HomeMy WebLinkAboutPH 1 & 2 Z.C. 84-26 12-03-84FROM:
S UBJ ECT:
HONORABLE MAYOR AND CITY COUNCIL
COMMUNITY DEVELOP#ENT DEPARTMENT
CONSIDERATION OF ZONE CHANGE 84-7
APPEAL OF USE PERMIT 84-26
PROdECT
APPLICANT:
LOCATION:
REQUEST:
DANIEL O'CONNOR, CORNICHE DEVELOPMENT COMPANY
NONTHWEST PORTION OF 1372 IRVINE BLVD.
TO CHANGE THE PRESENT PUBLIC AND INSTITUIONAL DISTRICT (P&I) TO THE
PROFESSIONAL DISTRICT (PR) AND APPROVAL OF A USE PERMIT TO ALLO#
CONSTRUCTION OF A 13,000 SQUARE FOOT PROFESSIONAL OI:FICE BUILDING
BACK~ROUNO:
The subject property is the westerly portion of the First Christian Church
property at 1372 Irvine Blvd. The site is currently a vacant lot adjacent to
single family dwellings on the west and south. The Planning Commission and City
Council previously approved the applicant's request for an amendment to the
City's General Plan, changing the public and institutional land use designation
to a professional office designation. The applicant subsequently filed the
subject request for zone change to the professional office zone and a precise
development plan known as Use Permit 84-26.
The Planning Commission on November 13, 1984 approved both Zone Change 84-7 and
Use Permit 84-26 recommending Council approval of the zone change. The City
Council at its meeting on November 19, 1984 appealed consideration of Use Permit
84-26 causing review of both the zone change and use permit at the Council's
December 3, 1984 meeting.
DISCUSSZON:
Staff reports to the Planning Commission dated November 13, 1984 and attached to
this transmittal detail our recommendation of approval for both the zone change
and use permit. Specifically, since the Commission and Council previously
amended the City's General Plan on September 24, 1984 and the Council adopted
the change October 15, 1984, staff must recommend approval of the Professional
Office zoning to ensure conformance with the General Plan which is required by
State law.
Concerning the specific office building proposal, Mr. O'Connor has proposed a
two story professional office building totalling 13,000 square feet in area
located along the Irvine Blvd. footage. The 44 necessary parking spaces to
satisfy the butlding's parking requirement are located to the rear of the
City Council Report
Appeal, Use Permit 84-26
page two
building. A total of 47 spaces are being supplied by this project applicant
with 14 of those spaces constructed on the adjoining church property permanently
accessible pursuant to a reciprocal parking easement. Since reciprocal parking
useage is permissible where land uses do not conflict, the Commission determined
that more than adequate parking will be available for the church and office
uses since their peak hours of parking demand significantly differ.
Public concerns expressed at the Planning Commission meeting were primarily from
those residents across Irvine Blvd. to the north desiring construction of a new
block wall to serve their homes.
Both staff and the project applicant will be in attendance at the meeting to
address Council concerns.
RECOI~E#DATIO#:
Pleasure of the Council.
Director of Community Development
DDL:do
Attachments: Zone Change staff report, Nov. 13th
Use Permit staff report Nov. 13th
Zone Change Ordinance No. 924
Community Development Department
-Report to the
Planning , Commission
DATE:
SUBJECT:
APPLICANT:
LOCATION:
ZONING:
ENY IRON~ENTAL
STATUS:
REQUEST:
ITEM NO. 6
NOVEMBER 13, 1984
ZONE CHANGE 84-7
DANIEL O'CONNOR ON BEHALF OF CORNICHE BEYELOPMENT
NORTHWEST PORTION OF 1372 ZRYINE BLVD.
PUBLIC & INSTITUTIONAL (P&I)
APPLICANT HAS PETITIONED FOR A BEGATIYE DECLARATION
A CHANGE FROM THE PUBLIC & INSTITUTIONAL DISTRICT (P&I) TO THE
PROFESSIONAL DISTRICT (PR) IN ORDER TO ALLOW THE CONSTRUCTION OF
A PROFESSIONAL OFFICE BUIL.D. ING.
BACKGROUND:
The subject, site is the western portion of the First Christian Church property
located at 1372 Irvine Blvd. The stte is currently a vacant lot, with adjacent
single family residents on the west and south sides, and the church complex
located to the east of the site.
The Planning Commission and City Council have recently considered a request to
amend the land use element of the Tustin General Plan for this site. On
September 24, 1984 the Planning Commission recommended that the City adopt the
change from Public & Institutional to Professional, and the City Council adopted
this change at its regular meeting on October 15, 1984.
