Loading...
PC - Minutes 02-01-82CITY OF ROSEMEAD 8838 VALLEY BOULEVARD ROSEMEAD, CALIFORNIA PLANNING COMMISSION REGULAR MEETING FEBRUARY 1, 1982 MINUTES 1. CALL TO ORDER: The regular meeting of the Planning Commission of the City of Rosemead was called to order. by Chairman Lowreyat 7:30 p.m., in the Council Chambers of Rosemead City Hall, 8838 Valley Boulevard, Rosemead, California. The Pledge of Allegiance was led by Chairman Lowrey. S The invocation was delivered by Commissioner Ritchie. 2. ROLL CALL - Present: De Cocker, Schymos, Lowrey, Ritchie, Mattern Absent: None Ex Officio: Dickey, Carmona, de Zara 3. APPROVAL OF MINUTES: Regular Meeting, January 4, 1982 Regular Meeting, January 18, 1982 Chairman Lowrey stated that the Minutes of January 4, 1982 would not be voted upon at this evening's meeting in order to allow the Commission additional time to review them. It was moved by Commissioner Schymos, seconded by Chairman Lowrey, to approve the Minutes of January 18, 1982 as printed. ROLL CALL VOTE - Ayes: De Cocker, Schymos, Lowrey, Ritchie, Mattern Noes: None 4. ORAL COMMUNICATIONS FROM THE AUDIENCE: On items not on the Agenda Chairman Lowrey asked if anyone present wished to address the Commission. No one came forward: PUBLIC HEARINGS 5. GENERAL PLAN AMENDMENT 82-5: City-initiated request for a general plan amend- ment from Community Commercial to Low Density Residential for properties located north of Steele Street, generally east of Gernert Avenue and west of Muscatel Avenue. The witnesses were administered the oath by the secretary. Chairman Lowrey opened the public hearing at 7:40 p.m. The Staff Report dated January 25, 1982 was presented by Mr. Carmona, and the recommendation for approval of'the Negative Declaration and the general plan amendment was made. During his presentation, Mr. Carmona stated that the residential area was in good condition and it was not likely to change into a commercial use in the forseeable future. PROPONENT: Mr. Edmond Cheng Chong & Associates 710 South Garfield Avenue Alhambra, California Mr. Cheng stated that he was a civil engineer and had been retained to develop a parcel of land within the subject area. He addressed the Commission with regard to problems encountered with this project due to the general plan designation/zoning conflict. He expressed his support of this request. Planning Commission Minutes Regular Meeting February 1, 1982 Page Two OPPONENT: Mr. Dick Sterns 8702-8706 Valley Boulevard Rosemead, California Mr. Sterns expressed, his concern that the commercial uses would not be able to expand due to the amendment to low-density residential. He also expressed his opinion that this change would discourage the establishment of large commercial ventures on Valley Boulevard. REBUTTAL: Mr. Dominick Ferrulli 8718 Steele Street Rosemead, California Mr.- Ferrulli stated that he felt that there was sufficient property on Valley Boulevard for the establishment of commercial-uses. He also.stated that he did not want to see commercial uses intrude on Steele Street, into the resi- dential neighborhood. Chairman Lowrey closed the public hearing at 7:45 p.m. Commissioners De Cocker and Mattern-expressed their support of the request, and stated their agreement-with staff's recommendation. Commissioner Schymos questioned staff with regard to zoning on.Steele Street, existing uses in the subject area, sufficiency of lot depth on valley for commercial development, and the need for this type. of amendment. Mr. Carmona stated that the subject area was zoned R-1, and developed accordingly. In addition, he stated that the residential neighborhood was in good condition, and highly unlikely to develop with commercial uses in the near future. Mr. Carmona added that as long as the General Plan designated the area as com- mercial, the possibility of a commercial use being established in the resi- dential..neighborhood existed. There was then further discussion.regarding the.requirements of the Subdivision Map Act. Mr. Carmona stated that in order for the Planning Commission to approve the subdivision of a property, the zoning and general plan designation must be in conformance with each other. He went on to explain that in the case of the proposed parcel map, the.zoning was residential and the general plan was commercial, thereby making any approval of a subdivision in violation of the Subdivision Map Act. Mae Canastro 200 West Mission Drive San Gabriel, California Mrs. Canastro addressed the Commission with regard to the problems she has experienced in developing her property on Steele Street and valley Boulevard. In addition, she requested guidance from the Commission and staff in the development of.her property. She expressed her desire to develop her property in order to improve the area, and she also stated that she supported this general plan amendment. Mr. Chong then addressed the Commission regarding the problems in the develop- ment of the Canastro's property, due to the opposition to commercial uses on Steele Street. . Commissioner Ritchie then inqured as to whether or not the R-3 zoned property on Steele Street and Gernert Avenue had been considered for inclusion in this amendment. He also suggested a city-initiated zone change for this property to bring the entire area into conformance. Commissioner Ritchie also expressed his concern with