HomeMy WebLinkAbout9-14-10PLEDGE OF ALLEGIANCE
ROLL CALL
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
TIME RESERVED FOR THOSE IN THE AUDIENCE WHO WISH TO ADDRESS THE PLANNING
COMMISSION ON NON PUBLIC HEARING ITEMS 5 minute time limit per person.
PUBLIC HEARINGS
All interested persons are invited to appear at the Public Hearing and to provide evidence or testimony concerning
any of the proposed items set forth below for consideration. You are hereby advised that should you desire to
legally challenge any action taken by the Planning Commission with respect to the proposed item for consideration,
you may be limited to raising only those issues and objections, which you or someone else raises at or prior to the
time of the Public Hearing.
PLANNING COMMISSION ITEM
AGENDA
ARCADIA PLANNING COMMISSION 7:00 p.m.
And
COMMUNITY WORKSHOP 7:30 p.m.
Tuesday, September 14, 2010
Arcadia City Council Chambers
1. MODIFICATION APPLICATION NO. MP 10 -03 AND SINGLE FAMILY ARCHITECTURAL DESIGN
REVIEW NO. SFADR 10-42
2215 Holly Avenue
Sanyao International, Inc. (Designer)
The applicant is requesting the following Modification and Single- Family Architectural Design Review
for a proposed new single family residence on an R -1 single family zoned property:
A 25' -0" front yard setback in lieu of the 40' -0" special setback required (Sec. 9320.39.1).
RECOMMENDATION: Conditional approval
There is a five working day appeal period after the approval/denial of the applications. Appeals are to
be filed by 5 :30 p.m. on Tuesday, September21, 2010.
CONSENT ITEM
2. MINUTES OF AUGUST 24, 2010
RECOM MENDATION: Approval
MATTERS FROM CITY COUNCIL PLANNING COMMISSION
MODIFICATION COMMITTEE AGENDA
Any writings or documents provided to a majority of the Planning Commission members regarding any item on this agenda will be
made available for public inspection in the Planning Services office at City Hall, 240 W. Huntington Dr., Arcadia, CA 91007, (626)
574 -5423.
PC AGENDA
9 -14-10
MATTERS FROM STAFF UPCOMING AGENDA ITEMS
COMMUNITY WORKSHOP 7:30 p.m.
3. ZONING CODE AMENDMENTS
Citywide
Presentation of proposed Zoning Code Amendments to achieve consistency with the 2010 Draft
General Plan for review and comment.
ADJOURNMENT
Any writings or documents provided to a majority of the Planning Commission members regarding any item on this agenda will be
made available for public inspection in the Planning Services office at City Hall, 240 W. Huntington Dr., Arcadia, CA 91007, (626)
574 -5423.
PC AGENDA
9 -14-10
PLANNING COMMISSION
Pursuant to the Americans with Disabilities Act, persons with a disability who require a disability related
modification or accommodation in order to participate in a meeting, including auxiliary aids or services,
may request such modification or accommodation from the City Clerk at (626) 574 -5423. Notification 48
hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility to
the meeting.
Public Hearing Procedure
1. The public hearing is opened by the Chairman of the Planning Commission.
2. The Planning staff report is presented by staff.
3. Commissioners' questions relating to the Planning staff report may be asked and answered at this
time.
4. The applicant is afforded the opportunity to address the Commission.
5. Others in favor of the proposal are afforded the opportunity to address the Commission.
(LIMITED TO 5 MINUTES)
6. Those in opposition to the proposal are afforded the opportunity to address the Commission.
(LIMITED TO 5 MINUTES)
7. The applicant may be afforded the opportunity for a brief rebuttal.
(LIMITED TO 5 MINUTES)
8. The Commission closes the public hearing.
9. The Commission members may discuss the proposal at this time.
10. The Commission then makes a motion and acts on the proposal to either approve, approve with
conditions or modifications, deny, or continue it to a specific date.
11. Following the Commission's action on Conditional Use Permits and Variances, a resolution reflecting
the decision of the Planning Commission is prepared for adoption by the Commission. This is usually
presented at the next Planning Commission meeting. There is a five (5) working day appeal period
after the adoption of the resolution.
