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HomeMy WebLinkAboutPC RES 21771 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 23 24 26 27 28 RESOLUTION NO. 2177 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA APPROVING USE PERMIT 84-20 AUTHORIZING THE DEVELOPMENT OF AN OFFICE COMPLEX AT THE SOUTHWESTERLY CORNER OF REDHILL AND EDINGER AVENUES The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application, Use Permit 84-20, has been filed by Pacific Bell Telephone Company to develop a 449,040 square feet of office in four free standing buildings for the property at the southwesterly corner of Redhtll and Edtnger Avenues. B. That a public hearing was duly called, noticed and held on said app 1 i ca ti on. 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 use is in conformance with the Tusttn Area General Plan and with use and application procedures of the Zoning Code. 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 as evidenced by compliance with the City's Zoning and Development standards. E. Proposed development shall be in accordance with the development policies adopted by the City Council, Uniform Building Codes as administered by the Orange County Fi re Marshal and street improvement requirements as adminstered by the City Engineer. F. A Negative Declaration wi th mi tigation measures is hereby approved in accordance with the California Environmental Quality Act. Ge Final development plans shall require the review and approval of the Community Development Department. II. The Planning Commission hereby approves Use Permit 84-20 to authorize the development for a 449,040 square foot office complex in four 5 6 7 8 9 10 12 14 15 16 17 18 19 20 21 22 23 25 ~6 28' Resol ut1 on No.. "~.77 Page ~o freestanding buildings for the property located at the southwesterly corner of Edtnger and Redhill Avenues subject to the conditions in Exhibit "A" attached. PASSED AND ADOPTED at a r.eg~lar_v__meetin~g of the Tustin Planning Commission held on the 24th day of September, 1984. OONNA ORR, Recording Secretary --/- RONALD H. WHITE, Chairman · EXHTBZT A CONDI'TIONS OF APPROVAL CONDI*TIONAL USE PERIIITT NO. 84-20 The following conditions of approval shall be complied with as specified or as determined by City staff. Overall, all conditions shall be complied with prior 'to occupancy of any building. 1.0 TRANSPORTATION AND CIRCULATION MITIGATION PEASURES 1.1 To mitigate the project traffic impact on the intersection of Red Hill and Edinger, intersection widening beyond the ultimate configuration in the City's arterial street plan will be necessary. This includes (dual westbound left-turn lanes) three eastbound through lanes and a supplemental eastbound right-turn lane. This same lane configuration shall be implemented on each approach to the intersection it deemed n.ecessary by the City Engineer following geometric design studies necessary for the dual left-turn lane constructi on. 1.2 Full signalization shall be installed at the intersection of Red Hill Avenue and Industrial Way to facilitate entry and exit of project traffic. Signalization shall be completed as determined by the City Engineer prlor to occupancy of any building. 1.3 Mitigation of project traffic impact on the intersection of Red Hill Avenue and Sycamore Avenue will require immediate revision in the existing striping to provide three through lanes north and southbound on Red Hill Avenue. Since three traffic lanes will conflict with the on-street bicycle trail between Sycamore Avenue and Service Road along the west side of Red Hill, an off-street bicycle trail shall be constructed within existing public right-of-way along the west side of Red Hill Avenue between Sycamore Avenue and Service Road. 1.4 Mitigation of the project's traffic impact on the intersection of Red Hill Avenue and Walnut Street requires restriptng of the existing cross section. One additional travel lane shall be provided within existing right-of-way on Red Hill for southbound travel. The additional southbound lane will eliminate on-street parking. 1.5 Project trip generation will require full signalization to be installed at the westerly Edinger Avenue ingress/egress in order to facilitate discharge of the parking lot during the PM peak peri od. This new signal must be coordinated with existing signals at Red Hill and the SR-55 Freeway ramps. Investigation of the time/space relationship between these two signals indicates the project's Edtnger entrance is well suited for progression. 