HomeMy WebLinkAboutDECEMBER 13, 1988
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Planning Commission proceedings are taped recorded and on file in the office of the Planning
Department.
MINUTES
ARCADIA CITY PUlNNING COMMISSION
REGULAR MEEnNG
Tuesday,December 13, 1988
The Planning Commission of the City of Arcadia met in regular session on Tuesday, December 13, 1988
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:
ABSENT:
Commissioners Clark, Hedlund, Szany, Papay
Amato
~TION
Motion'was made by Commissioner Szany, seconded by Commissioner Clark to excuse
Commissioner Amato from'tonlght's meeting. The motion passed by voice vote with none
dissenting.
MINUTES
~TION
It was moved by Commissioner Clark, seconded by Commissioner Szany to approve the Minutes
of November 22, 1988 as published. The motion passed by voice vote with none disSenting.
~TION
II was moved by Commissioner Clark, ,seconded 'by Commissioner Szany to read all resolutions
by title only and waive the reading of the full body of the resolutions. The motion passed by
voice vote with none dissenting.
OTHERS ATTENDING:
Councilwoman Mary Young
City Attorney Michael Miller
Planning Director William Woolard
Senior Planner Donna Butler
Associate Planner Wilfred Wong
Associate Planner Corkran Nicholson
Arcadia City Planning Commission
December 13, 1988
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CONTINUED PUBlIC HEARING
M.P. 88-032
609-619 Falrview Aven'ue
Raouf Sedky
Consideration of a proposed 20 unit residential
condominium having a building length oi 266'-6"
in lieu of 165'-0'
Stall outlined the changes from the original plans.
Tony Ngai, 1833 Victory Boulevard, Glendale, the designer and project architect passed out some
supplementary material. He noted the Commission's concems at the last meeting and indicated that the
new design has addressed these concems. He has moved .the building line back and created a balcony
and changed the direction of the roof line.
M:>TION
Motion ' was made by Commissioner Clark, seconded by Commissioner Szany to close the public
hearing. The motion passed by voice vote with none dissenting.
Commissioner Hedlund indicated that he liked the way the exterior building facade had been redesigned.
Commissioner Clark commented that the architect has done a good job in breaking up the facade and
providing more relief.
Commissioner. Szany agreed.
Com,missloner Papay concurred and noted that the view from the adjacent properties would be more
broken up.
M:>TION
Motion was made by Commissioner Clark, seconded by Commissioner Hedlund to approve MP
,88-032 and find that the request would secure an appropriate improvement and that the design
concept plans are in compliance wiiti the ADR criteria and mov,e for approval subject to 1he
conditions of approval set forth in the staff report.
ROll CAll
AYES:
NOES:
ABSENT:
Commissioners Clark, Hedlund, Szany, Papay
None' >'
Commissioner Amato
PUBLIC HEARING'Z-88-005
14,1-149 West Live Oak Avenue and
148-158 Las Tunas DriVe
Kai Chow Tse and Diane Tse
Consideration of a zone change from C-1
(Limited Commercial) to C-2 (General
Commercial)
The staff report was presented.
Teresa Tse daughter-in-law ofthe owner indicated that their goal was to upgrade the property but
right now they have some problems in renting the stores. In order to upgrade the property arid rent the
Arcadia City Planning Commission
December 13, 1988
Page 2
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stores they are requesting a zone change from limited, commerCial to general commercial. The purpose
of the zone change is t6 allow a larger variety of uses on the property.
Commissioner Hedlund asked what types of uses they perceived might come in the center?
Ms. Tse indicated a used plo!hing store. They have had several people Inquiring about that 'type of use
but It, Is not permitted In the C-l zone.
Pal'Leone, 5650 EI Monte Avenue Indicated concem about !he types of businesses that might go in there
because ttiere could be more traffic generated in the area. She asked what was going to be there; what
was going to be buill.
Surade Leeruangrsi, 165 West Las Tuna,S Drive' indicated he was concerned with the traffic and
congestion in the area and with the types, of uses were allowed in the general commercial zone.
Mr. Leeruangrsi was given a list of the permitted uses In the C-2 zone.
Ms., Tse indicated !h,at this property has been owned byher'family for ten years. There are no plans to
build on or sell the property; they just want more flexibility in the types of Uses which are permilled
in the area. '
tvDTION
Motion was made by Commissioner Szany, seconded by Commissioner Clark to close the public
hearing. The motion passed by voice vote With ,none dissenting.
