HomeMy WebLinkAboutPH 4 G.P. AMEND 83-2 10-05-83DATE:
October 5, 1983
PUBLIC HEARING
NO. 4
10-5-8 3
Inter-Corn
FROM:
SUBJECT:
Honorable Mayor and City Council Members
Community Development Department
General Plan Amendment No. 83-2
Applicant:
Location:
Request:
Richard Pierce
Holt Avenue at Warren Avenue, 14452, 14472, 14492 Holt Avenue
Amend Land Use Element of the Tustin Area General Plan from
Single-Family Residential to Residential Multiple-Family
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. Each
lot has a home on it, and is currently zoned E-4.
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.
Under the Tustin Area General Plan, the current land use designation for
these lots is Residential-Single Family. Even though the lots are part of
a City specific plan, as long as they were under County jurisdiction, the
plan was not binding, therefore, the Residential Single-Family designation
remained.
Now that the lots have been annexed to the City, they are required to be in
conformance with the approved Specific Plan.
The Planning Commission at its regular meeting of September 26, 1983,
recommended approval of General Plan Amendment 83-2 to the City Council by
the adoption of Resolution No. 2116.
DISCUSSION
Specific Plan No. 6 tied eight lots and seven property owners together with
a common circulation system, density, architectural type and style, and
setbacks. The approved density for the plan is a minimum of one unit for
each 3,000 square feet, which represents a density suitable for the
development of multiple-family units. The specific type of housing unit is
a townhome, defined as a multiple family unit with a private attached
garage and that each unit would be located on an individual lot of record.
General Plan Amendment No. 83-2
September 26, 1983
Page 2
Five of the eight lots were in the City at the time the Specific Plan was
enacted. They have a land use designation of Residential Multiple-Family and an
R-3 (3000) zoning, in conformance with the Specific Plan. The remaining three
lots are now in the City and are requesting this land use designation change in
order to conform with the Specific Plan.
Subsequent to this action, a request for zone change and use permit will be
required before construction can commence.
CONCLUSIONS
1. The land use designation change to Residential Multiple-Family will bring the
subject three properties into conformance with Specific Plan No. 6. With
this land use change, all eight properties within the Specifc Plan area will
have the same designation.
2. The subject land use change will allow the applicant to apply for zoning that
is in compliance with the Specific Plan and subject properties within the
Specific Plan area.
3. The proposed change would be in' the public interest and not detrimental to
the welfare of the public or the surrounding property owners.
RECO~I4ENDATION
That the City Council accept the recommendation of the Planning Commission and
approve General Plan Amendment No. 83-2 by the adoption of Resolution No. 83-76,
~)L~a-~-o~ Knl ght
Associate Planner
EMK:jh
Attachments:
Resolution No. 2116
Resolution No. 83-76
Area Map
General Plan Map
Exhibit "A"
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RESOLUTION NO. 2116
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, RECOMMENDING AMENDMENT TO LAND
USE ELEMENT OF THE GENERAL PLAN TO RESIDENTIAL
MULTIPLE-FAMILY RELATIVE TO THE EASTERLY SIDE OF
HOLT AVENU£, SOUTHERLY OF WARREN AVENUE, AND
WESTERLY OF THE FLOOD CONTROL CHANNEL
The Planning Commission of the City of Tustin does hereby resolve as
follows:
I. The Planning Commission finds and determines as follows:
Section 65356.1 of the Government Code of the State
of California provides that when it is deemed to be
in the public interest, the legislative body may
amend a part of the General Plan.
That in accordance with Section 65356 of the
Government Code of the State of California, a public
hearing was duly advertised and held on September 26,
1983 on the application of the property owners within
the area, as initiated by Richard Pierce, to consider
General Plan Amendment 83-2 to reclassify the
properties to Residential Multiple-Family use.
C. That a Negative Declaration has been prepared for the
requested change and is hereby approved.
De
That the change in classification would be in the
public interest and not detrimental to the welfare of
the public or the surrounding property owners.
II.
The Planning Commission hereby recommends to the City
Council approval of General Plan Amendment 83-2,
amending the Land Use Element to reclassify the
properties easterly of Holt Avenue, southerly of Warren
Avenue and westerly of the flood control channel to
Residential Multiple-Family use with the following
conditions.
A. That any proposal for residential development shall
be in conformance with Specific Plan No. 6.
