HomeMy WebLinkAboutNB 2 LAND USE SURVEY 04-15-85DATE: April 1, 1985
TO:
FROM:
SUBJECT:
NEW BUSINESS
~ NO. 2
litter-
HONORABLE I~¥OR AND CITY COUNCIL
DILL HUTTON, CITY IqANAGER
COI~U#ITY DEYELOPMENT DEPARTIqENT
LAND USE SURVEY/APPROPRIATE ZONE DESIGNATION FOR PROPERTIES LOCATED
ON YORBA STREET BETI~EN FIRST STREET AND IRVINE BLVD.
BACKGROUND:
In December 1984, the City Council directed the Planning Commission to review
the land use and zone designations for the properties along Yorba Street,
between First Street and Irvine Boulevard. On March 11, 1985, the Planning
Commission reviewed staff's analysis of the existing characteristics of Yorba as
well as potential zone changes that may be appropriate in the area. Attached is
the report submitted to the Commission.
DISCUSSION:
,J
After opening a general discussion concerning the subject properties and
conducting a question and answer period, the Commision unanimously voted to
recommend to the City Council, that the parcels included in Exhibit "B" in the
attached report be included in a Specific Plan for professional office use.
Further, the Commission recommended that the parameters of the specific plan
included in staff's report be utilized. The only amendment required by the
Commission was that any plan should very clearly state that the intent of the
designation is to encourage and promote lot consolidation of the properties
along the east side of Yorba.
Finally, the Commission recommended that the Council authorize the advertisement
of a public hearing to amend the General Plan and adopt a Specific Plan for the
area.
RECOI~qENDED ACTION:
It is recommended that the Council take the following action:
1. Receive and file staff's report to the Commission dated March 11, 1985; and
2. Direct staff to advertise a public hearing before the Planning Commission
for the purposes of amending the General Plan, and Zoning Designation for
certain properties along Yorba Avenue, between First Street and Irvine
Associate Planner
JD:do
1'0:
WILLIAM HUSTON, CITY MANAGER
BOB LEDENDECKER, DIRECTOR OF PUBLIC WORKS/CITY'ENGINEER
YORBA STREET IMPROVEMENTS BETWEEN FIRST ST. AND iRVINE BLVD.
At a recent City Council meeting, a cost estimate for street improvements and the
undergrounding of utilities was requested for Yorba Street. A cost breakdown has
been prepared for both the west and east sides of the street as follows:
Easterly side of Yorba ....................... $50,300.00
Westerly side of Yorba ....................... 16,800.00
Utility undergrounding and street light installation is estimated at $13,000.00.
In late 1979, Yorba Street was scheduled for widening as a cooperative project
within the County of Orange Arterial Highway Financing Program. At that time, the
residents of the street opposed any widening and petitioned the City Council to
cancel the project. In January, 1980 the Council cancelled the widening project.
It is suggested that if a widening project proceeds, that both sides of Yorba
Street be widened concurrently and all right-of-way requirements be provided as a
donation by the property owners.
Bob Lede~Jd6cker
Director of Public Works/City Engineer
BL:jr
Planning Commission
SUBJECT: LAND USE SURVEY/APPROPRIATE ZONE DESIGNATION FOR PROPERTIES
LOCATED ON YORBA STREET BETWEEN FIRST STREET AND IRYI'NE BOULEYARD
BACKGROUND:
Initially as a result of an inquiry from City Council, and subsequently upon the
direction of the Commission, the Community Development Department began to
research zoning and land use issues concerning' properties on Yorba Street,
between First Street and Irvine Boulevard.
The emphasis on the study included:
* Existing land use/traffic volumes
* Alternative zone designations
* Alternative methods of i~lementing zoning regulations
* Long range considerations
From, these broad categories, specific recommendations were derived and will be
presented for the Commission's consideration.
CURRENT LAND USE, ZONING AND GENERAL PLAN DESIGNATIONS
The subject properties consist of three primary land uses: Professional Office,
Retail Commercial and Single Family Residential. With the exception of lot 3,
{see attached Exhibit "A") all of the single family structures are located on
the east side of Yorba. In most cases, each lot has consistency between land
use, zoning and general plan designations. The outstanding exceptions are as
follows:
Lot 2
General Plan - Public & Institutional (P&I)
Zone - Multiple Family {R-3)
Land Use - Professional Offices
Lot 3
General Plan - Multiple Family
Zone - Estate Residential (E-4)
Land Use - Single Family Residential
Lot ~.
General Plan - Multiple Family
Zone - Estate Residential
Land Use - Professional Office
Lots 16 + 17
General Plan - Multiple Family
Zone - Multiple Family (R-3)
Land Use - Professional Office
~ ,Com mufliry Development Department ~
Planning Commission Report
Yorba Street zoning
page two
Lots 18 & Ig
General Plan - Commercial
Zone - Commercial General (CG-PUO)
Land Use - Residential
With the existing land uses outlined, a discussion of the appropriateness of any
zone changes for the subject properties must be addressed.
ISSUE ANALYSIS:
Two prt~a~y factors to be considered concerning the subject properties are
traffic volumes and lot sizes.
Traffic Volumes
Since Yorba is classified as a secondary highway on the County Master Plan of
Arterial Highways, careful consideration to traffic volumes and inco~atibtlity
of residential uses need to be addressed. The latest figures available from the
Engineering Department show a daily traffic volume count of g,$O0 vehicles on
Yorba. By comparison, traffic counts on multiple-family residential streets
such as San Juan between Newport and Red Hill, Mitchell between Newport and Red
Hill, and Williams between Alliance and McFadden range from 3250 to 6250 to 6550
respectively. Traffic count~ in single family areas are far lower. For
example, Myrtle Street north of McFadden {12¢5), "B" Street between Main and
First (1150), and Loretta Lane between Bonnet and Santa Clara (483). As
indicated by these numbers, the existing traffic volume on Yorba is no longer
conducive to single family residential units. Especially at such time that
redevelopment is undertaken. -
Lot Sizes
The second major factor that should be considered prior to any zone change is
the sizes of the parcels in the area. Particularly, the lots on the east side
of Yorba. Lots 8 through 18 all have 60 foot frontages and are approximately
~20 feet deep. This lot depth is further reduced by a fifteen foot street
widening dedication, required when a parcel changes use. This leaves a
buildable site area of 5250 square feet, which under present Single Family,
Multiple Family and Professional Office District standards, is substandard for
any development.
Lot sizes on the west side of Yorba do not present these problems. In fact, it
appears that any revisions to zoning or general plan designations on the west
side of Yorba would be relatively easy to implement when considering lot size
and configuration. Therefore the remainder of this report will predominately
address implications of a zone change/general plan amendment on the east side of
Yorba.
Community Devetopmen~ Depanmem
Planning Commission Report
Yorba Street Zoning
page three
POTENTIAL ZO#E DESIGNATIO#S:
In staff's analysis, there are three logical scenarios that could be utilized in
reruns of land use designations on the subject properties. In each case, it
would be recommended that Lots 2, 3, and 4 be established for professional
office development. The three alternatives and their implications are for the
east side of Yorba and are as follows:
1. Do Nothing: As with any project, an alternative to be considered is to
retain the status quo. However, as previously mentioned, the high traffic
volume on Yorba creates an unacceptable environment for redevelopment of
single family dwellings. Additionally, resulting from the sizes of the
respective parcels, Variances are required' for development. With a
single-family residential zoning, there is no incentive to consolidate
lots, nor to reduce the number of curb cuts and driveways emptying onto
Yorba. Reduction in these accessways would reduce conflicting traffic
~vemeflts.
2. Incorporation of Yorba and Mt. View Properties into a Specific Plan
{Residential): A second alternative, addressing some long term issues,
would be to create 'a specific plan for residential development utilizing
properties on the east side of Yorba and the west ,side of Mt. View.
Implications of such an alternative are complex.
Positive impacts of this alternative would be that development could be
oriented toward Mt. View and ingress and egress on Yorba could be
eliminated. Development incentives could be included in the plan that
would ensure orderly development with lot consolidation, internal traffic
circulation plans and appropriate setback and height requirements suited
for this particular area.
The major negative impact of this alternative is that a plan oriented
toward Mt. View, would require development of Yorba properties to be
contingent upon acquisition of properties on Mt. View. However, the
character of the homes on Mt. View is such that pressures for redevelopment
are not a strong as for the Yorba properties. In other words, even with
development incentives, the fact that there are multiple property owners
involved, and given the "old town" character of the street, it is not
likely that development timetables on Yorba and Mt. View will be parallel.
