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HomeMy WebLinkAbout01 P.C. Minutes 7-14-03 MINUTES TUSTIN PLANNING COMMISSION REGULAR MEETING -- 7:00 P.M. JULY 14, 2003 ITEM #1 7:00 p.m. Given All present None Approved Approved; adopted Resolution No. 3880; Resolution No. 3881 to be adopted at next Planning Commission meeting CALLTO ORDER PLEDGE OF ALLEGIANCE ROLL CALL PUBLIC CONCERNS CONSENT CALENDAR 1. APPROVAL OF MINUTES - JUNE 23, 2003, PLANNING COMMISSION MEETING. It was moved by Pontious, seconded by Amante, to approve the Consent Calendar. Motion carried 5-0. PUBLIC HEARINGS TENTATIVE PARCEL MAP 2003-131, CONDITIONAL USE PERMIT 03-007, AND DESIGN REVIEW 03-008 REQUESTING: 1) AUTHORIZATION TO SUBDIVIDE FOUR (4) EXISTING PARCELS (4.09 ACRES) INTO FOUR PARCELS FOR DEVELOPMENT OF A GARDEN CENTER ON A 1.47-ACRE PARCEL; 2) AUTHORIZATION TO ESTABLISH A GARDEN CENTER WITH A 6,400 SQUARE FOOT BUILDING AND 41,007 SQUARE FEET OF OUTDOOR SALES AREA, AND ESTABLISH THE NUMBER OF REQUIRED PARKING SPACES THROUGH THE APPROVAL OF A PARKING DEMAND ANALYSIS; AND, 3) AUTHORIZATION FOR BUILDING AND SITE DESIGN. THIS PROJECT IS LOCATED AT 505 EL CAMINO REAL IN THE CENTRAL COMMERCIAL (C-2), CULTURAL RESOURCES AND PARKING OVERLAY DISTRICT AND TOWN CENTER REDEVELOPMENT PROJECT AREA. Minutes - Planning Commission 7-14-03 - Page I 7:02 p.m. Ashabi Director Amante Director Menard Director RECOMMENDATION: That the Planning Commission adopt: 1. Resolution No. 3880 approving Tentative Parcel Map 03-131; and, Resolution No. 3881 approving Conditional Use Permit 03-007 authorizing the establishments of a garden center and required parking spaces and Design Review 03-008 authorizing a modified building and site design, as recommended by staff. The Public Hearing opened. Presented the staff report. Indicated that staff would not be recommending approval of the parcel map subdivision without the conditions added; there are concerns regarding the parcelization as shown; Conditions 2.1 and 3.2 hold the parcels together for ingress/egress, parking, etc., so that the four parcels will generally act as one common site; the result will be the orderly development of the site for future use; the Planning Commission is looking at one small piece. Regarding the design review application, staff is making a positive recommendation; this center will be a benefit to the Old Town area; staff has concerns regarding the architecture; the building presented may be more appropriate for a suburban setting on a major arterial highway; staff made suggestions to fulfill the visions of Old Town that would further the goals of Old Town and maintain the applicant's desired goals. This proposal is for a much larger development than normally seen in Old Town; a similar challenge was the Acorn Naturalists site; staff worked with that applicant to accommodate the size and needs of that facility. Asked for the height of the Acorn Naturalists building. Answered either 32 or 35 feet high. Asked if the Tentative Parcel Map can be approved. Answered in the affirmative. Minutes - Planning Commission 7-14-03 - Page 2 Menard Director Jennings Ted Stelzner, TJS Architects, representing the applicant Jennings Mr. Stelzner Jennings Mr. Stelzner Jennings Nielsen Mr. Stelzner Menard Mr. Stelzner Amante Asked for the timeframe for the Final Map recordation. Indicated the applicant can bring the Final Map forward at any time. Asked the applicant to come to the lectern. Referred to his 20-year history as an architect for Armstrong Garden Centers; and, iterated the design criteria necessary for a garden center to bring people to Old Town Tustin. Asked if the 55 foot setback is the minimum for Armstrong's purposes. Stated there are many things to be accomplished in that front setback; bringing the building to the street would result in the project being out of scale and mass; the front setback amenities are designed to encourage people to congregate and be drawn into the business; also, the cashiers are at the front and require an 1 l-foot clearance. Asked about the concern that the material at the front be more in keeping with the Old Town buildings. Indicated the brick on the columns will be matched to brick on other Old Town Buildings; a two-foot brick planter has been included of the same material; a wooden fence would not work; the wrought iron fence is necessary to allow people to see into the facility. Stated the Planning Commission is delighted to have Armstrong coming to Tustin; and, suggested that a compromise can be reached that will satisfy both the applicant and Old Town residents. Stated that he drove by other