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HomeMy WebLinkAbout10-23-90Planning Commission proceedings are taped recorded and on file in the office of the Planning Dept. MINUTES ARCADIA CITY PLANNING COMMISSION REGULAR MEETING Tuesday, October 23, 1990 The Planning Commission of the City of Arcadia met in regular session on Tuesday, October 23, 1990 at 7:30 p.m. in the Council Chambers of the Arcadia City Hall, 240 West Huntington Drive, with Chairman Larry Papay presiding. PLEDGE OF ALLEGIANCE ROLL CALL: PRESENT: Commissioners Amato, Hedlund, Szany, Papay ABSENT: Commissioner Clark MOTION It was moved by Commissioner Szany, seconded by Commissioner Amato to excuse Commissioner Clark from tonight's meeting. The motion passed by voice vote with none dissenting. MOTION It was moved by Commissioner Szany, seconded by Commissioner Amato to read all resolutions by title only and waive reading the full body of the resolution. The motion passed by voice vote with none dissenting. MINUTES MOTION It was moved by Commissioner Hedlund, seconded by Commissioner Szany to approve the Minutes of October 9, 1990 as published. The motion passed by voice vote with none dissenting. OTHERS ATTENDING: Councilman Joseph Ciraulo City Attorney Mike Miller Planning Director William Woolard Assistant Planning Director Donna Butler Secretary Silva Verge! Arcadia City Planning Commission 10/23/90 Page 1 The City Attorney announced that the City Charter requires that for any action to be adopted or approved a majority of the entire membership must vote in favor of the particular motion. If the required three votes are not obtained the motion would fail. If the required three votes are not obtained (1) an applicant may request continuance and it would be up to the Commission to decide whether or not they want to grant the continuance; (2) the matter could be heard and then deferred for final decision pending participation by the absent members as long as they review the records of these proceedings which would be made available to them or (3) the matter could simply go forward to the City Council. PUBLIC HEARING CUP 90 -015 411 E. Huntington Drive Stuart Heller Consideration of a conditional use permit to operate a delicatessen /sandwich shop with seating for 12 persons. The staff report was presented. Staff indicated that the use will occupy 1,100 sq. ft. instead of 993 sq. ft. as stated in the staff report. It was noted that there have not been any parking problems with the new commercial center on the south side of Huntington. The public hearing was opened. Stuart Heller, 632 Charvers, West Covina, stated that they are in agreement with all of the conditions in the staff report. He commented that he did not anticipate any parking problems. There were no other persons desiring to speak in favor of or in opposition to this item. MOTION It was moved by Commissioner Szany, seconded by Commissioner Amato to close the public hearing. The motion passed by voice vote with none dissenting. The consensus of the Commission was favorable. MOTION It was moved by Commissioner Szany, seconded by Commissioner Amato to approve CUP 90 -015 subject to the conditions in the staff report. ROLL CAW AYES: Commissioners Amato, Hedlund, Szany, Papay NOES: None ABSENT: Commissioner Clark Chairman Papay noted that there is a five working day appeal period after the adoption of the resolution. Arcadia City Planning Commission 10/23/90 Page 2 CONTINUED PUBUC HEARING GENERAL PLAN Consideration and review of the Revised General Plan, which contains the Land Use, Circulation, Housing, Open Space and Conservation, Parks and Recreation, Safety and Noise Elements and Spheres of Influence. The staff report was presented. Staff said that the essential characteristics of the General Plan (GP) are that it is comprehensive, general and Tong- range. "Comprehensive" means that the plan encompasses all geographical parts of the community and all functional elements which bear on physical development. "General" means that the plan summarizes policies and proposals and does not set forth specific locations or detailed regulations - that is not the purpose of the GP. "Long range" means that the plan sets forth policies and goals which clarify the City's idea of the kind of community we would like to see 20 to 30 years in the future. The GP provides the basis for rational decision making regarding the City's long -term physical development. It is a policy document to guide future development of the City. Each element sets forth objectives, policies and action programs. The action programs, however, are not detailed regulations and are not law. They are implemented as a result of changes to the zoning regulations and subdivision regulations. The general plan, zoning and subdivision regulations deal with private uses of land, however, the general plan sets forth broad categories for general areas of the City. The City's zoning ordinance is the means by which the city sets forth more specific and detailed legislation which is intended to carry out the provisions that are set forth in the General Plan. Staff recommends that the Commission may want to include, as an action program, that the noise survey which was completed in 1975, be updated to evaluate and prepare a noise ordinance. Tonight's findings and comments will be forwarded to the City Council in the form of a resolution as well as the public testimony received tonight and the previous hearings. In