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HomeMy WebLinkAboutRDA D.R. 88-15 08-01-88m ,~' ,........ ~ r '~'",,~ ~, REDEVELOPMENT AGENCY ' "'"' ,- (,~ NO. ~ . , TO: FROM:. SUBJECT: WILLIAI~ A. HUSTON, EXECUTIVE DIRECTOR COIRJNITY DEVELOPMENT DEPARTMENT DESIGN REVIEW NO. 88-15 FOR A THO-UNIT ADDITION TO AN EXISIT#G APARTMENT COMPLEX LOCATED AT 17282-92 KENYON AVENUE APPLICANT: REQUEST: RICHARD HANSON ARCHITECTS 1600 E. 4TH STREET ~200 SANTA ALIA, CA 92701 TO CONSTRUCT THO APARTMENT UNITS ABOVE THELVE NEH GARAGE SPACES. RECCI,~ENDATION'. It is recommended that the Redevelopment Agency approve the site plan and architectural design of the proposed apartment units by the adoption of Resolution No. RDA 88-06. SLIIqARY: The Community Development Department has completed a review of the site plan and archi t( ctural design of the proposed project. The Design Review process emphas: zed the fol 1 owl ng issues' architectural compatibility with surrounding facilities; design of on-site circulation and parking; and conformance with Zoning Code and development standard requirements. As required by the adopted Town Center Redevelopment Plan, the final site plan and architectural design is subject to the review and approval of the Redevelopment Agency. With the exception of specific details noted in the draft resolution of approval, staff considers the submittal to be complete and recommends that the Agency approve the project as presented. D I SCUSS I ON: The applicant proposes to construct two residential unts of 1,093 square feet each on a 26,202 square foot parcel that is developed with 10 existing units located on the south side of Kenyon Street west of Newport Avenue. The property is zoned R-3 and is unimproved at the rear section which is the site for the proposed new units. f_ Redevelopment Agency Des t gn Re vl ew 88-!5 August 1, 1988 Pa ge two The submitted development plans propose construction of one buildtng to be l'ocated at the rear of the property tn an "L" shaped pattern. The entire ftrst story wtll constst of garage parklng factng the extsting drive atsles to the north and east. ~The triangular shaped portion of the property behind 'the building shall become a courtyard and entrance to the proposed units. The subject project has been designed in conformance with parking, setback and landscaping requirements of the Zoning Code and City adopted develop~:~nt ~tat,dards. Proposed building standards and parking, inclusive of the ten ~xisting units are outlined below: STANDARD Density (1750 sq.ft./unlt) Parking: Tenant covered (2/unit) Guest (1/4 units) REQUIREMENT 15 units maximum 24 spaces 3 spaces PROPOSED 12 uni ts 24 spaces 3 spaces Sutldlng setbacks: ~-ront 15 feet~ 18 feet Sides 5 feet 5 feet Rear 10 feet 12 feet Building Height . 35 feet maximum 28 feet Lot coverage :. 65% maximum 34.8% L.ands capi ng 35% 35.8% The proposed addition of two units requires fourteen new covered parking spaces lin order to bring the entire complex into conformity. The existing units are ten spaces below the present requirement explaining the large amount of area devoted to parking in this proposal. Three points of access to Kenyon Street are shared with neighboring apartment complexes through a system of driveways. KenYon Street is a residential cul-de-sac leading to Newport Avenue near the Sycamore Avenue on and off ramps for SR-55. R~RCH ITECTURE- The proposed building is designed in earth tone colors with heavy wood trim. The location between the existing buildings will not allow this building to be seen from the street. The adjacent facades to the north, east and west are primarily garage doors and block walls. The development to the south is the Newpointe Apartments complex with a mediterranean style of architecture. Community Developmen~ Depar~rnen~ 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 :2O 21 22 23 24 25 26 27 28 RESOLUTION NO. RDA 88-06 A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF TUSTIN, AUTHORIZING CONSTRUCTION OF TWO 1093 SQUARE FOOT APARTMENT UNITS AT 17282-92 KENYON AVENUE (DESIGN REVIEW 88-15). The Community Redevelopment Agency of the City of Tustin, hereby resolves as follows: I. The Community Redevelopment Agency finds and determines as fo?lows' A. Pursuant to the adopted South/Central Redevelopment Plan, the Redevelopment Agency shall approve all site plans and architectural designs of any project proposed within the Redevelopment Agency Project Area. B. A proper application, (Design Review No. 88-15) has been filed on behalf of Richard Hanson Associates requesting authorization to construct two 1093 square foot apartment units at 17282-92 Kenyon Avenue. C. 