Armstrong facilities; and, asked if the Tustin size will be similar to the Newport store. Answered the Newport Beach store is 60 feet by 80 feet; the Tustin location will be 80 feet by 80 feet; otherwise, the design is the same. Asked if the garden center area will be larger than in other Armstrong stores. Replied the size will be comparable to other locations. Asked for the timeline for the opening of the store. Minutes - Planning Commission 7-14-03 - Page 3 Mr. Stelzner Monte Enright, Vice President of Armstrong Garden Centers Jennings Mr. Enright Craig Furniss, Tustin Chamber of Commerce Paul Berkman, owner of Rutabegorz Restaurant in Old Town Mary Ann Dyvig, Angels Garden Designs, Old Town Indicated that construction could start within three to four months of approval; the plan is to be open at least by February 2004. Stated the intent is to make the Tustin site a flagship store; stores in Santa Ana and Irvine will be closed; Armstrong studies have shown what is necessary to create traffic patterns within a garden center and circulation in the yard; the projection of 140,000 trips will hold only if the proposal is approved as presented. Suggested that changing the materials on the fa~;ade of the building would not affect any of the aspects mentioned by Mr. Enright. Answered that changing the facade would not affect the movement pattern, but would impact the ambience and feeling of relaxation that gardeners seek; Armstrong does not want to resemble a "box" store but to market to clientele who garden for pleasure and relaxation; Armstrong customers designed the current plan--from the lighting, to the color of the wood, to the shape of the buildings, to the illumination in the building, to the fragrances and preferred no loud speakers, forklifts, or chicken manure; blocking in any way what takes place inside the store would defeat the open feeling Armstrong strives to maintain. Stated he and his wife are gardeners and are thrilled that Armstrong is coming to Old Town; and, read into the record the Chamber's petition supporting this project, which is herein incorporated by reference. Stated he appreciates the appearance of the Armstrong Garden Center as proposed and believes they will be a better neighbor than Home Depot or Lowe's; added the Knowlwood site in Fullerton that was presented in the report is a bad example because that site is unsightly and has presented ongoing code enforcement problems due to lack of upkeep; and, stated his support of the Armstrong project as presented by the applicant. Indicated that she chose Old Town Tustin for her business after looking at alternatives because there is a feeling in the Old Town area of treasures from the past; and, stated her feeling that the City should be proud and honored that Armstrong chose Old Town for a flagship store. Minutes - Planning Commission 7-14-03 - Page 4 Spencer Gilbreath, owner across the street from proposed center Curt Lilly, 145 A Street, Tustin Phil Cox, owner of the property to the north of the proposed site Stephen Melvin, 663 Ambrose Lane, Tustin Jennings Mr. Melvin Tom Orr, 355 West Sixth Street, Tustin Sharon Jones, 520 West Main Street, Tustin Stated that, 50 years ago when he moved to Tustin, the property had a fruit stand on it and still has a fruit stand on it; the Armstrong proposal is beautiful; it is time to be rid of the · vacant lots downtown; he supports the project. Stated he, and everyone he knows in Old Town, is in favor of this project; he is not in favor of the changes as proposed by the staff; asked that the tree be saved, rather than removed to make room for a parking spot; and, added that staff should cooperate as much as possible to hurry this project along. Stated he is looking forward to Armstrong as a neighbor; the proposed building is reminiscent of the Sunkist Packing House and the Francis Bros. Windows & Screens which were located in Old Town; those buildings have been gone for some time; Armstrong will be a wonderful use of the property. Indicated his home is across Sixth Street from the proposed location; commended Armstrong on their customer research; asked if hazardous materials will be stored in the trellis area; added that his biggest concern is that the attempts by his homeowners association to contact Armstrong in order to schedule a meeting have been unsuccessful, leading him to wonder how Armstrong will fit into the community; stated it is imperative that Armstrong be held to all the conditions and not request changes later on; and, noted he cannot speak in favor of or against the project until these issues are resolved. Asked what sort of