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HomeMy WebLinkAboutRDA D.R. 92-039 04-05-93RDA N0. 5 4-5-93 ` Inter -Com DATE: APRIL 51 1993 TO: WILLIAM A. HUSTON, EXECUTIVE DIRECTOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: DESIGN REVIEW 92-039 RECOMMENDATION It is recommended that the Redevelopment Agency approve Design Review 92-039 by adopting Resolution No. RDA 93-04, as submitted or revised. FISCAL CONSIDERATION This project was initiated by the applicant and involves the remodeling of an existing commercial center. Therefore, there are no fiscal considerations to the City associated with this project. BACKGROUND The applicant, Musil Perkowitz Ruth, Inc. proposes to remodel the facade and provide additional parking lot landscaping to the Tustin Heights Shopping Center located at 1076-1222 Irvine Boulevard. The City Council recently authorized the removal of an existing 60 feet high pole sign and the construction of a new 30 feet high center identification pole sign as part of a master sign plan for the center. Tustin Heights Shopping Center is located on the south side of Irvine Boulevard near Newport Avenue. It is bounded by Packer's Square Shopping Center and Packers Square Condominiums on the south, commercial properties to the west and north and a professional building and single family residential to the east. Since the project is located within the Town Center Redevelopment project area, final design review authority rests with the Redevelopment Agency pursuant to the Town Center Redevelopment Plan. 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. Redevelopment Agency Report Design Review 92-039 April 5, 1993 Page 2 DISCUSSION Tustin Heights Shopping Center was constructed in the 1960's as a "strip" shopping center on Irvine Boulevard under County standards. The center was developed with three major tenant spaces interspersed with in-line tenant spaces and with two pad developments adjacent to the street. The parking lot was located in front of the strip center and was buffered from the street by a five -feet wide landscape planter which featured eucalyptus trees. The three major tenant spaces and in-line tenant spaces were remodelled in 1982. The shopping center structure was modernized by stuccoing the facade and sign band, and providing new sign cans for each tenant space. Surrounding shopping centers such as Packer's Square and LaFayette Plaza were also remodelled or constructed in the 1980's using light wall colors, earthy materials such as exterior plaster and brightly colored awnings and signs. The applicant desires to update the architecture of the shopping center to make the facade and the west elevation more compatible with surrounding development. The plans call for the addition of maximum 35 feet high tower elements with beige and orange roof tiles, arches, and columns or pilasters painted off-white to accentuate the entrances of several tenant spaces. A corbelled or stepped cornice painted warm -grey would be constructed at the top of the -parapet along the entire roof line on the Irvine elevation and the side elevations. The sign band below the cornice would be exterior cement plaster painted white. The channel letter signs authorized with the previously approved master sign plan would be centered over the tenant spaces in the sign band area. Turquoise awnings would be placed below the sign band, over the smaller tenant spaces. The lower half of the structure below the sign band would be exterior cement plaster painted beige. No modifications are proposed for the east elevations of the shopping center, nor for the rear elevation which faces the delivery areas for the tenant spaces. However, the City's Code Enforcement Officer has been working with Ralph's Market, a tenant of the shopping center, to buffer the noise from the rear loading area of the market in response to complaints from a resident of Packer's Square which is located south of the shopping center. A condition of approval has been added to require the applicant or store operator to mitigate noise impacts caused by loading and unloading activities behind Ralph's Market. Landscape planters finished with exterior cement plaster and painted beige would be positioned in front of the tenant spaces to provide greenery and seating along the sidewalk. Thirty-two trees consisting Of a combination of windmill palms, Mexican fan palms Redevelopment Agency Report Design Review 92-039 April 5, 1993 Page 3 and white oleander would be planted in the landscape planters along with various shrubs and groundcovers. Areas of the sidewalk in front of the in-line