HomeMy WebLinkAboutAPRIL 27, 2004
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An:adia City Planning Coll1DliSsion
Tuesday, April 27, 2004
7:00 p.m. in the ArCadia City Council Chambers
PLEDGE OF ALLEGIANCE
The Planning Commission of the City of Arcadia met in regular session on Tuesday, April 27, 2004 at
7:00 p;m, in the Arcadia Council Chambers of the City of Arcadia, at 240 W. Huntington Dr. with
Chairman Baderian presiding,
ROLL CALL:
PRESENT:
ABSENT:
Commissioners Hsu, Lucas, Olson, Wen, Baderian
None
OTHERS ATTENDING
Council Member Gail Marshall
Community Development Administrator Donna Butler
Associate Planner Joe Lambert
Assistant Planner Tom Li
Senior Administrative Assistant Silva Vergel
MOTION
It was moved by Commissioner Olson, seconded by Commissioner Hsu to read all resolutions
by title only and waive reading the full body of the resolution, The motion passed by voice vote
with no one dissenting,
ROLL CALL:
AYES:
NOES:
CommissionersHsu, Lucas, Olson, Wen, Baderian
None
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
Ms. Butler indicated that a letter of'opposition was submitted by Wenda and Francis Pan residing at
1132 W. Duarte Rd, regarding item no, 6 on the agenda, Also she noted that the recommendation on
the Text Amendment is approval and not denial,
TIME RESERVED FOR THOSE IN THE AUDIENCE WHO WISH TO ADDRESS THE
PLANNING COMMISSION ON NON-PUBLIC HEARINGMATIERS (5 MINUTE LIMIT PER
PERSON)
Rev, Charles Ward, Duarte and Temple City Blvd., had questions on the 33-unit project and Chairman
Baderian indicated that he may ask his questions during the public hearing portion oftbat'item.
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1. CONTINUED PUBUC HEARING MC 2003-046
1104 Hugo Reid
Keith Wilson
Consideration of modifications to reduce the minimum circular driveway setback as measured
from the front property line and to exceed the maximum hardscape area allowed within the
front yard area.
The staffreport was presented,
In answer to a question by Commissioner Lucas, Mr. Lambert indicated that if a berm were needed
around the tree, a professional landscape architect would be able to design in such a way so the tree can
remain.
The public hearing was opened,
Jim Kelly, 946 Coronado Dr" member of ArchitectiJral Review Board of The Village Homeowners
Association, spoke in opposition to this request. The homeowner has already installed a circular
driveway in the front yard of the subject property, which is insubstantial noncompliance. While the lot
is greater than 75' wide at the street, the setback from the furthest point of the curve of the driveway
must be 25' and according to the applicant this section measures between 14;-16', Also, the applicant
must provide 60"10 landscape in the front yard and is permitted to have up to 40% of hardscape,
According to the homeowner, the driveway occupies 48.8% of the front yard area, According to. staff.
they have not verified these figures but based on measurements by the Architectural Review Board it
was found that there was 52% hardscape in the front yard,
Mr, Kelly noted that the Village is a unique area with its relatively large front yards and expansive
landscaping and li~ted and tastelUl hardscape. Circular driveways are not a design norm in the area
and approval of this modification would detract from uniformity of development. There is another
circular driveway in the immediate area, at the property next door to the subject site, However, this was
installed a long time ago, before current regulations came into effect, This driveway is installed on a
unique comer lot but it also features almost 80"10 front yard landscaping ratio, Therefore, it would not be
comparable with this property:
Mr, Kelly went on to say that tbe Village Architectural Review Board believed that this would detract
from the appearance of the Village, He also noted that the applicant has offered no evidence to support
the claim that approval will enhance the property value, one that the Architectural Review Board
disagrees. The Architectural Review Board realizes that there are small lots in the Village which at
times could make it difficult for homeowners to move around their cars in order to avoid street parking
but this is hardly a hardship and a reason to approve this request, Many homeowners in the Village face
the same problem but they manage to deal with it, especially when the inconveniences are offset by the
welcoming beauty of open, green front yards, He asked that the Planning Commission keep in mind that
the driveway was installed when the existing codes were in effect,
He said that if the Planning Commission approves this, it will set a precedent and will result in the loss
of significant and'important characteristics, which are part of the architectural vemacuIar of the Village,
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'He said that he can only imagine how many homeowners would come to the Architectural Review
Board and claim unawareness of the codes and reqtiest for approval after the fact,
He went on to say that the Architectural Review Board is very careful to apply practiced and consistent
and DOn-discriminatory judgment about requests for approval which fall under their purview. They
spend many hours seeking out the opinions of experts so they can carry out their duties, Because of this,
they need the support of the City, the elected and appointed officials, He asked that they deny this
request and require that the homeowner make the necessary changes to comply, The Architectural
Review Board is ready and willing to work with the applicant to develop a plan to bring the property
into compliance.
