COUNCIL CONFERENCE ROOM FULLERTON CITY HALL
THURSDAY, 9:00 A.M., MARCH 3, 2005
|CALL TO ORDER:||Acting Chair Mullis called the meeting to order at 9:05 a.m.|
|COMMITTEE MEMBERS PRESENT:||Becerra, Cortez Mullis, Tabatabaee, Thompson|
|COMMITTEE MEMBERS ABSENT:||Voronel, Rosen|
|STAFF MEMBERS PRESENT:||Kusch, Sowers, Norton|
|OTHERS PRESENT:||Richard Daybell|
February 17, 2005 approved as written.
The order in which the items were heard was changed with Item No. 2 being heard first.
A request to approve a Ladies Workout Express (30-minute circuit fitness program) in the Fullerton Metro Center, on property located at 132 West Orangethorpe Avenue, Unit N (southwest corner of Harbor Boulevard and Orangethorpe Avenue) (C-2 Zone) (Categorically exempt under Section 15301 of CEQA Guidelines). (HS)
A motion was made to continue the request due to the absence of both the applicant and Assistant Planner Sowers.
Assistant Planner Sowers described the proposed request and stated that the days and hours of operation would be Monday-Friday 7 a.m. 8 p.m.; Saturday 7 a.m. 12 p.m.; closed Sunday. The applicant is proposing 16-24 workout machines. It would take 30-minute to complete the circuit. The area would include a dressing room and a restroom. Plans have already been approved by both the Building and the Engineering Departments. Fire and Water had comments on the plans. Staff has incorporated these comments into the conditions of approval. Although parking is tight, the site as a whole has a surplus of parking with a mix of uses restaurant and retail.
Committee Member Mullis advised the applicant that if the business grows to the point where it needs additional machines a new application must be completed. Ms. Lisson said that the franchise limits the number of stations to 24 and she does not anticipate further expansion.
The Committee was in support of the proposed application with staffs recommended conditions.
MOTION made SECONDED, and CARRIED by all members present, to APPROVE PRJ05-00098 ZON05-00006 as conditioned below. (Resolution No. 407).
There is a 10-day appeal period where any action by this Committee can be appealed to the Planning Commission and ultimately to the City Council. A Resolution will be prepared.
A request for a nine-room music school, with up to nine instructors and ten students, on the first floor of an existing building located at 701 North Harbor Boulevard (northwest corner of Brookdale Avenue and Harbor Boulevard) (C-3 Zone) (Categorically exempt under Section 15301 of the CEQA Guidelines). (AK)
Assistant Planner Kusch reviewed the request. The issue before the Committee is whether or not the operational characteristics would fit into this particular location. (Photos of the project were available). Staff has received no calls or letters of objection from neighboring property owners who were noticed of the upcoming project.
The students, who are minors, would be driven to their lessons by an adult. The existing 10 parking spaces serving the entire building does meet the current code for office or retail use, and is nonconforming. Staff sent a letter to the applicant indicating that Planning is concerned with the lack of sufficient parking. The question to the Committee is, would this be worsening the nonconforming situation?
The circulation and the congestion of the parking area is also an issue. The Zoning Code requires that the drive aisle, since it is serving 10 or more spaces, have a turnaround area, however, the constraints of the site do not lend itself to having a turnaround. The applicant is aware of Staffs concerns, and he has responded by saying the majority of the schools activities take place after school from 5 p.m. 9 p.m., and on Saturday from 10 a.m. 6 p.m. The instruction would be on an appointment basis. The music lessons would be taught by 3 or 4 instructors with one instructor rotating between students. The peak time for the studio is after school. The teaching sessions would only occupy 60% of the studio. The second story of the building is proposed for instrument storage only and not for student teaching.
Committee Member Mullis asked how many square feet would be used for the business and does the building have a basement. Assistant Planner Kusch said the total square footage is about 2,900 square feet on the first floor and 1,000 square feet upstairs. Mr. Kim stated that he would use about 400 square feet for the office and waiting room, 2,400 for the nine studio rooms downstairs and storage on the second floor would take up about 1,000 square feet. He was not sure how many square feet the basement is.
