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HomeMy WebLinkAbout5-11-93Planning Commission proceedings are tape recorded and on file in the mice of the Planning Dept. MINUTES ARCADIA CITY PLANNING COMMISSION REGULAR MEETING Tuesday, May 11, 1993 The Planning Commission of the City of Arcadia met in regular session on Tuesday, May 11, 1993, at 7:30 p.m. in the Council Chambers of the Arcadia City Hall, 240 West Huntington Drive, with Chairman Tom Clark presiding. PLEDGE OF ALLEGIANCE ROLL CALL: PRESENT: Commissioners Hedlund, Huang, Clark ABSENT: Commissioners Amato, Daggett MOTION It was moved by Commissioner Hedlund, seconded by Commissioner Huang to excuse Commissioners Amato and Daggett from tonight's meeting. The motion passed by voice vote with none dissenting. MOTION It was moved by Commissioner Hedlund, seconded by Commissioner Huang 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 Huang to approve the Minutes of April 13, 1993 as published. The motion passed by voice vote with none dissenting. OTHERS ATTENDING: Councilman Dennis Lojeski City Attorney Michael Miller Assistant Planning Director Donna Butler Senior Planner Corkran Nicholson Assistant Planner William Stokes Assistant Planner James Kasama Secretary Silva Vergel PUBLIC HEARING CUP 93-004 1 W. Duarte Rd., Units D, E & F Mr. Jeng -Chang Li Consideration of a conditional use permit and parking modification to allow a tutorial center for elementary and high school students in a 2,280 sq. ft. retail space. The staff report was presented. Staff commented access to the shopping center would be from southbound Santa Anita and westbound Duarte Rd. Staff has not heard of any parking problems at the location and did not anticipate any parking problems from the proposed use. The units are at the northwest portion of the center and are far from the other businesses on the site. Most students would probably be dropped off by their parents. High school students would either walk from the high school or from the library located across the street. The proposed area for the bike rack would accommodate approximately 20-25 bikes and it is semi covered by an arbor. There are a couple of intense uses at the site, yet there does not seem to be a traffic problem. There are a couple of vacancies at the center. Staff remarked that parking along north side of Duarte Rd. is prohibited. The previous CUP for a tutorial school at this address was for another unit closer to Santa Anita and was filed by a different applicant but it was never implemented. In response to a question by the Commission, staff said no left turns can be made from the center thus there is no conflict with opposing traffic and it appears that is the reason why there are no traffic problems as a result of this center. The public hearing was opened. Jeng -Chang Li, 1130 Palomar, San Marino, the applicant said he was in agreement with all of the conditions in the staff report. No one else spoke in favor of or in opposition to this item. MOTION It was moved by Commissioner Hedlund, seconded by Commissioner Huang to close the public hearing. The motion passed by voice vote with none dissenting. Commissioner Hedlund felt the parking lot should be monitored so nobody will drop off their kids on Duarte or Santa Anita. Chairman Clark was also concerned about access to and from the center. Commissioner Huang said the center has had some problems with vacancy but felt this would be a good use. Staff commented that the Police Department can monitor the parking situation and if there are problems, the City can extend the red curb without notification to the applicant. MOTION It was moved by Commissioner Huang, seconded by Commissioner Hedlund to approve CUP 93-004 subject to the conditions in the staff report. ROLL CALL: AYES: Commissioners Hedlund, Huang, Clark NOES: None ABSENT: Commissioners Amato and Daggett Chairman Clark noted that there is a five working day appeal period after the adoption of the resolution. PUBLIC HEARING MP 93-005 516 & 520 W. Longden Ave. Bade & Olson Co., Inc. Consideration of modifications for bay windows on the first and second floor, a kitchen window encroachment into the 35' -0" special setback on Longden Ave. and the location of a 6' -0" high block wall along Longden Avenue for two new dwellings proposed on the southwest and southeast corners of Longden and Judith Court. Arcadia City Planning Commission 5/11/93 Page 2 The staff report was presented. In response to a question by the Commission, Ms. Butler said a landscape plan is not a required for single - family residence. She said by having a 10' setback for the wall, the applicant is maximizing the rear yard area. She said there are numerous trees at the southwest corner of the parkway. Commissioner Huang suggested requiring a landscape plan because it would make it easier to visualize the wall it with landscaping. He thought landscaping would mitigate the wall and its mass. Ms. Butler reiterated that Code does not require a landscape plan as part of this review but the Commission can make it a condition of approval. The public hearing was opened. Dave Olson, 115 E. La Porte, said he is the builder of the project. He said they will have a landscape plan before the project is completed. He did not object to having staff review the landscape plans. He explained the reason