HomeMy WebLinkAboutRDA D.R. 88-62 03-06-89TO:
FROM:
SUBJECT:'
APPLICANT/
OkllER:
LOCATION:
ZONING:
ENVIRONMENTAL
STATUS:
REQUEST'.
14ILLIAI~ A. HUSTON, EXECUTIVE DIRECTOR
COMIIJMITY DEVELOPMENT DEPARTMENT
DESIGN REVIEW 88-62
14 & S COMMERCIAL, INC.
2402 MZCHELSON DRIVE, ~230
IRYINE, CALIFORNIA 92715
1492 INDUSTRIAL DRIVE AT RED HILL AVENUE
M-INDUSTRIAL
A NEGATIVE DECLARATION HAS BEEN PREPAREO FOR THIS PROJECT.
TO CONSTRUCT A 48,000 SQUARE FOOT PROFESSIONAL OFFICE BUILOING IN
THE SOUTH CENTRAL REDEVELOPMENT PROJECT AREA.
RECONMENDATION
It is recommended that the Redevelopment Agency'
1)
Adopt Resolution No. RDA 89-7, certifying the final Negative Declaration
as adequate for the project.
2)
Approve Design Review 88-62 by adoption of Resolution No. RDA 89-5 as
submitted or revised.
BACKGROUND
The applicant proposes to construct a 48,000 square foot office building on a
2.36~ acre parcel located at the southwest corner of Red' Hill Avenue and
Industrial Drive. The site is located in the M-Industrial zone which permits by
right up to 50% of the floor area in a project to be devoted to office use. The
project proposes over 50[. of the floor area to office use, which requires
approval of a Conditional Use Permit. On February 27, 1989 the Planning
Commission approved Use Permit 8g-03 for the requested use. However, the
project is located in the South Central Redevelopment Project Area and as such,
requires Design Review approval by the Redevelopment Agency.
Redevelopment Agency Report
Design Review 88-62
March 6, 1989
Page t~o
The project site is presently a vacant lot and is used for annual strawberry
production. The site is bounded by industrial uses on the south and east, the
Pacific Bell headquarters on the north and a proposed industrial development
(Solmar Project) to the west. Staff have reviewed the project for conformance
with all City codes and requirements and the South Central Redevelopment Plan.
With the conditions contained in the attached resolution, staff is recommending
approval for this project.
AMALYSIS
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Staff have reviewed the project and certai.n issues and highlights of the project
have been discussed in detail below-
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Development Plan - Submitted development Plans propose construction of a
three story burl'ding on the site. While the M-Industrial district permits
up to 100% lot coverage, the overall lot coverage of the project is 46.6~.
The structure will include a partially subterranean parking area topped by
two floors of office space above. The total structure height is 46' - 6"
above grade which is lower than the 50 foot maximum height limit.
The Zoning Code requires 192 parking spaces; however, 195 parking spaces
are provided on site. There are 141 surface level parking spaces and 54
subterranean parking spaces.
®
_Lands.c_ape and Hardscape Ele~_nts - The site plan includes a five (5) foot
wide sidewalk along Industrial Drive and a ten (10) foot wide dedication
along Red Hill Avenue for a seven (7) foot wide sidewalk and future
right-of-way widening. The sidewalk along Red Hill Avenue is larger due
to it's being along a major arterial highway.
The site plan also incorporates 30 feet of fully landscaped setback area
along Red Hill Avenue and 28 feet along Industrial Drive. These setbacks
are bermed (built-up) to screen the subterranean parking area from view.
A prominent feature of the landscape plan is a circular shaped, terraced
planter which faces the corner of Red Hill Avenue and Industrial Drive.
The parking area also includes perimeter and interior landscaped planters
to break-up the visual appearance of the surface level parking area.
The proposed site plan also incorporates use of enhanced hardscape
elements. These elements include decorative pavers and/or stamped
concrete located at each of the project entries along Industrial Drive.
Special attention to the rear facing entry area is also provided with the
incorporation of raised planters (terraced) to match the planters facing
Red Hill Avenue.
4. Architectural Design - The South Central Redevelopment Project Plan
Corn rnunity DeVeloPrnen~ Department
Redevelopment Agency Report
Design Review 88-62
Hatch 6, 1989
Page' three
requires the Agency to'review all plans for new construction in order to
determine that all new projects are compatible with other projects in the
area. In this regard, the applicant has paid special attentlon to the
project's architectural design, building materials and colors. In keeping
with the other architectural themes in the area, the proposed elevation
plans Incorporate a modern style of architecture.
The building design tncludes the use of rounded .edges and roof line
features to "soften" the appearance of the structure. The building
materials include polished ceramic tiles on the bulldlng walls. Rounded
metal roof elements are proposed along all building elevations and to
screen the roof top equlpment to create a "double-rolled" effect.
Additionally, tinted wtndc~s are proposed to enhance the color scheme
which focuses on a brick color range. Overall the project Incorporates
design and material color e.lements similar to projects tn the area such as
the Pactfic Bell project to the north.
COMCLUS[O#
Staff have reviewed the major issues associated with the project and has
determined that the proposed project is in conformance wi th- the City's
requirements and the South Central RedeVelopment Agency Plan. Wi th the
conditions contained in the enclosed resolution, staff suggests that the
Redevelopment Agency approve RDA 89-7 for environmental certification and Design
Review 88-62 by adoption of Resolution No. RDA 89-5.
l~ura C~uh~n~~ '~' /-
Seni or P1 anner
ChFi)tine A. Shing~ton
Director of Community Development
L CK: CA S: ts
Attachments: Resolution No. RDA 89-7 and RDA 89-5
Planning Commission Resolution No. 2567
Site plan
Elevation plan .
