HomeMy WebLinkAbout4. PC Draft Minutes - 06-03-15
DRAFT MINUTES
REGULAR MEETING
DOWNEY CITY PLANNING COMMISSION
WEDNESDAY, JUNE 3, 2015
CITY COUNCIL CHAMBER, 11111 BROOKSHIRE AVENUE
DOWNEY, CALIFORNIA
6:30 P.M.
Chairman Lujan called the June 3, 2015, Regular Meeting of the Planning Commission to order at
6:33 p.m., at Downey City Hall, 11111 Brookshire Avenue, Downey, CA. After the flag salute,
Secretary Cavanagh called roll.
COMMISSIONERS PRESENT: Patrick Owens, District 2
Louis Morales, District 3
Matias Flores, District 4, Vice Chairman
Jim Rodríguez, District 5
Hector Lujan, District 1, Chairman
COMMISSIONERS ABSENT: None.
OTHERS PRESENT: Aldo E. Schindler, Director of Community Development
Yvette Abich Garcia, City Attorney
William E. Davis, City Planner
David Blumenthal, Senior Planner
Mary Cavanagh, Secretary
Edwin Norris, Deputy Director of Public Works
PLANNING COMMISSIONER ANNOUNCEMENTS; REQUEST FOR FUTURE AGENDA ITEMS;
AND CONFERENCE/MEETING REPORTS: None.
PRESENTATIONS: None.
REPORT ON CITY COUNCIL ACTION: Director of Community Development reported that the
City Council approved the annual CDBG Housing fund.
PUBLIC HEARINGS:
1. PLN-15-00069 (Variance): Chairman Lujan opened the public hearing for PLN-15-00069, and
Ms. Cavanagh affirmed proof of publication.
Director Schindler advised the Commissioners that the application was withdrawn.
The withdrawal of the application PLN-15-00069 was received and filed.
2. PLN-14-00254 (Mitigated Negative Declaration, Tentative Tract Map No. 73340, and Site
Plan Review): Chairman Lujan opened the public hearing for PLN-14-00254, and Ms. Cavanagh
affirmed proof of publication.
Senior Planner David Blumenthal gave a PowerPoint presentation of the request by KB Home to
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subdivide a 6.52-acre project site and construct a new 117 unit townhome development to be
called “Centerpointe,” on property located at 10734 Paramount Blvd, zoned DDSP (Downtown
Downey Specific Plan). The site is located on the east side of Paramount Boulevard between 5th
St. and 7th St., comprised of three lots that were previously improved with medical offices (Gallatin
Medical Center) that has been vacant for several years. The 6.52 acre site has three
development areas with Parrot Ave. and Buell St. trisecting the site (lots A, B and C). There are a
total of 29 buildings: 25 buildings on Lot ‘A’, three buildings on Lot ‘B’, and one building on Lot ‘C’.
The primary project entry is through a driveway on Lot ‘A’ from Paramount Blvd. The entry will be
enhanced with pavers, flanked with accent trees (Ornamental Pear), and back dropped with a
large tree (Magnolia) and park space. Additional access to Lot ‘A’ will be provided on 7th St. and
Parrot Ave. Lot ‘B’ is accessible from Parrot Ave. and Buell St.; while Lot ‘C’ is accessible from
Parrot Ave. All streets in the development are 26’ wide to meet Fire Department access
requirements. The townhomes will be three stories and will include an enclosed two car garage,
several outdoor amenities and 69 open parking spaces. There are three different floor plans with
two to four bedroom units ranging in sizes from 2,176 sq. ft. to 2,717 sq. ft. The development also
provides an open shared use throughout the project with amenities such as covered picnic/bbq
area, an open play lawn area, covered seating, tot lot, dog use areas with artificial turf and paved
waking paths to connect all portions of the site.