they are asking for a 10' setback for the wall is to maximize the rear yard area but they would be in agreement with increasing it to 20' as suggested in the staff report. The street scene along Longden is varied throughout. The cul-de -sac which is across the street has a wall with a 10' setback and there is another house with a wall located 1' from the property line. By providing a 10' setback these corner lots will have a back yard size of approximately 25'x75'. The wall gives the owners privacy. They could provide hedges in lieu of walls but in their experience after the homes are purchased the hedges are torn out and are replaced with walls. He said the proposed wall will not extend to Judith Court. It will come to the front of the house and from there it will be open to provide more of an open look. Code will allow them to drop the wall down to 3' but they have chosen not to do that. Ms. Butler explained that the wall can be a maximum of 3' in height 15' back from the property line. Lee Baxter, 618 W. Longden, spoke against the requested modifications. He said although he sympathizes with the developer and the sluggish real estate market, as neighbors, they have had to put up with the construction of this cul-de -sac for a long time and the existence of the construction trucks. His house has a 60' setback and the neighbors have 50' and he did not want to have a wall located in his front yard. He remarked that will give an appearance of an unsightly alley and not a gracious street like Longden. Paul Prosper, 615 W. Longden agreed with his neighbor. He said some properties have such short driveways that when they park their cars, people have to walk around the car and go onto the street to get around it. He said the purpose of the Code is to provide serenity and a feeling of openness and the requested modifications will have a negative impact in the area. He felt the rules are regulations are there and should be complied with. Roy Schneider, 430 W. Longden, did not think that this cul-de -sac should have been approved from the beginning. He said the lots are substandard and that is the reason why the developer is asking for modifications. If the lots were designed better and bigger there would be no need for tonight's hearing. He did not think the lots as proposed are buildable and are too small for the proposed homes. These type of homes are exactly what Code tries to eliminate. He said if the Commission approves this they will be making a mistake similar to the one at 600 Camino Real. He proceeded to talk about the lots located inside the cul-de -sac and that they are substandard and do not comply with Code. Chairman Clark informed Mr. Schneider that he is deviating from the topic of discussion. He said what is before the Commission tonight are the modifications and whether they should be granted or not and not the tract map. Ms. Butler stated that the tract map fully complies with Code and the lots are not substandard. Arcadia City Planning Commission 5/11/93 Page 3 Mr. Schneider said if the lots were wider, these modifications would not oe required. Chairman Clark again informed Mr. Schneider that the tract map complies with Code and is not up for discussion tonight. If Mr. Schneider would like, he may address and make comments regarding the modifications. Mr. Schneider went on to say that the wall will be an attractive nuisance for graffiti. He said taggers are slowly getting closer to Arcadia and he felt this wall being built so close to the street would be a haven for graffiti. If this wall is approved, it will be the longest wall on Longden. There are some walls on Longden but none are as long as the one that is proposed. He noted that this side of Longden does not have sidewalks. He said this area provides a rural feeling and a wall would ruin that atmosphere. He thought a 4500 sq. ft. house is much too large to be located 32' from Longden Avenue. Ms. Butler stated the homes are 47 from Longden and the 35' setback is from the property line. Mr. Schneider said most of the neighbors are Asians and they do not want to cause any problems and they feel the City will approve the developer's request so they are not in attendance to voice their opposition. Mr. Prosper said his comments also apply to two of his neighbors who could not attend the meeting. Councilman Lojeski and Mr. Miller came to the meeting late after the conclusion of the Council meeting. No one else spoke in favor of or in opposition to this item. MOTION It was moved by Commissioner Hedlund, seconded by Commissioner Huang to close the public hearing. The motion passed by voice vote with none dissenting. Commissioner Hedlund did not think the window modifications were major. He was concerned with the location of the wall. Ms. Butler said the applicant can build a 4' wall at the requested location for the modification and comply with Code. Commissioner Hedlund remarked he would hate to see that and suggested a wrought iron fence with pilasters. His said "anything to avoid a block wall ". Commissioner Huang understood the need for privacy and would be in favor of a 6' wall with a 20' setback. He thought the landscaping would help mitigate the mass of the wall. Chairman Clark said both the Commission and the Council worked diligently and hard to revise the zoning regulations. The new ordinance