HomeMy WebLinkAbout06 GP 02-001 ZC02-001 CUP02-003
HEM #6
Report to the
Planning Commission
DATE:
SUBJECT:
OWNER!
APPLICANT:
LOCATION:
ZONING:
SEPTEMBER 12, 2005
GENERAL PLAN AMENDMENT 02-001, ZONE CHANGE 02-001,
AND CONDITIONAL USE PERMIT 02-003
CITY OF TUSTIN
300 CENTENNIAL WAY
TUSTIN, CA 92780
300-304 E. THIRD ST.
325-329 S. PREBLE DR.
335-339 S. PREBLE DR.
325 E. MAIN ST.
315 E. MAIN ST.
305 E. MAIN ST.
280-284 E. THIRD ST.
320-324 S. PREBLE ST.
330-334 S. PREBLE ST.
285-295 E. MAIN ST.
PORTION OF S. PREBLE DR.
345 E. MAIN ST.
COMMERCIAL GENERAL (CG)
MULTIPLE FAMILY RESIDENTIAL (R-3)
CENTRAL COMMERCIAL (C-2)
UNCLASSIFIED
PUBLIC AND INSTITUTIONAL
GENERAL PLAN: HIGH DENSITY RESIDENTIAL
COMMUNITY COMMERCIAL
RIGHT OF WAY
PUBLIC AND INSTITUTIONAL
ENVIRONMENTAL
STATUS: A FINAL NEGATIVE DECLARATION WAS ADOPTED ON MAY 6,
2002, IN ACCORDANCE WITH THE PROVISIONS OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).
Planning Commission Report
September 12, 2005
GPA 02-001 ZC 02-001 and CUP 02-003
Page 2 of 7
PROJECT DESCRIPTION:
.
GENERAL PLAN AMENDMENT 02-001 AND ZONE CHANGE 02-001
PROPOSES T 0 CHANGE THE GENERAL PLAN LAND USE AND ZONING
DESIGNATIONS OF CERTAIN PROPERTIES ON THE PROPOSED TUSTIN
LIBRARY SITE.
.
CONDITIONAL USE PERMIT 02-003 PROPOSES TO AUTHORIZE THE
CONSTRUCTION OF A NEW LIBRARY ON THE SUBJECT PROPERTIES.
RECOMMENDATION
That the Planning Commission:
1.
Adopt Resolution No. 3997 recommending that the City Council approve General
Plan Amendment 02-001.
2.
Adopt Resolution No. 3998 recommending that the City Council approve Zone
Change 02-001.
3.
Adopt Resolution No. 3999 recommending that the City Council approve
Conditional Use Permit 02-003.
BACKGROUND
The current Tustin Branch Library is located in the vicinity of Main Street and Centennial
Way within the Tustin Civic Center area at 345 East Main Street (Attachment A - Project
Location). The Tustin Branch Library currently is administered by the Orange County
Public Library (UOCPL") through a lease agreement with the City of Tustin and provides
library services to the Tustin service area. Although the Tustin Branch Library is only
15,000 square feet in size, its service area encompasses the Tustin City limits and its
sphere of influence within the County unincorporated area to the north (including the
neighborhoods of North Tustin, Lemon Heights, Redhill and Cowan Heights). As many
as 1,000 persons a day currently visit the Tustin Branch Library. In Fiscal Year 2001, the
Tustin Branch Library's annual circulation was 435,061, which ranks the second highest
in the entire OCPL system. With the development of Tustin Legacy, final build-out is
expected to boost the library service area's population an additional 17 percent to
107,899 by the year 2020.
The Tustin Branch library is 27 years old and is in need of significant renovation.
Changes in technology have also contributed to the obsolescence of the existing facility.
The current design of the library is incapable of accommodating technological changes
that are modifying the way people use information which include but are not limited to
remote access, automated systems, training and development, telecommunications, and
a capability and capacity to expand for future emerging technologies.
Planning Commission Report
September 12, 2005
GPA 02-001, ZC 02-001 and CUP 02-003
Page 3 of 7
A City Council Library Subcommittee (Council members Tracy Worley-Hagen and Tony
Kawashima supported by a library consultant and City staff) and the Orange County
Public Library evaluated existing library services and the community's library needs in
consultation with the community as well as the Tustin Unified School District. In
summary, the needs assessment found that the Tustin Library was limited in its
collections, programs, and services by the size and inadequacies of the existing facility.
After analysis of three expansion alternatives, it was determined that the removal of the
existing facility and construction of a new single story facility was the best approach. The
general location of the current facility, however, was viewed as ideal and desired by the
community, provided additional land area could be added to the current library site from
properties to the west. Since then, the City has acquired those properties identified on
Exhibit A.