Negative Declaration and Initial Study
Corn rnunity Development Department
'It
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RESOLUTION NO.-2567
A RESOLUTION OF THE PLANNING COMMISSION OF" THE CITY
OF TUSTIN, AUTHORIZING USE PERMIT 89-03 FOR OVER $0~
OFFICE USE IN A 48,000 SQUARE FOOT BUILDING IN THE
M-INDUSTRIAL DISTRICT AT 1492 INDUSTRIAL DRIVE.
The Planning Commission of the City of Tusttn does hereby resolve as
follows:
I. The Planning Commission finds and determines as follows:
A. A proper application, Use Permit No. 89-03 has been filed on
behalf of W & S Commercial to request authorization for over $0~
office use in a 48,000 square foot building in the M-Industrial
District at 1492 Industrial Drive.
B. A public hearing was duly called, noticed and held on said
application.
C. 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, as evidenced by the following findings:
le
The use as applied for is in conformance with the General
Plan and Tustin Zoning Code.
2. The use applied for is a conditionally permitted use in the
M-Industrial zoning district.
3. The development of the proposed office use on the subject
site is more compatible wi th surrounding uses than
industrial uses which are also permitted in the
M-Industrial District.
4, The proposed project is not In conflict wi th the Pacific
Center-East Specific Plan currently under consideration for
the area or with the Circulation Element of the Tustin Area
General Plan.
O. 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, and should be
granted.
E. A Negative Declaration has been prepared for this project in
conformance with the California Environmental Quality Act.
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Resolution No. 2567
Page t~o
II. The Planntng Comndsston hereby approves Conditional Use Pernrlt .No.
89-03 to authorize over 50~ offtce use tn a 48,'000 square foot
butldlng tn the ~1-Industrtal dtstrtct at 1492 Industrlal Drtve
subject to the conditions tn Exhtbtt A attached hereto.
PASSED AND ADQPTED at a regular.meeting of the Tusttn Pl~nnt'ng Comndsston,
held on the ~ day of ~~-d~:;~~~~, 198_~_.
EXHIBIT A
USE PERMIT 89-03
CONDITIONS OF APPROVAL
RESOLUTION NO. 2567
GENERAL
(1) 1.1 The proposed project shall substantially conform with the submitted plans for
the project date stamped February 27, 1989 on file wi th the Community
Development Department, as herein modified, or as modified by the Director of
the 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 Use Permit approval shall become null and void unless building permits are
issued within twelve {12) months of the date on this Exhibit.
PLAN SURMITTAL
2.1 At building plan check submittal'
(3) A.
--
(2) B.
(3)
Provide 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.
Preliminary technical detail and plans for all utility installations
including cable TV, telephone, gas, water and. electricity. 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.
(2)
(3)
Ce
Final grading and specifications based on the Orange County Surveyor's
bench mark datum (consistent with the site plan and landscaping plans and
prepared) by a registered civil engineer for approval of the Community
Development Department.
(2) D.
(3)
A precise soils engineering report provided by a' soils engineer within
the previous twelve (12) months.
SOURCE CODES
(1) STANDARD CONDITION
(2) EIR MITIGATION
~'~ UNIFORM BUILDING CODE/S
DESIGN RL:~F IEW
~-",, EXCEPTION
(5) SPECIFIC PLAN
(6) RESPONSIBLE AGENCY REQUIREMENT
(7) LANDSCAPING GUIDELINES
(8) PC/CC POLICY
ibtt k
,..solution- No. 2567
Page t~o
(1)
(2)
(6)
(1)
(2)
(1)
(2)
E®
Information, plans and/or specifications to ensure satisfaction of all
Public Works Department requirements including but not limited to:
1. Construction or replacement of all missing or damaged public
improvements will be required and shall include but not be limited
to the fol lowi rig:
a. Curb and gutter
b. St dewa I k
c. Wheelchair ramp
d. A.C. pavement
e. Street 1 ights
f. Domestic water service
g. Fire hydrant/fire service (if required by O.C. Fire Marshal)
h. Sanitary sewer lateral
Separate street improvement plan (24" x 36" sheet) is required for
all work within the public right-of-way and all construction items
referenced to the City Standard drawing number.
An additional 10 feet of right-of-way dedication will be required
along the Red Hill Avenue frontage along with the appropriate corner
cut-off to accommodate a 35 foot radius curb return or the execution
of an irrevocable offer of dedication for same. The Engineering
Division will require a legal description and sketch of this
additional right-of-way along with a copy of the latest vesting.
Said legal description and sketch 'should be prepared, signed and
stamped by a Registered Civil Engineer.
4. If a detector check is required, it will need to be constructed
behind the right-of-way line within an easement to the City per
Standard Plan No. 129.
5. Construction of a 7 foot wi de sidewalk {meandering shall be
incorporated if determined feasible by the Community Development.
Department in conjunction with the City Engineer) along the Red Hill
Avenue frontage and a 5 foot wide sidewalk adjacent to the curb
along Industrial Drive frontage will be required. The sidewalk
should be widened to provide a clear width sidewalk of 5 feet when
the sidewalk extends through a permanent object (such as power
poles, fire hydrants, street lights, etc.).
6. The radius type of driveway apron to be used only upon arterial
highway at major entrances to large commercial or industrial
centers. Industrial Drive is classified as a local street,
therefore, both of the driveway aprons as shown on the plan should
be revised per City Standard #108D.
' 'btt A
~ .Jlution No. 2567
Page three
7. Transition details shall be provided for the grades and proftles for
the entrance to the parking garage since the proposed g,rades are :LOS
and 14~;.
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8. At the entrance/exits to the garage, only a low height of concrete
wall shall be used (1') so as to minimize the impact to drivers as
they enter and leave the facility.
.
Clear sight triangles 20' x 20' shall be maintained at the two
driveways on Industrial Drive. In particular, no landscaping signs
or vegetation between 3' and 8' above the gutter line shall be
installed.
