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HomeMy WebLinkAboutPH 1A & 1AB 11-07-83 MINtF~ES OF A ~GULU I~ETII& OF THE PLAJINING CO~ISSION OF THE CITY OF TUSTIN, CALIFOR#IA Octobe~ 10, 1983 The meeting was called to order by Chairman Sharp at 7:33 p.m. in the Council Chambers, 300 Centennial Way, Tustin, California. The Pledge of Allegiance was led by Commissioner Ainslie and the Invocation was given by CommissionerPuckett. ROLL CALL Co,~mfsstoners Present: Commissioners Absent: Also present: James B. Sharp, Chairman Ronald White, Chairman Pro Tem Mark Ainslie Charles Puckett Kathy Weil Alan Warren, Senior Planner Ed Knight, Associate Planner Lydia Levin, Deputy City Attorney Janet Hester, Recording Secretary MI#UTES It was moved by Puckett, seconded by Ainsl.ie, to approve the minutes of the regular meeting held September 26, 1983 with one correction: with reference to Santa Fe Land Improvement Company Specific Plan, the boundary referred to as Edtnger Avenue be changed to Valencia Avenue. Motion carried, ¢-0. PUBLIC COI~ER#S None. CONSE~ CALENDAR 1. Adoption of Amended'Resolution No. 2117 - Zoning Ordinance Amendment No. 83-~ - Non-Retail Uses [t was moved by White, seconded b~ Puckett, adoption of Resolution No. 2117. Motion carried, 4 ayes to 0 noes. PUBLIC HEARINGS la. PRE-ZONE 83-I Applicant: Location: Request: Richard Pierce Properties at the southeasterly corner of Warren Avenue and Holt Avenue (Annekation No.'133 area) Pre-zone from the C'ounty E-40istrict to the City of Tustin R-3 (2,820) District lb. USE PERMIT 83-20 Applicant: Location: Request: Richard Pierce Properties at the southeasterly corner of Warren Avenue and Holt Avenue {Annexation No. 133 area) Authorization to develop 18 townhome condominiums Associate Planner Ed Knight presented staff's report and recommendations as contained in the report dated October 10, 1983. The Commission viewed a brief slide presentation. Chairman Sharp opened the public hearing at 7:45 p.m. The following persons spoke in-favor of the proposals: Richard Pierce, applicant, stated he had talked with some of the nearby property owners about their concerns. He al so stated that authorization to build 18 units would lower the price of each unit and make them more affordable. Planning Commission Minutes October 10, 1983 Page 2 Fred Anhert stated he felt the project would not cause traffic problems on Warren Avenue.. The owner ofone of the parcels proposed for development, 'stated the traffic problems presently experienced on Warren Avenue were a' result of reckless drivers rather than excessive traffic. The following persons spoke in opposition to the proposed project: Will McNiff, Patricia Thelan, William Fox, Madge Miller, Maurice Gilbert, Myron Nichols, John Jamieson and Dan Nitson expressed concerns about the traffic the project would generate onto Warren Avenue and the preservation of the character of the neighborhood. There being no other speakers on the matter, Chairman Sharp closed the public hearing at 8:24 p.m. Moved by Ainslie, seconded by Puckett, to recommend Pre-Zone 83-20 as submitted to the City Council, and approval of Use Permit 83-20 as submitted. Commissioner White requested the motion be amended to require a review of complete landscape plans by the Commission. The maker of the motion and second 'agreed to the amendment. Following Commission discussion regarding the appropriateness of 18 units, which would require an amendment to Specific Plan No. 6, the motion failed; 1-3, Ainslie in favor; Puckett, Sharp, White opposed. Moved by Puckett, seconded by White, to recommend to the City Council adoption of a zoning designation of R-3 (3,000) and approval of Use Permit 83-20 as amended for 16 units, with the additional requirement of of a review of complete landscape plans by the Commission. Motion failed; 2-2, White, Puckett in favor; Ainslie, Sharp opposed. Chairman Sharp expressed concern regarding traffic circulation and Commissioner Puckett expressed a desire to see plans detailing alternative circulation through the project. After discussion regarding Specific Plan No. 6 and traffic circulation, it was moved by Ainslie, approval fo~ 17 units and an amendment