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RESOLUTION NO. 2484
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, APPROVING USE PERMIT 88-01 TO PERMIT
CONSTRUCTION OF A 56,000 SQUARE FOOT HOSPITAL BUILDING
AND TWO-STORY UNDERGROUND PARKING STRUCTURE AND A
FACADE REMODEL OF AN EXISTING 17,180 HOSPITAL FACILITY
AT 165 N. MYRTLE AVENUE AND 14851 YORBA STREET, TUSTIN
The Planning Commission of the City of Tustin does hereby resolve as
fol lows'
I. The Planning Commission finds and determines as follows:
A. That a proper application, Use Permit No. 88-01 has been filed on
behalf of Continental Systems requesting authorization to:
1. Construct a new 56,000 square foot building with a two-story
underground parking structure for hospital use;
2. Remodel the facade of an existing 17,180 square foot
hospital facility.
B. A public hearing was duly called, noticed and held on April 11,
1988.
C. 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:
1. The use applied for is in conformance with the requirements
of the Tustin General Plan.
2. The use applied for is in conformance with the requirements
of the Tustin Zoning Code.
3. 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.
4. The project has been designed to be architecturally
compatible with the Old Town Area of Tustin.
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Resolution No. 2484
Page two
D. 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 Tusttn, and should be
granted.
E. 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.
F. The Environmental Impact Report No. 88-1 has been certified in
conformance with the requirements of California Environmental
Quality Act for the subject project as adopted in conjunction
with this project by Resolution No. 2485.
Ge
Final development plans shall require the review and approval of
the Community Development Department.
II. The Planning Commission hereby approves Conditional Use Permit No.
88-01 to authorize construction of a new 56,000 square foot hospital
facility and remodeling of the facade of an existing hospital
building at 165 N. Myrtle Avenue and 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 11th day of April, 1988.
KATHY WELL,
Chairman
Resolution 2484
EXHIBIT A
APRIL 11, 1987
CONDITIONS OF APPROVAL FOR CONDITIONAL USE PER~IT 88-01
GENERAL
(1)
1.1 The proposed project shall substantially conform with the submitted site
plan for the project date stamped April 11, 1988 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.
(1)
1.2 Unless otherwise specified, the conditions contained in this exhibit
shall be complied with prior to the issuance of any State issued building
permit for the project, subject to review and approval by the Community
Development Department.
(1)
1.3 Design review approval shall be become null and void unless building
permits are issued within eighteen (18) months of the date on this
Exhi bi t.
(1)
1.4 All conditions of approval as contained in Resolution No. 2469 for the
adoption of Tentative Parcel Map 87-412 shall be complied with prior to
issuance of any structural building permits.
1.5 A maximum of 99 beds are authorized in both structures (40 beds in the
new structure and 59 beds in the existing 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 99 hospital beds for neurological or
convalescent care only. Should at any time the nature of the hospital
use change in any way, additional parking spaces and an amendment to this
Use Permit must be secured prior to installing any changes of use.
1.7 Parking for the proposed neurologicial care facility shall be maintained
as follows:
i parking space per 2 beds;
1 parking space per 250 square feet of office use.
1.8 The Community 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) UNIFORIq BUILDING CODE/S
(4) DESIGN REVIEW
*** EXCEPTION
(5) SPECIFIC PLAN
(6) RESPONSIBLE AGENCY REQUIREMENT
(7) LANDSCAPING GUIDELINES
(8) PC/CC/ POLICY
Exhibit A
Resolution No. 2484
Page two
PLAN SUBMIITAL
2.1 At building plan check, submit three sets of construction level plans as
fol lows:
(3)
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)
B ·
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.
(3)
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)
D. A precise soils engineering report provided by a soils engineer
within the previous twelve (12) months.
(1)
(6)
E ·
Information, plans 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) *
1. 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.
Exhi bi t A
Resolution No. 2484
Page three
(6)
(6)
(6)
(6)
NOXSE
·
(1)
(2)
(1)
(2)
F ·
Note on plans that a qualified pal eontol ogi st/archealogl st, 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 paleontologtst/archealogist shall attend the pregrade construction
meeting to ensure that this condition and necessary procedures in the
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 pertaining to construction.
He
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.
I. 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 requi rments.
Oe
All required Orange County Fire Department signs shall be posted and
designed in 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 wi th the Community
Development Department regarding the construction at the project site,
the applicant shall install noise mufflers on construction equipment.
Resolution No. 2484
Exhi bi t A
Page four
FEES
(1)
(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 CONDITXONS
(~)
(4)
5.1 All improvements, materials and col ors shall remain as proposed on the
approved plans, date stamped April 11, 1988 any changes shall be subject
to review and approval of the Director of Community Development
Department. All exterior treatments must be coordinated with regard to
color, materials and detailing and noted on submitted construction plans
and elevations shall indicate all colors and materials 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.
(1)
(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.
(1)
(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
consistent with main building treatments.
(1)
(3)
(4)
5.5 Provide a final master sign plan to be approved by the Community
Development Department for project to include: 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 Fi re Department and Community
Development Department. Signs authorized include:
Resolution No. 2484
Exhi bi t A
Page fi ve
two (2) twelve square foot monument signs
two (2) twelve foot wall signs
(1)
(3)
(4)
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 Fire Department.
(1)
(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.
(1)
(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.
(1)
(4)
5.12 Provide details for labeling compact and handicap parking spaces.
LANDSCAPING, GROUNDS AND HARDSCAPE ELENENTS
(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.
Resolution No. 2484
Exhi bi t 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 25% 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) Berming 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 8 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 coverage 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_Plan~ing Commission of the City of Tustin, California; that
Resolution No. ~(/~qf was duly passed and _~dopted at a regular, peeting of
the ~tstln Planning Commission, held on the //~- day of ~~y)~ ,
198~' . ~