Loading...
HomeMy WebLinkAboutPH VARIANCE 81-8 10-05-81DATE: September 30, 1981 :50 PUBLIC HEARING Inter-Corn TO: FROH: SUBJECT: Honorable Chairman and Planning Agency Members Community Development Department Variance No. 81-8 Location: 14882-14942 Newport Avenue, R3(1750) District Applicant: Cal State Associates CCLV "A" REQUEST: Authorization to convert the 296 unit apartment complex at 14882-14942 Newport Avenue into residential condominiums, and to vary with the open space require- ments set forth in the Planned Development District Regulations. RECOMMENDED ACTION: Due to the complexity of this proposal, it is recommended that the Planning Agency review and approve the zoning code considerations of the site and continue the review of the building code items until the October 19, 1981 meeting. BACKGROUND: The Californian Apartments were developed in November of 1969 as authorized by the now defunct Architectural Review Committee. Since its inception, the complex has gone through a number of owners and an apparent lack of adequate maintenance. The City Council and staff in recent years have received numerous complaints regarding problems with the water and heating systems, and the roofs and stairwells. The City Planning and Building staff have been working exten- sively with contractors representing the owners since October of 1980 on a case by case basis to ensure compliance with building codes. The latest permit applied for (September 29, 1981) was for roof repair of one structure. DISCUSSION: Due to the extensive building problems, the question of conversion to condo- miniums for this project must be divided into two distinct aspects. In addition to the zoning and site design consideration normally reviewed, the City should seriously look into the adequacy of the structures and their components for condominium ownership and management. To ease the hearing process, staff is recommending that these two aspects, zoning and building, be reviewed separately due to the scope of the project. The report for this meeting will center around the zoning requirements of the Planned Development District (PD). It is recommended that the next meeting deal solely with the building concerns. By that time, staff should have completed an analysis from the City's Building consultant regarding code problems with the structures. SITE AND DESIGN REVIEW: In order to comply with the provisions of the PD District, the architect has proposed the following modifications to the 296 unit complex: The construction of two 22g space parking structures (one along each interior side property line). The total of 598 spaces satisfies minimum requirements. A parking space allotment plan has been sub- mitted. The longest distance from any one unit to a reserved space is 120 yards. e A portion of the rear property line abuts the City-owned tennis courts along School Lane. The applicant is therefore requesting authorization to develop the 45% open space as allowed in the PD District. 3. In order to attain the 45% open space, the applicant is requesting the following: a) The inclusion of 14,890 square feet of developed open space leased from the Tustin School District into the project's net land area. This should be accomplished by subdivision with a 35 year lease agreement. b) The allowance of approximately 5300 square feet of first and second floor covered patios in the open space allotment. The applicant is agreeable to removing the roof covering on all the second floor patios. Without these considerations the proposal would fall short of the open space requirements. The lease agreement land, which will require a parcel map, is about 6% of the open space area and the covered patios are approximately 2% of the open space. Emergency access through the project is to be provided with the aid of a combination walkway and turf block system along the rear quarter of the project. This emergency route would be open only for emergency purposes. The remainder of the time it will form a part of the landscaped open space. The parking structures must be designed to a minimum clearance of 13'-6" to allow for fire vehicles and the roadway should satify all fire department require- ments. A tentative and final map will be required to be filed for a condominium conversion. All future buyers of these units will require notification that Newport Avenue may be extended southerly to connect with Edinger St. Notification of same by the developer should be a condition of approval of both this variance/use permit and the tract map. The extension of Newport Avenue could have an impact on some of the future buyers/residents of this development, especially those units adjacent to and near Newport Avenue. Most of the public improvements have been constructed with the previous apart- ment development. However, any missing or damaged improvements adjacent to this development will require replacement. There is an approximate I 1/2:1 slope at the back edge of sidewalk sloping down to the on site development. Either this slope should be regraded to provide a one foot wide level area at the back of sidewalk or a fence/wall should be installed to prevent pedestrians from falling down the slope. An on site trash collection program needs to be clarified and reviewed by the refuse hauler (SCA). Interior pickups to one or two central stations for collection has been discussed. The parking structures should be modified for hammer head turn around capacity and the ramp design should be studied for adequate width and motorist visibility. FINDINGS AND CONCLUSIONS: 1. The useable on site open space will increase by the consolidation of parking and the addition of the lease land. The on site noise level generated by the railroad should be reduced by the incorporation of a sound attenuation wall in the south parking structure. 3. The vacant school district property will be improved by the incor- poration of passive open space activities. The development will satisfy the intent of the PO District regula- tions. BUILDING REVIEW: As suggested earlier in this report, it is recommended that the Agency tenta- tively approve the site plan proposal. Then it would be appropriate for the Agency to take further testimony regarding Building Code items. Staff under- stands that a great many of the concerns by the tenants will revolve around these items. From this testimony and input from the Building Consultant, staff will prepare an in-depth study for the next meeting. Specific subjects which will be discussed in that report include: 1. Roof leakage 2. Heating problems 3. Water problems 4. Structural concerns with the stairways 5. Tenant purchase and relocation plans 6. Phased construction program AGW/llh NVIIII~IllVO NYINilO,:I I'iYO 3HL NVI NIlO:l I"IVO JILL -b