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1 Resolution No. 2116
September 26, [983
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lguanet Hes:er
14 Recording Secretary
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B. That existing structures on the properties not be
converted to multiple-family use and that they be
removed prior to the issuance of a building permit
for the construc.~ion of any multiple-family dwelling
untt.
PASSED AND ADOPTED at a regular neettng of the Planning Comfssion,
Ctty of Tusttn held on the ~ day of~~ _., [983.
James B. Sharp, ~/~airman
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, JANET H£STER, the undersigned, hereby certify that I am the
Recording Secretary of the Planning Commission of the City of
Tustin, California; that Resoiution No. =~//~ was duly
passed and adopted at a r~g~lar meeting o~ th~ Tustin Planninq_
Commission, held on the~. ~ day of~-~2~-~ .
janet Hester
Tustin Planning Commission
RESOLUTION NO. 83-76
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A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN,
APPROVING AN AMENDMENT TO I.~ND USE ELEMENT OF 1}IE GENERAL
PLAN TO RESIDENTIAL MULTIPLE-FAMILY RELATIVE TO THE
EASTERLY SIDE OF HOLT AVENUE, SOUTHERLY OF WARREN AVENUE,
AND WESTERLY OF THE FLOOD CONTROL CHANNEL
The City Council of the City of Tustin does hereby resolve as
follows:
I. The City Council finds and determines as follows:
Section 65356.[ of the Government Code of the State
of California provides that when it is deemed to be
in the public interest, the legislative body may
amend a part of the General Plan.
That in accordance with Section 65356 of the
Government Code of the State of California, a public
hearing was duly advertised and held on September 26,
1983 on the application of the property owners within
the area, as initiated by Richard Pierce, to consider
General Plan Amendment 83-2 to reclassify the
properties to Residential Multiple-Family use.
C. That a Negative Declaration has been prepared for the
requested change and is hereby approved.
De
That the change in classification would be in the
public interest and not detrimental to the welfare of
the public or the surrounding property owners.
The City Council approves the findings and
recommendations contained in the City of Tustin
Planning Commission Resolution No. 2116, recommending
to the City Council approval of General Plan
Amendment No. 83-2 amending the Land Use Element.
II.
The City Council hereby recommends to the City Council
approval of General Plan Amendment 83-2, amending the
Land Use Element to reclassify the properties easterly
of Holt Avenue, southerly of Warren Avenue and westerly
of the flood control channel to Residential
Multiple-Family use with the following conditions.
A. That any proposal for residential development shall
be in conformance with Specific Plan No. 6.
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Resolution No. 83-76
Page Z
B. That existing structures on the properties not be
converted to multiple-family use and that they be
removed prior to the issuance of a building permit
for the construction of any multiple-family dwelling
unit.
PASSED AND ADOPTED at a regular meeting of the City Council, City of
Tustin held on the day of , 1983.
ATTEST:
Ronald B. Hoesterey, Mayor
Mary E. Wynn
City Clerk
L
i
~N~AL. ~LAN
AM~.N[?MDN'C
I~-,~M .I~F-'-~.- ~IN~i4~ I~AMILT
T~ I5~-.5. - MLLTIFLI~I~AMILY
EXHIBIT A
SPECIFIC PLAN NO. 6
90LT A~D WABSEN
~~F~$(H2TI~ ~..81~2
TABLE OF CONTENTS
SECTION
I; Objectives
II. Statistical Data
III. Notes
IV. Definitions'
V. General.Development Standards
A. Permitted Uses and Architectural Criteria
B. Site Requirements
C. Setbacks
D. Building Heights
E. Landscaping
F. Parking Requirements
G. Fences and Walls
H. Storages and Refuse Collection Areas
I. Circulation Criteria
I. OBJECTIVES
A. Preserve and protect the public health, safety, and general welfare of the
area by encouraging the orderly development of the subject property.
· B. Plan for a consistent neighborhood development which conforms with the
General Plan for the City of Tustin and goals of the community.
C. Develop standards that will be uniformly applied to all lots within the
specific plan area, regardless of ownership.
II. STATISTICAL DATA
The specific plan area is bounded by Warren Avenue to the north; the North
Tustin Channel to the south, Holt Avenue to the west, and the E1Modena Channel
to the east.
The total acreage for the site is approximately five ($) acres.
