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HomeMy WebLinkAbout4/2/1984 - Minutes PC.~ City of Orange -~ Orange, California PLANNING COMMISSION MINUTES April 2, 1984 Monday, 7:30 p.m. The regular meeting of the Orange City Planning Commission was called to order by Chairman Hart at 7:30 p.m. PRESENT: Commissioners Hart, Greek, Mason, Master ABSENT: Commissioner Vasquez STAFF Jere P. Murphy, Administrator of Current Planning and Commission PRESENT: Secretary; Jack McGee, Associate Planner; Gary Johnson, City Engineer; Gene Minshew, Assistant City Attorney; and Toba Wheeler, Recording Secretary. PLEDGE OF ALLEGIANCE IN RE: ITEMS TO BE CONTINUED OR WITHDRAWN: ORDINANCE AMENDMENT A proposal to amend the R-1-40 District within the Zoning Ordinance. Note: Negative Declaration 892 has been prepared for this project. Mr. Murphy said that since this item has been set for public hearing again before the City Council, staff recommends that it be postponed indefinitely. Commissioner Greek moved, Commissioner Master seconded, that this item be withdrawn. AYES: Commissioners Hart, Greek, Mason, Master NOES: None ABSENT: Commissioner Vasquez MOTION CARRIED IN RE: CONSENT CALENDAR: U n CuP tt4~ TENTATIVE PARCEL MAP 82-755 - BOURESTON DEVELOPMENT Ct)P t tRaE at~d per o,,l ~'R-t Request for a six-month extension of time for,~Tentative Parcel Map 4~io $~ 82-755 located on the north side of Walnut Avenue, adjacent to the west side of the ATSF railroad tracks. Commissioner Master moved, Commissioner Mason seconded, that the six-month extension be granted. AYES: Commissioners Hart, Greek, Mason, Master NOES: None ABSENT: Commissioner Vasquez MOTION CARRIED -• Planning Commission Minutes April 2, 1984 .Page Two IN RE: CONTINUED HEARINGS: CONSTRUCTION PROJECT SP 2481, DRAFT ENVIRONMENTAL IMPACT REPORT #831 Construction of the Loma Street/Lmperia1 Highway connection, City of Orange. A proposal to extend Loma Street northerly across Peralta Hills for a distance of 8400 feet to join Imperial Highway in Anaheim Hills. .(This item was continued from December 5, 1983, January 16, 1984, and March 5, 1984. A study session was held on January 4, 1984.) Mr. Johnson addressed the Commission and referred to the previously received letter from ROAR enumerating various'eoncerns ROAR feels should be incorporated into the ETR. The ELR consultant prepared a report which would provide a revised ETR on the basis of items in the ROAR letter plus other concerns of Staff and items Staff wishes included. Staff has recommended Alignment E relative to concerns of the County, primarily that the demand for through traffic be the same whether or not there is a tee intersection`at the top of the hill. Alignment E is concurrent with previously discussed Alignments C and D but provides. an 800 foot radius on the curve at the top of the hill with a super-elevation in the road which could be acceptable to solve the problem. Alignment E is referenced by the consultant and discussed in the staff memo. Environmental aspects of the revised ETR amount to an increase in cost of $10,800. The traffic evaluation on the freeway bypass concept suggests a time-delay study to determine any benefit in utilizing an arterial street rather than the freeway, and this would cost $5,400. Commissioner Master asked if Loma is in the scope of the Eastern Corridor Study. Mr. Johnson responded that Loma may be included .but will not provide the local traffic data which has been included in the original. Draft E.I.R. L. T. Barber, 19172 Cerro.Villa., Orange, asked .what. kind of slopes and grades there would be and how sharp the curve would be, since it appeared to him that-there would be a blind,, accident-prone corner. He also asked how Via Escola would tee in if Alternate E is used. Both Mr. Johnson and Helmut.Stolpp of the Engineering Staff responded to this question and, using a map of the area, explained and demon- strated the slopes and grades as well as how. Via Escola will tee in to the. Loma/Imperial connection. Mr. Johnson said Alignment E is more in keeping with what the County would consider typical design standards. Bob Birtwell, 5424 Crest de Ville,. Orange, requested that the exit from Crest de Ville be evaluated as well as the entrance to it, because of the blind curve and having to come to a complete stop before entering Lpma from Crest de Vi11e. Mr. Johnson agreed that the sight distance at that point is very critical and that they plan to do something to improve this situation. :~ Planning Commission Minutes April 2, 1984 Page Three Mr. Birtwell brought up the problem of children getting to the other side of the street, either to catch the bus to school or in riding their bicycles to school. Mr. Johnson replied that that is part of the safety aspect that will be included in the revised EIR and that the bus pickup point .might have to be relocated. Mr. Birtwell expressed concern that anyone on a bicycle would not be able to cross the road at that point, and Mr. Johnson said that situation would also have to be addressed by the revised EIR. Mr. Birtwell asked if there are future plans for Via Escola to continues on beyond Loma rather than just teeing into it. Mr. Johnson discussed the usage. of Via Escola and other streets in that area, such as Nohl Ranch Road and Serrano, at length, and finally said that Via Esco]_a has never been considered to be a potential arterial-highway east of Loma. Mr. Birtwell commented that there will be a lot of traffic