HomeMy WebLinkAboutRPT 1 P.C. ACT AGENDA 09-06-83REPORTS
NO. 1
9-6-83
CALL TO ORDER
TUSTIN PLANNING COMMISSION
ACTION AGENDA FOR REGULAR MEETING
August 22, 1983 7:30 p.m.
7:35 P.M., CITY COUNCIL CHAMBERS
PLEDGE OF ALLEGIANCE/INVOCATION
ROLL CALL
APPROVAL OF MINUTES
PUBLIC CONCERNS
AINSLIE, PUCKETT, WEIL, WHITE, SHARP
FOR MEETING HELD August 8, 1983
APPROVED AS SUBIqITTED
(limited to 3 minutes per person for
items not on the agenda)
IF YOU WISH TO SPEAK TO THE COMMISSION
ON A SUBJECT, PLEASE FILL OUT THE CARDS
LOCATED ON THE SPEAKER'S TABLE. ALSO,
PLEASE GIVE YOUR FULL NAME AND ADDRESS
FOR THE RECORD
CONSENT CALENDAR
N~E
ALL MATTERS LISTED UNDER CONSENT
CALENDAR ARE CONSIDERED ROUTINE AND WILL
BE ENACTED BY ONE MOTION. THERE WILL BE
NO SEPARATE DISCUSSION OF THESE ITEMS
PRIOR TO THE TIME OF THE VOTING ON THE
MOTION UNLESS MEMBERS OF THE COMMISSION,
STAFF OR PUBLIC REQUEST SPECIFIC ITEMS
TO BE DISCUSSED AND/OR REMOVED FROM THE
CONSENT CALENDAR FOR SEPARATE ACTION.
PUBLIC H~[ARINGS:
1. USE PERMIT 83-14
Applicant: .Western Neuro Care Center
Location: 165 N. Myrtle & 14851Yorba
Request: Authorization to add 1,600 square feet of office space to an
existing convalescent hospital at 165 N. Myrtle and to convert a
former pre-school building into an office structure at 14851
Yorba.
APPROVED: 5-0.
PERMIt83-16 and Tentative Tract No. 11370
2.
USE
Applicant: Pacific Coast Builders Inc.
Location: Southerly terminus of Newport Avenue
Request: Authorization to develop 161 residential condominium units and to
vary ~ith the open space requirements of the Planned Development
District. A Tentative Tract map has been filed in conjunction
with the above project.
APPROVED 4-1: AYES: SHARP, PUCKEI~, WEIL, WHITE
NOES: AINSLIE
ABSENT: NONE
Planning Commission Agenda
August 22, [983
Page 2
3. USE PERMIT 83-18 and Tentative Tract
Applicant:
Location:
Request:
James Manning
14682 Holt Avenue
Authorization to construct 5 townhomes at 14682 Holt Avenue. A
tentative tract map has been submitted in conjunction with the
use permit to subdivide the property for the townhomes.
APPROVEO: 5-0.
ADMINISTRATIVE MATTERS:
1. Old Business
2. New Business
1. Tentative Tract 11370
RECOI~EROED APPROVAL TO CITY COUNCIL: 5-0.
2'. Tentative Tract 11564
RECOI~ENDED APPROVAL TO CITY COUNCIL: 5-0.
STAFF CONCERNS:
1. Development Status
REPORT RECEIVED AND FILED
2. Report on Council Actions, August 15, 1983
REPORT RECEIVEO ANO FILEO
COMMISSION CONCERNS:
MR. AINSLIE REQUESTED THAT STAFF STUDY THE GUEST PARKIMG REQUIREMENTS FOR
MULTIPLE FAMILY OISTRICTS.
MR. PUCKEI-r CO#FIRMEO THAT STAFF SltOULD IMPLEMENT A ZONING BIFORCEMENT PROGPJ~I
FOR THE ABATEMENT OF IROPERRTIVE VEHICLES ON PRIVATE PROPERTY.
MRS. WEIL PRESENTEO A REPORT ON THE PROPOSEO SOUTHERN CALIFORNIA BULLET TRAIN
ROUTE.
ADJOURNMENT to the next regular meeting at 9:45 p.m.
Report the
Planning Commission
PUBLIC HEARING NO. 1
AUGUST 22, 1983
SUBJECT:
Use Permit 83-14
Convalescent hospital at 165 Myrtle, proposed office at 14851 Yorba
APPLICANT:
REQUEST:
Western Neuro Care Center
165 N. Myrtle
Tustin, CA 92680
Add 1,600 square fee~ of office space to an existing convalescent
hospital and convert former pre-school building to office structure.
BACKGROUND AND ANALYSIS FOR 14851 YORBA (PARCEL B)
There is a long and involved history relating to this property and use. The
facility has been in operation at the same location for many years dating back
to the time the property was still in the County. In 1962 the County granted a
conditional permit for the original nursery school use. After annexation, the
city granted variances in 1964, 1968 and in November 1972 a use permit
(72-396) was granted establishing the nursery school as a conforming use.
