HomeMy WebLinkAboutPC RES 2749 !
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RESOLUTION NO. 2749
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TUSTIN, APPROVING AMENDMENTS TO CONDITIONAL USE
PERMIT 88-01 TO ALLOW REVISIONS TO THE PREVIOUSLY-
APPROVED PLANS FOR A 56,000-SQUARE FOOT ACUTE CARE
(MEDICAL REHAB) HOSPITAL BUILDING WITH A TWO-LEVEL
UNDERGROUND PARKING STRUCTURE AT 14851 YORBA STREET,
TUSTIN.
The Planning Commission of the City of Tustin does hereby
resolve as follows:
I ·
The Planning Commission finds and determines as follows:
ae
That a proper application amending Use Permit No.
88-01 has been filed on behalf of Continental
Medical Systems, Inc. requesting authorization to
revise previously-approved plans for the
construction of a 56,000-square foot acute care
(medical rehab) hospital with a two-level
underground parking structure.
Be
C®
A public hearing was duly called, noticed and held
on February 12, 1990.
That establishment, maintenance, and operation of
the use applied for will not, under the
circumstances of this case, be detrimental to the
health, safety, morals, comfort, or general welfare
of the persons residing or working in the
neighborhood of such proposed use, as evidenced by
the following findings:
·
The use applied for is in conformance with the
requirements of the Tustin General Plan.
·
The use applied for is in conformance with the
requirements of the Tustin Zoning Code.
D·
·
The conditions contained in Exhibit A attached
to this Resolution are necessary to avoid
incompatible elements of the proposed project
and compliance with these conditions shall be
guaranteed for the life of this Use Permit.
That the establishment, maintenance, and operation
of the use applied for will not be injurious or
detrimental to the property and improvements in the
neighborhood of the subject property, nor to the
general welfare of the City of Tustin, and should
be granted.
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Resolution No. 2749
February 12, 1990
Page 2
Proposed development shall be in accordance with the
development policies adopted by the City Council,
Uniform Building Codes as administered by the
Building Official and State of California, Fire Code
as administered by the Orange County and State Fire
Marshal, and street improvement requirements as
administered by the City Engineer.
Fe
The Final Environmental Impact Report No. 88-1 has
been recertified with Addendum 90-1 in conformance
with the requirements of California Environmental
Quality Act for the subject project, as adopted in
conjunction with this project by Resolution No.
2748.
Go
Final development plans shall require the review and
approval of the Community Development Department.
II. The Planning Commission hereby approves amendments to
Conditional Use Permit No. 88-01 to authorize revisions
to the previously-approved plans for construction of a
new 56,000-square foot Acute Care (Medical Rehab)
Hospital facility at 14851 Yorba Street subject to the
conditions contained in Exhibit A attached hereto.
PASSED AND ADOPTED at a regular meeting of the Tustin Planning
Commission, held on the 12th day of February, 1990.
Secretary
EXHIBIT A
RESOLUTION NO. 2749
FEBRUARY 12, 1990
CONDITIONS OF APPROVAL FOR AMENDMENTS TO CONDITIONAL USE PERMIT 88-01
GENERAL
(1)
1.1 The proposed amendments shall substantially conform with
the plans for the project date-stamped February 12, 1990
on file with the Community Development Department, as
herein modified, or as modified by the Director of
Community Development Department in accordance with this
exhibit. A final plan check of construction level
drawings is required to verify this conformance. The
Community Development Director may approve minor changes
to the elevations, materials and colors which do not
significantly alter the character or appearance of the
approved design.
(i)
1.2 Unless otherwise specified, all conditions contained in
this exhibit shall be complied with prior to the issuance
of any State-issued Certificate of Occupancy for the
project, subject to review and approval by the Community
Development Department.
(1) 1.3 The applicant shall sign and return an Agreement to
Conditions Imposed form prior to issuance of any permits.
(i)
1.4 Approval shall become null and void unless State-issued
building permits are issued within eighteen (18) months
from the date on this Exhibit.
1.5 A maximum of 119 beds are authorized in both structures
(60 beds in the acute care (medical rehabilitation)
hospital and 59 beds in the existing skilled nursing
facility). Issuance of proper permits and certification
from the State of California is required prior to
occupancy of the new structure.
1.6 Use Permit 88-01 authorizes 119 hospital beds for
neurological or convalescent care only. Should at any
time the nature of the hospital use change in any way,
an amendment to this Use Permit must be secured prior to
installing any change in use.
