HomeMy WebLinkAboutPH 3 ZONE CHANGE 84-6 11-05-84PUBLIC NEARINGS
NO. 3
11-5-84
Inter-Corn
COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: -ZONE CHANGE 84-6
APPLICANT/
OWNERS:
LOCATION:
ZONING:
ENVIRONMENTAL
STATUS:
REQUEST:
HARK S. FERGUSEN
GILBERT AND ANITA FERGUSEN
BRIAN J. HAWKINS DEVELOPERS, INC.
17432 AND 17442 MITCHELL AVENUE
R-3 - 2,000 (MULTIPLE FAMILY RESIDENTIAL)
A NEGATIVE DECLARATION HAS BEEN APPLIED FOR TO CONFORM WITH THE
CALIFORNIA ENVIRONMENTAL QUALXTY ACT.
TO CHANGE THE ZONING FROM MULTIPLE-FAMILY RESIOENTIAL (R-3 -
2,000) TO PLANNEO COI~UNII'Y MULTIPLE-FAMILY (PC-MF) ANO AZ)OPT
A OEVELOPMENT PLAN PERMITING CONSTRUCTION ANO OPERATION OF A
SENIOR CITIZEN COMPLEX.
BACKGROUND:
A change of zone has been requested for two properties on the south side of
Mitchell Avenue between Newport Avenue and South "B" Street. These properties
were annexed into the City in lg78 and pre-zoned {R-3 - 2,000) multiple-family
residential. At this time the applicant is requesting zoning entitlement to
speqtfically approve 20 units of apartments for senior housing only.
The actual processing of this project requires the following actions by the
Planning Commission and City Council:
A. Rezoning of the property to (PC-MF) Planned Community Multiple Family.
B. Adoption of a development plan with it's associated conditions as part of
the zone change ordinance.
DEVELOPMENT PLAN:
The development plan submitted with this application proposes to construct 20
residential units for senior citizens, of which 12 units will be maintained at
Fair Market Rates for Section 8 certificate holders for a period of at least
five years. The remaining 8 units will be rented at Free Market Rates for
seniors only.
City Council Report
Zone Change 84-6
page two
The plans submitted which -include a site plan and' building elevations are the
development plans necessary pursuant to the Planned Community Zone. For
approval of a planned community project, the developer most specify building
type, character, height of structure and its location to surrounding properties
and adjoining streets. Since the plan would become part of this zone change
ordinance, it is subject to both Planning Commission and Council approval and
cannot be modified without an ~mendment to the ordinance. In addition, final
development plans shall be recorded in the office of the County Recorder.
SURROUNDZNG Ii, ND USES:
The subject property is approximately 140 feet in width fronting on the
southerly side of Mitchell Avenue with 164 feet of depth bounded by a_ single
family one-story dwelling on the west and a self-service gasoline station and
parkin$ lot ~o the east. Along the southerly property line are two-story
apartment structures.
SITE PLAN:
The site plans indicate constructioo of an "E" shaped two-story building
composed of residential dwelling units connected by two laundry rooms.
With a total of 20 units, the applicant is proposing 24 on-site pa~king spaces.
Since the multiple family provisions of the zoning ordinance would not apply in
this requested zone, ihis project is not subject to typical parking or density
standards. Therefore, with appproxtmately 1.2 parking spaces per dwelling unit
the applicant is anticipating that some of the senior citizens will not own
automobiles. In comparison to the Senior Board and Care Home recently approved
on Bryan Avenue, that project had 24 spaces for 85 rooms while this project has
24 spaces for 20 apartments. With 12 units being held for Section 8 certificate
holders, it is unlikely that any of those residents would own a car.
The question'of density is as follows: Under the R-3 - 2,000 designation the
applicant would be allowed to build eleven (11) units on this 22,960 square foot
parcel. Under the new zoning classification, the applicant will be allowed to
build 20 one {1) bedroom units of $00 square feet. The justification for the
increased density is that this project will be a seniors only complex.
