HomeMy WebLinkAboutRDA #6 9-21-87 REDEVELOPMENT AGENCY
NDA
~ 9-21-87
SEPTEHBER 21, 1987 Inter- Corn
TO: WILLIAIq HUSTON,-EXECUTIVE DIRECTOR
FROM: COMMUNITY DE'VELOPNEIJT DEPARTAEIIT
SUBJECT: SITE PLAN/DESIGN REVIEIJ 87-26: COI~IERCIAL CENTER
13812 REIJPORT AVENUE
REQUEST:
Agency aproval of the site plan and architectural design of a proposed .9,600
square foot retail center.
RECOMMENOATION:
It is recommended that the Redevelopment Agency approve site plan and
architectural design of the proposed retail center by the adoption of Resolution
No. RDA 87-14 with all conditions of approval contained therein.
SUMILRRY:
The Community Development Oepartment has completed a review of the site plan and
architectural design of the proposed retail center. The Design Review'process
e~hasized the following issues:
° compatibility with surrounding development such as Carver, La Mancha
and Primrose, in terms of architecture, style, landscaping and
stgnage.
° quality of development in terms of: - lot coverage
- parking/circulation
- screening from residential uses
- mechanical equipment screening
- size of storefront promenade (walkway)
Pursuant to the adopted South Central Redevelopment Plan, the final site plan
and design is subject to the review and approval of the Redevelopment Agency.
With the exception of specific detatls 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:
Proposed use consists of a 9,600 square foot, one story retaii center. Property
is abutted on the south by Walnut Street. Across Walnut Street is La Mancha
Development and Primrose Center. To the north, across the alley is a two story
City Counctl Report
September 21, 1987
Destgn Revtew 87-26
Page two
retail/office building, to the east is a residential area and to the west,
across Newport Avenue is Tusttn Plaza (Carver Center).
Proposed site consists of four (4) parcels which shall be consolidated to permit
development. Either a Parcel Map or a Covenant Agreement shall be executed to
hold the parcel as one, prior to issuance of permits for proposed project.
SITE PLAN REVIEW:
As submitted the site plan incorporates similar building orientation and
circulation patterns of adjacent projects specifically in terms of alignment of
front andrear drive aisles and parking. The rear drive, however, has diagonal
parking and one way traffic (northbound from Walnut to the alley). Such design
allowed for improvements such as promenade width, landscape screening from
adjacent residents and other architectural features on front elevations.
As proposed, the project is compatible with surrounding uses and effectively
services traffic movement.
In terms of development standards, the plan submitted'meets all adopted criteria
with the exception of the percentage of compact spaces and the front drive aisle
width (refer to the Development Review Summary attached).
The project provides one parking stall for each 200 square feet of retail space,
as required, for a total of 48 parking spaces. Approximately 30~ of those
spaces are compact, instead of the standard 20~. However, since the compact
ratio is a standard as opposed to an ordinance requirement, deviations may be
approved on a case-by-case basis. Being that all compact stalls are located on
the rear drive aisle and will be mostly used by the employees of the center the
higher compact ratio is acceptable to staff.
The front drive aisle width is 25 feet instead of the standard 27 feet. Similar
projects in the vicinity have been authorized to deviate from this standard and
for a relatively small project a 2S foot drive aisle is acceptable.
ARCHITECTURAL DESIGN:
Proposed project will be located across Newport Avenue facing Tustin Plaza
(Carver Center). The project incorporates most of Tustin Plaza architectural
features with few exceptions.
The architectural features of proposed center include:
- peach-pink smooth plastered walls ("creamy apricot")
- turquoise green metal reglets on walls, columns and parapet reveals
- terracotta spanish mansard roof tile and quarry accent tiles
large horizontal massing
Comrnuni:y DevetoPmen: Oeparimen~
Ct ty Councf1 Report
September 21, 1987
Design Revte~ 87-26
Page three
- heavy construction, thick walls and large columns
- Storefront metal windows and door frames would be painted black
instead of turquoise as the center.
- Sign Program consists of individual metal channel letters internally
illuminated. Colors are similar to the colors of the Carver Center
signs excluding yellow, orange and forest green (refer to attached
sign master plan). Plans for a monument sign will be submitted at a
later date.
Project also incorporates some of the more pleasant architectural features of
the adjacent developments, such as the Primrose Center.
