RES-9639 Upholding Appeal No. 487 Chapman University CampusRESOLUTION NO. 9639
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF ORANGE UPHOLDING APPEAL NO. 487
APPROVING MAJOR SITE PLAN REVIEW 206-
01 FOR THE CONSTRUCTION OF THREE
NEW DORMITORY UNITS AND
MULTI-LEVEL PARKING STRUCTURE LOCATED
ON THE CHAPMAN
UNIVERSITY CAMPUS.Appellants:
Chapman
University RECITALS:WHEREAS, Major Site Plan Review No. 206-01 was filed
by Chapman University in accordance with the provisions of the City of Orange :\
1unicipal Code; and WHEREAS, Major Site Plan Review No. 206-01 was processed
in the time and manner prescribed by state
and local law; and WHEREAS, on March 8, 2002 the Community
Development Director reviewed the project and recommended approval based on its consistency
with the Chapman University Specific Plan and the findings in Initial
Study No. 1686-01; and WHEREAS, the Plarming Commission conducted two
public hearings on April 15,2002 and May 6, 2002 for the purpose of considering an appeal of
the approval of the project and ultimately upheld the appeal
and denied the project; and WHEREAS, the applicant filed an appeal of the
Planning Commission's denial
on May 13, 2002; and WHEREAS, on June 11, 2002, and June 25, 2002,
the City Council conducted public hearings regarding Appeal No. 487, appealing the Plarming
Commission's denial of Major
Site Plan Review No. 206-01.JOW, THEREFORE, BE IT RESOLVED by the
City Council of the City of Orange that Major Site Plan Review No. 206-01,
for the: construction of three new dormitory units and multilevel parking structure, is
hereby approved based on the following findings:I. The proposed project falls
within the scope of the Final Environmental Impact Report for
the Chapman College Specific Plan (SCH No.87122310), January 10,
1989, and the Addendum to the Chapman College Specific
Plan Environmental Impact Report No. 1195, dated January 13,1997. In
Guidelines, Initial Study No. 1686-02 was prepared for the
proposed project that assesses its relationship to the student capacity and level
of development identified in the previous environmental
documentation for the Specific Plan. No significant effects have been identified
that were not previously examined in the EIR or its
Addendum.2. That there is no evidence before the City Council of the City of
Orange that the proposed dormitory and parking structure will have
any potential for adverse affects, either individually or cumulatively,
on wildlife resources or the habitat upon which the wildlife
depends.Therefore, the proposed development is found to have a de
minimis impact in its effect on fish and
wildlife.3. The proposed project will not cause a deterioration of neighboring
land uses in that it replaces an existing dormitory that is in a state
of decline. Project implementation will enhance the appearance of
the property from Shaffer Street through the addition of a 30-
foot deep landscape area along that street frontage. Design
modifications have been made to the parking structure at the direction of
the Design Review Committee involving the incorporation of
residential design elements such as fenestration, decorative railings,
decorative insets,and landscape planters to mask the appearance of this facility
from off-campus locations where it would
be visible.4. The proposed project conforms to the City's General
Plan that designates the project site and surrounding
Chapman University campus as Public Facility/Quasi-Public. This
designation allows a floor area ratio of 2.0 and is intended to accommodate
a variety of institutional land uses. The proposed project has a floor
area ratio
of 1.0.5. The proposed project conforms to the
Chapman University Specific Plan, 3cd Amendment (Ordinance No. 14-97), dated
March 25,1997, in that it complies with the goals,
objectives, and development
standards of the Plan.6. With implementation of the
mitigation measures adopted in conjunction with EIR No. 1195 and
its Addendum and proposed conditions of approval, and as demonstrated by
the findings of the traffic study prepared for the project, on
and off-site circulation is adequate to support the
proposed project. All intersections and roadways will continue to function at
acceptable levels of service. The project will also contribute 252-spaces
to the
surplus
7. City and other public services are available and adequate to serve the
proposed project as indicated by members of the Staff Review
Committee on November 28,2001.