12. Following the Commission's action on Modifications and Design Reviews, there is a five (5) working
day appeal period.
13. Following the Commission's review of Zone Changes, Text Amendments and General Plan
Amendments, the Commission's comments and recommendations are forwarded to the City Council
for the Council's consideration at a scheduled public hearing.
14. Following the Commission's action on Tentative Tract Maps and Tentative Parcel Maps (subdivisions)
there is a ten (10) calendar day appeal period.
Any writings or documents provided to a majority of the Planning Commission members regarding any item on this agenda will be
made available for public inspection in the Planning Services office at City Hall, 240 W. Huntington Dr., Arcadia, CA 91007, (626)
574 -5423.
PC AGENDA
9 -14 -10
September 14, 2010
TO:
FROM:
SUBJECT:
SUMMARY
The applicant is requesting a Modification for a 25' -0" front yard setback in lieu of
the minimum 40' -0" special setback required for a new, two story, 4,129 square
foot, single family residence. Concurrent with the Modification, the applicant is
requesting Architectural Design Review approval for the proposed "French" style
residence. The Development Services Department is recommending approval of
MP 10 -03 and SFADR 10 -42, subject to the conditions listed in this staff report.
GENERAL INFORMATION
Arcadia Planning Commission
Jim Kasama, Community Development Administrator
By: Thomas Li, Associate Planner
FRONTAGE: 75 feet along Holly Avenue
STAFF REPORT
Development Services Department
Modification Application No. MP 10 -03 and Single Family
Architectural Design Review No. SFADR 10 -42 for a new, two -story,
4,129 square -foot, "French" style residence at 2215 Holly Avenue
APPLICANT: Sanyao International Inc. (Designer)
LOCATION: 2215 Holly Avenue
REQUEST: A new, two -story, 4,129 square -foot, "French" style residence that
requires the following applications:
1. A Modification for a 55' -0" front yard setback as measured to
the centerline of Holly Avenue (25' from front property line) in
lieu of the minimum 70' -0" special setback (9320.39.1)
2. Single Family Architectural Design Review
SITE AREA: 8,700 square feet (0.20 acres)
EXISTING LAND USE:
The site is currently developed with a 963 square -foot, single
story, single family residence and a semi attached, two -car
garage; constructed in 1950.
ZONING: R -1 -7,500 Second One Family Zone with a minimum lot size of
7,500 square feet
GENERAL PLAN DESIGNATION:
Single Family Residential at 0 -6 dwelling units per acre
SURROUNDING LAND USES ZONING:
The surrounding properties are developed with single family
residences and are zoned R -1 -7,500 and R -0- 15,000.
BACKGROUND
This proposal is before the Planning Commission because Section 9252.2.11 of
the Arcadia Municipal Code requires that any side, front, or rear yard setback
Modification request for a new dwelling and /or rebuild shall be subject to approval
by the Planning Commission.
PUBLIC HEARING NOTIFICATION
Public hearing notices of MP 10 -03 and SFADR 10 -42 were mailed on September
3, 2010 to the property owners, tenants and occupants of those properties that are
within 100 feet of the subject property (see attached radius map). Because staff
considers the proposed project exempt from the requirements of the California
Environmental Quality Act (CEQA), the public hearing notice was not published in
the Arcadia Weekly newspaper.
PROPOSAL AND ANALYSIS
The applicant is proposing to demolish the existing single family residence,
garage, and pool for a new, 4,129 square -foot, two -story, single family residence
and attached, two -car garage. The proposal requires a Modification because the
proposed residence will be set back 55' -0" from the centerline of Holly Avenue,
which would be 15' -0" Tess than the required 70' -0" special setback required by
Arcadia Municipal Code Section 9320.39.1. Otherwise, the proposed project
complies with the zoning regulations.
