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HomeMy WebLinkAboutPC RES 3950 RESOLUTION NO. 3950 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF TUSTIN APPROVE ZONE CHANGE 04-003 TO PERMIT THE DEVELOPMENT OF DETACHED CARRIAGE WAY SINGLE FAMILY DWELLING UNITS IN PLANNING AREA 4 AND 5 AND ESTABLISH RELATED DEVELOPMENT STANDARDS AND AMEND THE REQUIREMENT FOR A 10-ACRE MINIMUM DEVELOPMENT SITE FOR CONDOMINIUMS AND MULTIPLE FAMILY DWELLINGS IN PLANNING AREA 4 The Planning Commission of the City of Tustin does hereby resolve as follows: I. A. The Planning Commission finds and determines as follows: That Marble Mountain Partners LLC submitted a proper application for Specific Plan Amendment/Zone Change 04-003 to allow development of detached carriage way units within Planning Area 4 and 5 for the purpose of providing an alternative to the traditional single family detached product without compromising the density and development standards and to allow development of condominium projects on development sites that are less than ten (10) acres (senior housing -- for ownership tenure). B. That a public hearing was duly called, noticed, and held on said application on January 24, 2005, and continued to February 14, 2005, by the Planning Commission. C. That Zone Change 04-003 would apply to Planning Area 4 and Planning Area 5 of the MCAS Tustin Specific Plan within the City of Tustin. D. That the MCAS Tustin Specific Plan does not set forth standards for "carriage way units" and the standards for carriage way units are proposed as an alternative to the traditional single family detached product and is accessed from a rear alley instead of a street, which provides for a neo-traditional streetscape of residences with garages to the rear of the residences. These types of single family detached units should be permitted within Planning Areas 4 and 5 since the development standards would be identical to those for single family detached units, with the exception of the minimum rear yard setback, which would be reduced from ten (10) feet to seven (7) feet for living space and three (3) feet for garage space since access to the garage for these units would be located at the rear of the property. Resolution No. 3950 Page 2 E. F. That the MCAS Tustin Specific Plan sets forth a minimum development site size of ten (10) acres for condominiums and multiple family dwellings. However, it is appropriate to allow condominiums and multiple family developments to contain numerous lots or sites and be designated as a development unit on a tentative map with a minimum development unit size of eight (8) acres. A development unit, as defined by the MCAS Tustin Specific Plan, consists of all building sites, their private open space, common recreation and open space areas, and public and/or private streets serving the project. A minimum of eight (8) acres in a development unit would ensure that these types of products are located in developments of substantial size and will result in orderly, rather than fragmented, development. The proposed zone change supports and is consistent with the Tustin General Plan. The Land Use Element includes the City's goals and policies for the long-term growth, development, and revitalization of Tustin. Based on the summary of issues, needs, opportunities, and constraints described in the Tustin Land Use Element, ten goals are identified which include the following: 1. 2. Achieve balanced development. Ensure that compatible and complementary development occurs. Revitalize older commercial, industrial, and residential development. Improve city-wide urban design. Promote economic expansion and diversification. Coordinate development with provision of adequate public facilities and services. Implement a reuse plan for MCAS Tustin which maximizes the appeal of the site as a mixed-use, master planned development. 3. 4. 5. 6. 7. These goals establish the framework for policies related to allocation of land use in the City and the implementation policies reflect the direction and image the City seeks for the future. The proposed Zone Change support several General Plan goals and policies, including the following: 1. The project will implement policies under the goal to achieve balanced development including: Resolution No. 3950 Page 3 2. 3. II. a. Policy 1.10 - Ensure that the distribution and intensity of land uses are consistent with the Land Use Plan and classification system. Policy 6.2 - Encourage and promote high quality design and physical appearance in all development projects. Policy 6.4 - Preserve and enhance the City's special residential character and "small town" quality by encouraging and maintaining Tustin's low density residential neighborhoods through enforcement of existing land use and property development standards and the harmonious blending of buildings and landscape. b. c. The project will implement Housing Elements Goals and policies such as: a. Policy 1.8 - Utilize Planned Community Districts and Specific Plans to authorize and promote a variety of lot sizes and housing types. Policy 1.13 - Encourage