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Home My WebLink AboutRed Hill Avenue Mixed Use (ITEM 12) 1 Design Review 2021 -002; Development Agreement 2021 -001 , :. Subdivision 2021 1 Vesting Tentative Tract Map 17822; Density Bonus; Concession/Incentive; y- Housing Agreement; Park Fee Waiver CITY OF TUSTIN 13751 & 13841 Red Hill Avenue CITY COUNCIL AUGUST 17, 2021 Project Location 2 Ir.. s#J i f• Details:ite - " Zoning: • - • Avenue Specific r �• ..L� 'LJ iy lan (RHASP) } TRIS - • - r TMER Hig$SdW-DI Site: 3.39 acres (two 13751 r 4 Tmo Std parcels) ` Fov-Stam—aU' # CCM&Millium13841 : Surrounding Uses:, - three- RM - # .. i R • Hill story residential CIMe S�X3Tustin High School play fields XA Commercial shopping Commercial uses F Y center Requests 3 ► Design Review (DR) 2021 -0002 for building design and site layout; ► Development Agreement (DA) 2021 -0001 to facilitate the development of the site and to provide public benefits to the City; ► Subdivision (SUB) 2021 -0001 /Vesting Tentative Tract Map (VTTM) 17822 for commercial condominiums, merger, and re-subdivision purposes; ► Twenty (20) percent Density Bonus, resulting in 23 additional units and Voluntary Workforce Housing Agreement; ► Concession/incentive for a reduction of the required amounts of private and common open space, as allowed by Density Bonus State Law; a n d ► Park Fee Waiver ($ 100,800) for six (6) affordable units • Six (6) buildings { Dog run garning area,bistro gar n • _ an sones high • 137 residential units - —� B • 7,000 SF commercial 227 parking spaces • 20% Density Bonus _ _ __ J _ 5% Very-low income units Concessions/incentive for private and common open space _;4 :4 1 z _46: - - ami i ' c LW2 � wO WL LW45E — — _ - .# FOX OU- QM W Al Lr L':: _ wd I BM, E1Efk S� . - LM Lww .r 1 BLDG A ;' BLDG 9 ; - PErN; Main �. FE rd_ i l M Entranceiw, iw1 +. ca FA L 'ROW 41W INW kk` ••-- EIAR} -- - --} 'S, r Red Hill Avenue �. . Red Hill Avenue Specific Plan 5 LEGEND ( RHASP ) Overview •• City Council adopted RHASP in 2018 Focuses on areas north and south of 1-5 ��o.�.�•,.�.� �� Promotes pedestrian-oriented commercial and ��•�•o�o♦o�.•�o mixed-use development ��,�,� o • �� Requires specific development standards and design criteria Allows for up to 500 additional residential units ' •'ro°'�� and 325,000 square feet of additional non- residential uses Subject to Residential Allocation Reservation (RAR) RAR - Phase I and Phase II 6 Phase I - RAR Approval Granted in November 2020 RAR is subject to Community Development Director review and approval ►Application complied with RHASP Intent and Vision ►Approval allocated 114 base units subject to conditions of approval Phase II - Entitlement application (s) submittal Phase I is not final until approval of the requested entitlements First hearing for Phase II applications -> July 27, 2021 The Entrance - 7 From Red Hill Ave Looking Northwest S- r 4 �s may,_ '¢rV;y ..•� ��`- -'f..i_' � . ,. '. � f Alleyway - From Red Hill Looking Northeast �. •� � r�.. .- ,, f�.� .-.� c 4 Fly, itJ Looking Southwest - 9 View from Corner of San Juan St. & Red Hill Ave . IN 7 s 1 _ L t 10 Design Review -,E� LA_ Contemporary design li� llrr�"IIJ II®irll - �� Use of high-quality Building "A"East Elevation—Facing Red Hill Avenue materials — SignificantF�j O n ISI '_1171-1177 LM articulation/ste p backs _ � ' �p '' Inviting streetscape � � Pedestrian amenities Building "B"East Elevation—Facing Red Hill Avenue Subtle color scheme, awnings, railings -- Commercial businesses - fronting Red Hill Avenue __' .� i �E� � 0IIGII 9 I I �: �77 Building"C"East Elevation-Facing Red Hill Avenue Design Review > > ,0 - iii ii 0 = BI ■� ■ = I � ° C ® ■ min 1111 III IIS IIIII �I � 1111 !I III ■ IIS � �� 1 Building"D" East Elevation -Facing Interior of Site Building "D"West Elevation -Facing Tustin High School • Buildings DI , D2 and D3 • Contemporary design • Use of high-quality materials • Articulation/step backs • 3-stories (36-feet) in height including architectural projections Amenities 12 Common Open Space Bike shop, co-working r } spaces, fitness, club room, - maillounge Bistro/gamin garden/dog`' ` • :i V run Rooftop deck and at- grade pool/spa yr ) Thr courtyards Three cou ads Private Patios/Balconies r : Public Plazas Public Art �•_ _ - :,.;� Subdivision/VestingTentative Tract Map13 r•• Merges two lots into one Sufficient in size & W. SW. .ANNE;; •� %gi4 p q v s a e Dedication for street ��1� � 1111! !H!!I1111��11IIi1'�Ilall__ purposes at main - entrance NN _ � a s G� li c�.■ i 1'. �■7 .ewes■ Pedestrian access easements a..l Future condominium option �� Agree ments/ Densit Bonus & 14 Y Concessions/ Incentives Development Agreement Housing Agreement RHASP Requirement Required per Voluntary Workforce Ensures public benefits are realized: Housing Incentive Program Plazas, off-site parking, gateway Density Bonus - mandated by State Law signage, park impact fee, public art 5% Very-Low Affordable units (6 units) Establishes project development timeline 20% Density Bonus (23 additional units) Concessions/Incentives - Reduction in required private and common open space I — • ' — — • 1p �" "" Pedestrian Easement r,T TUSTIN HIGH SCHOOL — • — • • /WO1�°°'D m� BASEBALL FIELD I I u�wmmAp b Crosswalk f -- BUILDING D1 BUILDING D2 BUILDING D3 Llrr i tl.. ®—• — — — O Dedication • • • ° Access Traffic Signal i . 