No one else spoke in favor of or in opposition to this item.
MOTION:
It was moved by Commissioner Lucas, seconded by COmnUssioner Hsu to close the public
hearing, The motion passed by voice vote With no one dissenting,
ROLL CALL:
AYES:
NOES:
Commissioners Hsu, Lucas, Olson, Wen, Badetian
None
Chairman Badetian indicated that Commissioner Lucas was the Planning Commission member in
attendance at the Modification Committee meeting,
Commissioner Lucas said that there were a combination offactors that brought this into being are based
on the staff report and Mr, Kelly's testimony there was no excuse for non-compliance,
Commissioner Olson felt that the Planning Commission should view this as if it does not exist and then
determine whether it would be appropriate for this property or not. Does it satisfy the requirements for
granting a modification? Would it be appropriate? He remarked that the financial hardship should not
be a part of the consideration and would it secure an appropriate development regardless of the fact that
it is already existing, He was not swayed one way or another from the circular driveway next door or by
setting a precedent, He wondered what would be the alternatives and how would those look, The fact
that it is already there is irrelevant,
Commissioner Wen agreed and wondered about other options,
Chairman Baderian said that they need to look at what has been proposed and not alternatives, Staffhas
done a thorough report based on what was presented,
Commissioner Olson'thought that staff prepared a great report, He was not swayed by the'fact of setting
a precedent. He noted that this is a property with design restrictions, In this case the City has control
over landscaping. The material of the driveway is very attractive and not just plain concrete. Given the
size of the lot and the width in the front yard, he did not have any problems with the request. The large
tree helps the design, He was in support of staff's recommendation, felt that the excess hardscape can be
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. mitigated with landscaping and, it isa nice improvement and does secure an appropriate improvement
for the neighborhood.
MOTION:
It was moved by Commissioner Olson, seconded by Commissioner Hsu to approve MC 2003-
046 subject to the conditions listed in the staff report, adding a condition that a landscape plan be
provided to the Development Services Department,
ROLL CALL:
AYES:
NOES:
Commissioners Hsu, Olson, Baderian
Commissioner Lucas, Wen
Chairman Baderian noted that there is a five working day appeal period. Appeals are to be filed by
MayS.
2, PUBLIC HEARING TPM 2004-003
1016 Sunset Blvd,
Hank Jong
Consideration of a tentative parcel map for a 2-unit residential condominium project,
The staffreport was presented and the public hearing was opened,
Cindy Wu, 11823 Slauson, Santa Fe Springs, said they are in agreement with all of the conditions in the
staff report
No one else spoke in favor of or in opposition to this item,
MOTION:
It was moved by Commissioner Lucas, seconded by Cotnmissioner Olson to close the public
hearing, The motion passed by voice vote with no one dissenting.
ROLL CALL:
AYES:
NOES:
Commissioners Hsu, Lucas, Olson, Wen, Baderian
None
MOTION,
It was moved by Commissioner Olson, seconded by Commissioner Wen to approve TPM2004-
003 subject to the conditions listed in the staff report,
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ROLL CALL:
AYES:
NOES:
Commissioners Hsu, Lucas, Olson, Wen, Baderian
None
Chairman Baderian noted that there is a ten day appeal period. Appeals are to be,filed by May 7.
