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Home My WebLink AboutRDA D.R. 90-32 08-06-90DATE: TO: FROM: SUBJECT: AUGUST 6, 1990 WILLIAM A. HUSTON, EXECUTIVE DIRECTOR COMMUNITY DEVELOPMENT DEPARTMENT Redevelopment Agency No. 6 8-6-90 Inter - Com DESIGN REVIEW 90-32 - PROPOSED MODIFICATION TO THE TUSTIN CIVIC CENTER RECOMMENDATION It is recommended that the Agency take the following actions: 1. Approve Environmental Determination for the project by adoption of Resolution No. 90-13. 2. Approve Design Review 90-32 by adoption of Resolution No. 90-14. BACKGROUND The City of Tustin completed it's current Civic Center in 1975. Although the facility was adequate in 1975, City Departments are currently experiencing overcrowding and are in need of additional square footage. In conjunction with this immediate need, the adequacy of existing Civic Center facilities are being further impacted by the projected increases in population and increases in service needed to accommodate the developing East Tustin area. Recognizing the shortcomings of its current facility, the City hired the firm of John Bates and Associates in October 1985 to prepare a Civic Center Space Needs Study. Completed in 1986, the report evaluated Civic Center site issues, existing and projected space needs, and developed and reviewed a number of development alternatives (including relocation of the Civic Center). Upon completion of the Civic Center Needs Study, the City Council selected a preferred alternative and the firm of John Bates and Associates was also hired to begin design improvements to the Civic Center. The architect has since been working diligently with the community, individual City Departments and has provided a number of presentations and briefings to the City Council to ensure that potential design and community issues associated with the project would be addressed in the schematic design phase of the project. In May and August of 1989, the City Council reviewed and approved the schematic design for proposed modifications to the Tustin Civic Center site including the floor plan concept, approximate square footages to be added to the site and major conceptual project City Council Report Design Review 90-32 August 6, 1990 Page 2 elements including the architectural design concept. As part of their schematic approval of the project, the Council authorized changes to the proposed design of the City Council Chambers and requested that cable access be provided in the facility. In addition, the City Council authorized preparation of actual construction working drawings and specifications for the project, development of a financing plan and search for a temporary facility for City Hall employees. Pursuant to standards of the Public and Institutional (P&I) District which designates Civic Center facilities as conditionally permitted uses, the Planning Commission reviewed and approved Conditional Use Permit 90-16 for proposed modifications to the Civic Center at their regular meeting on July 9, 1990. Design Review approval of the project is now required by the Redevelopment Agency pursuant to the Town Center Redevelopment Plan. Final working drawings and bid specifications for the project will subsequently require approval by the City Council and Redevelopment Agency prior to advertisement for bids. Such plans were submitted for plan check on July 23rd with plan check to be completed in approximately 120 days. It is anticipated that advertisement for bids could be noticed as early as mid November. Construction of the project would be in two or three phases and take approximately 24-30 months. During construction of Police Department facilities, the Police Department will move into City Hall and City Hall employees will be temporarily relocated off- site. It is anticipated that staff will provide a status report to the Agency on possible off-site locations within 45 days. A financing plan for Civic Center improvements as well as the possible financing of other Town Center Redevelopment projects will be available by mid-October. DISCUSSION Submitted plans propose construction of approximately 28,400 square feet of additional floor area onto the City Hall and Police facility, an approximate 3,915 square foot addition to the City Council Chambers and Community Center and modification of the existing parking lot including construction of an approximate 34,000 square foot parking structure. The proposed alterations to the City Hall and Police Facility would generally retain the same footprint as the existing buildings with some minor alterations and would add a second floor addition onto Community Development Department City Council Report Design Review 90-32 August 6, 1990 Page 3 each building combining the two buildings with a roofed sky light over a proposed atrium/lobby area which will provide for a reoriented entrance to City Hall. As shown on the roof plan and building elevations, building heights for the building are intended to create architectural interest and variations as follows: A single story portion of the building at its southeast corner will have a height of approximately 20 feet; a number of entrance canopies are proposed at a height of 27 feet; a large portion of the building will not exceed a height of 31 feet; tower elements proposed on the project including sloping roof parapets designed to screen mechanical equipment are proposed at a height of 37 feet, and the sloped ridged peak of the atrium/lobby at the center of the facility is proposed at a maximum height of 45 feet. The atrium's lobby and interior ground floor corridors will provide a one-stop counter service for most municipal services. All of the high public use departments including Public Works, Community Development, Finance and Community Services will be located along