HomeMy WebLinkAbout01-16-1995 PC MinutesMINUTES
n a
vn
K C)
m
r ~
T+W
r C ~
5 v~.G-, ~ 3 Planning
Commission January
16, 1995 CityofOrangeMonday - 7:00 p.m.PRESENT: Commissioners
Bosch, Cathcart, Pruett, Smith, Walters ABSENT: None
STAFF PRESENT:
Vem
Jones, Manager of Cunent Planning -Commission Secretary;Stan Soo-Hoo, Assistant City Attorney,GaryJohnson, City Engineer; and Sue
Devlin, Recording Secretary PLEDGE
OF ALLEGIANCE IN
RE: MINUTES OF DECEMBER 19 1 94 & ANUARY 4 1995 Moved
by Commissioner Cathcart, seconded by Commissioner Pruett, to approve the Minutes of December19, 1994 and January 4, 1995 as recorded.AYES:
Commissioners Bosch, Cathcart, Pruett, Smith, Walters NOES: None MOTION CARRIED IN
RE: CONTINUED HEARIN CONDITIONAL
USE PERMIT 2090-94 -SADDLEBACK CARWASH
A proposal for acoin-operated, self-serve car wash, located within the Santa Fe DepotSpecificPlanArea. The site is located at 512 West Chapman Avenue, situated approximately 75 feet westoftheMetrolinkA.T.&S.
F. right-of-way.NOTE: Negative Declaration 1463-94 has been prepared tosatisfyrequirementsof
the California Environmental Quality Act.There was no opposition to this item and
the
public hearing was re-opened.Aoolicant Craig Smith, 1157 North Red Gum, Anaheim, architect for theproject, stated they have redesigned their project -specifically, the site plan - to come into conformance with the 25footfrontsetback. They felt they had a better project than originally proposed. They took the sameelevationandthesamebuildingandmoveditup (mass of the building) to meet the 25 toot setback. The servicebayshavebeenkeptata28footsetbacktomaintainadriveaisle, as well as a 3 toot landscapestripalongChapmanAvenue. In moving the building up, they kept the elevation the same. Now, thebuildingismoreprominentalongChapmanAvenueandisevenmorevisible. All of the ancillary uses have been movedtothebackofthelotandarescreenedfromChapmanAvenuebythearchitectureitself. ThefrontTacadeisevenlesscorrupted. The site actually flows a little better because the carwash isaone-way carwash with vacuuming occurring in the back first and then pulling through the bay. Theystillproposethatshouldamoreinewhicrhcaseethefrontdrnrerileouldbefconrvertedto~la~25 foot lalndscaped setback anfd thetback parking lot would turn
into a more conventional parking lot.Commissioner Cathcart asked if there would be arrows and
Planning Commission Minutes January 16, 1995
Mr. Smith said they intended to stripe the lot, as welt as putting up signage.
Commissioner Smith asked ii the building material changed at all? (No.)
Chairman Bosch asked if they had read the conditions in the staff report? (Yes.) They probably wouldn't
have any objection, then, to adding the need for one-way painted traffic arrows. (They
concurred.)Jerry Greubel, 12805 Newport Avenue, met with Mr. Parsons, who was in agreement with the project
as proposed. They have an easement as evidenced by the documentation from the Title Company and
the two of them will enter into a reciprocal agreement. The Traffic Engineer had some concerns about
the drive aisles. With this particular use, it will be used on the weekends. It's going to minimize the types
of confrontations associated with a convenience store or fast food establishment. He asked about
condition 7 -coin operated machines? He suggested it would be better to keep the change machines out
front and the vending machines screened in the
back.Commissioner Cathcartdidn't have a problem with the way condition 7 was worded. But, the
last sentence could be changed to read: "All machines that are operated by tokens can be placed in
back."Mr. Greubel appreciated the Commission's input on this project and he felt it was an enjoyable
process.Commissioner Cathcart suggested selecting a different type of tree (other than a spreading tree) for
the back of the property and to work with the Design Review Board for other
alternatives.Chairman Bosch discussed the reciprocal easement. He asked if there needs to be adjustments in
the existing easements? He wanted to make sure the proper easements were in place since
multiple properties were
involved.Mr. Greubel responded, no. They want to maintain a higher level of maintenance, but the other
partydidn't think it was in their best interest. The other party wants the same thing so they will work out
an agreement between
them.Mr. Soo-Hoo believed condition 1 covered the concern of reciprocal easements/agreements. He
will be working with staff to make sure the proper documentation is in place prior to issuance
of permits.Commissioner Pruett thought the improvement of the easement should be included with the
conditions
of approval.Mr. Soo-Hoo believed the Community Development Department would be
reviewing the specific improvements proposed. The easement will be an integral part of that approval process.
