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HomeMy WebLinkAboutRDA D.R. 88-20 03-20-89Ar'~ r ~ I ~ ~ NREDE5VELOPMENT AGENCY . · TO: FROM: SUBJECT: WILLIAM A. HUSTON, EXECUTIVE DIRECTOR COMMUNITY DEVELOPMENT DEPARTMENT DESIGN REVIEW 88-20 APPLICANT/ OWNER' FERIDOUN REZAI 203 TROJAN STREET ANAHEIM, CALIFORNIA 92804 LOCATION- 15642 PASADENA AVENUE TUSTIN, CALIFORNIA 92680 REQUEST' APPROVAL TO CONSTRUCT A ll~O AND ONE HALF STORY, 11 UNIT APARTMENT PROJECT ON A PARCEL THAT IS ADJACENT TO AN R-1 (SINGLE FAMILY RESIDENTIAL) LOT AND WITHIN 150 FEET OF A SINGLE FAMILY RESIDENCE. RECOMME N DAT I ON It is recommended that the Redevelopment Agency- 1) Adopt Resolution No. RDA 89-9, certifying the Final Negative Declaration as adequate for the project. 2) Approve Design Review 88-20 by adoption of Resolution No. RDA 89-10, subject to the conditions contained in Exhibit 'A' of Planning Commission Resolution No. 2575. BACKGROUND The Community Development Department has completed a review of the site plan and architectural design of the proposed project. The design review process emphasized the following issues' o Architectural compatibility with surrounding facilities; ° Design of on-site parking and circulation; and ° Conformance wi th Zoning Code and development standard requirements. As required by the South Central Redevelopment Plan, the final site plan and .11 J Redevelopment Agency Report Design Review 88-20 March 20, 1989 Page two architectural design is subject to'the review and approval of the Redevelopment Agency. At their 'regular meeting of March 13, 1989, the Planning Commission adopted Resolution No. 2575, approving Use Permit 89-05 for the project authorizing construction of a two and one half story, 11 unit apartment project on the subject property within 150 feet of an R-1 zoned property. · The subject property is presently developed with a one-story single family residence. Surrounding zoning and land uses consist of two-story apartment buildings to the north and across Pasadena Avenue to the west, one-story apartments on property zoned R-2 (Duplex' Residential) to the south, and one-story single family residences on property zoned R-1 to the east. PROJECT DESCRIPTION/SITE PLAN Submitted development plans propose construction of two separate two and one half story, apartment buildings containing a total of eleven townhouse type units. Proposed units will be approximately 1,200 square feet in size and contain three bedrooms and 2-1/2 baths. The overall density of the project would be 23.7 units per acre. The maximum number of units that can be authorized on the site is 11 units. Building coverage on the site will be approximately 38% with setbacks proposed of approximately 35 feet along the front of the property, 11.75 feet along the side lot lines and approximately 10 to 24 feet at the rear of the property adjacent to R-1 zoned property. A total of 25 on-site parking spaces are proposed for the project; 11 two-car garages and three open, covered guest spaces. Proposed parking is to be provided under each building and will be partially below existing grade. Access to all parking is proposed from a 27. foot wide central driveway. Entryways to each unit will be provided by concrete walkways located adjacent to the northerly and southerly property lines of the project with. pedestrian access to parking below grade provided at three proposed stairwells. Private ground level open space/patio areas are also proposed at the front of each unit adjacent to entries. Walkways and driveway areas will be accented with special brick pavers or other special pavement treatment. The proposed grading scheme for the project involves excavating approximately- five feet below existing Orade for the central driveway and tuck under parking. The resulting driveway ramp incorporates 6% blend slopes at each end with an 11.23% slope over the remaining portion. Because the garage level is only five (5) feet below grade, and an eight (8) foot ceiling is proposed fOr the garages, the grade at the front entrances to the units is raised an average of 3.5 feet Community Development Department Redevelopment Agency Report Design Review 88-20 March 20, 1989 Page three above existing grade. Specifically, the grading concept proposes a two foot grade difference at the side property lines, stepping up 18 inches to the patio and front door level. The actual finished floor level of all 11 units is six inches above the patio level. Adjacent properties to the north and south will face a 6'8" combination wall and fence. The grade level in the front and rear yard setbacks will not change from existing conditions except for landscape berming and drainage. This concept helps preserve privacy between the project and the rear yards of the single family residences at the rear of the subject property. ARCHITECTURAL DESIGN The proposed architectural design for the project is a modified cape cod design which utilizes a combination of wood lap-siding and stucco with wood trim at building corners and around doors and windows. The project incorporates a variety of insets, projections and cantilevers to achieve relief on all sides of the two buildings. The proposed color scheme includes "silver gray" stucco, "pearl gray" siding, "swiss coffee" trim and "charcoal gray" asphalt