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HomeMy WebLinkAbout6-9-09 #41.14, Adink ~*(, 4 .? MINUTES i4 ARCADIA PLANNING COMMISSION Tuesday, June 9, 2009, 7:00 P.M. M,.et Arcadia City Council Chambers The Planning Commission of the City of Arcadia met in regular session on Tuesday, June 9, 2009 at 7:00 p.m., in the Council Chambers of the City of Arcadia, at 240 W. Huntington Drive, with Chairman Beranek presiding. PLEDGE OF ALLEGIANCE ROLL CALL: PRESENT: Commissioners Baderian, Baerg, Hsu, Parrille and Beranek ABSENT: None OTHERS ATTENDING Development Services Director Jason Kruckeberg City Engineer Phil Wray Community Development Administrator Jim Kasama Senior Planner Lisa Flores Associate Planner Tom Li Senior Administrative Assistant Billie Tone SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS Mr. Kasama said there was a letter given to each Commissioner regarding Item 2. TIME RESERVED FOR THOSE IN THE AUDIENCE WHO WISH TO ADDRESS THE PLANNING COMMISSION ON NON-PUBLIC HEARING MATTERS — Five-minute time limit per person None PUBLIC HEARINGS 1. GENERAL PLAN UPDATE—REVIEW PROPOSED LAND USE CHANGES Citywide The Planning Commission considered the proposed land use designations and land use alternatives for the General Plan Study areas in order to make a recommendation to the City Council. Senior Planner Lisa Flores presented the staff report. She noted that the preliminary land use concept was presented to the City Council/Planning Commission in a joint study session on February 24, 2009. The City Council/Planning Commission agreed that the overall land use concept was appropriate, but felt that the recommendations for mixed use development were too aggressive and could result in too much change. The staff report presented at this meeting addressed these issues. dinik Mr. Kruckeberg pointed out that the only major changes since this project was first presented to the Commission on May 12, were in the commercial areas of the City. He noted that the build out numbers shown on the handout are 2945 units by 2035, and about 2.6 million square feet of non-residential floor area. This amount of growth is consistent with the Southern California Association of Government's (SCAG) projection for the area. Any significant changes would mostly be in the Downtown area and along Live Oak Avenue. Most of the dwellings that make up the new 2,945 units would be in the R-3 zones where the infrastructure is already in place to support this type of use. This projected growth can be accommodated by increasing the density in those areas from the existing 24 units per acre to 30 units per acre, and since many of the existing, older developments are already at this density, there will not be a noticeable change to the character of the neighborhoods. Mr. Kruckeberg said that the City's economic consultant has provided some analysis for prospective development of two lots in the downtown area and one lot on Live Oak. Staff considered different scenarios for a mixing of residential and commercial development to determine whether recommendations included in the General Plan Update were economically practical. It was found that the economic analyses showed that increasing the floor area ratio and allowing more commercial development in these areas is not the answer to getting additional development. This is due to the fact that under current zoning it is very difficult to build new projects at the necessary density because our densities are low and parking requirements and land costs are high. When the amount of residential units in the equation was increased in the form of mixed use developments, we found that the projects became more economically viable and this will more likely encourage new development. Mr. Kruckeberg noted that the city now has a requirement for three parking spaces per unit which is very high and said that one of the challenges will be to adjust parking standards and parking rates in conjunction with the increased density. Mr. Kruckeberg reminded the Commissioners that the Land Use Concept is only a portion of the General Plan Update and that the Environmental Impact Report and full Draft General Plan will be presented for their review at a later date. Chairman Beranek called for questions from the Commissioners. There were none. Chairman Beranek asked if anyone wanted to speak in favor of the project. Mr. Rich Deluvio, a member of the General Plan Advisory Committee (GPAC), said that he fully supported the proposal and commended staff for