MP 10 -03 SFADR 10-42
2215 Holly Avenue
September 14, 2010 page 2
Modification
Special setbacks were established to allow for future street widening dedications
and to ensure consistent front yard setbacks for neighborhood compatibility. The
City Engineer has reviewed the proposal and has no objections to the requested
setback Modification as there are no plans to widen Holly Avenue. To show that
the proposal is compatible with the neighborhood, the applicant has provided the
attached setback measurements of several homes at street corners along Holly
Avenue between Las Tunas Drive and Duarte Road. The setbacks, as measured
to the Holly Avenue property lines, range from 10' -0" to 44' -0 with many homes
set back less than 25' -0" from the property line on Holly Avenue. There are four
lots with Holly Avenue property lines on the block of the subject property. The
corner lot to the north of the subject property has a 15' -0" setback from Holly
Avenue, and the two lots to the south have 25' -0" setbacks. The requested 25' -0"
is compatible with the neighborhood and complies with the regular front yard
setback requirement for the R -1 zone. Therefore, staff believes approval of this
Modification would secure an appropriate improvement and promote uniformity of
development.
Architectural Design
The applicant describes the proposed home as a "French" style with a flat tile roof,
pre -cast concrete molding, smooth stucco finish, and copper accents. Although
the proposed residence is larger than many of the existing homes in the
neighborhood, staff believes the limited second story floor area and extensive
building articulation have reduced the potential mass and scale of the structure.
The proposed "French" style is achieved through variations in exterior finishes, but
the overall building shape is consistent with the neighboring properties. In staffs
opinion, the proposed design of the residence is consistent with the City's Single
Family Residential Design Guidelines and is compatible with the surrounding
neighborhood.
CODE REQUIREMENTS
The proposed project is required to comply with all other code requirements and
policies as determined to be necessary by the Building Official, Fire Marshal, City
Engineer, Development Services Director, and Public Works Services Director,
which are to be determined by having fully detailed construction plans submitted
for plan check review and approval.
MP 10 -03 SFADR 10 -42
2215 Holly Avenue
September 14, 2010 page 3
CEQA
Pursuant to the provisions of the California Environmental Quality Act (CEQA), the
Development Services Department has determined that the proposed project is
categorically exempt from CEQA pursuant to Section 15305 of the CEQA
Guidelines as a Class 5 Exemption for Minor Alterations of Land Use Limitations.
A Preliminary Exemption Assessment is attached.
RECOMMENDATION
The Development Services Department recommends approval of Modification
Application No. MP 10 -03 and Single Family Architectural Design Review No.
SFADR 10 -42, subject to the following conditions:
1. All City requirements regarding building safety, fire prevention, detection,
suppression, emergency access, public right -of -way improvements, parking,
water supply and water facilities, sewer facilities, trash reduction and
recycling requirements, and National Pollutant Discharge Elimination System
(NPDES) measures shall be complied with to the satisfaction of the Building
Official, Fire Marshal, Public Works Services Director and Development
Services Director. Compliance with these requirements is to be determined
by having fully detailed construction plans submitted for plan check review
and approval.
2. The applicant shall defend, indemnify, and hold harmless the City of Arcadia
and its officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officers, employees or agents to
attack, set aside, void, or annul any approval or condition of approval of the
City of Arcadia concerning this project and /or land use decision, including but
not limited to any approval or condition of approval of the City Council,
Planning Commission, or City Staff, which action is brought within the time
period provided for in Government Code Section 66499.37 or other provision
of law applicable to this project or decision. The City shall promptly notify the
applicant of any claim, action, or proceeding concerning the project and /or
land use decision and the City shall cooperate fully in the defense of the
matter. The City reserves the right, at its own option, to choose its own
attorney to represent the City, its officers, employees, and agents in the
defense of the matter.
3. Approval of MP 10 -03 and SFADR 10 -42 shall not take effect until the
applicant and property owner have executed and filed an Acceptance Form
available from the Development Services Department to indicate awareness
and acceptance of the conditions of approval, and that all conditions of
approval shall be satisfied prior to final inspection of the project.
MP 10 -03 SFADR 10-42
2215 Holly Avenue
September 14, 2010 page 4
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve the project, the Commission should
move to approve Modification No. MP 10 -03 and Architectural Design Review No.
SFADR 10 -42, subject to the conditions set forth above, or as modified by the
Commission, based on at least one of the following purposes:
1. That the Modification will secure an appropriate improvement of a lot;
2. That the Modification will prevent an unreasonable hardship; or
3. That the Modification will promote uniformity of development.
Denial
If the Planning Commission intends to deny this project, the Commission should
move to deny Modification. No. MP 10 -03 and Architectural Design Review No.
