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HomeMy WebLinkAboutDECEMBER 13, 1994 J . . MINUTES Arcadia City Planning Commission Tuesday, December 13,1994 7:15 P.M. in the Council Chambers .. Planning Commission proceedings are tape recorded and on file in the office of the Community Development Division. The Planning ComrTiission ofth,e City of Arcadia met in regular session on Tuesday, December 13, 1994 at 7:15 p,m. in the Council Chambers of the Arcadia City !:lan, 240 West Huntington Drive, w~h ChairrT)an Bob Daggett presiding, ROLL CALL PRESENT: ABSENT: Commissioners Bell, Clark, Huang, Kalemkiarian,Kovacic, Murphy, Daggstt None SUPPLEMENTAL INFORMATION FROM STAFF REGARDiNG AGENDA ITEMS Staff distributed a memo fromthe"Public Works Dept. pertaining to Public Hearing Item #4. QUESTIONS FROM PLANNING COMMiSSION - CLARiFiCATION OF AGENDA iTEMS None TIME RESERVED FOR THOSE iN THE AUDiENCE WHO WiSH TO ADDRESS THE PLANNING COMMISSION ON NON-PUBLIC HEARiNG MATTERS - (FIVE MINUTES TiME LIMiT PER PERSON) None 'OTHERS ATTENDING: Council Member Barbara Kuhn City Attomey Michael Miller Community Development Administrator, Dorma Butlsr Associate Planner, James Kasama Assistant Planner, John Halminski Secretary, Silva Vergel 1. MINUTES OF 11/22/94 MOTION It was moved by Commissioner Clark, seconded by Commissioner Bell to approve the Minutes of November 22,1994 as published. The niotion passed by voice vote with none dissenting. . . \ . PUBLIC HEARINGS 3. PUBLIC HEARING CUP 66-004 1511 S. Tenth Ave. Arcadia Parent Participation Nursery School Consideration of an amendment to the hours of operation for an existing nursery school. The staff report was presented. Staff did not think that there would be any activity before 7:00 a.m. Commissioner Clark. commented that they have been operating since 1966 and'are not increasing the number ofkids just the, hours of operation. Ms. Butler replied that the present hours are unusual for most day. care centers. The change is needed for working parents, especially with most people working the extended hours. Commissioner Murphy asked about the lighting, especially in thewlnter when:it gets dark early. In response to questions about the difference between day care, centers and a nursery school, Commissioner Bell explained that a day care, center is, for working parsnts, and children are there for most, of the day and the latter Is where children spend only. a couple of hours a day. Ms. Butler said usually with a day care the children are older and may even go there for after school care. The Code does not distinguish between a day care arid a nursery facility. It is the State's Social.Services who regulates the number of children and their ages. The City Code is not concemed with the age of the children. The public ,hearing was'opened. Chessie Sauber, 1505 Mirasol,Dr. San Marino, said she isthe,director and,noted thartheschool.is for toilet trained preschooi'kids, from 2'1/2 to 5 years old and it is not their intention'to have older children. They are before the Comniission'ionight, because the parents have requested longer hours. She asked'to beab,le to hold 2 evening meetings a month not to exceed 10:00 p.m. and said the reason they are requesting'evening hours is to allow the' fathers to attend who are voting members. Their ratio is 1 adult per 5 children. In answer to Commissioner Murphy's question, she indicated,that the parking lot in the back is lighted and they have ample parking there for the parents. They are 'allowed to use 2 on-street parking spaces and the purpose of that iS,in case of an emergency they'd be able to get the kids out. She did not anticipate staying open until 6:00 p.m. but felt they should ask for the maximum to allow them flexibility. Shs thought the kids would be gone by 5:00 p.m. She remarked that the children are taken from the car to inside of the building and,shechecks in each child herself. The children are never left unattended. She indicated that they would not have moming and. afternoon sessions and that this request is only to increase'ttie,hours for the existing students attending the school. She anticipated that the first children would arrive about 8:00 a.m. but wanted to havMhe flexibility of being able'to. openat7:00 a.m. Anna Howie, 2844 Falrgreen, Arcadia, said the extension of the. hours will offer more flexibility to the parents and most parents would agree that it would enrich the child's education~ Lesli Quinn, 216 W. Avora, Monrovia. was in favor of extemding the hours. .She remark,ed the children need the additional time to socialize and that she had to put her child in two schools to give him that benefit. She explained that can get costly and she would prefer to extend ,the hours!n this school and keep her child there fora longer period of time. No one else spoke in favor or in opposition, to this item. MOTION It was moved by Commissioner Kalemkiarlan, seconded by Commissioner Huang to close the pUblic hearing. The motion passed by voice vote with none dissenting. Arcadia City. Planning Commission , 1 2/13/94 Page.2 . . \. . Commissioner Bell felt the community needs this type of a facility and extended hours at a day care are a necessity. When her children were small they stayed at day cares that were in residential.neighborhood. Commissioner