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HomeMy WebLinkAbout5/18/1987 - Minutes PC c PLANNING COMMISSION MINUTES City of Orange Orange, California The regular meeting of the City of Orange Planning Commission was called to order by Chairman Greek at 7:30 p. m. PRESENT: Commissioners Bosch, Greek, Master, Scott ABSENT: Commissioners Hart STAFF PRESENT: Stan Soo-Hoo, Administrator of Current Planning; Jack McGee, Associate Planner & Acting Commission Secretary; Ron Thompson, Director of Community Development; Gene Minshew, Assistant City Attorney; Gary Johnson, City Engineer; and Sue Devlin, Recording Secretary May 18, 198? Monday - 7:30 p. m. -_ PLEDGE OF ALLEGIANCE IN RE: MINUTES OF MAY 18, 1987 The Minutes were corrected to read: Page 5, two corrections made to the AYES where Commissioner Master, who was absent, but noted as voting for the project, was deleted. Commissioner Scott was inserted, Moved by Commissioner Bosch, seconded by Commissioner Scott, that the Minutes of May 18, 198?, be approved as corrected. AYES: Commissioners Bosch, Greek, Scott NOES: None ABSTAINED: Commissioner Master ABSENT: Commissioner Hart MOTION CARRIED IN RE: NEW HEARINGS PRE-ZONE CHANGE 106?, TENTATIVE TRACT MAP 13031, CONDITIONAL USE PERMIT 1588 - BALDWIN COMPANY: Proposed pre-zone change from County A-R-20,000 to City R-1-20 <Single Family> Residential - 20,000 square foot minimum lot size>, and subdivision into 10 residential and one open space lot as a Planned Unit Development for a 13.6 acre area south of Chapman Avenue, west of Newport Avenue on Kings Crown Road . ® NOTE: Negative Declaration 1142 has been prepared for this project. . ~.,,.. C Planning Commission Minutes May 18, 198? Page 2 Mr. McGee presented the staff report. The project site is located within the Baldwin holdings in the eastern portion of the City of Orange. The exhibit shows the tract design and layout. The site plan shows the general location of the tract within the surrounding area. The area to the west of the site is Rocking Horse Ridge, a gated private community; the area to the east is the County portion of Baldwin -- also a gated private community. The pre-zone request is in anticipation to annexation to the City of Orange. A tentative tract map is being requested to subdivide the 13.6 parcel. The conditional use permit request is to allow the utilization of a planned unit development. The overall density of the project is .73 dwelling units per acre. The tract is proposed to contain all private streets. Primary circulation to the area is from the west - Kings Crown Road, which takes access off of Canyon View Avenue at two points. Kings Crown Road will proceed through the tract and culdesac at the boundary of the tract. An emergency connection between the culdesac and the County portion of the Baldwin tract will provide a secondary access. That connection is within the County and is not proposed for annexation. It is not surfaced, but is a dirt access road. There are two additional issues that staff has discussed with the applicant: Lot A - open space lot in the tract (ownership of the lot>. The applicant is attempting to deal with a property owner of an estate next to Lot A concerning title. An alternative would be for that lot to become the property of the homeowners' association. The other issue is the fire fuel break provision and maintenance. The Fire Department requires a fuel break in wild land areas within 150 feet of any structure -- that would be required in the tract and is one of the conditions of approval of the tract map. Staff suggests the homeowners' association also maintain the fuel break and landscape area for consistency of maintenance. In order to do that, another condition on the tentative map suggests an easement be provided to allow the homeowners' association maintenance. The public hearing was opened. Chris Taylor, represented the Baldwin Company, 16811 Hale Avenue, Irvine, thanked City staff and the Planning Commission for processing the project. He concurs with the conditions and discussions within the staff report. In reference to the secondary access, it was designed in so there would be an I,:,.... Planning Commission Meeting May 18, 198? ,,~~~-, Page 3 emergency vehicle circulation between the two projects; City side and County side. They would be providing an all weather surface on that along with a break away gate. In reference to Lot A, a prior agreement with the ad,~oining property owner, indicated transfer of ownership of that lot. That is the ultimate disposal of the property. The Association has the means to own and maintain that lot without significant burden. Baldwin also understands the need to provide effective fuel buffers in the canyon areas. One clarification they would look for is to provide the association a secondary maintenance responsibility for the fuel buffer areas. Those speaking in opposition: Dave Brown, 10081 Sunrise Lane, Rocking Horse Ridge area, commented when he bought his property a year ago, he was told the property would stay "open space". He