Committee Member Tabatabaee asked what kind of use is intended for the large platformed area. If it is used for assembly purposes, a seating plan must be submitted and an already tight parking situation could become worse. Also, is any part of the area going to be used for retail?
Mr. Kim explained that the students would use the stage to practice for music recitals. The book display is for educational purposes only and not for sale. Committee Member Mullis asked Mr. Kim if he had spoken to any of his neighbors about the possibility of arranging an off-site parking agreement. Mr. Kim said he had not. Assistant Planner Kusch mentioned that north of Brookdale Avenue there is very limited parking, but there may be some opportunities on the east side of Harbor Boulevard.
Committee Member Tabatabaee said that the Building Division has issues that must be addressed before the request can be approved. Assistant Planner Kusch advised Mr. Kim that Planning is not convinced that there would be adequate parking, and unless off-site parking can be utilized it may not be feasible to continue with the project.
Establish type of occupancy.
Provide detail floor plans prepared by a licensed architect for the basement, second floor; and assembly room describing their use.
A minimum of two handicapped bathrooms are required.
If the central area is to be used for assembly, a seating arrangement, as well as Fire Department requirements such as exits, alarms, etc. must be submitted.
The Committee was not supportive of the request as submitted, and unless the parking issues can be resolved the use is not compatible for the site.
MOTION made SECONDED, and CARRIED by all members present, to CONTINUE PRJ04-01167 ZON04-00123.
A request for building remodel to include the addition of a fascia; the removal and replacement of pump island canopies, and the removal and replacement of existing signage located at 2701 Brea Boulevard (northwest corner of Brea Boulevard and Bastanchury Road) (C-2 Zone) (Categorically exempt under Section 15301 of CEQA Guidelines) (Continued from January 20, 2005). (HS)
Assistant Planner Sowers stated that this item was previously reviewed January 20, 2005, and was continued for lack of detail. The applicant has submitted a revised plan, and described the changes made to the plans.
Staff questioned whether the fascia would cover the existing pitched roof; how the fascia is connected, and if it would screen the existing equipment. Fire is concerned with how close the canopies are to the building.
The applicant stated that the canopies are being raised a foot and the width is longer in order to provide additional coverage over the pumps. The canopies will not be connected to the building. He wondered if it is possible to get a waiver for driveway reconstruction because of the cost. Committee Member Cortez explained that a waiver cannot be granted because of ADA mandated standards. However, the extent of reconstruction (i.e. the number of driveways) is based on the valuation of the improvements to the site. One driveway must be reconstructed as part of this project; the remaining three driveways can be completed at a later time.
There was discussion regarding the best way to screen the mechanical equipment. No decision was made at this time. Committee Member Mullis stated that the Code requires all mechanical equipment be screened in some fashion. The applicant can work with staff to choose the type of screening that would be the most effective as well as aesthetically pleasing.
MOTION made SECONDED, and CARRIED by all members present, to APPROVE PRJ04-01182 ZON04-00124 as conditioned below. (Resolution No. 408).
The project shall be in substantial conformance with the plans, descriptions, and statements provided by the applicant, except to the extent that the plans or designs are modified by the Staff Review Committee.
Specifically, the existing pump island canopies will be removed prior to installation of new canopy.
All corrections generated through the plan check and inspection processes are incorporated by reference as conditions of approval and would include any requirements generated by the Engineering, Building and Fire Departments.
Cash bonds, water permit, and excavation permit required
Upgrade existing water meter per Std.601
Install & test RP Backflow at meter & at irrigation per Std.604
d. A reliable source of water within 150 ft of the most remote spot of all structures will be required
e. All premise identification per Std. 7
f. Knox key box for each building per Std. 24
g. Portable fire extinguishers within 75 feet of travel; mounting and marking to be approved by FFF prior to installation
h. Plans shall indicate FFD has adopted the 2001 CA Fire Code
i. If hazardous materials are in use and the amounts exceed exempt amounts, it will be necessary to enter the State of CA Hazardous Materials Disclosure program.
j. Compliance with NPDES regulations will be required.
k. Driveways will require reconstruction for compliance with ADA standards as determined by the Engineering Department.
