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HomeMy WebLinkAboutNB 1a SO CENT RDA PREL 11-16-81DATE: FROH: SUBJECT: November 16, 1981 NEW BUSINESS NO. 1 Inter-Corn Honorable Chairman and Planning Agency Members R. Kenneth Fleagle Preliminary Plan, South/Central Redevelopment Project RECOMMENDED ACTION: Adopton of Resolution No. 2007, transmitting a Preliminary Plan for the South/Central Redevelopment Project to the Redevelopment Agency. BACKGROUND: The City Council by Resolution No. 81-106 designated the City of Tustin incorporated limits as a survey area for redevelopment purposes. It is the responsibility of the Planning Agency to select project areas and prepare preliminary plans. The Redevelopment Agency has the responsibility of transmitting the preliminary plan to the county assessor and to prepare a redevelopment plan for public hearing. DISCUSSION: The subject areas are included as two project areas within one redevelopment project. This is for the purpose of reducing administrative costs in preparing plans, advertising, and conducting hearings. There is also a commonality of problems within the areas with no major revenue generators. This project has no direct impact upon the Town Center Project area although revenues from the Town Center area may be expended within this project area for housing or other programs of direct benefit to the Town Center Project. The South/Central Redevelopment Project also requires that 20% of the revenue generated within the area be set aside for housing assistance to moderate and low-income families. RKF/mac PRELIMINARY PLAN SOUTH/CENTRAL REDEVELOPMENT PROJECT Pursuant to City Council Resolution No. 81-106 and Division 24, Part 1, Chapter 4, Article 3 of the California Health and Safety Code, the following constitutes a Preliminary Plan for the South/Central Redevelopment Project: I. SOUTH AREA "A" PROJECT A. SOUTH AREA "A" PROJECT BOUNDARIES Subject area is bounded on the north by the Santa Aha Freeway and the boundaries of the Town Center Project area. The easterly boundary follows the easterly right of way of Newport Avenue southerly to a point + 700' northerly of the terminus of Newport Avenue, thence south and easterly to Red Hill Avenue, thence southerly to the southerly side of Edinger, thence westerly to the City of Tustin boundary along Route 55 Freeway, thence northerly along the Route 55 right of way to the I-5 freeway, and thence easterly to the point of beginning. The project area is depicted by the map shown by Exhibit 1. B. CHARACTERISTICS OF THE AREA 1. Land Uses The dominant land use of the area is multi-family residential. The Newport Avenue frontage between the Santa Ana Freeway and Sycamore consists of strip comercial and multi-family residential. The southerly terminus of the area is zoned industrial. Evidence of blight are most evident at the northerly project limits where the land is under utilized with substandard single family units of less value than the land they occupy. Present within the area is a mobile home park and mixed residential land uses comprised of single-family dwellings, apartments, and condominiums. There are a few vacant parcels within the area but the general characteristic of the area is that of substandard dwellings and under-utilizatiion of the land. Street System Newport Avenue, the prominent street within the project area, is developed to primary arterial standards between the I-5 Freeway and Sycamore. It is developed to secondary standards from Sycamore southerly to its dead-end at the flood control channel. Edinger is a major arterial developed to primary arterial standards. Local streets within the project area, such as "B" Street, are not improved with curb, gutter, sidewalk, street lights, and other public improvements. A portion of "B" Street is not a dedicated right of way and public use is by prescriptive easement. Nisson Road and other local streets within the project area have not been improved to city standards and drainage facilities are inadequate. Dead-end streets exist without turnarounds or hammerheads for public convenience or emergency and service vehicle access. 3. Population Densities and Building Intensities Lots within this area range from 4 acre parcels having mobile homes and multi-family structures to small individual lots 46 x 109 feet. An interior area, northerly of McFadden with access to Myrtle Avenue, is zoned and developed with 86 single-family residences on standard sized lots accommodating 300 inhabitants. However, it was within this area where a single-family residence was discovered to have been illegally converted to a rooming house for 15 guests. The area is contained within Census Tract #755.03 and accommodates a population of + 7500 persons. With the exception of the single-family residential area, which is developed at 4 d.u. per acre, the average dwelling unit density is 20 units per acre with a preponderance of four-plexes. The area at the southerly terminus of Newport Avenue adjacent to the 55 Freeway is authorized a density of 35 d.u. per acre of which 35% of the units are reserved for low-moderate income housing. C. PROPOSED STANDARDS FOR REDEVELOPMENT The standards for redevelopment of the area are proposed as follows: 1. Street Standards Primary Highway - Std. Drawing No. 101-100' R/W, 70' pavement, 14' center median, 8' sidewalk each side, Type A-2 curb and gutter, street trees, street lights, and drainage catch basins. Secondary Highway - Std. Drawing No. 101-80' R/W, 64' pavement, 8' sidewalk each side, Type A-2 curb and gutter, street trees, street lights, and drainage catch basins. Local Streets - Std. Drawing No. 102, 60' R/W, 40' pavement, 10' parkway with 4' sidewalk, type D curb and gutter, street trees, street lights, bydrants, and drainage catch basins. 