Loading...
PC-09-18-06CITY OF ROSEMEAD PLANNING COMMISSION REGULAR MEETING MINUTES September 18, 2006 CALL TO ORDER: The regular meeting of the City of Rosemead Planning Commission was called to order by Vice - Chairman Kelty at 7:00 p.m. in the council chambers of the Rosemead City Hall at 8838 East Valley Boulevard, Rosemead. Commissioner Breen led the Pledge of Allegiance. Vice - Chairman Kelty delivered the invocation. ROLL CALL: PRESENT: Vice - Chairman Kelty, Commissioners, Breen, Herrera, and Loi, and City Attorney Peter Wallin ABSENT: Chairman Lopez EX OFFICIO: Bermejo, Johnson, and Trinh 1. APPROVAL OF MINUTES Minutes of August 21, 2006 MOTION BY COMMISSIONER BREEN, SECONDED BY COMMISSONER HERRERA, that the minutes of the City of Rosemead Regular Planning Commission Meeting of August 21, 2006, be APPROVED as submitted. Vote results: YES: BREEN, HERRERA, KELTY, AND LOI NO: NONE ABSENT: LOPEZ ABSTAIN: NONE Vice - Chairman Kelty declared said motion duly carried and so ordered. 2. EXPLANATION OF HEARING PROCEDURES AND APPEAL RIGHTS Vice - Chairman Kelty introduces City Attorney Peter Wallin, and invites him to speak. City Attorney Peter Wallin explained the public hearing process and the right to appeal Planning Commission decisions to the City Council. Vice - Chairman Kelty asked if anyone would like to speak on any items not on the agenda, to step forward. None. 3. PUBLIC HEARING A. TENTATIVE PARCEL MAP 065099 — 3220 -3226 Delta Avenue Jason Tong has submitted an application for a Tentative Parcel Map to subdivide one residential lot into two parcels. This proposed subdivision will create two parcels, one with an existing single - family residence and one with two existing single - family residences, which will be maintained. A new two -car garage is also proposed for each lot. The subject site is located at 3220 -3226 Delta Avenue in the R -2 (Light Multiple Residential) zone. Presentation: Associate Planner Sheri Bermejo Staff Recommendation: APPROVE — subject to the conditions, for two years. Associate Planner Bermejo stated the applicant was present and asked Commissioners if they had any questions. Vice - Chairman Kelty called for questions from the Commissioners. Vice - Chairman Kelty questioned whether the owner is proposing to sell off southern half or is it going to stay as one parcel. Associate Planner Bermejo stated that it is one parcel and three dwelling units today and they are subdividinging it down the middle. She also stated that the applicant has not indicated whether he has any plans to sell it or not. Vice - Chairman Kelly then questioned the garages for Unit A and B. Associate Planner Bermejo clarified that Unit A has an existing garage and Unit B will have its own attached garage. Vice - Chairman Kelty closed the hearing to the Commissioners and opened it to the public. The applicant, Jason Tong of 1522 South Baldwin Avenue in Arcadia addressed the Planning Commission. He stated that the units are being rented out and he has no plans of selling them. Vice - Chairman Kelly asked the applicant if he understands that units A and B are on one proposed lot which cannot be subdivided. Mr. Tong answered yes. Vice - Chairman Kelty opened the public hearing to those IN FAVOR of this application: None. Vice - Chairman Kelty opened the public hearing to those who wished to OPPOSE the application: None. There being no one further wishing to address the Commission; Vice - Chairman Kelty closed the public hearing segment for this project. MOTION BY COMMISSIONER LOI, SECONDED BY COMMISSIONER BREEN, to APPROVE TENTATIVE PARCEL MAP 065099. Vote results: YES: BREEN, HERRERA, KELTY, AND LOI NO: NONE ABSENT: LOPEZ ABSTAIN: NONE Vice - Chairman Kelty declared said motion duly carried and so ordered. B. CONDITIONAL USE PERMIT 06 -1055 — 7772 EAST GARVEY AVENUE Detlef Steinke has submitted a Conditional Use Permit application requesting the interior tenant improvement of an existing 5,000 square foot, vacant, single- tenant building to create two new tenant spaces within the existing building shell, in accordance with the guidelines for mini -malls and other similar developments. The new tenant spaces will be occupied by a self- service laundry facility and an office use. The applicant also proposes fagade renovations, as well as, landscaping and parking lot improvements and new signage. The subject site is located at 