HomeMy WebLinkAboutRDA DESIGN REVIEW 03-05-84I~TE:
March 5, 1984
~EVELOPMENT AGENCY
hu. 4
3-5-84
Inter-Corn
TO:
SUBJECT:
Honorable Chairman & Members of the Redevelopment Agency
Community Development Department
Design Review - 14851-14921 Newport Avenue
Background and Discussion
At the February 27, 1984 meeting the Tustin Planning Commission approved the
development of a 156-unit residential condominium project at the southerly
terminus of Newport Avenue. The design of the complex is nearly identical to
the previously approved design of the property as approved by the City Council
in October, 1983 (Resolution No. 83-75).
Notable items of change include:
In addition to the two (2) parking spaces per unit, 31 additional
unassigned p~rking spaces have been provided for visitor use.
The units have been reduced from the 161 originally approved to 156.
The architectural style is similar in nature with the use of stucco
walls and hip roof design. The units, however, are divided up into
smaller individual structures tied together by elevated walkways instead
of the larger structure of the.previous approval.
The Planning Commission report and Exhibit "A" conditions as amended by the
Commission are included with this report.
The Redevelopment Plan does not require a public hearing for site review and as
such does not require a discretionary action by the Agency. The Redevelopment
Agency Can make suggestions it feels prudent and justifiable i*n order that the
proposal meet the intent of the Redevelopment Plan. This project will also
increase the quantity and quality of the housing stockin the area which is an
objective of the Redevelopment Plan.
Recommendati on
The pleasure of the Redevelopment Agency with regard to review and input from
the proposed project.
Senior Planner
Attachments: Planning Commission Report Packet
Exhibit "A" (as amended by the Planning Commission)
Repor
Planning Commission
PUBLIC HEARING NO. 5
FEBRUARY 27, 1984
SUBJECT: Use Permit 84-5
APPLICANT: The Robert P. Warmington Company
LOCATIO#: 14851-14921 Newport Avenue
ZONING: Rlanned Development (PD) District
ENVIRONMENTAL ~ATUS: A request for Negative Declaration of environmental
impact has been filed
REQUEST:
Authorization to develop 156 residential condominiums and to vary
from the open space requirements
Background
-In March, 1980, the City Council re-zoned the subject property to Planned
Development {PD) District to bring the zoning into conformance with the land use
designation of the Tustin Area General Plan. On February 2, 1981, the Planning
Agency approved the development of a 208-unit residential condominium project
upon an application of The Robert P. Warmington Company. The project was never
acted upon and the permit expired.
In September of 1983, Use Permit 83-16 was approved to authorize construction of
a 161-unit residential condominium project to Pacific Coast Builders. The sale
of the property was not finalized and The Robert P. Warmington Company retained
ownership of the parcel.
Discussion
This application proposes the development of 156 condominiums on a site of
approximately 5.9 acres. An additional 5,150 square feet is currently being
considered for addition to the project from two adjoining parcels in the City of
Santa Aha. The acquisition of the additional land is to aid in qualifying for a
5% waiver of open space. The PD District authorizes 45% open, rather than the
usual 50% when a project abuts permanent open space. In this case, the Costa
Mesa Freeway embankment, fully landscaped by the developer, is proposed to
satisfy the waiver requirement. However, the project still requires an approval
to vary from the open space requirement with a total coverage of 58%.
Community Development Department
Use Permit 84-5
February 27, 1984
Page 2
The site design provides for three groups of buildings each surrounding an open
recreation area. Vehicle and pedestrian access is via a single driveway
entrance, secured by a gate house. The circulation pattern provides complete
access to the rear of all units. Parking is provided at the correct ratio of
two spaces per unit, half of which are covered, plus thirty-one (31) visitor
spaces. This site layout is almost identical to that proposed by Pacific Coast
Builders with less units, however, and more parking spaces.
The site is impacted environmentally by freeway and rail noise. An initial
environmental study with a supplementary noise impact .study was submitted and
reviewed by the Planning Commission with the Pacific Coast project. The revised
plans were reviewed by a contract consultant retained by the City:
The analysis of the noise environment is as follows:
A. The existing railroad noise level (63dBA) at the southwest facing units is
above California state limits which requires attenuation of the levels within
the individual units.
B. The existing freeway greatly impacts the site from 78dBA (CNEL) at the third
floor level to 75dBa (CNEL) at the second floor level. Such levels also
require interior sound alteration by the state. The courtyard of Phase I
would be impacted by levels of 68dBA.. Sixty-five (65) dBA is considered the
maximum level acceptable for recreational areas.
