Loading...
HomeMy WebLinkAbout3/7/1988 - Minutes PCs• PLANNING COMMISSION MINUTES ~' City of Orange Orange, California The regular meeting was called to order PRESENT: Commissio ABSENT: None March 7, 1988 Monday - 7:00 p.m. of the City of Orange Planning Commission by Chairman. Scott at 7:00 p.m. Hers Bosch, Greek, .Hart, Master, Scott STAFF PRESENT: John Godlewski, Senior Planner and Commission Secretary; Jack McGee, Administrator of Current Planning; Joan Wolff, Associate Planner; Ron Thompson, Director of Community Development; Gene Minshew, Assistant City Attorney; Gary Johnson, City Engineer; and Sue Devlin, Recording Secretary PLEDGE OF ALLEGIANCE IN RE: MINUTES OF FEBRUARY 17, 1988 ____ Moved by Commissioner Master, seconded by Commissioner Bosch, that the Planning Commission approve the Minutes of February 17, 1988 as recorded. AYES: Commissioners Bosch, Greek, Hart, Master, Scott NOES: None MOTION CARRIED IN RE: MINUTES OF FEBRUARY 22, 1988 Moved by Commissioner Bosch, seconded by Commissioner Greek, that the Planning Commission approve the Minutes of February 22, 1988 as recorded. AYES: Commissioners Bosch, Greek, Hart, Master, Scott NOES: None MOTION CARRIED IN RE: CONTINUED HEARINGS CONDITIONAL USE PERMIT 1644 - BOB GRANT: Proposal to allow two (2) temporary trailers in the ~,__ M-1 zone on property located on the east side of Batavia Street between Fletcher Avenue and Cully Drive, g addressed 2387 North Batavia Street. NOTE: This item was referred to the Planning Commission by the Zoning Administrator. (Continued from January 18, 1988 Planning Commission Meeting.) ~ Planning Commission Minutes . March 7, 1988 - Page 2 A staff report was not presented. Bob Grant, 2387 North Batavia, responded to the question of reducing the trailers from two to one by stating yes. He has reviewed the conditions and agrees to them. Moved by Commissioner Master, seconded by Commissioner Hart, that th.e Planning Commission approve Conditional Use Permit 1644 as per the conditions listed in the staff report; and further noted by Mr. Grant that the number of trailers be reduced from two to one prior to occupancy. AYES: Commissioners Bosch., Greek, Hart, Master, Scott NOES; None MOTION CARRIED IN RE: CONTINUED HEARINGS ZONE CHANGE 1078-~88 AND CONDITIONAL USE PERMIT 1624-88 - SANTIAGO COMMUNITIES, ORANGE; Commissioner Greek excused himself from the meeting due to a potential conflict of interest. Request to change the zoning on the property from R-1-6 (Residential, Single Family), R-3 (.Residential, Multiple Family).., M-H (Mobile Home).., and R-O (.Recreation Open Space) to M-H and R-O. The applicant is also requesting approval of a Conditional Use Permit to allow a density bonus and a reduction of development standards to facilitate the development of affordable senior citizen housing. The subject property is approxi- mately 100 acres in size, located along the southeast side of Santiago Creek,. west of Prospect Street and north. of Spring Street. NOTE: Supplemental Environmental Impact Report 1171 has been prepared for this project. (_EIR 1171 supplements information contained in the previously certified EIR 861 and documents anticipated impacts due to the changes proposed in the project.). (Continued from February 17, 1988 Planning Commission Meeting.) Chairman Scott commented the Commission closed the public hearing, but had requested the applicant submit additional alignments. Commissioner Bosch moved to re-open the public hearing and it was seconded by Commissioner Master. All Commissioners were in favor. Mr. McGee presented the staff report. At the February 17 meeting significant public input was heard. At the conclusion of the meeting, it was requested the applicant submit a variety of alternate alignments on Prospect .. Planning Commission Minutes March 7, 1988 - Page 3 Avenue be provided to the Commission. The applicant has submitted three drawings of alternate alignments for Prospect as it relates to the project. The alignments were posted on the wall for review. Staff has received these and transmitted them to the Commission, but have not had significant staff review. Mr. Johnson further commented his staff have analyzed the alignments which were submitted as alternatives. Two of the three alternatives were acceptable and in keeping with the intent to provide not only access for the development, but also a viable north/south artery which would take pressure off of the local streets of Prospect, Walnut and other residential streets. The one alignment benefits the area around the school because it creates a cul de sac which will eliminate some of the through. traffic that now uses local Prospect. The second alternative is an alternative which