The applicant (a new owner) is now requesting authorization to convert this
former pre-school into an office building which will be used as the
administrative offices for the convalescent hospital at 165 N. ~rtle. This
proposed use is allowed in the R-3 District subject to a use permit, thus the
need for this public hearing. The pre-school building at this time is
unoccupied.
Site Analysis
Building size - 3,590 square feet
Parking spaces required - 12
Parking spaces provided - 12
Spaces 1, 2 and 9 will have to be moved to another portion of the site (Parcel
A) since they do not conform to city development standards because of size and
possible traffic hazards.
BACKROUND AND ANALYSIS FOR 165 N. MYRTLE (PARCEL A)
In December of 1969 a Use Permit (No. 69-328) was applied for and granted by the
adoption of Resolution No 1133 which permitted a 59 bed convalescent hospital.
One of the conditions of approval was that 1 parking space be provided for each
6 beds, i parking space per doctor and a parking space per each 3 employees.
Community Development Department
Public Hearing NO. 1
August 22, 1983
Page 2
The owner is now requesting.authorization to cover three patio areas which would
add 1,600 square feet of office in the existing hospital.
Site Analysis
Parking spaces provided - 32
Parking spaces required - 28
1 Doctor - 1 space
23 Employees- 8 spaces
59 Beds - 10 spaces
Parcel A - 3 spaces
1,600 square feet new office area - 6 spaces
There is. sufficient pa~king on the existing parcels for both uses, however staff
recommends that the proposed additional 6 spaces as shown on the site plan be
installed to insure adequate parking for employees and visitors.
CONCLUSIONS
Both requests are in conformance with the zoning code and the proposed
improvements noted on the site plan will bring the project into conformance with
City development standards as well.
The following are the proposed improvements on the site plan:
1. New landscaping in front of the structure of 14851Yorba.
2. The large vacant area at ~he northwesterly corner of the site will be
planted with grass.
3. Old chain link fence around pre-school will be removed. Because of this
improvement, traffic circulation will be greatly improved.
4. The backyard of the pre-school will be cleaned up and landscaped.
Because of the consolidating of the two uses, access and parking, either a
parcel map will have to be recorded with shared access and parking or a covenant
should be recorded removing the lot line between parcel A and B.
All of the proposed conditions are listed in the draft resolution.
RECOI,~4ENDED ACTION
Approve Use Permit 83-14 by the adoption of Resolution No. 2111
Mary Ann Chamberlain
Associate Planner
MAC:jk
Attachments: Plans
Resolution No. 2111
FLOOR PLAN
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RESOLUTION NO. 2111
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, GRANTING A USE PERMIT (83-14)
FOR EXPANSION OF WESTERN NEURO CARE CENTER
AT 185 N. MYRTLE AND 14851 YORBA
The Planning Commission of the City of Tustin does hereby resolve as
follows:
I. The Planning Commission finds and determines as follows:
That a proper application (No. 83-14) was filed by
Western Neuro Care Center to permit a 1,600 square
foot office addition at 165 N. Myrtle and conversion
of the pre-school to an office structure at 14851
Yorba.
B. That a public hearing was duly called, noticed and
held on said application,
That this proposed project is categorically exempt
(rom the requirements of the California Environmental
Quality Act.
That establishment, maintenance, and operation of the
use applied for will not, under the circumstances of
this case, be detrimental to the health, safety,
morals, comfort, or general welfare of the persons
residing or working in the neighborhood of such
proposed use, evidenced by the following findings:
The proposed use is in conformance with the Land
Use Element of the Tustin Area GenerB1 Plan and
the R-3 District of the Zoning Code.
The project will improve and enhance the site and
upgrade the surrrounding landscaping and improve
the existing circulation patterns on site.
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That the establishment, maintenance, and operation of
the use applied for will not be injurious or
detrimental to the property and improvements in the
neighborhood of the subject property, nor to the
general welfare of the City of Tustin, and should be
granted.
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 Code as administered by the
Orange County Fire Marshal and street improvement
requirements as administered by the City Engineer.
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Resolution ~o. 2111
August 22, 1983
Page 2
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G. Final development plans shall require the review and
approval of the Community Development Department.
The Planning Commission hereby approves Use Permit 83-14
to authorize the hospital addition of 1,600 square feet
of office at 165 N. Myrtle and the conversion of the
pre-school to an office at 14851 Yorba subject to the
following conditions:
Ae
Submission of plans to convert the pre-school to an
office building to the satisfaction of the Building
Official.
B. Submission of complete landscaping and irrigation
plans.
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Resolution of the shared parking and access by
either filing and recording a parcel map or filing
and recording a covenant to hold the two parcels
together.
Additional Orange County Sanitation District No. 7
fees for the expansion will be required.
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Additional East Orange County Water District fees
may be required. Contact Earl Rowenhorst of the
Tustin Water Service for calculation of fee amounts.