answer to Commission's question, staff said that population growth has not been addressed in the GP. Exhibit "A" sets forth comments on the general plan which were discussed at the joint meeting with the City Council. The public hearing was opened. Chris Vance, 417 S. Second, said that the previous GP which was adopted in the early 70's seemed to be much more detailed but this new proposal breaks down developments into Tight, medium and heavy density and asked how they relate to the residential uses. He was concerned about how this revised GP would affect his area. He noted that the maps included in the packet are not legible and felt that the General Plan has a strong influence on what is permitted in a specific area. Staff remarked that larger maps will be made available after this document has been adopted. The original GP was amended in the late 70's as currently shown. Based upon the previous designation, it would not be possible to back zone. The GP would have to be changed first before you could rezone to a lower density. The old GP was very detailed and in the late 70s it was made more general. This GP creates one multiple - family designation. Mr. Woolard explained the reason these were done for the single - family and the multiple - family designations was so that zone changes could be easier to become more restrictive. If the GP had not been amended as it is now and the City wanted to make a larger lot requirement or change the allowable density, staff would have to amend the GP before changing the zoning. Alvin Albe, 458 W. Palm, said that in reading the GP he felt that some valid points were made. He stated that there is enough population in the City already and it should not be the City's policy to draw more people into the community. There is enough traffic and pollution problems in the City and an Arcadia City Planning Commission 10/23/90 Page 3 increase in the population would only add to the problem. He directed all his comments to the Land Use Section of the GP. In Section IV -8.1 and 3, he thought a statement should be inserted discouraging population growth. An effective way to limit growth would be to limit cul -de -sacs and subdivisions. Section 5 -3, Issues and Opportunity, discusses the widening of Second Avenue from 40' to 60' and remarked that there are many cul -de -sacs on Second which add to the traffic. He felt that the population growth is in direct correlation with the traffic problems. Section IV -4, Finding 19,regarding street trees; he thought the City should have a policy of protecting mature trees on a lot. Section IV -6, Goals and Objectives, states "to promote and preserve the character of single - family residential environments permitting individual expression which does not unnecessarily infringe on the rights of the property owner or adjacent owners ". He felt that this concept should be expanded and that new construction in the City should be harmonious or compatible in size and design with other existing houses in the neighborhood. He said that in the homeowner's associations (HOA) in the City, the words compatible and harmonious are applied to new homes and he felt that since most of Arcadia does not have HOAs then by inserting the above words in the GP, they would also be protected from monster homes. Section VI -14, Objective 1.1, delivers the wrong message, "one of the objectives of the City is to continue to facilitate the construction of 161 dwelling units per year... ". He did not think that the City should allow 161 new developments a year. Cathy Tyson, 310 W. Norman, agreed with Mr. Albe and said in regard to the Land Use that future buildings should not infringe on the property owners of adjacent properties. Many of the developments in the south part of the City have infringed on adjacent properties. She felt that the "H" overlay should be changed and thought that an 8 -story building is unnecessary. In regard to Circulation, she noted that the large homes that are built bring in more people and more cars which in turn create more traffic and an increase in noise. She thought that school districts should be addressed in the GP. In regard to Housing, she remarked that August 29th issue of the L.A. Times published the 1990 census and reported that Arcadia has had a 4% increase since the 1980 census. She felt that there were enough people in the City already and the City should not encourage increased population. She was against cul -de -sacs (especially single -sided cul -de- sacs), and felt that they create more population and traffic. She was also against lot splits and said that at the corner of Santa Anita and Palm there was a beautiful single -story home and now there are two large homes creating more people and traffic. In regard to Conservation, she felt that Anoakia should be saved for historical importance and should be returned to the City as a park. She thought that the City should try to save mature trees and maintain the program of street planting and care. She thought large buildings have destroyed many of the mature trees. She asked if a fee or a fine could be imposed on developers encouraging them to save mature trees? She felt that the City should give considerations to the parks within the City. In regard to Open Space, she said that since the armory is being returned to the City, why not build an auditorium for the high school. In regard to Noise and Safety, she thought that the Neighborhood Watch program