He will be working with staff to make sure the legal aspects
are in order.The public
hearing was dosed.Commissioner Walters felt the project was now in compliance with all the requirements
and he felt comfortable supportingthe use. It's a step forward in enhancing an area that otherwise is
blighted at this
point in time.Chairman Bosch thanked the developer for his efforts on this project. He appreciated how
a good look at the Old Towne Design Guidelines and application to a protect has resulted in a
project that the developer felt to be better than it would have been otherwise. He hopes the project will
have a high commercial success as well. He also liked the idea of a transitional use for the
property, allowing a conversion going in with the initial design --that has a lot of vision
for the future.Moved by Commissioner Cathcart, seconded by Commissioner Smith, to accept the
findings of the Environmental Review Board in that Negative Declaration 1463.94 will not have
a significant adverse impact on the environment
or wildlife resources.AYES: Commissioners Bosch, Cathcart,
Pruett, Smith, Walters NOES:
Planning Commission Minutes January 16, 1995
Moved by Commissioner Walters, seconded by Commissioner Smith, to approve Conditional Use
Permit 2090-94 with the listed conditions, adding to condition 7 -the token-operated vending
machines be permitted to be placed behind the building; and adding a sentence to condition 10 relative
to adding signs and painted traitic arrows to show one way arrows on the drive aisles to help improve
the traffic circulation on the site. And to grant an exception to Orange Municipal Code Section17.
76.070,Subsection H with regard to throat distance and turning radius on the site. This decision is
based on sound principals of land use and is in response to services required by
the community.AYES: Commissiones Bosch, Cathcart, Pruett,
Smith, Walters NOES: None
MOTION CARRIED IN RE:
NEW HEARING CONDITIONAL USE PERMIT 2096-94 -FIRST KOREAN
UNITED METHODIST CHURCH A request to allow an existing church to expand by installing a modular structure to be
used as a classroom. The site is located at 4700
East Walnut Avenue.N TE: This project is categorically exempt from environmental review pursuant
to Section 15303 of the State of CaliTornia Environmental Quality
Act (CEQA) Guidelines.Barbara Gander, Associate Planner, presented the staff report as there was opposition
to this project.The applicant has requested a conditional use permit to allow the move on of a
second modular structure onto their church site. Currently there is a 445 square foot modular structure used as a church
office that is located to the rear of the property. The proposed modular strucuture is 1,100 square feet in
size with the dimensions of 24 x 60 feet. It will be installed in front of the existing church, (north
of the church)approximately 50 feet south of the Walnut property line. The structure will be used
for youth education services on Wednesday and Friday nights, and on Saturdays and Sundays. The
proposal complies with the develoment standards of the R-1-7 zone and the applicable
parking requirements for churches. The visual appearance of the modular structure, however, is a concern with
staff. Unfortunately, the applicant's site is somewhat limited because of the existing church and modular structure, and
the site design with the parking landscaping. To mitigate the concerns, staff has recommendedthe
applicant enhance the site's landscaping to screen the modular building from view, as well as to integrate
it with the existing site development. Landscaping and irrigation plans would be required to be
reviewed and approved
by the Design Review Board.Commissioner Walters asked to what extent minimum parking would be
exceeded if the modular unit were
placed in the parking lot?Ms. Gander didn't want to guess at that. Required parking is based on the
assembly area and the site provides 130 spaces. Looking ai the strict code requirements, they need 106
spaces. That'
s 24 spaces in excess.Commissioner Walters thought some of the problems and concerns could
be solved if the modular structure were placed in the parking area. He didnR believe it would consume
6 or 10 spaces at maximum, leaving the parking
well above the minimum required.Chairman Bosch noted for the record the Commission also received a number
of letters dated January 7 and 8, 1995 from members of the church
in support of the project.