DISCUSSION
The acquired properties (Exhibit A) located to the west of the current library have a
mixture of General Plan and zoning designations. Thus, to implement the Tustin Library
Expansion project, amendments to the General Plan land use designations and the
Zoning designations of the affected properties to Public and Institutional (P&I) General
Plan land use and zoning designations are necessary. In addition, pursuant to Section
9245 of the Tustin City Code, approval of a Conditional Use Permit is necessary to allow
for a library use in the P&I district and to establish development standards for the
proposed use.
Project Description
The proposed 31,281 square foot new library facility will be parallel to and set back from
Main Street to create a strong image and statement for the site and to enhance the
building's appearance to the public. The project will include patios for secured outdoor
reading areas, library plaza with surround landscape and hardscape, parking for 155 cars,
and bicycle racks. The overall site plan will be integrated with activities and design of the
adjacent Civic Center area to the north and east. The project will be constructed in
phases so that the existing library facility does not have to be demolished until completion
of the new facility, thereby reducing any temporary impact of the project on the continuity
of library services to the Tustin service area (Attachment B - Schematic Design).
While the schematic design plans have been completed and approved by the Library
Subcommittee, final project site and building design will be closely coordinated between
City departments and considered by the City through a separate Design Review process
to ensure compatibility of the project with the design and operation of the Tustin Civic
Center and Water facility, and conformance with any budget constraints.
Planning Commission Report
September 12, 2005
GPA 02-001, ZC 02-001 and CUP 02-003
Page 4 of 7
General Plan Amendment and Zone Change
As noted above, to accommodate the proposed project, a change in the land use and
zoning designations to Public and Institutional (P&I) would be required. The (P&I) land
use and zoning designation would allow for public, quasi-public, and institutional uses
such as churches, hospitals, community centers, libraries, parks, and playgrounds. The
following are the proposed amendments to the current General Plan and Zoning
designations:
Assessor Existing Proposed Existing Proposed
Parcel No. Property Address General General Zoning. Zoning.
Plan. Plan.
401-592-10 300-304 E. Third St. HDR P&I CG P&I
401-592-11 325-329 S. Preble Dr. HDR P&I CG P&I
401-592-12 335-339 S. Preble Dr. HDR P&I CG P&I
401-592-13 325 E. Main St. CC P&I CG P&I
401-592-14 315 E. Main St. CC P&I CG P&I
401-592-15 305 E. Main St. CC P&I CG P&I
401-593-01 280-284 E. Third St. HDR P&I R-3 P&I
401-593-02 320-324 S. Preble St. HDR P&I R-3 P&I
401-593-03 330-334 S. Preble St. HDR P&I R-3 P&I
401-593-04 285-295 E. Main St. CC P&I C-2 P&I
N/A Portion of S. Preble Dr. ROW P&I U P&I
401-592-16 345 E. Main St. P&I P&I P&I P&I
*
HDR: High Density Residential CC: Community Commercial
CG: Commercial General R-3: Multiple Family Residential
U: Unclassified ROW: Right of Way
P&I: Public and Institutional
C-2: Central Commercial
The project site is bounded by areas designated by the General Plan as Public and
Institutional to the east (Civic Center), Old Town Commercial across Main Street,
Community Commercial and Public & Institutional to the west, and High Density
Residential to the north across Third Street.
The project site is bounded by areas zoned Public and Institutional (P&I) to the east,
Planned Community Commercial (PC-C) to the south across Main Street, Central
Commercial with Combining Parking (C-2P) district to the west, and Multiple Family
Residential (R-3) district to the north across Third Street. The zone change to P&I district
would be compatible with the existing Civic Center use located to the east of the project
site.
The proposed amendments implement various goals and policies found within the
City's General Plan. Goal 1 of the Land Use Element provides for a well balanced land
use pattern that accommodates existing and future needs for community facilities and
services. In addition, Policy 8.1 of the Land Use Element encourages a wide range of
accessible public facilities and community services including educational, cultural, and
recreational opportunities and other governmental and municipal services; Policy 1.5
encourages compatible and complementary infill of previously by-passed parcels in areas
Planning Commission Report
September 12, 2005
GPA 02-001, ZC 02-001 and CUP 02-003
Page 5 of 7
already predominantly developed; and Policy 2.2 requires maintaining consistency among
the Land Use Element, Zoning Ordinances, and other City ordinances, regulations and
standards.
Traffic and Circulation
Project design would orient vehicular and pedestrian site access largely from existing
Main Street access and through the Civic Center access on Centennial Way (secondary
ingress and egress location). Primary access to the development including book drops
and drop-offs will be from Main Street.
