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HomeMy WebLinkAbout05/23/2011MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA, CALIFORNIA May 23, 2011 CALLED TO ORDER CITY HALL COUNCIL CHAMBER 22 CIVIC CENTER PLAZA SANTA ANA, CALIFORNIA 5:39 P.M. ATTENDANCE COMMISSIONERS Present: ERIC ALDERETE, Chairman JAMES GARTNER, Vice Chairman FRANK ACOSTA SEAN H. MILL ALEXANDER NALLE MARIO TURNER PATRICK YRARRAZAVAL COMMISSIONERS Absent: STAFF Present: JAY TREVINO, Ex. Dir. Ping. & Bldg. Agency KAREN HALUZA, Planning Manager JOSEPH STRAKA, Inferior City Attorney MARTHA RAMIREZ, Recording Secretary PLEDGE OF ALLEGIANCE TO THE FLAG LED BY CHAIRMAN ALDERETE MOTION: Approve the staff recommendations on the Minutes dated May 9, 2011. Commissioner Yrarrazaval corrected his comments to read the "scheduled repaving on Central Street." MOTION: Acosta VOTE: AYES: SECOND: Mill Acosta, Alderete, Gartner Yrarrazaval (7) None (0) None (0) None (0) Mill, Nalle, Turner, NOES: ABSTAIN ABSENT: A. MINUTES RECOMMENDATION: CONSENT GALENDAR Approve the minutes of the regular meeting on May 9, 2011. * * * END OF CONSENT CALENDAR * * * Planning Commission Minutes Page 1 of 7 May 23, 2011 BUSINESS CALENDAR B. COMMISSIONER COMMUNICATION DISCLOSURE (REGARDING AGENDIZED Commissioner Yrarrazaval mentioned he met Mr. Kordas from the Velvet Lounge at a Santa Ana Valley High School function but did not discuss the public hearing item. No other disclosures were made. C. FISCAL YEAR 2011-2012 CAPITAL IMPROVEMENT PROGRAM RECOMMENDATION: Receive and file the draft Fiscal Year 2011-2012 Capital Improvement Program. Deputy City Engineer Souri Amirani provided a presentation on the 2011-2012 Capital Improvement Program. MOTION: Receive and file the draft Fiscal Year 2011-2012 Capital Improvement Program. MOTION: Acosta VOTE: AYES SECOND: Mill Acosta, Alderete, Gartner. Yrarrazaval (7) None (0) None (0) None (0) Mill, Nalle, Turner, NOES: ABSTAIN ABSENT: PROCEDURAL RULES PUBLIC HEARING 1. VARIANCE NO. 2011-05 Filed by Robin Bell on behalf of Bodega Latina Corporation, to allow three secondary wall signs at EI Super at 2445 South Bristol Street located in the General Commercial (C2) zoning district. PUBLISHED IN THE ORANGE COUNTY REPORTER: May 13, 2011 PUBLICLY NOTICED: May 12, 2011 RECOMMENDATION: Adopt a resolution approving Variance No. 2011-05 as conditioned. Senior Planner Verny Carvajal presented the staff report and recommendation. No written communications were received. The public hearing was opened. Applicant Robin Bell spoke in support of the project. There were no additional speakers. The public hearing was closed. Planning Commission Minutes Page 2 of 7 May 23, 2011 MOTION: Adopt a resolution approving Variance No. 2011-05 as conditioned. MOTION: Yrarrazaval VOTE: AYES: NOES: • ABSTAIN ABSENT: SECOND: Nalle Acosta, Alderete, Gartner, Yrarrazaval (7) None (0) None (0) None (0) Mill, Nalle, Turner, 2. MODIFICATIONS TO CONDITIONAL USE PERMIT NO. 1996-30 Filed by Jason Kordas for the Velvet Lounge, to allow expansion into the basement level and allowing entertainment seven days a week between the hours of 7:00 a.m. to 2:00 a.m. at 416 West Fourth Street located in the Specific Development No. 84/Downtown (SD84) zoning district. PUBLISHED IN THE ORANGE COUNTY REPORTER: May 13, 2011 PUBLICLY NOTICED: May 12, 2011 RECOMMENDATION: Adopt a resolution approving modifications to Conditional Use Permit No. 1996- 30 allowing expansion into the basement level and entertainment seven days a week between the hours of 7:00 a.m. to 2:00 a.m. as conditioned. Principal Planner Sergio Klotz presented the staff report and recommendation. Commission discussion ensued with recommendation for an amendment to only • allow 18 years of age after 10:00 p.m.; inquired about Police Condition No. 29. SAPD McCoy stated that is a new electronic incident log condition to get applicants to police themselves. Commission reviewed live performance description, the existing ABC license and crime incidents in the neighborhoods. SAPD McCoy reviewed the ranking crime districts and the security policy and provided clarification of performing dancers and the dance ordinance compliance. Commission inquired about the use of the second floor space and the policy and percentage for storage of alcohol. Principal Planner Klotz and SAPD McCoy provided information. Commission also expressed concerns with determining number of musicians and the restaurant noise for the senior living complex in proximity. No written communications were received. The public hearing was opened. Applicant Jason Kordas spoke in support of the project. Public members speaking in support of the project were business owners Victoria Betancourt and James Kendrick. There were no additional speakers. The public hearing