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HomeMy WebLinkAbout02-26-19 PC MinutesARCADIA PLANNING COMMISSION REGULAR MEETING MINUTES TUESDAY, February 26, 2019 CALL TO ORDER Chair Thompson called the meeting to order at 7:00 p.m. in the City Council Chamber PLEDGE OF ALLEGIANCE ROLL CALL PRESENT: Chair Thompson, Vice Chair Lewis, and Commissioners Chan, Lin and Wilander ABSENT: None SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS Planning & Community Development Administrator announced there were two (2) minor changes to the February 12, 2019 Regular Meeting Minutes and hard copies were distributed to the Commission reflecting those changes. PUBLIC COMMENTS (5 minute time limit per person) There were none. PUBLIC HEARING All interested persons are invited to appear at a public hearing and to provide evidence or testimony concerning any of the proposed items set forth below for consideration. Separate and apart from the applicant (who may speak longer in the discretion of the Commission) speakers shall be limited to five (5) minutes per person. The applicant may additionally submit rebuttal comments, at the discretion of the Commission. You are hereby advised that should you desire to legally challenge in court any action taken by the Planning Commission regarding any Public Hearing item, you may be limited to raising only those issues and objections you or someone else raised at the public hearing or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. 1. Resolution No. 2026- Approving Minor Use Permit No. MUP 19-01, a Tentative Tract Map No. TTM 18-06 (82513), and Site Plan and Design Review NO. ADR 16-25 for a new mixed-use development with a Categorical Exemption under the California Environmental Quality Act ("CEQA") at 405 S. First Avenue (Continued item from the February 12, 2019 meeting) Applicant: First Arch, LLC. Recommended Action: Adopt Resolution No. 2026 Planning & Community Development Administrator, Lisa Flores introduced the item and announced that this was a continued item from the February 12, 2019 meeting. With that, she turned it over to Associate Planner Vanessa Quiroz to present the project. Chair Thompson asked if there were any questions for the applicant. It was moved by Vice Chair Lewis, seconded by Commissioner Lin to reopen the public hearing. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection in the City's Planning Services Office located at 240 W Huntington Drive, Arcadia, California, during normal business hours. Eric Chen of CDA spoke on the project. On behalf of the property owners, he proposed adding four (4) new parking lifts so that each residential unit will have two (2) parking spaces. This would add four (4) additional parking spaces beyond what the code requires. He then distributed brochures on two-level parking systems to the Commission. Steve Mandic, Director of Business Development, spoke on behalf of Park Plus, the vendor that would install the parking lifts. Chair Thompson asked if there were anyone else who would like to speak in favor of the proposal. No one responded. Chair Thompson asked if there were anyone who would like to speak in opposition to the proposal. No one responded MOTION- PUBLIC HEARING It was moved by Commissioner Chan, seconded by Commissioner Lin to close the public hearing. Without objection, the motion was approved. DISCUSSION Chair Thompson asked if staff has had the opportunity to evaluate the proposed mechanical parking lifts. Ms. Flores responded and stated that staff had not fully evaluated the parking lifts as they learned of the proposed lifts shortly before the meeting. Commissoner Lin asked if the project could be approved subject to staffs evaluation of the parking lifts. Ms. Flores confirmed that the project could be approved subject to staff review of the parking lifts. She noted that the City's Building Official has done a preliminary review and it appears there were no issues from the Building Division. Chair Thompson inquired whether the height restriction would limit larger vehicles such as a sport utility vehicle (SUV) from utilizing the parking lifts. Ms. Flores responded and that according to the vendor, a SUV could be parked on the bottom, but not on the top lift. However, only four (4) parking spaces will have a parking lift, the remaining spaces will not. Commisioner Wilander requested that staff review the parking lifts to determine that they have full confidence in them. She would like staff to feel comfortable with the decision. Ms. Quiroz stated that her preliminary research of the parking lifts determined that they comply per code and she added that the manufacturer can customize the lifts to the proposed site layout. 