the design and occupancy of housing for senior citizens and the disabled. Promote the construction or rehabilitation and adoption of dwelling units accessible to seniors and/or the disabled. b. The project will implement policies under the goal and policies for future development of the MCAS Tustin Specific Plan including: a. Policy 13.2 - Encourage a development pattern that offers a connectedness between buildings and uses and has a strong sense of place through architectural styles and creative landscape design. Policy 13.5 - Promote high quality architecture, landscaping, signage, open space design, circulation patterns, and landscape patterns distinct from surrounding areas. b. The Planning Commission hereby recommends that the City Council approve Specific Plan Amendment/Zone change 04-003 to allow development of "Carriage Way" units within Planning Area 4 and 5 and development of a condominium project (senior housing -- for ownership tenure) on parcels less than 10 acres if they are proposed as part of a tentative tract map over 10 acres as noted in Exhibit A attached hereto. Resolution No. 3950 Page 4 PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 14th day of February, 2005. g~~ ELIZABETH A. BINSACK Planning Commission Secretary N NIELSEN Chairperson STATE OF CALIFORNIA) COUNTY OF ORANGE) CITY OF TUSTIN) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 3950 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 14th day February, 2005. a ';hL'~~~-Â~ ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A TO RESOLUTION NO. 3950 ZONE CHANGE 04-003 The following changes to the MCAS Tustin Specific Plan shown in underlined text represent the proposed amendment in Zone Change 04-003: 3.1.1 A. B. c. Planning Area 4 -Low Density Residential Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol "P" occurs or by conditional use permit where the symbol "C" occurs. . Community care facilities for six or fewer persons . Condominiums and cooperatives . Family care home, foster home or group home, for six or fewer persons . Large family day care for seven to twelve children on single family detached lots in accordance with the Tustin City Code . Multiple-family dwelling units (apartments) in accordance with tenure provisions in Section 3.4.2.0 . Residential care facility for elderly, for six or fewer persons . Single-family attached dwelling units and duplexes . Single-family detached dwelling units . Single family detached carriage way units . Small family day care for less than seven children on single family detached lots Accessory Uses and Structures Accessory uses and structures are permitted when customarily associated with and subordinate to a permitted use on the same site and would include: . Carports Garages Home occupations subject to provisions of the City Code Patio covers/trellises Swimming pools, spas, jacuzzis Tennis courts, basketball courts and other multi-purpose courts, recreation and community buildings . . . . . P P P p c P p P £ p U nUsted Uses Those uses not specifically listed are subject to a determination by the Community Development Director as either permitted, permitted subject to a conditional use permit or prohibited consistent with the purpose of the land D. e) 7. a) 8. a) b) c) 9. 10. a) b) designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. Site Development Standards - Single Family Detached 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum lot area - 3,000 square feet 3. Minimum lot width - 35 feet 4. Maximum building height - 35 feet 5. Maximum lot coverage - 50 percent of lot area. Covered areas shall include all areas under roof except trellis areas, roof overhangs, and covered porches outside the exterior wall. Minimum building setbacks 1 Edinger Avenue - 40 feet Local public street - 10 feet Private street or private drive - 5 feet Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards Rear yard - 1 0 feet Landscape setbacks4 Edinger Avenue -30 feet Landscaping Areas not devoted to buildings, parking areas, hardscape, and roads, shall be landscaped. Compliance with the City of Tustin Landscape and Irrigation Guidelines Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. Fences and Walls Compliance with General Regulations Section 3.11. A masonry block wall shall be maintained and/or constructed along the western perimeter of the Planning Area in accordance with the General Development Regulations. Other General Development Regulations (refer to Section 3.11 as applicable) Signage (refer to Section 3.12 as applicable) Off-street parking (refer to Section 3.13 as applicable) 6. a) b) c) d) 11. 12. 13. Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non-conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right- of-way. E. Site Development Standards - Carriage Way Units Definition: A type of single family detached product that is located on a minimum thirty-six (36) foot wide paved street witþ. a ten (10) foot par~wav on both sides of the paved portions of the street with a garage that is located to the rear of the residence and takes access from a rear two-way alley that is a minimum oftwentv-four (24) feet wide. 1. 