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HomeMy WebLinkAboutOCTOBER 25, 1994 i . l ,~ I' . /.' J . . MINUTES Arcadia City Planning Commission Tuesday, October 25, 1994 7:15 P.M. in the Council Chambers Planning Commission proceedings are tape recorded and on file in the office of the Planning Division. The Planning Commission of the City of Arcadia met in regular session on Tuesday, October'25, 1994 at 7:15'p;rn. in the Council Chambers of the Arcadia City Hall, 240 West Huntington Drive, with Chairman Bob Daggett presiding. PLEDGE OF ALLEGIANCE ROLL CALL PRESENT: ABSENT: Commissioners Bell, Clark, Huang, Kaiemkiarian, Kovacic, Murphy, Daggett None SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS Ms. Butler distributed a,reitised agenda and ,approved Administrative Modification. 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 MINUTE TIME LIMiT PER PERSON) None MOTION REGARDING RESOLUTIONS It was moved by Commissioner Clark, seconded by Commissioner Kalemkiarian to read all resolutions by title only and waive reading in full. The motion passed by voice itote with none dissenting. 1 . MINUTES OF 9/27/94 MOTION Itwas moved by Commissioner Kalemkiarian, seconded by Commissioner Clark to approve the Minutes as published. The motion passed by voice votewith none dissenting. OTHERS ATTENDING: Council Member Barbara Kuhn City Attomey Michael Miller Community Developrnent Administrator, Donna Butler Associate Planner, James Kasama Assistant Planner,. William Stokes Assistant Planner, John Halrninski Secretary, Silva Vergel . . ~ PUBLIC HEARINGS 2, CONTINUED PUBLIC HEARING TA 92-006 Consideration of a text amendmentto the Arcadia Municipal Code to establish a R.H (Residential Hillside Single-Family) zone designation and regulations. 3 . CONTINUED PUBLIC HEARING Z 92-003 Consideration .ofa zone change to rezone the following areas to the R-H (Residential Hillside Single-Family) zone: A. TheR-M & D (Residential Mountainous Single-Family and ArchitecturalDesign) zoned hillside area north and west of Canyon Rd. (not including Wilde mess Park) and B. The R.1 & D 10,000 (Second One-Family 10,000 sq. ft.).zoned hillside area west of Santa Anita Canyon Rd. The staff report was presented. Staff indicated that the existing regulations are approximately 10-15 years old.. He briefly explained the nevy regulations. The density will also be reduced due to the slopes. These regulations are similar to hillide regulations of. other cities in the San Gabriel with hillside regulations. Chainnan Daggett recommended. grammatical changes on Page 2, Exhibit A, Cat. 5. The public hearing was opened. No one spoke in favor or in opposition to this item. MOTION It was moved by Commissioner Clark, !;econded by Commissioner Huang to continue the public hearing to November 22, 1994. ROLL CALL: AYES: NOES: Commissioners Bell, Clark, Huang, Kalemkiarian, Kovacic. Murphy, Daggett None 4. PUBLIC HEARING CUP 94-009 65; W..Duarte Rd. Robert Lee Consideration of cond~ional use pennit for a martial arts school. The staff report was presented and the public hearing was opened. Patsy Ma, BP Int'I, 650 W. Duarte Rd.. representing the leasee, explained that Mr. Lee is a karate master and presently gives private lessons. The proposed space is 2,850 sq. ft. and his hours of operation will be Monday through Friday, 3:30 p.m. to 8:30 p.m. and S.aturdays, 9:00 a.m. to 12:00 p.m. She stated that classes will be one hour long and this location was chosen due to its proximity to schools. She went on to say thanhe center has over 190 parking spaces and most businesses close by .7:00 p.m. with the exception of Jean's Cafe and the Chinese Restaurant that .close at 8:00 p.m. .and the 9ge Store that closes at 9:00 p.m. She indicated there is ample parking. It is anticipated that parents will drop off their children and will return an hour later to pick them up. Arcadia City Planning Commission 1 0/25/94 Page.2 (, . . In answer to Chairman Daggett's question, she said they are in agreement with all of the conditions in the stafheport with the exception of Condition 2, which pertains to the' age limitations of the students. She asked thai this condition be dellllted and explained that it would be difficult for Mr. Lee to tum away potential student if that student did not fall within that age category. Staff replied that the age of students was taken from what was submitted in the CUP application 'and tl)ere was no objection with deleting the condition. Commissioner Kovacic wondered why they had requested to remain open until 8:30 p.m., when some of the other usesare.openuntil'9:00 and thought that this mightbe to their disadvantage. Commissioner Murphy asked if the other