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HomeMy WebLinkAboutPH3 VARIANCE 81-8 01-18-82DATE: TO: FROM: SUBJECT: January 18, 1982 CONTINUED PUBLIC HEARING NO. 2 Inter -(:om Honorable Chairman & Planning Agency Members Community Development Department Variance 81-8 Applicant: Location: Request: Cal State Associates CCVL"A" 14882-14942 Newport Avenue Authorization to convert 296 apartments to residential condominiums Background At the December 21, 1981 meeting, the Planning Agency continued the public hearing on the subject conversion until this time. The Agency suggested that the applicant re-study the project with the idea of reducing the density and thereby negate the need for extra parking in garage structures. Discussion The applicant has drafted a new plan which incorporates the following changes from the plan reviewed by the Agency on December 21, 1981: 1. reduction in existing building area by 25,521 sq.ft.; 2. removal of the two parking structures; reduction of 46 units by building demolition and 15 units by consolidation of single bedroom apartments and i unit is to be converted to a gymnasium; e deletion of the 14,890 sq.ft, school district lot from the development; reduction in parking to 234 covered spaces and 238 open spaces. This quantity exceeds minimum standards by 4 and each unit will be allocated one covered standard space and one open compact space. The revised plan statistics are as follows: Chairman & Planning Agency Variance No. 81-8 Page 2 Building Area Parking Area Open Space Site Area 172,983 sq.ft. 125,077 sq.ft. 221,648 sq.ft. (42.7%) 519,708 sq. ft. One Bedroom Units Two Bedroom Units 82 152 Parking Spaces 472 Approximately 3,100 more feet of building area is to be designated for recreational use and the Agency could view this as satisfying part of the open space provisions of the PD District. The land use percentages are as follows: Buildings (Units) 30.5% (Covered Patios) 2.1% (Recreation Bldgs.) .6% Parking & Driveways 24.1% Open Spaces 42.7% Findings & Conclusions: 1. The useable open space will be increased by the demo- lition of structures on the interior of the site. m The project borders permanent open space in the form of a 26,000 sq.ft. City-owned tennis facility. This situation does allow for a 5% deviation from the standard open space requirement. The on-site noise level generated by the railroad should be reduced~by the construction of the proposed 12'0" sound attenuation wall along the southern property line. 4. The development will satisfy the intent of the Planned Development (PD) District regulations. Chairman & Planning Agency Variance No. 81-8 Page 3 At 42.7% open space, the applicant is requesting a 2.3% deviation from the modified PD standards. Two point seven percent (2.7%) of the building area is to be used for recreation purposes. RECOMMENDED ACTION: Approval by the adoption of Resolution No. 2013. AGW:jh 1-13-82 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. 2013 A RESOLUTION OF THE PLANNING AGENCY OF THE CITY OF TUSTIN, GRANTING AUTHORIZATION TO VARY WITH PLANNED DEVELOPMENT DISTRICT PROVISIONS AND ALLOW CONVERSION OF THE CALIFORNIAN APARTMENTS TO 296 RESIDENTIAL CONDOMINIUMS The Planning Agency of the City of Tustin does hereby resolve as fol- lows: I. The A. B. C. D. E. F. Planning Agency finds and determines as follows: That a proper application (Variance No. 81-8), was filed on behalf of Cal State Associates CCLV "A" requesting authoriza- tion to vary with the requirements of the Planned Development District to allow 42.7% open space and convert the Californian apartments 14882-14942 Newport Avenue to 234 condominium units. That a public hearing was duly called, noticed and held on said application. That because of special circumstances applicable to the sub- ject property, relative to size, shape, topography, location or surroundings, a strict application of the Zoning Ordinance is found to deprive the subject property of privileges enjoy- ed by other properties in the vicinity and under identical zone classification, evidenced by the following findings: 1. The use is in conformance with the land use element of the Tustin Area General Plan. The conversion will improve the project by incorporating amenities and repairs as required by development standard as condition of variance approval. e The existing over-development of the site will be reduced by the demolition of a few structures to provide useable open space. That the granting of a variance as herein provided will not constitute a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and dis- trict in which the subject property is situated. That this project is categorically exempt from the require- ments of the California Environmental Quality Act. That the granting of the variance as herein provided will not be contrary to the intent of the Zoning Ordinance or the pub- lic safety, health and welfare, and said variance should be granted. 