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HomeMy WebLinkAboutPH 1 USE PERMIT 84-8 06-18-84AGEP!nA, DATE: June 13, 1984 PUBLIC HEARING NO. 1 6-18-84 Inter-Corn FROM: $ U~J ECT HONORABLE MAYOR AND CITY COUNCIL COMMUNITY DEVELOPMENT DEPARTMENT APPEAL OF USE PERMIT NO. 84-8 APARTMENT EXPANSION AT 13181-13195 GWYNETH DRIVE DISCUSSION .. The City Council at its regular meeting on May 21, lg84, appealed Use Permit No. 84-8, a permit approved by the City Planning Commission which would allow construction of 18 additional apartment un~ts at the Georgetown Manor apartment complex, 13181-13195 Gwyneth Dr~ve, Tustin. The appeal was scheduled for a public hearing by ~he City Council at your meeting on June 18, 1984. The subject use permit was approved by the Planning Commission on May 14, 1984. The specific land use proposal is thoroughly detailed in staff's report to the Commission attached to this ~ransmJttal. The public hearing generated extensive input both in favor and opposing the project. In addition, both prior to and following the Planning Commission meeting, a significan~ number of letters and a petition opposing the project were received by staff. At the Planning Commission meeting, public input primarily concerned the projec%'s site design and additional traffic which'might be generated along Olwyn Drive. After an extensive public hearing, the Commission voted to approve the Use Permit but added strict conditions related to the property's appearance. Specifically, the Commission required complete renovation of the physical appearance, including repainting, repair of driveways and replacement of landscaping. The additional and modified conditions are detailed in Resolution No. 2155 also attached to this transmittal. Notices announcing this public hearing were mailed to all property owners within 300 feet of the property in accordance with State taw. Staff will be prepared at the Council meeting to present the project plans and colored renderings. DON'Am"D ~. LAMM,- ~ Director of Community Development DL:do Attachments: Planning Commission Report dated May 14, 1984 Resolution No. 2155 Project Location Map CONT! NU£D Planning Commission MAY 14, 1984 SUBJECT': APpLTCANT: OWNER: LOUTION: ZONING: Use Permit 84-8 Daugherty and Hart Architecture 1180 N. Coast Highway Laguna Beach, CA 92651 James S. Beauchamp 13181-13195 Gwyneth Drive Planned Development (PD) ENVIROIII~EIITAL STATUS: A Negative Declaration has been filed in compliance with the requirements of the California Environmental Quality Act REQUEST: Authorization to construct three (3) two-story apartment buildings, adding a total of eighteen (18) units to an existing apartment complex of 30 units Discussion Use Permit 84-8 is a reques~ to tncrea'se the number of apartment units at the subject 'address from 30 to 48. Since the project is located within a Planned Development (PD) Zone District, and the proposed structures are to be in excess of twenty-five feet (25') in height, within 150' feet of an R-1 zone, a conditional use permit is required prior to issuance of building permits. The project, as submitted, meets the new development standards enacted by Ordinance No. 906 on February 26, 1984 with respect to density, open space and parking requirements. Site Analysis The proposal consists of constructing two (2) buildings in an open area in the center of the project and a third building to be built in the area where the swimming pool is located. The property owner has acquired the abandoned Southern Pacific railroad right-of-way adjacent to the existing complex to be used for drive access parking and open space recreation area. The main issues as they pertain to the conditional use permit application are the open space requirements and the height of the new structures. The additional buildings will be the same height as the existing structures and Community Development Department Use Permit 84-8 ~ay [4, [984 Page 2 there is' substantial separation between the new 'units and any single-family zoned properties to the north (at least fifty-eight feet (58')and eighty feet {80') from the R-1 area to the south). The open space requirements have been met and specific recreation activity areas have been identified. Planning staff has received input from neighboring residents concerned with the proposal for the following reasons: a. The increase in the number of units will cause an unacceptable increase in the vehicular traffic on nearby Olwyn Drive. b. The driveway along the northern boundary with the adjacent reap yards of the single-family area will cause an increase in the noise levels and reduce the degree of privacy enjoyed by the residents. c. Some residents were concerned with the ultimate number of units which may be requested for the area in the future and resulting parking problems. When staff was ~pproached over use of this vacant railway area by the owner, suggested uses have been for open space and circulation functions of the apartment co~lex. One of the major building constraint~ in the area is the fuel line easement which runs down the middle of the old railroad