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HomeMy WebLinkAboutPC Minutes 02-10-75 MINUTES OF A REGULAR MEETING OF THE CITY OF TUSTIN PLANNING COMMISSION February 10, 1975 The regular meeting of the City of Tustin Planning Commission was held on the tenth day of February, 1975, at the hour of 7:30 p.m., of said day, in the Council Chambers, 275 South "C" Street, Tustin, California. ROLL CALL Present: Commissioners: McHarris, Dukleth, Hill, Schier, Sutcliff Absent: Commissioners: None Others Present: R. Kenneth Fleagle, Assistant City Administrator- Community Development Director Bruce Lenorovitz, Assistant Planning Director James G. Rourke, City Attorney Marge Will, Recording Secretary PLEDGE OF ALLEGIANCE was led by Commissioner Sutcliff. INVOCATION was led by Commissioner Dukleth. APPROVAL OF MINUTES Moved by Sutcliff, seconded by Hill that the Minutes of January 27, 1975, be approved. MOTION CARRIED: 5-0 PUBLIC HEARINGS Use Permit 75-3 - Southern California Institute - to permit the establishment and operation of a private Liberal Arts College and related business offices associated with the college and church activities. Location: 1451 Irvine Boulevard Mr. Lenorovitz explained to the Planning Commission that this Use Permit Would enabIe the applicant to utilize a portion of an existing professional office complex as a private Liberal Arts College. The use is being relocated from its existing location in the Foster Arts Industrial Complex located in the vicinity of Sixth and "B" Streets in the PM (Planned Industrial) District. The Southern California Institute is a private Liberal Arts College owned by the Church of Scientology. Maximum enrollment is projected at 100 students in 2500 sq. ft., with 3000 sq. ft. for administrative offices. 16,584 square feet of already occupied office space in the complex remains for other tenants. Mr. Lenorovitz added that this professional complex was annexed to the City and prezoned PR (Professional) predicated upon the proposed office use. The plans were approved for professional office buildings and were constructed under Tustin's office building standards as related to set- backs, building heights, and parking. The use of a private Liberal Arts College does not appear to be objectionable for this area. The main concern is related to parking and traffic. The City Engineer has commented that "The existing site appears to have approximately 100 parking spaces. Enrollment is project at 100 students plus teachers and administrative help. The size of the school should be limited so that there will be no need for on-street parking." PC Minutes 2/10/75 Page 2 Mr. Lenorovitz stated that the class sessions are daily from 9:30 a.m. to 1:00 p.m., 2:00 p.m. to 5:00 p.m., with evening sessions from 7:00 p.m. to 10:00 p.m., with the 93 students spread about between the three sessions. Eighteen faculty members will be there daily. Mr. Lenorovitz'said that in examining the parking, the current use of 16,584 square feet of office space would necessitate 55 parking spaces of the 98 existing spaces, thus leaving 43 spaces for use by the Institute. Predicated upon prevailing parking standards for private college uses in Orange County, 51 spaces would be needed for the college, thus exceeding those available. The apparent solution would be to limit enrollment to that accommodated by the existing parking so that the college could function in harmony with the existing professional uses. If the Institute is successful, enrollment could be increased predicated upon renting additional space and accompanying parking areas. The Engineering Department also commented that the left turn access from Eastbound Irvine Blvd. will probably be restricted when raised medians are constructed along Irvine Blvd. Also left turn access from the parking lot to Irvine Blvd. would be restricted. Mr. Lenorovitz stated that if the Commission determines that the proposed institutional use is compatible for the site, that Resolution No. 1429 should be adopted which has the provision limiting enrollment based upon parking accommodations. Opened public hearing at 7:55 p.m. Raymond Kemp, Executive Director of the Southern California Institute told the Planning Commission that there would be 15-20 students in the morning class, 15-20 students in afternoon sessions (but these do vary) and 40 at the evening session. He added that there would be no increase in enrollment until additional office space becomes vacant. And it would be a matter of economics as to whether they would take over the remaining office space for the college. Commissioner Schier inquired as to why the Institute was leaving their present facilities. Mr. Kemp replied that they were not in conformance with the zoning code and that their parking facilities at the present facility have shrunk. Commissioner Sutcliff said she was concerned that what is happening to the Institute now might in the next year or two happen again -- increased enroll- ment means increased parking spaces. Do you intend to put a maximum on your enrollment? Mr. Kemp replied that before we