HomeMy WebLinkAboutRDA #4 11-02-87DATE: NOVEMBER 2, 1987 '~,~'~'~/
Inter
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TO: I/ILLTAN HUSTON, EXECUTIVE DTRECTOR
FROM: COHHUNITY DEVELOPHENT DEPARTHENT
SUBJECT: SITE PLAN AND DESIGN REVIEg NO. 87-21 FOR CIRCLE K MINI-HARKET AT
14121 NEgPORT AVENUE AT llITCHELL AVENUE
APPLICANT: TATT AND ASSOCIATES ON BEHALF OF CZRCLE K CORPORATION
900 ORANGE FAZR DRIVE
P.O. BOX 4425
ANAHEI#, CALIFORNIA 92803
REQUEST: TO DEHOLISH AN EXISTING 240 SQUARE FOOT CASHIER'S BOOTH AND
RECONSTRUCT A 2,680 SQUARE FOOT HINI-HARKET IN CONJUNCTION #ITH
AN EXISTING GASOLINE SALES STATION
RECOI~ENDED ACTION:
It is recommended that the Redevelopment Agency approve the stte plan and
architectural design of the proposed mini-market facility by the adoption of
Reso]utton RDA 87-15.
SUgaRY:
The Community Development Department has completed a review of the stte plan and
architectural design of the proposed mini-market 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 requtred by the adopted South Central Redevelopment Plan, the final stte plan
and architectural design ts subject to the review and approval of the
Redevelopment Agency. Ntth the exception of spectfic detatls noted tn 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 demolish an existing 240 square foot cashier's booth
and reconstruct a modular 2,680 square foot mini-market tn conjunction with an
extsttng retail gasoline station. The proposed project is located at the
southwest corner of Newport and ~4itchell Avenues and was previously occupied by
Thrtfty 0t1 Company. The subject stte Is currently zoned C-1 (Retail
Commercial) and is surrounded by R-3 zoned property containing multi-family
apartments on the west, C-1 (Retail Commercial) zoned professional offlces on
the north and south, and C-1 (Retatl Commercial) zoned retail and gasoline
related uses on the east.
Redevelopment Agency Report
November 2, 1987
C~rcle K
Page
Staff has reviewed th~ subject project for conformance wlth the Tusttn Zoning
Code and adopted development Standards. Elements of the project design issues
related to the project are discussed separately below:'
1. Site Design:
The subject projec~ has been designed in conformance with parking, setback and
landscaping requirements of the Zoning Code and City adopted development
standards. Proposed building setbacks and parking are outlined below.
Standard Requirement Proposed
Parking (1:200): 14 spaces 14 spaces
Setbacks:
Front 15 feet 89 feet
Sides 10 feet 10 feet
Rear [0 feet 10 feet
Building Height: 35 feet [6 feet
Lot Coverage: 50S maximum [Z~ maximum
The site provtdes landscaped areas in the front and side parking areas as well
as the rear and side areas whtch abut surrounding properties. Both the-west and
south properties are seperated by an extsttng block wall which is a minimum of 6
feet tn height.
On site circulation is proposed to be limited to: ingress only on the northerly
Newport driveway; Ingress and egress at the southerly Newport Avenue driveway;
and unrestricted tngress and egress at the Mitchell Avenue driveway. To promote
proper vehicular movement, the applicant can be requtred to provide a sertes of
on-site signs to direct traffic: (2) "Entrance Only" signs, one on each side of
the northerly Newport Avenue entrance and one "Right Turn Only" sign at the extt
on the southerly Newport driveway.
2. Architecture: :
The proposed project incorporates spanish architectural elements, including use
of cream colored stucco walls, and barrel clay tile mansard roofs. The roof
covers the north and east elevations factng Newport and Httchell Avenues and has
been incorporated into the design for the canopy covering the gasoline pump
islands. These elements create a sense of continuity and upgrade the overall
appearance of the property. Stmllar spantsh styles and roof materials are found
along Newport Avenue.