Commissioner Clark indicated he did not have any problems with the zone change because C-2 was not
that ,much more Intense than C-l. He did not' feel there would bean increase in traffic asa result' of
this, zone change.
Commissioner Hedlund felt that 'anything done, to Improve the property is, a step in the right direction
and he was in favor of the zone change.
Chairman Papay commented that he did not. have a problem with this zone change. He noted that'the
uses permilled in the C-2 which are not permitted in'the C.l zone are pretty standard uses which do
not create a lot of traffic and parking congestion. Uses that the residents have expressed, concern
about such as restaurants, etc. would require a conditional use permit in' the C.2 zone.
tvDTION
Motion was made by Commissioner Hedlund, seconded by Commissioner Szany to direct staff to
convey the Planning Commission's support of zone change .Z-88-005 to the City Council.
ROll CAll
AYES:
NOES:
ABSENT:
Commissioners Clark, Hedlund, Szany, Papay
None
Commissioner Amato
Chairman Papay Indicated there is a.five working day appeal period on zone changes.
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Arcadia City Planning Commission
December 13, 1988
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PUBLIC HEARING V-SS-002
66 East Foothill Boulevard
Juan Antonio Bigon
Consideration of a zone variance to convert an
existing automobile service station into a
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garage by removing the underground fuel
storage tanks and the service pumps
The staff report was presented.
Commissioner Hedlund asked what -the maximum width of a driveway could be on Foothill Boulevard.
Staff indicated that the minimum driveway width Is 20 feet and that the applicants were not proposing
any changes along Foothill Boulevard.
In response toa question from Commissioner Hedlund staff indicated that they need such a large
driveway on Foothill Boulevard to provide access to the bays.
Juan Bigon, 66 East Foothill Boulevard, the applicant, indicated that he had no problems in complying
with the conditions set forth in the staff report.
Commissioner Szany asked Mr. Bigon if he was aware that all work must ,be done inside the building?
Mr. Bigon Indicated that he was willing to comply with tha,t condition.
No one else wished to'speak to this issue.
WO'OON
Motion was made by Commissioner Clark, seconded- by Commissloner'Szany to close the public
hearing. The motion passed by voice vote with none dissenting,
Commissioner Szany said he was concerned about the outside work being done on the premises. With, all
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the other new construction being done on Foothill Boulevard, he was not. sure that this is an appropriate
use of the site. If they can abide by the conditions set forth in the staff report he would be more in
favor of this use. He was concerned about having an auio'!epair business on this corner which isa
viable commercial area. If they do all the improvements on the site, it will be an i,mprovement to the
area, however, he was very concerned about work being dorie on cars outside the building.
Commissioner Hedlund indicated he had a problem-with the width of the driveway along Foothill
Boulevard and would like to see the siz,e reduced and more landscaping provided along Foothill
Boulevard.
Commissioner Clark commented that this was certainly an improvement over what is existing on the
sne today.
Chairman Papay noted there are four bays and they really need the wider driveway apron to maneuver
cars on ,the site.
WOTDN
Motion was made by Commissioner Clark, seconded by Commissioner Hedlund to approve V-88-
002 with findings an,d prerequisite conditiol)s A, B, C'and D on page 6 of the staff report and
fiie a Negative Declaration and find that the project will not have a significant effect on the
environment and direct staff to prepare the appropriate resolution incorporating the specific
findings and conditions of approval as set forth in the staff report.
Arcadia City Planning Commission
December 13, 1988
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ROll. C_AU.
AYES:
NOES:
ABSENT:
Commissioners Hedlund, Szany, Clark, Papay
None
Commissioner Amato
PUBLIC HEARING C.U.P. 88.030
1317 South Baldwin Avenue
Steven K. and Diana Lau
Consideration of a conditional use permit to
operate a restaurant with seating for 52
patrons, and a modification request for 756
existing on-site parking spaces in lieu of
1,398 spaces per current parking standards
Commissioner Szany indicated he would have to abstain from this hearing because he was involved with
the project across the street which is' mentioned in this ,report.
Chair[T1an Papay noted that ,a majority of the full commission is required to approve any request, this
must be approved by the Planning Commission by a 3-0 vote.
The staff report was presented.
