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HomeMy WebLinkAbout5/4/1987 - Minutes PCr ~. City of Orange Orange, California PLANNING COMMISSION MINUTES May 4, 1987 Monday - 7:30 p. m. The regular meeting of the City of Orange Planning Commission was called to order by Chairman Greek at ?:30 p. m. PRESENT: Commissioners Bosch, Greek, Scott ABSENT: Commissioners Hart, Master STAFF PRESENT: Jack McGee, Associate Planner and Acting Commission Secretary; Ron Thompson, Director of Community Development; Gene Minshew, Assistant City Attorney; Gary Johnson, City Engineer; and Sue Devlin, Recording Secretary PLEDGE OF ALLEGIANCE `~'' ~ I N RE: MINUTES OF APR I L 20 , 198? Moved by Commissioner Bosch, seconded by Commissioner Scott, that the Planning Commission approve the Minutes of April 20, 1987 as recorded. AYES: Commissioners Bosch, Greek, Scott NOES: None ABSENT: Commissioners Hart, Master MOTION CARRIED IN RE: REW HEARINGS ZONE CHANGE 1069 - CONDITIONAL USE PERMIT 1590 - JACK HS I EH Proposed zone change from R-3 (Residential Multiple Family to C-2 (General Business) and a conditional use permit to allow development of a 3-story, 43 unit motel with a building height of 34 1/2 feet on property located on the north side of Chapman Avenue ~a1 between Citrus Street and Lester Drive, addressed 1103 West Chapman Avenue. NOTE: Negative Declaration 1144 has been prepared for this pro,~ect. Mr. McGee presented the staff report and referred to the wall exhibits. A petition signed by 99 individuals opposing this project has been received by staff and the Commission. The parcel is approximately 22,000 square feet in size. The zoning on the property is C-2 and R-3. The front portion of 0 Planning Commission Meeting May 4, 198? Page 2 the lot being C-2 zoning, the rear 57 feet being R-3 zoning. Surrounding uses include single family residential to the north with R-1-6 zoning; to the east is a similar zone to the site - R-3 and C-2 zoning; to the south across Chapman Avenue are C-2 zoned businesses; and to the west is C-2 and R-3 zoned property occupied by an office development with a residence included in it. The applications requested for the proposed development are a zone change <the multiple family zoned rear portion of the lot is requested to be changed to a similar C-2 zone as the front part to give it a consistent zoning for the entire site to allow the development>, and a conditional use permit is requested for the motel use. A motel in the C-2 zone requires a conditional use permit approval. Also, the conditional use permit is for the height of the structure. Within the C-2 zone a building is limited to 30 feet in height within 120 feet of a residential zone. This building is 34 1/2 feet high. There is a tower on the structure, which is 42 1/2 feet. The motel is 43 units. It includes 42 guest rooms .plus a manager's apartment. The guest rooms range in size from 300-400 square feet each. All other development standards of the Ordinance are complied with, including parking and setbacks. The public hearing was opened. Johnny Lee, architect representing the owner, 24 Elgin, Alhambra, made himself available for questions. He has read the staff report and conditions and does not have a problem with them. He is very aware of the neighbors' concerns and thinks they would like to see a legitimate business developed. The owner intends to reside in the City and operate the motel. The owner has not been able to obtain a franchise yet because of the Travel Lodge close by. The suite concept is very popular and the owner would like to include a few of them in his motel to cater to the industrial business needs. Commissioner Bosch asked Mr. Lee if he has reviewed the parking layout and trash enclosure access with the Engineering Division and trash company relative to the adequacy of access of them. Mr. Lee discussed it with City staff, but not with the trash company. He assured the Commission if the trash company had another suggestion, they would Planning Commission Meeting May 4, 198? Page 3 make the necessary changes. Commissioner Bosch also asked Mr. Lee relative to the proposed density and mix of units, and a marketing study for the complex is not available, on what basis has it been determined for the appropriate mix of suites with the general units? Mr. Lee stated he knows around 40-50 units is an economical scale for a one family manager residing on the premises. Those speaking in opposition: Pat Larosa, 1042 West Maple, spoke on behalf of the 99 people who signed the petition against this project. They had a list of issues that needed to be addressed to negate the need for a motel in the immediate neighborhood. The present building is on the Orange Historic Inventory and should be renovated and used for commercial zoning instead of putting up a new structure. There will be an aesthic effect, invasion of privacy, undesirable use of the premises (prostitution and/or drugs). In checking with the neighboring Travel Lodge, there has been an 8.5% decline in occupancy within the past year. Another motel in the area would not survive. Alvin Odell, 126 Lester Drive, the first house on the west side of the street, off of Chapman. He has