HomeMy WebLinkAboutRDA D.R. 87-33 12-21-87 A%/~l REDEVELOPMENT AGENCY
Inter- Com
D~T~: ~C~NB~R 21 1987
TO: .WILLIAM HUSTON, EXECUTIVE DIRECTOR
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FROM:
SUBJECT:
COI~IUNITY DEVELOPMENT DEPARTMENT
DESIGN REVIE# NO. 87-33 FOR RETAIL CENTER AT 1101 'EL CAHINO REAL
AT NEWPORT AVENUE.
APPLICANT:
REQUEST:
LOS ANGELES LAND COMPANY
1554 S. SEPULVEDA, t208
LOS ANGELES, CA 90025
TO CONSTRUCT A 25,281 SQUARE FOOT RETAIL CENTER
RECOI~IENDED ACTION
It is recommended that the Redevelopment Agency approve the site plan and
architectural design of the proposed retail center by the adoption of Resolution
No. RDA 87-19.
SUFAqARY
The Community Development Department has completed a review of the site plan and
architectural design of the proposed project. The Design Review process
emphasized the following issues'
architectural compatibility with surrounding facilities;
design of on-site circulation and parking;
conformance with Zoning Code and development standard requirements.
As required by the adopted Town Center Redevelopment Plan, the final site plan
and architectural design is subject to the review and approval of the
Redevelopment Agency. With the exception of specific details noted in the draft
resolution of approval, staff considers the submittal to be complete and
recommends that the Agency approve the project as presented.
DISCUSSION
The applicant proposes to construct a retail commercial center approximately
25,2B1 square feet in size on a 1.9 acre parcel located at the northeast corner
of Newport Avenue and E1 Camino Real.
Redevelopment Agency Report
L.A. Land Company
December 21, 1987
Page two
The subject s.tte was previously occupied by Southern Counttes 0tl and Karl's
Mercedes Repatr Shop, is currently zoned CG (Commercial General) and is
surrounded by C-1 zoned properties to the north and east. Extsttng development
tn the victnlty of the project tncludes a card locked fuel statton to the north
an extsttng non-conforming multi-family apartment project to the east and
apartments on R-3 zoned properties located to the northeast of the site.
The submitted development plans propose construction of two buildings to be
located on the northerly and easterly portion of the project in an inverted 'L'
shaped pattern. The buildings wtll be connected by a decorative tower structure
and wtll have a southerly and southwesterly orientation. Parktng areas are to
be located around the street factng porttons of the project near the front of
each building.
The subject project has been destgned in conformance with parktng, setback and
landscaping requirements of the Zontng Code and City adopted development
standards. Proposed building setbacks and parktng are outltned below.
Standard Requirement Proposed
Parking (1-200)'
126 Spaces
126 Spaces
Building setbacks:
Front 15 feet 15 feet
Sides
E1 Camino Real 15 feet 15 feet
Alley 5 feet 5 feet
Rear 0 feet 0 feet
Bui 1 ding Hetght'
Lot Coverage'
35 feet 35 feet
100~ maximum 31[ maximum
The site provides ten feet of landscaping along both the Newport Avenue and E1
Camino Real street frontages. Additional landscaped planters are also provided
along the alley and in the parking areas as required by the adopted development
standards.
The primary entry and exit point for the project will be provided by a 30 foot
driveway along E1 Camino Real and a 30 foot driveway along Newport Avenue. The
Newport Avenue access will be restricted to right-turn in and right-turn out
movements only. A secondary entry to the project~ is also proposed from the
alley to the north to facilitate proper movement, staff recommends installation
of directory signs at the alley entrance to establish this area as an entrance
only. This is for the purpose of directing a majority of existing traffic onto
the public streets (El Camino Re. al and Newport) as opposed to the use of the
alley for exiting purposes.
Corn rnunity. Developrnen~ Depar~rnen~
Redevelopment Agency Report
L.A. Land Company
December 21, 1987
Page three
1. Archi tectdre
Whtle the proposed project tncludes some spanish colonial architectural
elements, including Spantsh roof detatls and arched details above
storefront parapets, the project as proposed ts more consistent wi th the
"post modern" style of architecture. In fact, the elevations of the
project even with a number of introduced verttcal treatments for the roof
will appear very modern.