2. 3. 4. 5. Maximum dwelling units - 7 dwelling units per acre Minimum lot area - 3.000 square feet Minimum lot width - 35 feet Maximum building height - 35 feet Maximum lot coverage - 50 percent of lot area. Covered areaS shall include all areas under roof except trellis areas. roof overhangs. and covered porches outside the exterior wall. Minimum building setbacks2 a) Edinger Avenue - 40 feet b) Local public street - 10 feet c) Private street or private drive - 5 feet d) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards Rear yard - 3 feet for garage and 7 feet for living areas including living areas above garage Building to building setback- 30 feet minimum. applicable to units fronting a pase%pen space Landscape setbacks 4 a) Edinger Avenue - 30 feet Landscaping a) Areas not devoted to buildings. parking areas. hardscape. and roads. shall be landscaped. Compliance with the City of Tustin Landscape and Irrigation Guidelines Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area. to adjacent Planning Areas. and to citywide bicycle trails where applicable. Fences and Walls a) Compliance with General Regulations Section 3.11. b) A masonry block wall shall be maintained and/or constructed along the western perimeter of the Planning Area in accordance with the General Development Regulations. 6. e) h) 7. 8. b) c) 9. 10. 2 Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non- . conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. 11. Homes that side-on to a local road shall incorporate architectural enhancements on the side and front view of the unit. as seen from the local road. End units - a minimum back up space of three (3) feet in addition to the width of the drive approach. Other General Development Regulations (refer to Section 3.11 as applicable) Signage (refer to Section 3.12 as applicable) Off-street parking: (refer to Section 3.13 as applicable to Sing~e Familv Detached) 12. 13. 14. 15. F. Site Development Standards - Single Family Attached 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum lot area per family unit - 3,000 square feet 3. Minimum lot width - no minimum 4. Maximum building height - 35 feet 5. Maximum lot coverage - 100 percent less required setbacks and open space areas Common open space - 400 square feet per dwelling unit located within comÌnon, designated recreational areas. Private attached ground level patios may be credited if open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. Private outdoor open space - minimum private outdoor open space shall be increased to 400 square feet for existing units. Minimum gross floor area per dwelling unit, excluding the garage: a) Bachelor - 450 square feet b) 1 Bedroom - 550 square feet c) 1 Bedroom with den - 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 900 square feet Minimum building setbacks3 a) Edinger Avenue - 40 feet b) Local public street - 10 feet c) Private street or private drive - 5 feet d) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards e) Rear yard - 1 0 feet 10. Landscape setbacks4 6. 7. 8. 9. 4 Building setbacks are measured from future right-of-way. Non-conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Non-conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. G. a) Edinger Avenue - 30 feet 11. Landscaping a) Areas not devoted to buildings, parking areas, hardscape, and roads, shall be landscaped. b) Compliance with the City of Tustin Landscape and Irrigation Guideiines Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 12. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 13. Fences and Walls a) Compliance with General Regulations Section 3.11. b) A masonry block wall shall be maintained and/or constructed along the western perimeter of the Planning Area in accordance with the General Development Regulations. 14. Other General Development Regulations (refer to Section 3.11 as applicable) 15. Signage (refer to Section 3.12 as applicable) 16. Off-street parking (refer to Section 3.13 as applicable) Site Development Standards - Condominiums and Multiple Family Dwellings 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum development site - 8 acres 3. Maximum building height - 40 feet 4. Maximum lot coverage - 65 percent, less the required building and landscape setbacks Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. Private attached ground level patios may be credited if open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. Private outdoor open space - minimum private outdoor open space shall be increased to 400 square feet for existing units. Minimum gross floor area per dwelling unit, excluding the garage a) Bachelor - 450 square feet b) 1 Bedroom - 550 square feet c) 1 Bedroom with den - 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 850 square feet c) 5. 6. 