is upset about the new development after being told there would be no development. Chairman Greek stated recourse should be against the person who told him this would remain as open space. Bill Burke, 10051 Sunrise Lane, works for a large developer. He was told the same thing when he bought his property - that no development would take place in that area. Thinks it is very unfair to be told one thing and do another. The canyon area has other environmental concerns: habitat, wild life, drainage. It's a nice area now, but the impact of new development will affect everyone. His dealings with the Baldwin Company have been less than favorable in everything he has done. Commissioner Master is surprised this did not show up ~"'' in his deed or CC&R's regarding the property. fir' Tom Foster, 10061 Sunrise Lane, understands Baldwin is going to maintain the common area, which they have not done in his area. It does state in the CC&R's Baldwin will maintain the roads, but they haven't yet. Commissioner Bosch asked Mr. Foster if his lot was in the County of Orange or the City, to which Mr. Foster replied it was in the County. C Planning Commission Minutes May 18, 1987 ~ Page 4 C Paul Seagall, 10062 Sunrise Lane, was told the same thing as the others about the open space area. He has not yet installed his landscaping because besides waiting for Baldwin to make association improvements, it has not happened. The fire lane has been used by Baldwin for construction. The gate is open 24 hours. Mr. Taylor was personally not aware of some of the problems the people were having and will look into the issues. He finds it difficult to believe his sales people would claim there would be an open space area. The landscape improvements would be a responsibility of the homeowners' association. The area is not particularly appealing as it sits today as an open space area and would represent a continuing maintenance burden if left in an undeveloped condition. Commissioner Bosch commented it was the Baldwin Company's grading and borrowing operations that made the area not particularly appealing as an open space area. The public hearing was closed. Commissioner Master did not have a comfortable feeling from what he heard -- what's there is not good looking and something should be done with it. It did not happen naturally. What is going to happen next? Commissioner Bosch stated the applicant has indicated he would stipulate to the conditions in the staff report. Some of those have significant modifications on the tract map as submitted <i.e., the grading of the street and impacts of potential geological report on the maximum slope on grading>. There was no objection, but without those reports, the project would come back anyway. Asked if the Commission were in a position to act without that information. Chairman Greek had problems with the map design in that Baldwin cannot meet the City's requirements and does not believe a 10 lot subdivision can support the necessary fire controls as required. Moved by Commissioner Greek, seconded by Commissioner Bosch, that the Planning Commission recommend to the City Council to not accept the findings of the Planning Commission Minutes May 18, 198? ,~,,,,,, Page 5 Environmental Review Board to file Negative Declaration 1142. AYES: Commissioners Bosch, Greek, Master, Scott NOES: None ABSENT: Commissioner Hart MOTION CARRIED Moved by Commissioner Master, seconded by Commissioner Scott, that the Planning Commission recommend to the City Council to deny Pre-Zone Change 106?. AYES: Commissioners Bosch, Greek, Master, Scott NOES: None ABSENT: Commissioner Hart MOTION CARRIED Moved by Commissioner .Bosch, seconded by Commissioner Scott, that the Planning Commission recommend to the City Council to deny Tentative Tract Map 13031 as it does not appear that the tract can meet the conditions. AYES: Commissioners Bosch, Greek, Master, Scott NOES: None ABSENT: Commissioner Hart MOTION CARRIED Moved by Commissioner Master, seconded by Commissioner Bosch, that the Planning Commission deny Conditional Use Permit 1588. AYES: Commissioners Bosch, Greek, Master, Scott NOES: None ABSENT: Commissioner Hart MOTION CARRIED Chairman Greek indicated the Commission's reasons for denial are summed up in the problems as indicated by the staff report. There are certain grading conditions that are exceeded by the proposed development. If the map were designed to meet the City requirements, it would be substantially different. The problem of fire setbacks and geological problems are the prime reasons for denial. Chairman Greek addressed the residents and informed them to take their concerns to the Board of Supervisors as they are County residents; they do not live in the City of Orange. Mr. McGee reminded the public the Baldwin proposal will be heard at City Council in about a month. Planning Commission Meeting May 18, 198? ~,., Page 6 IN RE: NEW HEARINGS GENERAL PLAN AMENDMENT - HOUSING ELEMENT: Proposed update of the Housing Element of the General Plan. NOTE; Negative Declaration 1149 has been prepared for this pro3ect. Ralph Casteneda, the City's consultant, reported staff has prepared a package of material outlining the basic provisions of state law, as well as background material discussing the preparation of the report. There was an initial draft prepared in late 1985. That draft was reviewed by the state Department of Housing and Community Development for their comment before it is formally considered by the Commission and Council. In December, the state submitted their comments, which is included in the report. Because of staff reorganization, Mr. Caseteneda's firm worked with the Department in addressing the questions raised by the State. Based on a technical review of the document and correspondence with the state, the document addresses not only the basic requirements of the state planning legislation, but also the individual statements that were made in the state review comments. In summary, the Housing Element when adopted will meet the requirements of state law. It will also set a series of action steps that will need to be implemented over the next five year period. There are four basic parts to the document: <1> examination of housing needs, which takes into account the physical condition of housing, the need for new housing for all income groups and the need for affordable housing; <2> the document must also examine resources and constraints; ways in which the City can use existing resources to address the needs, as well as on-going constraints (land costs, construction costs or the absence of federal/state funds to address the needs; <3) goals and policies need to be included in the document for housing; and <4> the housing program which identifies the specific steps to be taken over the next five years. The most important section of the document is Seetion 10. It discusses all the major components that are required in terms of goals and policies, physical condition, City's intentions, both financially by way of incentives, housing enforcement codes, property Planning Commission Minutes May 18, 198? ~r•*,, Page 7 maintenance ordinance and also affordable housing, through density bonsuses, when appropriate, to financial incentives through the revenue bond program, 20% set aside funds from Redevelopment, and it also addresses the issue of fair housing, which is a required aspect of state law. The document is fully adequate and is ready to be adopted because it meets both the local and statewide concerns. The public hearing was opened. Those speaking in opposition: Duncan Clark, 205 North Pine, did not wish to speak against the amendment, but wanted to know what Section 10 consisted of. Before any decisions are made, they should be able to read and discuss the proposed changes. He is concerned about what is happening now in housing; especially, R-2 and R-3 zoning in Orange where considerable turn downs have been affected by decisions of the Planning Commission, the City Council, and by projects being amended for further study. The public hearing was closed. Mr. Soo-Hoo stated the Housing Element does not address the issue of the various residential densities. The Land Use Element will discuss the densities and how to plan the City for the various distributions of residential, industrial, and commercial zoning. The Land Use Element will be heard by the Commission later this year. The focus of the Housing Element is on housing itself -- the affordability of the housing, the preservation of existing housing and various techniques the City may use in order to encourage those kinds of activities. Mr. Soo-Hoo gave Mr. Clark a copy of the Element to read, which includes Section 10. Mr. Clark voiced concern for the many appeals taking place after a project has been approved and stated the Land Use Element is not being followed. Charlie Miles, 1330 Dana Place, was concerned about a person proposing to do a project, has abided by all the zoning requirements, then is turned down because of outside influences. He felt this was robbing a man of his property rights. Planning Commission May 18, 1987 ~.,,, Page 8 Minutes Moved by Commissioner Bosch, seconded by Commissioner Master, that the Planning Commission recommend to the City Council to accept the findings of the Environmental Review Board to file Negative Declaration 1149. AYES: Commissioners Bosch, Greek, Master, Scott NOES: None ABSENT: Commissioner Hart MOTION CARRIED Moved by Commissioner Bosch, seconded by Commissioner Master, that the Planning Commission recommend to the City Council to approve City of Orange Housing Element dated March, 1987 AYES: Commissioners Bosch, Greek, Master, Scott NOES: None ABSENT: Commissioner Hart MOTION CARRIED IN RE: MISCELLANEOUS CAPITAL IMPROVEMENT PROGRAM: Submittal of five-year Capital Improvement Program to the Planning Commission for their review and approval with regard to its conformance to the General Plan. (Continued from May 4, 1987 Planning Commission Meeting.) Mr. Little, City Manager, presented the five-year Capital Improvement Program to the Commission. The five-year program is a financial plan to meet the infrastructure needs of the City. There are more demands than there is money to take care of those demands. The document is not fixed in granite. Department Heads were present and spoke on their individual pro3ects. He commented that the format is the same as the last two years of the formalized Capital Improvement Program. It summarizes the Departmental priorities and the funding sources, along with the general descriptions in timing of the programs. This is the first time the program got into what Redevelopment can and cannot do for the City in terms of available resources. The City has drawn down from the revenue sources and capital improvement programs significantly. Commissioner Master questioned how the public could grasp the meaning and understand the document. A "road map" is required to follow the activities. __ Planning Commission Minutes May 18, 1987 ~,~.,, Page 9 Mr. Little said they will be changing the format next year to try to make it easier to read and follow. Commissioner Scott echoed the same concern of tracking the activities; it was very hard to follow. The public hearing was opened. Helen Bell, Deputy Finance Director, gave a brief overview of the funding sources. Proposed projects total 13.3 million dollars, but only 6.7 million are being funded by general fund revenues. Bond proceeds from the Southwest and Tustin Redevelopment areas will be funding 4.5 million dollars worth of projects. Another 1.9 million will be funded by other governmental agencies. The single largest funding source for the projects is from bond proceed '---- money. Revenue share funding has been lost. In terms of general City funds, sales tax is the main funding source. Ms. Bell explained the main funding i sources of capital improvement and referred to the chart on Page 3. All purchases over $15,000 are ~ considered capital projects. s Commissioner Scott asked where the revenues come from in relation to Redevelopment? Ms. Bell said the revenues are the proceeds from the bond, which are tax increment bonds. Commissioner Scott asked if the City is mortgaging it's future? Mr. Thompson explained the Southwest Redevelopment project in that over the next 40 years there will be a need for approximately 450 million in public and infrastructure type improvements. The tax base is frozen and start accruing increment from the point that the tax base is frozen. Property is re-assessed every year. He used the Koll Development as an example to explain how funds were generated from the tax increment. The new development in a redevelopment area becomes an asset rather than a liability. Mr. Thompson also clarified they would be refinancing both the Tustin Street and Southwest projects because they are long-term projects. They would go out for additional bond issues, which are not shown in the C.I.P. The money that is generated in the City will stay in the community and free up general fund monies Planning Commission Meeting May 18, 19877 ~s. ~ Page 10 for infrastructure needs, and those monies can be used elsewhere in the City. Sabine Wromar, Assistant to the City Manager, was ready to respond to questions the Commission had. She led the Commissioners through the document, page by page, answering specific questions. Chairman Greek asked if there were any other anticipated building additions besides Administration? Mr. Little stated there is a proposal that will go to the City Council Tuesday evening regarding minor expansion to the Community Development Department. Chairman Greek was concerned with the expansion of Orange to the East over the next five years and questioned if there would be a need to expand City Hall? Mr. Little said once they resolve the problem of relocating the Police Station, current City Hall can handle general government services, with the chance of spilling over to the vacated Main Library, for the next decade. Commissioner Scott asked about the Corp Yard improvements and what that entails (Page 13>? It would be for on-going maintenance. Chairman Greek questioned the negotiations for the sale of the Corp Yard and wanted to know what the status was? Ms. Wromar explained the Corp Yard expansion will be to provide additional square footage to an existing building. Mr. Thompson said there has been no decision yet to enter into negotiations that would sell or lease a portion of the vacant four acre parcel to the west of the Corp Yard. Chairman Greek asked about the renovation of the library buildings (Page 18>? Karen Leo, Library Director, stated the building is in need of many repairs. The first year is for a heating/air conditioning system; the second year is to carpet the main floor. Both of these improvements Planning Commission Minutes May 18, 1987 ~+-, Page 11 would be long-term and could be used by anyone using the facility. Ms. Wromar stated there is one change on Page 19. The modification of Fire Station 6 - $40,000 budgeted in 1987/88 has been deferred to 1988/89. Bob Bennyhoff, 10642 Morada Drive, Orange Park Acres, said he was a little nervous for the East Orange area relating to Fire Stations. It's a high fire zone/high risk area and there will not be much protection out there. Chief Thompson, Orange Fire Department, cannot give Mr. Bennyhoff the assurances he needs. Station 8, Serrano, will be constructed and then Station 9 will be constructed in 1990 south of Irvine Lake. All of this will be contingent upon the dollars available and priorities set by City Council. Commissioner Scott felt the funding source should be listed for clarity in reading the document on Page 23. Commissioner Bosch questioned the Riverdale Avenue rehabilitation (Page 27> to enhance and facilitate the traffic flow; wanted to know the scope and intent of the pro,j ect? Mr. Johnson answered that it would be a project that would rehabilitate the roadway as it has had a history of failing; it's about 15-20 years old with virtually no maintenance. There would not be an increase in capacity or width of the street. Chairman Greek asked if Page 27 and Page 56 were the same projects? Main Street widening in 1990/91 and installation of a water main in 1991/92 -- could ~""'* these be done at the same time? Mr. Johnson said this project was a two-year project: first year is right-of-way; second year construction. The construction of the Public Works project will be coordinated with the construction of the water main, which is both scheduled for 1991/92. Chairman Greek questioned the widening of Newport Boulevard (Page 28>? Mr. Johnson said this was a project that would be a matching HFP and City funded project. There will Planning Commission Minutes May 18, 1987 ~•, Page 12 also be some assessment district money involved. The project is proposed to widen the east side of Newport, between the limits of Chapman and Santiago Canyon. Chairman Greek thought this property was included as part of the subdivision that is proposed and anticipated that it would be improved by the developer. Mr. Johnson stated the property owned by the .Irvine Company, which is the northerly portion of that frontage, will be improved with the assessment district funds. The balance, which is the frontage along the school, will not be improved by the school. The developer does not own that property. The Newport frontage is the City's contribution to the tri-party understanding; it is not an agreement yet. Chairman Greek and Mr. Johnson engaged in a lengthy discussion on the issue of Newport Boulevard. Commissioner Master asked about Wanda Street (Page 28> and if there is any interest or intent to widen that street? Mr. Johnson said the X50,000 is a cooperative project and is being proposed in conjunction with a widening project by Villa Park. Orange's side is already widened. The project will be coordinated with Villa Park's project to widen the street from Lincoln down to Collins, with a traffic signal at Wanda and Collins. Commissioner Master also asked about Taft? Mr. Johnson stated that was somewhat of a political problem. There should be a condition of participation with Villa Park. Chairman Greek had the same problem on Page 29 -- private funding by the developer for Santiago Canyon Road and Chapman Avenue? Mr. Johnson said this was all part of the assessment district funding. Commissioner Bosch asked about the Santiago Canyon Road project (Page 30> with the concern of geological problems. Will the City be assuming the liability for that piece of road or is there a cooperative effort with the County? ~~, ~' Planning Commission Meeting May 18, 198? ~~~, Page 13 Mr. Johnson hopes they can get the County to participate in that section between Hewes and the Fire Station. Chairman Greek asked if the City could move Loma over a couple of years (Page 31)? He was thinking 1987!88 or 1988/89. Mr. Johnson stated this was a project to widen the bridge; that is why it is so much money. Presently the bridge is two lanes and it is anticipated going to four lanes. Chairman Greek asked how big a yard will the City be buying for the satellite maintenance project? CPage 33). Mr. Johnson said it will be a small area. It is for the dumping of sweepings before it is hauled a great distance to the dump to alleviate wasted travel time. The projected site will be east of Santiago Creek. Commissioner Master asked about the interchange modifications to Santiago Boulevard and Nohl Ranch Road (Page 34>. Mr. Johnson said this modification has been a thorn for some time. The State wants to close the ramp. The intent was to build a coordinated system which would in turn close that ramp. Commissioner Scott questioned the next item - gedestrian crossing warning signals CPage 34>. Mr. Johnson stated there will be a priority list established for various locations. Commissioner Bosch commented on the traffic signal modification at Tustin and Meats CPage 40>. Just recently signalization was done at that intersection and there are left turn arrows. What is intended by the proposed modification? Mr. Johnson did not have the exact criteria that was used to come up with the amount of money projected. The signalization was meant to coincide with another project which is an enhanced intersection design. Chairman Greek asked where Nohl Hills Park is located (Page 48)? Planning Commission Minutes May 18, 1987 Page 14 Al Ravera, Director of Community Services, said this park is part of the Edison right-of-way, above Featherhill, east of Meats, south of the Tracy development. The City will lease the land from the Edison Company. Major expenditures will be the grading and terracing the park. Chairman Greek asked if the Parks and Recreation Committee have come up with an overall scheme of parks they are wanting to acquire and what is the City's posture on overall park acquisition? Mr. Ravera said acquisition is based on per acre/per population. They get involved in the design and development of the parks. When there is new development, there is 2 1/2 acres per thousand for parks. Minimum size of a park is ideally four acres. Chairman Greek asked if there was a master plan of parks to which Mr. Ravers stated there is not an adopted master plan. Ten years ago there was a proposed master plan, but it was never officially adopted by the City Council. Commissioner Scott asked about the Cerra Villa park site being developed in 1990/91 (Page 49>? Mr. Ravers proposes to start the design that year. Commissioner Bosch asked about the slope restoration adjacent to freeways (Page 49> and why the City is restoring these? Mr. Ravers stated his Department has the responsibility of maintaining the slopes. There are seven freeway overpasses they are responsible for maintaining. There has been erosion over the years so each year they are budgeting to restore one or two of them to get them up to par. Commissioner Scott had one last question on Redevelopment pertaining to the Community Center (Page 50>. When using Tustin Street Redevelopment funds, does that mean the Center needs to be built within that project area? Mr. Thompson said it would need to be built within a prescribed service area to have benefit to one of the Redevelopment projects. It does not have to be within the boundaries of the project area, but close proximity to the area. It would need to benefit that particular Redevelopment project. Planning Commission Meeting May 18, 1987 Page 15 Mr. Ravera does not yet know where the Community Center will be located. There is a Committee, appointed by City Council, looking at approximately seven locations. A matrix has been developed and each property is being ranked. Commissioner Master commented on the water reservoir pump station for Southridge Development (Page 52>. He assumes the land is dedicated by the developer and funds are for the expenditure of the actual reservoir. Mr. Fonley, Water Plant, said Commissioner Master's assumption was correct. Chairman Greek questioned the overall Water Master Plan (Page 56) and if there was a problem with the current development in East Orange? Mr. Fonley stated there were no problems; they have all been very well laid out. The Master Plan has dust been upgraded. The public hearing was closed. Commissioner Scott stated the Capital Improvement Program has been done well. Commissioner Master stated in looking at capital improvements, caution should be taken. Mr. Little stated the only commitment they are asking the City Council to commit to is next year because they fold the 1987/88 projects into the operating and capital improvement program for the budget that is going to them next month. The next four years of the five years is really what the staff would like to see happen. But every year, the program is re-done based on current financial realities. This is a road map rather than a concrete block. Staff knows they can fund 1987/88 projects «13 million). Moved by Commissioner Scott, seconded by Commissioner Greek, that the Planning Commission recommend to the City Council that the Capital Improvement Program is in conformance with the City's General Plan. AYES: Commissioners Bosch, Greek, Master, Scott NOES: None ABSENT: Commissioner Hart MOTION CARRIED Planning Commission Minutes May 18, 198? Page 16 IN RE: MISCELLANEOUS YMCA BINGO UPDATE: Six month update report on bingo at the YMCA, 2241 East Palmyra Avenue, as requested by Planning Commission on November 1?, 1986. Commissioner Bosch excused himself from the meeting. Mr. McGee stated the YMCA has decided they do not want to have bingo at their facility and have terminated that operation. Moved by Commissioner Scott, seconded by Commissioner Master, that the Planning Commission instruct staff to notify the YMCA the Commission would consider rescinding the conditional use permit and action will be taken at the next meeting. AYES: Commissioners Greek, Master, Scott NOES: None ABSTAINED: Commissioner Bosch ABSENT: Commissioner Hart MOTION CARRIED Commissioner Bosch returned to the meeting. IN RE: ADJOURNMENT The meeting was ad3ourned at 10:00 p. m., to reconvene at a regular meeting on June 1, 1987, at 7:30 p. m., with a study session at 6:00 p. m., at the Civic Center Council Chambers, 300 E. Chapman Avenue, Orange, California. /sld C C