tenants were notified of the proposed use, especially with the additional traffic created by it? He asked how the children would get to the site and if bikes would be utilized, where would they park them? Would there be any bike racks and where would it be. located? Ms. Ma could not be sure if the property owner had notifie9 each tenant. She indicated that Gymboree which is..a similar type use has'been at this location and there has never been any problems and did not anticipate any created by the proposed use. She. stated that some children would be dropped off and the applicant would probably designate an area inside of the building for bikes. Ms. Ma illustrated the existing vacancy rateof14,OOO sq. fl., for this center and if this use was approved, the vacancy rate would be reduced by'approximately 3,000 sq. ft. She was not aware of any plans'for one tenantto.occupy the remaining '11 ,000 sq. ft. No one else.'spoke in favor or in opposition to this item. MOTION It was moved by Commissioner Kovacic, seconded by Commissioner Huang to close the public hearing. The motion passed by voice vote with none dissenting. Commissioner Kovacic commented tl)at based on his own experience.with his son's karate classes, most:parents drop off their children andreturn I.ater to'pick them up, although some may stay and watch the children practice. He was surprised that the applicanldid not want to stay open later, especially on Saturdays. He commented that Condition 6 would give the property owner carte blanch approval to redo the parking spaces in the entire retail center. He was concerned with the second,sentence in Condition 6. Staff explafned that currently the center does not comply with the most recentrequirl!ments of California Title 24 and Federal ADA regulations. Rather than rlll1yire the property owner or any applicant, at tl)istime, apply I.or modification to meet these requirements, which are State requirements, the City'is granting modifications to comply with those regulations, even inhere is loss of parking spaces.. Commissioner Kovacicwas concerned by the loss of parklngsPClces with granting this condition without knowing what will be approved and he was,againstgranting a blanket approval for the restriping of the parking lot. Staff replied that it allows the property owne~ or the€lPplicant to bring the entire parking lot in compliance for the accessibility requirement, if it is in'conjunction with this improvement. Ms. Butler said that the Building Division is in charge of enforcing the Title 24 and ADA requirements and staff tries to encourage compliance. The applicant should not be penalized for complying with Title 24, even'lf parking spaces are lost to accommodate thai requirement. Staff does not anticipate that itwill be a significant loss of parking spaces. Commissioner Kovacic asked iftherewere any uses that do not reqLiire:a CUP that would greatly incre.ase the parking requirements? In his opinion, the center Is aesthetically not pleasing and wondered if any conditions could be imposed with the CUP to Improve the center? His.major concern was the signage in the center which he thought was in gross violation of the Code. Ms. Butler replied that based on the zoning, all the uses pemiitted there are general retail uses. With regard to the aesthetics of the center, she noted that it would bea burden to impose any condition on this one applicant, to enhance the entire center. She indicated thata couple of years ago, plans were submitted to renovate the center by restriping the parking lot and redoing the building facade but due to the economy they were unable to go through with their plans. Arcadia City Planning ComrT)iilsion 10/25/94 Page 3 . . 4, Commissioner Kalemkiarian said that he has attended Gymboree and feels the center is in need of revenues. and has not observed any parkingprobfems. He explained the reason why he thought the. parking was underutilized and said the book store Is very small,. the Gymboree customers are there for one hour at a time and the 9ge Store has ample parking. Commissioner Murphy was concerned with what seemed to him to be almost 100% violation of the parking requirements. He did not think this is. a minor exception. He said the on-site parking Is slightly over half of what Is actually required. He has visited the site several times and was concemed with thelackof parking. Commissioner Clark remarked that based on his experience on the Commission, repeatedly there have qeen instances where the parking is deficient on paper for similar older shopping centers, but in reality there is no parking problem. In this case, the parking is underutilized because the center is partially vacant and suggested