HomeMy WebLinkAboutPH 2 CUP 91-04 05-06-91PUBLIC HEARING N0. 2
5-6-91
DATE:
MAY 61 1991 r1 te r -
o ni
TO: WILLIAM A. HUSTON, CITY
MANAGER
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: APPEAL OF CONDITIONAL USE PERMIT 91-04
1 04
RECOMMENDATION
It is recommended that the City Council uphold Planning
Resolution No. 2888 by adopting Resolution No. 91 Commission
64.
BACKGROUND
On March 25, 1991, the Planning Commission adopted Resolution No.
2888 (Attachment A) approving Conditional Use
authorizing the establishment of a pre-school to Permit 91-04
children in an existing building with relatedaccommodate 59
the property located at 305 East Main Street.
site
improvements at
adopted Resolution No. 2889 approving Variance 91 Commission also
the southerly perimeter fence for the Play yard 06 authorizing
the front yard setback 10 feet measured from he t encroach into
way, ultimate right -of -
On April 1, 19910, prior to 5:00
p.m. the Community Development
Department received an appeal request from the property owners, the
Tustin Masonic Temple Association, of 305 Eas
(Attachment B) related to Condition No, t Main Street
Commission Resolution No. 2888 which reads!
2'1(c)(2) of Planning
"Dedication of an additional 10 feet of street right -
way along the Main Street frontage with the ap ro riaf
corner cut off will be required. p p to
be
form of an Irrevocable Offer of Dedication ould at hi in the
The Engineering Division will need a legal description
and sketch of this right-of-way dedication alongwith
copy of the latest vesting on the ila a
will need to be revised to show the correct ct location y. se plans
the corner but -off. This must be completedprior tion of
Engineering Division approval or issuance of building
to any
permit.,
The property owners are requesting that this Condition
either be removed as a requirement for the subject of Approval
'
a Conditional Irrevocable Offer to Dedicate be permitted no
or that
oston;
p ng
City Council Report
Appeal of CUP 91-04
May 6, 1991
Page 2
the dedication until March 31, 2002 which
termination of the lease agreement with the would correspond to the
operator of the pre-school, Prospective tenant, the
DISCUSSION
Pursuant to Section 9271(x), "HighwayDedication
Of the Tustin Cit kation and Improvement',
Upon existing y Code, commercially zoned properties that
Highways g highways shown on the Master Plan of abut
amended, are orequiredtedythe City of Tustin on DecemberStreets and
its to dedicate or improve the right -Of -way 0 � as
ultimate width. This requirement to
improvements are caused to a site re is enacted whenever
Certificate of Use and Occupancy b the resulting
in, the issuance of a
subject site is bounded b y Building official.
• The
Street has been classified Main
a sreet on the south side and Main
requires a right -Of -way. primary arterial highway -.which
is developed to secondary arterl 100 feet. Currently
a right-of-way width of 80 feet. which
highway standards which requires
q es
In considering the
property consulted ww th request, the Communit
Development Department
City Attorney. As a result ith the City Engineer and the
, it is not recommended that the Cit
approving any deletion or modification of Y
Council consider
Irrevocable Offer to Dedicate for the following reasons: she
1 • The City participates in the Count o
Financing Program (�Fp Y Of.Orange Arterial Highway
local agency to protect which
requires each participating
Highway Road Systems. The right -Of -way along the Arteria
sharing AHFP consists of a cooperative cost
g (50o County, 50$ City) program to either and/or maintain arterial roadways. It construct
that the substitute offer of dedicationhas been determined
requirements and limitations imposed upon would not meet the
be in compliance of the requirements of he City in order to
AHFP.
2• The Orange Count
determined that any Transportation Authority
With the Count � y local agency that is notin (OCTA)
Aliahas
County nce
of Orange Master Plan of Arterial Highways
Will not be eligible for either Proposition
Tax Funds No, g ays
Sales Tax Revenues for roadway constructionGasoline
maintenance, Senate Bill 140 Gasoline T and
Road Program (CRP) Gasoline Tax funds.ax Funds .and Combined
result in a sever Any loss of these
types of revenues could r
the City. e financial impact to
City Council Report
Appeal of Amendment to CUP 89-45
May 6, 1991
Page 3
CONCLUSION
Based upon the above discussion and recomme
Engineer and City Attorney,ndation from the City
It is recommended that the City Council
adopt Resolution No,
91-64 upholding Condition No. 2.1(c)(2 of
Planning Commission Resolution No. 2888. )
Bonner Christen
Assistant Planner a A.Shingle n
Assistant City Manager
Community Development Department
Attachments: Site Plan
Resolution No. 91-64
A - Planning Commission Resolution No. 2888
B - Applicant Appeal Petition
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RESOLUTION NO. 91-64
A RESOLUTION OF THE CITY COUNCIL, OF THE
CITY
OF TUSTIN, CALIFORNIA, UPHOLDING CONDITION NO.
