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HomeMy WebLinkAbout02-14-1990 PC MinutesPLANNING COMMISSION MINUTES SPECIAL SESSION City of Orange February 14, 1990 Orange, California Wednesday - 5:00 pm PRESENT: _ Commissioners Bosch, Greek, Hart, Master, Scott ABSENT: None STAFF PRESENT: John Godlewski, Administrator of Current Planning Jack McGee, Director of Community Development Bob Herrick, Assistant City Attorney Mary Reilly, Recording Secretary IN RE: CONTINUED HEARINGS CONDITIONAL USE PERMIT 1766-89 - YORBA PARK MEDICAL GROUP A proposed Conditional Use Permit to permit the construction of a four story building 52 feet in height (or 57 feet as measured to the top of the parapet), at a distance of approximately 55 feet from the R-1 zone. Subject property is a 3.65 acre parcel located on the north side of Chapman Avenue, east of the 55 Freeway and south of Santiago Creek, at the intersection of Chapman Avenue and Yorba Street. NOTE: Negative Declaration 1297-89 has been prepared for this project. This item was continued from the June 19, 1989, September 18, 1989 Regular Planning Commission Meetings, the November 13, 1989 Study Session Meeting, the November 20, 1989 and January 3, 1990 Regular Planning Commission Meetings). Mr. Godlewski stated that the Planning Commission has reviewed this item several times and that the current proposal is the result of revisions to the dimensions and the circulation of the plan. The Applicant is available to discuss the latest revisions to the plan, including what will take place on the property at this time, as well as what will take place should the Yorba Street extension be necessary in the future. Mr. Bob Mickelson, 328 N. Glassell, Orange, representing the Applicant, has been retained by the Applicant to assist in the revisions of the site plan. He stated that the conceptual plan has remained the same but they have revised the dimensions and the circulation of the site Planning Commission Minutes February 14, 1990 - Page 2 Initially the plan called for a double drive off Yorba with a circulation pattern past the main entrance and into a one-way drive into the parking lot. After reviewing the proposal with the Staff, they felt it would be much better to move the building forward another 15 feet with a double row of parking in the back. Now there is a one-way drive with traffic coming in and circulating past the drop off area or the parking lot. There is access all around the building for fire protection and two-way circulation throughout the entire parking lot in all directions. They have also created a traffic island to eliminate any potential problems with two lanes coming into the site and one lane going out. Also, in discussing this with the Traffic Department, they concluded that with the small amount of average daily trips generated in this area that one lane both in and out of the area would be sufficient for this operation. However, they have planned for the possibility of both future development or the extension of Yorba by putting in curb returns and creating a double stacking lane both in and out of the site. which should relieve any potential congestion. They have reviewed these latest revisions with the staff and have double checked all the dimensions. Also, in the event that Yorba were to be extended, some of the parking would have to be eliminated. Mr. Mickelson proposed two possibilities in that instance; 1) retain as many parking spaces as possible while sacrificing 10 feet of required landscaping; or 2) provide for the 10 feet of landscaping but sacrifice approximately 10 parking spaces. Occupancy of the structure during construction has also been taken into consideration with this proposal. Commissioner Greek asked for a guarantee that all dimensions have been checked so that no variance is required at a later date. Mr. Mickelson assured him that all dimensions have been thoroughly checked. Commissioner Scott pointed out that the report states 29 parking stalls on the north side of the plan, but there are actually only 28 on the map. Planning Commission Minutes February 14, 1990 - Page 3 Mr. Bob Bennyhoff, 10642 Morada Drive, Orange Park Acres, expressed concern on this proposal because of the increased traffic generated on Chapman and specifically at the intersection of Yorba and Chapman; the fact that this 4- story building may set a precedent for other buildings in East Orange; and that the City Council had just adopted an Ordinance prohibiting the construction of buildings over two stories (or 30 feet) in height without a Conditional Use Permit. He asked how many more cars this project will generate as he did not believe doubling the amount of office space at this location would