8. The proposed project is compatible with community aesthetics in that
the building design incorporates rooflines, building materials, and
colors intended to reflect the character of the surrounding off-
campus residential development, as well as neighborhood-scale
detailing and fenestration. The Design Review Committee concluded
that the project functions as an appropriate transitional element
between the surrounding eclectic residential and institutional development
and the
University campus.9. With implementation of the mitigation measures
adopted in conjunction with the certification of EIR No. 1195 and
its Addendum,the proposed project has been designed, and will be implemented
in a marmer, to fully mitigate or substantially
minimize adverse environmental effects. The building design is responsive
to the character of surrounding development, new sources of lighting
will be contained on-site, and surplus resident student parking
spaces will be added to the University campus. The proposed
dormitory and parking structure will enable the University to increase the
number of resident students at the campus, potentially reducing traffic
and parking activity in the surrounding neighborhood by providing
more opportunities for students to walk from their
residence to class.BE IT FURTHER RESOLVED that the following conditions
are imposed subject to approval of Major Site Plan
Review
No. 206-01:General I. All construction shall conform in substance and
be maintained in general conformance with those certain
plans described as follows:Proposed Shaffer Street
Student Housing - Chapman University, Orange California, the title sheet to
which was last revised as ofJanuary 1, 2002, consisting of
Sheets AP-T, AP-l,AP-2, AP-3, AP-4, AP-
5, AP-6, AP-7, LS-I, A2.01,
SL-I and a Grading Study for Shaffer Street Student Living
Units; which plans were revised, in part, by Sheets AP-I, AP-
6 and AP-7,Sheets A2.01 and LS-l and an
Overall Residential Area Plan in 8-1/2 inches X II inch
format, which latter revised sheets were presented to the City Council
at its meeting of June 25, 2002 and attached to the agenda
report presented
to
Exterior building color and materials shall conform to the final color
and materials board approved by the Design Review Committee. Any
change in color of the exterior of the building initially, or at any time
in the future, shall be subject to review and approval by the
Community Development Director.
2. The applicant agrees to indemnify, hold harmless, and defend the City,
its officers, agents and employees from any and all liability or claims
that may be brought against the city arising out of its approval of this
project, save and except that caused by the City's active negligence.
3. The applicant shall comply with all federal, state, and local laws,
including all city regulations. Violation of any of those laws in
connection with the use will be cause for revocation of this permit.
4. These conditions will be reprinted on the cover sheet or first page of
construction plans, including grading plans.
5. The applicant shall comply with all mitigation measures included in
the Final Environmental Impact Report for the Chapman College
Specific Plan (EIR No. 1195) and its Addendum.
6. The applicant shall submit a final landscape plan, as presented to the
City Council on June 25, 2002 on Sheet AP-7 of the Plans to the
DRC for review and approval prior to the issuance of building
permits.7. The applicant shall submit a construction traffic management plan
to the Director of Public Works or his designee for review and
approval prior to the issuance of building
permits.8. Chapman University shall continue its efforts of managing
pedestrian activity across Walnut Avenue by encouraging students
to congregate" before crossing the street. Resident Student Life
shall continue to hold meetings with resident students to instill
this courtesy
rule".9. The University shall monitor the Center Street/Walnut
Avenue intersection, and if it meets warrants based upon volume growth
or accident frequency (fatality and/or injury), one or more of
the following improvements shall be implemented in consultation
with,and subject to the review and approval of, the Public Works
Director or his
designee:
Adequately designed charmelization (i.e., fencing along
a median on Walnut Avenue to prevent mid-
block pedestrian
crossings).Traffic signal installation at the Center Street/
Walnut Avenue
intersection.Signalized pedestrian crossmg (mid-
block) along
Walnut Avenue.The installation of the improvement(s) would be based upon
a fair-share contribution by Chapman University. The
detailed calculation procedure will be determined in conjunction with the City, once
it has been established that the improvement
is warranted.10. The applicant shall install a new water main in an
emergency access road between Center Street and Shaffer Street of a design
as approved by the Water Division prior to the final building
permit inspection.II. The applicant shall relocate the existing water line
between Cheverton Hall and Braden Hall to a location and of a design as approved
by the Water Division prior to the final building
permit inspection.12. Both the Water Division and the Fire Department shall
approve the location of fire hydrants and fire services prior to the
issuance of
building permits.13. A minimum fifteen-foot access and utility easement
shall be dedicated to the City of Orange as determined by the Water
Division for mains,meters, and fire hydrants prior to the issmmce
of building permits.14. Each building shall be metered separately
unless otherwise approved by the Water Division prior to the final
building permit inspection.15. The applicant shall enter into a