3. PUBUC BEARING. CUP 2004-002
510 E, Live Oak Ave,
C,C. Chang representing Cafe Fusion
Consideration of a Conditional Use Permit to serve beer and wine in an existing resti1urimt
witb 68 seats, Sunday-Wednesdays, II :00 a.m. to I] :30 p.m., ThursdayscSaturdays, 11:00 8.m,
to 1:00 a.m.
RESOLUTION NO. 1704
A resolution of the Planning Commission of the City of Arcadia, California, approving
Conditional Use Pennit No, 2004-002 3-013 for the sale of beer and wine in an existing 2,000
sq, ft, restaurant with 68 seats at 510 E. Live Oak.
The staff report was presented,
In answer to a question by Commissioner Wen, Mr, Li indicated that when an applicationis'fi]ed, staff
looks at how the business will operate; will it be a restaurant where the' sale of beer and wine is
incidental or will it be a cocktail lounge which could have more of a negative impact,
Ms, Butler further explained that all restaurants require a CUP but this use has been in existence for a
number of years, Any establishment that wants to sell beer and wine within ISO' of residential
properties must obtain a CUP,
The Commission concurred with staff's recommendation to also limit the hours of Thursdays to 11:00
p.m,
Ms, Butler indicated the hours of operation and said that the resolution will be amended to reflect the
hours.
The public hearingwas opened,
CC Chang, 1701, Alhambra, representing the owners of the restaurant said that they are operating a
family restaurant and are in agreement with,aIl of the conditions in the staff report,
No one else spoke in favor of or in opposition to this item.
MOTION:
It was moved by Commissioner Wen, seconded by Commissioner Hsu to close the public
hearing, The mOtion passed by voice vote with no one dissenting,
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ROLL CALL:
AYES:
NOES:
MOTION:
Commissioners Hsu, Lucas, Olson, Wen, Baderian
None
It was moved by Commissioner Olson, seconded by Commissioner Hsu to approve CUP 2004-
002 subject to the conditions listed in the staff report with the amended hours of operation and
adopt Resolution No, 1704,
ROLL CALL:
AYES:
NOES:
Commissioners Hsu, Lucas, Olson, Wen, Baderian
None
Chairman Badcrian noted that there is a five working day after the adoption of the resolution,
Appeals are to be filed by May 5,
4. PUBUC HEARING MP 2004-006
431 Vaquero Rd,
Mike and Karen Cate
Consideration of modifications fora proposed two-stOry addition and attached garage additio!,\
to an existing single-family residence.
The staffreportwas presented and the public hearing was opened,
Mike Cate, 431 Vaquero Rd" submitted a.rendering and materials board to the Planning Comniission.
He commented that this is a very old home and they have come up with a design that will maintain the
home's character. They are in agreement with all of the conditions in the staff report,
In answer to a question by Commissioner Lucas regarding the modification for the wall in the front
yard" Mr, Cate indicated that tbe design goes well with the style of the home, which is English Cottage,
The bome is similar to others in the San Marino and Anoakia area. They felt that the patio area in the
front-would be nice,
No one ,else spoke in favor of or in opposition to this item.
MOTION:
It was moved by Commissioner LuCas, seconded by Commissioner Hsu to close the public
hearing, The motion passed by voice vote with no one dissenting.
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ROLL CALL:
AYES:
NOES:
Commissioners Hsu. Lucas, Olson, Wen, Baderian
None
MOTION:
It was moved by Commissioner Hsu, seconded by Commissioner Wen to approve MP 2004-
006 subject to the conditions in the staff report.
ROLL CALL:
AYES:
NOES:
Commissioners Hsu, Lucas, Olson, Wen, Baderian
None
Chairman Baderian noted that there is a five working day appeal period, Appeals are to be filed by
MayS,
5. PUBLIC HEARING CUP 2004-003 and ADR NO. 2003-044
20 E. Foothill Blvd,
SBA Network Services
Consideration of a Conditional Use Permit and architectural design review for the installation
of an unmanned 50' high wireless telecommunications facility designed as a monopalm,
RESOLUTION NO. 1705
A resolution of the Planning Commission of the City of Arcadia, California, approving
Conditional Use Permit No. 2004-003 and ADR NO. 2003-044 for a 506 sq, ft, wireless
communications equipment enclosure and a 50' ta1l.monopole antenna structure camouflaged as'
a palm tree (monopalm) at 20 E, Foothill Blvd.
