4.1. Public Hearing to consider a Zoning Text Amendment, Development Agreement and Conditional Use Permit to allow expanded business activities at Blue Ribbon Nursery and dedication of a former sand and gravel pit to the City of Orange as permanent open space at 5309 East Santiago Canyon Road and alternate addresses 1425 North Santiago Boulevard and 1921 Old Country Park Road, and finding of CEQA exemption. (Development Agreement No. 0010-24 and Conditional Use Permit No. 3229-24)
City of Orange Planning Commission
City Manager Tom Kisela
Community Development Director, Russell Bunim
300 East Chapman Avenue
Orange, California 92866
tkisela@cityoforange.org
rbunim@cityoforange.org
Re: Agenda Item 4.1 - Support for business expansion for Blue Ribbon Nursery & dedication of the former Hurwitz pit to the City of Orange as permanent open space
Dear Planning Commission Members:
I live and own property along Santiago Creek downstream for the project site. I am a fervent advocate for addressing our unacceptable open space deficit (over 500 plus acres). How did past city leadership let that happen.
In exchange for preserving this site, I strongly support the expansion of the Blue-Ribbon Nursery. I congratulate and thank the individuals at OC Reclamation and the City of Orange leadership who have collaboratively worked together to achieve much needed open space for the City of Orange.
As this effort is complex and community review started on August 1, 2024, with the release of the approving draft documents, there are some items to address and tidy up before this item moves forward to City Council. They include:
Conditional Use Permit
• Provide a simple colored exhibit indicating the new Blue-Ribbon Nursery parcel and new Chandler pit parcel for the Council clarification of the ownership as well as the public. The site plan in the application package is helpful but needs to be simplified for better understanding and to share with the public.
• Correcting the hours of operation reference in Draft Resolution PC 23-24 in finding #2.
• Clarification from the applicant on their project’s screening plans for Santiago Canyon Road and Villa Park Road.
• Confirm all conditions of approval from the CUP and DA match up or are included. Clean up any details as need in the application package, like APNs.
Development Agreement
• Include a timeline for the completion and a schedule of performance for the Lot Line adjustment, reviewing bodies/staff, parcel dedication, any other project benchmarks, and the release of the Certificate of Occupancy for the Blue-Ribbon Nursery expansion.
• Add a right of entry from the Blue-Ribbon Nursery parcel to the Chandler pit parcel for access to restore the pit site.
• Clarifying how all site runoff will be handled. Who has jurisdictional authority?
I strongly recommend the Planning Commission adopt the three resolutions: 21-24, 22-24 and 23-24 this evening as there is time between tonight’s hearing and the City Council hearing tweak things further and address any other applicable items from the neighbors and community.
Thank you for the opportunity to comment.
Adrienne J. Gladson
Adrienne Gladson, AICP
3403 East Lambeth Court Unit A
Orange, CA 92869
August 4, 2024
City of Orange Planning Commission c/o City Manager Tom Kisela
300 East Chapman Avenue
Orange, California 92866
Sent via email to: tkisela@cityoforange.org
Re: Agenda Item 4.1 - Support for Business expansion for Blue Ribbon Nursery & dedication of the former Hurwitz/Chandler pit to the City of Orange as permanent open space
Dear Planning Commission Members:
Orange Park Association is a non-profit organization, formed in 1960 to protect the rural equestrian area known as Orange Park Acres (OPA) that was established in 1928. OPA covers approximately 450 acres. Santiago Creek serves as the Northern Boundary of Orange Park Acres. Protecting the natural resources along the Santiago Creek Corridor has been of highest priority for our community.
The area known as The Chandler Pit (formerly the Hurwitz site) is the result of sand and gravel surface mining along the creek. It has been left undisturbed for more than 60 years and has since naturalized. The wetland ecosystem with riparian and coastal sage scrub habitats have become the home of endangered and threatened species, making this property high quality open space.
In exchange for preserving this site, we welcome the expansion of the Blue Ribbon Nursery. This local business has successfully operated in the area for decades and continues to provide benefit to the surrounding neighborhoods and throughout Orange. We applaud and thank the individuals at OC Reclamation and the City of Orange leadership who have collaboratively worked together to achieve this “win-win” solution, which will be mutually beneficial for all in countless ways. Therefore, we urge the Planning Commission to adopt the three resolutions: 21-24, 22-24 and 23-24.
