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HomeMy WebLinkAboutPH 1 SPECIFIC PLAN 6 05-04-81DATE: May 4, 1981 PUBLIC HEARING NO. 1 Inter-Corn -- TO: FROM: SUBJECT: Honorable Chairman and Planning Agency Members Community Development Department Specific Plan No. 6 BACKGROUND AND DISCUSSION An action initiated by the Planning Agency for the adoption of a specific plan for residential uses in the area located on the easterly side of Holt Avenue, westerly of the E1Modena Flood Control Channel, southerly of Warren Avenue and northerly of the North Tustin Channel. The subject area is currently divided into eight lots, which are under several different ownerships. The five lots north of the North Tustin Channel were recently annexed to the City, with a PD-3000 zone. The remaining three lots are under the jurisdiction of the County of Orange, with a E-4 zone. The existing land uses in the area are either vacant lots or older single-family homes on large lots. A Specific Plan can in an exact matter: regulate the height, bulk, building density, lot size, and permissible types of construction, program the extent and location of proposed street and roads, plus all utilities serving the project,and develop an open space plan which is consistent with the Open Space Element of the General Plan. The development of a specific plan is applicable due to several aspects. Ae Holt Avenue is a designated secondary highway and no longer a neighborhood street. Limiting access points onto Holt Avenue would be in the interest of traffic safety. Be The subject area has several owners. A specific plan can incorporate a common circulation system, architectural style and type of building, resulting in a more uniform neighborhood development. C. Enhance Holt Avenue by developing a landscape edge treatment along the street frontage. D. Develop a building type which is consistant with the land Use Element of the General Plan and goals of the community. Specific Plan No. 6 May 4, 1981 Page Two As stated earlier, the three most northern lots are under the jurisdiction of the County of Orange. Upon their incorporation into the City of Tustin, a zone change and general plan amendment will be required to conform to the standards of the specific plan. Review of a proposed project in the specific plan area will be by use permit. Staff recommends that Specific Plan No. 6 be adopted, with the comments contained in the draft resolution as conditions of approval. A specific area of concern is: All projects within the specific plan area shall comply with the development standards, enacted by Resolution No. 81-52. These standards are outlined in Exhibit A. RECOMMENDATION Staff recommends to the Planning Agency that they recommend approval of Specific Plan No. 6 to the City Council, by the adoption of Resolution No. 1966. EK/dat 1 2 3 4 5 6 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 29 3O 31 The Planning fol 1 ovls: I. The A. RESOLUTION NO. 1966 A RESOLUTION OF THE PLANNING AGENCY OF THE CITY OF TUSTIN, RECOMMENDING TO THE CITY COUNCIL, THAT SPECIFIC PLAN NO. 6 BE ADOPTED Agency for the City of Tustin, does hereby resolve as II. Planning Agency finds and determines that: An application was initiated by the Planning Agency of the City of Tustin to adopt a Specific Plan for residential uses bounded by Warren Avenue to the north, Holt Avenue to the west, the E1Modena Channel to the east, and the North Tustin Channel to the south. That a public hearing was duly called, noticed and held on said application. That establishment of a specific plan would be in the interest of the public health, safety, and general welfare for persons residing or working in the neighborhood, evidenced by the following findings: 1. Development of a neighborhood by incorporating common design and circulation elements. 2. Limit access points onto Holt Avenue to improve traffic safety. 3. Uniformly plan an area that is in transition in accordance with the General Plan for the City of Tustin. That a Negative Declaration was prepared in compliance with the requirements of the California Environmental Quality Act. The Planning Agency does hereby recommend to the City Council that Specific Plan No. 6 be adopted, subject to the following conditions: All projects within the project area shall comply with the specific plan regulations, as enacted by Resolution No. 81-52. That each project will require the establishment of a Home Owner's Association for all the maintenance of all common areas and the submission of CC&R's to the City Attorney for review and approval. 32 § 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 29 3O 31' 32 Kesol ution 1966 May 4, 1981 Page Two C. All utilities serving any projects shall be undergrounded within the exterior boundary lines of the property. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Agency, held on the 4th day of May, 1981. i~-m-~s B. Sharp Chairman Mary Ann Chamberlain Recording Secretary EXHIBIT A SPECIFIC PLAN NO. 6 HOLT AND WARREN SECTION TABLE OF CONTENTS I. Objectives II. Statistical Data III. Notes IV. Definitions V. General Development Standards A. Permitted Uses and Architectural Criteria B. Site Requirements C. Setbacks D. Building Heights E. Landscaping F. Parking Requirements G. Fences and Walls H. Storages and Refuse Collection Areas I. Circulation Criteria I. OBJECTIVES A. Preserve and protect the public health, safety, and general welfare of the area by encouraging the orderly development of the subject property. B. Plan for a consistent neighborhood development which conforms with the General Plan for the City of Tustin and goals of the community. C. Develop standards that will be uniformly applied to all lots within the specific plan area, regardless of ownership. II. STATISTICAL DATA The specific plan area is bounded by Warren Avenue to the north; the North Tustin Channel to the south, Holt Avenue to the west, and the E1Modena Channel to the east. The total acreage for the site is approximately five (5) acres. III. NOTES Within the specific plan area, the continued use of the land as a single family structure, as defined as a Residential Estate District (E-4), Tustin City Code Section 9222 la, thereto shall be permitted. 2. No building permits shall be allowed for any project which does not conform to the general development standards of this plan. Where conflicts between these general development standards and other zoning regulations exist, the provisions of the specific plan shall prevail. 4. Review of any proposed project shall be by Use Permit, as outlined in Tustin City Code Section 9291, 9293, 9294, 9296. Within the specific plan area, water services will be provided by Tustin' Water Works, sewerage facilities by the County Sanitation District No. 7, electrical services by Southern California Edison, and gas services by Southern California Gas. These service facilities are provided along Holt Avenue. Drainage plans shall be reviewed by the Building Official and conform to the requirements of the Orange County Flood Control District. 6. Excess public land may be incorporated into the project without necessity for plan amendment. Upon application for a use permit for development, CC&R's shall be submitted for review and approval that permit the incorporation of subsequent development projects within the plan area. IV. DEFINITIONS 1. Where applicable, definitions contained in Tustin City Code Section 9297 shall be utilized for these specific plan regulations. Townhouses: For the purposes of this specific plan, a townhouse shall be defined as a multiple family dwelling with a private attached garage and each dwelling unit shall be located on an individual lot of record and there shall be no more than one dwelling unit on any lot. 3. Open Space: Common open space and private open space. A. Private Open Space: Uncovered patio areas for the exclusive use of the owners or tenants of the dwelling. Common Open Space: Landscaping; lawn area, non-commercial outdoor recreational facilities incidental to the residential development, walkways, or necessary fire-fighting equipment and installations. Each dwelling unit shall be guaranteed right of use to commonly owned and maintained open space. Said common open space shall be designed so as to be useable and suitable for recreational purposes and/or as a visual amenity. V. GENERAL DEVELOPMENT STANDARDS A. Permitted Uses and Architectural Criteria This specific plan is for the development of residential uses, with the permissible type of building being a townhome dwelling as defined in Section IV, No. 2. 2. The minimum lot size per dwelling unit shall be 3,000 square feet. e Proposed projects are encouraged to utilize no more than two to three units per building, but in no case shall any development proposal have more than four dwelling units per building. 