7. H. 8. Minimum building setbacks5 a) Edinger Avenue - 40 feet b) Local public street - 10 feet c) Private street or private drive - 5 feet d) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards e) Rear yard - 10 feet Landscape setbacks 7 a) Edinger Avenue - 30 feet Landscaping a) Areas not devoted to buildings, parking areas, hardscape, and roads, shall be landscaped. . Compliance with the City of Tustin Landscape and Irrigation Guidelines Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. Fences and Walls '- a) Compliance with General Regulations Section 3.11. b) A masonry block wall shall be maintained and/or constructed along the western perimeter of the Planning Area in accordance with the General Development Regulations. Other General Development Regulations (refer to Section 3.11 as applicable) Signage (refer to Section 3.12 as applicable) Off-street parking (refer to Section 3.13 as applicable) 9. 10. b) c) 11. 12. 13. 14. 15. Special Development or Reuse Requirements 1. Concept plan approval shall be required for Planning Area 4 prior to reuse or development (refer to Section 4.2.1 of this Specific Plan). Development unit - Planning Area 4 shall be developed or redeveloped as a single development unit. Affordability - The following minimum affordable housing production objectives are intended to reflect the intention of the City to create a redevelopment project area (Community Redevelopment Law; section 33000) and as needed to meet Regional Housing Allocation needs as identified in the Housing Element of the General Plan through the provision of 2. 3. Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non- confonning landscape and building setbacks will be pennitted to remain to accommodate existing walls or buildings not in future right-of-way. L -_J housing for households at very low, low, and moderate incomes levels. Specific housing requirements for redevelopment and Housing Element compliance will be established at the time of development project approval to ensure uniformity with the Housing Element of the General Plan and other applicable provisions of California Law and to achieve the following: a) At least 15% of units for initial occupancy by very low income to moderate income households for redevelopment, with 6% (or 40%) of units affordable to very low income households. At least 38 additional units for occupancy by low income households. At least 15 additional units for occupancy by moderate income households. Restricted affordable housing units shall be reasonably dispersed throughout the project and shall be compatible with the design and use of market rate units in appearance, use of materials, and finished quality. Restricted units shall be affordable for at least the minimum period of time required by state law, or longer if required by a construction or mortgage financing assistance program. Prior to issuance of a certificate of use and occupancy, a developer shall enter into a legally binding agreement with the City of Tustin or its Redevelopment Agency, and agree to deed restrictions on targeted affordable housing units that are binding on property upon sale or transfer. Said agreements shall address the following: 1) Number of units by type, location, bedroom count 2) Standards for qualifying income and maximum rents or sales prices 3) Parties responsible for sales prices and incomes The City of Tustin reserves the right to negotiate transfer of a developer's obligation pursuant to this section off- site as a credit for affordable units which cannot be . reasonably feasible to provide on-site which shall be at the City's sole and absolute discretion. To ensure comparable equivalent value of an off-site option or exchange for not providing on-site affordable units, a financial affordability gap analysis will be conducted by the City, at developer's cost, to compare the value of the off-site option and the affordability gap cost of providing on-site affordable housing. b) c) d) e) f) I. Tenure - Reuse/development in Planning Area 4 shall be preferably ownership tenure, Development of apartments is a discretionary action requiring approval of a conditional use permit. Consideration of a conditional use permit should include the City's preference for ownership tenure, and in any evept, no more than 25 percent of the total number of units permitted within the City of Tustin portion of the Specific Plan may be approved for apartments. Existing structures to be reused shall be brought into conformance with applicable provisions of the Uniform Building Code as amended by the City, State of California Title 24 Access Compliance (handicapped provisions), and requirements of the Americans with Disabilities Act (ADA). Utility metering modifications and/or provision of independent utility services shall be committed to by agreement between the City of Tustin and those agencies receiving property in the P A 4 prior to use and occupancy of existing buildings and/or new development. Said agreement shall identify required capital/infrastructure improvements and ~ environmental impact report mitigations. Development or Reuse Guidelines 1. Existing housing units shall be aesthetically upgraded through architectural and landscape improvements to appear consistent in quality with private market housing in the surrounding neighborhoods of Tustin and Irvine. Such