2 .1(C) (2 ) OF PLANNING
NO. 2888 COMMISSION RESOLUTION
NOWHICH AUTHORIZED CONDITIONAL
PERMIT 91-04 AT THE PROPERTY LOCATED AT 305
EAST MAIN STREET. 05
The City Council of the City of Tustin
follows: does hereby resolve as
I• The City Council finds and determines
as follows:
A. That an appeal was filed by the property
Condition No. 2.1(c) (2) of planning Comissions regarding
No. 2888 which requested either the elimi a Resolution
Condition 2. 1(c) (2) or the nation of -the
Conditional Irrevocable Offer torDedicat to allow
located at 305 East Main Street. a the property
B. That a public hearing before the Ci
called, noticed and held on May 6, 1991COunc.il was duly.
C. That
Pursuant to Section 9271(x) of the Cit Co
project was determined to abut onto a Y de, the
street
primary arterial highway classification reet with a
of-ofwhich required
that the ultimate right -
to the Y be improved or dedicated
City; and that deleting
Irrevocable Offer to Dedicate would n t modifying ithe
the
interest of the City as evidenced b the
in the best
Y he following:
1• The City participates in
Arterial Highway Financingthe County of Orange
requires each Program (AHFP), which
right-of-way each
participating local agency to protect
Systems. y along the Arterial Highway
Y The AHFP consists of a cooperative Road
sharing (50% Count cost
construct and/or maintain arae program to either
has been determined that the ub tituterial off It
dedication would not meet the re uir e offer of
limitations imposed upon the q ements and
City Y
compliance of the re in order to be in
requirements of AHFp.
2• The Orange Count
Transportation Authority (OCTA
has determined that )
compliance with the County of agency that is not in
Arterial Highways will not be ellgiblester Plan of
proposition No. 111 Gasoline Tax Funds
,fSale or either
Revenues for roadway construction and ma' s Tax
Senate Bill 140 Gasoline Tax Funds and me bine,
Road Program (CRP) Gasoline Tax funds. Combined
Any loss of
Resolution No. 91-64
Page 2
these types of revenues could result in a severe
financial impact to the City.
II. The City Council hereby upholds Condition No.
Planning Commission Resolution No. 2888 at the (crop of
prop
located at 305 East Main Street. erty
PASSED AND ADOPTED by the City Council of the Cit of
at a regular meeting held on the 6th day of May, 199 Y Tustin
Y. 1.
Charles E. Puckett, Mayor
Mary E. Wynn, City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
CERTIFICATION FOR RESOLUTION NO. 91-64
MARY E. WYNN, City Clerk and ex -officio Clerk of the
of the City of Tustin, California, does hereby1
cert city Council
Whole number of the members of the City Council 0 the City of
fY that the
Tustin is five; that the above and foregoing Resoluti
was duly and regularly introduced on No. 91-64
meeting of the City Council held �donathe6th da opted at a regular
the following vote: Y f May, 1991, by
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
Mary E. Wynn, City Clerk
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RESOLUTION NO. 2888
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TUSTIN, APPROVING CONDITIONAL USE PERMIT91-04
AND DESIGN REVIEW 91-06 AUTHORIZING THE
ESTABLISHMENT OF A PRE-SCHOOL FOR THE CARE OF 59
CHILDREN AND CERTAIN SITE IMPROVEMENTS AT THE
PROPERTY LOCATED AT 305 EAST MAIN STREET
The Planning Commission of the City of Tustin does her
resolve as follows: hereby
I. The Planning Commission finds and determines as follows:
A. That a proper application, Conditional Use Permit
91-04 and Design Review 91-06 has been filed on
behalf of Cathy Klein to establish a pre-school for
the care of 59 children and certain site
improvements at the property located at 305 East
Main Street.
B. That a public hearing was duly called, noticed and
held on said application on March 25,-1991.
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 site can accommodate the use including
required parking and play- yard area as
mandated by the State for such facilities.
