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Home My WebLink AboutORD FOR ADOPTION 08-06-84 ~, ~ ORDINANCES FOR ADOPTION NO. 1 OATE: August 6, 1984 FROM: SU~dECT: HONORABLE MAYOR AND CITY COUNCIL COI~UNITY OEVELOPME#T OI~PARTMENT CONTINUEO CONSIOERATION OF AOOPTING OROINANCE 914 ZONE MANGE 84-2, 1122-1192 LAGU#A ROAO. APPLICANT: GARRISON MANAGEMENT, INC. DISCUSSION: The City Council at its meeting on July 16, 1984 continued consideration of its second reading and adoption of Ordinance 914 which would implement Zone Change 84-2. This zone change specifically is being requested by Garrison Management to rezone the subject property from C-1, Retail Commercial District, to the CG, Commercial General Oistrict. Council however, desired additional time to compare what additional uses would be allowed in the CG zone that are 'not presently allowed in the C-1 zone. Attached to this transmittal is a summary chart of uses permitted by right and conditionally permitted inthe C-1 and CG zones. In' particular, automotive related uses are restricted to "auto supplies" in a C-1 zone but, in a CG zone "auto supplies/services" is allowed with a use permit. Additionally, there are a number of other conditionally permitted uses that would be allowed in the CG zone such as churches, health clubs and' gymnasiums, and drive-in or take-out food restaurants. Should Council desire further information, staff will be available at the meeting to discuss this subject. RECOt~CENDATION: Pleasure of the Council.. Director of Community Development DDL:do attachment: zone comparison charts C-1 ZONE Retai 1 Antiques & Curios Art Goods Appliance Stores Bakeries Bicycle Sales Book and Stationery Ceramics (sales only) Clothing sales Confectionary Department Store Drug Store Dry Goods Florist Shops Food Market Hardware (no equipment rentals) Household Goods & Furnishings Jewelry Stores Leather Goods Musical Supplies & Instruments News Stands Office Supplies & Equipment Paint & Wallpaper Real Estate Offices Religious Supplies Shoe Stores Sporting Goods Variety Stores PERMIT[ED USES Service Businesses Banks and Finance Companies Barber Shops / Beauty Parlor Blue Printing Business Schools Coin Operated Dry Cleaning Coin Operated Self-service Laundromats Dry Cleaning and Laundry Agencies (pick up & delivery only) Interior Decorator Job Printing Locksmith Photograph Gallery Restaurants Seamstress or Millinery Shop Shoe or Luggage Repair Shop Tailor Shop Telephone Answering Service Travel Agency Typing & Addressing Service Professional Offices (less than'SO% floor area) ZONE Antiques & Curios Art Goods Appliance Stores Bakeries Bicycle Sales Book and Stationery Ceramics (sales only) Clothing sales Confectionary Department Store Drug Store Dry Goods Florist Shops Food Market Hardware (no equipment rentals) Household Goods & Furnishings Jewelry Stores Leather Goods Musical Supplies & Instruments News Stands Office Supplies & Equipment Paint & Wallpaper Real Estate Offices Religious Supplies Shoe Stores Sporting Goods Variety Stores Radio & TV Stores & Service Nurseries Banks and Finance Companies Barber Shops / Beauty Parlor Blue Printing Business Schools Coin Operated Dry Cleaning Coin Operated Self-service Laundromats Dry Cleaning and Laundry Agencies (pick up a delivery only) Interior Decorator Job Printing Locksmith Photograph Gallery Restaurants Seamstress or Millinery Shop Shoe or Luggage Reoatr Shoo Studios Tailor Shop Telephone Answering Service Travel Agency Typing & Addressing Service Professional Offices (less than '50% floor area) CONDITIONALLY pERI4ITTED USES C-! Adult Book Stores Auto Supplies (Installation of minor replacement parts and accessories) Bakeries, wholesale Commercial Parking lot Clubs Figure Modeling Studios Fraternal Organizations & Lodges Massage Establishments Mortuaries Nursery School Service Station Small Animal Hospitals or Clinics Social Halls. Rest Homes Theaters Liquor Stores Bowling Alleys Hotels and Motels Professional Office (office area is greater than $0%) CG Adult Book Stores Automobile Supplies/Services (Installation of minor replacement parts and accessories) Bakeries, wholesale Commercial Parking lot Clubs Figure Modeling Studios Fraternal Organizations & Lodges Massage Establishments Mortuaries Nursery School Service Station Small Animal Hospitals or Clinics Social Halls. Rest Homos Theaters Liquor Stores Bowling Alleys Hotels and Motels Professional Office (office area is greater'than Amusement & Recreattoq Facilities Amusement Resorts, ArCades a Private Recreational Facilities and Video Arcades Btlltard Parlors & Pool Halls ' Building Supply Business School Churches, Schools & Public Places of Assembly Cleaning & Laundry Establishments (on premises) Cleaning & Dying Establishments Orive-In & Take-Out Food Est. Health Clubs & Gymnasiums Manufacturing, Fabrication, and Distribution Facilities (less than 50% of operations) Outdoor Markets & Sales Est. Pet Shops Veterinarian Services Drive-In Establishments for permitted uses Public Garages Second Hand Sales Used Car Sales lots Exhibits for City Council consideration submitted by Zone