composition shingles. Surrounding color and material themes in the general vicinity of the project include white stucco with blue trim and a white gravel roof immediately to the north, white stucco with blue trim and gray asphalt composition shingle roofs immediately across Pasadena Avenue to the west, tan stucco and wood siding with brick accents and a shake roof immediately to the south and general earth tone stucco and wood siding with composition shingle, shake and gravel roofs on the single family residences to the east. Overall, staff believes that the proposed color and material scheme is compatible with that of surrounding deve 1 opine nts. CONCLUSION Based on the above discussion, the proposed project has been found to be compatible with surrounding developments and should be approved. Steve Rubin Senior Planner ~hristine Shingl~ton-/~} - Di rector of Communi tyL~evel opment SR:ts Attachments: Site, floor, elevation and grading plans Initial Study/Negative Declaration Resolution No. 2575 Resolution No. RDA 89-9 Res'olution No. RDA 89-10' Community Development DeparTment NEGATIVE , DECLARATION CITY OF TUSTIN " . 300 CENTENNIAL WAY, TUSTIN, CA. 92680 i i i ProJec~ T_itle: Use Permit 89-05/ ~tle NO.Use Permit".~9-05/ Design Review 88-20 Desig~ Review 88-2[ Project Location: 15642 Pasadena Avenue '- · · Project Description:Proposed two-story, Il-unit apartment prdject with below grade parking (one 2-car garage/unit plus'3 guest spaces). Project Proponent: Feridoun Rezai Contact Person: Steve Rubin Telephone:714/544-8890 Ext. 278 i i i The Community Development Oepart~ent has conducted an initial study for the above project in accordance with ~he City of Tustin's procedures regarding implementation of the California .Envi~'onmental Quality Act, and on the basis of that study hereby find: · DThat there, is no substantial evidence that the project may have a significant effect on the environment. · · r:! That potential significant affects were identified, but revisions have been included in ~he project plans and agreed to by the applicant that would avoid or mitigate the affects to a. point where clearly no significant effects would occur. Said revisions are attached to and' hereby made a part.of this Negative Declaration. Therefore, the preparation 'of an Environmental Impact Report is not required. The initial study which provides the basis for this determination is on file at the Community Development Department, City of Tustin. The public is invited to comment on the appropriateness of this Negative Declaration during the review period, which begins with the public notice of a Negative Declaration and extends for seven'calendar days..Upon review by the Community Development Director, this review period may be extended if deemed necessary. RE¥IEW P£RIOD £ND$ ¢:~0 p.~. on_ Thur.qdav. March 9. 1980. DATED: March 2~ 1989 Community Development Director/ I1. CITY OF TUSTIH Community Development Department ENVIRONMENTAL INITIAL STUDY. FORM' i ii ii m 0 · Name of Propa~. t ~-~-/, ~~/~ ~~ Address cz~cl Phone Number of Proponent Date of Checklist Submitted ~ · ii (Explan~i~ns of ali "yes" and "maybe" answers are required on attac~ sheets.) Will ~he prolx~al result ira No a, , Unstable earth condltl~m or In changes in gealagic substructures? b. Dlsruptims, dlsglamments, compaction or ovemm~ring of fhe mil? c. Chaxje In topography ar ground surface relief features? e~ The destruction, covering or modification of my unique geologic or physical features? Any Increase in wind ar water erosion of mils, effhe, r on or off the site? fo g, Exposure of people or prc~erty to geolo- gic hazards such as eorthqvokes, lancLslidm, touchilY, ground fqilum, or similar, hezards? Air. Will the p~l result' im Substantial air emissions or deterioration of ambient air cluality? b. The creat, lan of objectlend)le odors? , Alteratlan of air movement, moisture, or ter~erature, or any ~e In climate, either locally or regionally?' · Water. Will the propmal result im Chc~es in currents, or the course of dl- rectlm of water movements, in either marine ar fresh waters? b. Chaxjes in absarptlon rotes, dminaqe pat- term, ar the rate and amaunt of ,urface · · Alteratlam to the caurse ar flow of flood waters? d. Chmge In .the arnaunt of surface water In. my water body? e. D bcfx~e into ,urface watm, ar In cr~ alteratlen of surface water quality, in- cluding but nat limited to termeratum, dissolved oxlKjen or turbidity? Alteratlan of the directlan or rote of flow- of ground waters? Chaxje In the quantity of grauml waters, either through direct, additions or with- drawab, ar through intercel)tlan'of an aquifer by cuts or excavatlam? h, Substantial reductlan In the amount of water otherwise available far public water supplies? i, Exposure of people ar property to water re- letted haz~cls such as flooding ar tidal waves? e 0 Plmt Life, Will the proposal result Im bo ~e in the dlverslty of meCles, ar number of my ~eeles of plants (Including treas,.shrubs, gras~ crops, md aquatic plantz/? . Reductlan of the numbers of my unique, mm ar endarxjered species of plants? Introductim of new mecles of plants Into m area, or in a barrier to the normal replenishment of existing species? Reduetlan In acreage of my agricultural crop? · Animal Life. Will the praposal result ins ~ In