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 No. 2013 Page 2 January 13, 1982 Ge Proposed development shall be in accordance with the development policies adopted by the City Council; Uniform Building Codes as administered by the Building Official; Fire Codes as administered by the Orange County Fire Marshall; and street improvement requirements as administered by the City Engineer. H. Final development plans shall require the review and approval of the Community Development Director. II. Planning Agency hereby grants a variance as applied for, to authorize the conversion of the Californian Apartments to condominiums, subject to the following conditions: A. Open space and recreation areas shall be provided as follows: open spaces 42.7% covered patios 2.1% recreation floor area .6% The open space shall be provided, above what presently exists, by the removal of 25,521 sq.ft, of building area. That a total of 472 parking spaces shall be provided on-site for the exclusive use of the residents. The parking shall be provided in two parking structures which shall include the following items in their designs: 1. Hammerhead-type turn-around area shall be provided at the end of each drive aisle. CJ That a 20'-0" emergency fire lane shall be provided around the complex with an access/exit drive at the Carfax Avenue cul-de-sac. Compliance with the Subdivision Map Act by the submission of Tentative Tract Map, the recordation of a Final Map and of Covenants, Conditions, and Restrictions for the project prior to the issuance of building permits. The Tract shall include the adjacent parcel purchased from the School District. The construction of all missing or damaged street improvements adjacent to the property is required to include, but not limited to, the following: 1. Curb and gutter 2. Sidewalk 3. Drive aprons 4. Street trees F. Final site plan shall indicate the appropriate City standard drawing numbers for any proposed work. Resolution No. 2013 Page 3 January 13, 1982 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Ge J. K. L. M. N. O. That a 3'-0" garden wall shall be provided along the front property line adjacent to the public side walk That the Covenants, Conditions, and Restrictions shall contain, but not limited to, the following items: 1. Notification to owners of the possible extension of Newport Avenue to Edinger Street. 2. A parking allocation plan which will limit the distances from an owner's unit to their reserved parking spaces. That construction plans and specification for the repair and improvement of the structures shall be submitted to the City for review. These plans shall include grading, structural, electrical, plumbing, and landscaping specifications and they shall address, but shall not be limited to the following: a) Roof reconstruction b) Heating system c) Water system d) Stairway repair That the hot water loop system shall be eliminated by means of making each building or small cluster of buildings operate on an independent system. All overhead electrical and similar service wires or cables will require conversion to underground services. Approval of the final parking layout and trash enclosure location by the City's contract refuse collection service. Hammerhead-type turn-around areas shall be provided. Compliance with all provisions of Conversion Ordinance No. 822 and of the Planned Development District. The applicant shall provide a deputy inspector, the selection to be approved by the Community Development Director, for the entire construction period. That new security lighting shall be provided throughout the complex. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Agency, held on the day of , 1981. James B. Sharp, Chairman Mary Ann Chamberlain Recording Secretary ,]0 N~lNIdOdl't~} ~H,L Architecture ° Planning o Engineering January Eleven Nineteen Eighty Two The Californian Tustin, California Our Project No. 810203 The following represents a narrative of the existing apaz~.~nt complex and how it is contemplated it will be converted to a coD~cminium dwelling complex. It is the intent of this information to ~rely point out the salient features of the project and examine hc~ they are proposed to be modified to the approved standards required by the City of Tustin. Off-Site Description: The site is located at the southerly termination of Newport Avenue in the City of Tustin, California. The surrouoz~tng improvements include a condoninium development being constructed by the Robert Wazmington Company immediately to the West, adjacent to the Newport Freeway. The area to the North has been developed by a private single family developer at the Northeast made up of approximately 44 hcmes. The project to the Northwest 'is a condominium development, which was constructed by the Doan Company. Immediately East of our project is a rather large 27 acre Tustin Unif'~ed School District site upon which is constructed complete high school facilities. Adjacent to and between the Californian and the high school athletic field there are four (4) public tennis courts shared and used by the Californian as well as the public at large. This facility is owned by the City of Tustin although the property is owned by the Tustin Unified School District. To the South of the project is a 200 ft. railroad right-of-way where a major railroad corridor occurs betwcc~n the City of Los Angeles and San Diego. On-Site Description: The site is approximately 11.93 acres (+519,708 s.f.). The breakdown of the project living units is as follows: One Bedrocm T~o Bedroc~ Total ist floor 109 93 202 2nd floor 