Clark remarked that public schools were located in residential neighborhoods and could not see a reason to deny the request. Commission Kalemkiarian could not see how increasing the evening meetings to two would create a problem. Commissioner Murphy was also in favor of the request. In response to C.ommissioner Kovacic's question, Mr. Miller said that he could see no problems with extending the number of evening msetings. MOTION It was moved by Commissioner Clark, seconded by Commissioner Kalemkiarian to amend Resolution 582 to extend the hours of operation from 7:00 a.m. to 6:00 p.m. with two meetings. per month not to exceed 10:00 p.m. ROLL CALL: AYES: NOES: CommissionerS Bell,Clark, Huang, Kalemkiarian,.Kovacic,Murphy, Daggett None Chairman Daggett'noted there isa five working' appeal period after the adoption of the resolution. Resolution will be adopted on Jan. 10 and appeals are to befiled'by Jan. 17. 4. PUBLIC HEARING MP 94-012 758 Fairview Eric Friedman Development Consideration of modifications for a 3-unit condominium project. The staff report was presented. .In response to a question by Commissioner Clark, staff said that the width of the driveway wouid be wide enough for a. for a fire truck. . The public hearing was opened. Vincent Tsol, 1111 Corporate Center, Monterey Park, the architect of the project said the reason they need the modifications is.due to the,narrow width of the lot If they could acquire the property to the east, they could build up to. six units, but they were unable to consolidate. Eric Friedman, 9440 Calster,EI Monte, said he is the owner and applicliJ1l for this project. As Mr. Tsoi mentioned they were unable to acquire the adjacent lot for development They have made every effort to make this an attractive development and.to enhance'thedeslgn. The units are. simill!r to ones built;ln the southeast portion of the City on Duarte Rd. The difference between the two properties is that this lot Is slightly narrower. He felt the proposal is aesthetically pleasing and remarked that due to the narrow width, they are limited with the floor plan. He wanted to have a good flow within the homes.and.to keep the quality both inside and outside of the units. He thought by providing a better quality development, the City would.benefit because. the units would be priced more and that would reduce the possibility of someone purchasing them as a rental. With rentals. ths tenants are more transient than with owners who become a part of the community. Inanswertoquestions by the Commission, Mr. Friedman said that it would'not be financially feasible for him to build two units and that his retums would be'marginal at best with two units. Arcadia City Planning Commission 12/13/94 Page 3 . . \, Commissioner Huang commented that the modification for the landscaping is significant and asked if they would be willing to add more interior landscaping on the property w~hin ths designated areas? He suggested additional trees, shrubs, etc. Mr. Friedman repllsd that what is depicted in the plans is the minimum landscaping. Once the project is underway, they probably will plant more landscaping, even without it being a condition of.approval. Ae lelt that landscaping is very important to a project and it can make a project more aesthetically pleasing and he would bewilling'to have more landscaping. With regard to the trees, he indicated that they intend to leave as many trees as possible and noted that mature trees add value to a project. He went on to say that undulating landscaping has more curb appeal versus'f1at grade but sometimes planters are not maintained after all the units are sold. In reference. to the project at 321 E. Duarte Rd., Mr. Tsoi said that the vines planted against the wall have grown'on the wall and provide a cover for it. The vines mitigate the long concrete wall and make it more aesthetically pleasing. Mr. Friedman remarked that there are different types 01 plants that. can be utiUzedto cover the wall such as bougainvillea, which is a very last growing plant withcoloiful flowers. He also noted that iheunits are lire sprinkled. No one' else spoke in lavor or in opposition to this item. MOTION It was moved by Commissioner. Clark, seconded by Commissioner.Huang to closethe pUblic hearil)g. The motion passed by voice vote with none dissenting. In answerto questions and comments by the Commission, staff said that reducing the number of units would not necessarily reduce the number of modifications because most 01 them are.due to the narrow lot width. Staff went on to say that a phrase in the Code refers to the number 01 vehicles that a driveway serves. If there wasa.12'-6' wide driveway lor a considerable length, more than likely there would be people using it, creating a conflict. Commissioner Murphy said that in the beginning, he was concerned with the long.driveway but this is an odd lot and after taking a c1oserlook, he.lelt comfo.rtable with the project. Commissioner Huang felt the only way to develop this would be to have ample landscaping along the property lines and to have. vines grow on the wall to mitigate the mass. . In response to a question by Commissioner Bell,staff saie that there is not a percentage requirement lor a project 01 limited units butthere are open space areas which are required such as