❑unknown Date. Original L.ocadw
*B8. Rebteffestares:
B9s_ Architect udmown 6. Builder.
B10. Signifuauce: Theme: Residenli+tAxlibm=-e
Area: Sa= aa -Tustin, CA Period of Significance: 1900-1945 Property Type: Residential
Applicable Criteria- C
(Oisaus inipormce intmm ofbistarx3l oraithitcmbW as defined bytemA puiA and pograpbic scope. Also addrus iete" )
These buildings are significant as part of one of the earliest subdivisions built in the 1950s, during the advent of the highway
systems in the Orange County area, The subih-6sion also reflect the conscious mass desg=f the times and an adherance to new
zoning and laud use policies Landscape features are also significant.
Chumter defining features include, but are not ]united to.
• ratnbhng and horizontal form
• automobile oriented
assymetricsl shape with lou. pitched roof
moderate eave overhang
• variety of wall claddmg
9 decorative railing and other modem details
BIL AdditionalResourceAf#nbutes. W,2)-5io€IeFamily Property
*B12. References: 00? of Tu:rm Surariral San%y.. thirtieth street architects, inc , June, 1990, 71rstrn A 001 of Jiwaas, Carol H Jordan
Heritige Media Corp 1996
B13. Remade
This building tette additional mformatiou and research to assess, folly, its
significance.
*B14. Evaluator. TBA West, C Jordan
=Date ofEt-Anation: October 2002
(This space reserved for ofiiic�aI comments )
DPR 523E (1195)
(Sketch Map wrth north arrow required )
Map curmtiy unavailable
*Required information
ATTACHMENT C
Land Use Application Fact Sheet
LAND USE APPLICATION FACT SHEET
1. LAND USE APPLICATION NUMBER(S): MA 2015-001 AND DR 2015-026
2. LOCATION: 150 LOCKWOOD PARK PLACE Map # 34
3. LOT: 12 BLOCK:— TRACT: 1461 4. APN(S): 401-533-12
5. PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: C2015-0643
6. SURROUNDING LAND USES:
NORTH: Residential SOUTH: Residential EAST: Residential WEST: Residential
7. SURROUNDING ZONING DESIGNATION:
NORTH: Single Family Residential (Ri) SOUTH: SingleFamily Residential (R1)
EAST: Single Family Residential fRi) WEST: Single Family -Residential (131)
8. SURROUNDING GENERAL PLAN DESIGNATION:
NORTH: Low Density Residential SOUTH: Low Density Residential
EAST: Low Density -Residential WEST: Low Density Residential
9. SITE LAND USE:
EXISTING
PROPOSED
Use: Single Family Residential
No Change
Zoning: Single Family Residential
No Change
General Plan: Low Density Residential
No Change
DEVELOPMENT FACTS:
10. LOT AREA: 7.440 S.F. or 0.17 ACRES
11.
BUILDING LOT COVERAGE:
40% MAX. PERMITTED 22% PROPOSED
12.
SITE LANDSCAPING:
NIA REQUIRED NIA PROPOSED
13.
OPEN SPACE:
NIA REQUIRED NIA PROPOSED
14.
PARKING:
2 -CAR Garage REQUIRED 1 -CAR GARAGE PROPOSED
15.
BUILDING HEIGHT:
30 feet MAX. PERMITTED 13 feet 11 inches PROPOSED
16.
BUILDING SETBACKS:
REQUIRED PROPOSED
FRONT:
20 feet 30 feet (existing
SIDE (west):
5 feet 6 feet 5 inches
SIDE (east):
5 feet 5 feet 7 inches
REAR:
5 feet 44 feet 3 inches
18.
OTHER UNIQUE CONDITIONS ASSOCIATED TO THE PROPERTY (I.E. SPECIAL STUDY
ZONES, EASEMENTS, ETC.)
The area (Lockwood Terrace, which this home resides within), is
listed in Tustin Historical Survey
National Register of Historic Places Status of 4S2 Resource
Name/# 420 Lockwood Terrace). The buildings in this area are sicinificant as mrt of one of the
earliest subdivisions built in the 1950s.durina the advent of the hinhway systems in the Oran - e
County area. The subdivision also reflects the conscious mass design of the times and an
adherence to new zoning and land use policies. Landscape features are also significant.
ATTACHMENT D
Zoning Administrator Action No. 15-011
ZONING ADMINISTRATOR ACTION 15-011
MINOR ADJUSTMENT 2015-001
DESIGN REVIEW 2015-026
150 LOCKWOOD PARK PLACE
The Zoning Administrator of the City of Tustin does hereby resolve as follows:
I. The Zoning Administrator finds and determines as follows:
A. That a proper application for Minor Adjustment (MA) 2015-001 and Design
Review (DR) 2015-026 was filed by Sandy and Daniel Roberts, property
owners, requesting to decrease the number of required off-street parking
spaces by one (1) garage space for a recognized historic resource and
modify the structure in a defined historic area by adding a master bedroom
suite and trellis over an existing deck.