2. Off-Street Parking Residential parking accommodations shall be not less than two spaces per unit with guest parking accommodations required for multi-family structures. 3. Residential Density Multi-family redevelopment projects shall be authorized a density of up to 21 d.u. per acre. 4. Zoning Classification The area is presently zoned in accordance with proposed redevelopments to include R-2, R-3, R-4, PD, MHP, C-1, C-2, and M. D. ACHIEVEMENT OF PLAN OBJECTIVES Redevelopment of the subject area would provide the following benefits: 1. Improve traffic circulation by providing alternatives to existing arterials that have a demand exceeding their capacity., 2. Enhance safety by the construction of sidewalks, street lighting, and fire hydrants. 3. Enhance health, safety and welfare by the redevelopment of substandard structures. 4. Enhance appearance by the construction of curbs, gutters and parkways with the planting of street trees. ImproVe health and safety of residents in the area by providing a drainage system and the installation of water lines, fire hydrants, and sanitary sewers. 6. Provide community and residential amenities by providing off-street parking accommodations. 7. The prevention and elimination of blight through public and private improvements. 8. The potential for increasing safety, utilization, and aesthetics of flood control channel. 9. The accommodation of housing needs for low-income families. E. CONFORMANCE WITH GENERAL PLAN The subject area and redevelopment proposals are in conformance with all elements of the general plan. Proposed multi-family redevelopment area projects are designated as such by the Land Use Element. Commercial and industrial areas are designated by the Lane Use Element and the zoning of the area is consistent with the General Plan. F. IMPACT UPON RESIDENTS AND SURROUNDING NEIGHBORHOOD There will be an immediate and short term hegative impact upon those tenants of substandard housing units requiring demolition and reconstruction. The long range impact upon tenants will be positive in that additional housing units will be made available for low and moderate income families. Of significant benefit is the contribution of 20% of tax increment revenues from the project area to assist in providing low and moderate income housing accommodations. A positive impact will accrue to residents of the area as a result of the public improvements. Health, safety, and welfare will be enhanced by the construction of street improvements, sidewalks, drainage facilities and street lights. Property values will be enhanced and the aesthetics of the neighborhood will be significantly improved. The potential exists for improved traffic circulation, not only for th proejct ~rea but also for the town center area by the extension of Newport Avenue and its connection with Edinger. Beneficiaries of the project include in addition to the residents and commercial activities within the project area, the entire community in the improved access to the city and the provision of safe and decent housing accommodations for low and moderate income housing. II. A. CENTRAL AREA "B" PROJECT PROJECT BOUNDARIES Subject area is bounded by the easterly limits of the Town Center Redevelopment Area southerly of Main Street. Starting at the intersection of Orange and Bonita Streets, proceeding westerly on Bonita to Newport Avenue, thence northerly along Newport Avenue and the Town Center Area boundary to Main Street, thence easterly along Main Street and the Town Center Area bounda~ a distance of + 500' easterly of the Main/Bryan intersection, thence southerly on a line conterminous with the easterly property line of Lambert School to San Juan, thence westerly on San Juan to Orange, and thence southerly on Orange to the point of beginning. The project area is depicted by the map shown by Exhibit 2. B. CHARACTERISTICS OF THE AREA 1. Land Uses The dominant feature of the area is Lambert Elementa~ School which is presently underutilized as an auxiliary facility for Tustin High. The Newport Avenue area is zoned commercial with R1, R2, and R3 zoning for the interior lot areas. The frontage of Newport Avenue is developed with a gas station and nursery school. Interior properties are developed with single-family residences, multi-family units and lots with more than one residential structure. The housing is in a varied state of repair and vintage. Some of the multi-family units are in full compliance with applicable cod~s. The majority of the units are of 1940 and earlier construction with blighted characteristics, including the absence of sewer connections. 2. Street System Streets within the interior of the project area have not been improved to city standards. San Juan Street lacks continuous curb gutter and sidewalks on both sides of the street, although there are segments of newly improved properties that have made necessary public right of way improvements. Orange Street is improved with curb, gutter, and sidewalk on the easterly side and on the westerly side southerly of Bonita Street. The remainder of the street lacks any street improvements and front yard areas and parkway areas are used for perpendicular parking of vehicles. Bonita Street is improved on the southerly side, (which is not in the project area), but lacks improvements on the northerly side of the street. Walnut Street represents the area of greatest need with a complete absence of public right of way improvements. In addition to the lack of street improvements, alleys between Orange and Newport are in a deteriorating state. Streets are in a grid pattern with 60' of dedicated right of way with 20' alleys. Right of way dedication is required only for corner cut-offs for night visability. 