can expand student enrollment we will need more facilities which would bring about more parking. Commissioner IIill asked if there would be times when large assemblies would be held. --Ai~ he was concerned about the dislocation of the existing tenants in the buildings. Mr. Kemp replied that most assemblies would be held on Sunday and occasionally on Saturday, and that most of the tenants have leases running from one to five years and that we foresee no problem with the present tenants. Mr. Lenorovitz asked what is ownership in relation to the development? Mr. Kemp referred the question to Mr. Bob Moorse, Keystone Properties Management, who replied that Mr. Kemp is buying the entire complex, including the other office spaces that are now leased. Mr. Moorse further said there are now 100 parking spaces and that two more could be added. He said that the building is designed as 5 separate uses which means one tenant could be isolated from another section of the building. James Masic & Associates, bookkeeping and tax service, who has just signed a 5-year Iease, asked when were the parking spaces counted? PC Minutes 2/10/75 Page 3 Mr. Lenorovitz replied that staff members of the Community Development Department made the count on Thursday of last week and that spaces remain consistent at all times. Mr. Masic said that existing tenants do not stay static. His company has grown 25% in a year and hopefully will continue to expand. We do not want to move out of Tustin but if there is a restriction on parking, they will be forced to move out. He is of the feeling that the present tenants are being restricted and would like to see the complex remain as professional use. Commissioner Schier asked Mr. Masic if he has had any parking problems to date, or if he has noticed periods when almost all the spaces are used? Mr. Masic said he was concerned about the future. Commissioner McHarris asked Mr. Masic how many parking spaces his business ~o~ld use at any one time. Mr. Masic replied for the period January 1 through April 1 about 70 people, or a total of 10-15 spaces. Dave Thompson, Thompson & Associates, 1451 Irvine Blvd., Suite 44 moved in January from Santa Ana. Had adequate parking so we could add to our facility of 6 employees and that we expect to need more parking facilities as we grow. Commissioner McIIarris explained the criteria for allotting parking spaces to Mr. Kemp which allows the Institute a maximum of 25 or 26 students at the morning and afternoon sessions, or 1.5 students per space. Mr. Kem~ said it would be agreeable with the Institute to restrict the enrollment to 25 students at the day sessions, Monday thru Friday, and unlimited enrollment in the evening (probably not more than 40). Mr. Fleagle explained the requirements of the PR office space parking requirements of one parking space for every 300 sq. ft. of office space, and that it was management's responsibility to allocate parking spaces to tenants. He said the Planning Commission has the right to designate what they determine to be adequate parking requirements for the proposed college enrollment, and to limit enrollment to the available parking accommodations. The Commission could further require the designation of parking spaces by category of occupancy. Commissioner Dukleth stated that he thought the college could live with 45 spaces. Commissioner McHarris wanted to know what the parking situation is in the evening. Mr. Moorse replied no problem in the evening as usually not more than 12 cars are in the parking spaces. Mr. Flea~le asked Mr. Moorse thru the chair as the agent of the owner, did he have the right to give a tenant a cancellation of his lease without penalty if the parking became a problem. Mr. Moorse said that if the parking became intolerable, he would release the tenant- without penalty. He added that if classes were limited to 25 students using 15 cars plus staff, parking would not be a problem. Lowell Anderson told the Commission he has been in the building for one year now and is very security conscious. He said he had been vandalized in other areas and was pleased that the iron gates were always closed at night. He was also aware that with a professional group in the building he could be fairly certain of the type of clientele that would be brought into the complex. PC Minutes 2/10/75 Page 4 Mr. Kemp replied that if any of the present tenants feel they are being unjustly treated, he would be perfectly willing by making it known now, he would give them an option to vacate their lease without any penalty. lie said they would be taking over the security of the buildings but felt the tenants did not have to worry as their students are not on drugs. Each student is thoroughly investigated and most of the students are mature individuals. They have never had a security problem in the history of their present location. Closed public hearing at 8:45 p.m. Commissioner Sutcliff added that she would like to see either a 3- or 6-mont~n assessment period in which they could take another look at the situation to be sure that the parking does not become a problem and burden. Commissioner Hill said he was willing to grant the permit pending a sat- isfactory negotiation of allocation of parking and with a 3 to 6-month review, lie feels this would protect the present tenants. Mr. Moorse said that if the Planning Commission would rescind the permit in 6 months that it would create a hardship on the So. California Institute. Moved by Schier, seconded by Dukleth that Resolution No. 1429 be adopted as substantially d~'afted with the following wording added to 2.