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 applied for and is hereby approved in conformance with the California Environmental Quality Act. E. Final development plans shall require approval of the Community Development Department prior to issuance of Building Permits. F. The project is in conformance wi th the South Central Redevelopment Plan. II. The Communil~y Redevelopment Agency of the City of Tustin, California, hereby approves the site plan and elevations for two 1093 square foot apartment units to be located at 17282-92 Kenyon Avenue subject to the conditions contained in the attached Exhibit A. PASSED AND ADOPTED at a regular meeting of the Community Redevelopment Agency held on the ___day of , 1988. Ron~l ~'"B. HoestereyI'I' Chairman flary E. Wynn Secretary EXHIBXT A CONDITIOIJS OF APPROVAL RESOLUTION NO. RDA 88-06 GENERAL 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped August 1, 1988 on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development Department in accordance with this exhibit. 1.2 Unless otherwise specified, the conditions contained in this exhibit shall be complied with prior to the issuance of any building pe?mit for the project, subject to review and approval by the Community Development Department. 1.3 This Design Review approval shall be become null ~nd~void unless building permits are issued within twelve (12) months of the date on this exhibit and substantial construction is underway. 1.4 At building plan check, construction plans, structural calculations, and title 24 energy calculations shall be submitted. Requirements of the Uniform Building Codes, State Handicap and Energy Requirements shall be complied with as approved by the Building Official. 1.5 At building plan ch~.ck:, provide preliminary technical details and plans for all utility installations including cable TV, telephone, gas, water and electricity. Additionally, a note on plans shall be included stating that no field changes shall be made without corrections submitted to and approved by the Building Official. 1.6 Building plan check submittal of final grading and specification shall be consistent with the site plan and landscaping concept and prepared by a registered civil engineer for approval by the Community Development Department. 1.7 Applicants shall satisfy all Public Works Department requirements including but not limited to the following' A. The final site plan shall be standardized and reflect all appropriate City standard drawing numbers. The developer shall construct all missing or damaged street improvements to said development per the City of Tustin "Minimum Design Standards of Public Works" and "Street Improvement Standards". This work shall consist of, but is not limited to, curbs and gutters, sidewalks, drive apron, and street pavement. 1.8 Applicant shall comply with all requirements of the Orange County Fire Chief including required fireflow and installation, where required, of fire hydrants or sprinklers subject to approval of the Fire Department, City of Tustin Public Works Department and compliance with all requirements pertaining to construction. Exhtbtt A Resolution No. RDA 88-06 Page two 1.9 Prior to issuance of any building permits, payment shall be .made of all required fees including: A. Major thoroughfare and bridge fees to Tustin Public Works Department. B. Sanitary sewer connection fee to Orange County Sanitation District. C. Grading planchecks and permit fees to the Community Development Department. D. All applicable Building plancheck ~lnd permit fees to the Community Development Department. E. New development fees to the Community Development Department. F. School facilities fee tO the Tustin Unified School District. G. Parkland dedication fees to the City of Tustin in' the amount of $6OO.OO. 1.10 The applicant shall sign ane return an Agreement to Conditions Imposed form prior to issuance of Building permi ts. SITE AND BUILDING CONDITIONS ii 2.1 Note on plans that all exterior colors and materials to be used shall be subject to a review and approval of the Director of the Community Development Department. All exterior treatments shall be coordinated with regard to color, materials and detailing and noted on submitted construction plans and elevations shall indicate all colors and materials to be used. 2.2 The proposed trash enclosure shall be stuccoed and colored to match main bu i 1 dings. 2.3 All rooftop mechanical or electrical fixtures and equipment shall be screened. All telephone, gas and electrical boxes must be indicated on the building plans and shall be completely screened by an enclosure that matches main building treatments and color. Electrical transformers where provided and wherever possible shall be located toward the interior of the project maintaining a sufficient distance from frontage of the project. 