HomeMy WebLinkAboutPH USE PERMIT 81-29 12-07-81OATE:
FROM:
S UBJ ECT:
December 7, 1981
30 PUBLIC HEARING
Inter-Corn
Honorable Chairman and Planning Agency Members
Community Development Department
Use Permit 81-29 (Tustin Town Center Project)
RECOMMENDED ACTION:
Staff recommends approval of Use Permit 81-2g, by the adoption of Resolution
No. 2004.
BACKGROUND:
Use Permit 81-29 was filed to authorize the construction of a mixed use
development consisting of offices, financial, commercial retail, restaurants
and a motion picture theatre. The site is zoned Planned Community - Commercial
(PC-C) and has a General Plan designation of commercial. It is located within
the City's redevelopment area.
The project was originally heard on October 5, 1981 as a workshop for EIR
81-2. This meeting was advertised in the local newspaper, but was not a public
hearing.
The first public hearing was held on October 21, 1981 for the Use Permit and
EIR. The EIR was certified by the City Council at this meeting. In addition,
a workshop was held on October 27, 1981 to discuss the Use Permit proposal.
DISCUSSION:
The October 27th workshop identified three areas of concern regarding the
proposed project, which include:
1. Was the traffic report an accurate estimation for future traffic
impact, and will there be a traffic impact whether or not the project is
developed?
2. The height of the structures, along with the architects concept of
utilizing terraces and stepbacks instead of a lower, unbroken solid
structure.
3. Market studies that have been completed by the applicant which
supports the mix and space footage of the proposed uses.
The traffic report was first reviewed by the Engineering Department in August,
1981, as part of the screen check for DEIR 81-2. Comments and concerns from
this review were incorporated into the Draft EIR.
Planning Agency
Report/U.P.81-29
Page 2
Included with this staff report is an information memo from the Engineering
Department reviewing the traffic and circulation section of the EIR. The
review concentrated on trip generation forecast and trip distributions.
The conclusion of the memo states that the analysis of the traffic impact for
the proposed uses was done in conformance with historical data prepared by
various agencies and reflects a realistic estimation for traffic impacts. That
traffic on city streets will most likely continue to increase with or without
this development. This is due to the fact that the community streets have and
will continue to carry traffic passing through our community.
In regard to both height and market analysis, the architect and applicant will
be presenting information on both these items at the December 7th hearing.
Staff has not received any additional information on either of these items, and
refers to remarks in the October 21st staff report.
The staff report includes this memo, the memo from the Engineering Department,
a letter from the Chamber of Commerce and Stanford Burrows, a petition from the
Tustin Gardens elderly housing, and the October 21st staff report.
EMK/mi
11/30/81
DATE:
TO:
FROM:
S UB.J ECT:
NCUM~BER 24, 1981
Inter-Com
HCI~(~RT,E ~MBERS CF THE PLANNING ~ENCY
BCB L~DENDECKER, DIRECTCR CF PUBLIC WOt~S/CITY ~I~GINEER
TCI~ CENTER DRAFT E.I .R.
This memo is an informational report to review Section 3.2, Traffic and Circulation
of the draft E.I.R. for Tustin Town Center. This review will concentrate on the trip
generation forecast and distributions. Two primary concerns have been raised
regarding traffic on this project. First, that the total number of vehicle trips per
day generated by this project was under-estimated and second, that the total
estimated traffic (9,300 ADT) would utilize all the capacity of Newport Ave. and
result in a severe i~pact to the cu,,,,~nity.
In order to further clarify some of the terms utilized within the draft, the
following definitions are offered:
1. Average Daily Traffic is co~only referred to as A.D.T. This is the total
vehicular count for both directions on any street for a 24 hour period.
0
Trip End is the estimated traffic to be generated by a proposed project,
where a trip is a One-way vehicular n~vement either entering or leaving a
generated land use. Each vehicular nz>ven~nt or trip, will contain two trip
ends, one at its origin and one at the trip destination.
3. Rate is the number of trip ends per 1,000 square feet of building.
0
Trip Distribution is a process where the total traffic is assigned to
different street patterns based upon the areas to which they would be
traveling, either to or frcm the generated land use; i.e., office workers
would normally originate from residential areas and retail trips would
genera.te from the entire ua,m~nity.
AM and PM Peak Hours. These are the morning and late afternoon periods
experiencing the heaviest traffic volumes. In most cases, the PM peak is
usually the heaviest volume because of overlapping c~,m~ter and retail
trips.
