HomeMy WebLinkAboutPH 2 ZONE CHANGE 82-1 02-16-82DATE:
February 16, 1982
PUBLIC HEARING NO. 2
Inter-Corn
TO:
FROM:
SUBJECT:
Honorable Chairman And Planning Agency Members
Community Development Department
Zone Change No. 82-1
RECOMMENDED ACTION
Staff recommends that the Planning Agency, by the adoption of Resolution
No. 2021 recommend to the City Council that Zone Change 82-1 be approved.
Applicant:
Location:
Zoning:
Request:
Note:
BACKGROUND
Glenn R. Riley
13681 Red Hill Avenue
R-3 (2,700)
Change of zoning to R-3 (1960)
The original request was a zone change to R-3 (2100). A
ten foot irrevocable offer of dedication will be required
along the Red Hill Avenue frontage to bring the street to
its primary highway designation (60 foot centerline). This
dedication will reduce the total amount of square footage
and alter the zone change designation to R-3 (1960).
The subject property fronts on the west side of Redhill Avenue between San
Juan Street and Lance Drive. The surrounding area is in transition, with a
renovated office to the south and relatively new apartments to the north
with some remaining older single-family homes in the area.
The apartment complexes to the immediate north of the site include a five-
unit project on 10,500 sq. ft. lot (after ten ft. dedication), or an
average of 2,100 sq. ft. per lot. The other project is four units on
13,230 sq. ft. (after ten ft. dedication) for an average of 3,307 sq. ft.
per unit.
The current use of the site includes a vacant, partially demolished single-
family home and two concrete slabs. The slabs were installed when the site
was under the jurisdiction of the County of Orange. The locations of these
slabs on the site are as indicated on the preliminary site plan.
Chairman & Planning Agency Members
Zone Change 82-1
Page 2
DISCUSSION
The square footage of the subject property is 8,625 minus a 750 sq. ft.
street dedication for a total of 7,875 sq. ft. The applicant is proposing
to construct four apartment units, for an average of 1,968 sq. ft. per
unit.
If the project were developed with three units instead of four, the per
unit square footage increases to 2,625, or in substantial conformace with
the present zoning. Essentially then, the proposed zone change will permit
the addition of one more apartment unit than currently permitted.
The proposed zone change will not be detrimental to the surrounding area
due to the following conclusion:
a. The area is in transition, split between rental units and
professional offices. Apartment units will generate less
traffic than professional office of comparable size. For
example, the project could be four apartment units or a
2,400 sq. ft. office structure (eight spaces x 300 ft.).
Based on traffic generation factors:
office - 20 trips per 1,000 x 2.4 ~ 48 trips
apartment - 8 trips/du x 4 : 32 trips
b. Due to the major arterial status of Redhill Avenue, an
additional unit will not impact the carrying capacity
of the roadway.
c. The proposed project will be a new development, conform-
ing to the established standards for drive aisles and set-
backs.
This application is for consideration of a Zone Change to R-3 (1,960)
only. The preliminary site plan that was submitted is for review only and
cannot be considered for approval. Due to setback restriction and site
constraints, it is extremely unlikely that the existing concrete slabs
could be utilized in their present locations without a Variance being
filed.
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RESOLUTION NO. 2021
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A RESOLUTION OF THE PLANNING AGENCY OF
THE CITY OF TUSTIN, RECOMMENDING REZONING
OF 13681 REDHILL AVENUE FROM R-3 (2700)
TO R-3 (1960)
The Planning Agency of the City of Tustin does hereby resolve as
follows:
I. The Planning Agency finds and determines as follows:
A. That a proper application, (Zone Change 82-1), has
been filed by Glenn R. Riley, to approve a zone change,
from Multiple Family Residential R-3 (2700) to Multiple
Family Residential R-3 (1960) for property described in
Exhibit "A" attached hereto and incorporated herein by
this reference as though set forth herein in full.
B. That a public hearing was duly called, noticed and
held on said application.
C. That a zone change should be granted for the follow-
ing reasons:
1. The residential designation is in conformance with
the Tustin Area General Plan.
D. Development of subject property shall be in
accordance with the policies adopted by the City
Council; Uniform Building Codes as administered
by the Building Official; Fire Code as administered
by the Orange County Fire Marshal; and street improve-
ment requirements as administered by the City
Engineer.
E. Final development plans shall require the review and
approval of the Community Development Director.
F. This zone change is categorically exempt from the
Requirements of the California Environmental Quality
Act.
II. The Planning Agency hereby recommends to the City
Council approval of zone Change (82-1) from Multiple Family
Residential R-3 (2700) to Multiple Family Residential R-3 (1960).
PASSED AND ADOPTED at a regular meeting of the Planning Agency, held
on the day of , 1982.
James B. Sharp, Chairman
Mary Ann Chamberlain
Recording Secretary
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GREEN VALLEY
ZONING MAP
TUSTI N, CA.
PER RES. N0.2021
DATED
PER ORD. NO.
OATED
R-3
(,1960)
EXHIBIT A
RED HILL
AVENUE