HomeMy WebLinkAboutRDA USE PERMIT 84-18 10-15-84· ~ REDEVELOPMENT AGENCY $ UBJ £CT: HONORABLE CHAII~4AN AND REDEYELOPI~NT AGENCY COI~4UNITY DEYELOP~NT DEPAN'II~ENT DESIGN RE¥IEW, USE PERMIT NO. 84-18 DISCUSSION: On September 24, 1984, th~ Planning Commission approved an additional S,SO0 square feet of retail space and S,SO0 square feet of second floor office space to the E1Camtno Plaza at the southwesterly corner of_Sixth and E1Camino Real. The addition w~11 be added on to the Marshall's build~ng. The issue of the use permit was to allow combined parking for the new addition and the theatre. Most of the retail uses close by 6:00 p.m. and the theatre does not open untll after 6:00 p.m. (Please see attached staff report) The elevations of the new addition will help tie the Marshall's buildlng to the rest of the center. RECOleqENDED ACTION: If the Redevelopment Agency finds that this proposal will add to the enhancement of the center and to the redevelopment ar6a, it is recommended that the Agency approve the design for the project by the adoption of Resolution No. RDA 84-12. Associate Planner MAC:do Encl. Report to Planning Commission September 24, 1984 Exhibit "A" Plan Reductions Plans Draft Resolution No. RDA 84-12 1 2 3 4 5 6 7 8 10 11' 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 28 RESOLUTION NO. RDA 84-12 A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING THE DESIGN OF 5,500 SQUARE FEET OF RETAIL SPACE AND 5,500 OFFICE ON 2ND STORY AT EL CAMINO PLAZA LOCATED AT 6th AND, EL CAMINO REAL The Community Redevelopment Agency of the City of Tustin, California does hereby approve the use and design of the proposed addition of retail and office to be constructed at E1 Camtno Plaza based on the following findings: A. The design and proposed use of the project, subject to conditions of approval, are co~atible with the goals and objectives of the Town Center Redevelopment Project Plan. B. The architectural and physical design of this project are compatible and, consistent with other architectural styles of buildings within the immediate area. C. That based on the analysis contained in 'Use Permit 84-18 report to the Planning Commission dated September 24, 1984, the project should be a positive addition to the community. That final development' plans shall be reviewed and approved by the Director of Community Development prior to permit issuance. PASSED AND ADOPTED Agency held on the at a regular meeting of the Community Redevelopment , day of' , 1984. URSULA E. KENNEDY, Mayor ATTEST: MARY E. WYNN, Secretary Planning commission DATE: suea£CT: APPLZCAEr: LOCAT~O#: ZON ! NG: ENV XROIOqENTAL STATUS: REQUEST: $EPTERBER 24, 1984 USE PEIlRXT 84-18 MXLLXAIq ZAPPAS EL CAPlINO PLAZA,'SOUTH#ESTERLY CORNER OF SIXT~ STREET AND EL CN4XNO RF. AL.-TOtJII C[HTER REDEVELOP'gENT PROdECT AREA CENTRAL COPI~:RIAL (C-2) CATEGORICALLY EXERPT; CLASS 3, NEff CONSTRUCTION OF SHALL STRUCTURES AUTHORIZATION TO CONSTRUCT AN ADOZTIONAL S,SOO FIRST FLOOR RETAZL SPACE AND 5,600 SECOND FLOOR OFFICE SPACE TO THE EXISTING HARSHALL'S BUILDING ~IiILE YARYING gITH THE DISTRICT PARKING REQUIREHENTS BACKGROUND AND DXSCUSSZON: On January 12, 1976 The Planfltng Agency authorized the renovation of the extstlng TustJn Square 5hopptng Center (now E1 Camtno Plaza). At that time the center dJd not include the parcel of land where Harshall's Department store Is presently located. The owner, Hr. Zappas, has since purchased the Marshall's parcel and made various Improvements to the building and added a new 4,000 square foot retail building on the corner. The owner Is now requesting authorization to add a 2 story addttton ~o the Marshall's building. The proposal ts to add 5,500 square feet of retatl on the ftrst floor and 5,500 square feet of offtce on the second floor. According to a parktng lot survey by staff, the following statistics dtffer from those submitted on the site plan. The parktng breakdown for the center ts as follows: Extstlng parktng: 538 spaces Extstlng parking requirements: 533 spaces 1. Theatre - [ space per 3 seats (267 seats) 89 spaces 2. 0fftces - t space per 300 square feet (6,650) 22 spaces 3. Retatl - [ space per 200 square feet (84,250) 422 spaces Corn munity DeVelopment Department Use Permit 84-[8 Page 2 The new ~ddltton would cause the center to lose 25 spaces and create an additional need as follows: Office - [ per 300 square feet 5,500 - [8 spaces Retail - ! per 200 square feet 5,500 - 28 spaces '-4'~-spaces Therefore the center would be diftctent 66 spaces from code requirements. ANALYSIS: The theater at present requires 89 parking spaces. To justtfy the .need for fewer spaces;-.the applicant has submitted the following Information: - During the week the theatre does not open until after 6 p.m. and patrons usually arrive somewhere between 6:15 and 6:45 p.m. All of the retail stores close at 6 p.m. except two (2) eating establishments. On Sunday the dinner theater has an afternoon matinee and an evening performance while only a few of the shops are open until $ p.m. If the theater use were to change to a retail commercial use, the parking requirements would drop from 89 spaces to SO spaces (approximately lO,O00 square feet of area). All of the .parking spaces now existing in the center parking lot are standard size spaces and 15 spaces could be added if 20% of the center spaces were to be restrtpped to compact size, if the Commission so desires: Based on previous actions by the Planning Commission, times of operation have been considered acceptable conditions in the granting of minor parking variances. The Elizabeth Howard Dinner Theatre use was approved by the City of Tustin License and Permit Board on March 6, 1980 which limited their hours of operation from 6 p.m. to midnight on weekdays and noon until midnight on Sunday's to allow a matinee. RECOI~qENOEO ACTION: Staff recommends that Use Permit 84-[8 be approved subject to the deviation in the parking requirements and d~rect staff to prepare a resolution for consideration at the next meeting. Associate Planner MAC/lg Encls: Site Plan Elevations Exhibit A community Development Department ./ EXHIBIT CONDITIONS OF APPROVAL SUGGESTED LIST OF CONDITIONS IHPOS£D USE PER~IT NO.. 84-18 1. A grading plan should be submitted showing all proposed and existing grades of facilities wtthtn the limits of the project. 2. Any construction within the public right-of-way should be-so Indicated with appropriate Ctty Standards on either the ftnal site or grading plan. 3. Marbeltte street lights with underground conduit may be required. Contact Ron Rust with the Edison Co. at 973-5455 for design. ¢. The domestic'water and sewer service should be shown on this plan. These should be taken from the Sixth Street facilities. 5. Con~ltance with all Fire Department regulations. 6. Payment of Orange County Sanitation District No. 7 fees in the amount of $S0/1,000 sq. ft. of floor area will be required at the time a, building permit is issued. 7. Payment of East Orange County Water District fees will be required at the time a *building permit is issued. Contact Earl Rowenhorst at Tustin Water Service for fee amoutfts. 8. Signs will require approval before permit issuance and shall match the master sign plan for E1 Camino Plaza. g. Elevations shall match the existing center elevations. 10. All roof top equipment shall be screened from view. 11. The trash enclosure shall be constructed of masonry material, covered and secured to prohibit unauthorized dumping which presents a nuisance to the surrounding communi ry. L , Community Development Department I: