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Staff Review Committee Meeting Minutes JUNE 16, 2005

COUNCIL CONFERENCE ROOM FULLERTON CITY HALL
THURSDAY, 9:00 A.M., JUNE 16, 2005

CALL TO ORDER: Chairman Rosen called the meeting to order at 9:10 a.m.
COMMITTEE MEMBERS PRESENT: Mullis, Petropulos, Rosen, Tabatabaee, and Castaneda (for Voronel)
COMMITTEE MEMBERS ABSENT: Thompson, Voronel
STAFF MEMBERS PRESENT: Bunim, Kusch, and Norton

APPROVAL OF MINUTES:

June 2, 2005 approved as written.

INTRODUCTIONS - COMMITTEE AND STAFF MEMBERS:

ACTION ITEMS:

PRJ04-01167 - ZON04-00123. APPLICANT: SOMIN K. KIM; PROPERTY OWNER: JAMES H. WALRAVEN. A request for a music school consisting of five instruction or practice studios on the first floor of an existing building with up to two instructors and five students, on property located at 701 North Harbor Boulevard (northwest corner of Brookdale Avenue and Harbor Boulevard) (C-3 zone) (Categorically exempt under Section 15301 of CEQA Guidelines) (Continued from 1/20/05, 3/3/05, and 4/21/05 meetings) (AK).

Present were Kwanghee-Kim, Frank Granillo, Chris Melendez to discuss the proposal.

The applicant has altered the plans to address Building Code compliance issues. Planning has concerns with the number of parking spaces on the site since it currently is less than what the Zoning Code requires; however, the applicant is limiting the number of students at any one time up to 5 with two instructions on site. Based on limiting the number of students and staff, as a condition of approval, parking would not be an issue. It does appear on the aerial photograph that there is possibly some wheel stops that may be in the way of handicapped accessibility. Staff described the floor plan in detail and stated that no comments or concerns about the proposal were received. The project supervisor explained the changes that had been made. The Building Code requires that there be two handicapped restrooms downstairs, and a handicapped van-sized parking space.

MOTION made, SECONDED, and CARRIED unanimously to APPROVE PRJ05-001167 - ZON05-00123 as conditioned below. (Resolution No. 417)
  1. Two handicap-accessible restrooms shall be required on the first floor.

  2. One van-accessible handicap parking space shall be provided. The parking area may need to be re-striped to per City Standards to accommodate required handicap parking space.

  3. At any one time, a total of five students and two instructors shall be allowed on site.

  4. Corrections generated from the City plan check process shall be incorporated as conditions of approval.

  5. As determined by the Director of Engineering and based on the valuation of the project, a handicap accessible ramp shall be installed according to City standards at the northwest intersection of Harbor Boulevard and Brookdale Avenue.

  6. The applicant shall comply with Water Engineering requirements including the possibility of submitting a water cash bond or obtaining a water or excavation permit. A reduced pressure backflow device would be required at all meters, at any irrigation connection and cross connection locations on site.

  7. A reliable source of water within 150 feet of the most remote spot of all structures will be required. Indicate the location and distance of fire hydrants on site plan.

  8. All premise identification shall meet the requirement of Fullerton Fire Department Standard #7. Method of addressing shall be approved by the Engineering and Fire Departments.

  9. Approved Knox key boxes shall be provided for the building to meet requirements of Fullerton Fire Department Standard #24. Pick up forms at the Fire Prevention Bureau, 312 E. Commonwealth Avenue.

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  10. Portable fire extinguishers within 75 feet of travel, the mounting and marking shall be approved by the Fire Department prior to installation. Mounting and location markers will be approved by the Fire Department.

  11. Emergency lighting shall be provided and approved by the Development Services and Fire Departments at the time of plan review.

  12. Any special locking devices on the exit system will have to be submitted for plan review and approval at the time of the original building plan review.

  13. Indicate that the Fullerton Fire Department has adopted the 2001 California Fire Code.

  14. Indicate the building occupancy classification. Show occupant load calculations and occupant load for the structure.

  15. Indicate any hazardous materials in use (i.e.: fuel for generators or fire pump, Co2 gas for drink machine use, helium gas for balloons, cleaning chemicals or any chemical use in any type of processing. If the amounts exceed the exempt amounts, it will be necessary to enter the State of California Hazardous Materials Disclosure Program.