DISCUSSION:
The applicant is proposing a change to the Professional District (PR) which
permtts a variety of professional offtce uses. All of these potential office
uses are permitted by rtght within a set of development standards, which are
enclosed for your review.
The current designation of Publtc& Institutional also permits a vartety of
institutional uses (schools, churches, hospitals, etc.), but any proposal
requires the approval of a use pe~mtt. In order for the proposed zone district
to m~intatn the same level of review as the property must currently comply with,
a use permit must be requtred for any proposed project.
The State of California will allow a zone change to be subject to conditions if
the applicant consents to the tmposed conditions. Hr. O'Connor has submitted a
letter to the Community Development Department indicating his willingness to
Corn munity Development Deparlment
Report to the Plannfng Commission
November 13, [984
page two
accept this condition. Further, he has submitted all the necessary exhibits and
applications for a Use Permit, and staff has accepted this filing and advertised
for a public hearing for a Use Permit. Mr. O'Connor's consent binds all future
owners of this site to the use permit requirement.
RECORdlENDATION:
Staff recommends that the Planning Commission adopt Resolution
recommendfng approval of Zone Change 84-7 to the City Council.
No. 2194
Associate Planner
EK:do
attachments
, Community Development Department
PROFESSIONAL DISTRICT
· Development Standards
Maximum Height:
Minimum Building Site:
Minimum Front Setback:
Minimum Side Setback:
Minimum Rear Setback:
Two stories or 35 feet;
7,200 square feet
20 feet
5 feet
[ Story-5 feet, 2 story-lO feet
GARLAND
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RESOLUTION NO. 2194
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, RECOMMENDING REZONING OF THE
NORTHWEST PORTION OF 1372 IRVINE BLVD. FROM PUBLIC
& INSTITUTIONAL DISTRICT (P&I) TO THE PROFESSIONAL
DISTRICT (PR), AS SHOWN IN EXHIBIT "A".
The Planning Commission of the City of. Tustin does hereby resolve as
follows:
I. The Planning commission finds and determines as follows:
A. That a proper application, (Zone Change No. 84-7) has been filed
by Daniel' O'Connor on behalf of Corniche Development to change
the zone for the northwest portion of ~372 Irvine Blvd. from
Public & Institutional District (P&I) to Professional District
(PR), as shown on Exhibit "A".
B. That a public hearing was duly called, noticed and held on said'
application.
C. That a zone change should be granted for the following reasons:
1. The proposed zone designation is in conformance with the
Land Use Element of the Tustin Area General Plan.
That the proposed change would not be detrimental to the
public health, safety, and welfare of the surrounding
property owners.
Development of subject property shall be in accordance with the
policies adopted by the City Council; Uniform Building Codes as
administered by the Building Official; Fire Codes as
administered by the Orange County Fire Marshal; and street
improvement requirements as administered by the City Engineer.
E. Final development plans shall require the review and approval of
the Community Development Director.
F. A Negative Declaration has been filed in conformance with the
requirements of the California Environmental Quality Act, and is
hereby recommended for adoption.
II.
The Planning Commission hereby recommends to the City Council
approval of Zone Change No. 84-7 to designate the Professional
District for the property indicated on Exhibit "A", subject to the
following conditions:
Re
All permitted uses in the Professional District shall be subject
to the Use Permit requirement, as detailed in the City of Tustin
Zoning Code.
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Resolution No. ;/194
page two
This resolution shall become effective when the owner of the
subject site or his authorized agent submits a letter of consent
to the Community Development Department agreeing to Condition
PASSED AND ADOPTED at a regular meeting of the Planning Commission, held on
the day of , 1984.
RONALD H. WHITE,
Chairmen
DONNA ORR,
Recording Secretary
DATE: NOYE~IBER 13, 1984
SUBJECT:
· APPLICANT:
CURRENT
ZONING:
USE PEP~IT 84-26
DANIEL O'CONNOR ON BEHALF OF CORNICUE DEVELOPHENT
PUBLIC & INSTITUTIONAL (P&I), TNE APPLICANT ~ APPLIED FOR A
ZONE CHANGE TO PROFESSIONAL DISTRICT (PR)
ENVZRONHENTAL
STATUS:
REQUEST:
APPLICANT mAS PETITIONED FOR A NEGATIVE DECLARATION.
APPROVAL TO CONSTRUCT A 13,000 SQUARE FOOT PROFESSIONAL OFFICE
BUILDING
BACKGROUND:
The subject site is the northwest portion of the First Christian Church property
located at 1372 IrvJne. The stte ts currently a vacant lot, adjacent to single
family residential to the west and south,' and the church complex to the east.
