HomeMy WebLinkAboutPH 2 VARIANCE 81-9 12-07-81~ATE:
December 7, 1981
Inter-Corn
INITIAL PUBLIC HEARING NO. 2
FROM:
S UBJ ECT:
Honorable Chairman and Planning Agency Members
Community Development Department
Variance 81-9
Applicant:
owner:
Location:
Zone:
Graham Electronic Corp.
Beyer and Warden
Southeasterly corner of "B" Street and the Santa Ana Freeway
offramp. (15520 - 15570 S. "B" St.).
Pre-zoned R-3 - 2,000
Request: 1.
Authorization to vary with the open space requirements of the
Planned Development District for the construction of a 43 unit
residential condominium project.
Authorization to vary with the Zoning requirements to allow 1
unit per 1,925 square feet in lieu of the required 2,000 square
feet minimum lot area per family unit.
BACKGROUND AND DISCUSSION:
The subject area was pre-zoned R-3 (2,000) in June of 1978 and subsequently
annexed into the City in August of 1980.
On August 18, 1980, a Variance was granted by the Planning Agency to vary with
the open space requirements of the Planned Development District. This variance
allowed 36 units with a lot coverage of 55% in lieu of the required 50%. The
applicant is now requesting authorization to construct 43 units with 60.5;~1ot
coverage. Staff feels that a variance could be justified in this case due to
the configuration of the property to include size, shape and location
(freeway). However, if the Agency considers the freeway landscaping as
permanent open space {as per Ordinance 851) the plan still falls short of open
space requirements by 5.5%.
In reviewing the plan, staff has considered the following revisions:
Deleting the 3 unit building on the far easterly corner of the
property and adding 1 unit to the next building westerly to make it a
6 unit building instead of 5.
Delete the large turn around area on the easterly corner of the
property and provide a hammerhead turnaround which meets Fire
Department standards.
Report/Planning Agency
Variance 81-9 - 12/7/81
Page 2
These revisions would bring the plan into conformance with the Zoning (1 unit
per 2,000 square feet of land area - 41 units on 82,000 plus square feet).
This change would provide more open space which would bring the land coverage
figure down from 60.5~ to approximately 53%. Also, this recommended change
would provide for a few extra parking spaces (4). Staff further recommends
that the open space derived from this change could be made into usable
recreation area such as handball courts or basketball courts.
RECOMMENDED ACTION
Staff recommends that the Agency consider the following alternatives:
1. If the Agency determines that no hardship exists, deny the variance
application as submitted.
If the Agency determines that a hardship does exist, it is recommended
that the plan be modified utilizing revisions proposed by staff, and
the variance be granted.
If the variance is approved the following conditions would be required from the
following departments:
Building Department
A. Floors above the second' story shall have not less than two exits except
when such floors are used exclusively for the service of the building. (Sec.
3302 U.B.C. 1979).
Engineering Department
Compliance with the Subdivision Map Act by the submission of Tentative
Tract Map, the recordation of Final Map and of covenants, conditions, and
restrictions for the project.
Be
The developer shall be required to have a Civil Engineer prepare
improvement plans for "B" Street and should be required to construct all
missing or damaged street improvements adjacent to said development per
the City of Tustin "Minimum Design Standards for Public Works" and "Street
Improvement Standards."
C. The developer shall provide a sanitary sewer in "B" Street to service the
property.
The developer will be required to pay sewer connection fees to the Orange
County Sanitation District, per their Ordinance.
Report/Planning Agency
Variance 81-9 - 12/7/81
Page 3
Fire
A.
Ce
De
The developer shall provide a domestic water line in "B" Street to service
the property.
Re-dedication of the public right-of-way and additional dedications for
public right-of-way shall be required.
Street trees shall be provided along "B" Street at 40 feet on center.
The interior drive aisle shall be a minimum of 27' wide.
A sound attenuation wall, designed by an acoustical engineer shall be
provided along the Santa Ana Freeway frontage to reduce the on-site noise
level at the first floor height, to 65 db(A).
A final grading plan shall be required for review and approval.
Payment of East Orange County Sanitation District fees in the amount of
$500.00 per dwelling.
The most northerly driveway is near the curvature of "B" Street and Nisson
Rd. The actual curved alignment of the roadway should be shown on the
site plan to determine if there are any traffic hazards with the location
of the driveway location.
Depar~cment
Smoke detection system shall be provided and installed in accordance with
UBC Section 1310. The detectors shall be State Fire Marshall approved.
One on-site fire hydrant and one public fire hydrant on "B" Street shall
be provided in conjunction with this development.
That the roof covering shall be of a non-combustible material for
increased fire protection.
Show existing hydrants in vicinity on plans.
Measures shall be taken to insure no parking along private drive which
must serve as fire department access.
Coordinate fire department entry through security gates with Capt. Stoll
(538-3551).
Report/Planning Agency
Variance 81-9 - 12/7/81
Page 4
Planning Department
A. Planting and irrigation plans shall be submitted with building plans for
review and approval.
B. Payment of Parkland dedication fees for units which are in excess of
existing units.
C. Permits must be obtained for all signage to include construction signs,
for sale signs and tract identification signs.
MAC/mi
Development Review Summary
Building:
Front Setback
Side Setback
Rear Setback
Gross Sq, Ft,
Net Floor Sq. Ft,
Height
Number of Stories
Materials/Colors
Lot Size
Lot Coverage
Parking:
Number of Spaces
Ratio (space/cq. f~.)
% Compact Spaces
Type
Uses:
District Requirement
Proposed
No, of Public Notifications:
(Owners) ~C>
* no standard
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