Other major architectural features of the project include:
-A mixture of flat roof parapets and tiled mansard roofs; the mansards
are prtmarly used on each end wing of the center.
- Painting details are designed to create visual shadows and,a col~
band around the base of structures. Main wall surfaces are proposed
to be a yellow cream color (Chablis).,with arch details proposed in a
light peach color (Apache). The structure base band is proposed in a
dusty blue color (Chesepeake Blue).
- All wall surfaces will be plastered with a trowel finish.
- The focal point of the project is a tower structure with a sloping hip
roof and Spanish tiles linking each building.
Staff feels at this time that there are specific features of the project
including col or and other miscellaneous details which need some further
refinement to ensure a high quality project. The following design corrections
are being requested'
-All tiled 'roof treatments should have sloped elements with roof tiles
on front and rear elevations.
- All column treatments tn storefront areas should be of the same
dimension (width, material and design treatment).
- Revise color scheme of the project so that main wall colors do not
contain a "yellow tone" and accent colors are not as contrasting
(i.e. more beige earthtones and possible use of terra cotta base or
quarry accent instead of .blue).
- Window treatments on the south elevation of the east wing and on the
west elevation of the north wing should be decorative (i.e. paned and
or arched).
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Sign Pr_ogram
All tenants within the Center are allowed identification signs by the Sign
Code. The applicant has prepared a preliminary sign program for the
Cornrnunity Developmen~ Depar~rnen~
Redevelopment Agency Report
L.A. Land Company
December 21, 1987
Page four
tenants to 'follow. The major elements of this program include-
All signs are proposed to be channelled letters, logos are permissable
with owner approval.
Tenants have a choice of six (6) standard colors, exceptions are
al 1 owed wi th owner approval.
Tenants have a choice of nine (9) letter types.
While all returns {metal sides of channel letter) are proposed to be
painted blue color of the color band on the buildings, staff would
recommend a modification in this treatment.
A monument directory sign totaling 75 square feet, with six (6) square
foot tenant identification is proposed. However, a monument sign in
the required 15 foot stback would only be permitted if the Planning
Commission granted a variance.
0
Landscapin9
The applicant has submitted a concept landscaping ~lan for the project.
The actual quantities, spaces and location of materials, however, will be
refined at plan check. In addition, complete irrigation plans will need to
be submitted at plan check. The project incorporates over 10,000 square
feet of on site landscaping. Landscaping includes a ten (10) foot strip
along street frontages and a series of five foot wide planters in the
parking areas and along the alley. All planters will contain tree, shrub
and ground cover specimens. Use of annuals for adding color to the Center
are al so provided.
CONCLUSION
After consideration of the site plan, architecture, sign and landscaping related
issues, staff considers the project compatible with the surrounding area
provided conditions of approval for the project are adopted.
cay ff/fckup, /
Associate ~Planner
Shin eton,
Director of Co~uni.tY Development
LCP'CAS'ts
Attachments' Site Plan
Elevations
Environmental Initial Study/Negative Declaration
Resolution No. RDA 87-19
,, Corn rnunity' Development Department
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RESOLUTION NO. RDA 87-19
A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF'
THE CITY OF TUSTIN, AUTHORIZING CONSTRUCTION OF A
25,281 SQUARE FOOT RETAIL SHOPPING CENTER AT 1011 EL
CAMINO REAL (DESIGN/SITE PLAN REVIEW 87-33).
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. 87-33) has been filed
on behalf of L.A. Land Company request authorization to
construct a 25,281 square foot retail shopping center at 1011 E1
Camino Real.
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 is hereby
approved in conformance with the California Environmental
Qualtty Act.
Final development plans shall .require approval of the Community
Development Department pior to issuance of Building Permits.
The project is in conformance with the Town Center Redevelopment
Plan.
II. The Community Redevelopment Agency of the City of Tustin, California,
hereby approves the site plan and elevations for a 25,281 square foot
retail center to be located on .the northeast corner of Newport Avenue
at E1 Camino Real subject to the conditions contained in the attached
Exhibit A.
PASSED AND ADOPTED at a regular meeting of the Community Redevelopment
Agency held on the day of , 1987.