right-of-way. It is staff's understanding that this is why many neighboring residents did not choose to purchase the land when first offered'to them. In response to the concerns of the neighbors, the following mitigating measures are suggested: 1. A 6'-8" to 8' decorative concrete block wall should be constructed along the southern property line adjacent to the driveway. This would aid in securing the privacy of the rear yards of the single . family area and help attenuate any added vehicle noise from the ~lex. 2. A three foot (3') wide planter should be provided along the base of the wall to provide an area for tree planting which will add to the privacy of the rear yard and a protective barrier for the wall. 3.. That security gates should be provided at the entrance off of Gwyneth Drive and for the open space area to the far eastern portion of the project. This will ensure that no one other than residents or guests will use the areas immediately adjacent to the rear yard areas. 4. That the new carports be open on all four sides to alleviate any direction amplification of vehicle motor noise towards the rear yard areas. Conformance with the new parking requirements of 2.25 spaces per unit for the entire project has been accomplished with this design. Current parking accommodations are well below standard.' Corn rnunity Development Department Use Permtt No. 84-8 Hay [4, [984 Page 3 5. To ensure the limit of unit construction to the requested number, it is recommended that a parcel map be submitted ~ying all the parcels together as one and a zone change application be instituted to place a maximum unit density level on the project. The action would change the district from Planned Development (PO) to P0-2800. 6. To help reduce noise from on-site traffic, speed reducing measures should be included in the driveway (i.e., .speed bumps, changes in roadway texture, etc. tn response to traffic concerns, it has been estimated that three to four round trips per day can be expected ~o be generated by the new unit. This would equate to 108 to 144 additional single trips per day from 18 units. The traffic analysis submitted by the applicant indicates the average daily count for a residential street is 3,000 trips. This figure would seem a bit high for Tustin. Conferring with our Engineering staff, 600-800 trips would seem more accurate. The street traffic in the area does not approach the ultimate design capacity. The Fire Department did have concerns relating to access into.the project. The need for a large turn around area could be'mitigated by retrofitting the existing building and providing the new structure with a residential type fire sprinkler system. The site plan indicates encroachment of a back yard fence of one of the single- family residences. The applicant at this time has decided to design around this issue. If this land is incorporated into the project it will just be added to the open space area. Reco--~ndatton The applicant has made~e~y effort to mittgate most of the concerns of his neighbors by the incorporation of suggested measures to lessen potential tmpacts. When taking all of the parcels into account the unit density calculates to [5.4 untts per acres, one of the lowest multiple-family densities in the City. As a result, steff recommends approval of Use Permit No. 84-8 with conditions agreed to by the applicant as contained in Exhibit "A". Senior Planner AGW:jh · A'ttachmentsF Exhibit "A" Development Review Summary P1 ans Corn munity Development Department 12. 13. EXHIBIT "A" Conditions of Approval Use Permit No. 84-8 A decorative perimeter block wall shall be provided, 6'-8" in height along the northern boundary of the driveway and open space area. A three foot (3') wide planter shall be provided at its base. Security gates shall be provided at the main driveway entrance and at the easterly most open space/recreation area. The new carports shall be open on four sides. A parcel map combining all separate parcels shall be submitted and final recordation prior to issuance of any building permits. The owner will authorize the Planning Commission to initiate a zone change for the pP~ject limiting the density to one unit for every 2,800 square feet of land within the Planned Development District. Orange County Sanitation District sewer connection fees in the amount of $250.00 per new dwelling unit will require payment at the time a Building Permit is issued. East Orange County Water District fees in the amount of $500.00 per new dwelling unit will require payment at the time a Building Permit is issued. There is al so a private storm drain within the former railroad right-of-way which shall be shown on the final site and/or grading plan. A final grading plan will be required for review and approval. A sewer lateral and water plan shall be submitted along with fire hydrant locations for review and approval. Additional street lighting may be required on Gwyneth Drive at the -entrance to the development and shall be provided if determined by a riel d i nspectt on. Annexation of the subject parcels to the Orange County Street Lighting Main'tenance District No. 6 is required. Application forms should be obtained from the County Surveyor's Office and, when completed, they shall be turned into the City of Tustin Engineering Division. The new buildings shall be provided with an automatic fire sprinkler system in conformance with N.F.P.A. 13-D standards as determined by the Orange County Fire Marshal. The existing buildings shall be retrofitted with a fire sprinkler system or a modified emergency access plan as approved by the Orange County Fire Marshal shall be provided. Corn munity Development Department Exhibit "A" Conditions of Approval Use Permit 84-8 Page 2 14. 