The Circulation Element of the Tustin General Plan identifies Main Street as a primary
arterial capable of carrying 33,800 average daily trips (ADT) at Tustin's acceptable Level
of Service ("LOS") of D. Currently, Main Street is operating at a traffic volume of 9,700
ADT and a LOS of A which provide for additional potential capacity in the future. The
Circulation Element also identifies Centennial Way as a local street capable of carrying
10,000 ADT. Currently, Centennial Way is operating at a traffic volume of 4,300 ADT and
LOS of A which also provide for additional capacity to accommodate the project.
Intersections in the vicinity of the project include the intersection of Main Street and
Prospect west of the subject site and the intersection of Main Street and Newport Avenue
to the east. These intersections are operating at a LOS of A and B, respectively. Due to
the reduction in the 12 dwelling units and commercial uses on the subject site and the net
addition of only 16,800 sq. feet of new floor area for the project, the project would be
expected to generate approximately 470 additional vehicle trips per day above the
existing condition. Therefore, the City of Tustin Engineering Division has determined that
the ProspecUMain Street and Newport/Main Street intersections will continue to operate
at acceptable levels of service with the additional minimal project trips. Consequently,
implementation of the proposed project would not cause a substantial increase in traffic in
relation to Main Street or Centennial Way's existing traffic load or exceed the established
level of service for these roads.
Parking
Pursuant to Section 9245.c of the Tustin City Code, the number of required parking
spaces is determined through the Conditional Use Permit. The site may accommodate
up to 155 parking spaces while only 127 parking spaces are required to support the
proposed project based on a parking standard of one (1) space per 250 square feet of
floor area. In addition, adjacent to the project site is the Tustin Civic Center Complex
immediately to the east of the site that will be available in the event that overflow parking
is needed for special programming or events.
Planning Commission Report
September 12, 2005
GPA 02-001, ZC 02-001 and CUP 02-003
Page 6 of 7
Conditional Use Permit
If the City Council approves General Plan Amendment 02-001 and Zone Change 02-001,
Section 9245.b(g) of the Tustin City Code requires approval of a Conditional Use Permit
for the proposed library use. In determining whether to approve the Conditional Use
Permit, the Planning Commission must determine whether or not the proposed use will be
detrimental to the health, safety, morals, comfort, and general welfare of the persons
residing in or working in the neighborhood or whether it will be injurious or detrimental to
property or improvements in the vicinity or to the welfare of the City.
A decision to approve this request may be supported by the following findings:
1)
The proposed use is authorized pursuant to Section 9245.b(g) of the Tustin City
Code with the approval of a General Plan Amendment 02-001 and Zone Change
02-001.
2)
A library needs assessment has evaluated existing library services and the
community's library needs and determined that the Tustin Library was limited in
its collections, programs, and services by the size and inadequacies of the
existing facility and the removal of the existing facility and construction of a new
single story facility was the best approach.
3)
The location of the proposed library is ideal and desired by the community to
allow for additional square footage and the provision of adequate parking and site
amenities.
4)
The final project site and building design of the proposed library will be reviewed
and coordinated between City departments and considered by the City through a
separate Design Review process to ensure compatibility of the project with the
design and operation of the Tustin Civic Center and Water facility.
5)
The proposed use is not anticipated to result in parking impacts since the project
would provide the number of required parking spaces and is located in close
proximity to other available public parking spaces such as the Civic Center and the
City's Water Reservoir facility on Main Street.
6)
The proposed use will not be detrimental to the surrounding properties in that the
library hours of operation would be consistent with the general business hours of
other businesses and municipal services within the surrounding vicinity.
Environmental Analysis
A Final Negative Declaration was prepared and adopted for this project on May 6, 2002.
Based upon the evaluation of the proposed project, the project will not have a significant
effect on the environment and the project will have no potential for any adverse effect,
Planning Commission Report
September 12, 2005
GPA 02-001, ZC 02-001 and CUP 02-003
Page 7 of 7
either individually of cumulatively, on wildlife resources. Pursuant to Section 15162 of
the Guidelines for California Environmental Quality Act (CEQA), when a Negative
Declaration has been adopted for a project, no subsequent environmental review is
necessary unless substantial changes are proposed in the project which will require major
revisions of the previous Negative Declaration. Since the scope and the scale of the
project has not changed, no further environmental review will be necessary to implement
the proposed project.
Staff recommends that the Planning Commission adopt Resolution Nos. 3997, 3998, and
3999 approving General Plan Amendment 02-001, Zone Change 02-001, and Conditional
Use Permit 02-003.
'Þ~ ~ð-
Dana Ogdon
Assistant Director
Attachments:
A.
B.
C.
D.
E.
