HomeMy WebLinkAboutCC 11 TENT T.M. 12719 08-04-86 CONSENT CALENDAR
- ~ - NO. 11
DATE' AUGUST 4, 1986 ~ ]~'nte~'-- COI'B
TO:
FROM:
SUBJECT:
WILLIAM A. HUSTON, CITY HANAGER
COI~IUNITY DEVELOPHENT DEPARTHENT
TENTATIVE TRACT HAP NO. 12719/BREN COHPANY
(EAST lqJSTIN RESIDENTIAL, PHASE I)
RECO~I~ENDED ACTION:
That Tentative Tract Map No. 12719 be approved by adoption of Resolution No.
86-95.
DISCUSSION:
On July 28, 1986, the Planning Commission adopted Resolution No. 2348
recommending to Council approval of Tentative Tract Map No. 12719. A detailed
report on the proposed subdivision is attached for Council consideration.
As submitted, Tentative Tract Map No. 12719 proposes to create 218 single family
residential lots in compliance with East Tustin Residential, Phase I, Planned
Community Regulations. The proposed project meets or exceeds all regulations
and development standards for the area. Additionally, by reference, all
conditions required for previously approved Tract Map No. 12345 have been
incorporated into the present submittal.
In a separate action, the Planning Commission approved Design Review 86-12
concerning the site layout, common recreation/landscape areas, and unit
elevations of the entire subdivision.
In that the project submitted meets or exceeds all requirements for the
district, the Planning Commission hereby forwards its recommendation tha
Tentative Tract Map No. 12719 be approved.
BOB BALEN, v
Planning Consultant
JSD/RB/jm
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RESOLUTION NO. 86-95
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF TUSTIN, CALIFORNIA, APPROVING
TENTATIVE TRACT MAP NO. 12719
The City Council of the City of Tustin, California, does hereby resolve as
follows:
I. The City Council finds and determines as follows:
Ae
That Tentative Tract Map No. 12719 was submitted to the Planning
Commission on behalf of the Bren Company for consideration of
the subdivision of certain properties for residential purposes.
B. That a public hearing was duly called, noticed and held before
the Commission for said map.
Ce
That an Environmental Impact Report (EIR 84-3) has been
certified in conformance with the requirements of the California
Environmental Quality Act for the subject project area.
That the proposed division is in conformance with the Tustin
Area General Plan and the Planned Community District (East
Tustin, Phase I) regulations as they pertain to the development
of single family dwellings.
E®
That the Planning Commission has, by the adoption of Resolution
No. 2348, recommended to the City Council approval of Tentative
Tract Map No. 12719.
II. The City Council hereby approves of Tentative Tract Map No. 12719
subject to the following conditions:
1. All conditions contained in Planning Commission Resolution
No. 2348 must be adhered to.
®
All applicable conditions
must be satisfied as they
No. 12719.
imposed on Tract map No. 12345
)ertain to Tentative Tract Map
Attest:
DONALD J. SALTARELLI,
MAYOR
MARY E. WYNN, CITY CLERK
Planning Commission
DATE: JULY 28, 1986
SIJBJECT: TENTATIVE TRACT RAP NO. 12719/DESIGN REYIE# 86-12 (SHADO#BROOK)
APPLICANT:
BREN COHPANY
ONE CiViC PLAZA, SUITE 100
NE#PONT BEACH, CA 92660
RONDA HEACOCIC, PRO~ECT HANAGER
LOCATION:
PROPERTZES BOUNDED BY BRONIIING AVENUE, EL CAHINO REAL, BRYAN AVENUE
AND PANICCENTER DRIVE ARE SHO#N ON APPROVED TRACT NO. 12345 (EAST
TUSTIN RESIDENTIAL PHASE I, AREA 1)
ZONE
DESIGNATION: PLANNED COHMUNI'n' RESIDENTIAL
ENVIROIBIENTAL
STATUS: ENYIROIOIENTAL ZHPACT REPORT 84-3 gAS APPROVED IN CO~PLZANCE ~IITH
THE CALIFORNIA ENYIROlgIENTAL QUALITY ACT AND IN CONJUNCTION IJITH
ADOPTION OF ORDINANCE NO. 938.
REQUEST:
1) AUTHORIZATION TO SUBDIVIDE THE SUBJECT AREA PROVIDING FOR THE
DEVELOPRENT OF: 218 SINGLE FAHILY DETACHED HOUSING UNITS, COLSON
RECREATION AREA, AND PRIVATE STREETS. (PUBLIC HEARING REQUIRED)
2) APPROVAL OF DESIGN, SITE PLAN AND ARCHITECTURAL FEATURES OF THE
PROPOSED PRO~ECT. (NO PUBLIC HEARING REQUIRED)
RECOmmENDED ACTION:
That the Commission recommend to the Ctty Counctl approval of Tentative Tract
Map 12719 and that the Commission approve Design Revtew No. 86-12 by the
adoption of Resolutions No. 2348 and 2349.
SLAY:
Approval of Tentative Tract Rap No. 12719 wtll authorize subdivision of Area 1
wtthtn the boundaries of the East Tusttn, Phase ! project area. As proposed 218
Individual stngle fanflly lots wtll be created as wtll ~ots for common recreation
and landscape areas. Also provisions for prtvate streets wtll be Incorporated
as conditions of the map. Stte layout and architectural destgn plans for untts
lto be butlt are also before the Commission for review and al~p~ol val~_l, rlflpy
L
Community Development Department
Planning CommiSsion Report
Shadowbrook
page two
As proposed, the Shadowbrook project meets or exceeds minimum requirements of
regulations governing development within Phase I. Additionally, non-required
features such as a common recreation area are included in the project.
Accordingly, staff recommends that the Commission recommend to City Council
approval of Tentative Tract map No. 12719 and that the Commission approve Design
Review 86-12.
BACKGROUND AND DTSCU$STON:
With the adoption of Ordinance No. 938, Planned Community Regulations and
Guidelines for the area known as East Tustin, Phase I, were.established. The
project now before the Commission (Tentative Tract Map No. 1271g/Shadowbrook) is
proposed for the portion of Phase I indicated as Area 1 on the attached Exhibit
A.
Development for residential purposes within Area ! is limited to single family
detached dwellings at a maximum density of eight (8) units per acre. A total of
264 units are permitted in Area 1.
Pursuant to applicable zoning and subdivision regulations and prior to
development of any project, the Planning Commission must conduct a public
hearing and make recommendations to City Council concerning proposed subdivision
maps. In this case, Tentative Tract Map No. 127!9. Additionally, as outlined
in Planned Community Regulations for Phase I, the Planning Commission must
approve final conceptual development plans prior to submittal of such plans to
the Building Department for permit issuance. Conceptual development plans refer
to si~e layout, architectural elevations of buildtong exteriors, common area
landscape plans and recreational facility plans. The design review process does
not require a public hearing.
In reviewing the subject project it should be remembered that the entire Phase I
area was in essence created by Final Tract 12345. This is important to note in
that certain conditions imposed upon Tract 12345 are applicable to and must be
incorporated within subsequent projects in the area.
PRO~]£CT PROPOSAL
The Bren Conl~any has submitted a comprehensive development package for a single
family residential project to be called Shadowbrook. The submittal includes a
site plan, building elevations, landscape and recreation area plans and the
required subdivision map. Specifically, the project consists of a maximum of
218 single family detached units each upon its own individual lot.
There are two separate actions the Commission must take in relation to this
project, so each will be addressed individually.
Community Development Department
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Planning Commission Report
Shadowbrook
page three
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Tentative Tract Map No. 12719
As Indicated on the exhibtts forwarded to the Commission, Tentative Tract Map
No. 12719 would 'create 218 individual residential lots, provide an interior
trafftc' circulation system and establish common recreation and landscape areas.
By subdividing in this fashion, overall project denstty .ts just under stx units
per acre whereas maximum density allowed Is eight units per acre. The 218 unit
count is also less than the maximum unit allowed for Area i whtch is 264. In
terms of tssues pertaining specifically to the subdivision map outside of
standard conditions of approval, discussion ts fairly limited. However, a few
points must be made. First, resulting from a requirement of Tract 12345 the
area shown as "P" Street (Including lots 204 through 218) cannot be developed at
the present time. This area has been reserved to accommodate flood control
devices pending the completion of improvements under construction in the E1
Modena Flood Control Channel. Secondly, as a part of an area wide traffic
circulation plan, there is the potential that Browning Avenue may be extended
over the Santa Ana Freeway. 0nly upon completion of the flood control channel
and once a determination on whether or ~ot Browning Avenue will be extended has
been made can development of homes tn this area proceed.
