Loading...
RES-9682 Sycamore Plaza Medical OfficesRESOLUTION NO. 9682 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ORANGE APPROVING MITIGATED NEGATIVE DECLARATION NO. 1695, GENERAL PLAN AMENDMENT 2002-01, MAJOR SITE PLAN REVIEW NO. 227, CONDITIONAL USE PERMIT 2413 AND VARIANCE 2109 TO ALLOW MEDICAL OFF'ICES AND THE RELOCATION OF A RESIDENTIAL STRUCTURE ON A 2.25 ACRE SITE ADDRESSED AS 41I TO 421 S. BATAVIA STREET AND 802 W. CUL VER AVENUE WITHIN THE OLD TOWNE HISTORIC DISTRICT - SYCAMORE PLAZA MEDICAL OFFICES.APPLICANT: MIKE HARRISON, TRICO REALTY WHEREAS, General Plan Amendment 2002-01, Major Site Plan Review No, 227 Conditional Use Permit 2413-02 and Variance 2109--02, were filed by Sycamore Plaza Medical Offices in accordance with the provisions of the City of Orange Municipal Code;and WHEREAS, General Plan Amendment 2002-01, Major Site Plan Review No. 227,Conditional Use Permit 2413-02 and Variance 2109-02, were processed in the time and manner prescribed by state and local law; and WHEREAS, the City Council has considered the information contained in Mitigated Negative Declaration No. 1695-02, including the initial study and comments received during the public review process, and has found that with adoption of mitigation measures to address potential impacts to aesthetics, cultural resources and noise, the project will not significantly impact the environment or wildlife; and WHEREAS, on May 22, 2002 and June 12, 2002 the Staff Review Committee reviewed the Sycamore Plaza Medical Offices project and recommended that the project proceed subject to conditions; and WHEREAS, on July 10,2002, and July 24, 2002, the Design Review Committee reviewed the design of the buildings and landscape plans on August 21, 2002 and recommended that the project proceed subject to conditions; and WHEREAS, the Planning Commission conducted one duly advertised public hearing on October 7, 2002 at which time interested persons had an opportunity to testify either in support of or opposition to the proposal and for the purpose of considering Mitigated Negative Declaration No. 1695, General Plan Amendment 2002-01, Major Site Plan Review 227-02, Conditional Use Permit 2413- 02 and Variance 2109-02 and WHEREAS, the City Council conducted a public hearing on the project at its regularly scheduled hearing on November 12, 2002, NOW, THEREFORE, BE IT RESOLVE]) that the City Council of the City of Orange hereby approves a Mitigated Negative Declaration, General Plan Amendment, Major Site Plan Review, Conditional Use Permit, and Variance for the construction of a new 24,600 square foot medical office facility and the relocation of a contributing historic residence on the project site based on the following findings: SECTION 1 - FINmNGS 1. The project conforms to City development standards and any applicable special design guidelines requirements in that Major Site Plan Review No.227 is one component of the larger development application for General Plan Amendment 2002-01, Major Site Plan Review 227-02, Conditional Use Permit 2413-02 and Variance 2109-02, which establishes building development, and parking standards for the Sycamore Plaza Medical Office complex and the relocation of the Craftsman Residence.2, Project approval is granted upon sound principles of land use and in response to services required by the community in that by expanding medical office facilities would provide a local demand for close in medical services serving regional medical and community need within the immediate area.3. The project will not cause deterioration of bordering land uses or create special problems for the area in which it is located, in that the project is provided with adequate on-site circulation and sufficient parking spaces to accommodate the increases in vehicular traffic and parking demand,4. The project was considered in relationship to its effect on the community or neighborhood plan for the area it is located, in that medical offices are compatible to the existing office uses in the surrounding area.5.Conditions of approval have been imposed on the project to assure that the property is developed in a safe and orderly manner in which to preserve the general welfare, and not the individual welfare of any particular applicant.6. That the granting of this variance does not allow any privileges not enjoyed by other office properties within the 7.That the variance approval will be made subject to such conditions which will assure that the authorized adjustment shall not constitute a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and zone in which subject property is located. 