Change No. 84-2 applicant f Tustin Automotive Service Center July 24, 1984 Page two VI. Dave's Brake and Alignment 311 West Whittier Blvd., La Habra 2 bays (1 double) - I person Contact: Dave, owner - (213) 694-6442 RECEIVED JUL g 3 ]98,4 COMMUNI'I'Y DEVELOPMEN]' BY The following summary shows the ratio of persons per bay. Mark C. Bloome So. Cal Transmission Cruise Automotive Gene's Glass K-W Automotive Dave's Brake July 16 letter summary 33 Person per 11 14 .79 5 8 .63 2 6 .33 1 2 .50 3 4 .75 i 2 .50 Total 56 108 .52 My conclusions are that we will experience approximately one owner/employee for every two bays. This is consistent with my July 16 findings and solidifies our belief that one space per bay for customers and one half space per two bays for employees will be adequate. This totals 21 X 1.5 - 31.5 bays spaces of parking. I am also enclosing a letter from the leasing agent describing two tenants who want the east building. Imports Onl~ has one employee now, to expand to a second person some time in the future. Smog Tech has a single employee. In the last Council meeting Mrs. Kennedy and Mr. Saltarelli voiced their desire to retain the C-1 zone designation so that retail businesses would locate on the property. Having developed four convenience shopping centers here in Orange County, currently developing a 190,000 sq.ft, community shopping center in San Diego county, and in the process of preparing to renovate a 160,000 sq.ft, shopping center in Redlands, I both have and prefer shopping center development as more profitable than our proposed automotive service center. Unfortunately, this site is not appropriate for retail development. If it were, I would most assuredly develop it as such. I have included four letters from retail leasing and development professionals. They concur with my conclusions. 2100 WEST ORANGEWOOD AVENUE SUITE 100 ORANGE CALIFORNIA 92668 MAILING AODRESS PO BOX 9410 ANAHeiM CALIFORNIA 92802 July 20, 1984 Mr. Steve Garrison Garrison Management Inc. 161 Fashion Lane, Suite 116 Tustin, CA 92680 Re: 1122-92 Laguna Road Tustin, California RECEIVED JUL ,?, 3 i984 COMMUNITY DEVELOPMENT Dear Steve: Thanks for the information regarding the above referenced parcel. As you know, I have been involved in the Tustin Heights Shopping Center for the last three years in behalf of the RREEF Corporation. I am intimately familiar with the Tustin retail marketplace. I have also been with Coldwell Banker for five years specializing solely in the sale and leasing of retail properties. In my opinion the site you have submitted to me is not suitable for retail based on the following: Laguna Road is basically just a frontage road to the Santa Aha Freeway carrying only 8,000 cars per day. As you know, most retailers want to be on the cross streets of two major arterials. In Tustin, this would have to be Redhill or Newport Avenue, preferably around Irvine Boulevard. Secondly, the traffic counts would have to be substantially higher than what they currently are. Size and configuration of the parcel is probably best suited for some light industrial use that would enjoy the visibility to the freeway, however, doesn't necessarily need good accessibility. If you were to build retail on the site it would be highly unlikely that we at Coldwell Banker could reach an adequate lease-up level. All the activity in the city is up on Newport and Redhill. Additionally, the site is too small for a major tenant to attract the smaller retailers. Page Two Mr. Steve Garrison July 20, 1984 If you have any questions or comments, I would be happy to meet with you and discuss the site further. Very truly yours, COLDWELL BANKER J~m 'C0st~n~o /ih RECEIVED JUL g 31984 COMMUNITY DEVELOPMENT BY H D HOPKINS DEVELOPMENT COMPANY July 23, 1984 Mr. Steve Garrison Garrison Management Inc. 161 Fashion Lane, ~116 Tustin, CA 92680 Dear Steve: Pursuant to our most recent conversation,. I would like to take this opportunity to discuss with you your proposed automotive use on Laguna Road in Tustin. As I indicated to you, I feel the highest and best use for this property would be a "destination" type use, such as your proposed automotive service center. The reason I feel that this is a destination type site is because of the visibility from the Santa Ana Freeway but difficult access does not make this a convenient piece of property. Therefore, it would eliminate any convenience or neighborhood type activity such as 7-Eleven, supermarket, fast foods, etc. The site is mid block and there is no major 'retail in the immediate area. The site has minimal visibility from Newport Ave. and has only 7,800 cars per day on Laguna Road. Therefore, I feel your proposed automotive service center would be the highest and best use for this piece of property as this type of use is not an impulse use but a definite destination stop. Steve, our analysis of this property comes from our twelve years experience in the real estate development business in which we have developed over fifty convenience and neighborhood shopping centers. If you have any questions or comments, please feel free to contact me at