SFADR 10 -42, based on the evidence presented and state the reasons why the
project does not meet any of the above purposes.
If any Planning Commissioner or other interested party has any questions or
comments regarding this matter prior to the September 14, 2010 public hearing,
please contact Thomas Li, Associate Planner by calling (626) 574 -5447 or by
email at tli(a�ci.arcadia.ca.us.
Approved by:
asarna, Community Development Administrator
Attachments: Aerial Photograph and Vicinity Map
Site and Neighborhood Photographs
Architectural Plans
Holly Avenue Setback Measurements
Public Hearing Notification Radius Map
Preliminary Exemption Assessment
MP 10 -03 SFADR 10-42
2215 Holly Avenue
September 14, 2010 page 5
2215 Holly Avenue
MP 10 -03 and SF ADR 10 -42
MP 10 -03 SF ADR 10-42
2215 Holly Avenue
View of the subject property
View of the adjacent property to the south of the subject site
MP 10 -03 SF ADR 10 -42
2215 Holly Avenue
View of the adjacent property to the north of the subject site
View of the property across from the subject site
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1.
Name or description of project:
MP 10 -03 and SF ADR 10 -42, a modification and single family
architectural design review for a proposed new single family residence
on an R -1 single- family zoned property.
2.
Project Location Identify street
address and cross streets or attach a
map showing project site (preferably a
USGS 15' or 7 1/2' topographical map
identified by quadrangle name):
2215 Holly Avenue
3.
Entity or person undertaking project:
A.
B. Other (Private)
(1) Name Sanyao International, Inc.
(2) Address 255 E. Santa Clara St. #200,
Arcadia, CA 91006
4.
Staff Determination:
The Lead Agency's Staff, having undertaken and completed a preliminary review of this project in accordance with
the Lead Agency's "Local Guidelines for Implementing the California Environmental Quality Act (CEQA)" has
concluded that this project does not require further environmental assessment because:
a.
The proposed action does not constitute a project under CEQA.
b.
The project is a Ministerial Project.
c.
The project is an Emergency Project.
d.
The project constitutes a feasibility or planning study.
e. iI
The project is categorically exempt.
Applicable Exemption Class: 05
f
The project is statutorily exempt.
Applicable Exemption:
g.
The project is otherwise exempt on
the following basis:
h.
The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: 8 -23 -10
Preliminary Exemption Assessment\2010
CITY OF ARCADIA
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination
When Attached to Notice of Exemption)
Staff: Thomas Li, Associate Planner
FORM "A"
OTHERS ATTENDING
MINUTES
ARCADIA PLANNING COMMISSION
Tuesday, August 10, 2010, 7:00 P.M.
Arcadia City Council Chambers
The Planning Commission of the City of Arcadia met in regular session on Tuesday, August 10,
2010 at 7:00 p.m., in the Council Chambers of the City of Arcadia, at 240 W. Huntington Drive
with Chairman Pamlle presiding.
PLEDGE OF ALLEGIANCE
Chairman ParriIle led the Pledge of Allegiance.
ROLL CALL:
PRESENT: Commissioners Baerg, Beranek, Chiao and ParriIle
ABSENT: Commissioner Baderian
It was moved by Commissioner Beranek, seconded by Commissioner Baerg to excuse
Commissioner Baderian. Without objection the motion was approved.
Deputy Development Services Director /City Engineer, Phil Wray
Community Development Administrator, Jim Kasama
Associate Planner, Tom Li
Assistant Planner, Tim Schwehr
Senior Administrative Assistant, Billie Tone
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
There were 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
There were none.
PUBLIC HEARINGS
1. CONDITIONAL USE PERMIT NO. CUP 10 -09
24 North First Avenue
Kevin Lee Riddle
The applicant is requesting a Conditional Use Permit to allow a 2,100 square -foot personal
training gym with a maximum of four patrons training at any one time.
RESOLUTION NO. 1822
A Resolution of the Planning Commission of the City of Arcadia, Califomia, granting
Conditional Use Permit No. CUP 10 -09 to operate a 2,100 square -foot personal training gym
with a maximum of four patrons training at any one time at 24 North First Avenue.