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Any missing or damaged street improvements along
the Myrtle Street frontage will be required to be
replaced or constructed. These improvements could
include, but are not limited to, the following:
a. Driveway aprons-
b. Sidewalk
c. Curb & gutter
d. Street trees
e. Street lights
Plans and permits shall be required prior to the
installation of any signs.
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The site plan shall provide for a minimum of 38
parking spaces for parcel A and 9 for parcel B.
(47 total )
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Handicapped parking stalls shall be posted in
accordance with State regulations.
All roof equipment and vents must be screened from
view.
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Resolution No. 2111
August 22, 1983
Page 3
Continuous 6" concrete curbs shall be provided
between landscape planters and parking spaces and
drive aisles.
PASSED AND ADOPTED at a regular meeting of the Tustin Planning
Commission held on the day of , 1983.
Secretary
Planning Commission
James B. Sharp
Chairman
Report to
Planning
the
Corn mission
PUBLIC HEARING NO. 2
AUGUST 22, 1983
SUBJECT:
Use Permit 83-16
14901 Newport Avenue
APPLICANT:
Pacific Coast Builders
1631E. 18th Street
Santa Aha, CA 92701
REQUEST: To development a 161-unit condominium project
ZONING:
BACICGROUND
Planned Development (PD) District
In March, 1980, the City Council rezoned the subject property to Planned
Development (PD) District to bring the zoning into conformance with the land use
designation of the Tustin Area General. Plan. On February 2, 1981, the Planning
Agency, approved the development of a 208-unit residential condominium project
upon an application of the Robert P. Warmington Company.
Since the initial approval, the developer has requested and been granted
extensions of use permit. The last extension expired January, 1983. The
present applicant is in escrow on the property which is contingent upon approval
of the newly proposed project.
DISCUSSION
This application proposes the development of 161 condominiums on a site of
approximately 5.9 acres. An additional 5150 square feet is currently being
considered for addition to the project from two adjoining parcels in the City of
Santa Ana. The acquisition of the additional land is to aid in qualifying for a
5% waiver of open space. The PD District authorizes 45% open, rather than the
usual 50% when a project abuts permanent open space, In this case, the Costa
Mesa Freeway embankment, fully landscaped by the developer, is proposed to
satisfy the waiver requirement.
The structures are to be four stories in height (43"0) with the on-site parking
level recessed approximately 5' below existing grade. Fourteen (14) feet of the
front setback is to be graded to form a 4' high berm against a decorative
retaining wall.
The site design provides for three groups of buildings each surrounding an open
recreation ar~a. Vehicle and pedestrian access is via a single driveway
entrance, secured by a gate house. The circulation pattern provides complete
access to the rear of all units. Parking is provided at the correct ratio of
two spaces per unit, half of which are covered. The gatehouse, however makes
access to the project difficult for visitors and tradesmen. Only five visitor
soaces are provided outmide of the ;ate area.
~ommunlty Development Department
Public Hearing No.
August 22, 1983
Page 2
The construction is to be divided into three phases which will be indivfdually
subdivided with the necessary reciprocal easements. The anticipated time to
complete all phases will be 18 to 24 months from the commencement of
construction.
The site is impacted environmentally by freeway and railway noise. These
impacts are the most extensive and must be addressed in detail in any analysis.
An initial environmental study with a supplementary noise impact study has been
prepared by the applicant. The noise study has been reviewed by a contract
consultant.retained by the City.
The analysis of the noise environment is as follows:
The existing railroad noise level (63dBA) at the southwest facing units
is above California state limits which Wequires attenuation of the
levels within the individual units.
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The existing freeway greatly impacts the site from 78dBA (CNEL) at. the
third floor level to ?SdBA (CNEL) at the 2nd floor level. Such levels
also require interior sound alteration by the state. The courtyard of
Phase I would be impacted by levels of 69dBA. 6$dBA is considered the
maximum level acceptable for recreational areas.
The proposed high speed rail. system is expected to impact the nearest
units by single events of about 80dBA and at a worst case 130 operations
per day this could result in 66dBA (CNEL) reading (including Amtrak
freight).
The potential noise impact from increased Newport Avenue traffic
due to a railroad crossing, could reach CNEL levels of 66dBA at the
upper floors and 60dBA at the ground level.
AN~YSIS
The application conforms to zoning code regulations with the exception of the
open space issue. Without the purchase or long-term lease of the two small
adjoining parcels, the project is slightly below the 45% open space figure.
Since the freeway embankment is going to remain as open space, its landscaping
will definitely enhance the view of this feature and the 45% open space
allowance could be considered. But, since this additional land is not within
the City, annexation of said parcel should be instituted at the owners expense.
The design should minimize any negative visual effect of the parking and
driveway by the use of mounding and screening perimeter walls.
The preliminary planting plans provides a conceptual plant palet but does not
indicate locations of specific species. The species selected would appear not
to present any problems unless improperly located.
Public Hearing No. 2
August 22, 1983
Page 3.
