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Home My WebLink About08 PARKING IN-LIEU FEES FOR 195 ECRTUSTIN Agenda Item 8 ~''~ ~~ { Reviewed: J~~'J~~I Cit Mana er AGENDA REPORT y g r' ~- Finance Director N/A MEETING DATE: MAY 18, 2010 TO: WILLIAM A. HUSTON, CITY MANAGER FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: REQUEST OF WAIVER OF PARKING IN-LIEU FEES FOR THREE PARKING SPACES AT 195 EL CAMINO REAL SUMMARY: A request to waive parking in-lieu fees for three parking spaces was submitted by Enrico Pozzuoli, of EDPA Studio. The request accompanies a conceptual design proposal to construct atwo-story building with a small cafe, wine tasting, and ancillary office on the second floor at 195 EI Camino Real (APN 401-583-09). RECOMMENDATION: That the City Council grant a waiver of parking in-lieu fees for three parking spaces at 195 EI Camino Real contingent upon the submittal of high quality architecture and the incorporation of high quality materials. Submittal shall be subject to the review and approval of the Zoning Administrator. FISCAL IMPACT: No fiscal impacts are anticipated with the request. BACKGROUND: Enrico Pozzuoli, EDPA Studio, submitted a conceptual design proposal to construct a two-story building with a small cafe, wine tasting, and ancillary office on the second floor at 195 EI Camino Real (see attached conceptual site plan and elevations). The project site consists of a 4,250 square foot lot with an existing commercial retail building and a two-story residential building. The property is located in the Central Commercial District (C-2) within the Combining Parking District (P) and the Cultural Resource District (CR) overlay zone. The General Plan Land Use designation for the site is Old Town commercial. As with most Old Town properties, the site is small and presents several site development constraints which make it difficult to develop with a viable use while meeting the City's standard parking requirements. This site is a narrow corner lot with street frontages along EI Camino Real and Second Street. City Council Report 195 EI Camino Real Parking Waiver Page 2 The applicant worked on a preliminary basis with City staff to consider several configurations of the building and parking spaces on the site. As part of this coordinated effort to maximize the use of the site and to increase the potential success of future businesses at this location, the project applicant increased the size of the first-story cafe and wine tasting space. As proposed, the project would require nine parking spaces while only six parking spaces can be incorporated on-site. Based on this current conceptual proposal, the applicant would be required to pay a parking in-lieu fee for the three parking spaces which cannot be accommodated on this small lot. Mr. Pozzuoli has entered into escrow for purchase of the property which is conditional upon the potential development of the site, including City waiver of any required in-lieu parking fees. Therefore, the applicant is requesting that the City Council waive the in-lieu fees for three parking spaces. ANALYSIS: On January 19, 2010, the City Council adopted Ordinance No. 1373 (Code Amendment 09-004) which provided parking alternatives as discussed in The Old Town Parking Study. The Old Town Parking Study recommended that City staff review and develop new parking flexibility options including a revision to the Tustin City Code to permit limited restaurant uses within Old Town without the requirement for additional on-site parking. That ordinance was adopted by the City Council to encourage restaurant development in Old Town Tustin and to encourage outdoor restaurant seating areas in all commercial districts in the City. The Tustin City Code states that cafes and office uses are permitted within the C-2 District and wine tasting rooms are authorized and encouraged in the CR Overlay District in the interest of creating a commercial village atmosphere within the Old Town area. Consistent with the design concept of a village environment, these specific uses are listed in the Zoning Code as those that may typify the character of the desired image in Old Town. For that reason, site development standards and exceptions are provided in order to afford maximum flexibility in design and development for various lot sizes. Specifically, the CR Overlay District offers potential options to address Old Town modifications for parking requirements, one of which is that all or a portion of the number of required parking spaces may be satisfied with the payment of in-lieu parking fees to be used for public parking accommodations. This fee has previously been assessed at approximately $13,000 to $20,000 per parking space, making it a disincentive to redevelop smaller project sites in Old Town. Previous requests to waive the parking in-lieu fees have been approved by the City Council in exchange for high quality architecture and other benefits that may result from the development of these sites which typically have site development constraints. City Council Report 195 EI Camino Real Parking Waiver Page 3 Should the City Council support the waiver, the project proposal will be reviewed by the Zoning Administrator through the Design Review process to ensure the submittal of high quality architecture and the incorporation of high quality materials on the project. The proposed uses are permitted by right and any restaurant use which includes the sale of on-site alcoholic beverages would require a Conditional Use Permit (CUP) approval prior to operation. Staff believes that the proposal has the potential to revitalize a continually underutilized site to the benefit of the Old Town community, while also meeting several land use goals established for the area by the City Council (introduction of additional restaurants, wine tasting, etc.). Therefore, staff recommends that the City Council waive the parking in-lieu fees according to the intent and provisions of the fee waiver policy. ~_ _ Amy Thomas, ICP Elizabeth A. Binsack Senior Planner Director of Community Development Attachment 1: Letter Requesting Waiver of Parking In-Lieu Fees Conceptual Site Plan and Elevations r~~~ ~~~~ . ~~ ; siuuio 1*II=erb~til A. 9lnsack, t7lrsatt~r City of Tustin Community Development Department 300 Centennl6l Tustin, CA 9278b Ro: 19tt Ei C~mino Rpt Wnlwr of Parkln9~ln-Cleo 1=s. May 11, 2Q10 Darr Mre. l3ineaCk, We ere requesting 8 waiver of psrtcing-IMieu foes for thr+~ parldr~g ~aoaa }~pr o ~ re~N, t~esteurant 6 otAc>e development 81t the at70V+B address Ih Ofd Town Tuetln. As a oondltion b appmvlnp such s rgquesf, we vrNt provide a high quality dealgn with 4-sided erehftecture that n,r~ll oompfimertt the aurrou-dirg erg. We wilt work closely with the Community Development Department in its Impiementafian. Sincerely, t?~ka CI. Pozsuoll, Applicant !Future Owner EDPAatudlo, ArehlleGt9 b Edwarrd Buis, Current ropmrty Owners 12 Car}yle Irvine, CA 92820 17842 INlne 6rvd. Suite 134 i TusGn, Catifo-nla 92780 ~ 714,73Q-5450 i 714-73D~~(?55 fax (y1Ayw.edpashKfio.com W ~ ~ ~ ~~~ ~~ ~ v ~ 7 g ~~g~y~ 3 ~ q1~ ~ ` .~ ~~:dd °r~ j $~~ ~ ~g~E6~ 4 . vaaY3 m 4,0" * ~ + + ~ ~ } i ~ m i ~~ ~ 1 ga ~ 1 g0 1 U ~e ~ B{ ~ V ~ ~ "~ ° ~ Y I as r ~ 2 i e 9~ 9 • L as -- ! =° g ~_ o ---- Y= $ ~ 4 ~~ ~o a ~ `:~ ~ I o 4 a ~ ~° INi! 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