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HomeMy WebLinkAboutPH 1 SPECIFIC PLAN 6 12-19-83AGENDA DATE: December 19, 1983 PUBLIC FIEARING NO. 1 12-19-8 3 Inter-Corn FRO/~: SUBJECT: Honorable Mayor & City Council Members Community Development Department Amended Specific Plan No. 6: Holt Neighborhood Plan Locati on: Area located on the easterly side of Holt Avenue, westerly of the E1Modena Flood Control Channel, southerly of Warren Avenue and northerly of the North Tustin Channel stems from the Council The Council approved a Background The proposed amendment to Specific Plan No. $ approval of Use Permit 83-20 and Pre-Zone 83-1. total of eighteen residential units for an average density of 2,820 square feet per unit for Use Permit 83-20. Additionally, the internal circulation for the proposed project was changed from an exit onto Warren Avenue to an exit onto Holt Avenue. Pre-Zone 83-1'was adopted with a zoning designation of R-3 (2800). The current Specific Plan calls for a maximum density of 3,000 square feet for each unit. The internal circulation calls for an exit. onto Warren Avenue in the location of the proposed project. Subsequent to the public hearings, the Council directed staff to prepare an amendment to the Specific Plan and submit these changes to the Planning Commission and City Council. The Planning Commission considered the proposed amendments at a public hearing on November 28, 1983 and recommended adoption of these amendments by the City Council, by the adoption of Resolution No. 2127. The development standards for Specific Plan No. 6 are contained in Exhibit "A". These include architectural criteria, site requirements, setbacks, building heights, landscaping, circulation criteria, etc. The specific amendments to these standards will include: Section V.A.2 will be changed from, "The minimum land area per dwelling unit shall be 3,000 square feet" to, "The minimum land area per dwelling unit shall be 2,800 square feet. Amended Specific Plan Ne. 6 December 19, 1983 Page 2 Exhibit "B", described as the Schematic access and Setback Plan", will be altered to reflect a driveway exit onto Holt Avenue instead of the Warren Avenue exit. This change is shown in the attachments as "Exhibit B, Amended". The Planning Commission staff report has been included and details staff's analysis of the proposed amendments. Recolmendatlon That the City Council approve the amendments to Specific Plan No. 6, by the adoption of Resolution No. 83-108. Associate Planner~ EMK:Jh Attachments: Planning Commission Staff Report - November 28, 1983 Specific Plan No.'6 Exhibit "B", Amended Resolution No. 2127 Community Development Department 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. 83-108 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, ADOPTING AMENDMENTS TO SPECIFIC PLAN NO. 6 IN REGARD TO UNIT DENSITY AND CIRCULATION (HOLT & WARREN AVENUE) The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: A. An application was initiated by the City Council of City of Tustin to amend Specific Plan No. 6 (which is bounded by Warren Avenue to the north, Holt Avenue to the west, the E1 Modena Channel to the east, and the North Tustin Channel to the south) in regard to unit density and circulation. B. That a public hearing was duly called, noticed and held on said application. C. That the specific amendments to Specific Plan No. 6 would be in the interest of the public health, safety and general welfare for persons residing or working in the neighborhood, as evidenced by the following findings: 1. a housing opportunity is created by an increase' in unit density; 2. as an arterial, Holt Avenue is more suitable to absorb traffic than Warren Avenue. D. That a Negative Declarmtion has been prepared in compliance with the requirements of the California Environmental Quality Act. E. That the Planning Commission, at the November 28, 1983 meeting, recommended that the City Council adopt the amendments to Specific Plan No. 6, by the adoption of Resolution No. 2127. II. The City Council does hereby adopt amendments to Specific Plan No. 6 in regard to unit density and circulation, and that the amendments shall read as follows: 1. Section V.A.2. shall be changed to read, "The minimum land area per dwelling unit shall be 2,800 square feet". 1 2 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. 83-108 Page 2 2. The circulation shall be amended per "Exhibit B, Amended" as enclosed. PASSED AND ADOPTED at a regular meeting of the City Council of the City of Tustin held on the lgth day of December, 1983. ATTEST: Ronald B. Hoesterey, Mayor Mary Wynn, City Clerk J Report to the Planning CommissiOn PUBLIC HEARING NO. 5 ~OYF.