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HomeMy WebLinkAbout02/12/2007ACTION MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA FEBRUARY 12, 2007 CALLED TO ORDER: 5:00 P.M. CITY HALL ROSS ANNEX FIRST FLOOR, CONFERENCE ROOM 1600 20 CIVIC CENTER PLAZA SANTA ANA COMMISSIONERS PRESENT: Eric Alderete Victoria Betancourt Harvey De La Torre James Gartner Christopher Leo, Chairman Sean H. Mill Mike Munoz STAFF PRESENT: Ben Kaufman, Chief Assistant City Attorney Jay Trevino, Ex. Dir. Ping. & Bldg. Agency Karen Haluza, Planning Manager Martha Ramirez, Recording Secretary CONSENT CALENDAR MOTION: Approve staff recommendations on the following Consent Calendar. Absence of a quorum SUBSTITUTE MOTION: Allow Chairman Leo to be authorized to approve the Minutes. MOTION: De La Torre SECOND: Betancourt VOTE: AYES: Betancourt, De La Torre, Leo (3) NOES: None (0) ABSTAIN: Alderete, Gartner, Mill, Munoz (4) ABSENT: None (0) A. MINUTES RECOMMENDATION: Approve the minutes of the regular meeting of January 22, 2007. Commissioners Alderete, Gartner, Mill, and Munoz abstained from the Minutes. B. RECORDING SECRETARY REPORT Pursuant to the Brown Act, the January 22, 2007 Agenda for the Regular Meeting was posted on the door of the City Hall Council Chambers at 22 Civic Center Plaza on January 19, 2007 at 8:28 a.m. RECOMMENDATION: Instruct the Commission Secretary to enter posting into the minutes. * * * END OF CONSENT CALENDAR Planning Commission Minutes 1 February 12, 2007 BUSINESS CALENDAR C. COMMISSIONER COMMUNICATION DISCLOSURE (REGARDING AGENDIZED PROJECTS) Commissioners Betancourt, De La Torre, Gartner, and Leo spoke with developer, Jim Magstadt, regarding the Village Green project, Item D. WORK STUDY SESSION D. DISCUSSION OF VILLAGE GREEN DEVELOPMENT PROJECT AT 2833 NORTH BRISTOL Associate Planner Ann Ni gave an overview of the Village Green project which consists of 380 homes: Live/Work, Podium, Townhome and "Great House". Jim Magstadt, representing SunCal Development, provided background on the property assemblage efforts for the site and their neighborhood outreach efforts. Mr. Magstadt introduced Damien Taitano of KTGY Architects who provided a presentation on the current development concept for the site. Commissioner Mill asked how many existing residents of the current apartments would be displaced. Mr. Magstadt responded that approximately 245 families would be displaced and that a relocation plan to assist them in finding new homes is being put in place. He also stated that SunCal will provide a 12-day notice to vacate, will provide relocation assistance, reduced rents, rent-free for the last month of occupancy and priority purchasing opportunities. He also indicated that they are currently discussing options for providing affordable units with the City. Commissioner Gartner stated that he supports the idea of recycling the property, but that the design was, in general, too suburban and tract-house like. He discussed the need for the design to be more urban, more contemporary, suggested the use of more glass in the live/work units. Mr. Gartner also expressed the need to mitigate for the noise and dust generated by traffic on the Bristol Street frontage. He encouraged the developer to create a unique design that is more in character with the high-quality urban projects already under construction in Santa Ana, such as City Place, rather than mimicking the designs found in the surrounding neighborhoods. Commissioner Betancourt affirmed Commissioner Gartner's comments regarding the need for a unique design. She stated that the Bristol frontage, in particular, should have a more experimental design. Ms. Betancourt stated that the design must be of the very highest quality and must stand the test of time, including any building materials that are used. She stated that the entry could have a more inviting shape that could incorporate curving edges rather than the proposed sharp entry edges. She commented that how the project works at eye-level is very important and that details, such as palm trees, which look fine from an aerial view, appear more as poles from the pedestrian standpoint. She stated that the entry needs more lush planting, an entry water element feature and more of a landscape focal point for the park entry and that landscape amenities be designed to take long-range views into account. She suggested that the townhouses could be designed to step back at the corners around plaza areas in order to create more gathering spots on the podium level. She expressed concern with the size of the proposed central park (Village Green area) and stated that it appeared to be too small given the number of units proposed. She commented that she would prefer to see single-family detached homes at the project edges instead of the proposed Great House product. Ms. Betancourt stated that special attention should be paid to floor plans on all units and expressed concern with the design of the Great House kitchens that have the cooktop area facing the wall instead of located in the kitchen island where the cook could face the family. She commented that the bridges connecting the Planning Commission Minutes 2 February 12, 2007 upper levels of the podium product could be softened with hanging vines. She expressed support for the stepback in height from three to four stories along the Bristol frontage. Commissioner De La Torre expressed general support for the project, but stated that the project lacks a "Wow" factor. He stated that the Bristol frontage design needs a great deal of improvement that potted plants currently proposed are not adequate landscaping for the live/work units. He discussed ways to improve the project entry, such as using decorative paving and incorporating water features at the entry or at the park. He discussed project amenities that could include fire places in the units and themed street lighting. Mr. De La Torre affirmed the comments of Commissioner Betancourt that the project should include single- family detached homes and expressed concern about the overall density of the project and the small size of the bedrooms. He encouraged the developer to work with staff to offer an affordability component to existing residents and questioned the number of parking spaces (15) for the live/work component. Commissioner Munoz reiterated previous Commissioners' concerns regarding the relocation of the existing residents. He stated that the Bristol Street frontage should be designed to be welcoming to pedestrians and he expressed concern that there be adequate shopping opportunities in Santa Ana for the new residents so that sales tax dollars can stay in town. Commissioner Alderete thanked the developer for the hard work they had put into the plan so far and asked to be given a copy of the proposed Relocation Plan. He reaffirmed Commissioners Gartner's and Betancourt's comments regarding the lack of urban style in the project design. He gave as examples the types of projects seen in Dwell magazine or on Colorado Blvd. in Santa Monica. He stated that the design should be cutting edge and acknowledged that, while not easy, is preferred. He stated that the project should be integrated into the surrounding community and that the project should potentially not be gated citing the recently completed Shea Homes project on the former Farmers Insurance site. Also commented that palm trees were not the best choice for the project and reiterated previous comments regarding the need to provide for dust protection for units facing Bristol Street. Chairman Leo commented provided background on concerns that the adjacent neighborhood has had with access from the existing apartments to their neighborhood and stated that this concern has driven some of the project design in order to address neighborhood concerns about parking intrusion. He inquired about potential fees for which the project would be responsible, such as an art in public places requirement and park fees. He expressed the need for the project to have quality amenities, particularly for such things as wiring or cabling to support latest technology. He expressed concern over dust generated by deteriorated paving on Bristol Street and requested that the Public Works Agency provide a plan of how Bristol would be repaved. Public comments: Julie Stroud stated that Bristol Street from Memory Lane to 22 Freeway will be completed in 2007 to address dust issue. Ms. Stroud expressed concern that the project as currently proposed was very different from the project initially presented to the Morrison Park Neighborhood Association. She stated that it did not appear to be an upscale project and expressed concern about the increase in density, from 245 existing units to 350 proposed units. She expressed concern with the idea of having high-rise development in this area in the future, questioned how connections to the adjacent shopping center had been handled, stated that the live/work units did not seem to serve a purpose. She stated that the adjacent neighborhood wanted to see single-family detached homes in this location and that the bedroom counts, up to five bedrooms, was too high. Planning Commission Minutes 3 February 12, 2007 Dave Hoen expressed concern with the project density and the potential for parking intrusion into the adjacent neighborhood. He questioned where school buses would park to pick up students. He expressed support for some sort of project on the site, but stated that it should be the right thing. Dick Kirwan, Morrison .Park resident whose property abuts the project site, expressed concerns over the project and stated that he believed it had the potential to deteriorate into slum conditions similar to another high-density project that was replaced by the Ryland Homes project on the west side of Bristol. He expressed concern that the 15' proposed setback to the existing homes was not enough and expressed support for the two-story concept at the project edge rather than three stories. The Planning Commission requested that the City's Urban Design Consultant John Kaliski provide a summary of his comments on the project. Mr. Kaliski stated the site plan was very rigid and that, while it was a successful exercise in efficient design, primarily had appearance of being comprised of "product and pods." He stated that the project was neither New Urbanist nor neo-traditional in design and that the architecture was not very detailed or high quality. He stated that the architecture resembled product that you could find in any nearby community and included materials, such as foam plant-on details and faux shutters, which were poorly defined. He encouraged the developer and the City to be more ambitious and visionary in the design for this project. E. DISCUSSION OF THE METRO EAST MIXED USE OVERLAY ZONE Planning Manager Karen Haluza