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PC - Minutes - 12-19-22Minutes of the PLANNING COMMISSION MEETING December 19, 2022 The regular meeting of the Planning Commission was called to order by Chair Berry at 7:00 p.m. PLEDGE OF ALLEGIANCE —Commissioner Berry INVOCATION - Commissioner Escobar ROLL CALL - Commissioners Escobar, Lopez, Ung, Vice -Chair Tang, and Chair Berry STAFF PRESENT - Interim Community Development Director Wong, City Attorney Gutierrez, Planning & Economic Development Manager Valenzuela, Associate Planner Lao, and Commission Liaison Huang EXPLANATION OF HEARING PROCEDURES AND APPEAL RIGHTS City Attorney Gutierrez presented the procedure and appeal rights of the meeting. 2. PUBLIC COMMENTS FROM THE AUDIENCE There being no comments, Chair Lopez opened and closed the Public Comment period. 3. PUBLIC HEARINGS A. CONDITIONAL USE PERMIT (CUP) 22.04 - Li Shou Ma of Boston Lobster, Inc. has submitted a Conditional Use Permit application for the upgrade an existing On -Sale Beer and Wine (Type 41) to an On -Sale General (Type 47) ABC license, for the sale of beer, wine, and distilled spirits, in conjunction with an existing bona fide sit-down restaurant located at 4501 Rosemead Boulevard (APN: 5389-017-021). Per Rosemead Municipal Code (RMC) Table 17.16.020.1, alcohol sales for a sit-down restaurant is subject to Conditional Use Permit per RMC Section 17.30.040(E)(1). The proposed project would be an incidental use to an existing restaurant and would not increase the floor area of the existing building. The project site is located in the Medium Commercial (C-3) zone. PC RESOLUTION 22.08 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 22-04, PERMITTING A NEW ON -SALE GENERAL (TYPE 47- BEER, WINE, AND DISTILLED SPIRITS) ABC LICENSE IN CONJUNCTION WITH A BONA FIDE SIT-DOWN RESTAURANT AT 4501 ROSEMEAD BOULEVARD (APN: 5389- 017-021), IN THE MEDIUM COMMERCIAL (C-3) ZONE. STAFF RECOMMENDATION - It is recommended that the Planning Commission ADOPT Resolution No. 22-08 with findings (Exhibit "A") APPROVING Conditional Use Permit 22-04, subject to the 35 conditions outlined in Attachment "A" attached hereto and find that Conditional Use Permit 22-04 is classified as a Class 1 Categorical Exemption, pursuant to Section 15301 of the California Environmental Quality Act guidelines. Associate Planner Lao presented the Staff Report Chair Lopez opened the Public Hearing. Commissioner Tang questioned if the on -sale ABC license Type 41 and Type 47 were distinguished on the ABC License census tract. Rosemead Planning Commission Meeting Minutes of December 19, 2022 Page 1 of 5 Associate Planner Lao replied that there was no distinction, so it's either Type 41 or Type 47 Seeing no additional questions, Chair Lopez asked if there was any public comment. Public Comment: Applicant representative Stanley Szeto, commended staff for fast tracking this item on the Planning Commission Agenda and the thorough analysis in the process and has no objection to any of the conditions in the staff report. He said he hopes the Commissioners would approve the CUP, so they can obtain the Type 47 license. He added that they also have a Type 41 license pending because they were not certain if the business would be able to obtain the Type 47 through the State ABC's annual drawing. He added that the pending Type 41 license, which was about to be issued by ABC, is basically a stopgap license in case the business could not obtain the Type 47 License and it was not within the owner's budget to purchase the license in retail market. He concluded that the business was fortunate to obtain the Type 47 License through the drawing and would like to have it in place. Commissioner Berry inquired if the old Bahooka restaurant had an ABC license at this location. Associate Planner Lao stated that this location did have a Type 47 license, but overtime, various restaurants have been occupied the building, however, the license expired after being inactive for a year. For this reason, they would need to reapply. Chair Lopez questioned if there were any police issues in the general vicinity and asked how many licenses of this sort were issued in the area. Associated Planner Lao noted that according to ABC, there are no other Type 47 license in that census tract and this would be the only one. She added that she also spoke to a Sergeant from the Sheriffs Department team, in which he provided the crime stats and noted no concerns. There being no additional questions or public comment, Chair Lopez closed the public hearing period. ACTION: Commissioner Tang made a motion, seconded by Commissioner Berry, to