moves the roadway approximately 200-250. feet to the west of Old Prospect, somewhat divides the property, but it also gives that benefit to the school traffic by creating a cul de sac which would serve the school other than a through road. One of the detriments of the project is greater than a ninety degree bend up at the very north end. The sub-standard curve will be a problem in any case; any aligzunent chosen. Alternative 2 creates about a 110 degree curve as opposed to the 90 degree curve. The third alternative is objectionable because it ties Prospect into Walnut; this is not a viable alternative. There is another alternative which is not shown that ties Prospect northbound into Bond/Collins intersection. That is an arterial to arterial connection. Staff feels that alternative should be considered. The curve will remain a common problem and will need to be mitigated with any alternative chosen. Commissioner Hart asked about the extension of Collins, which would be a direct route around onto Prospect, Exhibit B, alternative 1? Mr. Johnson said in that case there is a long tangent between the end of the curve at the most easterly and southerly part of the road to the Collins curve, which is the most northerly curve. Enough sight distance, ® adequate stopping distance, etc. can be achieved. `~ Commissioner Bosch, referring to the staff report, asked about the three signals along Prospect presuming continuous alignment of Prospect past the site at Bond and Prospect, Spring and Prospect, and Walnut and Prospect. What would staff's opinion be relative to signalization in the middle portion of the property? ,Planning Commission Minutes March 7, 1988 - Page 4 Mr. Johnson would like to keep the number of signals down to a minimum. The chance of having three signals will be reduced. The intersection of Bond and Prospect will certainly need a signal at some point in the future. The other signal would be at Prospect and Spring. Any other location would have to be considered as part of a warrant process that they would look at when development occurs. Commissioner Bosch asked if staff has looked at the option of the intersection at Spring and Prospect, the boundary of the site? Mr. Johnson replied they had. The project is conditioned in a manner that would keep that option open. They are asking that the option be provided for so it is not precluded from happening, as a part of the Master Plan. Commissioner Master wanted comments on the complexity of construction regarding the routing through the area. Mr. Johnson stated portions of the road in Alignment 1 will go through the pit; the pit will have to be compacted. The alignment of the road will need to be negotiated with the school, which is another issue. There is a problem of completing ultimate improvements across the Orange Park Mutual property. With alternative 2 it involves the same pit filling problems, the same sc}iool problems, but there would not be the problem with Orange Park Mutual. Mr. Johnson referred to his third feasible alternative as not having any negotiations to accomplish with the school district, nor with the Orange Park Mutual Water District. However, they would have the truck storage area to fill adjacent to Bond as in Alternative 2. The major concern of staff is the safety of the existing curve. The public hearing was opened. Richard Simonian, 763 Rodeo Circle, began with the studies that were made. >Ie feels they have made a reasonable solution to the problems that were encountered at the last meeting. Exhibits were explained in detail showing the different proposed alignments. By moving the alignment to the west, he also feels the problems with traffic and noise have been mitigated, thereby decreasing the traffic on the residential streets. Further, the miti- gation of the problem of bringing the manufactured housing sites over to the east is mitigated by the construction of site-built R-1 residences to the east of the new alignment. Commissioner Bosch referred to the alignment alternative comparison sheet and noted under Alternative 1, nr_esentcd as Exhibit B, a reduction of senior affordable housin« ~=as noted down to ?