C. The proposed high speed rail system is expected to impact the nearest units
by single events of about 80dBA and at worst case 130 operations per day this
could result in 66dBA (CNEL) reading (including Amtrak freight).
D. The potential noise impact from increased Newport Avenue traffic due to a
railroad crossing, could reach CNEL levels of 66dBA at the uppers floors and
60dBA at the ground level.
Analysis
The application conforms to zoning code regulations with the exception of the
open space issue. Without the purchase or long-term lease of the two small
adjoining parcels,, the project is slightly below the 45% open space figure.
Since the freeway embankment is going to remain as open space, its landscaping
will definitely enhance the view of this feature and the 45% open space allowed
could be considered. But, since this additional land is not within the City,
annexation of said parcel should be instituted at the owners expense.
The design should minimize any negative visual effect of the parking and
driveway by the use of mounding and screening perimeter walls.
The preliminary planting plans provide a conceptual plant palet but does not
indicate locations of specific species, The species selected would appear not
to present any problems unless improperly located.
Community Development Department
Use Permit 84-5
February 27, 1984
Page 3
The architecture is a contemporary style but should easily be compatible with
the surrounding buildings by the use hip roofs. The elevations should be viewed
as conceptual. Detailed plans will be reviewed by staff at the plan c'heck phase
which will then be submitted for Commission review.
Staff has some concern regarding the three-phase construction proposal. If this
plan is to be approved, the developer should provide the City with a precise
program work schedule. Each phase should be able to stand by itself in regard
to zoning, building and safety matters upon each completion. Also, provisions
should be presented to insure the health, safety and comfort of those residents
occupying the first phase while construction work continues on the site.
Parking accommodation should be assigned at two (2) spaces per unit and included
in the Covenants, Conditions and Restrictions {CC&R's). The extra visitor
spaces, located near the main entrance, should not be assigned.
The noise study found that interior noise criteria could be met without use of a
highway noise barrier. Non-opening windows and well-sealed doors can be
utilized to reach specific limits. Recreational use of areas between the
development and freeway would not be feasible with this approach, and walls
would need to be constructed across building gaps to shield interior courtyard
areas.
The effect of existing and planned rail activity would require additional
insulati'on treatment than proposed in the study for units facing the southwest
boundary. Visual improvements for these units could be made by appropriate
landscaping at the boundary. Additional insulation treatment is also
recommended along the southeast boundary to prepare for a possible extension of
Newport Avenue and to mitigate noise from traffic entering and leaving through
the entry gate area.
Noise insulation criteria which must meet worst case noise conditions for the
potential intruding noise sources described above, are presented in Figure 1.
The values of Sound Transmission Class (STC) shown represent the minimum design
values which would not violate interior noise limits. They apply particularly
to windows and doors, and presumably would be met by proposed wall/ceiling
construction design.
Recommendation
Through building arrangement and use of recommended mitigation measures, the
development can comply with the Noise Element of the Tustin Area General Plan
and the Noise Ordinance. The proposed project complies with all provisions of
the Planned Development District with the exception of open space requirements.
This application was noticed with a variance request for that purpose.
Community Development Deparlment
Use Permit 84-5
February 27, 1984
Page 4
Staff therefore recommends the following:
1. Approve staff's finding of Negative Declaration for the subject project.
2. Approve Use Permit 84-5, including a variance, subject to conditions attached
in Exhibit "A".
Staff will present a resolution at your next meeting reflecting the Commission's
decision and necessary findings.
Senior P~anner
AGW:jh
Attachments:
Development Review Summary
Figure 1
Exhibit "A"
Exhibit "B"
Project Plans
Community Development Department
Project:
Location/District:
Action:
DEVELOPMENT REVIEW SUMMARY
156-UNIT RESIDENTIAL CONDOMINIUMS
14851-14921 Newport Avenue/Planned Development
USE PERMIT 84-5
Building:
Front Setback
Side Setback
Rear Setback
Gross Square Footage
Net Floor Square Footage
Height
Number of Stories
Materials/Colors
Lot Size
Lot Coverage
Parking:
Number of Spaces
Ratio (space/square footage)
Percent of Compact Spaces
Type
Uses:
Number of Public Notifications (Owners):
Environmental Status
* No Standard
District Requirement Proposed
35' from
15' (arterial) cul-de-sac
5' 4g'
* 49'
127,600 149,620 sq.ft.