l. Ten feet landscaped street setbacks are required. The existing planters shall be increased to 10 feet in width. In addition landscape areas equal to 25 sq ft per parking space, or 8% of the total parking area, whichever is greater, shall be provided on and reasonably distributed through the property. Landscape shall comply with FMC 15.56.140. Detailed hardscape, landscape and irrigation plans will be prepared by a licensed landscape architect. Such plans will be designed in accordance with the Landscape and Irrigation Design Requirements of the City and will be submitted for approval by the Director of Development Services prior to the issuance of building permits, with implementation thereof prior to occupancy of the project. A one-year maintenance bond in an amount equal to 50% of the combined cost of the landscaping materials and irrigation system, but not less than $500, will be posted as a prerequisite to the final approval of the development.
m. Final building plans will be required to include details for screening of all exterior-mounted machinery and machinery components. All exterior color and material used to construct the proposed screening shall match the existing buildings exterior and be subject to the approval of the Director of Development Services.
n. Signs will require the issuance of separate permits and shall comply with FMC 15.49.
There is a 10-day appeal period where any action by this Committee can be appealed to the Planning Commission and ultimately to the City Council. A Resolution will be prepared.
A request to add two new manufacturing buildings and one new office building to an existing industrial site on property located at 1801 Via Burton Street (Generally located at the terminus of Via Burton Street west of Baxter Street (M-G Zone) (Mitigated Negative Declaration). (AK)
Assistant Planner Kusch stated that the proposed plan meets or exceeds applicable zoning codes related to setbacks, parking, landscaping, and on-site access and circulation. The material used for the buildings would be painted metal panels with metal roofs in keeping with the industrial look. Building Nos. 1 and 3 include aluminum storefront facade entries. The Site Plan meets the Development Standard with one exception -- the landscaping next to Building No. 3 would have to be increased in depth by 1 foot to allow for parking space overhang. Assistant Planner Kusch presented an overview of the request and reviewed the conditions of approval.
The property would normally be exempt from California Environmental Quality Act (CEQA) but early on in the project water related concerns and issues were noted that triggered further study. The biggest concern is that the water flow is inadequate for fire suppression purposes and to service the site.
Originally the applicant thought he could tap into the City of Anaheims water service. Anaheim opposed his request which meant that water service would now have to be serviced through the City of Fullertons water supply. The applicant would be required to provide a water flow test and a hydrology study. Since the property is adjacent to the flood control channel, it may be necessary to get permission from the Orange County Flood Control District for the development.
The business operation shall adhere to the Citys noise ordinance especially as it relates to the adjacent apartments. The property has two assessor parcels which need to be consolidated as one. Any access gates would have to be approved by the Fire and Police Departments before permits are issued. The applicant has addressed previous concerns and comments in regard to turning radiuses. Staff received a call from an adjacent property owner curious as to what was being proposed and no other calls were received. All comments have been incorporated into the conditions of approval.
Committee Member Mullis asked if the existing and proposed building would be all metal or only have metal accents. Mr. Burrola replied that both buildings, existing and proposed, would be block with metal. Assistant Planner Sowers mentioned that circulation was an issue for trucks entering and exiting the loading area. Mr. Burrola advised that he conducted a study that proved circulation would not be a problem.
The Committee agreed that both the water supply and water pressure needs to be resolved to meet minimum requirements before the project can go forward.
The applicant was asked if he accepted the conditions as drafted. Mr. Burrola said he has some concern about putting the utilities underground. Committee Member Mullis stated that the City Code requires that all new construction must underground the utilities.
Public Hearing Opened
Mr. Daybell, a neighbor, suggested that a water supply line be built underneath the flood control channel. He added that he would like to see Building 10 removed.
Public Hearing Closed
MOTION made SECONDED, and CARRIED by all members present, to APPROVE PRJ04-00817 ZON04-00082 as conditioned below and certify the Mitigated Negative Declaration. (Resolution No. 409).
The project shall comply with the seismic safety requirements contained in the Uniform Building Code.
Construction and operational activities shall conform to the City of Fullerton Noise Ordinance (Chapter 15.90).