_10 units/12. ~ acr_es ( 17 units ;per acre) _ `~ Planning Commission Minutes March 7, 1988 - Page 5 The other proposal stated it was at 20 units per acre. He wanted to know the reason why it was reduced? Mr. Simonian did not know the answer and referred to Mr. Lindquist. Jerry Lindquist, 2428 North Grand, Santa Ana, said the configuration of the property, when the road is re- aligned, makes it difficult to optimize the density. Those speaking in favor: Gene Wilson, 1774 North Glassell, recently worked with senior citizens on a relocation process in the city. His main concern is the senior citizens and feels it is important that any consideration made be providing for senior citizens to have a place where they can retire and can have some type of meaningful future. Chairman Scott received a letter from Dr. Jay Bush offering his support to the project and the need for senior r_itizen housing. Those speaking in opposition: Eddy Albright, 642 North Glenrose, had a slide show to present, but would do so later. He asked which plan was being considered? Chairman Scott stated they were looking at all alternatives. Larry Milican, 628 North James, addressed the traffic issue and the survey that was prepared by Don Greek and Associates. Another thing that was overlooked was when the manufactured homes are built, density would be 658 units; R-1-6 areas were not considered, which would increase the units to over 700 units. Scott Graham, 3438 East Collins, member of the Homeowners Association. He wanted to point out again the danger of traffic flow at the ititersection_ Increased traffic flow and speed will only make it worse. Joe DeCroix, 3724 E1 Carmen, commended Mr. Simonian for meeting the homeowners half way in the project. Plan B, with some adjustments, will meet their concerns about traffic flow and offered conditions for traffic circulation. Commissioner Bosch pointed out staff has proposed condi- tions depending on what the action is, that would require approval of a precise site plan and tentative parcel maps and also submittal and approval of landscape and wall plans through the Design Review Board prior to issuance of any permits. Planning Commission Minutes March 7, 1988 - Page 6 Commissioner Master added they are considering the intent to re-zone procedure where the applicant has to come back with a more detailed plan before any final action is approved. Mr. DeCroix said the residents are concerned about the aesthetic value of manufactured homes. Marvin Kerbell, 3340 East Collins, Vice-President of the Arroyos Santiago Homeowners Association, located northwest of the project, directly across from the channel. Problems pointed out at the last public hearing still exist. The Fire Department opposes the 26 foot roads. You cannot enforce "no narking" laws. The traffic study will be challenged by the number of cars in the project. The issue is the present zoning require lots of not less than 6,000 square feet, but the lots being proposed are 3,500 square feet. The low cost housing will depreciate surrounding properties. Julie Ketcham, 4003 El Carmen, was disappointed that the developer did not come up with three viable alternatives from his original plan; he only came up with one - Plan B - that has any possibilities whatsoever. Plan B still has the same problems, especially one for the people who live on Walnut, E1 Carmen, Del Valle that the original plan ha.d. The developer is proposing to close their main road getting out of their tract to Chapman Avenue. Swidler Street will have increased traffic problems. She would like to see Walnut Street going through to Prospect with a gate to the development being put there in order for Plan B to be acceptable. Dawn Campbell, 3401 East Vine, is for senior housing. However, she feels Mr. Simonian is leaning on the seniors as far as the project. She does not feel a reduction in the lot size is to anyone's advantage, but the developer's. The streets are too small. She is also concerned about the children's safety crossing the streets. Mrs. Tameo, 3332 East Maple, spoke about the lack of parks in their area. Children in her neighborhood play on the street. She feels they need a park in that area. BilJ_ Cox, 4002 E1 Carmen, appreciates the fact that the Planning Commission realized there was a problem at the last hearing and required the developer to come up with some alternatives. Exhibit B does have possibilities; however, he reiterated it would be terrible to divert all the traffic out of that one tract down Swidler Avenue. The connection of Walnut to Prospect would make a viable plan. He is concerned with the compaction rate required for the road under Plan L'. IIe stated the taypayers will end un paying for the increased cost for police and fire protection. .