A second issue relating to Tentative Tract 12719 is the dedication of parkland.
Pursuant to Ctty 0rdtnance No. 921 a total of 1.84 acres of parkland must be
dedicated as a result of the proposed development. Of this parkland required,
.9~ acres must be dedicated to a "community level" park within East Tustin, and
.92 acres must be committed to a "neighborhood level" park.
At the encouragement of staff, The Bren Company has provided a .32 acre
recreation area within Shadowbrook. However, the applicant has in turn
requested that this acreage be credited towards the .92 acre requirement for a
neighborhood park. Since the recreation area is not mandatory per applicable
regulations, and it does meet criteria necessary to receive credit as requested,
staff recommends that such £redit for land dedication be allowed.
All other issues and recommended conditions of approval for Tentative Tract Map
No. 12719 are included tn Resolution No. 2348.
DESZGN REYXE14
The destgn review portion of Shadowbrook encompasses the site plan, butldtng
elevations and common areas. Each of these topics wtll bve reviewed separately.
Site Plan
The basic site plan proposed is relatively straight forward. However, there are
some aspects that differ from traditional single family subdivisions. The
primary difference revolves around lot size and. a "zero lot line" concept.
Average lot size within the project is in the 3,700 - 3,800'square foot range.
Communizy Development Department
Planntng Commission Report
Shadowbrook
page four
As to the zero lot line concept, from the exhtbtts forwarded to t~e Commfsston,
tt can been seen that tn certatn areas, yards designated for the use of one
property o~ner "overlap" onto an adjacent property. At the same time this
property o~ner foregoes use of a port, on of his/her lot to the lot on the
opposite slde.
Wtth thts concept, useable yard area for each lot ts maximized. For example,
instead of providing ~o ftve foot wide areas on each stde of a home, a [0 foot
area on one stde of the untt can be employed.
A second untque feature to the stte plan ts the interior circulation system.
Although private .streets are utilized, they will be constructed with curb to
curb widths equivalent to standard street minimums. Also, sidewalks wtll be
provided at the city standard of five feet ~n width. The only difference
be~een a standard public street and this project ts that a parkway landscape
area has not been provided. Ho~ever,'gtven structural setbacks and the fact the
developer will tnsl~ll all front yard landscaping (to be maintained by a
Homeowner's Association), the proposed street plan is very compatible wtth the
type of housing units proposed.
In addttton to vehicular circulation, a pedestrian 11nkage be~een porttons of
the project separated by "A" Street on Map 1271g has been prepared.
Specifically near the intersection of "A'" and "B" Streets a landscaped paseo for
pedestrian access is tncluded on the site plan. F~nal detatls of this plan in
co6rdtnatton wtth previously approved perimeter landscaping must be reviewed by
staff prtor to construction and lnsl~llatlon.
The last 1rem in terms of the stte plan concerns parEtng. Mtntmum parking'
requirements in Phase ! calls for 2.5 parking spaces for each d~elltng unit,
of which must be garages. The balance of required parking can be on-street
spaces and/or wtthtn driveways as outlined in the Planned Community
Regulations. In staff's revte~ of the site plan it was felt that credit should
not be given for all parking spaces sho~n. It is realized that the areas
indicated w~ll accommodate vehicles, however in terms of what should be
considered for credtt, approximately 155 parking spaces, excluding garages have
been Identified. This figure places the approved parking ratto for the project
at 2.7 spaces per dwelling untt. However, actual available parking will Jn
actuality be about 3.0+ spaces per unit.
Elevattons
[n keeptng with the Tustln Ranch theme, Shadowbrook homes have been designed
wtth the use of traditional butldtng materials. Wood st~tng and embellishments
along with wood simulated concrete roof tiles lend a rustic yet contemporary
feeling to the project.
