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PC - Minutes - 02-04-19 Minutes of the PLANNING COMMISSION MEETING February 4,2019 The regular meeting of the Planning Commission was called to order by Chair Tang at 7:00 pm in the City Hall Council Chambers. PLEDGE OF ALLEGIANCE—Chair Tang INVOCATION-Vice-Chair Eng ROLL CALL—Commissioner Lopez,Vice-Chair Eng and Chair Tang ABSENT—Commissioner Herrera Chair Tang made a motion, seconded by Vice-Chair Eng,to excuse the absence of Commissioner Herrera. Vote Results: Ayes: Eng, Lopez,and Tang Noes: None Abstain: None Absent: Herrera STAFF PRESENT — City Attorney Thuyen, Community Development Director Kim, Planning & Economic Development Manager Valenzuela, Associate Planner Lao, Assistant Planner Wong, and Commission Secretary Lockwood. 1. EXPLANATION OF HEARING PROCEDURES AND APPEAL RIGHTS City Attorney Thuyen presented the procedure and rights of the meeting. 2. PUBLIC COMMENTS FROM THE AUDIENCE None 3. PUBLIC HEARINGS A. MINOR EXCEPTION 18-24 - Simon Wu has submitted a Minor Exception application, requesting to construct a new single-family dwelling with an attached two-car garage on a lot where a nonconforming single-family dwelling exists. In addition, the applicant is proposing to construct a new detached two- car garage for the existing nonconforming single-family dwelling.The granting of a Minor Exception is required in order for new structures to be constructed on a lot where nonconforming structures exist. The requested Minor Exception for the proposed single-family dwelling with an attached two-car garage and the proposed detached two-car garage may be granted only after a public hearing before the Planning Commission.The proposed single-family dwelling would consist of 2,499 square feet of floor area. The project site is located at 3226 & 3228 Ivar Avenue (APN: 5289-017-040), in a Single-Family Residential (R-1)zone. PC RESOLUTION 19-02 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING MINOR EXCEPTION 18-24, PERMITTING A NEW 2,499 SQUARE FEET SINGLE-FAMILY DWELLING AND ATTACHED TWO- 1 CAR GARAGE, IN ADDITION TO A DETACHED TWO-CAR GARAGE, ON A LOT WHERE A LEGAL NONCONFORMING STRUCTURE EXISTS, LOCATED AT 3226 & 3228 IVAR AVENUE (APN: 5289-017- 040), IN A SINGLE-FAMILY RESIDENTIAL(R-1)ZONE STAFF RECOMMENDATION-It is recommended that the Planning Commission ADOPT Resolution No. 19-02 with findings and APPROVE Minor Exception 18-24,subject to the 37 conditions. Associate Planner Lao presented the staff report. Chair Tang asked if the Planning Commission had any questions or comments for staff. Vice-Chair Eng asked if there were any other properties in this area with nonconforming side setbacks. Associate Planner Lao replied yes. Vice-Chair Eng asked if there were any other properties in this area with a similar set-up, where there are two units, and similar size. Associate Planner Lao replied yes,there are approximately 13 homes within the vicinity with similarities. Chair Tang commented along that area there are lots properties that are deep, narrow, and many homes have long backyards or have second units. Vice-Chair Eng stated she just wanted to get on the record that this is not an exception. Commissioner Lopez referred to the front fence and asked staff if it was over four feet. Associate Planner Lao replied yes. Commissioner Lopez asked how far from the existing foundation of the home, is it flat all away across,or does it slope up to the front side. Planning& Economic Development Manager Valenzuela replied the property does slope. Commissioner Lopez asked if the original foundation allows for the extra because he does not want to see them remove the fence if they do not have to. Planning&Economic Development Manager Valenzuela replied staff measured the height of the fence and confirmed it is over height. Commissioner Lopez asked by how much. Planning& Economic Development Manager Valenzuela replied by six inches. Commissioner Lopez asked if that is enough to have them tear it down and rebuild it. Planning&Economic Development Manager Valenzuela replied the applicant is not going to tear it down;they are just going to remove the spikes. She added the arch will remain in place and when the spikes are removed it will look better. Commissioner Lopez commented that is fine. 2 Chair Tang asked the only reason this Minor Exception is being considered is because the property has a side yard setback but the front and rear is