HomeMy WebLinkAboutCC RES 25-28Docusign Envelope ID: 0F687690-B0ED-490D-87F2-E425D11860FF
RESOLUTION NO. 25-28
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN,
CALIFORNIA, APPROVING DESIGN REVIEW 2025-0001 AND DENSITY BONUS
WAIVER AND CONCESSION REQUESTS FOR A NEW THREE-STORY
RESIDENTIAL BUILDING WITH EIGHT RENTAL UNITS AFFORDABLE TO
LOWER -INCOME HOUSEHOLDS LOCATED AT 1852 SAN JUAN STREET
The City Council of the City of Tustin does hereby resolve as follows:
SECTION I. The City Council finds and determines as follows:
A. That a proper application has been submitted by Families Forward for the
construction of an 8,700 square -foot three-story building that will include eight
rental units affordable to lower -income households on a 0.22-acre site located
at 1852 San Juan Street.
B. That the application request includes the following approvals:
• Design Review (DR) 2025-0005 for site layout and building design
• Density Bonus request and its concessions and waivers to allow for
a reduction in required parking standards, building height, rear yard
setback, and provision of underground electrical utilities
C. That the site is zoned as Suburban Residential District (R4) and designated
as High -Density Residential (HDR) by the Tustin General Plan.
D. That the project has been reviewed for consistency with the Air Quality Sub -
element of the City of Tustin General Plan and has been determined to be
consistent with the Air Quality Sub -element.
E. That TCC Section 9272b requires the applicant to obtain DR for the site plan,
architectural elevations, and landscaping for construction of a new
development prior to the issuance of any building permit.
F. That pursuant to TCC Section 9124, the applicant requested Density Bonus
State Law Concessions for a reduction in required parking standards, building
height, rear yard setback, and provision of underground electrical utilities for
residential development in the R4 zoning district.
G. That a public hearing was duly called, noticed, and held for DR 2025-0005
and Density Bonus requests on March 25, 2025, by the Planning Commission
where the Planning Commission motioned to approve the recommendation to
the City Council.
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H. That the proposed project is consistent with the General Plan Housing Element
Goal 1 in that the project would facilitate the provision of an adequate supply
of housing to meet the need for a variety of housing types and the diverse
socio-economic needs of all community residents and supports State Housing
Law as implemented by the Regional Housing Needs Assessment (RHNA).
The project provides eight (8) affordable units.
That the demolition of two (2) existing dwelling units and the construction of
eight (8) affordable units, will comply with the requirement of the Housing Crisis
Act of 2019, also known as Senate Bill (SB) 330, which states that any units
demolished as part of a project, or demolished on a project site within the last
five years, will be replaced with at least the greatest number of dwelling units
as existed on the project site within the last five years.
That the project is Categorically Exempt pursuant to the following:
Section 15332 (Class 32) of the California Code of Regulations
(Guidelines for the California Environmental Quality Act).
Section 15192 (Article 12.5-Affordable Housing) of the California
Code of Regulations (Guidelines for the California Environmental
Quality Act.
K. That the location, size, and general appearance of the proposed project, as
conditioned, is compatible with the surrounding area in that there are existing
multi -family residences in the area of a similar massing and scale. In addition,
architectural design and features enhance the existing housing stock in the
neighborhood. The proposal will not impair the orderly and harmonious
development of the area, the present or future development therein, or the
occupancy. In making such findings, the Planning Commission has
considered at least the following items:
1. Height, bulk, and area of proposed structures.
2. Setbacks and site planning.
3. Exterior material and colors.
4. Type and pitch of roofs.
5. Size and spacing of windows, doors and other openings.
6. Towers, chimneys, and roof structures.
7. Landscaping, parking area design and traffic circulation.
8. Location, height and standards of exterior illumination.
9. Location and appearance of mechanical and electrical equipment.
10. Location and method of refuse storage.
11. Physical relationship of proposed structures to existing structures in
the neighborhood.
12. Appearance and design relationship of proposed structures to existing
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structures and possible future structures in the neighborhood and
public thoroughfares.
13. Development guidelines and criteria as adopted by the City Council.
• Building Design. The project is designed to be a vibrant, high -
quality multi -family residential development. The contemporary
Spanish architectural style features clean lines, ample glazing
and fenestration, windows with trim surrounds, shutters and
ironwork, and subtle color schemes. The building elevations
include vertical and horizontal architectural features and color
schemes that break up the overall massing and provide visual
interest. The applicant proposes an architectural style
complementary to the residential uses to the east of the project
site.
• Site Layout. The lot width of approximately 76 feet is
bifurcated with a 24-foot wide, two-way driveway that provides
the site's singular entry and exit point. The driveway entry is
flanked by 15-foot-wide landscaped planting areas and the
easterly side of the driveway provides an enhanced
pedestrian path of travel into the site. Building height is
proposed to exceed the maximum allowable height of 35 feet
and a maximum of two stories for the R4 zone as allowed
pursuant to the Density Bonus law. Rooftop mechanical
equipment would be fully screened behind the roof, and other
electrical equipment would be screened from public view
• Access and Circulation. Vehicular access to the site will be
provided via a designated driveway entrance designed to
facilitate ingress and egress while minimizing conflicts
between pedestrians and vehicles. The circulation plan
includes clear sightlines and turning radii. Parking stall
dimensions and drive aisle comply with Tustin City Code
9266(d) Table 2. Pedestrians will access the site by a
designated pedestrian walkway located along the east
property line that leads to the singular main entrance of the
building. Lighting elements along walkways and parking areas
will be installed to improve visibility and security during
evening hours.