looking at the City's parking standards. He indicated thathe has never observed any problems at this center. ./" Ms. Butler said the parking standards are for optimum situations and for single users. Staff has found through its and parking expert studies, !hat when there is a mixed use development, such as this center, parking standards'chaflge considerably. When there are mixed uses, the parking ratio goes down, because people may use a center for multiple reasons. Parking Is in proportion to the. activity on the site and there is no need to have parking spaces for each use. Commissioner Clark suggested having ratios for this type ota development. ,Ms. Butler said the mall has. a different standard for parking which take into consideration the shared parking. The regulations can be looked at, especially since these types of situations are becoming more frequent. Commissioner Murphy considered this a major exception and was troubled by the request, although he ieltbad for the applicant, in his opinion the request is too significant. Commissioner Huang said that in many cities shared parking is common and recommended establiShing a shared parking ordinance. Commissioner Kalemkiarian said that most of the clientele for the.shopsat this center stop by and leave quickly; The only uses that might hl\ve customers spend some time. there..are Gymboree, 9geStore and the cafe, therefore, he did not think the parking situation is a problem; Commissioner Kovacic did not want to lower the parking and felt that each situation should be reviewed individually. At the present time, this cehter does. not have a problem but a.major portion of ltis vacant. Hewas in favor of this use but felt uncomfortable-with the granting of Condition 6. He; said they should comply with Title 24 and ADA regulations but the City should. have some contr\ll over the striping and circulation. Staff said that ADA requiresthat,any business provide access for the disabled. It is a State requirement, one that the City. is not required to enforCe. Ms. Butler said based on a simil<lrtype eXpllrience with another center,'therehas to be access provided to the facility, not necessarily directly in front of. the use,ilcan be atthe end of thecorridor,;as long as there is handicap access and there is parking adjacent-to it. The City isnotrequiredto enforce this right now but if somebody questioned it, the City could either make them comply or. they could take the case to the State. Commissioner Kovacic wondered Ifin attempting to restriping this parking lot, the full size spaces could be made into compact spaces. He was afraid that if the last sentence.of Condition 6 was adopted, the. City would lose control over the parking. Mr. Miller said that in view of Commissioner Kovacic's concem, he did not see any problems with striking the last sentence of Condition 6 as proposed. MOTION It was moved by Commissioner Kovacic, secOnded by Commissioner Huang to approve CUP. 94-009 and adopt Resolution 1516 subject to the conditions in the staff report with the following modifications: 1. That Condition 2 be eliminated. Arcadia City Planning Commission 10/25/94 Page 4 . . \ 2. That the second sentence of Condition 6'be eliminated. RESOLUTION 1516 A resolution of the Planning Commission of the City of Arcadia, Califomia, granting CUP 94-009 for a martial arts school.at651 W. Duarte Rd, ROLL CALL: AYES: NOES": Commissioners Bell, Clark, Huang, Kalemkiarian, Kovacic, Daggett Commissioner Murphy Chairman Daggett noted there isa five working day appeal period after the adoption of the resolution- Appeals should be filed by Wednesday, November 2,1994. 5. PUBLIC HEARING CUP 94-010 411 E. Huntington Dr., Suite #115 and #116 Kathryn'Brett, dba: Academy of Computer Technology Consideration of conditional use permit for a computer training.school. The staff report was presented. In respon~e to a question from Commissioner Clark, staff said that the entire southeasterly portion of the third floor is vacant. The t.hird floor is predorriinantlyoccupied by FLS Language center. Staff indicated that the hours were proposed by the applicant and not set by staff. Staff was not concemed with the hours of operation and with regard tathe parking, recommended that the 3;story parking structure located on site be utilized, since.it is vacanl.most of the time. Mr.. Miller remarked that when hours are set by a CUP, it is to mitigatea'problem. Since, staff did not set specific hours, does that indicaie that staff has not observed any problems? Staff responded that there has not been any parking problems. Commissioner Kovaci.c felt that conditions 1 and 4, seem to be suggestions but with with no real mechanism to enforce