to Specific Plan No. 6. Motion failed for lack of second. Moved by White, seconded by Atnslie, to reco,m,end to the City Council adoption-of a zoning designation of R-3 (3,000) and approval of Use Permit 83-20, as amended, to 16 units, and submittal of complete landscape plans for Commission review. Motion carried, 3-1, Sharp opposed. TENTATIVE TRACT NO. 12018 Applicant: Location: Request: Richard Pierce P~operties at the southeasterly corner of Warren Avenue and Holt Avenue (Annexation No. 133 area) Authorize subdivision of the property for townhome purposes Senior Planner Alan Warren presented the staff report and recommended continuance of the hearing to the next regular meeting to give the applicant an opportunity to revise Tentative Tract No. 12018 in accordance with previously approved Use Permit 83-20. Chairman.Sharp opened the public .hearing at 8:58 p.m. An unidentified member of the audiehce asked if minutes of the meeting would be available for public review. Chairman Sharp responded they would. Patricia Thelan asked for and received an explanation from Chairman Sharp regarding the previous public hearing. Planning Commission Minutes October 10, 1983 Page 3 Moved by White, seconded by Puckett, to continue the public hearing to the next regular meeting. Motion carried, 4-0. At 9:03 p.m. Chairman Sharp called for a short recess.. The meeting resumed at 9:12 p.m. ADMINISTRATIVE MATTERS: 1.' Old Business None. 2. New Business 1. Design Review - Fesco, Valencia Avenue Research and Development Project Senior Planner Alan Warren presented the staff report. The Commission viewed a slide presentation of the present use of the property. Moved by White, seconded by Puckett, to approve by Minute Order, the preliminary site, architectural and landscape plans subject to the following conditions: a. That additional refuse enclosures shall be provided to staff's satisfaction. b. That building materials, colors and sig plans be submitted to staff for review and approval. c. That the easterly drive onto Valencia Avenue be redesigned to alleviate potential conflicts with the railroad spur and drainage structure. Motion carried, 4-0. STAFF CONCERNS: 1. Department Status Report Report received and filed. 2. Report on Council Actions - September 19, 1983 Report received and filed. 3. Determination of Use - Private Garage Item withdrawn by staff. COMMISSION CONCERNS: None. ADJOURNMENT: at 9:26 p.m. to the next regular meeting on october 24, 1983 James B. Sharp, Chairman Janet Hester, Recording Secretary RePort to the Planning OCTOBER 10, 1983 SUBJECT: APPLI:CAIfl': LOCATIO#: REQUEST: Commission PU.L C Pre-Zone 83-1 Use Permit 83-20 Richard Pierce Holt Avenue at Warren Avenue - 14452, 14472, 14492 Holt Avenue Authorization to construct eighteen (18) townhomes BACKGROUND The subject site is the first three lots south of Warren Avenue, bounded by Holt Avenue on the west and the Flood Control Channel on the east. The current landuse of each lot is a single-family residence. The Local Agency Formation Commission (LAFCO) recently approved annexation of the site to the City of Tustin. All of the property owners agreed to the annexation and it was processed through LAFCO by their representative, Richard Pierce. At the September 26, 1983 meeting of the Planning Commission, General Plan Amendment 83-2 was approved, recommending a change of the land use designation to Residential Multiple-Family. l"nis change will allow the applicant to apply for a zone change and prepare a use permit in conformance with an approved specific plan. The subject site is covered under Specific Plan No. 6, approved by the City Council in 1981. DISCUSSION From public input and in-house review, staff has identified three issues regarding the proposed project: traffic generation, Warren Avenue exit and land. use density. A. Traffic Generation Since the proposed project and the project to the south (under construction) are connected by a common circulation sytem, the impacts of both projects are covered. Community Development Department ., 83-20 Rte-Zone 83-1, Use Per, October 10, 1983 Page 2 The traffic generated from the development in this area is estimated by using Orange County trip generation for multiple residential use (8 trips/dwelling unit). The ADT is the con~aonly used abbreviation for Average Daily Traffic. This is the total vehicular count for.both directions on any street for a 24-hour period. The breakdown for both projects is estimated at: 1. ten-unit project: 80 (ADT) 2. proposed eighteen units: 144 (ADT) The total for both projects would be 224 (ADT). These 224 (ADT) will be divided between a proposed Warren Avenue exit and a Holt Avenue exit. Holt Avenue is a secondary arterial with a 1982 {ADT) of 8,050. Warren Avenue is a local collector and traffic counts are not usually done on local streets. It is difficult at best to estimate the distribution of these trips since this depends on ease of turning, location of job, location of shopping, etc. The Engineering Department has reviewed these developments and does not anticipate that this traffic generated will have an adverse affect on Warren Avenue. B. Warren Avenue Exit Specific Plan No. 6 identifies two exits from the project area onto Holt Avenue and one onto Warren Avenue. The basis was to limit access points onto Holt Avenue, a secondary arterial, provide an easy through access for emergency vehicles such as fire, and to provide an independent access point at Warren in the event Holt Avenue is closed for an emergency. It is possible to redesign the proposed plan to exit onto Holt Avenue instead of Warren, placing three exit points on Holt and none on Warren. It would be undesirable though to locate the exit on Holt due to its proximity to Warren Avenue to the northeast and Theodora Drive to the southeast. Additionally, the independent access point of Warren would be eliminated and easy through access for emergency vehicles would be reduced. Staff is recommending that the Warren Avenue exit and the overall circulation for Specific Plan No. 6 remain as originally proposed. C. Land Use'Density Below is a breakdown and analysis of land use density and density for the proposed project. Eighteen units, R-3 (2820) 15.5 du/ac. This is the applicant's proposal. This proposal meets all the minimum requirements of Specific · Plan No. 6, with the exception of minimum land area per dwelling unit (minimum 3,000 square feet per unit). This proposal is not close to the required minimum, has a spa area designed in such a way to reduce privacy and quiet to adjoining units, and presents no opportunity to preserve mature trees. It is staff's contention that this plan does not meet the intent of the approved specific plan. Pre-Z~ne No. 83-1, Use Permit 83-20 October [0, [983 Page 3 Seventeen Units, R3 (2985) 14.6 du/ac. This proposal is closer to the minimum land area (3000), but still fifteen square feet per unit short (2985). This proposal will allow the applicant to redesign the spa are to afford more privacy to adjoining units and possibly preserve.mature trees. It does not meet the minimum land area for the Specific Plan, but does present a housing opportunity. Sixteen Units R3 (3172) 13.73 du/ac. This proposal is in conformance with all aspects of Specific Plan No. 6. Et expands on all the opportunities detailed in the seventeen unit proposal, except for the housing opportunity. Flndtngs A.. Zone Change 1. The proposed zone change to Multiple-Family (R-3) would be in conformance with the Land Use element of the Tustin Area General Plan. 2. A zoning designation of R-3 (3000) would be consistent with the minimum land requirement of Specific Plan No. 6. 3. A zone change to Multiple-Family (R-3) would allow the applicant to prepare a site plan that will conform with Specific Plan No. 6. 4. Adoption of a zoning designation less than 3,000 square feet per unit will require an amendment to the Specific Plan. 8. Conditional Use Permit 1. The proposed plan can be designed to be in conformance with Specific Plan No. 6. Development standards have been applied which conform to the Specific Plan and provide for a uniform development consistent with adjoining developments. 3. A Negative Declaration has been approved for the Specific Plan, as shown by enclosed Resolution No. 81-51. 4. Due to its secondary arterial status, limiting access points onto Holt Avenue would be in the interest of traffic safety. 