As to overall project appearance, Integration of units with differing roof
schemes, intermittent use of slngle sto~y units and the "Jogging" of structural
setbacks from street frontages, the mass of a large pro~ect has been broken up
Community Development Department
Planntng Commission Report
Shadowbrook
page five
and distributed making the project a quallty addttton to the area.
Ftnally, tn an effort to display the postttve appearance of Shadowbrook to the
community at large, extra architectural treatments have been applted to rear
elevations of units whtch abutt Browning, Bryan, E1 Camtno Real and the street
shown as "8" Street.
UNZTTRAN$~ER
Although not a particular concern at this point, the issue of unit transfer does
have implications that should be noted. As stated tn this report, the maximum
unit count permit:ed for Area' [ is 264 while only 2[8 units are proposed.
Pursuant to Section 2.[ of the East Tusttn Specific Plan, the 46 units that
could be built in Area [ can be transferred into the Specific Plan area provided
all conditions of the plan are met. This transfer process is fully detailed in
the East Tusttn plan and from this pbtnt forward will be closely monitored by
staff.
CONCLUSIONS:-
Subject to conditions of approval continued in Resolution No. 2348 staff has
concluded that the proposed project meets or exceeds minimum requirements of
applicable land use regulations. Further, staff ts confident that proposed
building elevations and common recreation/landscape areas satisfy the intent of
Planned Community Regulations for Phase ! tn that architectural quality
treatments have been included tn the package submitted.
Accordingly tt is recommended that the Co~ntsston recommend to City council
approval of Tentative Tract Map [27[9 and that the Commission approve Design
Review 86-12 by the adoptton of Resolution No. 2348 and 2349.
~ SENIOR PLANNER
JD:do
attach: Full size site plans, elevations and tract map.
Community Development Department
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RESOLUTION NO. 2349
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CI~f OF TUSTIN, APPROVING DESIGN REVIEW 86-12
The Planning Commission of the City of Tustin does hereby resolve as
follows:
The Planning Commission finds and determines as follows:
That a proper application, (Design Review 86-12) has been filed
on behalf of The Bren Company in conjunction with Tentative
Tract Map 12719.
That pursuant to Ordinance No. 938 adopting Planned Community
Regulations for East Tustin, Phase I, the Commission hereby
approves the site plan and architectural elevations as presented
to the Commission in conjunction with Tentative Tract No. 12719
on July 28, 1986 subject to the following conditions:
1. Interior garage dimensions shall be 18' x 20' clear.
Specific exterior color schemes and proposed building
materials shall be submitted to the Planning Commission for
review and approval..
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Architectural treatments and embellishments as shown shall
be'constructed so as to give a sense of depth and
dimension.
Swimming pools and spas will be required in recreation
areas. A 6'0" high fence with self-closing and
self-latching devices on gates shall be installed around
pool and spa areas.
Elevations of pool equtpment/restroom building in
recreation areas are required.
6. A complete landscape plan for recreation and paseo areas is
required with submittal package for structural plan check.
PASSED AND ADOPTED.at a regular meeting of the Planning Commission on the
day of , 1986.
CHARLES E. PUCKETT,
Chairman
DONNA ORR,
Recording Secretary
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RESOLUTION NO. 2348
A RESOLUTION OF l~E PLANNING COMMISSION OF
THE CITY OF TUSTIN RECOMMENDING TO THE TUSTIN
CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP
NO. 12719
The Planning Commission of the City of Tustin does hereby resolve as
follows:
I. The Planning Commission finds and determines as fotlows:
A. That Tentative Tract Map No. 12719 was submitted to the Planning
Commission on behalf of The Bren Company for consideration.
B. That a public hearing was duly called, noticed and held for said
map.
Ce
That an Environmental Impact Report (EIR 84-3) has been
certified in conformance with the requirements of California
Environmental Quality Act for the subject project area.
That the proposed division is in conformance with the Tustin
Area General Plan and adopted Planned Community Regulations
(East Tustin, Phase I) as it pertains to the development of
single family dwellings.
II.
The Planning Commission hereby recommends to the City Council
approval of Tentative Tract Map No. 12719 subject to the following
conditions:
.1. All applicable condttins of Tract No. 12345 shall hereby be
imposed, by reference, onto Tentative Tract Map 12719.
