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HomeMy WebLinkAboutDR 05-008 ~,"",TE: AUGUST 8, 2005 ;i~r{Vb", i~..r\\ Inter-Com\~~~ TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT DESIGN REVIEW 05-008 SUBJECT: PROPERTY OWNER! APPLICANT: LOCATION: GENE A. SULLIVAN 140 CENTENNIAL WAY TUSTIN, CA 92780 140 CENTENNIAL WAY ZONING: RETAIL COMMERCIAL (C-1) ZONING DISTRICT ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO SECTION 15303 (CLASS 3) OF TITLE 14, CHAPTER 3 OF THE CALIFORNIA CODE OF REGULATIONS (GUIDELINES FOR THE CALIFORNIA ENVIRONMENTAL QUALITY ACT) AUTHORIZATION TO CONSTRUCT A 988 SQUARE FOOT DETACHED BUILDING FOR EMPLOYEE PARKING. REQUEST: RECOMMENDATION That the Zoning Administrator deny Design Review 05-008 by adopting Zoning Administrator Action 05-014. BACKGROUND/DISCUSSION On March 23, 2005, a Design Review (DR) application was received to construct a "storage garage for personal use" in the parking lot behind the 1,773 square foot commercial office building that occupies the site. Subsequent to application submittal, the applicant verbally informed staff that the garage is requested for storage of personal vehicles and/or watercraft. On April 21, 2005, the Community Development Department sent the applicant a letter stating that storage garages are not a permitted use on the property. Subsequently, the applicant modified the application as described in the Project Description section of this report. Zoning Administrator Report DR 05-008 August 8, 2005 Page 2 /-.- Site and Surroundinq Properties The 8,750 square foot project site is located at 140 Centennial Way and is improved with a 1,773 square foot commercial office building that has a parking lot consisting of 14 parking spaces and some landscape planters. Four (4) of the existing parking spaces are legally non-conforming to the Tustin City Code in that they require backing into the alley for exiting. The commercial building is rectangularly shaped, has a flat roof, and is painted white. As such, the existing building lacks architectural relief and details that new projects are typically required to have as a condition of design review approval. A public alley exists to the north, a commercial building exists to the south, a multi-family residential structure exists to the west, and Centennial Way exists to the east (Attachment A - Location Map). The property is zoned Retail Commercial (C-1) and approval of a Design Review application is required for the construction of the proposed building. The project is located in the Town Center Redevelopment Agency Project Area and, pursuant to Tustin City Code Section 9299b(4)(c), requires a hearing before the Zoning Administrator. Proiect Description A 988 square foot building containing two (2) accessible employee parking spaces is proposed to replace five (5) parking spaces in the parking lot at the rear of 140 Centennial Way. The proposed building meets City Code requirements for parcel coverage and setbacks. However, the building occupies area that could otherwise be used for additional landscaping, office building expansion, and/or expansion of an existing drive aisle that is non-conforming in width. Furthermore, the building is proposed to match the existing office building located on the site which lacks architectural embellishments and recesses on the exterior; no new landscaping would be added to the site in association with the project; building downspouts are placed on the outside of the building; and, garage doors are proposed to face Centennial Way, all of which are discouraged by the design review process. Parkina and circulation Eight (8) parking spaces are required for the existing office building. A total of 10 usable parking spaces are proposed. The project would eliminate five (5) existing accessible parking spaces and replace them with two (2) accessible spaces enclosed in a lockable garage building. An additional parking space is proposed in the garage but would not count as a legal parking space since access is partially blocked. Covered employee parking is not required by the Tustin City Code. If approved, the applicant would have to address how employee access to the lockable garages would be assured. The parking lot configuration prevents vehicles parked in the covered on-site employee spaces from being able to turn around and exit the property in a forward direction. As a result, vehicles would likely need to back into the alley and could generate a traffic safety hazard. ~/--- Zoning Administrator Report DR 05-008 August 8, 2005 Page 3 The existing and proposed drive aisle for the property is only 20 feet wide. The City's parking lot guidelines require a 25 foot wide drive aisle which could be accommodated on-site if the existing landscape planter on the north side of the property was relocated. ANALYSIS The Zoning Administrator may only approve a design review