not generate more traffic. Katherine Shapiro, 3324 Casselle, Orange, also spoke in opposition to this proposed project because of traffic concerns, and pointed out that the Resource Center proposed for that general area will also generate traffic. She suggested that perhaps the Commission should wait until the Resource Center was in operation before deciding on this project. Chairman Hart stated that the Resource Center was not being considered at this time but that a Study Session would occur later that evening. Bob Mickelson, responding to traffic concerns, stated that there will be a slight increase in traffic, probably 100 cars per day, but that the enhanced ingress and egress design for this project should more than offset any traffic problem. In conjunction with this project, they will also be dedicating an additional lane for the intersection at Yorba and Chapman. He stated that the traffic will not double just because the office space is doubling. Chairman Hart closed the public hearing. Moved by Commissioner Bosch, seconded by Commission Greek, to accept the findings of the Environmental Review Board with respect to Negative Declaration 1297-89. AYES: Commissioners Bosch, Greek, Hart, Master, Scott NOES: None MOTION CARRIED Planning Commission Meeting February 14, 1990 - Page 4 Commissioner Bosch, speaking in support of this project, stated that he had used very site-specific and use-specific criteria in considering this project. He cited the following reasons for his support: 1. This particular site is on a major arterial highway Chapman Avenue) adjacent to a regional transportation system (55 Freeway). 2. The proposed use is collateral to an acute general hospital, which is a very specialized use of essential value to the overall community. The concentration of medical offices in immediate proximity to a hospital is of special importance to the community, not only for medical reasons but will also reduce vehicular traffic between the medical offices and the hospital. 3. The site is indicated on the City's General Plan Land Use Element for Commercial-Professional use and is zoned appropriate. A new use o r basic planning change is not proposed. 4. The intersection enhancements will more than offset any increase in traffic; and the height of the building has nothing to do with the increase in traffic. 5. Regarding the height issue adjacent to a residential use, in this specific situation, because of the presence of the Santiago Creek Channel, the zone boundary does not relate to the actual residential use or recognize the buffer created between the two uses by the Channel. Therefore, in this particular instance, a 4-story use seems appropriate. 6. He did not feel this would be setting a precedence for multi-story buildings in East Orange because of the uniqueness of this particular location and use. Commissioner Greek stated that his only concern was the driveway to the west of the intersection, but in talking with the Traffic Engineer, he did not feel this would be a major problem. Planning Commission Minutes February 14, 1990 - Page 5 Moved by Commission Bosch, seconded by Commissioner Master, that the Planning Commission approve Conditional Use Permit 1766-89 subject to the conditions as outlined on the Staff Report; with the additional Condition that the lot consolidation be initiated prior to the issuance of a building permit; and that this approval is based on the special circumstances applicable to this specific site, i.e., the appropriateness of the zoning, the need to enhance critical care in our community, the reduction of traffic created by the concentration of uses on a single site, the street enhancements, its proximity to a major arterial highway, and the proximity of the Santiago Creek Channel as a buffer between this site and the adjacent residential area. AYES: Commissioners Bosch, Greek, Hart, Master, Scott NOES: None MOTION CARRIED VARIANCE 1874-90 - GENERAL ELECTRIC REAL ESTATE EQUITIES, INC. A variance proposal to allow a reduction in required off- street parking on a 4.44 acre parcel of land in the C-P Commercial Professional) District. Subject property is located at the southwest corner of Eckhoff Street and Orangewood Avenue, addressed 2100 and 2200 Orangewood Avenue. This item was continued from the February 5, 1990 Planning Commission Meeting. Staff reported that this item had been withdrawn from the Agenda. IN RE: ADJOURNMENT Moved by Commissioner Master, seconded by Commissioner Bosch, that the Planning Commission adjourn to a Study Session; then to adjourn to their regular meeting of February 21 1990. AYES: Commissioners Bosch, Greek, Hart, Master, Scott NOES: None MOTION CARRIED The meeting was adjourned at 5:35 pm.