1.6 Dedication of additional street right-of-way along both Red Hill Avenue and Edinger St./Moulton Parkway will be required as follows: a. Red Hill Avenue, an additional 10 foot wide strip for a total half street width of 60 ft. Community Development Department' Exhibit "A" page two b. Edinger Street/Moulton Parkway, an additional 20 foot wide strip for a total half street width of 60 ft. C. A corner cutoff area at Edlnger Street/Red Hill Avenue. The amount of this corner cutoff will depend upon the design of a free right turn movement. d. Additional right-of-way beyond the sixty foot half streets to accommodate double left turn movements on Edtnger Street and Red Hill Avenue. · e. Additional right-of-way along both Edtnger Street and/or Red Hill Avenue to accommodate either additional right turn lanes at driveways or street intersections or O.C.T.D. bus facility turn outs. 1.7 Due to the type of use proposed and the traffic to be generated at the AM and PM peak hours, the street widening along Edinger Street and Red Hill Avenue shall, be accomplished at the time of development. These improvements consist of: me fe Street paving and striping; Curb and gutter; Sidewalks; Driveway. aprons: Street lights (marbelite standards) on all street frontages of parcel s; Street trees; Storm drain if required. Street improvement 'plans delineating these improvements will be requi red. · 1.8 The most westerly driveway on Edtnger Street shall be a minimum width of 40 feet to provide one wide inbound lane and two conventional outbound lanes. Additionally, this driveway as well as the other driveway on Edinger Street shall be constructed as radius-type dri yes. 1.9 Right turn lanes will be required at the westerly driveway on Edinger Street and at Red Hill Avenue as determined by the City Engineer. 1.10 An O.C.T.D. bus bay shall be provided on the Red Hill Avenue frontage adjacent to this property. 1.11 All driveway openings on Industrial Way shall be enlarged to 30 feet wide. 1.12 Long-range mitigation measures being examined in the citywide traffic study include upgrading of Red Hill Avenue and Edinger Street, increasing the capacity of the Red H.ill/Edinger intersection, and Community Development Department Exhibit "A" page three extending Newport Avenue '~o Edtnger. While the proposed project Use Permit 84-20 contributes to the need for capacity increases in this area, deficiencies are projected to occur wi th or without the project. Apart from the arterial improvements, the prtmar~ emphasis for mitigation measures in the project area relates to freeway access, particularly northbound SR-$5. PM peak hour dxiting volumes generated by this project and other development planned to occur in the Specific Plan No. 7 area will be the equivalent of one fr. eeway ramp, assuming continuous flow. The existing configuration which requires a left turn off Edinger will be totally inadequate. Various alternatives for providing an additional on-ramp south of the existing loop ramp are possible, .each of which differs in its impact on the circulation system east of Del Arno in the Specific Plan area. The two aforementioned long-range improvements will be included in a City capital improvement program to help mitigate both locally generated and regional traffic, impacting the community. The City is presently formulating a local assessment district in which new development within the Specific Plan Area No. ? .will pay its fair share obligation for necessar~ circulation improvements. The subject property owner shall agree to participate in the benefit assessment district to be established and pay fees determined by the City to cover Pacific Bell's fair share obligation. If said benefit assessment district is not established prior to issuance of building permits for Building No. 1, a bond in an amount determined by the City Engineer shall be provided the City to guarantee payment of fees. Building permits for buildings 2, 3 and 4 shall not be issued by the City until said benefit assessment district is established and fees are paid by the property owner. 1.13 Preparation and submission of a car pool and/or van plan for approval by the Community Development Director. 2.0 SANTA FE/EDINGER SPECIFIC PLAN NO. 7 2.1 The subject project where applicable, shall comply with all provisions of Specific Plan No. 7 excluding off-street parking requirements. Building Permits shall not be issued for any building on the subject property until the Santa ;e/Edinger Specific Plan No. 7 has been adopted by Planning Commission and City Council, unless this provision is waived by City Council due to unforeseen delays in adopting the Specific Plan. 3.0 AIR 0UN. II'Y 3.1 Compliance with SCAQMD Rule 403 (Fugitive Dust Emissions) will assist in mitigating the impact of construction-generated dust particulates. Corn rnunity Development DeparTment Exhibit "A" page four 3.2 Energy conservation' measures should be incorporated into theI design of proposed buildings to have the secondary effect of limiting stationary source pollutants both on and offsite. 