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10-18-2011 - General Plan Amendment No. 11-02Zone Change No. 11 - Item 8 Attach 7 (2).docMINUTES REGULAR MEETING OF THE PLANNING COMMISSION CITY OF WEST COVINA Tuesday, September 27, 2011 The regular meeting of the Planning Commission was called to order at 7:00 p.m. by Chairman Carrico in the West Covina Council Chambers. Commissioner Stewart led the Pledge of Allegiance and the Commission observed a moment of silence. ROLL CALL Present: Carrico, Redholtz, Stewart, Sotelo Absent: Holtz City Staff Present: Gorman, Freeland, Anderson, Wong, Yauchzee, Lee, Morales and de Zara APPROVAL OF MINUTES: Regular meeting, September 27, 2011 – The minutes were approved as submitted. A. OTHER MATTERS OR ORAL COMMUNICATIONS None B. CONSENT CALENDAR FORTHCOMING PLANNING COMMISSION MEETINGS AND PUBLIC HEARING SCHEDULE Planning Director Jeff Anderson presented the staff report. During his presentation, he told the Commission that there were items scheduled for the October 11, 2011 regular meeting. Motion by Redholtz, seconded by Sotelo, to approve the items listed. Motion carried 4-0 (Holtz absent.) Agenda Item No. 2 was heard out of order. C. PUBLIC HEARING (2) CONDITIONAL USE PERMIT NO. 11-09 VARIANCE NO. 11-09 APPLICANT: Michelle Felten, Core Development Services for Verizon Wireless LOCATION: 2223 Ramona Avenue REQUEST: The applicant is requesting the approval of a conditional use permit to allow the installation of an unmanned 60-foot tall wireless telecommunications facility. Twelve panel antennas are proposed on a wireless telecommunications facility designed as a monopine (pine tree). A new equipment shelter will be installed on site. The applicant is also requesting the approval of a variance to deviate from the minimum separation requirement between wireless telecommunication facilities. Planning Associate Ron Garcia presented the staff report. During his presentation, Mr. Garcia spoke about the design of the proposed cell tower and told the Commission this project was proposed in a manufacturing area of the city. He also recommended that two pine trees be added to the landscape to help the monopine blend in with the existing landscape. Mr. Garcia also spoke about the fencing surrounding the project, the proposed location of the monopine and the distance to the nearest residence. Chairman Carrico opened the public hearing. PROPONENT: Aigmeh Mailian, representing Michelle Felten for Verizon Wireless, spoke in favor of the project. She answered questions by the Commission regarding the reasons collocation on an existing site wasn’t possible, and the proposed height of the cell tower. OPPONENTS: No one spoke in opposition. Chairman Carrico closed the public hearing. Commissioner Sotelo said that he would support the project because it would provide a service in the community and wasn’t near a residential area. Commissioners Redholtz, Stewart and Chairman Carrico concurred and expressed their support of the project. Motion by Redholtz, seconded by Stewart, to adopt Resolution No. 11-5438, approving Conditional Use Permit No. 11-09. Motion carried 4-0 (Holtz absent.) Motion by Redholtz, seconded by Stewart, to adopt Resolution No. 11-54-39, approving Variance No. 11-09. Motion carried 4-0 (Holtz absent.) Chairman Carrico said these actions are final unless appealed to the City Council within ten days. (1) GENERAL PLAN AMENDMENT NO. 11-02 ZONE CHANGE NO. 11-02 PRECISE PLAN NO. 11-05 TENTATIVE TRACT MAP NO. 71644 MITIGATED NEGATIVE DECLARATION OF ENVIROMENTAL IMPACT APPLICANT: Tom Lao, Charles Company LOCATION: 301 South Glendora Avenue REQUEST: The applicant is requesting approval of a General Plan amendment to add a Mixed Use land use category to the General Plan and to change the land use designation to “Mixed Use”. The applicant is also requesting a zone change to change the zoning from “Regional Commercial” (R-C) to Specific Plan No. 24 (Lakes District Specific Plan). Furthermore, the applicant is requesting a precise plan to construct a five-story mixed-use development (residential and commercial) and a tentative tract map to create residential and commercial condominium units. Senior Planner Fabiola Wong presented the staff report. During her presentation Ms. Wong told the Commission that the applicants are proposing a mixed-use project for the site, which would be the first of it’s kind in West Covina. She also spoke about the proposed parking for the residential and retails uses, access to the site for residents of the building, proposed landscaping, the proposed redesign of Glendora Avenue and Lakes Drive, common open space for the residential component of the development, exterior finishes, access gates, walls and fences. In addition, she told the Commission that the Municipal Code required 1,007 parking spaces and only 753 would be provided, and that angled parking was proposed along Glendora Avenue. Ms. Wong also told the Commission it is expected that this project would help revitalize the area and the businesses on Glendora Avenue, and also said that public transportation is convenient to the location. In addition, she spoke about the results of the traffic study. She also said the project would be developed using a specific plan. There was a short discussion by the Commission