• Planning Commission Minutes March 7, 1988 - Page 7 Nancy Gasbower, 287 North Olympia Way, spoke about the traffic problems in the area. She has nothing against senior housing and the plan would be feasible if it were re-arranged so that senior citizen housing could continue to stay. The 1984 plan allowed for multiple dwellings, townhomes, and senior citizen housing; it should be developed according to that plan. Eddie Albright, 642 North Glenrose, showed a slide presentation of different scenes in the proposed project area. Robert R. Dalquist, 3340 East Collins, added input to his condominium project. Their complex meets all City requirements and he hopes the City upholds these requirements for the proposed project. He hopes there will be a plan that is workable and livable for everyone. Beth Vincent, 557 La Nae, represented the young families who would like to see a park in the area until the ground has settled. She knows the ground will sink until it has compacted with time. Joe Vansuch, 655 North Prospect, stated Prospect is heavily traveled and used as a race track. There are many young kids in the area. It is impossible to let his children play out front. The density in the area is impossible. Tammy Sprager, 4024 East El Vine, said she was classified as a teenager, being 20 years- old. She does not race up and down the street; it takes her 20 minutes in the morning to get to the freeway from her home. There is too much traffic there now. She feels the area needs to be cleaned up first before the City starts growing. Diane Chenkin, 362 North Swidler, reiterated that Exhibit B is the best alternative so far. However, there are numerous schools in the area and the number of children need to be considered. Sean Burn, 3308 East Cassell, spoke about the traffic problems in the area. Larry Milican, 628 North James, said there was another issue he wanted to address. It was the traffic analysis, Table 3, trip rates. He read a letter from Western Pringle to Tom Grable. The trip generation rates, he believes, are incorrect for the area. Bob Bennyhoff, 10642 Morada Drive, Orange Park I~cres, did not sneak for or against the project per se. He ,aas concerned about the million cubic yards being haul~c. He would like to see a condition on the project regarci~n~; hau]_iny . Y Planning Commission Minutes March 7, 1988 - Page 8 Mr. Simonian thinks there is a problem with most of the people who are in opposition. The picture of their ® sign (shown in the slide presentation) saying 600 manufactured units...the project was approved for 650 units. Senate Bill 1960 passed by the State Legislature allows manufactured units to be put on any lot in the state of California. The project that was approved in 1984 was not for senior citizen housing. The project was approved for mobile homes, not manufactured housing, and manufactured housing units up to 650. The alignment that was approved was an alignment that was shown to bring Prospect straight to the north and curves around to Bond. The proposal before the Commission is for a senior and adult community. The developer has no problem with the presently approved plan. He would agree to an architectural committee for the approval of the houses. Pictures were submitted to the Commission of houses being built for another project. The alignment proposed removes the major traffic off of the residential streets. They still believe all problems and concerns have been mitigated. The public hearing was closed. Commissioner Bosch. reiterated what Mr. Simonian said is true. He is concerned with the loss of open space, all of the street alignments that will connect to Walnut, and concerned about "no project" or a project that a few people would like. Exhibit C, alternative 2, is not viable. Commissioner Hart stated the real tragedy of the project is the loss of 210 senior housing units. It would be an easy decision to make for the Commission to deny the project. The developer will automatically get the 650 units without the senior housing. Commissioner Master finds fault with alternative 1 - the alternate route west of the existing Prospect alignment. However, that approach offers them the best of what they can afford in a development aspect, traffic situation in addressing the senior citizen housing. He concurs the traffic situation is appropriate. He thinks the compromise of the realignment of Prospect is a viable opportunity. Moved by Commissioner Bosch, seconded by Commissioner Master, that the Planning Commission recommend to the City Council that it accept the findings of the Environ- mental Review Board to file Supplemental Environmental Impact Report 1171, as having been completed in compliance ® with the California Environmental Act and the state and local guidelines for implementation of CEQA, and that Planning Commission Minutes March. 