Tuesday, October 6, 2015
Foothills Sentry is this By Tina Richards
A condominium tract map submitted to the Orange Plan- ning Commission for approval was denied because it contained no specifics, no numbers, and no measurable outcome. Three of the four sitting commissioners could not accept the notion that because it was simply a map, not a development, it was assumed to have no impacts on the surround- ing community. “This is a curiosity,” Com- mission Chair Adrienne Gladson mused at the onset of the Sept. 9 hearing. “There are no details.” “I need more information,”
Daniel Correa remarked, “I’ve never had a tract map with no characteristics.” Tract maps submitted for city approval are usually accompa- nied by a site plan, floor plans, a unit count and design review components. While unusual, the Olson Company’s request for a nod on its barebones tract map is recognized by state land use regulations and is procedurally legitimate. Still, it’s the first time it has come up in Orange and, ac- cording to Olson Company Vice President John Reekstin, the first time the builder has requested a tract-map-only approval.
It’s a start City Planner Chad Ortlieb ad-
vised the commission that the tract map combined two parcels into one and provided easements for utilities. It was, in effect, a paper entitlement for an unspeci-
fied future development that would allow Olson or someone else to build condos. Ortlieb stressed that future development would be subject to a major site plan and design review, compli- ance with all municipal codes and the California Environmen- tal Quality Act (CEQA). Those detailed plans would come back to the planning commission for review. The building site is a four-acre triangle just east of Hewes and bordered by Washington Avenue, Via La Paloma and Smiley Drive. The city’s general plan permits up to 60 units, but the property has a zoning overlay restricting building height to one-story. The Olson Company had originally proposed 58 two- story townhouses for the site, but withdrew its application fol- lowing a heated Design Review Committee (DRC) meeting last year. The project was pilloried by public comments about traf- fic, parking, incompatibility with the neighborhood, and privacy issues resulting from second sto- ry windows overlooking current homes. DRC members raised additional questions that made it clear to Olson that a go-ahead would not be forthcoming.
No impacts on paper But those issues were not rel-
evant to the hearing at hand. The commission’s consideration was limited to a tract map for any- where from five to 60 units. The Orange planning staff recom- mended approval based on its
finding that it was in accordance with the general plan. Ortleib ex- plained it met the city’s develop- ment standards, because nothing was being built.
Because there
was no development, the “map” was found to be compatible with the neighborhood, had no im- pacts on public welfare, had ad- equate pedestrian and vehicle cir- culation, and caused no environ- ment damage. The map would not tax city services, would have an adequate water supply, and was exempt from CEQA. The commission, however,
was not convinced that approv- ing a blank slate was a good idea. Gladson and Correa pro- duced a litany of reasons why they couldn’t agree that the pro- posed tract map had no impacts. With no idea of density or unit size, how could the commission conclude that the map was com- patible with the neighborhood? Without knowing how many vehicles or pedestrians would be introduced to the area, how could they assume traffic patterns would be safe? How could they address public health and welfare issues, environmental impacts? Would city services and water availability really be adequate? “I need more of the sandwich,” Gladson said. “It’s hard to mea- sure findings with no details, there’s too much risk of the un- known.” “We don’t have enough infor- mation,” Correa reiterated. “It could be over-development.” The commissioner’s reluctance to okay the map was bolstered by
testimony from four residents who live near the site. While noting that the Olson Company had been working and meeting with them, neighbors reported there was still no resolution to the privacy, traffic, parking and environmental concerns raised during the Olson Company’s first pass. All stressed that despite the lack of details in the tract map, they had seen site plans and had lengthy discussions about what was planned.
Value added for resale Hearing of the site plan for
the first time, Correa asked John Reekstin why those plans weren’t before the committee, and why Olson was showing them only a vacant subdivision. Reekstin explained that while
Olson had “every intention of building on the property,” the company was seeking entitle- ments to increase its value in case it decided to sell. “We’ve had the property for two years,” he said, “we want to keep our op- tions open.” The vote was 3-1 to ask staff
to draft a resolution denying the tract map. Commissioner Ernie Glasgow was the dissenting vote, reporting that he had no problem approving the tract map since nothing could be built until spe- cifics came back to the commis- sion.
“This whole thing is confus-
ing,” Doug Willets summarized. “It asks more questions than it answers. I don’t know why you chose us to try this.”
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Orange Planning Commission rejects ghost tract map FCA picnic weekend
The Foothill Communities As- sociation annual picnic is slated for Sunday, October 11, from 11 a.m. to 2 p.m. at Citrus Ranch Park in Tustin. The event features food (in- cluding Cameron Iron’s chili), clowns, games, a kid’s play- ground and bounce house, and a photo booth to capture memories from the day. Citrus Park is located at the
corner of Jamboree and Portola. Auxiliary parking will be avail- able at nearby Ladera Elemen- tary and Pioneer Middle Schools. Tickets are $5 per person, chil- dren 12 and under are $1. Call (714) 712-3404 for last-minute tickets/registration.
Silverado Country Fair is here
The 45th annual Silverado Country Fair and Folk Fest is this weekend, Oct. 10 and 11. The event features a Wild West show, steampunk circus magic show, crafts, adult and children’s games, a petting zoo, good food and live music. Fair hours are 10 a.m. to 6 p.m., with a Saturday night concert from 5 to 10 p.m. Musi- cal performers include the Beach Buzzards, Sligo Rags, Rusty Richards, the Budrows, Canyon Creek Ramblers, Brad Lewis and Cubensis. The fairgrounds are lo- cated at 27641 Silverado Canyon Road.
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