2. The type of use functions as a buffer or
transitional zone for the residential
properties on the north from the commercial
properties on the south and west and provides
a valuable community service.
3. The hours of operation are complimentary to
the surrounding properties.
4. The improvements overall to the site upgrade
vacant lots, thereby eliminating unsightly
conditions as a result of illegal dumping and
overgrown weeds most often associated with
vacant lots. In addition, the proposed
improvements will include security lighting,
screened from adjacent properties with
ATTACHMENT A
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Resolution No.'2888
Page 2
required shields in the parking lot area
which increases safety and
visibility. surveillance
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,
general welfare of the City of Tustin as or to
above. ed
E. Pursuant to Section 9272 of the Tustin Municipal
Code, the Commission finds that the location, size,
architectural features and general appearance of
the proposed development will not impair the
orderly and harmonious development of the area, the
present or future development therein, 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.
6. Size and spacing of windows, doors and other
er
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.
11. Physical relationship of proposed structures
to existing structures in the neighborhood.
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Resolution -No. 2888
Page 3
12.
13.
14.
Appearance and design relationship of proposed
structures to existing structures and possible
future structures in the neighborhood and
public thoroughfares.
Proposed signing.
Development Guidelines and criteria as adopted
by the City Council.
F. This project has been determined
Categorically Exempt to be
p (Class 3) pursuant to the
provisions of Section 15303 of the California
Environmental Quality Act.
II. The Planning Commission herebyapproves Condition
Permit No. 91-04 and Design Review 91-06 to authorizeal Use
establishment of a pre-school for the care of 59 childthe en
and certain site improvements at the property located
305 East Main Street subject to the conditions attached
in Exhibit A. d
PASSED AND ADOPTED at a regular meeting of the Tustin Pl
Commission, held on the 25th day of March, 1991. anning
aL
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KATHLE C C
Recording Secretar
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Resolution No: 2888
Page 4
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, KATHLEEN CLANCY, the undersigned, hereby certify that I an
the Recording Secretary of the Planning Commission of the City
of Tustin, California; that Resolution No. 2888 was duly
passed and adopted at a regular meeting -of the Tustin Planning
Commission, held on the 25th day of March, 1991. g
O
KATHLE N C Cy
Recording Secretary
x
EXHIBIT A
CUP 91-04 AND DR 91-06
CONDITIONS OF APPROVAL
. RESOLUTION NO. 2888
GENERAL
The proposed project shall substantially conform
with the submitted plans for the project date
stamped March 25, 1991, 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.
(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 This Conditional Use Permit approval shall become
null and void unless all permits are issued for the
proposed improvements within eighteen (18) months
of the date of final Redevelopment Agency approval
of the design of said project and substantial
construction is underway.
(1) 1.4 Approval of Conditional Use Permit 91-04 and Design
Review 91-06 is contingent upon the applicant
signing and returning an "Agreement to Conditions
Imposed" form as established by the Director of
Community Development.
(1) 1.5 The approval of Design Review 91-06 is contingent
upon ultimate. approval by the Tustin Community
Redevelopment Agency. The -Planning Commission's
Design Review approval shall become null and void
should the Redevelopment Agency not approve the
subject project.
SOURCE CODES
(1) STANDARD CONDITION
REQUIREMENT
(2) CEQA MITIGATION
(3) UNIFORM BUILDING CODE/S
(4) DESIGN REVIEW
*** EXCEPTION
(5) RESPONSIBLE AGENCY
(6) LANDSCAPING GUIDELINES
(7 ) PC/CC POLICY
Exhibit A
CUP 91-04 and DR 91-06
Conditions of Approval
Resolution No. 2888
Page 2
(1) 1.6 The site shall be kept properly maintained at all
times in accordance with all applicable State and
City Codes.
PLAN SUBMITTAL
2.1 At building plan check submittal, the following
submittals are required:
(3) A. Construction plans, structural calculations
and Title 24 energy calculations. .of the Uniform Building Codes,State Handicap and Energy Requirements shall'
be complied with as approved by the Building
Official.
(2) B. Final grading and specifications consistent
(3) with the site plan and prepared by a
registered Civil Engineer for approval by.the
Community Development Department based on the
Orange County Surveyor's Bench Mark Datum.
