HomeMy WebLinkAboutORD 0917 (1984)M
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ORDINANCE NO. 917
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF TUSTIN, APPROVING ZONE CHANGE 84-4
FOR THE PROPERTY LOCATED AT 1262 BRYAN AVENUE
FROM R-1 SINGLE FAMILY RESIDENTIAL TO PC -MF
PLANNED COMMUNITY MULTIPLE FAMILY
The City Council of the City of Tustin does hereby ordain as follows:
I. The City Council finds and determines:
A. That a proper application has been filed by Goldrich, Kest &
Associates on behalf of the property owner, Robert F. Miller, to
rezone property from R-1 Single Family Residential to PC -MF
Planned Community Multiple Family as described in Exhibit "A"
attached hereto and incorporated herein by reference.
B. That a development plan setting forth proposed land uses and
standards of development has been included within the
application for zone change to the planned community district
and is attached hereto as Exhibit "B" through "B-4".
C. That the development plan hereby establishes a senior citizen
residential board and care retirement home for occupants 55
years of age and older.
D. That the zone change as applied for will not under the
circumstances of this case be detrimental to the health, safety,
morals and general welfare of the community and should be
granted evidenced by the following findings:
1. The property's general plan land use designation is a
planned community multiple family designation intended
solely for a senior citizen retirement home.
2. The intent of the PC -MF zone is to allow diversification of
land uses and accommodation of this unique housing
opportunity for the board and care of senior citizens.
3. The project as proposed conforms with the provisions of
both the City's general plan and zoning ordinance.
4. The project may not be amended in any substantial fashion
without approval by the City's Planning Commission and City
Council.
E. The City Council hereby approves the filing of a negative
declaration of environmental impact for this zone change, in
compliance with the California Environmental Quality Act.
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Ordinance No. 917
page two
II. The City Council hereby approves Zone Change 84-4 subject to the the
development plan as detailed in Exhibit "B" and conditions applicable
to the development plan as detailed in Exhibit "C" attached hereto.
PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on
the 17th day of September 1984.
URSULA E. KENNEDY,
ATTEST: Mayor
MARY E. N,
City Clerk
W.
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TUST I N, C A .
PER RES. NO. 2172
DATED 8-13-84
PER ORD. NO. 917
DATED
EXHIBIT A
(PC -MF)
PLANNED
COMMUNITY
MULTIPLE
FAMILY
CHARLOMA
DRIVE
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GOLDRICH, KEST & ASSOCIATES
BUILDERS AND DEVELOPERS
"PARTNERS
JONA GOLDRICH
BOL KEST
ROBERT HIRSCH
July 23, 1984
City of Tustin
Planning Commission
300 Centennial Way
Tustin, California 92680
� 73
EXHIBIT "B"
18238 VENTURA BOULEVARD, SUITE 816
SHERMAN OAKS. CALIFORNIA 01408-2380
(818) 961-8288 0 (218) 872-1741
Re: Royale Guest Home of Tustin
Senior Citizen Retirement Housing
Zone Change and Use Permit Applications
Dear Chairman Sharp and Commissioners:
This letter is a supplement to our Zone Change and Use
Permit Applications. When we applied for the General Plan
Amendment, we indicated our ultimate intention was to
develop, subject to future public hearings and approvals
on a Zone Change and Use Permit, a 95 -room senior citizen
retirement home. We have developed and own and operate
25 similar facilities, throughout California, and are
proud to be making application in the City of Tustin for
an addition to our investment portfolio, since we believe
there is a strong need for senior citizen housing in the
community. We have been complimented for our Tustin
Gardens low and moderate income senior citizen apartment
complex on 6th Street, behind City Hall, and can only
return the compliment by expressing our great pleasure in
returning to Tustin, and with your support adding to our
investments in Tustin and creating a community asset for
Tustin.
We have reconsidered the number of rooms we wish to
develop. Initially, we indicated 95 rooms, but now we
propose 85 rooms only. Reducing the number of rooms has
several spinoff benefits - it lowers the density; it gives
us an opportunity to organize the building to create an
even more sensitive site plan by eliminating a two-story
element on the rear; and it allows us to vary the mix of
room type by including more large, luxurious suites which
we think should be well received in Tustin.
We would like to highlight aspects of our proposed develop-
ment and give you a description of the services to be
provided at the facility.
City of Tustin
Planning Commission
July 23, 1984
Page Two
We respectfully ask for your support and favorable action
on our applications.
TOPOGRAPHY, SIZE
AND SHAPE OF
PROPERTY: The subject property is flat. It
contains 52,600 square feet and is
rectangular. It has a 200 -foot
frontage along Bryan Avenue and is
263 feet deep.
ACCESS: The physical and visual focus will
be on Bryan Avenue where vehicular
and pedestrian access will be
provided, to give the facility
presence along Bryan Avenue. It
will have a 35 -foot setback which
will provide enough room for a
well landscaped frontage driveway,
as a point of pickup and dropoff,
and a port cochere for the
convenience and comfort of our
residents.