the dimity of meeles, ar numbers of ¢~y Sl~cle~ of animals (bi.Is, land animals Including regtlles~ flsh croci shellfish, benthic argmbrm- ar Insects)? Reduetlan of the numbem of ~ unlque, mm ar endm~emd sl:mel~ of mimals? Intmdt~Im of new specle~ of mirnals Into m .area, ar result in a Ix~rler to the migratlan ar movement of' mlmals? C)eterloratlan to exLtting fbh ar wildlife habitat? Noise. Will the propmal result im a. Increases in exbting noise levels? b. Expaeum of people to severe noise levels? Light mKI Gkre. Will the praposal prockme new light or glare? Lmxl Use. Will the pmgmal result In a sub- stantlal alteratlan of the prese~t or planned lmcl use of an area? ~ R~oure~, Will the praposal result ins o · o. Increase In the rate of use of ~ ncrtuml reseure~? ' ' o. Y~ I III bo . * $~bstmtlal depletion of (x~/ nenrenewable - netuml resource? 10. RI~ of Upset. WIll the ~1 Inv~lve~ II. 12. 14. A risk of an explosion or the release of hazmdaus subetcmces (in~ludlng, but not · limited tos oil, pestlelcle~ chem~ls or radlati~ in the ~ of an aa:Icle~ or upset candit~? Pamible ir~erference with an emerge~-/ re,geme plm ar m emro'gene./ e.~amtion plan? Populatlar~ Will the proposal alter the lecatlan, dtstributlan, density, or growth rate of the humm populcrtim of m area? Hmmlmj. Will the proposal affect existing hous- ing, or create-a demcz~ far additional housing? Trm~0~rtot~~mulatlon. Will the prcqoesal result im a. Germ~i~ of substantial additional vehicular.movement?.. .. · · b. Effects an existing parking fecilJfles, or .. · .. clettxmd far new parking? .... . c. Substantial irmect, upan existing trm~- tation .systems? d. Alteratlans to present patterns of Clrcula- tlan ar movement of people and/or goods? e. Alteratlam to waterborne, rail or air traffic? ' f. Ir=ream in traffic hazards to motor vehicles, bicyclists or pedestrims? Publlc Services. Will the pra~osal have an effect u~n, or result In a need for new or. altered governmental services in my of the following oreasz a. F'Ire protectlan? b. 'Police protectlan? c. Schools? iii iii ii I I · Pcrks ar other recreational facilitle.? Ye~ 15. e. Maintenance of public facilities, Including roods? f.. Other governmental services? Ermrgy. Will the proposal result Im · a. Use of substantial arrmunts of fuel or energy? bi Substantial Increase In deaxztxf upan exist- lng Sources of energy, or require the · development of new saurces of energy? Utilities. Will the proposal result in a need far new systems, or substantial alterations to the following utilltles~ cz. Power or natural gm? · b. Commmicatlam sy~term? ' . c, Water? · cl. Sewer ar septic tcrks? .. . e. Starm water drainage? f.. Solid waste ar.:l d L~aeai?..... 17. ~ Health. Wlll the proposal result Im be, Creation of my health hazard or potential health hazard (excluding mental health)? Exposure of people fo potential :health hazards? 18. Aesthetics. Will the p~l result in the ' ob~i~n of ely scenlc vista or view open to the public, ar will. the pragosal result in the crecrtlon of m aesthetically offensive site open to public view? · 0o Recreaflan.. Wlll the proposal result In an Impact ~ fhe qualify ar quentit7 of existing recreational oppo. ~itles? Will the 12rapomzl result In the alteration .of ar the cJestnJction of a prehistaric ar hlstaric archaeological site? · 21. · Will the prepoeal result in advene plvaleal or ~lc. effect, to a prehistarle ar historic: building, stturlure, or object? er ~.cred urns within the potential Impact Findings of $1gnif~ u Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish ar wildlife mecles, cause a fish ar wild- life papulation to ~ below self sus-. tainlng levels, threaten to eliminate a plcmt or animal community, reduce the nurr~er ar restrict the rc~je of a mm or etxlangered pkmt or animal ar eliminate Important exa .mples of the major pe~iacls of California history ar prehtstory? Does the project' have the potential to achieve short-term, to the dLsadv~tage .of. lang-term, enviranmental goals? (A ~rt- term Impact an the environttmnt is one which occurs In a relatively brief, definitive pe~lod of time while long-term Impacts will endure well Into the futumJ · Does the project'have i~ which are Individually limited, but cumulatively ca~- slderable? (A project may Impact on two or more separate resources where the Impact on each resource Is relatively small, but where the effect of the total of those Impacts an .the enviranrnent Is significant.) Does the project have envlranrnental effects which will cause substantlal adverse effects an humm. beings, either directly ar Indirectly? III. Discusslan of En~i~tal E~aluatlan IV. IDete~ninatlan (To be completed by the L. ead Agency) On the basis of this Initial evaluatlan8 · I find that the proposed project COULD NOT have a significant effect an the envlrommntt and a NEGATIVE DECLARATION will be prepared. I' find that .although the proposed project could have a significant effect an the enviranmentt there will not be a significant effect in this case because the mitigation measures clescr~ed an an attached sheet have · been added to the project. A NEGATIVE DECLARATION WILJ. BE PF1EPARED. I find ~ pr~osed project MAY have a signlflccrrt effect on the envlran-' merit,,..,,,, an ENVIRONMENTAL. IMPACT REPORT is required. ' I__. -'-I Signature EXHIBIT A DISCUSSION OF ENVIRONMENTAL EVALUATION USE PERMIT 89-05/DESIGN REVIEW 88-20 · Pr. oject Description Supplement - The proposed project invo'lves the removal of an exi.s.tt~g one.