Assistant Planner, Tim Schwehr presented the staff report.
The Public Hearing was opened.
Chairman Parrille asked if anyone would like to speak in favor of this project.
Mr. Kevin Riddle, the applicant offered to answer any questions on the project.
Chairman Parrille asked Mr. Riddle if he understood the conditions and would comply with
them. Mr. Riddle said that he would.
Chairman Parrille asked if anyone wanted to speak in opposition to this project.
There were none.
MOTION:
It was moved by Commissioner Beranek to close the Public Hearing. Without objection the
motion was approved.
MOTION:
It was moved by Commissioner Baerg, seconded by Commissioner Beranek, to approve
Conditional Use Permit No. CUP 10 -09 and adopt Resolution No. 1822.
ROLL CALL
AYES: Commissioners Baerg, Beranek, Chiao and Parrille
NOES: None
ABSENT: Commissioner Baderian
There is a five working day appeal period after the adoption of the Resolution. Appeals are
to be filed by 5:30 p.m. on Wednesday, August 18, 2010.
2. CONDITIONAL USE PERMIT NO. CUP 10 -10
50 West Las Tunas Drive
Dr. James Su
The applicant is requesting a Conditional Use Permit to operate a tutoring center with up to
55 Students in an existing 1,682 square -foot retail space of a commercial shopping center.
PC MINUTES
8-10-10
Page 2
RESOLUTION NO. 1823
A Resolution of the Planning Commission of the City of Arcadia, California, approving
Conditional Use Permit No. CUP 10 -10 to operate a tutoring center with 55 students in an
existing 1,682 square -foot retail space at 50 W. Las Tunas Drive.
Associate Planner, Tom Li presented the staff report.
The Public Hearing was opened.
Chairman Parrille asked if anyone would like to speak in favor of this project.
Dr. James Su, the applicant said that he would be grateful for approval and offered to
answer questions.
Chairman PerriIle asked Dr. Su if he understood the conditions and would comply with them.
Dr. Su said that he would.
Chairman Parrille asked if anyone wanted to speak in opposition to this project.
There were none.
MOTION:
It was moved by Commissioner Beranek to close the public hearing. Without objection the
motion was approved.
MOTION:
It was moved by Commissioner Beranek, seconded by Commissioner Baerg to approve
Conditional Use Permit No. CUP 10 -10 and adopt Resolution No. 1823.
ROLL CALL
AYES: Commissioner Baerg, Beranek, Chiao and Parrille
NOES: None
ABSENT: Commissioner Baderian
There is a five working day appeal period after the adoption of the Resolution. Appeals are
to be filed by 5 :30 p.m. on Wednesday, August 18, 2010.
3. CONDITIONAL USE PERMIT NO. CUP 10 -11
253 East Foothill Boulevard
Robert M. Silverman of Walgreen Co.
The applicant is requesting an Amendment to Conditional Use Permit No. CUP 05 -12
(Resolution No. 1736) to allow the sale of beer and wine for off -site consumption in a 12,610
square -foot drug store (d.b.a. Walgreens) that is less than 150 feet from residentially -zoned
property.
PC MINUTES
8-10-10
Page 3
RESOLUTION NO. 1823
A Resolution of the Planning Commission of the City of Arcadia, Califomia, approving
Conditional Use Permit No. CUP 10 -11 to amend Conditional Use Permit No. CUP 05 -12
(Resolution No. 1736) to allow the sale of beer and wine for off -site consumption in an
existing 12, 610 square -foot drug store (D.B.A. Walgreens) at 253 E. Foothill Boulevard.
Associate Planner, Tom Li presented the staff report.
Commissioner Beranek asked about a density or separation requirement for businesses
selling alcoholic beverages. Mr. Li explained that the City does not have this type of
restriction. Mr. Li also said that the sale of beer and wine must be incidental to Walgreens
primary business.
Commissioner Chiao pointed out that Walgreens is near Foothills Middle School and asked
if this is a concem. Mr. Li said that the sale of alcoholic beverages is typical in large drug
stores and the Ralphs Market that is next door has been selling alcoholic beverages for
quite some time without incident.
