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HomeMy WebLinkAboutMAY 9, 2006 I) . . MINUTES Arcadia City Planning Commission Monday, May 9.2006 '7=00 p.m. in the Arcadia City Connell Chambers PLEDGE OF ALLEGIANCE The Planning Commission of the City of Arcadia met in regular session on Tuesday, May 9, 2006 at 7:00 p.m in the Arcadia COlDlcil Chambers of the City of Arcadia, at 240 W. HlDltington Dr. with Chairman Lucas presiding. ROLL CALL: PRESENT: ABSENT: Commissioners Baderian, Beranek, Hso, Olson, Lucas None OTHERS ATIENDfNG Community Development Administrator Jason Kruckeberg Planning Services Manager Corkran Nicholson Senior Planner Lisa Flores Associate Planner Tom Li Assistant Planner Andrew Gonzales Business'License Officer Silva Vergel SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS None MOTION: It was moved by Commissioner Beranek, seconded by Commissioner Baderian to read all resolutions by title only and waive reading the full body of the resolution. The motion passed by voice vote with none dissenting. ROLL CALL: AYES: NOES: Commissioners Baderian, Beranek, Hso, Olson, Lucas None TIME RESERVED FOR THOSE IN THE AUDIENCE WHO WISH TO ADDRESS THE PLANNING COMMISSION ON NON-PUBLIC HEARING MATTERS (S MINUTE LIMIT PER PERSON) None . . 1. PUBLIC HEARING CUP 06-03, ADR 05-16 & TM 64609 650 W. Huntington Drive Jeff Lee Consideration of a Conditional Use Permit, Architectural Design Review, and Tentative Map for a new 76-unit senior housing project. RESOLUTION NO. 1744 A resolution of the Planning Commission of the City of Arcadia,Califomia, approving Conditional Use Permit No. 06-03, ArchitecturaI Design Review No. 05-16, and Tentative Map No. 64609 for a new 76-unit senior condominium project at 605 W. Huntington Drive. The staff report was presented. In answer to a question by Commissioner Baderian regarding parking for senior housing projects, Mr. Kruckeberg stated that typically each project is done on a case-by-case basis in most jurisdictions, based on the type of project, some as low as .5 spaces per unit. Mr. Nicholson.further explained that they would like to have a couple of more similar projects builtllI!d occupied to get a better feel of the ratio and. if it is determined that the code should be amended then staff Will pursue it. In answer to a question by Commissioner Hsu regarding the current available parking, Ms. Flores felt that applicant would be able to provide a better answer. Chairman Lucas asked what was the difference between the density requirements for a senior housing project versus onethat.is not.for senior housing. Ms. Flores explained that density requirements; in the multiple family zone the density unit is 24 dulac but for a senior housing project it is 50 dulac. She went on to say that the owner of the unit must be at least 55 years old and can be the same as the occupant. With regard to the 3-stOlY height for a senior project, Ms. Flores stated that in order to make the senior housing feasible, the developer has to have the 3-stories. There is another 3-story project closer to Holly Ave. In response to a comment by Chairman Lucas, Mr. Nicholson said that the project.on Colorado is under new ownership. The site has been cleared and the plans have been submitted for the parking structure but it is being prolonged for reasons that staff is not privy to but anticipate that it will be resolved within 6-months. Staff does'not feel that the same'delays wouliloccur here. The public heating was opened. Scott Yang, 828 Pamela Property line., Arcadia, developer, thanked staff for their efforts. He said they are in agreement with all of the conditions in the staff report with the exception of condition no. I dealing with the occupancy and the ownership of the units. They have gone through lO-months of Architectural Design Review and are pleased with the end project. They have held 2 neighborhood meetings and they have incorporated their height concerns into the design, as well as the 23' easterly An:adJa City PIam!ing CGmmisoKm 2 YJ/6 . . side yard setback and,the courtyard opening, which aligns with the neighboring development. Hedid not know how many parking spaces were on site. With regard to the ownership of the units, he felt that it would be the same as the project on Colorado Place. It is their undelStanding that the senior citizen does not have to own the unit but must occupy it. He added that because it is generally more.difficult to provide .incomeverification it is more difficult for SeniOIS to get financing. They can have joint tenancy with their children, but that could become an issue. He was informed by the Planner that it might be State mandated that the units be.owned and occupied by the seniOIS and if so they will abide by that ruling but they do not believe