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HomeMy WebLinkAbout01/23/2006ACTION MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA JANUARY 23, 2006 CALLED TO ORDER: 5:35 P.M. CITY HALL COUNCIL CHAMBERS 22 CIVIC CENTER PLAZA SANTA ANA COMMISSIONERS PRESENT: Victoria Betancourt Don Cribb Harvey De La Torre James Gartner Christopher Leo, Vice Chairman Tom Lutz Rigoberto Rodriguez STAFF PRESENT: Jay Trevino, Ex. Dir., Plan. & Bldg. Agency Ben Kaufman, Chief Assistant City Attorney Karen Haluza, Principal Planner Martha Ramirez, Recording Secretary Pledge of Allegiance To The Flag: Vice Chairman Leo CONSENT CALENDAR MOTION: Approve staff recommendations on the following Consent Calendar. MOTION: Betancourt VOTE: AYES: NOES: ABSTAIN: ABSENT: SECOND: Lutz Betancourt, Cribb, Rodriguez (7) None (0) None (0) None (0) De La Torre, Gartner, Leo, Lutz, A. MINUTES RECOMMENDATION: Approve the minutes of the regular meeting of January 9, 2006. Commissioner Rodriguez abstained from the Minutes of January 9, 2006. B. RECORDING SECRETARY REPORT Pursuant to the Brown Act, the January 9, 2006 Agenda for the Regular Meeting was posted on the door of the City Hall Council Chambers at 22 Civic Center Plaza on January 6, 2006 at 8:12 a.m. RECOMMENDATION: Instruct the Commission Secretary to enter posting into the minutes. Planning Commission Minutes 1 January 23, 2006 C. CONDITIONAL USE PERMIT NO. 2005-30 Filed by Baja Fresh Mexican Grill requesting a Type 41 Alcoholic Beverage Control license for on-sale beer and wine at an existing restaurant in the Community Commercial (C1) zoning district at 2210 East Seventeenth Street. RECOMMENDATION: Confirm the Zoning Administrator's action approving Conditional Use Permit No. 2005- 30 as conditioned. D. CONDITIONAL USE PERMIT NO. 2005-31 Filed by Baja Fresh Mexican Grill requesting a Type 41 Alcoholic Beverage Control license for on-sale beer and wine at an existing restaurant in the Single Family Residence (R1) zoning district at 3941 South Bristol Street, Suite I. RECOMMENDATION: Confirm the Zoning Administrator's action approving Conditional Use Permit No. 2005- 31 as conditioned. E. MINOR EXCEPTION NO. 2005-10 Filed by Rosemary Palacios to allow 10-foot building separation between primary structure in the Two-Family Residence (R2) zoning district at 609 East Flora Street/2323 South Halladay Street. RECOMMENDATION: Confirm the Zoning Administrator's action approving Minor Exception No. 2005-10 as conditioned. * * * END OF CONSENT CALENDAR BUSINESS CALENDAR F. COMMISSIONER COMMUNICATION DISCLOSURE (REGARDING AGENDIZED PROJECTS) No comments were made. G. ELECTION OF OFFICERS RECOMMENDATION: (a) Elect Chairperson of the Planning Commission for the year 2006 (b) Elect Vice Chairperson of the Planning Commission for the year 2006 (c) Appoint a Planning Commission representative to the Historic Resources Commission for the year 2006 Commissioner Leo was elected Chairperson effective February 13, 2006. Commissioner De La Torre was elected Vice Chairperson effective February 13, 2006. Commissioner Lutz was appointed Planning Commission representative to the Historic Resources Commission effective February 3, 2006. Planning Commission Minutes 2 January 23, 2006 WORK STUDY SESSION H ADAPTIVE REUSE -1600 NORTH BROADWAY Karen Haluza and Jay Trevino provided an introduction that outlined the concepts of adaptive re-use and explained that tonight's discussion would speak generally about how buildings once constructed for other purposes, such as offices, could successfully be converted to other uses, such as mixed-use residential, as well as presenting a "case study" for discussion of the building located at 1600 N. Broadway. The Commission discussed the appropriateness of the case study building, 1600 N. Broadway, as a candidate for residential adaptive re-use, as well as the concept of adaptive re-use in general in other areas of the City. Comments on the 1600 N. Broadway building expressed the Commission's cautious approach to converting buildings to residential uses in areas that have quality of life challenges to be overcome. The existing multi-family projects in the area, some of which have deteriorated conditions, the lack of strong pedestrian-oriented amenities, such as neighborhood-serving retail and other destinations, and the lack of on-site amenities within the building itself, were seen as potentially limiting factors in the long-term success of the residential adaptive re-use of the case study building. In general, the Commission commented that adaptive re-use projects should reach a higher standard than may even be applied to new construction rather than a less stringent standard. Projects such as the Steadfast "Cordoba" project were offered as examples of the minimum high- quality standard that should be achieved. Specific comments were made about the need to ensure that older buildings be re-wired to accommodate high-speed Internet access. The Commission expressed the need to be flexible in the consideration of proposals for adaptive re-use for the case-study building, but added that the timing of such a proposal could be very significant. For example, the completion of the 1 Broadway Plaza office tower could dramatically alter the surrounding environment making the location more conducive to residential adaptive re-use in the future. The Commission expressed that it may be necessary in the interim period to re-tenant the building with another office use or leave vacant if necessary. In the City as a whole the Commission thought it was important that specific goals and objectives be established for any larger adaptive re-use program and that strategic locations be identified and potentially, specific districts created where the amenities (walkable environment, coffee shops, specialty grocery stores) needed to create a neighborhood with an excellent quality of life, and that could support adaptive re-use, were provided for. The Commission emphasized the need and nearby amenities and recreation opportunities as key elements in the success of any future adaptive re-use strategies. PROCEDURAL RULES PUBLIC HEARINGS 1. CONDITIONAL USE PERMIT NO. 2005-33 Filed by Fairhaven Memorial Park to consider the expansion to the approximately eight-acre property located north of Fairhaven Avenue and east of Cambridge Street. The proposed expansion would include the development of new mausoleum buildings, a new pavilion building, new internment sites, a new sidewalk on the south side of Fairhaven Avenue and extensive landscaping in the General Agricultural (A1) zoning district at 1701 East Fairhaven Avenue. PUBLISHED IN THE ORANGE COUNTY REPORTER: January 13, 2006 PUBLICLY NOTICED:. January 13, 2006 Planning Commission Minutes 3 January 23, 2006 RECOMMENDATION: 1. Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2005-28. 2. Adopt a resolution approving Conditional Use Permit No. 2005-33 as conditioned. Karen Haluza presented the staff report and recommendation. The Commission expressed concerns with the quality of the mausoleum architecture, the seeming incongruity of the semi-private mausoleums and pavilion building architecture with the community mausoleum, the quality of the building materials and that they lack the sense of permanence such a structure demands and that materials such as real stone would provide. The Commission requested more detail on the community mausoleum windows. The plans were not clear as to whether the windows were faux or real, if spandrel glass is proposed for some of the windows, if the windows could be more successfully replaced by niches or decorative ironwork. The Commission also requested more detail about how the interior of the community mausoleum would work and what the other elevations would look like. The Commission discussed the need for a signal, or other form of protected pedestrian crossing, between the existing southern cemetery and the proposed northern expansion. The applicant, Ms. Marla Noel, explained how the cemetery currently provides for uniformed traffic control officers to assist pedestrians in crossing the street during services. Taig Higgins, of the Public Works Agency, addressed the Commission's questions regarding the safety and effectiveness of a signal so close to the existing signal at Cambridge and Fairhaven. The Commission directed staff to work with the applicant to answer these questions, work to improve the building materials and architecture and provide further details. The public hearing was opened. Mike Martin voiced concern with length of construction period, traffic impacts, hours of operation for new addition, landscape for existing Cypress trees, economic impact for neighborhood, and rodent pest control during construction. Applicant Marla Noel spoke in support of the project. The public hearing was closed. MOTION: 1. Continue the public hearing to February 13, 2006. 2. Recommendation to change Planning Condition No. 13 that affects the hours of operation for construction to start at 8:00 a.m. and Condition No.14 that affects the operation of construction equipment starting at 8:00 a.m. on Saturday. 3. Direct staff to address Commission concerns regarding: traffic signal on Cambridge, liability to City, window designs, material selections, mausoleum architecture, landscape to the north, and underground utilities. MOTION: Lutz SECOND: Leo VOTE: AYES: Betancourt, Cribb, De La Torre, Gartner, Leo, Lutz, Rodriguez (7) NOES: None (0) ABSTAIN: None (0) ABSENT: None (0) 2. Public Comments (for items not on the agenda) No comments were made. Planning Commission Minutes 4 January 23, 2006 STAFF AND COMMISSION COMMENTS 3. Staff Comments Mr. Trevino congratulated appointees for the 2006 Planning Commission. He updated the Commission on the 17t"/Tustin Streets annexation, State nuances, and indicated that potential usage for the vacant lot would be a Rite-Aid drug store and a Chuck E Cheese restaurant. He stated that the County Planning Commission was slated to review the project. 4. Planning Commission Comments Commissioner De La Torre • Recommended a study session on principles of good urban environments that would define key elements to be considered by the Planning Commission. Commissioner Cribb • Commented on notable high concentration of shopping carts at 17t"/Grand Streets. • Recommended a study session regarding the potential for residential development on North Broadway, north of 17t" Street. • Commented on consultant selection for the Downtown Santa Ana Renaissance Plan. Mr. Trevino indicated the final selection was of high caliber. • Requested an update on status of proposed condo conversions for apartments at Cabrillo/17t" Streets. Ms. Haluza provided information. Commissioner Betancourt • Modified comments on the Minutes of January 9 regarding the "green" building concepts and the LEED rating system. Commissioner Gartner • Appreciated staff's efforts with tonight's presentations. Commissioner Lutz • Commented on the 17t"/Tustin annexation with regard to potential retail applications. Vice Chairman Leo • Commented on recent court ruling regarding regulation of cell towers aesthetics. • Inquired about the historical significance of the "temperature building" on Main Street. Mr. Trevino provided information. • Inquired about status of project at corner of Ross/Civic Center. Staff indicated that construction will start soon. • Requested an update on the YMCA building at Civic Center. Mr. Trevino provided information about the Claremont Club's (private for profit organization) proposal for the property. • Commented on the light synchronization on southbound Main Street/ eastbound Town & Country with entrance to SR22 that creates backup traffic. • Thanked Commission for elected position to Chairperson. 5. Excuse of Absences 6. Adjournment 7:57 P.M. Martha Ramirez Recording Secretary Planning Commission Minutes 5 January 23, 2006