  16. All room numbering, addressing and locations of the same shall be approved by the Engineering and Fire Departments prior to installation.

  17. Indicate the width of the alley and if it is posted "NO PARKING IN ALLEY".
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. Minutes of the hearing and a Resolution will be prepared.

PRJ05-00405 - ZON05-00046. APPLICANT AND PROPERTY OWNERS MARK AND M FLOWERS. A request for a minor site plan to conduct tutorial instruction and dance lessons consisting of approximately 5-10 students at a time, with two instructors, on property located at 1532 West Commonwealth Avenue (south side of Commonwealth Avenue, between approximately 405 and 513 feet west of the southwest corner of Orchard Avenue and Commonwealth Avenue) (C-2 zone) (Categorically exempt under Section 15301 of CEQA Guidelines) (RB/AK).

Mark and Marianne Flowers were present to discuss the proposal.

Assistant Planner Kusch stated that in 2001 a cellular antenna was approved in that location. As part of that approval, there were certain conditions stipulated. Staff reviewed those conditions and found that the property is in compliance including the need to re-stripe the parking area as it is shown on the site plan. The number of students would be 5-10 and ages 8 years and above, 20 being the maximum, with two instructors or employees. The hours of operation would be 4-9 p.m. There would be a 1-hour overlap of demand for parking with other tenants on site. Staff noted that there is no trash enclosure. There does not seem to be an area that could accommodate an enclosure. The trash is kept under the patio. There was a back sliding gate installed at the time of the cellular antenna and one of the conditions was to provide a Knox box. The box was installed but the gate is locked and will have to be addressed to provide for Fire, Police, and MG Disposal access. The drop off area would be on Commonwealth or in the back of the building.

Building noted that the trash cannot be stored under the patio unless the building is sprinklered. Chairman Rosen said that a stage is shown on the plans, and asked about the proposed use. The applicant explained that the platform is existing and not part of the proposal; however it would be beneficial for the dance classes. Building informed the applicant that if they intend to use the platform, a permit must be required (if not already permitted) and must be upgraded to meet ADA standards such as accessibility, ramps and parking.

The plans show a second floor and if it is not part of the proposal it should be eliminated. It is not clear whether the gate was installed without staff review. The plans must show the path of travel from the building to the street. The gate cannot be locked, and a pedestrian gate to Commonwealth must be provided.

Staff will need to check to see whether the existing improvements were done without a permit.

Committee Member Tabatabaee made a motion to continue the proposal to obtain more detail information on the drawings, such as restroom compliance, stage use, and to clear up issues regarding the gate. The motion died due to lack of a second.

MOTION made, SECONDED, and CARRIED by a 4-1 vote (Tabatabaee voting no) to APPROVE PRJ05-00405 - ZON05-00046 as conditioned below and that they resolve the use and improvement issues, exiting and limit the number of students to 10 at any one time with 2 instructors and the gate along the alley is resolved. (Resolution No. 418)
  1. Change of occupancy inspection and permit shall be required.

  2. Plans shall be prepared by a licensed architect.

  3. Two handicap-accessible restrooms shall be required on the tenant space.

  4. At any one time, a total of ten students and two instructors shall be allowed on site.

  5. One of the existing fences shall adhere to Building Code requirements including the possibility of providing a pedestrian gate with panic hardware.

  6. Corrections generated from the City plan check process shall be incorporated as conditions of approval. The project shall comply with applicable American Disability Act (ADA) requirements, including required exiting.

  7. One van-accessible handicap parking space shall be provided. The loading area shall be relocated to the driver's side of the parking space. The parking area may need to be restriped to per City Standards to accommodate the parking space modification.

  8. The permit status of existing tenant improvements, including wall partitions and platform, shall be confirmed, and if necessary, rectified to meet applicable code requirements.