SOURCE CODES
(1) STANDARD CONDITION (5) SPECIFIC PLAN
(2) CEQA MITIGATION (6) RESPONSIBLE AGENCY REQUIREMENT
(3) UNIFORM BUILDING CODE/S (7) LANDSCAPING GUIDELINES
(4) DESIGN REVIEW (8) PC/CC POLICY
*** EXCEPTION
Exhibit A
Resolution No. 2749
February 12, 1990
Page 2
(4)
(6)
1.7 Parking for the proposed neurological care facility shall
be maintained as follows:
1 parking space per 2 beds;
1 parking space per 250 square feet of office use.
1.8 Prior to implementation of the approved changes, a set
of State-approved construction plans must be submitted
to the Community Development Department for review and
approval of zoning code-related issues and Fire
Department requirements.
1.9 The Community Development Department shall inspect the
project and approve final construction and conformance
with this Use Permit prior to occupancy of the new
structure.
(4)
(6)
1.10 If at any time the City determines that on-street parking
problems arise as a result of underuse of the below-
grade parking structure, security personnel may be
required to be stationed inside the parking garage.
(4) 1.11 Revised elevations for the north and south sides of the
Acute Care (Medical Rehabilitation) Hospital (new
building) shall be submitted for review and approval of
the Community Development Department and shall include
a decorative cornice or other design/facade
embellishments on the north elevation and also additional
architectural detailing to improve the architectural
transitlon at the southeasterly portion of the southerly
(courtyard) elevation.
(4) 1.12 Conditions of Approval No. 1.1 through No. 1.8, and No.
5.1, of Resolution No. 2484, Exhibit A, are hereby
deleted. See Exhibit B.
(4) 1.13 Ail other conditions of approval contained in Resolution
No. 2484 shall be complied with. See Exhibit B.
(4) 1.14 Ail conditions of approval as contained in Resolution No.
89-96 for the approval of Final Parcel Map 87-412 shall
be complied with. See E~.~hibit C.
Exhibit A
Resolution No. 2749
February 12, 1990
Page 3
(4)
(6)
(4)
(6)
(4)
SITE kND BUILDING CONDITIONS
2.1 Ail improvements and materials shall remain as shown on
the approved plans, date-stamped February 12, 1990. Any
changes shall be subject to review and approval by the
Director of Community Development. All exterior
treatments including color, materials and detailing must
be noted on submitted construction plans and elevations.
L~NDSCAPING
3.1 Department of Community Development may request minor
substitutions of plant materials or request additional
sizing or quantity materials during plan check. Note on
landscaping plan that adequacy of coverage of landscaping
and irrigation materials is subject to field inspection
at project completion by the department of Community
Development.
3.2 Revise landscape plan to provide more mature plant stock
along the west property line. The plant materials shall
be of appropriate size, quantity, spacing and species to
visually screen the hospital complex, as determined by
the Community Development Department.
Exhibit B.of
Resolution No. 2749
Resolution 2484
EXHIBIT A
APRIL 11, 1987
CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT 88-01
GENERAL
(1)
(1)
{1)
1.1 The proposed project shall substantially conform with the submitted site
1.2
1.3
1.4
plan for the project date stamped April 11, ~d3 on file with the
Community Development Department, as herein modified, or as modified by
the Director of Community Development Department ~n accordance with this
exhibit. A final plan check of construction level drawings is required
to verify this conformance.
Unless otherwise specified, th~{~n~s~tained in this exhibit
shall be complied with rp~=j,~m~ t~l~ss~daj~e of any State issued building
permit for the p~_ro~ject,~je~t 1~ and approval by the Community
Desi_gn~,.r~vie]~.~)~{~b~"'~ shall be become null and void unless building
pernj~Cs' ~tssued within eighteen (18) months of the date' on this
~Exybt t~
Allk c_o?ditions of approval as contained in Resolution No. 2469 for the
ado~)~j~bn of Tentative Parcel Map 87-412 shall be complied'with prior to
lssu~mce of any structural building permits. ·
1.5 A maximum of 99 beds are authorized in both structures (40 b,)ds in the
new structure and 59 beds in the existing facility). Issuan( of proper
permits and certification 'from the State of Californi ' red prior
to occupancy of the new structure.