15. 16. 17. 18. 19. 20. 2).. Parkland dedication fees in the amount of $5,400.00 shall be paid prior to permit issuance. New development fees in the amount of $8,[00.00 shall be paid prior to permit issuance. Continuous 6" concrete curbs shall be provided to separate landscape planters from parking spaces and drive aisles. All roof equipment and vents must be screened from view to the satisfaction of City Staff. All signs must be approved by the Planning Department prior to permit issuance. Segarate permits are required for plumbing, electrical, grading, signing and any work performed within the public right-of-way. Temporary security fencing shall be provided around the construction sites for the protection of existing apartment residents. Permanent security fencing with self-latching gates shall be provided around the pool area in conformance with the City pool regulations. Community Development Departmen~ Project: DEVELOPMENT REVIEW SUMMARY USE PERMIT 84-8 Location/District: Action: 13181-13195 Gwyneth Drive Authorize construction of three (3) two-story apartment buildings totaling eighteen (18) units Comparable District Requirement Building: _ Front Setback Side Setback Rear Setback Gross Square Footage Unit Density per Square Foot Height Number of Stories Materials/Colors Lot Size Lot Coverage Open Space parking: Number of Spaces Ratio (space/square footage) Percent of Compact Spaces Type Uses: Proposed 15' 58' 5' min. 20' 5' I0' min. 14,400 sq. ft. 15,750 sq.ft. * 1/2,800'sq.ft. 30' max. 22' 2 2 Stucco, wood C~mmissi6n Review trim, shingJe 10,000 sq. ft. 136,000 sq.ft. * 26% 400 sq.ft./unit 583 sq.ft./unit 48 assigned/covered 48 assg./cov. 12 guest 12 guest 2/units, plus 2/units, plus 1/4 units guest 1/3 units,~uest N/A 0 2 covered and , 2 covered and guest guest Apartment Apartment Number of Public Notifications (Owners): Environmental Status * No Standard 300' 79 sent Application for Negative Declaration Comrnunity Developmen~ Department z !{~'! '.', ill -- '.: '~?"~'..'ti ~ ~, I "' '"" il :'~ IJ ! i~1~ '4 I~ . '. 1 2 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 RESOLUTION NO. 2155 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, AUTHORIZING THE DEVELOPMENT OF EIGHTEEN (18) ADDITIONAL APARTMENT UNITS TO THE GEORGETOWN MANOR AT 13181-13195 GWYNETH DRIVE BY APPROVAL OF USE PERMIT NO. 84-8 The Planning Commission of the City of TuStin does hereby resolve as follows: I. The A. Planning Commission finds and determines as follows: That a proper application (Use Permit No. 84-8) has been filed by James S. Beauchamp on behalf of First Orange County Stdhaland requesting authorization to construct eighteen (18) additional units to the Georgetown Manor at 1318[-13195 Gwyneth Drive pursuant to Planned Development Oistrict standards. That a ~ublic hearing was duly called, noticed, and held on said application. That'" establishment, maintenance, and operation of the use applied for will not, under the circumstances of this case, be detrimental to the health safety, morals, comfort or general welfare of the persons residing or working in the neighborhood of such proposed use as evidenced by the following findings: 1. The project conforms to the development regulations of the Planned Development Oistrtct. 2. The project conforms to the design standards as adopted by the City Council. establishment, maintenance and/or, operation of the use applied for will not be injurious or detrimental to the property and improvements in the neighborhood of the subject property, nor to the general welfare of the City of Tusttn and should be granted, as evidenced by the following finding: [. The improvements of the abandoned railroad right-of-way will enhance the value of the land, apartment development and remove the potential nuisance of an unused and unsecured parcel of land. Proposed development shall be in accordance with the development policies adopted by the City Council,.Untform Building Codes as administered by the Building Official, Fire Code as administered by the Orange County Fire Marshal and street improvement requirements as administered by the City Engineer. A Negative Oeclaratton has been applied for to comply with the requirements of the California Environmental Quality Act and is hereby approved. Final development plans shall require the review and approval of the Community Development Department. O. The Ge 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 · 17 18 19 2O 21 22 