8. The proposed project conforms to the standards and design criteria referenced and/ or recommended by the Design Review Committee or other reviewing body for the project.9. The proposed project complies with the Secretary of the Interior Standards for Rehabilitation and Guidelines for Rehabilitation and the City's Local CEQA Guidelines in the use of appropriate mat(:rials for new construction within the City' s Historic District.10. The proposed project will neither adversely affect the significant architectural features of the building, nor adversely affect the character of historical,architectural, or aesthetic interest or value of the building, its site, or the surrounding neighborhood.11. The proposed Office Professional (OP) Land Use designation and (OP) Office Professional District zoning classification will allow developments similar to existing and surrounding medical office development located adjacent to the subject site.12. The historically contributing 1919 Stucco Craftsman residence is of individual merit being one of the few original stucco building of that period and architectural style found within the City's Local Old Towne Historic District.The surrounding development along Batavia Street no longer presents a contextually compatible setting for the Craftsman residence,13. The building's relocation to a compatibl(: setting within the Local Old Towne Historic District fulfills the established goals of the City's Historic Preservation Element and precepts established as established in the City's adopted Historic Overlay zone.14. The site is located in an urbanized area no impacts to land use or conservation plans will occur due to project implementation, Based on the proposed site plan, parking layout and landscaping, th(: project is designed in a manner that is similar in size and scale with uses in the surrounding area.15. City services are available and adequate to serve the project in that the City's Public Works, Water, Fire, and Police Departments have reviewed the project.All other departments indicated that they are able to serve the project subject to standard or specific development conditions.3 16. The project has been designed to fully mitigate or substantially minimize adverse environmental effects in that Mitigated Negative Declaration No. 1695 was prepared and includes mitigation measures that reduce potential impacts to aesthetics, cultural resources, and noise, to less- than-significant levels. Adoption of the Mitigated Negative Declaration and associated Mitigation Monitoring Program will ensure that potential impacts are addressed.17. That there is no evidence before the City of Orange that the proposed General Plan Amendment, Major Site Plan Review, Conditional Use Permit, and Variance will have any potential for adverse affects, either individually or cumulatively, on wildlife resources or the habitat upon which the wildlife depends. Therefore, the proposed development is found to have a de minimis impact in its effect on fish and wildlife,18. That the City of Orange has made required findings pursuant to CEQA as set forth in Section 2 below.19. That the data and analysis upon which these findings of fact are based,including those in Section 2 of this resolution, are set forth in the staff report for Mitigated Negative Declaration No. 1695, General Plan Amendment 2002-01, Major Site Plan Review 227-02, Conditional Use Permit 2413-02 and Variance 2109-02, staffs oral presentation, public testimony, and Commissioner comments which constituted the City Council' s review of this application. SECTION 2 - ENVIRONMENTAL REVIEW Initial Study/Mitigated Negative Declaration No. 1695 was prepared in conjunction with General Plan Amendment 2002-01, Major Site: Plan Review 227-02, Conditional Use Pemlit 2413-02 andVariance 2109- 02, After examining the Initial Study/Mitigated Negative Declaration, the City Council finds that any potential significant adverse impacts can be mitigated to a level of insignificance. Therefore, the City Council approves Mitigated Negative Declaration No, 1695.SECTION 3 - CONDITIONS OF APPROVAL BE IT FURTHER RESOLVED that the following conditions are imposed with approval:General 1. Within two (2) days of final approval of this project, the applicant shall deliver to the Planning Division a cashiers check payable to the County Clerk in an amount required to fulfill the fee requirements of Fish and Game Code Section 711.4(d)(2)and the County administrative fee, to enable the City to file the Notice of Determination required under Public Resources Code 21152 14 Cal. Code Regulations 15075. If it is determined that there resources, the fee shall be $43.00, 2.All construction shall conform in substance and be maintained in general conformance with plans labeled Attachment 7 (dated September 20, 2002 for identification purposes) and as recommended for approval by the Planning Commission and ultimately