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HomeMy WebLinkAbout3/2/1987 - Minutes PC PLANNING COMMISSION MINUTES City of Orange Orange, California March 2, 1987 Monday - 7:30 p.m. 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, Hart, Master, Scott ABSENT: None STAFF PRESENT: Jack McGee, Associate Planner and Acting Commission Secretary; Ron Thompson, Director - Department 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 18, 1987 ..- Moved by Commissioner Scott, seconded by Commissioner Hart, that the Planning Commission approve the Minutes of February 18, 1987 as recorded. AYES: Commissioners Bosch, Greek, Hart, Scott NOES: None ABSTAIN: Commissioner Master MOTION CARRIED IN RE: ITEMS TO BE WITHDRAWN REVISED TENTATIVE TRACT 12649. - LXON-AKINS ASSpCIATES: A letter was received requesting the. item be withdrawn. Moved by Commissioner Master, seconded by Commissioner Hart, that the Planning Commission withdraw Revised Tentative Tract 12649. AYES: Commissioners Bosch, Greek, Hart, Master, Scott ~"' NOES: None MOTION CARRIED IN RE: NEW HEARINGS CONDITIONAL USE PERMIT 1572 - TSUI: Proposed 20 unit (plus manager's unit) motel within the C-1 zone, located on a 14,250 square foot parcel on the south side of Chapman Avenue, west of Seranado Street. ~, NOTE: Negative Declaration 1126 has been prepared for this project. Mr. McGee presented a staff report and referred to the exhibit of the proposal. A Conditional Use Permit is required for a motel within this Planning Commission Minutes ' March 2, 1987 :Page 2. zone. The applicants are proposing a 7,524 square foot building, two stories in height, to include 21 units -- 20 of those will be rental units (.288 square feet in size); one of the units will be a resident manager's unit, which will be 1,080 square feet. There are also two work storage rooms within the facility. The maximum height of the building is 22~ feet. The parking provided on the site plan is 23 spaces. They are required to have 22 spaces by City Ordinance. A year ago the City Council adopted an urgency ordinance pertaining to this property as a result of a submitted plan for a hotel on this lot. Since that time, the City has reviewed the requirements for motels in commercial zones and has determined a Conditional Use Permit would be required for any motel in a C-1, C-2, C-3, CTR-CP zone. Land use compatibility is questioned and major issues are development intensity, privacy of adjacent properties and the length of tenancy. There is one window on the south side of the unit, which. overlooks the apartment carport and driveway area. There are no windows on the east side of the structure. Most of the windows, entry ways, and balconies overlook the parking lot and are internal to the site.. Reference is made to the length of tenancy in that it has been noted that motels are utilized for purposes other than motels; length of tune is snore than that of a motel use. "~ The public hearing was opened! Aon Kimmel, 747 South. Brea Blvd. ~~33, Brea, applicant, stated their proposal is different from the one they submitted last year by increasing the setbacks, increased the parking, reduced the number of units and meets the requirements of the City staff. Commissioner Hart asked if there would be ktchens~ktchenettes in this motel? Mr. Kimmel said there were no kitchens in any of the units. Commissioner Master asked if the conditions had been read and does: the applicant wish to make_any comments? Mr, Kimmel is aware of the conditions and has no comments. Those speaking in favor: Kenneth Chen, 124 Arlington Avenue, Arcadia, property owner of 3848 Chapman. Sees significant growth in this area and would like to develop this project to help surrounding businesses. Has been working with the City for the past year and is willing to meet all the requirements. Those speaking in opposition: Ray Garcia, 3803 Century Avenue, lives behind the proposed motel. Feels this area is a residential area; not an area for travelers. It is not a tourist attraction. This motel will overlook his backyard and does not want the area to end up like Harbor Blvd. Rose Walker, 5215 East Chapman, owns and operates the pet shop. There is a parking problem now. Problems will be created with this motel. Petitions opposing this project have been signed in less than three weeks totalling Planning Commission Minutes ' March 2, 1987 age 3. ~„""', 1,140 signatures. She doesn't object to building on that lot; it's the type of use at that location. Wants to see