(1) "with a designation and segregation of parking spaces by category of occupancy with Institute parking not to infringe upon parking ratio of professional uses of 1:300." MOTION CARRIED: 5-0 Use Permit 75-5 - Application for a Use Permit to authorize the development of a commercial and professional complex in the Planned Community (Commercial) District. Location: Triangle Bounded by Newport Avenue, Main Street and Bryan Avenue Mr. Fleagle stated that the subject property is in the Planned Community (Commercial) District by the adoption of Ordinance No. 558 on November 6, 1972. The requirements of this ordinance are that (1) precise plans for development on subject parcels shall be submitted to the Planning Commission and staff for approval, with said plans encompassing an inter-related and integrated design for the total parcel. (2) The division of ownership or intention any parcel shall require the sub- mission and approval of a parcel map, accompanied by copies of reciprocal agreements related to parking facilities and traffic circulations. Design plans for the Silver Fox Restaurant accommodated 118 parking spaces, and 69 spaces on the remaining parcel. The plans presently submitted for consideration accommodate 27,000 sq. ft. of retail stores, 11,400 sq. ft. of office and potential of 5,000 sq. ft. for restaurant, for a total of 43,400 sq. ft. of structures, with 209 parking accommodations. The elevations, structural locations on the parcel, and materials do not inter-relate or integrate design features. The appearance of strip commercial is given by the limited 10 feet of building separation with radically different designs and materials, rather than that of an integrated commercial project. The professional and commercial uses are compatible with the area, however, the design appears to be incompatible. Design factors that are appropriate for the project include, compatible structural design, and /or structural separations, screening of parking spaces, wider landscaped berms, and additional landscape areas. It is recommended that the Commission make a determination as to whether or not the project as submitted would have an adverse environmental impact. The applicant could be provided the option of submitting revised plans that would assure against a negative impact or preparing an Environmental Impact Report with mitigating measures. PC Minutes 2/10/75 Page 5 Mr. Fleagle read the letter received that day from John Siegel who was speaking for the owners of the Las Campanas Apartments. The letter outlines their concerns with the proposed development and the potential problems that may arise from it. Specifically, the impact of the development relative to the increased burden of traffic and parking on adjoining streets; the flooding of Main Street during heavy rainfalls; shortage of parking spaces; random location of structures on the triangle not conforming to inter- related and integrated design; adequate screening of cars by landscaping along Main Street; and subdued lighting in consideration of the residents of Las Campanas. Opened public hearing at 9:15 p.m. John Coelho, building said that after meeting with Staff on Friday and hearing of their concerns relating to the project, he w6uld like to continue the matter to February 24. He plans to get together with his architect after tonight's meeting and asked the Commissioners to give him their objections and ideas concerning the development. Commissioner Sutcliff said she was very much in accord with the shopping center idea. Iter main concerns were the size of the building next to the Silver Fox Restaurant, which made it look like a total cement wall along Newport; 10' in between buildings; parking accommodations; landscaping; and would like to evaluate the impact on the community. Commissioner Dukleth said he would li~e to see mor~ trees. The design looks as though '~here ~s no room left for any landscaping. He would lire to know more about the economics of Mr. Coelho's analvsis that the area Gould support another shopping center of this type. He wondered whether he needed that amount of square feet. Also, have the city's parking require- ments been met? Commissioner McHarris told Mr. Coelho that he would like to see certain ~rking spaces eliminated, namely those in a hazardous location. He asked whether the elevation is compatible to lot and restaurant design. Also he would like to see Mr. Coelho work with the owner of the Silver Fox Restaurant to remodel in accordance with design concept. As the design now stands, he feels an EIR should be undertaken. Commissioner