that is the case based on what was approved on Colorado Place. Commissioner Baderian.asked what criteria were used for the ownership of the project on Colorado Place? Mr. Nicholson replied that it is staff's understanding that the owner, anyone 55+, must own and occupy the unit. Once they submit the covenant, the City Attorney will review and make the appropriate detennination At least one of the occupants must be 55+. Don Penman, Assistant City ManagerlDevelopment Services Director stated that at least one of the occupants must be a senior, i.e. 55+. The City Attomey has conducted extensive research on this subject and there are issues and concerns regarding mandating that the owner be 55+. He wanted to defer this to the City Attorney's opinion. It may not be uncommon to have somenne cosigning to own the unit. The City Attorney also looked at the issue of '1'amily" and its definition. There are many 55+ who have teenagers,and clearly the concern is that the senior housing may have an impact on schools. The owners cannot have families unless the younger person is a primary care giver. He suggested that the legal issues be deferred to the City Attorney. Commissioner Baderian requested that the City Attomey sign off on any future projects involving legal interpretation and that the city clarity owner/occupant. Ms. Flores explained that the City Attomey approved the resolution which is before the Planning Commission, stating that "at.least one occupant shall be.55+". Commissioner Baderian replied that itdoes not address the ownelShip question. Eric Chen, 17528 E. Rowland St., City of Industry, thanked staff for the staff report. They have worked very hard to provide the easterly side yard setback and the 301 floor is setback further. He has wolked on 12-15 senior housing projects and based on his experience most have been required to have at!east one of the occupants 55+ but no such requirement for the ownership. In answer to a question by Commissioner Hsu, Ms; Flores said that the applicant is requesting to modity the requirement of ownership and occupancy. She went on to say that the CC& Rs will regulate the occupancy requirement. No one else spoke in favor or in opposition to this item Atoadio Cily PlmDins Commission 3 S/9i6 . . MOTION: It was moved by Commissioner Baderian, seconded by Commissioner Olson to close the. public hearing. The motion passed by voice vote with no one dissenting. ROLL CALL: AYES: NOES: Commissioners Baderian, Beranek, Hsu, Olson, Lucas None Commissioner Olson was concemed with the wording in the resolution and wondered what would happen if a grandparent had to take care of their grand child? He was uncomfortable with the defInitions of what would happen.during various circumstances. .Commissioner Baderian, agreed. He recalled a similar discussion with the previous project He asked if there was an urgency.in approving this tonight? He would feel much better if they had input from the City Attorney. The stafIreport fails to discuss ownership and the resolution taJks about occupancy. Commissioner Hsu thought the project is architecturally pleasing but had concerns over traffic and the impact that this Will have due to its location. He felt that a traffic study should be conducted. Ms. Flores replied that the City's Traffic Engineer reviewed the project and has determined that a traffic study is not necessary because the project will generate less traffic and have less of an impact on the intersection than the existing office use. Mr. Kruckeberg said that the Planning Commission could continue this until they get,a legal opinion on the issue. Chairman Lucas had serious concerns with this project. It was the consensus of the Planning Commission to continue the hearing to the June 12th meeting to have the City Anomey provide them with a clarification of ruling relative to the ownership and occupancy of the units and how these conditions will be enforced. MOTION: It was moved by Commissioner Baderian, seconded by Commissioner Beranek to continue the public hearing for CUP 2006-03, TM 64609 and ADR 2005-16 to the June 12th meeting. ROLL CALL: AYES: NOES: Commissioners Baderian, Beranek, Hsu, Olson, Lucas None Arcadia City PIaluUos Commission 4 SI9/6 . . 