was closed. • Reopened the public hearing to allow the applicant, Jason Kordas, to respond to the Commission's concerns regarding a limited menu after 10:00 p.m. Mr. Kordas explained that a limited menu would avoid additional costs of having chef(s) prepare full meals, but that food would still be available during the hours of operation for the establishment. Commissioner Acosta inquired about opening hour at 9:00 a.m. Mr. Kordas indicated that the 9:00 a.m. opening time corresponds with the hours of operation Planning Commission Minutes Page 3 of 7 May 23, 2011 specified in the State ABC license, but stated that he would not be open for breakfast. Chairman Alderete asked for clarification regarding other establishments in the Downtown being granted extended hours. Principal Planner Klotz provided information. Commissioner Nalle asked for clarification on karaoke and cabaret entertainment at the restaurant. Mr. Kordas provided information. The public hearing was closed. r~ L MOTION: Adopt a resolution approving modifications to Conditional Use Permit No. 1996-30 allowing expansion into the basement level and entertainment seven days a week between the hours of 9:00 a.m, to 2:00 a.m. as conditioned. Principal Planner Klotz corrected staff report to read "seven days a week operating from 9:00 a.m. to 2:00 a.m." SAPD McCoy recommended the hours of operation changed on Police Condition No. 6 similar to Police Condition No. 4 "seven days a week between the hours of 9:00 a.m. to 2:00 a.m." Commission directed staff to add the following condition: No persons under the age of 18 shall be permitted entry into the establishment after 10:00 p.m. seven days a week. MOTION: Gartner VOTE: AYES NOES: ABSTAIN ABSENT: SECOND: Nalle Acosta, Alderete, Yrarrazaval (7) None (0) None (0) None (0) Gartner, Mill, Nalle, Turner, 3. Recessed to City Hall -Ross Annex, First Floor, Conference Room 1600 (7:23 p.m.) Planning Commission Minutes Page 4 of 7 May 23, 2011 City Hall -Ross Annex First Floor Conference Room 1600 20 Civic Center Plaza Santa Ana, California 4. Meeting reconvened at 7:36 p.m. with the same staff present. • 5. DISCUSSION OF "THE MET" PROPOSED PROJECT AT MACARTHUR BOULEVARD AND FIRST AMERICAN WAY Principal Planner Sergio Klotz provided background of "The Met" project at MacArthur Boulevard and First American Way and introduced the developer, Bob Bisno, who introduced financial partners Ryan and Rachel Ogulnick of Vineyards Development, and the architect Chris Coe. Mr. Coe provided a briefing on the newly-submitted apartment project proposed to be located on the previously-approved Geneva Commons site on the northeast corner of MacArthur Blvd. and MacArthur Place (formerly Imperial Promenade). The project is currently designed to allow for apartments 319 units on 2.1 acres. Mr. Coe clarified that the project was not being designed to condominium standards in contrast to the Geneva Commons project. Planning Manager Karen Haluza directed the Commissioners to a memo provided in the Commission packet that provided an analysis of the project's deficiencies as they relate to the current zoning (Specific Development No. 43) and to other recently approved and/or constructed projects within the MacArthur Place south master plan area. Mrs. Haluza also provided two analyses prepared by Chris Coe and the City's Urban Design Consultant John Kaliski, which further detailed the project's many design deficiencies. Mrs. Haluza stated that items of particular • concern were the lack of open space, significantly reduced setbacks, unit mix favoring small single-unit apartments, the overall quality of the project's design and architecture. She introduced John Kaliski, who was present to discuss the project and answer any questions. Vice Chairman Gartner noted deficiencies and expressed concern that the project had not been designed to meet the minimum standards of the existing zoning. He also noted the smaller unit size as compared to the average unit size of projects in the area and requested background from the applicant to explain these changes. Mr. Bisno stated that it was his understanding that current City policy supported the development of the site at a lower height than that which was approved for the Geneva Commons project so long as one acre of the overall three-acre site was reserved for ahigh-rise development at some time in the future. Mr. Bisno further commented that the project would be of economic benefit to the City and that he had deviated from the current zoning because he wished to create new development standards through a Development Agreement. Commissioner Turner stated that the project should consider the existing context of the area due to the fact that the project is located in a key area (node) of the City where it