HomeMy WebLinkAboutRDA USE PERMIT 84-15 10-01-84DATE:
Octobe~ 1, 1984
RE DEVELOPMENT AGENCY
NO. 5
10-1-84
Inter-Corn -
BL~BJECT:
APPLICANT:
LOCATION:
REQUEST:
HoNoRABLE CHAIP. HAN AND I~MBERS OF THE SOUTH CENTRAL REDEVELOPMENT
AGENCY
COI~qUNITY OEVELOPMENT OEPARTMENT
USE PERMIT 84-15/TENTATIVE TRACT HAP 12273
KHAN AND ASSOCIATES ON BEHALF OF ~. SIK WONG
15582 'B' STREET
TO DEVELOP A SlX UNIT CONDOMINIUM PROJECT-WITHIN THE SOUTH CENTRAL
REDEVELOPMENT AGENCY
BACKGROUND AND DISCUSSION:
On September 24, 1284, the Planning commission approved Use Permit 84-15 and
Tentative Tract Map No. 12273 authorizing the development of six (6) residential
condominium units at 15582 South "8" Street. The attached reports to the
Commission analyze the project.
Since the project is within the boundaries of the South Central Redevelopment
project, the Agency has authority of design review on all new development.
RECOI~4ENDEO ACTION:
It is recommended that the Agency approve, by minute order, the site plan and
elevations of the project as approved by the Planning Commission.
Assistant Planner
JD:do
attachments:
Report to Planning Commission/Use Permit 84-15
Report to Planning Commission/Tentative Trct No. 12273
Report
Plannin commission
DATE':
SUBJECT:
APPLICA)fT:
SEPTEI4BER 24, 1984
USE PEP, NIT 84-15
~ ASSOCIATES
17581 IR¥IN£ BLYD., SUITE ~11
TUSTI~, CA 92580
pROPERTY
Ogg£R:
LOCATION:
ZONING:
ENYIRONMENTAL
STATUS:
REQUEST:
DISCUSSION:
SIK WONG
7 ~ ~FJU)OW
IR¥INE, ~ 92714
].5582 "B" STREET
MULTIPLE FAaqlLY I~SIDENTIAL ~R-3-2000}
A NEGATIVE DECLARATION HAS BE~N APPLIED FOR IN CO~PLIANC~ WITH THE
CALIFORNIA EN¥IRO~NTAL QUALITY ACT.
AUTHORIZATION TO CONSTRUCT SIX (6) RESID£NTIAL CONDOMINIUM UNITS.
An application for Conditional Use Permit has been submitted by Khan Associates on
behalf of Mr. Stk Wong requesting authorization to construct six (6) residential
condominium units on the property located at 16582 "B" Street. A Use Permit is
required for the development of condominiums in the R-3 zone, and the project must
conform to the development s:ndards of the Planned Development District (Section 9224
of the City Code).'
SITE AMALYSIS:
The subject project Is proposed to be built on a triangular shaped, 17,238 square foot
lot and would replace an existing single family residence. The site is bounded by
single family homes to the east, and a multiple family complex to the north. The
homes, which front on South '%" Street, are estimated to be between 30-50 years old,
and the multiple family complex was originall~c.USed as military housing and is
estimated to be at least as old as the homes on Street. To the west of the site,
directly across "B" Street, is the Montesilla Mobile Home Park.
Along the "B" Street frontage, there is a substantial amount of landscaping and several
mature trees located on the site. Some of these trees will be displaced by the
development.
Corn rnunity Development Deparlrnent
Planning Commission Report
September 24, 1984
page two
PRO~£CT ANALYSIS:
· ted the roject meets all 'of the zoning regulations as provided in the
As submit L P ..... e._~ ..~ +~erefore recommend project approval,
~ Oe~ht~ ar~ soma deviations from the adopte~ deyelop~e~t..g~]~e~
the o en ar~lng spaces are s~uw..s-,-~ -
Specifically, P P .... : ...... · ..... rowest noint is 23 feet in lieu
the standard 9x20, and t~e orlve als)e Wl~:n a~ ~a .a, r
of the ~7 foot standard.
The deviation of the open parking space size does ncr present a problem in that there
is adequate room for vehicular overhang. However, with only a ~3 foot drive aisle,
backing of vehicles from the garages may be impeded. Therefore, the architectural
features that extend into the drive-aisle must be modified creating at least a 25 foot
clear area between buildings.
Of more importance than these minor deviations is that the site plan does not properly
reflect the location of public improvements required by the City. Engineer. The
Tentative Tract Map submitted in conjunction with this project correctly indicates the
location of new sidewalk, curb and gutter. Should the Commission approve this project,
the site plan must be modified to agree with the Tentative Tract Map.
