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Home My WebLink AboutRDA DR USE PERMIT 84-18 10-1-84 ~ REDEVELOPMENT AGENCY - NO. 4 DATE: October 1, .1984 FROM: $ ~JBJ ECT: HONORABLE C~AIRIUN AND REDEVELOPMENT AGENCY COld, UNITY DEVELOPMENT DEPARTMENT OESIGN REVIEW, USE PEIbMIT NO. 84-18 DISCUSSION: On September 24, 1984, th~ Planning Commission approved an additional 5,500 square feet of retail space and 5,500 square feet of second floor office space to the E1Camino Plaza at the southwesterly corner of. Sixth and. E1 Camino Real. The addition will be added on to the Marshall's building. 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 until after 6:00 p.m. (Please see attached staff report) The elevations of the new addition will help tie the Marshall's building to the rest of the center. RECO~ENDEO 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 des.ign 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 3 5 6 7 8 9 10 11 13 14 15 16 17 18 19 20 ~3 25 ~6 ~7 ~8 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 Tusttn, California does hereby approve the use and design of the proposed addition of retail and office to be constructed at E1 Camino Plaza based on the following findings: A. The design and proposed use of the project, subject to conditions of approval, are compatible 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 wi th 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 End approved by the Director of Community Development prior to permit issuance. PASSED AND ADOPTED at a regular Agency held on the day of meeting of the Community Redevelopment , 1984. URSULA E. KENNEDY, Mayor ATTEST: MARY E. WYNN, Secretary Report to-the Planning Commission p~RLIC H£ARTMfi ~ DATE: SUBJE~: APPLICANT: LOCATION: ZONING: ENVIRONMENTAL STATUS: REQUEST: SEPTF.~£R 24, USE PERNIT 84-18 WILLIA~ ZAPP~S EL CJU~INO PLAZA, SOOTHWESTERLY CORNER OF SIXTH STREET AND EL CASINO REAL.-TO~N CENTER REDEYELOPHENT PRO,]ECT AREA CENTRAL CO~qERIAL (C-2) CATEGORICALLY EXl3qPT; CLASS 3, NEW CONSTRUCTION OF SMALL STRUCTURES AUTHORIZATION TO CONSTRUCT AN ADDITIONAL 5,500 FIRST FLOOR RETAIL SPACE AND 5,500 SECOND FLOOR OFFICE SPACE TO THE EXISTING MARSHALL'S BUILDING ~HILE VARYING WITH THE DISTRICT PARKING REQUIRF. JqENTS BACKGROUND AND DISCUSSION: On January 12, 1976 The Planfltng Agency authorized the renovation of the existing Tustin Square Shopping Center (now E1 Camino Plaza)..At that time the center did not include the parcel of land where Marshall's Department store ts presently located. The owner, Mr. Zappas, has since purchased the Marshall's parcel and made various improvements to the building and added a new 4,000 square foot terM1 building on the corner. The owner is now requesting authorization to add a 2 story addition to the Marshall's building. The proposal ts to add S,S00 square feet of retell on the first floor and 5,500 square feet of office on the second floor. According to a parking lot survey by staff, the following statistics differ from those submitted on the site plan. The parking breakdown for the center is as follows: Existing parking: 538 spaces Existing parking requirements: 533 spaces 1. Theatre - 1 space per 3 seats (267 seats) 89 spaces 2. Offices - 1 space per 300 square feet (6,650) 22 spaces 3. Retail - 1 space per 200 square feet (84,250) 422 spaces Community Development Department Use Permit 84-18 Page 2 The new addition would cause the center to lose 25 spaces and create an additional need as foll'ows: Office - 1 per 300 square feet 5,500 - 18 spaces Retail - ! per 200 square feet 5,500 - 28 spaces ~spaces Therefore the center would be diftcient 66 spaces from code requirements. ANALYSIS: The theater at present requires 8g parking spaces. To justify 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 5.p.m. If the theater use were to change to a retail commercial use, the parking requirements would drop from 89 spaces to 50 spaces (approximately 10,000 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 restripped 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 Tusttn License and Permit Board on March 6, lg80 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. R£CO~ENOED ACTION: Staff recommends that Use Permit 84-18 be approved subject to the deviation in the parking requirements and direct staff to prepare a resolution for consideration at the next meeting. Associate Planner MAC/lg Encls: Site Plan Elevations Exhibit A Com muni~¥ Development Deparlment EXHIBIT CONDITIONS OF APPROVAL SUGGESTED LIST ~ ~NDITIONS INPOSED USE P£PJqIT HO.U-18 1. A grading plan should be submitted showing all proposed and existing grades of facilities within the limits of the project. 2. Any constFuction within the public right-of-way should be.so indicated with appropriate City Standards on either the final site or grading plan. 3. Marbelite street lights with underground conduit may be r~quired. Contact Ron Rust with the Edison Co. at 973-5455 for design. 4. The domestic'water and sewer service should be shown on this plan. These should be taken from the Sixth Street facilities. 5. Compliance with all Fire DepartJnent regulations. 6. Paymnt of Orange County Sanitation District No. 7 fees in the amount of $50/1,000 sq. ft. of floor area will be required at the time a~buildtng 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 amounts. 8. Signs will require approval before permit issuance and shall match the master sign plan for E1Camino Plaza. g. Elevations shall match the existing center elevations. 10. All roof top equipment shall be screened from view. il. The trash enclosure shall be constructed of masonry material, cJvered and secured to prohibit unauthorized dumping which presents a nuisance to the surrounding community. Community Development Department .i