approved by the City CounciL 3. The Design Review Committee and/or the Planning Commission recommended approval of the project subject to the following conditions:a. The textured exterior finish for the medical office building will keep in style with the Spanish Colonial Revival style, to the satisfaction of the DRC.b. The planter islands on the north and south entrances to the medical office building shall be shifted to the west side ofthe handicap parking stalls.c, The handicap parking stalls on the north and south entrances to the medical office building shall be paved with concrete.d, Prior to issuance of building permits, submit final landscape plans to Design Review Committee for review and approvaL e, Landscape plans to include a sycamore tree replacement plan, should there be any unfortunate disasters, be set with a minimum box size to be approved by the DRC.f. The existing landscaping on the undeveloped parcel of the project shall be maintained and enhanced per approval ofthe DRC.g. The perimeter of the site from which the house will be removed shall be fenced off during construction.h. Perimeter fences shall be low growth type of hedge, specify on final Landscape Plan. 4. Provide photo-metrics Plan for lighting of the m~:dical office parking lot. Fire - The developer shall be responsible for the following Fire Department requirements: 5. An approved fire sprinkler system must be installed throughout the building per O. M.C. 15.32.070 Section 1001.10. The system shall be designed per N.F.P.A. 13,lU. B.C. Chapter 9, D.B.C. Standards 9-1 and 9-2. The sprinkler system requires 24-hour supervision.6.When fire sprinkler systems are required in buildings of undetermined use, they shall be designed and installed to have a sprinkler density of not less than that required for an Ordinary Hazard Group 2 use with a minimunl design area of 3,000 square feet.7, The fire department connection shall not be affixed to the building. The fire department connection must be located at least 40 feet away from the building, within 40 feet of a fire hydrant and on the address side of the building, unless otherwise determined by the Fire Department. The hydrant shall be located on the same side of the street as the fire department connection,8. :Provide on-site fire hydrant(s) and mains capable of supplying the required fire The hydrant model and on-site location shall be approved by the Fire Department and have a three (3) foot minimum clearance around the circumference of the fire hydrant.The on-site hydrants shall not be controlled by the control valve (P.LV.) for the sprinkler system so that water flow to the hydrants is not impaired should the sprinkler system be shut down for any reason. (U.F.C. Sections 903 and 1001. 7) The fire department connection shall not pressurize a hydrant. Plans must be submitted to the Building Department.9, The number and location of hydrants shall be determined by Fire and Water Departments.10, Prior to issuance of a fire service (detector check) the required water supplies for hydrants and fire sprinkler systems shall be determined and the water supplies shall be approved by the Fire Department.11. Every building shall be accessible to fire department apparatus by an access roadway of not less than 20 feet of unobstructed width having a minimum of 13 feet 6 inches of vertical clearance. The access roadway shall be extended to within 150 feet of all portions of the exterior walls of the first story of any building. U.F.C. Sections 901 and 902.12. All streets less than 36 feet wide shall be marked and signed as a fire lane. The marking and signs shall be provided and installed per the City of Orange Fire Departments Fire Lane Standards.13. Provide a secondary emergency access that is built and maintained in accordance with U.F.e. Sections 901 and 902.14. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus, Dead-end fire department access roads shall not exceed 600 feet.15, The fire department access roadway shall be an all weather driving surface capable of supporting the imposed loads of fire apparatus, 20, 000 pounds per axle, The access shall be designed for a three-axle vehicle. ( Engine Wght. 36,050 and Truck wght.60,000 pounds) U.F.C. Section 902,2,2,2,16. The fire department access roadway shall be provided with adequate turning radius for fire department apparatus. (A 45 foot outside and 25 foot inside radius.) U.F.C. Section 902.2.2.3.17, A Fire Department approved key box for fire department access shall be installed on the address side of the building near the main entrance or fire control room at a height of 5 feet above finished grade. The Knox box shall contain keys to gain access to each building. U. F.C. Section 902.4.18. All elevators shall comply withCalifornia Building Code Section 3003.5 and 3003.5a, for stretcher requirements. The elevator designated for sized to fit an 8l"x 24". 