(2)
(6)
F.
Information to ensure compliance with all 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 Irvine Ranch Water District
and compliance with all requirements pertaining to construction as
fol lows:
.
Prior to the issuance of any building permits for combustible
construction, evidence that a water' supply for fi-re protection is
available shall be submitted to and approved by the Fire Chief.
Fire hydrants shall be in place and operational to meet required
fire-flow prior to commencing construction with combustible
matert al s.
0
Prior to the issuance of any building permits, plans for commercial
fire extinguishing system shall be approved by the Fire Chief. Such
systems shall be operational prior to the issuance of a certificate
of use and occupancy.
0
On-site fire hydrant(s) may be required to provide required fire
flow for fire protection service.
Slll~ AND BUILDING CONDITIONS
(1) 3.1 The site plan shall be modified as follows:
(2)
*** A. The Red Hill right-of-way shall be a 51 foot half width adjacent to the
site, one additional foot of dedication shall be shown and provided by
the appli cant:
.B. Driveway aprons shall be revised to use a standard drive design, not
radius drive design as shown.
' 'bit A
r. jlutton No. 2567
Page four
(1) 3.2 All exterior colors and materials t.o be used shall be subject, to review and
(4) approval of the Director of the Community Development Department subject to
general conformity with the o~'iginal submitted plans date stamped February 27,
.-198g. All exterior trea~ents 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 shall be adequately and
{4) 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. All telephone and electrical boxes shall be indicated onI the
building plans and shall be completely screened. Electrical transformers
shall be located toward the interior of the project maintaining a sufficient
distance from frontage of the project.
(
3.$ Exterior elevations of the building{s) shall indicate any fixtures of
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, self closing, self latching
(3) 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.
L_A#DS...C. AP IIIG, GROUNDS AND HARDSCAPE ELEMEErS
(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 botantical 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, 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.
r 'blt A
k ,lutton No. 2567
Page five
(7) 4.3 Screening adjacent to roadways, ~henever possible, shall compliment the
architecture, color and construction material of primary buildings on the
stte.
(1) 4.4 A complete, detatled project slgn program including destgn, location, stzes,
(3) colors, and materials shall be submitted for revtew and approval by the
Oepartment of Community Development. The stgn program shall tnclud.e project
Identification, addressing and directional stgns to direct autos to proper
access, parktng and loadtng.
(1) 4.5 [ndtcate 11ghttng scheme for project, note locations of all exterior ltghts
(2) and types of fixtures, ltghts to be Installed on butldtng shall be a
(3) decorative destgn. No ltghts shall be permitted which may create any glare or
'have a negative Impact on adjolnlng properties. The location and types of
llghttng shall be subject to the approval of the Dtrector of Community
Oevel opment.
(3)
(6)
FEES
5.1 Prior to issuance of any building permits, payment or verification of the
project shall be made of all required fees including but not limited to the
fol 1 owl ng:
A.
Grading plan check' and permit fees to the Community Development
Department.
B. All applicable building plan check and permit fees to the Community
Development Department.
C. New development fees to the Community Development Department.
D. School facilities fees to the Tustin Unified School District.
E.
City of Tusttn or Orange County Sanitation District No. 7 sewer
connection fees.
F. Payment of the required fees for the Major Thoroughfare and Bridge Fee
Program in the amount of $1.10 per square foot of floor area to Tustin
Public Works Department.
G. Payment of East Orange Water District fees.
H. Payment of Circulation Improvement fee is required per Ordinance 930 at a
rate of $2.60 per square foot of building floor area to Tustin Public
Works Department.
STATE OF. CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, PENNI FOLEY, the undersigned, hereby certify that I am the Recording
Secretary of the Planning Commission of the City of Tusttn, California; that
Resolution No. ~'~ ~ was duly passed and adopted at' a Regular meeting'of
the ~lsttn Planning Commission, held on the ~-~day of ~ ~ ·
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PENNI FOLEY
Recording secretary
NEGA IVDECLARA3,ON
CITY OF TUSTIN
3'00 CENTENNIAL WAY, TUSTIN, CA. 9:2680
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Project Title' w & S Commercial Building .. Ft'le No. DR-88-62 and
CUP 89-03
Project Location' South west Corner of Red Hill Ave.
~t Industrial Drive, City of Tustin
Project Description' Construction of a new 48,000 square foot offic~
building.
Project Proponent: w $ S Commercial
Contact Person' Laura C. Kuhn
Telephone:714-544-8890 Ex~. 256
The Community Development Department' has conduct-ed an initial st-udy for the
above project in accordance with the City of Tust-in's procedures regarding
implementation of the California £nvir'onmental Quality Act., and on the basis of
that study hereby fi nd:
That there, is no substantial .evidence that. the project, may have a
significant effect, on the environment.
That. potential significant-affects were identified, but. revisions have
been included in the project, plans and agreed to by the applicant that.
would avoid or mitigate the affects to a point where clearly no
significant effects would occur. Said revisions are attached to and
hereby made a part of this Negatt.ve Declaration.
Therefore, the preparation of an £nvironmental Impact Report is not required.
The initial study which provides the basis for this determination is on
file at the Community Development Department, City of TUstin. The public
is invited to 'comment on the appropriateness of this Negative Declaration
during the review period, which begins with the public notice of a
Negative Declaration and extends for seven calendar days. Upon review by
the Community Development Director, this review period may be extended if
deemed necessary..
REVIEW PERIOD ENDS 4:30 p.m. on Monday, February 27,.. 1989
OAT[D: 2/16/89
~b'm~unitY Development Direg~or
'ITY OF TUSTIN
Community Development Department
ENVIRONM£NTAL INITIAL STUDY FORM
I. Name of Propcnent
W & S COP~IERCIAL'
2.