should be promoted to aid the police to create a safe neighborhood. She thought that size of homes should be limited which would help eliminate problems such as density, traffic, the saving of large and mature trees, noise and population. Anthony Parrille, 654 Sharon, agreed with the previous speakers. He was concerned with mansionization, traffic and loss of trees in the community. He said that while driving on Lemon he saw Arcadia City Planning Commission 10/23/90 Page 4 that a house was demolished and the only thing left on the property was a tree and remarked that after a new home is built and landscaping put in it will take years to replace those valuable trees. He suggested discouraging any more mini -malls in the City and referred to the President's Square on Duarte and Golden West which has remained unused since it was remodeled. He didn't think that an area that is zoned for a commercial use should be used for mini malls which increase traffic. In regard to the Recreation Plan he noted that in addition to Little League and soccer, the City has a junior all American Football program. This program contributes to the City's program. Harold Ellis, 1504 S. Eighth, said that he would like to see a zero population growth in the City since there are enough people, cars, traffic in the community. He said that if the City is going to have a GP that guides the City it has to have some basic philosophy. Zero population growth is good philosophy. He was also concerned with mansionization. He said that the community feels that the City needs to give better direction as to the way development should go and remarked that on Eighth Avenue there is a single lot which is sandwiched between two cul-de -sacs and said that is poor planning. He talked about single -sided cul -de -sacs which the City should avoid. He said that he realizes that the GP should be general to a certain degree but its purpose is to provide a specific direction that the people want the community to take and is a document that should guide development. He was concerned with the number of cul -de -sacs on a specific street, preserving the few large Tots, traffic, population and that the plan should address the above in much more detail. He said that a lot of the data in the GP is obsolete and it should be updated. There should be a better guideline from which the City can approve or deny a project. There were no other persons desiring to speak in favor of or in opposition to this item. • MOTION It was moved by Commissioner Szany, seconded by Commissioner Amato to close the public hearing. The motion passed by voice vote with none dissenting. Chairman Papay said that based upon the joint meeting with the City Council, Exhibit A addresses all concerns brought up at the meeting in regard to preservation of large lots and cul -de -sacs. Exhibit A speaks to maintaining and preserving single - family large lot neighborhoods. It speaks about identifying single - family neighborhoods which are developed predominantly with large lots and to look into the measures to preserve these areas and the adoption of minimum standards between streets which translates to distance between cul -de -sacs. It discourages developments which leave existing lots which cannot be subdivided in the future. Commissioner Szany said that there is nothing in the GP that says there should be no cul -de -sacs. He thought what the City is trying to do is requiring better designs of ones that are built in the future and also saying maybe there are some areas that should not be subdivided with cul -de -sacs because these areas are predominantly large Tots neighborhoods and to chop these areas up with cul -de -sacs would not be appropriate. By leaving the GP in general terms the zoning can be changed (downzoned), if appropriate, without having to go through the GP amendment. Even though it will be a lot tougher to build in cul -de -sacs there are still some areas where cul -de -sacs are appropriate. He felt that Exhibit A leaves it broad enough so such problems can be addressed at a later date. Chairman Papay remarked that the GP does not changed the zoning but talks about the preservation of single - family neighborhoods that are predominantly developed with large lots. A recent zone change in the north part of the City which changed the zoning from R -O 15,000 to R -O 22,000. Although the GP does not state no cul -de -sacs it will make it more difficult to develop a cul -de -sac just because a person acquires several parcels of land. Arcadia City Planning Commission 10/23/90 Page 5 Commissioner Hedlund said that he didn't think that cul -de -sacs were bad but we want to where possible preserve large Tots. Exhibit A discusses what the City would like to see done so not to infringe on what people have and yet not deny other people their property rights. Commissioner Amato said that the City is trying to preserve the aesthetics of large Tots and said that he was opposed to one -sided cul -de -sacs. Staff said that Section IV, page 8, under action programs, item 1 states that "review existing subdivision to determine if the criteria can be developed to mitigate the visual impacts of projects which propose single -sided cul -de -sacs streets" and suggested alternative wording "review existing subdivision regulations to determine if criteria can be developed to prohibit single -sided cul -de -sacs except under "given" circumstances ". Chairman Papay thought that the alternatives