has been in affect since October 1991. Unfortunately with the slow real estate market and slow construction period, many of these changes are not visible. Ms. Butler said the proposed homes comply with the new regulations. Chairman Clark agreed with Commissioner Huang's comments. MOTION It was moved by Commissioner Huang, seconded by Chairman Clark to grant MP 93-005 subject to the conditions in the staff report with the amendment to condition 3 to read "to permit a 6' -0" high wall set back 20' -0" from the Longden Avenue property line which is permitted for a reverse corner lot where there is no special setback requirement. Arcadia City Planning Commission 5/11/93 Page 4 Commissioner Hedlund suggested discussing the motion prior to voting on it. He was concerned with the block wall attracting taggers. He said he would consider a 6' high wrought iron fence with foliage that would provide privacy. He asked that the motion be amended to allow a 6' wrought iron fence. Staff said there are some types of ivy which when planted will provide privacy in about six months. He suggested the Commission state the distance between pilasters. Commissioner Huang said a wrought iron fence would not offer privacy. After the above discussion, Commissioner Huang amended his motion. MOTION It was moved by Commissioner Huang, to grant MP 93-005 subject to the conditions in the staff report with the amendment to condition 3 to read "to permit a 6' -0" high wall set back 20' -0" from the Longden Avenue property line which is permitted for a reverse corner lot where there is no special setback requirement subject to the review of the Planning Department. There was no second to the motion. Commissioner Huang withdrew his motion. MOTION It was moved by Commissioner Hedlund, seconded by Commissioner Huang to grant MP 93-005 subject to the conditions in the staff report with the amendment to condition 3 to read "to permit a 6' -0" high wrought iron fence set back 20' -0" from the Longden Avenue property line which is permitted for a reverse corner lot where there is no special setback requirement subject to the review of the Planning Department. ROLL CALL: AYES: NOES: ABSENT: Commissioners Hedlund, Huang, Clark None Commissioners Amato and Daggett Chairman Clark noted that there is a five working day appeal period. PUBLIC HEARING MP 93-004 1863 Oakwood Ave. William Callagy The staff report was presented. Consideration of an appeal of the Highland Homeowners Association's Architectural Review Board's denial of a proposed two -story single - family residence with a subterranean garage and workshop area. In answer to a question by the Commission, staff indicated the Architectural Review Board (ARB) is not trying to redefine "story" but they feel the house in one section has the appearance of a three -story house and is massive. It was noted that the height of the house is 28'. The slope of the driveway is not in question and the ARB was not concerned with it. The ordinance prohibiting subterranean parking was adopted in March of this year but it had a provision for hillside properties with slopes to allow them to have subterranean garages through the modification process. In response to a question by Commissioner Huang, staff said it is difficult to say if the proposed two -story would be much larger than the surrounding houses because most of the neighborhood is comprised of single - Arcadia City Planning Commission 5/11/93 Page 5 story homes, but if they were to be two -story, the proposed house would not be much larger. This house would be higher than the properties to the south because of the variation in grade. The public hearing was opened. William Callagy, 1863 Oakwood, said he is a long time resident of the City. He has lived at this address for many years and in his golden years he would like to have some amenities in his house which he never had in his younger years such as a library, a pool room and an office. He remarked all his neighbors are pleased with what he has proposed to do and they feel it will increase their property values. He went on to say that because of the slope of the street, they need to build the second story over the garage. Their building height is well below the maximum of 30' permitted by Code. The only modification they are requesting is for the pool equipment which will be located on the side and will not be visible from the street. During the ARB's review of the proposed addition, Mr. Bicker, was concerned and felt that the east wall is massive and looks like a three story house. They are proposing to add a balcony which should address his concern. He remarked that he wants to be a good neighbor and did not intend to cause problems. He was surprised when the ARB denied his request because of Mr. Bicker's comments. They have gone through a lot of work and incurred a lot of expenses. Gerry Bussee, 188 White Oak, the architect of the project, felt the Highland Association is making it difficult for people to have two -story additions. They say they do not discourage them but when they are presented with a plan, it is denied. James Allaire another board member felt there should be an architectural feature to break up the east wall and he suggested having a balcony 6' in length and 3' high which would address Mr. Bicker's concern for a massive wall. The ARB's review