it. Is staff satisfied that with these suggestionsthe.intended result will be achieved? Staff said the two recommendations have ceen imposedin',recent CUPs: and although there is no way to enforce them, it puts the applicant on notice. The Commission can impose the piacement of signs for the above two conditions, . Commissioner Kovacic said he was unaware of'the parking structure. and wondered if employees could be asked to park there? He suggested better signage to inform the public: Ms, Butler said the intended' use of that structure was to have It utilized by the offices and due to the current vacancy of the offices, t~e structure is hardly.used. She thought it would be unrealistic for employees of Kinko's to park'in this structure. The City does not have the ability to enforcethat.requirerrient, although they could be encouraged and signs could be posted. Commissioner Kovacic said that if employees .cannot be made.to park in the structure"possibly the landlord can ask his tenants to utilize the structure. Ms. Butler answered that the landlord can be asked to request the tenants utilize the parldng structure, but there is no means'for staff to monitor that request. In resllonse to a question by Commissioner Murphy, staff said condition 2 was imposed based upon staff's inspections. It appeared that the parking structure is underutilized, in particular. the bottom floor which is very dark and there are no signs for the elevator or the locations of the exits. Arcadia City Planning Commission 10/25/94 Page. 5 . . \ Commissioner Kalemkiarian shared Commissioner Kovacic's concerns and remarked making a left turn into thi~ center from Huntington is very difficult and due to the congestion of the businesses in that corner of the center; if people were to stop to drop off students,it Would add to the congestion. Since this is a schooi, the clients will be spending some time there and wondered ff parking could be designated for them at the north part ofthecenter where parking is under utilized. He suggested marking the parking In the front of the Center as "short term" and encouraging the use of the structure. The public hearing was opened. Patsy Ma, BP lnt'l, 650 W. Duarte, representing the landlord summarized the school'shistory'and said they have been in business since 1989 and currently have 4 schools; the main location is in lawndale, one in Huntington Beach, one in lJpland and one in San Mateo. The training sessions are during thE! day for adult working profession~ls. They do training for Corporate America and have been awarded contracts by GTE and Kaiser Permanente for retraining their employees. This location was chosen due to its proximity to .the GTE. offices. They will have two classrooms; for a combined total of 30 studimts, two offices for the teacher, one for the manager and a lab area for the students. to utilize the . machines. .She went on to say that there is a problem with getting tenants for the offices on the second and third levels. Due \0 the design of the buildiOg, the developer has been unable to find tenants forthe site, Based on her experience, with this site, they are having difficulty in finding tenants even though they are offered very reasonable rates. Over 50% of the ground floor is occupied and she indicated awareness of the parking problem, especially around Kinko's. The parking structure is rarely used. In the beginning, .tenants were asked to utilize the parking structure, but management did not enforce it, because.of the vacancy level. She i'1dlcated that this school has been placed in a strategic location of the building where they are adjacent to the lobby that goes up to the office tower which connects' to the mid level of the parking structure, enabling the students . to park in the mid level of the structure,students will not have far to walk.to get to the school, if they park In this area. In rE!sponse to questlon~ by the Commission, Ms. Ma said they feel more secure having their offices on the firSt floor, due.to all the. equipment they will have in theiroffices and bec~use Kinko's is open 24 hours; The landlord will have an agreement wiih the tenant to request the students to utilize the parking structure. Initially; the students might not utilize the parking structure, but posters will be posted showing the directions on how to get to it It is actually easier to parkin the structure and walk to the front:doorthan parking in the front because of the handicapped spaces located there. She said there area 184 parking spaces inthe structure. ShE! explained th~tlheyprobably would not have evening classes, rather one-day training courses costing $195. She anticipated that the majority of the business