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HomeMy WebLinkAbout4/18/1988 - Minutes PCr J PLANNII~6 COPIPIISSION MIHi~TSS ~~ City of Orange April 18, 1988 Orange, California Monday - 7:00 p.m. The regular meeting of the City of Orange Planning Commission was called to order by Chairman Scott at 7:00 p.m. PRESENT: Commissioners Bosch, Greek, Hart, Master, Scott ABSENT: None STAFF PRESENT: John Godlewski, Senior Planner & Commission Secretary; Jack McGee, Administrator of Current Planning; Ron Thompson, Director of Community Development; Gary Johnson, City Engineer; and Sue Devlin, Recording Secretary PLEDGE OF ALLEGIANCE IN RE: MINUTES OF MARCH 28, 1988 AND APRIL 4, 1988 Moved by Commissioner Greek, seconded by Commissioner Hart, that the Planning Commission approve the Minutes of March 28, 1988 and April 4, 1988 as recorded. AYES: Commissioners Bosch, Greek, Hart, Master, Scott NOES: None ABSTAINED: Commissioners Bosch, Master MOTION CARRIED (April 4, 1988 Minutes) IN RE: NEW HEARINGS COIIIDITIO~IAL OSE PSRIiIT 1666-88 - ST. JOSEPH 80SPITAL: Conditional Use Permit to consider the addition of a M.R.I. Facility, as a separate building, on existing hospital property located at the southeast corner of Main Street and Columbia Place (St. Joseph Hospital). NOTE: Negative Declaration 1213 has been prepared for this project. A staff report was not presented. The public hearing was opened. ~ Larry Gibson, architect for the project, 700 West First Street, Suite 14, Tustin, was available to answer any questions. The public hearing was closed. Planning Commission Minutes April 18, 1988 - Page 2 Commissioner Greek asked how this project fits in with the hospital's master plan. Mr. Gibson could not answer that question. He was employed by the firm in Wisconsin that did the basic design for the building. Commissioner Master questioned why there was a condition to include a fence around the gauss magnetic field. Mr. Gibson stated their primary objective was to keep people out of the area; especially those with pacemakers. People in good health would not be affected by the field. There are standards set by the State Health Organization. Commissioner Hart asked if there was a problem with exposing film in the process? Dr. Wallace Specken, Director of M.R.I., St. Joseph Hospital, 1100 West Stewart Drive, said there is no exposure to the film. Magnetic fields do not expose photographic film or any other type film. He briefly summarized the way M.R.I. worked. Commissioner Greek felt it was under utilization for that piece of property and was not comfortable with that kind of development. He would like to see the Master Plan; and would like to see more thought as to what is going to be built on the entire hospital. site. This was a piece meal attack at what should be their overall planning. Commissioner Bosch shared Commissioner Greek's thoughts. Commissioner Master explained a Conditional Use Permit should be granted upon sound principles of land use. It is unfortunate there is no master plan. Chairman Scott stated in reviewing the various TSIP programs, as far as the ultimate growth for the area, it leans towards more extensive use of the site. Moved by Commissioner Greek, seconded by Commissioner Master, that the Planning Commission not accept the findings of the Environmental Review Board to file Negative Declaration 1213. AYES: Commissioners Bosch, Greek, Hart, Master, Scott NOES: None MOTION CARRIED Planning Commission Minutes April 18, 1988 - Page 3 Moved by Commissioner Greek, seconded by Commissioner Bosch, that the Planning Commission deny Conditional Use Permit 1666-88 as the use is not in conformance with what has been projectedf a Master Pian needs to be reviewed before further action is taken= and it is not a proper site for this particular use. AYES: Commissioners Bosch, Greek, Hart, Master, Scott NOESs None MOTION CARRIED Commissioner Bosch would like to see a master plan for the hospital. Commissioner Greek thought it was up to the hospital to bring in a master plan for review. Mr. Godlewski explained the 15-day period to appeal this project to City Council. IN RE: NEW HEARINGS COFDITI©HAL OSR PBRNIT 1668-88 - gLI~S DEVSLOPi+IE1~T: Proposal to develop a 33-unit, two-story senior housing project on property located on the east side of Glassell Street approximately 100 feet south of Quincy Avenue (1051 North Glassell Street). NOTE: Negative Declaration 1214 has been prepared for this project. The staff report was presented by John Godlewski. The applicant is proposing a 33-unit senior housing project. It will be comprised entirely of one bedroom units totalling approximately 550 square feet for each unit. The construction will be in a U-shaped, two-story structure as presented on the exhibit, with a central landscaped court yard. The building will be approximately 28 feet in height. The applicant is requesting a density bonus, which would permit more units than the General Plan shows= it is something that is provided for in the City's code. The density bonus is 79$, of which 25~ of the units must be allocated to low and moderate incomes. The applicant has told staff that at least 50$ of the 33 units will be designated as low to moderate income households. One of the concerns raised in the staff report is the proximity of the project to full service shopping centers, which was represented as being located at Tustin Street and Ratella, approximately one mile away. There are bus facilities available. Other concerns regarding building design will be addressed in the building plans. r U Planning Commission Minutes April 18, 1988 - Page 4 Chairman Scott asked for clarification on the bonus density? Mr. Godlewski explained the minimum bonus density was 258; however, the applicant may ask for more than that. In this case, 798 Commissioner Greek said the density bonus required under state law was 258 if affordable housing is provided. Anything greater than that, the City could allow the density. Commissioner Bosch confirmed that the seniors ordinance allows the senior citizen's housing to be placed in commercial zones, subject to the development standards of that zone. Mr. Godlewski stated the setbacks for commercial property would apply for this particular project. Chairman Scott questioned Item 21, Page 4 of the Staff Report regarding applicant proposing to rent to senior citizens, age 62 or older as required by the "Senior Citizen Housing" for developments of less than 15 dwelling units. Was that 15 or 100? He attended a planning