Water flow tests and a water supply study shall be submitted to the City for review and approval which shows whether there will be adequate water supply and pressure to the site to accommodate the proposed development. The tests and study shall be subject to the review and approval of the City Engineer prior to the issuance of grading and building permits.
A detailed landscape and irrigation plan shall be prepared by a licensed landscape architect. Such plans will be designed in accordance with the "Landscape and Irrigation Design Requirements" of the City and will be submitted for approval by the Director of Development Services prior to the issuance of building permits, with implementation thereof prior to occupancy of the project. The landscape planter along the flood control channel next to Building No. 3 shall be increased to a minimum depth of 6-0 to accommodate the proposed parking space overhang. Trees within the landscaping along the south property line shall be planted a minimum of 5-0 from the existing underground sewer/water pipe. Landscaping shall include screening of any proposed or existing detector check valve water systems. A one-year maintenance bond in an amount equal to 50% of the combined cost of the landscaping materials and irrigation system will be posted as a prerequisite to the final approval of the development and/or occupancy of the use.
A six-inch-high concrete curb will be provided between all landscaping and vehicular paved areas.
Final building plans will be required to include details for screening all exterior mounted machinery and machinery components.
All signs for the project site will be submitted for approval by the Director of Development Services prior to issuance of a sign permit.
The construction site will be maintained in a "wet-down" condition to the degree necessary to prevent excessive dust. Spillage will be removed from the public right-of-way at the end of each working day by sweeping or sprinkling, to the satisfaction of the Director of Engineering; however, watering that results in mud on public streets will not be permitted as a substitute for other cleaning methods. Site activities will fully comply with Air Quality Management District Rule 403.
All construction and general maintenance activities, except in an emergency, shall be limited to the hours of 7 a.m. to 8 p.m. Monday though Saturday and should utilize the quietest equipment available. All on-site construction equipment shall have properly operating mufflers.
Prior to the issuance of any building permits, a detailed grading and drainage plan will be submitted for review and approval by the Director of Development Services and the Director of Engineering.
Prior to building permit issuance, the applicant shall submit to the City for approval a Water Quality Management Plan, specifically identifying Best Management Practices for the project that will control predictable pollutant runoff. The WQMP shall identify, at a minimum, the routine measures specified in the County-wide NPDES Drainage Area Management Plan as applicable to the project, including the assignment of long-term responsibilities.
If required, the applicant shall obtain a permit from the Orange County Flood Control District for the development since it is located adjacent to the Carbon Creek connection. The applicant shall furnish a copy of the permit to the City Engineer prior to the issuance of a grading or building permit.
Prior to the issuance of a Certificate of Occupancy or a final building permit, the applicant shall remove and reconstruct driveway approach, sidewalk and curb and gutter within property limits. The reconstruction shall adhere to City standards.
Prior to the issuance of a Certificate of Occupancy or a final building permit, the proposed curb and gutter at the southerly property line, and within a City easement, shall be designed to align with the existing 24 reinforced concrete pipe. The proposed curb and gutter needs to be shown approximately 9 feet north of the southerly property line.
The applicant shall submit Civil Engineering calculations and plans for the entire site, including calculations for domestic, fire and landscape water service. The applicant shall install and/or upgrade new service, fire line and landscape backflow devices prior to a Certificate of Occupancy or a final building permit. Fire hydrants may be required and, if required by the City Engineer, shall be installed according to City standards.
The two County Assessor parcels that comprise the subject property shall be consolidated prior to the issuance of a Certificate of Occupancy for the new buildings.
Prior to the issuance of a Certificate of Occupancy or a final building permit, all utilities leading onto the site including electricity, telephone and cable television will be installed underground.
Supply portable fire extinguishers within 75 feet of travel. The mounting and marking shall be approved by the Fire Department prior to installation.
Emergency lighting shall be provided and approved by the Development Services and Fire Departments.
Corrections generated from the plan check process shall be incorporated as conditions of approval.
There is a 10-day appeal period where any action by this Committee can be appealed to the Planning Commission and ultimately to the City Council. The request may be approved subject to conditions. A Resolution will be prepared.
ADJOURNED AT 10:40 A.M. AS STAFF SITE PLAN REVIEW COMMITTEE: