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HomeMy WebLinkAboutMAIN ST E 191-195, PROSPECT AVE 270-292 03/20/2006Community Development Department C9by of Tustin 300 Centennial Way Tustin, CA 92780 MARCH 20, 2006 714.573.3100 CERTIFICATE OF APPROPRIATENESS 191-195 EAST MAIN STREET 270-292 PROSPECT AVENUE PROJECT: DEMOLITION OF EXISTING BUILDINGS AT 191 AND 193-195 EAST MAIN STREET AND CONSTRUCTION OF A TWO STORY RETAIL COMMERCIAL/OFFICE BUILDING OF APPROXIMATELY 9,200 SQUARE FEET AND TWELVE (12) THREE STORY DETACHED LIVE/WORK RESIDENTIAL UNITS. In accordance with Tustin City Code Section 9252f, a Certificate of Appropriateness shall be required prior to: • Demolition or removal of any Designated Cultural Resource or of any improvements in a Cultural Resource District. • Alternation of the exterior features of a building or site within a designated Cultural Resource District, or alteration of a Designated Cultural Resource, or construction of improvements within a designated Cultural Resources District requiring a City building permit. The proposed project involves the demolition of the existing buildings at 191 and 193-195 East Main Street and the construction of a two-story retail commercial/office building of approximately 9,200 square feet and twelve (12) three story detached live/work residential units. The existing buildings at 191 and 193-195 East Main Street are identified with a "B" and "A" rating, respectively, in the City of Tustin 1990 Historical Resources Survey Report. The Community Development Director finds and determines with respect to the proposed demolition pursuant to Tustin City Code Section 92521: A. That the reconstruction or restoration of the buildings at 191 and 193-195 East Main Street is not economically feasible or practical in that the full rehabilitation and reuse of the historic buildings is not financially viable and would require a public subsidy to attract some level of interest among the development community. As noted in the Environmental Impact Report (EIR) for the Prospect Village project certified by the Tustin City Council on May 17, 2004, the development costs of full rehabilitation would exceed projected revenue. The value of the preserved space would be less than the new space due to lower rent potential and two (2) fewer residential units would be constructed under a full reuse alternative, which would significantly reduce the overall value of the full reuse alternative. Moreover, in response to five separate solicitations for site development proposals, all responding developers opined that the expense of rehabilitating the historic buildings would be cost prohibitive and not economically justified. These opinions are validated by the City's economic feasibility analysis as noted in Section 4.5 of the EIR. Certificate of Appropriateness 191-195 East Main Street/270-292 Prospect Avenue Page 2 March 20, 2006 B. That on May 17, 2004, the Tustin City Council certified the Prospect Village Final Environmental Impact Report (EIR) and adopted a Statement of Overriding Considerations and Mitigation Monitoring Program. The EIR analyzed a reasonable range of six (6) alternatives, including a "No Project' alternative and various full and partial reuse alternatives. The City Council found each alternative to be infeasible due to economic, legal, social, technological, environmental, or other considerations. In addition, the City Council adopted seven (7) Findings of Overriding Considerations as follows: 1. The Project will eliminate delays and uncertainties regarding the redevelopment of the site. 2. The Project will stimulate private investment and demonstrate economic vitality of the Old Town Commercial area. 3. The Project will add to the City's supply of residential units and improve the jobs to housing ratio in Old Town. 4. The Project would implement the General Plan's overall vision for development of the site. 5. The Project would implement the Town Center Redevelopment Plan's vision for the site. 6. The Project will generate property and sales tax revenues for the Agency and City. 7. The Project will assist in the elimination of blight in the Town Center Redevelopment Plan Area. C. That the developer shall use reasonable and best efforts in incorporating the following elements into the project: • Use of the metal cornice of the building at 193-195 E. Main Street within the interior courtyard of the Main Street commercial building. • Use of distinctive features such as the leaded glass and brick from the buildings within the courtyard and/or interior of the Main Street commercial building. • Installation of a painting or photo display of Utt Juice Company manufacturing products on the ground floor public areas of the commercial building, if available. • Installation of a plaque with a description of the site's history and an enlarged photo or montage of exterior elements of the historic buildings on the ground floor public areas within the Main Street commercial building. D. That the proposed demolition is hereby approved subject to the following conditions: 1. The demolition permit shall not be issued until a City building permit has been issued for the proposed new development. 2. To commemorate the existing historical buildings, the developer shall use reasonable and best efforts to incorporate architecturally distinctive elements of the existing buildings into the project. While reusing elements of the existing buildings would not reduce the impacts associated with the demolition of the existing buildings, it would attempt to incorporate elements of the buildings once found on the site for the future enjoyment of patrons. 3. The applicant shall comply with all conditions of approval of City Council Resolution Nos. 04-47 and 04-48 and Planning Commission Resolution No. 3913. The Community Development Director finds and determines with respect to the proposed construction of improvements pursuant to Tustin City Code Section 9252h2: A. That the proposed work conforms to the City Code and any applicable design standards in that the proposed project meets the City of Tustin's zoning code requirements, applicable Planned Community Certificate of Appropriateness 0 191-195 East Main Street/270-292 Prospect Avenue Page 3 March 20, 2006 0 Standards, and all requirements established by Design Review 03-012, which was approved by the Tustin Planning Commission on April 26, 2004 through the adoption of Resolution No. 3913. Additionally, the work performed shall be required to adhere to the City of Tustin's Building Code requirements. B. That the proposed work will complement the character of the District in that 1) the zero foot setback, height, flat roof, materials, massing, and storefront of the proposed commercial building are similar to existing commercial structures in the District and 2) the height, architectural features and materials, pedestrian scale, and urban design theme of the proposed live/work units are compatible with surrounding buildings. The complementary and compatible features of the project can be more specifically described as follows: • The proposed building setbacks are compatible with other commercial developments in Old Town with zero setbacks along Main Street and Prospect Avenue, which is common in urban settings. • The proposed materials such as brick veneer, dentil cornice, stone window and door heads are compatible with existing architectural materials in existing buildings within Old Town Tustin. • The proposed architecture contains flat roofing and parapet with a decorative cornice, similar to other commercial buildings along Main Street. • The proposed window and door styles (i.e., double hung windows with decorative mullions, and large storefront) and window accents such as brick/stone door and window heads, brick windows sills, awnings, and shutters) are consistent with the features of existing buildings in Old Town Tustin. • The proposed design features of the buildings are consistent with the existing buildings in Old Town Tustin in that similar height, massing, and materials are proposed along the public thoroughfares. C. That the proposed project will complement existing surrounding uses in that the new construction will be compatible with the colors, materials, and architecture of surrounding buildings as described in Section B above. D. The proposed project would implement General Plan goals and policies and the Town Center Redevelopment Plan in that the project would develop a vacant and underutilized site for a mixed-use project, eliminate delay and uncertainties regarding future development of the site, stimulate private investment and demonstrate economic viability in the Old Town commercial area, increase the amount of specialty retailing and commercial development in the core of the Old Town commercial area to enhance its urban character and provide long-term economic viability, expand the niche market character of the Old Town commercial area by providing a balanced mix of new retail and commercial uses, increase the number of residential units in the Town Center Redevelopment Project Area while reflecting a high-quality urban character, develop ground floor specialty retailing configurations, provide a high-quality restaurant along with outdoor patio dining to enliven the pedestrian environment along Main Street, create a financially viable commercial mixed -used development with minimum public subsidy, create construction jobs and permanent jobs in the Town Center Redevelopment Project Area, increase the property tax increment and sales tax revenues for ongoing economic development activities in the Old Town commercial area including business Certificate of Appropriateness 191-195 East Main Street/270-292 Prospect Avenue Page 4 March 20, 2006 retention and outreach programs, fagade improvement programs, and community facility projects. The project would also be consistent with the Prospect Village Planned Community District Regulations and other general development standards contained within the Tustin City Code. E. That although the proposed structures would be taller than some of the surrounding structures, the increased height and bulk would complement the existing visual character of the site or its surroundings. The intent of the project design is to retain the historic look and feel of the existing buildings with references to the unique Victorian/Main Street architectural character that currently exists in the vicinity of the project site. To ensure that the project complements the surrounding area, the buildings would be characterized by details and colors similar to the existing buildings at 191-195 East Main Street. F. That the Prospect Village Final Environmental Impact Report was certified and a Statement of Overriding Considerations and Mitigation Monitoring Program were adopted by the Tustin City Council on May 17, 2004. G. That the proposed construction of improvements is hereby approved, subject to the following conditions: Prior to the start of any work, the applicant shall obtain a demolition permit, grading permit, and building permit and pay all applicable plan check and permit fees. 2. The applicant shall comply with all conditions of approval of City Council Resolution Nos. 04-47 and 04-48 and Planning Commission Resolution No. 3913. 3. Prior to the physical construction of the proposed buildings, the engineer of record shall submit a final compaction and pad certification to the Building Division for review and approval. Elizabeth A. Binsack Community Development Director SACdd\Scott\Certific\Prospect Village.doc