7772 East Garvey Avenue in the C -3 (Medium Commercial) zone and P (Parking) zone. Presentation: Associate Planner Sheri Bermejo Staff Recommendation: APPROVE — subject to the conditions, for six months. Associate Planner Bermejo stated that there was one Condition of Approval, in addition to the existing conditions, that the Planning Department had informed the applicant via telephone. She referred to Condition 425, which addresses texture coating on the monument sign. Associate Planner Bermejo also informed the Planning Commission that the applicant was present and asked Commissioners if they had any questions. Vice - Chairman Kelty called for questions from the Commissioners. Commissioner Herrera questioned the location of the Laundromat (west side) and the office space (east side). Associate Planner Bermejo stated that the majority of the office space will have an entrance through the back portion of the building, southeast corner. She also stated that there will be a corridor that will be placed between both uses and both tenant spaces. Commissioner Herrera asked if the entrance is on the south side. Associate Planner Bermejo answered yes. Vice - Chairman Kelty questioned the office space and use of signage. Associate Planner Bermejo stated that a condition was added that the firture signage has to meet the mini -mall requirements. She also stated that the tenant could propose signage on windows. Vice - Chairman Kelty asked if the building wall can have additional signage. Associate Planner Bermejo answered that they have already exceeded their signage limit. Vice - Chairman Kelty stated that they can put signs on the door or window at a later time, with the approval from the Planning Commission. Vice - Chairman Kelty closed the hearing to the Commissioners and opened it to the public. Mr. Harry Lim, owner of 7771 Garvey Avenue and 7808 Garvey Avenue (Jade's Seafood Restaurant) stated that he supports this project. He also stated that this was the property of the first Pic N' Save and it became Big Lots. Mr. Lim said that he wanted to buy the property, but the cost was too high. He believes that this corner (Garvey Avenue and Del Mar Avenue) building needs to be cleaned up. He also discussed how tough the laundry business is and the high costs of the sewer fees. He then asked if the office will be facing Garvey Avenue or south of the building. Vice - Chairman Kelty and Associate Planner Bermejo both stated that the office will be on the southeast corner. Mr. Lim concluded by stating that he supports this project and hopes that the Planning Commission will approve it. Vice - Chairman Kelty opened the public hearing to those IN FAVOR of this application: None. Vice - Chairman Kelty opened the public hearing to those who wished to OPPOSE the application: None. Detlef Steinke, the applicant, then asked to speak. He stated that Spin Cycle is a PWS Developer Site. PWS has been in the business for 40 years, specializing in Laundromats. He also stated to the Planning Commission that PWS is only leasing the site. Mr. Steinke informed the Planning Commission that 75% of the 5,000 square feet will be card laundry. Instead of using coins, customers will be using card (debit card) to operate the machines. He also stated that Spin Cycle is a national brand and that an on -site attendant will be present from opening to closing. Mr. Steinke spoke about how their original plan was to make the sublease space retail, but one of the requirements to make it retail is 1,000 square feet. Their current sublease space is 950 square feet. Mr. Steinke then asked the Planning Commission for their approval to add 50 square feet to make it retail space. He mentioned that rent is quite high, so they are trying to lower their costs. For that reason he asked the Planning Commission if he can use a sand finish instead of a smooth stucco finish. He also asked the Planning Commission if they can keep their chain link fence instead of a new block wall on the south side. He concluded by stating that those are the only two items that he is speaking against. Attorney Wallin clarified that there were three modifications, not two Planning Director Johnson addressed some of the issues. He asked Mr. Steinke if he's willing to adjust one of the interior walls to add an extra 50 square feet. Mr. Steinke answered yes. Planning Director Johnson said he thinks that staff