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HomeMy WebLinkAbout5-11-10MINUTES ARCADIA PLANNING COMMISSION Tuesday, May 11, 2010, 7:00 P.M. Arcadia City Council Chambers The Planning Commission of the City of Arcadia met in regular session on Tuesday, May 11, 2010 at 7:00 p.m., in the Council Chambers of the City of Arcadia, at 240 W. Huntington Drive with Chairman Parille presiding. PLEDGE OF ALLEGIANCE ROLL CALL: PRESENT: Commissioners Baderian, Baerg, Beranek, Hsu and Parrille ABSENT: None OTHERS ATTENDING Assistant City Manager /Development Services Director, Jason Kruckeberg Deputy Development Services Director /City Engineer, Phil Wray Community Development Administrator, Jim Kasama Senior Planner, Lisa Flores Associate Planner, Tom Li Assistant Planner, Tim Schwehr Senior Administrative Assistant, Billie Tone SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS Mr. Kasama noted that each Commissioner was given two handouts on Item 1, the Proposed City Street Light Assessment District. 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 PUBLIC HEARINGS 1. PRESENTATION ON THE PROPOSED CITY STREET LIGHT ASSESSMENT DISTRICT Mr. Kruckeberg explained that the current method of assessment for street lighting is being eliminated. He said that the proposed methods of assessment would be based on benefit and would apply to every parcel in the city. A single family residential property would be assessed $28 per year and a commercial property assessment would be on benefit with the City covering 60% of the costs and the property owners covering 40 He briefly reviewed the information on the handouts, particularly the contact information for questions. 2. HOMEOWNERS' ASSOCIATION APPEAL NO. HOA 10 -03 417 Harvard Drive Warren Cross, representative from Western Roofing Systems on behalf of the property owners, Mr. and Mrs. Bill Weiss This is an appeal of the Rancho Santa Anita (Lower Rancho) Homeowners' Association's Architectural Design Review Board decision denying a Metro Shake II, Western Wood, stone coated steel roof material at the subject residence. Senior Planner, Lisa Flores, presented the staff report. Commissioner Baderian asked what the cost is to the resident to appeal the Homeowner's Association decision. Mr. Kasama said that the filing fee is $210. The Public Hearing was opened. Mr. Warren Cross of Western Roofing reminded the Commissioners that he represented other homeowners on the same type of appeal several times in the.. Rao so would skip his presentation, but said that he would be happy to answer any questions. He also said that he would be in favor of a process that would allow his clients to avoid the appeal process every time a metal roof is involved. Chairman Parrille asked if anyone else would like to speak in favor of this appeal. None Chairman Parrille asked if anyone wanted to speak in opposition to this appeal. None MOTION: It was moved by Commissioner Baderian, seconded by Commissioner Hsu, to close the Public Hearing. Without objection the motion was approved. MOTION: It was moved by Commissioner Baderian, seconded by Commissioner Hsu to approve Homeowners Association Appeal No. 10 -07. ROLL CALL AYES: Baderian, Baerg, Beranek, Hsu and Parrille NOES: None There is a five working day appeal period after the approval /denial of the appeal. Appeals are to be filed by 5:30 p.m. on Tuesday, May 18. PC MINUTES 5 -11 -10 Page 2 3. MODIFICATION NO. MC 10 -07 Referred from 4 -27 -10 Modification Committee Meeting 900 South First Avenue Sonal Shah The applicant is requesting a Parking Modification for the subject property to utilize the Arcadia Presbyterian Church parking lot located at 810 South First Avenue, approximately 140 feet from the subject property in lieu of the maximum permitted distance of 100 feet, to provide the required parking spaces for the conversion of a 4,453 square -foot general office space to medical uses. Associate Planner, Tom Li, presented the staff report. Commissioner Beranek asked how many employees the medical practice will have. Mr. Li explained that they expect to have only a small staff; perhaps three doctors and two staff members for each doctor. Chairman Parrille asked if there had been any opposition to the project as a result of the public notice and Mr. Li reported that there had not. Commissioner Baderian asked why the limit for off -site parking was set at 100 feet. Mr. Kasama said the restriction has been in the code for many years and he pointed out that a Modification was required for Cafe Fusion allowing off -site parking at 130 feet. The public hearing was opened. Chairman Parri lle asked if anyone would like to speak in favor of this project. Dr. Scott Herman, a cardiologist at Methodist Hospital since 1980, expressed appreciation for the Commissioners' and staff's work on this project. He mentioned that he and his partner are seldom in the office at the same time and that Dr. Shah is currently the only one using the office so he doesn't expect that there will be many occasions when patients will need to use the off-site parking. Commissioner Baderian asked