~IBER 28, 1983 SUBJECT: LOCATION: Amendment to Specific Plan No. 6: Holt Neighborhood Plan Area located on the easterly side of Holt Avenue, westerly of the E1 Modena Flood Control Channel, southerly of Warren Avenue and northerly of the North Tustin Channel. BACKGROUND The proposed amendment to Specific Plan No. 6 stems from the Council approval of Use Permit 83-20 and Pre-Zone 83-[. The Council approved a total of eighteen residential units for an average density of 2,820 square feet per unit for Use Permit 83-20. Additionally, the internal circulation for the proposed p.roject was changed from an exit onto'Warren Avenue to an exit onto Holt Avenue. Pre-Zone 83-1 was adopted with a zoning designation of R73 (2BO0). The current Specific Plan calls for a maximum density of 3,000 square .feet for each unit. The internal circulation calls for an exit onto Warren Avenue in the location of the proposed project. Subsequent to the public hearings, the Council directed staff to prepare an amendment to the Specific Plan and submit these changes to the Planning Commission and City Council. DISCUSSION The development standards for Specific Plan No. 6 are contained in Exhibit "A". These include architectural criteria, site requirements, setbacks, building heights, landscaping, circulation criteria, etc. The specific amendments to these standards include: Section V A-2'will be changed from: "The minimum land area per dwelling unit shall be 3,000 square feet" to: "The minimum 1,and area per dwelling unit shall be 2,800 square feet". 2. Exhibit "B", shown as the "Schematic Access and Setback Plan", will' be altered to reflect a driveway exit onto Holt Avenue instead of the Warren Avenue exit. This change is shown in the attachments as "Exhibit B, Amended". In evaluating this amendment, staff reviewed the impact in regard to the remaining sites that could be developed in the Specific Plan area. The specific plan contains a total of eight lots of approximately 3.1 acres. To date, two use permits have been processed within the area, co~ering.seven.of.the.eight.. lots. The remaining lot is the southern most parcel, an lrregu)ar/y shaped toc of approximately 27,870 square feet. Community Development Department Amendment to Specific Plan No. 6 November 28, [983 Page 2 Use Permit 83-Z0 encompasses the three northern lots (lots [-3) and the proposed amendment to 2,800 square feet allows the applicant tm develop 1~o additional residential units. Use Permit 81-12 covers the four middle lots (lots 4-7) and was approved at the 3,000 square foot designation, permitting a total of twenty units. This project will be developed in :wo phases of ten units per phase. The first phase is currently under cons:ruction. The remaining parcel would be able to develop at 9.3 units at 3,000 square feet, or 9.9 units at 2,800 square feet. Additionally, the site is irregularly shaped, which restricts the ability to develop the site to its maximum number of units. The site is zoned R-3 (3000) and would have to obtain a zone change to permit a development at 2,800 square feet per unit. Therefore, with the exception of the two additional units in Use Permit 83-20, st~ff anticipates no or, possibly one, additional units from this proposed change. As stated in the October 10, 1983 staff report (Use Permit 83-20) to the Planning Commission, it is possible to redesign the Warren Avenue driveway to exit instead of onto Holt Avenue. Staff felt that in the interest of traffic safety, it was more desirable to have the exit on Warren Avenue instead of Holt Avenue. Resi. dents in the area felt an exit onto Holt Avenue was more desirable and subsequently the Council approved Use Permit 83-20 with an exit onto Holt Avenue. The change in the internal circulation is submitted to bring the Specific Plan in conformance with this Council action. Since the proposed amendment would increase the number of allowable residential units, a new environmental determination is required. Specific Plan No. 6 was reviewed and originally given a Negative Declaration. The proposed increase in units does not significantly increase any impacts and therefore staff is submitting a new Negative Declaration for the proposed amendment. RECOI~#OED ACTION That the Planning Commission recommend to the City Council the amendments as described for Specific Plan No. 6. Associate Planner EMK:Jh Attachments: Specific Plan No. 6 "Exhibit B, Amended" 1 2~ 3 4 5 6 ? 8 9 10 11 12 13 14 15 16 17 18 19 20 21 2'2 24 26 27 RESOLUTION NO. 2127 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL THAT SPECIFIC PLAN NO. 6 BE AMENDED IN REGARD TO UNIT DENSIW AND CIRCULATION The Planning Commission of the City of Tusttn-does hereby resolve as follows: II. I. The Planning Commission finds and determines as follows: A. An application was initiated by the City Council of City of Tustin to amend Specific Plan No. $ {which is bounded by Warren Avenue to the north, Holt Avenue to the west, the E1Modena Channel to the east, and the North Tusttn Channel to the south) in regards to unit density and circulation. B. That a public hearing was duly called, noticed and held on said application. C. That the specific amendments to Specific Plan No. 6 would be in the interest of the public health, safety and general welfare for persons residing or working in the neighborhood, as evidenced by the following findings: 1. a housing opportunity is created by an increase in unit density; 2. as an arterial, Holt Avenue is mere suitable to absorb traffic than Warren Avenue. D. That a Negative Declaration has been prepared in compliance with the requirements of the California Environmental Quality Act. The Planning Commission does hereby recommend to the City Council that Specific Plan No. 6 be amended in regard to unit density and circulation, and that the amendments shall read as follows: 1. Section V.A.2. shall be changed to read, "The minimum land area per dwelling unit shall be 2,800 square feet". 2. The circulation shal.1 be amended per "Exhibit B, Amended" as enclosed. PASSED AND ADOPTED at a regular meeting of the Planning Commission of the City of Tustin held on the 12th day of December, 1983. Janet Hester Recording Secretary J~mes B. Sharp, Chapman TABLE OF CONTENTS Set~ec~s Sutld~ng Het gh~s Landscap~ ng Parktng Itequ~ resents Fences and ~all s Stocages and ~eCuse Co1~ec~ton Areas Ct rcula~on Cr~a~a II. III. I. OBdECTI¥iS Pr~se~e and protect the publtc health, safety, and general welfare of the area by encouraging t~e orderly development of t~e Subject p~operty. 'B.. Plan for a consistent neighborhood develo~men~ which con¢o~ms with the General Plan for the City of Tusttn and goals of the community. C. Develop standards that will be uniformly applied to all lots within the specific pl'an area, regardless of ownership. STATISTICAL DATA The specific plan area is ~ounded by Warren Avenue to the north; the North Tusttn Channel to the south, Holt Avenue to the west, and the E1 Modena Channel to the east. The total acreage for the site is a~proxtmately five (6) acres. NOTES Within the specific 'plan area, the continued usa of t~e land as a single famt.ly structure, as defined as a Residential [state District (E-4), Tusttn City Code Section )Z2~ la, thereto shall be permitted. 2. No building permits shall be allowed for any project which does not conform to the general development standards of this. plan. Where contqlcts between these general development standards and other zoning regulations exist, the provisions of the spectftc plan shall prevail. Review of any proposed project shall be by Usa Pemtt, ms o~tllned in Tustin City Code Section-g291, 9293, 9294, g~96. Within the specific plan. area, water services will be p~ovided by Tustin Water Works, sewerage facilities by the County Sanitation District Ho. 7, electrical services by Southern California ~dison, and gas services by Southern California ~as. These service facilities are provided along Holt Avenue. Drainage plans shall be reviewed by the Building Official and conform to the requirements of the Orange County Flood Control District. 6. Excess public land may be incorporated into the project without necessity for plan amendment. U~on a~llcation for a use permit for development, CC&R's shall be submitted for review and approval that permit the incorporation of subsequent development projects within the plan area. IV. DEFINITIONS 1. Where applicable, definitions contained in Tustin City Code Section 9297 shall be utilized for these specific plan regulations. o Townhouses: For the purposes of this specific plan, a townhouse shall be defined as a multiple family dwelling with a private attached garage and each dwelling unit shall be located on an individul lot of record and there shall be no more than one dwelling unit on any lot. 3. Open Space: Common open space and private open space. A. Private Open Space: Uncovered patio areas for the exclusive use= of the owners or tenants of the dwelling. Comon Open Space: Landscaping; lawn area, non-commercial outdoor recreational facilities incidental to the residential development, walkways, or necessary fire-fighting equipment and installations'. Each dwelling unit shall be guaranteed right of use to commonly owned and maintained open space. Said common open space shall be designed so as to be useable and suitable for recreational purposes and/or as a visual amenity. V. GENERAL DEVELOPMENT ~ANDARDS A. Permitted Uses and Architectural Criteria This specific plan is for the development of residential Uses, with the permissible type of building being a townhome dwelling as defined in Section IV, No. 2. 2. The mtnlmum land area per dwelling unit shall be 2,800 square feet. e Proposed projects are encouraged to utilize no more than two to three units per building, but in no case shall any development proposal have more than four dwelling units per building. 