HomeMy WebLinkAboutRDA CTF OF CONFORM 07-17-89 (2)DATE: JUL'/ 17, 1989' ~ '
TO: WILLIAM HUSTON, EXECUTIVE DIRECTOR
FROM: CHRISTINE SHINGLETON, DIRECTOR OF COPlMUNITY DEVELOPMENT
SUBJECT: CERTIFICATE OF CONFORMANCE - PROPERTY OWNEO BY PAT LESTER, 12932 NEWPORT
AVENUE AT IRVINE BOULEVARO
RECOMMENDATXON
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It is recommended that the City Council deny at this time issuance of a Certificate
of Conformance for the property located at 12932 Newport Avenue (Red Hill Center) and
authorize staff to work with the property owner to improve the site.
BACKGROUND
i i m
In February of this year, the Community Redevelopment Agency approved the second
amendment to the Town' Center Redevelopment Plan. This amendment included a provision
' for property owners to apply for a Certificate of Conformance. If such a certificate
is approved and recorded on the deed to the property, it protects the property from
future condemnation by the Agency, as. long as the property is maintained in
compliance with the City Code, General Plan and Redevelopment Plan. ~
Mr. Pat Lester, owner of the Red Hill Center, which is the retail shopping center on
the northeast corner of Newport Avneue and Old Irvine Boulevard, has filed a request
for issuance of a Certificate of Conformance. To accommodate this and other future
requests, staff has devised a conformity report which serves as a check list to
compare a project with the various requirements of the Zoning Code, General Plan and
the Town Center Redevelopment Plan. This checklist has been prepared for this site
and is attached to this report for reference. Based upon the review conducted by
staff, it is not suggested that the Certificate of Conformance be issued for the
subject property at this time.
ANALYSIS
As noted in the conformity report, there are several conditions on the property which
do not meet the requirements of the Zoning Code, Ge~)eral Plan and Redevelopment
Plan, Each of these conditions are discussed separately below:
.
On-site Improv.ements - As noted on the attached conformity report there are
sevl'eral on-site improvements which do 'not meet current city requirements. The
site was developed when the property was located in the County of Orange and was
therefore developed and has been maintained at standards below the City's
current requirements. Specifically, the site does not meet the 'following
requirements for:
J July 17, 1989__ .
Certificate of Comformance
Page two
1. Parking (deficient by 20 spaces);
2. Landscaping Coverage;
3. Signs (pole and wall signs violate Sign Code);
4. Outdoor Storage and Trash Enclosures; and
5. Publ i c Improvement s
,.
As noted above, the project is deficient of 20 parking spaces according to
current requirements. The parking area has not been improved with landscaping
(all landscaping is directly adjacent or in frg. nt of the buildings) to meet City
standards. For example, most parking 'areas in conformance with City
requirements are screened with ten feet of landscaping with earth mounding which
reduces the visual impact of parking areas.
The Newport Avenue frontage has not been improved with concrete sidewalks and
standard treewells. The parking area has numerous pot holes and dirt patches
where landscaping or trees may have been originally placed.
.
The .rear alley area is cluttered with "bootlegged" storage areas which have been
attached to the building without benefit of building permits. This alley also
is cluttered with trash bins, various scrap parts (from existing tenants) and
the walls are spattered with grafitti. Additionally, a semi-truck trailer has
been parked in the alleyway making emergency access difficult, if not
impossible.
·
Architecture - The project is located in a retail commercial area with a mix of
arch'itectura'l styles. The buildings on the site have been designed with a
1940-1950's style of architecture and a mix of materials and colors. There is
no specific continuity in design or materials in order to project a specific
architectural style or image. Most of the units have exposed rooftop mechanical·
equipment and all use above ground utility connections.
CONCLUSZON
While the project may contain various tenants who conduct a profitable business,
staff is highly concerned with the condition of the site and architectural
improvements on the property, especially since the amount of retail competition has
increased dramatically in the area. Since the site could benefit from major site and
architectural improvements it may be best for staff to work with the property owner
in exploring opportunities to improve the site.
Staff suggests that the request for a Certificate of Conformance be denied at this
time and that the City Council direct staff to work with the property owner to
encourage participation by working together to improve the site to meet current
standards.
Laura Kuhn
Senior P1 anner
Christihe Shln~leton l/
Director of Communit~Ut)evelopment
LK:pef
Community Development Department
TUSTIN CONMUNITY REDEVELOPMENT AGENCY
CONFORMITY/DESIGN REVIEW REPORT
OVERVIEW
The Town Center Redevelopment and the South Central Redevelopment Plans require
that developments within each project area be~.,reviewed and approved by.~the
Community Redevelopment Agency prior to issuance of building permits. Preparation
of a Conformity/Design Review Report may also be initiated on an individual
property to determine the appropriateness of the Agency issuing a Certificate of
Conformance which, when recorded on the property certifies that a property conforms
with the provisions of the Redevelopment Plan. The purpose of this Conformity
Report is to describe the project or property in question and completion of.'this
Report does not, in any way constitute a Certificate of Conformance with either the
Town Center or South Center Redevelopment Plans. This Report is for the purpose of
reviewing projects in a Redevelopment Area only.