hazardous materials he was referring to. Answered that ammonia, fertilizing chemicals, pesticides, etc. can sometimes be found at locations where there are fruit trees and other trees; if such items were stored in one area and a fire occurred, that could have an impact on his neighborhood. Stated he is strongly in favor of the Armstrong nursery; and, suggested energy should also be spent preserving the Utt Juice building. Indicated that Armstrong should be aware that many of the people who live in the Old Town area are part-time farmers, orchardists, and gardeners who are excited about this facility coming to Old Town; the project will be a positive contribution to the revitalization of the Old Town business area; the City staff and residents should do everything they Minutes - Planning Commission 7-14-03 - Page 5 Mr. Enright Joe Amaral, Armstrong Garden Centers 8:05 p.m. Pontious Amante Nielsen Menard can do to make Armstrong successful, while Armstrong should be sensitive to issues such as pedestrian continuity within the area. Stated there will be no hazardous material stored outside the building; indicated only lawn fertilizers and home remedy insecticides will be stored inside the building; added that only nontoxic products for eliminating insects are used within the nursery; and, asked Joe Amaral to speak regarding the community involvement issue. Presented petitions supporting this project and signed by merchants and residents of Old Town, which are incorporated herein by reference; stated a meeting was held at the Senior Center to answer concerns of residents; indicated Armstrong was unsuccessful in attempts to arrange a meeting with Transpacific Property Management Company; and, added that Armstrong is a very community- oriented company. The Public Hearing closed. Thanked staff for their hard work and commitment to the Old Town RUDAT, which was designed to avoid having parking in the front of businesses, thereby avoiding the strip-mall appearance; the Armstrong plan provides a pleasant visual frontage that will encourage pedestrian traffic; while she had some reservations, the testimony of the residents convinced her to support the project as presented. Stated it is attractive to have a flagship store in Old Town which will impact the City's economic base and benefit other merchants in the area; support by the Chamber of Commerce is a good thing; the architect's drawing and description of the proposed nursery makes this a better fit for the Old Town environment than the Acorn Naturalists building; he supports the proposal as submitted. Indicated this is a spectacular project; the Newport store is one of the cleanest garden stores he has ever seen; he and everyone he has talked to is excited about having this project in Old Town; the project represents Tustin's agrarian beginnings; thanked staff for presenting an alternative proposal, but he supports Armstrong's without modification. Requested that the tree be saved and the proposal approved with one less parking place; asked if the parking re-review for the fruit stand is in the process or is something that comes after tonight's approval. Minutes - Planning Commission 7-14-03 - Page 6 Director Menard Director Menard Anderson Mena~ Jennings Director Amante Ashabi Amante Director Stated the re-review will go forward after approval; the conditional use permit was granted to the Prescotts and was granted on the larger parcel and would need to be amended to a smaller parcel. Asked if reciprocal parking could be included to make up for the one space. Answered in the affirmative. Suggested that a new route will then be introduced at the alley of the flag parcel; and, asked how through traffic from Prospect and Main Street can be maintained from going through that alley. Stated the alley is aligned so as no head-on condition would exist; people coming down Prospect would have to drive to the left to enter that driveway; no conflict will be created by people going straight through. Indicated he is happy to support this project and looks forward to shopping at Armstrong very soon. Stated that she hopes the tree can be saved; she still does not like the building but wants Armstrong in Old Town and is willing to go along with the other Commissioners in supporting the project. Stated that, if it is the consensus of the Commission to approve the project, modifications to Resolution No. 3881 will be necessary; Conditions 3.1, 3.2, 3.3, and 3.4 would be eliminated and Condition 5.1 would be modified to reference 43 parking spaces rather than 44 spaces. Asked for clarification of Condition 3.6 regarding the