5. Placing three access points onto Holt Avenue is possible, but undesirable from a traffic safety aspect. 6. The Engineering Department does not anticipate an adverse affect to Warren Avenue from the traffic generated by these developments. Pre-Zone No. 83-1, Use Permit No. 83-20 October [0, ~983 Page 4 C0#DITIO#S A. Zone Change Any project within the subject site shall comply with Specific Plan No. 6, as adopted by Resolution No. 81-52. B. Use Permit The Covenants, Conditions, and Restrictions for this townhome project shall be reviewed and approved by City staff and City Attorney prior to their recordation. C.C.&R.'s shall specifically prohibit the storage of recreational vehicles within the complex. C.C.&.R.'s shall state that garages shall be used primarily for the storage of vehicles and outline enforcement procedures, C.C.&R.'s shall include vehicular and pedestiran access for other developments in the Specific Plan area. All future site plans and elevations submitted fo~ Community Development Department review shall be consistent with the site plan submitted for review and approval by the Planning Commission. All amenities shall be substantially constructed. The applicant shall plot the location of mature trees within the subject property and submit a. report and plot plan to the Planning Commission outlining how many trees will be removed or saved. 4. The subject parcel shall require annexation to the Orange County Street Lighting Maintenance District No. 6. Each residential lot shall have an individual sanitary sewer and domestic water service. 6. Sanitation District, Water District, New Development taxes and parkland dedication fees are to be paid prior to building permit issuance. 7. A final grading plan shall be required for review and approval. 8. A landscape plan shall be required for review and approval. A permit shall be required from the Orange County Environmental Management Agency if any drainage is planned to flow into the adjacent Flood Control Channel. 10. Improvements on the private street shall be detailed to ensure that they conform to those improvements with Tract 11586 to the south. The adoption of Use Permit 83-20 shall not be final until Pre-Zone 83-1 is completely adopted. Pre-Zone No. 83-[, Use Permit No. 83-20 October [0, [983 Page 5 [2. The property line radius at the corner of Holt and Warren Avenue *shall be of such a radius to accommodate a 3g-foot radius curb mturn. R£C~I~I~IIDATZO# Staff recommends that the Planning Commission recommend to the City Council adoption of zoning designation of R-3 (3000). 2. Staff recommends that the Planning Commission approve Use Pemtt 83-20, as amended, to approve sixteen dwelling units. Associate P1 anner EMK:Jh Attachments: Development Review Summary Site Plan Specific Plan No. 6 Alternative: Holt Avenue Exits Resolution No. 81-52 DEVELOPMENT REVIEW SUMMARY Project: Location/01 strtct: Action: 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: District Requirement Proposed Number of Public Notifications (Owners): Environmental Status * No Standard P b.F! ~ EXHIBIT A SPECIFIC PLAN NO. 6 90LT AI~ WAI~REN ~ BY RES(I~(I~ NO. 81-52 TABLE OF CONTENTS SECTION I. Objectives II. Statistical Data III. Notes IV. Definitions V. General Oevelopment Standards A. Permitted Uses and Architectural Criteria B. Site Requirements C. Setbacks O. Building Heights E. Landscaping F. Parking Requirements G. Fences and Walls H. Storages and Refuse Collection Areas I. Circulation Criteria I. OBJECTIVES A. Preserve and protect the public health, safety, and general welfare of the area by encouraging the orderly development of the subject property. B. Plan for a consistent neighborhood development which conforms with the General Plan for the City of Tustin and goals of the community. C. Develop standards that will be uniformly applied to all lots within the specific plan area, regardless of ownership. II. ~'~ATISTICAL DATA The specific plan area is bounded 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 approximately five (5) acres. III. NOTS Within the specific plan area, the continued use of the land as a single family structure, as defined as a Residential Estate District (£-4), Tustin Ct~ Code Section 9222 la, thereto shall be permitted. No building permits shall be. allowed for any project which does not conform to the general development standards of this plan. Where conflicts between these general development standards and other zoning regulations exist, the provisions of the specific plan shall prevail. 