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HomeMy WebLinkAboutSEPTEMBER 10, 2002 . . . MINUTES . Arcadia City Planning Commission TueSday, September 10,2002 7:15 p.m. in ,tbe Council Cbambers Planning Commission proceedings are tape-recorded and on file in the office of the Community Development Division. PLEDGE OF ALLEGIANCE The Planning Commission of the City of Arcadia met in regular session on Tuesday, September 10, 2002 at 7:15 p.m. in the Council Chambers of the City of Arcadia, at 240 W. Huntington Drive with Chairman Olson presiding. ROLL CALL: PRESENT: ABSENT: Commissioners Baderian, Hsu, Lucas, Wen, Olson None OTHERS ATTENDING Council Member John Wuo Community Development Administrator Donna Butler Senior Planner James Kasama Associate Planner Joe Lambert Assistant Planner Tom Li Senior Administrative Assistant SilvaVergel PLANNING COMMISSION REORGANIZATION Commissioner Baderian nominated Commissioner Olson as Chairman. ROLL CALL: AYES: NOES: Commissioners Baderian, Hsu, Lucas, Wen, Olson None Chairman OlSon asked ifthere were any nominations for Chairman Pro Tem. MOTION 11 was moved by Commissioner Wen, seconded by Commissioner Olson to nominate Commissioner Baderian as Chairman Pro Tern. ROLL CALL: AYES: NOES: Commissioners Baderian, Hsu, Lucas, Wen, Olson None , . . MODIFICATION COMMITTEKREORGANIZATION Chairman Olson remarked that he could continue to serve on the Modification Committee until January and they can discuss the issue at that time. MOTION It was moved by Commissioner Baderian, seconded by Commissioner Lucas to nominate Commissioner Olson as Chairman until January . ROLL CALL: AYES: NOES: Commissioners Baderian, Hsu, Lucas, Wen, Olson None SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS Ms. Butler indicated that a letter of opposition was submitted with regard to item no. 4 on the agenda as well as a reVised page 5 for item 10. TIME RESERVED FOR THOSE IN THE AUDIENCE WHO WISH TO ADDRESS THE PLANNING COMMISSION ON NON-PUBLIC HEARING MAITERS (5 MINUTE LIMIT PER PERSON) None MOTION It was moved by Commissioner Baderian, seconde9 by Commissioner Lucas to read all resolutions by title only and waive reading the ,full body of the resolution. The motion passed by voice vote witbnone dissenting. 1. MINUTES 8/13/02 Chairman Olson made two changes on motions that were made; the motion with regard to excusing Commissioner Huang and the other was the motion adopting Reso. 1675 on page 9. MOTION It was' moved by Commissioner Olson, seconded by Commissioner Baderian to approve the Minutes of August 13th as amended. ' ROLL CALL: AYES: NOES: Commissioners Baderian, Hsu, Lucas, Wen, Olson None "",cadia City Planning CommiSSiclD 2 9/10102 . . 2. PUBLIC HEARING CUP 2002-015 645-649 W. Duarte Rd. Arcadia Supermarket, Inc. Consideration of a conditional use permit to permit the sale of alcoholic beverages for off site consumption at a new supermarket. RESOLUTION NO. 1677 A resolution of the Planning Commission of the City of Arcadia, California, granting CUP 2002-015 for the sale of alcoholic beverages for off-site consumption at anew supermarket at 645-649 W. Duarte Rd. The staff report was presented. In reply to a question by Commissioner Baderian, Mr. Lambert indicated thatthe parking,plan is being be reviewed as part of the plan check. The proposed hours 'for delivering are becauSe the subject site is in close proximity to residential properties, In answer to a question by Commissioner Wen, Ms. Butler said that there is nothing in the code prohibiting similar type uses in close proximity to each other. The public hearing was opened. Saad Rofaour, 655 W. Duarte Rd., the oWlier of the liquor store in the'center was concerned that since the supermarket would be selling liquor, it would be 'in competition and hurt his business. His hours of operationare'sunday- Thursday, 8 am- io:oo p.m and Fridays and Saturdays he is open'untill1:00 p.m Binh Banh, 2212 S. Fourth, said that he is the manager for this store. He did not think that they would be in competition with the liquor store because they will only have a limited selection of alcohol. They already have two other stores in the San Gabriel Valley. No one else spoke infuvor of or in opposition to this item Chairman Olson closed the public hearing. MOTION It was moved by Commissioner Baderian, seconded by Commissioner Lucas to approve CUP 2002-0] 5, subject to the conditions iisted in the staff report and file the Negative Declaration and adopt Resolution No. 1677. ROLL CALL: AYES: NOES: Commissioners Baderian, Hsu, Lucas, Wen, Olson None Arcadia City Planning Commission 3 9/10102 . . Chairman Olson noted thatthere isa five worldng day appeal period after the adoption of the resolution. Appeals are to be filed by September 17oh. 3. PUBLIC HEARING CUP 2002-016 153 N. Santa