wilrbe from Corporate America- large companies will be sending their employees .to this'location for training. They probably would have carpooling facilities provided. They will not have many individual class programs for outside perSons. Commissioner Kovacic was.concemed that each student, even though coming fro)11 the same office, will be driving his own car and askedff his assumption wOl!ld be incorrect? Ms. Ma said that is a possibility. They will offer tailored classes for corporate clients. Commissioner Murphy wondered if the students could be asked to. utilize the parking structure and possibly including a flyer along with their application with that request The landlord is agreeable with attaching a condition to the lease agreement requesting that the students utilize the parking structure and thai any violation would be a violation of the iease. No one else spoke in favor or in opposition to this item. MOTION It was moved by Commissioner Clark, seconded by Commissioner Kalemkiarian to close the publiC hearing. The motion paSsed by voice vote With none dissenting. Chairman Daggett rema(ked'that based on the testimony and comments from the Commission, the Commission can impose conditions with regard to the utilizliltion of the parking structure With the City Attorney's approval. Arcadia City Planning Commission 1.0/25/94 Page 6 . . I' Mr. Miller said the imposed conditions are drawn as an initial step and the Commission can always amend them or change the language perhaps making it mandatory in taking steps to encourage parking in the structure. The word "encouraged" could be amended to 'required to the extent possible' or 'subject to staff's/Commission's approval'. Commissioner Murphy remarked that 'even though the deficiency in parking spaces is large, the percentage is fairly small but there is still a tremendous amount of vacancy in the complex. He prefe'rred to change the word "encouraged'to"directed' as suggested by the attomey. Commissioner Clark. stated that utilizing the parking structure would have a positive impact on the parking on the entire site. . Ms. Butler indicated that signage could be used advising the' public of the parking structure. In response to a question by Commissioner Kovacic, Mr. Miller answered that he would not recommend making it an absolute'mandate requiringthe utilization of the parking structure without the granting of any exceptions. He sa.id that could create a practical problem and noted that exceptions should be granted for handicapped persons or ones with seeing problems or have a fear of utilizing the structure. Commissioner Kovacic suggested limited time parking on the surface parking, or the school giving a discount. for utilizing the structiJre or to provide appropriate signage. Commissioner Murphy noted that based on his own experience of attending seminars in different location, the instructors, will usually announce where the students should park and for the most part ,the people comply and there does not seem to be any problems. Mr. Miller suggested spot,checking and periodically inspecting to.see thal'lhe students utilize'the parking structure and ilit deviates to a significant degree, then the CUP could be revoked. MOTION It was moved by Commissioner Murphy, seconded by Commissioner Kalemkiarian to approve CUP 94-010, and adopt Resolution 1517, subject to the condilions in the staff report and modify coridition.2to read "are directed to park" and having the staff address the signageissue directing people to/from the parking. RESOLUTION 1517 A resolution of the. Planning Commission ofthe'City of Arcadia, California, granting CUP 94-010, for a computer training school at 411 E. Huntington Dr. .ROll CAll: AYES: NOES: Commissioners Bell, Clark, HiJang, Kalenikiarian, Kovacic, Murphy,Daggett None Chairman Dagge\t noted there is a five working day appeal period - Appeals should be filed by Wednesday, November 2,1994. 6 . PUBLIC HEARING MP 94-009 512 Santa C'ruz Riley & Jill Cole Consideration of amodilicatlon to permila variation. of 10'-6' to 12'-11" southerly side yard setbacKin lieu of 13'-0" required for a second-story room addilion. The staff report was presented. Commissioner .Kovacic was concerned with setting a precedent and asked what makes this lot special to justify this request, when the other lots in the area are similar and could come back requesting similar niodilications. Arcadia City Planning Commission 10/25/94 Page 7 . . ." Staff said they had a problem with the stairwell going to the second floor and if they were to complywilh the setbacks, they would have a problem with getting a staircase to the second floor. This lot is angled to the back and is narrow in the rear of the property and they wanted to maintain consistency and align with the existing first floor. The majority of the devel9pment will have a 13'.0. setback. There has not been any negative input from the property owner to the south and the neighbor to the east was pleased to see the development. The public hearing was opened. Jill Cole, 512.Santa Cruz, ~ubmitt9d 2 letters in favor of the request. One of the letters was from the neighbor to the south who would be impacted by the addition. 