Ri chard B. Edgar
Chairman
Mary E. Wynn
Secretary
EXHIBIT A
CONDITTONS OF APPROVAL
RESOLUTION NO. RDA 87-19
GENERAL
1.1 The proposed project shall substantially conform with the submitted plans for
the project date stamped December 21, 1987 on file with the Community
Development Department, as herein modified, or as modified by the Director of
Community Development Department in accordance with this exhibit.
1.2 Unless otherwise specified, the conditions contained in this exhibit shall be
complied with- prior to the issuance of any building permit for the project,
subject to review and approval by the Community Development Department.
1:.3 This Design Review approval shall be become null and void unless building
permits are issued within twelve (12) months of the date on this exhibit and
substantial construction is underway.
1.4 'At building plan check, construction plans, structural calculations, and title
24 energy calculations shall be submitted. Requirements of the Uniform
Building Codes, State Handicap and Energy Requirements shall be complied with
as approved by the Building Offioial.
1~.5 At building plan check, provide preliminary technical details 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.
1.6 Building pian check submittal of final grading and specification be consistent
with the site plan and landscaping concept and prepared by a registered civil
engineer for approval by the Community Development Department.
1/.7 Submittal of a precise soils engineering report within the previous twelve
months. Upon removal of any on-site underground tanks, soil clearance shall
also be obtained from the Orange County Health Department.
1~8 Applicants shall satisfy all Public Works Department requirements including
but not limited to the following'
A. The final site plan shall be standardized and reflect-all appropriate
City standard drawing numbers. The developer shall construct all missing
or damaged street improvements to said development per the City of Tustin
"Minimum Design Standards of Public Works" and "Street Improvement
Standards" This work shall consist of, but is not limited to, curbs and
gutters, s~dewalks, drive apron, and street pavement.
Be
Provision of additional right-of-Way dedication at the curb return to
accommodate the current revised handicap ramp standards.
Exhtbtt^
Resolution No. RDA 87-19
Page two
C. The applicant shall guarantee that connections to the sanitary sewer
system are provided as required by Sanitation District No. 7.
De
Dedication on Newport Avenue to 50 feet east of center line plus a 27' X
27' corner cutoff at the northeast corner of Newport and E1 Camino Real.
Ee
Extend storm drain from existing catch basin to pick up flow tributory to
Newport.
F. Modify median island on Newport Avenue at north end of site to prevent
illegal left turns.
G. Provide street lights on E1 Camtno Real.
H. RemOve and replace all broken, lifted or sunken sidewalk.
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Remove and replace all local depression for catch basin on Newport
Avenue.
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Remove. and replace all existing driveway approaches with curb, gutter and
sidewalk.
1.9 Applicant shall comply 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 compliance with all requirements pertaining to construction.
1.10 Prior to issuance of grading and foundation permits, the applicant shall
record a covenant holding all parcels on the project together. A parcel map
must be processed consolidating all lots into one and this map shall be
recorded prior to issuance of building permits for the project.
1.11 Prior to issuance of any building permits, payment shall be made of all
required fees including:
A. Major thoroughfare and bridge fees to Tustin Public Works
Department.
B. Sanitary sewer connection fee to Orange County Sanitation District.
C. Grading planchecks and permit fees to the Community Development
Department.
D. All applicable Building plancheck and permit fees to the Community
Development Department.
E. New development fees to the Community Development Department.
Exhtbi t A
Resolution No. RDA 87-19
Page three
F. School facilities fee to the Tustin Unified School District.
1'.12 The applicant shall sign and return an Agreement to Conditions Imposed form
prior to issuance of Building permits.
1.13 Note on plans that outdoor storage is prohibited at this location.
114 All wall surfaces except window and door areas shall be treated wi th a
troweled plaster finish.
SITE AND BUILDING CONDITIONS
2.1 Note on plans that all exterior colors and materials to be used shall be
subject to a review and' approval of the Director of the Community Development
Department. All exterior treatments must be coordinated with regard to color,
materials and detailing and noted on submitted construction plans and
elevations shall indicate all colors and materials to be used.
22 Provide exact details and schedules for all window treatments (i.e. framing
color, glass tint). Enhance appearance of project by providing a decorative
treatment on windows on south elevation of the north wing (i.e. pained
treatment or arched window).