23 24 25 26 27 28 Resolution rio. 2155 Page 2 II. The Planning Commission hereby approves tJse Permit ~1o. 84-8 ~u~orlze construction of eighteen (18) addtttona~ ~par~ent un, ts at 13181-t3t95 ~yneth Ortve (~eorget~n ~anor), subject ~ the foll~fng condt U OhS: 1. A decorative pettier block ~a11 shall ~ p~ov~ded, 6'-8' tn hetght a~ong the northern boundary of ~e drtve~aY and open space area. ~cco~dattons shall ~ p~ovtded for prope~ 11ne trees by meandering =nd/or breaktng ~e ~all ~tth fenctng ~y ~ necessa~. A three-foot--tale plan~r shall ~ p~ovtded at 1ts base. A landscape plan shall ~ submitted ~ ~e Country 0evelop~nt 0epa~t~nt for ~evt~ and approv~l ~nd shall tnc~ude ~ees of sufficient ~tght ~ p~otect ~e of the neighboring R-~ p~ope~t~es. A 6'-0' decorative fen~ ~all shall ~ provided along ~e ~tntng p~o~ect boundaries. 2. ~curtty g=tes shall ~ p~ovtded at ~e ~1n ~tVe~aY entrance =nd at the easte~y-~st open space/recreation ~e=. 3~ T~ n~ ca~poF~ sha]l be open on fou~ sides. 4. A parcel map combining =11 sepa~a~ parcels shall ~ submitted and ftnal recordation prtor ~ tssuance of ~ny bu~ldtng perm1 ts. 5. T~ ~ne~ ~tll authorize ~e Pl=nntng Co~ssfon ~ tnttJa~ a zone change for ~e p~o~ect ]1mtttng ~e ~ns~ty ~ one unJt for eveey 2,800 squ=re feet of land N~thtn the Planned Oeve~opmnt ~ s~ ct. . - 6. 'Or=nge County SanderSon O~strtct se~e~ connection fees tn ~e a~unt of $250.00 per ne~ ~elllng unit ~tll requt~ payment the tt~ ~ bu~ldtng pe~mtt ~s tssued. 7. East 0~ange County ~te~ Otstrtct fees tn ~e =~unt of $500.00 pe~ n~ ~e]ltng untt ~Jll requ~r= payment =t the but~dtng pe~mtt ts tssued. 8. The prtvate storm dr~fn, =nd the fue~ line, ~tthtn the rorer r~tlroad right-of-way sh=11 ~ sho~n In detat~ on the ftna~ stte ~nd/or gradtng p~an. A ~ttten s~te~nt of locatton approv~l 'from the ptpellne comp=ny shall ~ submitted ~ the Co~untty Oeve]op~nt Department. 9. A ftn=] grading p~an ~t~1 ~ ~equtred for revte~ and ~0. A se~e~ lateral and ~te~ plans sh=~] ~ submitted a~ong fire hydrant loc~ttons ~or revt~ and app~ov=l. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 26 27 28 Resolution No. 2155 Page 3 11. Additional street lighting may be required on Gwyneth Drive at the entrance to the development and shall be provided if determined by a field inspection. 12. Annexation of the subject parcels to the Orange County Street Lighting Maintenance District No. $ is required. Application forms should be obtained from the County Surveyor's Office, and when completed, they shall be turned into the City of Tustin Engineering Division. 13. ihat new and existing buildings shall be provided with adequate emergency access as approved by the County Fire Marshal's office or the buildings shall be fitted with automatic fire sprinkler systems in conformance with N.F.P.A. 13-D standards. 14. Parkland dedication fees in the amount of $5,400.00 shall be paid prior to permit issuance. 15. New development fees in the amount of $8,100.00 shall be paid prior to permit issuance. 16. Continuous 6" concrete curbs shall be provided to separate landscape planters from parking spaces and drive aisles. 17. All roof equipment and vents' must be screened from view to the satisfaction of the Community Development Department. 18. All signs must be approved by the Planning Department prior to permit issuance. lg. Separate permits are required for plumbing, electrical, grading, signing and any work performed within the public right-of-way. 20. Temporary security fencing shall be provided around the construction sites for the protection of existing apartment residents. · 21. Permanent security fencing with self-latching gates shall be provided around the pool area in conformance with the City pool regulations. 22.Prior to building permit issuance, the applicant provide shall the Oirector of Community Development with proof of financing adequate to complete construction of the new units and rehabilitation of the existing units, within a reasonable length of time. 1 2 5 6 7 8 9 10 11 12 14 15 16 17 18 19 9~0 9.1 23 24 25 26 27 Resolution No. ~55 Page 4 ~'23. The following renovations to the existing buildings shall be performed, subject to the review and approval of the Otrector of Community Oevelopment, prior to issuance of a Certificate of Occupancy: . a. repaint all existing but]ding exteriors as necessary; b. repair all roof structures as necessary; c. repair ali carport interiors as necessary; d. complete renovation of existing landscaping; e. repair and/or replace driveway surfaces as necessary. 24. The final site plan shall be standardized and reflect a]] appropriate :try' standard drawing numbers. The developer shall construct all missing or damaged street improvements to said development per the City of Tusttn "Minimum Design Standards of Public ~orks" and "Street Improvement Standards'. This work shall consist of, but is not limited to: curbs and gutters, st~ewa]ks, drive apron and street pavement. PASSEO AND AOOPTEO at a regu]ar meeting of the Tusttn Planning Commission held on the 29th day of May, 1984. ~ames B. Sharp, Chairman Janet Hester Recording Secretary 28