  9. Corrections generated from the City plan check process shall be incorporated as conditions of approval.

  10. The applicant shall comply with Water Engineering requirements including the possibility of submitting a water cash bond or obtaining a water or excavation permit. A reduced pressure backflow device would be required at all meters, at any irrigation connection and cross connection locations on site.

  11. A reliable source of water within 150 feet of the most remote spot of all structures will be required. Indicate the location and distance of fire hydrants on site plan.

  12. All premise identification shall meet the requirement of Fullerton Fire Department Standard #7. Method of addressing shall be approved by the Engineering and Fire Departments.

  13. Approved Knox key boxes shall be provided for the building to meet requirements of Fullerton Fire Department Standard #24. Pick up forms at the Fire Prevention Bureau, 312 E. Commonwealth Avenue.

  14. Portable fire extinguishers within 75 feet of travel, the mounting and marking shall be approved by the Fire Department prior to installation. Mounting and location markers will be approved by the Fire Department.

  15. Emergency lighting shall be provided and approved by the Development Services and Fire Departments at the time of plan review.

  16. Any special locking devices on the exit system will have to be submitted for plan review and approval at the time of the original building plan review.

  17. Indicate that the Fullerton Fire Department has adopted the 2001 California Fire Code.

  18. Indicate the building occupancy classification. Show occupant load calculations and occupant load for the structure.

  19. Indicate any hazardous materials in use (i.e.: fuel for generators or fire pump, Co2 gas for drink machine use, helium gas for balloons, cleaning chemicals or any chemical use in any type of processing. If the amounts exceed the exempt amounts, it will be necessary to enter the State of California Hazardous Materials Disclosure Program.

  20. All room numbering, addressing and locations of the same shall be approved by the Engineering and Fire Departments prior to installation.

  21. Indicate the width of the alley and if it is posted "NO PARKING IN ALLEY".
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. Minutes of the hearing and a Resolution will be prepared.

PRJ05-00416 - ZON05-00050. APPLICANT: EVELIO DE ROJAS; PROPERTY OWNER: ANDRES C. VARGAS. A request to construct a 924-square-foot, two-bedroom dwelling unit over a 924-square-foot, four-car garage, on a property with an existing 927-square-foot, two-bedroom dwelling unit to remain, on property located at 3920 West Valencia Drive (south side of Valencia Drive, between 140 feet and 200 feet west of Olin Street (R-3 zone) (Categorically exempt under Section 15303 of CEQA Guidelines) (HS).

Evelio De Rojas was present to discuss the proposal.

Chairman Rosen described the proposal in the absence of Assistant Planner Sowers. There are no Zoning Code issues. Two driveways are showing on the plans, would both of them be used? Mr. De Rojas explained that only one driveway would be used. Chairman Rosen said unless the second driveway is needed for circulation it should be eliminated. Engineering would require that the driveway and sidewalk be upgraded so that they are ADA compliant. Security lighting should be provided on the exterior of the proposed building.

MOTION made, SECONDED, and CARRIED unanimously by all present to APPROVE PRJ05-00416 - ZON05-00050 as conditioned below (Resolution No. 419).
  1. Eliminate the driveway and driveway approach that is no longer being used located near the west property line) needed and replace with landscaping, sidewalk and full height curb and gutter.

  2. The easterly driveway approach, curb and gutter shall be modified to meet ADA standards.

  3. Address numbers shall be placed on the new and existing buildings in such a manner as to be plainly visible and legible from the street or road fronting the property and alley serving said property. The height of address numbers must meet FFD Standard #7 requirements.

  4. Submit a soil report and drainage layout.

  5. Landscape and irrigation plan prepared by a licensed architect. Such plans will be designed in accordance with the "Landscape and Irrigation Guidelines of the City and will be submitted for approval to the Director of Development Services prior to issuance of Building permits, with implementation and prior to occupancy of the project. The plans will include existing landscaping areas.

  6. Provide security lighting on exterior of the proposed building.

  7. All overhead utilities for the existing and proposed buildings shall be underground.

  8. Show location of water meter and center line and width of street on plans.
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. Minutes of the hearing and a Resolution will be prepared.

ADJOURNED AT 10:08 A.M. AS STAFF SITE PLAN REVIEW COMMITTEE:
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