The staff report was presented,
Commissioner Lucas wondered if there are any other design methods for this type of communication
tower other than palm trees? He noted that ,there are no other palms in the area and Mr. Li noted that- -
there are some designed as pines, Commissioner Lucas said that he preferred pines instead, Mr, Li
replied that in the past stand alone palms have been used although there are some antennas that are
mounted on buildings, Ifapproved, they will plant two 40' tall palms on the subject site adjacent to the
monopole,
The public hearing was opened,
Gil Gonzales, representing the applicant, 150 Paularine Ave., Costa Mesa, said they are in agreement
with all of the conditions in the staff report, He said that when they designed this, they took into
consideration other alternatives including roof mounted antennas but this building is too short at 30',
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'Cingular requires that the antennas be at least 40' in height and felt that the monopalm is compatible
with the area,
No one else spoke in favor of or in opposition to this item,
MOTION:
It waS moved by Commissioner Lucas, seconded by Commissioner Hsu to close the public
hearing. The motion passed by voice vote with no One dissenting,
ROLL CALL:
AYES:
NOES:
Commissioners Hsu, Lucas, Olson, Wen, Baderian
None
Commissioner Lucas said that he is not a'fan of palm trees and prefers pines instead,
M..s, Butler said that pines take up more space because they are genera!ly wider, She indicated that she
has seen examples of both but it depends upon the area.
Commissioner Olson preferred palms,
MOTION:
It was moved by Commissioner Olson, seconded by Commissioner Wen to approve CUP 2004-
003 and ADR 2003-044 subject to the conditions in the staff report and adopt Resolution No.
1705,
ROLLCALL:,
AYES:
NOES:
Commissioners Hsu, Lucas, Olson, Wen, Baderian
None
Chairman Baderian noted that there isa five working day after the adoption of the resolution,
Appeals are to be filed by May 5,
,.6,. PUBLICHEARINGMJ.> 2004-008 &ADRNO. 2003-029
1128 W, Duarte Rd,
Twen Ma
Consideration of modifications for a 33-unit senior condominium project,
The staff report was presented.
Commissioner Olson asked what would happen if one person was 62 but another was under that age?
Mr. Lambert replied that they would qualify. Staff and the City Attorney are working on a draft
agreement which would require that at least one occupant be 62, The agreement does not address
children,
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. Ms, Butler indicated that technically a child could live here but based upon surveys conducted of other
cities that have this type of a development, typically this is not an issue and it is unlikely children would
live here. They cannot restrict because of age, There is a need for senior housing and none of the cities
surveyed expressed any problems,
Commissioner Olson wondered what would happen in a case where a grandparent all of a sudden may
have to take in a grandchild? Ms, Butler indicated it could happen and that staff is working on the
agreement which may address this type of an issue. She remarked that the new parking guidelines took
into consideration these types of projects and the parking for these units are compatible with those
regulations,
Commissioner Wen wondered if they could restrict the number of people living in a unit? He
envisioned several couples living in one unit in an effort to reduce costs by sharing, Mr. Lambert said
there is nothing in the agreement to prohibit that. Ms, Butler further explained that the housing code
restricts that. There is nothing in there that states that couples cannot share a unit, The City Attorney
haS looked at the agreement and 'amended it with specific language. She noted that this is the first
project of its kind and staff has had concerns and has been working with the applicant for months, She
briefly explained what other projcctswcre proposed and how they came up with the design that is before
the Planning Commission, In speaking with other communities, parking is generally not an issue, She
noted that anytime a unit is sold, the City would have an opportunity to review the sale and the new
owners to make sure that the sale complies with the terms of the agreement, The second bedrooms in
many of the units are used as.an office or a guest room for the occasional guest. She went on to say that
there probably would be more of these because there is a growing need for these types of developments
in the community, .