Anita Ave. Tommy Chavies Consideration of a conditional use permit for an existing martial arts .studio. The staff report was presented In reply to a question by COmmissioner Hsu, Mr. Kasamasaid that as long as the church use is on tj1e adjacent site, they are permitted to Use their parking. The church, has been there since the 70s. The public hearing was opened, TJ. Metzger, State Farm, l49N. Santa Anita, said he is representing the applicant. He has been at this site for 15 years and has seen many tenants come and go. The applicant, who is in agreernent with all of the conditions in the staff report, has been a good tenant and neighbor. They have never had imy problems with him, his use or clients. He said there was a misunderstanding of the time period when the applicant did not have a business license but he is attempting to take care of that issue. V.I. Paloulian, 109 N. Santa Anita, concurred with comments made by Mr. Metzger. No one else spoke in mvor of or in opposition to this item. Chairman Olson closed the public hearing. MOTION It was moved by Conunissioner Baderian, seconded by Commissioner Wen to approve CUP 2002-016, file the Negative Declaration, subject to the conditions listed in the staff report and direct staff to prepare the appropriate. resolution. ROLL CALL: ,AYES: NOES: ABSTAIN: CommisSioners Baderian, Hsu, Wen, OlSon None Commissioner Lucas Chairman Olson noted that there is a five working appeal period after the adoption of the resolution. The resolution will be adopted on September 24oh. Appeals are to be filed by October I st. Arc:adu. City Planriing Commission 4 9/10102 . . Since Chairman Olson was the Chairman at the Modification Committee hearing, he will not participate in these proceedings. 4. PUBLICHEARING Me 2002-035 1802 S. Santa Anita Ave. McWong Holding Co. Consideration ofan appeal of the Modification Committee's denial9fa proposed accessory building to occupy more than 25% of the required rear yard area. The staff report was presented. Mr. Li explained that the original plans that were submitted for plan check complied with code, but the subsequent plans required the modification which is before the Planning Commission. The public hearing was opened. Ray Wong, McWong Holding Co, 2420 S. Fourth Ave., was representing the owners who reside out of the country. This is their vacation home and it is their desire to attach the covered patio to the accessory building because they feel that it would be more uniform. The covered patio would be 12'.9" in height. Although the patio can be moved, the dp not feel that it would look as nice. Only 171 sq. ft. will encroach into the 25' setback. Alex Green, 183 W. Wistaria, the nephew of the property owiler,said that they have already spent,over one million dollars to renovate the house. They would like to have a BBQ and gazebo near the pool house. ' , Richard Hayden, 1810 Santa Anita, said that he resides directly to the south of the subject property and he could not ,see any reason why this should not be permitted. There are severai othersimiiar types of homes in the area. He was approached to sign a petition but he felt that if anyone is opposed to this, they should attend the meeting and voice their objection in person Abel Morales, 1823 Louise, said that his rear yard abuts this property. This home is already infringing on his property and has impacted him. Mr. Hayden is not as affected by this home because he is backing onto the property. The neighbors are concerned about how long this has taken and the ongoing dust created by this project. ' , No one else spoke in favor of or in opposition to this item. Chairman Olson closed the public hearing. Ms. Butler said that one ofstaff's concerns was that this is a'new project and they can comply with code, as their planS were originally submitted. There is no reason to grant a modification when they can comply, Staff did not feel they could recommend approval and make the necessary findings. This is a large lot and there is adequate space to accommodate the patio. They do not feel that the modification would prevent an unreasonable economic hardship. Arcadia City Planning Commission s 9/10/02 . . MOTION It was moved by Commissioner Baderian, seconded by Commissioner Wen to deny MC 2002- 035 and find that it would not be promote uniformity of development. ROLL CALL: AYES: NOES: ABSTAIN: Commissioners Baderian, Hsu, Lucas, Wen None Commissioner Olson Chairman Olson noted that there is a five working day appeal period. Appeals are to be filed by September 17th. 5. PUBLIC BEARING MP 2002-021 & ADR 2002-024 18 E. Colorado blvd. Charlie Shen Consideration of modifications for a proposed 2-unit residential condominium project. The staff report was presented. In reply to a question by Commissioner Lucas, Mr. Lambert said that