None 37.5'
None 3
Not
Commission Review Determined
257,000 +
* 5,150 sq. ft.
S5% when adjacent to
permanent open space 58%
312 344
2/unit 2.2./unit
20% 9.3%
50% covered 50% covered
Multi-family Residential
Residential Condo
Application for Negative Declaration
Cornmunity Development Department
o
EXHIBIT "A"
CONDITIONS OF APPROVAL
USE PER,lIT 84-5
The Covenants, Conditions and Restrictions for this .condominium project shall
be reviewed and approved by City Staff and City Attorney prior to their
recordation. The CC&R's shall specifically dictate responsibilities between
the homeowners association and private property owners for the maintenance,
both interior and exterior, of all buildings, plumbing and electrical
facilities. The CC&R's shall also specifically prohibit the storage of
recreational vehicles within the complex.
A landscape and irrigation plan approved by the State Department of
Transportation shall be submitted for staff approval prior to landscaping the
Costa Mesa Freeway embankment as indicated on the approved project site
plan. A written commitment from Caltrans shall 'be submitted providing for
the long-term maintenance*of the freeway embankment. If such commitment
cannot be obtained, the condominium homeowners association shall be
responsible for the embankment maintenance as provided in their recorded
CC&R's.
Included within this use permit is the proposed use of adjoining privately
held property and the Costa Mesa Freeway embankment for landscape and open
space purposes. Since portions of the aforementioned areas are located
outside of the City of Tustin, written authorization shall be provided the
City of Tustin from the governing agency certifying conformance with Santa
Ana zoning regulations for the proposed property use, prior to issuance of
any City Building Permits for the subject condominium project. Additionally,
the project applicant shall initiate on behalf of the City of Tustin a
jurisdictional reorganization application with the County Local Agency
Formation Commission and pay all necessary processing fees. The City
boundary line between the cities of Tustin and Santa Aha shall be re-aligned
coterminius with the edge of pavement along the southerly side of the Newport
Freeway.
The final site plan fully dimensioned and detailed along with the final
building elevations fully dimensioned and detailed, shall be submitted for
Planning Commission final approval including consideration of the final color
scheme and architectural treatment of all building exteriors.
All open dirt areas of future phases shall be maintained free of weeds,
building materials and debris during construction of the project. Dust
retardant or seeding with grass shall be utilized to prevent airborne dust
and soil erosion.
The final site plan architectural drawing and landscape, submitted for
review and approval by the Planning Commission shall be consistent with the
illustrative site plan prepared and submitted by Hogan, Ray Partners, Inc.
for Planning Commission review. All amenities shall be substantially
constructed including pools, spas, patios and clubhouse. Landscape and
driveway pavement treatments shall also be constructed as indicated and an
expanded driveway re-alignment shall be incorporated to allow for more open
space within interior open space area.
Community Development Department
Exhibit "A"
Use Permit 84-5
Page 2
10.
11.
Should security access gates be installed, all units shall be properly wired
to provide communication from the guard house to each unit.
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 this
condition shall require approval by the City of Tustin.
Due to the minimal number of project parking spaces to promote usage of
single car garages for the storage of automobiles and not for storage or
conversion to living spaces, garage door openers shall be installed on all
garage doors.
The CC&R's and the Final Department of Real Estate report shall contain
disclosure statements concerning the following matters:
1. Potential Newport Avenue grade crossing to Edinger Avenue.
2. Potential noise impacts from high speed commuter'trains on the
railroad tracks adjacent to site.
3. Noise impacts from existing Costa Mesa Freeway potential increases
in Newport Avenue road traffic.
4. Future buyers shall be made aware of the City's plans to either
extend Newport southerly to Edinger Street with an at-grade crossing
of the railroad tracks or with a grade separation above the tracks
(approximately 22 feet above existing ground level).
Environmental mitigation measures shall be required to reduce both exterior
and interior noise levels to conform with the interior requirements of the
City of Tustin Noise Ordinance. Said mitigation measure as recommended by
the City-retained firm of Engineering Sciences shall be included on the final
plans for approval by the Planning Commission. Such mitigation measures may
include construction of sound attenuation walls, increases in the quantity of
structural insulation and reduction of exposed glazing.