-story single family residence on an R-3 (Multiple Family Residential.) zoned lot and development of a two and one half story, 11 unit apartment project consisting of two (2) buildings with below grade, tucked under parking (two car garages and three gubst spaces). Surrounding development includes: existing two-story apartment buildings to the north and west, existing one-story apartment units to the south, and existing one-story single family residences to the east. . EARTH - This project would not result in any change to existing geologic conditions; however, grading is proposed that will require excavation 5 feet below existing grade for driveway and parking purposes and raise grade levels 3.5 feet above existing grades for the units themselves, resulting in disruptions, overcovering and compaction of the soil and changes to existing topography. This is proposed to accommodate below grade, tucked under parking and still maintain a two and one half story building design. (Source: Field inspection, June 30, 1988, preliminary grading plans) Mitigation Monitoring - Appropriate soils reports and precise grading plans will be required by the Building Division prior to issuance of grading permits to ensure proper drainage,' compaction and retention.l 2. AIR- This project would not result in any change to the existing air quality based on review of AQMD standards for preparing EIR documents. (Source: AQMD R~gulation No. 15, Site and Floor Plan) 3. WATER a,c,d,e.,f:g,h,i - This project would not result in any chahge to the existing water conditions based on review of the site by City staff on June 30, 1988. The site is located in Flood Zone C, which is subject to minimal flooding. (Source: Tustin FIRM; Proposed Site/Grading Plans) WATER b - Improvements are proposed which will add impervious surface area to ~h6 property which could effect drainage and absorption rates. (Source' Site' Inspection, June 30, 1988, Community Development Department). Mitigation Monitoring - Drainage plans for the project for acceptance of water into the public storm drain system will be reviewed and approved by the Public Works Department. · . PLANT LIFE a;b,c.,.d. - The site is developed with an existing single-family re~{dence a'~d is landscaped with turf in front and fruit trees in the rear. Development of this project will result in removal of existing vegetation and replacement with new turf, shrubs, ground cover and trees that are common species to the area. (Source:' Field Inspection, June 30, 1988, submitted landscape plans) 5. ANIMAL LIFE a,b,c,d, - Based on review of City records and site inspection c6nd~cted bY C('ty staff, no rare or endangered species are known to inhabit the project site. (Source: Field Observation, June 30, 1988) · Discussion of Environmental Evaluation · Use Permit 89-05 and Design Review 88-20 Page two ® NOISE - Adjacent, existing res.idents may experience increases in ambient noise levels related to construction.activities, however, this is considered a short term impact. Mitigation Monitoring - Construction activities shall be .limited between the hours of 7 a.m. and 6 p.m., Monday through Friday {including engine warm-up). Construction shall be prohibited on weekends and Federal holt days. 7. LIGHT AND GLARE - The project will introduce additional lighting into the area t~ ~eans bf exterior fixtures on the future buildings. Mitigation Monitoring - Specific lighting plans and light standards will be reviewed and approved by the Community Development Department Which confine direct light rays to the subject property as required by the Zoning Code. e LAND.USE - The proposed project will alter the existing land use of the site aithOugh the proposed number of apartment units (11) is permitted by the R-3 Zoning District standards. Due to its two and one half story design, the project could impact the adjacent properties to the east which are both developed with one-story buildings. The one-story buildings to the south are located within six feet or less of the common property line; however, the resulting site line blocks views into those yards. (Source: Community Development Department, General Plan Land Use Element and Zoning Code) Mitigation Monitoring - ~he proposed building "A" shall maintain a minimum 10 foot rear setback and building "B" shall maintain a minimum 24 foot rear setback. Rear yard grades shall be left natural except for drainage purposes. Specimen size trees shall be planted along the north, south and east property lines of the subject site to provide additional screening. NATURAL RESOURCES - The project would not result in any significant increased use of natural resources. The site is presently developed, and. is located in an area of numerous existing multi-family developments as determined by field inspection on June 30, 1988. (Source: Field Inspection, June 30, 1988) 10. RISK OF UPSET -.The proposed project would not result in any increased risk of Upset tc~ the property Or future residents in that.the proposed use is for an 11 unit apartment project and no hazardous or flammable materials are associated with this use. Applicable requirements of the Fire Department and Uniform Building Code will be satisfied to significantly reduce any risk of upset (Source: Building Division and Fire Department).. Discussion of' Environmental Evaluation Use Permit 89-05 and Design Revtew 88-20' Page three ' 11. POPULATION - The proposed project will remove an existing single family residence and replace it with 11 apartment units, adding approximately 24 new residents to th~ area, based upon the City's average household population of 2.4 persons/household (deducting the residents of the existing dwelling). 