7, 1988 - Page 9 the mitigation measures outlined in EIR 1171 will eliminate or reduce to an acceptable level any adverse impacts associated with the project. AYES: Commissioners Bosch., Hart, Master, Scott NOES: None ABSENT: Commissioner Greek MOTION CARRIED Commissioner Bosch pointed out that there is considerable staff conditions attached to the Conditional Use Permit recommendation. He requested that if a motion was made to approve the project, that Item #23 be noted: It indicates that applicant shall provide specific information regarding filling of gravel pits, including haul routes, times and durations, to be reviewed and approved by City Council. Also, Item 16 currently states that all landscaping and wall plans shall be approved for type and size of material and for compliance of the zoning ordinance by the Design Review Board. To that, add exterior design of the dwelling unit. Also, note that if Alternative 1 with the Prospect realignment to the west of the Water District property is selected, that the connection of Walnut Street, east of Prospect to the realigned Prospect be included in the alignment approval subject to approval of the configuration of the inter- section and signalization if appropriate by the City Engineer and Traffic Engineer. Commission discussed street widths, density bonus for senior housing, precise plan (which was not being considered at tonight's meeting). Commissioner Master suggested using the intent to re- zone procedure. Moved by Commissioner Master, seconded by Commissioner Bosch, that the Planning Commisison recommend to the City Council that it approve Zone Change 1078-88 via the intent to re-zone procedure using Exhibit B, Alternative 1, dated March 7, 1988. AYES: Commissioners Bosch, Hart, Master, Scott NOES: None ABSENT: Commissioner Greek MOTION CARRIED Moved by Commissioner Bosch, seconded by Commissioner Master, that the Planning Commission recommend to the City Council that it approve Conditional Use Permit 1624-88 subject to the 25 conditions in the staff report, as they would be applied to the recommended intent to re-zone from Exhibit B - Alternative #1 Prospect alignment; with the addition of Condition #26 to restrict the minimum interior street width of any portion of the project to the 33 foot minimum; and by adding to Condition »16 the requirement that exterior design of the proposed dwelling units also be approved y Planning Commission Minutes March_7, 185 - Page 10 for type and size and material in compliance with zoning by the Design Review Board; and also that under Condition #23 specific information regarding filling of gravel pits, haul routes, times and durations be submitted for approval by the City Engineer and the City Council; and add Condition #27 to require the connection of Walnut Street east of Prospect to the Prospect realignment alternative #1 at a main entrance to the development to the west, and signalize subject to warrant approval by the City Engineex's office. AYES: Commissioners Bosch., Hart, Master, Scott NOES: None ABSENT: Commissioner Greek. MOTION CARRIED Chairman Scott stated their action was a recommendation to the City Council. The Council will hear this item in approximately four to six weeks. Commissioner Greek returned to the meeting. IN RE: NEW HEARINGS Commissioner Master excused himself from the remaining public hearings. CONDITIONAL USE PERMIT 1659-88 - THE CEI GROUP: Conditional Use Permit application. to permit general office use in the M-1 zone, on property located on the north side of Braden Court just east of the cul de sac (.1449 West Braden Court). NOTE: Negative Declaration 1205 has been prepared for this project. A staff report was not presented. The public hearing was opened. Dick Broadway, represented the applicant, 131 North. Tustin, Tustin, has read the staff report and agrees with. the conditions if the project is approved. The public hearing was closed. Moved by Commissioner Greek, seconded by Commissioner Bosch., that the Planning Commission accept the findings of the Environmental Review Board to file Negative Declaration 1205. ' AYES: Commissioners Bosch, Greek, Haxt, Scott NpES: None ABSENT: Commissioner Master MOTION CARRIED y '~ Planning Commission Minutes March 7, 1988-- Page 11 " Moved by Commissioner Greek, seconded by Commissioner Hart, that the Planning Commission approve_Conditional Use Permit 1659-88. AYES: Commissioners Bosch, Greek, Hart, Scott NOES: None ABSENT: Commissioner Master MOTION CARRIED IN RE: NEW HEARINGS TENTATIVE TRACT MAP 13362 - STANDARD PACIFIC OF ORANGE COUNTY: Commissioner Bosch was excused for reasons of potential conflict of interest. The applicant is proposing to subdivide an existing lot into eight lots for a multi-family development. The proposed development would contain 126 dwelling units. The subject parcel is approximately eight acres in size (.Lot 13 of the Santiago Hills residential developments and is located at the southeast corner of Chapman Avenue and Trails End Lane. NOTE: Environmental Impact Report 868 was previously prepared for the Upper Peter's Canyon develop- ment