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Home My WebLink AboutCC 13 T.T. MAP 13274 09-06-88TO: FROM: SUBJECT: WILLIAM A. HUSTON, CI~ MANAGER C(XqIiJNII'~ DEVELOIqNENT DEPARTINENT PROPOSEO AJNENDINENTS TO VE~'TING llCNTATIVE TRACT liAP 13274, THE TUSTIN MARKET PLACE RECOMINENOATION: ii i i i i i i ii i It is recommended that the City Council adopt Resolution No. 88-98, approving the proposed amendments to Vesting Tentative Tract No. 13274. BACKGROUNO: i i On February 1, 1988, the City Council adopted Resolution No. 88-9 approving Vesting Tentative Tract No. 13274, which proposed to subdivide a 129+ acre site into 28 numbered and two lettered lots for the development of the Tustin Market Place. At that time, the lot configuration was such that stand-alone buildings (as in the south village) or attached (as in the hard and soft goods section) could have a separate land lease or other form of lease. The ground lease concept for the hard and soft goods sections has recently been altered, and the applicant is requesting to amend the approved Tentative Map accordingly. Another reason for the proposed amendment is a change in the type of construction being used for the attached buildings, which requires the elimination of interior property lines in the hard and soft goods sections (concrete tilt-up will continue to be used in these two areas). At their regular meeting of August 22, 1988, the Planning Commission reviewed this proposed amendment, found it to be consistent with the approved Tentative Map, and adopted Resolution No. 2521 recommending approval by the Council (see attached). DISCUSSION: The City Attorney's office has reviewed both the City's and State Subdivision Codes relating to amendments to approved Tentative Tract Maps. While both the City's Subdivision Ordinance and the State Subdivision Map Act allow such an amendment, neither spells out a procedure for processing amendments. Upon surveying other Cities' procedures, the City Attorney's office has suggested an approach similar to that of the City of Davis, where a minor amendment may be approved without a public hearing upon the findings that: (1) no lots, units or building sites or structures are added; (2) that the changes are consistent with the intent and spirit of the original tentative map approval; and (3) there are City Council Report Vesting Tentative Tract No. ['3274 September 6, 1988 Page two no resulting violations of the City's Subdivision Ordi'nance or the State Subdivision Map Act. Once an amendment is approved, tt would not alter the expiration date of the tentative map. A review of the proposed amendments are as follows: Phase ! -This conststs of the hard goods section, presently under construction. The proposed amendment would eliminate the interior lot lines that divide lots [9-23, as shown on the approved Tentative ~1ap ~(see reduction), and leave the extertor lot line as ts, becoming lot [0 (see attached amended map). The location, placement and/or orientation of the exterior lot line would not be altered. The net effect ts that there will be no property ltnes dividing the buildings (such as between Stor and the neighboring tenants). Phase I! - This consists of the soft goods section. The proposed amendment wou-~T~-~Ttminate the interior lot llnes that divide lots 2-9 as shown on the approved Tentative MaP"'('s'e'e reduction), and leave the exterior lot line, becoming lot 3 (see attached amended map). The common lot (TS-)-~rcles lot 3 providing for vehicular access. The dimension of this access ranges from 25' to 40'+. The future buildings on lot 3 will be situated such that they will be [5' to 20' from the rear property line of lot 3; this rear area will be reserved for utility easements, thereby increasing the effective access width behind the buildings. !n short, lot 3 will still comply with the site plan that was approved as part of Design Review 87-37. Phase !!! - This consists of the £ntertainment Village, both north and south of E1 Ca~ntno Real. Phase !!! would experience the most change with the proposed amendment. This Is a result of the continued evolution and refinement of the village design and layout (at the time of the approval of Design Review 87-37, it was the most conceptual design of the three phases). The entire £ntertainment ¥illage design will be brought before the Planning Commission for final review and approval, probably in late October or November, [988. As proposed, the north Village would change from one large lot (#[[ on approved map) to one slightly smaller lot for the movie theatre and other retail spaces, plus three small lots for stand alone buildings. The south Village would change from six stand alone lots (#'s [2-[6 on the approved map) to seven smaller stand alone lots with the proposed amendments '(lots [[-[7). Despite the above noted changes, several lots would not change, namely the two lettered lots, the retaining basin, the Caltrans dedications, the corners of New Myford and E1 Camino and New Myford and Bryan, and the "panhandle" (lots A & B, 26, 25, 27, 18, 28 and 1, respectively on the approved map). Again, these lots would not change in shape, size, orientation or location. k,~ Com muniW DeveloPmem Depanmem -~ City CouncJ1 Report Vesttng Tentative Tract No. [3274 September 6, [988 Page three CONCLU$ ! ON: iiii ilml Staff believes that the proposed amendment conforms to the criteria recommended by the City Attorney and discussed earlier tn this report, that is: (1) no lots, units or building sites or structures have been added (the location of the lots will remain largely the same while reductng in total number from 30 to 23 I~including lettered lots]); (2) that the changes are consistent with the Jntent and spirit of the approved tentative map; and (3) the proposed changes do not vtolate the provisions of the Ctty's Subdivision Ordinance or the State Subdivlston Hap Act; therefore, the proposed amendment should be approved. Senior Planner christine A. Shtngleton~ Director of Community Development SR:¢AS:ts Attachments: Resolution No. 88-98 Resolution No. 252[ Reduction of approved Tentative Tract [3274 Amended Tentative Tract [3274 Corn munity Development Department I'111mllg /- / / / / // /li; /I.II ORIGINAL TENTATIVE MAP, APPROVED 2/1/88 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27! RESOLUTION NO. 88-98 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIVORNIA, APPROVING AMENDMENTS TO VESTING TENTATIVE TRACT 4~0. 