Ack~m~ Md Pho~ Number of Pro~ent CARE OF HOWARD F. -THOMPSON
. AND ASSOCIATES (LEONARD MALO, UIST) t 1.6520 ASTiON STREET
IRVINE, CA 92714
i i
3. Date of C~ecklist Submitted FEBRUARY 16, 198.9
Agency Requiring Che~xli~t CITY OF TUSTIN
h~ of Proposal, if cq:plicable w & S .COMME.~,I. CAL BUILDING
I!.
(E,yplanations of all "yes" and "maybe" answers are required on attached sheets.)
Ea-th. Will the progosal result in-,
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unstable earth omditlons or in changes
In .gmlogi¢ substructures?
b. Dis'~tia~, displacements,-compaction
ar avercovering of the soil? .-
C~cr~je in 'topograghy cF gr~jnd surfcce
relief featu~?
X
cl. The c!esttuction, covering or modification
of cF~ unique .geologic or physical features?
e. Any imr~a.se in. wind or water erosion of
soils, either on or off the site?
f. Cha~cjes 'in cL-,~azitic~ ar erosic~ of
smcls,.or changes in siltation, deposition or
erosion which may modify the channel of
river or stream cF the bed of the ocecn or
czv bay, inlet cF lake? .
g. Exposure of people or property to geolo-
gic hc:zards such as earthquakes, landslides,
rnuclslides, ground failure, or similar hazc=-ds?
·
Air.- Will the proposal result
....... a. Substantial air emissions or deterioration
· of ambient air quality?
b. The creation of objectionable odors?
c. Alteration of air movement, moisture, or
temperature, or any change in climate,
either locally or regionally?
3. Water. Will the proposal result in-.
a. Changes. in currents~ or the course of di-
re:tim of water movemenls, in either
marine or fresh w~ters?
b. Changes in absorpticn rates, drainage pat-
terns, or the rate and amount of surface
runoff?
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c. Aiteratiens'to the course or flow of flood
waters?
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Cl. Change in the amount of sur'face w~ter in.
any water body?
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e. Discharge into surface waters~ or in any
alteration of 'surface w~ter quality, in-
cluding but not limited tO terr~eratur, e,
dissolved oxygen or turbidity?
f. Alteration of the direction or rate of flow
of ground waters?
,g. Change in the quantity of ground waters,'
either through direct additions or with-
drawals, .or through ~ntercelotion of an
aquifer by cuts 'or excavations?
h. Substantial reduction in the amount of
water otherwise available for public water
supp lies?
Exposure of people or .prope.rt,/ to water re-
lated hazards such as flooding or tidal waves?
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X.
x
Plcnt Life.-Will the prcpc~l result in:
a. Change in the diversity of zoecies, ct
nurrber .of cte/ species of plants (including
trees, shrubs, grass, ,crops, md aquatic.
plants)? ' -.'
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b. ReCluctian of the nurr~ers of any unique,
rare or enclc~gered species of plants?
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¢. Introdccticn of new mecies of plants into
an area, or in a barrier to the-normal
replenishment of existing mecies?
d. Reductlm In acreage of c~/ agricultural
cr~?
$. Animal Life. Will the pr~osal result in;
e, C~ in the diversity of species, or
r~J~ of any species of animals (birds~
land animals including reptiles, fish md
shellfish, benthic orgmisms ar insects)?
b. Recluctlan of the numbers Of any unique,
rare or endangered specie~ ef a~imals?.
o
~. Introcl~-tim of new species of' mlmals into
an area, er result in a bcrrier to the
migratim or movement of mitosis?
ct. Oetertaratian to existing ftsl~ or wildlife
habitat? ·
6. Noise. Will the preposal result in.-.
..... a. -Increases in existing noise levels?
b. Exposure. of peeple to severe noise levels?
'0
Light cml Glare. Will the prct=o~l prodtx:e
new light or glare?
8.
Lcr'xl Use. Will the preposal result in a sub-
stantial alteration of the-pres~, t or planned
land use of an area?
Ncrtural Rescurces. Will the prctoos~l result
Increc~se in the rate of use Of any natural
resources?
Yes
.x
X.
b. Substantial depletion of any nonrenewable
r~tu. ml res~rce?
I0. * IRi~. of C~.set. ~/lil. the Prci:c~i lnv~i~
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0. A ri~.'*of Ch_ e~pl~icn or tl-:e rete~
of h~zardcm s.~st~ (including, but r~t
limited to, oil,' pestk:ic~s, c~mical~ or.
rccliaticn) in the event of cn cccid~nt cr
upset-'ccnditi~?
b. Pc~ible inte~ferecce with cn ~~
r_~mTx~se plcn or cn en~~ evccc~i~
plm?
II. Pc~ul~l~ Will the propo.~l aite~ the location,
dLstTibution, density, or growth rate of the
humm population of m area?
12. I-lousing. Will the proposal affect existing hous-
ing, or c~ecrte a demand for additional housing?
13. Trmspa-tatim/Circulation, Will the proposal
result im
a. Generation of substantial oc~litional
vehicular, movement?
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b. Effects on existing parking facilities, or
demand for new parking?
c. Su~torrtiai irmact ul~on existing trmmor-
tation systems.?
d. Alterations to present pat.terns of circula-
tion or movement of pecgle end/or goo~?
e. Alteraticr~ to waterborne, rail or air
traffic?
f. Increase in traffic hazards to motor
vehicles, bicyclists cr pedestricns?
Public Servi~. Will the I~r~osai have ~n
effect u~on, or result in a need for new or
altered governmental services in any of the
following areas:
a. Fire protection?
b. Police protection?
c. Schools?
Yes
x
x
x
cL Parks or other recreational fccillties?
