HomeMy WebLinkAboutPC RES 2318 1
3
4
5
6
7
8
9
10
11
12
13
-
I
14
15
16
17
18
19
2O
21
22
23
24
25
27
28
RESOLUTION NO. 2318
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, APPROVING USE PERMIT 86-10 AUTHORIZING
A BLANKET USE PERMIT FOR BUSINESS AND OFFICE USES
AT THE NORTHPOINTE COMPLEX AT 15621, 15641 AND 15661
RED HILL AVENUE.
.The Planning Commission of the City of Tusttn does hereby resolve as
follows-
I. The Plannlng Commission finds and determines as follows'
A.
That a proper application, (Use Permit No.86-10) has been filed
on behalf of MONY-Birtcher Red Hill requesting an authorization
for a blanket use permit at the Northpointe Complex to allow
business and office uses.
B. That a public hearing was duly called, noticed and held on said
application.
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, evidenced by the following
findings:
1. The uses are in conformance with the Zoning Ordinance and
the Tustin Area General Plan.
2. Adequate parking is available for these uses.
O. 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.
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, Fire Code as administered
by the Orange County Fi re Marshal and street improvement
requirements as administered by the City Engineer.
F. This project is categorically exempt from the requirements of
the Cali forni a Environmental Qual i ty Act.
G. Final development plans shall require the review and approval of
the Community Development Department.
1
2
3
4
5
6
7'
8
9
10
11
12
13
14
15
18
19
2O
21
22
23
25
26
27
28
Resolution No. 2318
page two
II. The Planning Commission hereby approves Conditional Use Permit No.
86-10 to authorize a blanket use permit for business and office uses
at Northpointe Complex subject to the following conditions:
1. That the blanket use permit be based upon the calculations as
agreed to in Exhibit "A"'as attached hereto.
®
Before a tenant moJi fi cati on permit or business license is
issued, the tenant shall be required to file an "Application for
Business Permit/Parking Permit" to allow the Community
Development Department the ability to track the information
regarding the square footage, employee counts and parking spaces
available.
PASSED AND ADOPTED at a regula~ _meeting of the Tusttn P~aynntng Commission,
held on the 14th day of April, 1986
Chairman
EXHIBIT "A"
February 6, 1986
NORTHPOINTE BUSINESS COMPLEX
Tustin, California
OBJECTIVE
We wish to obtain a blanket 'use permit for Birtcher Northpoin. te which
defines the percentage of R&D space and office space alotted to the
enti re project.
We request to utilize the R&D and office allotment as needed for each
building, noting that there are minimum/maximum amounts of each use for
the project.
In order to achieve this objective we have developed a two step formula-
I. Identify each suite as either an R&D or
office use.
II. Based on the use designation (either R&D
or office), the gross square footage would
be applied against project allottments.
FORMAT
Our recom)nendations in this proposal are a result of an extensive analysis
of the following areas:
1. Review of the Birtcher Northpointe Business Complex.
a. Zoning/parking/traffic impact '
2. Analyze and define the terms R&D and office.
3. Develop two step formula' for determining tenant use categorization.
4. Conclusion.
1. BIRTCHER NORTHPOINTE BUSINESS COMPLEX
Birtcher Northpointe is a 138,759 sq. ft. R&D project located at the
northwesterly corner of Redhill Road and Bell in the city of Tustin.
Page 2
It consists of three, two-story buildings ranging in size from 41,000
gross rentable sq. ft~ to 50,000 gross rentable sq. ft. Birtcher
Northpointe is situated in a park-like setting and features a
fitness/conference center, a three-level parking structure in
addition to surface parking, a functional lobby area in each
building with elevator service and sky lights.
Because of its many features, Birtcher Northpointe is .attracting
upscale R&D' users requiring facilities for their executives and
-administrative support groups. In addition, because of its amenity
package, freeway accessibility, and 1:250 parking ratio, office
users are also taking a strong look at the project.
a. Zoning and Parking.
On December 3, 1979, the zoning on this property was changed
from the Planned Community-Industrial to the Planned Community-
Industrial/Business Zone. This current zoning allows industrial
users, professional and general office users, along with retail
and commercial users. However, all "business users" are subject
to a use permit to insure that adequate parking is available.
In order to meet the parking requirements for both R&D and
business uses, we have provided parking at a ratio of 1:250. In
this way we have insured the City and ourselves that we can
accommodate parking .for as great as a 100% office park, plus
meeting with the City's overall parking code.
Structure'
160 stalls
Surface Parking'
391 stalls
TOTAL PROJECT PARKING' 55i"stalls
We addressed the parking impact issue a further step by hiring
the Traffic Engineering firm of Herman Kimmel and Associates to
determine the impact of cars from Birtcher Northpointe on the
area surface streets. His results are as follows'
"The proposed development will generate about 950
vehicle trip ends per day. The greatest impact will
be on Redhill Avenue, where traffic volumes will be
increased by about 890 trips per day. However, the
critical P.M. peak hour will only increase by approxi-
mately 40 trips.