Schier concurred in that he would like to s~e a market survey whfch indicates that a shopping center in this area woul~ be self-supporting. Also he was wondering if this development might detract business from the other centers. Mr. Coelho replied that he had 4 or 5 tenants already signed up -- Italian pastries, lamp shop, specialty radio shop, boutique - unusual shops. Also Carroll's Restaurant and Van de Kamp's are interested in coming into the development. Commissioner IIill said that we should maximize the retail stores as they mean sales tax to the community. He informed Mr. Coelho that the section facing Newport should be attractive, as that is where the street traffic will be. He urged Mr. Coelho to work with his architect and staff in- corporating the suggestions, and then the Commissioners could review all the changes before the next Planning Commission meeting. He suggested that S%aff evaluate the comments of Mr. Siegel re the storm drains and o traffic impact. Mr. Fleagle said we should wait and see the revised design before any ~ete~mination is made to have an EIR. He added a negative declaration has been filed. Moved by Dukleth, seconded by Schier for continuation to February 24 meeting. MOTION CARRIED: 5-0 PC Minutes 2/10/75 Page 6 Use Permit 75-6 - Irvine Industrial Complex - to permit a plant operating center for Pacific Telephone & Telegraph Co., Inc. for the purpose of supporting the installation and repair forces for the Tustin area. Location: 14242 Chambers Road, Tustin-Irvine Industrial Complex At the request of the applicant, it was moved by Sutcliff, seconded by Schier to continue the hearing to February 24. MOTION CARRIED: 5-0 PUBLIC CONCERNS - None OLD BUSINESS 1. Montessori School revisions. On the recommendation of staff and at the request of the applicant, it was moved by Hill, seconded by Sutcliff, to continue to February 24. MOTION CARRIED: 5-0 NEW BUSINESS 1. Newport Avenue Environmental Impact Report - Project 765 MR. Fleagle told the Commissioners that this report was for their review and comments. Written comments are to be submitted within 30 days, which will be added to the report. On March 10 a public hearing has been scheduled to hear public testimony re this report. Commissioner McHarris commended staff for the excellent report and especially ~i~ed the aerial photograph of the city and expressed the hope that it could be used in other developments. Commissioner IIill said that we should not overlook the cost of the bike trail. lie wanted to know what portion the $126,000 was required to buy land for the bike path. He also said has has a valid concern to figure what it is costing? Mr. Fleagle replied that the area between Main and Irvine Blvd. is assumed to be in public ownership. There is an offer from the County to the Southern Pacific Railroad to buy the right of way fo~ the bike path northerly of Main for $300,000. The street project is on a 50-50 matching fund basis. Total land costs will depend upon the location and design of the bike path. Commissioner McHarris added that it was an economic opportunity to do it now in connecti~ wi'th the road improvement. AUDIENCE PARTICIPATION - None CORRESPONDENCE 1. Orange Count~ Zone Change 75-2 - 17th & Prospect Avenue Moved by Schier, seconded by Sutcliff to have Chairman respond to letter. MOTION CARRIED: 5-0 2. Environmental Impact Report for Tustin tlills Racquet Club. Moved by Sutcliff, seconded by Hill, to have staff prepare a reply. MOTION CARRIED: 5-0 PC Minutes 2/10/75 Page 7 STAFF CONCERNS A report of the City Attorney and Building official was presented in reference to plan submittal requirements. Moved by IIill, seconded by Dukleth that the report be received and filed. MOTION CARRIED: 5-0 Financial disclosure information was presented indicating the necessity to file Form 716 between April 1 and 15, 1975. COMMISSION CONCERNS Commissioner Itill requested that before next meeting that he be able to sit down with staff and the developer of the Triangle to review the revised plans and work out any differences and any negotiable items. Commissioner McHarris inquired as to the status of the HUD application. Mr. Fle~gle replied that a public hearing was on the Council's agenda ~or the next meeting which was being held on February 18. Commissioner McHarris added he would like a workshop session with the City Council. Commissioner Sutcliff added that she felt the Commissioners were spreading themselves too thin. She thinks they should encourage new development but also not forget the restoration of E1 Camino Real, and does not want to see more and more business going away from E1 Camino. She suggested a dinner meeting with the Council which creates more of an informal setting instead of the round circle type. It was directed that staff direct a communication to the Council requesting such a meeting -- preferably dinner at the Council's convenience. Moved by Sutcliff, seconded by Schier to adjourn at 10:30 p.m. to the next regular meeting of the Commis~'ion. MOTION CARRIED: 5-0 P'L~N~ I~~COMMI'~ ~ CORDING ~~ ~O~SION 'CHAIRMAN SECRETARY