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Home My WebLink About03 DR 10-015ITEM #3 TUSTIN Report to the Planning Commission DATE: JULY 27, 2010 SUBJECT: DESIGN REVIEW 10-015 APPLICANT: ARNOLD H. SURFAS 145 W. FIRST STREET TUSTIN, CA 92780 PROPERTY ARNOLD H. SURFAS OWNER: 145 W. FIRST STREET TUSTIN, CA 92780 LOCATION: 145 WEST FIRST STREET GENERAL PLAN: PLANNED COMMUNITY COMMERCIAL/BUSINESS ZONING: FIRST STREET SPECIFIC PLAN (SP-10) ENVIRONMENTAL: PURSUANT TO SECTION 15270(a) OF THE CALIFORNIA CODE OF REGULATIONS, THE CALIFORNIA ENVIRONMENTAL QUALITY ACT DOES NOT APPLY TO PROJECTS THAT A PUBLIC AGENCY REJECTS OR DISAPPROVES REQUEST: TO MODIFY THE BUILDING EXTERIOR BY APPLYING STUCCO ON THE UNFINISHED WEST WALL, TO MATCH THE NORTH AND EAST EXTERIOR WALLS OF AN EXISTING COMMERCIAL BUILDING That the Planning Commission adopt Resolution No. 4151 denying Design Review 10- 015. BACKGROUND The original building was constructed in 1975 and since then several additions have been constructed totaling approximately 4,164 square feet of building area. In October 2009, the building and fence on the neighboring property (Econo Lube and Tune} at 155 W. 1st Street were demolished exposing the unfinished west wall of the project site (Figure 1 - a bird's eye view of the two properties prior to demolition). Planning Commission Report July 27, 2010 DR 10-015 Page 2 View On March 23, 2010, a Notice of Violation/Pre-citation Notice was issued to the applicant requiring the property owner to install siding on the unfinished west wall. The applicant discussed with staff his desire to finish the west wall with flat stucco. Pursuant to Tustin City Code (TCC) Section 9272, exterior alterations to building design are subject to design review. Site and Surrounding Properties The site is located in the First Street Specific Plan (SP-10) zoning district, with Commercial as Primary Use, and Planned Community Commercial/Business General Plan Land Use Designation. Planning Commission Report July 27, 2010 DR 10-015 Page 3 The project site is neighbored by residential properties to the north, First Street to the south, a commercial center (Heritage Plaza) to the east, and a vacant lot to the west. The project site is improved with aone-story commercial building with a facade designed to resemble a Victorian Mercantile architectural style (Design Review 98-030). The south elevation (front elevation) of the building is designed with siding and ornamental cornice detail, as shown in Figure 3. The north (rear) and east (side) building elevations are finished with stucco material and there is minimal architectural detail. The westerly wall sits on a property line and was partially covered with a stucco, wood siding, and unfinished wall. 3: txistinq South and North elevations atlA- South Elevation {Front Elevation) Planning Commission Report July 27, 2010 DR 10-015 Page 4 DISCUSSION AND ANALYSIS Project Summary In response to the Notice of Violation, the applicant submitted the proposed project and associated application fee. The applicant is proposing to modify gone-story commercial building located on 145 W. 1st Street by removing the existing partial wood siding wall covering and applying stucco on the unfinished west wall. The proposal would apply minimal stucco architectural detail on the westerly wall similar to that which is represented on the easterly elevation that is completely hidden by the adjacent commercial building However, the westerly elevation is visible from 1St Street and "C" Street. Figure 4 below shows the current condition of the west wall. The photos show wood siding, painted white, that partially covers top part of the wall and the remainder of the wall is a separate layer of unfinished wood. The white wood siding was installed after the adjacent building and fence were built, which may explain the irregular and incomplete application of the wood siding. Figure 4: Existing Condition of West Wall -~~~ i a° d ~ _ ~ ,_ ~ - ~~. i ~ ~ .._ i ,,~.:. :,.: _- __ _ .. ', ` __ 0;10`~Ol~UO 9~:~ Planning Commission Report July 27, 2010 DR 10-015 Page 5 The applicant indicated that a precedent was set when the existing building design was approved in 1998. The entire east wall, which was visible, from 1St Street when the remodel was taken place, was approved with stucco; thereby, the same should be allowed along the west wall. Also, at that time, the applicant indicated that the only discussion referencing the west wall was that there would be no change based upon the fact that there was an existing building and a wall built to the lot line on the adjacent property and no change was proposed for the existing west wall of 145 West 1St Street. The applicant further indicated that he has been very dissatisfied with the Vinyl siding that was used to face the south facing walls of the building. This Vinyl siding is difficult to keep clean and looking fresh. Once the project is completed at the adjacent site at 155 W. 1St Street, there will be little or no view from 1St Street and the applicant will not have access to the west wall to be able to keep it clean. Staff has concerns with the proposed project in that this portion of the building (west wall) is highly visible and that there was no guarantee that the adjacent development will be built in the near future. The precedent pointed out by the applicant on the east wall is now completely hidden by the new building. It should be noted that the City has required all new and improved buildings to address four-sided architecture and materials. This is in keeping with Tustin high quality architectural standards and objectives. The proposed stucco does not match or wrap around the existing siding on the front of the building (south elevation) as shown in Figure 3. The application of stucco material to this side wall would give the cut-off appearance and disengage the overall Victorian Mercantile architectural design in which the Design Review approved in 199$ intended to achieve. Allowing the stucco wall without any embellishment or architectural elements connecting the two walls (south/front and west/side) would disconnect the overall building design. Other buildings along First Street are designed with