still to remain compliant. Associate Planner Lao replied the reason the Minor Exception is requested is because the front unit has a nonconforming setback. She explained that the new home setbacks have been met. Chair Tang thanked staff and stated that was the only question he had. He invited the applicant to the podium to speak about the project. Kamen Lai, Project Designer, gave a brief presentation of project details. He stated the applicant has been living in El Monte for 20 years and has been working with staff for the last two years to get this project approved. The applicant wants to live in the City of Rosemead, agrees with all the conditions of approval including the additional one added at this hearing, and the home will be owner-occupied. Chair Tang asked if both homes will be owner-occupied and asked for clarification. Kamen Lai replied the front home currently is a rental and the rear new home will be owner-occupied. Chair Tang thanked Mr. Lai and opened the Public Hearing. Vice-Chair Eng stated the second floor has a covered deck and she asked what type of visual it would have to the next-door property. Kamen Lai replied yes, there is a covered deck in the rear. He explained the property in the rear is perpendicular to this property, there are some mature trees in the rear, and the next door's property privacy is well protected because there is a big distance for the rear yard setback. Vice-Chair Eng asked what the distance is for the rear yard setback from the neighboring property. Kamen Lai requested that information from staff. Community Development Director Kim stated it is about 30 feet. Kamen Lai referred to Vice-Chair Eng's earlier question and stated there are properties in this neighborhood that have two or three units on them. He added he had designed a home right next door to this property also on the north side with similar situations. He stated there are a few more projects with two or three units he has completed in this neighborhood. Vice-Chair Eng asked if they had the same similarities. Kamen Lai replied yes. Vice-Chair Eng stated she just wants to make sure mitigation is available for privacy concerns because of the exterior deck. Chair Tang asked if there were any further questions or comments for this item. None Chair Tang closed the Public Hearing. He asked the Planning Commissioners if there were any further questions or comments for staff. 3 None Chair Tang asked for a motion. Commissioner Lopez made a motion, seconded by Vice-Chair Eng, to ADOPT Resolution No. 19-02 with findings and APPROVE Minor Exception 18-24, subject to the 38 conditions. (Added by the Planning Commission on 2-4-19). Vote resulted in: Yes: Eng, Lopez, and Tang No: None Abstain: None Absent: Herrera Community Development Director Kim stated the motion passes with a vote of 3 Ayes and 0 Noes. He explained the 10-day appeal process and reminded the applicant to remove the on-site Public Hearing Notice. B. DESIGN REVIEW 18-04 - Peter Hoang has submitted an application for a Design Review to construct two new,two-story,single-family dwelling units.The proposed floor area for each unit would total 3,497 square feet. Each single-family dwelling unit would include a three-car garage. The granting of a Discretionary Site Plan and Design Review is required for any dwelling unit to be constructed that equals or exceeds two-thousand five-hundred(2,500)square feet of developed living area.The subject site is located at 3917 Muscatel Avenue(APN:5390-010-051)in the Single-Family Residential(R-1)zone. PC RESOLUTION 19-01 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING DESIGN REVIEW 18- 04, PERMITTING TWO NEW,TWO-STORY, SINGLE-FAMILY DWELLING UNITS, EACH TOTALING 3,497 SQUARE FEET WITH A THREE-CAR GARAGE. THE SUBJECT SITE IS LOCATED AT 3917 MUSCATEL AVENUE(APN: 5390-010-051), IN THE SINGLE FAMILY RESIDENTIAL(R-1)ZONE. STAFF RECOMMENDATION-It is recommended that the Planning Commission ADOPT Resolution No. 19-01 with findings and APPROVE Design Review 18-04, subject to the 35 conditions. Assistant Planner Wong presented the staff report. Chair Tang asked the Planning Commission if there were any questions or comments for staff. Vice-Chair Eng asked if there are any other single-family dwellings similar in this size in this area. Assistant Planner Wong replied yes,there are two of them of similar size. He added there is one down the street from this property approved in "2004" and it is about 3,800 square feet located on Guess Street and Muscatel Ave. Vice-Chair Eng asked if there are two units on that lot. Assistant Planner Wong replied that one has a single-family dwelling and there is a guesthouse. Vice-Chair Eng asked how big the guesthouse is. Assistant Planner Wong replied he does not recall, but it was smaller than the single-family dwelling. 4 Vice-Chair Eng stated in each unit there is a total of six bedrooms and asked if that is correct. Assistant Planner Wong replied yes. Vice-Chair Eng asked if all the bedrooms are suites. Assistant Planner Wong replied yes. Vice-Chair Eng asked if the designer is present. Assistant Planner Wong replied yes. Vice-Chair Eng asked if there are porch or patio areas on the second floor. Assistant Planner Wong replied no. Chair Tang asked when two single-family dwellings built on a property like this,are they required to have two separate addresses. Planning& Economic Development Manager Valenzuela replied yes,the Building and Safety Division would assign a separate address for the other single-family dwelling. Chair Tang asked what that process is and what qualifies the applicant to get that second address. Planning&Economic Development Manager Valenzuela replied it is a second single-family residence. Chair Tang asked if this were a guesthouse would it require it. Planning&Economic Development Manager Valenzuela replied the Building and Safety Official currently issues whole numbers, however, it used to be a half number. Chair Tang reiterated the question regarding if this was a guesthouse, instead of a single-family residence, would it require a house number. Planning& Economic Development Manager Valenzuela replied yes. Chair Tang stated the front house has an attached three-car garage and asked if there was a reason why the rear dwelling has a detached garage. Assistant Planner Wong stated the reason it is detached is, if it was attached to the single-family dwelling, it would be part of the single-family residence,which requires a 35-foot rear yard setback. Chair Tang commented that in this case it would be a three-car detached garage. Assistant Planner Wong stated that is correct. Vice-Chair Eng stated these are both big houses, it is great that there are three-car garages, and she noticed they have decorative paving's on the driveway and asked if there are spaces on the lot to facilitate parking. Assistant Planner Wong replied yes. 5 Vice-Chair Eng asked where they could park on the lot. Assistant Planner Wong replied the applicant could also park on the driveway. Vice-Chair Eng reiterated these are two big houses and asked if they are considered as R-1 zone. Assistant Planner Wong replied yes. Vice-Chair Eng asked if the reason they are able to put two houses on the lot is that they have the area to meet the lot coverage. Assistant Planner Wong replied yes, in the R-1 zone each dwelling unit requires 6,000 square feet, and this lot size is approximately 17,000 odd square feet. He added they meet the requirement to allow two single-family dwellings. Vice-Chair Eng asked what lot square footage is for an R-2 zone property. Assistant Planner Wong replied for each dwelling unit it would be 9,000 square feet. Planning&Economic Development Director Valenzuela clarified that it is 9,000 square foot for two units and it is 4,500 square feet per dwelling. Vice-Chair Eng thanked staff for the clarification and stated that is all her questions for now. Chair Tang invited the applicant to the podium to speak on this item. Eric Tsang, stated he would like to clarify that each home has five bedrooms not six. He added if you count the floor plans there are 5 bedrooms only,two downstairs,and three upstairs. He added he is present to answer any questions. Vice-Chair Eng asked what the inspiration is behind the design of master suites in both homes. Eric Tsang asked for clarification and if she is referring to architectural style. Vice-Chair Eng explained she is referring to the plan,the room itself, and that each room is an individual suite. Eric Tsang stated since they have the space for it, each bedroom would have separate bathrooms, to eliminate the need for Jack and Jill bathrooms. He expressed it would be better. Chair Tang asked if this would be owner-occupied. Eric Tsang replied the owner will occupy one of the buildings and the other home will be a rental. He added the owner currently is in San Diego but will soon be moving back to Rosemead. Chair Tang thanked Mr.Tsang and expressed this project is a beautiful design. Vice-Chair Eng asked if the existing units are currently owner-occupied. Eric Tsang replied no. Vice-Chair asked how long this applicant has owned this property. Eric Tsang replied he does not have that information. 