HomeMy WebLinkAboutRDA 5 D.R. 93-012 06-21-93 RDA NO. 5
6-21-93
Inter-Com
DATE: ,701qE 21, 1993
To:
FROM:
SUBJECT:
WILLIAM A. HUSTON, EXECUTIVE DIRECTOR
COI, fl~IUNITY DEVELOPMENT DEPARTMENT
DESIGN REVIEW 93-012 & REQUEST FOR PARKING STRUCTURE SPACES
FEE LICENSING AGREEHENT (THOMPSON)
RECOI~ENDAT%ON
It is recommended that the Community Redevelopment Agency:
1. Approve Design Review 93-012 by adopting Resolution No.
93-9 as submitted or revised; and
2. Approve the applicant's request to waive the lease fees
for five (5) parking spaces owned by the city in the
Steven's Square parking structure by Minute Order and
authorize the Executive Director to execute a no fee
licensing agreement.
FISCAL__IMPACT
The applicant is requesting that the Agency waive the annual lease
fee of $2,526.60 for five (5) parking spaces in the City's parking
structure. Currently the city receives no income on the five
requested spaces.
As a separate item, the applicant will be shortly requesting that
the Redevelopment Agency provide additional agency financial
assistance to implement the project.
BACKGROUND
The applicant is proposing to remodel the east and north facades of
the existing 4,870 square foot office structure located at 100 West
Main Street. The property is located in the C-2P (Central
Retail/Parking) and Cultural Resources Overlay District. The
property is also located within the Town Center Redevelopment
Agency project area, therefore the Redevelopment Agency has final
authority over site and architectural development plans.
Redevelopment Agency Report
Design Review 93-012, Parking Structure Lease Fee Waiver
June 21, 1993
Page 2
As the existing parking lot layout at the subject structure was
developed at office standards (1 space per 300 square feet of gross
office area) and the applicant would like to pursue retail tenants
· for the first floor of the subject building, an additional five (5)
parking spaces would be required. The applicant is proposing to
lease the five additional spaces from the Agency in the Steven's
Square parking structure. ( The Agency currently has control of 81
spaces on the second floor of the structure).
Surrounding uses include an office Complex to the south, a parking
lot to the west, Tustin Hardware and a parking lot to the north
across Main Street, and commercial properties access E1 Camino Real
to the east.
The project is located in the heart of Old Town Tustin and is being
undertaken to positively enhance the visual character of the
structure. The property owner is participating in the Commercial
'Rehabilitation Program which would be considered a demonstration
project. The project would demonstrate how the Commercial
Rehabilitation Program and the Town Center Redevelopment Plan can
be utilized to redevelop other properties within targeted areas of
the City.
The applicant is currently participating in the City's Commercial
Rehabilitation Program and will receive funding for design services
and construction activities up to $10,000.00. The Commercial
Rehabilitation Program is funded by Community Development Block
Grants and has no impact on the City's fiscal standing.
This item does not require a public hearing therefore, no formal
notices were transmitted. A copy of the staff report and meeting
agenda was made available to the applicant.
DISCUSSION
The subject building which is located at the southwest corner of
Main and E1 Camino Real was constructed in 1974 in a contemporary
1970's style featuring a mansard roof, rough sawn timber details
and stucco exterior. It included approximately 4,870 square feet
of office space and a parking courtyard with 13 spaces. Vehicular
access is provided through a wide entrance on E1 Camino Real.
Redevelopment Agency Report
Design Review 93-012, Parking Structure Lease Fee Waiver
June 21, 1993
Page 3
Real and on Main Street. Four large plate glass windows are
located on the first floor of the structure on the Main Street
facade interspersed with three entry doors and the stair entry.
The second story of the structure overhangs the first floor by
approximately 2'- 10". The second story elevations have
horizontal bands of windows trimmed with dark brown vertical
members and detailed with two thick, dark brown rectangles below
each window. The building is capped with a decorative brown
shingle mansard roof.
The applicant proposes to remodel the facade of the building to
enhance its appearance and to make it more architecturally
compatible with other structures in downtown Tustin. The applicant
has designed elevations for the Main Street and E1 Camino Real
elevations.of the structure that would be reminiscent of the old
brick First National Bank of Tustin building that was located on
the vacant lot on the northwest corner of Main and E1 Camino Real,
directly north of the subject structure. The bank building was
demolished in 1966.
The subject structure had several features in common with the
historic bank building. Both buildings were two stories and
addressed the intersection by placing the major entrance to the
building on a 45° angle. The following description of the old bank
building is included to describe how the proposed remodel will
suggest attributes of the old bank building:
The First National Bank of Tustin building (Attachment A) was
constructed in 1887, and was Queen Anne in style. The street
facing elevations of the bank were asymmetrical and utilized
a rich variety of forms, colors, textures and materials.
The focal point of the structure was the two story corner
turret with narrow double hung sash windows decorated with art
glass in the upper sash and transoms, and capped with a
decorative entablature, denticulated cornice and.domed roof
with a finial perched on top.
Redevelopment Agency Report
Design Review 93-012, Parking Structure Lease Fee Waiver
June 21, 1993
Page 4
The main entrance to the bank was located at the intersection
of Main and E1 Camino Real, through double doors centered
under a brick arch. The first story of the brick building was
dominated by uniform arch-topped fenestration joined at the
hood mould by a limestone string course. The regular ground
floor elevations provided a base for the aslrmmetrical second
story elevations which were dominated by arched tripartite
windows topped by ornately decorated parapets, and
denticulated metal cornices. Arched top and flat topped
double hung casement windows were also used to enhance the
second story.
The focal point of the proposed facade renovation would be the two
story corner turret fashioned of metal, centered over an existing
window and capped with a decorative frieze (decorative band) and
cornice. The "roof" of the turret would be painted metal and would
be internally illuminated. A finial (formal ornament) reaching the
height of approximately 41 feet and six inches would top the
turret. This architectural treatment would refer directly to the
old bank building.
The prominent entrance to the downstairs tenant space would be
located at the intersection of Main and E1 Camino Real through
double doors painted light brown and centered under a brick arch-
topped frame. The visible second story overhang of approximately
2'-10" would be in-filled so that the facade of the building would
be even. Red brick veneer would be applied over both facades. The
first story of the building would also allude to the bank and would
be dominated by uniform fenestration with elliptical hood moulds
made 'of plaster to simulate a smooth stone texture such as
limestone. The applicant would modify existing windows and would
add three display cases with windows on the E1 Camino Real facade.
Other tenant space entry doors would match the double doors at the
corner of the building. A plaster finish simulating smooth stone
texture would be applied to the base of the building to provide a
solid base to the structure.
The bands of windows on the second story would be enhanced by
smooth finished plaster lintels (horizontal beam bridging an
opening) with the wood sills painted to match. A smooth textured,
prefabricated cornice with simulated brackets would be installed at
the top of the structure, replacing the mansard roof.
Redevelopment Agency Report
Design Review 93-012, Parking Structure Lease Fee Waiver
June 21, 1993
Page 5
The proposed modifications to the Main Street and E1 Camino Real
elevations of the building would have no impact on the floor plan
of the structure and no modifications are proposed for the interior
spaces at this time.
Identification for the building would be located on the steel frame
turret and would read "100 Main". Business identification would be
governed by the master sign program provided by the applicant on
the building elevations. Business identification would be
permitted in the arched area over the windows on the first floor.
Second floor business identification would only be permitted on the
window area, to cover a maximum of 25% of the window. No wooden,
can or channel letter signs would be permitted to be fixed to the
building.
P~,.RKIN~
In its current configuration, the parking court has twelve usable
parking spaces which meet the City's parking requirements. At the
time of the building's construction in 1974, thirteen parking
spaces were provided under the office parking standards, however,
the configuration of the parking court has been modified resulting
in fewer usable spaces. Eighteen (18) spaces would be required to
provide adequate parking for the combined retail (1020 square feet)
and office (3,850 square feet) area. However, if the parking court
were reconfigured as shown in Exhibit B, thirteen (13) parking
spaces could be provided on-site. Condition of Approval 1.9 has
been .included in Resolution No. RDA 93-9 to require that the
applicant enter into a lease agreement with the Agency for
participation in the Agency owned parking spaces in the Steven's
Square structure for a minimum of five (5) parking spaces to meet
the parking requirement for the subject building.