Community DeveloPment DeparTment
Redevelopment Agency Report
November g, 1987
C~rcle K
Page three
3. Stgn Program:
The applicant has proposed two (2) exterior wall mounted signs. These are
typical Circle K logos with color bandings of orange, ~ed and purple. The signs
are placed on dormer type structures which are built into the roof mansard.
Each sign proposes the maximum allowable sign area, therefore, no temporary or
permanent signs will be permitted in the window storefront. An existing pole
sign ts provtded on the site and a permit was issued to reface the existing can
on this sign. This reface design incorporates the colors proposed for the wall
signs on the building.
4. Landscaping
The proposed project includes use of existing planters and installation of new
ones around the periphery of the property. The proposed landscaping plan calls
for use of Carrotwood trees, Pine Street trees (existing) and various floweriing
shrubs and ground cover. The proposed project provides a total of 3,010 square
feet of landscaping which constitutes 13.8~ of the total lot area.
CONCLUSZON
After consideration of the stte destgn, architecture, sign and landscaping
related issues, staff considers the project compatible with the su~rounding
area. Additionally, approval for the use related issues of the mini-market were
approved by the Planning Commission on October 26, I987. This Use Permit
granted authorization for the mint-market tn conjunction with a gasoline sales
station.
Assoct ate Planner Deve lopmen t
:
LCP :per
Attachments: Site Plan
Elevations
Floor Plan
Roof Plan
Sign Plan
Envtronmetal Initial Study
Resolution No. RDA 87-15
Community DevetoPmem Department
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RESOLUTION NO. RDA 87-15
A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF
THE CITY OF TUSTIN, AUTHORIZING CONSTRUCTION OF A
2,680 SQUARE FOOT MINI-MARKET IN CONJUNCTION WITH A
RETAIL GASOLINE SALES STATION AT 14121 NEWPORT
AVENUE. (DESIGN/SITE PLAN REVIEW 87-21)
The Community Redevelopment Agency of the City of Tustin resolves as
follows:
?
I. The Community Redevelopment Agency finds and determines as follows:
8
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
10 Redevelopment Agency Project Area.
B. A proper application, (Design Review No 87-21) has been filed on
behalf of Circle K to request authorization to construct a 2,680
12 square foot mini-market in conjunction with a gasoline sales
station at 14121 Newport Avenue.
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
]O Quality Act.
17 E. Final development plans shall require approval of the Community
Development Department ptor to issuance of Building Permits.
18
F. The project is in conformance with the South Central
19 Redevelopment Plan.
20 II. The Community Redevelopment Agency of the City of Tustin, California,
hereby approves the site plan and elevations for a 2,680 square foot
mini-market to be located on the southwest corner of Newport Avenue
at Mitchell Avenue subject to the conditions contained in the
22 attached Exhibit A.
PASSED AND ADOPTED at a regular meeting of the Community Redevelopment
Agency held on the ~day of , 1987.
25
Richard B. Edgar
27 Chairman
nary 6. Wynn
Secretary
EXHIBIT A
CO#DITIO#S OF APPROYAL
RESOLUTIO# #0. RDA 87-15
GENERAL
1.1 The proposed project shall substantially conform wtth the submitted plans for
the project date stamped November 2, 1987 on ftle wtth the CommunJty
Deve]opment Department, as heretn modified, or as modified by the Dtrector of
Community Development Department ~n accordance w~th th~s exh~btt.
1.2 Unless otherwise specified, the condJttons contained tn th~s exh~btt shall be
complJed wlth prtor to the tssuance of any bu~ldJng permit for the project,
subject to review and approval by the Community Development Department.
1.3 Thls Design Rev~e~ approval shall be become null and void unless buJ]dtng
permtts are Issued wJthln 4welve (12) months of the date on thts exhtbJt and
substantial construction ~s underway.
