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HomeMy WebLinkAboutPH 1 ZONE CHANGE 84-4 09-04-84PUBLIC HEARING NO. l FROM: HONORABLE MAYOR AND CTTY COUNCIL COMMUNt"i'Y DEYELOPHENT DEPARTMENT ZONE CHANGE 84-4 APPLICANT: LOCATION: PROPERTf' 0#NER: REQUEST: ENY IROBIEIrrAL STATUS: GOLDRICli, KEST & ASSOCIATES 16233 YENTURA BLVD., SUITE 816 SHERRAR OAKS, CA 91403 1262 BRYAR AVENUE ROBENT F. MILLER TO CHARGE THE PROPERTY ZONING FROM 6-1 RESIDENTIAL SINGLE FAMILY TO PLANNED COI~IUNITY MULTIPLE FAMILY Alii) ADOPT A PC DEYELOIq~ENT PLAN PEPJ~ZTTING CONSTRUCTION OF SENIOR CITIZEN BOARD AND CARE IKIME. , A BEGATIYE DECLARATION OF FJIYIROIOIENTAL IMPACT HAS BEEN FILED FOR THIS PRO,,]ECT. DISCUSSION:. The Planntng CommisSion at its meeting on August 13, 1984 recommended approval by ~he ~tty Council of zone change 84-4 a ~equest by Goldrich, Kest & Associates to construct an 85 untt sentor ctttzen retJrement home at 1262 Bryan Avenue, Tusttn. Attached to thts transmittal are cop~es of staff's orJgtnal report to the Planntng Commission wtth a13 necessary exhlbtta including the specJftc development plan. Specifically the applicant Is requesting the planned community aultt-famt3y zoning whfch would permit development of the subject senior citizen ~ettreme~t home at its proposed density, hetght and provision for offstreet parkJng. If the project is approved it may not be changed or modtfted in any fashton w~thout further consideration by the CouncJ1 to amend the subject ordinance. Staff favorably recommended this project to the Planntng Commlsston but proposed the butldtng structures be reduced from three to 1~o stories in height. After conductlng the public heartng, the Plannfng Commission approVed the project at three stories with the provision of remevtng certain ba3conJes whtch reduced the privacy of ad~otn~ng properties. City Council' Report September 4, 1984 page Notices of public hearing were posted, published and mailed 'in accordance with State law and tx) date staff has not received any communication either in favor or against this project resulting from public hearing notification. RECOIliE#DATION: Staff recommended to the Plannin9 Commission approval of Zone. Change 84-4 subject to a maximum building height of 1~o stories. The Planning Commission recommends approval of the three story structure subject 1:o the elimination of specific balconies. Should the Council wish to approve this project the following will be necessary: 1. Conduct first-reading of Ordinance Ho. 917 by title only; 2. Introduce Ordinance Ho. 917. Director of Community Development DOL:do attachment~: Planning commission Staff Report August 13, 1984 Ordinance N6. g17 Exhibits A through C Development Plans Community Development Depar~men~ Planning Commission DATE: SUB,]ECT: LOCATION: PROPERTY OWNER: REQUEST: August 13, 1984 ZONE OIANG£ 84-4 GOLDRIC~,_ KEST & ASSOCIATES 15233 VENTURA BLYO., SUTTE 816 SIIERRMI OAKS, CA 91403 1262 BRYAN AVENUE ~OIIF.]~ F. RILLDI TO CIIANGE THE PROPERTY ZONING FROFI R-1 RE$IDEEi~AL SINGLE FAIClLY TO Pr. ANNE]} COI~UN1Tf RULTIPLE FAIClLY AND ADOPT A PC' DEYF. LOPPIE)iT PLAN PF. RJ4ITTING CONSTRUCTION OF SENIOR CITIZZN BOARD AND CARE HOIIL ENV IROIIHENTAL STATUS: A IIEGATIYE DECLARATION OF E]IYIROIII~NTAL IRPACT HAS BEEN FILED FOR THIS PROdECT. BAC~GROUIID: The subject properW is a 1.2 acre parcel of land located on the sou~erly side of Bryan Avenue East of Hewport Avenue. The property apparently was a residual parcel that remained from development of the surrounding residential subdivision in lg$1. Goldrtch, Kest & Associates, developers of multiple restdentfal properties fs acquiring Mr. Mtller's proper~y and was recently granted a general plan amendment from single family residential t6 planned community multiple family residentiml. At this time, Goldrtch & Kest is seeking zoning entitlement to specifically approve an 85 unit three stories high senior citizen board and care home for ambulatory guests. The actual processing of this project requires the following actions by Planning Commission and City Council: A.) Rezoning of the property to (PC-MF) Planned Community multiple family residential; B.) Adoption of a development plan with its associated regulations and conditions as part of the zone change ordinance. OEYELOI~IENT PLAN: The developed plan submitted .wttln this application proposes construction of 85 residential units for senior citizens. The units are