HomeMy WebLinkAboutPH 1 ZONING ORD 83-4 02-06-84 nUBLIC HEARING
AGENDA
/' Inter - C om
DATE: FEBRUARY 6, 1984
FROI, I:
SUBJECT:
HONORABLE MAYOR AND CITY COUNCIL MEMBERS
COMMUNITY DEVELOPMENT DEPARTMENT
ZONING ORDINANCE AMENDMENT NO. 83-4
MULTIPLE RESIDENTIAL DEVELOPMENT STANDARDS
BACKGROUND:
The City Council in September, 1983 unanimously directed the Planning Commission
to commence a study of all Multiple Residential Development Standards and present
it's recommendations to the Council for amendments to the Zoning Ordinance.
This action was prompted by submittal of various multiple residential projects,
for which the Council considered excessive in density and containing inadequate
parking. Additionally, Council directed staff on December 19, 1983 to research
~all substandard R-3 Multiple Residential lots for possible rezoning to lower
densities.
'Overall, the City'of Tustin has either permitted construction or annexed both
apartment and condominium projects which are now experiencing inadequate parking
accommodations. Amendments to the City Code, as proposed, would help reduce
further on-street parking congestion.
STAFF RESEARCH:
Rather than hastily presenting recommendations to the Planning Commission, not
supported by research and experience, the Community Development Department
conducted surveys and extensively researched the primary issues of residential
density and parking. The Cities of Anaheim and Irvine recently retained
Consulting Engineers to conduct similar studies for which Tustin was able to
utilize.
Multiple residential housing is a major component of this community's structure.
Our extraordinarily high percentage of multiple housing stock has been constructed
pursuant to a wide variety of development standards ranging from near non-existent
County regulations to our more restrictive PD Planned Residential Development
Zone. While the vast majority of this housing stock is an asset to the community,
case studies of excessive density lacking adequate open space and resident parking
indicate a higher than average rate of property deterioration. While not
researched, common sense dictates these same housing complexes probably demand the
highest percentage of residential calls for Police services.
The goal of Zoning Ordinance Amendment No. 83-4 is to provide affordable housing
at more realistic development densities with off-street guest parking and
centralized open space recreation areas.
ZONING ORDINANCE AMENDMENT NO. 83-4
MULTIPLE RESIDENTIAL DEVELOPMENT STANDARDS
FEBRUARY 6, 1984
PAGE 2
In reality, the proposed amendments would adjust our development standards to that
which the market place dictates. At present it is nearly impossible to construct
three· story high condominiums at 35 units per acre with subterranean parking and
market them as affordable housing.
Zoning Ordinance Amendment No. 83-4 would only affect'development of remaining
vacant parcels and the recycling of older underdeveloped areas. Existing
apartments and condominiums will remain unaffected but may only be reconstructed
to their original development standards if they are destroyed by unforeseen
circumstances. With this code provision, the community housing stock, which
exceeds these proposed development standards, will not become non-conforming and
subject to amortization.
RECOI~E#DATIO#S:
The Planning Commission adopted Resolution No. 2136 thereby recommending Council
approval of Zoning Ordinance Amendment No. 83-4. In summary, the following
represents the Planning Commission and Staff's recommendations:
· Density - reflecting Council and Commission desires, the R-3 zone density
should be decreased from 34.81 units per acre to 24.8g units per acre which
more realistically reflects existing development in the City. The reduction
in density only applies to new construction for those few lots remaining to be
developed. Stipulations have also been proposed which would permit
reconstruction of Units·at their original density should they be destroyed due
to fire or other unfortunate circumstance. This provision should satisfy
owners of existing apartment buildings and their lenders. The R-Z, R-4 and PD
density development standards appear to be reasonable and should not be
amended at this time.
Par~ing - A concern becoming more evident is the decreasing availability of
on-street parking in areas of the community dominated by multiple-residential
dwellings. The Commission proposes that guest parking be required in new
multiple-residential developments at a minimum ratio of 1 parking space for
each five residential units.