1.4 At butldlng plan check, construction plans, structural calculations, and title
24 energy calculations shall be submitted. RequJrements of the Untform
Butld~ng Codes, State Handlcap and Energy Requirements shall be complJed wJth
as approved by the BuJldfng Official.
1.5 At butldfng plan check, provide preliminary technical detatls and plans for
all uttltty Installations Jncludtng cable TV, telephone, gas, water and
electricity. Additionally, a note on plans shall be Included stating that no
fJeld changes shall be made wtthout correctJons submJtted to and approved by
the Building Official.
1.6 Applicants shall sattsfy all Publlc Norks Oepartment requJrements Including
but not 1Jmtted to the following:
A. The flnal site plan shall be standardized and reflect all approprJate
City standard drawtng numbers. The developer shall construct all mtsstng
or damaged street Improvements to satd development per the Ctty of Tusttn
"H1nJmum Destgn Standards of Publlc Norks" and "Street Improvement
Standards". Thts work shall consist of, but ~s not 11m~ted to, curbs and
gutters, sJdewalks, drtve apron, and street pavement.
B. Provision of additional r~ght-of-way dedication at the curb return to
accommodate the current revised hand~cap ramp standards.
C. The applicant shall guarantee that connections to the sanitary sewer
system are provided as required by Sanitation Dtstr~ct No. 7.
1.8 Applicant shall comply wtth all requirements of the Orange County Ftre Chief
~nclud~ng requJred ftreflow and Installation, where required, of f~re hydrants
subject to approval of the Flre Department, City of TustJn PublJc Works
Department and compliance w~th all requirements pertaining to construction.
Exhibit A
Resolution No. RDA 87-15
Page two
1.9 Prtor to tssuance of any butldtng permtts, payment shall be made of all
requtred fees Including:
A. Major thoroughfare :and bridge fees to Tusttn Publtc Works
Department.
B. Sanitary sewer connection fee to Orange County Sanitation District.
C. Grading planchecks and permJt 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.
F. School facilities fee to the Tustin Unified School District.
1.10 The applicant shall sign and return an Agreement to Conditions Imposed form
prior to issuance of Building permits.
- 1.11 Alcoholic beverage sales at this location is not permitted pursuant to
Ordinance No. 981.
1.12 Outdoor storage prohibited at this location.
1.13 The base of the existing pole sign shall be treated with a mortar wash and
painted with the proposed building wall color.
SITE AND BUILDING CONDITIONS
2.1 Note off plans that all exterior colors 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.
2.2 Note on plans that a six foot high chain linked fence shall be installed
around the site prior to building construction stages. Gated entrances shall
be permitted along the perimeter of the site for construction vehicles.
2.3 All rooftop mechanical or electrical fixtures and equipment shall be
screened. All telephone and electrical boxes must be indicated on the
building plans and shall be completely screened. Electrical transformers,
where provided and wherever possible shall be located toward the interior of
the project maintaining a sufficient distance from frontage of the project.
Exhibit A
Resolution No. RDA 87-15
Page three
2.4 Two 'No Loitering' signs shall be posted at the store entrance.
2.5 Permanent or temporary signs shall not be placed in store windows. Please
revise notes on Sheet A-3 to read "No temporary or permanent signs are
authorized for display in store windows."
2.6 Parking shall be maintained at a ratio of one space for every 200 square feet
of building area.
2.7 All exterior lighting shall be installed so that rays do not direct ltght onto
any surrounding properties.
2.8 Two "entrance only" signs shall be posted on the northerly Newport Avenue
entrance. One "Rtght turn only" sign shall be placed on the southerly Newport
driveway exit.
LA#DSCAPX#G, GROU#DS AND IIARDSCAPE ELEME#TS
3.1 Final landscaping plans shall address the control of fertilizers, pesticides,
and irrigation water runoff.
3.2 Future formal submittals shall substantially conform to the submitted
landscaping concept plan on file with the Department of Community Development,
as herein and modified or as modified by the Director of Community Development
pursuant to the City's Design Review procedures.