service counters on the ground floor allowing people to conduct business quickly, reduce confusion in trying to find departments, and facilitate departments coordinating necessary activities like permit approvals. Administrative functions including City Council offices, the City Manager's office, Personnel and the City Clerk's office will be accessed on the second floor by a stairwell and elevator facility. Restricted access to the police facility will also be provided from the City Hall second floor. A separate Police Department ground floor public entrance will be provided at the northeast corner of the building. Alterations to the Community Center and Council Chambers would combine both buildings creating another roofed sky light over a proposed atrium/lobby area and centralized building entrance. Additional storage areas are being added to the Community Center and interior modifications to the Council Chambers will also add storage area, handicap access facilities, and modified seating in the Council Chambers to enhance visibility and audience interaction. Alterations to both buildings are also addressing current building design issues which affect the poor acoustical characteristics of each building and will relocate restrooms to the interior of the building to be accessed off the atrium/lobby area. A 139 space parking structure is proposed to be located on the northerly and easterly portions of the site and will be setback approximately 10 feet from each adjacent property line. The Community Development Department City Council Report Design Review 90-32 August 6, 1990 Page 4 structure has been designed to have a minimal visual impact on surrounding properties. The first floor of the parking garage will be approximately 4-6 feet below existing adjacent grades with the approximate height of the structure on any elevation not expected to exceed 8-10 feet above adjacent grades. The first floor of the parking structure will be restricted to police and City vehicles. The design of the structure also accommodates a security sally port for prisoner pick up and delivery on the west side of the parking structure immediately adjacent to temporary jail facilities in the police facility. The proposed construction of a parking structure in conjunction with the project will also significantly increase available parking on the site. There are currently 232 spaces available on the Civic Center site. Of the provided parking, 50 spaces are public parking spaces for use of library patrons and 12 spaces for exclusive use of library employees (under an existing lease agreement with County). An additional 132 spaces on the Civic Center site are available to the public with 38 spaces on the north side of the site restricted and gated for utilization by the Police Department only. Construction of the parking structure will permit expansion of parking on the site to 320 parking spaces (62 of these spaces would continue to be reserved for library use in a modified location in closer proximity to the library). Although no specific parking requirements are prescribed for Civic Center uses in the Zoning Code, the proposed project maximizes parking on the site given physical constraints and will provide parking at the rate of one parking space per 243 square feet of gross floor area. This also does not take into the account that some activities within each building will not always be occurring simultaneously (i.e. the Council Chambers is rarely used during regular business hours). Access to on-site parking will be provided by two driveways on Centennial Way (there are currently 3 driveways), a Main Street driveway, and an existing driveway at the rear of the property on Third Street. ARCHITECTURE/LANDSCAPING I The proposed building mass and its articulations are an expression l of the purpose and position of a Civic Center in the community. The building will offer a variety of scales both in formal and informal spatial qualities ranging from covered arcades or wood trellis treatments along portions of certain building elevations, Community Development Department City Council Report Design Review 90-32 August 6, 1990 Page 5 to entry canopies which act a portals to each main entrance to the project, with the project highlighted by dramatic peaked lobby atriums which are skylighted. The proposed architectural style is a contemporary interpretation of the Spanish eclectic style (also called the "Santa Barbara" style). The walls will be stucco textured, windows will be multi - panned with precast concrete sills, eaves will be clipped but emphasized with the use of precast concrete trim. Columns at entries and arcades would also have precast concrete bases. The proposed color palette includes the use of a warm off-white stucco texture, precast concrete stone in a sandstone color, mullions in a sandstone color, roof tiles in a pale terra cotta, glass tint in blue green with light fixtures in a deep teal accent color. While a concept landscaping plan has been prepared, the plan is general in nature as to the specific location, size, quantities and materials that will be used. Final precise landscaping and irrigation plans will be required at the plan check stage. Hardscape elements proposed for the site include asphalt paving of the parking lot, and a combination of concrete and special pavement treatments for pedestrian walkways with stone like paving material used at major exterior entries. Throughout the planning stages for the project, significant attention has been given to the issue of the architectural interface between the proposed project and multi -family residential uses to the north and west. A number of specific site design issues were identified early in the process and incorporated into design of the project. 