· e. Maintenance'Of p~blic fccilities, .including
roads? .
·
f, Other governmental services?
Energy~ Will the proposal result im
a. Use of substantial amounts of fuel or energy?
b. Substantial increa~ in c~mancl upon exist-
....... ing ~ources of energy, or require the
development of new sources of energy?
I~. Utilities. Will the proposal result in a need
for new systems, or substantial alterations to
the following utilitie~
Power or natural gas? ·
b. Comrrx~iccrtlons 'systems?
c. W~ter?
d. Sewer ar septic tanks?
e. Storm water drainage?
f. Solid waste and dispOSal?
17. Humm Health. Will the proposal result in-.
a. Creation of any health hazard or potential
health hazard (excluding mental health)?
b. Exposure of pecgle, to potential health
hazard?
18. Aesthetl~ Will the proposal result in the
obstruction of any scenic, vista or view open to
the public, or will the proposal result in the
creation of an aesthetically offensive site open
to public view?
19. Rec~ic~ Will the prcoosal result in an
irt~act upon the quality or quantity of existing
recrecrtic~al opportunities?
20. Cultural Rescut~.
Will the proposal result in the alter~ion
of c~ the desttucticn of a prehi~tcric or
historic ~logical Site?
· o
x
x
X. .
Will the pr~l result in adver=~ phyzicai
or cestl-~ic effectz to a prehistcric cr
~ hiztoric building, ~e, or cbject?
or sacred u~s within tt~ potential in'4>c~
area?
21. ~o~ Firxllr-~ of $1~;nifi~
a. Does the project have the potential to
degrade the quality of the envircnment,
substantially reduce the h~bitat of a fish
or wildlife species, ccuse a fish or wild-
llfe pc~ulatian to drop below self sus-
taining levels, threaten to eliminate a
plant or animal community, reduce the
numbor or restrict the ra'~e of a ram 'or
· endangered plant or animal or eliminate
irngortant exarr~les of the rr~jor p~'iocLs
of California history or prehistory?
.
b. Does the projecf have the potential to
achieve short-term, to the d~aclvantage of
Icrmj-term, environmental goals? (A short-
term impact an the environment is one
which occurs in a relatively brief, definitive
period of time while long-term 'impacts
will endure well into the future.)
·
c. Does the project have impacts which are
individually limited, but cumulatively con-
sidemble? (A project may impact on two
or more separate resources where the impact
on each resource is relatively small, but
where the effect of the total of those
impacts on the environment is significant.)
d. Does the project have envircmmental effects
which will cause substantial adverse effects
on humcm beings, either directly or indirectly?
Yes
x
x
i ii iiii
III. Discussion. of Environmental Ev~luaticn
_ _ SEE. ATTACHED EXHIBIT A FOR DISGUSSION
IV. (Determination
(To be completed by the Lead Agency)
On the basis of this ini~ evalbation:
I find that the prcl:~eci proje~ OCILD NOT have a s~gnificant effect
on the environment, and a NEG~1'IVE DECLARATION will be prepared.
I !
I find that. although tl~ prcgosed project could have a significant effect
on the environment, thero will not be a .significant effect in this case !
becaJse the mitigation measures ~escr~ed c~ c~ attached sheet have
been adc~ecl to the project. · A NEGATIVE DECLARATION WILL BE PREPARED.
! find the prcposecl project MAY have a significcnt effect ~n the envircn-
merit, ~ an ENVIRONMENTAL IMPACT REPORT is required. .
.
Date 5ignaturo
I-"i
LAURA C. KUHN
SENIOR PLANNER
EXHIBIT A
INITIAL STUDY RESPONSES FOR
DESIGN REVIEW 88-62 AND USE PERMIT 89-03
,. W. & S COMMERCIAL BUILDIUG
· .
Section..I.I - Env?onmental Im.~ac.t..s
1. Earth
Ii. tmemS A through D- "No": The project site is currently flat and does nqt contain
any substantial geologic features based upon field verification completed by the
project planner on December 19, 1988. The proposed building layout and conceptual
grading plan call for minimal movement of existing soil which will not constitute a
basis for making any geological changes to existing topography or ground surface
relief features. All on-site grading activities will be conducted in accordance
with City Codes and requirements and verified by the Building Official.
Sources: - Field verification, December 19, 1988 - Proposed site plan and conceptual grading plan
- Tustin Municipal Code
- Uniform Building Code
lonitorin..~ RequiTed:.- Plan check and inspections through Building Division.
I_tem E - "Maybe": The proposed grading activities could result in localized wind
and water erosion of on-site soils if unchecked. As conditions of approval for
this project, the applicant will be required to provide an erosion control plan
whic. h addresses water and soil related erosion problems during the rainy season.
Wind blown soil erosion can also be controlled through watering of the site during
windy conditions and by watering down any soil removal trucks during grading
operations.. Therefore, any possible impact can be mi ti gated to a level of
insignificance.
Sources: - City of Tustin Building Official
- Standard Conditions of Approval
Mo..nitorin~) Rem. quired: Apply conditions of approval to proposed resolution i~or Use
Permit 89-03 to require- 1) Erosion Control Plan (water and site and truck
watering during grading operations, and 2) Verification of adequacy of control to
be completed by Building Inspector during required grading and foundation
inspections.
Item. s .F. land G - "No"' Based on the site location in relation to any streams,
rivers, and flood-control channels, it is not anticipated that this project will
substantially contribute to siltation or erosion problems to local water bodies.
Additionally, the site is not directly adjacent to or on any known active earth
quake fault. The site is relatively flat and therefore would not be subject to
any land or mudslide activies.