based on a visual survey, it appeared that the units to the east had one space per unit,and there were several cars parked on the street for the units to the west. It also appeared that there were a few parking spaces off of the alley but-they were not covered. The maximum density for this property is 3-units but they are proposing 2-units. Mr. Lambert indicated.'that based upon the new proposed regulations, this project would coIi1ply with the new codes with the exception of the guest parking requirement The public hearing was opened. Ken Lee, 18 E. Colorado, said they are in agreement with all of the conditions listed in the staffreport. No one else spoke in favor of or in opposition to this item. Chairman Olson closed the public hearing. Commissioner Hsu said that it seemed to him that they are trying to put too much on the property and provide the minimum required by code. He was concerned with the back out space, the garages and felt they are providing setbacks for the single-family zone, yet this is a multiple-family project. He was concerned with the cumulative affect of these types of developments. Ms. Butler remarked that if the project complied with all code requirements, Planning Commission approval would not be required. They would only review the project as part of the subdivision process. Commissioner Lucas felt that the east-elevation needed more articulation. Mr. Lambert said that the landscape pian would be reviewed as part of the plan check. Arcadia City Planning Commission 6 9110102 . . Ms. Butler said that the Planning ColIlIllisSion can make recommendations on the design of the building as part of the architectural design review. As a condition of approval, the band along the front elevation could be required to be carried out through to the side and the rear elevations providing visual relief. Chairman Olson thought that would be appropriate. MOTION It was moved by Commissioner Olson, seconded by Commissioner Baderian to approve MP 2002-021 & ADR 2002-024 subject to the conditions ii1 the staff report with the additional requirement that the band depicted in the front elevation be carried out through the side and the rear, ROLLCALL: AYES: NOES: Commissioners,Baderian, Lucas, Wen, Olson Commissioner Hsu Chairman Olson noted that there is a five working day appeal period. Appeals are to be filed by September 17th. 6. PUBLIC HEARING MP 2002-022 & ADR 2002-037 215 S. Fifth Ave. Silas Hong Consideration of modifications for a proposed 2"unit residential condominium project. The staff report was presented In answer to a question Jrom Commissioner Baderian, Mr. Li said that modifications a, b, d and g would stillbe required even with the new proposed regulations. In reply to a question by Commissioner Hsu , Ms. Butler said that back oul'space is not a problem along an alley. In this case, they are required to have a 10' additional front setback, whereas, in a typical multiple- family zone only a 25 'setback is required. The lot is not very deep. This spl:ciill setback is a hindrance, because it affectivelytakes away an. additional 10' of depth. The trash enclosure was moved soa modification would not be necessary, Staff-feels that it is a nice building and the' location of the new trash enclosure will be more appropriate. Currently, code does not require that,the trash enclosure be covered but the new regulations will be requiring a covered trash area which would help.reduce noise and odor. Commissioner Lucas was concerned that the second story balcony would be obtrusive on the adjacent neighbor. Ms. Butler replied that balcotiies are allowed to encroach into the setback and provide architectural relief. The public hearing was opened. Arcadia City.Pb1Jin#tg Com~.ission 7 91101112 . . Julilume Chiang, 140 W. Valley Blvd., San Gabriel, representing the applicant said they are ,in agreement with all ofthe conditions listed in the staff report and do not object to relocating the trash enclosure. No one else spoke in fuvor of or in opposition to this item. Chairman Olson closed the public hearing. Mr. Li indicated that a landscape plan would be reviewed as part of the plan check. Commissioner Olson felt that staff could review the tree and landscape plan in relocating the trash. enclosure. Commissioner Hsu said that several times tonight, they have referred to the proposed regulations and what would or would .not comply with those regulations. How can they comment on that when they have not viewed the proposed regulations? This is a narrow lot and he was concerned with how the new regulations would impact this property. Chairman Olson said that this property is landlocked between two fairly newer developments. He liked the project and,felt that based on what he has heard many of these modifications would not be required based upon the