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HomeMy WebLinkAbout04-17-1995 PC MinutesMINUTES Planning Commission City of Orange PRESENT: Commissioners Bosch, Cathcart, Pruett, Smith Monday - 7:00 p.m. ABSENT: None STAFF PRESENT: Vem Jones, Manager of Current Planning -Commission Secretary; Stan Soo-Hoo, Assistant City Attorney, Gary Johnson, City Engineer; and Sue Devlin, Recording Secretary PLEDGE OF ALLEGIANCE IN RE: APPROVAL OF MINUTES FOR THE APRIL 3 1995 PLANNING COMMISSION MEETING Moved by Commissioner Smith, seconded by Commissioner Cathcart, to approve the Minutes of April 3, 1995 as recorded. AYES: Commissioners Bosch, Cathcart, Pruett, Smith NOES: None MOTION CARRIED IN RE: NEW HEARING 1 -- CONDITIONAL USE PERMIT 2102-95, VARIANCE 1990-95 AND NEGATIVE DECLARATION 1468-95 -ROBERT BRESKIN A request to expand an existing building, and to modify the uses contained within the building. The conditional use permit is to allow mixed office, retail and residential uses as well as the construction of a third story mezzanine area within the existing building. The variance request is for a waiver of parking requirements. This project also includes the use of the City owned public restroom at the rear of the building on Orange Street. The site is located at 200 East Chapman Avenue and 111 South Orange Street. NOTE: Negative Declaration 1468-95 has been prepared to address the environmental impacts of the proposal. Mr. Jones informed the Commission a Minute Order was forwarded to them (as information only) from the Traffic Commission expressing concern over recent and pending Planning Commission/City Council actions regarding off-street parking issues. There was no opposition to this item; therefore, the full reading of the staff report was waived. The Planning Commission Minutes Applicant April 17, 1995 Robert Breskin, 220 East Chapman Avenue, said the City is currently trying to increase its Downtown image. Their purpose is to move the professional businesses to the second floor and leave the bottom floor for retail business. It will help to revitalize the area as has been seen in Pasadena. He also proposes to eliminate the blight of the restores behind his building. The reference to the one-bedroom dwelling unit is proposed as a bachelor unit for his use if he chooses to stay in town. The addition of a mezzanine will be used for additional office space. They are not proposing to change the exterior structure of the building. Commissioner Cathcart wanted clarification there would be no additional bodies except for whatever retail space comes in on the first floor. (Correct.) The new retail tenants would be well aware of the parking limitations and locations of parking spaces. (Yes.) The public hearing was closed. Moved by Commissioner Cathcart, seconded by Commissioner Pruett, to approve Negative Declaration 1468-95 and find that the project will not have a significant adverse impact on the environment or wildlife resources, which includes the initial study. AYES: Commissioners Bosch, Cathcart, Pruett, Smith NOES: None MOTION CARRIED Commissioner Cathcart sat on the Commission when they found in favor of Mr. Breskin's project the first time around. He thought, through no fault of Mr. Breskin's, he could not provide the necessary parking given the present ordinance. As discussed and as the parking study may or (may not) find out, parking is more of a management problem at this point. The walking atmosphere of Old Towne is something that may be viable. He didn't have a problem with this use and felt it would be beneficial to Orange. Moved by Commissioner Cathcart, seconded by Chairman Bosch, to approve Variance 1990-95 because the applicant cannot provide the 12 parking spaces; it's not a hardship, but it is impossible. AYES: Commissioners Bosch, Cathcart, Pruett, Smith NOES: None MOTION CARRIED Chairman Bosch discussed their findings on the variance. He didn't have much of a concern for the creation of retail space. He would be concerned if the proposal simply created additional office space. He looked at the overall activity in the Old Towne commercial core of retail as being one very similar to a mall. Customers will have an opportunity to visit a variety of sites with one stop. This use is increasing the vitality of the area, increasing the tax base; this is a privilege enjoyed by others in the area who also do not have parking on site. This use would be in conformance with the neighbofiood plan. Commissioner Smith saw the parking issue differently. She wondered why there was inconsistent applications. She knew of a couple of applicants who tried to open up restaurants in Old Towne; they were turned away because they did not have parking spaces. The applicants did not pursue the applications because of the required fees for parking. She thought the City should come up with a statement on their criteria for opening or expanding businesses in relation to parking issues. She would like to see something in writing that addresses the City's policy for applicants. She felt this was a good use; a good plan, but was concerned about the deficient parking spaces. She also wanted to make sure each applicant who comes forward gets fair and equal treatment. Commissioner Cathcart thought the Commission had been consistent in the way they have judged applicants. He knows for a fact parking behind Orange Sporting Goods and The Elks is plentiful and it's only a half block from this location. 