HomeMy WebLinkAboutRDA DESIGN REVIEW 07-15-85AATE ~ RE DEVELOPMENT AGENCY
NDA
7-15-85
Inter- Corn
July 15, 1985
TO:
FROM:
S U BJ ECT:
HONORABLE CHAIRMAN AND REDEVELOPMENT AGENCY MEMBERS
COI~qUNITY OEVELOPMENT OEPARTMENT
OESIGN REVIEW/730 EL CAiqINO WAY
RECOf~qENDED ACTION:
It is recommended that the Agency approve the architectural design of the
project approved by the Planning Commission by the adoption of Resolution No.
RDA 85-7.
BACKGROUNO:
On June 24, 1985, the Planning Commission approved Use Permit 85-14 authorizing
construction of a three story 15,316 square foot office building on vacant lot
located at the southerly terminus of E1 Camino Way. The staff report to the
Commission is attached with this transmittal.
Since the project is located within the Town Center Redevelopment Area, the site
design and architecture are subject to review and approval of the Redevelopment
Agency.
DISCUSSION:
As approved by the Commission, the proposed building displays an architectural
character consistent with the downtown area in that a Mediterranean style is
employed. The use of an off-white stucco with contrasting trim; a clay tile
roof; accenting planter areas; and a "stair-step" approach setting the second
and third stories further back from the street, the building will be a positive
addition as a focal point into the downtown area.
A~soct ate Planner
JD:do
attach:
Resolution No. RDA 85-7
Planning Commission report, 6/24/85
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RESOLUTION NO. RDA 85-7
A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY
OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING THE
DESIGN OF AN OFFICE STRUCTURE TO BE CONSTRUCTED AT
?30 EL CAMINO WAY AS APPROVED BY USE PERMIT 85-14
PASSED AND
Agency on the
The Community Redevelopment Agency of the city of Tusttn does herebY
approve the design of the office project proposed to be constructed
at 730 E1Camino Way.based upon the following findings:
A. That the architecture of the project is consistent with the
goals of the Town Center Redevelopment Plan and compatible with
the surrounding area.
ADOPTED at a regular meeting of the Community Redevelopment
day of , 1985.
FRANK H. GREINKE, Chairman
Attest:
.MARY E. WYNN, Secretary
Planning Commission
DATE:
SUBJECT:
APPLICANT:
LOCATION:
ZONE:
JUNE 24, 1985
USE PERMIT 85-14
MARK D. CERNICH
1745 W. KATELLA, SUIllE A
ORANGE, CA 92669
730 EL CAMINO WAY
CENTRAL COMMERCIAL (C-2) DISTRICT
ENVIRONMENTAL
STATUS:
REQUEST:
A NEGATIVE DECLARATION HAS BEEN APPLIED FOR IN COMPLIANCE WITH
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.
AUTHORIZATION TO CONSTRUCT A THREE STORY, 15,316 SQUARE FOOT
OFFICE BUILDING IN A COMMERCIAL DISTRICT.
BACKGROUND:
In August, ~980, The Planning Agency approved Use Permit 80-16 authorizing
construction of a three-story, 19,200 square foot office building with an
overall height of 44 feet on the subject property. The majority of the required
parking spaces for this project were at grade, under the first floor of office
space. The Use Permit was extended once and subsequently allowed to expire when
the the Commission did not grant a second extension. In denying the second
extension request, the Commission expressed concern over the parking design,
office uses in a commercial zone, and the then proposed parking ratio.
USE PERMIT APPLICATION 85-14
Mr. Mark Cernich has submitted an application requesting authorization to
construct a 15,361 square foot office building in the Central Commercial (C-2)
District. The property for the proposed project is located at the end of E1
Camino Way, immediately adjacent to the on-ramp of the northbound Santa Ana
Freeway.
Community Development .Department
annlng
June 24, 1985
Page Two
on
In reviewing the application forms, and the associated development plans, two
major issues need to be addressed. First, the development of an office building
in a retail-commercial zone, and second the architectural Jesign and site layout
of the project.
Office Use on a Retail Zone
Initiated by the City Council's concern over the development trend of
constructing office buildings on properties otherwise conclusive to retail
(sales tax generating) uses, the Municipal Code was amended requiring a
Conditional Use Permit for office developement in any commercial zone.
Specifically, for any project consisting of more than 50% office space, a use
permit must be approved in part based upon a finding that:
"Development or construction of professional or general office buildings
would be more compatible with surrounding uses in the area than permitted
retail commercial uses on the subject property." .