Intersection Capacity Utilization (I.C.U.) is a numerical value representing
the percent of the available green time actually being utilized by street
traffic.
7. Level of Service (L.O.S.) is based upon the numerical value of the I.C.U.
The National Highway Capacity Manual defines six service levels as follows:
TUng Cf~5~R DRAFT E.I .R.
NOgq~IBER 24, 1981
P~SE TWO
a) Level of Service "A" is a I.C.U. numerical value less than 0.60 and
represents free flow with no congestion.
b) Level of Service "B" is a I.C.U. numerical value be~--cn 0.61-0.70.
c) Level of Service "C" is a I.C.U. numerical value between 0.71-0.80.
d) Level of Service "D" is a I.C.U. numerical value bet%~--cn 0.81-0.90.
e) Level of Service "E" is a I.C.U. numerical value between 0.91-1.00
f) Leal of Service "F" is a I.C.U. numerical value over 1.00 and
represents a forced flow condition with significant ~ongestion.
The trip generation forecast within this E.I.R. was based upon historical data
prepared by the Institute of Transportation Engineers, Caltrans and other historical
data for theater usage as compiled by the oonsultant. Not all of the land uses
within the project will produce trips during the AM and PM peak hours. Much of the
total traffic generation will be distributed throughout the day and evening hours
because of the varied retail, banking, restaurant and theater uses. Following is a
breakdown of trips as related to land use on the proposed site:
Retail
Restaurant (Less Overlap)
Banking/Financial
Office
Theater (Less Overlap)
Other
AU~
1,150
1,680
2,340
3,780
330
20
TC~AL 9,300
As previously discussed, trip distribution spreads the project traffic through
several ¢~,..,~nity streets depending upon the origins and destinations of the
traffic. The following is a recap of existing 1980 A.D.T. 's and additional A.D.T. 's
generated by the Town Center Project:
Newport Ave. north of Main St.
PRO3ECT
1980 RELATED
A.D.T. A.D.T.
23,050 930
%
INCREASE
4.0
Newport Ave. bet~cn Main St. and San Juan St.
25,650 1,195 4.7
Newport Ave. between San Juan St. and
E1 Camino Real/Laguna
22,550 1,095 4.9
Newport Ave. between E1 Camino Real and I-5 Freeway 26,700 2,670 10.0
Main St. west of E1 Csmino Real
9,350 695 7.4
Main St. between E1 Camino Real and Prospect Ave. 8,500 900 10.6
Main St. between Prospect Ave. and Newport Ave.
8,800 1,195 13.6
Tf~N CENTER DRAFT E.I.R.
NC~BER 24, 1981
PAGE THREE
Main St. easterly of Newport Ave.
PRO3ECT
1980 RELATED
A.D.T. A.D.T.
4,700~ 465
%
INCREASE
9.9
Prospect Ave. northerly of Main St.
4,100 795 19.4
E1 Csmino Real northerly of Main St.
7,650 500 6.5
E1 C~ino Real between Main St. and Sixth St.
9,350 1,330 14.2
E1 Csmino Real between Sixth St. and Newport Ave. 7,550 585
7.7
Laguna Rd. easterly of Newport Ave.
8,650 355 4.1
This recap will hopefully show that any single street does not carry the entire
burden of the proposed 9,300 trips to and frc~ the development and that they are
distributed to several streets within the uf~,,,unity. These streets listed above,
with the exception of Prospect Ave., are all arterial highways and are designed to
car~y the following traffic:
STREET (CLASSIFICATION)
Newport Ave. (Primazy)
Main St. (Secondary)
E1 Camino Real (Secondary)
Laguna Rd. (Secondary)
NO. OF TRAVEL LANES
4 with m~dians
4
4
4
DESIGNED CAPACITY
1,800 Vehicles/Lane/Hour
1,500 Vehicles/Lane/Hour
1,500 Vehicles/Lane/Hour
1,500 Vehicles/Lane/Hour
Prospect Avenue is presently a local street with a design capacity of 10,000 A.D.T.;
however, it is planned to be upgraded to a secondary arterial status in the future.
The intersection capacities based upon the PM peak hours (worst condition) were
reviewed during the screen~heck of the E.I.R. and it was requested that additional
information be provided for the E1 Camino Real and Main St. intersection to maintain
a higher level of service. This concern was addressed appropriately in the draft
E.I.R. through the re~Dval of on-street parking in the vicinity of the intersection.