Considering the existing volumes, plus the added volume,
all impacted streets have adequate capacity to accommodate
the project volumes."
· --:" .tq'/.
· .
·
~ ,
· ..." '.., '.> ,.,.'<:.:.:.. '....:...., ...'.. · . ,.
· .
..
.. ~
.
Page 3
2. ANALYSIS OF R&D USES AND OFFICE USES
When this project was first conceived, it was anticipated that due
to its amenity package it would attract upscale R&D users as well as
office users. Both require similar types of office layouts and
similar buildings.
The following breakdown attempts to isolate functions within a suite
which can easily be categorized and identified as a technical R&D
function or an R&D office use.
R&D
OFFICE
Laboratory/research testing
Man u fa cturi ng/as semb 1 y
Warehouse
Woodworking
Equipment testing
Drafting
,t
Engineering
Training room/auditorium
Kitchen
Office for individual conduct
admin, function
Reception
Secretarial areas
Library
Kitchen
Copy/storage room
Conference room
Computer room
Blueprinting
Open bays for telephone work
Based on the above divison of activities we have made several assumptions~
1. An R&D company combines the activities of both office and .technical,
R&D users.
2. Upscale R&D space includes facilities for company's executives.
Layout requirements include conference, library, kitchen, and
secretarial areas.
3. The ratio of R&D use and office use in a suite can vary with
a greater amount of office being necessary to support a
smaller technical R&D. function.
4. The technical R&D function requires office support amenities,
(ie' conference, kitchen, library, secretarial).
Page 4
5. Regardless of size of the suite and R&D function, the R&D
use requires a secondary access, (ie' back door, truck door,
crane to ground level).
6. R&D requires a technical function to be performed, (ie'
testing, warehouse, manufacturing assembly, drafting and
engineering).
It is our posture that in order for a suite to be considered R&D, a
technical function must be performed. We have shown that upscale
R&D may require substantial administration to support it; therefore,
we contend that the size of the technical function can be relatively
small yet, represent a full R&D.a~tivity. Here we analyze our two
step formula recommended for determining the amount of R&D/office
allowed for the project.
Step I
We recommend a suite be considered R&D if it consists of a minimum
of 25% technical R&D activi'ty. Note the following example.
Company A
Reception
8 Private offices (168 ft. ea.)
. Kitchen
Conference
Copy storage area
Secretarial/open bay
168 sq. ft. '
1,344 sq. ft.
244 sq. ft.
260 sq. ft.
264 sq. ft.
1,200 sq. ft.~
Office
Function
Equipment testing
Equipment storage
1,000 sq. ft. l
600 sq. ft.
R&D
Function
TOTAL Sq. Ft.
TOTAL Office
TOTAL R&D
5,060
3,460 sq. ft. : 68%
1,600 sq. ft. = 32%
Since 32% of the suite is a technical R&D use, the entire suite would
be considered R&D (Should the R&D have fallen below 25%, it would
have been considered an office function.)
Step I I
We propose that the same square footage percentages, (25% R&D and
75% office) be utilized when determining the total amount of R&D and
office allotted per project, once the Step I determination is made.
Page 5
The breakdown is as follows'
Project Sq. Ft. Total-
Mi n i mum R&D
Maximum office-
138,759 sq. ft.
34,690 sq. ft.
104,069 sq. ft.
Returning to Step I, Company A was classified as an R&D trans-
action since it exceeded the minimum 25% R&D requirement. There-
fore, the 5,060 sq. ft. suite would be applied against the
projects' minimum R&D requirements of 34,690 sq. ft. Thus, a
remainder of 29,630 sq. ft. of R&D must be achieved for the
project.
We propose that this procedure be utilized throughout the lease up of
Northpointe.
CONCLUS IONS
· We believe that the two step formulas will simplify the permit
process for the city and provide the developer the flexib.ility
to work with quality tenants for the project.
· Th~ project is presently providing above standard parking per
zoning code. The number of existing spaces is ample for an
entire office park, per code.
· The impact of traffic on surface streets, due to additional
administration in the R&D suite is negligible.
· The mix of R&D and office users we are proposing will compliment
the overall look of the project for the city.
It is our desire to work closely with the city of Tustin to provide
a development that both Tustin and Birtcher are pleased to include
in their portfolio of quality projects.
- - r
STATE OF CAL!FORNTA)
COUNTY OF ORANGE )
C!TY OF TUST!N )
!, PENN! FOLEY, the undersigned, hereby certtfy that ! am the
Recording Secretary of the Planning C_.ommt sst on of the City of Tusttn,
California; that Resolution No. ~/Y was duly passed and adopted.a~t
a regular of the Tusttn Planntn'g Commission, held on the /C//
Recordtng Secretary