The applicants, Jeff and Cherie Thompson, are requesting a waiver
of the lease fee required for participation in the Redevelopment
Agency owned spaces located on the second floor of the Steven's
Square Parking Structure.
Redevelopment Agency Report
Design Review 93-012, Parking Structure Lease Fee Waiver
June 21, 1993
Page 6
The Zoning Code provides for modifications to the standards of the
City's parking requirements in the Old Town area. Tustin City Code
Section 9252(j) (3)(d)(3)(C) states that:
"Ail or a portion of required number of parking spaces may be
satisfied by depositing with the city an amount, to be used
for public parking accommodations within the area, equal to
four (4) times the assessed value as determined from the
latest assessment roll of the County Assessor, of 200 square
feet of land within the area, for each required parking space
not otherwise provided."
Based upon the latest assessed valuation of a parking space in the
parking structure, the Agency could presently lease each space for
$42.11 per month. This amount is based upon a total Assessor
determined land value for the parking structure of $777,679. The
applicant is requesting that the Agency waive the lease fees for
the required five (5) parking spaces. This would result in the
waiver of a total lease payments for the applicant of $2,526.60 per
year. Currently the Agency has one active lease agreement which is
being paid at a rate of $35.00 per space per month for five parking
spaces, totalling $2,100 per year, expiring in December 1993. In
August 1992, the Agency agreed to waive the lease fee for ten (10)
additional spaces. There are currently 66 spaces that are
uncommitted in the parking structure.
In considering the applicant's request, the Agency should note that
the actual utilization of the parking structure is generally low.
It is anticipated that development within the Old Town area would
benefit from the Agency's waiver of lease fees and the stimulated
use of the City's parking structure.
To further stimulate use of the parking structure, the Redevelop-
ment Agency has previously discussed the feasibility of creating
pedestrian access from the parking structure in close proximity to
the corner of Main Street and E1 Camino Real. As the applicants
have indicated an interest in working with other property owners
downtown to create a stairwell from the second story of the parking
structure, it would be appropriate to waive any fees associated
with a parking license agreement contingent on the applicants
entering into an Owners Participation Agreement to agree to
negotiate obtaining additional pedestrian access from the adjacent
Redevelopment Agency Report
Design Review 93-012, Parking Structure Lease Fee Waiver
June 21, 1993
Page 7
owner to the west to facilitate access to the Steven's Square
Parking Structure.
Should the Agency approve the fee waiver request, the Agency would
need to give the Executive Director authority to enter into a no
fee licensing agreement for parking rights between the applicant
and the Tustin Community Redevelopment Agency for the utilization
of five (5) spaces owned by the Agency within the Steven's Square
Parking Structure subject to the review and approval of the City
Attorney.
CONCLUSION
Based upon the above analysis it is recommended that the
Redevelopment Agency take the following actions:
Approval of Design Review 93-012 by the adoption of
Resolution No. RDA 93-9 as submitted or revised;
Approval of a no fee licensing agreement for the
required five spaces owned by the Agency within the
Steven's Square Parking Structure by Minute Order,
subject to the condition that the applicant enter
into an Owners Participation Agreement to obtain
alternate pedestrian access from the Steven's
Square Parking Structure to the Main Street/E1
Camino Real area.
Assistant Planner
~Christine A. Shin~le~on
Assistant city Manager
Attachments:
BS: br\dr93-012
Location Map
Site plan and elevations
Attachment A - Photograph of the First National
Bank of Tustin
Attachment B - Fee waiving request by applicant
Resolution No. RDA 93-9
Exhibit B - Parking layout modification
LOCATION MAP
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NO SCALE
DESIGN REVIEW 93-012
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SITE PLAN
FI FVATICII~I.q
ATTACHMENT A
June 8, 1993
415 W. 6th Street
Tustin, California 92680
City of Tustiu Redevelopment Agency
15222 Del Amo Avenue
Tusfin, California 92680
RECEIVED
J U)( 1 D 1993
OO,'vi~IUN)TY DEVELOPMENT
Attn: Christine Shingleton, Assistant City Manager
Re: 100 W. M~in Street On-site Parking Deficiencies
Dear Redevelopment Agency,
Currently we are processing plans through the City for the renovation of the above referenced
building. During the review, it was noted that the site does not provide the minimum number
of parking spaces.