adopt Resolution 22-08 with findings, and approve Conditional Use Permit 22-04, subject to the 35 conditions. Vote resulted in: Ayes: Berry, Escobar, Lopez, Tang, and Ung Noes: None Abstain: None Absent: None Roll call vote resulted in 5 Ayes and 0 Noes. Commission Liaison Huang explained the 10 -day appeal process. B. GENERAL PLAN AMENDMENT 22.01, ZONE CHANGE 22.01, PLANNED DEVELOPMENT 22.01, AND TENTATIVE TRACT MAP NO. 83705 — Mission Villas, LLC is proposing the development of 37 two-story dwelling units, eight of which will be developed utilizing the City's Small Lot Subdivision Ordinance. In addition, four out of the 37 units will be designated as affordable units. The dwellings will range in size from 1,546 to 2,553 square feet with four different floor plans. Of the 37 units, 29 would be four-bedroom single family dwelling units, four would be three-bedroom duplexes, and four would be four-bedroom duplexes. All units will include an enclosed two -car garage. The project also includes 25 guest parking spaces and access would be provided via one 40 -foot -wide driveway on Mission Drive. In addition, the project will include new landscaping, decorative hardscape, exterior walls and lighting, and open space areas. The project site is located at 8601 Mission Drive (APNs: 5389-009-029, 030, and 031) in the Single Family Residential (R-1) zone. Rosemead Planning Commission Meeting Minutes of December 19, 2022 Page 2 of 5 PC RESOLUTION 22.07 — A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA RECOMMENDING THE CITY COUNCIL ADOPT THE MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM AS THE ENVIRONMENTAL DETERMINATION, AND APPROVE GENERAL PLAN AMENDMENT 22-01, ZONE CHANGE 22-01, PLANNED DEVELOPMENT 22-01, TENTATIVE TRACT MAP 83705 FOR THE CONSTRUCTION OF 37 RESIDENTIAL UNITS. THE SUBJECT SITE IS LOCATED AT 8601 MISSION DRIVE (APNS: 5389-009-029, 030, AND 031), IN THE SINGLE-FAMILY RESIDENTIAL ZONE (R-1). STAFF RECOMMENDATION - It is recommended that the Planning Commission: 1. Conduct a public hearing and receive public testimony; and 2. Adopt Planning Commission Resolution No. 22-07 with findings (Exhibit "A"), a resolution recommending that the City Council adopt City Council Resolution No. 2023-02 (Exhibit "B"), City Council Resolution No. 2023-04 (Exhibit "C"), and Ordinance No. 1013 (Exhibit "D") for the approval of Planned Development 22-01, Zone Change 22-01, General Plan Amendment 22-01, and Tentative Tract Map 83705; and the adoption of the associated Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (Exhibit "F") as the environmental determination. Associate Planner Lao presented the Staff Report and introduced applicant Erik Pfahler, Senior Vice President of Borstein Enterprises to present Mission Villas, LLC PowerPoint. Mr. Pfahler thanked the Planning Commission for taking the project under advisement, planning staff for their professionalism and provided an introduction for Borstein Enterprises. He presented a bird's view of the project and further discussed the project status which included feedback from the Community Workshop in November 2021, stated that the project complies with all mandatory findings, completed the Mitigated Negative Declaration, resulting in no unmitigable impacts, and the current processing engineering plans. Based on the feedback received, he further discussed the responses received and dived into the project features, entryway, pocket park, project architecture, and project sustainability. Chair Lopez opened the Public Hearing and questioned if there's a back entrance. Mr. Pfahler explained that there is only one entrance and it was blessed by the Fire Department. Chair Lopez expressed that the project is really nice. He asked if Edison owns the property to the west and inquired about the small portion to the east of the project. He noted that it would be great if Edison can add a park. Mr. Pfahler stated that the west side belongs to Edison and the small portion to the east belongs to individual owners. He expressed that Edison has their hands full on other projects and it took his team some lengths for them to review their plans and details. Vice -Chair Ung questioned if there was any consideration in dispersing the affordable housing throughout the site rather than have them grouped in the same location. Mr. Pfahler noted there are specific three bedroom, two and a half bath units which work really in tandem with the other Small Lot Ordinance homes next to it. He said they felt it was a good place because its up front and its integrated with the other units. He added, it did not really work to move those deeper