B. That the site is designated as Low Density Residential by the City General
Plan and is zoned as Single Family Residential (R1). The project is
consistent with the Air Quality Sub -element of the City of Tustin General
Plan.
C. Tustin City Code (TCC) Section 9264b allows for the number of required
off-street parking spaces to be decreased by one (1) garage or parking
space when associated with a recognized historic resource and when
specified hardship findings can be made.
D. The subject property is listed on the City's Historic Survey, with a 4S2
National Register of Historic Places Status Code, recognizing the home
being within the Lockwood Terrace area as historically significant at the
local level.
E. The subject property has an existing one -car garage provided on-site.
F. Due to the configuration and layout of the existing house, one -car garage,
and other site components including setbacks, there is not adequate room
to accommodate another garage space with sufficient space for a new
garage space, and, providing a new larger garage space could result in
significant alteration of the historic integrity of the neighborhood.
G. The existing house is approximately 1,211 square feet, and the proposed
addition is 390 square feet, an increase of approximately 32.2 percent of
the existing square footage. As conditioned, the residential addition will
be limited to a maximum 150 percent of the existing original residential
square footage (1,817 square feet).
H. The existing one -car garage with driveway leading to the garage is
setback approximately 36 feet from the front property line, which driveway
width is extended to the east property line and can accommodate the
required number of off-street parking spaces.
Zoning Administrator Action 15-011
MA 2015-001 & DR 2015-26
Page 2
The existing dimensions of the one -car garage are sufficient to park one
vehicle.
J. The rear addition of the master bedroom suite and trellis over the deck will
increase livability, functionality, and value of the historic home without
changing the appearance of the property from the public right-of-way.
K. The minor adjustment is not associated with the addition of a second
residential unit or an increase in density or intensity.
L. Approval of proposed Minor Adjustment 2015-001 would not be granting a
special privilege in that the subject property is located within a defined
neighborhood that is listed on the City's Historic Resources Survey, and
the TCC allows listed properties to apply for a decrease in off-street
parking requirements when certain hardship findings can be made. Other
properties listed on the Historic Resources Survey that could also meet
the required findings may also be considered for a minor adjustment on a
case-by-case basis.
M. Pursuant to Section 9272c of Tustin City Code, the Zoning Administrator
finds that the location, size, architectural features, and general
appearance of the proposed project 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
Community Development Department has considered at least the
following items:
1) Height, bulk, and area of buildings:
The height and bulk of the proposed project is compatible with the
existing and surrounding buildings in that there are other houses
within the vicinity that have made additions similar to the proposed
addition, and the new addition is complimentary with the existing
structure.
2) Setbacks and site planning:
The proposed project addition is in the rear of the property and in
compliance with the TCC setback requirements.
3) Exterior materials and colors:
The proposed project addition includes exterior finishes and
materials that are compatible and match the existing structure.
4) Type and pitch of roofs:
The proposed roof is consistent with the existing structure, utilizing
a composition shingle roof matching the existing color.
Zoning Administrator Action 15-011
MA 2015-001 & DR 2015-26
Page 3
5) Size and spacing of windows, doors, and other openings:
The proposed windows, doors and openings are compatible with
the existing structure and design in that the style and spacing of
windows, doors, and trim are similar to the existing house.
6) Parking area design:
The existing parking garage and extended driveway is sufficient to
provide the required off-street parking spaces (two spaces).
7) Physical relationship of proposed structures to existing structures in
the neighborhood:
The physical relationship of the proposed addition to existing
structures in the neighborhood is primarily the same as the existing
condition in that it is situated in the rear of the property.
8) Appearance and design relationship of proposed structures to
existing structures and possible future structures in the
neighborhood and public thoroughfares.
The appearance and design relationship of the proposed structure
to existing and possible future structures is compatible with the
neighborhood and public thoroughfares in that the new additions
are located in the rear of the property and would not be highly
visible from the public street.
9) Development Guidelines and criteria as adopted by the City
Council:
Overall, the physical location of the residence is consistent and
compatible with the neighboring residential use. The proposal is
consistent with the City's requirements to modify an existing structure
that is listed on the Tustin Historic Survey. The proposal to
reconstruct and modify the structure with similar design to the existing
structure is consistent with the development guidelines and criteria
adopted by the City Council.
N. That this project is Categorically Exempt pursuant to Section 15301, Class
1, Title 14, Chapter 3 of the California Code of Regulations (Guidelines for
the California Environmental Quality Act).
ll. The Zoning Administrator hereby approves Minor Adjustment 2015-001 and Design
Review 2015-026 to authorize a decrease in the number of required off-street
parking spaces by one (1) garage space for a recognized historic resource and
modify the existing residence with an addition to the rear of the residence including
a master bedroom suite and adding a trellis over an existing deck along with tenant
improvements including converting an existing bedroom to laundry room and
replacing all windows, subject to the conditions contained within Exhibit A attached
hereto.
Zoning Administrator Action 15-011
MA 2015-001 & DR 2015-26
Page 4
PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin at a regular
meeting held on the 21 st day of January, 2016.