13274, FOR THE TUSTIN MARKET PLACE. ' The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: A. That the amended Vesting Tentative Tract No. 13274 was submitted to the Planning Commission by Donahue Schriber on behalf of the Irvine Company for consideration on August 22, 1988, at which time the Planning Commission adopted Resolution No. 2521, finding said map to be in substantial conformance with the approved Tentative Map. B. That no lots, units or building sites or structures have been added (the location of the lots will remain largely the same while reducing in total number from 30 to 23 [including lettered lots]). C. That the amended map is consistent with the intent and spirit of the approved Vesting Tentative Tract No. 13274. D. That the proposed amendments do not violate the provisions of the City's Subdivision Ordinance or the State Subdivision Map Act. E. That the proposed amended map has been determined to be Categorically Exempt from the California Environmental Quality Act (Class 5, Section 15305). F. That the proposed amended Vesting Tentative Tract No. 13274 is in conformance with the Tustin General Plan, adopted East Tustin Specific Plan, Development Agreement and Subdivision Map Act as it pertains to the development of Sector 12 (mixed use site). G. That the City has reviewed the. School Facilities Agreement between the Irvine Company and the Tustin Unified School District, the East Tustin Specific Plan, EIR 85-2 and the impacts of the amended Vesting Tentative Tract No. 13274 for School District Facilities and finds and determines that the impacts on School District facilities by approval of this amended map are adequately addressed through the imposition of school facility fees as a condition of approval as contained in Exhibit B of Resolution No. 2465, incorporated herein by reference. H. That the design of the amended map will not conflict with easements acquired or required by the public at 1-arge, for access through or use of the property within the subdivision. 2 Resolution No. 88-g8 Page ~o 5 6 7 8 9 10 11 12 13 14 15 16 17 18 Ii) 20 21 1!3 26 27 28 I. That the amended map will. not impact the site plan as approved by Design Review 87-37. II. The City Council hereby approves the proposed amendments to Vesting Tentative Tract No. 13274 subject to the following conditions: A. Amended Vesting Tentative Tract No. 13274 shall comply with all conditions of approval for Tentative Tract No. 13274 as contained in Exhibit 'B' of Resolution No. 2465. B. All development and building placement shall comply with the approved site plan and architectural designs approved with Design Review 87-37. C. The final design concept for the Entertainment Village shall be reviewed and approved by the Planning Commission prior to submittal for building plan check. D. That all buildings shall comply with all applicable building and fi re codes. PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on the day of , 1988. Ron~'ld B~ Hoesterey Mayor Mary E. Wynn City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 IG 17 18 19 2O 21 22 23 24 25 26 27 28 RESOLUTION NO. 2521 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING ' APPROVAL OF AMENDMENTS TO VESTING TENTATIVE TRACT NO. 13274, FOR THE TUSTIN MARKET PLACE. The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That the amended Vesting Tentative Tract No. 13274 was submitted to the Planning Commission by Donahue Schriber on behalf of the I fyi ne Company for consideration. B. That no lots, units or building sites or structures have been added (the location of the lots will remain largely the same while reducing in total number from 30 to 23 [including lettered lots]). C. That the amended map is consistent with the intent and spirit of the approved Vesting Tentative Tract No. 13274. D. That the proposed amendments do not violate the provisions of the City's Subdivision Ordinance or the State Subdivision Map Act. E. That the proposed amended map has been determined to be Categorically Exempt from the California Environmental Quality Act (Class 5, Section 15305). F. That the proposed amended Vesting Tentative Tract No. 13274 is in conformance with the Tustin General Plan, adopted East Tustin Specific Plan, Development Agreement and Subdivision Map Act as it pertains to the development of Sector 12 (mixed use site). G. That the City has reviewed the School Facilities Agreement between the Irvine Company and the Tustin Unified School District, the East Tustin Specific Plan, EIR 85-2 and the impacts of the amended Vesting Tentative Tract No. 13274 for School District Facilities and finds and determines that the impacts on School District facilities by approval of this amended map are adequately addressed through the imposition of school facility fees as a condition of approval as contained in Exhibit B of Resolution No. 2465, incorporated herein by reference. H. That the design of the amended map will not conflict with easements acquired or required by the public at large, for access through or use of the property within the subdivision. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 Resolution No. 2521 Page ~wo I. That the anmnded mp will not impact the site plan as approved by Design Revi~ 87-37. II. The Planning Commission hereby recon, nends to the City Council approval of anmnded Vesting Tentative Tract No. 13274 subject to the foll~ing conditions: Ae Aomnded Vesting Tentative Tract No. 13274 shall comply with all conditions of approval for Tentative Tract No. 13274 as contained in Exhibit 'B' of Resolution No. 2465. B. All developamnt and building placement shall comply with the approved site plan and architectural designs approved with Design Revi~ 87-37. C. The final design concept for the Entertainnmnt Village shall be revi~ed and approved by the Planning Commission prior to submittal for building plan check. D. That all buildings shall comply with all applicable building and fire codes. PASSED AND ADOPTED. at a regular~of the Tustin Planning Co,,nission, he 1 d on the ~x3~2 ¢¢ i. day of~1 i , 1988. Chairnmn Penni Foley Recording Secretary