'The ~roposed density and resulting increase in population in the immediate area will not result in any significant impacts, as the increase in number of dwelling units and population are permitted and anticipated by the City's. Zoning Code and General Plan. Comments received from the Community Services, Public Works, Police and Fire Departments did not note significant impacts to their services as a result of this project.. (Source' State Department of Finance Census data - 1/88, Community Development, Police, Fire, Public Works and Community Services Department, General Plan Land Use Element and Zoning Code. ) 12. HOUSING - See No. 11. 13. TRANSPORTATION AND CIRCULATION - The project will generate approximately seven (7) 'average dail~ trip~'(ADT)'per unit, for a total of approximately 77 ADT as compared to approximately 10 ADT for the existing single family .residence. Although this is a substantial increase, the City Traffic Engineer has determined that the project would not significantly impact the carrying capacity of existing streets, as they are capable of handling the anticipated additional vehicle trips generated by the project. (Source' Engineering Department/Cl ty Traffic 'Engi neet) 14. PUBLIC SERYICES - The project would not result in any significant chan.qe to public services, new families are likely to have children utilizing public schools. All services are in place for the area and development of the site has been anticipated by the Community Development Department. (Source: Fire, Police, Public Works, Community Services Departments) Mitigation Monitoring - The developer shall pay impact fees to the Tustin Unified School District prior to issuance of permits. 15. ENERGY - The project will not result in a substantial change in the use of energY. The project site has existing energy service. (Source' Public Works Department) 1~. UTILITIES - The project would not result in any increased need for utilities, a~ aii'l'~l~ilities are existing and presently serve the site and have adequate capacity to .serve the project. (Source: Public Works Department) 17. HUMAN HEALTH - The project would not result in any effects to human, health given 'the nature of the proposed land use. (Source: Community Development Department) Discussion of Environmental Evaluation Use Permit 89-05 and Design Review 88-20 Page four · o AESTHETICS - Section 9226(c) of the Tustin City. Code requires approval of a (j~e Permit to construct a building on an R-3 lot whose height would be greater than one-story or 20 feet, when the property abuts an R-1 zone and the building would be within ~50 feet of a single family residence; all of these conditions apply to .the subject project. To mitigate potential impacts to the single family residences to the east, and one-story apartments to the south, the proposed project has undergone an extensive design review process, resulting in a two and one half story building which incorporates colors and materials that are compatible with those found on existing structures and building height that 'is consistent with existing two-story buildings located to the north and west. Additionally, impacts to the existing developments to the east and south have been further mitigated by proposed side and rear setbacks that meet and exceed minimum required setbacks and the proposed grading scheme which minimizes grade differences to the extent possible. Additional mitigation could be achieved via the proposed landscaping for the project. Mitigation Monitoring-- The landscape plans shall incorporate the use of minimum 24 inch box trees along the north, south and east property lines to provide additional privacy screening. 19. RECREATION - Future residents of the project may use existing recreational facilities; however, due to the small scale of the project (11 units), anticipated impacts are minimal. (Source' Comm. unity Development and Services Departments) 20. CULTURAL RESOUCES - The project site is not located in an area known as an archae61~gical resource, nor is it located in the City's Cultural Resources District. The site is presently, developed with a simple, one-story, stuccoed, single-family residence. There is no evidence that any cultural resources exist on the subject property. (Source: Tustin Area Historical Survey, Field Inspection, June 30, 1988.) 