The architecture is a contemporary style but should easily be compatible with
the surrounding buildings by the use of hip roofs. The elevations should be
viewed as conceptual. Detailed plans will be reviewed by staff at the plan
check phase which will then be submitted for Commission review.
Staff has some concern regarding the three-phase construction proposal. If this
plan is to be approved, the developer should provide the City with a precise
program work schedule. Each phase should be able to stand by itself in regard
to zoning, building, and safety matters upon each completion. Also, provisions
should be presented to insure the health, safety and comfort of those residents
occupying the first phases while construction work continues on the site.
Parking accommodation should be assigned at two (2) spaces per unit and included
in the Convenants, Conditions and Restrictions (CC&R's). Additional parking can
be accommodated at the sacrifice of some planting areas. This would however
increase the degree of variance wi th the open space standards. Staff believes
that additional visitor parking should be seriously considered due to the size
of the project.
The noise study found that interior noise criteria could be met without use of a
highway noise barrier. Non-opening windows and well-sealed doors can be
utilized to reach specified limits. Recreational use of areas between the
development and freeway would be infeasible with this approach, and walls would
need to be constructed across building gaps to shield interior courtyard areas.
The effects of existing and planned rail activity would require additional
insulation treatment than proposed in the study for units facing the southwest
boundary. Visual improvements for these units could be made by appropriate
landscaping at the boundary. Additional insulation treatment is also
recommended along the southeast boundary to prepare for a possible extension of
Newport Avenue and to mitigate noise from traffic entering and leaving through
the entry gate area.
Noise insulation criteria which must meet worst case noise conditions for the
potential intruding noise, sources described above, are presented in figure 1,
The values of Sound Transmission Class (STC) shown represent the minimum design
values which w~ould not violate interior noise limits. They apply particularly
to windows and doors, and presumable would be met by proposed wall/ceiling
construction design.
RECO~NDED ACTION
Through building arrangement and use of recommended mitigation measures
the development can comply with the Noise Element of the Tustin Area General
Plan and the Noise Ordinance. The proposed project complies with all provisions
of the Planned Development District with the exception of open space
requirements. The application was noticed with a variance request for that
purpose.
Public Hearing No. 2
August 22, 1983
Page 4
Staff therefore recommends approval of a mitigated Negative Environmental
Declaration and Use Permit No. 83-16 including a variance, subject to the
conditions attached in Exhibit "A".
Should the Planning Con~nission concur with staff's recommendation, the necessary
resolution will be drafted and forwarded for final adoption at your next
meeting.
Respectfully submitted,
Alan Warren
Senior Planner
AGW:Jk
Attachments:
Development Review Summary
Figure 1
Exhibit A
Exhibit B
Project Plans
DEVELOPMENT REVIEW SUMMARY
Project: 161 Unit Condominium
Location/District: 14091 Newport Ave. / Planned Development
Action: Use Permit 83-16
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
Dist~ict Requirement
Proposed
15" 63'
5' 5' (carport)
* 4 ' ¢carport)
above
* 43' ~rade
* 4
By Commission
Approval
257,000+
* 5150 sq ft.
50% (55% w/ 55.9%
Commission Approval
322 327' (shown)
2/ Unit 2.03/ Unit
20% Max. 13.2% (43)
Garages, Carport~
1/2 Covered ~en at Grade
Uses:
Number of Public Notifications (Owners):
Environmental Status
* No Standard
Multi-Family
Residential-
Condo
20 (22 parcels)
N~gat~vm ~m~]mrm~qon ~*~R~h mitigation
measures
Exhibit A
C0ndi'tions of Use Permit No. 83-16
The Covenants, Conditions and Restrictions for this condominium project
shall be reviewed and approved by City Staff and City Attorney prior to
their recordation. The CC & R's shall specifically dictate
responsibilities between the homeowners association and private property
owners fo~ the maintenance both interior and exterior of all buildings,
plumbing and electrical facilities. The CC & R's shall also specifically
prohibit the storage of recreational vehicles within the comlex.
A landscape and irrigation plan approved by the State Department of
Transportation shall be submitted for staff approval prior to landscaping
the Costa Mesa Freeway embankment as indicated on the approved project site
plan. A written committment from Caltrans shall be submitted
providing for the longterm maintenance of the freeway embankment. If such
committment cannot be obtained, the condominium homeowner's association
shall be responsible for the embankment maintenance as provided in their
recorded Covenants, Conditions and Restrictions. (CC & R's)
Included within this use permit is the proposed use of adjoining privately
held property and the Costa Mesa Freeway embankment for landscape and open
space purposes. Since portions of the aforementioned areas are located
within the City of Santa Ana, written authorization shall be provided the
City of Tustin from the City of Santa Aha certifying conformance with Santa
Ana zonin'g regulations for the proposed property use, prior to issuance of
any City Building Permits for'the subject condominium project.
Additionally, the project applicant shall initiate on behalf of the City of
Tustin a jurisdictional reorganization application with the County Local
Agency Formation Commission and pay all necessary processing fees. The City
boundary line between the Cities of Tustin and Santa Ana shall be realigned
coterminius with the edge of pavement along the southerly side of the
Newport Freeway.