2 Planning Commission Minutes April 17, 1995 Chairman Bosch thought it was a key concern for all of them. The Planning staff is currently undertaking an updated parking study for the entire downtown commercial area. They must look at projects not only from an overall neighbofiood plan, but with the specific intent of individual projects. The Commission discussed the differences between restaurant uses and retail businesses and how parking was impacted. If a different use were proposed, they would have to come back to the City for review and consideration. The City did not have a requirement for fee parking. Staff was asked to look into the current history of parking issues in Old Towne. Staff was also asked to investigate the circumstances surrounding staff telling an applicant that there is a parking fee that the applicant would have to pay in order to locate their business in downtown. Commissioner Pruett didn't have a problem with the parking. Downtown needs to be looked at as an activity center. Commissioner Bosch doesn't see the proposal as a 3 story building but as 3 levels within a 2 story structure. He sees that residential use as incidental to the main retail/office uses. Moved by Commissioner Cathcart, seconded by Commissioner Pruett, to approve Conditional Use Permit 2102-95 with the conditions as listed in the staff report. AYES: Commissioners Bosch, Cathcart, Pruett, Smith NOES: None MOTION CARRIED IN RE: MISCELLANEOUS 2 -- REVIEW OF TOWN 8 COUNTRY AREA -PLANNING AND DEVELOPMENT ISSUES Status of development projects in the Town 8 Country/Main Place area: Jere Murphy, Advanced Planning Manager, presented a brief staff report on this area, using exhibits to outline the area in general. The City of Orange participates in a joint powers authority with the City of Santa Ana known as the Transportation Systems Improvement Authority (TSIA), to deal with common transportation and development issues in the Town 8 Country/Main Place area. The TSIA has provided a successful forum for inter-agency discussion since 1983. Approved or potential projects to be developed are: 1. Redevelopment of the Town 8~ Country retail shopping center. 2. Tishman Phase II. 3. St. Joseph Hospital expansion. 4. Union Bank Plaza. 5. Main Street Concourse, Shimizu. 6. Main Place Shopping Center. 7. Fidelity Federal. 8. Discovery Museum. The following are transportation projects recently completed, currently in process, or anticipated to be undertaken in the near future: 1. LaVeta-Main-Chapman widening program. 2. Bedford Street widening including bridge over SR 22 Freeway. 3. The Corridor Mobility Study (light rail system). *Key concern to the Commission. 4. Main Street bridge over I-5 Freeway. 5. St. Joseph Hospital pedestrian bridge (LaVeta at Pepper). 6. Owens Drive widening. 7. Neighbofiood Preservation Studies (Main and LaVeta area). 8. Town 8 Country Road and Lawson Way traffic signal. 3 Planning Commission Minutes April 17, 1995 Chairman Bosch asked in the design of the I-5 widening, has there been plans to allow the potential future extension of Owens Dive to connect to Memory Lane? Does the current design preclude that from occurring economically? Mr. Johnson reported they terminated that plan six or seven years ago. At that time, they decided to tie in Broadway to make that link rather than to connect Owens Drive over to Memory Lane. Chairman Bosch asked when they could expect to see the results or details of the Corridor Mobility Study? He was intrigued to see how the light rail system could physically get around the corner at Main Street and La Veta, and what the physical impacts would be. Mr. Murphy believed the study would be completed in July, 1996; however, he said the conceptual plan would not get into design issues. It was staffs intent to keep the project study going. Chairman Bosch encouraged staff to bring the issues forward as they are received to keep the Commission informed of its progress. The Commission questioned the residential area (outlined in yellow on the exhibit) being part of the Southwest Project Area. Two of them served on the Advisory Committee and had no recollection of a residential area between Culver and Palmyra, west of Main, ever being part of the Project Area. Commissioner Smith would like to pursue the freeway oriented underground access bike trail and inquired about funds as it might be an opportune time to purchase County property for the bike trails. The Commission realized all major projects were on hold. They asked for an update in the near future; specifically regarding the Corridor Mobility Study. 4 Planning Commission Minutes April 17, 1995 IN RE: MISCELLANEOUS 3 -- STATUS REPORT -EAST ORANGE SPHERE OF INFLUENCE ISSUES Status of East Orange General Plan and City's Eastern Sphere of Influence: Jere Murphy and Vem Jones presented the staff report and referred to the maps posted on the walls to update the Commission. The City's Eastem Sphere of Influence contains approximately 28 square miles of rugged, scenic terrain and sensitive native plant species. Ultimate annexation of the eastern sphere would increase the City's area to approximately 55 square miles and the population to approximately 175,000. Planning activities occurring in and around the City's Eastem Sphere of Influence include the following activities: 1. East Orange General Plan. 2. Eastern Transportation Corridor. 3. Santiago Canyon Road Widening Study. 4. Santiago Landfill Closure Plan. 5. Irvine Lake. 6. Limestone Canyon Regional Park. 7. Natural Community Conservation Program. 8. Mountain Park Specific Plan (Anaheim). 9. Lower Peter's Canyon Specific Plan (City of Irvine Sphere of Influence). 10. Irvine Company activity (including proposed land swap with the EI Toro Air Base). 