dust recently spent X80,000 remodeling his home and is very upset over the motel invading his neighborhood. He does not want Orange to become another Stanton or Garden Grove. There are six motels in the immediate area (West Chapman>. He will be a very unhappy gentleman <as will his neighbors) if this project is approved. Refugio Sanchez, 131 North Citrus, a 23-year resident of the neighborhood. He also has spent a considerable amount of money improving his home and is against the motel. Hours of operation are a concern, as well as traffic. Mary Sanchez, 131 North Citrus, stated they are surrounded by two 24-hour businesses. They hear the fans all day and night; sleep with the 7-11 lights shining in their bedroom; and parking remains a problem. Concerns expressed regarding trash pick up, deliveries, and a noisy situation. The neighbors are upset with what is happening to the West side of Planning Commission Minutes May 4, 1987 Page 4 Chapman. Susan Hearly, 140 North Lester Drive, is one of the younger people living in the neighborhood and also has two of the youngest people in the neighborhood -- a 2 1/2 month old son and 1 1/2 year old daughter. The children and the elderly residents are easy targets for anyone who wants to break in. Shy is very concerned with neighborhood robberies. She has not seen a police car on her street during the last two months. Kyle Lasley, 143 South Citrus, is concerned with the intersection of the southwest corner of Chapman/Citrus. He does not know what future development plans are proposed for this area and is afraid that another 3-story building will be proposed for the area. The traffic situation on Citrus is bad. Bob Bennyhoff, 10642 Morada Drive, Orange Park Acres, asked where the nearest 3-story building is in the area? <No one knew.) It seems odd to put a 3-story building in an area that does not have one. The people do not want to turn that area into a high rise area. Gerald Mayes, 1042 Arbor Way, lives directly behind the proposed project. He will be deprived of shade, an evening breeze, and privacy. Why not put parking underground and make it 2-story? Joanne Arias, 1111 West Chapman, a small office complex bordering on the west boundary of the proposed project. Her residence is also on this property. She questions the need for another motel in the area. She feels there might be a possibility of prostitution and drugs brought into the area in addition to a traffic hazard. Jack Daniel, manager of the Travel Lodge, 1302 West Chapman. He is new in the area. Travel Lodge gust bought out the co-owner of the property March 15. He has cleaned out the heavy use of prostitution and the occupancy has gone down as a result, but he is putting the property back into the condition it should be. The only good days are Friday and Saturday. The rest of the week the Travel Lodge is half full. Thinks the existing building should be considered as a bed and breakfast inn; it would be a great addition to the City of Orange because it would c c Planning Commission Minutes May 4, 198? Page 5 bring in the type of clientele the neighbors are willing to see. It would be considered an elite property. Mr. Lee responded by agreeing with all the concerns. He addressed the typical development trend of a new structure replacing the existing structure, higher traffic in the area. The privacy of the neighbors is a responsibility of the project. There are mitigation measures recommended in the staff report and they intend to follow every one of them. They are ready to work with the staff about the concerns expressed during the public hearing. The public hearing was closed. Moved by Commissioner Scott, seconded by Commissioner Bosch, that the Planning Commission accept the findings of the Environmental Review Board and file Negative Declaration 1144. AYES: Commissioners Bosch, Greek, Master NOES: None ABSENT: Commissioners Hart, Master MOTION CARRIED Moved by Commissioner Scott, seconded by Commissioner Bosch, that-the Planning Commission deny Zone Change 1069 and Conditional Use Permit 1590 because the height is out of character for the neighborhood, and the necessity is not warranted. AYES: Commissioners Bosch, Greek, Master NOES: None ABSENT: Commissioners Hart, Master MOTION CARRIED Mr. McGee stated a denial of a zone change is a final action unless appealed to the City Council. There is a 15 day appeal period for this action. IN RE: NEW HEARINGS ORDINANCE AMENDMENT 2-8? - CITY OF ORANGE Proposed amendment to the Orange Municipal Code to permit bed and breakfast inns within the R-3 and R-4 <Multiple Family Residential) zones, subject to the approval of a conditional use permit. NOTE: Negative Declaration 1146 has been prepared for this project. C C C Planning Commission Minutes May 4, 198? Page 6 Wanda Williams, Assistant Planner, presented the staff report. Pursuant to an earlier City Council directive, Planning Staff is proposing that the City of Orange adopt Ordinance Amendment 2-87, which will establish development standards for use of bed and breakfast inns in the City of Orange. Staff further proposes that bed and breakfast inns be permitted in the Multiple Family R-3 and R-4 zones subject to issuance of a