similar to hotel units without kitchens. The project being a board and care or commonly called "retirement home", provides a centralized kitchen and dining area for all residents. Cornmun~y Development Department Planning Comnflsston Rapo~;t Zone Change 84-4 page two The plans submitted which tnclude a site plan, butlding elevations and floor plans are the development plans necessa~ pursuant to the Planned Co~untty zone. Foe ~pp~oval of · planned country p~o~ec~, ~e ~ppl~ca~ton ~s~ spectfy buildtng type, character, he~gh~ of s~uc~re and t~ loca~ton ~ su~oundlng p~ope~tes ~nd a~ot.ntng s~ee~s. Stnce the plan ~ould ~co~ p~ of thts zone change o~dtnance t~ Is sub~ec~ ~ both P~anntng Co~tsston and Counctl approval and canno~ ~ ~dtfled wtthou~ ~n ~nd~n~ ~ the o~dtnance. ~n addition, final develo~nt plans shall be record~ in ~e office of the Coun~ ~ecorder. Surrounding. Land Uses The subject property is approxtmotely 200 feet in width fronting on the southerly side of Br~an Avenue with 263 feet of depth bounded by single family one ster~ dwellings on the south and west. Along the north propertY 14ne are one and two story apartment structures. Site Plan The site plans indicate construction of an 'L" shaped three story building composed of residential dwelling units, recreational lounges, and an attached kitchen and dining area. The dwelling units themselves range in size from 320 square feet to 520 square foot suites. Since the project is designed for senior citizens tYpically defined by the U.S. Deparl3nent of Housing and Urban Oevelopmont as those over 55 years old, two elevators are being provided in addition to stair wells. With a total of 85 rooms, the applicant is proposing 24 on-site parking spaces. Since the multiple family provisions of the zoning or. dinance do not apply, thts project is not subject to typical parking or density standards. Therefore, with approximately one parking space per four dwelling unit~ the applicant is anticipating the majority of the senior citizens will not own automobiles. Staff's investigation and experience with senior citizen projects verifies that senior citizen homos rarely need more than one space per four units. However the younger range of seniors between 55 and 65 years old possess more automobiles. The parking is Iprimorily provided for the peak shift employmont de, nd which is approxi~telY 10 e~loyees and the balance for guests and/or tenant vehicles. The question of density is one that is difficult to analyze for a single purpose use. Since hotels are not developed according to zone density, this project should be treated similarly. However if each unit had a full kitchen facility this 85 room project would total nearly 70 units per acre. To accomodate the visitor traffic a separate driveway is proposed along the Br~an Avenue frontage for resident pickup and delivery. Goldrich and Kest feel the majority of visitors will not stay at the site for extended periods but simply pick up relatives or friends. Corn munity Development Department Planntng Commission Report Use Permt~ 84-4 page t~ree For this reason the largest first floor lounge Is adjacent ~o the metn lobby wtth wtndows ortented ~o Bryan Avenue. Elevations As steted fn ~he applicant's project proposal dated Ouly Z3, 1984, "'to harmonize the factlt~y wt~h ~he adjacent apart~aent complex ~o the nort~ and the five stngle family residences on the west and south, the factlt~y will have a residential character and flavor. The major elements are: * Modtfted bay wtndows * Dot.ePs * Sloptng roofs wt~h earthtone flashed concrete tile * Heavy textured stucco with wood t~im and panels * Pass~ve sola~ destgn principals, throughout * Screened mechanical systems Specifically the ~hree s~ory s~'ucture at a maximum height of 40 feet would uttlize concrete tile roofing and textured plaster exteriors wi~ wood facia along all butlding elevations. Since t~e butl dlng elevations presented are concaptuals, the p~ecise design and colors utilized should ~e subJec~ ~ lucre s~ff ~pprov~l. To co~e~ ~e applicant's.develop~n~ plan proposal, hts let~ ~d July 23, 1984 to ~e Planning Co~tsston would ~ tnco~o~ated In~ ~ts project's zone change ordinance ~s ~e prectse p~ojec~ destgn. A#ALYSZS: Staff has met wi~h the project ~ppltcant Mr. Manuel Aftergut on several occasions t~ ~eview ~e project plans. S~aff ts supportive of a senior cltizen board and ca~e retirement home stnca ~t fs a ~estdent~al