the high quality of their work. Mr. Robert Lum also commended the consultants and staff for a fantastic job. He said that he supports this plan for the future growth of Arcadia. Ms. Mary Dougherty, a GPAC member, said that she is pleased with the focus on the concentrated plan for development particularly in the Live Oak area. She encouraged support for the project. PC MINUTES 6-9-09 Page 2 Chairman Beranek asked if anyone wanted to speak in opposition to the project. There were none. MOTION: It was moved by Commissioner Baderian, seconded by Commissioner Hsu, to close the public hearing. Without objection the public hearing was closed. Commissioner Baderian asked about the potential displacement of the thrift shops on Live Oak Avenue. Mr. Kruckeberg said there was nothing in the plan that would make the thrift shops non- conforming and there was no plan to relocate them. Commissioner Baderian asked about the Los Angeles County Debris Basin designation. Mr. Kruckeberg said that there are two designations for open space; one is similar to a park and the other if for resource protection. The recommendation is that resource protection is the appropriate designation for this area. Commissioner Baderian asked if the city's infrastructure would be able to handle the additional traffic, etc. generated over the coming years. Mr. Kruckeberg explained that the Environmental Impact Report will address those issues and determine what changes are necessary. Commissioner Hsu stated his appreciation for the GPAC, city staff and consultants on their many hours of hard work to develop the General Plan Update. MOTION: It was moved by Commissioner Hsu, seconded by Commissioner Parrille, to forward a recommendation of approval of the Land Use Concept to the City Council. Chairman Beranek, a GPAC member, said that it was an interesting process and he felt that a good plan was developed. Mr. Kruckeberg noted that this project is only a portion of the General Plan and that development of the update will continue throughout the summer with the final plan being presented for approval in November or December. ROLL CALL: AYES: Commissioners Baderian, Baerg, Hsu, Parrille and Beranek NOES: None 2. MODIFICATION NO. MC 09-02 AND SINGLE FAMILY ARCHITECTURAL DESIGN REVIEW NO. SFADR 09-05—Referred by Modification Committee 1227 South Tenth Avenue Sergio Gonzalez (Architect representing property owner, Helen Yung Wan) PC MINUTES 6-9-09 Page 3 The applicant is requesting the following modifications and architectural design review for a detached accessory living quarter/guest house: 1. A full kitchen where one is not allowed; 2. A livable floor area of 998 square feet in lieu of 600 square feet maximum allowed; and 3. Two (2) bedrooms, a laundry room, and two (2) bathrooms in lieu of one (1)bedroom and one (1) bathroom allowed. Associate Planner Tom Li presented the staff report. Chairman Beranek called for questions from the Commissioners. There were none. Chairman Beranek asked if anyone wanted to speak in favor of the project. Mr. Sergio Gonzalez, the architect on the project, offered to answer questions. Mr. Gonzalez said that the neighbors' concerns had been taken into consideration. He said that the proposed structure will not interfere with the solar panels on the neighbor's house and that no windows were placed facing the neighbor's property. Commissioner Baerg noted that there is a large new house currently in plan check and he asked why the elderly relative cannot be accommodated there. Mr. Gonzalez said that there will be teenage children living in the main house and that the elderly person needs special care and privacy. He said that the accessory living quarters must also accommodate a nurse. Commissioner Parrille asked what the distance was from the proposed structure to the pool on the adjoining property. Mr. Gonzalez said that to the north there is 12 to 14 feet between the guest house and the pool and to the south there is over 60 feet. Chairman Beranek asked if anyone wanted to speak in opposition to the project. Ms. Pat Wolfe,the owner of the property to the north of the proposed guest house, said that at one time her family considered buying this property, but they were told that they could not join the properties unless they were prepared to demolish one of the houses,yet this applicant is proposing to build two houses on the lot. Ms. Wolfe said that she is concerned about the proximity of the proposed guest house to her stables and wondered if she would still be able