HomeMy WebLinkAbout02 PC Direction on C2 Provision
DATE:
TO:
FROM:
SUBJECT:
ITEM #2
JUNE 28, 2004
PLANNING COMMISSION
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COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING COMMISSION DIRECTION ON OFFICE USE PROVISIONS
4.
The purpose of this memo is to confirm the Planning Commission's direction to staff
regarding potential modifications to the office use provisions of the Central Commercial
(C-2) zoning district provided on June 14, 2004. The following items summarize the
consensus of the Planning Commission:
1.
Evaluate methods of focusing the existing office use provisions in the core
commercial area of Old Town, particularly the buildings fronting onto EI Camino
Real and Main Street, and eliminate the requirement for discretionary review of
offices outside of Old Town in the existing C-2 zoning district. Evaluate a "soft"
amortization mechanism, including discretionary use review processes for
subsequent or new uses, for new office construction or establishment of new
office businesses, even if located in an existing office building, within the focus
area. Such "soft" amortization process should be analyzed and reviewed in
conjunction with legal counsel. Include some analysis of whether there is a
strong demand for retail space in Old Town that would support office restrictions.
2.
Evaluate whether certain permitted "quasi-office" uses such as real estate
offices, travel agencies, etc. should be conditionally permitted and distinguish
between those uses that generate pedestrian activity and those that do not.
Devise approaches that encourage establishment of uses that generate
pedestrian activity. In addition, evaluate whether other uses that would
encourage day to evening activity in Old Town should be listed as permitted or
conditionally permitted.
3.
Evaluate methods of establishing parking requirements for pedestrian-generating
activities or uses or devising shared parking techniques as incentives to convert
office uses to retail. Methods could include requiring fewer parking spaces,
allowing shared parking between properties in Old Town, or utilizing parking
demand studies to identify the actual number of needed parking spaces for retail
or other pedestrian generating uses, which may be less than what the Tustin City
Code requires.
Collect and analyze available data on buildings between Main Street and First
Street that have retail storefronts that could be converted into retail spaces or are
office buildings with minimal potential to convert to retail. The information should
Planning Commission Consensus and Direction on Office Use Provisions
June 28, 2004
Page 2 of 2
include building configuration, parking, site layout, and other development
standards that would indicate whether or not a building can support ground floor
retail.
5.
Study any modifications to the office use provisions within the Central
Commercial (C-2) zoning district in conjunction with the upcoming Zoning Code
update workshops to minimize staff work and ensure consistency with the
update. Be sure to obtain legal counsel's opinion on the implementation process
to ensure that the City is not subject to unnecessary liabilities.