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Home My WebLink AboutRED HILL SPECIFIC PLAN PRESENTATION - 10.16.18City Council Public Hearing October 16, 2018 1 Tonight’s Presentation •Introduction •Specific Plan Overview •Overview of Program Environmental Impact Report •Discussion of Public Notification Input/Correspondence •Planning Commission Recommendation 2 Specific Plan Overview 3 Overview: •In 2016, the City Council directed staff to prepare a Specific Plan to: •Introduce mixed-use development into the commercial corridor •Promote pedestrian-oriented commercial development •Improve the aesthetics of the area through the introduction of landscaped medians and consistent streetscape •Provide a guidance document for new development in the corridor •The Specific Plan is not a development project 4 Red Hill Avenue Specific Plan Area •Specific Plan area spans approximately 52 acres •Acreage includes 16 acres of right-of-way and properties immediately adjacent to the Red Hill Avenue and El Camino Real right- of-way 5 Specific Plan Boundary 6 Community Workshops 7 •Approximately 90 participants •Project kick-off & introduction •Interactive group exercises & “Vision Statements” developed •Concern about including the residential areas north of San Juan Street in the Specific Plan Workshop #1: July 21, 2016 Workshop #2: December 1, 2016 •Approx. 45 participants •Project boundary further defined •Vision statements refined Workshop #3: February 20, 2018 •Approx. 31 participants •Joint Planning Commission/City Council workshop •Presentation of Final Draft Specific Plan Specific Plan Vision •Specific Plan Vision •Sense of Place •Compatible Land Uses in an Integrated Mixed-Use Environment •High-Quality Architecture •High-Quality Businesses •Public Streetscape •Existing Character •Mostly older commercial development •No cohesive theme or character •No streetscape •Little and/or no reinvestment in area 8 Specific Plan Vision –North & South 9 Conceptual Illustrations Components of the Specific Plan The Final Draft Specific Plan addresses: •Permitted land uses and development standards •Access, circulation, and parking •Infrastructure facilities •Design standards and guidelines •Streetscape and wayfinding concepts •Implementation strategies 10 Land Use Program Commercial/Office •Allowed uses •Dominant pattern Mixed Use •Horizontal or Vertical •Up to 500 new residential units •Up to an additional 325,000 sf commercial •Residential units subject to City approval 11 How Standards Compare with TCC Existing (TCC)Proposed (RHASP) Bldg. Setbacks No setbacks, 10 feet when abutting “R” district –all commercial zones No setbacks, except 10 feet when abutting residential on side or rear -commercial No front/street side setbacks w/pedestrian accessible amenities & 10 feet side and rear when abutting residential –mixed use Bldg. Height 35 feet (C-1 & CG) 50 feet (C-2)(C-3) 50 feet –stand-alone commercial 4 stories & 50 feet –mixed use Parking Commercial parking req. No mixed use parking req. Commercial parking per TCC (for either commercial/mixed use or stand-alone) 2.25 spaces p/unit + commercial –mixed use Open Space None –commercial zones None –stand-alone commercial 100 SF/unit (private) –mixed use 200 SF/unit (common) –mixed use Landscaping 5% min.w/in parking lots – all commercial zones Comply with TCC Red Hill Avenue Specific Plan Compliance •When would compliance with Plan be required? •Land uses intensify to a different land use classification (i.e. from retail to assembly, daycare, medical, restaurant, etc. or any other parking/traffic intensification) •Extension is made to occupy a greater land area or new structure •New development project •Consistent with current Tustin City Code (TCC) 13 Discretionary Review Residential Allocation Reservation (RAR) Review Process Required •Establishes procedures for the review and allocation of new residential units within a mixed-use development •City controls allocation of units •Specific findings and criteria are required •Same process as for the Downtown Commercial Core Specific Plan 14 Design Criteria Section Highlights •Provides design direction for new development/remodels •Enhances character of the private property within Specific Plan area •Identifies required and encouraged elements Design Principles 1.Provide for High Quality Development 2.Promote a Sense of Place within the Specific Plan area 3.Provide Development that is Human Scale 4.Create Linkages between the Specific Plan area and Surrounding Neighborhoods 5.Create Cohesive Thematic Elements 15 Architecture Recommended Styles •Spanish/ Mediterranean •Modern Craftsman •Farmhouse/ Agricultural Projects should draw inspiration from these styles but are not limited to them 16 Design Criteria Other topics •Building Mass & Scale •Building Frontage •Materials & Colors •Site