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. Commissioner Clark did not thii1kthis is a major request and the Code was not designed to preclude this type of a development. Commissioner Murphy said he considers the aesthetics' of the project and he did not have a problem with it.. MOTION It was moved by Commissioner Clark, seconded by Commissioner Murphy to approve MP 94-009, subject to the conditions in the staff report. ROLL CALL: AYES: NOES: Commissioners Bell, Clark, Huang, Kalemkiarian, Kovacic, Murphy, Daggett None . Chairman Daggett noted there is alive working day appeal period - Appeals should be filed by Wed., Nov. 2, 1994. CONSENT ITEMS None MATTERS FROM CITY COUNCIL CITY COUNCIL REPORTSI ANNOUNCEMENTS / STATEMENTS Council Member Kuhn announced the retirement of Neal Johnson, the Chief.of Police, who has been with the City for over 38 years. MATTERS FROM THE PLANNING COMMISSION REPORTS/ANNOUNCEMENTS/STATEMENTS Commissioner Huang announced that he will be absent from the November 22nd meeting. Commissioner Kovacic said he received the. memo for the City Council's October 11th meeting on October 12th. Most of the time, he receives the notices in advance but this one was received after the meeting. He went on to ask'if it is .advisable to adopt a resolution with amendments without seeing it, hoping and assuming that the City Attomey and' the Planning Division will make the appropriate changes? Arcadia City Planning Commission 10/25/94 Page 8 . . .. Mr. Miller said this is not the 'usual procedure. To exped~e ma\lers"for the applicant and not to hold them up, since there will be no Planning Commission meeting on November 8, the resolutions were prepared. The resolution will reflect all changes, amendments and conditions imposed by the Commission. Ms, Butler remarked the Planning Division will be forwarding the revised resolutions to the City Attomey for his approval and.a copy of them can be forwarded to the Commission. Commissioner' Kovacic said in reviewing the Minutes from the City Council, he noticed there was a discussion with regard to homeowners association in south Arcadia which he thought is a good idea. He wondered what"role would the Planning Commission play? Chairman Daggett summarized how the previous committee member were appointed and.said if the Council decides to take this any further, itwill be subject to their direction. Commissioner Clark gave a brief summary of what took place when the City attempted to create a design review board for south Arcadia. Ms. Butler explained the Council requested a report on.the history of d!,sign review for south Arcadia. If the City C.ouncil directs staff to proceed,it will be before the Planning Commission for review. Commissioner Murphy said he attended the'APA Workshop in Fontana and hewas very impressed. MODIFICATION COMMITTEE MEETING ACTIONS Commissioner Murphy summarized the actions by the Modllication Committee Meeting. MATTERS FROM STAFF 1 . CITY COUNCIL ACTIONS Ms. Butler summarized actions. taken by the City Council. 2. UPCOMING AGENDA ITEMS Ms. Butler announced the, applications that have been filed and wiH be before. the Commission as RUblic hearings and some'items that the Planning Division is working on. Some of the items include the design review for the hospital, text amendment requiring CUP for businesses having more than 4 game machines, sidewalk dining, establishing procedures.for Building and Fire Code, report.to the Council. regardingarch~ectural design review, report regarding the Anoakia property as faras historical designation, RFP will be mailed for the General Plan. 3. Presentation by Pete Kinnahan on the City Council's approved design conceplfor Huntington Drive"and First Avenue and projects within the Downt()wn area. (No action is required) Mr: Kinnahanapologized to the Commission for the latearrival:of the memo announcing the Council's.consideration of the Downtown 2000. He gave a brief summary on the City Councll's'direction and.updates on the following: 1. The Southwestcomer.of Huntington and Second 2. The Northwest comer of Huntington and Second 3. The light rail stationltransit center 4. The Costco project 5. The Fifth Ave. joint project with Monrovia. 