to use those stables. If not, the value of her property would be negatively affected. Ms. Wolfe also pointed out that when the original use for which the guest house was intended is no longer necessary, the guest house will probably become a rental unit. Mr. Gary Wolfe, co-owner of the neighboring property with Ms. Wolfe, said that when they bought their property, it included a main house and separate guest house which was used as a rental. As a condition of escrow they removed the kitchen facilities in the guest house. He asked how the use of this proposed guest house as a rental will be prevented and enforced. Mr. Wolfe said that his family expects to stay at this address for a long time and they want to continue to keep horses. He is concerned that the proposed guest house will change the character of the neighborhood. PC MINUTES 6-9-09 Page 4 Ms. Myah Wolfe said she has lived in Arcadia since she was nine years old and that the original owners of the property were her grandparents. She said they have always maintained horses on this property. Ms. Wolfe pointed out that the property at 1125 Tenth Avenue used to have horses too. However, the current owner, Mr. Wong had the stables demolished and she believes he would love to see this guest house permitted so that he too could add a guest house to his property. Ms. Wolfe said she has seen many houses in Arcadia overshadowed by denser housing and large palaces and she hopes that the Commissioners agree with her that this is not desireable. Chairman Beranek asked if the applicant wanted to speak in rebuttal. Mr. Gonzalez stated that his clients have no intention of forcing the neighbors to move their horses,they are only seeking approval for their project. He pointed out that the proposed guest house is only one story with no windows facing the neighbor's property. He said that renting the guest house on a two million dollar property doesn't make sense. He said the applicant is willing to comply with any regulations on preventing rental of the guest house. MOTION: It was moved by Commissioner Parrille, seconded by Commissioner Hsu, to close the public hearing. Without objection the public hearing was closed. Commissioner Hsu asked staff if this guest house will have a negative impact on the neighbor's use of their stables or on their horses. Mr. Li said there would only be an elderly person and a nurse in the guest house and he didn't think there would be any impact on the use of the horse property. Commissioner Baderian said that he understands the intention of constructing a guest house for the care of a family member, but current city codes and requirements must be given consideration. He said that he is not comfortable approving this request because it opens doors to future requests for the same thing. He suggested adding a room in the main house for the elderly family member. Commissioner Parrille asked if this project could change a single-family area to multi-family. Commissioner Baerg said that recommendation 3 stated that if horses are maintained at an adjacent property, redesign may be necessary, and we know that there are horses on the property. He pointed out that approval is often based on something unique about a property, but there is nothing unique about this property to make a separate unit necessary. He said that he feels it is necessary to examine the impact on the neighbor's property rights. MOTION: It was moved by Commissioner Parrille, seconded by Commissioner Baderian, to deny Modification No. MC 09-02 and Single Family Architectural Design Review No. SFADR 09- 05. PC MINUTES 6-9-09 Page 5 ROLL CALL: AYES: Commissioners Baderian, Baerg, Hsu, Parrille and Beranek NOES: None There is a five working day appeal period. Appeals are to be filed by 5:30 p.m. on Tuesday, June 16, 2009. 3. CONDITIONAL USE PERMIT NO. CUP 09-05—Continued from April 28,2009 715 South First Avenue UEC Enterprises, Inc., dba Yale Education Institute (Lessee) The applicant is requesting a Conditional Use Permit for a 2,150 square-foot tutoring center with up to 30 students on the ground floor of an existing commercial/residential mixed-use building. The hours of operation will be 10:00 a.m. to 7:00 p.m., seven days a week. Associate Planner Tom Li presented the staff report. Chairman Beranek called for questions from the Commissioners. There were none. Chairman Beranek asked if anyone wanted to speak in favor of the project. Mr. William Chang translated for Ms. Judy Chang. Ms. Chang said that where children