Location Map
Schematic Design Plans
Resolution No. 3997 and Exhibit A (General Plan Land Use
Map Amendment)
Resolution No. 3998 and Exhibit A (Zoning Map Amendment)
Resolution No. 3999 (Conditional Use Permit)
S:\CddIPCREPORT\2005\GPA 02-001 ZC 02-001 CUP 02-003 (Iibrary).doc
ATTACHMENT A
Location Map
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ATTACHMENT B
Schematic Design Plans
TUSTIN
LIBRARY
345 E.AST MAIN STREET
TUSTIN, CALIFORNIA
SCHEMATIC
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J U N E 2 4, 2 0 0 5
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COMMUNITY DEVELOPMENT
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SITE PLAN - PHOTOMETRIC REPORT
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A TT ACHMENT C
Resolution No. 3997 and Exhibit A
(General Plan land Use Map Amendment)
RESOLUTION NO. 3997
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TUSTIN RECOMMENDING THAT THE CITY
COUNCIL APPROVE GENERAL PLAN AMENDMENT 02-
001 AMENDING THE GENERAL PLAN LAND USE
DESIGNATIONS FROM A MIXTURE OF LAND USE
DESIGNATIONS TO PUBLICIINSTITUTIONAL TO
ACCOMMODATE THE CONSTRUCTION OF A NEW
LIBRARY AT 435 E. MAIN STREET.
The Planning Commission does hereby resolve as follows:
I.
The Planning Commission finds and determines as follows:
A.
That the City-initiated General Plan Amendment 02-001 has been filed to
amend the General Plan Land Use designations of the following properties
as follows:
Assessor Existing Proposed
Parcel No. Property Address General General
Plan. Plan.
401-592-10 300-304 E. Third St. HDR P&I
401-592-11 325-329 S. Preble Dr. HDR P&I
401-592-12 335-339 S. Preble Dr. HDR P&I
401-592-13 325 E. Main St. CC P&I
401-592-14 315 E. Main St. CC P&I
401-592-15 305 E. Main St. CC P&I
401-593-01 280-284 E. Third St. HDR P&I
401-593-02 320-324 S. Preble St. HDR P&I
401-593-03 330-334 S. Preble St. HDR P&I .
401-593-04 285-295 E. Main St. CC P&I
N/A Portion of S. Preble Dr. ROW P&I
401-592-16 345 E. Main St. P&I P&I
*
HDR: High Density Residential
P&I: Public and Institutional
cc: Community Commercial
ROW: Right of Way
B.
That a public hearing was duly called, noticed, and held on said application
on September 12,2005, by the Planning Commission.
c.
That General Plan Amendment 02-001 is consistent with and implements
the following Land Use Element goals and policies of the General Plan:
1)
Goal 1: Provide for a well balanced land use pattern that
accommodates existing and future needs for community facility and
services.
2)
Policy 8.1: Encourages a wide range of accessible public facilities
Resolution No. 3997
Page 2
and community services including educational, cultural, and
recreational opportunities and other governmental and municipal
services.
3)
Policy 1.5: Encourage compatible and complementary infill of
previously by-passed parcels in areas already predominantly
developed.
4)
Policy 2.2: Maintain consistency between the Land Use Element,
Zoning Ordinances, and other City ordinances, regulations and
standards.
D.
That the proposed amendments to the land use designation are in the best
interest of the public and ensure consistency between the General Plan and
the Zoning Ordinance.
E.
That a Final Negative Declaration was prepared and adopted on May 6,
2002, in accordance with the provisions of the California Environmental
Quality Act (CEQA).
F.
That pursuant to Section 15162 of the Guidelines for California
Environmental Quality Act (CEQA), the scope and the scale of the
proposed project has not changed from the previously adopted Negative
Declaration; therefore, no subsequent environmental review is necessary.
II.
The Planning Commission hereby recommends that the City Council approve
General Plan Amendment 02-001 amending the General Plan Land Use
Designation of the project site from a mixture of land use designations to
"Public/Institutional," as identified in Exhibit A attached hereto.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular
meeting on the 1 ih day of September, 2005.
JOHN NIELSEN
Chairperson
ELIZABETH A. BINSACK
Planning Commission Secretary
Resolution No. 3997
Page 3
STATE OF CALIFORNIA)
COUNTY OF ORANGE)
CITY OF TUSTIN )
I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California; that Resolution No. 3997 was
duly passed and adopted at a regular meeting of the Tustin Planning Commission, held
on the 1 ih day of September, 2005.
ELIZABETH A. BINSACK
Planning Commission Secretary
1'010'
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Exhibit A
General Plan Amendment 02-001
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Community Commercial
High Density Residential
Right-ot-Way
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New General Plan
Designations
Public and Institutional
(P&I)
280-284 AND 300-304 E. THIRD STREET
320-324, 325-329, 330-334, AND 335-339 S. PREBLE DRIVE
285-295,305,315,325, AND 345 E. MAIN STREET
PORTION OF S. PREBLE DRIVE
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ATTACHMENT D
Resolution No. 3998 and Exhibit A
(Zoning Map Amendment)
RESOLUTION NO. 3998
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TUSTIN RECOMMENDING THAT THE CITY
COUNCIL APPROVE ZONE CHANGE 02-001, AMENDING
THE ZONING DESIGNATIONS FROM A MIXTURE OF
ZONING DISTRICTS TO PUBLIC AND INSTITUTIONAL
(P&I) ZONING DISTRICT TO ACCOMMODATE THE
CONSTRUCTION OF A NEW LIBRARY AT 345 E. MAIN
STREET.