area, and no further environmental review is necessary. A staff report was not presented. The public hearing was opened. Scott Stowell, 1565 West MacArthur, Costa Mesa, stated they are proposing 126 unit townhome flat project on Lot 13. Footages will range from 1850 to 1250 square feet. Price ranges of these homes will be approximately $90,000 to $125,000. The project conforms to the site development standards in the Upper Peter's Canyon Specific Plan. The public hearing was closed. Moved by Commissioner Greek, seconded by Commissioner Scott, that the Planning Commission recommend to the City Council that it approve Tentative Tract 13362 subject to the staff's recommended conditions. AYES: Commissioners Greek, Hart, Scott NOES: None ABSENT: Commissioners Bosch, Master MOTION CARRIED Commissioner Greek pointed out there are several conditions and hoped the applicant was aware of them. The applicant stated the Police Department had been in contact with them and asked them to consider the use Y . ~'~ Planning Commission Minutes March. 7, 1988 - Page 12 of dense landscaping, thorny landscaping, as they are concerned about crime prevention. Through the process of the Design Review Board, the applicant will try to reach an acceptable solution. Commissioner Bosch returned to the meeting. IN RE: NEW HEARINGS Adoption of "POLICY STATEMENT" concerning Standards For Outdoor Storage in the Industrial Zones: Commissioner Bosch asked about the type of paving to be used in the industrial areas? Mr. Godlewski stated it was staff's intent that the pavement section be structurally adequate and evaluated on a case-by-case basis. Commissioner Bosch. wanted to know if this would automatically require an impervious surface, such. as asphalt or concrete paving, or still leave open the potential for an appropriate structural section of base material or rock? Chairman Scott recalled they allowed a temporary surface. to be determined by the City Engineer and temporary parking lot. It did not have to be an impervious surface. Mr. Johnson-said that was the policy statement on temporary parking facilities. Item C indicates the paving section shall be based on anticipated length. of time the yard is needed, the existing soil conditions and anticipated daily traffic for the lot. There is some flexibility and he thought if it were going to be a short-term facility utilized in conjunction or as a similar use to temporary parking, it would be reviewed in that vain. Other than that, staff will look at it as a hard impervious surface; something that will be here to stay. Commissioner Hart wanted to know if they should discuss the use of trailers in industrial storage yards as a long-term use? Mr. MCGee said they are two separate issues. Planning staff is currently looking into the mobile modular structure area and pulling out the acknowledgements within the ordinance of where .certain types of modular units are allowed and by what procedure. A report is forthcoming regarding mobile/modular units with the intent of minimizing the use of them. Y ~ °' Planning Commission Minutes March. 7, 1988 - Page 13 Mr. Johnson said the biggest problem that will be encountered is the "boot leg" uses. Mr. Thompson said some of the areas will be taken care of as they upgrade and amend some of the old zoning ordinances. As the city builds a high quality and contemporary industrial andcommerciaL area in the Northwest area, staff will want to consider precluding outdoor uses without impervious materials. Through the process of updating City codes, problems will be taken care of. Moved by Commissioner Greek, seconded by Commissioner Scott, thaw the Planning Commission adopt the Policy Statement as prepared by the staff for standards for industrial storage yards. AYES: Commissioners Bosch, Greek, Hart, Scott. NOES: None ABSENT: Commissioner Master MOTION CARRIED 2N RE: ADJOURNMENT Moved by Commissioner Bosch, seconded by Commissioner Scott, that the Planning Commission adjourn to a 5:00 p.m. study session on March. 14, 1988 in the Weimer Room for discussion of the proposals of the contour grading ordinances and fire protection fees; and further, that they adjourn to March. 15, 1988 at 7:00 p.m. with the City Council in the Council Chambers regarding the Orange County Hazardous Materials Plan; and further, that they adjourn to March. l6, 1988 study session at 11:00 a.m, to be convened in the parking lot of the La Brassiere Restaurant at the southwest corner of Almond and Main for a site review of proposed development at the northwest corner of Orangewood and Eckhoff. AYES: Commissioners Bosch, Greek, Hart, Scott NOES: None ABSENT: Commissioner Master MOTION CARRIED The meeting adjourned at-9:30 p.m. /sld C7