Originally, the building was intended for office use. The proposed modifications to the building
include a change of use of the downstairs suites to a retail/shop use. Under the proposed use
and current parking standards, the site must provide a total of 18 parking spaces. The existing
· site has 17 spaces, but four have substandard dimensions. Therefore a total of five spaces are
necessary to meet the City standards.
Since the site is completely developed, it is not possible procure additional parking spaces. The
only other feasible on-site solution would be to not renovate the building and change the use.
However, this solution will not provide the desired benefits to us or the City in terms of
improved aesthetics or increa~xi revenues.
In order to meet thc parking space requirements, we request to lease six spaces from the City
portion of the parking structure on the Steven's Square Development. In addition, we request
that the.lease be at 'no fee', which we understand to be consistent with previous arrangements
made with other developments in the Old Town area.
Thank you for your time in considering this matter. Should you have any questions, please
contact us at (714) 544-3836.
Jeff R. Thompson
cc: John Loomis, Thirtieth Street Architects
cayst~q.0c4
Attachment B
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12
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RESOLUTION NO. RDA 93-9
A RESOLUTION OF THE COMMUNITY REDEVELOPMENT
AGENCY OF THE CITY OF TUSTIN, ~ALIFORNIA
APPROVING DESIGN REVIEW 93-012, AUTHORIZING
THE EXTERIOR REMODELING OF AN EXISTING OFFICE
BUILDING LOCATED AT 100 WEST MAIN STREET,
TUSTIN.
The Community Redevelopment Agency of the city of Tustin
does hereby resolve as follows:
The Community Redevelopment Agency finds and
determines as follows:
That a proper application, Design Review 93-
012, was filed by Thirtieth Street Architects
on behalf of Jeff and Cherie Thompson to
permit exterior remodeling of the ex~stlng
office building located at 100 West Main
Street.
Pursuant to Section 9272 of the Tustin
Municipal Code, the Agency finds that the
architectural features, materials and colors
will not impair the orderly and harmonious
development of the area, the present or future
development therein, or the occupancy as a
whole. In making such findings, .the
Commission has considered at least the
following items:
.1. Height, bulk .and area of buildings.
2. Setbacks and site planning.
3. Exterior materials and colors.
4. Type and pitch of roofs. '~'
5. Size and spacing of windows, doors and
other openings.
--~..- Towers, chimneys, roof structures,
flagpoles, radio and television antennae.
7. Landscaping, parking area design and
traffic circulation.
8. Location, height and standards of
exterior illumination.
9. Location and appearance of equipment
located outside of an enclosed structure.
10. Location and method of refuse storage.
11. Physical relationship of proposed
structures to existing structures in the
neighborhood.
12. Appearance and design relationship of
proposed structures to existing
structures and possible future structures
in the neighborhood and public
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3
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Resolution No. RDA 93-9
Page 2
13.
14.
thoroughfares.
Proposed signing.
Development Guidelines and
adopted by the City Council.
criteria as
That the proposed project is categorically
exempt (Class 1) pursuant to the California
Environmental Quality Act 15301.
II.
The Community Redevelopment Agency approves Design
Review 93-012 to authorize the remodeling of an
existihg office building located at 110 Wes~ Main
Street, subject to the conditions contained in
Exhibit A, attached hereto
PASSED AND ADOPTED at a regular meeting of the Tustin
Community Redevelopment Agency, held on the 21st day of
June, 1993.
JIM POTTS
Redevelopment Chairperson
MARY E. WYNN,
City Clerk
ao
(1)
GENERAL
1.1
(i) 1.z
(1) 1.3
(1)
(5)
(1)
(5)
1.4
1.5
(1)
(1) 1.7
(1) 1.8
RESOLUTION RDA 93-9
EXHIBIT A
CONDITIONS OF APPROVAL
DESIGN REVIEW 93-012
The proposed project shall substantially conform
with the submitted plans for the project date
stamped June 21, 1993 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.