Steven lau applicant indicated he thought the shopping center needed ,a nice restaurant"and he agreed
with the conditions set forth in the staff report.
Chairman Papay reiterated that with Commissioner Szany having to abstain and Commissioner Amato
absent, it would take a unanimous vote of the other three Commission members present tonight to
approve this application. He wanted the applicants to be aware that they could request a continuance to
the next meeting with the hope and expectation that there would be a larger number of Commissioners
present. They need three votes for approval and there are only three Commissioners available to vote.
The City Attorney noted that the City Council has expressed concern about the scenario which
sometimes occurs when there are only three commissioners and If you get only two votes for approval
the application is deemed to be not acted upon. Some people say it is deemed to" be denied, he liked to
say that it is deemed not acted upon. Everyone must vote In favor to have this item approved and you
do have the ri9ht to continue this item, whether you, observe t!1at right is up to you but we want to
make ,that clear.
Michael Pashie, one of the owners of the shopping center also agreed with the conditions set forth in "the
staff report. As far as the three commissioners voting three to zero, he would like to listen to their
recommendation" however, what he would like to do is voice his concern as owner of the shopping
center and then continue this if necessary.
.Mr. Pashie indicated they had remodelled the shopping center approximately two years ago. For the
past two years they have heard a lot of complaints from the shoppers that this is a 350,000 sq. ft.
shopping center and they come there and there are no restaurants and they have to go to the mall or to
the Sizzler or some place else and the shop owners complaJn to us that they loose business. The only
eating establishments in this center are the Subway Sandwich Shop which Is 700 sq. fl. and a croissant
shop which is 450 sq. fl. As far as the Planning Commission's concern regarding the, parkln9, the
center has never been full there is always at least 300 to 400 parking spaCes available. He commented
that based upon the traffic study there are more than adequate parking spaces available during the peak
Arcadia City Planning Commission
December 13, 1988
Page 5
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hours. The proposed restaurant is an upscale, high class restaurant with seating for 52 people. It is
not a fast food restaurant, there will be no music and no entertainment. The site has been chosen
because it is open to both Balilwin Avenue and the parking area. It is buffered on all sides from
residential. During the peak hours there Is always 400 to 600 parking spaces available on the entire
site. The 1,398 'spaces required by code is based upon all the basement areas and mezzanine areas
which are either vacant or are designated for storage and warehouse. He felt the proposed restaurant
would selVe a need within the center.
Commissioner Hedlund felt there should be more input regarding the parking numbers.
There was discussion regarding the parking requirements on the site and continuance of the meeting.
Mr. Pashie asked that rather than looking at numbers look at the shopping canter and what exists today.
It is 98% full and it is not as though they are going to bring more tenants In that are going to create
more traffic. Every day there is at least 400-500 empty spaces. This genllemen's proposed
restaurant only has 1,000 sq.ft. of dining area, even though it is 2500 sq. ft. He is willing to IimiUhe
size to that.
Commissioner Clark indicated that it was mentioned that 1 ;000 sq, ft. would be a dining area, but one
area is noted as take-out.
Mr. Pashie indicated that the take-out is for someone who comes In and wants to take the dinner out. It
Is not a fast food. He does not want to have a fast food restaurant.
Mr. Lau stat~d that if there was concern about having a take-out area, it can be eliminated. It is easier
for people who come Into lunch .to take food out to have a separate area, but he \yould be happy to
eliminate it.
Commissioner Hedlund asked in the vicinity of this proposed restaurant are there many'empty parking
spaces available behind the store during shopping hours.
Mr. Pashie said there is area behind this facility available for parking. They expect to do 75% of their
business during the evening. Immediately adjacent to Ross' the first rows are usually full, however,
the second, third, fourth and fifth rows have spaces available.
Staff indicated that in area A there are 94 spaces and the highest count we had was 72 stalls that were
oC,cupied. This is not the normal, because the counts were being done during the Christmas season. On
the average you .may have only 5004 of the spaces occupied.
No one.else wished to speak,on, this item.
WOIDN
Motion was made by Commissioner Hedlund, seconded by Commissioner Clark to close the public
hearing on C.U.P. 88-030. The motion was passed by voice vote with none dissenting.
Commissioner Clark indicated that he really had some concerns coming Into tonight's meellng, however,
he appreciated the comments made by the applicants. His concern had been allayed somewhat regarding
how much parking would be generated by the restaurant.