with respect to single -sided cul -de -sacs is a good idea and would be for isolated deep Tots. The recommendation will include the incorporation of what is in Exhibit A as part of what is recommended for approval to the City Council. He thought they may wish to put some wording in the GP regarding preservation of trees on private property. In answer to the Commissioners questions, Mr. Woolard said that when a development comes in, every effort is made to work around the trees, or in some cases flip the design to save the tree but there are occasions where that is not feasible and the tree will have to be removed and replaced with a 15 gallon tree. In some cases it is possible to build wells around the trees to try to save them but that cannot always be done. The tree preservation plan is a fairly standard requirement in all subdivisions and multiple - family projects. Under existing circumstances, if the developer thinks that the tree is going to be a problem, there is nothing that prohibits the existing owner to remove some or all the trees before the transfer takes place. Looking at old historical pictures of Arcadia, there are more trees now than ever and said that a good example would be the condominium units on Naomi west of Baldwin which have over 100 trees. Commissioner Szany said that he has faced a situation similar to what Mr. Woolard explained and they were able to flip the driveway to save the tree. Staff said that developers are encouraged to save as many trees as possible and wording can be added to GP to reflect that. It was noted that more people are attempting to save trees but the City is also getting some real nice replacement trees. The landscaping on some of these new developments are much nicer than what was previously there and even though the trees may not be mature, a lot of them within 10 years are going to be as nice if not nicer than what is presently existing. Chairman Papay suggested "preservation" or "replacement" and said that he realizes that trees cannot always be saved put can be replaced. Commissioner Szany asked if a no growth or slow growth policy could be adopted? He referred to a section in the GP which discusses the construction of 161 dwelling units and wondered if that would be net or gross. He said that in some instances 2 homes are taken down and replaced with 3 units which result in the net gain of one additional unit. Staff said that that would be net units. The Southern California Association of Governments (SCAG)sets forth a certain amount of housing that the City is suppose to be built a year. Arcadia is a unique situation since it is built out and Mr. Woolard has discussed this with them and was able to reduce that number to 161 dwelling units a year. This is the housing need identified by SCAG as far as employment and other factors. The City might like to do a lot of different things but is mandated by State law to provide a certain number if housing units per year. Arcadia City Planning Commission 10/23/90 Page 6 Mr. Woolard further explained that both State and SCAG have made it clear that no community can stop growth and if they try they will be taken to court and will lose. SCAG states that within the LA Basin a certain amount of growth is going to occur and most of the growth is a result of birth rate and not because of people coming in from other states or countries. They feel it is a regional problem and that all the cities must bear the burden of absorbing the increased population. No city is going to be allowed to establish a no growth policy or growth limitation policies that have the same affect. The Housing Element tries to address this issue which they refer to our fair share of the anticipated growth in the region and that is what the numbers in element reflect. Mr. Miller said that sometimes findings can be made by stating that the infrastructure can't really support the growth but there isn't enough here to justify these kind of findings in terms of legitimizing a "no growth" type of a policy. Commissioner Amato indicated that the state will be fairly active in enforcing the requirement of providing housing. Mr. Woolard said that the City is trying to address the housing needs of low and moderate income persons and would not meet its fair share by providing homes that are $500,000. Part of the fair share will be met when Redevelopment Agency funds are eventually allocated for low and moderate income housing. An arrangement has been made to contribute a larger amount, beginning 1996, and at that time 25% of the tax increment will be going towards providing low and moderate income housing. It would be nice if a percentage of the 161 units were low and moderate housing. The City will make efforts to make that possible by waiving fees, higher density and possibly providing modifications for parking. Because of the land values in the City there haven't been any inquiries to provide homes for low and moderate income persons but that is being addressed in the Housing Element. Staff commented that the State has reviewed the Housing Element and has said that there are several things that should be more specific. It is very difficult to answer some of them in specifics since Arcadia is unique in respect that the property values are higher and it is difficult to address the needs of the overall population. There will be more changes before this is adopted because the Planning Department is in the process of gathering