2,3 Provide exact details on all door treatments.
2'~4 All tiled roof treatments shall have sloped elements on the front and rear
portions so that there is no rear or side facing blank walls visible from the
public right-of-way or adjacent properties.
2.5 All column treatments in the storefront areas shall be of the same design, 2
foot dimension (width) and material treatment (i.e. all trowel finish plaster
wi th same pal nti ng treatment).
2;~.6 Modify proposed exterior colors to be more in an earthtone pallette and
utilize the addition of a possible quarry accent tile in terra cotta at the
base of columns instead of blue paint.
2~.'~.7 Vents shown on west and north building elevations should be moulded stucco or
decorative ti le.
2',8 Provide floor plans for each building.
2,9 Provide details, textures, colors and materials on all exterior walkways.
Place special maintenance and decorative emphasis on the walkway under the
pedestrian arcade.
2~10 All exterior stucco and wall treatments shall be trowel finished.
Exhibit A
Resolution No. RDA 87-15
Page four
2.11 Show all downspouts and gutters. Roof drains shall be installed internally
unless they are not visible from any public right-of-way.
2.12 Submit structural details for proposed property line wall.
2.13 Revise master sign plan for the project as follows-
A. Include on-site address signs.
Be
Decoratively designed "entrance only" signs to be posted on the northerly
alley entrance adjacent to Newport and "right turn only" entering and
exi ting the driveway al ong Newport Avenue.
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All. final colors shall be approved by the Director of Community
Development consistent with 'revisions to exterior building colors.
D. The monument sign proposed shall not be placed in the required 15 ft.
setback for the project without granting of a variance by the Planning
Commi ss t on.
E. All sign installations shall consist of internally illuminated
individually mounted channel letters. All balasts, raceways and
electrical appurtenances and fixtures shall not be exposed.
2.14 The proposed trash enclosure shall be stuccoed and colored to match main
buildings.
2.15 Wall mounted light packs or ground line lighting should be provided at rear of
building.
2.16 Note on plans that a six (6) foot high chain linked fence shall be installed
around the site prior to buildings construction stages. Gated entrances shall
be permitted along the perimeter of the site for construction vehicles.
2.17 All rooftop mechanical or electrical fixtures and equipment shall be
screened. All telephone, gas and electrical boxes must be indicated on the
building plans and shall be completely screened by an enclosure that matches
main building treatments and color. Electrical transformers where provided
and wherever possible shal be located toward the interior of the project
maintaining a sufficient distance from frontage of the project.
2,18 Parking shall be maintained at a ratio of one space for every 200 square feet
of building area.
2.19 All exterior lighting shall be installed so that rays do not direct light onto
any surrounding properties.
Exhtbtt A
Resolution No. RDA 87-15
Page five
LANDSCAPING,' GROUNDS AND HARDSCAPE ELEHENTS
3.1 Final landscaping plans shall address the control of fertilizers, pesticides,
and i rri gati on water runoff.
3.2 Future formal submittals shall substantially conform to the landscaping
requirements on file with the Department of Community Development.
3.3 At plan check stages a completely detailed landscape and irrigation plan must
be submitted. The plan must list all species and common names, sizes, spacing
actual location and quantity of plant materials. Show planting and berming
details, soil preparation, staking. The irrigation plan must show location
and central of backflow prevention devices, pipe size, sprinkler type, spacing
and coverage.
The Department of Community Development may request additional sizing or
quanity of materials during plan check. Note on plans tht coverage of
landscaping and irrigation is subject to field inspection at project
completion by the Department of Community Development.
The Department of Community DevelOpment may request minor substitutions of
plant materials or request additional sizing or quanity materials during
building 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.
3.4 The submitted landscaping plans at plan check must reflect the following
requt remen ts:
a) Turf is unacceptable for grades over 25~.
b) A combination of planting materials must be used, ground cover on large
areas alone is not acceptable.
c) Provide a minimum of one 15 gallon size tree for every 30 feet of
property line on the property perimeter and five 5 gallon shrubs.
3~5 All newly planted trees shall be staked according to City standards.
3.6 Shrubs shall be a minimum of 5 gallon size and shall be spaced a minimum of 8
feet on center when intended as screen planning.