land use co~at~b~e ~tth surrounding ~ellings. The physical stte destgn, setbacks, pa~ktng and othe~ features appe~ ~easonable ~o s~ff If ~ts p~ojec= ls specifically deed ~es=~tc~d no~, ~e pa~ktng would be totally tnadequa~ tf e~ch ~nant possessed an au[omobt~e. Suff's concerns are priority ~elated to s~ruc~ral height and property d~atnage. Thts a~es of ou~ co~ntW ts dominated by one ~nd ~o s~y butldtng structures. The Incorporation of a three sto~ s[~uc~m does not appea~ htgh~y co~attble ~tth st ngle s~y ho~s along ~o p~ope~ty ~tnes. ~hile every Is betng ~de by Go~dP1ch & Kest ~ ~tn~ln the p~tvacy of ~djotntng ho~s, untt~ such tt~ screen ~andscaptng can shield the vtew, ~t~d floo~ residents wt~1 ~ook d~n upon ce~tn adjoining p~Ope~ttes. Fo~ exa~le, third Corn munity Development Department Planning Commission Report August :3, 1984 page four suites ~1 and ~2 have windows facing the kitchen building. Exterior patio decks will provide these residents the opportunity of viewing adjoining backyards. While this may appear trivial the adjoining property owners purchased their homes understanding the subject property was zoned for single family ~estdences. While staff supported the appllcant's change to multt-fanflly, we do not support the reduction in privacy presently maintained by surrounding property owners. The other major concern is that of property drainage. As presently maintained, onstte drainage is absorbed by the orchard and does not create a problem for surrounding properties. However, paving of the parking area and other open surfaces will. create a water flow towards the southwesterly end or rear property line. The options to drain this proper~y include importing extensive fill material and raising the rear 'of the proper~y to drain towards Bryan Avenue, or disposing of storm water via an on-site catch basin and storm drain llne. Staff proposes the only acceptable method of accomedattng onstte drainage is via the catch basin and storm drain line. Importing the necessary fill material would cause a significant grade dtfferentlal raising the retirement home structure higher than surrounding grade which compounds lt~ overall height. CO#CLUSIO#: Staff suppor~ thts proposal but recommends the project .be reduced tn height to a maxtmum of t~o stoeJes while maintaining the same number of parking spaces and overall butldlng footprint. Should the Planntng Commission approve zone change 84-4 the site plan and elevations, proposal letter ~ated July 23rd and this planning staff report dated August 13, 1984, ~ould become exhtbtl~ to the zone change and incorporated as the ~egulatory development plan. RECOI~IENDATION: The Planntng Commission by adoptton of Resolution ~umber 2272 recommends approval by the City Counc11 of Zone Change 84-8 rezontng the subject property from R-1 Residential Single Fa=fly to PC-HF Planned Community multi-family. Additionally, staff's recommendation tncludes approval of the spectftc senior ctttzen board and care home subject to conditions of approval outlined tn Exhibit C. Director of Community Development DDL:do attachments: site plan, elevations, floor Plans Resolution No. 2172 Exhibits A, B and C Conditions of approval 7/23 proposal letter Community Development Department 1 -2 3 4 5 6 7 8 9 10 13 14 16 17 19 2O 23 25 26 27 ORDINANCE NO. 917 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, APPROVING ZONE CHANGE 84-4 FOR THE PROPERTY LOCATED AT 1262 BRYAN AVENUE FROM R-! SINGLE 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: A. That a proper application has been filed by Goldrtch, Kest & Associates on behalf of th6 property owner, Robert F. Miller, to rezone property from R-1 Single Family Residential to PC-MF 'Planned C~mmuntty Multiple Family as described in Exhibit "A" attached hereto and incorporated herein by reference. B. 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 "B" through "B-4". C. That the development plan hereby establishes a senior citizen residential board and care retirement home for occupants $$ years of age and older. D. 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 property's general plan land use designation is a planned community multiple family designation intended solely for a senior citizen retirement home. 2. The intent of the PC-MF zone is to allow diversification of land uses and accommodation of this unique housing opportunity for the board and care of senior Citizens. 