- I. SUBJECT PROPERTY AND SURROUNDING USES
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Property. Address:
Assessor's Parcel Number(s):
12932 Newport Avenu. e
501-081-04
Property Owner:
Pat Lester
Developer:
Zoning:
Existing Land Use(s):
Surrounding Properti es:
,n/a
C-1 Retail Commercial
._
Re.t.ail Commer.cilal, Services,. Heal. ll.thcl.ub
North -
South -
East -
West -
Existing Zonin~l
C-1
C-!
C-1
C-2 and
Multi-family
E,x,i,ist, in,9 Land U, se(sl)
Retail stores(Circle K,
Shoe Store)
Retail Stores {Lemon Hgts
Drugs and others)
Tustin Lanes (Bowling)
Retail Stores and multi-
family apartments
Location Map: (See Attached Exhibit A)
Page two
II.
EXISTING PROJECT
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Project Description: A retail shopping cent,e,lr...wi.th 19,800 is, qua. r,e..feet of
shops and a 13,9.0.6. .s,,quare foot health c,,1.ub. Retail
s. ho.p,,s i n.c,l.ude .a ,1,.i.quor
,.
store, v.ideo renta.ll, c,r.a,ft shop, cleaners, po,ol suppl,~ ,,and other ,,var, ilO,US
uses.
i m i m ! i i i . i . imll°'
Lot Area:
Gross i 10.2.480 , sq. ft.
Bui 1 ding Square Footage:
Total area 33.~706 sq. ft.
Existing 33.706 sq.ft.
Proposed n/a' ' sq.ft.
Typical
'.
Unit
Unit
Unit Sizes (Residential):
Unit
Unit
Unit 0
i
i ii
Dwelling Unit Density (Residential Only):
a)
b)
c)
d)
e)
Proposed number of units
Permitted zoning dou. density
Pemitted general plan d.u. density
Permitted Redevelopment Plan d.u. density
Proposed d.u. density
Net
,,1,0,2,,480
sq.ft.
Total
Total
Total
Total
Total
Total
Total
Total
Total
Tot a 1
Total
Total
Tot a 1
Total
Total
sq.ft.
garage area
occupi ed un i t
sq.ft.
garage area
occupi ed unit
sq.ft.
garage area
occupied unit
sq.ft.
garage area
occupied unit
sq.ft.
garage a rea
occupi ed un i t
Units/acre
Units/acre
Units/acre
Units/acre
Units/acre
Page three
MAXIMUM LOT COVERAGE:
,,, ,
Permitted by Zoning Code
Permitted by General P1 an
Permitted by Redevelopment Plan
Existing
~,00% ~i.nus pa~kling and !.andsc. aping
·
·
..... 1,00% mi,nus pa, rkin,9 an.d landscjaping i
~0.0% mjgus parlkin9 and landscap,in9
311,800/102,480 ~ 31%
FLOOR TO LAND AREA RATIO:
_
Permitted Zoning Code
Permitted by General Plan
Permitted by Redevelopment Plan
Existing
. 1.1 mi, n,us parkin~l ,,and lands,c,apin9
1.1 minus p, ark.imn9 and l andsc, aPli,lnlg
. 1,.1 min.,,us parking/ and lands.capi,n9
.31:1
i n
· .
BUILDING HEIGHT:
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Permitted Zoning Code
Permitted by General P1 an
Permitted by Redevelopment Plan
Existing
PRIVATE OPEN SPACE:
35 feet
i w
35 feet
35 feet
22 feet 2 inches
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Required n/a sq. ft. Proposed ~/aI sq. ft.
Access/Ci rcul a,ti on:
INTERNAL: 24 foot wide a, il,,Sles with 90°, double p, arkin~, , rows
AT PROPERTY LINE: th, ree drives on Newport Avenue, one drive on Old Irvine
OTHER: . 1,5. foot,, wid, e re.ar access alle7 ,
Page four
OFF-STREET PARKING:
Total spaces required 1:200
Total spaces required covered
Total handicapped spaces required
Stall size required:
157
n/a
n/a
1)
3)
Interior stalls (g X 20)
End stalls (12 X 20)
Compact stalls at 9 X 16.5 (no overhangs)
Driveway ai sl e requi red
27
Turning radius required
Spaces provided 137'
nl
Spaces cq.vered n~,a, i I ' .....
Spaces provided n/a
Access driveway grade (Maximum 12%)
most stalls 8'X18'
..n/a
,,none prov'i de'd,
ft. wi de Provided 24
27 ft.
u
12% +
,mm
REQUIRED STREET IM, PROVEMENT. S/UTIL!TY IMP. ROVEMENTS:
Property Dedi cat ions
Street Improvements
Utilities
Water
Sewer
Other
LOADING:
!
Provided 24
i!
sidewalks and corner cut offs at Old Irvine and
alon'g Newpo¥'t A'v6'nue ......