11. City-County Relationships regarding Spheres of Influence. In December, 1989, the City of Orange completed a 7,110 acre master plan for a major portion of its 28 square mile eastem sphere of influence. The area is owned by the Irvine Company (except for a small, 100 acre parcel). This comprehensive planning effort, known as the East Orange General Plan (EOGP), will ultimately provide up to 12,000 new homes, 33,000 residents and 26,000 new jobs, while preserving almost 3,000 acres of open space. The land use plan for the area is based upon a "planned centers concept" and four centers were created: 1) the Town Center--prime location; 2) the Commerce Center; 3) the Resort Center at Irvine Lake; and 4) the Community Service Center. Implementation of the EOGP will provide development opportunities, contributing significant funds towards the construction of the Eastern Transportation Corridor; it will create a new system of roads, including the re-alignment of Santiago Canyon Road; it will provide the economic base to allow annexation of the 7,110 acres; it will create the Limestone Canyon Regional Park; and 5) preserve major ridgelines and link open space features. In 1991, the Irvine Company, impacted by the economic downturn, discontinued its planning efforts in East Orange. The City has had limited interaction with the Irvine Company since 1991. When implementation of the EOGP is pursued again, key issues to be addressed would include: o The change in fiscal "rules" since the EOGP was adopted. The State budget crisis has impacted the revenue sources previously assumed to be reliable. o The contemporary "fitness" of planning standards and processes developed in the late 1980's will not occur until the late 1990's. o An ongoing concern is the alignment of the ETC's west leg. o The public financing of major infrastructure, the public maintenance of landscaped slopes, and the public maintenance of Irvine Lake water levels are all issues needing resolution. o Phasing impacts relative to circulation, fiscal balance, dedication of Limestone Canyon Regional Park, infrastructure, grading, etc. Construction of the first phase of the Eastern Transportation Corridor will begin this summer. A meeting was held last week and it was decided to construct three lanes in each direction. The Corridor will provide a vital transportation link in Orange County extending from the 91 Freeway at Gypsum Canyon to the Irvine Business Complex and Spectrum in Irvine. The City is currently working on the Santiago Canyon Road widening project; Phase I has been completed and Phase II will be completed this summer. Planning Commission Minutes April 17, 1995 The Mountain Park Specific Plan is a 3,179 acre Irvine Company planned community and is located in the City of Anaheim, just south of the 91 Freeway at the Gypsum Canyon Interchange. The Specific Plan was adopted by the City of Anaheim two years ago, but is currently "on hold". Opening of Loma Street is another issue. There is a reported 11,000 cars per day per a recent traffic count, which impacts Santiago Canyon Road and Jamboree. It's a little high for a two lane road. The status of the Santiago Landfill is on hold because of the County's bankruptcy. It may remain as it is today. The closure probably will not occur for another five years. With regard to Lower Peter's Canyon Specific Plan -- 1,400 acre Irvine Company owned site located between Culver Drive, Jamboree Road, Portola Parkway and the I-5 Freeway, the project is being processed through the County because the Irvine residents have turned down past proposals. The County approved the project on April 4, 1995, despite objections from Irvine and Tustin. The plan was forwarded to the Board of Supervisors with a recommendation to move ahead without delay. Many believe it will be annexed to the City of Irvine. The City of Orange will continue to monitor this project because of traffic related issues. According to recent newspaper articles, the land swap between Irvine Company and EI Toro Air Base appears to have been dropped. The designation of the 2,000 acres as park or open space makes sense from a planning standpoint because it is located adjacent to the Cleveland National Forest. The last issue is that of the City-County Relationships regarding Spheres of Influence. The two most important issues are the development of a uniform tax agreement for all new annexations and an agreement between the County and the Cities of the County that all new urban development occur within incorporated cities except for regional facilities. If these two issues were agreed to by the County, cities could go about their business of planning for new growth with the knowledge that revenues would be shared with the County on a fair and reasonable basis and the County would not attempt to fight annexations at LAFCO. Public Comment Bob Bennyhoff, 10642 Morada Drive, Orange Park Acres, was concerned about high density issues and the Irvine Company in Lower Peter's Canyon. He hoped the City would cant' on the battle. IN RE: MISCELLANEOUS The Commission directed staff to place on the Agenda for the next Planning Commission Meeting a miscellaneous item to respond to the Traffic Commission's concerns relative to parking restrictions in Old Towne. Staff was asked to come back with a follow up report on this issue. IN RE: ADJOURNMENT Moved by Commissioner Cathcart, seconded by Commissioner Smith, to adjourn to the Planning Commission meeting of May 15, 1995. AYES: Commissioners Bosch, Cathcart, Pruett, Smith NOES: None MOTION CARRIED The meeting adjourned at 9:00 p.m. sld 6