3.3 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
requirements:
a) Turf is unacceptable for grades over 25~ a combination of planting
materials must be used, ground cover on large areas alone is not
acceptable.
b) Provide a minimum of one 15 gallon size tree for every 30 feet of
property line on the property perimeter and five S gallon shrubs.
3.5 All newly planted trees shall be staked according to City standards.
3.6 Shrubs shall be a minimum of S 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.
£xhlbit A
Resolution No. RDA 87-[5
Page four
3.8 When ! gallon plant sizes are used the spacing may vary according to materials
used.
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 tn 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.
NOYEJqBER 2, 1987
#ILLIAH HUSTOB, EXECUTIVE DIRECTOR
COgHU#ITY DEYELOPlqENT DEPARTREHT
SITE PLAN AND DESIGN REYZEI~ NO. 87-21 FOR CIRCLE K HI#I-lqARKET AT
14121 NEgPORT AVENUE AT IqITCHELL AVENUE
APPLICANT: TAIT AND ASSOCIATES ON BEHALF OF CIRCLE K CORPORATION
900 ORANGE FAIR DRIVE
P.O. BOX 4425
ANAHEIIq, CALIFORNIA 92803
REQUEST: TO DFJqOLISH AN EXISTING 240 SQUARE FOOT CASHIER'S BOOTH AND
RECONSTRUCT A 2,680 SQUARE FOOT HINI-#ARKET IN CONJUNCTION HITH
AN EXISTING GASOLINE SALES STATION
· RECOI~ENDED ACTION:
It ts recommended that the Redevelopment Agency approve the site plan and
architectural destgn of the proposed mint-market facJllty by the adoptton of
Resolution RDA 87-15.
SUI~ARY:
The Community Development Department has completed a review of the stte plan and
architectural destgn of the proposed mint-market project. The Design Review
process emphasized the following tssues:
- architectural compatibility with surrounding facilities;
design of on-stte circulation and parking;
conformance wtth Zoning Code and development standard requirements.
As requtred by the adopted South Central Redevelopment Plan, the ftnal site plan
and architectural design ts subject to the revtew and approval of the
Redevelopment Agency. I~th the exception of spec~fJc detatls noted ~n the draft
resolutJon of approval, staff considers the submittal to be complete and
recommends that the Agency approve the pro~lect as presented.
DISCUSSION:
The applicant h.=-J~ =-;c;~t :to demolish an existtng 240 square foot
cashJer's booth and reconstruct a modular 2,680 square foot mini-market In
conjunction wtth an exJsttng retaJl gasoline statton. The proposed project ~s
located at the southwest corner of Newport and Iqttchell Avenues and was
previously occupted by. Thrifty 0J1 Company. The.[u.b~e~ ~s_~c~.e~%t. ly_. zoned
C-ll(,Retatl.~.q~erctal~ and ts surrounded by R-3~lTi~fl=-f'~fl~~on the
west~ C-ll(C'6~brc~al)zofled professional offices on the north and south, and
C-l~Co~erctal~/zoned retail and gasoline related uses on the east.
Redevelopment Agency Report
November 2, 1987
Circle K
Page two
Staff has revtewed the subject project for conformance with the Tusttn Zoning
Code and adopted development standards. Elements of the project destgn tssues
related to the project are discussed separately below:
1. Site Design:
The subject project has been designed in conformance with parking, setback and
landscaping requirements of the Zoning Code and City adopted development
standards. Proposed building setbacks and parking are outlined below.
Standard Requirement Proposed
Parktng ([:200): [4 spaces [4 spaces
Setbacks:
Front 15 feet 89 feet
Stdes 10 feet 10 feet
Rear [0 feet 10 feet
Buildtng Hetght: 35 feet 16 feet
Lot Coverage: 50S maximum 12[ maximum
The site provides landscaped areas in the front and side parking areas as well
as the rear and side areas which abut surrounding properties. Both the west and
south properties are seperated by an existing block wall which is a minimum of 6
feet in height.