February 16, 1989
Exhi bi t A
Page two
Source:
- City of Tustin Zoning Map
- City of Tustin General Plan (Seismic Safety Element)
Monitori, n_g Required: None
2. Air
Items A._thr. ough C - "No"_: The proposed project is not considered a substantial
contributor to air emissions (less than 100 tons a year) and is not subject to
specific regulation by the Air Quality Management District as a stationary source
of air pollution. The project is proposed for typical professional office use and
does not propose to use or maintain on-site any substantial quantity of materials
that by use or nature will create objectionable odors. The project is relatively
small in scale (less than 50,000 square feet) in an existing "built-up" area and'
will therefore not have a significant impact on the climate, or pose alterations in
the movement of, moisture in, or temperture of the air.
Sources: - Air Quality Management District - Regulation No. 15
m
- Project Site, Floor and Desc.ription
Monitorin~).Required: As a condition of approval, the applicant will be required to
file for and obtain approval of any necessary · permits f~om the Air Quality
Management District under Regulation .15. Monitoring is conducted by the Air
Quality Management District for compliance with their requirements.
3. Water
Items A and C through I - "No"' As 'noted in the discussion in item number 1
(Earth") '~bov'e, the project site is not located adjacent to or in the vicinity of
any large body of water or exposed flood control channels or devices. Therefore,
it is not anticipated that the project will have an effect on currents, quality or
courses of water. The project is located in a "C" District on the Tustin FIRM map
and is not considered to be a flood prone area.
The proposed project involves a three story building, one story is partially
subterranean. The water table will not be substantially effected by construction
activity since soil boring reports conducted in the area snow no evidence of near
surface water bodies.
February 16, 1989
Exhi bi t A
Page three
The project, due' to it's relatively small size (48,000 square feet) and proposed
use, will not significantly red'uce water supply or contribute excess quantities of
water to the ground water supply. Therefore, no significant effec'ts related to
water are anticipated as a result of the project.
Sources: - Tustin FIRM
.... - Proposed Site, Grading and Elevation Plan
- Tustin Zoning Map
- Soils Report prepared for Pacific Center East Specific Center
Monito..ring. Requ. ired: None
Item B - "Maybe"_: The project will require the covering of absorbent soils with
'impervious materials (i.e. building, pavement, etc). The site is currently used
for seasonal strawberry production which allows for a greater absorpion rate than
·would be available under the proposed project. However, the site design will be
graded and designed in a fashion so as to eliminate any impacts of water run-off to
adjacent property. Grading and on-site water channeling design (swale) will direct
run-off to appropriate storm drain facilities. Overall run-off volume will be
minimal-since site size is less than 2.36 acres and grading/drainage design will
directly serve on-site needs.
Sources: - City of Tustin Grading and Drainage Requirements - Site and Grading Plan for proposed project
- Site Field Inspection (December 19, 1988)
Monitor. in~ Requirements: City of Tustin to apply standard conditions of approval
on Design Review Jnd Use Permit to require conformance with City grading and
drainage requirements.
4. Plant Life
Items A thrOUm~)hlC - "No"_: The project site is used for annual strawberry crop
production. The site is continually graded and tilled to predicate the longevity
of any plant species to remain on-site longer than an annual crop production
period. Therefore, no rare or endangered species are known to exist on tile
property. The proposed site plan includes landscaped areas which, as shown on the
conceptual landscape plan, are common species used in the area.
Sources' - Site Field Inspection (December 19, 1988)
- Review of City Records for Temporary Use Permits issued on the project
si re.
'February 16, 1989
Exhi bi t A
Page four
Monitoring Requ~.n. ed- None
Item D..-.".Ma. ybe": The site, as mentioned above, i.s used' for annual strawberry crop
production. However, the site size (2.36 acres) and the possible volume of crop
yield from this small of a parcel would not result in a substantial decrease in a
significantly important crop.
·
Source' - Site Plan
-Field Inspection (December 19, 1988)
M. onitori, n.~ Required' None
5. Animal Life
Items A through D -_"No": Based on review of City records and the site field
inspection conducted by City staff, there are no known endangered or rare species
known to inhabit the project site. Additionally, the agricultural use previously
discussed, greatly limits the type, number and longevity, of any substantial animal
species which would choose to inhabit on' the property.
Sources: - Site Plan
-Field Inspection (December 19, 1988)
- Property and Code Enforcement Records (Temporary Use Permits)
- Aerial Photograph of Site
Monitoring Re. quired: None
6. Noi se
Items A and B -._"Maybe"_: While the proposed use (professional office) is not
anticipated to increase noise levels in the area or to expose persons co severe
noise levels, the project design includes'the isolation of all air conditioning
equipment to a screened roof top area; therefore minimizing impacts to surrounding
properties and to on-site employees.
The construction of the proposed building may increase noise levels in the area
temporarily. To avoid possible noise impacts, the construction activities will be
limited under the Tustin Noise Ordinance to reduce any impacts to a-level of
insignificance.
February 16, 1989
Exhibit A
Page fi ve
o.
Sources' - Proposed Elevation, Site, and Roof Plans
-.Tustin Noise Ordinance
·
Monit. oring Required' As a condition of approval, the applicant will be required to
limit construction activities as per the requirements of the Tustin Noise
Ordinance. The Tus:in Building Official and Police Department will monitor the
site and stop any activities in violation of the Noise Code if colnplaints are
received.
7. Light and Glare
"Maybe": The proposed project will include parking lot lighting for conformance
with the City Security Ordinance. However, all lighting fixtures and intensities
will be reviewed by City staff to ensure that light rays are contained on-site and
within Security Ordinance intensity limits. Therefore, any possible impacts would
be mitigated to a level of insignificance.
Sources: - Tustin Security Ordinance
Monitoring Required: City staff review of proposed lighting plan for project prior
to permit issuance.
