TUSTIN RED HILL DEVELOPMENT TUSTIN CITY COUNCIL WORKSHOP 7-6-15
CONTEXT MAP
PREVIOUS CHURCH AND ADJACENT RETAIL SITE EXISTING RETAIL CENTER SITE CONDITIONS PREVIOUS SITE CONDITIONS
PREVIOUSLY APPROVED PROJECT MONARCH VILLAGE - 201 UNITS (70 DU/PA) PREVIOUSLY APPROVED SENIOR/ASSISTED LIVING PROJECT
MONARCH VILLAGE Senior Project Monarch Village Senior project Planning Commission and City Council approved 201 Units in 2008 and renewed the approvals in 2011. Project was on 2.88 acres with 201 units (70 DU/AC) General Plan Amendment, Zone Change, Design Review and Conditional Use Permit Developer withdrew project based on the Senior Project not being financially feasible after the economic recession of 2009.
EXISTING NEIGHBORHOOD PHOTOS
EXISTING NEIGHBORHOOD PHOTOS
EXISTING NEIGHBORHOOD PHOTOS
EXISTING NEIGHBORHOOD PHOTOS
PROPOSED PROJECT GUIDING PRINCIPLES Guiding Principles Consistency with General plan Goals and Policies Activate the street with new retail/commercial uses and live-work units Consistency with Overall Strategies in City Council adopted Neighborhoods of Town Center Provide development standards in the Zoning Text change which promote and preserve the residential character of the neighborhood here and in other parts of the City, and provide positive economic growth. Develop a new Mixed-use product to the City of Tustin and provide new Class A market rate housing to a very underserved area.
PROPOSED PROJECT OBJECTIVES Project Objectives Provide significant economic development in an underperforming area of the City. Provide a new Entry to Old Town which promotes a positive image for the City of Tustin and provides new economic growth in the neighborhood. Expand streetscape improvements along street corridors. Provide architectural design features and character which is compatible with the existing neighborhood. Develop a new Mixed-use product to the City of Tustin and provide new Class A market rate housing to a very underserved area.
PROPOSED PROJECT DESCRIPTION Market rate apartment project Property Owner is desirous of developing non-senior project on subject site. (201 UNITS (60 DU/PA) Owner has been working with staff since early 2014 and have responded to many requests including: Increase size of the site by acquisition of adjacent office building at San Juan St. and Red Hill. Include commercial uses in the project (mixed-use) with retail and livework units. Widening of Red Hill with landscape improvements, addition of traffic signal on Red Hill, utility improvements, street improvements. Architectural design modifications Traffic study, sound report, Tract Map, WQMP, and preliminary environmental scope.
PROPOSED PROJECT Project features and architectural elements respond to Project Objectives New mixed-use residential/commercial development in a wrap type product with parking structure 10,000 s.f. of retail and commercial uses with leasing office and fitness center all with commercial store fronts, signage, architectural elements and street furniture. Ground floor Live-work town home units Activates the street and reinforces the pedestrian activity Corner identification and architectural elements. Provides maximum economic benefit to the neighborhood Mixed-use project has less impact on the environment, neighborhood and traffic than other Commercial Uses currently allowed by Zoning.
PLANNING & ZONING INFORMATION Revised submittal is expected to include the following: Retain PC-C GP Land Use Designation on Original Site since residential development already permitted Re-designate additional property added to site from CC to PC-C Land Use Element Textural Amendments to clarify mixed use as permitted, density stds. and locational criteria Rezone both parcels to Planned Community (PC) for consistency with Land Use Designation of PC-C Zoning Textural Amendments to the PC Zone to clarify mixed use as permitted by CUP and to add development stds. CUP Application for 201 unit residential mixed use project
PROPOSED PROJECT - A PROPOSED GROUND FLOOR SITE PLAN
VIEW FROM SAN JUAN AND RED HILL Proposed Project - A
VIEW FROM SAN JUAN AND RED HILL
VIEW FROM RED HILL LOOKING NORTH
THE NEIGHBORHOODS OF TUSTIN TOWN CENTER - A NEW BEGINNING Objectives: Increase the supply of housing Enrich the livability of neighborhoods Revitalize commercial uses Upgrade the appearance of street corridors and community gateways Create employment opportunities
THE NEIGHBORHOODS OF TUSTIN TOWN CENTER - A NEW BEGINNING Overall Strategies from the goals in the Guide Convert underperforming commercial sites to other uses or mixed uses. Encourage introduction of moderate to high-density residential development along street corridors, compatible with the adjacent neighborhood. Encourage construction of a greater variety of residential product types to accommodate a variety of family sizes and price points. Consolidate commercial uses along corridors into welldefined neighborhood centers and/or mixed use developments. Expand streetscape improvements along street corridors.
SITE DESIGN FROM NEW BEGINNINGS Mixed-Use buildings should have ground floor retail and no setbacks to define the street and encourage pedestrian activity. Landmark buildings should have a higher building element such as a tower to increase visibility, provide orientation, or form a gateway.
SITE DESIGN FROM NEW BEGINNINGS Mixed-use buildings should front the street with large storefront windows for ground floor retail uses Buildings should be modulated with architectural elements, recesses, overhangs, and special corner treatments. Entrances should be easily identifiable. Signage should be well-designed and integrated in the facade.
ALTERNATE PRODUCTS DENSITIES EXAMINED Applicant has looked at several alternate projects: A. Proposed project with 201 units 60 DU/AC Mixed-use with commercial and retail on the ground floor Wrap project type with parking structure 3 and 4 stories with live work townhomes and retail on the ground floor B. Alternate project with 169 units 50 DU/AC Mixed-use with commercial and retail on the ground floor Wrap product type with parking structure 3 and 4 stories with live work and retail on the ground floor C. Alternate project with 135 units 40 DU/AC No mixed-use or commercial uses on the ground floor, or pedestrian oriented. All on-grade parking, no parking structure. Four stories over one level of parking on grade Parking on the ground floor no retail or live-work. Provides no activation of the street or commercial retail
ALTERNATE STUDY PROJECT B 169 UNITS (50 DU/AC) ALTERNATE STUDY GROUND FLOOR
ALTERNATE STUDY B 169 UNITS (50 DU/AC) ALTERNATE STUDY UPPER FLOOR
ALTERNATE STUDY C 135 UNITS (40 DU/AC ALTERNATE STUDY No retail, or Live work
ALTERNATE PRODUCT ANALYSIS ALTERNATE(PRODUCTS Alternate(Product Product(Description Achieve( Applicible( GP(Policies( Consistency( with(town( Center(Study Ecomonic( Feasibllity Comments Proposed(Development(>(A Wrap(product(>(60(DU/AC Y Y Y Achieves(all(of(the(objectives(and(is(the(optimal(density(for(Wrap(product 201(Units Alternate(Study(Project(>(B Wrap(product(>(50(DU/AC Y Y N ((Achieves(all(of(the(objectives(except(eccomomic(feasiblity 169(Units Alternate(Study(Project(>(C Parking(0n(grade(>(40(DU/AC N N N No(Mixed>use,(or(pedestrian(friendly,(and(is(not(ecconomically(feasible 135(Units Alternate(Study(Project(>(D Garden(apartments(>(25(DU/AC N N N No(Mixed>use,(or(pedestrian(friendly,(and(is(not(ecconomically(feasible 72(units
POLICY DIRECTION AND NEXT STEPS Provide policy to the Applicant and City Staff supporting the applicant s submittal of a revised application for a 60 DU/AC project Given the time frame applicant has been working with staff, we request expeditious and timely processing of revised application Applicant would revise and complete application and any required environmental documentation