HomeMy WebLinkAboutRDA D.R./U.P. 84-12 08-20-84 REDEVELOPMENT AGENCY
NO. 5
DATE: August 20, 1984
FROM:
SlJ~J ECT:
HONORABLE CHAIRMAN AND REDEVELOPMENT AGENCY
ALAN WARREN, SENIOR PLANNER
DESIGN REVIEW, USE PERMIT NO. 84-12
At its August 13, 1984 meeting the Tustin Planning Commission approved the
development of a 21 bay automobile repair center on Laguna Road across the
street from Tustin High School. The plan features are listed on the Development
Review Summary and the plan reductions contained in the attached Planning
Commission report.
The project will provide 33 onsite parking spaces and the buildings will exhibit
tan split face block walls with red tile mansards.
RECOI~ENDED ACTIO#:
If the Redevelopment Agency concurs with the findings of the Planning Commission
that this proposal would add significantly to the enhancement of the immediate
area, it is recommended that favorable consideration be given to this project.
J
Senior Planner
AW:do
encls.
Report to Planning Commission, August 13, 1984
Exhibit "A" (revised)
Plan reductions
Plans
Draft Resolution No. RDA 84-9
1
3
4
5
7
8
10
11
14
16
17
18
10
20
~5
27
28
RESOLUTION NO. RDA 84-9
A RESOLUTION OF THE COI~IIJIIITY REDEVELOPMENT AGENCY
OF THE CITY OF THSTIN, CALIFORNIA, APPROVING THE
DE$IGM OF A 9660 SQUARE FOOT AUTOMOBILE REPAIR
FACILI'rY AT 1122-1192 LAGUMA ROAD
Dm
PASSED AND ADOPTED at a regular meettng of
Agency held on the 20th day of August, 1984.
The Community Redevelopment Agency of the City of Tusttn, California
does hereby approve the use and destgn of the proposed automobfle
repair facility to be constructed at 1122-1192 Laguna Road 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 with other architectural styles of
buildings within the immediate area.
C. That based on the analysis contained in Use Permit 84-12 report
to the Planning Commission dated August 13, 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.
the Community Redevelopment
URSULA E. KENNEDY,
Mayor
ATTEST:
MARY E. WYNN,
Secretary
Commission
Planning
DATE:
SUBJECT:
APPLICANT:
LOCATION:
OWNER:
ZONING:
EN¥ IRONI~NTAL:
Pa~gust 13, 1904
USE PERMIT 84-12
GARRISON MANAGEMENT, INC.
161 FASHION U~NE, ~116
TUb'TIN, CA 92680
112Z-1192 I_~GUNA RO~d)
P.D.F. (A GENERAL PARTHERSHIP)
1602 NORTH GRAND AVENUE
SANTA ANA, CA 92701
RETAIL COI~ERCIAL (C-1), APPLICATION UNDER COI~I~RCIAL GENERAL -
PLANNED L~IT DEVE].OPI~ENT STANDAP. DS IN ANTICIPATION OF APPROVAL OF
ZONE CHANGE 84-2. (SECOND READING APPROVAL BY CITY COUNCIL ON
AUGUST 6, 1984)
REQUEST FOR A NEGATIVE DECI. ARJ~.TION
BACKGROUND AND DISCUSSION:
On July 9, ].983 the Planning Commission voted 'co continue this public hearing to
give the applicant an opportunity resolve the staff concerns relating 'co par~,ing
accommodations.
The applicant has submitted a detailed analysis of other auto repair centers and
Planning staff completed a review of repair businesss within the City. The
applicant did not have a revised site plan for Planning Commission review at the
July 23, 1984 meeting and requested a continuance to this meeting.
The revised plan has been modified in the following areas:
a) The gross floor area has been reduced from 10,030 square feet to
9,660 square feet; the number of bays from 22 to 21.
b) The parking accommodation has been increased from 29 to 33 on-site
exterior spaces; or 1.57 spaces per bay.
c) Landscape planters for tree plantings have been added to the parking
area and rear of the site.
The applicant has submitted a detailed analysis of various existing automotive
facilities in Orange County. An employee ratio of one employee per two bays
appears to be the trend. As a result, the applicant is requesting an allocation
of one outside parking space per bay for storage and 1/2 parking space per bay
for employees. It would appear the assumption of one employee per bay by staff
Community Development Department
Planning Commission Report
August [3, [984
page two
may not reflect the majority of the small auto repair businesses. Staff still
believes, however, the one employee per bay may fit the one- and two-bay
operations.
Of additional concern are the five (5) mature trees along the Laguna Road
frontage which should be retained in this site design. The applicant has
plotted them and it appears their retention is possible with some minor
modification to the driveway locations.
Staff analysis of the aspects of the site remain as presented in the report of
July 9, 1984. The applicant has been advised of potential freeway widening.
FINDINGS AliD COliCLUSIOILS:
The parking'demand for automobile service centers for employees
should be between one-half to one space per service bay. For small
one- or two-bay operations the count would be close to one employee
per bay. For larger operations the demand approaches one-half space
per bay. [f the Planning Commission believes one-half employee per
bay is a reasonable expectation, ]easing of the building should be
limited to no more than two businesses per building, a total of six
(6)..
.The provision of one exterior parking space per bay for vehicle
storage appears to be sufficient for a minor repair facility. Major
auto repair operations would demand more storage areas. Therefore,
staff believes auto body work and painting Operations should not be
allowed within this center.
A parking ratio of 1.5 spaces per bay is a reasonable request
although this provision may not be the ideal ratio. As a result,
staff would recommend use restrictions to ensure the businesses
operate within the limits of the site.