3. Incorporation of the Properties on the East Side of Yorba into a Specific
Plan (Professional Office): The third alternative for consideration is t~
institute a specific plan providing for the development of professional
offices along both sides of Yorba. Staff considers this to be the most
logical change in land use for the area. With a properly enacted Specific
Plan, immediate development of each individual lot (new construction or
conversion of existing structures) could be accomplished. Additionally,
Community Developmen~ DeparTmen~
Planning Commission Report
Yorba Street zoning
page four
with development incentives (i.e., permitting 1~o stories on consolidated
lots) a mere orderly development pattern can be Implemented. Further, the
professional designation would minimize the potential adverse impacts of
new construction upon the residential properties abutting the subject
lots. This is in contrast to more intense retail/commercial development.
Also as a benefit of lot consolidation, the number of drive approaches onto
Yorba: could be reduced.
What may be considered a negative impact of this alternative is that the
lots on Mt. View will be limited to single-family development. The
combination of the street width on Mt. View (aprox. 32' curb to curb) with
the substandard lot sizes, more intensive land uses are not seen as
appropriate in the foreseeable future.
PROPOSED PARNMETERS FOR A SPECIFIC PLAN:
Essentially two actions are required to implement changes in land use
designations: an amendment to the general plan, and apprqprtate changes in
zoning. Of the lots shown on the attached exhibit, it is recommended that only
lots 2, 3, 4, and 8 through 17 be included in a specific plan. It is felt that
the remaining lots are properly zoned and have appropriate general
plan classifications. For the lots within the specific plan area, the General
Plan should be changed to Professional Office (PR) and the Specific Plan for the
area should permit only the development of professional offices.
The affect of these actions is graphically demonstrated in Exhibit "B".
For purposes of discussion,the following outline shows the basic format and
development standards that would be proposed at such time formal action on the
specific plan is taken.
I. OBJECTIVES
Preserve and protect the public health, safety, and general
welfare of the area by encouraging the orderly development of the
subject property.
Plan for a consistent neighborhood development which conforms
with the General Plan for the City of Tustin and goals of the
community.
Develop standards that will be uniformly applied to all lots
within the specific plan area, regardless of ownership.
De
Encouragement of lot consolidation within the specific plan area.
Reduction in the number of curb-cuts and drive approaches
currently providing ingress and egress onto Yorba Street.
Community Development Department
Planning Comlsslon Report
Yorba Street Zoning
page five
II. STATISTICAL DATA
The specific plan shall include the parcels lndlcated on the attached
exhibit, and consists of a total area of approximately 2.52 acres.
III. NOTES/PERMII'FED USES
Within the specific plan area, conversion of existing structures
and/or the construction of new buildings shall be limited
to professional office uses.
The continued use of existing structures as single family
dwellings, as defined in Tustin City Code Section 9223(a)1. shall
be permitted.
No building permits shall be allowed for any project which does
not conform to the general development standards of this plan.
Where conflicts between the general development standards of this
plan and other zoning regulations exist, the provisions of the
specific plan shall prevail.
Within the specific plan area, water services will be provided by
Tustin Water Wor~s, sewerage facilities by the County Sanitation
District No. 7, electrical services by Southern California
Edison, and gas services by Southern California Gas. Drainage
plans shall be reviewed by the Building Official and conform to
the requirements of the Orange County Flood Control District.
IV. DEFINITIONS
Where applicable definitions in Tustin City Code Section 9297
shall be incorporated into this specific plan by reference.
Professional Office uses shall be defined as including, but not
being limited to the following:
Professional offices for: architect, attorney,
chiropractor, dentist, doctor, oculist, optometrist,
and others licensed by the State of California to practice
the healing arts, including clinics for outpatients only,
laboratories for x-ray and diagnostic purposes, as
generally associated with any of the above; engineer, land
surveyor, land planner and accountant.
General offices for: building consultants, draftsmen and
economic consultants.
Community Development Department
Planntng Commission Report
Yorba Street Zoning
page six
3. Accessory structures, buildings and uses normally incldent
to any of the above listed commercial uses except that no
building site may be used simu]taneously for r~sidential
and professtonal'purposes.
4. Home occupations In accordance with this chapter.
5. Personnel agency.
6. Answering service.
7. Collection agency.
8. Insurance agency.
9. Land and property management.
10. Contractors business office.
Advertising agency.
[2. Photographer.
13. Interior decorator or artist studio.
1¢. Management, technicolor professional consultant.
15. Stock broker.
16. Social work.
17. Travel agency.
18. Title insurance company
19. Dispensing pharmacy, selling only drugs, medicines and
health aid.