Dr. Herman if he read the conditions of approval and if he would comply with them. Dr. Herman said that he read the conditions and will comply. Mr. Robert Curtis, trustee at Arcadia Presbyterian church, said that the Church does not use these spaces during the week and rarely uses them even on a Sunday morning. He also said that the Church is in favor of this arrangement and does not anticipate any inconvenience as a result of this agreement. Chairman Parrille asked if anyone wanted to speak in opposition to this project. There were none. MOTION: It was moved by Commissioner Beranek, seconded by Commissioner Hsu, to close the Public Hearing. Without objection the motion was approved. PC MINUTES 5 -11 -10 Page 3 MOTION: It was moved by Commissioner Beranek, seconded by Commissioner Hsu to approve Modification No. MC 10 -07. ROLL CALL: AYES: Baderian, Baerg, Beranek, Hsu and Parrille NOES: None There is a five working day appeal period after the approval /denial of the application. Appeals are to be filed by 5:30 p.m. on Tuesday, May 18. 4. GENERAL PLAN AMENDMENT NO. GP 10 -01, CONDITIONAL USE PERMIT NO. CUP 10 -03 AND ARCHITECTURAL DESIGN REVIEW NO. ADR 10 -05 16 Campus Drive Ashwood Construction The applicant is requesting a General Plan Amendment, Conditional Use Permit and Architectural Design Review for a 43 -unit, affordable senior apartment complex with an on- grade parking structure on a 23,000 square -foot lot. Economic Development Manager, Jerry Schwartz, presented the staff report. Commissioner Baderian questioned the allotment of only four parking spaces to guests for the entire project. Mr. Schwartz confirmed the number and said that the developers have had success with this parking ratio at other projects in the past. Chairman Parrille asked if the school district expressed any concern that they would not be able to expand their facilities into this adjacent property. Mr. Schwartz said that school officials said they once considered buying this property but decided against it because it is located adjacent to the ball field instead of the classroom areas on the other side of their property. Chairman Parrille asked if potential tenants could be required to sign a waiver acknowledging that they are aware that there will frequently be activities at the High School generating noise, traffic and glare. Mr. Kruckeberg said that a waiver of understanding or declaration is commonly used for mixed use developments or where residential users are located in close proximity to an active use such as a school. Commissioner Baderian asked what affect this project would have on SCAG requirements. Mr. Kruckeberg explained that in relation to SCAG, every unit helps and this project adds 43 affordable units. The public hearing was opened. Chairman Parrille asked if anyone would like to speak in favor of this project. Mr. Steve Froberg, President of Ashwood Construction, the developer of the project, said that he understands the concerns expressed by the Commissioners regarding the location of the project and his experience with similar projects near major highways, railroads, schools, PC MINUTES 5 -11 -10 Page 4 etc. and confirmed the importance of revealing these facts in rental documents. Mr. Froberg also said that, based on his experience, he believes that many seniors enjoy being near an active use facility. Chairman Parrille pointed out that the high school band plays there frequently and sometimes they even have a fireworks show. Therefore, he believes some type of waiver or agreement is essential to eliminate any potential conflict over the noise and activities. Commissioner Hsu asked about the age requirement to qualify for these units and Mr. Froberg said it is 62. Commissioner Hsu pointed out that many seniors are quite active and they may experience heavy traffic on Campus Drive and Santa Anita Avenue, especially when events are held at the High School. Mr. Froberg said that regional and national studies indicate that tenants at this type of facility are usually not actively employed and tend to generate few car trips. Commissioner Baderian restated his concern over the limited number of guest parking spaces. He said that .9 parking stalls per unit seems to be insufficient particularly when holidays and special days generate family visits. Chairman Parrille pointed out that parking on Duarte Road on weekends is extremely limited when the high school is putting on one of their frequent events, so guests of the senior apartment complex would not be able to park on the street. Mr. Froberg said that the parking lot at Heritage Park, another senior apartment complex in the city, is never at capacity, and also referred to the shared driveway easement with the office building next door. His associate is seeking a contract with the owner of the office property to formalize an easement for the shared driveway, which, based on this proposal, appears to be in the best interest of the office building. They are going to approach the owners to be allowed to use their parking lot on weekends in consideration for maintaining the shared driveway