introduced EIP Associates representative, Woody Tescher who provided an overview of the overlay zone. Commissioner Betancourt proposed that the allowed height of the buildings along the Fourth Street frontage in the Village Center district should be increased to a narrow band of high rises in order to create a sense of drama on Fourth Street between two freeways and a sharp contrast to both the Golden Circle and entry from the City of Tustin. She stated that the north and south terminus of Golden Circle should serve as focal points and that the northern terminus could incorporate restaurants and a plaza. Commissioner De La Torre reiterated Commissioner Betancourt's comments regarding the incorporation of a circular gathering place at the northern terminus of Golden Circle Drive. He stated that the plan should show clear gateway features and demarcations of the Metro East district. He expressed interest in the plan including water features in open space areas and emphasized that the area should be designed to clearly have a unique character. Commissioner Gartner stated that he believed adoption of the Metro East Mixed Use Overlay Zone would increase property values, thereby stimulating re-use and reinvestment in the area. He also expressed support for taller buildings along the Fourth Street corridor. Commissioner Munoz agreed with proposal for taller buildings along Fourth Street, zoning could meet that need, inquired about what happens to businesses. Commissioner Mill expressed excitement for the opportunities that the Metro East plan could bring. Public Comments David Colton, major land holder in the Metro East area, expressed support for the proposed plan and stated that he would like to have the flexibility to have taller buildings along Fourth Street. Planning Commission Minutes 4 February 12, 2007 Desi Reyes, President of the Saddleback View Neighborhood Association, expressed enthusiastic support for the project and stated that he hoped it would promote night-life in the area. Commission inquired about the ability to change the plan to incorporate taller buildings along the Fourth Street frontage. Ms. Haluza stated that the plan intended to balance the high-rises at the project edges with a more intimate pedestrian-oriented environment on the interior of the area, but that buildings of up to 10 stories in height for up to 150' of the Fourth Street frontage could be accommodated without additional impacts to the pedestrian realm. She stated that this change would need to be verified by the City's EIR consultant in order to ensure that no additional environmental effects were created. John Kaliski expressed concern with the ripple effect of increasing the density and height of the buildings that would create a significant change to the current plan and cautioned that any increase in height is done in such a way that it does not create the need for additional street widening. F. Recess to Council Chambers (7:28 p.m.) 1 1 Planning Commission Minutes 5 February 12, 2007 CITY HALL COUNCIL CHAMBERS 22 CIVIC CENTER PLAZA SANTA ANA, CALIFORNIA CALLED TO ORDER: 7:33 P.M. Same staff was present ROLL CALL PLEDGE OF ALLEGIANCE LED BY CHAIRMAN LEO PROCEDURAL RULES PUBLIC HEARINGS CONDITIONAL USE PERMIT NOS. 2006-23 AND 2006-24 Filed by Shane Arters of Evergreen Devco on behalf of Walgreens, to allow after hours operations between the hours of 12:00 midnight and 5:00 a.m. and to allow parking in the R2-B zone for a proposed Walgreens at 1715 North Bristol Street. PUBLISHED IN THE ORANGE COUNTY REPORTER: February 2, 2007 PUBLICLY NOTICED: February 2, 2007 RECOMMENDATION: Approve and adapt the Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2005-208. 2. Adopt a resolution approving Conditional Use Permit No. 2006-23 allowing operations between the hours of 12:00 midnight and 5:00 a.m. as conditioned. 3. Adopt a resolution approving Conditional Use Permit No. 2006-24 allowing parking in the portion of the site that is zoned R2-B in conjunction with the new commercial building as conditioned. Associate Planner Lucy Linnaus presented the staff report and recommendation. The public hearing was opened. Applicants Doug Levanthal and Shane Arters agreed to consideration for decorative driveway entrances and requested the removal of Police Condition No. 13F. The public hearing was closed. MOTION: 1. Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2005-208. 2. Adopt a resolution approving Conditional Use Permit No. 2006-23 allowing operations between the hours of 12:00 midnight and 5:00 a.m. as conditioned. 3. Adopt a resolution approving Conditional Use Permit No. 2006-24 allowing parking in the portion of the site that is zoned R2-B in conjunction with the new commercial building as conditioned. 4. Directed staff to remove Police Condition No. 13F and added Planning Condition to include decorative driveway approaches to be installed on the Bristol and Seventeenth Street driveway entrances. Planning Commission Minutes 6 February 12, 2007 MOTION: De La Torre SECOND: Alderete VOTE: AYES: NOES: ABSTAIN: ABSENT: 2. Public Comment` Alderete, Betancourt, De La Torre, Gartner, Leo, Mill, Munoz (7) None (0) None (0) None (0) (for items not on the agenda) STAFF AND COMMISSION COMMENTS 3. Staff Comments 4. Planning Commission Comments 5. Excuse of Absences 6. Adjournment 8:05 p.m. Martha Ramirez, Recor ecre 1 ~1 Planning Commission Minutes ~ February 12, 2007