2-26-19 Chair Thompson asked if each residential unit would have their own dedicated lift or would they be located in the homeowners association common area. Ms. Flores stated that each unit will have two parking spaces, and those spaces will be allocated through the Covenants, Conditions, and Restrictions (CC&Rs). The individual owners will not own the parking lifts, instead they will be owned and maintained by the homeowners association. The Commission may take this a little further and regulate the location of the lifts on the site plan, if you wish to do so. Chair Thompson recommended that a condition of approval should be added stating that the parking lifts be well maintained. Should the parking lifts be in need of repair, the homeowners association would be responsible to complete the repairs. Commissioner Lin stated that he reviewed the staff report and audio from the past meeting. He had difficulty figuring out what to do but he appreciates that the parking lifts provide an additional option for the project. Chair Thompson restated his initial concerns with the project. The mixed-use designation allows for relaxed parking standards near transit are but this development is over 2600 feet south of the Gold Line station. He was concerned that this may add to on -street parking. Has seen parking lifts such as the proposed, but there is a limitation on the type of vehicle due to the height and width restriction that limits larger vehicles from utilizing the parking system. He conducted a public records request regarding number of overnight parking permits issued and shared the results with the Commission. There were nearly 5,000 annual overnight parking permits issued in 2018. There were over 23,000 one -day overnight permits issued and the City issued code violations for 3, 849 people parking overnight without a permit. He added that sales of sedans have slid in recent years as buyers are favoring SUV's and trucks. He stated there are other articles with similar findings. Commissioner Lin stated that he understands Chair Thompson's concern with increased buyer preference for larger vehicles. But he does not feel comfortable denying the application based upon buyer preference. The real estate market will dictate. If the lift will only fit one SUV, the buyer has to live with that. The applicant is doing what they can with the land that was purchased. He addressed overnight street parking concerns but he would rather evaluate overnight parking. As a part of the process to purchase an overnight parking permit, a resident must certify that there is no other available parking at their property, otherwise an overnight parking permit would not be issued. Commissioner Chan knows that sedan sales have been declining and that SUV sales have been on the rise. However, he was in agreement with Commissioner Lin that it will be up to the buyer. Even if they have an SUV and a compact vehicle, this may still fit a family with several children. Vice Chair Lewis was in agreement with Commissioners Chan and Lin that the market will bear. If someone owns a boat or a large SUV, they will not be open to purchasing the condominium. The proposed development is not perfect but will be an improvement to the corridor. She stated that she never really had an issue parking there aside from when school is starting or dismissed. She thought stacked parking is a wonderful idea. She would be open to approval with a condition that staff review the parking lifts. Maybe layout options can be evaluated to maximize the parking on the property. Parking lifts may be a good trend for future mixed-use projects. Chair Thompson referenced the staff report and stated that it does not mention a third option to reduce a unit from four (4) to three (3) in response to the parking issue. Reducing a unit would create two (2) spaces per unit. This would eliminate or mitigate the problem. 2-26-19 Vice Chair Lewis stated that during the public hearing, the owner had stated that he did not want to reduce a unit. Commissioner Wilander stated that she understands that the project meets code requirements but three (3) units would meet the code requirements as well. For a prospective tenant, it would be easier to have two (2) parking spaces. She added that it appears the Commission is not in agreement. Ms. Flores stated that the additional parking that would result from reducing to three (3) residential units would be in excess of what the code requires. She added that the Commission can discuss parking requirements later in the meeting if the goal is to have projects parked more. For this specific project, the applicant has made compromises to make the project work. Commissioner Chan asked Ms. Flores if the project is approved, can there be no restaurant? Ms Flores responded and stated that the goal for mixed-use projects is to activate the area. If there was to be a restaurant, if would likely be a smaller use such as a yogurt or juice bar, or a similar use. The commercial space may not be big enough to accommodate a bigger restaurant but the Mixed-use Zone allows for restaurants. Chair Thompson asked if the commercial unit would be a condominium unit? Ms. Quiroz responded and stated that there are four (4) residential condominiums and one (1) commercial condominium unit. Chair Thompson asked Ms. Flores to add the two conditions of approval that the Planning Commission discussed into the record. Assistant City Attorney Maurer read the first amended and new condition of approval based on the Commission's comments: Condition No. 24: The applicantlproperty owner shall install four (4) parking lifts, one for each of the unit -assigned spaces. The lifts shall not be located in the disabled, commercial, or guest parking spaces. Ms. Flores read the second amended and new condition of approval based on the Commission's comments: Condition No. 25: The Covenants, Conditions, and