The development of this project would displace five mature trees (each at least 12"
in diamater). Three other mature trees however could be saved. A~B,~' condition of
approval, it will be recommended the trees marked ~, ~ + 3 on ~xhibit be retained,
and that the five trees lost be replaced with not less than five 48" box trees. These
requiremants shall be included in the project landscape plans and must be approved by
the Director of Community Developmant prior to building permit issuance.
Finally, a portion of the lot immediately to the north of the subject site may be
a part of the I-5 freeway widening project. To mitigate any potential impacts of
freeway related noise, it is recommended that the applicant be required to provide
documentation from an acoustical engineer ensuring that in a worst case scenario, the
complex will comply with the noise standards contained in the Tustin Noise Ordinance.
RECOI~£NDEO ACTION:
It is recommanded
Assistant Planner
JD:do
attachmants:
that Use Permit 84-15 be approved subject to the Conditions
in Exhibit A attached.
Exhibit A - Conditions of Approval
Exhibit B - Trees to be removed
Exhibit C - Site Plan
Exhibit D - Elevations
Exhibit E Development Review Summary
Community Development Deparlment
of
CO#DITIONS OF APPROVAL
USE PEI~IT 84-15
10.
The proposed project shall be developed in accordance with all applicable
Building,-Fire, and Health and Safe~y Codes adopted by the Ci%7 of Tustin.
A final grading plan based-' upon benchmark elevation datum as utilized by the
Orange County Surveyor's Office mus~ be submitted and approved prior .to issuance
of building permits.
Submittal of street imgrovement plans and construction of said improvements shall
be required. These 'improvements will include but not be limited to the
following:
a)
b)
c)
d)
.e)
street paving;
curb and gutter;
std~lks;
driveway apron;
water mains/fire hydrants/water service;
sanitary sewer facilities;
f) storm drain extension across frontage of paved;
h) marbeltte street lights with underground conduit;
i) provision for underground cable television service;
street trees.
Payment of Orange County Sanitation District No. ? sewer connection fees in the
amount of $250.00 per dwelling unit at the time building permits are issued.
Payment of East Orange County Water District fees in the amount of $500.00 per
dwelling unit at the time building permits are issued.
Submission of the Covenants, Conditions and Restrctions (CC&Rs) to the City
Attorney's Office for approval is required.
Payment of Parkland Dedication Fees in the amount prescribed by City Ordinance
shall be remitted prior to issuance of building permits.
Payment of New Development Tax in the amount of $2,700.00 shall be remitted prior
to issuance of building permits.
Each residential unit shall be equipped with individual electric water and gas
meters.
That the location and construction of trash enclosures shall provide for access
to and from the containers at all times for the franchise refuse service. The
common trash container enclsoures shall be constructed of a minimum six-foot (6)
high concrete decorative block wall with solid gates to block visibility of trash
bins.
The CC&R's shall contain restrictions against the conversion of garage spaces to
any other use except the storage of motor vehicles. The City shall be a part of
the CC&R's and any modification of the CC&R's concerning these conditions shall
require approval by the City of Tustin.
, Community Development Department
f
USE PERMIT 84-15
CONDITIONS OF APPROVAL
Page
12. Final building elevations which indicate specific construction materials and
color schemes shall be submitted to the Planning Department for review and
approval prior to the issuance of building permits.
A landscape and irrigation plan incorporating specimen size trees and an
automatic irrigation system shall be submitted to the Planning Deprtment for
review and approval prior to the landscape installation This plan shall
include the retention of the trees indicated as 1, 2 + 3 on E~hibit "B" attached,
and shall include at least five (5) 48" box trees to replace the mature trees
displaced by construction. Occupancy of any unit will not be authorized until
approved landscaping is in place.
The developer shall comply with all construction requirements of the Orange
County Fire Marshal's office which includes installation of fire extinguishers
and on-site private fire hydrants if necessary.
15. A development plan shall be submitted to City staff, prior to issuance of
building permits to detailing amenities provided within the common recreation
area; i.e. spas, walkways, tot lots.
[6. A six foot eight inch (6'8") high, concrete block wall shall be installed along
the property side yards of the project. However, the height Of the wall along
the northern property line may be constructed to a height up to eight feet (8')
as a sound attenuation wall for the recreation and patio areas if so recommended
by an acoustical engineer.
17. An analysis of the project shall be conducted by an acoustical engineer verifying
that the project will comply with the City Ordinance No. 828 pertaining to noise.
Included in this analysis will be consideration of impacts of the I-5 freeway
widening project. .i
18. All roof top equipment shall be screened from public view.
19. The Final Tract Map shall be submitted, ready for recordation, prior to the
issuance of building permits. At such time that construction of the units is
complete, and all final inspections have been conducted, the Final Map shall be
reviewed by the City Council for consideration of approval. ·
, Community Development Department
· EXHIBIT "E"
DEVELOPMENT ~¥IEW SUMbtARY
Project: · []Sp pm~m~t Aa-l~
Location/District: 15582 S. "B" street
Action: RQq~estinq authnri~atinn tn ~v~lnp a ~v !~) unit'residential
Condiminium project.
