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PC-10-02-06CITY OF ROSEMEAD PLANNING COMMISSION REGULAR MEETING MINUTES October 2, 2006 CALL TO ORDER: The regular meeting of the City of Rosemead Planning Commission was called to order by Chairman Lopez at 7:00 p.m. in the council chambers of the Rosemead City Hall at 8838 East Valley Boulevard, Rosemead. Commissioner Loi led the Pledge of Allegiance. Commissioner Herrera delivered the invocation. ROLL CALL: PRESENT: Chairman Lopez, Vice - Chairman Kelty, Commissioners, Breen, Herrera, and Loi ABSENT: City Attorney Peter Wallin EX OFFICIO: Bermejo, Johnson, and Trinh 1. APPROVAL OF MINUTES Minutes of September 18, 2006 MOTION BY COMMISSIONER BREEN, SECONDED BY COMMISSONER HERRERA, that the minutes of the City of Rosemead Regular Planning Commission Meeting of September 18, 2006, be APPROVED as submitted. Vote results: YES: BREEN, HERRERA, KELTY, AND LOI NO: NONE ABSENT: NONE ABSTAIN: LOPEZ Chairman Lopez declared said motion duly carried and so ordered. 2. EXPLANATION OF HEARING PROCEDURES AND APPEAL RIGHTS Chairman Lopez introduces Planning Director Brad Johnson, and invites him to speak. Planning Director Johnson explained the public hearing process and the right to appeal Planning Commission decisions to the City Council. Chairman Lopez asked if anyone would like to speak on any items not on the agenda, to step forward. None. 3. PUBLIC HEARING CONDITIONAL USE PERMIT 06 -1060 — 1828 Gladys Avenue - Nghia Khuong has submitted a Conditional Use Permit application to construct a new single - family residence, which will result in 3,100± square feet of living area and an attached three -car garage. The subject site is located at 1828 Gladys Avenue in the R -I (Single - Family Residential) zone. Presentation: Associate Planner Sheri Bermejo Staff Recommendation: APPROVE — subject to the conditions, for six months. In the presentation, Associate Planner Bermejo informed the Planning Commission that the subject property is located directly on the City's border with the City of San Gabriel. Associate Planner Bermejo stated the applicant and designer were present and asked Commissioners if they had any questions. Chairman Lopez called for questions from the Commissioners. Commissioner Loi questioned whether the application is a lot split or a two unit lot. Associate Planner Bermejo answered that the subject lot is one lot, behind another residential lot. She also informed Commissioner Loi that the subdivision took place a long time ago. Chairman Lopez stated that none of the properties look like they cross over to the City of San Gabriel. He then stated that San Gabriel contributed to this project by sending design recommendations to the Planning Department. Chairman Lopez questioned whether the remaining lot will remain as is. Associate Planner Bermejo answered yes. Chairman Lopez closed the hearing to the Commissioners and opened it to the public. Chairman Lopez opened the public hearing to those IN FAVOR of this application: Mr. Kamen Lai of 8748 E. Valley Blvd., #K, the designer for the project, stood up and stated that the owners want to thank staff for all their time and effort in preparing the Staff Report. He mentioned that the owners have made a lot of concessions for this project. At the beginning, a front porch was not present, but due to the City's preference, the owners added a front porch. As a designer, he feels that he is the middle man, trying to pull everyone together. Mr. Lai stated that the owners are okay with the resolutions, but it is not their ultimate solution. He understands the City is looking for more traditional designs and details, in which he likes very much. He then said that there were two items on the Conditions of Approval in the Staff Report that the owners ask for Planning Commission's blessing. The first, is the removal of keystones on the front elevation. The second, is replacing all arched windows with square or rectangular windows. Mr. Lai stated that the owners would like to keep the arched windows, as well as, the keystones. He brought a "Design" Magazine for reference, stating that arched windows are very common, as illustrated in the magazine. He then passed the magazines to the Planning Commissioners and Planning Director. Commissioner Herrera asked if the only difference would be arched windows to rectangular windows. Commissioner Loi stated that by looking at the magazine, arched windows look better than rectangular or square windows. Planning Director Johnson stated that in the magazine, he only saw one or two arched windows, as compared to the applicant, who has four. He does not think arched windows match the architectural style. In his opinion, he