SITE PLAN: To harmonize the development with
the surrounding uses, we have
oriented the L-shaped building so
that one leg of the L will be along
Bryan Avenue and the other will be
on the westerly side (closer to the
apartment complex) with a setback of
15 feet from the property line. The
building will be three stories
along the two legs and features a
one-story dining pavilion at the
south perimeter of the property.
This layout maximizes the setback
from the single family homes on the
east ranging from 60 feet to 130
feet. No rooms will orientate or
impact any of the homes on the
south. Our southerly perimeter
is limited in height to the one-
story dining pavilion. This layout
allows us to create a major open
interior recreational space for
visual and passive recreational
uses.
4
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City of Tustin
Planning Commission
July 23, 1984
Page Three
ARCHITECTURAL
DESIGN ELEMENTS: To harmonize the facility with the
adjacent apartment complex to the
west and the five single family
residences on the east and south,
the facility will have a clearly
residential character and flavor
The major elements are:
° Modified bay windows
° Dormers
° Sloping roofs with earth tone
flashed concrete tile
° Heavy textured stucco with wood
trim and panels
° Passive solar design principals,
throughout
Screened mechanical systems
PARKING AND
DRIVEWAY LAYOUT: A passenger dropoff and pickup
frontage driveway along Bryan Avenue
will be provided for the comfort of
our residents, and a driveway with
25 parking spaces will be provided
along the easterly perimeter to serve
as an additional buffer to the
residences to the east.
The services offered at a retirement
facility permits the residents to
enjoy their life style without the
need and dependence on cars and
private transportation. Transporta-
tion services are provided by the
facility for medical visits, shopping
trips and recreational outings. Since
all meals are served and a 24-hour
snack bar is provided, the need for
marketing is avoided.
Much of the staff is made up of
housekeepers, most of whom take bus
,..w transportation to the facility. Public
transportation is provided along Bryan
Avenue (a bus stop is directly adjacent
to the property), Newport and Redhill.
City of Tustlil
Planning Commission
July 23, 1984
Page Four
PARKING AND
DRIVEWAY LAYOUT
Continued
Visitation does not occur as often
as we would like and expect.
Visitors typically pick up the
elderly residents for an outing
away from the facility.
All of the above support the adequacy
of the layout, and the number of
parking spaces provided.
LANDSCAPE: The perimeter landscape is an impor-
tant element to us in creating a
development with good curb appeal,
and to harmonize it with the neighbor-
hood. A 6 -foot high masonry wall will
be provided as a buffer and for secu-
rity. Perimeter landscaping will
provide screening, shade and a quality
look. Wherever possible, existing
healthy trees will be preserved and
incorporated into the development.
Exterior lighting will be directed
into the property. The open court
will be larger with a strolling path,
benches, shade trees and trellises.
SERVICES: A full spectrum of services will be
demanded by our residents and pro-
vided by our facility. We are
providing not only housing for the
elderly, but a way of life for the
elderly who no longer wish to live
independently. Service is what will
attract the elderly to the facility,
and the key element to the facility's
success.
Mealtime is an important activity.
Three meals a day and a 24-hour snack
bar are provided in a large, elegant
dining room with extensive daylight
streaming in and a beautiful view of
the outdoor court. The dining
experience will be social, uplifting
and pleasant. The dining room will
also be used for concerts, lectures,
glee club presentations and a variety
of other recreational pursuits.
City of Tustin
Planning Commission
July 23, 1984
Page Five
SERVICES - Cont'd. Daily housekeeping, including linen
service, is provided to all rooms
and public areas.
Transportation service will be
provided on a routine schedule in a
facility -owned van. For example,
medical visits may be scheduled for
Tuesdays and Thursdays; shopping
and cultural excursions on Wednesdays
and Fridays.
A licensed administrator will be in
charge of the facility on a day-to-
day basis. The administrator will
be supported by a receptionist, a
maintenance man, cooks and house-
keepers.
The total staff will be composed of
14 as follows: An administrator;
assistant administrator; receptionist;
maintenance man; cook and assistant
cook; four housekeepers and four
evening meal servers. The peak
staff will be ten persons on the
7:00 a.m. to 3:00 p.m. shift.
PROFILE OF THE
TYPICAL RESIDENT: The typical resident is a 70-75 year
old widow in fair health, enjoying
independent living and able to afford
the additional services rendered at
a retirement home. Children and
grandchildren reside within a ten -
mile radius of the facility. Often
the resident will have resided with-
in a ten -mile radius of where the
retirement facility is located. The
typical resident relies on a com-
bination of savings, private pensions,
Social Security and, in some cases,
assistance from the children to
meet their financial needs.