Orange stay beautiful. Keep the retail (mom and pop) stores instead of building a motel. George Kelsch, 33555 Marlinspike Drive, Laguna Niguel, co-owner of property to the east of the project. Opposes the size of the lot, and the 24-hour nature of the business. It's a transient business and gives rise to prostitution problems. There are parking and density problems in the area now. The use is not compatible with the area. Kenneth Kirkman, 100 South Seranado ~~68, has noticed many Spanish people up and down Chapman in the early morning and late night hours. Believes there will be problems with parking, drugs, and corruption. Lonnie Williams, 175 South Thomas, re-emphasized what has already been said. Cannot see any motive for putting the motel in this area. He believes the transient type people looking for low income, long-term stays will make use of this motel. Mr. Chen stated they built a motel last year in Stanton and they have no problems or crime. Their motel is medium classed and prices range between $45 and $65. Mr. McGee mentioned staff has received a number of letters and phone calls opposing this item. However, a few do support the motel. The public hearing was closed. Moved by Commissioner Hart, seconded by Commissioner Scott, that: the Planning Commission accept the findings of the Environmental Review Board and file Negative Declaration 1126.. AYES: Commissioners Bosch., Greek, Hart, Master, Scott NOES: None MOTION CARRIED Commissioner Hart commented on the statements he heard from the opposition. Feels there is a misunderstanding about the Planning Commission meeting and its purpose. The motel is permitted on that property subject to conditions placed on the structure. He would have liked to hear some arguments on conditions rather than possible use of the motel by prostitutes, and does not believe that is a valid argument for opposition. Moved by Commissioner Hart, seconded by Commissioner Scott, that the Planning Commission approve Conditional Use Permit 1572 subject to the conditions as shown on the staff report. AYES: Commissioners Bosch, Hart, Master, Scott NOES: Commissioner Greek MOTION CARRIED Mr. McGee stated there is a 15 day appeal period on this application. Anyone can appeal this item to the City Council. Planning Commission Minutes ' March 2, 1987 Page 4. IN RE: NEW HEARINGS GENERAL PLAN AMENDMENT 2-86-A - SOUTHMARK PACIFIC CORPORATION: Chairman Greek excused himself from the meeting. Request to amend the General Plan Land Use Element designations on 730 plus or minus acres of land on the south facing slopes of the Peralta Hills (Anaheim Hills) east of Loma Street/Imperial Highway in the East Orange-area. Requested designation change is from Estate, 'Low, and Medium Density Residential, Commer~la,l., Open Space, and Park, to Zow, Medium, and High Density Residential, Open Space, and Park.. The proposal would increase the maximum number of units allowed for the site at the General Plan level from the existing 1,149 units to the proposed 2,000 units. Request to amend the General Plan Circulation Element. to delete Via Escolla as a commuter street from the proposed extension of Loma to Nohl Ranch Road. DEIR 954 has been prepared for this project. Mr. Jim Reichert, Associate Planner, Community Devlopment, presented the staff report and gave a brief overview of this. proposal, in 1978, this 730 acre site was included in a larger, 1900 acre General plan Amendment t~; which redesignated major portions of the area from Agriculture to various urban uses. Development on the 730 acre site included a mix of Estate, Low and Medium Density Residential, Commercial, Park and Open Space uses, with a maximum of 1,149 units allowed on the site. The plan before the Commission has been revised a number of times over the last two years. Staff feels that the location of the develovable areas to the central portion of the site is a superior plan to that shown on the existing General Plan. By consolidating the development in the central portion of the .site, it retains a prominent northwesterly ridge that overlooks most of the City and in the southeastern portion of the property holds back development from Santiago Regional Park. It also serves to consolidate open space. areas on the remainder of the site. Regarding density, the existing General Plan allows a range of 474-1,149. dwelling units. The proposed amendment on its dace would allow 1,46.6-3,072 units on the site. However, the applicant is proposing a general plan cap of 2,0.00 