S-i dewal'k's, al6'n 9 Newp oft Avenue;i,.... mrep air d ri'vew'a~s
exis.ting over_head ut. il.itie, s need to b.e underground
none
none ......
Repail'r OfI dal~laglle, d cu.r, bs,. gutt, er.s .,an~d d, ri,vewa~s
Si ze
Locati on
TRASH STORAGE AREAS:
15 foot alle~.; 16 foot north alleN
_no specifiC,I ¥Oaldin9 area provided '
Required sq. ft. mi n ~.,-4.8,1 sq f.t, = 96, sq
Provided sq. ft. none
Location
Trash dumlpsters along wall ,in north and east al,leyways
Page fi ve
FENCES AND WALLS'
Location and proposed height
Front 0
,
Side 6'8" Side 6'8" Rear 6'8"
_
Maximum permitted height
Front 0
Side 6'8". Side 6'8" Rear 6'8"
m ,! i i
Type freestanding' block
retain cut n/la
retail fill n/a
Locations' Along rear (east)
and north alleys
i n imm i
Required walls'
adjacent to residential zone 6'8" rear
less restrictive zone n/~a
outside storage areas n'/a
Locations'
Easterly propert), .1.ine
UTILITIES/MECHANICAL EQUIPMENT'
Location Overhead utilities provided; exposed electrical panels in rear
Screening requ'lli'red/type Underground utilitie's and exposed equ.,ipment on
roof ,
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SIGNS:
Locati on
Wall and frlel,estlan,ding pole ~ign
Sizes
Copy
Colors
Varies, PO,lle sign taller than 24 feet high
All signs designed on can tlyp, e sign. s. One slign has exposed lights
and frames (liquor store)
Red, black, beige, white and others
LANDSCAPING'
% Landscape coverage Minimal coverage provided; % unknown
Actual description of theme/concept ..Some palms, various decidious shrubs and
vines. Flowerincj shrubs in some planters, some vacant treewells.
Maintenance/Condition Good condition in planter areas. Various treewells in
par.kin~l area .are no.t pla.nted.
ARCHITECTURAL DESIGN'
Existing Property Earlj/ 1940-1950's design. Some rock teatments, metal
siding) and stucco. Flat, parapet roofs with exposed mechanical equipment.
Page six
Surrounding Properties Mix of ,stol.es to nort, h a.nd .s,outh. Plaza La Fa?e,tte ~,.
across the street has ,F,ren.c_h Chateau Style. ,
Proposed Development Not appli, cabl_e.
.I ·
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GENERAL CONFORMITY
1. Existing land use is in conformance with:
YES
0
0
o
Zoning Code - X
General Plan - X
Redevelopment Plan - X
Existing buildings and improvements
are in conformance with:
(Si tei s considered an
Exi sting-"Non-conforming Use")
Zoning Code -
General Plan -
Redevelopment P1 an -
Proposed development is in
conformance with:
Zoning Code -
General Plan -
Redevelopment Plan -
Narrative description of recommended site corrections necessary to
obtain conformity: (see attached Exhibit B).
NO
n/a
n/a
n/a
COMPLETEO BY: Laura Kuhn
TITLE: Senior Planner
DATE: ,)une ~19t, 198,9
REVIEWED BY: Christine Shin~leton
.EX.H'.[~IT ~
-I, 0 CA TION .MA t~
I
NORTH
NOT TO SCALE
I I
EXHIBXT B - CONFORMITY REPORT
Recommended Site Corrections
12932 Newport Avenue
S.i..te ImProvlement.sl:'
1. Parking: Revise parking layout to include required landscaping, handicap
parking stalls and drive aisle widths. Inclusion of c.o.m.pact parking stalls
could alleviate parking shortages but some'reduction in building square
footage may be required. Repair parking lot potholes, etc.
2. Landscaping: Provide ten foot wide perimeter., landscape areas with shrubs,
trees and earth mounding to screen parking areas. , Interior tree wells.~and
planters al so requi red.
3. Trash Enclosures and Outdoor Storage: Install trash enclosures in front
parking area or adjacent to buildings to minimize or eliminate alley st°rage.
Provide at least two-6 foot by 8 foot enclosures with gates. Remove storage
cabinets along rear alley area {illegally installed, no permits) and remove
illegal truck trailer to provide maximum fire access area.
0
Utilities/Public Improvements: Underground electric lines, repair all damaged
curbs and gutters, install sidewalks and street tree wells according to City
standards, repair all driveways and revise to accommodate a maximum 12% grade.
Architecture ..
Revise exterior elevations on all structures to repair damage and provide
architectural consistency throughout project.
2. Update architectural facade to incorporate design elements compatible with
surrounding properties such as Tustin Lanes, Tustin Heights Center or Plaza La
Fayette.
3. Revise Sign Program to conform with Tustin Sign Code requirements and increase
sign visibility if new facade is provided. Provide a freestanding signs in
accordance with current Sign Code requirements.
4. Architecturally screen all mechanical equipment on roof.
electrical panels.
Enclose all
5. Remove all grafitti and paint building and roof areas as needed.
LK:pef