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06-21-2011 - Code Amendment No. 11-03Vehicle Storage in the "Se - Item 10 Attach 4 (2).docMINUTES REGULAR MEETING OF THE PLANNING COMMISSION CITY OF WEST COVINA Tuesday, May 24, 2011 The regular meeting of the Planning Commission was called to order at 7:00 p.m. by Chairman Sotelo in the West Covina Council Chambers. Commissioner Redholtz led the Pledge of Allegiance and the Commission observed a moment of silence. ROLL CALL Present: Sotelo, Carrico, Redholtz, Stewart, Holtz Absent: None City Staff Present: Anderson, Wong, Caplin, Davis and de Zara APPROVAL OF MINUTES: Regular meeting, April 26, 2011 – The minutes were approved as submitted. ELECTION OF OFFICERS Motion by Redholtz, seconded by Stewart, to nominate Carrico as Chairman of the Planning Commission. Motion by Redholtz, seconded by Holtz, to close nominations and elect Carrico as Chairman of the Planning Commission. Chairman Carrico took over the election of officers and former Chairman Sotelo stepped down. Motion by Sotelo, seconded by Stewart, to nominate Redholtz as Vice Chairman of the Planning Commission. Motion by Sotelo, seconded by Stewart, to close nominations and elect Redholtz as Vice Chairman of the Planning Commission. A. OTHER MATTERS OR ORAL COMMUNICATIONS None B. CONSENT CALENDAR FORTHCOMING PLANNING COMMISSION MEETINGS AND PUBLIC HEARING SCHEDULE Receive and file. Acting Planning Director Jeff Anderson presented the staff report. During his presentation, Mr. Anderson told the Commission that there were a number of matters to be heard and the June 14, 2011 Planning Commission meeting will be held as scheduled. Motion by Redholtz, seconded by Sotelo, to approve the items listed. Motion carried 5-0. C. PUBLIC HEARING (1) PRECISE PLAN NO. 10-03 CONDITIONAL USE PERMIT NO. 10-11 CATEGORICAL EXEMPTION APPLICANT: Ken Kang LOCATION: 150 South Citrus Street, South Hills 76 Services (Unocal) REQUEST: The project consists of a request for a precise plan to remodel an existing 2,370-square foot gas station to include a mini-mart and a request for a conditional use permit for the operation of a service station. Chairman Carrico opened the public hearing. Senior Planner Fabiola Wong presented the staff report. During the presentation, Ms. Wong told the Commission that the applicant was seeking approval to convert existing service bays into a convenience store. She also told the Commission that there would be landscape planters, which would separate this property from McIntyre Square, which is adjacent to the subject site. In addition, Ms. Wong spoke about the proposed hours of operation, alternate materials to be used on the building traffic considerations for Citrus Street. Chairman Carrico asked about the location of the landscape planters. PROPONENT: Ian Marr, representing the applicant, spoke regarding the existing service station and small convenience store currently operating on the site. He told the Commission that the owner wanted to convert the service bays into more retail space to accommodate a 7-11 store. In addition, he answered questions by Commissioner Redholtz regarding the hours of operation for the service station and the convenience store by saying only the convenience store would be open 24 hours. OPPONENTS: No one spoke in opposition. Chairman Carrico closed the public hearing. There was a discussion by the Commission regarding the conversion of the service bays to retail space, the proposed materials to be used and the hours of operation for the service station and convenience store. Acting Planning Director Jeff Anderson also requested the addition of a condition requiring the existing palm trees on-site be either trimmed or removed. Commissioner Redholtz expressed his support of the project and added that the improvements on this site will compliment the improvements that are taking place on the adjacent property. Commissioner Stewart asked about approval of new signage. Staff told him the review of the signs would take place at staff level through the sign permit process. Commissioner Holtz expressed his support of the project and agreed that the improvements would compliment the improvements at McIntyre Square. Commissioner Sotelo stated he would have preferred to have vehicle access between the service station and the McIntyre Center. Chairman Carrico agreed with the remainder of the Commission. Chairman Carrico said the convenience store would be an asset to the surrounding neighborhood. Motion by Sotelo, seconded by Redholtz, to adopt Resolution No. 11-5418, approving Precise Plan No. 10-03. Motion carried 5-0. Motion by Sotelo, seconded by Redholtz, to adopt Resolution No. 11-5419, approving Conditional Use Permit No. 10-11. Motion carried 5-0. Chairman Carrico said this action is final unless appealed to the City Council within ten days. (2) CODE AMENDMENT NO. 11-03 GENERAL EXEMPTION APPLICANT: City of West Covina LOCATION: Citywide REQUEST: The proposed code amendment consists of certain amendments to the Zoning section of the Code as it relates to vehicle storage in conjunction with an automobile dealership in the “Service Commercial” (S-C) Zone. Chairman Carrico opened the public hearing. Acting Planning Director Jeff Anderson presented the staff report. Mr. Anderson told the Commission that the request for a code amendment came from Penske to allow them to store new vehicles on their employee parking lots, which is in the “Service Commercial” S-C zone. He also said staff had given consideration to the types of vehicle to be stored and the type of application process that would be appropriate because the code amendment would be for all properties zoned “Service Commercial” S-C within the city. He recommended that the code