regarding other specific plan developments in the City of West Covina. Ms. Wong also told the Commission that the applicant had requested that the conditions of approval be amended. Chairman Carrico opened the public hearing. PROPONENTS: Tom Lau, applicant, and Craig Chinn spoke in favor of the project. Mr. Lau said he was present to answer questions by the Commission. Commissioner Stewart asked questions regarding reserved parking for residents of the project. Commissioner Redholtz asked what type of retail uses they were looking for and the projected price range of the residential units. Mr. Chinn said since many of the residential units are one bedroom, he didn’t anticipate that parking would be a problem. OPPONENTS: Shirley Buchanan and Joanne Wilner spoke in opposition. Ms. Buchanan said that she felt the project was too large for Glendora Avenue and was concerned that the angled parking spaces would be dangerous. She also said she felt that lack of adequate parking on Glendora Avenue would harm the existing businesses. Mrs. Wilner said she would prefer that West Covina remain a bedroom community. She also expressed her concern that lack of adequate parking would discourage people from patronizing the retail uses because carrying packages would be too inconvenient. In addition, she questioned the trip credits because the site is currently vacant and doesn’t generate a lot of traffic. Further, Mrs. Wilner said she was concerned that the parking for the two-bedroom units would be inadequate and also said there was a lack of affordable housing in the city, which these residential units would not address. She added that she believed the east side of Glendora Avenue was also in need of redevelopment to address the blighted and empty areas there. In addition, she said the Vision 2020 steering committee spoke about a central gathering place, but she didn’t feel this was the appropriate location. She urged the Commission to deny approval of this project. REBUTTAL: Tom Lau, applicant, said that they are proposing 1.5 parking spaces for each one bedroom unit, and there were 150 of those proposed. In addition, he said that this project would help revitalize both sides of Glendora Avenue. Commissioner Stewart asked him about the proposed height and the public right-of-way that would be dedicated to the City. Chairman Carrico closed the public hearing. There was a discussion by the Commission regarding this project. Commissioner Sotelo stated his support of the project because he felt that the area in question needs revitalization. Commissioner Redholtz said that there has been a rapid decline in the area and felt this project would benefit the area by bringing in new retail uses, new residents, as well as sales tax and property tax revenue to the City. Commissioner Stewart expressed his support of the project because he had visited cities in Northern California that have such projects and they are successful projects. He also expressed his concern that parking might not be adequate, but said he would support the project because it would help revitalize businesses along Glendora Avenue, and improve the blighted area. Chairman Carrico also supported the project, but added he was concerned about parking. He also said that the benefits of the project were favorable and the applicants are improving a blighted area and building a new and different type of project that could jump-start the revitalization of the area. Motion by Sotelo, seconded by Redholtz, to adopt Resolution No. 11-5440 approving the Mitigated Negative Declaration of Environmental Impact. Motion carried 4-0 (Holtz absent.) Motion by Sotelo, seconded by Redholtz, to adopt Resolution No. 11-5441 recommending to the City Council, approval of General Plan Amendment No. 11-02. Motion carried 4-0 (Holtz absent.) Motion by Sotelo, seconded by Redholtz, to adopt Resolution No. 11-5442 recommending to the City Council, approval of Zone Change No. 11-02. Motion carried 4-0 (Holtz absent.) Motion by Sotelo, seconded by Redholtz, to adopt Resolution No. 11-5443, approving Precise Plan No. 11-05, as amended. Motion carried 4-0 (Holtz absent.) Motion by Sotelo, seconded by Redholtz, to adopt Resolution No. 11-5444, approving Tentative Tract Map No. 71644. Motion carried 4-0 (Holtz absent.) D. NON HEARING ITEMS None E. CONTINUATION OF ORAL COMMUNICATIONS Continuation of Item A, Oral Communications None F. COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS Commissioner Stewart spoke about how he enjoyed West Covina Day at the Fair and congratulated Lloyd Johnson, recipient of the Hometown Hero award. Commission Sotelo also congratulated Mr. Johnson. Commissioner Redholtz commented on West Covina Day at the Fair, and the project that was approved earlier in the meeting. Chairman Carrico thanked staff for their work on the Charles Company project. He also announced that Jeff Anderson had been appointed as the new Planning Director. CITY COUNCIL ACTION: October 4, 2011 meeting: Code Amendment No. 11-04, Tattooing and extension of the moratorium for Code Amendment No. 11-06, Equestrian Overlay Zone on Vanderhoof Drive. PLANNING DIRECTOR’S REPORT: a. Project Status Report G. ADJOURNMENT Motion by Sotelo, seconded by Redholtz, to adjourn the meeting at 8:25 p.m. Motion carried 4-0 (Holtz absent.)