felt that too many arches is out of character. Planning Director Johnson stated that more testimony is required for this decision. Vice - Chairman Kelty said he does not personally see any problems with keystones or arched windows. Chairman Lopez opened the public hearing to those who wished to OPPOSE the application: None. There being no one further wishing to address the Commission; Chairman Lopez closed the public hearing segment for this project. Commissioner Herrera then asked if there could be a compromise. She asked Planning Director Johnson if it is possible to remove the center arched window. Planning Director Johnson asked to see the magazine once again. After viewing the magazine, he stated that he does not see a lot of arches in the magazine. He also stated that the applicant is overdoing the arches for the front side of the house. Commissioner Herrera stated that maybe the center window could be arched. Chairman Lopez asked if they could leave the arched windows on the bottom floor and have square windows on the top floor. Commissioner Herrera then asked if there are any rules. Planning Director Johnson said there are no rules, but sticking to a certain architectural style. Associate Planner Bermejo stated that with a gable like this, it makes more sense to have a square underneath it. She also stated that an appropriate place for an arched window is on portions of the front elevation. Chairman Lopez agreed and said that it makes more sense if the bottom area of the house can have arched windows, while the gable area has square windows. He then asked Mr. Lai to come up and speak again. Mr. Lai stated that he and the owners have discussed the changes. He said the owners do not want to trouble the Planning Commission, so they are asking for approval for one arched window on the second story of the front elevation and one keystone on the arched front porch entrance. Vice - Chairman Kelty asked about the window above the garage. Mr. Lai said that it will be squared. Commissioner Herrera clarified that all the windows will be squared, except for the one above the door. Mr Lai then asked if they can have stacked rectangular windows. Vice - Chairman Kelty said that he would like it there, since the ceiling is high. Chairman Lopez said he has no problems with the change and he asked the rest of the Commissioners if they had any other issues. Vice - Chairman Kelly then clarified that all the windows will be square or rectangular and the one above the front porch will be arched. Planning Director Johnson asked Mr. Lai about the materials that the keystone be composed of. Mr. Lai answered that it will be composed of pre -cast concrete. Commissioner Loi then suggested to make the lower level windows arched and the second level square. Chairman Lopez said that only the bay window is allowed an arched window, everything else is squared or rectangular. Planning Director Johnson stated that he is satisfied with the decision. There being no one further wishing to address the Commission; Chairman Lopez closed the public hearing segment for this project. MOTION BY COMMISSIONER LOI, SECONDED BY COMMISSIONER HERRERA, to APPROVE CONDITIONAL USE PERMIT 06 -1060. Vote results: YES: BREEN, HERRERA, KELTY, LOI, AND LOPEZ NO: NONE ABSENT: NONE ABSTAIN: NONE Chairman Lopez 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. A. Resolution No. 06 -39 — A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING TENTATIVE PARCEL MAP NO. 065099, REQUESTING THE SUBDIVISION OF ONE PARCEL INTO TWO PARCELS; ONE WITH AN EXISTING SINGLE - FAMILY RESIDENCE AND ONE WITH TWO EXISTING SINGLE - FAMILY RESIDENCES WHICH WILL BE MAINTAINED, LOCATED AT 3220 -3226 DELTA AVENUE IN THE R -2 (LIGHT MULTIPLE RESIDENTIAL) ZONE (APN: 5288- 003 -033). B. Resolution No. 06 -40 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING TENTATIVE PARCEL MAP NO. 062076 FOR THE SUBDIVISION OF ONE PARCEL INTO TWO LOTS AND ZONE VARIANCE 06 -341 AND ZONE VARIANCE 06 -346 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, LOCATED AT 3253 IVAR AVENUE IN THE R -I (SINGLE - FAMILY RESIDENTIAL) ZONE (APN:5289- 012 -070). C. Resolution No. 06 -41 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING CONDITIONAL USE PERMIT 06 -1055 REQUESTING THE INTERIOR TENANT IMPROVEMENT OF AN EXISTING 5,000 SQUARE FOOT BUILDING SHELL IN ACCORDANCE WITH THE GUIDELINES FOR MINI -MALLS AND OTHER SIMILAR DEVELOPMENTS, LOCATED AT 7772 GARVEY AVENUE IN THE C -3 (MEDIUM COMMERCIAL) AND P (PARKING) ZONES. (APN: 5285-035-043,044). Chairman Lopez asked the members of the Commission if there is any reason why Consent Calendar should not be accepted. None. MOTION BY COMMISSIONER BREEN, SECONDED BY COMMISSIONER HERRERA, to waive further reading and adopt said resolutions. Vote results: YES: BREEN, HERRERA, KELTY, AND LOI NO: NONE ABSENT: NONE ABSTAIN: LOPEZ Chairman Lopez declared said motion duly carried and so ordered. He then turned the meeting over to Planning Director Johnson for Item 5. 5. SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Planning Director Johnson gave an introduction and summarized the contents of the workshop. He then discussed the history of City Council decisions regarding large single - family homes. In 1991, the City Council required Conditional Use Permits (CUP) for anything over 2,500 square feet because a massive home constructed on Temple City Blvd., upset some of the neighbors. That same year, the City Council adopted the Floor Area Ratio (FAR) of 45 %. Planning Director Johnson also discussed about the difficulties that staff has dealt with over the years with architects, developers, and homeowners. He said a lot of the cities in the San Gabriel Valley have adopted these guidelines, and the City of Rosemead has not yet done so. He thinks the CUP process has been successful to some degree and to some degree, not. A lot of homes do not fit into neighborhoods. He hopes that these guidelines will address these issues. Before starting the workshop, he informed the Planning Commission that this presentation will be made to the City Council on October 11, 2006. During his presentation, he addressed that home sizes are continuing to grow. He said the City is recommending that the CUP requirement changes from 2,500 square feet to 3,000 square feet because 2,500 is very common. He also said that staff is proposing an FAR of 35% or 40 %, which would make homes a bit smaller. Planning Director Johnson continued his presentation on scale and mass. Chairman Lopez questioned if the City has a height requirement for two -story homes. Planning Director Johnson answered by saying that they can never exceed two and one -half stories in R -1 and two stories in R -2. He also informed the Planning Commission that height requirements will later be addressed in the Design Guidelines. He then continued his presentation on scale and mass. Planning Director Johnson said two -story houses should match height, roof lines, and character. He also said roofiines have a strong influence on the overall mass and scale of a house. After discussing scale and mass, Planning Director Johnson spoke about architectural style. He said the City does not want to demand a certain style, but the City wants a high quality design with nice materials. One that is compatible with the neighborhood. He then spoke about yards, fences, and accessory structures. He feels that open space is very defining, although people in the community are discouraged by open yards and want fencing. Chairman Lopez questioned the requirement on concrete front yards. Planning Director Johnson stated that the City does have code enforcement violations. He said in 1991, the Council came up with the FAR and CUP requirements, and the Impervious Surfaces Ordinance, which says, the maximum width of said access way shall not exceed 25 feet for a two -car garage and 35 feet for a three car garage. He also said staff is asking designers to make garages match the appearance of the homes, including designs, slopes, colors, and trims. Following that, Planning Director Johnson said staff encourages developers to put garages in the rear home because it is more pleasing. He then spoke about accessory structures, walls, and fences. When he spoke about walls and fencing, he said people desire fencing to separate public and private space. Planning Director Johnson then showed examples of undesirable bright colored fencing. Commissioner Loi stated that the red fencing in one property looked really unattractive. He asked if the City can request the owner to change the color. Planning Director Johnson answered yes. He also added that the fencing has exceeded the four foot height limit. Commissioner Loi said he thinks the house is used as a temple. Planning Director Johnson agreed with Commissioner Loi. He said that some of the homes on Emerson Place are converted into religious institutions. He also said that it is a very sensitive issue. Commissioner Loi stated that the Asian Community may not complain due to traditional beliefs. He feels that the outside appearance of houses should have more restrictions. Planning Director Johnson agreed. He stated that one of staff's recommendations on fencing is to eliminate spikes on the top. He then said that some of the councilmembers are so concerned with the height of fencing that they are asking staff to propose a maximum allowable height of 3 feet, and to