1
August 4, 2024
City of Orange Planning Commission Page 2
We appreciate the opportunity to comment on this matter. Please include OPA in any future correspondence or notices.
Sincerely,
cc: Russell Bunim, Community Development Director
rbunim@cityoforange.org
Sherry Panttaja
Sherry Panttaja
President, Orange Park Association
Please consider the following:
1) the expanded Hours of Operation of 6 a.m. to 8 p.m. 7 days a week are certainly NOT compatible with the surrounding residential area. We are located north of the project across the canyon (Chandler Pit and Santiago Creek) and already hear way too many trucks backing up early mornings along Santiago Blvd. We would hope you would consider limiting hours of operation to 7 a.m. to 5 p.m. Mondary to Saturday with no operation on Sundays.
2) the bays along Santiago Blvd are shown as 8' high with material stacking at 15', in contrast with the 6' bays and 12' stack along Santiago Canyon Road. We would hope you would consider max Bay height of 8' along Santiago Blvd and max product stacking of 8' to protect views and to limit product blowing given this site is in a strong wind area (strong Santa Ana winds).
3) is there mitigation measure for blowing dust and product, any watering requirements? This is critical as you have residential areas to the north and south of the property and worse yet you have young students immediately adjacent to the site on the west. This industrial operation could pose long-term health hazards, what studies have been done to mitigate health risks?
4) Overnight parking of delivery trucks beyond what is shown on the site plan should be expressly prohibited as you have a fire hazard. What has the Orange County Fire Authority, Orange Fire Department opined on fire hazards and are there onsite fire mitigation measures including additional fire hydrants? This site is contiguous to Santiago Creek, a VERY HIGH FIRE HAZARD.
5) What NOISE ABATEMENT measures are proposed? Limiting Hours of Operation would serve to assist controlling the increased noise.
6) Deterioration of Bordering Land Use-- clearly with the expansion of the project by double to triple the size of the existing Blue Ribbon Nursery operation, the area will deteriorate aesthetically and additional truck movement will cause increased noise and a serious increase in traffic which will pose a significant increase in safety hazards.
7) Landscaping Mitigation -- Please consider requiring irrigated bushes or plantings immediately adjacent to the 6' to 8' high Concrete Bays both on Santiago Blvd and Santiago Canyon Road. The surrounding residential communities and adjacent school should not have to look at an Industrial Operation and landscaping screenage will serve to soften the negative aesthetics of an industrial operation.
August 5, 2024
City of Orange Planning Commission
City Manager Tom Kisela
Community Development Director, Russell Bunim
300 East Chapman Avenue
Orange, California 92866
tkisela@cityoforange.org
rbunim@cityoforange.org
Re: Agenda Item 4.1 - Support for business expansion for Blue Ribbon Nursery & dedication of the former Hurwitz pit to the City of Orange as permanent open space
Dear Planning Commission Members:
I live and own property along Santiago Creek downstream for the project site. I am a fervent advocate for addressing our unacceptable open space deficit (over 500 plus acres). How did past city leadership let that happen.
In exchange for preserving this site, I strongly support the expansion of the Blue-Ribbon Nursery. I congratulate and thank the individuals at OC Reclamation and the City of Orange leadership who have collaboratively worked together to achieve much needed open space for the City of Orange.
As this effort is complex and community review started on August 1, 2024, with the release of the approving draft documents, there are some items to address and tidy up before this item moves forward to City Council. They include:
Conditional Use Permit
• Provide a simple colored exhibit indicating the new Blue-Ribbon Nursery parcel and new Chandler pit parcel for the Council clarification of the ownership as well as the public. The site plan in the application package is helpful but needs to be simplified for better understanding and to share with the public.
• Correcting the hours of operation reference in Draft Resolution PC 23-24 in finding #2.
• Clarification from the applicant on their project’s screening plans for Santiago Canyon Road and Villa Park Road.
• Confirm all conditions of approval from the CUP and DA match up or are included. Clean up any details as need in the application package, like APNs.
Development Agreement
• Include a timeline for the completion and a schedule of performance for the Lot Line adjustment, reviewing bodies/staff, parcel dedication, any other project benchmarks, and the release of the Certificate of Occupancy for the Blue-Ribbon Nursery expansion.
• Add a right of entry from the Blue-Ribbon Nursery parcel to the Chandler pit parcel for access to restore the pit site.
• Clarifying how all site runoff will be handled. Who has jurisdictional authority?