6 Chair Tang thanked the applicant and opened the Public Hearing. He asked if there was anyone wishing to speak on this item. None Chair Tang closed the Public Hearing. He asked if the Planning Commission had any further questions or comments on this item. Commissioner Lopez asked staff if parking is allowed on the driveway and on the side. Planning & Economic Development Manager Valenzuela replied yes, they are allowed to park in the driveway area because this is not a flag lot; it is not an easement, so they can park there. Commissioner Lopez asked if there is enough room for someone to pull a car out if someone is parked there. Planning & Economic Development Manager Valenzuela replied yes. Chair Tang thanked staff for the clarification and asked if there were any further questions or comments. None Chair Tang asked for a motion. Vice-Chair Eng made a motion, seconded by Commissioner Lopez, to ADOPT Resolution No. 19-01 with findings and APPROVE Design Review 18-04, subject to the 35 conditions. Vote resulted in: Yes: Eng, Lopez,and Tang No: None Abstain: None Absent: Herrera Community Development Director Kim stated the motion passes with a vote of 3 Ayes, 0 Noes. He explained the 10- day appeal process and reminded the applicant to remove the on-site Public Hearing Notice. C. CONDITIONAL USE PERMIT 18-04-Gene Jiang has submitted a Conditional Use Permit application to establish a trade school use (massage therapy school). The proposed project would not increase the floor area of the existing commercial building. Approval of a Conditional Use Permit is required to establish a trade school use within a Medium Commercial(C-3)zone.The project site is located at 3505 Hart Avenue, Suite 116 (APN: 8594-023-046), in a Medium Commercial with Design Overlay (C-31D-0) zone. PC RESOLUTION 19-03 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 18-04, PERMITTING THE ESTABLISHMENT OF A TRADE SCHOOL USE (MASSAGE THERAPY SCHOOL)AT 3505 HART AVENUE, SUITE 116(APN: 8594-023-046), IN A MEDIUM COMMERCIAL WITH DESIGN OVERLAY(C-31D-0)ZONE 7 STAFF RECOMMENDATION-It is recommended that the Planning Commission ADOPT Resolution No. 19-03 with findings and APPROVE Conditional Use Permit 18-04,subject to the 23 conditions. Associate Planner Lao presented the staff report. Chair Tang asked if the Planning Commission had any questions or comments for staff. Commissioner Lopez asked staff the definition of a trade school and what is involved in the schooling process. Associate Planner Lao replied a trade school is a like a private school. When a student attends and completes the course,will receive a certificate to help them obtain an occupation in the future. Commissioner Lopez asked for clarification, this just a certificate status that a course was completed, and not a two- year degree type of school. The students may then add the certification status to a resume. Community Development Director Kim replied that is correct and some trades will require a certain type of certification from a trade school or vocational school program. He explained a good example would be an occupation such as a Real Estate Agent. Commissioner Lopez asked if a massage therapist would have to have a document to teach in this case. Associate Planner Lao replied yes, in order to be a certified instructor it requires a CAMTC certification, which is "California Massage Therapy Council". Commissioner Lopez asked if a massage technician or instructor is still required to apply for a license with the State of California. Associate Planner Lao replied yes. Vice-Chair Eng asked what the prior or current use of this subject space is. Associate Planner Lao replied the subject space is currently vacant. Vice-Chair Eng asked what type of use was it previously. Associate Planner Lao replied it was an office use. Vice-Chair Eng asked if there are other vocational/trade schools in this shopping center. Associate Planner Lao replied yes,there is the"Rosemead Beauty School"satellite campus. Vice-Chair Eng asked if this is the only vocational school located there. Associate Planner Lao replied yes. Vice-Chair Eng asked if that school also teaches massage therapy. Associate Planner Lao replied they teach cosmetology and massage therapy. Vice-Chair Eng asked if this is located on the same pad as"Target". 