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HomeMy WebLinkAbout2/18/1987 - Minutes PCi ~~ PLANNING COMMISSION ' MINUTES City of Orange Orange, California February 18, 1987 Wednesday - 8:30 p.m. The regular meeting of the City of Orange Planning Commission was called to order by Chairman Greek at 8:30 p.m. PRESENT: Commissioners Bosch, Greek, Hart, Scott ABSENT: Commissioner Master STAFF PRESENT: Stan Soo-Hoo, Ron Thompson, Gene Minshew, Gary Johnson, Sue Devlin, R Administrator of Current Planning & Commission Secretary; Director -'Department of Community Development; Assistant City Attorney; City Engineer; and ecording Secretary PLEDGE OF ALLEGIANCE IN RE: *4NUTES OF FEBRUARY 2,_1987 The Minutes were corrected to read: Page 1, Minutes of January 19, 1987: Commissioners Bosch and Greek abstained from voting. Page 7, last paragraph: Commissioner r![aster supports Orange Street (instead of Palmyra). Moved by Commissioner Hart, seconded by Commissioner Scott, that the Minutes of February 2, 1987, be approved as corrected. AYES: Commissioners Bosch, Greek, Hart, Scott NOES: None ABSENT: Commissioner Master MOTION CARRIED IN RE: ITEMS TO BE CONTINUED REVISED TENTATIVE TRACT 12649 - LYON-AKINS ASSOCIATES: The applicant has requested a continuance of this item to the March 2 _... meeting. Moved by Commissioner Scott, seconded by Commissioner Bosch, that the Planning Commission continue Revised Tentative Tract 12649 to the ?March 2 meeting as requested. AYES: Commissioners Bosch, Greek, Hart, Scott NOES: None ABSENT: Commissioner Master MOTION CARRIED C Planning Commission Minutes February 18, 1987 '.?age 2. IN RE: NEW HEARINGS CONDITIONAL USE PERMIT 1571, VARIANCE 1808 - COUNTRY VILLAGE PRESCHOOL: Proposed expansion of the existing preschool and requested reduction in provided parking within the RD-6 zone on the west side of Esplanade Street, south of Chapman Avenue. NOTE: Negative Declaration 1125 has been prepared for this project. C Mr. Soo-Hoo presented the staff report, This conditional use permit is requested to expand the existing preschool to accommodate 119 children. The applicant proposes to accomplish this by adding three 600 square feet class rooms to the site. There is also a variance requested in order to deviate from the parking requirements. Subject property contains approximately 3,800 square feet; it is zoned RD-6 and that zone allows preschools subject to a conditional use permit. The existing preschool contains approximately 4,500 square feet of floor area.. Presently the capacity of the school is 83 children.. Off-street parking is the issue involved. The zoning code requires 19 off-street spaces for this use. That would be in a ratio of one space for each. eight students. Tn addition to that, one space per two employees. The applicant is proposing to provide 15 spaces out of the required 19; thus .the requirement for the variance. Staff acknowledges the need for day care facilities in the City of Orange and in this particular area. They support the conditional use permit; however, the deficiency in .parking is a problem. Staff feels there has not been adequate justification presented for the variance. Staff recommends the variance be denied.. The public hearing was opened. Robert Colin, of-,less ~'erez`& Associates; 11,90 .N; Tus~~n Avenue:;zepresents Country Village Preschool. The main issue is the parking deficiency. There is plenty of space for the parking requirement, but they are trying to maintain tradition. which has been developed over the past 20 years; that is, to maintain the image of the rural, serene atmosphere of the .preschool by limiting the asphalt parking lot. Parking is not a problem. Drop off and pick up -times of the children are staggered, Parking is limited to short-term. They. are trying to minimize the effect of an asphalt jungle in the back and maintain the open grass area.. Children from. the surrounding apartments are welcome to play in the park-like setting at the preschool. Commissioner Hart stated the reason for granting a variance is because of the hardship on the .property. What is that hardship the preschool is experiencing? Mr. Colin stated the hardship is not so much a physical hardship, but a hardship on the children. Children from the apartments are able to play at the preschool's open space which has an atmosphere like a park. That is the main reason to maintain this because of the neighborhood. C Those speaking in favor: Henry Nowakowski, 665 S, Esplanade, has. three children who have attended and currently .are attending the school. They have been supporters of the Planning Commission Minutes February 18, 1987 Page 3. preschool for the last five years. Country Village