improvements shall be completed prior to issuance of use and occupancy permits. The improvements may include, but are not limited to, the following: a) Upgraded facade treatments, including use of plaster or stucco, wood siding, brick, stone, and other approved materials b) Upgraded window types and treatments (i.e. trim) c) Upgraded roofing materials and extension of roof overhangs Updated color scheme for buildings and walls Enhancement of private patios and balconies Upgraded appearance of unit entrances, including doorways, walkways, decorative paving g) Improved landscape design of front yards and common areas Consistent landscape treatment along local roads Extensive planting of trees and shrubs throughout the site Decorative treatment of all exposed site walls Upgraded driveways 4. 5. 6. d) e) f) h) i) j) k) 2. Decorative paving and other hardscape amenities for pedestrian paths in common areas m) Improvements to common recreational areas including provision of shelters, lighting, and refurbishing of facilities n) Creation of project entryways through signage and landscape design 0) Upgraded and consistent signage, including project identification, addressing, and directional signs p) Enhanced lighting scheme for units, common areas, paths, and parking areas q) Application of defensible space techniques In landscaping and lighting The existing boundary wall along Edinger Avenue shall be aesthetically improved with stucco or other facade treatment, color, and a decorative wall cap, as shown in the example below. 1) ~AA/T t//#e ~ ~ ,",,"' Jð~ ALÞNb /Ø'rJ./. ..r --. hT#,vl> ,p14¡'t.. . .~,:!#6ØÞ1'N4I6¡A. ----. 3. In the event that infill development shall occur, the following guidelines shall apply: a) Consistency with scale massing, and setbacks of existing structures. b) Compliance with re-use guidelines that pertain to the surrounding structures. Compliance with appropriate landscape and parking standards. Demolition of structures may be. as required by Tustin to be undertaken under the following conditions: 1) where information determines the need for demolition to eliminate public health and safety risks, 2) to improve the appearance of the Planning Area, 3) to accommodate the completion of major roadway improvements, and 4) to properly implement the land use intent of this Planning Area. c) 4. A summary of the key design guidelines for the Low Density Residential PlannIng Area is provided in Figure 3-4. Planning Area 5 - Medium Density Residential Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol "P" occurs or by conditional use permit where the symbol "C" occurs. 3.1.1 A. . Churches and other religious institutions Community care facilities for six or fewer persons Condominiums and cooperatives Convalescent hospital Family care home, foster home or group home, for six or fewer persons Large family day care for seven to twelve children on single family detached lots in accordance with the Tustin City Code Multiple-family dwelling units (apartments) in accordance with tenure provisions in Section 3.4.3.H Patio homes Private school Public or private preschools Fire Station Public/private utility building facility Residential care facility for elderly, for six or fewer persons Single-family attached dwelling units and duplexes Single-family detached dwelling units Carriage Way units Small family day care for less than seven children on single family detached lots . . . . . . . . . . . . . . . . C P P C P P C P C C P C P P P £ P Accessory Uses and Structures Accessory uses and structures are permitted when customarily associated with and subordinate to a permitted use on the same site and would include: B. . Carports Garages Home occupations subject to provisions of the City Code Patio covers/trellises Swimming pools, spas, jacuzzis Tennis courts, basketball courts and other multi-purpose courts, recreation and community buildings . . . . . c. Unlisted Uses Those uses not specifically listed are subject to a determination by the Community Development Director as either permitted, permitted subject to a conditional use D. permit or prohibited consistent with the purpose of the land designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. Site Development Standards - Single Family Detached 1. Maximum dwelling units - 15 dwelling units per acre 2. Minimum lot area - 3,000 square feet 3. Minimum lot width - 35 feet 4. Maximum building height - 35 feet 5. Maximum lot coverage - 50 percent of lot area. Covered areas shall include all areas under roof except trellis areas, roof overhangs, and covered porches outside the exterior wall. Minimum building setbacks 1 a) North Loop Road - 25 feet b) West Connector - 20 feet c) Local public street - 10 feet d) Private street or private drive - 5 feet e) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards t) Rear yard - 10 feet Landscape setbacks8 a) North Loop Road - 30 feet b) West Connector - 20 feet Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 10. A comer triangular-shaped setback of 60 feet, measured from the intersection of the curb lines at North Loop Road and Armstrong A venue shall be provided for a secondary community intersection treatment (see Section 2.17 for landscape guidelines). 