4. Review of any proposed projeci shall be by Use Permit, as outlined in Tustin Citlf Code Se;tton g291, 9293, g294, g296. Within the specific plan area, water services will be provided by Tustin Water Works, sewerage facilities by the County Sanitation District No. 7, electrical services by Southern California Edison, and gas services by Southern California Gas. 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. Upon application 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. DEFINITIC~8 1. ~her~ applicable, def~ni$1cms con~hued ia Tus~im City Code Sec~lom 9'297 ~11 be u~ilized f~ these specific plan regulations. A. Private Ope~ S~m~e: Uncovered ~:io ~ f~r the -~lusive use of u.~e~s ~r te--n~s ~f e_~e_ d~ellin~. Open ~: Laadscaping; lawa are~, ~om ~-..,~rcial outdoor reea~atiomal facilities laciden~al to the ~e~ldential develo~:, ~lk~ys, ~r n~ fire-figh2ing equi?.-~ and as Co bm us~__ble --~ suitable for r~creatiomal purp~m~ and/or am a A. Pepsi=ted Uses mad Architectural Criteria This specific plma is for the develo~-~ ~f residen~ial uses, wl~ ~be pem.~.~ble ty~e oX buildin~ bein~ m to~mhcms d~ellin~ ss defiaed ia Proposed p~oJec~s ~ encou~s4~=d ~o utilize ~o ~re ~hm. ~wo to tbr~e ,mi~s ~r bull~tng, b~ in ~o case shall ~"F develo~memt pro~_ I bare mo~'e ~/~- four d~elll~s units ~er buil~g. 4. Exl:erior Desi~: A. Roofs - ~-,~---t roof form should be a u~ven~ional gable with minimum use of shed or flat el _~ag_nts. Eaves should not be chipped. B. Roofin$ - A heavF textured ~.-k mmterial, such as wood shake, m~n~le c~ thick b~tt c~tiom ~-~le. Exterior ~.terials ~ad Colors - A c~b~-~tio~ of ~tzl wood ~ ~11 ~ ~ for ~e ~?ic ~1~ ~ ~lor. Design Details - The following details are encouraged for incorporation into the building elevation. Doors and windows should be trimmed, with the use of multiple paned windows. Fascia and barge board should be emphasized as a design element. Fireplace chimneys should be sheeted in horizontal siding and trimmed. B. Site Requirements A minimum of 40% private and common open space 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 setback shall be a minimum of five feet. 4. Rear Yard - Rear yard setback shall be a minimum of 15 feet, setback from the E1 Mod, ne Flood Control Channel and North Tustin Channel shall be a minimum of 15 feet. 5. A~chttectural features may project as follows: Roof overhang, subject to the approval of the Commntty Oevelopment Director may project six (6) feet into the twenty (20) feet setback area and three (3) feet into a fifteen (15) foot setback area. Building Heights Unless otherwise specified in this plan. all-building heights shall not exceed two stories or 35 feet. Landscaping General Statements. a. Landscaping shall consist of an effective combination of street trees, trees, ground cover, and shrubbery, provided with suitable irrigation. b. Any undeveloped areas will be maintained in a weed free condition. c. Where feasible, preserving and maintaining existing mature trees will be a priority. 2. Holt Avenue Landscape Treatment A minimum five foot landscape setback from property lines to fences or walls shall be planted with trees, shrubs and ground cover. Fences shall be periodically off-set at a greater depth for aesthetic purposes. 3.' Common Ownership Areas ae Such portions of the site shall be adequately landscaped with trees or ground cover to provide both visual amenity and variety. 