ELEVATIONS:
The elevations as proposed show a stucco finish with tile roof and wood trim.
The rear {south) elevation faces another rear elevation of an existing apartment
complex and thus will be out of view. However, the second story of the rear
side elevations will be seen from Newport Avenue and "B" Street. It is
suggested that a roof parapet be added for decorative effect. Since the
building elevations presented are conceptual in nature, the precise design and
colors utilized should be subject to future staff approval.
Community Development Department
City Council Report
Zone Change 84-6
page three
ANALYSIS:
Staff has met with the project 'applicant Mr. Mark Fergusen on several occasions
to review the project plans and discuss the "affordable" housing issue. Staff
is supportive of this senior citizen housing since it is a residential land use
compatible with the surrounding uses and it's accessibility to nearby shopping
areas, bus service, and medical services. The Tustin Community Hospital and
other medical offices are all within walking distance.
The physical site design, setbacks, parking and other features appear reasonable
to staff, if this project is specifically deed restricted to senior citizens.
If not, the parking would not be adequate for a typical apartment project.
On October 22, 1984, the Planning Commission held a public hearing on this zone
change and development plan and recommended approval to the City Council by the
adoption of Resolution No. 2188 with conditions of approval as listed in Exhibit
"A". At that time, the Commission discussed the side elevations of the
buildings and took an action that the applicant should add an additional roof
parapet for decorative effect and screening of roof top equipment.
RECOPBqENDATXON:
Uphold the findings of the Planning Commission and conduct the first reading of
Ordinance No. 922 by t~tle only; introduce Ordinance No. 922.
Associa e~Planner
MAC:do
Attachments:
Ordinance 922
Exhibits A, B
Development Plans (site plan + elevations)
Community Development Department
City of Tustin
300 Centennial Way
Tustin, Ca. 92680 28 Sep 84
SUBJECT: Senior Project at 17432 Mitchell Ave.
Dear Mary Ann:
Here is a written form Of our conversation
concerning duration and implementation of Fair
Market Rents to our proposed senior project.
The 12 units on the ground level will be rented
at Fair Market Rates according to the OCHA for a
period of at least five Years.(Section 8 Certificates
will be accepted). The.remaining 8 units will be
rented at Free Market rates .so as to keep this project
solvent and a viable plaCe'fo~ seniors to live.
It is our wish~ that ail~'~ the apartments be
rented strictly to elderly persons in order to keep
this a senior community for Tustin.
City of Tustin
Centennial Way
Tustin, CA 92680
Ma~_y Auu Chambers
29 October, 1984
Dear Mary A~:
Here are the 2 changes we wanted to make in our project for
the upcoming City Council meeting:
1. At the Planning Commission's meeting we asked that the
City donate money for the water and sewage fees for
this Senior Citizen's project. Instead~ we would like
the City te donate the offsites for this project:
A. curb and gutter
Bo sidewalk
C. drive apron ---
D. street lights with underground conduit
E. street trees
F. sanitary sewer lateral
G. domestic water supplies
E. fire hydrant(s)
This would mean less expense for the City, while at the same
time, it would be a good donation to this project.
2. In regards to adding mansard roof additions to the
east and West sides, I found this would cost us an
additional $8,000.00. I would simply like to revert
to the original elevations without the roof additions.
I'm positive we can make these walls look very attractive
without the additional costs. This would also result
in lower individual rents.
Let me know if you have any other ideas or communication for me.
$incerely,~-~
Mark . Fergu ~
SHIRTS & OTHER SCREENED PRODUCTS
P.O. BOX 1451, TUSTIN, CA 92680
(714) 731-0942
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ORDINANCE NO. 922
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY'OF TUSTIN, APPROVING ZONE CHANGE84-6
FOR THE PROPERTY LOCATED AT 17432 + 17442
MITCHELL AVENUE, TUSTIN, CALIFORNIA, FROM
R-3 - 2,000 MULTIPLE FAMILY RESIDENTIAL TO
PC-MF PLANNED COMMUNITY MULTIPLE FAMILY
The City Council of the City of Tustin does hereby ordain as follows:
I. The City Council finds and determines:
That a proper application has been filed by Mark Fergusen to
rezone property from R-3 - 2,000 Multiple Family Residential to
PC-MF Planned Community Multiple. Family as described in Exhibit
"B" attached hereto and incorporated herein by reference.