is a very good tradition for the neighborhood. Has not seen any traffic or congestion. The parking lot in the back is empty. There are seven teachers now and the owners wish to increase it to nine teachers. There are 14 parking spaces in the back and four to six spaces in front -- that meets the variance require- ments. It's a great place for the kids, neighbors; real. nice country atmosphere. Dr. Ronald Gibb, 670 S. Prospect, has a six year old daughter that has gone to Country Village Preschool for the past three years. Supports the addition to the school. If the variance is not allowed and they have to cut into the playground, the emotional impact on the children is going to be significant. The parking is not really needed in the back; has not had a parking problem there. Janice Kriss, 254 S. Esplanade, owner of the preschool. Elaborated on the drop off procedure. Two-thirds of the children come from 9-12 for the preschool program, There is a horseshoe driveway. Three teachers ~.. greet the children at the car door and cars are funneled through. The ~,, driveway can even be widened. Times are staggered. Some of the children leave at 12; others stay an extra hour for lunch. Some children leave at 2:00. Children in the day care program are dropped off between ,7 and 9 a.m. and are picked up between 3 and 6 p.m, Teachers are also staggered. The preschool buildings are small and old but that is the feeling of the school. Pictures were passed around, They want to keep that special. ~'` feeling that exists at the school.. ~_._~, Dr. Charles Kriss, 254 S. Esplanade, owner of the preschool, submitted two letters from parents whose children attend the preschool. Those speaking in opposition: Susan Mattison, 276 S. Wrightwood, represented 19 homeowners on Wrightwood Street and submitted a petition in opposition; requesting the variance be denied. Would like to see the preschool have the required amount of parking because of increased enrollment; increased ingress/egress traffic on Esplanade as a result of a new apartment complex. The preschool told parents if a parking problem exists, they intend to have the "No Parking" area on the east side of Esplanade turned back into a parking area.' Their ~ drop off procedure is in violation of the Health & Welfare Codes. She owns a preschool in Tustin and one requirement is that children be walked into the preschool. Children are to be given a thorough health inspection by a teacher prior to entrance to the school. By putting in an asphalt driveway, that could cut into the required 75 feet requirement for play area; that might be a problem. There are other areas for children to play .other than at the preschool: Jordan Elementary, E1 Modena Park, the public library right around the corner. .It's not true that children are dropped off or picked up. Parent conferences and special events are two examples of when parents are parked at the preschool. Her parking lot has 40 spaces. and she has stayed within the code requirements. Feels Country Village Preschool needs to stay within City of Orange code require- ments too.. Phyllis Perez, 310 S. Wrightwood, objects to the parking on Esplanade. She witnessed an accident in front of the preschool three weeks ago, and •Planning Commisison Minutes February 18, 1987 Page 4. another accident two weeks ago at Palmyra and Esplanade. If there were cars parked on Esplanade,. the damage would have been much worse. If parking is allowed on Esplanade, feels there would be a problem with prowlers and trash, as in the past. Commissioner Hart asked Mr. Soo-Hoo if the question of parking on Esplanade was part of this hearing? Mr. Soo-Hoo stated no. The issue before the Commission at this time is a variance request for off-street parking for this particular project. Tf parking on Esplanade is a concern, the issue should be brought up to the Traffic Commission or City Council. Commissioner Hart feels the parking availability on the turn around in front of the school is of some significance. Could the parking deficiency be made up on the turn. around? Mr. Colin said it was possible to have parallel parking in the driveway. Discussion ensued on the parking issue and compact spaces were discussed. Five compact spaces would make up the deficiency shown on the map. Commissioner Hart has some problems. with the parking code. They are bound by the hardship rule in making decisions on variances. The issue of a 10 foot set back for landscaping was also discussed in relation to the parking problem. Commissioner Hart said they could technically .meet the code and not need the variance. Chairman Greek asked Mr. Colin if he was aware of the conditions as outlined in the staff