in an answer to a question by Commissioner Wen, Ms,Butler answered that the City wiil have an
opportunity to review the buyer when there is a change of ownership, Because there will be a covenant
on file, the City can revisit the project if they found it to be in non-compliance, They must comply with
all of the conditions of approval,
In response to a question by Commissioner Lucas, Ms,Butler indicated that staff has visited a couple of
senior housing developments in other cities over the past few years. The companies that are running
these have had positive experiences and have not encountered any problems and based upon their
experience many of their tenants do not drive. The proposed units will have 2 parking spaces per unit.
At least one of the perSons that buys and resides in the unit must be 62 years old..
Mr, Lambert indicated that the developer has constructed similar units in Alhambra,
Commissioner Lucas indicated that he was not sufficiently satisfied of how this concept would be
enforced. For example, what would happen to an 80 year old who buys a unit and passes away soon
after and has the unit deeded to a 40-year old.
Ms, Butler could not comment on that and said that the City Attorney is working on fine tuning the
agreement.
Commissioner Hsu asked what the rational was behind prohibiting subterranean parking in the R-3
zone? Ms, Butler explained that it was felt that on-grade parking was more appropriate and it allowed
the City to control density. She remarked that when the General Plan was adopted in 1996, there were a
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'variety of methods to allow senior housing such as allowing them to be up to 3-stories or 2-stories with
subterranean parking, Staff has been discouraging multi-level units but felt that the modification,
process could address issues relating to parking and subterranean parking and still provide senior
housing. She remarked that these units do not qualify as affordable housing.
The public hearing was opened.
Twen Ma, 195 Mount Olive Dr., Bradbury, said they are in agreement with all of the conditions in the
staff report, He tluuiked staff in working with him, their patience and helping his team to design a safe
environment for the seniors, All units will be wheel chair accessible and comply with ADA
requirements, They have designed the units in such a way so that all of the owners will be able to meet
one another and be able to communicate with one another, They will have various activities for them
such as bingo which will be played in the common shared space. Each unit will have a private area so
the homeowners could do gardening. The recreation room has higher ceiling which makes the area
more inviting, He has designed other similar type units in San Dimas and Alhambra, In his experience,
parking has not been an issue in either one of the developments. The San Dimas project was constructed
over ten years ago and the one in Alhambra just over a couple of years ago.
Angelo Puertas, 129 W. Winnie wily, said he owns the property at 1118 W. Duarte Rd., He was
concerned with the serious problems of rodents on this lot who are now migrating to neighboring lots.
He thought this matter should be addressed immediately before construction begins because
undoubtedly when their environment is tampered with they will go into the neighboring properties, His
tenants are complaining about this problem. The rodents can be easily seen on the trees and running
across cables,
Rev, Charles Ward, was discouraged, that the properties being developed in the City are not affordable to
the young families m the community who are forced to move out. He was not happy that members of
,his congregation could not afford to buy homes in the City they grew up in, These are middle class
families who are being forced out, The prices of homes in the city are out of control and he felt that
something should be done about that. The prices are escalating at an astronomical rate by companies
purchasing properti~, He agreed with comments made by Mr, Puertas, The property has been
abandoned for months, He was also concerned about the dust and how it would be handled during
construction, He wondered how much these units would sell for and would they be affordable?
Chainnan Baderian replied that the costs of the units are irrelevant to this procedure, Whatthe Planning
Commission is reviewing is whether these units should be approved as proposed, The staff report
'indicates the sizes of the proposed units.