8. Land Use
"No": The .. project is proposed to develop a parcel for professional offi,ce use in
an ~-Industrial District. This district allows office uses with a Conditional Use
Permit to ensure adequate on-site parking facilities are. provided.
Sources' - Tustin Zoning Code
~ m iii
Monitorin.~ Required: None
9. Natural Resources
Items A and B - "No"' The proposed land use does not involve' use of any large or
significant quantities of natural resources or non-renewable natural resources.
Sources: - Use Permit Application
- Site Plan
Mo_niltor. ing Required: None
February 16, 1989
Exhibit A
Page six
10. Risk of. Upset
iItems A and B - "No": The proposed use does not require the handling or storage of
any known hazardous or explosive materials. The site currently is along a majdr
arterial highway and access is easily attainable to ~jor roads and freeways.
Therefore, no anticipated risk of upset due to exposure or interference with an
emergency response plan is exPeCted.
Sources- - Use Permit Application
i
- City of Tustin Master Plan of Arterial Highways
- City of.Tustin Emergency Response Plan (1981)
Moni, torin9 ,Requir,,ed,' None
11-12. Population and Housing
"No": The project 'is relatively small in size and scale (less than 5'0,000 square
fee"--~ and less than 200 employees) and will not necessarily increase the need for
housing or substantially increase the general 'population in an area. Therefore, no
significant increase in housing or population is anticipated as a result of the
project.
Sources: - Use Permit Application
- Project Site and Floor Plan
Monitorin~ Required: None
13. Transportation/Circulation'
·
Items A through C - "Maybe"- The project will require some demand for use of
transportation f~ci-l'ities and parking. However, the level of impact, based upon
the size and use of the project will not create a significant increase in demand,
overall based upon the City Traffic Engineer's review of the project.
The project has been designed to.provide on-site parking to accommodate all parking
demand in conformance with the Tustin Zoning Code requirements. The project
includes 195 parking on-site spaces at a ratio of 246 square feet for every one
parEing space.
In order to off-set any off-site circulation and transportat, ion demand, the project
applicant, as a condition of approval, is required to deposit fees for area
circulation improvements as required by Ordinance 930, adopted on May 20, 1985.
February 16, 1989
Exhibit A
Page seven
Sources- - Ordinance No. 930
ii
- Tustin Parking Requirements
- Site Plan
Monitoring Required' City Planning staff to require payment of fees and to conduc:
final field inspection to ensure provision of required parking spaces.
Items D...t. hroul)h..F- "No"- The project will not require the re-routing of existin~
surface, water, rail or airborn transportation systems since no changes are
required to facilitate the proposed use. The project applicant will be required to
install sidewalks along the Red Hill Avenue and Industrial Drive frontages to
facilitate pedestrian circulation.
Sources: - Design Review Comments- Public Works Department - Site Plan
- Tustin Zoning Map
- Tustin Master Plan of Arterial Highways
Monitoring Required: City Public Works-Department to review, approve and inspect
sidewalk construction for conformance with City standards.
14 and 16. Public Services and Utilities
Items A through F - "No": The proposed use does not require substantial
concentratioh of or increase in the provision of Public Services: This is due to
the size, type, location and condition of the property. Many utilities such as
water, drainage and other services are already provided to the premises.
Sources: - Code Enforcement Records - Site/Elevation Plans
- Design Review Committee Comments
Monitor, i, ng Required: None
15. Energy
Items A and B - "No"' The project includes professional office use which, bY
ii iiiii
nature, does no present a threat of reduction in or significant use of Energy
Resources. The project size also is relatively small and should not pose a
significant impact to Engery Resources.
February 16, 1989
Exhi bi t A
Page eight
Sources: - Use Permit Application
- Site/Floor Plans
Mon, itorin,~ Required: None
17. Human Health
Items Aand. B- "~mOm'~ll® AS noted previously, the proposed land use does not involve
use o~ any "knJJn hazardous ~terials or explosives. The project design proposes
convential construction of an office building which should not expose people to any
health hazards. The structure will be reviewed for conformance with all applicable
Building Codes prior to construction.
Sources: - Site/Elevation Plan
- Use Permit Application
Monitoring) Required' As a condition of approval, the project will be plan checked
and approved by the Building Official _prior to construction. All construction
activities on site will be regularly inspected by the City Building Inspector prior
to occupancy.
18. Aesthetics
"No": The project is not located along a scenic corridor or within a 'special
i ii · n
design or resource district. However, the project design features have been
created to ~ke the project compatible with its surroundings by use of colors,
materials,, architectural features anU site design elements which are common to the
area. Additionally, the building is within the height- limitations Of the
M-Industrial di strict.
Sources: - Site/Elevation Plans - South Central Redevelopment Plan
- General Pla~ (Scenic Highways Element)
Monitorin~ Re. quired' None
19. Recreation
"No": The proposed project is not on or adjacent to any recreation facility. The
project will not include residential-uses which could substantially increase or
impact recreational needs in the area.
Source- - Use Permit Application
- City of Tustin General Plan Land Use Map
February 16, 1989
Exhibit A
Page ni ne
Moni tOrlling ,Required- None
20. Cultural Resources
I.,,t. ems...,,A,.t~hrqugh D - "N'o,"- The project site is not located in an area known as an
archeological resource. The site has been rough graded on frequent occasions for
agricultural purpose so that there is no evidence (Jaased on field inspection and
City records) that any cultural resources exist on the property.
Sources: - Property Building Permit Fees
i i i
- Temporary Use Permits
- Tustin Area Historic Resources Survey
-Field Site Inspection (December 19. 1988)
Monitorinl9 .Required,: None
21. Mandatory Findings of Significance
Item A- "No": Based upon the responses to items 1-20 in this initial' study, the
review of.Ci-ty files, records and documents and the nature of' Proposed project, the
project is not anticipated to impact wildlife, fish, flora, fauna or cultural
(historic) resources.