would support the retail commercial use. He also agreed with the applicant regarding a light sand finish on the exterior walls, since it's not a pedestrian oriented area and a high volume of shoppers and tenants interacting with the building walls. Planning Director Johnson also stated that uses adjacent to residential areas like this are required to have 6 foot high block walls and if cost is an issue, they can use a 6 inch residential block type of wall. He said that at minimum, we want a split -face block or a stucco finish at least on the side of the parking lot. Vice - Chairman Kelty questioned the existing condition of the chained link fence. Planning Director Johnson asked Associate Planner Bermejo if she recalls the site condition. Associate Planner Bermejo stated that there is chain link fencing on all three sides of the parking area. She said the south and west side needs attention. She left the condition open for the north side because she was unsure of whether a block wall will be appropriate facing the parking lot. Vice - Chairman Kelly asked Mr. Steinke if he agrees with the south wall being block wall, while the other walls can remain the way they are, as long as they don't provide a public hazard. Mr. Steinke said he agreed. Vice - Chairman Kelty then asked Mr. Steinke what ideas of retail he has for that area. Mr. Steinke said he was thinking about a coffee or small food establishment, something that goes along with a Laundromat. Vice - Chairman Kelty suggested that a dry clean would be nice. Planning Director Johnson is concerned that the parking ratio will increase with restaurant or fast food use. Commissioner Herrera questioned the number of parking spaces they will have. Vice - Chairman Kelty answered 20. Commissioner Herrera then questioned the number of parking spaces a Laundromat is required to have. Planning Director Johnson answered that our code does not break down the required spaces for a Laundromat, but staff treats it as retail use at 4 spaces per thousand. There being no one further wishing to address the Commission; Vice - Chairman Kelty closed the public hearing segment for this project. MOTION BY COMMISSIONER BREEN, SECONDED BY COMMISSIONER LOI, to APPROVE CONDITIONAL USE PERMIT 06 -1055. Vote results: YES: BREEN, HERRERA, KELTY, LOI NO: NONE ABSENT: LOPEZ ABSTAIN: NONE Vice - Chairman Kelty declared and motion duly carried and so ordered. C. TENTATIVE PARCEL MAP 062076. ZONE VARIANCE 06 -341, AND ZONE VARIANCE 06 -346 — 3253 Ivar Avenue Krystal Le has submitted an application for Tentative Parcel Map to subdivide one residential lot into two parcels. This subdivision will create two parcels, one with an existing one - story, single - family residence which will be maintained, and one with a new single - family residence. The applicant has also submitted two Zone Variance applications to deviate from the minimum required lot size of six thousand (6,000) square feet, the minimum lot width of fifty (50) feet and the minimum side yard setback of five feet for the first story and ten feet for the second story. The subject site is located at 3253 Ivar Avenue in the R -1 (Single - Family Residential) zone. Presentation: Planning Director Brad Johnson Staff Recommendation: APPROVE — subject to the conditions, for two years. Planning Director Johnson stated the applicant was present and asked Commissioners if they had any questions. Vice - Chairman Kelty called for questions from the Commissioners. Commissioner Breen questioned whether the two feet side yard setback is adjacent to a fifteen (15) foot driveway. Planning Director Johnson said yes and he added that they are not going to have a block wall or any type of fencing down that side of the house. Vice - Chairman Kelty closed the hearing to the Commissioners and opened it to the public. Mr. Kamen Lai of 8748 E. Valley Blvd., the designer for the project, stood up and stated that the owners have no problems accepting all the conditions. He also stated that the owners ask for Planning Commission approval. He also said that he is open to answering any questions. Vice - Chairman Kelty opened the public hearing to those IN FAVOR of this application: None. Vice - Chairman Kelty opened the public hearing to those who wished to OPPOSE the application: None. There being no one further wishing to address the Commission; Vice - Chairman Kelty closed the public hearing segment for this project. MOTION BY COMMISSIONER LOI, SECONDED BY COMMISSIONER HERRERA, to APPROVE TENTATIVE PARCEL MAP 062076, ZONE VARIANCE 06 -341, AND ZONE VARIANCE 06 -346. Vote results: YES: BREEN, HERRERA, KELTY, AND LOI NO: NONE ABSENT: LOPEZ ABSTAIN: NONE Vice - Chairman Kelty declared said motion duly carried and so ordered. 