Noise attenuation measures shall be incorporated into the construction
drawings as indicated in Figure 1 and in the body of this Use Permit No. 84-5
report. Evidence of complying with value of Sound Transmission Class (STC)
as indicated on Figure ! (plot plan) shall be required of the developer upon
submittal of plan check drawings to the City Building Department.
All work within the public right-of-way will require a permit from the City
of Tustin Engineering Department.
Community Development Department
Use Permit 84-5
Exhibit "A"
Page 3
13. Sanitation District, Water District, new development taxes, and parkland
dedication fees are to be paid to building permit issuance as follows:
1. East Orange County Water District fees in the amount of $500.00 per
unit.
2. County Sanitation District fees in the amount of $250.00 per unit.
3. New development tax fees in the amount of $73,800.
4. Parkland dedication fees in the amount of $39,000.
14. The final site plan shall be standardized and reflect all appropriate City
- standard drawing numbers. The developer shall construct all missing or
damaged street improvements adjoining said development per the City of Tustin
"Minimum Design Standards of Public Works" and "Street Improvement
Standards". This work shall consist of but is not limited to:
1. curbs and gutters;
2. sidewalks;
3. drive aprons;
4. street pavement;
5. street trees;
6. street lights; and
7. sanitary sewer facilities.
15.
The entry drive shall be revised to conform to City of Tustin Standard Plan
No. 108E. This radius type drive requires dedication of additional
right-of-way as shown on said Standard Plan.
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 City Staff.
18. All signs must be approved by the Planning Department prior to permit
issuance.
19. Separate permits are required for plumbing, electrical, grading, signing and
any work performed within the public right-of-way.
20.
A looped domestic water system and easements shall be provided per the
requirements of the City Engineer. If this water system is phased, the first
phase shall be sized for a dead end system.
A minimum of 4-5 water meters will be required depending on the building and
plumbing layout.
Separate meter{s) will be required for the landscape irrigation system.
Community Development Department
/"-Use Permit 84-5
Exhibit "A"
Page 4
21. The developer shall provide the City with a construction schedule of project
phasing which will include the following:
A. Time schedule for the anticipated commencement and completion of
each phase.
B. List of all community facilities to be completed in each phase.
Each phase must satisfy all zoning, building and safety requirements
and said requirements must be completed prior to final release of
any structure.
C. Construction program which will insure the health, safety and
comfort of those residents occupying the initial phases and
adjoining property owners while construction work continues on the
site.
22. All required public improvements and Newport Avenue setback landscaping §hall
be completed prior to the release for occupancy of phase one.
23.
During all phases of construction, the project shall institute accepted
grading measures to control sedimentation runoff into the upper Newport Bay
drainage area.
24.
The trash receptacle locations appear to provide adequate maneuverability for
the refuse disposal truck. The developer shall provide the City a letter
from S.C.A Disposal Service approving the locations and.their ability to
service the development.
25. Tentative and final tract maps must be submitted for review and approval.
26. Dedication of all street right-of-way along Newpori Avenue as required by the
City Engineer.
27.
Dedication of all access rights to Newport Avenue to the City except at
driveway openings per the approved site plan or temporary access during
construction.
28. Preparation of a final grading plan for review and approval by the City.'
29.
Annexation of the entire parcel to the Orange County Street Lighting and
Maintenance District. Subject annexation papers must be provided to the City
prior to final approval of final tract map.
30.¸
Installation of marbelite street lights with underground conduit along
Newport Avenue as required by the City Engineer along with the payment of the
installation charges to the City of Tustin.
31. Grading plans and soils report by state registered civil engineer are
required.
32. Indicate the building data on the plans to be as follows:
Use or occupancy - R-1
Type of construction - Type V-1HR
Community Developmen! Department
/"-Use Permit 84-5
Exhibit "A"
Page $
33.
34.
35.
36.
37.
Check and show allowable areas of the buildings per Chapter 5 of the UBC and
the protection of openings between buildings.
Revise plans to show floors above the second story shall have no less than
two exits pursuant to Section 3302 of UBC.
Prior to the completion of an application for building permits for
combustible construction, evidence that a water supply for fire protection is
available shall be submitted to the County Fire Marshal.
Entrance shall be designed to permit emergency vehicle operators to negotiate
turn for entering and exiting in one motion.
To facilitate adequate maneuvering area for the five visitor spaces at the
main entrance, the driveways shall be enlarged to 25' by reduction of the
width of the median planter.
Community Development Department
I
[ I