conditional use permit and adherence to six specific development standards. Those standards will require that an owner or manager reside on the premises; that no cooking facilities shall be permitted in guest rooms; that meals shall be served to registered overnight guests only; that the maximum length of stay of a guest shall only be 14 days; that the bed and breakfast structure shall be listed on the National Historic Register; and one parking space per guest room shall be provided in excess of the normal parking standards established for the residential use. Commissioner Scott questioned the parking because at a prior study session it was stated required parking does not have to be on site; it can be removed from the actual location. He finds it hard to conceive someone will not park out front rather than walk a distance. It was implied this requirement would be waived because of being listed on the National Historic Register. Mr. Minshew stated that the normal requirements may be modified and should allow for this. The public hearing was opened. The public hearing was closed. Chairman Greek was concerned about the parking. Mr. McGee said it was immportant to keep in mind there is still a conditional use permit requirement for these kind of uses. The Commission will still have a public hearing and will have an opportunity to review them. Commissioner Bosch is concerned with the parking, but feels under the basis of conditional use permit consideration the Commission should be protected. C ! ~. Planning Commission Meeting May 4, 1987 Page 7 Moved by Commissioner Bosch, seconded by Commissioner Scott, that the Planning Commission recommend to the City Council to accept the findings of Negative Declaration 1146. AYES: Commissioners Bosch, Greek, Scott NOES: None ABSENT: Commissioners Hart, Master MOTION CARRIED Moved by Commissioner Bosch, seconded by Commissioner Scott, that the Planning Commission recommend to the City Council to approve adoption of Ordinance Amendment 2-87. AYES: Commissioners NOES: None ABSENT: Commissioners IN RE: MISCELLANEOUS Bosch, Greek, Scott Hart, Master MOTION CARRIED TENTATIVE PARCEL MAP 87-187 - FRODSHAM FAMILY TRUST: Proposed ?-lot industrial subdivision of 14.9 acres of land located on the west side of Glassell Street, south of Fletcher Avenue in the M-2 zone. NOTE: Negative Declaration 1145 has been prepared for this project. Robert Sundstrom, Williamson 8a Schmidt, 1??82 Skypark Blvd., Irvine, spoke on behalf of the Frodsham Family Trust. The staff report has been reviewed. including the 16 conditions. Condtion 6 is more appropriate to a site plan approval than it is to a parcel map. Chairman Greek had difficultly following the parking configuration. How big is the existing office building and how many parking spaces are there for it? Mr. Sundstrom used the exhibit as a reference to determine the parking calculations. The code requirement for an existing office building is 4 per thousand. The building is 6,600 square feet. He assured the Commission the Code requirements will be followed. Chairman Greek added another condtion. If the parcel map is approved, prior to recording the parcel map, each lot be reviewed by the staff to verify that adequate parking is provided for the area of the C C C 0 Planning Commission Minutes May 4, 198? Page 8 IN RE: IN RE: buildings. He would like to have a parking count requested. Moved by Commissioner Scott, seconded by Commissioner Bosch, that the Planning Commission recommend the City Council accept the findings of the Environmental Review Board to file Negative Declaration 1145. AYES: Commissioners Bosch, Greek, Scott NOES: None ABSENT: Commissioners Hart, Master MOTION CARRIED Moved by Commissioner Scott, seconded by Commissioner Bosch, that the Planning Commission recommend to the City Council to approve Tentative Parcel Map 87-18? with the conditions so listed and to add Condition 1? -- prior to recording the parcel map, staff review a parking plan for each lot. AYES: Commissioners Bosch, NOES: None ABSENT: Commissioners Hart, Greek, Scott Master MOTION CARRIED MISCELLANEOUS FIVE YEAR CAPITAL IMPROVEMENT PROGRAM: Commission Scott asked to continue this item to provide the Commission an opportunity to review the document in greater detail. Chairman Greek and Commissioner Bosch also did not have much time to review the document received in Friday's packet; all three Commissioners stated they could not ask any questions pertinent to the Capital Improvement Program at this time. Moved by Commissioner Scott, seconded by Commissioner Bosch, that the Planning Commission continue the Capital Improvement Program to May 18, 198?. AYES: Commissioners Bosch, NOES: None ABSENT: Commissioners Hart, Greek, Scott Master MOTION CARRIED ADJOURNMENT Moved by Commissioner Scott, seconded by Commissioner Bosch, that the Planning Commission ad,~ourn to a study session, May 11, 6:00 p. m., Conference Room "C". The next regularly scheduled Planning Commission Meeting is May 18, 1987. c c Planning Commission Meeting May 4, 1987 Page 9 AYES: Commissioners Bosch, Greek, Scott NOES: None ABSENT: Commissioners Hart, Master MOTION CARRIED The meeting was adjourned at 8:30 p. m. /sld 0