Consideration shall be given to providing additional offstreet guest
parking. The applicant shall submit for staff approval a modified site plan
providing the maximum number of additional spaces the site can accomodate
without reducing interior open space between the buildings. The final site
plan fully dimensioned and detailed along with final building elevations
fully dimensioned and detailed, shall be submitted for Planning Commission
final approval including consideration of the final color scheme and
architectural treatment of all building exteriors.
All open dirt areas of future phases shall be maintained weed, building
material and debris free during construction of this project. Dust
retardant or seeding with grass shall be utilized to prevent airborne dust
and soil erosion.
Exhibit A
August 22, 1983
Page 2
The final site plan submitted for review and approval by the Planning
Commission shall be consistent with the illustrative site plan prepared and
submitted by Cardoza Dilallo Associates, Inc. attached for Planning
Commission review. All amenities shown shall be substantially constructed
including pools, spas, volleyball courts and clubhouse. Landscape and
driveway pavement treatments shall also be constructed as indicated and an
expanded driveway realignment shall be incorporated to allow for more
open space within interior open space area.
7. Should security access gates be installed, all units shall be properly wired
to provide communication from the guard house to each unit.
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The CC & R's shall contain restrictions against the conversion of garage
spaces to any other use except the storage of motor vehicles. The City
shall be a part of the CC & R's and any modification of the CC & R's
concerning this conditions shall require approval by the City of Tustin.
Due to the minimal number of project parking spaces to promote usage of
single car garages for the storage of automobiles and not for storage
Or conversion to living spaces, garage door openers shall be installed on
all garage doors.
The CC & R's and the Final Department of Real Estate report shall contain
disclosure statements concerning the following matters:
A. Potential Newport Avenue grade crossing t~ Edinger Avenue.
B. Potential noise impacts from high speed commuter trains on the
railroad tracks adjacent to site.
C. Noise impacts from existing Costa Mesa Freeway potential increases
in Newport Avenue road traffic.
Environmental mitigation measures shall be required to reduce both exterior
and interior noise levels to conform with the interior requirements of the
City of Tustin Noise Ordinance. Said mitigation measure as recommended by
the City retained firm of Engineering Sciences shall be included on the
final plans for approval by the Planning Commission. Such mitigation
measures may include construction of sound attention walls, increases in the
quantity of structural insulation and reduction of exposed glazing.
Noise attenuation measures shall be incorporated into the construction
drawings as indicated in Figure 1 and in the body of this Use Permit No.
83-16 report. Evidence of complying with value of Sound Transmission
Classes (STC) as indicated on Figure 1 shall be required of the developer
upon submittal of plan check drawings to the City Building Department.
All work within the public right-of-way will .require a permit from the City
of Tustin Engineering Department.
Sanitation District Water District, new development taxes, and parkland
dedication fees are to be paid prior to building permit issuance.
Exhibit A
August 22, 1983
Page 3
14.
The final site plan shall be standardized and reflect all appropriate City
standard drawing numbers. The developer shall construct all missing or
damaged street improvements adjoining said development per the City of
Tustin "Minimum Design Standards of Public Works: and "Street Improvement
Standards." This work shall consist of but is not limited to:
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a. curbs and gutters
b. sidewalks
c. drive aprons
d. street pavement
e. street trees
f. street lights
The entry drive shall be revised to conform to City of Tustin Standard Plan
No. 108E. This radius type drive requires dedication of additional
right-of-way as shown on said Standard Plan.
Continuous 6" concrete curbs shall be provided to separate landscape
planters from ~arking spaces and drive aisles.
All roof equipment and vents must be screened from view to the satisfaction
of city staff.
All signs must be approved by the Planning Department prior to permit
issuance.
Separate permits are required for plumbing, electrical, grading, signing and
any work performed within the public right-of-way.
A looped domestic water system and easements shall be provided per the
requirements of the City Engineer. If this water system is phased, the
first phase shall be sized for a deadend system.
A minimum of 4-5 water meters will be required depending on the building and
plumbing layout.
Separate meter(s) will be required for the landscape irrigation system.
The developer shall provide the city with a construction schedule of
project phasing which will include the following:
a. Time schedule for the anticipated commencement and completion of
each phase.
b. List of all community facilities to be completed in each phase.
Each phase must satisfy all zoning, building and safety requirements
and said requirements must be completed prior to final release of
any structure.
c. Construction program which will insure the health, safety and
comfort of those residents occupying the initial phases while
construction work continues on the site.
All required public improvements and Newport Avenue setback landscaping
shall be completed prior to the release for occupancy of phase one.
During all phases of construction the project shall institute accepted
grading measures to control sedimentation runoff into the upper Newport Bay
drainage area.
