HomeMy WebLinkAboutJULY 26, 1988
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Planning Commission proceedings are taped recorded and on file in the office of the Planning
Department.
MINUTES
ARCADIA CllY PLANNING COMMISSION
REGULAR MEETING
Tuesday, July 26, 1988
The Planning Commission oflhe City of Arcadia met in regular session on Tuesday, July 26,
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 CAli.:
PRESENT:
ABSENT:
Commissioners Amato. Hedlund, Szany, Papay
Commissioner Clark
MOTION
11 was moved by Commissioner Hedlund, seconded by Commissioner Szanyto excuse
Commissioner Clark from tonight's meeting. The motion passed by voice vote with none
dissenting.
MINUTES
MOTION
Commissioner Hedlund remarked thaI on page 3 of the Minutes, the requested set back was 30'
and not 35'. He also commented that on page 9 he stated that ....he was not pleased with the guest
parking and the garage and he felt that it was not a good situation but it was better than having a
straight in driveway and would eliminate the requested modification but would be undesirable'.
It was moved by Commissioner Szany, seconded by Commissioner Amato to
approve the Minutes of July 12, 1988 as amended. The motion passed by voice vote
with none dissenting.
MOTION
/1 was moved by Commissioner Hedlund. seconded by Commissioner Amato to read all
lesolutions by title only and waive reading the full body of the resolutions. The motion
passed by voice vote with none dissenting.
OTHERS ATTENDING:
Council Uaison Mary Young
City Attorney Michael Miller
Planning Director William Woolard
Senior Planner Donna Butler
Associate Planner Wilfred Wong
Secretary Silva Vergel
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The City Attorney announced that the City Charter requires that for any action to be adopted <;>r
approved a majority of the entire membership must vote in favor of he particular motion. If
the required three votes are not obtained the motion would fail. If the required three votes are
not obtained (1) an applicant may request continuance and it is up to the Commission to decide
whether or not they want to grant it; (2) the matter could be heard and then deferred for final
decision pending participation of the absent members as long as they review the records of this
proceedings which would be made available to them .or (3) the matter could simply go forward
to the City Council.
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PUBLIC HEARING CUP 88-016
46 W. Las Tunas Dr.
Poseidon Foods, Inc.
dba Burger Palace
Consideration of a conditional use permit for
the expansion of an existing eating
establishment so that seating can be
increased to accommodate 32 persons. CUP
87-11 permitted seating for 12 persons.
The staff report was presented and the public hearing was opened.
Richard Hayden, 1810 S. Santa Anita, was there to represent the owner Beverly Hayden. He
commented that the majority of their business is during the lunch hours. Most of their
customers are from the nearby real estate office and the businesses in the immediate area. He
submitted a petition and remarked that the people that signed the pelition are in favor of the
expansion. He indicated that some ofthe parking has not been reflected In the plans and said that
his patrons can park on the other side of the center on Uve Oak. He said they are in agreement
with all of the conditions in the staff report.
Staff said that Mr. and Mrs. Hayden are not the original applicants for CUP 87-11 who agreed to
12 seats.
Mr. Hayden said that they purchased the business in January and at the time of purchase the
tables and chairs were already in place and they were unaware of the violation.
MOllON
It was moved by Commissioner Hedlund, seconded by Commissioner Szany to close the
publiC hearing. The motion passed by,voice vote with none dissenting.
Commissioner Szany noted that he has been thereon several occasions during lunch hours and
has never had a problem with parking. There doesn't seem to be a parking problem but parking
may be a problem in the future when the center Is more successful. He felt that it would be hard
to deny the request since he has never had any problems at the site.
In response to questions, staff explained that when the canter was built, Code required that there
be 63 parking spaces but they only had 58 spaces. Since then three eating establishments with
limited seating have opened businesses there and requested parking modifications. Normally an
eating establishment would require 20 spaces per 1000 sq. ft. but by limiting the seating to 5
spaces per 1000 sq. ft. parking is adequate. The parking in the rear, along Uve Oak Ave., isn't
counted as part.of the required parking and when the Modification Committee reviewed the
parking modification and approved it took that into account as a mitigating factor. The owner of
Arcadia City Planning Commission
July 26, 1988
Page 2
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the site is aware of the parking deficiency and staff has talked with him on several occasions
regarding that matter.
Chairman Papay said that,there are presently 2vacant'spots in the center and after the pizza
business opens both these eating establishments will be operating during lunch hours.
Commissioner Amato said that since there is. no parking problem he would be in favor of the
expansion.