19. i\n approved monitoring system is required if the sprinkler system has more than 100 sprinkler heads. 20. Fire facility fees will be required.Public Works Department 21. Prior to issuance of building permits, applicant shall subdivide the two residential parcels via the Tentative Parcel Map process.22. A final parcel map shall be recorded within 24 months and prior to sale or lease of myparcel. 23, Monuments shall be set based on a field survey.24. The applicant shall submit a grading plan to the Public Works Department Engineering Division for review and approval, and a grading permit issued prior to the issuance of building permits.25. Dedicate an additional street and public utility easement at the knuckle of Culver Avenue and Clark Street per City Standards.26. Each parcel shall have its own utility connections and meters.27. Relocate driveways and upgrade damaged improvements,28, Provide two (2) Street Lights (City owned underground serviced, Marbelite street light be installed to the satisfaction of Public Works).29, Provide Type II Driveway approaches per City Standard.30, Provide Street Trees as required, reference master Street Tree Plan and correlate parkway width with appropriate tree species,31, Provide letter to Public Works requesting tree removal permit.WATER 32. That the developer shall satisfY all water main connection, plan check, and inspection charges as determined by the Water Division.33. That each building be metered separately unless otherwise approved by the Water Division.34. That both the Water Division and the Fire Department shall approve the location of fire hydrants and fire services.7 35. That the developer shall provide material submittals for all proposed Public Water Facilities to the Water Division for approval prior to final approval of the Water Improvement plan. 36,That the developer shall be responsible for removing any interfering portions of the abandoned waterlines as required by future development. 37. The applicant agrees to indemnify, hold harmless, and defend the City, its officers, agents and employees from any and all liability or claims that may be brought against the city arising out of its approval of this permits, save and except that caused by the City's active negligence, 38, The applicant shall comply with all federal, state, and local laws, including all city regulations. Violation of any of those laws in connection with the sue will be cause for revocation of this permit. 39. These conditions will be reprinted on the cover sheet or first page of construction plans, including grading plans. Environmental The following mitigation measures are applicable to Conditional Use Permit No. 1695-02 and incorporated into the City Council resolution as conditions of approval:40. Protection of streetscape views and significant landscape features As a condition of approval the applicant is required to protect existing streetscape views and significant landscape features consisting of four mature trees having a 24"to 36" diameter trunk that currently occupy the front the property at 421 S. Batavia Street. The existing trees on the site contribute to the significance of landscape features on the site with tree heights and canopies extending over 40 feet. The applicant shall maintain, and protect existing tree canopies and their root systems during periods of demolition and construction at the project site.41. Protection of the visual Qua1itv of the residential streetscape within the Local Old Towne Historic District As a condition of approval the applicant is required to relocate and restore the two-story 1919 Craftsman residence to a new residential Old Towne Lot located at the southwest corner of Clark Street and Culver Avenue.42. Protection of air Quality standards during construction The applicant/contractor shall water the site as necessary during demolition and construction to prevent a visible dust cloud from exceeding 100 feet from the disturbance area. 43,Cause a substantial adverse change in the significance of a historical resource Relocate and restore the historic residence 1919 Craftsman residence from 411 S,Batavia to 802 W. Culver Avenue (southwest comer of Clark Street and Culver Avenue), City Council The following conditions are also imposed as conditions of approval:44. Applicant shall encourage pedestrian access between immediately adjacent medical facilities by including pedestrian walkways, openings in the perimeter landscaping and where possible reciprocal pedestrian access agreements with adjacent property owners, 45, Applicant shall limit the height of all rooftop equipment to ensure it does not exceed