units, which would more ~., closely approximate 1,800. units when the site is actually developed. The 3 applicant`s reasons for the General Plan Amendment relate to the increased costs associated with same of the major infrastructure improvements needed on that site; and to account for changing demographic and popul8.tion characteristics as that relates- to housing demands. The existing general plan was prepared at a tune oriented to development that was typical of the late 70`s -- basically, large homes on large lots. In the last few years there has been a profound change in the housing market with clustering of housing units and smaller dwelling units on smaller pieces of property. Regarding the circulation element, two of the major roadways traversing this site are Serrano Avenue and Via Escolla. This project would serve to complete Serrano Avenue through. the site. Currently there is an infra- structure study that is being prepared by a consultant to the City of ' Orange that is looking into various alternative means of providing for the financing of Serrano Avenue such that it would not become a burden on the City of Orange general fund. The need for Via Escolla was predicated Planning Commission Minutes ` March 2, 1987 'Page 5. on the fact that the original General Plan Amendment in 1978 indicated there would be development across the ridge in the north portion of the site. The proposed amendment would delete development along the ridge, thus indicating Via Escolla is no longer needed as a commuter street. Staff strongly recommends the next step in the planning process be the preparation of a specific plan. Commissioner Master brought up the question of who will bear the cost of infrastructure and wondered how this relates to the financial report. Commissioner Scott questioned the limits of the study of Serrano; was it just within the project li~atits. Mr. Reichert stated the study was related to Serrano Avenue. within the boundaries of the project area. Commissioner Scott asked if Anaheim endorses Via Escola to be reduced from a commuter arterial? Mr. Reichert indicated that Anaheim has already deleted 'Via Escola (per . It has not been officially his. discussion with Anaheim last week . removed from AnafieimFs Circulation Element, but it will be removed by the end o~ this year. The public hearing was opened. Frank Elfend, Elf end & Associates, 1151 Dove Street, Newport Beach, made a presentation on the Serrano Heights project and handed out a booklet to the Commissioners showing the exhibits at close range .from the larger exhibits used as part of the presentation. A flow chart was developed to communicate several items to the community and staff including: (1) perception of timing, (2) community, and (3) approval process. Approval of tentative map should occur in 19.88 -- a realistic date of approval. The current General Plan, 1978, was approved by the. City. Consultants evaluated the Plan between 1984-85 and began to work on that proposal with staff and the community. Tn 1986, the. General Plan Amendment continued to be processed. In 1987, it is believed the Specific Plan will be processed through the City. And then in 1988, the Tentative Maps will be prepared. After reviewing the current General Plan the consultants came up with some different plans: (l) Land Use Plan A - increase in density; (2) Land Use Plan B - single family dwellings, park; and (3) Land Use Plan ~* C - community compromise plan, reduction of number of units, 4 acre park, "~' congregate care facility, traffic phasing plan, and trail system. He pointed out-many of the unanswer-ed concerns will be resolved during the Specific Plan process. The Specific Plan focus areas are: (1) hillside grading, (2) development and architectural standards, (3) infrastructure phasing, (4) trail system, (5) traffic phasing, and (6) landscaping treatment. The Specific Plan process will commence immediately upon approval of this project by the City. Those speaking in favor: Bob Bennyhoff, 10642 Morada Drive, Orange Park Acres. Plans presented tonight took months of conversation and planning and they have come up with something the community can live with, He recommends approval of the General Plan Amendment, but is not recommending approval of the Specific Plan. Feels the density of 1,800 units is fair. Reaffirmed the community and developer Planning ',,March 2 , Wage 6. c Commission Minutes 1987 are in agreement to working out a favorable plan for Serrano Heights. Mr. Bennyhoff