All remaining intersections calculate to an acceptable level of service range.
Traffic on the city streets will m~st likely continue to increase with or without
this development. Our c~,,,unity streets have and will continue to carry traffic
passing through our ¢~,,,unity much in the ssme manner that our residents utilize our
neighboring oa;;¥~unities street systems. Once the city streets have reached a design
capacity, traffic' passing through the u~,~-unity will most likely search for roads of
lesser congestion.
BC8 LED~DECKER /
DIRECTOR OF PU~.IC W~RKS/
CITY 5~GINEER
db
cc: Bill Huston
Mike Brotemarkle
STIN
CHAMBER OF COMMERCE
November 4, 1981
The Honorable James Sharp, Mayor
City of Tustin
300 Centennial Way
Tustin, California 92680
Dear Mayor Sharp:
Please be informed that at the regular meeting of the Board of Directors of the
Tustin Chamber of Commerce on November 4, the Political Action Committee
recommended, and the Board adopted unanimously, a position of support for the
Tustin Towne Center on Newport Avenue. bet~veen Main Street and E1 Camino Real.
The rationale for this decision was as follows:
(a) The center will create 1,733 n~'w jobs ~for the City of Tustin;
(b) It will bring shopping, theaters, banking, and restaurants to
within walking distance of three senior citizens' developments;
(c) It will create over $680,000 per year in tax revenues; and
(d) It will stimulate business in the surrounding area as well.
This position is consistent with the Chamber's philosophy that what is good for
business is good for the total Tustin community.
Sincerely,
MAURICE A. ROSS, Ed.D.
President
sj
399 El Carnino Real, Tustin, California 92680 (714) 544-5341
~322 ANDREWS STREET
TUSTIN. CALIFORNIA 9~;680
November 2, 1981
Mayor James B. Sharp
Tustin City Council
300 Centennial Way
Tus~in, CA 92S80
Dear Mayor Sharp and Council ~embers:
We are fourteen-year residents of Tustin and
expect to continue living here for many more
years as our children attend Tustin schools.
We welcome development of the Newport and Main
Street area known as Tustin Town Center only if
it is accomplished under the following conditions:
1. All structures conform to a three story
height limitation. This would ensure consistency
with other commercial development in Tustin,
reduce traffic congestion from the six story
proposal, and not dominate the nearby Tustin
Civic Center.
2. The architectural characteristics shall
be similar to the Tustin Civic Center and
Library.
We recommend extending these restrictions to
all future commercial and residential development
to ensure that Tustin will contimue to be a
beautiful and desirable place to reside.
Sincerely yours,
Tust£n ~lanning Agency
City of Tus=in
300 Centennial Way
Tustin, California 92680
october 2~, 1981
We, ~he undersigned r~sidents of Tustin Gardens, have reviewed
~he Tustin Town Cen=er Project, as proposed by California Pacific
Properties, and the City .of Tus=in Staff Re_Dor~ da=ed October 21, 1981
and are in favor of the develo~nt of this pro~ec=.
/ ~
TO: Tustin Planning Agency
City of Tustin
300 Centennial Way
Tustin, California 92680
O=tober. 26, 1981
We, ~he undersigned residents of TusCin Gardens, have reviewed
the Tustin Town Center Project, as proposed by California Pacific
Propex~ies, and the City of Tus~in Staff Re~ort dated October 21, 1981,
and are in favor of the ~evelo~mmn~ c~f this project.
66} 96)
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T.~ Honorable Members of the Tustin Planning Agency:
We, the undersigned, being tenants of Tustin Gardens, 275 East Sixth Street,
do understand the implications of the Tustin Town Center Project, and are
entirely supportive of the development as proposed.
Name Address Signature Date
/-~. , ~ - ~ ,iX.
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25.
OATE:
FROM:
SUBJECT:
October 21, 1981
7:30 PUBLIC HEARING FOR USE PER-
MIT
Inter-Corn
Honorable Chairman and Planning Agency Members
Community Development Department
Use Permit 81-29
RECOMMENDED ACTION:
Staff recommends approval of Use Permit 81-29, by the adoption of Resolution
No. 2004.
Applicant: Cal Pacific Properties
Location: Newport Avenue, between Main Street and E1 Camino Real
Zoning: Planned Community-Commercial (PC-C)
General Plan Designation: Commercial
BACKGROUND:
Use Permit 81-29 was filed to authorize the construction of a mixed use devel-
opment consisting of offices, financial, commercial retail, restaurants and a
motion picture theatre. In a Planned Community District, a Development PTan
must be approved by use permit prior to construction.
