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Home My WebLink AboutITEM NO. 7 PUBLIC HEARING17802 & 17842 IRVINE BLVD GENERAL PLAN AMENDMENT 2022-0001, ZONE CHANGE 2022-0001, DESIGN REVIEW 2022-0004, DENSITY BONUS CONCESSION/WAIVER REQUESTS SUB 2022-0002 / TENTATIVE TRACT MAP 19224, DEVELOPMENT AGREEMENT 2022-0002 CITY OF TUSTIN CITY COUNCIL JANUARY 17, 2023 Project Location 2 Site and Location Zoning: Retail Commercial District (C1) with a Parking Overlay (P) General Plan: Professional Office (PO) Site Size: 2.07 acres site (two parcels) Surrounding Uses: •North –School/Park •South –Residential •East –Residential •West –Commercial Requests General Plan Amendment 2022- 0001 Change land use designation from Professional Office (PO)to High Density Residential (HDR) Zone Change 2022-0001 Change zone from Planned Retail Commercial District (C 1) with a Parking Overlay (P)to Multi-Family Residential (R 3) Design Review 2022-0004 Site Layout and Building Design 3 Density Bonus One (1)Concession –Deviation from requiredfrontsetback One (1)Waiver –Deviation from requiredcommonopenspace SUB 2022-0002/Tentative Tract Map 19224 Subdivision of an existing 2.07-acre lot forcondominiumpurposes Development Agreement 2022-0002 Voluntary provision of community public benefits Affordable Units Equity Sharing Payment for housing in-lieu fee Proposed Project 4 Project Summary •40 New Units (including 2 affordable units) •Attached two-car garages •Guest Parking •Private and common open space Irvine Blvd. General Plan Amendment N 5 Proposed GP Land Use High Density Residential (HDR) Existing GP Land Use Professional Office (PO) Zone Change N 6 Proposed Zoning:Multi-Family Residential (R3) Existing Zone:Retail Commercial (C1) with a Parking Overlay (P) Development Standards Description TCC Code Requirement for R3 Development (TCC 9220, 9271u, 9263) Proposed Project Project’s Deviations from TCC Requirements Min. Lot Size 7,000 SF.Approx. 90,212 square feet (2.07 acres)None Min. Lot Width 70 feet Approx. 467 feet None Max. Lot Coverage 65%37%None Building Height Up to 35 feet Varies between 34’-7” to 34’-11”None Front Yard Setback (Irvine Blvd.)Ten (10) feet Varies from six (6) feet to eight (8) feet (on ground level) Deviation allowed Per Density Bonus State Law (Concession Request) Side Yard Setback (Interior)5 feet min.Varies between 6 to 21 feet None Rear Yard Setback 10 feet min.10 feet min.None Private Open Space 100 SF per unit Varies between 165 SF to 430 SF per unit None Common Open Space 300 SF/unit 300 x 40 = 12,000 SF required 10,531 SF proposed Deviation allowed Per Density Bonus State Law (Waiver Request) Parking 90 spaces total 90 total spaces provided; plus ten (10) guest surface parking spaces None 7 Design Review Contemporary design Significant articulation/stepbacks Subtle color scheme, awnings, railings 8 Irvine Blvd. Looking south Metal Awnings Attached and Detached Units Ample fenestration Subtle Color Scheme Siding Irvine Blvd. Primary Vehicular and Pedestrian Access Secondary Pedestrian Access Site Access and Circulation 9 Open Space Amenities 10 Open Space Amenities 11 •Common Open Space •BBQ/dining area, fireplace lounge, landscaped paseos Open Space Amenities, Cont’d •Private Open Space •Combination of ground floor patios, side yards and rooftop decks 12 Open Space Amenities, Cont’d •Roof decks •Design ensures privacy to surrounding residential properties 13 Roof Deck Adjacent Property (Garage) View looking North from Prospect Park Subdivision/Vesting Tentative Tract Map •Merges two lots into one •Sufficient in size & shape •Map meets the TCC and Subdivision Map Act 14 DA and Density Bonus Law Development Agreement Ensures public benefits are realized: Two (2)affordable housing units for very-low-income households Equity Sharing Payment of affordable housing in-lieu fee 15 Concession and Waiver Requests Density Bonus Law is State mandated andapplicantentitledtoreceivebenefitssuchasconcessionsandwaivers 5%of units as Very-Low affordable units Two (2)units proposed Concession request would allow for thereductionofthefrontyardbuildingsetbackfrom10’to 6’ Waiver request to provide less commonopenspacethenrequiredinR-3 zone12,000squarefeetto10,531 square feet Approval of requests would allow thehousingagreementtobeapprovedandexecutedbytheCityManager Public Notice August 31, 2022 City’s Current Planning Projects Webpage –Posted Project Overview Public Hearing Notice -Planning Commission December 1, 2022 