would also feel better if this were in writing (black and white). Commissioner Master made comment to the school district fee and discussion was exchanged. Mr. Elf end clarified there is a 1974 exchange agreement; the developer has agreed to enter into an assessment district with the school district. Those speaking in opposition: Ted Botens, 10802 Meads, Orange, President of Orange Park Association. Submitted a letter to the Commission in opposition to this proposal. One issue is making sure the plans are carried out in reference to traffic/ roads; another issue is the lack of parks in East Orange. Four acres or more of park space is needed. Hillside development standards need to be completed and be adhered to. Could not agree with Mr. Bennyhoff on the density. The idea of clustering is a great one and will enhance the project, but the density should be maintained similar to its original density. Regarding the trail issue, Mr. Botens wants the words functional and connecting trails be worded into the General Plan Amendment. Ed Neis, 5502 East Crater Lake, Orange. Chairman of the ROAR group. They are not against this project, but against the elimination of Via Escola between Loma and Nohl Ranch. Road. Proper circulation of traffic is one of the major problems in Orange. Via Escola is going to be developed between Meats and Loma. Feels it should be extended all the way over to Nohl Ranch Road so the traffic would be properly distributed from this development. Mr. Elfend responded to the stated concerns. Most of Mr. Botens comments have been addressed in the presentation and he acknowledges they need to be further addressed in the Specific Plan. .Concurs with the park cpncerns, Also, he believes the cost is reasonable to .justify the number of units in reference to the density. Touched lightly on hillside development standards, infrastructure, and the issue of Via Escola. The public hearing was closed. Commissioner Bosch commented on the Draft EIR in reference to the traffic mitigation measures. Wanted to know what the tie is other than the Specific Plan process found in the General Plan Amendment. to give them assurance of other mitigation measures in moving ahead with this project. Mr. Reichert stated in working on the Specific Plan they also would deal very heavily in relating to all the traffic improvements that would be needed in that area. A phasing plan would be discussed at length in the Specific Plan process. Commissioner Master commented some reference to these mitigating measures should be put into the General Plan Amendment; they should be tracked into the motion so they are not lost. Moved by Commissioner Master, seconded by Commissioner Bosch, that the Planning Commission recommend that the City Council certify that Draft Planning Commission Minutes ' March 2, 1987 .Page 7. Environmental Impact Report No. 954 has been completed in compliance with the California Environmental Quality Act (CEQA) and the State and local guidelines for implementation of CEQA, and find that the mitigation measures outlined in the DEIR, which are to be further detailed and ~m- plemented~t~r~ugh the specific:plan and p'raject.ghasing,_will reduce to accegtab~e~levels or eliminate;adverse.e~vironmental impacts associated with the_p~roject a the General Plan level of detail. AYES: Commissioners Bosch, Hart, Master, Scott NOES: None ABSTAIN: Commissioner Greek MOTION CARRIED Commissioner Master wants to include various elements brought up by staff and the fiscal analysis be tracked as well.. This should be tracked for financial liability. Reference was made to continue fiscal impact analysis being performed on a phased basis as development occurs on the site. Moved by Commissioner raster, seconded by Commissioner Hart, that the Planning Commission recommend that the City Council approve an amendment to the General Plan Land Use Element to redesignate the area from Estate, Low, and Medium Density Residential, Commercial, Park, and Open Space; to Low, Medium, and High Density Residential, Park, and Open Space as depicted on Exhibits 4 and 5; and Recommend that the City Council place a General Plan cap of 1,800 dwelling units on the entire 730 acre site; and Recommend that the City Council require that a Specific Plan be prepared on the entire 730 acre site prior to any further discretionary actions being taken on the property, including requests to subdivide any portion of the site, in order to more precisely define and control: a. The actual