, L
k
Z
Report to the
Planning Commission
PUBLIC HEARING NO. 3
AUGUST 22, 1983
SUBJECT: Use Permit 83-18
14682 Holt Avenue
APPLICANT:
REQUEST:
ZONING:
James Manning
54 Oxford
Irvine, CA 92715
To construct 5 townhome$*at 14682 Holt Avenue
Residential, Multiple-Family (R-3-3000)
BACKGROUND
In April and May of 1981, the Planning Agency ~onsidered Variance 81-2 which
authorized five (5) residential units for this site. At that time, the City did
not have an ordinance that allowed for open space credit, thus the need for a
variance for this project. The City subsequently adopted Ordinance 851 which
allows the Planning Commission to authorize credit (up to 5%) for permanent open
space adjoining a proposed project upon a finding that there are amenities of
design incorporated into the project and the surrounding area achieves the
intent and purpose of the Planned Development (PD) District.
ANALYSIS
Because of economic conditions, the project was never built and the owner is now
requesting approval of the exact same plan that the Planning Agency approved two
years ago.
The land use calculations for the proposed plan are as follows:
Lot area 15,082 square feet
Covered areas:
Drives
Garages
Units
Open space
5 - 2 story units
2,943 square feet
2,170 square feet
2,875 square feet
~ square feet or 52.9~coverage
47.1%
10 garages and 1 guest space
Community Development Department
Public Hearing No. 3
August 22, 1983
Page 2
Since this project abuts the Orange County Flood Control District Channel, it
qualifies for requesting additional coverage {up to 5%). This channel has been
considered as permanent open space for several other condominium projects on
Holt Avenue. Therefore, staff recommends that this project be authorized 52.9%
coverage in lieu of the district requirement of 50% because the permanent open
space adjoins the common recreation area at the easterly perimeter of the
property.
The conditions of approval are listed in draft Resolution No. 2108 and a report
for the accompanying tract map is listed under New Business.
R~CO~E#D£D A~TIO#
Approve Use Permit 83-18 by the adoption of Resolution No. 2108.
An~XC~mberlai n
Associate Planner
MAC:jk
Attachments:
Plans
Area Map
Resolution 2108
C2P
R3 C2P
R3
2000
C-1
MHP
p~ : R3
PM '
C2P ;.' C2
-- RESOLUTION NO. 2108
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A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TUSTIN, AUTHORIZING DEVELOPMENT
OF A FIVE (5) UNIT RESIDENTIAL TOWNHOUSE
DEVELOPMENT IN THE PLANNED DEVELOPMENT DISTRICT
The Planning Commission of the City of Tustin does hereby resolve as
follows:
I. The Planning Commission finds and determines as follows:
Ae
That a proper application, (Use permit 83-18), was
filed on behalf of James Manning, requesting
authorization to construct a 5 unit townhome project
at 52.9% coverage at 14682 Holt Avenue.
B. That a public hearing was duly called, noticed and
held on said application.
That establishment, maintenance, and operation of the
use applied for will not, under the circumstances of
this case, be detrimental to the heal th, safety,
morals, comfort, or general welfare of the persons
residing or working in the neighborhood of such
proposed use,'evidenced by the following findings:
The use is in conformance with the land use
element of the Tustin Area General Plan and the
Zoning Ordinance.
The design is in conformance with the provisions
of the Planned Development District with a 2.9%
credit for permanent open space.
That the establishment, maintenance, and operation of
the use applied for will not be injurious or
detrimental to the property and improvements in the
neighborhood of the subject property, nor to the
general welfare of the City of Tustin, and should be
granted.
Proposed development shall be in accordance with the
development policies adopted by the City Council,
Uniform Building Codes as administered by the Orange
County Fire Marshal, and street improvement
requirements as administered by the City Engineer.
A negative declaration is hereby applied for to
conform with the California Environmental Quality
Act.
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Resolution No. 2108
August 22, 1983
Page 2
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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
City Engineer.
Final development plans shall require the review and
approval of the Community Development Director.
II.
Planning Commission hereby authorizes the development of
five residential townhouse units as applied for
subject to the following conditions:
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Compliance with the Subdivision Ordinance by the
filing of tract map with appropriate covenants,
conditions and restrictions {CC&R's).
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All improvements within the public right-of-way may
be shown on the final site and/or grading plan.
However, these required improvements must be
referenced with the applicable City standard drawing
numbers.
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A permit shall be required from Orange County
Environmental Management Agency if any drainage is
planned to flow into the adjacent flood control
channel.
The Public improvements required with this project
include but are not limited to the following:
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a. Curb and gutter
b. Drive apron
c. Sidewalk
d. Street trees
e. Street lights
f. Flood control inlet
g. Sewer connections
h. Domestic water service
E. Individual sanita~ sewer and domestic water must be
provided to each townhouse unit separately.
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County Sanitation District No. 7 connection fees in
the amount of $250.O0/unit and $480.00 for front
footage charges will be due when a building permit is
issued.
East Orange County Water District fees in the amount
of $500.00 per unit will be due when the water meters
are installed.
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Resolution No. 2108
August 22, 1983
Page 3
H. This development will require annexation to the
Lighting District.