4. CONSENT CALENDAR — These items are considered to be routine actions that may be considered in one motion by the Planning Commission. Any interested party may request an item from the consent calendar to be discussed separately. B. Resolution No. 06 -33 — A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING CONDITIONAL USE PERMIT 05 -1026, REQUESTING TIIE CONSTRUCTION OF A NEW TWO -STORY ADDITION TO AN EXISTING SINGLE - FAMILY RESIDENCE WHICH WILL RESULT IN APPROXIMATELY 3,057 SQUARE FEET OF LIVING AREA, LOCATED AT 4112 WALNUT GROVE AVENUE IN THE R -2; LIGHT MULTIPLE FAMILY RESIDENTIAL ZONE (APN: 5391- 006 -022). C. Resolution No. 06 -34 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING CONDITIONAL USE PERMIT 06 -1053, REQUESTING OF THE CONSTRUCTION OF A NEW SINGLE- FAMILY RESIDENCE WHICH WILL RESULT IN APPROXIMATELY 2,945 SQUARE FEET OF LIVING AREA, LOCATED AT 3857 DELTA AVENUE IN THE R -1; SINGLE - FAMILY RESIDENTIAL ZONE (APN: 5371- 006 -026). D. Resolution No. 06 -35 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING CONDITIONAL USE PERMIT 06 -1058, REQUESTING THE CONSTRUCTION OF A NEW TWO -STORY ADDITION TO AN EXISTING SINGLE - FAMILY RESIDENCE WHICH WILL RESULT IN APPROXIMATELY 2,642 SQUARE FEET OF LIVING AREA, LOCATED AT 3652 CHARIETTE AVENUE IN THE R -1; SINGLE- FAMILY RESIDENTIAL ZONE (APN: 5371- 014 -042). E. Resolution No. 06 -36 — A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING TENTATIVE PARCEL MAP NO. 062018, CONDITIONAL USE PERMIT 04 -983 AND CONDITIONAL USE PERMIT 04- 984, FOR THE SUBDIVISION OF TWO PARCELS INTO THREE PARCELS AND THE DEVELOPMENT OF THREE NEW SINGLE - FAMILY RESIDENCES; TWO HAVING MORE THAN 2,500 SQUARE FEET OF LIVING AREA, LOCATED AT 4214 -4220 BARTLETT AVENUE IN THE R -1; SINGLE- FAMILY RESIDENTIAL ZONE (APN: 5391- 004 -949 AND 5391- 004 -050). F. Resolution No. 06 -37 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING ZONE VARIANCE 06 -344 AND PLANNED DEVELOPMENT REVIEW 06 -06, FOR THE REMOVAL OF AN EXISTING PATIO COVER OVER THE FACILITY'S MAIN ENTRANCE, AND THE CONSTRUCTION OF A NEW PATIO COVER AND DECORATIVE TRELLIS SYSTEM, INCLUDING INSTALLATION OF TWO, NEW, EXTERIOR MONUMENT SIGNS; AND A ZONE VARIANCE TO DEVIATE FROM TIIE MAXIMUM NUMBER OF FREE STANDING SIGNS PERMITTED IN THE PLANNED DEVELOPMENT ZONE, LOCATED AT 8417 MISSION DRIVE IN THE PD; PLANNED DEVELOPMENT ZONE (APN: 5389- 002 -018). G. Resolution No. 06 -38 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING TENTATIVE PARCEL MAP 064596, FOR THE SUBDIVISION OF ONE LOT INTO TWO PARCELS, EACH WITH AN EXISTING SINGLE - FAMILY RESIDENCE WHICH WILL BE MAINTAINED, AND THE PROPOSAL OF A NEW TWO CAR GARAGE FOR EACH EXISTING RESIDENCE, LOCATED AT 7519 GARVALIA AVENUE IN THE R -2; LIGHT MULTIPLE RESIDENTIAL ZONE (APN: 5285- 010 -036). Vice - Chairman Kelty asked the members of the Commission if there is any reason why Consent Calendar items B, C, D, E, F, and G in their entirety should not be accepted. None. MOTION BY COMMISSIONER BREEN, SECONDED BY COMMISSIONER LOI, to waive further reading and adopt said resolution. Vote results: YES: BREEN, HERRERA, KELTY, AND LOI NO: NONE ABSENT: LOPEZ ABSTAIN: NONE Vice - Chairman Kelty declared said motion duly carried and so ordered. He then turned the meeting over to Planning Director Johnson for Items 5 and 6. 5. MIXED -USE WORKSHOP AND GENERAL PLAN UPDATE STATUS REPORT Planning Director Johnson gave an introduction and summarized the contents of the workshop. He then introduced Lisa Brownfield from EDAW as the presenter of the workshop. Ms. Brownfield started the workshop by informing the Planning Commission that Rosemead's General Plan has not been updated for 20 years, and we have outlived our functuality. She said it's recommended that the General Plan is updated every 10 -20 years, but 20 years is the maximum extent you should go without updating your plan. Ms. Brownfield mentioned that the City of Rosemead only updated the housing element in 2002. She also informed the Planning Commission that the City of Rosemead's