Unless otherwise specified, the conditions
contained in this Exhibit shall be complied with
prior to the issuance of any building permits for
the project subject to review and approval by the
Community Development Department.
Design Review approval shall become null and void
unless building permits are issued within eighteen
(18) months of the date of this Exhibit.
Any public improvements damaged by the applicant
adjacent to this property shall be repaired and/or
replaced as determined by the Engineering Division
and shall include, but not be limited to, curb and
gutter, street paving and drive apron.
Ail construction shall be in accordance with the
1991 UBC, applicable City codes and the City's
Security Code.
Approval of Design Review 93-012 is contingent upon
the applicant signing and returning an "Agreement
to Conditions Imposed" form, as established by the
Director of Community Development.
The applicant shall hold and defend the City of
Tustin harmless for all claims and liabilities
arising out of the City's approval of the
entitlement process for this project.
A Certificate of Appropriateness is required for
the alteration of the exterior features of the
building pursuant to Tustin City Code Section
9252fl(a).
SOURCE CODES
(1) STANDARD CONDITION
(2) CEQA MITIGATION
(3) UNIFORM BUILDING CODE/S
(4) DESIGN REVIEW
*** EXCEPTION
(5) RESPONSIBLE AGENCY REQUIREMENT
(6) LANDSCAPING GUIDELINES
(7) PC/CC POLICY
Exhibit A
Resolution RDA 93-9
Conditions of Approval
Page 2
(1)
(4)
(5)
(1)
(5)
(1)
(5)
(1)
(5)
The applicant shall be required to enter into a
license agreement with the City for participation in
the Agency's open spaces in the Steven's Square
parking structure for a minimum of five (5) parking
spaces required above and beyond those provided on-
site, calculated at a rate of one space per every
200 square feet of retail space and one space per
every 300 square feet of office space.
i~RCHITECTURE
2.1
Provide fully dimensioned elevations with notes
indicating all materials, finishes, color and
details. All exterior colors to be used shall be
subject to the review and approval of the Director
of Community Development. All exterior treatments
must be coordinated in regard to color, materials
and detailing and noted on submitted construction
plans and elevations shall indicate all colors and
materials to be used.
2.2
Provide lighting plan, details of proposed fixtures
and intensity of light. Note locations on site
plan and building elevations. One foot-candle of
light along the building street frontage is
required in conformance with the city Security
Ordinance. All light rays shall be confined to the
property and shall not produce glare for street
traffic. Fixtures on building shall be of a
decorative design and shall be approved by the
Director of Community Development.
2.3
Indicate the location of all exterior mechanical
equipment. Gas and electric meters shall either
be enclosed in the building or boxed behind a
screen wall designed consistent with the main
building if located on the modified elevations.
2.4
Exterior elevations of the building shall indicate
any equipment to be located on the roof, equipment
height and type of screening. All parapets shall be
at least six inches above rooftop equipment for the
purpose of screening or alternative screening shall
be provided, subject to the approval of the
Community Development Department. Provide a roof
plan identifying roof-mounted equipment, heights of
such equipment, heights of parapets and section
details, if necessary, to illustrate such
conformance.
Exhibit A
Resolution RDA 93-9
Conditions of Approval
Page 3
(1) 2.s
(5)
(1) 2.6
(5)
(1)
(5)
(1)
(5)
(1)
(5)
(1)
(5)
(1)
Provide exact details on window types and treat-
ments.
Provide details for exterior doors.
2.7 Ail exposed metal flashing or trim shall be either
anodized or painted to match the building.
2.8
Note on plans that no outdoor storage is permitted
except as approved by the Director of community
Development Department.
2.9
Tenant improvements require separate permits.
Tenant improvement plans shall be consistent with
approved conditions for the building as a whole.
SITE PLAN
3.1
Provide an updated site plan indicating modified
building footprint, projection of tower element and
all property lines.