converging in-his area in a very short time and he asked if the EIR is going to address the impact in the area on Hewes;ahd on Chapman from both the Foothill Freeway and the Eastern Corridor. Mr. Johnson responded they are not in a position to evaluate the effect of the Foothill Freeway or the Eastern Corridor on the area. He said a study has already been completed on the Foothill Freeway and a study is now starting on the Eastern Corridor. Ed Neis, 5502 Crater Lake, Orange, secretary of the ROAR Committee,. said that ROAR members want to make sure that when the revised EIR is considered and evaluation will be made of the noise impacted areas, as well as possible lawsuits, ~n acoustical evaluation should be made taking into consideration the present acoustics on Loma at different times of the day compared to what the acoustical evaluation might be with 45,000 cars traveling on the Imperial/Coma extension. Also, ROAR feels that Alternatives C and D would result~in less traffic on Loma than Alignment E. Chairman Hart asked the other 'members of the Commission if they had any recommendations. Commissioner Master said he had not had an opportunity to read the report which was just received. Commissioner Greek said he thought the procedure was to review the shopping list from ROAR and determine whether any of their items should be included in the EIR or are worthy of further consideration. He discussed ROAR's various items separately as follows: 1) freeway bypass--this could be done with a time delay study as suggested but he would be happy to see a statement that indicates a percentage of traffic that would take this as a freeway bypass; 2) surrounding street traffic--he doesn't feel this needs to be addressed right now; 3) truck traffic--this has been considered in the mitigating circumstances; 4) Via Escola interim traffic congestion--this is a consideration but it's something they can't do anything about right now; 5) property damage--he feels that the EIR satisfied this in its statement that there would be some decrease in the property values but it couldn't be determined; 6) safety requirements--he feels questions on this are unfair and Planning Commission Minutes April 2, 1984 Page Four anyone coming out of the tract should go down to the corner where there .will be a traffic signal to cross the street, which is mentioned in the EIR revision.; and 7) additional right-of-way--this-has been answered in the mitigation.. He feels that two more statements need to be made to satisfy his concerns with the items listed by ROAR, but that the rest of the questions raised have already been answered in the revised EIR. Chairman Hart asked the consultant, Jill Sterret, if she felt that Commissioner Gree:k's suggestions are appropriate and valid. Ms. Sterret said she didn't feel it was her position to make a comment on that; however she felt that some amendment should be made to the EIR because ai' the new alternatives, because there was a possibility that one of them might be adopted and therefore there has to be some analysis made of them. Moved by Commissioner Mason, seconded by Commissioner Greek, that the Planning Commission recommend approval of the preparation. of the amended or revised EIR as defined in the Consultant's work program attached to the City Engineer's April 2 memorandum to cover the following concepts: 1. Local impacts focusing on road construction and traffic assessment along Imperial from Nohl Ranch Road to Santiago Canyon Road. 2. Regional impacts discussing briefly the extended impact of the road connection, including major roads in the system from the Riverside Freeway/Imperial Highway area to the Santa Ana Freeway/Newport Avenue area. 3. Long-term impact considering in general terms the effects of the road connection in conjunction with other planned improvements to the circulation .system, such as the eastern transportation corridor. AYES: Commissioners NOES: None ABSTAINED:Cdnlmissioner ABSENT: Commissioner Hart, Greek, Mason Master Vasquez After discussion with Ms. Sterret, who be from 75 to 90 days before a hearing EIR, Chairman Hart said that since the the City Council because it involves a than reset a hearing date at this time, will be done through advertising. MOTION CARRIED said it appeared that it would could be held on the revised matter would have to go to n allocation of funds, rather. the noticing of a hearing IN RE: NEW HEARINGS: GENERAL PLAN - LAND USE ELEMENT 2-84-A, ZONE CHANGE 1014 - ORANGE SENIOR HOUSING, INC.: A request to amend the General Plan - Land Use Element designation from Low Density and Medium Density to High Density Residential (15 to 24 du/ac) and to change the zoning from R-1-6 and R-D-6 to RM-7 on a 7 + acre parcel adjacent to the north side of Santiago Creek, between Cambridge Street and Shaffer Street. Note: Negative Declaration 895 has been prepared for this project. Planning Commission Minutes April 2, 1984 Page Five Mr. McGee made the presentation to the Commission, summarizing the information in the Staff report which was attached to the meeting agenda. He said that Staff is recommending. that the Commission accept the findings of the Environmental Review Board to file negative declaration 895 and that there are recommendations in the Staff report concerning the general plan amendment and zone change: 1) approval of the general plan amendment Land Use Element 2-84-A to high-density residential for the 7±-acre portion of the site north of