3.3 Preparation, submission and implementation of an Emergency Episode Transporta .ti on Management Plan to be reviewed by the City Community Development Director and the South Coast Air Quality Management District. 4.0 ORAN~ COUNTY Fill[ DICPAR'r~NT 4.1 All conditions of the Orange County Fi re Department shall be satisfied. Specifically, building structures shall be fire sprinklered, fire hydrants installed and adequate access provided to each structure for fire fighting apparatus. PUBLIC WORKS/ENGINEERING DEPARI'~.NT 5.1 All work within the publlc right-of-way will requtre a construction permit issued by the City Engineering Division. 5.2 A final grading plan will be required for review and approval by the City. 5.3 The twenty acre site appears to be parceled into six separate parcels according to the Assessor's records. A parcel map shall be recorded to consolidate these parcels into one parcel prior to occupancy of any building. Two of the parcels will also require action to remove either the railroad easement and/or lead track designation. 5.4 A water system for both domestic use and fi re flows will be required. The extent of the system is unknown until the fire flow requirements have been' designated by the Fire Marshall. 5.5 The parcels will be required to be annexed to Orange County Street Lighting Maintenance District No. 6. Contact should be made with the Tustin Engineering Division regarding annexation procedures. 5.6 Orange County Sanitation District No. 7 connection fees will be required on a portion of the parcel. These can be determined once a plan with dimensions has been submitted. Fee amounts are based upon $50/1,000 sq. ft. of building area. 5.7 Payment of East Orange County Water District fees will be required. Contact the Tusttn Water Service for calculation of fee amounts. 6.0 COI,~UNITY DEVELOPMENT DEPARTMENT 6.1 Buildings shall be constructed to comply with all applicable City Codes. In particular, each building shall be constructed within the allowable area and height limitation permitted by the Uniform Community Development Department Exhibit page fi ye Buildtng Code based on the use, type of construction, and location on the property. 6.2 The percentage of compact parking spaces shall be reduced from forty percent to a maximum of thirty percent. The total number of parking spaces shall be maintained at 1,5:[4 if the butldtng 'floor area ts not reduced. Consideration should be given to constructing a two level parking structure along Industrial Drtve. 6.3 Adequate ~efuse containers and/or service shall be provided to serve the property. 6.4 The final precise stte plan and butldtng elevations Incorporating applicable condt, ttons shall be reviewed and approved by the Community Development Depart~nent prior to issuance of any building permits. 6.5 The final landscape and irrigation plan shall be reviewed and approved by the Community Development Department prior to planting any landscaping. 6.6 Continuous 6" concrete curbs shall be provided along landscape planters adjacent to parking spaces and drive aisles. 6.7 A co~rehens, ive signing plan shall be approved by the Community Development Department prior to installation of any signing. 6.8 Wheelchair and handicap access shall be installed on-site and off-site in accordance with the State of California and City of Tustin Building Department standards. 6.9 On-site security lighting shall be arranged so that direct rays will not produce glare for street traffic. All roof-mounted equipment, such as heating and air conditioning units, shall be completely screened from public view by architecturally compatible screening material, subject to City staff approval. 6.10 Fees required for improvement: Parcel map filtng fees Sanitary sewer connection fee (per Orange County Sanitation District No. 7) New development tax All applicable Building Depart~nt fees All applicable Engineering Department fees Community Development Department STATE OF CALIFORNIA) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, DONNA ORR, the undersigned, hereby certify that I am the Recording Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. ~1'77 was duly passed and adopted~t a regular jneeting of, the Tus~i.F Planning Commission, held on the ? DONNA ORR Recordtng Secretary