The
public hearing was opened.Aoolicant Jim Lee, 10411 Garden Grove Blvd. #32, Garden Grove, said they
were wanting to expand their classrooms to accommodate the growth of the church. "they have been able
to rent some spaces from their neighbor church, but a month or so ago the church was sold. With the
Change in ownership, they no longer were able to rent the classrooms. Sunday school classes have
stopped. He believes their church has made a positive impact in the community, but more services for the youth
are
Planning Commission Minutes January 16, 1995
Chairman Bosch explained the public hearing process.
Those soeakinc in favor
Greg Hamel, 1518 East Katella Avenue, Anaheim, was the architect for the project. It might be feasible
to take up some parking spaces, but he understood staff's concern about giving up parking spaces. The
original intention for the site was to build a temporary facility and then build a more complete church outfront, closer to Walnut. There is a dire need for classrooms right now.
Commissioner Cathcart liked the idea of having the modular structure in the landscaped area. He finds
objectionable, however, that it is up close to the wall (to the east). It could be moved closer to the
parking lot, which would then give the opportunity to really do some landscape buffering. If he lived intheneighborhood, he would have a problem with a modular building put close to the property line. He
was disappointed there was no preliminary landscape design plan showing exactly how the site would
be landscaped. It's an important issue to butter and landscape the site. He would like to continue thishearinglongenoughfortheapplicanttobringbackarevisedplanshowingadifferentlocationanda
landscape plan.
Chairman Bosch was concerned about the exterior appearance of the buildings. The materials proposedareappropriatefortemporarymodularsandheunderstoodthecostconcerns, but he was also aware
there was a great variety of economical methods of cladding modulars these days. Since this was a
permanent building, he was concerned about it blending in with the site. He wondered if they had
explored other construction methods that would give them a building that would be more in keeping withtheexistingchurchandthecharacteroftheneighborhood? The westerly facade, ramps and stairs were
very visible from the street and to a certain degree isn't going to be shielded by landscaping. With
regard to windows for natural light and ventilation it is going to somewhat limit that screening. There are
primary and secondary facades deserving a hierarchy of treatment to render it less objectionable as an
apparent temporary building. Something more than a well structurally sate and access sate ramp couldbeprovidedthatwouldmakethebuildingappeartobemoreincontextwiththechurchandthe
neighborhood. Wood and paint are not enough -- what are the forms and masses, shapes and how do theyrelatetoeachother? He asked if there was a master plan or long range goals set by the Church to assure
that the site works best for everyone.Mr.
Hamel said the existing trailer is a wood structure and has no landscape buffer. The stairs are right outinfront. The new structure should have been placed closer to the church structure. There has been discussionaboutmovingitdownclosertothechurch, but it wasn't their intention to piece meal or add thesethingsinoneatatime.Those
speaking in opposition Mel
Woli, 518 North Hamlin Street, said the existing structure is brown and it looks like a trailer, and the propertydoesnothavelandscaping. The church is light colored. He asked what color would be selected forthenewstructure? The land is surrounded by a six toot chain link fence. It'snot appealing; he has a problemwithit. The Tence changes the character of the neighborhood. He wanted to know the occupancy
level of the next structure and when it would be used? Are the other two units going to be occupied
as well? He foresees a parking problem. Architecture and landscape were a concern to him.Hefranklythoughtthetemporarymodularwouldbethereforaverylongtime. He suggested putting themodularunitonacementslabtolooklikeasmall, single family unit. It would fit in with the neighborhoodalittlebitbetter. He questioned the hook ups and the type of root. He sees more peopleandparkingasbeingproblemsfortheneighborhood. He has lived in the neighborhood for 10 years
and has not experienced any problems with overflow parking.Rebuttal
Mr.