Commissioner Hedlund concurred.
MOTDJ
It was moved by Commissioner Hedlund, seconded by Commissioner Amato to approve
CUP 88-016 subject to the conditions in the staff report. .
ROLLCALL:
AYES.
IIX:E):
ABSENT':
Commissioners Amato, Hedlund, Szany, Papay
None
Commissioner Clark
There is a fIVe working day appeal period after the adoption of'the resolution.
PUBLIC HEARING MP 88-22
1 01 0 Coronado Dr.
Chris Construction Co., Inc.
Consideration olan appeal of the Santa Anita
Village Homeowner's Association's denial of
a one-story 3,245 sq. ft. dwelling with an
attached three car garage.
The staff report was presented.
Staff remarked that there is a two-story house to the west of the proposed house.
The public.hearing was opened.
David Olson, Chris Construction; 909 S. Santa.Anita, the developer said that the proposed
single-story house will be 3,245 sq. ft., with a 618 sq. ft. attached garage. He described the
floor plan in detail and said that the house wlllhave high ceilings. He commented.that the ARB_
was against the height of the house and the 3-car garage.
He indicated that the height of the roof complies with the new regulations. He said that !he roof
is at a 7:12 pitch, which means that for every 12' across the roof rises 7'. The 25' height of
the house is necessary to accommodate the high ceiling at the entry way and the pop-out window
at the entry way which is an architectural feature and will break up the look of the roof. If they
were to reduce the height of the roof they would have to delete the pop-out window at the entry
way. It was suggested at the ARB meeting to reduce the pitch to 6:12 which would reduce the
height of the house to approximately 22'-3". He said that only a small portion of the roof will
be 25' high. He felt that. the ARB's suggestion to reduce the height to 20' is unjustified
especially since Code allows it to be 25'.
Arcadia City Planning Commissi.on
July 26,1988
Page 3
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He stated that they could technically build a two-story house but that would mean that the house
would be straight up and the angle of the roof would be less and thereby the neighbors would lose
their privacy. The house to the west of the proposed site is a two-story house,. approximately
25' high and has approximately 3000 sq. ft. of living area. The proposed house meets the new
regulations; i.e., setback, height and the lot coverage requirements.
In regard to the three car attached garage, Mr. Olson. said that the 2-cargarage is 38' from the
property line, 50' back from the curb and the single-car garage is set back 2' from the 2-car
garage which helps break up the look of the garage. He commented that recently a new detached
3-car garage was built at the corner of Golden West and Balboa which with a setback of 20' from
the property line and noted that another 3-car attached garage was approved on Victoria for a
new two-story house. He feit that the 3-car garage would be beneficial and would mean that the
cars would be taken off the driveway and will be out of sight. He said that the house to the east
has 2 sets of2-car garages in the rear of the house and noted that sometimes it may be
cumbersome to get out of the car and unlock the gate to drive to the rear of the lot just to park in
the garage, therefore. it would be highly possible that the cars could be left on the driveway.
In regard to the Commission's concern <if the massive appearance of the 3-car garage from the
street, Mr. Olson noted that they could put brick pavers or different color concrete to break up
the look of the driveway. He said that the driveway will be narrOW up to where it has to curve to
pick up the third garage and will not be a circular driveway.
He said that at the ARB meeting, the members felt thatthey could not approve a 3-car garage. At
that meeting, Chris Construction suggested that they could utilize nice, sectional, roll up garage
doors with glass similar to the one used in the house at the comer of Golden West and Balb()a to
enhance the appearance. They would keep the approach to the garage narrow as it exists' now and
it would widen just enough to be able to drive to' the 3rd garage. There would also be nice
landscaping such as small trees, hedges and bushes to help block the 3rd garage from the sireet.
He noted that the ARB would have to approve the landscape plan prior to any action from the
developer.
Elizabeth Mulick, 1 house to the east of the proposed house submitted some pictures of the
homes in the area and said that she would be in favor of the proposed house and asked the
Commission to approve it. She submitted photographs of the area.
Judy Packer, 1016 Coronado, was in favor of the house and said that her house is the two-story
house that Mr. Olson referred to in the beginning of his testimony. She said that Arcadia is
changing for the better'and remarked that new homes increase property values and beautify the
City. She said that she was not in favor of the 3-car garage but felt that it would be better than
seeing the cars parked ,in the driveway and commented that if they use decorative doors it would
make it look much nicer.