Published in Tustin News Mailed to property owners within 300 feet Posted at property Public Hearing Notice –City Council January 5, 2023 Published in Tustin News Mailed to property owners within 300 feet Posted at property 16 Public Outreach Applicant’s community outreach Tustin Chamber of Commerce Adjacent properties, including Prospect Park and Palmwood Gardens Homeowner's Associations Two (2) meetings with property owners within 300’ radius of project Topics of discussion included: Density, height, traffic, parking, privacy, shared boundaries, design/architecture and massing 17 Environmental Review and Tribal Consultation Initial Study/Mitigated Negative Declaration (MND) was prepared pursuant to CEQA Consultation with local tribes is required when GPA proposed City notified local tribes of its 90-day consultation period Commenced on May 17,2022 Gabrieleno Band of Mission Indians -Kizh Nation requested consultation Consultation -August 2022 Mitigation Measures TCR 1 through TCR 3 were incorporated 18 Planning Commission Action December 13, 2023 Planning Commission Public Hearing held PC recommended that City Council approve the subject entitlements One member of the public provided public comment 19 Recommendation That the City Council approve the following actions: Approve Resolution No.23-01-Mitigated Negative Declaration Approve Resolution No.23-02 -General Plan Amendment (GPA)2022-0001 Introduce Ordinance No.1531,by title only,for Zone Change (ZC)2022-0001 Approve Resolution No.23-03: Design Review (DR)22-0004 Density Bonus Concession for reduced building setback along Irvine Blvd.and a Waiver for reduction in required amount of common open space SUB 2022-0002/Tentative Tract Map (TTM)No.19224 Introduce Ordinance No.1532,by title only,for Development Agreement (DA)2022-0002 to accept the voluntary provision of community public benefits 20 17802 & 17842 IRVINE BLVD GENERAL PLAN AMENDMENT 2022-0001, ZONE CHANGE 2022-0001, DESIGN REVIEW 2022-0004, DENSITY BONUS CONCESSION/WAIVER REQUESTS SUB 2022-0002 / TENTATIVE TRACT MAP 19224, DEVELOPMENT AGREEMENT 2022-0002 CITY OF TUSTIN CITY COUNCIL JANUARY 17, 2023 Backup slides 22 Design Review Site Plan and Building Layout Overview Site Size Approximately 2.07 acres Density Approximately 19.3 dwelling units per acre Buildings/Units Total of twenty-two (22)Buildings;Units:eighteen (18)attached and four (4)detached units Stories Three-stories;between 34 feet and 7 inches to 34 feet and 11 inches high Architectural Style Contemporary Product Type For-Sale townhomes;condominium subdivision Floor Plans/ Bedrooms •Plan 1A/B (22 units):3 bedrooms/3.5 baths (approx.1,965 SF) •Plan 2A/B (18 units):4 bedrooms/3.5 baths (approx.2,001 SF) Parking Per Unit Fully enclosed,attached two-car garage for each unit Guest Parking Total of ten (10)uncovered guest parking spaces on-site Amenities •Private ground floor patios (all units) •Roof decks (30 units) •Common open space including centralized community gathering and BBQ area •West-east landscaped walkway (“paseo”) •North-south pedestrian path of travel on the west side of the property,and other landscaped areas Ingress/Egress Centralized driveway provides a single point of entry and exit Pedestrian access Two key pedestrian access points;pedestrian path adjacent to the centralized driveway and to the west of the project site,parallel to the westerly property line. 23 Design Review Building Heights Buildings (Units)Proposed Height Maximum Allowable Height Proposed Height Deviation Fronting Irvine Blvd and interior 34 feet and 10 inches 35 feet None Buildings flanking the east and west boundaries 34 feet and 7 inches 35 feet None Northwest corner of the project site (Unit 35)34 feet and 11 inches 35 feet None 24 Design Review 25 Senate Bill 330 (Housing Crisis Act of 2019) Aims to increase residential development, provide certainty for applicants, and expedites development review Expedites permit processing by using a preliminary application process Locks in development requirements, standards and fees Limits local agency review to no more than 5 public hearings December 13, 2022 Planning Commission –First hearing for the project January 17, 2023 City Council–second hearing for the project City cannot apply non-objective design standards City cannot reduce permitted housing density to below that allowed under the applicable specific or general plan in effect on January 1, 2018 If approved, would be consistent with SB 330 27