information to respond to the State's comments to address the issues of such things as handicapped persons, the elderly, homeless, special needs groups within the City. Mr. Woolard noted that Councilman Harbicht has requested a report on the City's high rise zoning which is being prepared for both commercial and residential properties. There is a substantial portion of high rise residence in the area between Huntington and Duarte, between Santa Anita and First and a portion east of First to Second, which has population density potential of about 4 times of a large condominium. There is also the town center area which is zoned for high rise, the triangle between the rail road, Santa Anita and south side of Huntington Drive. A large portion of west Arcadia, extending as far north as Fairview and down to Naomi is also zoned for high rise residential. As a result of the report, it could be derived that high rise is not appropriate in these areas and the high rise zoning should be removed. If at a later date someone wants a high rise then it could be reviewed. at. He thought these areas should be reviewed and if appropriate remove the "H" overlay. This should also be one way of rolling back the potential commercial density and residential density in area. Before the 1972 GP, it was attempted to take the high rise zoning off of those properties and at the hearing many people showed up who were against it and they felt that they purchased their properties as an investment and wanted the high rise zoning. Commissioner Hedlund said that there are many commercial properties in the City which he would prefer to see as residential. Mr. Woolard said that in the 1972 GP, the whole area on the south side of Huntington Drive between Holly and Baldwin was zoned for commercial and was changed to multiple - family residential. The Arcadia City Planning Commission 10/23/90 Page 7 Commission should identify areas which they think could be changed and pass the recommendation to the City Council. He remarked that one potential site might be the President's Square. In response to some questions, Mr. Woolard said that the Anoakia site was in escrow with Lewis Homes but he was unaware of any further developments there. Commissioner Szany felt that his concerns were being addressed in the GP with regard to cul -de -sacs, mature trees and high rise for both commercial and residential uses. Chairman Papay wondered if the GP could be reviewed periodically and Mr. Woolard suggested that it could be reviewed annually. The Commission felt that they would be in favor of recommending approval of the GP to the City Council with the following additional recommendations: 1. Exhibit A 2. Trees 3. High rise 4. Annual review of GP 5. Noise study 6. Review of under utilized commercial properties MOTION It was moved by Commissioner Szany, seconded by Commissioner Amato to recommend approval of the Revised General Plan to the City Council with the recommendations made above. ROLL CAW AYES: Commissioners Amato, Hedlund, Szany, Papay NOES: None ABSENT: Commissioner Clark Mr. Woolard said that the resolution will be presented to the Commission at its next meeting for adoption. He said that all of the comments of both the Commission and the public will be forwarded to the City Council. He encouraged the speakers to also come to the Council meeting to express their views. AUDIENCE PARTICIPATION None RESOLUTION 1445 A resolution granting CUP 90 -014 to operate a donut shop /eating establishment at 104 E. Foothill Blvd. Mr. Woolard read the title of the resolution. Arcadia City Planning Commission 10/23/90 Page 8 MOTION It was moved by Commissioner Amato, seconded by Commissioner Hedlund to adopt Resolution 1445 and to formally affirm the decision of October 9, 1990 and the votes thereon. ROLL CALL: AYES: Commissioners Amato, Hedlund, Szany, Papay NOES: None ABSENT: Commissioner Clark Chairman Papay noted there is a five working day appeal period. MATTERS FROM COUNCIL None MATTERS FROM COMMISSION The Commissioners thanked Joanne Scott for covering the GP public hearing. MATTERS FROM STAFF Mr. Miller said that staff attended the League of California Cities meeting and he heard a lot about the concept of regional planning. The City Attorneys at the meeting were presenting papers about what the legislator is planning to do and the planners are getting involved and local government powers may be in serious jeopardy whether it is a charter or a general law city. Mr. Woolard further explained that for example if a developer wanted to do an addition to a shopping center that exceeded 500,000 sq. ft. it would have to go to the AQMD and they would have the review of that and the EIR and be able to require mitigation of impacts associated with the air pollution generated by that use. They do have that authority now and that is an example of a regional government starting to get involved in local land use. They have mandated the ridesharing with employers who have more than 100 employees and the City will begin its program in November. This agency can make rules, impose rules and fines. The race track is subject to some of their regulations one of which is requiring a whole new way of getting people to the site via buses or car pools from remote lots. Chairman Papay said that with the AQMD and SCAG, the cities have their local representatives. ADJOURNMENT 9:30 p.m. Secretary, Arcadia Planning Commission Arcadia City Planning Commission 10/23/90 Page 9