4. Exterior Design: A. Roofs - Dominant roof form should be a conventional gable with minimum use of shed or flat elements. Eaves should not be chipped. B. Roofing - A heavy textured dark material, such as wood shake, single or thick butt composition shingle. Ce Exterior Materials and Colors - A combination of horizontal wood siding with minimal use of plaster elements is encouraged. Earth tones will be used for the basic building exterior color. Buildings may be trimmed with contrasting paints and stains. Oasi. gn Details -fha ¢ollowing details are encouraged foe tnco~oration into ~ ~ut~dtng elevation. Doo~ and w~ndows should ~ C~d, w~Ch ~e use of ~l~ple pa~d w~ndows. ~ascta and barge boa~ should ~ ~has~z~ as a design elint. F~reg]ace ch~s should ~ sheatsd tn ~or~zon~l s~d~ng and ~d. Requirements A minimum of ~0~ private and c.o~mon open spacm shall be provided for each proposed project. C. Setbacks 1. Setback from HOlt Avenue - 20 feet. 2. Setback from Warren Avenue - 15 feet. 3. Side Yard - Side yard setbac~ shall be a minimum of five feet. 4. Rear Yard - Rear yard setback shall be a m~ntmum of 15 feet, setback lmm l~e E1 ~odena Flood Control Channel and North Tustin Channel shall be a minimum of 15 feet. 5. A~chitec~ural ~eatures may project as follows: a. Roof ove~ang, subject to t~e approval of the Co~unity Development Director may project six (6) feet into Ge · ~enty (ZO) feet setback area and ~ree (3) feet into a flf~een (~51 foot setback a~a. 8uild~ng Heights ' Unless otherwise specified tn this plan, all ~uildlng heights shall not exceed two'stories or 35 feet. '' £. Landscaping 1. General Statements. a. Landscaping shall consist of an effective combination of street trees, ~rees, ground cover, and shrubbery, provided wil~ suitable irrigation. b. Any undeveloped areas will be maintained in a weed free condition. c. ~here feasible, preserving and maintaining existing mature trees will be a priority. 2. Holt Avenue Landscape A minimum five foo% landscape setback from property lines to fences or walls shall be planted wit~ trees, sh~bs and ground cover. Fences shall be pe~odlcally off-set at a greater depth for aesthetic purposes. e Common O~ner~h~p Areas a. Such potations of the site shall ~e adequately landscaped with trees or ground cover to provide both visual amenity and variety.. Landscape Maintenance ae Prope~'cy owners, individually and collectively through an association shall be responsible for t~e maintenance of private and common open space and landscaped areas. Lawn and g~ound covers are to ~e kept ~tmmed and/or moved regularly. All plantings tn planting areas are to ~e keg~ free of yards and debris, All plantings are ~o be kept tn a healthy and growing condition. Fertilization, culttvatfon, and tree p~ntng are to be a.pa~c of ~gular maintenance. Irrigation wtll be provided and adequatel~ maintained to provide an' e~ec~ive syste~ of .ir~gation for plant, rigs and .trees l'~roughout all areas. e® St~kes, guys and ~ies on t~as will be checked ~gularl? for correct function. Ties w~ll be a~usted to avoid creating abrasions or g~rdling to the stems. '.. 'Psrkin~ Requiremen~s Each d~elltng untt shall provide a m~ntmum of ~vo parking spaces per untt, one of ~htc~ shall be an enclosed attached garage. [~ a car~ar~ ts utilized for the second space, tt shal~ also be attached to the untt. Zf a minimum.nineteen (~g) foot dr~ve apron ls provided per unit, no additional guest par~tng ts required. In lieu of the drive approach, one-half parking space per ~eHtng unit for guest parking shall be provtded; Pa~ktng Space Dimensions a, £nclosed spaces shall be a. mtn~mum of. ~an ~y ~vent¥ feet. b, O~en spaces shall be a minimum of g x Lg. G. Pences and ~alls All fences facing Holt Avenue, Warren Avenue, and the North Tustin Channel shall match the materials and colors of the butldlng exteriors. They shall be limited to enclosing the private patio area, and shall net exceed six (6) feet in height. ?.. A sol~d masonr~ ~all six feet etght ~nches ($'-8") tn ~ight shall be const~ucte~l along ~he E;1 Moden& Channel frontage. Storage end Refuse Collection Areas All outdoor storage a~eas and ~fuse collection areas shall be enclosed and vtsually screened sa ~at materials stored w~tn t~ese a~es shall not be v~s~ble from access s~ee~s and ad~acan~ property. I. Circulation Crtter~e T~e number of access po~n~s to Holt Aveue shall be 11m~tad ~o ~a locations, ~dt~ one additional access allowed ~o ~ar~en Avenue. per Exhibit B. P~ec~se ~ocat~ons for access 7otn~s shall be a~proved by t~e ¢tt~ £ngtneer. c~culat~on w~thtn t~e spectftc plen a~ee shall be a p~fvete street wt1~ a mtntmum wtd~ of ~entT-~ou~ (2¢) feel~w~t~ a n~net~en (~g) feet drtve agg~3ech, ~nd ~wen~y-seven (Z7) feet w~t~ a shor~cer approach, pe~ £xhtb~t B. e Or, ye approaches shell be a m~ntm~, of ftve feet end a maximum of seven feet. To allow for p&~,tng In t~e d~ve approach, a mtnlmum ~eng~ of nt-ee~een ~eet ~s ~lutred. . 4. No on-s~e pa~k~ng spaces s~al~ be destgned ~et wt~I requt~e a vehtcle ~ bac~ onto ~olt Avenue or ~erren Avenue.