I strongly recommend the Planning Commission adopt the three resolutions: 21-24, 22-24 and 23-24 this evening as there is time between tonight’s hearing and the City Council hearing tweak things further and address any other applicable items from the neighbors and community.
Thank you for the opportunity to comment.
Adrienne J. Gladson
Adrienne Gladson, AICP
3403 East Lambeth Court Unit A
Orange, CA 92869
CC: Mike Vigliotta, City Attorney
August 4, 2024
City of Orange Planning Commission c/o City Manager Tom Kisela
300 East Chapman Avenue
Orange, California 92866
Sent via email to: tkisela@cityoforange.org
Re: Agenda Item 4.1 - Support for Business expansion for Blue Ribbon Nursery & dedication of the former Hurwitz/Chandler pit to the City of Orange as permanent open space
Dear Planning Commission Members:
Orange Park Association is a non-profit organization, formed in 1960 to protect the rural equestrian area known as Orange Park Acres (OPA) that was established in 1928. OPA covers approximately 450 acres. Santiago Creek serves as the Northern Boundary of Orange Park Acres. Protecting the natural resources along the Santiago Creek Corridor has been of highest priority for our community.
The area known as The Chandler Pit (formerly the Hurwitz site) is the result of sand and gravel surface mining along the creek. It has been left undisturbed for more than 60 years and has since naturalized. The wetland ecosystem with riparian and coastal sage scrub habitats have become the home of endangered and threatened species, making this property high quality open space.
In exchange for preserving this site, we welcome the expansion of the Blue Ribbon Nursery. This local business has successfully operated in the area for decades and continues to provide benefit to the surrounding neighborhoods and throughout Orange. We applaud and thank the individuals at OC Reclamation and the City of Orange leadership who have collaboratively worked together to achieve this “win-win” solution, which will be mutually beneficial for all in countless ways. Therefore, we urge the Planning Commission to adopt the three resolutions: 21-24, 22-24 and 23-24.
1
August 4, 2024
City of Orange Planning Commission Page 2
We appreciate the opportunity to comment on this matter. Please include OPA in any future correspondence or notices.
Sincerely,
cc: Russell Bunim, Community Development Director
rbunim@cityoforange.org
Sherry Panttaja
Sherry Panttaja
President, Orange Park Association
Please consider the following:
1) the expanded Hours of Operation of 6 a.m. to 8 p.m. 7 days a week are certainly NOT compatible with the surrounding residential area. We are located north of the project across the canyon (Chandler Pit and Santiago Creek) and already hear way too many trucks backing up early mornings along Santiago Blvd. We would hope you would consider limiting hours of operation to 7 a.m. to 5 p.m. Mondary to Saturday with no operation on Sundays.
2) the bays along Santiago Blvd are shown as 8' high with material stacking at 15', in contrast with the 6' bays and 12' stack along Santiago Canyon Road. We would hope you would consider max Bay height of 8' along Santiago Blvd and max product stacking of 8' to protect views and to limit product blowing given this site is in a strong wind area (strong Santa Ana winds).
3) is there mitigation measure for blowing dust and product, any watering requirements? This is critical as you have residential areas to the north and south of the property and worse yet you have young students immediately adjacent to the site on the west. This industrial operation could pose long-term health hazards, what studies have been done to mitigate health risks?
4) Overnight parking of delivery trucks beyond what is shown on the site plan should be expressly prohibited as you have a fire hazard. What has the Orange County Fire Authority, Orange Fire Department opined on fire hazards and are there onsite fire mitigation measures including additional fire hydrants? This site is contiguous to Santiago Creek, a VERY HIGH FIRE HAZARD.
5) What NOISE ABATEMENT measures are proposed? Limiting Hours of Operation would serve to assist controlling the increased noise.
6) Deterioration of Bordering Land Use-- clearly with the expansion of the project by double to triple the size of the existing Blue Ribbon Nursery operation, the area will deteriorate aesthetically and additional truck movement will cause increased noise and a serious increase in traffic which will pose a significant increase in safety hazards.
7) Landscaping Mitigation -- Please consider requiring irrigated bushes or plantings immediately adjacent to the 6' to 8' high Concrete Bays both on Santiago Blvd and Santiago Canyon Road. The surrounding residential communities and adjacent school should not have to look at an Industrial Operation and landscaping screenage will serve to soften the negative aesthetics of an industrial operation.