sidewalk. Stated that Condition 3.6 was included to provide pedestrian access from the primary entrance to the secondary entrance and would be accommodated by moving the fencing. Asked for clarification of Condition 5.6. Suggested modifying Condition 5.6 to read: "The outdoor display along El Camino Real shall be in accordance with the approved site plan." Staff can make it clear on the site plan as to what could be located in that area. Minutes - Planning Commission 7-14-03 - Page 7 Nielsen Anderson Amante Holland Continued to July 28, 2003, Planning Commission meeting Director None Asked if the plan is to wait and see how truck deliveries through the alleyway are handled. Answered in the affirmative. Asked if the language of Resolution No. 3881 needs further modification. Suggested the Commission direct staff to bring Resolution No. 3881 back for adoption at the next Planning Commission meeting in order to allow time for the applicant and staff to discuss and appropriately modify the resolution. It was moved by Pontious, seconded by Jennings, to adopt Resolution No. 3880. Motion carried 5-0. ORDINANCE AMENDING THE CITY OF TUSTIN MUNICIPAL CODE GOVERNING INCENTIVES FOR THE DEVELOPMENT OF AFFORDABLE HOUSING (CODE AMENDMENT 03-005). THE PROPOSED ORDINANCE NO. 1279 AMENDS TUSTIN CITY CODE ARTICLE 9, CHAPTER 1, GOVERNING INCENTIVES FOR THE DEVELOPMENT OF AFFORDABLE HOUSING TO COMPLY WITH THE CALIFORNIA LEGISLATURE'S 2002 AMENDMENT OF GOVERNMENT CODE SECTION 65915 AND TO MAKE OTHER CONFORMING CHANGES TO STATE LAW. RECOMMENDATION: That the Planning Commission adopt Resolution No. 3879 recommending that the City Council adopt Code Amendment No. 03-005. Stated a request for continuance was received from Lennar/Lyon because this ordinance will affect the Base property they own. It was moved by Jennings, seconded by Pontious, to continue this item to the July 28, 2003, Planning Commission meeting. REGULAR BUSINESS STAFF CONCERNS REPORT OF ACTIONS TAKEN AT THE JULY 7, 2003, CITY COUNCIL MEETING. Minutes - Planning Commission 7-14-03 - Page 8 Director reported Jennings Director Nielsen Menard Pontious Ashabi The City Council took action on the zone change and conditional use permit related to RV storage in the Irvine Industrial complex. The City Council had the second reading of the noise ordinance amendment that established standards for the mixed-use zones within the City. COMMISSION CONCERNS Thanked staff for their work on the Armstrong project. Stated the Albertsons' Grand Opening was a wonderful event. Asked if there has been a Cultural Resources Advisory Board meeting. Answered in the negative. Indicated he enjoyed the Albertsons' Grand Opening. Noted the Tustin Meadows Fourth of July parade and carnival was enjoyable, as always. State the City's fireworks display was spectacular, adding that he worked the parking lot at Tustin High School for that event. Complimented the staff for their hard work on the Armstrong project. Stated there is an ongoing parking issue at the Starbucks location at the corner of El Camino Real and Red Hill. Echoed Commissioners Jennings' and Nielsen's remarks regarding the Albertsons' opening. Stated he enjoyed the Tustin Meadows parade and carnival. Thanked Parks and Recreation for the fireworks display. Noted the Wednesday night Concerts in the Park have been very enjoyable. Asked what happened to the plans for a recycling center at the news Albertsons store. Answered that facility is not yet open. Minutes - Planning Commission 7-14-03 - Page 9 Pontious Director Pontious Amante 8:32 p.m. Asked what the timeframe is for the Utt Juice proposal. Stated the consultant is working on the Draft Environmental Impact Report; and, indicated the Redevelopment Agency suggested the proposal may come before the Planning Commission in late August or early September. Noted she will be out of town September 11 through 27 and would like that project to be scheduled when she is available to attend the Planning Commission meeting. Congratulated the staff for their work on the Armstrong project and their consistently providing excellent, thorough materials and presentations before the Commission. Thanked staff for their prompt response to Commission concerns around the City. Congratulated the Police Department officers who received promotions last week. Thanked Patrick Sanchez for the wonderful Fourth of July celebration and fireworks display. ADJOURNMENT: The next regular meeting of the Planning Commission is scheduled for Monday, July 28, 2003, at 7:00 p.m. in the Council Chamber at 300 Centennial Way. Minutes - Planning Commission 7-14-03 - Page 10