11. A portal intersection treatment shall be provided at Edinger Avenue and West Connector (see Section 2.17 for landscape guidelines). 12. Other General Development Regulations (refer to Section 3.11 as applicable) 13. Signage (refer to Section 3.12 as applicable) 14. Off-street parking (refer to Section 3.13 as applicable) Site Development Standards - Carriage Way Units Definition: A type of single family detached product that is located on a minimum thirty-six (36) foot wide paved street with a ten (10) foot parkway on both sides of the paved portions of the street with a garage that is located. to the rear of the 6. 7. 8. 9. E. Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Non-conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. Building setbacks are measured from future right-of-way. residence and takes access from a rear two-wav allev that is a minimum of twentv- four (24) feet wide. 1. 2. 3. 4. 5. Maximum dwelling units - 7 dwelling units per acre Minimum lot area - 3.000 square feet Minimum lot width - 35 feet Maximum building height - 35 feet Maximum lot coverage - 50 percent of lot area. Covered areas shall include all areas under roof except trellis areas. roof overhangs. and covered porches outside the exterior wall. Minimum building setbacks2 a) Edinger Avenue - 40 feet b) Local public street - 10 feet c) Private street or private drive - 5 feet d) Interior side yard - 3 feet minimum with aggregate reQuirement of 10 feet for both side yards Rear yard - 3 feet for garage and 7 feet for living areas including living areas above garage h) Building to building setback- 30 feet mInImum. applicable to units fronting a pase%pen space Landscape setbacks4 a) Edinger Avenue - 30 feet Landscaping b) Areas not devoted to buildings. parking areas. hardscape. and roads. shall be landscaped. c) Compliance with the City of Tustin Landscape and Irrigation Guidelines d) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan Bicvcle and pedestrian circulation facilities shall provide connections within the Planning Area. to adjacent Planning Areas. and to citvwide bicycle trails where applicable. Fences and Walls a) Compliance with General Regulations Section 3.11. b) A masonry block wall shall be maintained and/or constructed along the western perimeter of the Planning Area in accordance with the General Development Regulations. Homes that side-on to a local road shall incorporate architectural enhancements on the side and front view of the unit. as seen from the local road. End units - a minimum back up space of three (3) feet in addition to the width of the drive approach. Other General Development Regulations (refer to Section 3.11 as applicable) Signage (refer to Section 3.12 as applicable) 6. e) 7. 8. 9. 11. 12. 13. 14. Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non-conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. F. Off-street parking (refer to Section 3.13 as applicable to Single Familv Detached) Site Development Standards - Single Family Attached 1. Maximum dwelling units - 15 dwelling units per acre 2. Minimum lot area per family unit - 3,000 square feet 3. Minimum lot width - no minimum 4. Maximum building height - 35 feet 5. Maximum lot coverage - 100 percent less required setbacks and open space areas Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. Private attached ground level patios may be credited if open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. Minimum gross floor area per dwelling unit, excluding the garage: a) Bachelor - 450 square feet b) 1 Bedroom - 550 square feet c) 1 Bedroom with den- 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 900 square feet Minimum building setbacks3 a) North Loop Road - 25 feet b) West Connector - 20 feet c) Local public street - 10 feet d) Private street or private drive - 5 feet e) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards f) Rear yard - 10 feet Landscape setbacks 4 a) North Loop Road - 30 feet b) West Connector - 20 feet 10. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 11. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 12. A comer triangular-shaped setback of 60 feet, measured from the intersection of the curb lines at North Loop Road and Armstrong Avenue shall be 15. 6. 7. 8. 9. Building setbacks are measured from future right-of-way. Non-conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. Landscape setbacks are measured ITom the back of the curb and are a combination of parkway, sidewalk, and planting areas. Non-conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. 4 G. provided for a secondary community intersection treatment (see Section 2.17 for landscape guidelines). 13. A portal intersection treatment shall be provided at Edinger Avenue and West Connector (see Section 2.17 for landscape guidelines). 