2. PUBUC HEARlNGTM 64330 47"51 Lucille St. Chou Family Trust Consideration of a tentative map for a 6-unit residential condominium conversion project. The staff report was presented. In reply to a question by CommissionerHsu, Mr. Gonzales stated that building was constructed.in 1985, when the setbacks were different. Staff felt that this project is in substantial compliance with current developmentstandards, which is what is required for conversion projects. The public hearing was opened. Hank Jong, 11819 Goldring Rd., said that they are in agreement with all of the conditions in the staff report. No one else spoke in favor or in opposition to this item MOTION: It was moved by Commissioner Baderian, seconded by Commissioner Olson to close the public hearing. The motion passed by voice vote with no one dissenting. ROLL CALL: AYES: NOES: Commissioners Baderian, Beranek, Hsu, Olson, Lucas None MOTION: It was moved by Commissioner Baderian, seconded by Commissioner Hsu to approve TM 64330 subject to the conditions in the staff report ROLL CALL: AYES: NOES:' Commissioners Baderian, Beranek, Hsu, Olson, Lucas None Chairman Lucas indicated that there is a ten-day appeaJ period. Appe81s are lobe filed by May 19th. An:adia City I'Wmins Commission , m/6 . . 3. PUBLIC HEARING CUP 06-04 118 W. Las Tunas Drive Myuog Hye Cho Consideration of a Conditional Use Permit for a learning center with a maximum of 10 students of non-ilriving age and up to 2 teachers, The staff report was presented and the public hearing was opened. Myuog Cho, 51 E. Colorado Blvd, Arcadia, distributed a package to the Planning Commission. She explained the program. They have booklets that the students will use with a step-by-step approach where eaCh child advances based on their own pace and learning ability. There will be no high school aged children. Their students will be up'to 13 years. She explained the teaching methodology. They will be open to receive students from 3:00 p.m. to 6:00 p.m. Some students will be there as little as 20 minutes and some could' be there up to one hour. This' is dependent upon how quickly they finish up their packet and if they have any questions. After they are done, they will call their parents who will then pick them up. So, in essence, students will be coming and going from the facility. As some students leave, others will be coming in. She did not feel traffic would be an issue because there will not be a mass exodus. Because the times are staggered, this will alleviate any parking traffic. Commissioner Baderian asked if Ms. Cho knew the hours of operation for the dental offices and she responded that they are open 9:00 am. to 5:00 p.m. Monday-Friday. She said that a designer occupies Unit C. There are J 7 parlcing spaces and she felt that was ample parking, She went on to say that there would be one teacher per 10 students. Commissioner Baderianasked if these would be halfhour sessions and Ms. Cho explained that it would not be a set number of minutes and that it would be baSed on student's ability. Some may stay longer and others may be done quickly. Commissioner Baderian asked what would be the. maximum number of students that would be staggered and what would the traffic flow be like? Ms. Choreplied that starting at 3:00 p.m. they could expect 10 students there at any one time supervised by one teacher. They have 2 teachers but they would not have 20 students. Commissioner Baderian asked what would be the maximum number of cars there at anyone time. He wanted to ascertain how much traffic could be expected. Commissioner Hsu wondered-why they would not be operating on-weekends and Ms, Cho replied that based on her experience, children are busy with other activities on weekends. Commissioner Olson felt that parents whose children are done in 20 minutes or so would not be leaving and would stay there, adding to the congestion. Ms. Cho said the parents would leave and when the children are done they would call to be picked up. While they are waiting, they would be kept occupied by working on the computers and programs off of the Intemet. Madia city Planning C<lmmiuioo 6 519/6 . . Commissioner Baderian asked that conceivably then there could be more than 10 Children there at any one time, i.e., if there are 10 students that are working on their packets, there could be a few who are already done waiting to be picked up. Commissioner Beranek asked if it would be safe to assume that mOst of the children would be coming by right after school and Ms. Cho said that they would prefer not to offer pick up service from the schools. They do not want to offer transportation for the Children The parents would drop them off at their facility. Commissioner Baderian asked if Ms. Cho was in agreement with all of the conditions in the staff report and she responded that it was her understanding that the City did not want to approve her request. She explained that her facility'will be different than the other tutoring schools because they wo.uld not be offering transportation from schools, they would be finished by 6:00 p.m and would not add to the congestion She was.in agreement with the conditions in the staff report. Robert Dreilar, 901 N. San Gabriel, Azusa, explained that Ms. Cho has not comprehended all of the questions that have been posed to her. There will he no fonnal