The Planning Commission does hereby resolve as follows:
I.
The Planning Commission finds and determines as follows:
A.
That a City-initiated Zone Change 02-001 has been filed to amend the
zoning designations of the following properties as follows:
Assessor Existing Proposed
Parcel No. Property Address Zoning. Zoning.
401-592-10 300-304 E. Third St. CG P&I
401-592-11 325-329 S. Preble Dr. CG P&I
401-592-12 335-339 S. Preble Dr. CG P&I
401-592-13 325 E. Main St. CG P&I
401-592-14 315 E. Main St. CG P&I
401-592-15 305 E. Main St. CG P&I
401-593-01 280-284 E. Third St. R-3 P&I
401-593-02 320-324 S. Preble St. R-3 P&I
401-593-03 330-334 S. Preble St. R-3 P&I
401-593-04 285-295 E. Main St. C-2 P&I
N/A Portion of S. Preble Dr. U P&I
401-592-16 345 E. Main St. P&I P&I
*
P&I: Public and Institutional CG: Commercial General
R-3: Multiple Family Residential C-2: Central Commercial
U: Unclassified
B.
That a public hearing was duly called, noticed, and held on said application
on September 12, 2005, by the Planning Commission.
C.
That the proposed amendment to the zoning district is in the best interest of
the public in that it provides for the construction of a new library to replace
the existing library that is obsolete and inadequate to serve the existing and
future communities needs.
D.
That the proposed zone change is consistent with General Plan
Amendment 02-001 and the policies of the General Plan, as evidenced by
the following findings:
Resolution No. 3998
Page 2
(a)
The proposed zone change to Public and Institutional (P&I) District is
consistent with the General Plan Amendment 02-001.
(b)
A library needs assessment has evaluated existing library services
and the community's library needs and determined that the Tustin
Library was limited in its collections, programs, and services by the
size and inadequacies of the existing facility and the removal of the
existing facility and construction of a new single story facility was
the best approach.
(c)
The location of the proposed library is ideal and desired by the
community to allow for additional square footage and the provision of
adequate parking and site amenities.
E.
That a Final Negative Declaration was prepared and adopted on May 6,
2002, in accordance with the provisions of the California Environmental
Quality Act (CEQA).
F.
That pursuant to Section 15162 of the Guidelines for California
Environmental Quality Act (CEQA), the scope and the scale of the
proposed project has not changed from the previously adopted Negative
Declaration; therefore, no subsequent environmental review is necessary.
II.
The Planning Commission hereby recommends that the City Council approve
Zone Change 02-001, amending the Zoning designations from a mixture of zoning
districts to Public and Institutional (P&I) zoning district, as identified in Exhibit A
attached hereto.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular
meeting on the 1 ih day of September, 2005.
JOHN NIELSEN
Chairperson
ELIZABETH A. BINSACK
Planning Commission Secretary
Resolution No. 3998
Page 3
STATE OF CALIFORNIA)
COUNTY OF ORANGE)
CITY OF TUSTIN )
I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California; that Resolution No. 3998 was
duly passed and adopted at a regular meeting of the Tustin Planning Commission, held
on the 1 ih day of September, 2005.
ELIZABETH A. BINSACK
Planning Commission Secretary
Exhibit A
Zone Change 02-001
. s .
Existing Zoning
Designations
New Zoning
Designations
Central Commercial (C-2)
Commercial General (CG)
Multiple Family Residential (R-3)
Unclassified
Public and Institutional
(P&I)
280-284 AND 300-304 E. THIRD STREET
320-324, 325-329, 330-334, AND 335-339 S. PREBLE DRIVE
285-295,305,315,325, AND 345 E. MAIN STREET
PORTION OF S. PREBLE DRIVE
I' I
I !
ATTACHMENT E
Resolution No. 3999 (Conditional Use Permit)
RESOLUTION NO. 3999
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TUSTIN, APPROVING CONDITIONAL USE
PERMIT 02-003 FOR AUTHORIZATION TO DEMOLISH AN
EXISTING LIBRARY AND CONSTRUCT A NEW LIBRARY
AT 345 E. MAIN STREET
The Planning Commission does hereby resolve as follows:
I.
The Planning Commission finds and determines as follows:
A.