6. The Foulger Ford s~e. Arcadia City Planning Commission 10/25/94 Page 9 . . 'J 7. The Soccer and roller hockey sports facility and ice rink facility. In answer to Commissioner Huang's questions and comments. Mr. Kinnahan said initially the trees could block the signs because they will be low but in a couple of years they will rise above the signs, so initially there might be some blockage and the merchants are being informed of that The trees will be decideous so in'the winter they will shed their leaves. The ct)nsullant feels there should be many different types of trees to bring character and beauty to the downtown. In addition. al the bowouts and enlry points into lhe City. there will be uplights.insidethe palm trees to give character at night. similar to what Palm Springs has which is very effective at night. There will be pedeslrian lights and pedestrian seating lighting which will add character and variety to lhe downtown. Ms. Butler remarked that staff was impressed with Mr. Moss's sensitivity to the City's needs and they have found lhat the types of trees that have been selected have been frequently used in different areas that they have worked in and have found them to be quite successful. Mr. Kinnah!,!n indicated that the new proposal does not increase lhe number of pedestrian cross walks and traffic lighting. He said convenience retail type uses are missing from the downlown. which is where people go to and ironically years ago there was a Thrifty Store atlhe comer of First and Huntington. whichclosed.and the City migh1lind itself looking for that tYPe ofa convenience store. . He went on to say that through the G.eneral Plan update. the Commission will be very inv.olved with and through it all wil/come new developmenl criteria which will affectsignage, parking. setback. design criteria and uses. In responseto'a question by Commissioner Kovacic. he saidthal the County has no plans. to give the park to the City. Discussion ensued with regard to the translllocation in the City and when It would be broughtinto the City. In response to a question by Commissioner Huang, Mr. Kinnahan said that the Redevelopment office recommended the same .condllions as imposed by the Commissionthatlhe parking structure be utilized. The Agency powers under the Redevelopment Plan, while they do get into the issue of use and design. essentially they are architectural in nature. When thisprojilct was brought in. they were willing. to comply wllh all parking c()des'andarchitectural features an~ aft.er the project was constructed. brokers and dev.elopers commented thal.il.would be very difficult to .Iease the units due to the space design on the second and third I/oor. He noted that lhere will be a presentation madetothe Agency on November 15, which will,be.televised..to.inform the community of the plans. The City will be scheduling meetings in the evening and the morning to. inform themerchanls who are unaware of the plans and ones who under the Freedman plan were outside the Iimlls. to inform lhem of the project. He remarked that the reason FirstAve. redevelopment waseX1ended southloCalifomia was because i1is a natural demarcation point He explained the Redevelopment money can be spent oulside redevelopmenl area if findings can be made that bllghl exists, there is no other source of funds and il will benefit the project area. These findings can be easily made because there are no other funds, so when this project is adopted. those findings will have to be made. In answer to questions by Commissioner Murphy, he said it would be very costly 10 relocale the water tanks. Mov.ing the water facility was estimated to COSI.$9,509,000and one.oflhe tanks Is relatively new and,the smaller tank needs to be rebuild. These tanks are gravity feed that service the entire southwest portion. ol-the City and the .tankscannot be much higher because the pressure would be so great it will blow the pipes and ,cannot go much .Iower because there will not be enough pressures. It Is very costly to cov,er the'wash, approximately $1000 a lineal foot to put a parking deck. The Corps would not allow the placement of a 144,000 sq. ft. building on the wash. The Corps has never allowed a building overa wash. Therewere major constraints that prevented the Costco project to go through. Discussion ensued regarding the development of Foulger site into a theater complex. He commented that ARA Resolution 172, prohibits certain uses of land. As the Commission goes through the G.eneral Plan Update and the related zoning changes, the Comm.ission will undoubtedly face design review criterias. ADJOURN TO NOVEMBER 22, 1994 Arcadia City Planning Commission 10/25/94 Page 10