Lee could understand the neighbors concerns. Originally, there was no chain link fence, but as a resultofvandalismproblems, they installed the fence to protect their property. The existing parking lot hasneverbeenfull. Since they first purchased the property, there has been significant improvement.Chairman
Bosch asked ii they would consider another location for the modular unit on the site, further from theeastpropertylinetoprovideabetterbutterofthestructure?4
Planning Commission Minutes January 16, 1995
Mr. Lee said they would comply with the Commission's request. They did not have a problem with
moving the building.
Commissioner Cathcart showed them what he had in mind, using the exhibits on the wall.
Commissioner Smith asked if they would consider changing the appearance of the exterior of the
buildings to give some sensitivity to the cladding and outside surfaces with detailing to soften the lines of
the building?
Mr. Lee personally liked the lighter colored building; it was more appealing
Mr. Hamel thought Mr. Lee needed to see some examples of what was being requested. He would
work closely with the church and give them some ideas to soften the exterior treatment of the buildings,
as well as addressing the landscapelbutfer issues.
Commissioner Pruett encouraged the church to consider a master plan approach of the site in terms of
bringing a positive look to the project.
Commissioner Cathcart didn't have a problem with the use. The problem is with the way the use is now
sited and the way it is handled. He asked the applicant if they would be willing to entertain a continuance
in order to bring back a landscape pplan showing the aesthetics, a facade treatment on the trailer that
would soften it, and perhaps a paintlcolor pallet to show the Commission what the colors would be. That
would give the Commission an opportunity to ask the staff to bring back a report from the DesignReviewBoardregardingthemodularunit. Why was it not landscaped? A landscape treatment of the
fence should also be discussed to alleviate the starkness of the fence.
Mr. Lee agreed to a continuance to the meeting of February 6, 1995.
Moved by Commissioner Cathcart, seconded by Commissioner Smith, to continue Conditional Use
Pemit 2096-94 to February 6,
1995.AYES: Commissioners Bosch, Cathcart, Smith, Pruett,
Wafters NOES: None MOTION
CARRIED IN RE:
MISCELLANEOUS CONDITIONAL USE PERMIT 1690-88 -TRINITY
EPISCOPAL CHURCH Six month follow up on an application to allow a modular building, previously approved
for temporary use, to be used as a permanent classroom facility. The property is located at 2400 NorthCanalStreet,and the modular structure is used for the preschool program of Tnnity
Episcopal Church.NOTE: This project is categorically exempt from the provisions of the
California Environmental Quality Act per State CEQA Guidelines
Section 15303.Commissioner Cathcart said the adjacent neighbors seem to be satisfied; therefore, there
were no problems. The
Commission concurred.Mr. Soo-Hoo said the Commission asked for a report from staff and it has been
given. The Commission needs to receive and
file the report.Moved by Commissioner Smith, seconded by Commissioner Walters, to receive and file
the six month follow up report regarding modification to Conditional Use Permit 1690-
88 -Trinity Episcopal Church.AYES: Commissioners Bosch,
Cathcart, Smith, Pruett, Walters
NOES:
Planning Commission Minutes
IN RE: ADJOURNMENT
January 16, 1995
Moved by Commissioner Cathcart, seconded by Commissioner Walters, to adjourn to their next regularlyscheduledmeetingonMonday, February 6, 1995.
AYES: Commissioners Bosch, Cathcart, Pruett, Smith, Wafters
NOES: None MOTION CARRIED
The meeting adjourned at 8:15 p.m.
sld