Height - Building .height is also an area of concern in the Town Center
Redevelopment Area. In particular, certain R-3 zoned lots, only fifty feet
(50') in width could be developed with forty-foot (40') high structures under
present zoning regulations. The Planning Commission recommends a modest
reduction to a maximum of 35'.
ZONING ORDINANCE AMENDMENT NO. 83-4
MULTIPLE RESIDENTIAL DEVELOPMENT STANDARDS
FEBRUARY 6, 1984
PAGE 3
Ordinance No. 906, attached to this transmittal, reflects the described changes.
Staff, therefore, recommends the following actions:
Ordinance No. 906 to be first read by title only.
Ordinance No. 906 to be introduced.
Director of Community Development
DDL:jr
Attachments:
Ordinance No. 906
Exhibit A
Exhibit B
-Resolution No. 2136
ORDINANCE NO. 906
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUSTIN, CALIFORNIA, AMENDING VARIOUS SECTIONS OF
THE TUSTIN CITY CODE CONCERNING MULTIPLE-FAMILY
R£SID£NT~AL DEVELOPMENT STANDARDS FOR NEW CONSTRUCTION
The City Council of the City of Tustin does hereby ordain as
follows:
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Section 922496 "Maximum Lot Coverage" of the Tustin City
Code is hereby amended to read as_ follows:
6. Open Space Requirement
A minimum of 400 square feet of open space recreation
area shall be provided per dwelling unit within a common
designated recreation area. Private attached ground
level patios may be credited toward the open space
requirement if restricted to only permit covers open on
three sides. In addition to the recreation area
requirement, all structural setback areas, excluding
driveways and walkways shall be landscaped.
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II. Section 922497 "Off-Street Parking" of the Tustin City
Code is hereby amended to read as follows:
7. Off-Street Parking
A minimum of two (2) assigned covered parking spaces
shall be provided per unit. Additionally, one (1)
unassigned open guest parking space shall be provided
for every five (5) units.
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III.
Section 922498 "Subdivision of Property Developed Under
the District" of the Tustin City Code is hereby amended
to read as follows:
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8. Subdivision of Property Developed Under the District
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Upon completion of a property development in the P-D
District, no portion of the property involved in said
development shall be severed or sold, unless said
severed parcel and the development thereon complies with
all provisions set forth for the P-D District and is
approved by the Director of Community Development prior
to such subdivision.
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IV.
Section 9226a1 of the Tustin City Code is hereby amended
to read as follows:
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Ordinance Ho. 906
Page 2
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VI.
All uses permitted in the R-20istrtct, subject to a
use permit if required for the use in an R-2
District.
(a) Maximum Height: 35 feet
(b) Minimum Building Site Area: 7,000 square feet
(c) Minimum Lot Width at Property Line: 70 feet
(d) Maximum Lot Coverage: 655
(e) Minimum Landscape Open Space: 355
(f) Mi.nlmum Front Yard Setback: 15 feet (unless
otherwise indicated on zoning maps)
(g) Minimum Side Yard Setback: Corner Lot Line: lO
feet, Interior Lot Line: 5 feet
(h) Minimum Rear Yard Setback: lO feet
(i) Minimum Lot Area Per Family Unit: 1,750 square
feet
(j) Off-street Parking: A minimum of two (2)
assigned spaces shall be provided per unit; one
of which shall be a garage space. Additionally,
one (1) unassigned guest open space shall be
provided for every five (5) units.
Section g226a2 of the Tustin City Code is hereby amended
to read as follows:
Multiple Family Dwellings, Apartment Houses
(a) Maximum Height: 35 feet
(b) MinimumBuilding Site Area: 7,000 square feet
(c) Minimum Lot Width at Property Line: 70 feet
(d) Maximum Lot Coverage: 655
(e) Minimum Landscape Open Space: 355
(f) Minimum Front Yard Setback: 15 feet (unless
otherwise indicated on zoning maps)
{g) Minimum Side Yard Setback: Corner Lot Line: 10
feet, Interior Lot Line: 5 feet
(h) Minimum Rear Yard Setback: 10 feet
{i) Minimum Lot Area Per Family Unit: 1,750 square
feet
(j) Off-street Parking: A minimum of two (2)
assigned covered parking spaces shall be provided
per unit. Additionally one (t) unassigned open
guest parking space shall be provided for every
five (5) units.