require Planning Department approval for any new fencing. He also said that staff would like to propose fencing back a couple feet in order to put shrubs or some sort of landscaping in front of them. Chairman Lopez said we need to look at what is appropriate and inappropriate, like everything that meets the neighborhood and complements the house. He also said that small mansions are prominent, but nothing surrounds them. He affirmed that a requirement should be added to this Design Guideline requiring small mansions to have more landscaping to give color and texture to the house. He also said it is important to look at the effect that it will have on the neighborhood as well. Commissioner Herrera questioned if a permit is required for fence building in the front yard. Planning Director Johnson answered that there is no permit at the moment, but there will be one in the Design Guidelines, stating that it has to be approved by the Planning Commission. He said staff is recommending no fencing and restricting chained link fencing. Then he continued his presentation. He discussed about vehicle storage and how people would store their vehicle on rear or back yards. He said staff is recommending that people park in driveways or garages. Vice - Chairman Kelly raised concern on parking during street sweeping days. Planning Director Johnson stated that people are still allowed to park their car on their front lawn or driveway apron during street sweeping. He then continued his presentation and spoke about entries. He said that entries should be proportional to the house and neighborhood. After viewing two of his examples, Commissioner Breen questioned whether staff can deny the case. Planning Director Johnson stated that it is one of the initiators. He said a lot of people design their entrance a specific way due to superstitious beliefs. They tend to take on the feel of a temple or hotel environment. He then continued his presentation and spoke about doors and windows. He said doors should be inviting. He also said a lot of the windows today are over bearing and staff encourages architects to use recessed windows. He concluded his presentation with standards and incentives. Then he asked the Planning Commissioners if they had any questions. Commissioner Loi questioned whether a single -story home is better than a two- story. Planning Director Johnson answered most of the neighborhoods in the City are single- story, so it is ideal. Commissioner Loi said building a 3,000 square foot single -story home will take up more land space than a two -story home, which will only take up 1,500 square feet. Planning Director Johnson said that it is a trade -off. Commissioner Loi said a two -story home can save more square footage. He then questioned the percentage of all projects less than 2,500 square feet. Planning Director Johnson answered that there is no analysis on percentages. He then asked Associate Planner Bermejo for her approximation. Planning Associate Bermejo said it is about one - third. Planning Director Johnson added that he will do some research, but it is about 30 %. Commissioner Loi asked what the abbreviation TSF meant. Planning Director Johnson said he will get back to him on that. Commissioner Loi raised another question on page 11 of the Design Guidelines, regarding the maximum height for a two -story unit. Planning Director Johnson answered that it was a typo. The maximum height for a two -story unit shall be 26 feet, not 30 feet. Commissioner Loi then commented on the right house example on page 8. He did not think that it was acceptable, even though it is a popular design. He said developers will pull away from the City if we do not accept that kind of design. Planning Director Johnson agreed. He said if the City demanded people to build houses like the left house example on page 8, people probably wouldn't forego building their houses. He also said the ornamentation on the right example makes the top heavy and too massive. Commissioner Loi said he thinks the best thing to do is to move the garage to the back. Chairman Lopez questioned the difference between the two examples. He said larger houses look massive because it goes above everything. He thinks the house example on the left fits into the neighborhood, while the left house example looks awkward, like a box. Planning Director Johnson said everyone's perception is different. People may look at the house on the left and think that it is the most beautiful house ever. He said the City is moving some of those incentives. Chairman Lopez stated that Rosemead is based on trees. He doesn't think there are enough trees around the neighborhoods. He said taking away trees makes the space look