3.7 Ground cover shall be planted between 8 to 12 inches on center. Please change
notes on landscaping plans to reflect this requirement.
31.8 When 1 gallon plant sizes are used the spacing may vary according to materials
used.
Exhibi t A
Resolution No. RDA 87-15
Page stx
3.9 Up along fences and or walls and equipment areas provide landscaping screening
with shrubs, and or vines and trees on plan check drawings.
3.10 All plant materials shall be installed in a healthy vigorous condition typical
to the species.
3.11 Landscaping must be maintained in a neat and healthy condition, this will
include but not be limited to trimtng, mowing, weeding, removal of litter,
fertilizing, regular watering, or replacement of disease or dead plants.
3.12 In irrigation areas the irrigation controller is to be enclosed in a lockable
housing. Design irrigation systems to provide sufficient coverage of avoiding
water overspray on buildings and sidewalks. Note on this requirement on plan
check drawings.
3.13 Earth mounding to screen parking lot area shall be provided along Newport and
E1 Camino Real to a minimum height of 30".
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NFG. rlvr _n =CLARA'. iON
CITY OF TUSTIN ' .
300 CENTENNIAL WAY, TUSTIN, CA. 92680
Project Title: L A LAND' CO. File No. DR 87-33
Project Location: 1011 E1 Camlno.Real at Newport Ave.
.,.
Project Description' Construction of a 26,000 square f6ot retail · shopping center·
Project Proponent: L A Land Company
Contact Person' Laura Pickup Telephone:544_B890 Ext. 250
The Community Development Department has conducted an initial study for the
above project in accordance with the City of Tustin's procedures regarding
implementation of the California EnVir'onmental Quality Act, and.on the basis of
that study hereby find:
-That there is no substantial evidence that the project may have a
~ significan~ 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 anti
hereby made a part of this Negative Declaration.
Therefore the preparation of an Environmental 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.
December 21 , 1987
REVIEW PERIOD ENDS 4'30 p.m. on ---
DATED: n,~ce~er !!,- 1987 for Commun'i~:~ De~/~pment Di:>tor
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NFGA, IVE DECLARA1,0N .
CITY OF TUSTIN
300 CENTENNIAL WAY, TUSTIN, CA.. 92680
Project Title: L A LAND CO.
File No. DR 87-33
Project Loca.tion' 1011 E1 Camino Real at Newport Ave.
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Project Description: Construction of a 26,000 square f(~ot retail
' shopping center.
Project Proponent: L A Land Company
Contact Person: Laura Pickup Telephone:544.8890 Ext. 250
The Community Development Department has conducted an initial study for the
above project in accordance with the City of Tustin's procedures regarding
implementation of the California EnVir'onmental Quality Act, and.on the basis of
that study hereby find:.
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 Negative Declaration.
Therefore, the preparation of an Environmental 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
DATED: n,=,,-- ~n,i-~... ,.. I ~ 1987
December 21 , 1987
--/': ,'::,/ ,;" ? ;' ,
fo r Commun~ ty Deve~Opme~t"'Direct~r
CITY OF TUST[N
Communi ~y oevel opmen~ Oepartmen~c
k'~IV[ROHMENTAL INITIAL STUDY FORM
~ L A.LAND CO.
A6dre~' and Pt'x:~ Nun'L:~ of ~ S.
os An§e les, CA
Sepulveda B19d.
December 11 , 1987
~ of C~I~llst Submitttd ~
City of Tustin, Com. Dev. Dept.
L A LAND CO. RETAIL CENTER.
Name of t:h, aga~l~ if alagtlcable
!1.
(~p~i~s of ~1 '*yes" crud ~ ~ am r~luir~i an atl~m~d sheets.)
°'1o
X
X
X
n~tailde~ ~ fc~ilure, ~r sirni~r
I~1 1.~t~ ~ ~ flooding ar tidal
x
x
x
x
X .
x
o .
o,
e,
Plcllt
Wlll the prcee--l result
~e in the diversil~ of species, ar
numbe of ay species of plc~rts (inctuclincj
trees, st~s, gras~ cragss md aClU~t¢
·
Reducttan of the numbem of my unique,
rctre ar endong~ mecies of-
I~im of new species of p ianl~ into
~ area~ or in a bar~ier to the normal
r~tenishment of existtncj species?
cl. Reduction in ~ of mY a~.icuttuml
cmg?