teadIing because they will he leamingat their own pace. While some children are coming in for their session, others will he leaving because they have already completed their project. There will he a maximum of 10 children there at anyone time: They will be inside at all times and would not he going outside to play. Commissioner Olson asked how they would handle a situation where a student shows up without an appointment, where they could conceivably have more than 10 students. He asked what if someone shows up without an appointment and how would they handle a situation where there was an overlap? Mr. Dreilar said that would he difficult to control but they will be scheduling students and appointments. The sessions are 8-weeks long and they would have no more than 10 students enrolled Commissioner Baderian asked if there would be only 10 students enrolled in an 8-week session and after the 8-week session is over then they' would enroll another 10 students? Ms. Cho explained that they would have between 30-40 students enrolled. They are open 5-days a week. It would not be feasible to have only 10 students. Different students come in every day not the same ones. Generally, the students will come in 1-2 times a week. No one else spoke in favor or in opposition to this item MOTION: It was moved by CommissionepOlson, seconded byCommissionerHsu to close the public hearing. The motion passed by voice vote with no one dissenting. ROLL CALL: AYES: NOES: Commissioners Baderian, Beranek, Hsu, Olson, Lucas None In response to a question by Commissioner Beranek, Mr. Li stlited that businesses and property owners within a 300' radius were notified of this meeting. Arcadia city PlannittB Commiuion 7 SI9/6 ., . . Commissioner Olson did not have an issue with the concept of this business. However, there are appropriate locations .for certain types of businesses and he did not feel that this is the right location. He was concerned that there would be a carry over of children and they would exceed the lo-student limit He thought that some of the parents would opt to stay and wait for their children instead of leaving, only to have to return in 20 minutes. He felt there would be more than 10 vehicles going back and forth and there is the potential for having much more. He did not feel this is. an appropriate use for this location. On the other. hand, if approved, this is a CUP and they could revisit it ifproblems,arise. ColIlrnissioner Baderian supported the comments made by Commissioner Olson relative to potential traffic impact. He applauded the concept and said that there have been other projects that have come before the Planning Commission with potential safety concerns. MOTION: It was moved by Commissioner Baderian, seconded by Commissi(l!ler Beranek to deny CUP 2006-04. This denial is based on the finding that the site is not suitable for the proposed Use. ROLL CALL: AYES: NOES: Commissioners Baderian, Beranek, Hsll, Olson, Lucas None Chairman Lucas. indicated that. there is five working day appeal period fOr the adoptfun of the resolution. The resolution will beadop1ed on May 23" and appeals are to be fIled by.Iune I". CONSENT ITEMS 4. TIME EXTENSION SADR NO. 05-01 701 W.HUIltingtoil Dr. Mr. Ghaderi Consideration of a 6-month extension for the approved signage at the 76 Service Station. The staff repon was presented. MOTION: It was moved by Commissioner Olson, seconded by Commissioner Hsu to grant a 6-month time extension. ROLL CALL: AYES. NOES: Commissioners Baderian, Beranek, Hsu, Olson, Lucas None 5. MINUTES OF 4/10/6 RECOMMENDATION: Approve Arcadia City Plannius Commiuion 8 ~1916 . . MOTION: It was moved by' Commissioner Baderian, seconded by Commissioher Beranek approve the Minutes of 4/10/6. ROLL CALL: AYES: NOES: Commissioners Baderian, Beranek, Hsu, Olson, Lucas None MA TIERS FROM .CITY COUNCIL AND PLANNING COMMISSION Chairman Lucas welcomed Council Member Amundson and Jason Kruckeberg. Council Member Amundson remaiked that be is an advocate of slow growth. He indicated that he receives a few calls a week .from concerned citizens who are concemed about what is going on in the community and. the development. Mr. Kruckeberg said that the City has an outstanding staff. Commissioner Olson indicated. that he would be absent from the May 2301 meeting and Chairman Lucas indicated that he would attend the Modification Committee meeting. Chairman Lucas indicated that he would be absent from the June 27th meeting. MODIFICATION COMMrITEE MEETING ACTIONS Commissioner Olson summarized the action taken by the Modification Committee. MA1TERS FROM STAFF 1. CITY COUNCIL ACTIONS 2. PLANNING COMMISSION AGENDA ITEMS None ADJOURNMENT 8: 45 p.m Is/Jason KruckeberJ!: . Secretary, Arcadia Planning Commission Arcadia City Planning en.nmtUHm 9 '/916