14. Other General Development Regulations (refer to Section 3.11 as applicable) 15. Signage (refer to Section 3.12 as applicable) 16. Off-street parking (refer to Section 3.13 as applicable) Site Development Standards - Condominiums and Multiple Family Dwellings 1. Maximum dwelling units - 15 dwelling units per acre 2. Minimum lot area - none, refer to Section 3.4.3.G. 3. Maximum building height - 40 feet 4. Maximum lot coverage - 65 percent, less the required building and landscape setbacks Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. Private attached ground level patios may be credited if open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. 6.' Minimum gross floor area per dwelling unit, excluding the garage a) Bachelor - 450 square feet b) 1 Bedroom - 550 square feet c) 1 Bedroom with den - 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 850 square feet Minimum building setbacks 5 a) North Loop Road - 25 feet b) West Connector - 20 feet c) Local public street - 10 feet d) Private street or private drive - 5 feet e) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards f) Rear yard - 1 0 feet Landscape setbacks 11 a) North Loop Road - 30 feet b) West Connector - 20 feet Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 10. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 5. 7. 8. 9. Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are measured fÌ'om future right-of-way. Non-conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. H. 11. A comer triangular-shaped setback of 60 feet, measured from the intersection of the curb lines at North Loop Road and Armstrong A venue shall be provided for a secondary community intersection treatment (see Section 2.17 for landscape guidelines). 12. A portal intersection treatment shall be provided at Edinger Avenue and West Connector (see Section 2.17 for landscape guidelines). 13. Other General Development Regulations (refer to Section 3.11 as applicable) 14. Signage (refer to Section 3.12 as applicable) 15. Off-street parking (refer to Section 3.13 as applicable) Site Development Standards - Patio Homes 1. Maximum dwelling units - 15 dwelling units per acre 2. Minimum lot area - none, refer to Subsection 3.4.3.H. below 3. Building site requirements - patio home subdivisions shall be designated as a development unit on a tentative map. Maximum building height - 35 feet Maximum lot coverage - 100 percent, less required building and landscape setbacks Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. A minimum of 150 square feet may be for private use if located on ground level and open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. Minimum gross floor area per dwelling unit, excluding the garage - 900 square feet Maximum number of four bedroom units - 30 percent Minimum building setbacks6 a) North Loop Road - 25 feet b) West Connector - 20 feet c) Local public or private street - The minimum building setback shall be 10 feet from a public or private street. An attached or detached garage may be setback a minimum of 5 feet from a public or private street. If living areas are provided above garages, garage setbacks shall apply provided that no more than 75 percent of the units along the street frontage have living space over a garage with less than a 10 foot setback. All units located along both sides of a street segment shall be included when calculating the above 75 percent determination, regardless of whether they front, side, or rear load on that section of a street. A garage shall not be setback between 9 feet and 19 feet from the right-of-way line. Garages setback 9 feet or less shall be equipped with an automatic garage opener. d) Private drives and courts - The minimum building setback shall be 7 feet in a private court or on a private drive not located within a court. An attached or detached garage may be setback a minimum of 3 feet 4. 5. 6. 7. 8. 9. Building setbacks are measured from future right-of-way. Non-conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. 10. provided that no more than 50 percent of the length of the building frontage over the total length of the drive or court is setback less than 7 feet. In calculating the total length of the drive or court and the length of building frontage, the length of building and street frontage on both sides of the drive or court shall be used. If living areas are provided above garages, garage setback shall apply. The minimum 3 foot garage setback shall be increased where necessary to accommodate required sidewalks. A garage shall not be setback between 9 feet and 19 feet from the right-of-way line. Garages setback 9 feet or less shall be equipped with an automatic garage opener. A minimum distance of 40 feet shall be maintained between ground floor living areas on units across from each other in a court, on a drive, or on a shared driveway. e) Minimum distance between buildings - The minimum horizontal distance between adjacent buildings shall be 10 feet. The minimum distance between buildings may be reduced to 6 feet for no more than a maximum length of 25 feet of a building elevation, provided that there are no windows on one elevation for that portion of the building elevation with less than a 10 foot setback. If living areas are