That a City-initiated application for Conditional Use Permit 02-003 was filed
requesting authorization to demolish the existing Tustin Branch library and
construct a new Tustin Branch library at the following addresses: 280-284
and 300-304 E. Third Street, 320-324, 325-329, 330-334, and 335-339 S.
Preble Drive, 285-295, 305, 315, 325, and 345 E. Main Street, and a portion
of S. Preble Drive (Assessor Parcel Numbers: 401-592-10,11,12,13,14,
15, 16 and 401-593-01, 02, 03, 04) which will be consolidated into one
parcel.
B.
That the General Plan Public/Institutional land use designation provides for
a variety of public, quasi-public, and institutional uses such as libraries. In
addition, the project has been reviewed for consistency with the Air Quality
Sub-element of the City of Tustin General Plan and has been determined to
be consistent with the Air Quality Sub-element.
C.
According to Section 9245.b(g) of the Tustin City Code, a library use is
conditionally permitted in the Public &Institutional (P&I) zoning district.
D.
That a public hearing was duly called, noticed, and held for Conditional Use
Permit 02-003 on September 12,2005, by the Planning Commission.
E.
That the establishment, maintenance, and operation of the proposed use
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, nor be injurious or
detrimental to the property and improvements in the neighborhood of the
subject property, or to the general welfare of the City of Tustin in that:
1)
The proposed use is authorized pursuant to Section 9245.b(g) of
the Tustin City Code with the approval of a General Plan
Amendment 02-001 and Zone Change 02-001.
2)
A library needs assessment has evaluated existing library services
and the community's library needs and determined that the Tustin
Library was limited in its collections, programs, and services by the
size and inadequacies of the existing facility and the removal of the
Resolution No. 3999
Page 2
F.
G.
II.
existing facility and construction of a new single story facility was
the best approach.
3)
The location of the proposed library is ideal and desired by the
community to allow for additional square footage and the provision of
adequate parking and site amenities.
4)
The final project site and building design of the proposed library will
be reviewed and coordinated between City departments and
considered by the City through a separate Design Review process to
ensure compatibility of the project with the design and operation of
the Tustin Civic Center.
5)
The proposed use is not anticipated to result in parking impacts
since the project would provide the number of required parking
spaces and is located in close proximity to other available public
parking spaces such as the Civic Center.
6)
The proposed use will not be detrimental to the surrounding
properties in that the library hours of operation would be consistent
with the general business hours of other businesses and municipal
services within the surrounding vicinity.
That a Final Negative Declaration was prepared and adopted on May 6,
2002, in accordance with the provisions of the California Environmental
Quality Act (CEQA).
That pursuant to Section 15162 of the Guidelines for California
Environmental Quality Act (CEQA), the scope and the scale of the proposed
project has not changed from the previously adopted Negative Declaration;
therefore, no subsequent environmental review is necessary.
The Planning Commission hereby approves Conditional Use Permit 02-003
authorizing the demolition of the existing library and construction of a new library
at 345 E. Main Street, subject to the conditions contained within exhibit A,
attached hereto.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a
regular meeting on the 1ih day of September, 2005.
JOHN NIELSEN
Chairperson
ELIZABETH A. BINSACK
Planning Commission Secretary
Resolution No. 3999
Page 3
STATE OF CALIFORNIA)
COUNTY OF ORANGE)
CITY OF TUSTIN )
I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California; that Resolution No. 3999
was duly passed and ado~ted at a regular meeting of the Tustin Planning
Commission, held on the 121 day of September, 2005.
ELIZABETH A. BINSACK
Planning Commission Secretary
GENERAL
(1 )
1.1
(1 )
1.2
(1) 1.3
(1) 1.4
(1) 1.5
(1) 1.6
EXHIBIT A
RESOLUTION NO. 3999
CONDITIONAL USE PERMIT 02-003
CONDITIONS OF APPROVAL
The proposed project shall substantially conform with the submitted plans
for the project date stamped, September 12, 2005, on file with the
Community Development Department, as herein modified, or as modified
based on recommendations of the project architect and the
Redevelopment Agency as required to meet project budget, or as modified
by the Director of Community Development in accordance with this
Exhibit. The Director of Community Development may also approve
subsequent minor modifications to plans during plan check if such
modifications are consistent with provisions of the Tustin City Code.
Floor plan modifications will be permitted through the building plan check
process in order to respond to functional comments and recommendations
of the City's project architect, library consultant, and the Orange County
Public Library who will be the operator of the facility.
The-Conditional Use Permit and Design Review approvals shall run with
the land and be effective provided building permits are issued.
All conditions in this Exhibit shall be complied with subject to review and
approval by the Community Development Department.
The project shall comply with applicable State and local codes, rules, and
regulations.