Sources: -All sources listed in items 1-20 of this study
Monitor i ng..Required: None
Item B - "No: The proposed project, due to its proposed size, location and land
dse~'1 i's' in conformance with all. applicable City Codes, requirements and
regulations. The General Plan, Souttl Central Redevelopment Plan and anticipated
development in the area support development of such a project. With the proposed
design elements, the project will .be compatible with its surroundings.
Sources: - Tustin Zoning Code and Development Requirements - Tustin General Plan
- South Central Redevelopment Plan
- Draft of previously proposed (but not adopted) Specific Plan
Monitorin,~.R. equired' None
February 16,
Exhibit A
Page ten
1989
Item C - "Maybe": In reference to the ' discussion in item 13 -
Transportatiol~/ciFculation, the project may contribute :o the demand for
transportation Facilities in the area. However, this demand, based on thelsize and
proposed use of the project would not substantially or significantly impact the
transportation/circulation system as determined by the Tustin Design Review
Committee. Fees for circulation enhancements (off-site) are required prior to
issuance of building permits, therefore, mitigating any impacts ~) a level of
insignificance.
Sources ·
- Design Review Committee Comments
- Use Permit Application
- Ordinal)ce No. 930
Monitoring Required: See item 13 - A t~rough C
Items D - "No": As discussed in this in~tial study any possible impacts associated
with this project have been mitigated to a level of insignificance and a monitoring
program for this mitigation is provided. Therefore, it is not anticipated that the
project will directly or indirectly impa~t human health.
Sources: Discussion, items 1-21
ii i mil i i m
Moni mtOrin~ Re. qu~red: Refer to items 1-21
Sec ti on III:
The environmental evaluation provided herein, attempts to fully identify, discuss
and mitigate any impacts associated wi th the proposed development project.
Considering the sources used, the 'proposed level of development and the mitigation
and monitoring measures incorporated herein, staff has determined that any project
impacts have been mitigated to a level of insignificance.
LCK: jk
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RESOLUTION NO. RDA 89-7
A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF
THE CITY OF TUSTIN, CERTIFYING THE FINAL NEGATIVE
DECLARATION AS ADEQUATE FOR CONDITIONAL USE PERMIT
89-03 AND DESIGN REVIEW 88-62, INCLUDING REQUIRED
FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
, .
QUALITY ACT.
The Community Redevelopment Agency of the City of Tustin resolves as
follows:
I. The Community Redevelopment Agency finds and determines as follows:
A. Conditional Use Permit 89-03 and Design Review 88-62 are
considered a "project" pursuant to the terms of the California
Environmental Qual i ty Act.
B. A Negative Declaration has been prepared for this project and
has been distributed for public review.
C. Whereby, the Redevelopment Agency of the City of Tusttn has
considered evidence presented by the Community Development
Director and other interested parties wi th respect to the
subject Negative Declaration..
D. The Redevelopment Agency has evaluated the proposed final
Negative Declaration and determined it to be adequate and
comp 1 ere.
II. Ftn~l Negative Declaration has been completed in compliance with CEQA
and State guidelines. The Redevelopment Agency, having final
approval authority over the project,, has received and considered the
information contained in the Negative Declaration prior to approving
the proposed project and found it adequately discussed the
environmental effects of the proposed project. On the basis of the
initial study and comments received during the public review process,
the Redevelopment Agency has found that there is no substantial
evidence that there will be any significant adverse environmental
effects as a result of the approval of the project because mitigation
measures identified in the Negative Declaration have been
incorporated into the project which mitigate any potential
significant environmental' effects to a point where clearly no
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Resolution No. RDA 89-7
Page two
significant effects wtll occur. The mitigation measures are
Identified tn Exhtbtt A of Planntng Commission Resolution No. 2567
Incorporated heretn by reference.
PASSED AND ADOPTED at a regular meeting of the Comn~nity Redevelopment
Agency held on the ~day of .......... , 1989.
UrsUla E.' Kennedy'-
Chairn~n
Mary E. Wyn'~
Secretary
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RESOLUTION NO. RDA 89-5
A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF
THE CITY OF TUSTIN, AUTHORIZING CONSTRUCTION OF A
48,000 SQUARE FOOT PROFESSIONAL OFFICE BUILDING AT'
1492 INDUSTRIAL WAY (DESIGN/SITE PLAN REVIEW 88-62).
The Community Redevelopment Agency of the City of Tustln resolves as
follows:
I. The Community Redevelopment Agency finds and determines as follows:
A®
Pursuant to the adopted South/Central Redevelopment Plan, the
Redevelopment Agency shall approve all site plans and
architectural designs of any project proposed within the
Redevelopment Agency Project Area.
B. A proper application, (Design Review No. 88-62) has been filed
on behalf of W & S Commercial request authorization to construct
a 48,000 square foot professional office building at 1492
Industrial Way.
C. The Agency has reviewed the proposed project and determines that
the project will be compatible with the surrounding area..
D. A Negative Declaration has been applied for and has been
certified as complete for the project in conformance with the
California Environmental Quality Act.
E. Final development plans shall require approval of the Community ·
Development Department pior to. issuance of Building Permits.
F. The project is in conformance with the South Central
Redevelopment Plan.
II. The Community Redevelopment Agency of the City of Tustin, California,
hereby approves the site plan and elevations for a 48,000 square foot
professional office building to be located on the southwest corner of
Red Hill Avenue at Industrial Drive subject to the conditions
contained in the Exhibit A of Planning Commission Resolution No.
2567 incorporated herein by reference.
PASSED AND ADOPTED at a regular meeting of the Community Redevelopment
Agency held on the day of. , 1989.
Drsula E. Kenne'dy ......
Chai rma n
~hy E." Wy~n
Secretary