21. MANDATORY FINDINGS OF SIGNIFICANCE- The environmental evaluation provided ' herein, '"~'l~templ~s to fully tdehl~ify, discuss and mitigate any impacts associated with the proposed development project. Considering the sources used, the proposed level of development and the mitigation and monitoring measures incorporated herein, staff has determined that any project impacts have been mitigated to a level of insignificance. SR-ts:pef RESOLUTION NO. 2575 A' RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING USE PERMIT 89-05 TO PERMIT THE CONSTRUCTION OF -A TWO AND ONE HALF STORY, 11 UNIT APARTMENT PROJECT .THAT IS 'ADJACENTTO'AND WITHIN 150 FEET OF A SINGLE FAMILY RESIDENCE, TO BE LOCATED AT .15642 PASADENA AVENUE The Planning Commission of the City of Tustln does hereby resolve as ? follows: 8 I. The Planning Commission finds and determines as follows: 9 10 11 A. A proper application, Use Permit No. 89-05 has been filed on behalf of Feridoun Rezai to request approval to construct a two and one half story, 11 unit apartment project that is adjacent to and within 150 feet of a single family residence, to be located at 15642 Pasadena Avenue. 12 13 14 15 IG 17 19 2O 21 23 25 27 28 B. A public hearing was duly called, noticed and held on said application on March 13, 1989. C. 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, as evidenced by the following findings: 1. The use as applied for is in conformance with the General Plan and Tustin Zoning Code. 2. The use applied for is a Conditionally permitted use in the R-3 zoning district. 3. The development of the proposed apartment project on the subject site is compatible with the uses in the surrounding R-3, R-2 and R-1 zoning districts. 4. As designed, the project meets or exceeds all applicable standards of the R-3 zoning district. D. The establishment, maintenance, and operation of the use applied for will not be injurious or detrimental to the property and improvements in the neighborhood of the subject property, nor to the general welfare of the City of Tustin, and should, be granted. E. A Negative Declaration has been prepared for this project in conformance with the California Environmental Quality Act. 1 3 4 5 7 8 9 10 11 12 13 14 15 17 19 2O 21 22 24 25 26 27 28 Resolution No. 2575 Page two II. The Plannlng CommiSsion hereby approves Conditional Use Permtt 89-05 approving construction of a two and one half story, [1 untt apartment project that ts adjacent to and within 150 feet of a single famtly residence, to be located at 15642 Pasadena Avenue subject to the conditions contained In Exhibit "A", attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustln Planning Commission, held on the 13th day of March, 1989. Chairman Penni Fo ley Secretary EXHIBIT A USE PERMIT 89-05 CONDITIONS OF APPROVAL RESOLUTION NO. 2575 · GENERAL .. (1) 1.1 The proposed project shall substantially conform wtth the submitted plans for the project date stamped February 21, 1989 on ftle wtth the Community Development Oepartment, as hereln modified, or as modtfted by the Director of Community Development Department in accordance with this Exhibit. (1) 1.2 Unless othe~lse specified, the conditions contained tn this Exhibit shall be complted with prior to the tssuance of any butldtng permits for the project, su'bject to review and approval by the Community Development Department. (1) 1.3 Conditional Use Permtt approval shall become null and votd unless butldtng .permlts are Issued wtthln twelve (12) months of the date on this Exhtbtt. CUP approval ts also subject to Redevelopment Agency approval of the design of the project. Fatlure to obtatn such approval w111 result tn the Conditional Use Permit approval becomlng null and void. (1) 1.4 The applicant shall obtain right of entry from adjacent property owners for all work adjacent to property lines. Proof of such shall be provided prior to issuance of any permits. f 1.5 The applicant shall .sign and return an Agreement to Conditions Imposed form prior to issuance of any permits. PLAN SUBNII'rAL 2.1 At building plan check submittal: (3) A. Construction plans, structural calculations, and Title 24 energy calculations. Requirements of the Uniform Building Codes, State Handicap and Energy Requirements shall be complied with as approved by the Building Official. (2) ('3) B. Preliminary technical detail 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. (2) (3) C. Final grading and specifications and erosion control plans consistent with the site plan and landscaping plans (including berms in the front setbacks) and prepared by a registered civil engineer for approval of the SOURCE CODES -- STANDARD CONDITION* t-, NEGATIVE DECLARATION MITIGATION (3) UNIFORN BUILDING CODE/S (4) DESIGN REVIEW *** EXCEPTION '(5) RESPONSIBLE AGENCY REQUIREMENT (6) LANDSCAPING GUIDELINES (7) PC/CC POLICY Exhibit A ~olution No. 2575 ge two (2) (3) (~) (2) (s) (s) Community Development Department. Said plan shall clearly indicate all grades and call outs. D. A prectse sotls engineering report provtded by a sotls engtneer within the previous twelve (12) months. E. Information, plans and/or specifications to ensure satisfaction of all Public Works Department requirements including but not limited to' 1) ' Curb and gutter 2 ) Si dewa 1 k 3) Domestic water servi ce 4) Sanitary sewer servi ce 5) Street trees 6) Street lights F. Any damage done to existing street improvements and utilities shall be repaired before issuance of a certificate of occupancy for the project. G. Prtor to a~y work in the public right-of-way an excavation permit shall be issued. H. Information to ensure compliance wi th all requirements of the Orange County Fire Chief including required fir, flow and installation, where required, of fire hydrants subject to approval of the Fire Department, City of Tustin Public Works Department and Irvine Ranch Water District and compliance with all requirements pertaining to construction as follows: 1) Automatic fire sprinklers shall be installed in .all units and garage areas as necessary. SITE AND BUILDING CONDITIONS 3.1 The site plan shall be modified as follows' Ae Guest parking spaces shall be labeled as "Guest Parking" spaces (provide details for such marking and labeling) and shall be permanently retained as open guest parking with no gar. age door installation. Be The trash enclosures shall be moved six (6) feet to'the east so as to provide adequate back-up space for the guest parking stall at the east end of Building "A" and shall be modified to provide pedestrian access for trash disposal. C. Building height shall not exceed 35 feet as measured from the average elevation of the site based upon the lowest and highest grades proposed on the subject property. ~_xh tbt t A 'olutton No. 2575 je three 3.2 ~lodify butldtng elevations and proposed exterior materials as follows: A. Provtde exact detatls and extertor 'door and wtndow types and treatments (I.e., framlng color glass tint). B. Change the color of the accent concrete and brick pavers from brick red to dark gray so as to be compatlble with the building colors. Ce Property 11ne fences/walls shall be designed, painted and stuccoed to match the ma In bu 11 dl ngs. (1) 3.3 All exterior colors to be used shall be subject to review and approval of the (4) 01rector of the Communlty Development Department. All extertor treatments must be coordinated with regard to color, materials and detailing and noted on submitted construction plans and elevations shall tndlcate all colors and materials to be used. 3.4 Automatic garage door openers shall be provided on all garages. LANDSCAPING, GROUNDS AND IIARDSCAPE ELEtlENTS 4.1 Submit at plan check complete detailed landscaping and Irrigation plans for all landscaping areas consistent with adopted City of Tustln Landscaping and Irrigation Submittal Requirements. Provide summary table applylng tndextng Identification to plant materials In their actual location. The plan and table'must list botantlcal and common names, sizes, spacing, actual location and quanttty of the plant materials proposed. Show planttng and bermtng details, soll preparation, staking, etc. The Irrigation plan shall show locatlon and control of backflow prevention devices, plpe 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 slzln9 or quantlty materials during plan check. Note on landscaping plan that coverage of landscaping Irrigation materials Is subject to field Inspection at Project completion by the Department of Community Deve 1 opm, n t. (6) 4.2 The submitted landscaping plans at plan check shall reflect the following requl reme nts: A. Turf is .unacceptable for grades over 25%. A combination of planting materials must be used, ground cover on large areas alone is not a ccep tab 1 e. B · Provlde a mtntmum of one 15 gallon stze tree for every 30 feet of property 11ne on the property perimeter and. ftve 5 gallon shrubs. Exhtbtt A solution No. 2575 ~ge four C. Shrubs shall be a minimum of 5 gallon size and shall be s~aced a'minimum of 8 feet on center when intended as screen planning. D. Ground cover shall be planted between 8 to 12 inches on center. E. When 1 gallon plant sizes are used the spacing may vary according to materials used. F. Up along fences and/or walls and equipment areas, provide landscaping screening with shrubs and/or vines and trees on plan 'check drawings. G. All plant materials shall be installed in a healthy vigorous condition typical to the species and shall be maintained in a neat and healthy condition; this will include but not be limited to triming, mowing, weeding, removal of litter, fertilizing, regular watering, or replacement of diseased or dead plants. He Earth mounding is essential and must be provided to applicable heights whenever i't is possible in conjunction with the submitted landscaping plan. Earth mounding should be particularly provided along Pasadena Avenue. I. Major points of entry to the project, courtyards and pedestrian internal circulation routes shall receive specimen trees to create an i denti fi carl on theme. Landscaping adjacent to the right-of-way shall be coordinated with parkway landscaping. K. Minimum 24" box trees shall be planted at the north, south and east property lines to provide additional privacy screening to the adjacent residences. L. The landscape nodes at the garage separations shall be enlarged to a minimum dimension of 3' by 4', including a six (6) inth curb. Such shall be shown on the grading plan. Shrub/trees shall be planted in said nodes, in addition to ground cover. Irrigation plans shall include said nodes.. 