58 36 94 167 129 296 22035 South Main Stroo! · Carson, California g0745 · (213) 516-7000 January 11, 1982 The Californian Tustin, California Our Project No. 810203 - Page 2 - On-Site Description: (cont'd.) The units range in size f£~ 750 s.f. to 1140 s.f. There is presently insufficient parking to meet the rec~,~ed 2 spaces per unit as requLred by the City of Tustin cond~ninium ordinance. The current open space on the project is insufficient to meet the 50% open space requir~uent. In order to achieve the required open space aD~ therefore comply with the City of Tustin con~_ ~c3uinium ordinance, we propose to delete 40 one bedroc~ units as well as 6 two bedrocm units. We also propose to cc~bine 45 one bedrocm units to make 30 two bedroc~ units. This will decrease our amount of required parking. In addition, one two bedroc~ unit will be converted into a s~all gym with sauDa.~ to enhance the recreational amenities of the project. By deleting units, we were able to provide a series of large 'courtyards' in the heart of the project. These courtyards are situated in such a manner as to maximize the usefulo~ss of the open space gained. These open courtyards will be relandscaped to c~¥~lim~nt the aesthetic impact of the existing architecture and will include lawn areas, walkways, pools, benches, and BBQ facilities. The existing parking lot will be redesigned to provide one covered 9 ft. x 20 ft. parking space and one 7% ft. x 19 ft. c~act parking space for each unit. The compact parking space includes a 2% ft. overhang over a planted strip which parallels the parking lot. In addition, 4 handicapped parking spaces will be provided. The proposed dwelling unit breakdown is as follows: 1st floor 2nd floor One Bedrocm TWo Bedroc~ Total 44 112 156 38 40 78 The proposed parking Existing Proposed 82 152 space count is as follows: Covered Open Total 300 139 439 234 238 * 472 (compact) 234 * 4 regular handicapped spaces included January 11, 1982 5he Californian Tus~ n, California Our Project No. 810203 - Page 3 - On-Site Description: (cont'd.) The open space now proposed under this sch~rae is as follows: Total site area Building area Parking Lot area TOTAL 519,708 s.f. 172,983 s.f. 125,077 s.f. 298,060 s.f. Building coverage 0.573 Open space 42.7% As was previously indicated, the required open space is 50%. However, since the project is adjacent to permanent open space (unified School District property) we can claim a credit of 5% towards our open space. We are now required to only provide 45% open space and therefore have a deficit of 2.3%. We require a variance of 2.3% open space in order to make this a viable project. We would like to point out that although we are shy of our required open space by 2.3%, the open space that we have provided by eliminating units is in the optimum location for maximization of its us,fullness. Some additional improv~nentswhich are contemplated to the project include a general upgrading of the exterior/interior living facilities. 2J The entire security system of the project will be changed to comply with the City of Tustin's fairly new security ordinance. Included will be a ne~ keying system, double locking system, as well as all openings will be provided with approved locking devices. A new one hour division wall will be provided where required between units. New roofing will occur over all units having waterproofing problems. Entire project to receive new paint and colored graphics for unit identification purposes. This system will be keyed both numerically and color coded to all assigned parking. January 11, 1982 The Californian Tus~ n, California Our ProjectNo. 810203 - Page 4 - Se 10. 11. Ail plumbing will be corrected a~/or revised to specifications as outlined in the feasibility study agreed to by the City of Tustin. Ail airconditioning/heatingunitswillbeadaptedtothe latest approved design criteria for installations of a similar nature as the Californian. Ail paving, where requiring repair, will receive same to match existing paving. New striping and parking assigrmants will be initiated in all areas. The paving for the ~nergency road at the east eD~ of the project will be constructed of "turfblock" to create new open space. New electrical lighting units will be installed on the exterior of most units as well as in the parking lot to provide maxiaum security. All units selected will be done so, with design continuity as well as tamper proof capability in miD~. Ail living units to have individual metering as required by the City of Tustin a~ The California State Department of Real Estate. A 12' - 0" high sound attenuation wall will be constructed at the southern boundry of the site to attenuate noise to the Californian. R~spectfully s~hnitted. cc: E. E. Vollucci H. Hudson R. F. LaScala January 11, 1982 The Californian Tustin, California Project No. ~ 810203 Building No. 6 8 10 12 Bec .Bldg. 17 19 24 27 ALANYSIS OF UNITS TO BE Df~OLISHED Two Bedrocm One Bedrocm Units deleted Units deleted - 3 - 8 (entire bldg.) - 8 (entire bldg. ) - 6 (entire bldg.) - 2 - 5 - 4 6 - - 4 Building Footprint area deleted 2250 s.f. 3680 s.f. 4260 s.f. 3340 s.f. 1500 s.f. 825 s.f. 2590 s.f. 1840 s.f. 6816 s.f. 2420 s.f. 6 40 (lst floor) (26 1st floor) ( only ) (14 2nd floor) 29,521 s.f.