Section 9226b "Conditionally Permitted Uses and
Development Standards" of the Yustin City Code is hereby
amended to include the following:
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Ordinance 906
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6. Multiple Family Dwellings: Reconstruction/Replacement
Multiple Family Dwellings damaged or destroyed due to
catastrophic events may be reconstructed or replaced by
new identical construction pursuant to the same
development standards applied to the damaged or
destroyed dwelling units. However, repair or
replacement construction shall comply with all current
building and fire code regulations.
VII.
Section 9228c7 of the Tustin City Code is hereby amended
to read as follows:
7. Off-street Parking: A minimum of two (2) assigned
covered parking spaces shall be provided per unit.
Additionally, one (1) unassigned open guest parking
space shall be provided for every five (5) units.
PASSED AND ~OPTED at a regular meeting of the Tusttn City
Council held on the day of , 1984.
ATTEST:
Ronald B. Hoesterey, Mayor
Mary Wynn
City Clerk
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EXHIBIT "A"
ZONE DISTRICT COI~ARISON CHART
Present Development Standards
ZONE
P-D Condominiums/
Townhomes
DENSITY
No maximum
(Determined by
50% open space)
PARKING SPACES
1 covered
1 open
2 total'
MINIMUM
OPEN SPACE
50% of lot area
R-2 Duplexes/
Triplexes
12.45 UPA
1 garage
1 your choice
2 total
50% of lot area
R-3 Apar~ents
R-4'
34.81 UPA
14.52 UPA
2 your choice
i covered
I open
20 total
25% of lot area
No requirement
EXHIBIT "B"
PROPOSED DEVELOI~ENTSTAJJI)ARDS
Zontng Ordinance Amendment No. 83-4
ZONE
P-D Condominiums/
Townhomes
DENSITY
(No Change)
Determined by
Open Space and
Parking
PARKING SPACES
2 assigned covered
per unit plus
I unassigned open
guest per 5 units
OPEN SPACE
400 sq. ft. in
common recreation
area or private
patios on ground
level
R-2 Oupl exes/
Tri pl exes
(No Change)
i unit per
3500 sq. ft.
2 assigned per unit,
one must be a garage,
plus i unassigned
open guest per 5
units
(No Change)
50% open
R-3 Apartments
1 unit per
1750 sq. ft.
2 assigned covered
per unit plus 1.
unassigned open
guest per 5 units
35% open
R-4
(No Change)
1 unit per
3000 sq. ft.
= 14.52 UPA
2 assigned covered
per unit plus
1 unassigned open
guest per 5 units
No requirement
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RESOLUTION NO. 2136
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL
VARIOUS AMENDMENTS TO ARTICLE 9: LAND USE OF THE TUSTIN
CITY CODE REGARDING MULTIPLE-FAMILY DISTRICT RESIDENTIAL
DEVELOPMENT STANDARDS FOR NEW CONSTRUCTION
The Planning Commission of the City of Tustin does hereby resolve as
follows:
I. The Planning Commission finds and determines as follows:
A. That at its meeting of September 6, 1983, the Tustin
City Council reviewed a Planning Staff report regarding
apartment[condominium development standards and the City
Council did direct the Planning Commission to study
multiple-family zone regulations.
B. That pursuant to Section 9295(f) of the Tusttn City
Code, when considering an amendment to the Zoning
Ordinance {Article g: Land Use of the Tustin City Code),
the Planning Commission shall conduct a public hearing,
report findings thereof, and make a recommendation to
the City Council.
C. That a public hearing was duly noticed and held
considering amendments to the PD, R-2, R-3, R-4
Districts establishing new development criteria for
multiple-family projects.
II.
The Planning Commission hereby recommends to the City
Council the following amendments to the City Code.