4 ° ° L wrZJ--Lr_if.--v.._ • • '��_ � ,—W� Bldg. A . �� Z Bld • • M ; �. .�° Bldg. B g. C kj owm - ec v r io rn�s nz � �I� 1 �1 — e I n a mmam a ac - • naw�Ex°m: ie. Parking • Residential Parking Provided Total Parking Required Parking Summary Per Bon • wVV UNIT TYPE UNITS RATIO QTY. Parking Parking Parking Surplus Parking Required Provided Ratio Provided Studio 16 1 .0 16 Commercial 32 32 1/250 sgft.Bedroom 62 1 .0 62 PeY Tusrtn c�coae Residential 167 195 1 .42 per Bedrooms Live 49 1 .5 74 Per Density Bon1{s U n I t Total 199 227 28 Work 10 1 .5 15 Residential 167 Shared Parking & Parking 17 Management Plan Residential-Commercial Shared Parking Analysis Parking provided exceeds weekday and weekend parking demand Analysis validates project can meet parking demand Parking Management Plan (PMP) Further ensures adequate parking for all users Restricts residents & guests to use designated spaces Restricts vehicles to short-term parking time restrictions Requires implementation of additional key measures per Conditions of Approval Parking Management Plan 18 In the event that parking issues were to arise the following strategies could be implemented : valet/valet assist program, installation of parking lifts, and/or off-site parking (i.e. lease spaces from commercial center located across Red Hill Avenue) Public Outreach 19 Public Hearing Notice (PHN) 4 yk Published in Tustin News Mailed to property owners • {_ within 500-feet vf Mailed to interested party list Posted at property p Highlighted on City's Current Planning Projects Webpage Applicant' s community :� .o outreach Environmental Review 20 RHASP Program Final Environmental Impact Report ( FPEIR) adopted in October 2018 Addendum prepared per CEQA for this project: Per CEQA Guidelines Section 15162 & 15164 Confirms that project is within original scope of FPEIR; No subsequent or supplemental EIR is required; and Applies RHASP's Mitigation Monitoring and Reporting Program 13751 & 13841 Red Hill Avenue 21 rA 7w, - meq. 1 moi_ • �T J'bL t�x s�- ..�j' n�A1- _ �:a ;+R��•� - ` •..� -.ate _ __�� L� �L✓ Implementation of Specific Plan 22 Project implements the overall vision of the RHASP: Mixed-use project Architectural features enhance the design Incorporates complementary blend of high-quality building materials; Stepbacks along building facades Incorporates public plaza areas Provide enhanced streetscape improvements Site layout incorporates attractive features and amenities RHASP Requirements Propo - Deviations Number (Mixed Use) Project 395 allocated 114 None (basedNorth of 1-5 (137 w/density bonus) Min. Required Street Frontage/Lot 100 feet min. 612.75 feetWidth None HeightBuilding 4 stories max.and up to 50 feet 3 or 4 stories, 50-feet With allowable architectural projections: 52'-4"—59' None None w/pedestrian accessibleVaries along Red Hill Ave.frontage Front Yard Setback amenities 0'-0" to 23'-0" (on ground level) upper levels have varied None step-backs which comply with RHASP Side Yard Setback - 10 feet min. Varies: 23'-1 1" minimum None Side Yard Setback (Corner/Street None w/pedestrian accessibleVaries along San Juan St.frontage amenities 0'—2'-6" (on ground level building) upper levels have step- None backs which comply with RHASP Rear Yard Setback10 feet min. 10 feet None - - ••- 212 SF/unit 88 SF/unit less Space 300 SF/unit (min.) 270 SF/unit (when including the plazas) *Concession/ Incentive Request* Not Applicable Due to Density Bonus 227 spaces Project complies with State Bonus Law 195 spaces—Residential and 32 spaces for commercial Density Law Waiver requested $2.3 million park in lieu fee for$100,800 park fees Park Fee Waiver requested (6 units x$16,800) for six (6) affordable units Recommendation PC Hearing : July 27, 2021 24 Adopted Resolutions 4435 and 4436 recommending approval to City Council CC Adoption - Resolution No . 21 -66 approving Addendum to the FPEIR CC Adoption - Resolution No . 21 -67 approving Design Review (DR) 2021 -0002, Development Agreement (DA) 2021 -0001 , Subdivision (SUB) 2021 -0001 /Vesting Tentative Tract Map 17822; Density Bonus, concession/incentive for open space; Voluntary Workforce Housing Agreement; and Park fee waiver for six (6) affordable units CC Adoption (first reading) - Ordinance 1515 kf' i f Senate Bill 330 ( Housing Crisis Act of 2019 ) 26 Aims to increase residential unit development Expedites permit processing by using a preliminary application process Expedite development review Provide certainty for applicant Locks in development requirements, standards and fees Limits local agency review Applicant submitted entitlement & SB 330 applications Applications deemed complete April 8, 2021 City did not apply any new standards and fee requirements July 27, 2021 - First Planning Commission hearing for the project