Gary Kovacic, 947 Coronado, chairman of the ARB explained the reasons why the ARB denied the
project. He said that the resolution set by the City asks that the ARB look' for projects that are
harmonious, compatible and in proportion with the neighborhood and they didn't feel that this
house would be any of the:above. He.commented thatthe ARB felt that the 3-car garage would be
too visible from the street and would dominate almost 50% of the front yard. He said that the
ARB isn't adverse to 3-car garages and routinely approves additions that are proposed for rear
yards. They would. be in favor of the 3-car garage If the developer would build it in the back
yard but that would probably reduce the size of the house. In regard to the height of the house he
said that most single-story homes in the Village are about 15'-16' in height and noted that the
ARB felt that 20' would be acceptable. He stated that the ARB didn't think,that the structure
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July 26, 1988
Page 4
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would be compatible with the neighborhood and noted that they felt that the Village is unique and
that their suggestions to the applicant were reasonable and adequate.
In response'to a comment from Commissioner Hedlund who felt that the house is very nice, Mr.
Kovacic said that although it is a very attractive house. it doesn't fit into the area and on the lot
and is out of place.
Gordon Murchey, 1004 Coronado. east of the subject site, spoke against the proposal. He said
that he owns the house with the two sets of 2-car garages. In response to a comment made by
Mr. Olson, he said that he has never had any problems with opening his gates and driving his
cars to the rear to park in his garage which are In the back yard. The majority of the homes in
the Village are small and a 25' high roof would most definitely not be compatible with the area
and it would be comparable to a 2-story residence. The garage will be highly visible from the
street and the tree in the front yard may not mitigate the situation greatly.
Steven Phillipl, 804 Balboa, the president of the association, defended the ARB's position on the
subject and said that the total square footage of the lot is approximately 9,000 sq. ft. and the
proposed structure including the garage would total almost 4,000 sq. ft. which Is almost half of
the totaL square footage for the total site. Based on a study that was conducted recently, it was
noted that most of the homes in the area are about 2,000 sq. ft. and cover 18% of the lot. vs. the
proposed house which will be twice the size of the average homes in the area. The same study
revealed,that 82"10 of the people that responded wanted the sizes of the homes limited and that
they wanted the ARB to dO more. He didn't think that the proposed house will be Compatible, in
harmony or in proportion with the neighborhood. He felt that the roof for the proposed house is
too high and the pitch of 7:12 is too excessive, No other single-story house in the Village is
similar to this house.
In response to a question from Commissioner Szany, Mr. Phillipl said that the house at the
corner of Golden West and Balboa doesn't blend in well and doesn't fit in the area.
In rebuttal, Mr. Olson said when they propose a house. they try to work within the perimeters
that has been set.
MOTION
It was moved by Commissioner Szany. seconded by Commissioner ftmato to close the
public hearing. The motion passed by voice vote with none dissenting.
Chairman Papay said that when the ARB denies a project, the more detailed and specific the
findings.of their denial, the better for the developer. He said that he hoped that they would try
to find a compromise.
Commissioner Hedlund liked the house and said that it has a nice, soft look and he didn't have any
problems with a 3~r garage which is broken up by the narrow approach and the 3 garages are
"Olin a row which helps soften that affect. He also liked the way the chimney was designed. He
was concerned that the 25' high roof might set a precedent since several comments have been
made to that affect In regard to the house at the corner of Golden West and Balboa.
Chairman Papay 'didn't think that the Commission will set a precedent and felt that each project
should be reviewed on Its individual merits and said that he didn't feel pressured by previous
decisions.
Arcadia City Planning Commission
July 26, 1988
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Mike Miller, the City Attorney, concurred with Chairman Papay's comments and said that each
case should be considered Individually.
Commissioner Szany said thatthe proposed house is iow key and doesn't look like the house at the
comer of'Golden West and Balboa. He was displeased that that the proposed house is being
compared to the house at the comer of Golden West and Balboa which he thought maybe it should
have been denied. He said that he hasn~ seen many new houses under 3,000 sq. ft. and said that
people pay a lot of money for a new house and said thattheywantlarge homes and usually a 3-
car garage. This is a prestigious area and he couldn't see a house under 3,000 sq. ft. with a 2-
car garage and commented that this house will be sold for probably over $500,000 and noted
that the he thought that the purchaser would want those amenities in the house. He felt that
decorative doors with windows could soften the look of the 3-car garage and landscaping which
should be approved by the Planning Department would also help mitigate that. He said the 6:12
pitch roof would reduce the height to 22'.23' and said that most of the homes in the Village are
approximately 40 years old and obviously a new house would. not iook iike the homes that were
built then. He;said that a planter or some type of landscaping could be planted by the.3rd garage
to camouflage it and thedrlveway should be softened by using brick. He remarked that he would
prefer a single-story house and commented that if the garage was to be in the rear yard then
thatwould probably change it to a two-story house. He said that he would like to see this type of
a house in the Village rather than the one at the comer of Golden West and Balboa.