new regulations. He complimented staff with working well with the applicant. They should be looking at this project and apply today's standards and not what might eventually be,adopted. Commissioner Wen felt they should aCt on this project and should not delay it. It might take a while until the new regulations are adopted aildin place. Normal business should take place until the new codes go into effect. He was satisfied with the presentation and felt they should vote on the project. MOTION It was moved by Commissioner Baderian, seconded by COminissioner Lucas to approve MP 2002-022 & ADR 2002-037 subject to the conditions in the staff report. ROLL CALL: AYES: NOES: Commissioners Baderian, Hsu, Lucas, Wen, Olson None Chairman Olson noted that there is a five working day appeal period. Appeals are to be filed by September 17th. 7. PUBLIC HEARING,MP 2002-023 &ADR 2002-033 33 I E, Diamond st Chris Lob Consideration of modifications for a proposed 2-unit residential condominium project. The staff report was presented. Arcadia City Plaming Commission 8 9/10/02 . . In answer to a question by Commissioner Baderian, Mr. Lambert said that requests a, c, d, and e would not require modifications based upon the new proposed regulations. The public hearing was opened. Chris Lob, 1008 S. Baldwin, said they are in agreement with all of the conditions listed in the staff report. Richard Cournoyer, 406 California, said that he recently moved to Arcadia. He is originally from the east coast and over \here they refer to these types of developments as "projects". He was appalled by the number of homes that are being permitted on small properties. He felt this property IS too small to accommodate what is being requested even though aesthetically itmightbe pleasing to the eye. In rebuttal, Mr. Loh said that they spent a lot of time working with staff to come up with this design. No one else spoke in favor of or in opposition to this item. Chairman Olson closed the public hearing. MOTION: It was moved by Commissioner Hsu to deny the project. The motion died due'to lack of a second. Ms. Butler explained the proposed landscaping would be in compliance with the new requirements. For lots that are less than 65' wide, there will be a different set of Standards and lots greater than 65' must comply with code requirements. A 10' setback would be required for mechanical equipment. The back out space of25' is consistent with the regulations for single-family and commercial zones: It would be desirable if developers could consolidate lots because then they would conform with code and eliminate modifications. Also, the developers would be able to construct more units if they consolidated and it wouW be easier to go through the process but consolidation is not always easy. Many properties are land locked so consolidation is not an option. Technically, they could obtain the adjacent property but not if the current owner is not willing to sell. Code allows the rounding up of the number of units in certain cases and in this case that would be an option, although, that does not necessarily mean that it needs to be approved. Chairman Olson did not object to most 'of the modifications and requested an explanation of the rounding up of the number of units. Ms. Butler explained the density rounding. She indicated that with .the exception of the density, the open space provided exceeds code requirement. This lot is substandard. She noted that single-family dwellings are permitted in the R-2 rone but not inR-3. This project is compatible with other 2-units within the city as far as open space and unit size. She.remarked that these subdivisions took place in the 60s. Mr. Lambert indicated that the properties direCtly to the north of the subject property are zonedR-3. Arcad~ City Planning CommiSsion 9 9/,"0102 . . Chairman Olson liked the design but he thought that the elevations needed more enhancements and architectural features, especially along the rear elevation. Commissioner Lucas was in mvor of the project and remarked that this is a small property and something should be done with it. MOTION, It was moved by Commissioner Baderian, seconded by Commissioner Wen to approve MP 2002-023 & ADR 2002-033subjectto the conditions in the staff report. ROLL CALL: AYES: NOES: Commissioners Baderian, Hsu, Lucas, Wen, Olson None Chairman Olson noted that there is a five working day appeal period. Appeals are to be filed by September 17th. 8. PUBLIC HEARING MP 2002-024 1101-1155 W. Huntington Dr. Ralph's Grocery Co. Consideration ,of modifications to reduce the parking requirement for ,a 66,671 sq. ft. shopping center from 337 spaces to 221 spaces to elirIrinate the need to use a porticJn of a parking structure on an adjacent'property. The staff report was presented and the public hearing was opened. Greg Lukoskey, 1100 W. ArtesiaBlvd., Compton, said they are'in agreement with all, of the conditions listed in the staff report. No one else spoke in mvor of or in opposition to this item. Cliaiiman01SoD cloSed the public hearing. MOTION It was moved by Commissioner Baderian, seconded by Commissioner Wen to approve MC 2002-024 subject to the conditions in the staff report. ROLL CALL: AYES: NOES: Commissioners Baderian, Hsu, Lucas, Wen, Olson None Chairman Olson noted that there is a five working day appeal period. Appeals are to be filed by September 17th. Araldia City'Planning COmnUssion 10 9/10102 . . 