3. The project as proposed conforms with the provisions of both the City's general plan and zoning ordinance. 4. The project may not be amended in any substantial fashion without approval by the City's Planning Commission and City Council. E. 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 23 24 26 27 28 Ordinance ~1o. 917 page t~o II. The City Council hereby approves Zone Change 84-4 subJecl: to the the development plan as detailed tn Exhibit "B" and-conditions applicable to the development, plan as detailed in Exhibit "C" att, ached hereto. PASSED AND ADOPTED at a regular meeting of the Tusttn City Council, held on the day of , 1984. URSULA £. KENNEDY, AI"~E s'r: May or MARY E. WYNN, City Clerk EXHIBIT "B" July 23, 1984 City of Tustin Planning Commission 300 Centennial Way Tustin, California 92680 Re: Royale Guest Home of Tustin Senior Citizen Retirement Housing Zone Change and Use Permit Applications Dear Chairman Sharp and Commissioners: This letter is a supplement to our Zone Change and Use Permit Applications. When we applied for the General Plan Amendment, we indicated our ultimate intention was to develop, subject to future public hearings and approvals on a Zone Change and Use Permit, a 95-room senior citizen retirement home. We have developed and own and operate 25 similar facilities, throughout California, and are proud to be making application in the City of Tustin for an addition to our investment portfolio, since we believe there is a strong need for senior citizen housing in the community, we have been complimented for our Tustin Gardens low and moderate income senior citizen apartment complex on 6th Street, behind City Hall, and can only return the compliment by expressing our great pleasure in returning to Tustin, and with your support adding to our investments in Tustin and creating a community asset for Tustin. We have reconsidered the number of rooms we wish to develop. Initially, we indicated 95 rooms, but now we propose 85 rooms only. Reducing the number of rooms has several spinoff benefits - it lowers the density; it gives us an opportunity to organize the building to create an even more sensitive site plan by eliminating a two-story element on the rear; and it allows us to vary the mix of room type by including more large, luxurious suites which we think should be well received in Tustin. We would like to highlight aspects of our proposed develop- ment and give you a description of the services to be provided at the facility. City of Tustin Planning Commission July 23, 1984 Page Two we respectfully ask for your support and favorable action on our applications. TOPOGRAPHY, SIZE .AND SHAPE OF PROPERTY: The subject property is flat. It contains 52,600 square feet and is rectangular. It has a 200-foot frontage along Bryan Avenue and is 263 feet deep. ACCESS: The physical and visual focus will be on Bryan Avenue where vehicular and pedestrian access will be provided, to give the facility presence along Bryan Avenue. It will have a 35-foot setback which will provide enough room for a well landscaped frontage driveway, as a point of pickup and dropoff, and a port cochere for the convenience and comfort of our residents. SITE PLAN: To harmonize the development with the surrounding uses, we have oriented the L-shaped building so that one leg of the L will be along Bryan Avenue and the other will be on the westerly side (closer to the apartment complex) with a setback of 15 feet from the property line. The building will be three stories along the two legs and features a one-story dining pavilion at the south perimeter of the property. This layout maximizes the setback from the single family homes on the east ranging from 60 feet to 130 feet. No rooms will orientate or impact any of the homes on the south. Our southerly perimeter is limited in height to the one- story dining pavilion. This layout allows us to create a major open interior recreational space for visual and passive recreational uses · City of Tustin · Planning Coa~ission July 23, 1984 Page Three ARCHITECTURAL DESIGN ELEMENTS: PARKING AND DRIVEWAY LAYOUT: To harmonize the facility with the adjacent apartment complex to the west and the five single family residences on the east and south, the facility will have a clearly residential character and flavor The major elements are: Modified bay windows Dormers Sloping roofs w~th earth tone flashed concrete tile Heavy textured stucco with wood trim