- colored (bomanite) brick pavers on promenade and entrance driveways
- bermed landscape areas
- mechanical equipment screened by designed parapet
Taken all together, these features strengthen the concept of compatiblity and
integration with surrounding development.
LANDSCAPXNG REVIEN:
Proposed landscape plan consists of climate resistant and decorative trees and
shrubs which will add considerably to the immediate environment. A row of
eucalyptus trees is proposed for the rear planter, while "Canary Island" pines
and Carrotwood trees will be used for the front landscape. Shrubs to be planted
on the higher portion of the berm will emphasize the screening of the parking
lot. Shrubs on the rear planter will screen trash enclosure and equipment
areas.
CONCLUSION:
As submitted, the site plan and building design address staff's major concerns
and it is recommended that the Agency approve the project by the adoption of
Resolution No. RDA 87-14 with the conditions of approval contained therein.
Patrtzta Materassi
Planner
PM:pef
Attachments: Site Plan/Elevations/Landscaping/Master Sign Plan
Development Review Summary
Resolution No. RDA 87-14
Negative Declaration of Environmental Impact
Community Development Depariment
2 RESOLUTION NO. RDA 87-14
2 A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF
THE CITY OF TUSTIN, CALIFORNIA, APPROVING THE SITE
4 PLAN AND ARCHITECTURAL DESIGN OF A 9,600 SQUARE FOOT
RETAIL SHOPPING CENTER TO BE LOCATED ON THE NORTHEAST
5 CORNER OF NEWPORT AVENUE AND WALNUT STREET
6 I. The Community Redevelopment Agency of the City of Tustin, California
hereby resolves as follows:
7
A. That pursuant to the adopted South/Central Redevelopment Plan,
8 the Redevelopment Agency shall approve all site plans and
architectural designs of any project proposed within the
9 Redevelopment Agency Project. Area.
10 B. That a proper project submittal has been transmitted to the
Agency on behalf of Colco, Ltd. for a proposed 9,600 square foot
11 reatatl shopping center to be located on the northeast corner of
Newport Avenue and Walnut Street.
C. That the Agency has'reviewed the proposed project and determines
13 that the center will be compatible with the surrounding area.
14 O. That a Negative Declaration has been applied for and is hereby
approved in conformance with the California Environmental
15 Quality Act.
16 E. That final development plans, shall require approval of the
Community Development Department.
17
F. That the project is in conformance with the South Central
18 Redevelopment Plan.
19 II. The Community Redevelopment Agency of the City of Tustin, California,
hereby approves the site plan and elevations for a 9,600 square foot
20 retail shopping center to be located on the northeast corner of
Newport Avenue at Walnut Street subject to the following conditions:
A. Proposed development shall be in accordance with the development
22 policies adopted by the City Council, Uniform Building Codes as
administered by the Building Official, Fire Code as administered
23 by the Orange County Fire Marshal and street improvement
requirements as administered by the City Engineer.
B. A site grading plan shall be required depicting all proposed
25 finish elevations within the site as well as all existing
elevations of adjacent properties. This grading plan shall be
26i based upon datum from benchmark as provided by the Orange County
Surveyor's office.
28
!
2 Resolution No. RDA 87-[4
Page two
3
C. A separate street Improvement plan ts requtred showtng all
5 proposed construction within the public rights-of-way, inclusive
of the alley. Construction items to be shown shall include but
6 not be limited to the following:
? 1. Curb and gutter
2. Sidewalk/handicap ramps
8 3. Street paving
4. Driveway aprons
9 5. Domestic water service
6. Sanitary sewer lateral
10 7. Street lights {Walnut St.)
8. Street trees (Walnut St.)
11
D. The curb return sidewalk landing and handicap ramp is required
12 to be cbnstructed to current standards. Additionally, a
right-of-way dedication is required at the southwesterly corner
13 of the parcel to accommodate the new handicap ramp.
14 E. Preliminary grading plan must show alley grades with respect to
how the ribbon gutters drain to the alley, etc.
15
F. Sidewalk width on Newport Avenue shall be 8 feet in lieu of 10
]6 feet. The remaining two (2)-feet of public right-of-way shall
be landscaped with turf material and shall be maintained by
17 property owners.
]8 G. Proposed site is made up of 4 lots/parcels. Either a Parcel Map
must be filed to consolidate these parcels into one parcel or a
19 Covenant Agreement must be executed to hold these parcels as one
parcel prior to issuance of building permits.