General Plan may not address market issues or the vision of the community. Ms. Brownfield also mentioned that the General plan should also be updated because of changing requirements (new laws passed), court cases and precedents, specifically water issues, public safety issues, as well as Native American consultations. She then spoke about Phase 1 and Phase 2 of the Planning Program. After she completed the first section of the workshop, she asked the Planning Commission if they had any questions for her. Planning Director Johnson stated that the existing General Plan actually has a number of mixed -use (residential - commercial and commercial- industrial) districts already outlined in the city. He also stated that the consultants for the City realized at that time that you can't over zone for commercial. Planning Director Johnson then discussed how the Planning Commission had previously approved a few mixed -use projects on Mission and Rosemead, and on Del Mar Avenue. The second type of existing mixed -use in today's General Plan is industrial commercial areas, such as San Gabriel Boulevard, between Rush and Newmark, between Park and Hellman, and the entire eastern half of Garvey. Planning Director Johnson also stated that even though the districts have been in place since 1987, when it was adopted by the Council, the development community has never produced any of the residential land uses within these mixed -use zones. Commissioner Loi questioned the minimum size for land use? Planning Director Johnson answered the question by saying that it's not an easy question to answer, but there are two ways to go about it. First, the General Plan says the underlying existing zone that you have in place today is going to determine the land use. Then he gave the example that in a C -3 zone, you can only do commercial projects on it. Planning Director Johnson then discussed about the P -D zoning, which means that if you have an acre land you can mix uses. You process it through City Council approval, just like zone change, you get a P -D zone change. Commissioner Herrera then asked Planning Director Johnson if that goes for residential as well. Planning Director Johnson answered yes, in any PD zone change. Then , going back to Commissioner Loi's question, he stated that the General Plan also says they can process a conditional use permit for a project that falls within the matrix in the General Plan with less than one acre. Ms. Brownfield then continued her presentation and discussed about housing density and housing types. Commissioner Herrera asked Ms. Brownfield about how you would impose good design on these developers. Ms. Brownfield answered that it's through Development Guidelines, which you can start describing in the General Plan. She also said a Design Guideline is needed to specify specific things. Commissioner Herrera then questioned if it has to do with square footage. Ms. Brownfield stated that it doesn't necessarily have to do with square footage. Planning Director Johnson announced that the Design Guidelines will be coming soon, since the Planning Department is sometimes bombarded by developers wanting to negotiate. He also said the Planning Department will be fast tracking single family and mixed -use standards over the next several months. Commission Herrera questioned who will make the decisions. Planning Director Johnson answered that the Planning Commission will be making the recommendations and ultimately it will be the City Council who adopts the guidelines or ordinances. Vice - Chairman Kelty said he's heard a lot of complaints on the lack of privacy. Then he asked Ms. Brownfield on how to make a transition from a high density unit to a low density, so the low density will not feel that they are being spied upon? Ms. Brownfield answered his question by saying that you can talk about it in your Design Guidelines, such as window orientation or building a higher building a certain way. Planning Director Johnson added that with the variable height set back, angles are projected from property lines to create No Build Zones. Vice Chairman Kelty questioned a conflict with street width. He said that high density needs wider streets and narrow streets wouldn't be comfortable. People may perceive high density with more traffic. Ms. Brownfield replied by stating that the new General Plan would not be proposing significantly