tenant spaces would be replaced by new poured concrete scored in six feet square sections. The applicant does not propose to modify the existing parking lot circulation or the number of parking spaces or striping. The center currently has 593 parking stalls and is considered non- conforming as the current Code requires 627 parking spaces for the amount of square feet in the shopping center and the two pad developments. As the applicant does not propose to add square footage to the shopping center, no additional parking spaces are required. The applicant has proposed to provide new landscape islands and planters in the parking area to meet the City's landscape requirements of one tree for every five parking spaces. Landscape islands would be located at the end of every parking row and would contain queen palm trees and various shrubs and groundcovers. Landscape planters would be located between two head-on parking stalls within the parking stall rows and would contain Brisbane box trees and various groundcovers. The applicant proposes these planters to be five feet square, however, a condition has been added requiring that the planter be enlarged to five -feet by eight - feet to allow for more plant material within the parking area. The applicant is currently negotiating with the First Interstate Bank which occupies one of the two pad spaces to remove its unused drive-through lane with corresponding roof projection. Should the bank agree to remove the lane, which is currently blocked by chains, the applicant would lengthen four rows of parking south of the bank pad and one row.of parking east of the pad. The landscape planters previously discussed would be moved accordingly. By removing this unused drive-through lane the applicant would gain eleven parking spaces. This alternate plan is designated as "Option All on the site plan and landscape plan. The applicant proposes to remove the existing film processing booth located in the drive aisle parallel to Irvine Boulevard and between the Fiddler's Three restaurant and First Interstate Bank pads. The drive aisle would be 37 feet wide after the booth was removed. The parking spaces in this area would not change as a result this removal, however, the applicant is anticipating the loss of ten feet of right-of-way sometime in the future as a result of the widening of Irvine Boulevard. When the ten feet right-of-way is taken, the existing five feet landscape planter and row of parking spaces would be moved back ten feet, resulting in approximately 25 feet for vehicular movement. Redevelopment Agency Report Design Review 92-039 April 5, 1993 Page 4 The applicant proposes no structural modifications to the existing 5 feet wide landscape planter or parking spaces along the entire length of Irvine Boulevard. However, the applicant does propose to plant windmill palm trees and various shrubs and groundcover in addition to the existing red ironbark eucalyptus street trees to meet the City's landscape requirements. CONCLUSION Based upon the above analysis the proposed facade remodel would be compatible with the surrounding development. It is recommended that the Redevelopment Agency approve Design Review 92-039 by approving Resolution No. RDA 93-04, as submitted or revised. Becky Stone Christine Shi eton Assistant Planner Assistant City Manager Attachments: Location Map Site Plan, Elevations and Landscape Plan Resolution RDA 93-04 I I t L� DESIGN REVIEW 92-039 NO SCALE TnN3AY 1N6d M3N FSn IW► a ifsj�i � rS R g. e� N < N Y C W S�bm e � S � a veii. b6 FLL FSn ifsj�i e r f g. d- veii. FSn 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21! 22 23 24 25 26 27 28 RESOLUTION NO. RDA 93-04 A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF TUSTIN, CALIFORNIA APPROVING DESIGN REVIEW 92-039, AUTHORIZING THE EXTERIOR REMODELING OF THE EXISTING TUSTIN HEIGHTS SHOPPING CENTER LOCATED AT 1076-1222 IRVINE BOULEVARD. The Community Redevelopment Agency of the City of Tustin does hereby resolve as follows: I. The Community Redevelopment Agency finds and determines as follows: A. That a proper application, Design Review 92-039, was filed on behalf the RREEF Funds to permit exterior remodeling of the existing Tustin Heights Shopping Center located at 1076-1222 Irvine Boulevard. B. 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. 6. 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Resolution No. RDA 93-04 Page 2 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 thoroughfares. 13. Proposed signing. 14. Development Guidelines and criteria as adopted by the City Council. C. 