8 Associate Planner Lao replied no. Chair Tang asked if the previously approved "Rosemead Beauty School" is currently up and running. Associate Planner Lao replied they currently obtained their business license and the office use is operable, but they are currently in the process of working with CMATC to obtain the correct approvals. Chair Tang asked for a Beauty School or Massage Therapy School to operate it will require approvals CAMTC. Associate Planner Lao replied yes. Chair Tang asked how units are in this building. Associate Planner Lao explained that the building is two stories. Planning & Economic Development Manager Valenzuela stated that the building is roughly 25,000 feet and there are 10-15 units. Chair Tang asked if the same company utilizes some. Planning & Economic Development Manager Valenzuela replied yes, and explained that at one point it had been a trade school that took up most of the building. Chair Tang asked if it there had been a realtor use. Planning& Economic Development Manager Valenzuela replied no, it had been an employment agency. Chair Tang stated it was the Rosemead Work Source and it had taken most of the bottom level. Planning & Economic Development Manager Valenzuela replied they utilized the first floor, on the second floor there was a dental office and some other little offices. Chair Tang asked if it is this unit that is vacant or is it the entire floor. Planning& Economic Development Manager Valenzuela replied some of the units are vacant, but most are occupied. Vice-Chair Eng asked if there is designated parking or is it open parking. Associate Planner Lao replied there would not be designated parking spaces. Vice-Chair Eng asked where the parking structure is for"Target". Associate Planner Lao replied it is north of the building. Chair Tang stated in the staff report it calls out that there is a surplus of 191 parking spaces and that includes the parking structure adjacent to it. He confirmed with staff and asked if that was correct. Staff replied yes,that is correct. Commissioner Lopez asked how many students the applicant thinks they would have. 9 Associate Planner Lao replied 20 students. Commissioner Lopez asked it that is the maximum or minimum of how many they will teach in one day. Associate Planner Lao replied that is the maximum. Vice-Chair Eng asked normally for vocational schools, if it is a stand-alone type of situation,what the parking standard is. Associate Planner Lao replied the parking standard is one parking space per two students and one parking space per one employee. Vice-Chair Eng thanked staff. Chair Tang called the applicant to the podium to speak on this project. Gene Jiang, applicant stated that she and her husband are both certified by CAMTC "California Massage Therapy Council", since "2009" and run their own massage business in shopping centers. She added they have done this for many years and they can see there is a demand for people who want to be a massage therapist. She explained that this career does not require a degree, it requires certification,and they are finding there are many people willing to take a risk to do the job without a license.Cities have gotten stricter, inspections are made,people are getting citations,and there is a market now because they are turning to schools to be trained. She stated this is why they are opening a school, so they can train people to find a professional job. Commissioner Lopez asked if this is the first time,they are going to have a school. Gene Jiang replied yes, and explained that they are finding there are massage therapist that are certified, but are still lacking some skills and knowledge. She added more training in some academics like kinesiology, anatomy,and even the relationship with the client boundaries still needs to be taught to make this industry better. Vice-Chair Eng stated she applauds the applicant for using her experience and insight into elevating the profession. She complimented her for putting her business plan into work, wanting to upgrade the profession, getting the respect it needs,and it is important to teach people. She expressed that hopefully in the future information on how to detect and prevent human trafficking is added to the curriculum. She asked the applicant if this is a one-year curriculum. Gene Jiang replied it is an eight-month course and it is a 650-hour program. Vice-Chair Eng asked how many hours per day is the class. Gene Jiang replied it would be four to five hours per day. Vice-Chair Eng asked how many students per class. Gene Jiang replied ten to sixteen students, but the maximum is twenty. Vice-Chair Eng asked as part of the training, such as beauty schools,will students be practicing on the public and will it be offered. Gene Jiang replied no, CAMTC requires 500 hours, but does not require an internship. 