and panels Passive solar design principals, throughout Screened mechanical systems A passenger dropoff and pickup frontage driveway along Bryan Avenue will be provided for the comfort of our residents, and a driveway with 25 parking spaces will be provided along the easterly perimeter to serve as an additional buffer to the residences to the east. The services offered at a retirement facility permits the residents to enjoy their life style without the need and dependence on cars and private transportation. Transporta- tion services are provided by the facility for medical visits, shopping trips and recreational outings. Since all meals are served and a 24-hour snack bar is provided, the need for marketing is avoided. Much of the staff is made up of housekeepers, most of whom take bus transportation to the facility. Public transportation is provided along Bryan Avenue (a bus stop is directly adjacent to the property), Newport and Redhill. City of Tustin Planning Commission July 23, 1984 Page Four PARKING AND DRIVEWAY LAYOUT Continued LANDSCAPE: SERVICES: Visitation does not occur as often as we would like and expect. Visitors typically pick up the elderly residents for an outing away from the facility. All of the above support the adequacy of the layout, and the number of parking spaces provided. The perimeter landscape is an impor- tant element to us in creating a development with good curb appeal, and to harmonize it with the neighbor- hood. A 6-foot high masonry wall will be provided as a buffer and for secu- rity. Perimeter landscaping will provide screening, shade and a quality look. Wherever possible, existing healthy trees will be preserved and incorporated into the development. Exterior lighting will be directed into the property. The open court will be larger with a strolling path, benches, shade trees and trellises. A full spectrum of services will be demanded by our residents and pro- vided by our facility. We are providing not only housing for the elderly, but a way of life for the elderly who no longer wish to live independently. Service is what will attract the elderly to the facility, and the key element to the facility's Success. Mealtime is an important activity. Three meals a day and a 24-hour snack bar are provided in a large, elegant dining room with extensive daylight streaming in and a beautiful view of the outdoor court. The dining experience will be social, uplifting and pleasant. The dining room will also be used for concerts, lectures, glee club presentations and a variety of other recreational pursuits. City of Tustin Planning CommisSion July 23, 1984 Page Five SERVICES - Cont'd. PROFILE OF THE TYPICAL RESIDENT: Daily housekeeping, including linen service, is provided to all rooms and public areas. Transportation service will be provided on a routine schedule in a - facility-owned van. For example, medical visits may be scheduled for Tuesdays and Thursdays; shopping and cultural excursions on Wednesdays and Fridays. A licensed administrator will be in charge of the facility on a day-to- day basis. The administrator will be supported by a receptionist, a maintenance man, cooks and house- keepers. The total staff will be composed of 14 as follows: An administrator; assistant administrator; receptionist; maintenance man; cook and assistant cook; four housekeepers and four evening meal servers. The peak staff will be ten persons on the' 7:00 a.m. to 3:00 p.m. shift. The typical resident is a 70-75 year old widow in fair health, enjoying independent living and able to afford the additional services rendered at a retirement home. Children and grandchildren reside within a ten- mile radius of the facility. Often the resident will have resided with- in a ten-mile radius of where the retirement facility is located. The typical resident relies on a com- bination of savings, private pensions, Social Security and, in some cases, assistance from the children to meet their financial needs. Most of the residents are widows, fewer are widowers and even fewer are married couples. In a more affluent area, such as Tustin, the average age may be 70, and there City of Tustin Planning Commission July 23, 1984 Page Six PROFILE OF THE TYPICAL RESIDENT - Continued may be more couples than are usually found in congregate care facilities. We realize that as attractive as we make our retire- ment homes, most of our residents are reluctant to make the move to reside