consistent and continuous exterior (wrap around) architectural design as shown below. Planning Commission Report July 27, 2010 DR 10-015 Page 6 The applicant was informed that staff would be supportive of a design that involves applying siding on the west wall that matches the south/front elevation. However, the applicant was not receptive to this design alternative and has requested the Planning Commission review the matter. In addition, during the course of the application review, no building permit records were found for the patio posts (unpainted wood posts) and the fabric canopy located on the northwest area of the property (see Figure 4). As constructed, these structures do not comply with the Building Code. Accordingly, a notice of violation to require these structures be brought into code compliance or removed will be issued and may result in further code enforcement action. FINDINGS Findings to support denial of Design Review 10-015 are included in Resolution No. 4151 for the Planning Commission's consideration. ~V f~,~ d elynne V. Huffer u Associate Planner Elizabeth A. Binsack Community Development Director Planning Commission Report July 27, 2010 DR 10-015 Page 7 Attachments: A. Location Map B. Land Use Application Fact Sheet C. Submitted Plans D. Planning Commission Resolution No. 4151 S'.1CddJ'CREPORT12010~DR 10.015 (145 W 15151).duc ATTACHMENT A LOCATION MAP LOCATION MAP 1 SPEC ..~ `rr ~~ DR 10-015: 145 W. 1 st STREET ATTACHMENT D LAND USE APPLICATION FACT SHEET LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): DR 10-015 2. LOCATION: 145 W. First Street 3. LOT(S): 2 BLOCK: C TRACT: 338 4. APN(S): 401-532-14 5. PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: Design Review 98-030 6. SURROUNDING LAND USES: NORTH: Residential SOUTH: Commercial EAST: Commercial WEST: Commercial 7. SURROUNDING ZONING DESIGNAI ION: NORTH: Single-Family Residential (R-1) SOUTH: First Street Specific Plan (SP-10) EAST: First Street Specific Plan (SP-10) WEST: First Street Specific Plan (SP-10) 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: Low Density Residential SOUTH: Planned Community Commercial/Business EAST: Planned Community Commercial/Business WEST: Planned Community Commercial/Business 9. SITE LAND USE: EXISTING PROPOSED Use: Commercial No Chance Zoning: First Street Specific Plann No Chance General Plan: Planned Community Commercial/Business No Chance DEVELOPMENT FACTS: 10. LOT AREA: 10,154 S.F.; 0.23 ACRES 11. BUILDING LOT COVERAGE: 100 percent MAX. PERMITTED NIA PROPOSED (less required setback ) 12. SITE LANDSCAPING: 10 percent REQUIRED NIA PROPOSED 13. OPEN SPACE: N/A REQUIRED N/A PROPOSED 14. PARKING: 1:250 SF REQUIRED N/A PROPOSED 15. BUILDING HEIGHT: 18 feet MAX. PERMITTED NIA PROPOSED 16. BUILDING SETBACKS: REQUIRED PROPOSED FRONT: 10 feet N/A SIDE: 0 feet NIA REAR: 20 feet N/A 18. OTHER UNIQUE CONDITIONS ASSOCIATED T O THE PROPERTY (I .E. SPECIAL STUDY ZONES, EASEMENTS, ETC.) NIA Fnrmc•I anAl IcaAnnlira}innFar}Chart ATTACHMENT C SUBMITTED PLANS ..~ w ~,, .r . ~' M O !~ ATTACHMENT D RESOLUTION NO. 4151 RESOLUTION NO. 4151 A RESOLUTION OF THE PLANNING COMMISSION DENYING DESIGN REVIEW 10-015, A REQUEST TO MODIFY THE BUILDING EXTERIOR BY APPLYING STUCCO ON THE UNFINISHED WEST WALL OF AN EXISTING COMMERCIAL BUILDING LOCATED AT 145 WEST FIRST STREET. The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. A proper application was filed by Arnold H. Surfas requesting to modify the building exterior by applying stucco on the unfinished west wall to match the north and east exterior walls of an existing commercial building located at 145 W. First Street. B. The site is designated as Planned Community Commercial/Business by the City General Plan and is zoned First Street Specific Plan (SP-10). Pursuant to Tustin City Code (TCC) Sections 9272, exterior alterations to building design are subject to design review. C. That pursuant to Section 15207(a) of the California Code of Regulations, the California Environmental Quality Act does not apply to projects that a public agency rejects or disapproves~ D. That a public meeting was duly held on said application on July 27, 2010, by the Planning Commission. E. That the location, size, architectural features, and general appearance of the proposed project will impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Planning Commission has considered at least the following items: Setbacks and site planning. The west wall in which the exterior stucco material will be applied is highly visible from the public right-of-way. 2. Exterior materials and colors. The application of stucco to the west exterior without any embellishments or architectural elements will create acut-off appearance that is inconsistent and incompatible with the existing siding on the front elevation and overall Victorian Mercantile design of the existing building. Physical relationship of proposed structures to existing structures in the neighborhood. The west wall will be visible with or without the proposed development at adjacent site (155 W. 1St Street) and that there is no guarantee that this development would occur within the near or distance future- Resolution No. 4151 Page 2 4. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. Other buildings located within the First Street Specific Plan provide consistency (wrap around) of side and front exterior materials. Allowing the proposed stucco will create a precedent and may impact future structures and/or improvement in the First Street Specific Plan area. 5. The proposed is not in keeping with the Tustin's high quality standard of four-sided architecture and materials. II. The Planning Commission hereby denies Design Review 10-015, a request to modify the building exterior by applying stucco on the unfinished west wall of an existing commercial building located at 145 West First Street. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 27th day of July, 2010. ELWYN A. "AL" MURRAY Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA COUNTY OF ORANGE CITY OF TUSTIN I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4151 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 27th day of July, 2010. ELIZABETH A. BINSACK Planning Commission Secretary