required notification of everyone within 100' of the property. These neighbors which will be affected the most were all in favor of the proposed addition, only Mr. Bicker was against it and he does not even live in the area. Commissioner Huang suggested having plants on the balcony that would help soften the look. Mr. Bussee concurred with Commissioner Huang and said they would be willing to provide plants and trees on the balcony. Evelyn Rosen, 212 Carolwood, said the Highland HOA needs to be rejuvenated and many of the properties are on a slope and a subterranean garage would be appropriate. Ralph Bicker, 101 White Oak, Chairman of the ARB explained the reason for the ARB's denial and said they did not like the design. He said the only reason Mr. Allaire did not vote to deny the project was because Mr. Allaire thought that his words were too harsh. He also disapproved of the plans and would have voted to deny the project. He realizes that the project complies with Code but if complying with Code was the only intent then what is the reason for the ARB. The reason for their existence is so homes will be compatible. The proposed addition will not be compatible and has an appearance of a three -story building. He commented he had not seen the new design with the balcony but a 3' high balcony would not be sufficient to break up the mass of the wall. There are no other homes in their association that have the same physical appearance of a three -story dwelling. He went on to say Ms. Rosen also would like to do an addition and that is probably her reason for attending the meeting. He thought this would set a negative precedent and remarked the ARB is not against two -story homes or ones that are split level. Due to the location of the property, he was concerned about the affects of this house on the street. He commented that there are many homes in the area that have slopes. He did not think the architect designed a suitable house for this lot and said most of the houses in the area have the same geometric fall. Arcadia City Planning Commission 5/11/93 Page 6 He thought this would be overbuilding of the lot. The garage area is lbutl sq. ft. which is the same as a single -floor area. In rebuttal, Mr. Bussee said the word "compatible" would be the wrong word to use, "comparable" would be more appropriate because obviously there is nothing else comparable. The size, height and setback of the house with the exception of the pool equipment fully complies with Code and the ARB is concerned about the size of the house. He thought a 6' wide balcony, 3' in height would be a definite break up of the wall. Commissioner Huang's suggestion to use plants on the balcony will certainly add to the balcony. Mr. Bussee explained the floor plan and said they have designed the downstairs and have even provided a handicap restroom for Mr. Callaghy in case he becomes disabled. He said that Mr. Callaghy's son resides overseas and visits occasionally with his family and the upstairs has to be designed to accommodate them. If they were to provide a greater setback, it would destroy the whole plan. Mr. Callagy remarked the addition would increase property values and said all of his neighbors are in favor of his proposed plans. He was very surprised when the ARB denied the project because they felt if they added the balcony that would mitigate the ARB's concerns. No one else spoke in favor of or in opposition to this item. MOTION It was moved by Commissioner Hedlund, seconded by Commissioner Huang to close the public hearing. The motion passed by voice vote with none dissenting. Commissioner Hedlund said when the subterranean ordinance was discussed, the City looked at some unusual ones and they did discuss the possibility of tuck -under garages in the Highland association. He liked the approach of the overhang. He said in looking at the plot plan, he thought about the intrusion to the neighbors but he did not think there would be a loss of privacy for the neighbors. Commissioner Huang thought the balcony would mitigate the three -story appearance although there is more room to soften the wall up even more. He left that up to staff to work with the applicant to improve upon. Staff stated the Commission may require plants and trees on the balcony but that would be very difficult to police, especially if the house is sold. He suggested a combination of wrought iron with brick that would be more permanent and would break up the solid area. Mr. Bussee was willing to work with staff but he did not want to use wrought iron because it has not been introduced in the project. He wanted to give some area of solidness that if they are sitting in the living room, nobody would be able to look up into the house. Mr. Callagy agreed. Commissioner Hedlund liked the approach of the overhand on the garage. He thought it would soften the look. Commissioner Huang commented the architect had made a good effort to mitigate the three sotry appearance, although he thought there was still moer room tosoften the effect. Chairman Clark thought the balcony would mitigate a lot of the concerns that he had. He was not opposed to the tuck under parking. He felt they cannot be oblivious to change. The proposed house is nice although it is a little higher than some of the other houses but there does not seem to be any objections