there. It is often a major change in their life style and not easy for them to face. Therefore, we try to make an attractive environment with an abundance of amenities, programs, activities and services focused on providing a dignified, comfortable retire- ment to the satisfaction of our residents and their families. It is important that the family has the peace of mind that the parent or grandparent is residing in a nice and secure setting. Thank you very much for your consideration. I will be happy to answer any questions or comments you or the Planning Staff may have at the public hearing. Respectfully submitted, GOLDRICH, KEST & ASSOCIATES EGA/lp 3:: X "-L I EXHIBIT "C" CONDITIONS IMPOSED UPON T14E DEVELOPMENT PLAN FOR ZONE CHANGE 84-4- 1) 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 of the retirement home to any other form - of occupancy without the review and approval of the City of Tustin. 2) The overall building height shall be limited to three stories for the residential structure and one story for the kitchen/dining structure.. 3) This development will require a grading plan subject to City review and approval'. At present, it appears the natural drainage for this parcel is' to the southwest which will impact surrounding residential properties. Therefore, onsite drainage shall be conveyed to Bryan Avenue via a catch basin and onsite storm drain line subject to approval by the City Engineer/Public Works Director. Prior to constructing such drainage facilities an investigation shall be conducted by the project Civil Engineer to determine capacity of the existing storm drain within Bryan Avenue. The Engineer Shall also submit hydrology and hydraulic calculations to substantiate the use of the Bryan Avenue storm drain. 4) The final site plan and architectural building elevations including colors and materials of construction shall be subject to. the approval o~ the Director of.Community Development. 5) A minimum six foot high masonry wall as measured from the highest adjacent grade shall be constructed and/or maintained along all common property lines excluding Bryan Avenue. 6) Truck deliveries shall only be permitted between the hours of 7:00 a.m. and 6:00 p.m. Monday through Saturday. 7) Outdoor storage other than motor vehicles is prohibited. 8) A landscape and irrigation plan shall be submitted for City staff approval, and landscaping installed prior to occupancy of the subject building. 9) All roof top mechanical equipment, in particular on the kitchen/dining structure shall be screened from adjoining property owner view. Rooftop equipment shall be sound attenuated so the equipment will not be audible past the property lines. 10) The developer shall attempt .to maintain .as many mature trees on the property as possible. As necessary, minor adjustments in building locations shall be made to accomodate mature trees. Cornrnun~y De~v~loprncnt Dopar~rnon~ EXHIBIT "C" CONTINUED All public improvements' shall be shown on the final site and/or grading plan and referenced with appropriate City Standard drawing number. These improvements shall include but not be limited to the following: a. Curb and gutter b. Drive aprons c. Sidewalk (full width between curb and property line) d. Santtar~ sewer connection to mainline. e. -Domestic water service connection f. Fire service if required g. Street trees h. Marbelite street lights with underground conduit. (Submit 3 copies of site plan to So. Calif. Edison Co./Ron Rust for street light layout.) Annexation of the subject property to the OPange County Street Lighting Maintenance District No. 6 is required. All annexation papers shall be filed with City of Tustin. 13) Payment of East Orange County Water District fees will be required in the amount of $500.00 per dwelling unit at the time a building permit is issued. 14) Payment of Orange County Sanitation District sewer connections fees will be required in the amount of $250.00 per dwelling unit at the time a building permit is issued. is) The trash receptaclelenclosure is on a dead end driveway with no provision for turn around. The City's franchised refuse hauler shall approve this design prior to construction. One-way signing shall be required at each driveway indicating direction of flow. 17) Redesign the balconies and patios and eliminate the wrap around balcony for the units overlooking the single family residences. Cornrnun~l¥ D~ve)~oprnent Dcpa~ment