District Requirement
Propose~
Building:
Front Setback 15'
Si.de Setback S'
Rear Setback lO'
Gross Square Footage 800 sq.ft./unit
Net Floor Square Footage
30' max
Height
Number' of Stories 3
Matart al s/Col ors
lO,O00 sq.ft.
Lot Size .
Lot Coverage {project) 14,838 sq.ft, max.
1308 sq. ft/unit
30'
17,238 sq.ft.
8,047 sq. ft.
14
2/unit & 2 Quest
0
12 garage/2 open
Condomi ni ums
Parking:
Number of Spaces
Ratio (space/square footage)
Percent of Compact Spaces
Ty~e
USES:
Number of Public Notifications (Owners):
Environmental-Status
* No Standard
14
0
12 garage/2 open
Apartments/Condominiums
35
A Negative Declaration has been applied
for.
Repor
Planning Cornmission
PUBLIC HEARING #1
DATE:
SUBJECT:
APPLICANT:
PROPERTY
OMNER:
LO~TION:
ENVIRONMENTAL
STATUS:
REQUEST:
SEPTEIVBER 24, 1984
TENTATIVE TRACT ~ NO. 12273
KiUUI AND ASSOCIATES
1758I IRVINE BLVD.
'ruSTIN, ~ 926~
SIK WONG
7 NEW ~AOOW
IRVINE, CA g2714
15582 SOUTH 'B' STREET
A NEGATIVE DECLARATION HAS BEEN APPLIED FOR IN COMPLIANCE WITH THE
CALIFORNIA ENVIRONMENTAL QUALL'rY ACT ·
APPROVAL OF TENTATIVE TRACT ~ NO. 12273, ONE-LOT SUBDIVISION
FOR NESIDENTAIL CONDOMINIUM PURPOSES
DI~USSION:
Tentative Tract Map No. 12273 has been submitted in conjunction with Use Permit 84-15
requesting authorization to develop a 6 unit condominium project. The map does not
alter any existing property lines on the .0418 acre site, but instead creates a one-lot
subdivision for residential condominium purposes.
RECOI~I4ENDED ACTION~
If the Commission granted approval of Use Permit 84-15, then it is recommended that
Tentative Tract Map No. 12273 be approved. Conditions of approval of the map shall be
osed upon Use Permit 84-15. (Exhibit "A" attached)
JEFF DAVIS
Assistant planner
JD/1 g
ttachments:
Exhibit "A"
Exhibit "B" Tentative Tract Map No. #12273
,. Community Development DeparTment
EXHIBIT 'A'
CONDITIONS OF APPROVAL
TENTATIVE TRACT ~AP llg73
e
10.
11.
The proposed project shall be developed in accordance with all applicable
Building, Fire, and Health and Safety Codes adopted by the City of Tustin.
A final grading plan based upon benchmark elevation datum as utilized' by the
Orange County Surveyor's .Office must be submitted and approved prior to issuance
of building permits.
Submittal of street improvement plans and construction of said improvements shall
be required. These improvements will include but not be limited to the
following:
a) street paving;
b) curb and gutter;
c) sidewalks;
d) driveway apron;
e) water mains/fire hydrants/water service;
f) sanitary sewer facilities;
f) storm drain extension across frontage of paved;
h) marbelite street lights with underground conduit;
t) provision for underground cable television service;
street trees.
Payment of Orange County Sanitation District No. 7 sewer connection fees in the
amount of $250.00 per dwelling unit at the time building permits are issued.
Payment of East Orange County Water District fees in the amount of $500.00 per
dwelling unit at the time building permits are issued.
Submission of the Covenants, Conditions' and Restrctions (CC&Rs) to the City
Attorney's Office for approval is required.
Payment of Parkland Dedication Fees in the amount prescribed by City 0rdin~nce
shall be remitted prior to issuance of building permits.
Payment of New Development Tax'in the amount of $2,700.00 shall be remitted prior
to issuance of building permits.
Each residential unit shall be equipped with individual electric water and gas
meters.
That the location and construction of trash enclosures shall provide for access
to and from the containers at all times for the franchise refuse service. The
common trash container enclsoures shall be constructed of a minimum six-foot {6)
high concrete decorative block wall with solid gates to block visibility of trash
bins.
The CC&R's shall contain restrictions against the conversion of garage spaces to
any other use except the storage of motor vehicles. The City shall be a part of
the CC&R's and any modification of the CC&R's concerning these conditions shall
require approval by the City of Tustin.
Community Development Department