Restrictions (CC&Rs) shall also include language that the parking lifts shall be maintained at all times and repaired within a timely manner to maintain gate operation and usability. MOTION It was moved by Commissioner Chan, seconded by Commissioner Lin to adopt Resolution No. 2026 approving Minor Use Permit No. MUP 19-01, a Tentative Tract Map No. TTM 18-06 (82513), and Site Plan and Design Review NO. ADR 16-25 for a new mixed-use development with a Categorical Exemption under the California Environmental Quality Act ("CEQA") at 405 S. First Avenue subject to the amended Conditions as set forth by Assistant City Attorney Maurer and Planning & Community Development Administrator Lisa Flores 4 2-26-19 ROLL CALL AYES: Vice Chair Lewis, and Commissioners Chan, Lin and Wilander NOES: Chair Thompson ABSENT: None There is a ten day appeal period after the adoption of the Resolution. If adopted, appeals are to be filed by 4:30 p.m. on Friday, March 8, 2019. 2. Resolution No. 2027- Approving Tentative Tract Map No. 18-05 (73061) with a Categorical Exemption under the California Environmental Quality Act ("CEQA") to subdivide the air space of a 18,560 square foot parcel for a ten residential condominium development located at 1222 Temple City Boulevard. Applicant: Sijin Wang Recommended Action: Adopt Resolution No. 2027 Planning & Community Development Administrator, Lisa Flores introduced the item and turned it over to Senior Planner Luis Torrico to present the present the project. Chair Thompson opened the public hearing and asked if the applicant would like to speak on the item. Jason Yen of EGL Associates, on behalf of the owner, responded. Chair Thompson asked if there were anyone else who would like to speak in favor of the proposal. No one responded. Chair Thompson asked if there were anyone who would like to speak in opposition to the proposal. No one responded. MOTION- PUBLIC HEARING It was moved by Commissioner Chan, seconded by Commissioner Lin to close the public hearing. Without objection, the motion was approved. DISCUSSION During the public hearing, Mr. Torrico clarified that the final map process is typically initiated during construction and the map has a two-year expiration, which has not yet occurred. Ms. Flores added that the map is required to subdivide the air space to construct condominium units. If the property owner chooses not to pursue the map, the units could not be sold individually. 2-26-19 Commissioner Wilander stated that it was interesting that even if the Commission did not approve the map, a development would still be built. However, this does not affect her likelihood of approving the project. Chair Thompson asked for clarification that there was opposition from the two-story development to the north of the project. If it is a similar height, it seems as though the existing development would block the view of the mountains from the proposed development. Assistant City Manager/Development Services Director Jason Kruckeberg confirmed that the proposed development is 26 feet, 10 inches in height. Mr. Torrico confirmed that there was some concern back in 2015 regarding the height of the proposed development. MOTION It was moved by Chair Thompson, seconded by Commissioner Lin to adopt Resolution No. 2027 approving Tentative Tract Map No. 18-05 (73061) with a Categorical Exemption under the California Environmental Quality Act ("CEQA") to subdivide the air space of a 18,560 square foot parcel for a ten residential condominium development located at 1222 Temple City Boulevard. ROLL CALL AYES: Chair Thompson, Vice Chair Lewis, and Commissioners Chan, Lin and Wilander NOES: None ABSENT: None There is a ten day appeal period after the adoption of the Resolution. If adopted, appeals are to be filed by 4:30 p.m. on Friday, March 8, 2019. 3. Discuss the Minimum Parking Stall Dimensions Required in Multi -family Zoned Properties, and the Parking Spaces Required in Single-family Residential Zones Planning & Community Development Administrator Lisa Flores introduced the item and informed the Commission that at the November 27, 2018 Planning Commission meeting, the Commission initiated a request to discuss two items pertaining to parking. The first item was regarding the parking stall dimensions within multi -family zones, and the second item was whether a four -car garage should be required for a new single-family home with six or more bedrooms. Ms. Flores informed the Commission that no decision will come out of tonight's discussion. The Commission has several options after our discussion. The Commission may receive and file the report, continue this discussion, or initiate a potential text amendment to the Development Code, which would subject to a hearing date. With that, she turned it over to Vanessa to present the report. • Discussion of Multi -family Parking Stall Dimensions: Chair Thompson compared the City of Arcadia multi -family parking stall dimensions to neighboring cities and listed the neighboring cities that have larger parking stall dimensions at 10' by 20'. With the transition to sport utility vehicles, these spaces are too small. He would like to see the code amended to match the requirements of the Development Code prior to the 2010 update. The goal is to stay consistent with neighboring