application if it is found that the project is in conformance with the General Plan and zoning codefTustin City Code and that the location, size, architectural features, and general appearance of the project will not impair the orderly and harmonious development of the area. A decision to deny this request may be supported by the following findings: 1. The project plans do not demonstrate compliance with development guidelines and criteria as adopted by the City Council in that plans do not demonstrate that adequate on-site vehicle accessibility and maneuvering would be provided in association with the project parking. Tustin City Code Section 9271 bb(2) requires the driveway to be a minimum of 24 feet wide, and the Parking Lot Design Guidelines require the drive aisle to be a minimum of 25 feet wide. The site plan shows that access to the employee parking is only 20 feet wide. 2. The substandard drive aisle combined with the proposed parking configuration could present a traffic hazard in that the employee parking spaces are proposed in a parking lot that would not facilitate easy on-site vehicular turn around to enable vehicles to exit the property in a forward direction. As a result, vehicles would likely need to back into the alley. 3. Policy 1.2 of the General Plan Land Use Element promotes neighborhood- serving commercial uses in underserved areas and the integration of retail or service commercial uses on the street level of office projects. The construction of a three (3) space employee parking structure on the subject property is not a neighborhood serving use, is an underutilization of the property, and is not consistent with General Plan guidance. Allowing the proposed structure would provide a site constraint for future expansion of the commercial building, elimination of non-conforming parking spaces, widening of a non-conforming drive aisle, addition of landscaping, and addition of conforming parking spaces. Whereby, the site currently has sufficient area to support the aforementioned potential improvements. 4. Policy 4.4 of the General Plan Land Use Element promotes the elimination of non-conforming uses. A significant portion of the property is non-conforming with regard to parking space layout (backing into the alley), drive aisle width (20 feet existing vs. 25 feet required), and probably non-conforming with regard to landscaping (unable to determine with the plans provided). The project does not correct any of the site's existing non-conformities and encourages the continued use of four non-conforming parking spaces and a substandard drive aisle which could constitute a traffic safety hazard. A small amount of landscaping would also be removed to accommodate the building. Zoning Administrator Report DR 05-008 August 8, 2005 Page 4 /"- 5. Policy 6.2 of the General Plan Land Use Element and Tustin City Code Section 9299c(3) promotes high quality design and physical appearance in all development projects. The proposed structure is a concrete block rectangular building with a flat roof, exterior downspouts, and three (3) garage doors that are visible from Centennial Way. There are no architectural embellishments, unique design characteristics, or indentations in plane that reflect a high quality design. The building maintains more of a residential appearance than a commercial appearance. 6. The Community Commercial General Plan Land Use Element Designation for the project is to be characterized by "a variety of miscellaneous retail, professional office, and service-oriented business activities." The proposed use of the detached parking garage does not directly correlate to the stated character of the Community Commercial Land Use designation. Attachments: A. B. C. Location Map Submitted Plans Zoning Administrator Action 05-014 S:\Cdd\ZAREPORTI2005\DR 05-008.doc ~. ATTACHMENT A LOCATION MAP DESIGN REVIEW 05-008 140 CENTENNIAL WAY rn CITY MAP _ _ . tus'".CTYt""'S _ _ _ ~"H'M"SIOTH'A] / ~' ATTACHMENT B Plans Available for Review ATTACHMENTC ZONING ADMINISTRATOR ACTION 05-014 ----- ZONING ADMINISTRATOR ACTION 05-014 DESIGN REVIEW 05-008 140 CENTENNIAL WAY The Zoning Administrator of the City of Tustin does hereby resolve as follows: I. The Zoning Administrator finds and determines as follows: A. A proper application, Design Review 05-008, was filed by Gene Sullivan, requesting authorization to construct a 988 square foot building containing two (3) employee parking spaces in the parking lot at the rear of .140 Centennial Way which is located within the Retail Commercial (C-1) zoning district and Community Commercial General Plan land use designation. B. That the establishment, maintenance, and operation of the proposed use could, under the circumstances of this case, be detrimental to the general welfare of the persons residing or working in the neighborhood of such proposed use, and could be 