provided above garages, garage setbacks shall apply. Tract boundary - The minimum building setback from any tract boundary shall be 10 feet. If the tract boundary is adjacent to a park or other permanent open space, the minimum building setback shall be 5 feet. Landscape setbacks 7 a) North Loop - 30 feet b) West Connector - 20 feet Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. A comer triangular-shaped setback of 60 feet, measured from the intersection of the curb lines at North Loop Road and Armstrong A venue shall be provided for a secondary community intersection treatment (see Section 2.17 for landscape guidelines). A portal intersection treatment shall be provided at Edinger A venue and West Connector (see Section 2.17 for landscape guidelines). Other General Development Regulations (refer to Section 3.11 as applicable) Signage (refer to Section 3.12 as applicable) Off-street parking (refer to Section 3.13 as applicable) t) 11. 12. 13. 14. 15. 16. 17. Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Non-conforming landscape and building setbacks will be permitted to remain to accommodate existing wal1s or buildings not in future right-of-way. I. Special Development Requirements 1. Concept plan approval shall be required for Planning Area 5 prior to development (refer to Section 4.2.1 of this Specific Plan). Affordability - The following minimum affordable housing production objectives are intended to reflect the intention of the City to create a redevelopment project area (Community Redevelopment Law, section 33000) and as needed to meet Regional Housing Allocation needs as identified in the Housing Element of the General Plan through the provisions of housing for households at very low, low and moderate income levels. Specific housing requirements for redevelopment and Housing Element compliance will be established at the time of development project approval to ensure uniformity with the Housing Element of the General Plan and other applicable provisions of California Law and to achieve the following: a) At least 15% of units for initial occupancy by very low income to moderate income households for redevelopment, with 6% (or 40%) of units affordable to very low income households. b) At least 38 additional units for occupancy by low income households. c) At least 16 additional units for occupancy by moderate income households. d) Restricted affordable housing units shall be reasonably dispersed throughout the project and shall be compatible with the design and use of market rate units in appearance, use of materials, and finished quality. Restricted units shall be affordable for at least the minimum period of time required by state law, or longer if required by a construction or mortgage financing assistance program. Prior to issuance of a certificate of use and occupancy, a developer shall enter into a legally binding agreement with the City of Tustin or its Redevelopment Agency, and agree to deed restrictions on targeted affordable housing units that are binding on property upon sale or transfer. Said agreements shall address the following: 1) Number of units by type, location, bedroom count 2) Standards for qualifying income and maximum rents or sales pnces 3) Parties responsible for sales prices and incomes The City of Tustin reserves the right to negotiate transfer of a developer's obligation pursuant to this section off-site as a credit for affordable units which cannot be reasonably feasible to provide on-site which shall be at the City's sole and absolute discretion. To ensure comparable equivalent value of an off-site option or exchange for not providing on-site affordable units, a financial affordability gap analysis will be conducted by the City, at developer's cost, to compare the value of the off-site option and the affordability gap cost of providing on-site affordable housing. Tenure - Development in Planning Area 5 of apartments is a discretionary action requiring approval of a conditional use permit. In considering a conditional use permit, no more than 25 percent of the total number of units 2. e) f) 3. ~,'--- - J. permitted within the Tustin portion of the Specific Plan area may be approved for apartments. Condominiums and multiple family development may contain numerous lots, but shall be designated as a development unit on a tentative map. The minimum size for a development unit shall be 10 acres. Development Guidelines 1. Buildings should be staggered along North Loop Road to provide variety along the streetscape. The use of sound walls should be minimized through building site location. Demolition of structures may be required by Tustin to be undertaken under the following conditions: 1) where information determines the need for demolition to eliminate public health and safety risks, 2) to improve the appearance of the Planning Area, 3) to accommodate the completion of major roadway improvements, and 4) to properly implement the land use intent of this Planning Area. A summary of the key design guidelines for the Medium Density Residential Planning Area is provided in Figure 3-4. 4. 2. 3.