cities - 2 -26-19 Commissioner Lin asked Chair Thompson to clarify his concerns if the parking stall size impacts marketability (space may be too small for a buyer with a sport utility vehicle) and may be some impact on traffic if someone with a large vehicle chooses to park their car on the street rather than in their garage. Chair Thompson added that the spaces, as they are, reduce the variety of cars that can fit in the garage, reduces storage space, and he believes will contribute to the number of overnight street parking permits issued. From an aesthetic and safety standpoint, it would make sense to reduce overnight street parking. Commissioner Lin stated that the City would need to look at overnight parking guidelines. Will increasing the garage parking stall dimensions stop an owner from parking on the street? Rather than forcing someone to expand his or her garage, that is not a guarantee that someone will not park out front. He recommends evaluating overnight parking rather than proposing a change to zoning. He understands the street -parking concerns of Chair Thompson as he has had an issue in the past of a neighbor parking in front of his house. Ms. Flores clarified that in multi -family projects, parking spaces do not have to be in a garage. It may be located under a carport, within a parking garage, or surface area. Chair Thompson stated that 9'x 19' dimensions seems to be below market average. In terms of overnight parking, all you have to have is a statement that there is no parking spaces available. Commissioner Lin stated that there are options to make it more difficult to get an overnight parking permit, such as requiring car registration. He has not looked into it extensively but he thinks enforcement could be increased. Assistant City Manager/Development Services Director Jason Kruckeberg added that one of the recommendations of the Citizen's Financial Advisory Committee this year was for the City to evaluate overnight parking permit fees. The recommendation was to increase the cost of overnight parking permits in an effort to increase revenue for the City, and recoup actual costs. The current process of enforcement is primarily complaint -based, however the Police Department is looking at other enforcement options. The Police Department is evaluating the program components to determine if the cost of the permit is consistent with the revenue generated. This could potentially include a site visit check, but this would require additional costs and staff time so it needs to be evaluated further. Chair Thompson stated that he just wants market standard for parking stall size. He also asked for clarification on an example from the staff report that examined a current development and the effect of adding an additional foot to the parking stall. Ms. Flores stated that staff took an example of an approved project (with the existing 9' x 19' stalls) and applied the 10' x 20' parking stall dimensions to see its effect on the site. Increasing the parking stall dimension to 10'x 20' in a two -car garage resulted in the project barely meeting other Code requirements. Staff recommends to keep the standard as it for lots 65 feet or less in length and allow for exceptions for lots 65 feet or greater, in an effort to curb the number of requests for modifications. Chair Thompson stated that if the site cannot accommodate the 10' by 20' foot, there should be a modification for that. 2-26-19 Commissioner Chan did a study on length and width of cars. He listed the length and width of several make/models and determined that the models would fit in a 9' x 19' space. The strong selling, mid-size SUV's would all fit in a garage with the current dimensions. That being said, a resident would probably be parking outside if they have a large truck or large SUV. Chair Thompson stated that the vehicle size is not the only issue it also affects the ability to open the car door. etc. Commissioner Chan stated that that we have to examine the length, width and type of vehicle people are buying. A two -door car with wide swinging doors may have an issue in a smaller garage space. Commissioner Wilander added that if people do not have enough space, she doubts that it is related to the overnight parking process. It is the Commission's responsibility to ensure there are big enough spaces in new developments. Commissioner Lin understands Chair Thompson's concerns, but not be the most effective way to tackle it. Looking at overnight parking, the congestion of the street and blocking traffic is of more concern that the utility of the spaces. It does not help traffic congestion to require an extra foot in the garages. The City has to regulate who parks on the street. He does not want to force it on the developers but rather the market force it upon developers. He is more concerned with the impact of overnight parking our neighborhoods. Chair Thompson responded stating that a space size that conforms to the market provides a better product and would help the City by potentially reducing overnight street parking. The City should match the standards of the surrounding cities. Commissioner Chan and Mr. Kruckeberg discussed the multi -family areas in the City where overnight parking permits are primarily issued. Chair Thompson stated that in many