H. Site plan and/or planting plan shall delineate existing street
21 trees along Newport Avenue.
22 I. Payment of East Orange County Water District fees are required
at the time a building permit is issued.
23 J. Payment of Orange County 'Sanitation District. No. 7 sewer
connection fees are required at the time a building permit is
24 issued.
25 K. Payment of the required fees for the Major. Thoroughfare and
Bridge Fee Program are required at the time a building permit is
26 issued. Current fees are $1.06 per square foot of building
area.
27
28
!
2 Resolution No. RDA 87-14
Page three
L. That a ftnal landscaping plan shall be submitted and approved by
5 the Community Development Director prior to tssuance of any
butldlng permtts.
6
M. A complete Irrigation plan is required whtch shall Indicate the
? following:
8 1. Potnt of connection
g. Back flow prevention device(s)
9 3. Location and types of valves
4. Location and sizes of piping
]0 5. Sprinkler head types and locations
11 N. All roof drains shall be contained within the exl~ertor building
wall s.
PASSED AND ADOPTED at a regular meeting of the Community Redevelopment
13 Agency held on the day of , lg
10
Richard B. Edgar
17 Chairman
18
19 Mary E. Wynn
Secretary
21
22
25
20,
27
28
DEVELOPMENT REVIEW SUI~IARY
Pro~ect: 13812 NCwoort Ave Commercial Center
Location/District: SE corner of Newport and Walnut Aves. District:CG
Actton: Approval of Site Plan 'and Design of a proposed 9,600 sq.ft.
retail center
Otstrtct Requfrement Proposed
Building:
Front Setback (Walnut being the
narrowest dimension ltl'
Side Setback fronting a street). 15' nnd 10' Tn' nnR Xq q'
(Newport and rear)
Rear Setback 5' 5'
(Alley)
Gross Square Footage -- 9,600
Net Floor Square Footage ....
Height ~,
Number of Stortes
Matartals/Colors Cgmpatible w/ similar to
Surroundings Tustin Plaza
Lot Size .S,O00 32,096
Lot Coverage 100% less lands- 29.9%
caplng and ParKing
Parking:
Number of Spaces -- 48
Ratto (space/square footage) 1/2oo ~o_ ~,_ · 1./2no ~q_~
_Percent of Compact_Spaces zO~ 3o%
Type --. --
Uses: retail commercial retail
Number of Public Notifications (Owners): .....
Environmental Status Ne£n~r~ D~clnrnt~nn ~nc~
* No Standard
NEGATIVE DECLARATION
CITY OF TUSTIN *
· 300 CENTENNIAL WAY, TUSTIN, .CA.* 92680
Pro~ect Title: Commercial Cen~er .Ft]e No. DR 87-26
Project Location: SE cowner of Newport Ave and Walnut Aye,
Project Description: 9~600 sq, ft retail center*
Pro~ect Proponent:Colco LTD
Contact Person: Lon Bike/ Arch.Team 5Telephone: 546.0655 Ext.
The Community Development Department has conducted an fntttal study for the
above project in accordance wtth the City of Tusttn's procedures-regarding
tmplementetton of the California Envt~'onmenta] Qualtty Act, and. on the basis of
that study hereby find:.
gThat there, ts no substantial evtdence that the project may have a
significant effect on the environment.
That potential stgntffcant affects were Identified, but revisions have
been fncluded tn the project plans and agreed to by the applicant that
would avoid or mtttgate the affects to a potnt where clearly no
significant effects would occur. Said revisions are attached to and
hereby made a part of thts Negattve Declaration.
Therefore, the preparation of an Environmental Impact Report ts not required.
The tnttlal study which provides the basts for thts determination is on
ft~e at the Community Oevelopmant Oeparlment, Ctty of Tusttn. The public
ts invited to comment on the appropriateness of thts Negattve Declaration
durtng the review per~od, whtch begtns with the publlc nottce of a
Negative Oeclaretton and extends for seven calendar days. Upon revlew by
the Communtty.Oevelopment Director, this revfew pertod may be extended tf
deemed necessary.
RE¥IEW PERIOD ENDS 4:30 p.m. on 9~7.1~87
DATEO: 9- ~4- g? £o~meb~niLWlOe~l:~pment Dfrector