The design layout of the project would visually enhance the area and
the view of the work area from public right-of-way should be minimal.
3. The building design should include a higher parapet wall for adequate
screening of mechanical equipment. The wall should be extended on
all sides of each building.
4. A shopping center identification pole sign is limited to 50 square
feet, but the Sign Code allows for the consideration of large freeway
identification signs for automotive service (Section 9481f). The
pole sign, as proposed, would appear to be justified but slightly too
large for the area. Staff would 'recommend a sign area of no more
than 100 square feet per face. Also, the pole sign should be visible
from Laguna Road and therefore the monument sign would not be
needed. Approval for the pole sign should be authorized in lieu of
any monument sign. No wall signing should be authorized facing the
freeway.
Community Development Department
Planning Commission Report
August 13, 1984
page three
The site currently is comprised of two parcels with two uses. The
nursery school site is to become part of this proposal. Therefore, a
parcel map is required to combine the site into -one parcel. Full
street improvements are generally required of any subdivision.
RECOle4EIJDATIO#:
P~easure of the P~anning Commission. ~f the Commission believes ~he parking
accommodations are adequate as proposed, then the project should receive
favorable consideration with conditions of approval at outlined in Exhibit "A".
/ALAN G. WARREN, Senior Planner
AGW:jh
Attachments:
Development Review Summary
Exhibit "A"
Site & Architectural Designs
Plans
Report of July g, 1984
Community Development Department
' OEYELOPMFJlT RE¥IEW SUI~IARY
Project: ___.______._ AUTO REPAIR CENTER .
Location/District: ~D/CG-PUD (TENTATIVE)
Action: USE PEP~MIT NO. 84-12
Dt stri ct Requirement,
Proposed.
Building:
Front Setback
Si.de Setback
Rear Setback
Gross Square Footage
Hat Floor SqUare Footage
Height
Number'of Stories
Materials/Colors
Lot Size
Lot Coverage
15L (arterial)
0I'
O'
35'
3 (maximum)
by
Con~nission review
3,000 sq. ft.
~00% less required
j~arkino & land~caDino
O'
O'
9,660
22'
1
split-face block
r~d
34,195.7 sq.ft.
Parking:
Number of Spaces
Ratio (space/square footage)
Percent of Compact Spaces
Type
USES:
to be determined
to be determined
20%
commercial
33 plus 21
service bays
~/292 (1/1.57 bays)'
(not including bays}
27~
open, at grade
auto repair
Number of Public Notifications (Owners):
Environmental .Status
* No Standard
23 S.:
Negative Declaration of environmental
Tmpacts has been applied for
EXH~BZT "A'
USE P£RHTT NO. 84-12
CONDZTTON$ OF APPROVAL.
A. No outside storage of vehicles within the parking area is allowed after
working hours. No storage of vehicles under repair shall be authorized on
the public streets. Lease agreements shall contain these restrictions and
a copy submitted to the Community Development Department for review.
B. An eight-foot-high (8') decorative masonry wall shall be provided along
the freeway property line.
C. A master sign plan shall be submitted for review and approval' by the
Director of Community Development which shall include:
1. One (1) lO0-square-foot (double face) pole sign, not to exceed
27' in height. The sign shall be equipped with a decorative pole
cover and the .structure shall conform to design as received by
the Planning Commission.
2. Tenant identification wall signs as reviewed by the Planning
Commision at 50 square feet per building.
3. No signing, other than the authorized pole sign, shall be
permitted facing the freeway. One 32 square foot non illuminated
monument sign of material similar to the building wallk is
permitted on Laguna Road.
D. No more than seven (7)'businesses shall be authorized for the center.
E. Final exterior building materials shall be submitted to the Director of
Community Development for review and approval. Exterior materials shall
be tan, split-face block (walls) with red Spanish tile mansard roofs.
F. The parapet walls shall extend to the height of the mansard roofs on all
building elevations. The parapet walls are to be of sufficient height to
screen roof top equipment.
G. Security gates shall be of decorative material, subject to the review and
approval of the Director of Community Development.
H. The five (5) existing trees along the Laguna Road frontage which are not
located within the street improvement area shall be retained. Any of
these five trees lost due to on-site improvements shall be .replaced with
48" box specimens. Adjustments in the northerly most drive may be
approved at staff level to accommodate the retention of the trees. The
center planters may be replaced by raised concrete islands.
I. Submission of a final grading plan is required for review and approval by
City staff.
J. Construction of street improvements, as required by the City Engineer
shall include, but not be limited to, the following:
1. curb and gutter;
2.
sidewalk;
~ Community Development Department
EXHIBIT "A" - CONDITIONS OF APPROVAL
USE PERMIT NO. 84-12
page two
Ko
ke
3. driveway aprons;
4. street paving;
5. street trees;
6. street lighting;
7. sanitary sewer lateral; and
8. domestic water service.
Payment of Orange County Sanitation District No. 7 connection fees based
on $50/1000 s.f. of building area is required at the time a building
permit is issued.
Payment of East Orange county Water District fees is required at the time
a building permit is issued.
Annexation of parcel to Lighting District is required.
A parcel map shall be required for the combination of Assessors Parcel
Nos. '432-064-01 and 432-064-02 for the development of the auto repair
center. A separate parcel will then need to be created to divide the
animal hospital use.
Auto body repair and vehicle painting shall not be authorized uses within
the center.
No vehicle repair is authorized outside the buildings.
Fire hydrants shall be provided as determined by the Orange County Fire
Marshal.
Community Development Department
·
i