Decorative Improvement Agreement with the City of Orange Public Works prior to the
final building permit inspection to address the need for infrastructure
works that may involve the disturbance of decorative paving,
landscaping, or other similar
proj ect elements.16. The applicant shall satisfy all water main connection,
plan check, and inspection charges as determined by the Water Division
prior to the issuance 0
f
In addition to the conditions of approval, the applicant shall be responsible for the
following Fire Department requirements:
17. An approved fire sprinkler system must be installed throughout the
building per O.M.C. 15.32.070 Section 1001.10. The system shall be
designed per N.F.P.A. 13, U.B.C. Chapter 9, U.B.c. Standards 9-1
and 9-2. The sprinkler system requires 24-
hour supervision. This requirement applies to
all three dorms 18. The fire department connection shall not be affixed
to the building.The fire department connection must be located at least
40 feet away from the building, within 40 feet of a fire hydrant and
on the address side of the building, unless otherwise determined
by the Fire Department. The hydrant shall be located on the same
side of the street as the
fire department connection.19. The number and location of hydrants shall be determined
by Fire and Water Departments prior to issuance
of building permits.20. Prior to issuance of a fire service (detector check)
the required water supplies for hydrants and fire sprinkler systems
shall be determined and the water supplies shall be approved by
the Fire Department.21. The fire department access roadway shall be an
all weather driving surface capable of supporting the imposed loads
of fire apparatus,20,000 pounds per axle. The access shall be designed
for a three-axle vehicle. (Engine Wght. 36,050 and Truck
wght. 60,000 pounds)U.F.C. Section
902.2.2.2.22. The fire department access roadway shall
be provided with adequate turning radius for fire department apparatus. (45
foot outside and 25 foot inside radius) U.F.C. Section
902.2.2.3.23. A Fire Department approved key box for
fire department access shall be installed on the address side of the building
near the main entrance or fire control room at a height of 5 feet
above finished grade. The Knox box shall contain keys to gain access to each
building. U.F.C.Section 902.4. One box per
building shall be provided.24. All elevators shall comply with
California Building Code Section 3003.5 and 3003.5a, for
stretcher requirements. The elevator designated for medical use shall be sized to fit an
81"x 24" stretcher.25. Provide a fire alarm system as required per U.F.
C. Article 10. This requirement applies
to
26. All roof coverings installed on any new or eXlstmg building or
structure, shall be fire retardant U.L. listed Class A. (O.M.C.
15.36.030)
27.Every building shall be accessible to fire' department apparatus by an access
roadway of not less than 20 feet of unobstructed width having a minimum
of 13 feet 6 inches of vertical clearance. The access roadway
shall be extended to within 150 feet of all portions of the exterior
walls of the first story of any building. U.F.C. Sections 901 and
902.28.
All mechanical gates shall be approved by the Fire Department and shall
be provided with a key-operated override per City of Orange
Ordinance 9-84. And a manual release in case of electrical failure.
A Knox pad lock shall be used on non-
mechanical gates.29. Provide standpipes as required per V.B.C. Table 9A. This
applies to the dorms and the
parking structure.Conditions Imposed by the City Council on June
25, 2002:The applicant shall prepare a revised photometric study
verifYing that lighting levels on the top deck of the parking structure
comply with City security lighting safety stmdards. This plan shall be
reviewed and approved by the Police Department prior to the issuance
of building permits for the parking structure. In any event,
low-level perimeter lighting and center light poles shall not exceed eight (8)
feet in height.2. A final landscape plan, incorporating the additional
trees presented to the City Council on June 25, 2002 on Sheet AP-7 of
the Plans, shall be reviewed and approved by the Design Re:view
Committee prior to the issuance of building
permits for the dormitory.3. The applicant shall provide a
semi-annual Incident and Neighborhood Response Report Card to
the Community Development Director. The Report Card shall be submitted by Nove:mber I
and April I of each year. The Community Development
Director will review the Report Card and report
the findings to City Council.4. The University shall conduct regular
campus safety bicycle and vehicle patrols more frequently, adding
more security and offer visibility.5. The University shall stall the public safely office
in the lower level of Henley Hall more frequently with
visible occupancy/activity, I.e.,window
blinds
6. The University shall maintain rotating changes to combinations for
dormitory coded-door entries to provide enhanced security
for residents and their
guests.7. The University shall employ one additional public safety office prior
to the next semester, who will report directly to the Chief of
Public Safety. This will allow for the increase in visibility and will provide
a stronger campus safety presence within the
area.ADOPTED this 23rd day of July,
2002.l!IJ/;~~
y,
ATTEST:k~A'4IP~d t41-'f.-4~~<&;;
t-Cassandra J. Cath , City Clerk, City of
Orange I hereby certifY that the foregoing Resolution was duly and regularly adopted by
the City Council of the City of Orange at a regular meeting thereof held on this 23rd day of
July,2002, by the following
vote:A YES: COUNCILMEMBERS: Slater, Alvarez, Murphy, Coontz,
Cavecche NOES: COUNCILMEMBERS:
None ABSENT: COUNCILMEMBERS:
None ABSTAIN: COUNCILMEMBERS:
None
8