The Public Hearing was opened.
Chairman Parrille asked if anyone would like to speak in favor of this project.
Mr. Matt Dzurec, representing Walgreens, explained that the applicant considers this a
modest request. He explained that the sale of beer and wine is expected to make up only
about one -half of one percent of Walgreens' business and the store will remain primarily a
pharmacy. Mr. Dzurec explained that employees are thoroughly trained on alcohol sales
policies, that there are monitors throughout the store, and that the beer and wine will be
located in an area that deters theft. He pointed out that the Arcadia Police Department
expressed no concern with the sale of beer and wine and that Walgreens is a trusted name
in the community with an excellent reputation.
Commissioner Beranek asked why the sale of beer and wine was not included when the
store was built. Mr. Dzurec explained that Walgreens discontinued alcoholic beverage sales
in the 1990s, but based on consumer demand, recently began offering it again.
Chairman Perrille asked if anyone wanted to speak in opposition to this project.
There were none
MOTION:
It was moved by Commissioner Beranek to close the Public Hearing. Without objection the
motion was approved.
MOTION:
It was moved by Commissioner Beranek, seconded by Commissioner Baerg to approve
Conditional Use Permit No. CUP 10 -11 and adopt Resolution No. 1823.
PC MINUTES
8-10-10
Page 4
ROLL CALL
AYES: Commissioners Baerg, Beranek, Chiao and Parrille
NOES: None
ABSENT: Commissioner Baderian
There is a five working day appeal period after the adoption of the Resolution. Appeals are
to be filed by 5:30 p.m. on Wednesday, August 18, 2010.
CONSENT ITEMS
4. MINUTES OF JULY 27, 2010
RECOMMENDATION: Approve the minutes of July 27, 2010.
MOTION:
It was moved by Commissioner Baerg, seconded by Commissioner Beranek, to approve the
minutes of July 27, 2010 as presented.
ROLL CALL:
AYES: Commissioners Baerg, Beranek, Chiao, and Parrille
NOES: None
ABSENT: Commissioner Baderian
MATTERS FROM CITY COUNCIL PLANNING COMMISSION
None
MODIFICATION COMMITTEE AGENDA
Chairman Parrille reported approval of one item, Modification No. MC 10 -18 at 131 E.
Huntington Drive to expand a chiropractic center.
MATTERS FROM STAFF UPCOMING AGENDA ITEMS
Mr. Kasama said that since there are no agenda items for the August 24 meeting, that Planning
Commission meeting is cancelled. However, the Modification Committee may still meet as
scheduled. He will confirm that at a later date.
Mr. Kasama asked the Commissioners if they were available for the General Plan Update
Workshop at 5:30 on September 14, just before the regular Planning Commission meeting.
Chairman Parrille said that he may be late, Commissioner Beranek said that he will not be able
to attend that meeting. Commissioners Baerg and Chiao confirmed that they will attend.
PC MINUTES
8-10-10
Page 5
ADJOURNED 7:35 p.m.
ATTEST:
Secretary, Planning Commission
Chairman, Planning Commission
PC MINUTES
8 -10-10
Page 6
STAFF REPORT
Development Services Department
September 14, 2010
TO: Planning Commission
FROM: Jason Kruckeberg, Development Services Director 5Z.
SUBJECT: General Plan Update Review of the Proposed Zoning Code
Amendments
BACKGROUND
The Arcadia General Plan Update is nearing the final steps in the adoption process. As
you know, this has been a long and multi -step process of public outreach and
committee and staff work. The Plan has been reviewed by all City Departments and has
been reviewed by the General Plan Advisory Committee (GPAC). The Draft General
Plan was made available to the public in April, 2010. In May and June, City staff went
through an extensive marketing and outreach process to introduce the Draft General
Plan that included:
A two -page mailer sent with the Water Bill along with the Arcadia "Hot Sheet"
A six -page informational brochure mailed to residents and provided at all public
meetings
Articles in the City Newsletter, Pasadena Star News, Arcadia Weekly, and
coverage of all activities on the City website
Attendance and presentations at meetings of the Arcadia Chamber of
Commerce, Arcadia Chinese Association, Home Owners' Associations, Arcadia
Board of Realtors and Real Estate professionals
Two community -wide open houses, held June 3 and June 23 at the Golf Course
and Arcadia Public Library respectively
Following these efforts, the Draft was revised and public comment was incorporated. In
addition, on July 19, 2010 the Environmental Impact Report for the Plan was completed
and released to the public and other governmental agencies and was made available on
the website. Both the General Plan and the EIR have been provided to interested
parties. The public comment period for the EIR ended on September 1, 2010 and the
City has received comments from a number of agencies. These comments will be
available along with the Final EIR at the upcoming Commission meeting.