the creek, to become effective upon the funding of the Senior Citizen Housing Project by HUD; 2) approval of zone change 1014 to RM-7 using the intent-to-rezone procedure, and if approved this zone change should be finalized only for the portion of the site actually included in the specific development plan. Bruce Johnson, president of Orange Senior Housing, Inc., a non-profit corporation established by the Orange Y.M.C.A. specifically to provide affordable housing for Orange's senior citizens, discussed the proposed project. Orange Senior Housing has developed a specific project proposal identified as Triangle Terrace to provide affordable housing for Orange's senior citizens that will be funded under a Section 202 program of the Housing Act of 1959 (construction funds will be obtained through a federal long-term loan to be repaid within a forty-year period) and will be linked to Section 8 Rental Assistance Payments (a guarantee that no tenant will have to pay more than 30% of his/her income for rent). Mr. Johnson said they have planned for 99 units to be located on city-owned land at Cambridge Street and Santiago Creek, from which over 1,000 seniors will benefit over the life of the project. He said the land has been made available by the City Council and there is broad support for the project from the City Council, many community organizations, Orange County Superviser Ralph Clark, and Congressman William Dannemeyer. In addition, the City Council has allocated $235,000 that will be used to upgrade the site and riprap the north side of Santiago Creek as a protection from possible flooding. Mr. Johnson said an application to the Department of Housing and Urban Development (HUD) is currently being developed for submission by April 30. The project has been determined approvable in three previous applications but had not been selected for funding at those times., so Orange Senior Housing, Inc., has met with HUD represent- ® atives to determine ways to strengthen the 1984 application, which will be in competition with proposals from Los Angeles, Orange, San Diego, Kern and Ventura Counties as well as Phoenix and Tucson, Arizona. He pointed out that all that is being requested now is approval of the general plan amendment and the zone change, and approval of the specific development will be`requested only when the final design has been negotiated with HUD. He said they under- stood that all zoning and general plan decisions will(~be~oont9~gent upon final conditional use permit approval. Planning Commission Minutes April 2, 1984 Page Six Mr. Johnson said there is a genuine need for this type of project in Orange, that it is a non-profit community service endeavor accruing no material benefit to the sponsor or any individual, and that local leadership has every intention of giving preference to elderly Orange. residents. The project will be a fully maintained and renewed asset to the community over its 55-year Life.. He said improvements to the site will enhance the basin. properties, principally due to potential flooding under existing conditions. The structure will meet the special needs of the elderly, including health and safety enhancements. He said that even though .seven acres of land are available the intent is to use just over 2~ acres, that which is closest to Cambridge Avenue, and 68% of that is designated for .green spaces. The facility is designed to be three stories high (approximately 28 feet) in order to satisfy de~3gn and cost containment objectives established by HUD. The plan also calls for additional planting of trees. and beautification shrubbery to preserve the privacy of residents closest to the project. Through efficient .design of the facility, 81% of the square feet is dedicated to living quarters (415 br 540 square feet each), 5% is for convenience and life enhancement space; and 14% is for passageways, mechanical and maintenance requirements. Based on preliminary cost estimates, the total cost of the project is estimated to be approxi- mately $4,000,000, with an average cost of $40,000 per unit, which includes cost estimates for land improvements, .structures, general requirements, construction fees, plans costs, furnishings, legal fees, and a contingency reserve. Commissioner Master asked if HUD is in accord with giving preference to residents of Orange, and Mr. Johnson responded that it is. Wayne Spring, 1243:Fai~way Drive, said this appears to be a barracks- type operation not feasible for the elderly and sounds more like low-cost, low-income, welfare housing. He asked if it will spill over onto the rest of the seven acres at a later date. Bill Schertle, 804 Tularosa, asked upon what was made by City .staff to be in favor of the He said that since this parcel is bounded on family residences or duplexes, it is curious come up with that kind of a recommendation, indication of medium density. rationale the decision changes being proposed. three sides by single- that City staff would end he asked for the Mr. McGee responded that the recommendation was based on the approp- riateness of a general use in that area, the access to the property, and a variety of different concerns which would come into play in that type of a decision. He said the property has access to an arterial street, is seven acres in size with certain constraints, and is not incompatible with multiple family usage in that area. He defined medium density as a range of six to 15 dwelling units per acre. Planning