1. Landscaping as a screen buffer will be provided along the north and east elevations of the parking structure to soften the appearance of the parking structure. A wall will be reconstructed along the west property lines. 2. The parking structure height has been kept to a minimum from adjacent properties to minimize its view from adjacent residents. Community Development Department City Council Report Design Review 90-32 August 6, 1990 Page 6 ENVIRONMENTAL ANALYSIS Based on review of Design Review 90-32, as well as Environmental Impact Report 88-2 which was approved with the Second Amendment to the Town Center Redevelopment Project, (a program EIR for the project), it has been determined that environmental issues related to this project have been addressed and appropriate mitigation measures identified in the EIR have been included in the project design or incorporated as conditions of approval for the project. CONCLUSION Since proposed Civic Center improvements are consistent with approved schematic concept plans staff recommends that City Council approve the attached Resolution No.s 90-13 and 90-14. /hri-stine A. Shinglet Director of Community Development CAS:mas:kbc Attachments: Resolution No. 90-13 Resolution No. 90-14 Drawings Resolution No. 2799 Community Development Department 13 14 15 16 li 18 i9 20 21 22 23 24 25 26 27 28 RESOLUTION NO. RDA 90-13 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, FINDING THAT THE FINAL ENVIRONMENTAL IMPACT REPORT (EIR) FOR THE SECOND AMENDMENT TO THE AMENDED REDEVELOPMENT PLAN FOR THE TOWN CENTER REDEVELOPMENT PROJECT, IS ADEQUATE TO SERVE AS THE PROGRAM EIR FOR DESIGN REVIEW 90-32 AND ALL FEASIBLE MITIGATION MEASURES HAVE BEEN INCORPORATED AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The Redevelopment Agency of the City of Tustin does hereby resolve as follows: I. The Redevelopment Agency finds and determines as follows: A. Design Review 90-32 is considered "project" pursuant to the terms of the California Environmental Quality Act; and B. The project is covered by a previously certified Final Environmental Impact Report 88-2 for the Second Amendment to the Amended Redevelopment Plan for the Town Center Redevelopment Project which specifically evaluated proposed Civic Center modifications and which serves as a Program EIR for the proposed project and; II. The Final Environmental Impact Report (88-2), for the Second Amendment to the Amended Redevelopment Plan for the Town Center Redevelopment Project was previously certified on December 5, 1988 was considered prior to approval of this project. The Planning Commission hereby finds: the project is within the scope of Environmental Impact Report 88- 2 previously approved; the effects of this project were examined in the Program EIR; and all feasible mitigation measures and alternatives developed in the Program EIR are incorporated, and the EIR is adequate to serve as a Program EIR for the project and satisfies all requirements of the California Environmental Quality Act. Applicable mitigation measures identified in the Final EIR have been incorporated into the project which mitigate any potential significant environmental effects thereof. 3 4 5 G 8 9 10 11 12 13 14 15 lc li iJ 2C 21 Z 2`� 24 21- 2( 21 2� Resolution No. RDA 90-13 Page 2 The mitigation measures are also identified as Conditions of Approval of the resolution approving Redevelopment Agency Resolution No. 90-14 approving Design Review 90-32. PASSED AND ADOPTED by the Redevelopment Agency of the City of Tustin at a regular meeting held on the 6th day of August, 1990. MARY WYNN City Clerk RICHARD EDGAR Chairman 1' 2 3 4 5 c 8 9 lf) 11 12 13 14 151 lc 17 18 1� 20 21 22 23 24 25 26 27 28 I RESOLUTION NO. RDA 90-14 A RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF TUSTIN, CALIFORNIA, CONDITIONALLY APPROVING DESIGN REVIEW 90-32 FOR PROPOSED MODIFICATIONS TO THE TUSTIN CIVIC CENTER AT 300 CENTENNIAL WAY. 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 90-32 was filed by the City of Tustin requesting authorization to make proposed Civic Center modifications to the Tustin Civic Center at 300 Centennial Way including approximately 28,400 square feet of additional floor area onto the City Hall and Police facility, an approximate 3,915 square feet addition to the City Council Chambers and Community Center and modification of the existing parking lot including an approximate 34,000 square foot parking structure. B. That Final Environmental Impact Report 88-2 for the Second Amendment to the Amended Redevelopment Plan for the Town Center Redevelopment Project has been determined and certified adequate for the project with the adoption of RDA Resolution No. 90-14 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 Redevelopment Agency has considered at least the following items: 1. Height, bulk and area of building 2. Setbacks and site planning 3. Exterior materials and colors. 4. Type and pitch of roofs. 3 4 5 6 i 8 10 11 12 13, 14 15 16 17 18 iJ 20 21 22 23 24 25 26 27 28 Resolution No. RDA 90-14 Page 2 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. Physical relationship of proposed structures to existing structures in the neighborhood. 11. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 12. Development Guidelines and criteria as adopted by the City Council. II. The Redevelopment Agency hereby conditionally approves Design Review 90-32 authorizing proposed Civic Center modifications subject to all conditions contained in Exhibit A of Planning Commission Resolution No. 2799. PASSED AND ADOPTED at a regular meeting of the Tustin Redevelopment Agency, held on the 6th day of August, 1990. MARY WYNN City Clerk RICHARD EDGAR Redevelopment Chairman I I ............. b CL c° 0 arrrlj J 0 9 I u V 9 _ . � � O V W pj 1 0 I < " lo 0 sm m m ON c. P-� =I 0 col-= 0 ♦ 0. P 11, fis