Animal Uf~ Will the pragaeat mit ins
a. ~ in the cilv~mil~ Of m~cie~ ar
~ of ~y mecies of cmimaiz (bird~
land animals inctudlng mtile~ fJd~ ~cl
shetlfishs benthic argmi~m. ~r imects~.
b. Reducttan of the nurrlaers of my uniclu~
I~tm of new.species of' mimals inta
~ ~ ~r msutt in a bc~ter t~ the
micjratim ~ ma~ement of mirnais?
cl. IDet~tarcrttan t~ existtncj fLd~ ar wildlife
habitat?
Ym
x
.
il
X
u
i
X
X
X
X
X
X
AIl~ristkms to present pcrl't~m, of circ. l~-
tt~n ar m~msnt of I~mle croci/ar ~?
e. Alte~stlen. to w~t~, mil ~r air
traff~:?
f. Ir~x'~ in traffic hazards m rr~t~r
v~hictes, bicyctim ar p~l~s'~'i~?
Public ~.macm. Wlil the presell hc~e m
effect ~q~m, m' result in a need fcr new ar
altered governmental services in ~y of the
following arum:
~. Fire prate-tim?
b. Potic~ prot~ti~?
X
X
X
X
X
x
15.
16.
Pcr~s ar' off,er recreatioo~l facilities?
Oth~ governmental s~rvic~?
Will the prooosai result im
Use of ~mnttai amounts of f~et or ene~j~.
Utllltt~.. Will the pr~x~sal r~sult in a need
for n~w syst~ or zobstcmttal alterations to
the follo~imJ utt litieaz ..
.--
Power or ncr~ml gm? -
b. C~mrmmk:cr~ien. sys'l~m?
X ·
X
iii
x
X
o .
Wcm,r?
Stain water drainage?
Solid w~sste and
17.
b. ~oaure of pemle to potential health
18.
A~rthetla. Wlll the pre~i result in the
~ien of c~y ~c~ni¢ v~ or ~ ~ to
~ ~lic, ~ will ~ ~1 sit in ~
~t~ of m a~~i~i~ o~~e site o~
to ~lic
Recreation. Will the prcoosai m~uit in an
impa:t ~ the quality, or quantity of ~xi~tincj
r~creatianal cogomities?
20. Cultural Rmew~a.
Will tim prapm~i result in the alteration
of ar the ~im of a prehistoric or
historic arehomtogic~ site?
21.
b~
siab~tatly mduc~ the hc~it~ of ~ fl*
llfe ~l~im m ~ ~t~ ~lf ~.
pl~ ~ ~al ~~, ~ ~
~ the. project' hcnm the Ixrrentiat to
a~ieve stmrt-te~, m ~ d~~' of
~ ~m in a m~iy brief, ~finit~
~i~ of time ~ile !~4~ i~
will ~m ~tl into ~ ~mg .
Dcms the project hav~ irmactz which
i~i~ly limit~ ~ut ~l~e~
~ ~ eff~ of ~ mini of ~
O_,~__ the project have enviranmentai effects
which will caum substantial adverse effects
an human beings, eider dir~-tty ~ indireu-tty?
X
X _
.X
X
111.
IV.
Dl~cumia~ of Em,i~,~mm~l E~du~ti~n
See Attached Signature Page for description.
carmleted by the Lead Acjency)
All mitigation measures are adequate to nullify
any impacts, therefore, a rlegative Declaration
be filed for this project.
any
can. be
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ject may possible cause an increase in the no'ise l'evels in the
lng the construction phase of the project. This will be a temp-
fect and construction will be limited to the hours of 7:00am t'o
on week days. This schedule will reduce the noise impacts and
nformance with' the requirements of the Tustin Noise Ordinance.
13-b:
ject proposes to add approximately 26,000 square feet of
ootage to the area which does not currently exist. This
'new parking demand, however, all parking demand for the
handled by the provision of on-site parking places at a
e to every 200 sq'uare feet of retail area. This parking
nce with the Tustin Zoning Code.
reta i. 1
will
project
rat io of
is in