The project site is approximately eleven (11) acres fronting on Newport Avenue
between Main Street and E1 Camino Real (formerly Laguna Road). The majority of
the site is currently used for the storage of large trucks and old farm equip-
ment, along with a few sheet metal wamehouses and old packing houses. The
remainder of,the site is vacant. The original use of the land was a packing
house for oranges, and a railroad line for shipping.
Existing land uses surrounding the project site include the Civic Center across
Main Street to the north, commercial across Newport Avenue to the east, commer-
cial across E1 Camino Real to the south, and multi-family residential and some
commercial immediately to the west.
The site is located in the City's redevelopment area, nearby to the Old Town
Tustin area.
DISCUSSION:
The project is proposed to be developed in five (5) phases over a five year
period. The first four phases are contained in Site I, located north of Sixth
Street, between Main and Sixth Street. Site II encompasses the fifth phase and
is located south of Sixth Street, between E1Camino Real and Sixth Street. The
specific square footage breakdown includes:
Use Pennit 81-29
Page 2
Site I Site II
Office 285,450 30,180 315,630 81%
Restaurant 13,000 8,375 21,375 6
Retail 20,000 20,000 5
Fi nanci al 15,000 15,000 4
Theatre 16,500 16,500 4
~ 90% ~ 10% 389,005 100%
The proposed project will result in the development of 315,630 square
feet of
office and 72,875 square feet of retail commercial mix. In addition, a four
level parking structure, of which one level will be subterranean, will be con-
structed and a plaza for parking.
Staff's major concern in evaluating the impact of the proposed land uses is
that the project will help solidify the area by meeting the goals of the
General Plan for a communiity identity in the downtown. The General Plan
identifies three areas of concern, which include:
"To obtain a distinguishable community identity related to commu-
nity pride and cohesiveness of political, social and economic fac-
tors''; "To revitalize the economic health of the Town Center
Area"; "The economic base and reputation of the community will be
based upon the quantity and quality of professional office space
and commercial centers."
As proposed, the inclusion of a multi-screen theatre and restaurants will
make the area suitable for evening activities along with the daytime use.
This is an important factor, inasmuch as this intensity of daily use will
serve as a consolidating factor for the downtown. Within this area will be
included the Community Center, the multi-screen theatre, and a live dinner
playhouse, along with a variety of restaurants. Most of the community will
use the area, and it is anticipated that due to this level of activity, the
area will gain a distinguishable community identity and serve as a focal
point.
To aid in insuring that the land uses are built as proposed, staff recom-
mends a condition that any deviations from the proposed land uses will
require an amended use permit before the agency. This condition does not
give total assurance that the project will be built as proposed, but gives
written record of the importance the agency places in these uses.
Height:
The proposed building heights for the development include:
a. Building A, four story structure, 75 feet tall (79 from street grade).
b. Buildings B and C, six story structures, 101 feet tall (105 from street
grade).
c. Building Y, a one story restaurant.
d. Building Z, a two story office.
Use Permit 81-29
Page 3
The above heights include a fourteen foot high mechanical enclosure.
should be noted that the visual height impact of the mechanical enclosure
is significantly less' than the building itself. As proposed, though, the
two six story structures would be the tallest in the city. The applicant
is proposing to utilize a wood trellis and landscaping at the street level
to soften the i~act, and to jog the building heights to reduce the overall
impact. In addition, the architect is attempting to reduce the overall
height by redesign.
The Planning COmmunity District requirements do not specifically call out a
maximum height, but instead has the applicant propose the height and number
of stories as part of the use permit process. Due to the fact that the
project area is located in the central business district, is served by
major arterials, and is not nearby to residential districts, staff feels
this is a suitable location for a tall structure. In an effort to gain a
grasp on this proposal and possible future proposals, staff suggests that a
height limitation be imposed. That Building A, a four story structure, not
exceed 75 feet from street grade, including mechanical equipment. Build-
ings B and C, six story structures, shall be constructed under one hundred
feet from street grade, including mechanical equipment. Buildings Y and Z
are not a concern, as the tallest structure is two stories.
Fire. The Orange County Fire Department has indicated that they have
equipment now that is capable of handling a fire in a six story structure
in Tustin. In addition, Buildings A, B and C will be required to install
high rise fire safety specifications as outlined in the Fire Code.