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 92-039 to authorize the remodeling of an existing shopping center located at 1076-1222 Irvine Boulevard, subject to the conditions contained in Exhibit A, attached hereto. PASSED AND ADOPTED by the Redevelopment Agency of the City of Tustin at a regular meeting held on the 5th day of April, 1993. MARY WYNN, City Clerk LESLIE ANNE PONTIOUS Redevelopment Chairperson RESOLUTION NO. RDA 93-04 EXHIBIT A CONDITIONS OF APPROVAL DESIGN REVIEW 92-039 A. GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped April 5, 1993 on file with the Community Development Department, as herein modified, or as modified by the Director of the Community Development Department in accordance with this Exhibit. Minor modifications to the site plan or building may be approved by the Director of Community Development. (1) 1.2 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. (1) 1.3 Design Review approval shall become null and void unless building permits are issued within eighteen (18) months of the date of this Exhibit. (1) 1.4 Any public improvements damaged by the (5) 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. (1) 1.5 All construction shall be the 1991 UBC, applicable City's Security Code. SOURCE CODE in accordance with City Codes and the (1) STANDARD CONDITION (5) RESPONSIBLE (2) CEQA MITIGATION REQUIREMENT (3) UNIFORM BUILDING CODE/S (6) LANDSCAPING GI (4) DESIGN REVIEW (7) PC/CC POLICY *** EXCEPTION PAO�PIW4 Exhibit A RDA 93-04/Design Review 92-039 Conditions of Approval Page 2 (1) 1.6 Approval of Design Review 92-039 is contingent upon the applicant signing and returning an "Agreement to Conditions Imposed" form, as established by the Director of Community Development. (1) 1.7 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. B. ARCHITECTURE (1) 2.1 Awnings shall not be backlit. (4) (1) 2.2 No portion of the structure shall exceed 35 feet in height. (1) 2.3 Exterior elevations of the building shall in is ht ate (5) any equipment to be located on the roof, equipment height g and type of screening. All parapets shall be at least six inches above rooftop equipment for 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. (4) 2.4 All exposed metal flashing or trim shall be painted to match the building. (4) 2.5 No exterior downspouts shall be permitted; all roof drainage shall utilize interior piping, but may have exterior outlets at base of building. (4) 2.6 Roof scuppers shall be installed with a special lip device so that overflow drainage will not stain the walls. (4) 2.7 Indicate the location of all exterior mechanical equipment. Gas and electric meters shall either be enclosing in the building or boxed behind a screen wall designed consistent with the main building. Exhibit A RDA 93-04/Design Review 92-039 Conditions of Approval Page 3 (5) 2.8 The applicant or store operator shall mitigate noise impacts cause by loading and unloading activities at Ralph's Market to the satisfaction of the Community Development Director within 90 days of the approval of Design Review 92-039. C. SITE PLAN (1) 3.1 The shopping center shall maintain a minimum of 593 parking spaces. Up to 20% of the required parking spaces may be marked as compact spaces which shall be a minimum stall size of 7 -feet, six -inches by 19 feet. A striping plan shall be approved by the Director of Community Development for the use of compact -spaces. (5) 3.2 Should the bank drive-through lane be eliminated and Option A as identified on the approved site plan be utilized, the parking table shall be modified to reflect the additional parking spaces. No parking spaces elsewhere on the approved site plan shall be removed or replaced by these additional spaces provided by Option A. (1) 3.3 The parking shall comply with all Title 24 requirements for handicap accessibility. (1) 3.4 Indicate all existing and proposed trash enclosures (5) on plan check submittal. Adequate size trash enclosures with a solid metal, self closing, self latching gates shall be provided. Details for gate attachments shall be provided. Said enclosures shall be screened by a decorative wall of a minimum height of six feet; and, if required, a- dense type of landscaping. The actual location of said enclosures and types of screening shall be subject to approval by the Community Development Director. (1) 3.5 Provide plans and details for all lighting fixtures. (4) Note locations on site plan and building elevations. One footcandle of light throughout the parking lot and drive- through aisle is required in conformance with the City' Security Ordinance. All light rays shall be confined to the property. Fixtures