from the neighbors. Arcadia City Planning Commission 5/11/93 Page 7 MOTION It was moved by Commissioner Hedlund, seconded by Commissioner Huang to approve MP 93-004 subject to the conditions in the staff report. ROLL CALL: AYES: Commissioners Hedlund, Huang, Clark NOES: None ABSENT: Commissioners Amato and Daggett Chairman Clark noted that there is a five working day appeal period after the adoption of the resolution. PUBLIC HEARING TR 93 -003 1129 Fairview Ave. Melissa Chen Consideration of an appeal of the Modification Committee's conditional approval for an oak tree encroachment in the westerly side yard. The applicant is requesting a 3' -0" area to be unobstructed on both sides of the tree in lieu of the approved condition of 15' -0" to be unobstructed with only wrought iron fencing and shrubbery, as opposed to the existing concrete block wall which is constructed up to the base of the tree. The staff report was presented. Staff explained the ordinance sets forth a protective zone of 15' around the base of the tree. At the time the Committee was considering this, that is what the decision related to. The wall was constructed before the modification was filed. The public hearing was opened. Twen Ma, 195 Mount Olive, Bradbury, spoke on behalf of the applicant. He said according to the arborist the oak tree is healthy and will continue to grow and building the wall in its protective zone will not harm the tree. Providing a 15' setback on each side will create a large opening and would mean the loss of privacy for the owners. The applicant is proposing a 6' setback. No one else spoke in favor of or in opposition to this item. MOTION It was moved by Commissioner Hedlund, seconded by Commissioner Huang to close the public hearing. The motion passed by voice vote with none dissenting. Staff said the tree is healthy and the photo looks deceiving. The type of footing used is not a typical design where it stands on top of the root system. Staff was in favor of the arborist's decision and said they did not have this report from him at the time the Modification Committee was reviewing the request. Chairman Clark was in favor of taking the arborist's advise of the reduced protective zone. The consensus of the Commission was favorable. Arcadia City Planning Commission 5/11/93 Page 8 MOTION It was moved by Commissioner Huang, seconded by Commissioner Hedlund to approve TR 93-003 subject to the conditions in the staff report. ROLL CALL: AYES: Commissioners Hedlund, Huang, Clark NOES: None ABSENT: Commissioners Amato and Daggett Chairman Clark noted that there is a five working day appeal period. AUDIENCE PARTICIPATION None PLANNING COMMISSION Consideration of a request for the proposed use of a portion DETERMINATION of the Women's Club to teach singing and dancing to 324 S. First children. Dana Price for Sunshine Generation The staff report was presented. Staff noted this is not a public hearing and nobody was notified. MOTION It was moved by Commissioner Hedlund, seconded by Commissioner Huang to defermine that the proposed use appropriate. ROLL CALL: AYES: Commissioners Hedlund, Huang, Clark NOES: None ABSENT: Commissioners Amato and Daggett RESOLUTION 1499 Rd., Units D, E & F RESOLUTION 1500 Ms. Butler read the titles of the resolutions. A resolution granting CUP 93-004 for a tutorial school t 1 W. Duarte A resolution granting MP 93 -004, an appeal of the Highland Home Owners Association's Architectural Review Board's denial of a proposed two -story single - family residence with a subterranean garage and workshop area at 186 Oakwood Ave. Arcadia City Planning Commission 5/11/93 Page 9 MOTION It was moved by Commissioner Hedlund, seconded by Commissioner Huang to adopt Resolutions 1499 and 1500 and to formally affirm the decision of May 11, 1993 and the vote thereon. ROLL CALL: AYES: Commissioners Hedlund, Huang, Clark NOES: None ABSENT: Commissioners Amato and Daggett Chairman Clark noted that there is a five working day appeal period. MATTERS FROM COUNCIL Councilman Lojeski discussed the new fire station and some of the cost savings measures that the Council will be taking such as reducing the size of the landscaping and the deletion of a gate into the mall parking lot. He discussed the City's budget and said the City Manager has decided to make this the "Year of the Employee ". He noted with the exception of the Police Union the majority of the City Employees and department heads have offered to forego salary increases for one year which shows their dedication to our City. He said the Council appreciates their effort. He went on to say that it is anticipated the City's revenues will increase with the opening of Nordstroms and the mall expansion. He discussed the re- opening of Motel 6, the new hotel tax and the possibility of a CostCo in the downtown area and the new rail system going through the San Gabriel Valley. MATTERS FROM COMMISSION Chairman Clark said there is a seminar which he would like to attend titled "Taking Charge of the San Gabriel Valley" and noted if there is anybody else interested they should contact Silva. MATTERS FROM STAFF Ms. Butler said Michael Freedman will be holding a meeting regarding the downtown revitalization on May 24th. ADJOURNMENT 10:00 to June 8, 1993 Secretary, Arcadia arming Commission Arcadia City Planning Commission 5/11/93 Page 10