4.3 Indicate lighting scheme for project, note locations of all exterior lights and types of fixtures, lights to be installed on building 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. J[xhtbt t A $olutton No. 2575 ~ge ftve #OIg£ (l) 5.1 Construction activity shall be limited to the hours of 7:00 a.m. to 6:00 (2) p.m., Monday through Friday. This shall include engine warm-ups. Construction shall be prohibited on weekends and Federal holidays. FEES (1) 6.1 Prior to tssuance of any building permits, payment shall be made of all (3) requtred fees Including: (7) ^. Major thoroughfare and bridge fees to Tusttn Public Works Department. B. Santta~y sewer connection fee to Orange County Sanitation District. C. Gradtng plan checks and permtt fees to the Community Development Depa r tree n t. - D. All applicable Building plan check and permit fees to the Community Development Department. SR:pef E · New development fees to the Community Development Dep~rtment. School facilities fee to the Tustin Unified School District. Parkland dedication in-lieu fees in the amount of $3,300.00 to the Community Services Department. " 'STATE OF' CALIFORNIA COUNTY .OF ORANGE CITY. OF TUSTIN I, .. PENNI FOLEY, the undersigned, hereby certify that I am the Recording Secretary of the Planning Commission of the City of Tustin, California; th~t.- Resolution No. c~~3--- was duly passed and adopted at a regular meeting the ~T~stin Planning Commission, held on the //~-day of ...~--~ . 198_~__. 1 2 3 4 5 6 8 9 10 II 12 13 14 15 lO 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. RDA 89-9 A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF TUSTIN, CERTIFYING THE FINAL NEGATIVE DECLARATION AS ADEQUATE FOR DESIGN REVIEW 88-20, INCLUDING REQUIRED FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The Community Redevelopment Agency of the City of Tustin does hereby resolve as follows- I. The Community Redevelopment Agency finds and determines as follows' A. Design Review 88-20 is considered a "project" pursuant to the terms of the California Environmental Quality Act. B. A Negative Declaration has been prepared for this project and has been distributed for public review. C. Whereby, the Redevelopment Agency of the City of Tustin has considered evidence presented by the Community Development Director and other interested parties with respect to the subject Negative Declaration. De The Redevelopment Agency has evaluated the proposed final Negative Declaration and determined it to be adequate and compl ere. II. A Final Negative Declaration has been completed in compliance with CEQA and State guidelines. The Redevelopment Agency, having final approval authority over the project, has received and considered the information contained in the Negative Declaration prior to approving the proposed project and found it adequately discussed the environmental effects of the proposed project. On the basis of the initial study and comments received during the public review process, the Redevelopment Agency has found that there is no substantial evidence that there will be any significant adverse environmental effects as a result of the approval of the project because mitigation measures identified in th~ Negative Declaration have been incorporated into the project which mitigate any potential significant environmental effects to a point where clearly no 1 2 3 4 5 6 8 9 10 II 12 13 14 15 16 17 18 2O 21 22 23 24 25 26 27 28 Resolution No. RDA 89-9 Page two significant effects will occur. The mitigation measures are identified in Exhibit A to the attached Negative Declaration' and initial study and are adopted as conditions of approval of the subject project pursuant to Conditions 2.1 and 5.1 of Exhibit A of Planning Commission Resolution No. 2575, incorporated herein by reference. PASSED AND ADOPTED at a regular meeting of the Community Redevelopment Agency held on the day of , 1989. Ursula E. Kennedy Chairman Mary E. Wynn Se cre ta ry 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. RDA 89-10 A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF TUSTIN, APPROVING DESIGN REVIEW 88-20 AUTHORIZING CONSTRUCTION OF A TWO AND ONE HALF STORY, -11 UNIT APARTMENT PROJECT AT 15642 PASADENA AVENUE. The Community Redevelopment Agency of the City of Tustin resolves as follows' I. The Community Redevelopment Agency finds and determines as follows' A® Pursuant to the adopted South/Central Redevelopment Plan, the Redevelopment Agency shal 1 approve al 1 si te plans and architectural designs of any project proposed within the Redevelopment Agency Project Area. B. A proper application, (Design Review 88-20) has been filed on behalf of Feridoun Rezai requesting authorization to construct a two and one half story, 11 unit apartment project at 15642 Pasadena Avenue. Ce The Agency has reviewed the proposed project and determines that the project will be compatible with the surrounding area. De A Negative Declaration has been approved by the Redevelopment Agency in conformance with the California Environmental Quality Act. Ee Final development plans shall require approval of the Community Development Department prior to issuance of Building Permits. F. The project is in conformance with the South/Central Redevelopment Plan. II. The Community Redevelopment Agency of the City of Tustin, California, hereby approves the site plan and elevations for a two and one half story, 11 unit apartment project to be located at 15642 Pasadena Avenue, subject to the conditions contained in Exhibit A of Planning Commission Resolution No. 2575, incorporated herein by reference. PASSED AND ADOPTED at a regular meeting of the Community Redevelopment Agency held on the day of , 1989. Ursula E. Kennedy Chairman Mary E. Wynn Secretary