9. PUBLIC HEARING TA 2002-002 Huntington Rose Development Partners, LLC Consideration of a proposed text amendment adding "Senior Residential Community Living" to the list of the permitted uses subject to the CU.P. process and adding definitions for "Senior Residential Community", "Assisted Living" and "Dementia Care". The staff report was presented. Commissioner Lucas asked why assisted care was not being permitted in the Cc2 and C~l zones? Ms. Butler replied that staff felt assisted,and congregate care were more appropriate uses in the R-3 and C-O zones, where they are currently permitted. The applicant's property is for a senior residential community on C-2 zoned property. She said that the primary use is to be apartment style living units with kitchen facilities where at least one of the occupants is a minimum of 55 years old. This would distinguish these units from assisted living or congregate care type units that primarily provide food service and care with daily living activities. Staff is recommending that more than 50% ofthe units are to be designated as "apartmem style". But a specific percentage can actually be piaced in the code instead of "more than 50%". The applicant has shown his plans to the City Council and they are in support of this concept. Code already addresses skilled and congregate type uses. She commented that these types of facilities would require an ADR and,could require either a CUP or a Specific Plan all of which are subject to the Planning Commission's. The City Council would review the Specific Plan. She noted that the Planning Commission is an advisory body to the City Council. Commissioner Baderian supported this idea and felt that it is long over due. The neighboring cities of , Teinple City and Monrovia have similar type uses. The public hearing was opened. Robert Harbicht, 663 Gloria, representing the applicant, said that approximately one year ago he met with the City Council and discussed their proposal with them. They gave their informal approval to the idea and felt that it was an appropriate use for the subject site and there was a need for it in the City. He briefly explained the types of units that they were proposing. Their project would be a resort style development with 290 units, 232 of which would be 2-bedrrom units, 1,100 sq. ft. each, and there would be 58 I-bedrrom units, 900 sq. ft. each. Up to 30 of the 2-bedroom units could be transformed into assisted living. Initially, they would not be leasing to anyone who would need that type of a care but once'ilie residents are there;iftheY'needeathat type of a Service, they would'like to be able to transform their units to accommodate them. There will also be a dining facility, an aqllatic center, and various activities for the residents. They will also provide transportation for the residents. He went on to say that this type of housing is not available in the City and is very much needed. He knew of several older citizens who were moving out of the city to these facilities in neighboring cities. In answer to a question from Commissioner Lucas, he thought that this type of a living should be permitted in the C-t and C-2 zones. No one else spoke in favor of or in opposition to this item. Chairman Oisonclosed the public hearing. Arcadia .City Planning Commis~_io:n 11 9/10102 . . Commissioner Baderian reiterated that these are long over due and he encouraged approval. Commissioner Lucas again asked why assisted living is not included in the CBD, C-] and C-2 zones. Ms. Butler said that in discussions with the City Manager and Deve]opment Services Director it was felt that board and. care facilities would,be more compatible in the multiple-family or the CoO zones which is a "transitional" type zone. Staff visited these types of uses in other cities and felt that it is inappropriate in the C-]and C-2 zones. If Commissioner Lucas would like to include those zones, then the Commission should make that recommendation but she noted that the City Council has the uhimate vote on this matter. MOnON ]t was moved by Commissioner Badenan, seconded by Commissioner Olson to recommend approval of TA 2002-002 to the City Council with the possibility of expanding