1.6 Use Permi~ 88-01 authorizes 99
convalescent care only.
use change in any wi
Use Permit must bl
1.7 Parking for
as follows:
eurological or
ute of the hospital
spa and an amendment to this
alling any changes of use.
ineurologicial care facility shall be maintained
1 par)lng space per 2 beds;
1 pa ng space per 250 square feet of office use.
1.8 The Commun' Development Department shall inspect the project and
approve final construction and conformance to this Use Permit prior to
occupancy of the new structure.
SOURCE CODES
(1) STANDARD CONDITION
(2) EIR MITIGATION
(3) UNIFORM BUILDING CODE/S
(4) DESIGN REVIEW
*** EXCEPTION
PLAN
(6) RESPONSIBLE AGENCY REQUIREMENT
(7) LANDSCAPING GUIDELINES
(8) PC/CC/ POLICY
Exhibit A
Resolution No. 2484
Page two
PLAN SUBM II-~AL
(~)
2.1 At building plan check, submit three sets of construction level plans as
fol lows:
A. Construction plans, structural calculations, and title 24 energy
calculations shall be submitted for all improvements. Requirements
of the Uni form Bui 1 ding Codes, State Handi cap and Energy
Requirements shall be complied with as approved by the Building
Official. Plans should reflect architectural details and
elevations for all structures, walls, enclosures and any other
construction level drawings necessary to accurately reflect all
proposed construction.
(3)
Be
Provide preliminary technical detail and plans for all utility
installations including cable TV, telephone, gas, water and
electricity. Additionally, a note on plans shall be included
stating that no field changes shall be made without corrections
submitted to and approved by the Community Development Department.
Ce
Final grading and specifications consistent with the site plan and
landscaping plans and prepared by a registered civil engineer for
. approval of the Community Development Department.
(3)
.... (1)
(6)
D. A precise soils engineering report provided by a soils engineer
within the previous twelve {12) months.
E. Information, plan~ and/or specifications to ensure satisfaction of
all Public Works Department requirements including but not limited
to conditions contained in Resolution No. 2469 shall be provided
including the following:
(6) *
Dedication of. al 1 required street and flood control
right-of-way, vehicular acess rights, sewer easements and water
easements defined and approached as to specific location by the
City Engineer and other responsible agencies.
(6) *
2. The Yorba Street entrance minimum curb radius is 20 feet.
Additional right-of-way dedication per City standard 118E must
be provided.
(6) *
3. The construction of new on-site fire hydrants will require a
detector check within an easement per City Standard No. 129. A
legal description and sketch of the easement areas along with a
copy of the latest vesting for this property shall be submitted
to the Engineering Division for review and preparation of an
easement deed. Said deed must be executed by the property
owner prior to any approvals/permits from the Engineering
Division.
Exhtbl t A
Resolution No. 2484
Page three
(6)
F. Note on plans that a qualified paleontologi st/archeal ogi s t, as
appropriate shall be present during rough grading operations. If
resources are found, work shall stop in the affected area and all
resources shall be excavated or preserved as deemed appropriate or as
recommended by the paleontologist/archealologist subject to review and
approval by the Department of Public Works and Community Development.
All "finds" shall be reported immediately to the Department of Community
Development.
The paleontologist/archealogist shall attend the pregrade construction
meeting to ensure that this condition and necessary procedures in tile
event of a "find" are explained.
G. The applicant shall comply with all requirements of the Orange County and
State Fire Marshall, including required fire flow, installation where
required of fire hydrants subject to approval as to location by the Fire
Department, City of Tustin Public Works Department, Tustin Water Works
and compliance with all requirements perl~aining to construction.
He
(6)
Ie
(6)
(6)
NOISE
(1)
(2)
(1)
(2)
Prior to issuance of building permits for combustible construction,
evidence that adequate water supply and operational fire hydrants are
available for fire protection shall be submitted and approved by the
Orange County and State Fire Marshall. The applicant shall also submit
water improvement plans for approval of the Fire Marshal.
Note on plans that the interior on-site loop road shall be posted "No
Parking- Fire Lane" in accordance with all applicable Orange County Fire
Department requt rments.
All required Orange County Fire Department signs shall be posted and
designed i n accordance wi th the Orange County Fi re Department
requirements.
3.1 Should any complaints of noise exceeding the requirements of the Tustin
Noise Ordinance be received, the developer shall be required to install
muffling equipment which reduces construction related noise to levels in
conformance with the Tustin Noise Ordinance.