like a box. He also said he is against larger homes. Vice - Chairman Kelty said he dislikes the paved front yard on the right house example. He raised a few questions as well. He asked about restrictions on window security bars. He said that some are not very attractive. Planning Director Johnson said the City does not have restrictions, but it could be added in. Vice - Chairman Kelty asked staff to abbreviate TSF. Planning Director Johnson said it may be removed. Vice - Chairman Kelty then raised the question on appealed procedures. He wanted the word unless in the sentence, "The granting or the denial of a Site Plan Review application, by the Planning Department, shall be final unless ten days after the decision by the Planning Department" to be changed to "unless within ten days after the decision by the Planning Department." He also stated that the sentence is thirteen lines long and should be broken down to separate sentences instead. Planning Director Johnson said yes. Commissioner Herrera asked if this is the current appeal procedures. Planning Director Johnson answered the City does not have defining appeal procedures other than the items that came before. He said denial is very straightforward. He also said the new General Plan Update will have processes for written documents. Vice - Chairman Kelty then asked if the word "aggrieved" on page two of the Design Guidelines can be reworded, since people may not understand what aggrieved means. Planning Director Johnson said staff will consider rewording it. Vice - Chairman Kelty also asked staff to change the layout on page 18 of the Design Guidelines because it is too confusing. Planning Director Johnson agreed. Vice - Chairman Kelly said the Design Guidelines were very well written. Planning Director Johnson asked the Planning Commission on their feelings toward the CUP altogether. Commissioner Herrera asked if it was a matter of 500 square feet Planning Director Johnson said with great Design Guidelines, you don't have to trouble home owners, architects, or designers through the public hearing process or delay projects. Vice Chairman Kelly wanted clarification on whether everyone will be reviewed by the Planning Department, even if it is less than 3,000 square feet. Planning Director Johnson stated that every application will be reviewed by staff. He also stated that all subdivisions, zone changes, and zone variances will still go through Planning Commission, just not single - family homes. Planning Director Johnson said it is ultimately the City Council's decision, but he wanted Planning Commission input as well. Chairman Lopez said he does not have any problems with this, since the Design Guidelines lay out the rules. Planning Director Johnson asked the Planning Commission if we should continue doing CUPs. Commissioner Loi wanted clarification on CUPs. He asked if CUPs should be required for projects above 3,000 square feet. Planning Director Johnson said he doesn't think so. Chairman Lopez said he thinks projects above 3,000 square feet should be required to have a CUP. He said the City needs to make sure these mansions fit into our neighborhood. Vice - Chairman Kelly brought up neighborhood concerns. He thinks neighbors should be able to state their concern. Chairman Lopez stated that he dislikes the idea of a project beyond 3,000 square feet. Planning Director Johnson said the City of Rosemead does a lot of projects like Temple City. He said they want to cap all homes at 3,500 square feet. He also discussed about a past proposal by the City's consultant proposing that people who want to build a second story must have immediate surrounding home owners sign off an agreement letter approving the project. Planning Director Johnson said staff thought there would be serious difficulties, so it was deleted. Chairman Lopez asked Planning Director Johnson if he thinks a maximum home of 3,500 square feet is suitable for Rosemead. Planning Director Johnson said he has never seen a large home proposed on a large lot. Developers usually subdivide their lots. Chairman Lopez said that he is okay with this as long as the City will not go beyond the maximum. Planning Director Johnson stated that there will be a major change for the R -1 zone, because even though it says that it only allows a single - family home, it also says that if you have 12,000 square feet, there is a density of one per 6,000. He gave an example on Ivar. There are two massive homes on an R -1 lot with 13,000 square feet. He said that with the state forcing on the second -unit ordinance, allowing guest homes on lots, he will recommend to the Council that the City should no longer allow two massive houses on one lot. Chairman