Commission Minutes April 2, 1984 Page Seven Mr. Schertle said that when the proposed project was first mentioned three years ago it began as single-story residences, then was changed to two-story structures, and how it appears to be a three-story, 28'- high, barracks-type structure. He said he felt the neighborhood residents would support the single-story or two-story proposals, which could be of medium density, but it seems incongruous that in an area of R-1 and medium density, anything of high density could be conceived. Mike Dumbrowsky, 830 Tularosa, said this land was originally to have been open space or developed as a park, and what they have now is a development that would consist of one building 450' long and 28' high containing 99 units. HUD criteria apparently doesn't take the existing land use into consideration; land use should be consistent with that on adjoining property. He asked why zoning should be changed now when Orange Senior Housing might not get funding this year again, or even in any year to come. Dave Gilmore, Santiago Creek Condominium Project, said density in the condominium project is right around the 15 to 24 units per acre so it is a relatively high-density project, but. it is a private project that allows for a lot of very intense landscaping and the texture of the community is such that it is not a high impact on the surrounding area. He .said the Santiago Creek bed was supposed to be a park; in fact a portion of the condominium property was deeded to the City with the idea that it would become a park. He pointed out that a similar project tb this one was turned down on the other side of Cambridge and said there are other sites in the City more appropriate for this type of development. Mike Barnes, 532 East La Veta, said twenty years from now the City will be looking for park lands, and this is such a natural beautiful park land kind of an area along .Santiago Creek that to put a three- story monstrosity up doesn't make sense since the lack of esthetics and the density will lower the quality of life for those already living in the area. Mark Hattan, 707 East Tularosa,. said there have been two recent rezoning requests in this-area that are practically identical in~~every respect except that the one on the east side of Cambridge would have been done ® by free enterprise and the one on the west side would be done by govern- ment control. He said this country has always told the world that America's success is due to the free enterprise system, and also loudly proclaims. that the Russian system of government control is doomed to failure. He said the City of Orange rightfully rejected the rezoning request of the free enterprise group because the high density is out of place for this type of residential area; likewise, for the same reason, the City should reject the rezoning request for the area where construction would be under government control. Planning Commission Minutes April 2, 1984 Page Eight Doug Cavanaugh, 569 South Pine, said his home immediately borders on the area of proposed development and the building. would be only 40' from his Jacuzzi and spa and with a three-story building he would have absolutely no privacy in his back yard. He said he felt this is an invasion of privacy since when his home was built there was no indication there would be zoning for high-rise buildings in the area. In addition, the area between his property and the building would be the driveway and he had no intention of moving into an alley when he purchased .his single-family home. Mike Tenney, 561 South Pine, indicated support of the others speaking against the project, saying they want to help the elderly and a lower building might easily be acceptable. Rick Peoples, 572 South Cambridge, said he is concerned about the parking and traffic situation in the area since it is already diffi- cult to get out of his driveway and onto Cambridge Street. He also pointed out there is no bus route on Cambridge for any of the older persons who might live in the proposed project to get around the City. He said he felt drawn-up plans and everything in black and white should be submitted to the residents of the area before HUD or anyone else can go ahead with this project. Ray Patten, who identified himself only as a senior citizen, said that by putting older people in an area where they have to cross Cambridge is putting them in jeopardy. Bruce Johnson answered the objections by saying it is true the plans they have developed are tentative and are still subject to review at both local and national levels. He said he feels that what they have submitted will be acceptable in the neighborhood since they are working with consultants who have a good record in the same type of projects. He stressed the critical need for this type of housing and said this appears to be one of the few possibilities of getting it. He!said the process is one step at a time, the application must be approved by HUD, then they will come back to the City for approval, and the most important part from the standpoint of the residents in the area is still to come and at that time they will have an oppor- tunity to have their questions asked. He said they had been encouraged by the City Council to come before the Planning Commission now for the general plan amendment and zone change because such an indication of acceptability might enhance their chances for approval by HUD. Commissioner Mason said she is hearing that