10 Vice-Chair Eng asked who the trainers are. Gene Jiang replied they would hire instructors that are CAMTC approved. Vice-Chair Eng asked if the CAMTC State Board also approves the instructors also. Gene Jiang replied yes. Commissioner Lopez asked if there will be one class a day or will there be a morning and afternoon session. Gene Jiang replied that currently it is only a morning session, but as the demand increases they will add a weekend session. Chair Tang asked if instructors have separate types of certifications that they go through with CAMTC. Gene Jiang replied yes, and there is a nation-wide association called"NCBTMB", which approves the CAMTC provider and instructor. Vice-Chair Eng asked the applicant if she had done a market research to see how many massage therapy schools are in this area. Gene Jiang replied she does not have specific figures, but she has been practicing in this field for over ten years. She explained that she hires massage therapist and they still need qualified massage therapist, but during the interviews she can still they lack knowledge. She stated this level of massage therapy service is higher than what they currently have. Chair Tang thanked the applicant and asked the Planning Commissioners if there was any further questions or comments for staff. None Chair Tang opened the Public Hearing and asked if there were any questions or comments from the public. None Chair Tang closed the Public Hearing and opened the item for discussion. Chair Tang stated it is a vacant property and if there is a business wanting to invest and grow a work force here, he is in favor of it. Commissioner Lopez stated the fact is this is a State certified requirement and massage therapist are needed, and having a school here is a good business, so he is in favor of this item. Chair Tang agreed with Commissioner Lopez and a vocational institution like this can provide that consistency across the board with that level of service that consumers expect. Commissioner Lopez stated he likes the idea that the applicant wants to bring this in the proper way, bringing in qualified, understanding,and education to it and that is an important part of it. Vice-Chair Eng stated she shares the thoughts on that and that the applicant has taken the time to elevate the profession. She added hopefully it addresses some of the unsavory issues that you hear and read about and she applauds the applicant. She added the applicant provided an impressive business plan,for caring about the profession, and wanting to escalate the level of professionalism for this vocation. 31 Vice-Chair Eng made a motion,seconded by Commissioner Lopez,ADOPT Resolution No. 19-03 with findings and APPROVE Conditional Use Permit 18-04, subject to the 23 conditions. Vote resulted in: Yes: Eng, Lopez, and Tang No: None Abstain: None Absent: Herrera Community Development Director Kim stated the motion passes with the vote of 3 Ayes, 0 Noes, and 1 Absent. He explained the 10-day appeal process and reminded the applicant to remove the on-site Public Hearing Notice. 4. CONSENT CALENDAR A. PC MINUTES 12-3-18 PC Minutes 12-3-18 Approved as presented. Commissioner Lopez made a motion,seconded by Chair Tang,to approve the Consent Calendar as presented. Vote resulted in: Yes: Eng, Lopez,and Tang No: None Abstain: None Absent: Herrera Community Development Director Kim stated the motion passes with a vote of 3 Ayes, 0 Noes, and 1 Absent. 5. MATTERS FROM STAFF None 6. MATTERS FROM THE CHAIR & COMMISSIONERS Vice-Chair Eng wished everyone Happy Lunar New Year,the year of the prosperous pig. She wished everyone good health, success, productivity, and lots of laughter. 7. ADJOURNMENT Chair Tang adjourned the meeting at 7:49 pm. The next regular Planning Commission meeting will ie on o ,ay, March 4,2019 at 7:00 pm in the Council Chambers. dikkliSralltaira 4_,ea2 ,{ Joie Chair Rachel Lockwood Commission Secretary 12