4. Landscape Maintenance Property owners, individually and collectively through an association shall be responsible for the maintenance of private and conmmn open space and landscaped areas. Lawn and ground covers are to be kept trimmed and/or moved regularly. All plantings in planting areas are to be kept free of weeds and debris. All plantings are to be kept in a healthy and growing condition. Fertilization, cultivation, and tree pruning are to be a part of regular maintenance. Irrigation will be provided and adequately maintained to provide an effective system of irrigation for plantings and trees throughout all areas. Stakes, guys and ties on trees will be checked regularly for correct function. Ties will be adJu.sted to avoid creating abrasions or girdling to the stems. F. Parking Requirements Each dwelling unit shall provide a minimum of two parking spaces per unit. one of which shall be an enclosed attached garage. If a carport is utilized for the second space, it shall also be attached to the unit. If a minimum nineteen (19) foot drive apron is provided per unit, no additional guest parking is ~equlred. In lieu of the drive approach, one-half parking space per dwelling unit for guest parking shall be provided. 3. Parking Space Dimensions a. Enclosed spaces shall be a. minimum of ten by twenty feet. b. Open spaces shall be a minimum of g x 19. G. Fences and Walls All fences facing Holt Avenue, Warren Avenue, and the North Tustin Channel shall match the materials and colors of the building exteriors. They shall be limited to enclosing the private patio area, and shall not exceed six (6) feet in height. Z. A sol~d mason~ wall six feet eight inches (6'-8") in height shall be constructed along the E1Modena Channel frontage. H. Storage and Refuse Collection Areas All outdoor storage areas and refuse collection areas shall be enclosed and visually screened so that materials stored within these areas shall not be visible from access streets and adjacent property. I. Ct rcul atton Criteria The number of access points to Holt Aveue shall be limited to two locations, with one additional access allowed to Warren Avenue, per Exhibit B. Precise locations for access points shall be approved by the City Engineer. Circulation within the specific plan area shall be a private street with a minimum width of twenty-four (24) feet with a nineteen ([9) feet drive approach, and twenty-seven (27) feet with a shorter drive approach, per Exhibit B. Drive approaches'shall be a minimum of five feet and a maximum of seven feet. To allow for parking in the drive approach, a minimum length of nineteen feet is required. 4. No on-site parking spaces shall be designed that will require a vehicle to back onto HOlt Avenue or Warren Avenue. IIi I ~ · I II ' II1 .... ~ .,. Ii I " i I I I I ! EXHiBiT ~ 1 2 5 ? 8 9 10 12 17 20 ~2 2~ 24 25 2~ 27 2~ ~o $2 RI~OtlITICI~ NO. 81-62 & RiIKH/ITICN GF THE CITY CCIH~IL C~ 21B~ CITY (~ TUSTIN AEI3PTII~ SPenIFIC tw_Aq NO. 6. The City _nc_mil for ~e City of Tustin, does hereby molve as follows: I. ~he Clt7 Coua~ll fiats iud deter~tne~ that: &. ~ appli~tl~ i~tt~l~sd by the p]~nntflg A~[~y of City of Tuatin to ~p_ t a ,qpecific Plan for residential ~ txmnded by Wma*ren Avenue to the north. Holt Avenue to t~e ~, ~e EX Mede~ Chanuel to the e~st ~nd the ~ Tustin Chauael to the south. Bo Tl~t · public heal. ag m duly ailed, noticed, a~d held C. T~t eet~blt_~-t o~ a a~tfi¢ plan ~uld be in the ~ by the fOllOwlu~ 2. v.4mit ~ l~inta into Holt Avenue to improve traffic aa~e~y. -___~ordaace ~th the C-~-al Plan for the City of D. That · Negative Declaratim ~m prepared tn compliance with th~ requi _r~,~tm of ~e Callforei· Envircomental ~uality Act, and la hereby approved. E. The City C~il ·pprovem the ft_~tn~s and ~.~=.-~--datl~s conta/ued in t~e City of Tustin Plane AEeu~ __P~_luttoa No. 1966, ~lug that the City Coum~L1 ~iopt -qpe¢ifi¢ Plan No. 6. II. The City C~meil does hereby rec.~a~d timt Speclll¢ Plan NO. 6 he adopted, subJeot to the followin& i. &Il proJeo~s within the project ~ sh~ll oomply with ~he _?~__ific pXan re~ulatl~, ~m c~t~tned in Exhibit A, B. T~at each project will requ~r~ ~he as~ablishe2nt of · ~ ~mer's Ass~iat~cu fro- all tim ~aln~enan~ of all ~ areas and ~he m~sstm of CC&R's to the Attorney for revte~ and approval. C. All util~t~ue serving any project shall be m~der~roun~ed within ~he exterior boundary 1~ of ~e proper~y. 5 6 8 10 19 20 21 24 3O Resolution 81`o$2 Hay 4, 1.98]. Page Two PASSEn ~ N)~PT£D at a regular meettng of t~e Tusttn Ctty ~.oun¢tl, held on the Ct~ ~y of ~l~y, ~gS~. Hayor 14ar~ ~. ~nn (~ ¢lty C]eP~