2. Preparation and submittal of a final grading plan delineating
the following information is required:
a. Final street elevations at key locations.
b. Final pad/finish floor elevations and key elevations for
all site grading.
All construction within the public right-of-way and/or public
easements must be shown on a separate 24"x36" plan with all
construction referenced to the applicable City/County/IRWD
standard drawing numbers. In~rovements to be shown will include
but not be limited to the following:
a. Curb and gutter
b. Sidewalk
c.' Utility connections (gas, electric, telephone, CATY.
d. Storm drain connections to public facilities {the storm
drain facilities within this tract will be private drains
to be maintained by the Homeowners Association)
e. Domestic water
f. Sanitary sewer
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Resolution No. 2348
page two
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Additional right-of-way shall be dedicated where the private
streets join the public streets. The right-of-way line shall
follow the back edge of the sidewalk around to the BCR, thereby
placing the curb return and adjacent sidewalk within the public
right-of-way. No embossed concrete paving will be permitted
within this area.
Payment of all required Orange County Sanitation District No. 7
sewer connection fees that may be required as a result of the
interim connection to the District 7 facilities, will be
permitted within this area.
Payment of all required fees for the Major Thoroughfare and
Bridge Fee Program will be required at the time building permits
are issued.
Required New Development Tax shall be.paid prior to recordation
of any Final Map filed in compliance with the Tentative Map.
Pedestrian street markings are required on "A" Street at
intersection of "B" Street in conjunction with Paseo linking two
sections of the project.
A complete phasing and construction schedule must be submitted,
including complete improvement plans for model homes.
Appropriate documents shall be recorded against property's title
for lots lg through 39 inclusive advising buyers of potential
development of 19ts 203 through 218 inclusive and/or the
development of an overcrossing at Browning Avenue over 1-5
Freeway.
CC&R's must be prepared and submitted for review and approval
prior to recordation of the final map. The City shall be made a
party, for enforcement purposes, of said CC&R's and shall be
prepared in accordance with format acceptable to the City.
Note 13 on Tentative Tract Map 1271g shall be amended to read:
"Approval of this tentative map shall remain in force for a
period of twenty-four (24) months."
Note 14 on Tentative Tract Map 12719 shall be deleted.
Island within the "knuckle" along "M" Street (serving lots 154
through 157) shall be landscaped and equipped with automatic
irrigation system.
Elimination of certain on-street parking spaces will be
required. Final analysis will be conducted at the time of plan
check submittal.
16. Interior culdesacs (at turning radius) must be posted "No
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Resolution No. 2348
page three
Parking" on designated trash pick-up days. Please verify with
Waste Management ensuring adequate turntng maneuvers are
possible.
17. All garage units shall be equipped with automatic garage door
openers.
18. All private streets shall be constructed to minimum city
standards in terms of type and quantities of materials used.
19.
A total of 1.84 acres of parkland dedication is required
pursuant to provisions of City Ordinance No. 921. For the
inclusion of a private common recreation area within Tentative
Tract Map No. 12719, a credit for land dedication shall be given
in the amount of .32 acres. This credit to be applied to a
neighborhood park as defined in Ordinance No. 921.
20.
At. such time that lots 203 through 218 are developed, a
perimeter block wall shall be installed along Browning Avenue
and E1Camtno Real.
21.
Water improvement plans shall be approved by the fire chief for
fire protection. The adequacy and reliability of water system
design, and the distribution of fire hydrants will be evaluated
in accordance with Insurance Service Office suggested standard.
22.
Prior to the issuance of any building permits for combustible
construction, evidence that a water supply for fire protection
is available shall be submitted to and approved by the fire
chief.
23.
The emergency vehicle access
Department requirements when
commences, Tract 12345.
(across Lot G) must meet Fire
development of "P" street
24. All front yard landscaping shall be installed by the developer
and subsequently maintained by Homeowners Association.
25.
That at such locations where the abandoned San Diego Pipeline
encroaches into the project area, said pipeline shall be
removed.
PASSED AND ADOPTED at a regular meeting of the Planning Commission on the
__day of , 198
CHARLES E.PUCKETT
Chairman
DONNA ORR,
Recording Secretary