the possiblity that the general plan amendment could create lots with two designations. Mr. Carmona addressed this issue by stating that general plan designations were more.flexible in that the lines were provided for general guidance.and were not absolute requirements as are zoning desig- nations. Planning Commission Minutes Regular Meeting - February 1, 1982 Page Three There was also consideration given to the effects of inconsistencies in the General Plan and zoning. Commissioner Schymos then restated his opposition to the general plan amendment, again stating his belief that the commercial uses should be, given an opportunity to expand. He also stated that expansion would be impaired due to the inability to meet the parking requirements of the commercial zones. Mr. Sterns also address the Commission with regard to problems with expansion of his business due to the opposition to commercialuses on Steele Street. Lucas De Graaf Lucille Lagace 3946 Gernert 8757 Steele Street Rosemead, California Rosemead, California Mr. De Graaf addressed the Commission with regard to the pleasant residential environment existing on Steele Street, and stated his concern with the com- mercial uses existing on Valley expanding onto Steele Street. Mrs. Lagace stated that none of the other developments along Valley Boulevard were-having problems with parking or expansion and she did not feel that it was necessary for commercials uses to be allowed to expand along Steele Street. It was moved by Commissioner De Cocker, seconded. by Commissioner Mattern, to approve the filing of a Negative Declaration for General Plan Amendment 82-5. ROLL CALL VOTE - Ayes: De Cocker, Lowrey, Ritchie, Mattern Noes: Schymos it was moved by Commissioner De Cocker,. seconded by Commissioner Mattern, to approve.General Plan Amendment.81-5. ROLL CALL VOTE - Ayes: De Cocker, Lowrey, Ritchie, Mattern Noes: Schymos Chairman Lowrey called a recess at 8:30 p.m. The meeting reconvened.at 8:50 p.m. 6. CONDITIONAL USE PERMIT 81-241. AND ZONE VARIANCE 81-99: Request by Evergreen Baptist' Church in Los Angelesfor the. esta is. ent-of a church and_a zone variance to Section 9122.7,. Parking Requirements, for a vacant lot located east of, and adjacent to, 1267 San Gabriel Boulevard. Chairman Lowrey opened the public hearing at 8:52 p.m. The witnesses were administered the oath by the secretary. Commissioner Schymos requested that action on this matter be deferred until such time as the applicant could. provide a signed agreementwith Don Bosco Technical School for a common driveway. Commissioner Ritchie then stated that perhaps the Commission should coridudt.. the public hearing prior to deferring the consideration of this matter. Commissioner Schymos then withdrew his request for a deferral. PROPONENTS: Cory Ishida, Pastor 1051 College View Drive Monterey Park, California Pastor Ishida addressed the Commission with regard to the various phases of construction proposed. In addition, he informed the Commission that escrow on the property had closed on January 25, 1982. He also stated that the parking requirements could be excessive, since traditionally, the sanctuary and fellowship hall would not be in use simultaneously. Planning Commission Minutes- Regular Meeting - February. 1, 1982 Page Four Chairman Lowrey closed the public hearing at 8:56 p.m. Commissioner Schymos requested that the.public hearing be left open until such time as'the applicants could provide further information to the Commission regarding their request. He further stated that he would like to request a written agreement with Don Bosco for the use of a common driveway, and a proposed parking plan. He requested that this matter be deferred for an indefinate period of time. Commissioner Ritchie agreed with Commissioner Schymos. He further requested that an indepth study be made on other cities' parking requirements for churches, and clarification of the required parking be made. He also added that he would like to have a written agreement with Don Bosco for the common driveway. It was moved by. Commissioner Schymos that the public.hearing for the request be continued for an indefinate period of time, and until such time as the requested information. could be provided. - There being no objections by the Commission, Chairman Lowrey reopened the public hearing at 9:02 p.m. There was then a discussion regarding the legality of continuing a public hearing for an indefinate period of time, and requiring the applicant to continue negotiations with a third party, prior to rescheduling a date for the further consideration of this request. Frank Sata, Architect 275 Palmetto Drive Pasadena, California Mr. Sata addressed-the Commission with regard to the proposed parking and the required 684 spaces. He expressed his concern with the strict inter- pretation of the parking requirement, statvng:'that he felt 684. parking spaces.would be unnecessary. In addition, he stated that.in speaking with the city engineers, it was their opinion that the required parking was ex- cessive for this type of use. He.also reminded the Commission that the construction of.the church and auxiliary structures would be completed in phases over a period of approximately`10 years, and such completion would be dependent upon the church's ability to secure.the necessary funds. There was then a discussion