III. NOTES
Within the specific plan area, the continued use of the land as a single
family structure, as defined as a Residential Estate District (E-4), Tustin
City Code Section 9222 la, thereto shall be permitted.
2. No building permits shall be allowed for any prgJect which does not conform
tS 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 project shall be by Use Permit, as outlined in
Tustin Ct~ Code Section 9291, 9293, 9294, 9296.
Within the specific planl 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. DEFINITION8
Where applicable, defimitious ooutained in Tustin City Code Section 9~g7
shall be u~llized for ~hese specific plan r~gul~tlons.
Towuhouses: For ~ pth-po~e$ of th~ specific plan, m townhouse shall be
defined as a .~ltiple family dwellin& with a private attached ~ge and
e~ch dwelling unit ~h-ll be located o~ an lndlvidus/ lot of record a_nd
~here .~h-ll be no more th.n o~e dwelling ..4~ ~1 any lot.
3. Open S'pace: ~ open ~ and prival:e open sp~ce.
A. Private Open space: Uncovered patio areas for the exclusive use of ~
owners or tenants of the dwellin$.
Be
Ce
Crm~_n Open ~pace: ~-dscapin~; lawn area, nou-co.m~rcial outdoor
recreational facilities incidental to the residen~i~l 4evelo~men~,
walkways, or neces~_ry fire-fighting equtpmemt -~ lnstallatious.
FAch dwelling ,,nit sh~ll be gus/-anteed righ~ of use to c~-.,.,~-~nly o~ned
and ~-tn~/ned open space. Said co~on ogen spac~ -~%-11 be designed so
ss to be useable amd suitable for r~cre~tion~l purposes and/or as ~
visu~l amenity.
GENERAL E~, nM~NT STANDARDS
A. Pex~ltted Use~ and Ar~kttectur~l Criteria
e
Thi~ specific pl.. is for the development of residential uses, ,wl~h ~he
permissible type cf building being a ~o~nhcme dwelling as defined in
Secti~ IV, No. 2.
The minimum land area per dwelling ,,-~t ~11 be 3,000
Proposed projects are encouraged to u~ilize no more ~h,, two to three
,,-~s per building, but in ao case sh~ll any developmen~ proposal have
more ~.n four d~elling units per bo/ldtng.
4. Exterior Design:
A~ Roofs - Da~---t roof fora should be a conventional ~ble with
min~.~,m use of shed or flat elements. Eaves should not be chipped.
B. Roofing - A heavy ~:extur~ ~--k material, such as wood
single or thick ~uTt composition ._~tugle.
Ce
Exterior ~aterials and Colors - A ccmbi~ion of horizcu~al wood
siding with mint-~l use of plaster ellen, s is encouraged. ~A~th
tones will be used for the ~__-~ic building exterior, color.
Bu/ldings my ~e tr4mm~d wi~h con~rasting pain~s and s~tns.
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 sheared in horizontal siding and trimmed.
B. Site Requirements
1. A minimum of 40% private and common open space shall be provided
for each proposed project.
C. Setbacks
De
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. Architectural features may project as follows:
a. Roof overhang, subject to the approval of the Community
Development 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'mm'
Unless otherwise specified in this plan, all building heights shall not
exceed twostories or 35 feet.
E. Landscaping
1. 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.
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. Comglon Ownership Areas
Such portions of the site shall be adequately landscaped with
trees or ground cover to provide both visual amenity and
variety.
4. Landscape Maintenance
de
Property owners, individually and collectively through an
association shall be responsible for the maintenance of private
and common open space and landscaped areas.
e®
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.
Parkin~
1.
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 adjusted to avoid creating
abrasions or girdling to the stems, lam
Requirements
Each dwelling unit shall provide a minimum of two parking spaces
per unit, one o~ which shall be an enclosed attached garage. If a
carport is utilized for the second space, it shall also be attached
to the unit.
2. [fa minimum.nineteen (19) foot drive apron is provided per unit,
no additional guest parking is required. 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. mtnimum of ten by twenty feet.
b. Open spaces shall be a minimum of g x 19.
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.
2. A solid masonry wall six feet eight inches (6'-8") in height shall
be constructed along the E1 Modena Channel frontage.
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. Circulation 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 (19) 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
So back onto Holt Avenue or Warren Avenue.
EXHIBIT B