this to the other commercial uses. ROLLCALL: AYES: NOES: Commissioners Baderian, Hsu, Lucas, Wen, Olson None 10. PUBLIC HEARING GP 2002-003 Huntington Rose Development Partners, LLC Consideration ofa proposed lUIlendment to the table and text of the Community Development Chapter of the General Plan increasing the "Maximum Intensity" for Senior Housing projects from 30 dulac to 50dulac. PUBLIC HEARING GP 2002-004 American Senior Living Consideration ofa proposed amendment to the table and text of the Community Development Chapter of the General Plan increasing the "Maximum Intensity" for Senior Housing projects from30 dulac to 36dulac. The staff report was presented. In answer to a question from Commissioner Wen, Ms. Butler said that by law the city is to provide affordable housing. She explained the "sphere of influence" and how it is determined by SCAG. The public hearmg was opened. Robert Harbicht, 663 Gloria Rd"said they are in agreement with all of the conditionS listed in the staff report. The company he is representing recognizes that there is a need for this in the community. The ARA has an obligation to provide affordable housing in the community and this type of a development would be one way to achieve that goal. Their request is for 45 units per acre. Artadia City Planning Commission 12 9/10/02 " . . Rodney Kahn, American Senior Living, IIII N. Brand, Glendale, said they have done other projects in other cities. They are looking at 36 units per acre. These would provide affordable housing and he noted that the City's recently adopted Housing Element encourages providing affordable housing. In reply to a question by Commissioner Lucas, Mr. Kahn said that what they are requesting is generally low but 50 units per acre is good. What is being requested is a little in comparison to other cities. Economics plays a ,big role. No one else spoke,m favor of or in opposition to this item. Chairman Olson closed the public hearing; Ms. Butler answered a question by Commissioner Lucas, by saying that staff has visited other projects, in other cities. There are a few proposals for our City but projects must be economically feasible for developers. Commissioner Baderian agreed with Commissioner Lucas. He thought that the recommendation should be for the entire City and not omit the downtoWn area and he wished to encourage City Council to look at the numbers. MOTION It was moved by CommisSioner Baderian, seconded by Commissioner LUCas to recommend approval of GP 2002-003 and GP 2002-004 to the City Council and direct staff to prepare the appropriate resolution. ' ROLL CALL: AYES: NOES: Commissioners Baderian, Hsu, Lucas, Wen, Olson None MA TIERS FROM CITY COUNCIL Council Member Wuo congratulated Chairman Olson and Chairman Pro Tern Baderianand welcomed the new Commissioners. He said that the City would be holding a ceremony for 9/11 and invited the . Plailning Commission to attend. He also talked about other ceremonies that would be taking place in the city. He said that the new regulations would be forthcoming to the Planning Commission for their review. He reminded them that nothing is set in concrete and changes can me rnade. The intent is to make the necessary changes to reduce the number of ' modifications. The majority of the City Council feels that there are too many modifications being granted and he asked that the Planning, Commission consider the City Council's feelingswhen they are reviewing those issues. In his opinion, the supermarket should not have been approved because he felt that there will be a parking problem. Parking deficienCies are very important and even though this center is under parked Arcadia City Planning CommisSion 13 9/10102 . . now, what will happen to the parking situation when the entire center is leased? Every city is dealing with a growth problem and they should think aboutthe cumulative affects. MAITERS FROM PLANNING COMMISSION Ms. Butler asked how the Planning Commission felt about staring the meetings at 7:00 and it was the consensus of the Planning Commission to place this item up for discussion on the next agenda. She noted that beginning October, the meetings would be held in the Library because the Chambers.is being remodeled. MODIFICATION COMMIITEE MEETING ACTIONS Chairman Olson summarized the Modification Committee. actions. MAITERS FROM STAFF 1. CITY COUNCIL ACTIONS 2. UPCOMING AGENDA ITEMS Ms. Butler disCussed the upcoming agenda items. Staff is very busy and she referred to the "project list" which was distributed. The multiple-family text amendmeilts has been scheduled for the Planning Commission's September 24m meeting. Staffis also looking at the parking and signregillations. ADJOURNMENT 10:00 p.rn. /slDonna Butler Secretary, Arcadia Planning Commission Arcadia City Planning Commission 14 9110/02