into the project as the site has an irregular shape and they fled lots of different plotting options and this seemed to be the best. Vice -Chair Ung noted that having the affordable housing sprinkled throughout the site would give variety and opportunities to have different locations throughout the site instead of being grouped together. Rosemead Planning Commission Meeting Minutes of December 19, 2022 Page 3 of 5 Mr. Pfahler expressed that this project is small with only 37 units and its really from one end to the next, its close to the park, front entrance, and they share the neighbor's market rate. He added, they are definitely integrated and did not believe it was ideal to go in further back with the other units. Vice -Chair Ung second Chair Lopez that these are really nice homes and it would add to the residential units in the city. Commissioner Tang commended the applicant for this project. He noted there was a preview of this project last year and he noticed a lot of the feedback was addressed in the staff report, especially community outreach and discussion about the easement with Edison. He said he understands how difficult it is to work with Edison and appreciated the efforts made. He added that the City tried to build a park adjacent to the other comer of this intersection, but Edison wouldn't sign or give a long-term lease in order to qualify for a grant. He also commended the incorporation of the Small Lot Subdivision, which Mayor Sean Dang had initiated and has been pushing because he is really passionate about it. He further added that he is glad to see it come to fruition and seeing it in a tangible way, and happy to hear that its being incorporated with affordable housing. He said this project is an oddly shaped lot and building a housing community here would be difficult. Commissioner Tang praised the applicant for planning and plotting the layout well. Mr. Pfahler added that the workshop back in November was very helpful to developers and wished other cities did the same. He said they received feedback early and it was nice to get it at a Planning Commission and City Council level and applauded the City for doing so. Chair Lopez applauded the applicant for bringing the project to the City and appreciated their efforts for addressing a lot of the questions previously mentioned in the workshop. Seeing no additional questions, Chair Lopez asked if there was any public comment. Public Comment: Commission Liaison Huang read the public comment received via email in Chinese from Mei Zhang (email was translated to English): "Too many homes are being built, affecting the quality of life for people living in the surrounding area. It causes too much traffic. They disapprove of having new homes built. They want a peaceful and quiet environment to live in." There being no additional questions or public comment, Chair Lopez closed the public hearing period. ACTION: Commissioner Berry, seconded by Vice -Chair Ung, to adopt Resolution 22-07 with findings, a resolution recommending that the City Council adopt City Council Resolution No. 2023-02, City Council Resolution No. 2023-04, and Ordinance No. 1013 for the approval of Planned Development 22-01, Zone Change 22-01, General Plan Amendment 22-01, and Tentative Tract Map 83705; and the adoption of the associated Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program as the environmental determination. Vote resulted in: Ayes: Berry, Escobar, Lopez, Tang, and Ung Noes: None Abstain: None Absent: None Roll call vote resulted in 5 Ayes and 0 Noes. Commission Liaison Huang explained the 10 -day appeal process. 4. CONSENT CALENDAR Rosemead Planning Commission Meeting Minutes of December 19, 2022 Page 4 of 5 A. PC MINUTES 10.03.22 Commissioner Berry made a motion, seconded by Commissioner Tang, to approve PC Minutes 10-03-22 as presented. Vote resulted in: Ayes: Berry, Escobar, Lopez, Tang, and Ung Noes: None Abstain: None Absent: None Roll call vote resulted in 5 Ayes and 0 Abstain. 5. MATTERS FROM STAFF Planning and Economic Development Manager Valenzuela wished the Planning Commission a Merry Christmas and Happy New Year. 6. MATTERS FROM THE CHAIR & COMMISSIONERS Vice -Chair Ung expressed she really enjoyed Santa Claus driving through the neighborhood. Chair Lopez inquired about future meetings. Planning and Economic Development Manager Valenzuela provided an update on holiday closures and meeting cancellations in January. ADJOURNMENT Chair Lopez adjourned the meeting at 7:35 p.m. ATTEST: Jai Huang Administrative Assistant Rosemead Planning Commission Meeting Minutes or December 19, 2022 Page 5 of Daniel Lopez Chair