Setbacks. Main Street is designated as a primary arterial (50 foot R.O.W.)
developed to a 40 foot R.O.W. standard. The applicant will have to main-
tain a fifteen foot setback from the ultimate right-of-way, giving a
twenty-five foot setback until the street is widened. Newport Avenue
requires a 50 foot dedication and an additional twelve feet for a bike
trail, for a total of sixty-two feet. The applicant will have to maintain
an average of fifteen, with no setback going below ten feet.
Parking Requirements. The total parking impact for the project, including
the theatre, is 1,749 cars. The applicant will be supplying 1,347 spaces,
a hypothetical shortage of 402 spaces. The applicant is proposing that due
to the staggered hours of operation between the theatre and office, the
parking spaces could be traded off.
Staff has evaluated this proposal and submits the following comments.
Without the daytime use of the theatre, the parking impact to the project
is 1,247 spaces, and sufficient parking is supplied. Weekend matinees will
not create an impact. If weekday matinees were restricted, no parking
impact will be realized.
Staff is reluctant to totally restrict matinees during the weekdays due to
the fact that many multi-screen theatres have special weekday matinees for
seniors and matinees during the summer for school children. Staff could
Use Permit 81-29
Page 4
consider a weekday matinee useage due to the fact that: 1) less people
attend matinees, 2) the proposed theatre is community oriented and creates
more foot traffic for matinees, 3) a drop-off is provided, and 4) no mati-
nee will begin before 1:30 p.m.
Staff recommends that weekday matinees be allowed on a trial basis and
periodically evaluated. That weekday matinees could be revoked at any time
that a parking impact is realized, and could only be allowed by petition
from the theatre manager.
The final site plan, elevations, including colors and materials, and the
final landscape plan will have to be submitted to the agency for review and
approval.
7. Parking will most likely be prohibited along both sides of Sixth Street and
the southerly side of Main Street.
A detailed pavement striping plan should be provided along Main Street to
justify driveway locations with respect to existing driveways and street
openings on the northerly side of Main Street.
9. No raised median Ope islands will be allowed within the public right-of-
way.
10. Site I will require a filing of either a parcel or tract map to consolidate
the individual parcels of land.
CONCLUSIONS:
1. The project is substantially in conformance with the requirements of the
Planned Community District.
2. The project is in conformance with the stated goals of the Tustin Area
General Plan.
3. The project represents a positive contribution to the ongoing revitaliza-
tion of the downtown area.
4. Any mitigating measures as outlined in the Focus EIR will be incorporated
into the final site design.
The submitted Development Plan is substantially in conformance with City of
Tustin development policies, but will require minor modifications in the
site design.
6. Public improvements will be required along the Sixth Street, Newport
Avenue, and Main Street frontage.
e
At this time, staff has received four verbal responses to the proposed
project. Three have been in favor of the project. One was in favor of the
theatre, but was concerned regarding the height of the project.
Use Pemit 81-29
Page 5
SPECIFIC CONDITIONS:
A summary of the specific conditions related to the Town Center Project
include:
Per the Development Plan, restaurant uses encompass six percent, retail
commercial five percent, financial four percent, and a motion picture thea-
tre four percent. Any deviations from these percentages, shall require an
amendment to the Use Permit 81-29.
Per the Development Plan, Building A, a four story structure, shall not
exceed 75 feet from street grade, including mechanical equipment. Build-
ings B and C, six story structures, shall be under one hundred feet from
street grade, including the mechanical equipment.
Weekday matinees in the multi-screen theatre shall be periodically evalu-
ated for parking impact. Upon the finding of a parking impact due to the
theatre's useage, weekday matinees shall be terminated and allowed only
under petition from the theatre manager or owner.
4. No weekday matinees shall begin before 1:30 p.m.
5. The high rise fire safety specifications shall be incorporated into any
building in excess of fifty-five feet.
EMK/llh
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RESOLUTION NO. 2004
A RESOLUTION OF THE PLANNING AGENCY OF THE
CITY OF TUSTIN AUTHORIZING THE DEVELOPMENT
OF A MULTIPHASE COMMERCIAL, RETAIL AND OFFICE
COMPLEX LOCATED ON NEWPORT AVENUE BETWEEN
MAIN STREET AND EL CAMINO REAL
Agency of the City of Tusttn does hereby resolve as follows:
Planning Agency finds and determines as follows:
That a proper application (Use Permit No. 81-29) has been filed
on behalf of Cal Pacific Properties to develop a multi-phase
project consisting of commercial, retail, financial, and pro-
fessional office space complete with restaurant facilities and
a movie theater located on the property on the westerly side of
Newport Avenue between Main Street southerly to E1Camino Real.