ELIZABETH A. BINSACK
ZONING ADMINISTRATOR
VERA TISCARENO
RECORDING SECRETARY
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, Vera Tiscareno, the undersigned, hereby certify that I am the Recording Secretary of the
Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action No.
15-011 passed and adopted at a regular meeting of the Tustin Zoning Administrator, held
on the 21St day of January, 2016.
VERA TISCARENO
RECORDING SECRETARY
EXHIBIT A
CONDITIONS OF APPROVAL
DR 2015-026 AND MA 2015-001
150 LOCKWOOD PARK PLACE
1.i The proposed project shall substantially conform with the submitted plans for the project
submitted with the January 21, 2016 Zoning Administrator Agenda Report, on file with the
Community Development Department, as herein modified, or as modified by the Zoning
Administrator in accordance with this Exhibit. The Community Development Director may
also approve subsequent minor modifications to plans during plan check if such modifications
are consistent with provisions of the Tustin City Code or other applicable regulations.
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 by
the Community Development Department.
1.3 This approval shall become null and void unless the use is established within twelve (12)
months of the date of this Exhibit. Time extensions may be granted if a written request is
received by the Community Development Department within thirty (30) days prior to
expiration.
1.4 Approval of Design Review 2015-026 and Minor Adjustment 2015-001 is contingent upon the
applicant and property owner signing and returning to the Community Development
Department a notarized "Agreement to Conditions Imposed" form and the property owner
signing and recording with the County Clerk -Recorder a notarized "Notice of Discretionary
Permit Approval and Conditions of Approval" form. The forms shall be established by the
Director of Community Development, and evidence of recordation shall be provided to the
Community Development Department.
1.5 The applicant shall provide a sample materials board at plan check submittal, prior to issuance
of building permit, for review and approval by the Community Development Department.
Exterior finishes, such as siding, trim, etc., shall be designed and chosen to match existing.
1.6 Prior to issuance of building permit(s), the applicant shall resubmit plans for building plan
check amending plans per the Design Review 2015-026 and Minor Adjustment 2015-001 and
which include any minor modifications identified by the Zoning Administrator.
1.7 At plan check:
a) Clearly indicate on the respective plans that all windows to the existing home will
be replaced along with new windows for the addition. All windows shall match.
Identify the material (aluminum clad wood (as per communication by applicant on
12115115)).
SOURCE CODES
(1)
STANDARD CONDITION
(5)
RESPONSIBLE AGENCY REQUIREMENTS
(2)
CEQA MITIGATION
(6)
LANDSCAPING GUIDELINES
(3)
UNIFORM BUILDING CODES
(7)
PC/CC POLICY
(4)
DESIGN REVIEW
EXCEPTIONS
Exhibit A
ZA Action 15-011
Page 2
b) Provide on the respective pians the setback of the garage from the curb as well as
from property line (43' from curb and 36' from back of sidewalk/property line (as
per communication by applicant on 12115115)).
c) Please note on the respective plans that the existing garage door opening is 8'
wide (as per communication by applicant on 12115115).
d) Please note on the respective plans the heights (lowest and highest), from grade,
for the proposed pitched trellis (as per communication by applicant on 12115115;
12'-0" and 14'-10", respectively). Of note, the height of the trellis is therefore
higher than the maximum roof height (plans indicated 13'-11").
e) Identify on the plans the material and color of the proposed trellis (as per applicant
communication on 12115/15 — cedar stained to a dark brown).
f) The plans should identify the height of the existing property line CMU walls (as per
applicant communication on 12115/15 — said walls are approximately 6-8" high).
1.8 At the time of building permit application, the plans shall comply with the latest edition of the
codes (building codes, Green Building Code), City Ordinances, State, Federal laws, and
regulations as adopted by the City Council of the City of Tustin.
1.9 Construction and Demolition Waste Recycling and Reduction Plan (WRRP).
a) The applicant/contractor is required to submit a WRRP to the Public Works
Department. The WRRP must indicate how the applicant will comply with the
City's requirement (City Code Section 4351, et al) to recycle at least 50% of the
project waste material or the amount required by the California Green Building
Standards Code. The applicant may be required to submit a $50.00 application
fee and a cash security deposit. Single family residential projects shall submit a
security deposit in the amount of five (5) percent of the project's valuation as
determined by the Building Official, rounded to the nearest thousand. The
minimum deposit amount shall by $500 and the maximum deposit amount shall
be $2,500.
b) Prior to issuance of a permit, the applicant shall submit the required security
deposit in the form of cash, cashier's check, personal check, or money order
made payable to the "City of Tustin".
1.10 The maximum residential square footage shall not exceed 150 percent of the existing
original residential square footage (1,817 square feet).
1.11 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the
Community Development Department, a cashier's check payable to the COUNTY CLERK in
the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental
documentation for the project. If within such forty-eight (48) hour period the applicant has not
delivered to the Community Development Department the above -noted check, the statute of
limitations for any interested party to challenge the environmental determination under the
provisions of the California Environmental Quality Act could be significantly lengthened.