Prior to the completion of an application for
building permits for combustible construction,
evidence that a water supply for fire protection is
available shall be submitted to the County Fire
Marshal.
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That due to the maximum land coverage, no further
covering of the land, such as covered patio
structures is authorized. This provision shall be
contained in the CC&R's.
Planting and irrigation plans shall be submitted for
review and approval. Minimum on-site tree planting
shall be:
One 24" box tree
Fifteen 15 gallon trees
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The trellis patio structure in the common recreation
area shall not be closer than 5'0" from the property
lines.
The trash enclosure shall be constructed to be
compatible with the design features of the main
structure.
That a decorative walkway area capable of supporting
a vehicle shall be provided on the west side of the
front unit. The CC&R's shall prohibit tenants from
parking in this area.
PASSED AND ADOPTED at a regular meeting of the Tustin Planning
Commission held on the day of , 1983.
James B. Sharp
Chairman
Secretary
Planning Commission
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Report
Planning
to the
Commission
NEW BUSINESS No. 1
AUGUST 22, 1983
SU~ECT:
APPLICANT:
Revised Tentative Tract 11370
Southerly Terminus of Newport Avenue
Pacific Coast Builders on behalf
of Robert P. Warmington Co.
ZONING: Planned Development (PD)
DISCUSSION
A revised tentative map has been submitted in conjunction with Use Permit 83-16
to allow the subdivision of 6.4 gross acres into 3 lots for 161 condominiums.
Lots 2 and 3 do not have access to a public street therefore easements shall be
provided in the C.C. & R's and on the final map. This map is in conformance
with the Tustin Area General Plan and the zoning ordinance. The conditions of
the map are listed in draft Resolution No. 2110.
BACKGROUND
A tentative, map was submitted and approved by the City Council (1981) but
subsequently expired because of time constraints placed on subdivision maps.
RECOII4ENDED ACTION
Recommend approval of Revised Tentative Tract Map No. 11370 to the City Council
by the adoption of Resolution No. 2110.
M'a~y- An~Fc~an~berl ain
Associate Planner
MAC:jk
Attachments:
Map
Resolution No. 2110
Community Development Department
RESOLUTION NO. 2110
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A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TUSTIN RECOMMENDING APPROVAL
TO THE CITY COUNCIL OF REVISED TENTATIVE
TRACT 11370
The Planning Commission of the City of Tustin does hereby resolve as
follows:
I. The
A.
II.
Planning Commission finds and determines as follows:
That a proper application was filed by Pacific Coast
Builders on behalf of the Robert P. Warmington Co.
pursuant to the provisions of the Subdivision
Ordinance (No. 847) for the purpose of creating a
three (3) lot residential condominium project for
the property located at the southwesterly terminus
of Newport Avenue.
B. That said Tentative Tract Map is in conformance with
the Tustin Area General Plan.
That a Negative Declaration has been applied for to
conform with the California Environmental Quality
Act.
The Planning Commission hereby recommends to the City
Council Approval of Revised Tentative Tract 11370
subject to the following conditions:
A. Dedication of all street right-of-way along Newport
Avenue as required by the City Engineer.
Dedication of all access rights to Newport Avenue to
the City except at driveway openings per the
approved site plan.
Annexation of entire parcel to the Orange County
Street Lighting and Maintenance District No. 6.
Subject annexation papers must be provided to the
City prior to final approval of final tract map.
Installation of marbelite street lights with
underground conduit along Newport Avenue as required
by the City Engineer along with the payment of the
installation charges to the City of Tustin.
Preparation of street improvement plans and
construction of said improvement which include but
are not limited to the following:
a. Street paving
b. Curb and gutter
c. Sidewalks
d. Driveway aprons
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Resolution No. 2110
August 22, 1983
Page 2
e. Street lights
f. Street trees
g. Looped domestic water system with necessary
easements
h. Sanitary sewer facilities
F. Payment of County Sanitation District No. 7 fees.
G. Payment of East Orange County Water District fees in
amount of $500.00 per unit.
H. Preparation of a final grading plan for review and
approval by the City.
Notification to all buyers of the subject
condominium units of the possibility of the
extension of Newport Avenue to Edinger Street.
J. Payment of parkland dedication fees.
K. Submission of CC&R's to the Community Development
Department and City Attorney's office for review and
approval.
L. The word "Revised" shall be ad~ed to the tentative
map.
Lots 2 and 3 do not have access to a public street
and easements shall be provided for on the final map
and in the CC&R's.
PASSED AND ADOPTED at a regular meeting of the Planning Commission,
City of Tustin, California held on the 22nd day of August, 1983.
James B. Sharp
Chairman
Secretary of Planning Commission
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Repor to the
Planning Commission
NEW BUSINESS No. 2
AUGUST 22, 1983
SUBJECT: Revised Tentative Tract 11564
14682 Holt Avenue
APPLICAHT:
ZONING:
James Manning
54 Oxford
Irvine, CA 92725
R-3 - 3,000 (multiple-family residential~
DISCUSSION
A revised tentative map has been submitted in conjunction with Use Permit 83-18
to allow the subdivision of .419 gross acres into 6 lots; 5 for the units and 1
lot for the common area. This map is in conformance with the Tustin Area
General Plan and the zoning ordinance. The conditions of the map are listed in
draft Resolution No. 2109.