easement. Chairman Parrille asked if anyone wanted to speak in opposition to this project. There were none. MOTION: It was moved by Commissioner Baderian, seconded by Commissioner Hsu, to close the Public Hearing. Without objection the motion was approved. Commissioner Baderian said that he is uncomfortable with only four guest parking stalls and he asked if that number is negotiable. He explained that Campus Drive is often filled to capacity on weekends and the tenants and their guests won't be able to park there. He said altematives need to be developed. Commissioner Beranek noted that Item 10 on the Staff Report requires that the parking plan shall be satisfactory to the City Engineer. Mr. Kruckeberg said it is anticipated that there will be a lot of pick -up /drop -off traffic at the complex so the City Engineer has recommended the use of a white curb which should PC MINUTES 5 -11 -10 Page 5 alleviate some traffic issues. He also noted that Mr. Froberg's comments are correct in that four guest parking stalls is considered adequate at this type of facility. Mr. Kruckeberg recommended the addition of the following condition to insure that all potential tenants are fully aware of the increased noise and light generated by the close proximity of the complex to the high school: 18. All residents shall sign an affidavit affirming that they are aware their unit is adjacent to an active use (Arcadia High School) which may lead to noise, light and glare. The form of the affidavit shall be prepared by the City Attorney and a copy of all signed affidavits shall be kept on file in the Planning Division. Commissioner Baerg asked if parking spaces are assigned to individuals or are the tenants required to pay extra for parking. Mr. Schwartz said that parking spaces will not be specifically assigned but are to be used on a first come first served basis. MOTION: It was moved by Commissioner Beranek, seconded by Commissioner Baderian to refer General Plan Amendment No. GP 10 -01, Conditional Use Permit No. CUP 10 -03 and Architectural Design Review No. ADR 10 -05 to the City Council with recommendations that the proposed condition no. 18 be added, and that the City Council shall be advised of the Commission's concern about the limited number of guest parking spaces and whether the first -come- first served method is the best option for parking at the proposed facility. ROLL CALL: AYES: Baderian, Baerg, Beranek, Hsu and Parrille NOES: None The Planning Commission's comments and recommendation on the General Plan Amendment, Conditional Use Permit and Architectural Design Review will be forwarded to the City Council/Redevelopment Agency for their consideration at a Public Hearing. CONSENT ITEMS 5. RESOLUTION NO. 1815 A Resolution of the Planning Commission of the City of Arcadia, Califomia, approving Conditional Use Permit No. CUP 10-02 to operate an 800 square -foot art studio with a maximum of ten (10) students within a two- story, commercial office building at 400 N. Santa Anita Avenue, Suite 102. 6. RESOLUTION NO. 1816 A Resolution of the Planning Commission of the City of Arcadia, California, revoking Conditional Use Permit Application No. CUP 09-09 that permitted a 960 square -foot expansion to an existing 2,040 square -foot restaurant at 510 -512 E. Live Oak Avenue. PC MINUTES 5 -11 -10 Page 6 7. MINUTES OF APRIL 27, 2010 RECOMMENDATION: Approval MOTION: It was moved by Commissioner Baderian seconded by Commissioner Beranek, to adopt Resolution No. 1815 and Resolution No. 1816, and approve the minutes of April 27, 2010 as presented. Without objection the motion was approved. Resolutions adopted 5 -0 Approved 5 -0 MATTERS FROM CITY COUNCIL AND PLANNING COMMISSION Commissioner Beranek asked if the City Council had appointed a liaison to the Planning Commission and Mr. Kasama said that Councilman Chandler will continue in that office. In Tight of the several Homeowners Association denial appeals on metal roofs that have recently come before the Commission, Commissioner Baerg asked about the fees an applicant must pay to file an appeal. Mr. Kasama said that the fee is $210 and that any change in this process requires City Council amendment of the HOA Resolutions. Commissioner Baderian said he would like to have this issue added to a future agenda for discussion so that the Commission can forward recommendations to the City Council. Chairman Parrille agreed and said he is concemed about the costs to the homeowner of an appeal. Commissioner Beranek also expressed his agreement. MODIFICATION COMMITTEE MEETING ACTIONS Chairman Parrille reported that this morning's Modification Committee meeting was cancelled. MATTERS FROM STAFF Mr. Kasama briefly reviewed the upcoming projects for consideration by the Commission at the May 25 meeting which included a Text Amendment to define personal business uses, a Modification for a condominium project and three Conditional Use Permits; two to add outdoor seating at existing restaurants, and the other amending conditions at a tutoring center. ADJOURNED ATTEST: retary, Planning Commission PC MINUTES 5 -11 -10 Page 7