I. Section 922496 "Maximum Lot Coverage" of the Tustin City
Code is hereby amended to read as follows:
6. Open Space Requirement
A minimum of 400 square feet of open space recreation
area shall be provided per dwelling unit within a common
designated recreation area. Private attached ground
level patios may be credited toward the open space
requirement if restricted to only permit covers open on
three sides. In addition to the recreation area
requirement, all structural setback areas, excluding
driveways and walkways shall be landscaped.
II.
Section 922497 "Off-Street Parking" of the Tustin City
Code is hereby amended to read as follows:
7. Off-Street Parking
A minimum of two (2) assigned covered parking spaces
shall be provided per unit. Additionally, one (1)
unassigned open guest parking space shall be provided
for every five (5) units.
Resolution No. 2136
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III.
IV.
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Section 922498 "Subdivision of Property Developed Under
the District" of the Tustin City Code is hereby amended
to read as follows:
8. Subdivision of Property Developed Under the District
Upon completion of a property development in the P-D
District, no portion of the property involved in said
development shall be severed or sold, unless said
severed parcel and the development thereon complies with
all provisions set forth for the P-D District and is
approved by the Director of Community Development prior
to such subdivision.
Section 9226al of the Tustin City Code is hereby amended
to read as follows:
All uses permitted in the R-2 District, subject to a
use permit if required for the use in an R-2
District;
(a) Maximum Height: 35 feet
(b) Minimum Building Site Area: 7,000 square feet
(c) Minimum Lot Width at Property Line: 70 feet
(d) Maximum Lot Coverage: 65%
(e) Minimum Landscape Open Space: 35%
{f) Minimum Front Yard Setback: [5 feet (unless
otherwise indicated on zoning maps)
(g) Minimum Side Yard Setback: Corner Lot Line: 10
feet, Interior Lot Line: 5 feet
(h) Minimum Rear Yard Setback: 10 feet
(i) Minimum Lot Area Per Family Unit: 1,750 square
feet
(j) Off-street Parking: A minimum of two (2)
assigned spaces shall be provided per unit; one
of which shall be a garage space. Additionally,
one (1) unassigned guest open space shall be
provided for every five (5) units.
Section 9226a2 of the Tustin City Code is hereby amended
to read as follows:
Multiple Family Dwellings, Apartment Houses
(a) Maximum Height: 35 feet
(b) Minimum Building Site Area: 7,000 square feet
(c) Minimum Lot Width at Property Line: 70 feet
(d) Maximum Lot Coverage: 65%
(e) Minimum Landscape Open Space: 35%
(f) Minimum Front Yard Setback: 15 feet (unless
otherwise indicated on zoning maps)
{g) Minimum Side Yard Setback: Corner Lot Line: 10
feet, Interior Lot Line: 5 feet
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Resolution No. 2136
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(h) Minimum Rear Yard Setback: 10 feet
(t) Minimum Lot Area Per Family Unit: 1,750 square
feet
(j) .Off-street Parking: A minimum of two (2)
assigned covered parking spaces shall be provided
per unit. Additionally one (1) unassigned open
guest parking space shall be provided for every
five (5) units.
VI.
Section g226b "Conditionally Permitted Uses and
Development Standards" of the Tustin City Code is hereby
amended to include the following:
6. Multiple Family Dwellings: Reconstruction/Replacement
Multiple Family Dwellings damaged or destroyed due to
catastrophic events may be reconstructed or replaced by
new identical construction pursuant to the same
development standards applied to the damaged or
destroyed dwelling units. However, repair or
replacement construction shall comply with all current
building and fire code regulations.
VII.
Section g228c7 of the Tusttn City Code is hereby amended
to read as follows:
7. Off-street Parking: A minimum of two (2) assigned
covered parking spaces shall be provided per unit.
Additionally, one (1) unassigned open guest parking
space shall be provided for every five (5) units.
PASSED AND ADOPTED at a regular meeting of the Tustin Planning
Commission held on the day of , 1984.
James B. Sharp, Chairman
Janet Hester, Recording Secretary
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