the minimum height of the parapet of the building and screen all equipment in accordance with OMC Section 17.18.180.46, Applicant shall obtain final approval of the textured exterior finish for the medical office building from DRC and ensure it is appropriate with the Spanish colonial mvival style.Code Provisions The following Code provisions are applicable to this project and are included for information only. This is not a complete list and other Code provisions may apply to the project: Prior to Issuance of building permits, the applicant shall pay all applicable development fees, including but not limited to: City sewer connection, Orange County Sanitation District COImection Fee, Transportation System Improvement Program, Fire Facility, Police Facility, Park Acquisition, Sanitation District, School District, and Eastern Foothill Transportation Corridor, as required,Expiration- If not utilized, this proj ect approval expires two years from the approval date, An extension of time may be permitted upon a written request, ifreceived before the expiration deadline,ADOPTED this 10th day of December, 2002.Mart! 1 ~hY' Mayor,of Orange 9 ATTEST: I hereby certify that the foregoing Resolution was duly and regularly adopted by the City Council of the City of Orange at a regular meeting thereof held on the 10th day of December, 2002, by the following vote: AYES: NOES: ABSENT: ABSTAIN: COUNCILMEMBERS: Ambriz, Alvarez, Coontz, Cavecche COUNCILMEMBERS: None COUNCILMEMBERS: None COUNCILMEMBERS: Murphy 10 ALL TIIAT CERTAIN LAND SITUATED IN TilE STATE OF CALIFORNIA, COUNTY OF ORANGE, CITY OF ORANGE, DESCRIBED AS FOLLOWS: PARCEL I:THE NORTH 128.00 FEET OF THE WEST 200,00 FEET OF RICHLAND FARM LOT 60, AS SHOWN ON A MAP RECORDED IN BOOK 5, PAGE 123 OF MISCELLANEOUS RECORDS OF LOS ANGELES COUNTY,CALIFORNIA, DESCRIBED AS FOLLOWS:BEGINNING AT A POINT 315.00 FEET NORTII OF SAID SOUlHWEST CORNER OF RIaILAND FARM LOT 60; TIlENCE NORTH 345.00 FEET TO TIJE NOR1HWEST CORNER OF SAID RIaILAND FARM LOT 60; THENCE EAST ALONG SAID NORTH LINE 429.00 FEET TO A POINT; THENCE SOtrfH 345.00 FEET TO A POINT; lHENCE WEST 429.00 FEETTO THE POINT OF BEGINNING. 'EXCEPTING nIEREFROM TIJE EAST 7.00 FEET OF THE WEST 40.00 FEET THEREOF, AS GRANTED TO THE CITY OF ORANGE BY DEED RECORDED JULY 3. 1970 IN BOOK 9337, PAGE 72 OF OFF'ICIALRECORDS OF ORANGE COUNTY. CALIFORNIA. ' 'PARCEL 2:THE SOUlHERL Y 20.00 FEET OF RICHLAND FARM LOT 59, AS SHOWN ONA MAP RECORDED IN BOOK 5, PAGE 123 OF MISCELLANEOUS RECORDS OF LOS ANGELES COUNTY. CALIFORNIA,DESCRIBED AS FOLLOWS:BEGINNING AT A POINl'lN THE WESTERLY LINE OF SAID LOT 59, DISTANT THEREON 570,00 FEET SOUTHERLY FROM THE NORTHWEST CORNER OF SAID LOT; THENCE EASTERLY PARALLEL WITH THE SOUTHERLY LINE OF SAID LOT 165.00 FEET; THENCE SOUTHERLY PARALLEL WITH THE WESTERL Y LINE OF SAID LOT 90,00 FEET TO TIlE SOUTHERLY LINE OF SAID LOT; THENCE WESTERL Y ALONG SAID SOUTHERLY LINE 165.00 FEET TO THE SOUTHWEST CORNER OF SAID LOT; THENCE NORTHERL Y ALONG TIlE WESTERLY LINE OF SAID LOT 90.00 FEET TO THE POINT OF BEGINNING. EXCEPTING THEREFROM THE EAST 7,00 FEET OF THE WEST 40()() FEET THEREOF, AS GRANTED TO THE CITY OF ORANGE BY DEED RECORDED JULY J, 1970 IN BOOK 9337. PAGE 72 OF OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA.PARCEL 3:THE EASTERLY 25, 00 FEET OF THE WESTERLY 225,()() FEET OF THE NORTHERLY 128.00 FEET OF RICIILAND FARM LOT 60, AS SIIOWN ON A MAP RECORDED IN BOOK 5, PAGE 123 OF MISCELLANEOUS RECORDS OF LOS ANGELES COUNTY, CALIFORNIA.PARCEL 4:THE NORTH 301 A4 FEET OF THE WEST 329.50 FEET OF LOT 60 OF RICHLAND FARM LOTS, AS SHOWN ON A MAP RECORDED IN BOOK 5 PAGE 123 OF MISCELLANEOUS RECORDS OF LOS ANGELES COUNTY, CALIFORNIA.EXCEPTING THEREFROM THE NORTHERLY 128 FEET OF THE WEST 225 FEET OF SAID LAND ALSO EXCEPTING FROM THE REMAINDER, TIlE WEST 40 FEET OF SAID LAND LYING WITHIN BATAVIA STREET. INCLUDING TIIAT PORTION CONVEYED TO THE CITY OF ORANGE BY DEED RECORDED MARCH 18, 1970 IN BOOK 9241 PAGE 592 OFFICIAL RECORDS. I PARCEL 5: THAT PORTION OF RICHLAND FARM LOT 1'10.60, AS SHOWN ON MAP RECORDED IN BOOK 5 PAGE 123 OF MISCELLANEOUS RECORDS OF LOS ANGELES COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS: A STRIP OF LAND 28.56 FEET IN WIDTH, LYING SOUTHERLY OF AND ADJOINING THE FOLLOWING DESCRIBED LAND: BEGINNING AT THE SOUTHWESTERLY CORNER OF THE LAND DESCRIBED IN DEED TO RODERICK A. FRASER AND WIFE, RECORDED DECEMBER, 22. 1970 IN BOOK 9496 PAGE 712 OF OFFICIAL EOORDSOF SAID ORANGE COUNTY; THENCE ALONG THE SOUTHERLY. .LINE THEREOF, EASTERl Y 289.50 FEET TO,niE SOUTHEASTERLY CORN'ER WEREOF. THE SIDE LINES OF SAID SlRlP SHALL BE PROLONGED OR SHORTENED AS TO TERMINATE WESTERLY AND EASTERLY IN THE SOUTHERLY PROLONGATION OF THE WESTERLY AND EASTERLY l.INES RESPECI1VEL Y OF SAID LAND OF FRASER.