HomeMy WebLinkAboutRDA DESIGN REVIEW 91-06 04-1-91'ATE:
TO:
FROM:
APRIL 11 1991
WILLIAM A. HUSTON, EXECUTIVE DIRECTOR
COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: DESIGN REVIEW 91-06
RECOMMENDATION
RDA N0. 5
4-1-91 .
Inter - Com
It is recommended that the Redevelopment Agency adopt Resolution
No. RDA 91-08, approving Design Review 91-06.
BACKGROUND
On March 25, 1991, the Planning Commission adopted Resolution No.
2888 approving Conditional Use Permit 91-04 authorizing the
establishment of a pre-school to accommodate 59 children in an
existing building with related site improvements at the property
located at 305 East Main Street. The Commission also adopted
Resolution No. 2889 approving Variance 91-06 authorizing the
southerly perimeter fence for the play yard to encroach into the
front yard setback 10 feet measured from the ultimate right-of-way
line.
The subject site is zoned CG (Commercial General) and a pre-school
is subject to the approval of a conditional use permit which the
Planning Commission granted. However, the subject site is located
within the Town Center Redevelopment Area; therefore, the final
Design Review authority is the responsibility of the Redevelopment
Agency.
DISCUSSION
The submitted plans propose to utilize an existing 2,648 square
foot office building and two vacant lots immediately east of the
off ice building to establish a pre-school. The applicant proposes
tenant improvements in order to accommodate five classrooms and
administrative offices for use by the pre-school. Other
improvements to the site include a new parking lot providing a
total of twelve parking spaces, a play yard area of approximately
9,000 square feet, three 81x 8' wood trellis structures, play yard
perimeter fencing and variety of landscaping elements for the
site's perimeter and play yard consisting of trees, shrubs, vines,
_ flowers and turf.
Redevelopment Agency Report
Design Review 91-06
April 1, 1991
I Page 2
The exterior of the building is not proposed to be structurally
altered, but will receive a new coat of paint that utilizes a
pastel color palette. The stucco portion of the building's
exterior is proposed as a warm beige and the accent color is
proposed to be a coral tone. The building's fascia, wrought -iron
fencing and wood trellis structures are proposed to be painted
white. Overall, the colors proposed draw from the palette to be
utilized in the City Hall expansion as well as compliment the color
palette utilized in the Tustin Plaza shopping center to the south
across Main Street. A color material board will be available for
review at the meeting.
In considering the approval of the Design Review, the Agency must
find that the location, size, architectural features and general
appearance of the proposed development will not impair orderly and
harmonious development of the area, or future development of the
area. While the applicant's proposal overall could be considered
harmonious development, staff is concerned that the three trellis
structures being proposed are not complimentary to the existing
office building on the site as the trellis structures maintain a
different roof pitch. Another reason for a closer review of this
element is related to the impacts to future development in the
area, that being the Civic Center Expansion. Staff believes that
it is important to assure that adjacent development to the Civic
Center Expansion project area maintain optimum design elements in
order to provide an improved relationship between the sites.
The Planning Commission, at their meeting of March 25, 1991, did
not find that there was a need to request modification to the three
trellis structures. However, as the Agency maintains the final
design review authority and because the structures introduce a new
permanent feature to the site, staff has included a Condition of
Approval in Resolution No. RDA 91-08 requiring the applicant to
modify the design to be more compatible with the existing office
building on the site and the proposed Civic Center. Expansion
project adjacent. .
Community Development Department
Redevelopment Agency Report
Design Review 91-06
I April 1, 1991
Page 3
CONCLUSION
Based upon the above analysis and recommendation of the Planning
Commission, it is recommended that the Redevelopment Agency adopt
Resolution No. RDA 91-08 approving Design Review 91-06 subject to
the conditions contained therein.
A Bonner Christine A. Shingleton
Assistant Planner Director of Community Development
CAS:AEB:nm/dr91-06.aeb
Attachment: RDA Resolution No. 91-08
Community Development Department
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RESOLUTION NO. RDA 91-08
A RESOLUTION OF THE REDEVELOPMENT AGENCY OF
THE CITY OF TUSTIN, CONDITIONALLY APPROVING
DESIGN REVIEW 91-06 FOR SITE IMPROVEMENTS
REQUIRED TO ESTABLISH A PRE-SCHOOL AT THE
PROPERTY LOCATED AT 305 EAST MAIN STREET.
The Redevelopment Agency of the City of Tustin does
hereby resolve as follows:
I. The Redevelopment Agency finds and determines as
follows:
A. That a proper application, Design Review 91-
06, has been filed on behalf of Cathy Klein
requesting approval for site improvements
required to establish a pre-school at the
property located at 305 East Main Street.
B. A public hearing before the Planning
Commission was duly called, noticed and held
on March 25, 1991, approving Conditional Use
Permit 91-04 and Variance 91-06.
C. Pursuant to Section 9272 of the Tustin
Municipal Code, the Redevelopment Agency 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, or the occupancy as a whole. In
making such findings, the Community
Redevelopment Agency 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. Towers, roof structures, doors and
windows.
6. Landscaping, parking area design and
traffic circulation.
7. Location, height and standards of
exterior illumination.
8. Location and method of refuse storage.
9. Relationship of proposed structures to
existing adjacent uses.
10. Appearance and design relationship of
proposed structures to existing
structures and possible future structures
in the neighborhood.
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Resolution RDA 91-08
Page 2
11. Proposed signing.
12. Development guidelines and criteria as
adopted by the City Council.
II. The Redevelopment Agency hereby conditionally
approves Design Review 91-06 authorizing the site
improvements required to establish a pre-school at
the property located at 305 East Main Street,
subject to the following conditions:
A. The proposed wood trellis elements, at the
project entrance, should be tied into the
building at the fascia with consistent roof
materials, form and details. The two
additional trellis elements should also.
provide consistent roof material, form and
details. so as to compliment the existing
building and proposed Civic Center Expansion
project, and
B. All conditions contained in Exhibit A of
Planning Commission Resolution No. 2888 are
incorporated herein by reference.
PASSED AND ADOPTED at a regular meeting of the Tustin
Redevelopment Agency, held on the 1st day of April, 1991.
MARY WYNN
Recording Secretary
RICHARD B. EDGAR
Chairman
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RESOLUTION NO. 2888
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 91-04
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 hereby
resolve as follows:
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
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Resolution No. 2888
Page 2
required shields, in the parking lot area
which increases safety and surveillance
visibility.
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, nor to the
general welfare of the City of Tustin, as stated
above.
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.
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.
11. Physical relationship of proposed structures
to existing structures in the neighborhood.
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Resolution No. 2888
Page 3
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.
F. This project has been determined to be
Categorically Exempt (Class 3) pursuant to the
provisions of Section 15303 of the California
Environmental Quality Act.
II. The Planning Commission hereby approves Conditional Use
Permit No. 91-04 and Design Review 91-06 to authorize 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, subject to the conditions attached
in Exhibit A.
PASSED AND ADOPTED at a regular meeting of the Tustin Planning
Commission, held on the 25th day of March, 1991.
KATHLEEN CLANCY
Recording Secretary
DONALD LE JEUNE
Chairman
Resolution No. 2888
Page 4
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, KATHLEEN CLANCY, the undersigned, hereby certify that I am.
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.
KATHLEEN CLANCY
Recording Secretary
EXHIBIT A
CUP 91-04 AND DR 91-06
CONDITIONS OF APPROVAL
RESOLUTION NO. 2888
GENERAL
(1) 1.1 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.
Requirements 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) 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 firef low 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
building,shall be relocated north an
additional 10 feet unless condition of
approval 3.1.B, herein, is satisfied.
*** B. 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 and DR 91-06
Conditions of Approval
Resolution No. 2888
Page 5
(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.
(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 plan
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 250. 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
for every 30 feet of 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 walls) should be treated with vines
in order to minimize large expanses of walls)
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.