Mr. Johnson doesn't think the possibility of getting. HUD approval is very great if they go in with medium density as opposed to high density. Mr. Johnson said he is not really sure of the difference between the two densities and that they are following staff recommendations in terms of what needs to be done to accommodate this project. Commissioner Mason asked if other property in the City that was previously considered for this Planning Commission Minutes April 2, 1984 Page Nine project has now been eliminated. Mr. Johnson responded that Hud repre- sentatives looked at other pieces of land that had potential but they were eliminated and this is the only parcel acceptable to HUD. Commissioner Mason said she is still not too sure that the high density is necessary in an area such as this since she agrees with the residents on that and the Planning Commission has just turned down the same type of property--plunking high density in the middle of low and medium density--on the other side of Cambridge. She asked why it was recom- mended to go high density instead of medium density. Mr. McGee said this area does have perhaps some subtle differences from the area surrounding the golf course on the other side of Cambridge since there are medium-density developments and the condominium project is approaching the high-density range. Commissioner Mason said if the area is kept at medium density the devel- opment could be kept at 15 units per acre instead of going to 24 units per acre. Mr. McGee said that is an option that would be available. Chairman Hart said that if only 99 units will be put on seven acres, it will work out to medium density. Mr. McGee responded that the reason for advising a high density designation is that Senior Housing is involved only for developing 2~ acres of the seven. Chairman Hart asked how much of the seven acres is in the creek bed and .was told that none of it is in the creek bed. He then said he didn't understand how the density was calculated and Commissioner Master agreed, saying that in a seven-acre site, 99 units would be 14 units to the acre. Mr. McGee said this would be true if they were using the entire seven acres but they are using only 22 to 3 acres in the configuration that they are proposing. Chairman Hart asked if the intent was to later build on the portion of the seven acres proposed not to be developed at this time. Mr. McGee said that in the City recommendation they are saying the zoning would be changed-only on that portion that is used in the development at this time. Chairman Hart asked if then the Commission is dealing with 22 acres not seven acres, and Mr. McGee responded that they may or may not since there is not a specific development plan to deal with. Commissioner Greek asked Mr. Johnson why he needs the zone change now and if he couldn't wait until approval was received from HUD so he would have some idea of what he would be asking for. Mr. Johnson responded that when they went before the City Council in August relative to City funds, they were given direction and encouragement by the City Council to begin this process before the Planning Commission and he thinks it was probably the feeling of the City Council that the zoning change would enhance and support the application with HUD. Commissioner Greek said if the Commission is consistent in its feelings Planning Commission Minutes April 2, 1984 Page Ten about the area it would probably go along with something in medium density and because Orange Senior Housing doesn't have a definite boundary or area calculated, it may end up with a site that would hold only 75 units, and if so, would HUD approval be given. Mr. Johnson responded that the need is sufficiently great that they want to go for as many units as are attainable within the limit of the HUD funding and that which is compatible with the area and their conclusion was roughly 100 units. He said they have consulted the people in Washington on that issue and they tend to concur, and beyond that he can't say how it will be evaluated during the review process. Commissioner Mason said she gets the impre~sT.on'the City Council would like direction from the Planning Commission. She said that based on the information she has she would not be opposed to putting senior citizen housing in the area even if they weren't to use all the acreage that is available, as long as it is kept at medium density, and if HUD cannot go along with that, then that is not the location for this type of development. She said that everyone wants relief for this problem of housing for senior citizens but at the same time planning has to be considered, and she doesn't think putting high density in this area is the answer. She would like to keep the zoning as it is now and still get HUD approval. Chairman Hart said the three-story design bothers him because Orange traditionally doesn't have three-story buildings in a residential area. Mr. Johnson said the three-story structure will be no higher than the two-story structures on Tularosa. Chairman Hart said that means they are putting a flat roof on the building and in that case they will get into architectural problems per the reference of some of the residents to a barracks-type. building. Chairman Hart said he also doesn't understand why the entire parcel isn't being used. Mr. Johnson said that since so many people object to using up all the potential park land they feel they could limit their use of the land, leaving some