September 14, 2010
Zoning Code Amendments
Page 1
Along with the Draft General Plan and Draft Environmental Impact Report, the City has
developed proposed text amendments to the Arcadia Municipal Code (Zoning Code).
The purpose of the workshop on September 14 is to discuss these amendments and
provide the community an opportunity to hear about the proposals and provide
comments and suggestions.
DISCUSSION
The City staff and consultant team have received a great deal of input from the
community and the GPAC on the content of the Draft General Plan and the EIR. In
addition, in 2009 the staff conducted a series of six study sessions with the Planning
Commission and City Council to develop the land use model and recommendations for
growth that is the basis of the Plan and EIR. For the last several months, the City has
also been working on the draft Zoning Code Amendments that are necessary to enact
the recommendations within the General Plan. In an effort to streamline and simplify the
process, the City will be bringing forward the amendments at the same time as the
General Plan and EIR. This workshop is an introduction to the recommended
amendments. Please keep in mind that the entire redlined text of the amendments will
be provided to the Planning Commission for a full review along with the rest of the
documents at the September 28 meeting.
The proposed Zoning Code Amendments can be organized into five categories:
1. New Zoning Designations
2. Housing related amendments
3. Revisions to the R -3 (multi family) regulations
4. Clean up inconsistencies between the Code and General Plan
5. Additional amendments
With regard to new zoning designations, there are four new designations proposed:
Downtown Mixed -Use, Mixed Use, Commercial /Industrial, and Restricted Multi- family.
Please refer to the attached power point presentation slides for more information on the
location of these designations.
The two mixed -use zones will provide specific development standards to activate the
downtown area around the light -rail station, the existing mixed use area along South
First Avenue and the Live Oak Avenue corridor. These designations were the topic of
much of the discussion with the Commission and Council last summer and have been
the topic of many positive comments from landowners and residents through the public
outreach process of the General Plan. There is a great deal of interest in attempting to
revitalize both the Downtown area and the Live Oak corridor and this is viewed as an
effective method to achieve this. Planning for the Gold Line was the most popular topic
at many of the public meetings and will continue to be important as the City moves
forward with plans for the Downtown area.
The table below highlights some of the key recommendations for the mixed -use zones:
September 14, 2010
Zoning Code Amendments
Page 2
Development
Standard
Existing
Downtown Mixed
Use
Mixed -Use
Density /Residential
24 du /acre*
50 du /acre
30 du /acre
Residential Parking
2 spaces /unit; 1
guest space /unit
1.5 spaces /unit; 1
guest space /2 units
1.5 spaces /unit; 1
guest space /2 units
Commercial Parking
Per Code based on
land use
Per Code based on
land use with a 25%
reduction
Per Code based on
land use; 25%
reduction if within 1/4
mile of light rail
station
Setbacks
None, except
abutting residential
zones
Same
Same
FAR
0.5 for commercial
1.0 for commercial
1.0 for commercial
Height
40'
45'
40'
"du" refers to dwelling units
Proposal to move this to 48 feet to accommodate a true 4 story.
The other two zoning designations that are proposed to be changed are very limited in
scope. The first is the Lower Azusa Reclamation Area (also known as the "Rodeffer
Pit and the other is a small string of multi family parcels on Baldwin Avenue across
from the Westfield Mall. The proposal for the Reclamation Area is to change the zoning
from Industrial only to a mix of Commercial /Industrial. This will provide more flexibility in
the types of land uses that can be located on this site in the future once it ceases to be
a Reclamation area. This in no way changes the process of review or approval of
projects in this area. A Conditional Use Permit will still be required for any proposals in
this area. In the case of the Restricted R -3 -R zone for the Baldwin properties, the new
zone will simply codify existing restrictions on the height of future development of these
parcels. These parcels were developed under a Variance many years ago to restrict
height and other standards as a method of protecting the single family development to
the rear of these properties. However, the zoning of these parcels was left as R -1 or
single family, which is inconsistent with the existing General Plan Land Use Designation
of Multi- family. The existing restrictions will simply be carried over into the new zone.