4. Exterior Design: A. Roofs - Dominant roof form should be a conventional gable with minimum use of shed or flat elements. Eaves should not be chipped. Roofing - A heavy textured dark material, such as wood shake, single or thick butt composition shingle. For purposes of this specific plan, red tile or light weight asphalt will not be allowed. Exterior Materials and Colors - A combination of horizontal wood siding with minimal use of plaster elements is encouraged. Earth tones will be used for the basic building exterior color. Buildings may be trimmed with contrasting paints and stains. Design Details - The following details are encouraged for incorporation into the building elevation. Doors and windows should be trimmed, with the use of multiple paned windows. Fascia and barge board should be emphasized as a design element. Fireplace chimneys should be sheared in horizontal siding and trimmed. B. Site Requirements 1. A minimum of 40% private and common open space shall be provided for each proposed project. C. Setbacks 1. Setback from Holt Avenue - 20 feet. 2. Setback from Warren Avenue - 15 feet. 3. Side Yard - Side yard setback shall be a minimum of five feet. 4. Rear Yard - Rear yard setback shall be a minimum of 15 feet, setback from the E1Modena Flood Control Channel and North Tustin Channel shall be a minimum of 15 feet. 5. Architectural features may project as follows: Roof overhang, subject to the approval of the Community Development Director may project six {6) feet into the twenty {20) feet setback area and three (3) feet into a fifteen {15) foot setback area. Building Heights Unless otherwise specified in this plan, all building heights shall not exceed two stories or 35 feet. E. Landscaping 1. General Statements. a. Landscaping shall consist of an effective combination of street trees, trees, ground cover, and shrubbery, provided with suitable irrigation. b. Any undeveloped areas will be maintained in a weed free condition. Ce Where feasible, preserving and maintaining existing mature trees will be a priority. 2. Holt Avenue Landscape Treatment A minimum five foot landscape setback from property lines to fences or walls shall be planted with trees, shrubs and ground cover. Fences shall be periodically off-set at a greater depth for aesthetic purposes. 3. Common Ownership Areas Such portions of the site shall be adequately landscaped with trees or ground cover to provide both visual amenity and variety. 4. Landscape Maintenance ae Property owners, individually and collectively through an association shall be responsible for the maintenance of private and common open space and landscaped areas. Lawn and ground covers are to be kept trimmed and/or moved regularly. All plantings in planting areas are to be kept free of weeds and debris. CJ All plantings are to be kept in a healthy and growing condition, Fertilization, cultivation, and tree pruning are to be a part of regular maintenance. Irrigation will be provided and adequately maintained to provide an effective system of irrigation for plantings and trees throughout all areas. ee Stakes, guys and ties on trees will be checked regularly for correct function. Ties will be adjusted to avoid creating abrasions or girdling to the stems. F. Parking Requirements Each dwelling unit shall provide a minimu~ of two parking spaces per unit, one of which shall be an enclosed attached garage. If a carport is utilized for the second space, it shall also be attached to the unit. If a minimum nineteen {19)foot drive apron is provided per unit, no additional guest parking is required. In lieu of the drive approach, one-half parking space per dwelling unit for guest parking shall be provided. 3. Parking Space Dimensions a. Enclosed spaces shall be a minimum of ten by twenty feet. b. Open spaces shall be a minimum of 9 x I9. G. Fences and Walls All fences facing Holt Avenue, Warren Avenue, and the North Tustin Channel shall match the materials and colors of the building exteriors. They shall be limited to enclosing the private patio area, and shall not exceed six (6) feet in height. 2. A solid masonry wall six feet eight inches (6'-8") in height shall be constructed along the E1 Modena Channel frontage. H. Storage and Refuse Collection Areas All outdoor storage areas and refuse collection areas shall be enclosed and visually screened so that materials stored within these areas shall not be visible from access streets and adjacent property. I. Circulation Criteria The number of access points to Holt Aveue shall be limited to two locations, with one additional access allowed to Warren Avenue, per Exhibit B. Precise locations for access points shall be approved by the City En§ineer. Circulation within the specific plan area shall be a private street with a minimum width of twenty-four 124) feet with a nineteen I19) feet drive approach, and twenty-seven (27) feet with a shorter drive approach, per Exhibit B. e Drive approaches shall be a minimum of five feet and a maximum of seven feet. To allow for parking in the drive approach, a minimum length of nineteen feet is required. 4. No on-site parking spaces shall be designed that will require a vehicle to back onto Holt Avenue or Warren Avenue. EXHIBIT B