• Parking. Pursuant to Table 1 of TCC 9263, a total of 18
parking spaces are required: 16 covered parking spaces and
two guest spaces. The project will provide on -site parking for
eight vehicles, including two designated accessible parking
spaces in the uncovered surface parking lot fronting San Juan
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Avenue. The parking reduction would be allowed pursuant to
the Density Bonus law.
• Private and Common Open Space. Pursuant to TCC, common
open space is not required for multi -family developments in
the R-4 zoning district; however, one 379 square feet of
outdoor common open space area and one 289 square feet
of indoor common room are provided. The first -floor
community room is adjacent and provides access to the
outdoor open space. The community room is intended to
provide an indoor gathering space and promote community.
A common laundry room is also provided on the first floor.
• Lighting. Proposed outdoor lighting would be typical of
residential uses and would consist of wall -mounted lighting
along the driveway, path lights, and landscape lighting. All of
the project's outdoor lighting would be shielded to minimize
off -site spill and would be in compliance with TCC Section
9271hh.
L. Density Bonus Requests
1. That California Government Code Section 65915, known as the Density
Bonus Law, encourages the construction of affordable housing by
offering developers additional building capacity and other benefits when
they include affordable units in their projects.
2. That the applicant will construct eight rental units that are affordable to
lower -income households within one three-story building.
3. That the density bonus will increase the number of families served and
contribute to the City's goal of reducing the number of families
experiencing homelessness or at risk of homelessness by providing 8
additional units at this project site
4. That concessions and waivers are necessary to enhance the project by
lowering overall costs and offering amenities to lower -income families
that include the following:
• Parking Standards Waivers: The applicant requests the following
deviations from the TCC parking standards.
o Pursuant to TCC 9267, the maximum allowable paved surface
area within the front yard setback is restricted to 50% of the
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total area. The applicant requests paved surface area
exceeding fifty (50%) percent.
o Pursuant to TCC Section 9268c6, a minimum 20-foot queuing
distance for driveways is required. The applicant requests a
deviation from this standard by providing a five-foot queuing
distance.
o Pursuant to Table 1 of TCC 9263, a total of 18 parking spaces
are required, including 16 covered parking spaces and two
guest spaces. The project will provide on -site parking for eight
vehicles, including two designated accessible parking spaces
in the surface parking lot fronting San Juan Avenue.
The waivers to the development standards above are requested
to accommodate the proposed density, building code and fire
code requirements and amenities that, if applied, would deem the
project physically infeasible to build.
Height Concession: According to TCC Section 9220, the
maximum building height in the R-4 zone is two stories or 35 feet.
The applicant proposes a three-story building with a maximum
height of 40 feet to accommodate the roof pitch, conceal
mechanical equipment, and support additional affordable housing
units on the third floor of the building. Providing one three-story
building reduces costs, maximizes the use of the property, and is
economically feasible to build.
• Rear Yard Setback Reduction Waiver: TCC 9220 requires a 25-
foot rear yard setback for properties in the R-4 zone. The
applicant requests a setback reduction from 25 feet to 5 feet to
comply with building and fire regulations that would otherwise be
economically infeasible.
Underground Utilities Concession: Pursuant to TCC 8107(a), all
electrical, telephone, community antenna, television, and similar
service wires or cables providing direct service to the property
shall be installed underground within the exterior boundary lines
of such property. The applicant requests providing electrical and
other utilities, if needed, overhead to the building to reduce costs
associated with underground utility installation that would make
the project economically infeasible to build.
5. That the applicant has shown that the concessions and waivers of
modification of development standards are necessary to make the
housing units physically and economically feasible.
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6. That density bonus, concessions, or incentives/waivers would not
adversely impact public health and safety or the physical environment.
M. That a public hearing was duly called, noticed, and held on said application
on May 6, 2025, by the City Council.
II. The City Council hereby approves DR 2025-0005, subject to the conditions
attached hereto as Exhibit A.
PASSED AND ADOPTED by the City Council of the City of Tustin at a regular
meeting on the 6th day of May 2025.
Signed by:
AU MIUMARD,
Mayor
FIf
DSgned by:
V'i(&YA'SVJA
ERtc,ADWYASU DA,
City Clerk
APPROVED AS TO FORM:
F
cuSigned by:
IZ11"
DA $S37KF-NblG,
City Attorney
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STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
I, Erica N. Yasuda, City Clerk and ex-officio Clerk of the City Council of the City of Tustin,
California, do hereby certify that the whole number of the members of the City Council of
the City of Tustin is five; that the above and foregoing Resolution No. 25-28 was duly passed
and adopted at a regular meeting of the Tustin City Council, held on the 6t" day of May 2025,
by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
COUNCILMEMBER RECUSED:
DS
Signed by:
Ca ua sax
E R1MK'4YA'8QJ DA,
City Clerk
Resolution 25-28
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Lumbard, Nielsen, Gallagher, Schnell, Fink (5)
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