(1) c. Information, plans and/or specifications to
(2) ensure satisfaction of all Public Works
(6) t Department requirements including but not
limited to:*
The construction or replacement of all
missing or damaged public improvements
adjacent to this development will be
required, which would include but not be
limited to the following:
a) curb and gutter
b) sidewalk
c)- drive aprons
d) street light
e) street trees
All construction within the public right-
of-way must be shown on a separate
2411x36" street improvement plan with all
construction items referenced to the
applicable City standard drawing number.
Exhibit A
CUP 91-04 and DR 91-06
Conditions of Approval
Resolution No. 2888
Page 3
This must be completed prior to any
Engineering Division approvals.
*** 2. Dedication of an additional 10 feet of
street right-of-way along the Main Street
frontage with the appropriate corner cut
off will be required. This should be in
the form of an irrevocable offer of
dedication at this time. The Engineering
Division will need a legal description
and sketch of this right-of-way
dedication along with a copy of the
latest vesting on the property. These
plans will need to be revised to show the
correct location of the corner cut-off.
This must be completed prior to any
engineering division approvals or
issuance of building permit.
*** 3. This development is constructed on three
separate parcels, which should be
consolidated into one. A covenant and
agreement to hold the parcels as one is
required to be recorded prior to the
issuance of building permits.
*** 4. The existing drive apron on Main Street
will need to be removed -and new curb and
gutter and sidewalk will need to be
constructed in its place, along with
construction of a small portion of
missing sidewalk. Refer to item no. 1
above.
*** 5. A minimum of three treewells will need to
be provided along the Main Street
frontage. These should be spaced a
minimum of 35 feet on center in lieu of
the 30 feet shown on the site plan.
Refer to item no. 1 above.
*** 6. The City intends on removing the on -
street parking along the Main Street
frontage of this subject property.
(2) D. Information to ensure compliance with all
Exhibit A
CUP 91-04 and DR 91-06
Conditions of Approval
Resolution No. 2888
Page 4
(6) requirements of the Orange County Fire Chief
including required fireflow and installation,
where required, of fire hydrants subject "to
approval of the Fire Department, City of
Tustin Public Works Department and compliance
with all requirements pertaining to
construction as follows:
1. A fire alarm system will be required
pursuant to Section 809 of the Uniform
Building Code.
2. Panic hardware will be required on
required exit doors.
3. Exit doors will be required to swing in
direction of exit travel.
SITE AND BUILDING CONDITIONS
(4) 3.1 The site plan shall be modified as follows:
*** A. The location of the southerly perimeter
fencing,where it traverses the property from
the east property line west to the sidewalk
_ located on the east side of the existing
2 building,shall be relocated north an
additional 10 feet unless condition of
approval 3.1.B, herein, is satisfied.
The southerly perimeter fence may be located
in its proposed location subject to the
applicant and property owner executing an
agreement with the City, subject to approval
of the Director of Community Development
Department and City Attorney, stating that the
fence will be relocated, at no expense to the
City, 10 feet northerly of the ultimate right-
of-way; should the Irrevocable Offer' to
Dedicate Right -Of -Way on Main Street be
executed. Said agreement shall be recorded
against the property prior to the issuance of
building permits.
Exhibit A
CUP 91-04
Conditions
Resolution
Page 5
and DR 91-06
of Approval
No. 2888
(1) 3.2 All exterior colors to be used shall be subject to
(4) 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) 3.3 Note on final 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) 3.4 All mechanical and electrical fixtures and equipment
(4) shall be adequately and decoratively screened. The
screen shall be considered as an element of- the
overall design of the project and shall blend with
the architectural design of buildings.
(1) 3.5 Exterior elevations of the building(s) shall (4)
indicate any fixtures or equipment to be located on
the roof of the building, equipment heights and
type of screening. All parapets shall be at least
six inches above rooftop equipment for purposes of
screening.
a
(1) 3.6 Adequate size trash enclosures with solid metal,
(4) self-closing, self -latching gates shall be
provided. Said enclosure(s) 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
Director of Community'Development.
LANDSCAPING, GROUNDS AND HARDSCAPE ELEMENTS
(7) 4.1 Submit at plan check complete detailed landscaping
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 plan
and table must list botanical and common names,
sizes, spacing, actual location and quantity of the
Exhibit A
CUP 91-04 and DR 91-06
Conditions of Approval
Resolution No. 2888
Page 6
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. 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 materials during pian
check. Note on landscaping plan that coverage of
landscaping irrigation materials is subject to
field inspection at project completion by the'
Department of Community Development.
(7) 4.2 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
t for ever 3 0 feet of
Y property line on the
property perimeter and five'5 gallons shrubs.