That a development plan setting forth proposed land uses and
standards of development has been included within the
application for zone change to the planned community district
and is attached hereto as Exhibit "C".
That 'the development plan hereby establishes an apartment
complex of 20 units for "Senior Citizens" of which 12 units
shall be rented at Fair Market Rates according to the Orange
County Housing Authority for a period of at least five years to
accommodate Section 8 Certificate holders.
That the zone change as applied for will not under the
circumstances of this case be detrimental to the health, safety,
morals and general welfare of the community and should be
granted evidenced by the following findings:
1. The intent of the PC-MF zone is to allow diversification of
land uses and accommodation of this unique housing
Opportunity for senior citizens.
2. The project as proposed conforms with the provisions of
both the City's general plan and zoning ordinance.
The project may not be amended in any substantial fashion
without approval by the City's Planning Commission and City
Council.
The City Council hereby approves the filing of a negative
declaration of environmental impact for this zone change, in
compliance with the California Environmental Quality Act.
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Ordinance No. 922
page two
II.
The City Council hereby approves Zone Change 84-6 subject to the
development plan as detailed in Exhibit "C" and conditions applicable
to the development plan as detailed in E'xhibit "A" attached hereto.
PASSED. AND ADOPTED at a regular meeting of the Tustin City Council, held on
the day of , 1984.
URSULA E. KENNEDY,
ATTEST: Mayor
MARY E. WYNN,
City Clerk
EXHIBIT "A"
CONDITIONS OF APPROVAL
ZONE CHANGE 84-6
1. A final grading plan for the development shall be submitted for
review and approval.
2. Street improvement plans for the Mitchell Avenue frontage adjacent
to the parcels will be required. These street improvements may
.include, but not be limited to the following items;
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11.
a. Curb and gutter;
b. Sidewalk;
c. Drive apron;
d. Street lights with underground conduit;
e. Street trees;
f. Sanitary sewer lateral;
g. Domestic water services;
The proposed development is comprised of two parcels. Either a
parcel map must be filed to consolidate these two parcels into one,
or the execution and recordation of a "Covenant and Agreement" to
hold both parcels as one.
Payment of East Orange County Water District fees at the time a
building permit is issued in the amount of $500 per dwelling unit.
Payment of Orange County Sanitation District' No. 7 sewer connection
fees at the time a building permit is issued in the amount of $250
per dwelling unit.
Dedication for street and utility purposes to the satisfaction of the
City Engineer.
Fire hydrants are required to be operational prior to combustible
construction.
Satisfy all code requirements of Chapter 12 of the 1979 Uniform
Building Code.
The second floor units will require two exits.
Roof parapet shall be added to the east and west elevations for
decorative effect.
6 foot 8 inch block wall where needed on the perimeter of the
property.
The final site plan and architectural building elevations including
colors and materials of construction shall be subject to the approval
of the Director of Community Development.
~xhi bi t "A"
page two
13.
14.
Covenants, conditions and restrictions shall be recorded on the
subject property limiting occupancy to tenants 55 years of age or
older. Also the CC & Rs shall prohibit conversion to any other form
of occupancy without the review and approval of the City of Tustin.
A landscape and irrigation plan shall be submitted for City staff
approval, and landscaping installed prior to occupancy of the subject
building.
~ll roof top mechanical equipment shall be screened from view.
EXHIBIT "B'
.-3
(~ooo)
MITCHELL 'AVE.
70' TOY
R-3
(2000)
[2000)
Z
ZONE CHANGE MAP
TUSTIN, CA.
I'- I00'
PC-MF,' PLANNED COMMUNITY MULTIFAMILY