patio, front yard, side yar:d are required to be landscaped. Chairman Daggett summarized the hiStory of developments on 50' wide lots and said that several years ago the Commission started getting many requests:lor modilications on these type of lots. The Commission expressed its concems to the Council. The Council felt that it would be better to develop these narrow lots than to have them consolidate withanotl)erlot and be able to build additional units. They lelt that by consolidating, the density would increase. He was not in favor of granting this request and explained thaHhelotsseem to get narrower. The project before the Commission is for a 48' wide lot and he was concerned with the development of narrower lots. Ms. Butler commented that she was not aware 01 many 48'wide lots. This is a unique lot andJs a 'left over' piece of parcel. This parcel is unique to this area. Commissioner Kovacic wondered if the approval of this would set a precedent. Could another property owner come in and request modifications to develop units on an even narrower lot and use this address as.a means lor approval? He asked Chairman Daggett what he would pereeive as an appropriate. development on this lot? Chairman Daggett felt that two detached units that were further set apart would be more appropriate. Ms. Butler noted that In the R'3zone, Code requires thatthere be at least one duplex on the site and all other units can be detached. Code does not allow 2 detached units or a single'family dwelling in the R.3 zone. Arcadia City Planning Commission 12/13/94 Page 4 . . , '/ Chairman Daggett.remarked that he hated to be a'deal,killer" .because he is 'pro development" butJeared,that this would set a negative precedent He felt that residential units should be wide. This project will be long and narrow. Mr. Miller.stated that the Commission would ,not be setting a precedent by approving this request Each project must be reviewed on a ca~e by case basis and according to Ms. Butler, .this is a unique shaped lot Nothing binds the Commission to render the same decision in future developments. Commissioner Huang felt that to deny this project would create a hardship for the owner. He thought that the Commission renders decisions based ,on the Zoning Code and felt they should consider the General Plan which calls for additional housing' in the City. . MOTION It was moved by Commissioner Huang, seconded by Commissioner Murphy to approve MP 94-012 and ADA. 94-014 subject to the conditions in the staff report with the,additional condition that the landscaping be intensified by adding more trees alongwestside of the property as well as,more planters along easlproperty line. The landscape plan will be subject to the review and approval of the Planning Division. ROLL CALL: AYES: NOES: Commissioners Clark, Huang, Murphy Commissioners Bell, Kalemkiarian, Kovacic, Daggett Chairman Daggett noted there is a five working day appeal period - appeals should be filed by Dec. 20. 5 . PUBLIC HEARING lPM 94-004 25 Lucille St. James Marhsall Consideration of a tentative parcel map for a 2-unitcondominium project. The'staff report was presented. In answer to the Commission's.questions, staff said that. the City cannot dictate to the Utility Companies the location of the utility box. Ms. Butler said that on larger projects, staff has been more successful in having them cooperate with the City, but unfortunately the City does not have any say with the location. Commissioner Kovacic said these are very easy targets 'for graffitI. The public hearing was opened. James Marshall, 1445 Oak Meadow, said the'projectis almost complete. He could have built 3-unit on this lot but he chose to build 2-units. Although his units have. larger square footage, only constructing ,two units increases the price of the units and construction costs. No one else spoke in favor or in opposition to this item. MOTION It was moved by Commissioner Clark, seconded by Commissioner Huang to close the public hearing. The motion passed by voice vote with none dissenting. The consensus of the Commission was favorable. MOTION It was moved by Commissioner Clark, seconded by Commissioner Murphy to approve TPM 94-00.4 subject to the conditions in the staff. report. Arcadia City Planning Commission , 12/13/94 Page 5 . . \ ROLL CALL: AYES: NOES: Col11missioners Bell, Clark, Huang"Kalemkiarian, Kovacic, Murphy, Daggett None Chairman Daggett noted there is a tim day appeal period. Appeals should be filed by Dec. 27. MATTERS FROM CITY COUNCIL CITY COUNCIL REPORTS / ANNOUNCEMENTS/STATEMENTS Council Member.Kuhn annoUnced that the City recently hired Rick Gomez as Deputy City Manager/Development Services Director. He will begin his employment on January 3rd. MATTERS FROM THE PLANNING COMMISSION REPORTS/ANNOUNCEMENTS/STATEMENTS None MODIFICATION COMMITTEE MEETING ACTIONS Commissioner Bell recappeQ the Modification Committee's actions. MATTERS FROM STAFF 1 . CITY COUNCIL ACTIONS Ms. Butler gal(e a brief sumrnaryof the actions taken at the City Council's last meeting and theitems'thatwere'before them for'consideration. 2. UPCOMING AGENDA ITEMS Ms. Butler announced the applications that have been filed and will be before the Commission as public hearings. ADJOURNMENT ~ Secretary, Arcadi 'p~n Arcadia City Planning Commission 12/13/94 Page 6