Lopez agreed. He said that just because you have a large property does not mean that you can build two massive homes. Planning Director Johnson added that the R -2 zone will be a little different. He also asked the Planning Commissioners if they would like a vote on whether CUPS are required for 2,500 or 3,000 square feet. The Commissioners agreed on a CUP for projects above 3,000 square feet. They also felt that neighbors should be able to opinionate. Commissioner Herrera questioned whether the City should put a maximum limit of 3,500 square feet on projects. Chairman Lopez said the City should put a limit on projects. He also said that cities are now knocking down old homes and bringing in new ones. Commissioner Herrera stated Temple City prohibited at 3,500 square feet. Planning Director Johnson said the staff is open to any number. Planning Director Johnson stated that many newcomers to the City want to live in extended family environments. The City cannot define family size. Chairman Lopez said more cars are attached with large families. He also said he does not have a problem with large families, but the City needs to be strict and make sure that they follow the rules. Vice - Chairman Kelty added that he is not trying to be culturally prejudiced, but if a person does not agree with the rules, they are welcome to not develop in Rosemead. Audience attendee Helen Gunther said that if the main family is gone, what are people going to do? Live alone? Chairman Lopez said he agrees with strong standards. Anything project above 3,000 square feet need to be questioned. Planning Director Johnson brought up that people say they will live on the property, but they end up selling it. He then asked the Planning Commissioners once again if they agree on 3,000 square feet. Everyone agreed. Commissioner Loi disagreed with using Architectural Style. He said some people may disagree Commissioner Herrera said that it is also a matter of money. People want to spend as less as possible. Planning Director Johnson agreed and said that money is an issue. Although it will add cost, people will have to follow the guidelines. Chairman Lopez stated that in the design, he still agrees that the architect can design something according to the City's standards. He said people come into the City with big expectations, but once they realize that it is not allowed, they will leave, but eventually, they will realize that Rosemead is a great City and they will want to make the correct changes. Commissioner Loi said that if you kill the creative design, the world will stop. Commissioner Herrera stated that when people maximize their house, the house ends up looking like a box. Chairman Lopez said the Asian Community does not like patios or barbeques. They want to fill in the void of space. He said it is okay, but it will end up looking like a box again. Planning Director Johnson pointed out that one of the quirks in the code is rear -yard setback. He said today, flag lot subdivisions are creating very shallow lots. The City is hoping to delete the 20% and say you have to have 25 feet. He said that it will create more open space and will shrink home size on back lots. Vice - Chairman Kelty asked what TSf meant again. Associate Planner Bermejo answered thousand square feet. Planning Director Johnson asked if there were any other issues. He also said that this will be brought to the City Council and he hopes that they will agree. Vice - Chairman Kelty stated that he likes the examples that were displayed in the Design Guidelines. Chairman Lopez asked if anyone had any other questions or concerns from the presentation. None. 6. MATTERS FROM THE CHAIRMAN AND COMMISSIONERS Commissioner Herrera asked if there was a UCLA Extension Workshop meeting this month. Chairman Lopez and Planning Director Johnson said they have not seen the flyers. Commissioner Loi said there is one. He also said it is in three weeks. Planning Director Johnson said he will look into the meeting. He also asked the Planning Commissioners if they are interested in attending. Vice - Chairman Kelty said it may conflict with his schedule. Chairman Lopez said it conflicts with his schedule as well. Planning Director Johnson said he will have a sign -up sheet to see who is interested and who is not. 7. MATTERS FROM THE PLANNING DIRECTOR AND STAFF Planning Director Johnson brought up the Moon Festival Networking Mixer flyer hosted by C & H Automotive at their facility. He said it starts at 5:30pm on October 5, 2006. He also informed the Planning Commissioners that with the flyer, entry is free. The City will pick up the fees. 8. ADJOURNMENT Chairman Lopez adjourned the Planning Commission Meeting at 8:58 p.m. BWJ /LT