Planning & Compatibility •Parking Structures •Open Space •Relationship to the Public Realm •Public Art 17 Infrastructure: Streets •Added Bike Lanes •Added Landscaped Medians and Streetscape •Potential traffic signal only if warranted in the future 18 Public Improvements: Streetscape 19 Flexible Amenity Area 20 Infrastructure: Utilities •Water & Drainage systems have no identified capacity issues •Infrastructure will be provided concurrent with individual developments •All utilities will be underground 21 Gateway 22 Conceptual Illustration Overview of Program Environmental Impact Report 23 Program Environmental Impact Report •April 2017: City issued a Notice of Preparation (NOP)& held a Scoping Meeting •February 2018: City issued a Notice of Availability •March 2018: 45-day public review period closes Draft Program EIR evaluated: •500 additional dwelling units (21 du + 500 du = 521 du) •325,000 additional square feet (sf) non-residential uses (296,446 sf + 325,000 sf = 621,446 sf) •Streetscape improvements where feasible: on-street bike lanes, landscaped medians, reduced lane widths 24 Program EIR: Areas of Analysis •Aesthetics and Visual Resources •Air Quality •Cultural Resources and Tribal Cultural Resources •Geology and Soils •Greenhouse Gas Emissions •Hazards and Hazardous Materials •Hydrology and Water Quality •Land Use and Planning •Noise and Vibration •Population and Housing •Public Services •Recreation •Traffic and Transportation •Utilities and Service Systems, including Energy 25 Program EIR: Findings Less than Significant Impacts •Aesthetics and Visual Resources •Agriculture and Forestry Resources •Geology and Soils •Population and Housing •Public Services 26 Program EIR: Findings (cont.) Less than Significant Impacts With Mitigation •Cultural Resources and Tribal Cultural Resources •Hazards and Hazardous Materials •Hydrology and Water Quality •Noise •Recreation •Utilities and Service Systems: storm drain infrastructure Significant Unavoidable Impacts •Air Quality: Construction, Operations, Cumulative •Greenhouse Gas Emissions •Transportation and Traffic: Red Hill at I-5 Southbound ramps 27 Public Notification/Input/Correspondence 28 Public Outreach: EIR/Specific Plan/Public Hearings •Notices (approx. 3,161 notices were sent to property owners and occupants within and 500- foot radius surrounding the Specific Plan area) •Interested Party List notified •Business Industry Association (BIA) outreach •Stakeholders notified •City website notices and documents posted •Facebook and Nextdoor outreach •14 notices posted along Red Hill Avenue roadway within project area 29 •August 14, 2018: Planning Commission public hearing •Public comments received •Public Hearing Continued to 9/25/18 •Summary of Comments & Concerns •Matrix prepared to summarize comments •#1 Concern -Traffic (26) •#2 Concern –Parking (19) •#3 Concern –Density (7) •Water Use (5) •Affordable Housing •No new housing •Loss of Nisson grove to development •Development needs Specific Plan Public Input 30 Specific Plan Status Update •September 25, 2018 continued Planning Commission public hearing: •Additional public input & concerns •Parking (the project will exacerbate existing parking problem) •Density (too many units are proposed) & the number of stories/overall height (four to five stories too high) •Traffic (additional units and new traffic light will further bottleneck Red Hill Avenue) •Caltrans I-5 Widening •Requirement to comply with RHASP & rebuild as a non - conforming use or structure •PC Recommendation: Adoption of Resolution Nos. 4367, 4368 and 4369 for RHASP with several amendments 31 Public Input –Commercial Stakeholders Concerns & Responses 32 33 Stakeholders Concerns & Responses Continued Planning Commission Recommendation 34 RHASP Amendments •Revise the maximum number of stories/height from five (5) to four (4) stories for mixed use & maximum building height of fifty (50) feet for mixed use projects. •Require as standard, a parking management plan within the Specific Plan. •Specific Plan should include equitable distribution of units within the Specific Plan area. •Additional recommendations: •Traffic & circulation impacts (Red Hill Ave. & Interstate 5 fwy) •Parkland Fees –be a priority and fees focused within RHASP area and methodology for fee calculation consistent with TCC •Issues related to non-conforming uses/buildings/sites •Additional on-site parking •Errata revised –Attachment J 35 Recommendation That the City Council adopt Resolution No. 18-73 and Resolution No. 18-74: 1)Certify the Final Program Environmental Impact Report; 2)Approve General Plan Amendment (GPA 2017- 00001) including text amendments to certain exhibits/maps for the RHASP; and 3)Adopt Ordinance 1498 approving Zone Change (ZC 2017-00001) and adoption of the Red Hill Avenue Specific Plan district regulations. 36 37