On site circulation is proposed to be limited to: ingress only on the northerly
Newport driveway; ingress and egress at the southerly Newport Avenue driveway;
and unrestricted Ingress and egress at the Mitchell Avenu~..~v~.~y~.dT~promote
proper vehicular movement, S tS he appll~,~4_"~__r_o~_~f~e~_~ries of
on-site signs to direct trafftct ~?? i=:l""~ (2) E~trance Only signs.
one on each side of the northerly Newport Avenue entrance and one "Right Turn
Only" sign at the exit on the southerly Newport driveway.
2. Architecture:
The proposed project incorporates spanish architectural elements, including use
of cream colored stucco walls, and barrel clay tile mansard roofs. The roof
covers the north and east elevations facing Newport and Mitchell Avenues and has
been incorporated into the design for the canopy covering the gasoline pump
islands. These elements create a sense of continuity and upgrade the overall
appearance of the property. St~J):r., ~h,t:~t:r:l reflected cn ~
.~_CO R~ll -e~t~,Jr=~t ::rc~s t:zavu,-L Av=,,de. Similar spanish styles and roof
.... -- F,-~eway.-
materials are~J~o found along Newport Avenue~;~t~ ~f ~,,u , u
Redevelopment Agency Report
November 2, 1987
Circle K
Page three
3. Sign Program:
The applicant has proposed ~o (2) exterior wall ~unted signs. These are
typical Circle K logos with color bandings of orange, red and purple. The signs
are placed on doter type structures which are built into the roof ~nsard.
Each sign proposes the maximum allowable sign area, therefore, no temporary or
pe~nent signs will be permitted in the window storefront. An existing pole
sign is provided on the site and a permit was issued to reface the existing can
on this sign. This reface design incorporates the colors proposed for the wall
signs on the building.
4. Landscaping
The proposed project includes use of existing planters and installation of new
ones around the periphery of the property. The proposed landscaping plan calls
for use of Carrotwood trees, Pine Street trees (existing) and various flowerttng
shrubs and ground cover. The proposed project provides a total of 3,010 square
feet of landscaping which constitutes 13.8~ of the total lot area.
CONCLUSIO#
After consideration of the site design, architecture, sign and landscaping
related issues, staff considers the project compatible with the surrounding
area. Additionally, approval for the use related issues of the mini-market were
approved by the Planning Commission on October 26, 1987. This Use Permit
granted authorization for the mini-market in conjunction with a gasoline sales
station.
Laura Cay Pickup Christine Shtngleton
Associate Planner Director of Community Development
LCP:pef
Attachments: Site Plan
Elevations
Floor Plan
Roof Plan
Sign Plan
Environmetal Initial Study
Resolution No. RDA 87-15
RESOLUTION NO. RDA 87-15
A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF
THE CITY OF TUSTIN, AUTHORIZING CONSTRUCTION OF A
2,680 SQUARE FOOT MINI-MARKET IN CONJUNCTION WITH A
RETAIL GASOLINE SALES STATION AT 14121 NEWPORT
AVENUE. (DESIGN/SITE PLAN REVIEW 87-21)
The Community Redevelopment Agency of the City of Tusttn 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 87-21) has been filed on
behalf of Circle K to request authorization to construct a 2,680
square foot mini-market in conjunction with a gasoline sales
station at 14121 Newport Avenue.
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
Quality Act.
E. Final development plans shall require approval of the Community
Development Department ptor to issuance of Building Permits.
F. The project is in conformance with the South Central
Redevelopment Plan.
II. The Community Redevelopment Agency of the City of Tustin, California,
hereby approves the site plan and elevations for a 2,680 square foot
mini-market to be located on the southwest corner of Newport Avenue
at Mitchell Avenue 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.
Richard B. Edgar
Chairman
Mary E. wynn
Secretary