3.2 Should any noise related complaints be filed with the Community
Development Department regarding the construction at the project site,
the applicant shall install noise mufflers on construction equipment.
Resolution No. 2484
Exhl bi t A
Page four
FEES
(6)
4.1 Prior to issuance of any building permits, payment shall be made of all
required fees including:
A. Major thoroughfare and bridge fees to Tustin Public Works
Department.
B. Sanitary sewer connection fee to Orange County Sanitation District.
C. Grading planchecks and permit fees to the Community Development
Department.
D. All applicable Building plancheck and permit fees to the Community
Development Department.
E. New development fees to the Community Development Department.
F. School facilities fee to the Tustin Unified School District.
SITE AND BUILDING CONDITIONS
(1)
{4)
5.1
All improvements, materials ~nd colors shall remain as proposed~,~M~ the
approved plans, date stamped April 11, 1988 any changes shall be~uDject
to review ~al~a) of )m~ l~o)mmmm~~unity De~lopment
Depar~G~m~eq~%~l All~io~ treatments n~st ~mmmmoo~dina~ed,,~L~regard to
co.l~Fr~, mater~l~l~a(d d~m~.ili~q anm~,~mP~t~d onlsub~i~onstruction plans
an~levations shall-indiCate al'r-colors and~er~ls to be used.
{1)
5.2 Note on plans that a six foot high chain linked fence shall be installed
around the site prior to building construction stages. Gated entrances
shall be' permitted along the perimeter of the site for construction
vehicles.
(z)
(4)
5.3 All rooftop mechanical or electrical fixtures and equipment shall be
screened from view. All telephone and electrical boxes must be indicated
on the building plans and shall be completely screened. Electrical
transformers, where provided and wherever possible shall be located
toward the interior of the project maintaining a sufficient distance from
the frontage of the project.
(4)
(~)
(3)
(4)
5.4 Submit detail for all on-site walls to be contructed by developer. Show
type of wall cap and type of color, exterior materials and decorative
treatment of' all exposed walls. Design of walls/fences shall be subject
to final approval of the Community Development Department and should be
consl stent wi th mai n bui 1 dl ng treatments.
·
5.5 Provide a final master sign. plan to be approved by the Community
Development Department for project to ihclude' a) project
identification; b) on-site address signs. Provide generalized location,
sizes, design and colors subject to review and approval of the Tustin
Police Department, Orange County Fire Department and Community
Development Department. Signs authorized include:
Resolution No. 2484
Exhibit A
Page five
(1)
(4)
- two (2) twelve square foot monument signs
- two (2) twelves.foot wall signs
5.6 Provide details on lighting scheme for project. Note final locations of
all exterior lights and types of fixtures. Lighting fixtures shall be of
ornamental design and shall be located or designed so to direct rays of
light so they do not shine on adjacent properties.
(6) 5.7 The 'fire lane' shall be blocked to through traffic by use of gates which
are subject to review and approval of the Community Development Director
and Orange County Fi re Department.
(4)
5.8 The trash enclosure and oxygen tank enclosure shall be architecturally
treated to match the buildings and shall ,have solid metal gates.
5.9 During construction phases of this project the applicant shall provide
either temporary on-site or off-site parking facilities within 300 feet
of the project for employees and visitors. The location and design and
access to said parking shall be subject to approval of the Department of
Community Development.
* 5~10 All elevations of the existing hospital facility shall be remodeled.
(4)
5.11 All roof drains on new construction shall be internal and not visible on
building elevations. All roof drains shall be designed So that run-off
is properly drained into concrete swales. No direct run-off over any
sidewalk will be permitted or allowed to continue.
(~.)
(4)
5.12 Provide details for label.ing compact and handicap parking spaces.
LANDSCAPING, GROUNDS AND HARDSCAPE ELEMEHTS
(7)
6.1 At final plan check a completely detailed landscape and irrigation plan
must be submitted for landscaping with whatever scale necessary to depict
adequately what is occurring. Provide summary table applying indexing
identifiction to plant materials in their actual location. The plan and
table must list botantical and common names, sizes, spacing, actual
location and quality of the plant materials proposed. Show planting and
berming details, soil preparation, staking, etc. The irrigation plan
shall show location and control of backflow prevention devices, pipe
size, sprinkler type, spacing and coverage. Details for all equipment
must be provided.