BACKROUND
A tentative map, similar to this map was submitted and approved by the City
Council but subsequently expired because of time constraints placed on
subdivision maps.
RECOMMENDED ACTION
Recommend approval of Revised Tentative Map #11564 to the City Council by the
adoption of Resolution No. 210g.
c~-'Mary Ann ,~hamberlain *
Associate' Planner
MAC:jk
Attachments:
Map
Resolution 2109
Community Development Department
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RESOLUTION NO. 2109
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TUSTIN RECOMMENDING APPROVAL
OF REVISED TENTATIVE TRACT MAP NO. 11564
LOCATED AT 14682 HOLT AVENUE
The Planning Commission of the City of Tustin does hereby resolve as
follows:
II.
I. The Planning Commission finds and determines as follows:
Ae
That revised Tentative Tract Map 11564 was submitted
to the Planning Commission pursuant to the
Subdivision Ordinance No. 847 by James Manning for
townhouse purposes for a 5 unit subdivision and one
common lot for the parcel known as Lot 10 of
Vanderlip and Rowan Tract per Map recorded in Book
5, page 160 of Miscellaneous Maps, records of Los
Angeles County, California.
B. That said map is in conformance with the Tustin Area
General Plan.
'C.
That a Negative Declaration has been applied for to
conform with the California Environmental Quality
Act.
The Planning Commission hereby recommends approval to
the City Council of Revised Tentative Tract No. 11564,
subject to the following conditions:
1. Payment of parkland dedication fees.
Annexation of the subject 0.419 acres to the Tustin
Lighting District. Proof of submission of said
annexation must be furnished the City prior to final
approval of final map by the City Engineer.
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Provision for individual sanitary sewer and domestic
water service to each residential lot and a separate
water service to the common lot area.
Submission of a grading plan for review and
approval. In the event the site is graded to drain
easterly, a permit to connect to the County of
Orange Flood Control facility is required.
5. Installation of public improvements which include
but are not limited to the following:
a. Curb and gutter
b. Drive apron
c. Sidewalk
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Resolution No. 2109
August 22, 1983
Page 2
d. Street trees
e. Street lights
f..Flood control inlet
Payment of Orange County Sanitation District No. 7-
connection fees in the amount of $250.00 per
dwelling unit and $480.00 for front footage
charges.
7. Payment of East Orange Water District fees in the
amount of $500.00 per dwelling unit.
Submission of CC&R's to the Community Development
Department and City Attorney for review and
approval.
The CC&R's shall contain provisions which authorized
the overhang of second floor areas and roofs into the
common lot as indicated on architectural plans.
PASSED AND ADOPTED at a regular meeting of the Planning Commission,
City of Tustin held on the of , 1983.
James B. Sharp
Chairman
Secretary
Planning Commission
Departmental
Status Report
AUGUST 15, 1983
DEPARllWlENTAL PROJECT STATUS - WEEK OF AUGUST 8, 1983
This report is intended to inform the Council and Commission of Community
Development Department projects and their processing or construction status.
Should any member of the Council or Commission desire further information,
please contact me at your convenience.
A request by Richard Pierce to annex 3 lots on Holt Avenue south of Warren
is scheduled to be reviewed by LAFCO at their August 24, 1983 meeting. If
approved by LAFCO and the City, hearings will be scheduled for property
zoning and use permit consideration to construct 16 condominiums.
Project applicant Cal Pacific, Inc. for the Town Center project at Main
Street and Newport Avenue will be seeking an extension of their use permit
beyond its original December 1983 expiration date.
3. The Community Development Department is p?eparing a planning study
concerning amendments to the R-3 zoning regulations as directed by Council.
The Director of Community Development is presently analyzing inadequacies in
the Tustin General Plan and assigning specific department staff to commence
formulating schedules for revising individual elements.
Implementation of a new zoning enforcement program for abatement of
inoperative vehicles on private property will tentively commence in January
1984.
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A revised Business License Fee Schedule is being researched for presentation
to a Chamber of Commerce subcommittee on August 25, 1983. Emphasis is
being placed upon a more equitable fee schedule.
7. A redesign of Marshall's Department Store loading dock has been submitted
for preliminary review.
8. The recently approved condominium project at 1162 Sycamore is in the second
plan check phase.
Community Development Department
Departmental Status Report
August 15, 1983
Page 2
9. Projects in Preliminary Review:
A) Relocation of B'Nai Israel Synagog from Packer's Square to
"B" Street.
B)
Concept plans for remodeling and new construction of 253,189 square
feet of corporate office facilities have been submitted for property
located between Bell Avenue and Valencia adjacent to the Newport
Freeway.
Donald D. Lamm
Director of Community Development
DDL:jk