3. Population Densities and Building Intensities The area southerly of San Juan consists of substandard lots with 50' frontage and 180' depth. Several lot divisions have created parcels as small as 2250 sq. ft., occupied by single-family structures. There is an estimated population of 200 inhabitants within this two block area representing 19-25 persons per acre density. As an example, the 1000 block of Walnut Street contains 22 lots 50 x 180 (9,000 sq. ft.) developed with 43 dwelling units and 26 structures. A mixture of housing styles within the area includes. single-family dwellings, duplexes, two separate units on a lot, triplexes, fourplex and six-unit apartment. Approximately 1/3 of the housing units are in need of repair or are an underutilization of the land. The area northerly of San Juan is comprised mostly of multi-family apartments. In Addition, a 1.7 acre parcel accommodates a single-family residence that has been proposed for redevelopment. C. PROPOSED STANDARD FOR REDEVELOPMENT 1. Local Street Standards: Std. Drawing No. 102 - 60' right of way, 40' pavement, 10' parkway with 4' sidewalk, type D curb and gutter, and street trees. 2. Off-Street Parking: Two spaces per unit, one of which to be covered. 3. Residential Density: 21 d.u. per acre. 4. Zoning Classification: Residential - R-3 (2000), R-2 and R-4 Commercial - CG and C-1 D. ACHIEVEMENT OF PLAN OBJECTIVES Redevelopment of the subject area would provide the following benefits: 1. Enhance safety by the construction of sidewalks and installation of street lighting. 2. Enhance appearance by the construction of curbs, gutters and parkways with the planting of street trees. 3. Improve health and safety by providing a drainage system. 4. Enhance health, safety and welfare by the redevelopment of substandard structures. 5. Provide community and residential amenities by providing off-street parking accommodations. 6. The prevention and elimination of blight through public and private improvements. 7. The accommodation of housing needs for low-income families. E. CONFORMANCE WITH GENERAL PLAN Subject area was classified as single-family residential, multi-family and commercial on the Land Use Element of the General Plan in 1973. Following annexation of the County islands to the City of Tustin, General Plan Amendments in 1977 reflected the current dominant uses of multi-family residential with commercial frontage on Newport Avenue. The existing developments of a gas station and nursery school on the Newport frontage southerly of Main Street justify additional general plan amendments to bring the zoning into conformance with the General Plan. F. IMPACT UPON RESIDENTS AND SURROUNDING NEIGHBORHOOD There are 50 lots between Bonita Street and San Juan of which half are owned by absentee owners and are rental properties. In those instances where condemnation is required for redevelopment, tenants will be displaced. The cost of tenant relocation is a responsibility of the redevelopment agency. By staged construction, new housing accommodations could be provided for low income families within the project. Existing residents of the area would have priority for housing accommodations within the project area thereby reducing the impact of relocation. There would be no impact upon the surrounding neighborhood except for a general upgrading of the property values and aesthetics of the neighborhood. ANDREWS ST 1 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 RESOLUTION NO. 2007 A RESOLUTION OF THE PLANNING AGENCY OF THE CITY OF TUSTIN RECOMMENDING TO THE REDEVELOPMENT AGENCY THE ADOPTION OF A PRELIMINARY PLAN FOR THE SOUTH/CENTRAL REDEVELOPMENT PROJECT WHEREAS, the City Council by Resolution No. 81-106, adopted on September 8, 1981, created a survey area consisting of the incorporated limits of the City of Tustin; and WHEREAS, the Planning Agency has determined that there are pockets of blight within the city requiring redevelopment in the interest of the health, safety, and general welfare of the residents of the community; and WHEREAS, the subject areas constitute a serious physical, social and economic burden on the community which cannot reasonably be expected to be reversed or alleviated by private enterprise acting alone; and WHEREAS, the Planning Agency has prepared a preliminary plan for the South/Central Redevelopment Project area consisting of areas "A" and "B", pursuant to Section 33322 of the California Health and Safety Code; and WHEREAS, the subject proposal is an independent project apart from and not an amendment to the Town Center Project Area; NOW, THEREFORE BE IT RESOLVED by the Planning Agency of the City of Tustin that a Preliminary Plan for the South/Central Redevelopment Project Area is hereby submitted to the City of Tustin Redevelopment Agency for adoption and implementation. PASSED AND ADOPTED at a regular meeting of the Tustin' Planning Agency, held on the day of 1981. CHAIRMAN OF THE PLANNING AGENCY PLANNING AGENCY RECORDING SECRETARY 28