report? Specifically, the requirement to sprinkler the buildings? Mr. Colin understood if the building was 150 feet back, it would have to be sprinklered. He has talked to Dave Rudat from the Fire Department about this condition and will work with him to meet these conditions. Chairman Greek told Mr. Colin he could not have a 20 foot driveway and wanted him to be aware of that. The public hearing was closed. Moved by Commissioner Scott, seconded by Commissioner Hart, that the Planning Commission accept the findings of the Environmental Review Board to file Negative Declaration 1125. AYES: Commissioners Bosch, Greek, Hart, Scott NOES: None ABSENT: Commissioner Master MOTION CARRIED ' P1ai~ning Commission Minutes February 18, 1987 • gage 5. Moved by Commissioner Hart, seconded by Commissioner Scott, that the Planning Commission approve Conditional Use Permit 1571 subject to the recommendations on the staff report for the reasons so stated. AYES: Commissioners Bosch, Greek, Hart, Scott NOES.: None ABSENT: Commissioner Master MOTION CARRIED Mr. Soo-Hoo suggested the applicant might want to withdraw the variance. The applicants were in agreement with this. Moved by Commissioner Scott, seconded by Commissioner Hart, that the Planning Commission, accept the applicants' request to withdraw Variance 1808. AYES: Commissioners Bosch., Greek, Hart, Scott NOES: None ABSENT: Commissioner Master MOTION CARRIED IN RE: NEW HEARINGS PRE-ZONE CHANGE 1064 - HEIM: Requested change of zone from County R-4 to City RD-6 (Residential Duplex) for a 6,000 square foot parcel on the south side of Main Street, east of Ocean View Avenue in the Olive area. NOTE: Negative Declaration 1119 has been prepared for this project. As no one opposed this project, the staff report was not presented. The public hearing was opened. The applicants did not make a statement. 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 to file Negative Declaration 1119. AYES: .Commissioners Bosch, Greek, Hart, Scott NOES: None ABSENT: Commissioner Master MOTION CARRIED Moved by Commissioner Hart, seconded by Commissioner Scott, that the Planning Commission recommend to the City Council to approve Pre-Zone Change 1064 subject to the conditions on '.the staff report and for the following reasons. AYES: Commissioners Bosch, Greek, Hart, Scott NOES: None ABSENT: Commissioner Master MOTION CARRIED Planning Commission Minutes February 18, 1987 - Page 6. IN RE: MISCELLANEOUS REVISIONS TO TENTATTVE TRACT 12711 - WILLIAM LYON COMPANY: Proposed minor modifications to a 112-unit single family residential tract within the PC (Planned Community) zone located southeast of Chapman Avenue and Newport Avenue. (This item was continued from the February 2, 1987 Planning Commission Meeting.) Commissioner Bosch excused himself from the meeting due to a potential .conflict of interest. A staff report was not presented as no one was opposed to this item. The public hearing was opened. Garry Tarquinio, Project Manager with the William Lyon Company, 19 Corporate Plaza, Newport Beach. Apologized for the previous meeting where documents were submitted but did not satisfy all concerns. He believes they now have submitted everything. They also have provided a map showing the previously approved lot lines and how it relates to the new map. Chairman Greek does not see the statement "Revised Tentative Map" on the map itself and has problems with this. Jesse Green, consultant, 15 Corporate Park, Irvine. The reason there isn't a revised tentative map is because they have prepared an exhibit to comply with the. requirements the Commission questioned at the previous meeting, Chairman Greek said all the lots are changed, but they are asking to call it substantially the same. Mr. Green stated the exhibit they prepared showed the project is substantially the same as it was before. The street pattern on the project did not change whatsoever. The number of lots did not change. The only thing that has changed are the lot lines have been shifted to comply with the new footprint of the project that William-Lyon has come up with. It's a little different from the T--P project. In order to meet City require- ments for side yard setbacks, when you start out with an end lot the lot line shifted in order to meet that requirement. Its a domino effect. Chairman Greek asked if it is just one lot that can't be built on? Mr. Green responded there is one lot that will not meet the front setback requirement. Lot 38 does not meet the required setbacks and hopes. to work with staff to make it work. Commissioner Hart asked if it is normal to have a house and then try to make the tract map fit the house? Mr. Green stated William-Lyon purchased the project