As proposed, the office structure will reserve 728 square feet (equal to 4.5% of
total square footage) for retail uses on the first floor, far below the 50%
parameter established by the code. However, resulting from the location of the
property, it is not likely that a large retail area is economically
supportable. The property is situated at the end of E1 Camino Way where daily
traffic counts are approximately 5,300 daily trips. In contrast, on streets
serving other retail areas, traffic counts range from 20,000 to 33,000 daily
trips. Additionally, the configuration of the lot is not conducive to locating
the building on the rear of the lot, with parking in the front as retail users
usually desire.
Architectural Design and Site Plan Review
The first submittal re¥iewed by the Community Development Department consisted
of a steel and glass structure completely inconsistent with general goals of the
Town Center Redevelopment Area. In working with the project proponent, the
redesign of the structure was accomplished calling for a Mediterranean style
architecture using softer building materials (white or off-white stucco,
contrasting trim colors) and a clay tile roof. Accenting planter areas, a
"stair-step" approach setting the second and third stories further back from the
street, the use of recessed windows all reduce the visual impact of a 47 foot
high structure. These features provide aesthetic quality that creates positive
focal point into the downtown area.
Community Development Department
Planning Commission Report
June 24, 1985
Page Three
At this point, the height of the structure should be discussed. While a 47 foot
building is a departure from the height of other structures in the downtown
area, this location is conducive to a higher structure. From the freeway, the
main view point, the height of the structure should not be an issue. The
proposed building will enhance the aesthetic quality of the area in that the
service alley and rear elevation of the adjacent shopping center will be
obscured.
As to the site layout, the project makes use of at grade parking under what is
considered the second floor of the edifice. In the past, the design feature has
been of some concern. However, parked vehicles under the building will be
screened by the structure and a block wall along the northern property line. The
wall will match the colors and materials used on the building and will give the
appearance that the structure extends down to grade level.
This design feature thus addresses one of the concerns associated with buildings
over at grade parking. Concerning the parking ratio, spaces .provided in excess
of current code requirements, but are consistent with upgraded standards
currently under consideration.
One final note on the site plan concerns the location of trash enclosures. As
shown, the plan calls for the construction of enclosures along the service alley
between E1 Camino Plaza and the proposed structure. Since the original design,
a agreement between the respective owners has not reached in terms of joint use
of this alley. Accordingly, the site plan will be altered providing trash
enclosures on the subject site only.
RECOI~IENDED ACTION:
It is recommended that the Commission approve Use Permit 85-14 by the adoption
of Resolution No. 2252.
JD:ts
Attachment:
Development Review Summary
Resolution No. 2252
Site Plan/Elevation
, Community Development Department
DEVELOPMENT REVIEW SUMMARY
Project:
USE PERMIT 85-14
Location/District: 730 E1 Camino Way/C-2
Action: Request automation to construct a 15~16 square foot buildinq
in C-2 zone.
District Requirement Proposed,
Building:
Front Setback 0 0 to 15'
Side Setback 0 min. 12'
Rear Setback 0 47'
Gross Square Footage 0 15~316
Net Floor Square Footage * *
Height 50 47
Number of Stories * 3
Stucco/Tile
Materials/Colors * Earthtones
Lot Size/~.F~, 200 27,314
Lot Coverage 100% Approx. 35%
Parking:
Number of Spaces
1:300 Office 1:250 Office
Ratio (space/square footage) 1:200 Retail 1:200 Retail
Percent of Compact Spaces 20% 20%
· At Grade
Type
Retail/Professional Retail/
Uses: Office Professional Office
Number of Public Notifications (Owners):
Environmental Status
* No Standard
* 7
Negative Declaration has been applied for
in conforman'ce wi~n Caiitornia
Environmental Quality Act
JSD:pef
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RESOLUTION NO. 2252
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF THE CITY OF
TUSTIN, APPROVING USE PERMIT 84-14 AUTHORIZING CONSTRUCTION OF 15,361
SQUARE FOOT, THREE-STORY OFFICE BUILDING IN THE CENTRAL COMMERCIAL
(C-2) DISTRICT AT 730 EL CAMINO WAY.
The Planning Commission of the City of Tustin does hereby resolve as
follows:
I. The Planning Commission finds and determines as
follows:
A] Thai a proper application,.(Use Permit No. 85-14) has been filed
by Mr. Mark D. Cernich requesting authorization to construct a
15,361 square foot, three story office buildin~ at 730 E1Camino
Way.