For maps of both of these areas, please see the attached power point slides.
With regard to housing related changes, we conducted a study session in January to go
through the proposed modifications. There have been no changes since that time; this
is simply the codification of these changes. It is important to note that the majority of the
housing related changes stem from requirements of the State Department of Housing
and Community Development. A summary list of the proposed changes includes:
1. Eliminate minimum dwelling unit size. Currently, we require a certain minimum
size for apartment and condominium units. This is counter productive to the goal
of allowing density in the areas that are best equipped to handle it.
September 14, 2010
Zoning Code Amendments
Page 3
2. Modify the regulations for accessory dwelling units (guest houses) in accordance
with State law.
3. Change the R -3 (high density residential) allowable density from 24 du /acre to 30
du /acre.
4. Adopt state required standards for specific types of housing and density bonus
allowances for affordable housing.
To further elaborate on item #3 above, there are several proposed modifications to the
R -3 zone that are designed to make it more efficient to build multi family units. Again,
the goal is to ensure that additional density in the City of Arcadia is placed in the
appropriate zones (e.g. the R -3 zone). These modifications include slight changes to
parking space dimension, driveway width, and back up radius as well as a reduction in
the number of guest parking spaces required. Currently, the City requires a guest
parking space for each new unit. The proposal is to reduce this to one guest parking
space for every two units. Staff and the City's housing consultant will be available at the
September 14 workshop to provide further information on these issues if necessary.
Staff will also be proposing changes to the Zoning Map to clean up inconsistencies
between the map and the General Plan land use map. These are simply irregularities
that have been on the map for years that have not been dealt with. For example, certain
City properties or parks are "unzoned" and these will be changed to Public zoning or
Open Space zoning.
Finally, there are a few additional text amendments that are being considered as part of
this update process; they are:
Reviewing parking requirements for medical office use. Currently, the
requirement for medical office parking is 6 spaces per 1,000 square feet. This is
a very high number and staff is evaluating whether to propose a reduction in this
number. Medical office is one of the most requested uses in the City of Arcadia
and many projects are being turned away due to the parking requirement. With
the expansion and success of Methodist Hospital, this is an important land use
for the City and should be evaluated.
Increasing height in the Downtown Mixed -Use Zone from the proposed 45 feet to
48 feet to accommodate a true 4 story building. For purposes of comparison, the
24 -Hour Fitness building at Santa Clara and First Avenue is 42 feet in height.
Updating the Noise Ordinance. With the development of the new Noise Element,
it is clear that the City's regulations on noise need to be evaluated and potentially
modified. We will discuss this in more detail at the workshop.
The goal of the City staff, the consultant team, and the GPAC has been to retain and
enhance the quality of life for Arcadia residents. The General Plan process is a 25 year
look at balancing future regional and local growth and development with the qualities
that have made Arcadia a great City to live, work, and play in. Staff believes that the
September 14, 2010
Zoning Code Amendments
Page 4
MEETING
DATE
Public Workshop with Planning Commission on Text
Amendments
September 14, 2010
Planning Commission Study Session to walk- through all
materials
September 28, 2010
City Council Study Session to walk- through all materials
October 5, 2010
Planning Commission Hearing on General Plan
Recommendation to Council
October 26, 2010
City Council Hearing on General Plan Final Adoption
November 16, 2010
General Plan, and these proposed Code Amendments that will implement the Plan, are
a step toward achieving that balance.
NEXT STEPS
The tentative schedule for adoption of the General Plan, EIR, and Zoning Code
Amendments are provided in the table below:
RECOMMENDATION
Receive information and take public comment.
Attachment: Power Point presentation on Zoning Code Amendments.
September 14, 2010
Zoning Code Amendments
Page 5
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