higher density. She said that mixed -use will alleviate some of that pressure. Then she went on with her presentation and discussed about mixed -use. Commissioner Breen asked if there are any penalties for having too much land, like if someone has five homes in a row, each with 10,000 square feet. Ms. Brownfield said that eminent domain is a city question and it's up to each city to decide. She then asked Planning Director Johnson if the City of Rosemead would use eminent domain to acquire those types of properties. Planning Director Johnson said that the city has not done it in decades, but there is a possibility. He also said the new propositions on the upcoming statewide ballots will concern this matter with the save our homes initiatives, Prop. 90. Ms. Brownfield then discussed about successful mixed -use projects and upcoming projects. Vice - Chairman Kelty asked Ms. Brownfield her viewpoint is on live -work units and whether if it is practical or not. Ms. Brownfield said that some live -work units are terrific with well integrated parking, and others aren't. She then turned the presentation to Planning Director Johnson to discuss about Mixed -Use Corridors and Nodes. Planning Director Johnson discussed about his interview with each Councilmember on their views with mixed -use corridors and whether we should expand or contract them. He said the Councilmembers were concerned that Rosemead no longer has a downtown. They want Rosemead to create a sense of place, so they looked at Rosemead's Central Business District on Rosemead and Valley. He then said that it may make more sense to look at nodes, key intersections, rather than corridor -wide. Planning Director Johnson also said that there isn't a total agreement among consultants, city staff, Planning Commissioners, or City Council yet. He also said that Del Mar Avenue and Rosemead Boulevard have been chosen as district's corridor -wide. Commissioner Loi asked if any announcements will be made. Planning Director Johnson answered his question by saying that a lot will be added to the City's website that will allow residents to participate online. He said that school districts will also be asked to participate. Planning Director Johnson also stated that hired the consultant to clean up our general plan. Commissioner Loi then raised his concern about traffic with mixed -use projects. Planning Director Johnson said that residential is a low generator of traffic. As an example, he discussed about Pasadena, how some high density streets have and very little traffic. He said it gives people more choices for living. Vice - Chairman Kelty then asked how we can coordinate our general plan from other cities, like San Gabriel, where the south side of Valley is Rosemead and part of San Gabriel and the north side is San Gabriel. Planning Director Johnson answered his question by stating that the City of San Gabriel is updating their Valley Boulevard Specific Plan. He then goes back to Commissioner Loi's question and stated that retailers say traffic is positive. He also said the General Plan update will analyze everything. Commissioner Loi then raised the question of buyers and tenants. Planning Director Johnson said that it could be set up by a tracking system Attendee Harry Lim discussed about the City of Walnut and how they break down buyers and tenants by their income. Attendee Helen Gunther brought up the issue of earthquakes and concerns of a five story building. Attendee Harry Lim then said that Rosemead's General Plan is really overdue. He doesn't feel that as a developer, he isn't getting money returned from the city, so he has to look elsewhere, like Upland. Planning Director Johnson said that a new General Plan will give everyone certainty and the same presentation will be made to the City Council. 6. MATTERS FROM THE CHAIRMAN AND COMMISSIONERS None, 7. MATTERS FROM THE PLANNING DIRECTOR AND STAFF Planning Director Johnson introduced new Administrative Assistant Lily Trinh. He also announced the Wal -Mart opening. Commissioner Loi doesn't feel that it should have opened because of the on -going construction. Vice - Chairman Kelly then brought up the supermarket issue. Planning Director Johnson said that they are thinking about re- tenanting because the bank won't cooperate. 8. ADJOURNMENT Vice - Chairman Kelly adjourned the Planning Commission Meeting at 9:47 p.m. BWJ /LT