B. That a public hearing was duly called, noticed and held on said
application.
C. 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 proposed use, evidenced by the following findings:
That the use as proposed is in conformance with the Tustin
Area General Plan as it pertains to commercial development.
That the use as proposed is t~ compliance with the Tustin
Zoning Code in that it is hereby found and determined that
the construction of a general office building is more
compatible with surrounding uses in the area then permitted
retail commercial uses based on the following:
a) The irregular lot shape and location is not conducive
to retail uses.
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b) The traffic volume in the immediate area will not
support retail uses.
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.
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Resolution ~1o. 2252
Page Two
II.
Proposed development shall be in accordance with the development
policies adopted by the Cit7 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.
F~ A Negative Declaration has been applied for in compliance with
the California Environmental Quality Act and is hereby approved.
G. Final development plans shall require the review and approval of
the Community Development Department.
The Planning Commission hereby approves Conditional Use Permit No.'
84-14 to authorize construction of a 15,361 office building at 730 E1
Camino Way subject to the following conditions:
A. The final site plan shall be standardized a~d 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,
sidewalks, drive apron, and street pavement.
B. Trash enclosures shown on site plan must be relocated on site,
to the rear of the property.. Special arrangements with the
City's refuse hauler will be required.
C. Remove landscaping from along the wall screening parking stalls
and relocate elsewhere on the site. The existing tree shown on
the site plan is to be retained.
D. A six (6) foot block wall shall be continued along the northern
and western perimeter. The north elevation of the wall
separating the subject property from the adjoining shopping
center shall be treated with the same materials and colors
utilized on the proposed building, including a trim cap matching
the contrast features of the structure.
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Resolution No. 2252
Page Three
£. The maximum height of the proposed ~tructure shall not exceed 47
feet from existing grade. If as a result of required grading,
the height of the structure will be in excess of 47 feet from
existing grade, the plans must be returned to the Commission for
review and approval.
F. A g~ading p~an shall be required showing all key finish
elevations of the proposed development and existing elevations
of all adjacent properties.
G. The construction of all missing or damaged street improvements
adjacent to the property will be required, including but not
limited to the following:
He
1) Curb and gutter
2) Sidewalk
3) Drive apron
4) Street trees
5) Water service/meter
6) Sanitary sewer connection
All required public improvements should be shown on a separate
civil site plan and so noted and referenced with applicable city
standard drawing numbers.
A sanitary sewer is located along the northerly portion of this
parcel. This sewer shall be plotted on all site-plans, grading
plans and civil site plan to determine if there is any conflict
with the proposed building location.
Following fees will require payment at the time .a building
permit is issued:
1. Orange County Sanitation District NO. 7 sewer connection
fees in the amount of $50.00 per 1,000 sq. ft. of building
area plus any front footage charge for direct connection to
a District trunk line less any previously paid Sanitation
District charges.
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Resolution No. 2252
Page Four
2. East Orange County Water District fees. Amounts may be
obtained from Earl Rowenhorst of Tustin Water Service. New
development tax in the amount of $.10 per square foot,
gross building area.
The developer shall enter into an agreement obligating the
developer to participate ~n the Eastern/Foothill Corridor Fee
Program, as adopted by the City Council.
K. Compliance with the requirements of the Orange County Fire
Department as indicated in the preliminary plan check report
dated May 29, 1985 is mandatory.
L. A complete, detailed, landscape and irrigation plan mu~t be
submitted for approval of the Community Development Department
prior to issuance to building permit.
M. A master sign plan in conformance with Sign Ordinance 684 must
be submitted and approved by the Community Development
Department prior to the installation of any signs.
N. Continuous six {6) inch concrete curbs shall be provided along
landscape planters adjacent to parking spaces and drive aisles.
O. All roof drain down spouts and access ladders shall be
constructed within the building structure.
P. All roof-top equipment shall be screened from view by the
parapet shown on the approved elevations.
Q. On the first floor of the proposed structure, 728 square feet of
floor area shall be reserved for a retail use. This condition
may be waived at a later date, by the Planning Commission, upon
evidence presented by the developer that the area is not
leaseable for retail uses.
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Resolution No. 2252
Page Five
R. The approval granted by this Use ~ermit shall not be in full
force and effect until a signed "Agreement to Conditions
Imposed" form is signed returned to the Community Development
Department.
PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission,
held on. the day .of , 198 ...
RONALD H. WHITE,
Chairman
DONNA ORR,
Recording Secretary
JD:ts