2.4 Parking shall be maintained at a ratio of two (2) covered spaces for every unit and one (1) guest space per four (4) units on the property. Exht bt: A Resolution No. RDA.88-06 Page three 2.4 All exterior lighting shall be installed so that said fixtures do not direct light onto any surroundlng properties. 2.5 Building shall comply with the Tustln Security Ordinance. 2.6 Interior access drives shall be marked and posted "No Parking - Tow Away" (meeting Police Department requirements). LANDSCAPING, GROUNDS AND HAROSCAPE ELEMENTS iii II II II 3.1 Final landscaping plans shall address thc control of fertilizers, pesticides, and irrigation water runoff. 3.2 Future formal submittals shall substantially conform to the landscaping standards on file with the Department of Community Development. 3.3 At plan check stages a completely detailed landscape and irrigation plan shall be submitted. The plan shall list. all species and common names, sizes, spacing actual location and quantity of plant materials. Show planting and berminq details, soil preparation, staking. The irrigation plan shall s;)ow location of central backflow prevention devices, pipe size, sprinkler ty~e, spacing and coverage. The Department of Community Development may request additional sizing or quantity of materials during plan check. Note on plans that adequacy of coverage of landscaping and irrigation is subject to field inspection at project completion by the Department of Community Development. 3.4 The submitted landscaping plans at plan check shall reflect the following requirements: a) Turf is unacceptable for grades over 25~. b) A combination of planting materials shall be used, ground cover on large. areas alone is not acceptable. c) Provide a minimum of one 15 gallon size tree for every 30 feet of property line on the property perimeter and five 5 gallon shrubs. 3.5 All newly planted trees shall be staked according to City standards. 3.6 Shrubs shall be a minimum of 5 gallon s.ize and shall be spaced a minimum of 5 feet on center when intended as screen planning. Exhtbtt A Resolution No. RDA 88-06 Page four 3.7 Ground cover shall be between 8 to 12 inches on center. shall reflect this requirement. Landscaping plans 3.8 When 1 gallon plant sizes are used th'e spacing may-vary according to materials used. 3.9 Up along fences and or-walls and equipment areas provide landscaping screening with shrubs, and or vines and trees on plan check drawings. 3.10 All plant materials shall be installed in a healthy vigorous condition typical to the species. 3.11 Landscaping shall be maintained in a neat and healthy condition, this will include but not be limited to trimming, mowing, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plak)ts. 3.12 In irrigation areas the irrigation controller shall be enclosed in a lockable housing. Design irrigation systems to provide sufficient coverage .while avoiding water overspray on buildings and sidewalks. Note this requirement on plan check drawings. · .Ii II I II I /,,' ! ! ! ! i! i! ! ! ! / / NORMAN KINGSTON 6 CANDLEBUSH IRVtNE. CAUFORNIA 9271.% 714. 854. 7506 KENYON STREET APARTMENTS 17082 AND 17092 KENYON ll. JSTIN CALIFORNIA ! ! ! ! ! ! ! ! iI I I 11 I iI tI I I I iI I ii ii I I / I i ! / / J / / ! iI I I iI I iI t iI I I iI ./ / ? / l t / / / ? CALIFORNIA I I I m'..-' ' I I I , I I I I F' I al I I ! 9 I Lti .....................#-r ~1 DEVELOPED BY: NORMAN KINGSTON I~VIN(. CALIF'C~NIA gZTl~ 714 8~4 75~ TUSTIN APARTMENTS 2 UNIT ADDITION S)08s' & 17092 K[NYON T'US FIN, CALI~ O~NIA .'-I DEVELOPED BY: NORMAN KINGSTON 6 C,~NUL£BU~ 1~I~4NJ.. C. ALI¢C'~NI,~ ~2715 i I Redevelopment Agency Des I gn Re vi ew 88- !5 August !, !988 Page three Major architectural features of the project include' Pitched roofs of a dark brown asphalt composite material. Beige colored lace stucUo exterior walls with thick brown trim, and mUllion windows. '~ Brown wood stairs as entry access from the landscaped courtyard. iJUJDSCAPING' · The applicant has submitted a landscape plan for the project. The proposed landscaping will enhance the new and existing driveways in an area now absent of any landscap',?ng. The focus of landscaping for the project is the courtyard entryway, which the two new units are oriented toward. The outer boundary of the courtyard is the rear driveway of the westerly apartment building. CONCLUSION: After consideration of the site plan, architecture, and landscaping related issues, vtuff considers the project compatible with the ~,Jr..,-ounding area provided conditions of ~pproval for the project are adopted. Eric Hae. land Acting Assistant Planner E H- CAS- ts nristine A. Shingleton I /J- Director of Community Development Attachments Community Developmen~ Department