regarding the date of the continued public hearing. Discussion also ensued regarding the parking variance and the necessity of a signed agreement with Don Bosco. The Commission also con- sidered the amount of land necessary to provide.684 full-size parking spaces. Commissioner Mattern also stated that he would not be in agreement with allowing compact car parking spaces because it could not be enforced. Chairman Lowrey asked Commissioner Schymos if.he would accept a letter of intent from Don Bosco with regard: to the common driveway.. Commissioner Schymos stated that he would only accept an agreement, signed by one of the members in authority tosign..for the Don Bosco Board of Directors. The applicant requested that the matter be rescheduled for the March 15 meeting, since the Board of Directors for Don Bosco would be considering the agreement for the common driveway at the beginning of March. There being no objections by the Commission, the public hearing was continued to the March 15, 1982 regular. meeting. . OTHER BUSINESS 7. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, GRANTING CONDITIONAL APPROVAL FOR THE EXPANSION OF CONDITIONAL USE PERMIT 80-201, ON PROPERTY LOCATED AT 4110 TEMPLE CITY BOULEVARD AND. 9739. ABILENE STREET, ROSEMEAD, CALIFORNIA. Mr. Dickey read the resolution by title only. Planning Commission.Minutes Regular Meeting - February 1, 1982 Page Five it was moved by Commissioner Schymos to waive. further reading and adopt PC Resolution 82-4. Commissioner Mattern stated that the following conditions were omitted from the resolution, and requested that they be added: 10. Applicant shall keep and maintain small dogs as represented at the public hearing on January 18, 1982. 11. The Conditional Use Permit shall be-limited to two years, and may be reviewed by the Planning Commission for renewal without a public 'hearing. - It was the consensus of the Commission to defer. the adoption of PC'Resolution 82-4 until February 16, 1982, so that. the omitted conditions could be added. 8. ORAL COMMUNICATIONS FROM THE AUDIENCE: On any matter Chairman Lowrey asked if anyone present wished to address the Commission. No one came forward. 9. MATTERS FROM CITY. OFFICIALS. AND. STAFF A. Mr. Carmona polled the Commission regarding their attendance at the San Diego'Seminar -sponsored by the. League of California Cities. B. Mr. Carmona.stated that Mr. Tripepi had requested a meeting with the Planning Commission to discuss economic revitalization. - There was then a discussion regarding conducting a study session on one of the matters, pending. During this discussion, the re-drafting of. the condominium ordinance was considered. It was the consensus of the Com- mission to rewrite the condominium ordinance'themselves, rather;than_, 'hiring a private firm-to do.it. A study session was then scheduled' for Monday, February 8, 1982 at 6:00 p.m., to consider economic revitalization and the proposed condominium ordinance. C. Commissioner Schymos expressed his desire. to investigate the use of video game machines. -There was a short discussion.regarding this matter. Mr. Dickey stated that the Council was considering this matter, and.he re- quested that he be allowed to investigate. the status of the Council's study, and report back to the Commission. D. Chairman Lowrey inquired regarding an application by Circus Vargas. He was informed that no application had been received by the City. E. Commissioner Ritchie inquired regarding the status of the Parking Ordinance. Mr. Carmona stated that the amendments to the Parking Ordinance would be completed in.approximately two weeks. Commissioner Ritchie then requested that the status of Planning Commission requests be included in the weekly reports. F. Commissioner.. Ritchie requested that the section of the Planning Commission minutes pertaining to a matter being appealed to the City Council be in- cluded with the Planning Commission's resolutions. Mr. Carmona stated he would do this; however, he informed the Commission that the Council is routinely given copies of all Planning Commission minutes, resolutions, staff reports and exhibits submitted to the Planning Commission. G. Commissioner Mattern stated that the shopping center on the corner of Garvey and Jackson Avenues had been cleaned up, and.he thanked staff for assistance in this matter. In addition, he stated that the illegal video game machines at Jim's Burgers and the 7-11 Store on New and Garvey Avenues were still in operation.. Mr. Carmona stated that he would in- vestigate the matter to determine if it should be referred to the District Attorney for further action. Planning Commission Minutes Regular Meeting - February 1, 1982 Page Six r. Chairman Lowrey stated that the Planning Commission.would reorganize at this time. He then turned over the Chair to Mr. Dickey. Mr. Dickey opened nominations for the office of Chairman. Commissioner Ritchie was nominated, and unanimously elected Planning Commission Chairman. Chairman Ritchie then opened the nominations for the.office of vice- Chairman. Commissioner Mattern was nominated, and unanimously elected Vice Chairman of the Planning Commission. 10. ADJOURNMENT There being no further business to come before the Commission, Chairman Ritchie adjourned the meeting at 9:50 p.m. to the Study Session scheduled for Monday, February 1, 1982 at 6:00 p.m.