Chainnan Baderian asked Mr. Ma regarding the rodents and Mr, Ma replied that he would check with
the Building Official as to when they can demolish the building and hire a pest control company, With
regard to dust, they will do what ever needs to 'be done to keep the dust down and the streets clean per
City requirements. The size of these units are smaller than what is available in the market but this opens
the door to many who cannot afford condominiums in the City,
Mr, Angelo inteJjected that the rodent problem is occurring now and it is critical and should be
addressed now and later on. Almost all of his tenants have complained. about them, the rodent problem
is critical and cannot wait to be addressed down the road,
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'Ms, Butler suggested that Me, Ma discuss the problem with the property owner and that they should try
to remedy the problem as soon as possible,
No one else spoke in fuvor,of or in opposition to this item,
MOTION:
It was moved by Commissioner Wen, seconded by Commissioner Lucas to close the public
hearing. The motion passed by voice vote with no one dissenting,
ROLL CALL:
AYES:
NOES:
Commissioners Hsu, Lucas, OlsOn, Wen, Baderian
None
Commissioner Olson remarked that it just occurred to him that he owns property very close to this site,
therefore, he must abstain from participating,
Commissioner Lucas wondered if the City could do anything about the dilapidated situation of the
building,
Ms, Butler said that this can be addressed by the Code Enforcement Officers, Generally, the Code
EnforcementOfficers rely on complaints at which time they pursue the matter and achieve compliance,
Commissioner Lucas feared that this would open up an avalanche of senior. housing in the community,
which are very dense, He could envision some creativity on the developers and buyers part on projects
that in essence increase the density by 50%. They need to consider the impacts of this,
In answer to a question by Commissioner Hsu, Me, Lambert said that the property willliave a recreation
room, have more common area and decreased parking,
MOTION:
It was moved by Commissioner Wen, seconded by Commissioner Hsu to approve MP 2004-008
and ADR 2003-029 subject to the conditions listed in the staffrepori.
ROLL CALL:
AYES:
NOES:
ABSTAIN:
Commissioners Hsu, Wen, Baderian
Commissioner Lucas
Commissioner Olson
Chairman Baderian noted that there is a five working day appeal period, Appeals are to be filed by
May 5,
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7. PUBLIC HEARING TA 2004-001
Consideration of a text amendment adding loading requirments in the Commercial and
Industrial zones,
The staff report was presented and the public hearing was opened,
No one spoke in favor of or in opposition to this item
MOTION:
It was moved by Commissioner Olson, seconded by Commissioner Wen to close the public
hearing, The motion passed by voice vote with no one dissenting.
ROLLCALL:
AYES:
NOES:
Comminiuners Hsu, Lucas, Olson, Wen, Baderian
None
MOTION:
It was moved by Commissioner Lucas, seconded by Commissioner Wen to recommend approval
ofTA 2004-001 to the City Council.
ROLL CALL:
AYES:
NOES:
Commissioners Hsu, Lucas, Olson, Wen, Baderian
None
CONSENT ITEM
8. TIME EXTENSION TM 53457
827-833 La Cadena
Consideration of a one-year time extension for a 6-unit residential condominium project.
9. MINUTES OF 3123/43
RECOMMENDATION: Approve
MOTION: '
It was moved by Commissioner Olson, seconded by Commissioner Wen to approve the consent
items.
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ROLL CALL:
AYES:
NOES:
Commissioners Hsu, Lucas, Olson, Wen, Baderian
None
MATTERS FROM CITY COUNCIL
Council Member Marshall said as of the next meeting Roger Chandler will be the Planning Commission
liaison.
On behalf of the Planning Commission, Chairman Baderian thanked Council Member Marshall for
coming to the meetings and said that she would be missed,
MATTERS FROM PLANNING COMMISSION
Possible topics of discussion at joint studysession with City Council.
Chairman Baderian asked Ms. Butler to bring all the items for discussion to the Planning Commission at
their next meeting so that they can discuss it prior to meeting with the City Council.
MODIFICATION COMMll Hili MEETING ACTIONS
Commissioner Olson summarized the Modification Committee actions,
MATTERS FROM STAFF
I, CITY COUNCIL ACTIONS
2, PLANNING COMMISSION AGENDA ITEMS
Ms. Butler indicated that a meeting has been scheduled to discuss the sign regulations, It has been
scheduled for May 20lh,
ADJOURNMENT
9:00 p,m,
IslDonna Butler
Secretary, Arcadia Planning Commission
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