The applicant submitted pictures of garage doors to the Commission.
After reviewing the photos, Commissioner Hedlund commented that the garage doors resemble a
"lire house". He wondered if the Chinese Elm tree should be saved or if it should be replaced
with a nicer tree.
Commissioner Amato agreed with Commissioner Szany and said thatlhe pitch of the roof could. be
reduced and commented that a 3-car garage would be a necessity.
Chairman Papay remarked that the door on the,3rdgarage Could be of an entirely different style
to improve the look, of the garage aesthetically.
The consensus of the Commission was that the developer tried to design a house that would meet
the ARB's requirements based on prior experience. They fell that a 2-car garage Is outdated. It
was also noted that if the pitch of the roof was reduced to 6:12 the height of the roof would
decrease from 25' to 22'-3" vii. 20' suggested by the ARB.
MOTION
It was.moved by Commissioner Szany, seconded by Commissioner Hedlund to approve MP
88-22 subject to the conditions In the staff report with the additional cOnditions that the
garage doors be architecturally treated. Said treaiment shall be reviewed and approved
by the Planning Dept., that a landscape plan shal! be provided for the review and
approval of the Planning Dept., thatthe driveway be narrowed down as shown on the
plans and that the driveway shall be enhanced with textured with paving material,
subject to the review and approval of the Planning Dept. and that the roof be reduced to a
6:12 pitch.
Arcadia City Planning Commission
July 26, 1988
Page 6
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ROLL CALL:
AYES:
NCES:
ABSENT:
Commissioners Amato. Hedlund. Szany. Papay
None
Commissioner Clark
There is a five working day appeal period after the adoption ofthe resolution.
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AUDIENCE PARTICIPATION
None
PlANNING COMMISSION DETERMINATION
ADR 88-78
1240 S. Golden West
Modifications to Reso. 3731, height of
architecturai features to exceed 25' and
signs to project above the roof line of the
building.
The staff report was presented.
Staff commented that all the signs will have to be go through the ADR procedure and staff will
review the size. location, material and square footage. .
Mr. Woolard remarked 'that the general location of the signs relative to the pipe and screen mesh
addition is represented In the rendering.
Commissioner Szany thought that it was a very nice. contemporary design and blends in well
with the Vons shopping center.
Chairman Papay said that the building is very massive and the treatment breaks it up nicely.
MOTION
It was moved by Commissioner Szany, seconded by Commissioner Amato to approveADR
88-78 and the modifications subject to the conditions in the staff. report.
ROLL CALL:
AYES:
i-a:s:
ABSENT:
Commissioners Amato, Hedlund. Szany, Papay
None
Commissioner Clark
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RESOLUTION 1381
A resolution granting C.U.P. 88-018 to
expand the existing preschool to include the
additional classes kindergarten through
eighth grade and to increase the enrollment
from 48 children to 58 children at 141 W.
Las Tunas Drive.
Arcadia City Planning Commission
July 26. 1988
Page 7
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Mr. Woolard read the titles of the resolutions.
MOllON
It was moved by Commissioner Szany, seconded by Commissioner Amato to adopt
Resolution 1381 to formally affirm the decisions of July 12, 1988, reflecting the
findings,of the Commission and the votes thereon.
ROLL CALL:
AYES:
t>OS:
ABSENT:
Commissioners Amato, Hedlund, Szany, Papay
None
Commissioner Clark
There is a fIVe working day appeal period.
MATTERS FROM COUNCIL
None
MATTERS FROM COMMISSION
Commissioner Hedlund said that he was concerned about some of the landscaping around Live Oak
which is not always kept up and wondered if something could be done to require its maintenance.
Mr. Woolard remarked that the code requires that properties be kept up and noted that usually
when a property changes ownership the landscaping dies and is replaced by new landscaping.
Landscape problems are handled:through code enforcement for existing centers and new
developments usually are required to plant landscaping and maintain It through the cup
procedure.
MATTERS FROM STAFF
None
ADJOURNMENT
9:30 p.m.
hLI.1vJ.'A,6'O I/JtfrJ-tf/4. oJ
Secretary, Arcadia Planning Commission
Arcadia City Planning Commission
July 26, 1988
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