is important to develop high quality buildings that are in character with those in the surrounding area. He noted that the recently redesigned Integral project, now Lyon Properties and also by Chris Coe, had maintained its high-end • quality condominium standards even though it had been repositioned as a rental project. He stated that the Lyon project had done a better job of connecting at the street level, including the lobby and ground floor units. He requested that the applicant consider redesigning the project in order to engage the community at the street level through the addition of more ground floor uses, such as retail or a larger lobby area and usable ground floor amenity space for the residents. He stated that the redesigned Integral project (now Lyon Properties) did a better job of connecting at the street level, including the lobby and ground floor units. He stated that the project should have a more open entry instead of a narrow stairway Planning Commission Minutes Page 5 of 7 May 23, 2011 as proposed. He stated that he was in agreement with the findings and recommendations of Mr. Kaliski's analysis. Commissioner Mill expressed concerns with lack of open space and found the project to be reminiscent of poorly designed apartment complexes built in Santa Ana in the 1970s and 80s. He emphasized the need to outreach to the Sandpointe neighborhood and stated that he thought the project might not be well received. He also expressed concerns with the project's limited ingress/egress • and circulation. Commissioner Yrarrazaval made comparisons to the Geneva Commons project stating that the proposed project did not match the quality of that which is currently entitled. He expressed disapproval with the lack of landscape setbacks, lack of open space, and of the square footage per unit design. Commissioner Nalle stated the project is over-built, dealing with only two acres for 319 units; recommended going to back to three acres usage. Mr. Bisno indicated the long term proposal for the remaining acre is to construct a high rise project, but that no plans have been made. Commissioner Nalle asked if the project's coverage of the two acres could be reduced if directed by the Planning Commission. Mr. Bisno stated that the project coverage could not be reduced by much. Commissioner Nalle also recommended that there should be a break in the median on First American Way to allow for a left turn lane. Commissioner Acosta stated that the project design looks overcrowded and not appealing. He stated that, while the architect had described the building's "blocky" design as being appropriate, that the City would like to try to get away from the blockiness of the existing buildings. He stated that the new Lyon project, also by Chris Coe, is a much better design. He expressed concerns with the lack of landscape setbacks, that the design was not showing enough greenery and that • he would like to see a more friendly and visionary development. He also emphasized the need to do extensive outreach to the Sandpointe neighborhood. He stated that the project just wasn't there in terms of its design and that he was looking for more in establishing a sense of place for the area. Chairman Alderete stated that the project resembles some of the large apartment complexes being constructed along Jamboree in Irvine, which are not a good architectural fit for the MacArthur Place South area. In terms of the unit mix, he stated that the over-abundance of one-bedroom units does not meet the community's needs. He noted that the overall low-rise scale of the project is inconsistent with the surrounding building type. He requested information on projects already constructed by the developer, Vineyards Development. Mr. Ogulnick responded that they did not have any projects in Orange County, but had some in Los Angeles and Riverside counties. The Commission requested more information regarding Vineyard Development's specific projects. Chairman Alderete expressed concern with the lack of master planning over the entire three- acre site and felt that this project was lacking in quality. Chairman Alderete also stated any possible development of the remaining acre was not germane to the Commission's deliberation of the project before it. Mr. Kaliski summarized the analysis provided in his detailed memo and was in agreement with the Commissioners' comments regarding the project's design deficiencies. • 5. PUBLIC COMMENTS (on non-agenda items) No public members spoke. Planning Commission Minutes Page 6 of 7 May 23, 2011 • 6. STAFF COMMENTS No comments were made. 7. PLANNING COMMISSION MEMBER COMMENTS No comments were made. 8. EXCUSE OF ABSENCES ADJOURNMENT 8:54 PM ~_. art a Ramirez Recording Secretary Planning Commission Minutes Page 7 of 7 May 23, 2011