Most of the residents are widows,
fewer are widowers and even fewer
are married couples. In a more
affluent area, such as Tustin, the
average age may be 70, and there
City of Tustin
Planning Commission
July 23, 1984
Page Six
PROFILE OF THE
TYPICAL RESIDENT
Continued may be more couples than are
usually found in congregate care
facilities. We -qealize that as
attractive as we make our retire-
ment homes, most of our residents
are reluctant to make the move to
reside there. It is often a major
chancre in their life style and not
easy for them to face. Therefore,
we try to make an attractive
environment with an abundance of
amenities, programs, activities
and services focused on providing
a dignified, comfortable retire-
ment to the satisfaction of our
residents and their families. It
is important that the family has
the -peace of mind that the parent
or grandparent is residing in a
nice and secure setting.
Thank you very much for your consideration. I will be happy
to answer any questions or comments you or the Planning
Staff may have at the public hearing.
Respectfully submitted,
GOLDRICH, KEST & ASSOCIATES
6
anue 1 G. Af e rgu
Director of Development
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EXHIBIT "B -o
EXHIBIT "C"
CONDITIONS IMPOSED UPON THE DEVELOPMENT
PLAN FOR ZONE CHANGE 84-4
1) Covenants, conditions and restrictions shall be recorded on the subject
property limiting occupancy to tenants 55 years of age or older. Also the
CC & Rs shall prohibit conversion of the retirement home to any other form
of occupancy without the review and approval of the City of Tustin.
2) The overall building height shall be limited to three stories for the
residential structure and one story for the kitchen/dining structure..
3) This development will require a grading plan subject to City review and
approval. At present, it appears the natural drainage for this parcel is
to the southwest which will impact surrounding residential properties.
Therefore, onsite drainage shall be conveyed to Bryan Avenue via a catch
basin and onsite storm drain line subject to approval by the City
Engineer/Public Works Director. Prior to constructing such drainage
facilities an investigation shall be conducted by the project Civil
Engineer to determine capacity of the existing storm drain within Bryan
Avenue. The Engineer shall also submit hydrology and hydraulic
calculations to substantiate the use of the Bryan Avenue storm drain.
4) The final site plan and architectural building elevations including colors
and materials of construction shall be subject to•the approval of. the
Director of Community Development.
5) A minimum six foot high masonry wall as measured from the highest adjacent
grade shall be constructed and/or maintained along all common property
lines excluding Bryan Avenue.
6) Truck deliveries shall only be permitted between the hours of 7:00 a.m.
and 6:00 p.m. Monday through Saturday.
7) Outdoor storage other than motor vehicles is prohibited.
8) A landscape and irrigation plan shall be submitted for City staff
approval, and landscaping installed prior to occupancy of the subject
building.
9) All roof top mechanical equipment, in particular on the kitchen/dining
structure shall be screened from adjoining property owner view. Rooftop
equipment shall be sound attenuated so the equipment will not be audible
past the property lines.
10) The developer shall attempt •to maintain .as many mature trees on the
property as possible. As necessary, minor adjustments in building
locations shal 1 be made to accomodate mature trees.
Community Development Department
EXHIBIT "C" CONTINUED
11) All public improvements shall be shown on the final site and/or grading
plan and referenced with appropriate City Standard drawing number. These
improvements shall include but not be limited to the following:
a. Curb and gutter
b. Drive aprons
C. Sidewalk (full width between curb and property line)
d. Sanitary sewer connection to mainline.
e. Domestic water service connection
f. Fire service if required
g. Street trees
h. Marbelite street lights with underground conduit. (Submit 3 copies
of site plan to So. Calif. Edison Co. /Ron Rust for street light
layout.)
12) Annexation of the subject property to the Orange County Street Lighting
Maintenance District No. 6 is required. All annexation papers shall be
filed with City of Tustin.
13) Payment of East Orange County Water District fees will be required in the
amount of $500.00 per dwelling unit at the time a building permit is
.issued.
14) Payment of Orange County Sanitation District sewer connections fees will
be required in the amount of _$250.00 per dwelling unit at the time a
building permit is issued.
15 ) The trash receptacle. enclosure is on a dead end driveway with no provision
for turn around. The City's franchised refuse hauler shall approve this
design prior to construction.
16) One-way signing shall be required at each driveway indicating direction of
flow.
17) Redesign the balconies and patios and eliminate the wrap around balcony
for the units overlooking the single family residences.
Community Development Department
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUST I N )
MARY E. WYNN, City Clerk and ex -officio Clerk of the City Council of the City of
Tustin, California, does 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
Ordinance No. 917 was duly and regularly introduced and read at an adjourned
regular meeting of the City Council held on the 4th day of September, 1984, and
was given its second reading and duly passed and adopted at a regular meeting held
on the 17th day of September, 1984, by the following vote:
AYES : COUNCILPERSONS: Edgar, Hoesterey, Kennedy, Saitarelli
NOES : COUNCILPERSONS: None
ABSENT: COUNCILPERSONS: Greinke
WCity Cleq V _
City of Tus 'n, Califor is
SUMMARY PUBLISHED IN TUST IN NEWS:
September 13, 1984
September 27, 1984