The design across the Preble Street right-of-way is conditioned upon the
approval of the Preble Street vacation and relocation of any utility
corridors as may be required by utility providers.
USE RESTRICTIONS
(***)
2.1
(***)
2.2
The project shall comply with the State and City's Subdivision Code.
The project shall be developed with a minimum of 127 parking spaces.
SOURCE CODES
(1) STANDARD CONDITION
(2) CEQA MITIGATION
(3) UNIFORM BUILDING CODEIS
(4) DESIGN REVIEW
*** EXCEPTIONS
(5)
(6)
(7)
RESPONSIBLE AGENCY
REQUIREMENTS
LANDSCAPING GUIDELINES
PC/CC POLICY
Exhibit A
Resolution No. 3999
Page 2
(1 )
2.3
PLAN SUBMITTAL
(1)
3.1
All required exit doors and path shall remain open and unobstructed
during business hours.
At the time of building permit application, the plans shall comply with the
2001 California Building Code (CBC), 2001 California Mechanical Code
(CMC), 2001 California Plumbing Codes (CPC), 2004 California Electrical
Code (CEC), California Title 24 Accessibility Regulations, 2005 Title 24
Energy Regulations, City Ordinances, and State and Federal laws and
regulations.
Building plan check submittal shall include the following:
.
Seven (7) sets of construction plans, including drawings for
mechanical, plumbing, and electrical.
.
Two (2) copies of structural calculations.
.
Two (2) copies of Title 24 energy calculations.
.
Details of all proposed lighting fixtures and a photometric study
showing the location and anticipated pattern of light distribution of all
proposed fixtures. All new light fixtures shall be consistent with the
architecture of the building. All exterior lighting shall be designed and
arranged as not to direct light or glare onto adjacent properties,
including the adjacent streets. Wall mounted fixtures shall be
directed at a 90 degree angle directly toward the ground. All lighting
shall be developed to provide a minimum of one (1) foot-candle of
light coverage, in accordance with the City's Security Ordinance.
.
A note shall be provided on the plans that "All parking areas shall be
illuminated with a minimum of one (1) foot-candle of light, and lighting
shall not produce light, glare, or have a negative impact on adjacent
properties. "
.
Plans that show curb ramps and driveways connecting to the
sidewalk (existing and new).
.
A note and details for detectable warning at the ramps leading to the
traffic path.
.
Revised site plan to show surrounding roadway dimensions, driveway
locations on the south side of Main Street, and existing traffic controls
within the public right-of-way.
Exhibit A
Resolution No. 3999
Page 3
(1 )
(1 )
(1 )
(1 )
(1 )
(1 )
(1 )
3.2
3.3
3.4
3.5
3.6
3.7
3.8
.
Plans to show existing and proposed street striping, markings, and
sign locations. The existing striping may need to be modified to
accommodate turn movements into the proposed library.
.
Note on plans that no field changes shall be made without prior
approval from the Building Official and architect or engineer of
record.
All new glass doors and windows, in or adjacent to doors, shall be tempered
per 2001 California Building Code Section 2406.4.
Vehicle parking, primary entrance to the building, the primary paths of travel,
sanitary facilities, drinking fountain, and public telephones shall be
accessible to persons with disabilities.
Prior to issuance of a demolition, precise/rough grading, and/or building
permit with valuation of $50,000 or greater, the applicant shall submit for
approval by the City of Tustin, Construction & Demolition (C&D) debris
collection, disposal, and diversion information on the City-prescribed
forms.
Four (4) sets of final grading plans consistent with the site and
landscaping plans as prepared by a registered civil engineer shall be
submitted and shall include the following:
.
Technical details and plans for all utility installations including
telephone, gas, water, and electricity.
.
Three (3) copies of precise soil report provided by a civil engineer
and less than one (1) year old. Expanded information regarding the
levels of hydrocarbons and ground water contamination found on-
site shall be provided in the soil report. All pavement uR" values
shall be in accordance with applicable City of Tustin standards.
.
Two (2) copies of Hydrology Report.
The engineer of record shall submit a final compaction report to the
Building Division for review and approval prior to the issuance of a building
permit.
The engineer of record shall submit a pad certification to the Building
Division for review and approval prior to the issuance of a building permit.
Prior to issuance of any permits, the applicant shall submit for approval by
the Community Development and Public Works Departments, a Water
Quality Management Plan (WQMP) specifically identifying Best
Exhibit A
Resolution No. 3999
Page 4
(1 )
3.9
Management Practices (BMPs) that will be used on site to control
predictable pollutant run-off. This WQMP shall identify the: structural and
non-structural measures specified detailing implementation of BMPs
whenever they are applicable to the project; the assignment of long-term
maintenance responsibilities (specifying the developer, parcel owner,
maintenance association, lessee, etc.); and, reference to the location(s) of
structural BMPs.