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 project plans do not demonstrate compliance with development guidelines and criteria as adopted by the City Council in that plans do not demonstrate that adequate on-site vehicle accessibility and maneuvering would be provided in association with the project parking. Tustin City Code Section 9271 bb(2) requires the driveway to be a minimum of 24 feet wide and the Parking Lot Design Guidelines require the drive aisle to be a minimum of 25 feet wide. The site plan shows that access to the employee parking is only 20 feet wide. 2. The substandard drive aisle combined with the proposed parking configuration could present a traffic hazard in that the employee parking spaces are proposed in a parking lot that would not facilitate easy on-site vehicular turn around to enable vehicles to exit the property in a forward direction. As a result, vehicles would likely need to back into the alley. 3. The proposed use is not consistent with the policies of the General Plan Community Commercial land use designation in that: a) Policy 1.2 of the General Plan Land Use Element promotes neighborhood-serving commercial uses in underserved areas and the integration of retail or service commercial uses on the street level of office projects. The construction of a three (3) space employee parking structure on the subject property is not a neighborhood serving use, is an underutilization of the property, and is not consistent with General Plan guidance. Allowing the proposed structure would provide a site constraint for future expansion of the commercial building, elimination of non- Exhibit A Zoning Administrator Action 05-014 Page 2 conforming parking spaces, widening of a non-conforming drive aisle, addition of landscaping, and addition of conforming parking spaces. Whereby, the site currently has sufficient area to support the aforementioned potential improvements. b} Policy 4.4 of the General Plan Land Use Element promotes the elimination of non-conforming uses. A significant portion of the property is non-conforming with regard to parking space layout (backing into the alley), drive aisle width (20 feet existing vs. 25 feet required), and probably non-conforming with regard to landscaping (unable to determine with the plans provided). The project does not correct any of the site's existing non-conformities and encourages the continued use of four non-conforming parking spaces and a substandard drive aisle which could constitute a traffic safety hazard. A small amount of landscaping would also be removed to accommodate the building. c} Policy 6.2 of the General Plan Land Use Element and Tustin City Code Section 9299c(3} promotes high quality design and physical appearance in all development projects. The proposed structure is a concrete block rectangular building with a flat roof, exterior downspouts, and three (3) garage doors that are visible from Centennial Way. There are no architectural embellishments, unique design characteristics, or indentations in plane that reflect a high quality design. The building maintains more of a residential appearance than a commercial appearance. d} The Community Commercial General Plan Land Use Element Designation for the project is to be characterized by "a variety of miscellaneous retail, professional office, and service-oriented business activities." The proposed use of the detached parking garage does not directly correlate to the stated character of the Community Commercial Land Use designation. C. The project has been determined to be consistent with the Air Quality sub- element of the City of Tustin General Plan in that the project has no "Daily Thresholds of Potential Significance for Air Quality" as indicated in Table 6-2 of the South Coast Air Quality Management District's CEQA Air Quality Handbook. D. The application was reviewed by the Zoning Administrator on August 8, 2005. E. This project is Categorically Exempt pursuant to Section 15303 (Class 3) of Title 14, Chapter 3 of the California Code of Regulations (Guidelines for the California Environmental Quality Act). ~ Exhibit A Zoning Administrator Action 05-014 Page 3 II. The Zoning Administrator hereby denies Design Review 05-008 which is a request to construct a 988 square foot building containing three (3) employee parking spaces in the parking lot at the rear of 140 Centennial Way. PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin at a regular meeting held on the 8th day of August, 2005. Dana Ogdon ACTING ZONING ADMINISTRATOR Eloise Harris RECORDING SECRETARY STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELOISE HARRIS, the undersigned, hereby certify that I am the Recording Secretary of the Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action No. 05-014 was passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 8th day of August, 2005. Eloise Harris RECORDING SECRETARY