any time. Good luck on your development. Very truly yours, HOPKINS DEVELOPMENT COMPANY ~ohn D. Hopkins JDH: t v #13 Corporate Plaza. Suite 200 Newport Beach, California 92660 RECEIVED JUL .?, 3 i984 COMMUNITY DEVELOPMENT (714) 640-1770 Grubb Ellis July 18, 1984 Mr. Steve Garrison Garrison Management, Inc. 161 Fashion Lane, Suite 116 Tustin, California 92680 Dear Steve: As you requested, I have reviewed the property on Laguna Road in Tustin as a potential retail site. As you are well aware, I have been in commercial real estate for the past five years specializing in retail properties in Orange County. The site has excellent visibility from the northbound Santa Ana Freeway (I-5); however, the site has other negative factors that will make it very difficult to attract retail tenants. First, the traffic count on Laguna Road is very light, approximately 8,000 cars per day. This traffic count will make it very difficult to attract high volume retail tenants. Even more important than the traffic count is access to the site. The access is extremely difficult, there is no direct access from the freeway. As we are all aware, convenience is one of the most important criterion for determining where a customer shops, if a store is not easy to find, most shoppers will go somewhere else. Steve, I hope these comments do not dampen your enthusiasm for the site. It is excellent real estate, but in my opinion, it will be very difficult to attract retail tenants. Please call if you have any questions. Sincerely, GRUBB & ELLIS COMPANY COMMERCIAL BROKERAGE GROUP Timothy D. McMahon RETAIL PROPERTIES DIVISION RECEIVED JUL 3 i984 COMMUNITY DEVELOPMENT TDM/bb Grubb eX Etli- C~,n*F.~,~ Commercial Brokerage Group 4C00 NUcArtht~r Blvd. ~1500. Newport Beach. CA O2000~7141S3%-200~' WATKIN Commercial Properties July 18, 1984 Mr. Steve Garrison GARRISON biANAGEMENT, INC. 161 Fashion Lane, Suite 116 Tustin, California 92680 Re: Laguna Road Property Tustin, California Dear Steve: I appreciate your introducing me to the above-referenced property. In re- viewing the location from my experience as a broker and leasing director for our projects, it appears that this location does not lend itself to a retail business. The property is too small for a major draw and thereby giving the satel- lite shops reason for existence; it is off the convenience path for smaller retailers providing convenience businesses. 'Much as I would like the opportunity to place some of my retail clients in a Tustin location, this property does not lend itself to that use. Thank you again for the site information. Sincerely, WATKI~S COMMERCIAL PROPERTIES Broker/~asing Director ~ MAW: j RECEIVED JUL ?, 3 COMMUNITY DEVELOPMENT I 9 I 40rangewood Avenue/Suite I ()2/()range. California 92668/(7 I 4) 97~,4)377 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 9.1 22 23 24 25 26 27 28 ORDINANCE NO. 914 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, REZONING CERTAIN PROPERTIES ON LAGUNA ROAD (ASSESSOR PARCEL NUMBERS 401-064-01 AND 401-064-02) FROM THE RETAIL COMMERCIAL (C-1) DISTRICT TO THE COMMERCIAL GENERAL PLANNED UNIT DEVELOPMENT (CG-PUD) DISTRICT The City Council of the City of Tustin does hereby ordain as follows: I. The City Council finds and determines as follows: Ae That a proper application, (Zone Change 84-2) has been filed on behalf of P.D.F. (a general parntership) by Garrison Management, Inc. to change the zone for properties on Laguna Road (A.P. Nos. 401-064-01 and 401-064-02) from Retail Commercial {C-1) District to the Commercial General - Planned Unit Development {CG-PUD) District as indicated on Exhibit "A" as attached hereto and referenced herein. That the Planning Commission recommended approval of zone change No. 84-2 on June 11, 1984 by the adoption of Resolution No. 2160. C. That a public hearing was duly called, noticed and held on said application. D. 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. The Planned Unit Development designation will provide greater review authority of any proposed development for the properties. 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 Code as administered by the Orange County Fire Marshal; and street improvement requirements as administered by the City Engineer. F. Final development plans shall require the review and approval of the Director of Community Development Department. Gm A Negative Declaration has been filed in conformance with the requirements of the California Environmental Quality Act and is hereby approved. 1 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 9.1 22 23 24 25 27 28 Ordinance No. 9[4 Page 2 the II. The City Council hereby approves Zone Change No. 84-2 to designate the Commercial General - Planned Unit Development {CG-PUD) District for the property indicated on Exhibit "A" as attached hereto and referenced herein. PASSED AND ADOPTED at a regular meeting of the City Council held on day of , 1984. ATTEST: Ursula E. Kennedy, Mayor Mary E. Wynn, City Clerk CG-PUD 0 n,, ORANGE STREET .) ZONING MAP TUSTIN, CA. PER RES. NO. DATED PER ORD. NO. DATED EXHIBIT: A COMMERICAL GENERAL- PLANNED UNIT DEVELOPMENT