The Planntng Commission and Ct ty Counctl recently amended the Land Use of the
subject site from a Publtc& Institutional designation (P&I) to a Professional
designation (PR).
The applicant ts no, seeking to change the zone to a Professional District (PR}
and receive approval of a Use Permit to construct a professional office
building.
DISCUSSION:
As stated in several previous staff reports, the applicant is seeking approval
to construct a 13,000 square foot professional office building fronting on
Irvine Blvd. and just west of Redhill Avenue. The approximate size of the
subject property is 30,000 square feet.
The development will need to supply 44 parking spaces at one per 300 square feet
to support a 13,000 square foot building. This development is supplying 47
parking spaces, of which 14 spaces will be located on the church property and
shall be part of a reciprocal parking agreement.
The number of parking spaces for the project will support all professional and
general offices identified in the Professional District, with the exception of
any medical office uses. The applicant will need to supply parking at six (6)
per thousand square feet to permit these uses.
Corn munity Development Department
Report to the Planning Con~nission
November [3, 1984
page two
The applicant has attempted to minimize the impact of this office on adjacent
residential areas by fronting the building on Irvlne Blvd. and placing the bulk
of the structure adjacent to the church complex. Still, staff would recommend
that appropriate landscaping be planted adjacent to residential units that help
buffer and minimize the impact of the parking lot and structure. Additionally,
all second story windows that are immediately adjacent to residential areas
should be translucent to a height of four feet from the bottom of the window
sill or six feet from the finished floor elevation of the second story.
The building will be a two story structure with an overall height of 34' 6".
The architectural motif is reminiscent of the spanish style with the use of
spanish tiles for the roof, and a tan exterior with dar~.~rown trim. Vehicles
enter through a portecochere with a high point of 12' The 'applicant has
provided a secondary vehicular access that can be utilized by vehicles visiting
the offices, as well as emergency vehicles that cannot use the portecochere
entrance. A reciprocal agreement will be required for a trash service truck to
access and serve the site.
CONCLUSIONS:
1. The subject project supplies sufficient parking for all office uses with
the exception of medical offices.
2. The applicant has attempted to design the project with consideration to
the adjacent residential uses.
3. The applicant will need reciprocal agreements for access and parking on
adjacent church property.
4. An environmental review of the proposed project shows that the proposed
project will not a significant effect on the environment, and a Negative
Declaration is recommended.
5. The project meets or exceeds all development standards of the Professional
District, with the exception of parking for medical dental offices.
6. The proposed architecture should be an enhancement for the surrounding
area.
RECOmmENDATION:
Staff recommends that the Planning Commission adopt Use Permit 84-26, by the
approval of Resolution No. 2196.
Associate Planner
EK:do
Community Development Department
DEVELOPMENT ~EVIEW SUMMARY
Action:
Building:
Front Setback
Side Setback
Rear Setback
Gross Square Footage
Net Floor Square Footage
Height
Number'of Stories
Materials/Colors
Lot Size
Lot Coverage
Parking:
Number of Spaces
Ratio (space/square footage)
Percent of Compact Spaces
Type
Uses:
Number of Public Notifications (Owners):
EnvironmentalS:atus
* No Standard
District Requtremen~ Propose~
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RESOLUTION NO. 2196
A RESOLUTION OF THE PLANNING C6MMISSION OF THE
CITY OF TUSTIN, AUTHORIZING THE DEVELOPMENT OF
A 13,000 SQUARE FOOT OFFICE BUILDING LOCATED AT
THE NORTHWEST CORNER OF 1372 IRVINE BOULEVARD
The Planning Commission of the City of Tustin does hereby
follows:
I. The Planning Commission finds and determines as follows:
resolve as
Ge
That a proper application, (Use Permit No. 84-26) has been filed
by Daniel O'Connor on behalf of Corniche Development, requesting
authorization to construct a 13,000 square foot professional
office building on a lot located at the northwest corner of 1372
Irvine Blvd.
That a public hearing was duly cklled, 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 Jetrimental 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:
1. The development as proposed is in conformance with the
Tustin Area General Plan.
2. The development as proposed is in substantial conformance
with the requirements of the Professional District (PR).
3. That utilization of a use permit procedure helps to ensure
compatibility with adjoining residential areas.
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 was prepared in conformance with the
requirements of the California Environmental Quality Act, and is
hereby adopted.
Final development plans shall require the review and approval of
the Community Development Department.