that already had an Planning Commission Minutes February 18, 1987 Eage 7. approved tentative. Their building product was a little bit different than T-P. They have tried to come up with a project that is substantially the same without having to shift the whole thing and thus have to file a whole new map. Mr. Johnson stated they have been in the process of checking this map. Does this satisfy the. intent of the Map Act and is it in substantial conformance with the map which was approved? That is why it is here for review. This is why they have prepared an exhibit instead of a revised tentative tract map, showing what they propose to do. They want the Commission to determine if it is in substantial conformance with the original tentative .map. Commissioner Scott asked Mr. Johnson if he thought the map was in substantial compliance with the map that was originally filed? Mr. Johnson stated they don't have any hard and fast guidelines as to what is in substantial conformance. He is willing to sign the map as being in substantial conformance, but if there needs to be a variance given, maybe that's-not the case.. The house is not a consideration of the tract map. This went to the Environmental Review board and it was felt that it should go before .the Planning Commission for review. Mr, Green stated they did change the product to what they felt would be in substantial conformance. It"s just a minor lot line adjustment except for the one lot. Commissioner Hart said he could buy the theory that it is not a substantial change because the lots are .essentially the same configuration, the roadways are the same, there are no additions or deletions, even though every lot has been changed; sees it as a technical adjustment.. Chairman Greek had problems with the magnitude of the revision; would have been happier if a revised tentative tract map came in when this was first discovered several weeks ago. Commissioner Scott agrees that it does conform to the original tract map. Moved by Commissioner Hart, seconded by Commissioner Scott, that the Planning Commission recommend to the City Council to accept the map as substantially complying with. the previously submitted map 12711, dated 2/18/87. The lot configurations are essentially the same, the street configuration is identical and the lot numbers have neither increased or decreased. AYES: Commissioners Greek, Hart, Scott NOES: None ABSTAINED: Commissioner Bosch ABSENT: Commissioner Master MOTION CARRIED C + Pl.atlning Commission Minutes February 18, 1987 Page 8. IN RE: OTHER ITEMS 1. Mr. Thompson passed out a copy of the Northwest Industrial Area study to the Commissioners at their study session. This study has been reviewed by City Council and referred to the Planning Commission for review, consideration and recommendation. An in-depth work session needs to be scheduled to review the existing zoning, land use, redesignating the General Plan. A Request for Proposal will be sent out to update the General Plan for the remainder of the City. Recommendations will be made about re-zoning a number of properties based on a study, developing some contemporary zoning standards, and setting up a redevelopment project area in this area. Orange is a well balanced City; however, the concern is that the City is not growing. .Redevelopment projects were designed to not only improve and enhance the commercial tax base, but also the under utilized M-2 land and co~nercial land. It is hoped as this is developed to obtain a stronger property tax base. The land is much more valuable now in the improvements. With these studies it is hoped to keep the best interest in Orange. It is suggested to review the time frames and schedule at the March 2, 1987 study session. Then follow-up the next meeting and present the study in segments so as not to overwhelm everyone. 2. .City's consultant, who is preparing the parking study, would like to meet with the Commission March 2, 1987 at 6:00 p.m. At 7:00 p~m., same date, the Commission will review the Northwest Industrial Area study. 3. There is a study session with. City Council, February 23, 1987 at 4:00 p.m, (that was continued from a previous date.. IN RE: ADJOURNMENT Moved by Commissioner Scott, seconded by Commissioner Hart, that the Planning Commission adjourn to the joint study session with the City Council on Monday, February 23, 19.:8.7, 4:00 p.m, in the Weimer Room to study the proposed 7,500 acre General Plan for the Irvine property.. The next regularly scheduled meeting will be March 2, 1987, 6:00 p.m. for a study session. AYES: Commissioners Bosch, Greek, Hart, Scott NOES: None ABSENT: Commissioner Master MOTION CARRIED The meeting was adjourned at .10:00 p.m. /sld