of it for a future park, and satisfy HUD's cost attain- ments by going with three stories. He said they have considered other configurations but they are afraid of asking HUD to approve something that is unacceptable to them, e.g., a two-story structure for the elderly will need an elevator but HUD won't approve elevators for anything less than three stories; also one-story structures will require more land usage and therefore more riprapping and property development and he's not sure how HUD would view that. Commissioner Master asked why the proposed zone change is for the entire piece of property when Mr. Johnson proposes to use only 2~ to three acres. Mr. McGee responded that Mr. Johnson has a concept in mind but by doing the entire seven acres it would provide other options for development. Commissioner Master said he is concerned about the range of flexibility. Planning Commission Minutes April 2, 1984 Page Eleven Chairman Hart said he sees the 22 acres going in and later on another project going on the balance of the seven acres, and then `the Commission won't get what it thought. it was getting. Mr. McGee said that is why the recommendation stated that if the zoning change is granted it would be only for that portion of the area that's actually used. Chairman Hart said there are too many questions about this proposed project and it needs a study session and more thorough presentation. Commissioner Greek agreed that the Commission needs something more definitive before a decision can be made. Commissioner Master moved, Commissioner Mason seconded, that the Planning Commission hold a study session on this matter on April 30 and that the hearing be continued to the May 7 meeting. AYES: Commissioners Hart, Greek, Mason, Master NOES: None ABSENT: Commissioner Vasquez MOTION CARRIED IN RE: MISCELLANEOUS ITEM TENTATIVE PARCEL MAP 84-756 - TAFT/MAIN ASSOCIATES Request for a 15-lot parcel map within the M-2 (Industrial) zone on the west side of Main Street, south of Taft Avenue. Chairman Hart said that since there is a staff report attached to the agenda, a presentation by the staff isn't needed. Mr. Murphy pointed out the map behind the Commission and said that several matters were brought up by the staff in reviewing the project,. relating to emergency access, particularly from Taft Avenue,fencing; as it relates to the Santa Ana River .trail immediately on the west edge of the project, common driveways adjacent to each other, and a proposal to require an association to deal vrith the parking interface as well as maintenance of the property as a unit. The staff also expressed concern for the numerous dead-end .driveways and potential storage problems in those dead-end parking lots. The '15 conditions expressed by the staff attempt to address some of those concerns and approval of the tenta- tive parcel map with those 15 conditions is recommended. Jack Selman, architect, representing the developer, said he has been working with the staff on this and most of the issues have been resolved; the only one posing a problem is #9 regarding the associa- tion and necessity for CC&Rs. He said the concept of this project is to develop small buildings with individual ownership on totally indi- vidual lots with individual maintenance; it is planned to be a high- end industrial project in a high price range and they feel the economic value of the project will stimulate the owners to maintain the property and landscape to keep the value up. Planning Commission Minutes April 2, 1984 Page Twelve Mr. Minshew asked if there were any when told there aren`t said he has planning problems. common areas or private streets and no problem but doesn't know about Mr. Murphy said the conditions were not done frivolously but to prevent a hodge-podge of maintenance within the subdivision. He also; pointed out that parking is a problem in several-subdivisions of this nature in the City and the City doesn't look forward to the idea of having to police those areas and to referee the fights between landowners when those problems occur. ~'h~ association and CC&Rs are seen as a vehicle for dealing with those issues so the City doesn't have to get involved on a day-to-day basis. Discussion followed on the various conditions, some of which were due to Water~Department and Fire Department requirements. Commissioner Greek said he objected to the use of "if required" after some of the conditions. Moved by Commissioner Greek that Tentative Parcel Map 84-756 be approved subject to the staff's conditions with the deletion of Conditions 9, 11, 12 and 14. Motion died for lack of a second. Moved by Commissioner Mason, seconded by Commissioner Master, that the Planning Commission approve Tentative Parcel Map 84-756 subject to the 15 conditions that have begin suggested. AYES:. Commissioners NOES: None ABSENT: Commissioner Hart, Greek, Mason, Master Vasquez MOTION CARRIED Mr. Murphy said there had been a verbal request by Mr. Tom Tracy to have a study session on Southridge, and asked if it could be combined with the other matter on April 30. Moved by Commissioner Greek, seconded by Commissioner Mason, that the study session on April 30 also deal with Southridge. AYES: Commissioners Hart, Greek, Mason, Master NOES: None ABSENT: Commissioner Vasquez The meeting was ajourned at 10:10 p.m., to be reconvened to a regular meeting on Monday, April 16, 1984, at 7:30 p.m., at the Civic Center Council Chambers, 300 East Chapman Avenue, Orange, California.