are involved safety is most important. She promised to follow all directions of the Commission and make sure parents pick up their children in the basement and not at the curbside. Ms. Chang pointed out that it is convenient to drop off children in the basement because there will be six spaces reserved for this purpose and the elevator and stairway are only a few steps away. She said the property has been vacant for over six months and she is still making payments on it so she was glad to finally find a renter. Ms. Sarah Kuo, real estate broker, said that the applicant is willing to work with staff to develop the best plan to insure the safety of the children. She also said that even though it is difficult to monitor, she hopes there will be a way to work this out. Chairman Beranek asked if anyone wanted to speak in opposition to the project. There were none. MOTION: It was moved by Commissioner Baderian, seconded by Commissioner Hsu, to close the public hearing. Without objection the public hearing was closed. Commissioner Baderian said that the Commission had asked staff and the applicant to devise a plan to solve the drop off problems at this site. He said it seems that the situation has not been PC MINUTES 6-9-09 Page 6 resolved; in fact, not much has changed since the case was first presented to the Commission on April 28, 2009. Commissioner Hsu said that he is also concerned about the drop off plan and that it is inconvenient to have cars turn into underground parking facilities from First Avenue and this could impact traffic on First Avenue. MOTION: It was moved by Commissioner Baderian, seconded by Commissioner Hsu, to deny Conditional Use Permit No. CUP 09-05. ROLL CALL: AYES: Commissioners Baderian, Baerg, Hsu, Parrille and Beranek NOES: None A Resolution reflecting the decision of the Planning Commission will be presented for adoption at the next Commission meeting. There is a five working day appeal period after the adoption of the Resolution. 4. CONDITIONAL USE PERMIT NO. CUP 09-06 141 Santa Clara Street Ben Reiling(Property Owner) The applicant is requesting a Conditional Use Permit to legalize an existing auto garage for the maintenance and storage of collectible vehicles in an existing 6,200 square-foot warehouse, and to legalize a non-permitted 600 square foot canopy. Associate Planner Tom Li presented the staff report. Chairman Beranek called for questions from the Commissioners. There were none. Chairman Beranek asked if anyone wanted to speak in favor of the project. Mr. Ben Reiling, the property owner, said that the property was once used as an auto repair center but it is now home to his private car collection which is visited by friends and family only. Commissioner Parrille asked Mr. Reiling if he was in agreement with staffs recommendations on the canopy and limited storage. Mr. Reiling said he had no objection. Chairman Beranek asked if anyone wanted to speak in opposition to the project. There were none. PC MINUTES 6-9-09 Page 7 MOTION: It was moved by Commissioner Baderian, seconded by Commissioner Parrille, to close the public hearing. Without objection the public hearing was closed. MOTION: It was moved by Commissioner Parrille, seconded by Commissioner Baderian, to approve Conditional Use Permit No. CUP 09-06, subject to the conditions in the staff report. ROLL CALL: AYES: Commissioners Baderian, Baerg, Hsu, Parrille and Beranek NOES: None A Resolution reflecting the decision of the Planning Commission will be presented for adoption at the next Commission meeting. There is a five working day appeal period after the adoption of the Resolution. CONSENT ITEMS 5. MINUTES OF MAY 12,2009 MOTION: It was moved by Commissioner Baderian, seconded by Commissioner Parrille,to approve the minutes of May 12, 2009, as presented. Without objection the minutes were approved as presented. MATTERS FROM CITY COUNCIL AND PLANNING COMMISSION Chairman Beranek congratulated Commissioner Baderian on his Lifetime Community Service Award from the City of Pasadena. Chairman Beranek also announced that the Planning Commission reorganization will be on the next agenda. MODIFICATION COMMITTEE MEETING ACTIONS Commissioner Parrille said there was one item on the Modification Committee agenda this morning; he described project and said it was approved. FURTHER MATTERS FROM STAFF Mr. Kasama reviewed upcoming agenda items. PC MINUTES 6-9-09 Page 8 ADJOURNED 8:20 p.m. Chairman, Planning Commission ATTEST: Secretary,Planning Commission PC MINUTES 6-9-09 Page 9