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December 13, 1988
Page 6
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Commissioner Hedlund said he was prepared not to be in favor of this because of parking. The location
of this, however, will not Impact the residential people and will only impact the stores in the area; He
was inclined to go along with this.
Chairman Papay Indicated that the day time traffic to the restaurant would tend to be people that work
or _shop in the center and there would be more foot traffic than car traffic. People that drive to the
center in the evening will be going expressly to the restaurant. During the day time It is more of a
convenience.
Staff Indicated there .Is on-street parking on Naomi Avenue, however, It appears that the shopping
center has not created a parking problem on Naomi.
Chairman Papay commented that the impact on the residents should be negligible.
Commissioner Clark said he feels the take-out area should be eliminated.
M)IDN
Motion was made by Commissioner Clark, seconded by Commissioner Hedlund to move for
approval of C.U,P. 88-030, file the Negative Deciaratlon and find that the project would not
have a significant effect on the environment and direct staff to prepare the appropriate
resolution incorporating the findings and conditions of approval set forth in the staff report
with the additional condhion that the take'out food area in the west end of the restaurant be
deleted.
ROLL CALL
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners Clark, Hedlund, Papay
None
Commissioner Amato
Commissioner Szany
Chairman Papay indicated that there is a five working day appeal period after the adoption of the
resolution.
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PUBLIC HEARING T.P.M. 88-21
220 West Duarte Road
Henry Spurgeon
Consideration of tentative parcel map to create
two lots' from one lot
The staff report was presented.
Rick Shrodes wilh General Tech Engineering, 2610 South California Avenue, Monrovia, engineer, spoke
in favor of the proposed lot split. They agreed with ali the conditions set forth in the staff report.
No one else wished to speak on this' issue.
M)IDN
Motion was passed by Commissioner Clark, Seconded by Commissioner Szanyto close the pUblic
hearing. The motion passed by voice vote with none dissenting.
Arcadia City Planning Commission
December 13. 1988
Page 7
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Commissioner Clark indicated that the proposed lots meet all code requirements.
Commissioner Szany indicated that it would be nice to see that the oak trees are saved on the lot. It
was noted that there is a tree preservation plan required for identification of all trees on the site.
M:)TKlN
Motion was made by Commissioner Szany, seconded by Commissioner Hedlund to approve
T entati1ie Parcel Map TPM 88-021 subject to the conditions outlined in the staff report and
findings A-1, A-2 and A-3.
ROLL CALL
AYES:
NOES:
ABSENT:
Commissioners Clark, Hediund, Szany,Papay
None
Commissioner Amato
Chairman Papay advised that there is a ten day appeal period.
PUBLIC HEARING MC 88-105
145 East St. Joseph Street
Steven L. Jones
Consideraiion .of a modification for a 34"
projection .in the front yard in lieu of 30" for a
split face masonry wing wall
The staff report was presented.
Commissioner Szany asked if they did not put the wing wall in would they have to take some of the
glass out of the front of the building?
Staff indicated that they would have to remove the awning from the front of the building. Tile building
code as interpreted notes that any surface which is not perpendicular to the property line constitutes a
surface which must be entirely non-combustible and without openings.
Steve, Jones, 257 North Highland Place, Monrovia, owner of the project indicated that the purpose of
the 'wall is fire related as it relates to the awning. Originally the wall was not on the plans and it was
something that came up as a plan check correction. Block. comes in 8" modules and that is the reason
the wall projects 34" rather than the 3D" alloWed bY code. The' wall is fully constructed with solid
grout and steel.
Maury Stewart, 1130 Oakwood Place, Sierra Madre, his office is at 141 St. Joseph, spoke in
opposition to the request. His content was that the whole wall was in violation of the building code. If
the architect did not allow for the fire code on the design of the canopy. He did not like the wall because
it obstructs 'the. view of his office building. He noted that the canopy does not meet the fire code. He
did not think it was right that the wall was there. The building is 30 feet tall and now the wall and
canopy are encroaching within 'the front yard area. He fell it was a detriment to the whole street.
Mr. Jones noted that he tried to resolve II by other'means, however, this was the only solution that
met fire code requirements. The wall is there not for architectural reasons and it is not because he
wants it, it, is there to meet fire code requirements.
Arcadia City Planning Commission
December 13, 1 988
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Mr. Woolard explained that the question is not whether the wall Is there, the question is whether it is
30' or 34~. The code allows architectural features, bullresses to encroach 30" into the setback. We
look at this wall as not enclosing any building space and is similar to a buttress and they are allowed to
encroach 30" into the front yard. This wall encroaches 32' to 34' and they are asking for an
encroachment of 2".4' beyond what Is allowed by code.
Commissioner Szany said to him it was not an arch~ecturaJ bullress. This is a wall that is encroaching
into the front yard. It has to do that by code because the window is too close to the property line. You
'have to protect the openings when they are less than ten feet from the properly line.
Stall explained it is not the window in the wall, but the awning Itself. The space undemeath the awning
is considered an opening by the Building Division arid that is what has to be protected, not the glass
because the glass is perpendicular to the properly line.
Commissioner Szany said he thought If the awning was wrapped with gyp board which makes it one hour
which is a protected projection it would be aUowed 5' from the properly line and the lire wall would not
be,needed.
There was further discussion regarding the interpretation of the code, the awning and the bullress and
whether or not there was another solution to the problem.
The City Allorney noted that this mailer is not before the Commission because the stall made a
mistake, the mailer is before the Commission based upon the issues set. forth and even though
Commissioners are certaJnly entitled to, express their opinion and present some knowledge of their own
expertise, it is not necessarily evidence in these proceedings and he cautioned the Commission in
supplanting their view for that of staffs in an area of the building code. Before they vote against a
mailer they are beller off referring it back to staff for clarification or limiting their consideration to
what has been presented by the Planning staff to the Commission. He. did not want 10 set a precedent of
a Commissioner supplanting stafl'stec~nical view. If'there is something they have problems with it
should be referred back to the building official's who are not here this evening. Otherwise he would
recommend that they only vote on the issue of the 4" variance.
Commissioner Hedlund indicated he wished they could reach a compromise.
IvOTION
Mallon was made by Commissioner Hedlund, seconded by Commissioner Papay to approve MC.
sa.l 05 w~h the finding that it would prevent an unreasonable hardship.
ROLL CALL
AYES:
NOES:
ABSENT:
CommiSsioners Hedlund and Papay
Commissioners Clark and Szany
Commissioner Amato
Because of a,2-2 vote there is no decision.
Commissioner'Clark indicated that before he takes action on this application he would like 'a Iillle more
information about what took place with ,the Building Division.
The City Allorney advised sending it back for further Information.
Arcadia City Planning Commission
December' 13, 1 gsa
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M:>TioN
Motion was made by Commissioner Clark, seconded by Commissioner Hedlund to refer this
mailer back .to staff for more information and to check with the Building Department to see if
there ""ere any other options available to resolve this problem and continue this mailer to the
Commission's next meeting of January 3, 1989.
ROLL CAlL
AYES:
NOES:
ABSENT:
Commissioners Clark, Hedlund, Szany, Papay
None
Commissioner Amato
AUDIENCE PARTICIPATION
None
RESOLUTION 1395
A resolution granting conditional use permii
88-027 for the sale of liquor for off-premise
consumption Withili 150 feet of residentially
zoned property at 57 East Foothill Boulevafd.
RESOLUTION 1396
A resolution granting conditional use permit
88-029 for one restaurant not to exceed 4,800
square feet at 1220-1300 South Golden West
Avenue
RESOLUTION 1397
A resolution granting conditional use permit
88-028 to operate three eating establishments
with a combined floor area of 6,000 sq. fl. and
a maximum seating for 12 persons .in each
establishment.
MOTION
Motion was made by Commissioner Clark, seconded by Commissioner Szany to adopt
Resolutions 1395, 1396 and 1397t6 formally' affirm the decision of November 22,1988,
reflecting the findings of the Commission and the votes thereon.
ROLL CAlL
AYES:
NOES:
ABSENT:
Commissioners Clark, Hedlund, Szany, Papay
None
Commissioner Amato
MATTERS FROM COUNCIL
Nor\e
Arcadia City Planning Commission
December 13, 1988
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MATTERS FROM COMMISSION
MATIERSFROM STAFF
ADJQURNtJENT
None
None
9:45 p.m.
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Secrelary, Arcadia Planning Commission
Arcadia CilyPlanning Commission
December 13, 1988
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