3.2
The existing exterior parking lot as shown on the
first floor site plan shall be modified to
accommodate thirteen (13) parking spaces, including
one handicap parking space, four (4) compact
parking spaces with a minimum width of seven feet,
6 inches, and eight (8) standard parking spaces (9
feet by 20 feet) as shown on Exhibit B. Wheel
stops shall be provided 2-feet and 6-inches from
the edge of the north sidewalk. A minimum seven
(7) foot wide sidewalk shall be maintained through
the subject parking lot adjacent to the tenant
spaces and parallel to Main Street for pedestrian
circulation. Further, two minimum four (4) foot-
wide sidewalks shall be created and maintained
adjacent to the interior of the east and west walls
connecting the seven foot-wide sidewalk to the
existing opening in the east wall of the building
and the future required opening in the west
concrete block wall (See condition No. 3) for
future and on-site pedestrian circulation.
Exhibit A
Resolution RDA 93-9
Conditions of Approval
Page 4
(1) 3.3
(1)
(5)
(-~)
(4)
(1)
(4)
(~)
(4)
(~)
(5)
(4)
Do
An opening shall be created through the west
concrete block wall adjacent to the parking area to
allow for future development of pedestrian
circulation from the City Parking Structure to E1
Camino Real through the subject structure.
3.4 Ail utilities exclusively serving the site shall be
undergrounded.
4.!
Permanent business identification signage shall be
limited to the sign area indicated on the plan
elevations, in the elliptical arch portion of the
windows on the first floor. One sign is permitted
per tenant per street frontage. Tenant may be
permitted business identification in one (1)
display box on the E1 Camino elevation.
4.2
Signs shall not exceed 12 inches in height, and
shall be painted onto the sign panel or shall
applied decals. Typical letter style shall
Times Roman.
be
4.3 Signs shall be located directly on the tenant space
to be identified (no-off premise signs).
4.4 Ail tenants shall be permitted identification on the
building directory sign.
4.5
Twenty-five percent (25%) of the window area in each
window is permitted for business or supplemental
identification signs. Supplemental signs shall
include hours, address, telephone numbers, special
announcements, logo's and business description.
Display box windows on E1 Camino Real shall also be
limited to twenty five percent (25%) coverage.
4.6
Second-story tenants shall be limited to providing
business identification on the building directory
sign and in twenty five percent (25%) of the window
area. No wooden, can or channel letters shall be
applied to the face of the structure in any
location.
Exhibit A
Resolution RDA 93-9
Conditions of Approval
Page 5
E. BUILDING DEPARTMENT
(1)
(3)
(5)
(3)
(5)
(1)
(5)
(1)
(5)'
(5)
(5)
5.1
"A parking space, path of travel, entrance to the
tenant spaces and sanitary facilities on ground
floor shall be accessible to persons with
disabilities," unless an exception is granted based
on unreasonable hardship by the Building official.
5.2
Modifications shall be made according to the
prevailing City of Tustin Codes and the 1991
Uniform Building Code.
ENGINEERING DIVISION
6.1
Pedestrian traffic shall be accommodated during
construction. A temporary covered walk may be
required. Submit a plan indicating the method of
pedestrian traffic accommodation to the Public
Works Department.
6.2
A 24" x 36" traffic control plan, as prepared by a
California Registered Traffic Engineer, shall be
required if any construction equipment will be
parked along Main Street and or E1 Camino Real.
PLAN SUBMITTAL
7.1
At plan check, submit three (3) sets of construction
plans. Requirements of the Uniform Building Code
shall be complied with as approved by the Building
official. No field changes shall be made without
corrections submitted to and approved by the
Community Development Department.
7.2
Preliminary technical detail and plans for all
utility installations including cable t.v.,
telephone, gas, water and electricity, if
applicable. Additionally a note shall be included
on plans stating that no field changes shall be
made without corrections submitted to and approved
by the Building official.
Exhibit A
Resolution RDA 93-9
Conditions of Approval
Page 6
H. FEES
(~)
BS:br: rda93-9
Payment of but not limited to, building plan check
and permit fees to the Community Development
Department shall be made prior to issuance of any
building permits in accordance with the Tustin City
Code.
Exhibit B