That a public hearing was duly called, 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
detrimental 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 Tus-
tin Area Plan.
2. The development as proposed is in conformance with the
standards of the Planned Community/Commercial district.
That the establishment, maintenance and operation of the use
applied for will not be injurious or detrimental to the proper-
ty and improvements in the neightborhood of the subject proper-
ty, nor to the general welfare of the City of Tustin, and
should be granted.
Proposed development shall be in accordance with the develop-
ment policies adopted by the City Council, Uniform Building
Codes as administered by the Building Official, the Uniform
Fire Code as administered by the Orange County Fire Marshal,
and street improvement requirements as administered by the City
Engineer.
That a Focus Environmental Impact Report was prepared and was
certified by the City Council on October 21, 1981.
Final development plans shall require the review and approval
of the Community Development Department.
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II.
The Planning Agency hereby approves Conditional Use Permit No.
81-29 to authorize the development of a multi-phase project con-
sisting of commercial, retail, financial and professional office
space, complete with restaurant facilities and a movie theater,
subject to the following conditions:
The final site plan shall be standardized and reflect all
appropriate City standard drawing numbers. The developer shall
construct all missing or damaged street in~rovements to said
development per the City of Tustin "Minimum Design Standards of
Public Works" and "Street Improvement Standards." This work
shall consist of, but is not limited to: curbs and gutters,
sidewalks, drive aprons, and street pavement.
B. Site I shall require the filing of either a parcel or tract map
to consolidate the individual parcels of land.
C. A final grading plan shall be required for review and approval.
D. A final landscape plan shall be required for review and approv-
al.
£. Street dedications or an irrevocable offer of dedication shall
be required along the following streets as indicated:
Ten feet on Main Street (bringing the street to a 50 foot
centerline).
2. Nineteen feet on Newport Avenue (bringing the street to a
62 foot centerline).
Fe
The structural setback shall be fifteen feet from ultimate
right-of-way on Main Street. The structural setback along New-
port Avenue shall be an average of fifteen feet, with a minimum
setback of ten feet.
G. A detailed pavement striping plan should be provided along Main
Street for driveway locations and along E1Camino Real.
Public improvements along E1Camino Real shall be coordinated
with the Redevelopment Agency project for the reconstruction of
E1Camino Real.
At the time building permits are issued, County Sanitation Dis-
trict connection fees and East Orange County Water District
fees shall be required.
J. All mitigating measures as outlined in Focus EIR 81-2 shall be
incorporated into the Development Plan.
K. The trash enclosure locations are to be reviewed and approved
by the City's franchise refuse service.
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That any structure exceeding fifty-five feet shall be con-
structed in conformance with the high rise fire safety stan-
dards as required by the Orange County Fire Marshal.
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M. A master sign plan, reviewed and approved by the Planning Agen-
cy, will be required prior to any sign permit issuance.
Prior to grading permit issuance, the final site plan, eleva-
tions, colors and materials shall be submitted to the Agency
for review and approval.
Oe
Per the approved Development Plan, land uses include: six per-
cent restaurant, five percent retail Commercial, four percent
financial and four percent motion picture theater. Any devia-
tions from these percentages shall require an amendment to Use
Permit 81-29.
P. Per the approved Development Plan:
1. Building A, four stories, shall not exceed seventy-five
feet from street grade, including mechanical enclosure.
2. Buildings B and C, six stories, shall be under one hundred
feet from street grade, including mechanical enclosure.
Weekday matinees shall be permitted, but shall be periodically
evaluated for parking impact. Upon the finding that a parking
i~act is caused from matinee useage, weekday matinees shall be
terminated and allowed only under petition from the theater
manager or owner and approved by the Community' Development
Director.
R. No weekday matinee shall begin before 1:30 p.m.
All roof equipment and vents must be screened from view.
PASSED AJ4D ADOPTED at a regular meeting of the Tustin Planning Agency, held
on the day of , 1981.
ATTEST:
James B. Sharp
Chairman
Mary Ann Chamberlain
Recording Secretary
R4
MHP R3
Z