conference and thought it was 100 units or less, the age would be 62 or older. Mr. Godlewski felt 15 was not correct, but was not sure about 100 and said he would Check that. (The correct number is 150. ) The public hearing was opened. Dick Broadway, Plaza Investors/Elite Development, 131 North Tustin, Suite 106, Tustin, said the project's design would be identical to the Palmyra Project on South Glassell. The same concept was transferred to the North Glassell site.' They have read and accept the conditions of approval. Presently there are over 200 applications for the Palmyra units. There are only 50 units so they have many more applicants than they do apartments. Bob Nickelson, consultant for the project, and Richard Hansen, the architect, were both present to answer questions. Commissioner Bosch was concerned about views from second floor units into the yards of neighboring single family residences. How do they feel the intrusion of privacy will be mitigated by the design of the project. Mr. Broadway explained their project, using the wall exhibit as a reference. The building has been pulled back away from adjacent lots. The units that were facing east have been turned around. Impact on the neighbors has been given a lot of thought and consideration. J Planning Commission Minutes April 18, 1988 - Page 5 Commissioner Greek asked for the dimensions from the center line of the street to the rear property line. Mr. Broadway said from the center line of the street to the rear property line is 250 feet. The frontage is 165 feet. The existing half street right-of-way is 33 feet. The Engineering Department indicated that there will be another additional 17 feet required for future right-of-way alignment. Mr. Johnson stated the requirement for dedication and improvements should be included. The property to the north and south remain to be improved and it is anticipated it will be at the same time. Commissioner Hart would like to see more affordable units if possible rather than just the 17 units. Senior housing is really needed. He made reference to the Orange County Housing Authority and asked if Mr. Broadway was familiar with their programs, to which Mr. Broadway stated he was. Commissioner Hart felt there should be some trade offs for the request of the density. Commissioner Bosch was concerned about the need to create a boundary to separate them from pedestrian traffic on the street. He also recognizes a security issue and asked for an explanation. Mr. Broadway stated fencing would be provided for all ground level units. Chairman Scott asked if the density would be similar to the .Palmyra project and Mr. Broadway said it would be. Those speaking in opposition: Herb Peter, 207 East Monroe, was not against the project, but would like more information. He questioned how long the age requirement for seniors would last and how the apartments were going to be managed? Mr. Godlewski responded it would be recorded with the deed to the property. It will be on the property as long as the building is there. The second question would be addressed by Mr. Broadway later. Bill Wetzel, 136 Quincy, was concerned about the 50 foot parking area between his property and the new project. He felt the six foot fence would not obstruct noise or privacy. Chairman Scott explained the six foot block wall fence would be measured from the high grade side of the property. Planning Commission Minutes April 18, 1988 - Page 6 Mr. Broadway responded that an independent outside management company, Western National Properties, will be managing the new units. They currently manage Fern Gardens on Prospect, and The Palmyra's on South Glassell. An on-site manager will also be on the premises. A block wall fence will be built on the high side and heavy landscaping will be provided for privacy. Commissioner Bosch referred to Mr. Mickelson's letter regarding screening of residents by an on-site manager; to maintain an age requirement, as well as manage the property. The public hearing was closed. Commissioner Greek asked how long the units would be rented to low-moderate income residents? The conditions need to be spelled out. Mr. Godlewski stated by state government code the minimum number of years for "affordable" units was 15 years; however, the senior project would remain with the life of the project. Commissioner Greek favors the project; however, the conditions need to be worked on. A condition needs to be added for street widening and dedication/improvement; 50$ of the units be made available to low income residents; and the units be available for low income housing for the life of the project. Commissioner Hart supports the project for low income residents. Commissioner Greek wants to see the units being affordable for "low" income residents instead of "moderate" income residents. Commissioner Bosch referred to Item 17, Page 3 of the Staff Report under Evaluation and suggested those items be included in the agreement as conditions. Moved by Commissioner Greek, seconded by Commissioner Bosch, that the Planning Commission accept the findings of the Environmental Review Board to file Negative Declaration 1215. AYESs Commissioners Bosch, Greek, Hart, Master, Scott NOESs None MOTION CARRIED Moved by Commissioner Greek, seconded by Commissioner Hart, that the Planning Commission approve Conditional Use Permit 1668-88 subject to sta€f's conditions, including dedication of widening and improvement, a statement that the dimensions were the developer's responsibility; that 5D$ of the units be rented to ® persons qualifying as "low" income; and affordability shall be for the life of the project until the land use is changed. AYES: Commissioners Bosch, Greek, Hart, Master, Scott NOES: None MOTION CARRIED Planning Commission Minutes April 18, 1988 - Page 7 Mr. Mickelson asked if the conditions could be discussed. Commissioner Greek believes the motion is a challenge for the developer to attempt to seek assistance of City staff and to make the units affordable to senior citizens. Commissioner Hart stated they were not asking the developer to subsidize the senior citizens -- it was only a trade off. Mr. Mickelson said they were not prepared for the added conditions; it caught them by surprise. IN RE: ADJOURNMENT The Commission adjourned to a joint City Council/Planning Commission study session to be held at 10:00 a.m. Tuesday, April 19, 1988 in the Weimer Room for a presentation on the Amended Southwest Redevelopment Area Design Standards, The meeting adjourned at 7:50 p.m. /sld 0