C. Provide.one 15 gallon tree for each 5 parking
spaces within an open parking area.
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 planning.
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. Up along fences and/or walls and equipment
areas, provide landscaping screening with
shrubs and/or vines and trees on plan check
drawings.
-- Exhibit A
CUP 91-04 and DR 91-06
Conditions of Approval
Resolution No. 2888
Page 7
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.
I. Buffer driveway and parking areas with a 30"
high minimum landscaping berm.
J. Earth mounding is essential and must be
provided to applicable heights whenever it is
possible in conjunction with the submitted
landscaping plan. Earth mounding should be
particularly provided along the- southerly
perimeter fencing at the Main Street frontage.
K. A thickly planted landscape shall be installed
along the edge of the project. Use natural
landscaping and other architectural detailing
and use of materials to border structured
parking areas and soften their visual
appearance.
L. Landscape adjacent to the right-of-way shall
be coordinated with parkway landscaping.
Perimeter wall(s) should be treated with vines
in order to minimize large expanses of wall (s)
by adding greenery and color. Vines should be
informally grouped with training devices
installed.
(7) 4.3 The use of decorative paving techniques such as
stamped and colored concrete is encouraged.
Decorative paving shall also be used around
landscaped areas to provide a more aesthetic
appearance.
(1) 4.4 A complete, detailed project sign program including
(7) design, location, sizes, colors, and materials
shall be submitted for review and approval by the
Department of Community Development.
The sign program shall include project
Exhibit A
CUP 91-04 and DR 91-06
Conditions of Approval
Resolution No. 2888
Page 8
identification, addressing and directional signs to
direct autos to proper access, parking and loading.
(1) 4.5 Indicate lighting scheme for project, note locations
(7) of all exterior lights and types of fixtures,
lights to be installed on building shall be a
decorative design. No lights shall be permitted
which may create any glare or have a negative
impact on adjoining properties. The location and
types of lighting shall be subject to the approval
of the Director of Community Development.
OPERATIONS
5.1 Authorization for operation of the day care
facility shall be for the hours between= 7:00 a.m.
and 6:00 p.m. weekdays for the care of a maximum of
59 children.
FEES
(1) 6.1 Prior to the issuance of any building permits,
payment shall be made of all applicable fees
including, but not limited to:
A`. Major thoroughfare and bridge fees to Tustin
Public Works Department where applicable.
B. Orange County Sanitation District No. 7 fees
to the Sanitation District where applicable.
C. East Orange County Water District Fees to the
Water District where applicable.
D. All applicable plan check and building -permit
fees to the Community Development Department.
E. School Facilities Fees to the Tustin Unified
School District.
S , w
Tustin Masonic Temple Association
1801-I Parkcourt Place, Suite 102
Santa Ana, CA 92701-5083
(714) 558-1921
City of Tustin
Mr. Bob Ledendecker
City Engineer
300 Centennial Way
Tustin, CA 92680
Dear sir:
March 28, 1990
As I discussed with you on the telephone, our organization
would like the City of Tustin to consider accepting our
irrevocable offer of dedication enclosed in satisfaction of
requirements imposed in connection with conditional use permit
number 91-04.
The enclosed offer differs from the standard form given to
us by your department in that it calls for dedication after a
date eleven years hence. This difference in extremely important
to us in connection with leasing the property to the C.U.P.
applicant for her use of the property as a day care facility. The
required ten feet to be dedicated is partially under our existing
building. If any part of the buildingis demolished, the tenant
would not be able to use it for her intended purposes (inpart
due to State requirements for square footage, and also, for
safety purposes). Our contract with her is for the entire
building. We would be liable for damages to her should the city
exercise its option to taketheproperty pursuant to our offer of
dedication prior to the expiration of the lease.
The City would undoubtedly be concerned about needing to
perhaps deferring the taking of the property to a date in the
future. If we are unable to resolve this situation, we will lose
our tenant, and the city would have no further rights than it now
has. On the other hand, if it accepts our offer, it will
certainly have the property after eleven years. Also, if it
needs to take it sooner, it seems that the condemnation award
would be limited to the economic loss of the remaining lease
term. This would no doubt be a savings.
Please review the attached document with the city attorney
and let me know if it (or some other document) would be
acceptable in meeting both our needs.
Sincerely yours,
David A. Poole, Secretary
Tustin Masonic Temple Assn.
ATTACHMENT B