HomeMy WebLinkAboutPH 3 USE PERMIT 86-7 03-17-86 PUBLIC HEARING
3-17-86
Inter- Corn
DATE ~CH 17,1986
TO:
FROM:
S U BJ ECT:
HONORABLE HAYOR AND CITY COUNCIL
CO.UNITY DEVELOPHENT DEPARTHENT
APPEAL OF USE PEP, NIT 86-7: OFFICE BUILDING
185-195 'C" STREET
RECOI~IENDED ACTION:
M. O. - Uphold the findings of the Planning Commission as contained in
Resolution No. 2306 and approve Use Permit 86-7.
PROJECT ANALYSIS:
On February 24, 1986 the Planning Commission approved Use Permit 86-7 by the
adoption of Resolution No. 2306 by a 4-0 vote.
On March 3, 1986 the City Council voted 5-0 to appeal the decision of the
Planning Commission. Attached to this memo is the staff report and resolution
with conditions which was approved by the Planning Commissison.
M~ A~I~-~HAMBER~-N,
Associate Planner
MAC:pef
Attachments:
Planning Commission Report
Resolution No. 2306
Site and Elevation Plans
Report to the
Planning Commission
ITEM NO. 4
DATE:
SUB,1ECT:
APPLICANT:
OWNER:
LOCATION:
ZON ! NG:
ENV Z RONMENTAL
STATUS:
REQUEST:
FEBRUARY 24, 1986
USE PERHIT 86-7
WZLLZAH HOCKENBERRY, ARCXZTECT
DOPP & CURL DEYELOPHENT CORPORATION
NORTHEASTERLY *CORNER OF 2ND AND "C" STREETS (185-195 "C" STREET)
CENTRAL COF'~IERCIAL (C-2)
A NEGATIYE' DECLARATION HAS BEEN APPLIED FOR TO CONFOR~I WITH THE
CALIFORNIA EN¥IRONHENTAL QUALITY ACT.
AUTHORIZATION TO DEYELOP AN OFFICE BUILDING OF APPROXZMATELY
,ooo squARE FEET.
RECOI~IENDED ACTION:
Approve Use Permit 86-7 by the adoption of Resolution No. 2306.
PROJECT ANALYSIS:
The subject site of'14,000 square feet presently has 5 separate units for
housing accommodations. The zoning for this property prior to 1978 was R-3
(multi-family) residential.
The owner is requesting authorization to construct a~9,000 square foot building
which would consist of 100~ office.space.
The Central Commercial District Code states
office uses:
Use Criteria - Office Development
the following requirements for
Offilce developments within the Central Commercial District (C-2) shall
conform to retail commercial use parking standards for the first floor
area unless otherwise specifically exempted pursuant to the approved
conditional use permit.
Com munity Development Department
Planning Commission Report
February 24, 1986
page two
Findings, including but not limited to the following, shall be made by
the Planning Commission prior to approving a conditional use permit .
for construction of a building where greater than fifty (SO) percent
of the total floor area, or any portion of the ground floor area is
designated foroccupancy for office uses.
(a)
Development or construction of professional or general office
buildings would be more compatible with the surrounding uses in
the area than permitted retail comme6ctal uses on the subject
property.
Development or construction of buildings restricted to a mixture of
uses in which the retail commercial floor area exceeds fifty (50)
percent of the total .building .floor area are exempt from office
development use criteria {Ord. No. 157, Ord. No. 896, Sec. 8,
11-21-83).
The proposed project falls under No. 2 when greater than 50~.of the total floor
area is designated for office use, a finding must be made that the office
building would be more co~atible with the surrounding uses in the area .than
100% retail uses on the ~roperty.
The developer has p~ovided the following findings for this particular sitei
The pass-by vehicular traffic counts (on bdth West Second Street and
"C" Streets) are too low to support strictly Commercial use of the
property.
2. The Professional Office (Non-Medical) use of the subject property is
more consistent and compatible with the adjacen~ properties.
3. The Use Permit will allow the-continued, positive, revitalization of'
01d Town Tustin.
4. The project as designed will provide a more appropriate back drop for
Pepper Tree Park, and environs.
The surrounding uses are general office except for the antique store (Ginny's}
on the northwesterly corner of 2nd and E1Camino Real. Staff concurs With these
findings, and they have been included in the draft resolution.
The building elevations submitted indicate that the exterior finish will be
cement plaster with a heavy machine applied stucco coat. The proposed roofing
is painted metal and the proposed glass will be solar bronze with dark aluminum
frames. The color, scheme of the building will be earth tones to match the
neighboring buildings on "C" Street.
Community Development Department
.Planning Commission Report
February 24, 1986
page three
The site plan shows 30 parking spaces with 47~ of the spaces designated for
compacts. This percentage of compact spaces exceeds the City's standard, and
staff suggests that the site plan be modified to show the parking stalls at the
easterly end of the site as standard size spaces. This would reduce the
percentage of compact size spaces to 30%. Also, the driveway on "C" Street
needs to be widened to City standards. These items are a part of the proposed
conditions in Resolution No. 2306.
Associa~Cplanner
MAC:em
Attachments:
Resolution No. 2306
Exhibit "A"
Site Plan
Elevation~
Community Development Department
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RESOLUTION NO. 2306'
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, APPROVING USE PERMIT 86-7 FOR
AN 'OFFICE AT 186-195 "C" STREET.
The Planning Commission of the City of Tustin does hereby resolve as
fol lows:
The Planning Commission finds and determines as follows:
Ae
That a proper application (Use Permit 86-7) has been filed by
William Hockenberry to allow a +9,000 square foot office
building at 188-195 E1Camino Real.
That a public hearing was duly called, noticed and held on said
application.
That establishment, maintenance, and operation of the use
applied for will not, under the circumstances of this case, be
detrimental to the health, safety, morals, comfort, or general
welfare of the persons residing or working in the neighborhood
of such propdsed use, evidenced by the following findings:
The use is in conformance with the zoning ordinance and the
Tustin Area General Plan.
Development or construction of professional or general
office buildings would be mere co~atible with the
surrounding uses in the area than permitted 'retail
commercial uses on the subject property.
The pass-by vehicular traffic counts on both West Second
Street and "C" Street are too low to support strictly
Commercial use of the property.
The project as designed will provide a more appropriate
back drop for Pepper Tree Park, and environs.
That the establishment, maintenance, and operation of the use
applied for will not be injurious or detrimental to the property
and improvements in the neighborhood of the subject property,
nor to the general welfare of the City of Tustin, and should be
granted.
Proposed development shall be in accordance with the development
policies adopted by the City Council, Uniform Building Codes as
administered by the Building Official, Fire Code as administered
by the Orange County Fire Marshal and street improvement
requirements as administered by the City Engineer.
That a Negative Declaration has been applied for to conform with
the California Environmental Quality Act.
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Resolution No. 2306
Page two
Final development ~l'~ns shall require the review and approval of
the Co,,,,,,,nity Development Department.
II.
The Planning Commission hereby approves Use Permit No. 86-7 to
authorize the construction of a +9,000 square foot office building
subject to the conditions in Exhib-tt "A" attached hereto.
DONNA ORR,
Recording Secretary
Chairman
CONDITIONS OF APPROVAL
FOR US£ PERMIT 86-7
EXHIBIT "A"
e
A grading plan shall be submitted for review and approval and should be
based on the Orange County Surveyor's Bench Mark Datum.
A separate street improvement plan will be required by the City of Tusin
Engineering Division. This plan shall show all existing public
improvements, utilities and' topo adjacent to this development along with
all proposed construction. All new construction shall have construction
notes with reference to the applicable City standard drawing numbers.
Construction or replacement of all missing or damaged public improvements
adjacent to-this development will be required and shall include but not be
limited to:
a) curb and gutter,
b) sidewalk,
c) street trees,
d) drive aprons,
e) street lights,
f) .sanitary sewer service,
g) domestic water/fire service,
h) alley improvements.
Payment of additional Orange County Sanitation District fees will be
required at the time a building permit is tssued~
Payment of East Orange County Water District fees will be required prior to
the building permit being issued. Contact Earl Rowenhorst with the Tustin
Water Service for fee amounts.
This'plan should be revised to-show the existing curb and gutter at 20 feet
from centerltne on both streets.
Additional right-of-way dedication will be required for the corner cut
off. Submit a legal description and sketch along with a copy of the latest
vesting to the Engineering Division.
The drive-isle widths shall meet City minimum standards of 27 feet.
A new water main may be required on "C" Street or 2nd Street.
This development will be subject to the Major Thoroughfare and Bridge Fee
Program, if a building permit has not been issued prior to the effective
date of March 1, 1986. This development falls within Zone B and will be
subject to'a fee of $1.05/s.f.
Community Development Depar~menL ~
· Exhibit "A"
page two
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The building shall' comply in all respects with the Building Code, other
related codes, City ordinances, and State/Federal laws and regulations.
Grading plans and soils report required by registered civil engineer.
All roof top equipment shall be screened from view by a parapet wall 'or
mansard roof.
A master sign plan must be submitted prior to issuance of any sign permits
for the project~
A complete'irrigation and planting plan is required, which should indicate
the following:
a) point of connection;
b) back flow prevention device(s);
c) location and types of valves;
d) location and sizes of piping;
e) sprinkler head types and locations; and
f) location, size and type of all plant material.
That medical uses cannot, be located in the building without providing
additional on-site parking as may be determined by Planning Commission
review.
The final site plan and elevations shall be reviewed and approved by the
Community Development Director.
The site plan shall be modified to show the parking stalls at the easterly
end of the site as standard size spaces.
Community Development Department