on building shall be of a decorative design and shall be approved by the Director of Comunity Development. (1) 3.6 Install flush mounted lights over all outdoor phone (5) banks. Exhibit A RDA 93-04/Design Review 92-039 Conditions of Approval Page 4 (1) 3.7 Business name and addresses shall be displayed on (5) the rear delivery doors. Addresses shall also be placed in a visible location on the storefronts. (4) 3.8 Note on plans that outdoor storage shall be prohibited in all areas excepting the outdoor garden and nursery use authorized by Conditional Use Permit 89-48. D. LANDSCAPING, GROUNDS AND HARDSCAPE ELEMENTS (1) 4.1 Submit at plan check complete detailed landscaping (7) and irrigation plans for all landscaping areas consistent with adopted City of Tustin Landscaping and Irrigation Submittal Requirements. Provide summary table applying indexing identification to plant materials in their actual location. The plant table shall list botanical and common names, sizes, spacing, actual location and quantity 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 (screened from view from right-of-way and on-site by shrubs), pipe size, sprinkler type, spacing and coverage. Details for all equipment shall be provided. Show all property lines on the landscaping and irrigation plan, public right-of-way areas, sidewalk widths, parkway areas, and wall locations. The Department of Community Development may request minor substitutions of plant materials or request additional sizing or quantity. Note on plans that adequacy of coverage of landscaping and irrigation materials is subject to field inspection at project completion by the Department of Community Development. (1) 4.2 The submitted landscaping plans at plan check shall (6) reflect the following requirements: A. One (1) 24" box tree per 30 lineal feet of street frontage and six (6) - five (5) gallon shrubs per 25 lineal feet of street frontage or a combination of three (3) - five (5) gallon and five (5) - one (1) gallon shrubs shall be provided. B. One 15 gallon tree shall be provided for every 30 lineal feet of the front building elevation shall be provided. Modify the plant list table to provide a minimum 15 gallon tree along this frontage. Exhibit A RDA 93-04/Design Review 92-039 Conditions of Approval Page 5 C. One (1) 15 gallon tree for each five (5) parking stalls within the parking lot and five (5) - five gallon shrubs per 25 lineal feet of planter area shall be provided. Modify the plant list table to indicate a minimum 15 gallon tree within the parking area to meet this requirement. D. 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. E. Ground cover shall be planted between 8 to 12 inches on center. F. When 1 gallon plant sizes are used, the spacing may vary according to materials used. G. Landscaping shall be enclosed by minimum six (6) inch high concrete curbs, with the land sloping away from the curb to retain water. H. All plant materials shall be installed in a healthy vigorous condition typical to the species and landscaping must be maintained in a neat and healthy condition. This will include but not be limited to trimming, mowing, weeding, removal of litter, fertilizing, regular watering, or replacement of diseased or dead plants. (1) 4.3 All existing and proposed landscape islands and planters shall be clearly dimensioned on the site plan. (5) 4.4 The landscape planters within the parking stall rows shall be five -feet by eight -feet to accommodate additional planting material within the parking lot. Shrubs and groundcovers meeting the requirements of the City's Landscape and Irrigation Guidelines shall be planted in these landscape planters. E. (5) 5.1 At plan check submit a site plan that correctly shows the existing right-of-way at the main entrance. Exhibit A RDA 93-04/Design Review 92-039 Conditions of Approval Page 6 F. FIRE DEPARTMENT (5) 6.1 Prior the issuance of any building permits, automatic fire sprinkler plans shall be submitted to and approved by the Fire Chief for all new canopy overhangs that are enclosed or over 4 feet wide. G. PLAN SUBMITTAL (1) 7.1 At building plan check the following shall be submitted: (3) A. Construction plans, structural calculations, and Title 24 energy calculations. Requirements of the Uniform Building Codes, State Handicap and Energy Requirements shall be complied with as approved by the Building Official. Additionally, a note on plans shall be included stating that no field changes shall be made without corrections submitted to and approved by the Building Official. G. FEES (1) 8.1 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.