Prior to issuance of grading permits, the applicant shall submit a copy of
the Notice of Intent (NOI) indicating that coverage has been obtained
under the National Pollutant Discharge Elimination System (NPDES) State
General Permit for Storm Water Discharges Associated with Construction
Activity from the State Water Resources Control Board. Evidence that the
NOI has been obtained shall be submitted to the Building Official. In
addition, the applicant shall include notes on the grading plans indicating
that the project will be implemented in compliance with the Statewide
Permit for General Construction Activities.
The following requirements shall be defined on permit plan cover sheets
as either general or special notes and the project shall be implemented in
accordance with the notes:
.
Construction sites shall be maintained in such a condition that an
anticipated storm does not carry wastes or pollutants off the site.
.
Discharges of material other than storm water are allowed only
when necessary for performance and completion of construction
practices and where they do not: cause or contribute to a violation
of any water quality standard; cause or threaten to cause pollution,
contamination, or nuisance; or contain a hazardous substance in a
quantity reportable under Federal Regulations 40 CFR Parts 117
and 302.
.
Potential pollutants include, but are not limited to: solid or liquid
chemical spills; wastes from paints, stains, sealants, glues, limes,
pesticides, herbicides, wood preservatives, and solvents; asbestos
fibers, paint flake or stucco fragments; fuels, oils, lubricants, and
hydraulic, radiator or battery fluids; fertilizers, vehicle/equipment
wash water and concrete wash water, concrete, detergent or
floatable wastes; wastes from any engine equipment steam
cleaning or chemical degreasing; and chlorinated potable water line
flushings. During construction, disposal of such materials should
occur in a specified and controlled temporary area on site,
physically separated from potential storm water run-off, with
ultimate disposal in accordance with local, State, and Federal
requirements.
Exhibit A
Resolution No. 3999
Page 5
(1 )
(1 )
(1 )
.
Dewatering of contaminated groundwater or discharging
contaminated soils via surface erosion is prohibited. Dewatering of
non-contaminated groundwater requires a National Pollutant
Discharge Elimination System Permit from the California State
Regional Water Quality Control Board.
3.11 A note shall be provided on final plans that a six (6) foot high chain link fence
shall be installed around the site prior to building construction stages. A
nylon fabric or mesh shall be attached to the temporary construction fencing.
Gated entrances shall be permitted along the perimeter of the site for
construction vehicles.
3.12 Pursuant to the City of Tustin's Security Ordinance and the Uniform Fire
Code, street numbers shall be displayed in a prominent location on the
street side of the building. The numerals shall be no less than four (4)
inches in height and shall be of contrasting color to the background to which
they are attached and illuminated during hours of darkness; six (6) inches in
height for commercial.
3.13 The applicant shall comply with all City policies regarding short term
construction emissions, including periodic watering of the site and prohibiting
grading during second stage smog alerts and when wind velocities exceed
15 miles per hour.
ORANGE COUNTY FIRE AUTHORITY (OCFA)
(5)
(5)
(5)
4.1
Prior to the issuance of any building permits, the applicant shall submit a
Fire Master Plan and obtain approval of the Fire Chief for all fire protection
access roads to within 150 feet of all portions of the exterior of every
structure on site. The plans shall indicate the width of the access road
measured flow-line to flow-line. The plans shall also indicate any existing
fire hydrant or proposed fire hydrants nearest the property line. Any
access road less than 36 feet in width will be required to be either red
curbed or fire lane signs shall be installed. Fire lanes shall be noted on the
Fire Master Plan. The applicant may contact the OCFA at (714) 573-6100
or visit the OCFA website to obtain a copy of the "Guidelines for
Emergency Access."
4.2
As part of the Fire Master Plan the applicant shall provide evidence of
adequate fire flow. The "Orange County Fire Authority Water Availability for
Fire Protection" form shall be signed by the applicable water district and
submitted to the Fire Chief for approval.
4.3
Prior to the issuance of a building permit, the applicant shall submit plans
for the required automatic fire sprinkler system in the structure to the Fire
Exhibit A
Resolution No. 3999
Page 6
Chief for review and approval. Please contact the OCFA at (714) 573-
6100 to request a copy of the "Orange County Fire Authority Notes for
New NFPA 13 Commercial Sprinkler Systems." Prior to the issuance of a
certificate of use and occupancy, this system shall be operational in a
manner meeting the approval of the Fire Chief.
(5)
4.4
Prior to the issuance of a building permit, the applicant shall submit
architectural plans for the review and approval of the Fire Chief, if
required, per the "Orange County Fire Authority Plan Submittal Criteria
Form." Please contact the OCFA at (714) 573-6100 for a copy of the
Site/Architectural Notes to be placed on the plans prior to submittal.