Resolul:ion No. 2484
Exhibit A
Page six
(7)
(7)
(7)
(7)
(7)
(7)
(7)
(7)
(7)
(*)
6.2 The submitted landscaping plans at plan check must reflect the following
requirements:
a) Turf is unacceptable for grades over 255 a combination of planting
materials must be used, ground cover on large areas alone is not
acceptable.
b) Provide a minimum of one 15 gallon size tree for every 30 feet of
property line on the property perimeter and five-5 gallon shrubs.
c) Bermtng shall be provided wherever possible.
6.3 All newly planted trees shall, be staked according to City standards.
6.4 Shrubs shall be a minimum of 5 gallon size and shall be spaced a minimum
of 8 feet on center when intended as screen planting.
6.5 Ground cover shall be planted between B to 12 inches on center.
6.6 When 1 gallon plant sizes are used the spacing may vary according to
materials used.
6.7 Up along fences and or walls and equipment areas provide landscaping
screening with shrubs, and or vines and trees on plan check drawings.
6.8 All plant materials shall be installed in a healthy vigorous condition
typical to the species.
6.9 Landscaping must be maintained in a neat and healthy condition, this will
include but not be limited to triming, mowing, weeding, removal of
litter, fertilizing, regular watering, or replacement of disease or dead
plants.
6.10 In irrigation areas controller to be enclosed in lockable housing.
Design irrigation systems to provide sufficient cover, age as well as
avoiding water overspray on buildings and sidewalks. Note of this
requirement to be on plan check drawings.
6.11 Interior property lines to the north and south shall have a minimum five
(5) foot landscaped planter area.
STATE OF CALIFORNIA )
COUNTY OF ORANGE ).
CITY OF TUSTIN )
I, PENNI FOLEY, the undersigned; hereby certify that I am the Recording
Secretary of the_P1RnRtng Commission of the City of Tustin, California; that
Resolution No. ~/~)q/ was duly passed and qdopted at a regular, jpeeting of
the T..~sttn Plan~tng commission, held on the //~/- day of ~~ '-y).~ ,
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Exhibit C of
Resolutio~ No. 2749
RESOLUTION NO. 88-96
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUSTIN APPROVING FINAL.. PARCEL MAP NO-.-' 84;'412 ...... '
The City ~o~ncil of the City of Tu~tin does hereby resolve as follows'
·
I. The City Council finds and determines as follows'
A. That Final Parcel Map No. 87-412 has been submitted by the
K.W. Lawler and Associates.
B. That a Public Hearing was held by the Planning Commission on
February 22, 1988. At this hearing the Planning Commission
recommended approval of Tentative Parcel Map 87-412 to the City
Council. Subsequently, the City Council approved Tentative
Parcel Map 87-412 on March 21, 1988. The Final Map was reviewed
by the Planning Commission and recommended for approval by the
City Council on August 22, 1988.
C. That the proposed subdivision is in conformance with the Tustin
Area General Plan and Subdivision Map Act.
iD.
That the siteI' is physically suitable for the type of devel'opment
proposed. ~ m
E. That the site is physically suitable for the proposed density of
development.
F®
That the design of the subdivision or the proposed improvements
are not likely to cause substantial environmental damage or
substantially and avoidably injure fish or wildlife in their
habitat.
G. That the design of the subdivision or the type of improvements
proposed will not conflict with easements acquired by the
public-at-large, for access through or use of the property
within the proposed subdivision.
H. That the design of the subdivision or the types of improvements
proposed are not likely to cause serious public health problems.
I. That the Final Map is in substantial conformance with the
Tentative Map.
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2~
Resolution No. 88-96
.Page two
II. The City Council hereby appro-ves Final Parcel Map No. 87-412 and also
authorizes the City Manager to execute any subdivision bonds or
agreements for the subject tract.
adjqurned
PASSED AND ADOPTED at m/regular meeting of the Tustin City Council, held on
the 6th day of Septembe~ , 1988.
Ronald B. HOesterey
Mayor
Mary Elej~n ~
City C
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, PENNI FOLEY, the undersigned, hereby certify that I am the
Recording Secretary of the Planning Commission of the City of
Tustin, California; that Resolution No. ~-7~ was duly passed
and adopted at a regular meeting of the Tustin Planning Commission,
held on the .l~~- day of ~ , 199~.
Recording Secretary