amendment allow storage of new vehicles in conjunction with automobile dealerships, subject to the approval of an administrative use permit. He further stated that the administrative use process would require notification of property owners within a 300-foot radius and allow staff to incorporate conditions of approval. Staff also recommended that the Commission recommend approval of this code amendment to the City Council. PROPONENT: Joseph Mahana, representing Penske, stated that they intended to store printer vans in the employee parking lots and answered questions regarding the fencing and lighting on the lot. OPPONENTS: No one spoke in opposition. Chairman Carrico closed the public hearing. Commissioner Sotelo expressed his support of the code amendment. Commissioner Redholtz also said he was in favor, since the storage of vehicles in this zone had been defined. He also said he felt the administrative use process would allow for adequate review of this type of request. Commissioners Holtz and Stewart also expressed their support of the code amendment. Chairman Carrico said he was satisfied with the storage of new vehicles in conjunction with an automobile dealership, the notification requirements and the ability for review by the Planning Commission. Motion by Redholtz, seconded by Holtz, to adopt Resolution No. 11-5420, approving Code Amendment No. 11-03. Motion carried 5-0. Chairman Carrico said final action on this matter would be considered by the City Council at a public hearing tentatively scheduled for June 21, 2011. (3) VARIANCE NO. 11-05 CATEGORICAL EXEMPTION APPLICANT: Encore Image, Inc. LOCATION: 3041 East Garvey Avenue North (Hooters Restaurant) REQUEST: The applicant is requesting approval of a sign variance to deviate from certain development standards including maximum sign area and maximum sign height. The applicant is proposing to replace an existing freestanding identification sign with a 124.5-square foot, 28-foot tall freestanding Chairman Carrico opened the public hearing. Planning Assistant Amy Davis presented the staff report. During the presentation, Ms. Davis told the Commission that the applicants were replacing an existing 40-year old sign that was in disrepair. She said the current occupants had recently completed extensive improvements in the restaurant and were seeking to replace the old sign with a new, updated one. Ms. Davis also reviewed the size of the replacement sign, the materials to be used and the colors of the new sign. In addition, she said the letters on the sign would be 36-inches high to allow for visibility from the freeway. Staff recommended approval of the variance based on the exceptional circumstances, such as the unusual topography and limited visibility from the freeway due to the overpass. PROPONENT: Corey Northcott, representing Encore Image, said the new sign would replace the older sign that is in disrepair. He further clarified that the new sign would utilize the existing pole therefore limiting the size of the new sign. Mr. Northcott also told the Commission that the existing restaurant was committed to staying in West Covina. There was a short discussion between Mr. Northcott and Commissioner Redholtz regarding the size of the proposed sign and the possibility of making the sign larger to allow for more visibility. OPPONENT: No one spoke in opposition. Chairman Carrico closed the public hearing. There was a short discussion regarding the request. Commissioners Sotelo and Redholtz expressed their support of the project and said they would have no opposition to reviewing a request for a larger sign. Commissioners Holtz and Stewart expressed their support of this application but said they felt the sign, as submitted, would be adequate. It was the consensus of the Commission that the sign, as submitted, would be an improvement over the existing sign. The Commission also concurred with the findings as recommended by staff. Motion by Redholtz, seconded by Holtz, to adopt Resolution No. 11-5421, approving Variance No. 11-05. Motion carried 5-0. Chairman Carrico stated that this action was final unless appealed to the City Council within ten days. D. NON HEARING ITEMS None E. CONTINUATION OF ORAL COMMUNICATIONS Continuation of Item A, Oral Communications None F. COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS Chairman Carrico thanked former Chairman Sotelo for his hard work as Chairman. In addition, he appointed Commissioners Redholtz and Stewart to the Design Review Subcommittee and Commissioner Holtz as the alternate. Commissioner Stewart asked about the work on the sidewalk he observed at McIntyre Square. Staff said the sidewalk was in need of repair and was being done in conjunction with the remodel of the shopping center. Commissioner Sotelo thanked staff and the remainder of the Commission for their work and help during his chairmanship. Commissioner Redholtz thanked Commissioner Sotelo for being a good chairman. He also recommended that the rest of the Commission take a walking tour of McIntyre Square. CITY COUNCIL ACTION: Regular meeting, June 7, 2011: Consideration and adoption of the budget for fiscal year 2011/2012. PLANNING DIRECTOR’S REPORT: Project Status Report Commissioner Redholtz asked about the status of the subdivision on Orange Avenue. Staff informed the Commission that this map had been automatically extended by the State of California but there had been no contact with the owner for a long time. Acting Planning Director Jeff Anderson said that Chairman Carrico and Vice Chairman Redholtz would also be members of the Public Art Commission. b. Subcommittee Minutes March 22, 2011 G. ADJOURNMENT Motion by Sotelo, seconded by Redholtz, to adjourn the meeting at 8:05 p.m. Motion carried 5-0.