20. Other uses in the opinion of the Plan~ing Commission are
similar in nature to listed uses.
V. GENERAL DEVELOPMENT STANDARDS
To meet the. objective of lot consolidation outlined in this plan two sets
of development standards shall be in effect:
Small Lot Development - The following criteria shall apply to any
single parcel with a street frontage less than 100 linear fee~
and/or a gross land area less than 6,000 square feet.
2.
3.
4.
5.
Maximum height:
Minimum front yard setback: 20 feet
Minimum side yard setback: 5 feet
Minimum rear yard setbck: 15 feet
Parking:
a) Professional Office: one space for each
square feet of building area
b)
c)
One story, no higher than 20 feet.
250 gross
Medical Office: six spaces for each 1,000 gross
square feet of building area.
Percent of Compac% parking spaces allowed: 20%
Community Development DeparTment
Planning Commission Report
Yorba Street Zoning
page seven
Large Lot Development - The following criteria shall apply to any
single parcel with a street frontage in excess of, or equal to
100 linear feet, and/or a gross land area in excess of 6,000
square feet.
2.
3.
4.
5.
6.
Maximum height: two stories or 35 feet
Minimum front yard set back: 16 feet
Minimum side yard set back: 5 feet
Minimum rear yard setback 1st floor: : 15 feet
Minimum rear yard setback for 2nd floor: 25 feet
Parking
a) Professional Office: one space for each 250 gross
square feet of building area
b) Medical Office: six spaces for each 1,000 gross
square feet of building area
c) Percent of ~ompact parking spaces allows: 30%
VI. GENERAL REGULATIONS
Dedication of land and construction of public improvements as
required by the Tustin City Code must be achieved prior to
occupancy of any structure in the Specific Plan area.
Improvements include, but are not limited to:
construction or replacement of all missing or damaged
street improvements such as curbs and gutters, sidewalks,
drive aprons, street pavement, street trees and street
lights.
ComplianCe with the general development and landscape standards
as adopted by the City Council is required unless otherwise
specifically stated within the specifc plan.
Co
Elevations of any proposed structure shall reflect a style
compatible with the surrounding area. The use of earthtone
colors and materials such as brick, wood, and stucco shall be
required. Reflective glass and curtain wall type structures
shall be prohibited.
All final site plans, elevations, colors and materials shall be
reviewed and approved by the Director of Community Development
Department prior to the issuance of building permits.
Community Development Department
Planning Commisslon Report
Yorba Street Zoning
page eight
Prior to the issuance of butlding permits, a detailed exterior
lighting plan shall be submitted indicating, but not limited to,
the following:
1. Location, intensity and orientation of parking lot
lighting;
2. Location, intensity and orientation of security lighting;
3. Mechanisms provided to ensure that lighting does not
adversely impact abutting residential properties.
A parcel map shall be filed in conjunction with any lot
consolidation within the Specific Plan area.
CONCLUSION:
Since the subject matter is not a public hearing, no formal action by the
Commission is required. Instead, this forum should be utilized to discuss
options, note additional concerns and to formulate recommendations so that staff
may proceed accordingly.
The information included in the staff report will be 'incorporated with the
Commission's comments and a comprehensive report shall be returned for
Commission review. A copy of that report will also be forwarded to the City
Council to aprise them of project status.
RECOI~qENDEO ACTION:
Although this is not a public hearing it is recommended that the Commission
recognize and receive input from interested persons that may be in attendance.
Subsequently, it is recommended that Commission input and staff's analysis be
forwarded to the City Council with a recommendation that a public hearing, if
appropriate, be scheduled.
Associate Planner
JO:do
attach: Exhibit "A"
Exhibit "B"
Community Development Departmem J
YORBA STREET LAND USE SURVEY
FIRST ST
IRVINE BLVD
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.~al tip le Fa~ ly
~rofes~ional Offices
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L_Vacant
ZONLNG
RI-Single Family
R3-:~altiple Family .=es,
E4-~state ~e$idential
PR-~'~Dfes$ional District
CG-PUO ~rcial General/
Planned 5hit Develo~nt
PLAN
SF-Shngle Family
MF-k.'.'.? tiple
PR-Professional
P&l-P~blic & Insti-
tutional
C -Corrercial
PROPOSED SPECIFIC PLAN AREA
IRVINE BLVD.
FIRST ST.
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-Proposed Specific
Plan Area
ZONING
$ p--Specific Plan
GENERAL PLAN
PR --Professional