number of dwelling units allowed for the entire site and for the individual residential areas, particularly as it relates to transfer of units between the various density categories. b. The amount, extent, and type of grading that would be required to accommodate development in accordance with the hillside grading standards currently being prepared by City staff. c. The specific housing product types to be built in the various residential areas. d. The manner in which open space areas, parks, and trails would be treated and maintained. e. The amount, type, phasing, and financing of public facilities and improvements on and off-site, particularly as they relate to Sexrano Avenue and other circulation and infrastructure improvements. f. The treatment of the interface between various development areas. on and off-site, particularly related to landscaped buffer areas between on-site development, Maybury Ranch., and Santiago ©aks Regional Park. Planning Commission Minutes ' ~ March 2, 1987 ;,,Page 8. g. The development and architectural standards under which development will take place on the property. h. The fiscal impact of the development to ensure that the overall'specific plan, proposed ievelopinent 'phasing -ai.d :ary chaE~g~~s provide'ar~ z~vet- al`l' positive fiscal` benefit 'to" the Cityy of Oratrge:' AYES: Commissioners Bosch, Hart, Master, Scott NOES: None ABSTAIN: Commissioner Greek MOTION CARRIED Moved by Commissioner Master, seconded by Commissioner Hart, that the Planning Commission recommend that the City Council approve an amendment to the General Plan Circulation Element to delete 'Via Escolla as a collector street between Meats Avenue and Nohl Ranch Road. AYES: Commissioners Bosch, Hart, Master, Scott NOES: None ABSTAIN: Commissioner Greek MOTION CARRIED Chairman Greek returned to the meet~:ng. IN RE: MISCELLANEOUS REVISIONS TO TENTATIVE TRACT 12458 - PRADO: Proposed revisions to a 30~1ot single family residential subdivision located on the north side of Cerro Villa Drive, east of Summitridge Lane, and request for finding of substantial conformance with the prior approval. NOTE: Negative Declaration 99.7 has been previously filed for this project. As no one was opposed to this project, a staff report was not presented. Commissioner Bosch asked what the conditions: were to the previously approved plan. fis the revised plan still in accordance with those previous conditions? Mr. McGee stated this plan i.s still in conformance to the previously approved conditions. The Commission is being asked to comment on the moving of the lot lines on the tract map to make a finding. Commissioner Hart said this is being revised because of soTne earthquake fault lines that were found later. Moved by Commissioner Hart, seconded by Commissioner Master, that the Planning Commission recommend to the City Council the revisions to Tentative Tract 12458 to be substantially in accordance with the previously approved tentative tract. AYES: Commissioners Bosch, Greek, Hart, Master, Scott NOES: None MOTION CARRIED ,~ Planning Commission Minutes ' ;..,,March 2, 1987 ,,?age 9. .. '~ IN RE: OTHER ITEMS The Commission discussed several items outlined below: 1. Sacramento trip -- reservations/tickets will be out of Orange County. Staff will confirm and report to the Commissioners. 2. Packet delivery problems still exist. The suggestion of outstide mailboxes was discussed. 3. Follow-up on R,I.O. -- variance was requested, but not needed for parking plan. A letter was written; however, a response was not returned. Anew letter will be written and copies sent to the Commissioners. 4. Tt is requested the Commissioners receive a copy of all staff reports. transmitted to the City Council. 5. Status regarding the sprinklers at Chapman and Old Chapman - Canyon View complex. Staff will direct a letter to the City M~.nager from Chairman ~, Greek asking if. the sprinklers were installed. 6. Staff is in the process of responding back to the City Manager on the Hillside Development Standards. 7. Mr. Thompson spoke about a data base program for the City's use in Planning. 8. Commissioner Scott volunteered to represent the Transportation Commission. Staff will send a memo to City Council with the Planning Commission's recommendation to appoint Commissioner Scott. IN RE: ADJOURNMENT The meeting was adjourned at 9:50 p.m., to reconvene at a regular meeting on March 16, 1987, at 7:30 p.m., at the Civic Center Council Chambers, 300 E. Chapman Avenue, Orange, California. sld 0