cases, developers are maxing out what the code requires if there is a maximum and meeting the bare minimum if there is a minimum. He is not sure that the market will equalize without intervention. Arcadia should be striving to be better or equal to other cities. • Parking Spaces Required in Single-family Residential Zones: Commissioner Chan stated that those able to spend several million dollars on a home will likely have more than two (2) cars. While the City burglary rate has decreased, the car burglary rate has increased slightly for those parking their cars overnight on the street. A few years ago, he requested that the City require homes with more than six (6) bedrooms be required to have a (4) car garage. Ms. Flores responded and stated that this was addressed through the Zoning Code Update and we did take Commissioner Chan's comment into consideration back then, and through the process the Zoning Code Committee did require more parking based on the number of rooms. The current parking regulations are reflected in the staff report, and a house that is over 5,000 square feet or has five (5) or more bedrooms is required to have a three (3) car garage. Chair Thompson asked if the threshold was the number of bedrooms or the square footage. 8 2-26-19 Ms. Flores stated that it is both and she referenced page three (3) of the staff report. By applying the Floor Area Ratio (FAR) when an owner wishes to have more than the minimum, it helps mitigate the overall mass and scale of the home. Chair Thompson asked for clarification that the first 850 square feet of the four (4) car garage do not count toward FAR? Ms. Flores stated that this is correct, if the applicant proposes a four (4) car garage. Chair Thompson referenced the Single-family Design Guidelines which discussed mass and scale. He asked if there are situations where there is a four (4) car garage, does the code allow for tandem parking? Ms. Flores stated that this is correct and that is an option through design review. It has worked well thus far. Following the discussion, Ms. Flores restated that the Commission has several options. They can choose to receive and file the study, continue discussion at a later date, or initiate a proposed text amendment to the development code subject to a full public hearing process. Commissioner Lin asked if the Commission's comments could be provided to the City Council. The Commission was in agreement with this request. Ms. Flores responded and stated that the Commission's comments will be forwarded to the City Council. CONSENT CALENDAR All matters listed under the Consent Calendar are considered to be routine and can be acted on by one roll call vote. There will be no separate discussion of these items unless members of the Commission, staff, or the public request that specific items be removed from the Consent Calendar for separate discussion and action. 4. Minutes of the February 12, 2019 Arcadia Planning Commission Regular Meeting Recommended Action: Approve Commission Wilander requested that the Minutes of the February 12, 2019 Arcadia Planning Commission Regular Meeting be revised to accurately reflect the title of Chair Thompson. On page four (4) of the Minutes, Chair Thompson was named incorrectly as "Vice Chair." MOTION It was moved by Commissioner Wilander, seconded by Vice Chair Lewis to approve Consent Calendar Item 2, approving the amended January 8 Arcadia Planning Commission Regular Meeting minutes with the correction read by Commissioner Wilander. ROLL CALL AYES: Chair Thompson, Vice Chair Lewis, and Commissioners Chan, Lin and Wilander NOES: None ABSENT: None 9 2-26-19 MATTERS FROM CITY COUNCIL LIAISON City Council Liaison Peter Amundson provided an update on Historic Preservation and announced the introduction of the Ordinance will be before the Council at the March 19, 2019 meeting. Also on the March 19, 2019 agenda is the discussion of solutions for the fiscal emergency, specifically a proposed sales tax increase. Commissioner Chan and Mr. Kruckeberg further discussed business licenses in the City and vehicle decal requirements/enforcement. MATTERS FROM THE PLANNING COMMISSONERS Commissioner Chan announced that he will not be attending the March 26, 2019 meeting and he requested to be excused from the meeting. MATTERS FROM CITY ATTORNEY Assistant City Attorney Maurer had nothing to report. MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS Ms. Flores announced that there is one item pending for the March 12, 2019 meeting: A Parcel Map to subdivide a 53,200 square foot single-family residential parcel into four legal lots 1885 N. Santa Anita Avenue. Mr. Kruckeberg extended an invitation to the Planning Commission to visit the proposed barn project at Santa Anita Park. The Commission and staff discussed scheduling and the visit was tentatively scheduled for 5:00 p.m. on March 26, 2019. He announced there would be a formal notice to follow. Vice Chair Lewis asked for an update on the project located at 22-26 East Colorado Boulevard. Mr. Kruckeberg responded. ADJOURNMENT The Planning Commission adjourned this meeting at 8:53 p.m. to Tuesday, March 12, 2019 in the City Council Chamber at 240 W. Huntington Dr., Arcadia. ATTEST: Lisa Flores Secretary, Plldnning Commission Brad Thompson Chair, Planning Commission 10 2-26-19