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Resolution No. 2196
page t~o
II. . The Planning Commission hereby apprdves Conditional Use Permit 84-26,
to authorize the development of a 13,000 square foot professional
office building at the northwest portion of 13~2 Irvine Boulevard,
subject to the following conditions:
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 DestgA Standards of
Public Works" and "Street Improvement Standards". This work
shall consist of,but is not limited to: curbs and gutters,
sidewalks, drive aprons, street trees, and street pavement.
B. 'A final grading plan shall be required for review and approval.
C. A landscape plan shall be required for review and approval prior
to the issuance of building permits.
D. This use permit shall become effective when Zone Change 84-7 has
been adopted by the City Cguncil.
£. This use permit shall not be applicable for medical-den~al
office uses, unless said use permit is amended and adequate
parking is provided.
F. Prior to building permit issuance, reciprocal access agreements
shall be required for parking spaces off-site and ingress and
egress into the subject property.
G. Prior to building permit issuance, a vehicular reciprocal access
agreement shall be required for trash service to the subject
property.
H. Fenestration on the second floor and immediately adjacent to
residential areas shall be translucent to a height of six feet
from the finished floor of the second story or four feet from
the bottom of a window sill.
I. At the time building permits are issued, County Sanitation
District connection fees and East Orange County water District
fees shall be required.
J. The proposed office shall have its own domestic water service
and sanitary sewer lateral.
K. Any subsequent construction documents shall be in substantial
conformance with the site plan and elevations that are submittd
and approved by the Planning Commission at a public hearing.
L. The Master Site Plan shall be prepared in conformance with the
City's sign ordinance.
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Resolution No. 2196
page three
M. All electrical, telephone, community antenna television, and
similar service wires or cables, shall, within the exterior
boundary lines of such property., be installed Underground.
N. A tentative and final parcel map shall be required.
O. Any roof equipment and vents must be screened from view.
P. All exterior colors and materials shall be submitted to the
Community Development Department for review and approval.
Q. A lighting plan shall be submitted to the Community Development
Department for review and approval. Parking lot lighting shall
be arranged so that direct rays do not shine on adjacent
property.
R. A 6'8" masonry wall shall be required adjacent to any R-1
development.
PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission
held on the day of , 1984.
RONALD H. WHITE,
Chairman
DONNA ORR,
Recording Secretary
m o
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ORDINANCE NO. 924
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF TUSTIN, REZONING THE NORTHWEST
PORTION OF 1372 IRVINE BLVD. FROM PUBLIC
& INSTITUTIONAL DISTRICT (P&I) TO THE
PROFESSIONAL DISTRICT (PR), AS SHOWN IN
EXHIBIT "A".
The City Council of the City of Tustin does hereby ordain as follows:
The City Council finds and determines as follows:
Ae
That a proper application, (Zone Change No. 84-7) has been filed
by Daniel O'Connor on behalf of Corniche Development to change
the zone for the northwest portion of 1372 Irvtne Blvd. from
Public & Institutional District {P&I) to Professional District
(PR), as shown on Exhibit "A".
That a public hearing was duly called, noticed and held on said
application.
C. That a zone change should be granted for the following reasons:
1. The proposed zone designation is in conformance with the
Land Use Element of the Tustin Area General Plan.
That the proposed change would not be detrimental to the
public health, safety, and welfare of the surrounding
property owners.
Development of subject property shall be in accordance with the
policies adopted by the City Council; Uniform Building Codes as
administered by the Building Official; Fire Codes as
administered by the Orange County Fire Marshal; and street
improvement requirements as administered by the City Engineer.
E. Final development plans shall require the review and approval of
the Community Development Director.
A Negative Declaration has been filed in conformance with the
requirements of the California Environmental Quality Act, and is
hereby recommended for adoption.
The Planning Commission has recommended the adoption of Zone
Change 84-7, to the City Council, by the approval of Resolution
No. 2194.
II.
The City Council hereby adopts Zone Change No. 84-7 to designate the
Professional District for the property indicated on Exhibit "A",
subject to the following conditions:
All permitted uses in the Professional District shall be subject
to the Use Permit requirement, as detailed in the City of Tustin
Zoning Code.
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Ordinance No. 924
page two
This ordinance shall become effective when the owner of the
subject site or his authorized agent submits a letter of consent
to the Community Development Department agreeing to Condition
PASSED AND ADOPTED at a regular meeting of the City Council, held on the
day of , 1984.
Attest:
URSULA E. KENNEDY,
Mayor
MARY WYNN,
City Clerk
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