HomeMy WebLinkAboutPH 1 USE PERMIT 81-26 09-08-81OATE:
September 8, 1981
PUBLIC HEARING NO. 1
Inter-Corn
FROM:
SUBJECT:
Honorable Chairman and Planning Agency
Community Development Department
Use Permit 81-26
Location: 1082, 1092 and 1102 San Juan Street (R-3-2000 District).
Applicant: Mark P. Ainslie
Request:
Authorization to develop 17 residential townhouses
pursuant to Planned Development District regulations.
Recommended Action
Approval of Use Permit No. 81-26 by the adoption of Resolution
No. 1998 substantially as drafted.
Background
This area of San Juan Street is one of the older developed
sections of Tustin. Until recently (August 1978) the site had
been part of a county island adjacent to Newport Avenue. In
recent years there has been redevelopment interest with the
constructing of two small apartment complexes on San Juan
Street and on Bonita Street and the development of two office
complexes at the corner of San Juan Street and Newport Avenue.
Discussion
The proposed site encompasses four 50' wide lots which front on San
Juan Street and abut a public alley at the rear. The project area
equals 36,076 sq. ft. and with 17 units the density will work out
to one unit per 2122 square feet.
Parking is provided by 26 covered spaces located below the units
and 8 open spaces off of the rear alley.
Nine of the townhouses front upon San Juan Street with a 20' wide
break in the building elevation for emergency access. The
driveways between the structures are covered by first floor patios
for each unit. Additional open recreational uses include a jacuzzi
in the rear yard with an accompanying shade structure.
Use Permit 81-26
September 8, 1981
Page Two
Staff has reviewed the project and many of the comments are
contained as conditions of approval in the accompanying
resolution. One item of concern is the location of the residential
structures to the west. The house is located at the property
line. The Planned Development DistriCt Standards require a 6'-0"
fence along the interior property line. It is recommended that the
Planning Agency delete this requirement in those areas adjacent to
the neighboring house.
The Fire Marshal's Office has recommended the inclusion of a
residential fire sprinkler system and one on-site fire hydrant.
Findings
1. The site plan conforms to the open space requirements of the
district as follows:
Land area = 36,076
17 units = 12267.6 sq.ft.
Parking = 4641.0
Shade Struct. & Trellis = 760
17668.6 = 48,g8% coverage
Not counted against the coverage is 2344 sq. ft. of driveway
covered by private wood deck patios (uncovered, open space)
The parking accommodations satisfy the minimum requirements at
two spaces per unit with over half of the spaces being
covered.
3. The unit density does not exceed the R-3-2000 maximum.
e
The project will consolidate 4 narrow non-conforming lots into
one unified development.
Conclusions
The development will satisfy the intent of the Planned
Development District without need to vary with development
standards.
The rear patio areas above the lower parking level will be
private useable open space and will satisfy the intent of the
open space requirements. Previous Planning Agency approvals
for such a concept included Tustin Commons off First Street
and Windsor Gardens on 1651 Mitchell Avenue.
Use Per-mit 81-26
September 8, 198!
Page Three
The project is in conformance with the Housing Element of the
Tustin Area General Plan by the replacement of substandard,
non-conforming housing structures with new buildings and by
the consolidation of substandard land parcels to provide
amenities of common open space by cluster development.
AGW/dat
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RESOLUTION NO. 1998
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A RESOLUTION OF THE PLANNING AGENCY OF THE
CITY OF TUSTIN, AUTHORIZING DEVELOPMENT OF
A 17 UNIT TOWNHOUSE PROJECT AT 1082, 1092,
1102 SAN JUAN STREET.
5 The Planning Agency of the City of Tustin does hereby resolve as
follows:
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I. The Planning Agency finds and determines as follows:
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A. That a proper application, Use Permit No.81-26, has
been filed on behalf of Mark D. Ainslie to request
authorization to construct 17 townhouses at 1082, 1092,
1102 San Juan pursuant to Planned Development District
regulations.
B. That a public hearing was duly called, noticed and
held on said application.
C. 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:
1. The use is in conformance with the land use and
housing elements of the Tustin Area General Plan.
2. The development is in conformance with the provisions
of the Planned Development District.
D. That the establishment, maintenance, and operation
of the use applied for will not be injurious or detri-
mental to the property and improvements in the neighbor-
hood of the subject property, nor to the general welfare
of the City of Tustin, and should be granted.
E. Proposed development shall be in accordance with the
development policies adopted by the City Council, Uni-
form Building Codes as administered by the Building
Official, Rre Code as administered by the Orange County
Fire Marshal and street improvement requirements as
administered by the City Engineer.
F. That an initial environmental study has been
submitted and a negative declaration of environmental
impact is hereby approved.
IGe Final development plans shall require the review and
approval of the Community Development Department.
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Resolution No. 1998
September 8, 1981
Page Two
II.
The Planning Agency hereby adopts Use Permit No. 81-26, to
authorize construction of 17 townhouses at 1082, 1092 and
1102 San Juan Street subject to the following conditions:
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C.
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J.
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 to 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: curbs and gutters, sidewalks, drive
apron, street pavement, street trees and street lights.
This development will require the filing of a tentative
and final tract map for condominium purposes and require
submission of CC&R's to the City Attorney's office for
review and approval.
That provisions for an individual sewer and domestic
water service to each dwelling unit and all pertinent
easements for same shall be required.
The payment of Orange County Sanitation District No. 7
connection fees in the amount of $250 per dwelling unit
is required.
The payment of East Orange County Water District fees in
the amount of $500/dwelling unit is required.
That a final grading plan shall be submitted for review
and approval.
That one (1) on site fire hydrant shall be provided to
specification determined by the Orange County Fire
Marshal's office.
That residential fire sprinkler shall be provided for
each unit.
That an all-weather emergency roadway, 20' wide, 13'-6"
clear, capable of supporting 54 tons shall be provided
from the San Juan Street frontage to the rear alley. The
turning radius at the alley drive entrance shall be 34'.
That the perimeter fence, as required by the district
regulations, shall not be constructed adjacent to the
neighboring residential structures to the west.
1 Resolution No. 1998
September 8, 1981
2 Page Three
That the rear patio areas above the parking area shall
remain as open space with no roof or trellis coverings.
PASSED AND ADOPTED at a regular meeting of the Tustin Planning
Agency, held on the 8th day of September, 1981.
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12 Mary Ann Chamberlain
Recording Secretary
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James B. Sharp
Chairman