Mr. Blumenthal distributed a materials board to the Commissioners and reviewed the following: 1)
the architectural design of the contemporary style of the building; 2) the site lighting plan that
provides a balance between the need for site security, without creating a glare into adjoining
residents; 3) trees are to be planted throughout the property creating a pedestrian friendly
environment; 4) the parking requirement for multi-family ownership unit in the downtown area is
1.7 parking spaces per unit, which means the applicant needs to provide a minimum of 199
parking spaces. The applicant is providing 303, which not only exceeds the Downtown Downey,
but also exceeds the standard requirement for any multi-family residential in the City (293 spaces
would be required). The guest parking will limited to 72 hours at maximum; it will not be assigned
and will be policed by the HOA.
Mr. Blumenthal stated that a peer review of the architectural plans and landscape design was
conducted by Studio One Eleven. The peer review resulted in the following changes to the plans:
• The original monolithic architectural design was eliminated;
• Over-sized cornices were removed from the tower elements;
• The wrap around window effect on corner units was added;
• The addition of the low walls for the stoop entries were added;
• The metal awnings were changed from solid inserts to mesh inserts to provide the
shadow effect;
• The project entry on Paramount was enhanced, which included elimination of some
parking spaces that were visible f rom Paramount Blvd;
• The walkways on site were aligned better to be consistent with the architecture, and
• Additional seating areas were added to the common open space;
Mr. Blumenthal stated that Studio One Eleven was very satisfied with the landscape proposal; all
landscape will be drought tolerant excluding the turf areas.
Commissioner Rodriguez asked if there were elements proposed by KB Home that were not
incorporated into the plan, to which Senior Planner Blumenthal gave an explanation as to how
staff, architects and consultants arrived at a consensus design.
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Mr. Blumenthal reviewed the California Environmental Quality Impacts (CEQA) and found the
potential noise impact would be during construction. Therefore, staff has conditioned the hours of
construction to be limited to 7:00 a.m. to 7:00 p.m., Monday through Friday and 8:00 a.m. to 5:00
p.m., Saturdays, with no construction on Sundays. Additional measures to address drought and
energy issues such as energy efficient showerheads, toilets, sprinklers with rain gauges, and
Solar energy panels are options for the home owners. Additionally, a traffic study was done and
found to have no impacts noted as a result of this project.
Mr. Blumenthal stated that at 5:56 p.m., an email was received regarding the application and was
distributed to the Commissioners, the applicant and to the public table for the public to view.
Mr. Blumenthal concluded his report by saying that all findings can be made in a positive manner
to recommend approval of the application.
The Commissioners discussed the following with staff:
• Electrical charging stations in the garages can be conditioned by the Planning Commission.
• Storage area for the trash containers and trash collection route to minimize noise impact.
• Size of the garages, lack of balconies or patio areas and aesthetic design of project.
• Bike racks (included in amenities).
• Address labeling shall be according to the Fire Marshall’s requirement as noted in Condition
No. 38.
• Screening of A/C units (refer to condition No. 10).
Deputy Director of Public Works Edwin Norris stated the Paramount Blvd. median island is
estimated to start in the spring or summer of 2016; the project is federally funded and the
environmental design process has to be completed before construction can begin.
Vice Chairman Flores asked Mr. Blumenthal what staff estimated the earliest completion date of
the project to be, to which he responded with Spring, 2016.
Commissioner Owens expressed his concern regarding the impact to traffic and asked if the
density or occupancy was considered in the traffic study noting the potential traffic exiting east out
of the development, to which Mr. Blumenthal stated that the traffic study looks at Paramount Blvd.
Commissioner Owens reiterated his concerns and pointed out the amount of cars in the area with
multi-family units on Western, and La Reina.
Commissioner Owens asked what the small portion was on the site plan that was not developed,
to which Mr. Blumenthal explained that it is a dental office that will remain at the site.
Commissioner Owens inquired as to mitigation measures to address the water usage. Mr.
Blumenthal reviewed mitigation measures such as water-sense faucets and toilets, drip irrigation,
rain gauges that do not allow watering within 48 hours of it raining. The water department has
reviewed the landscape plans and mitigation measures to prevent water waste and is no longer
concerned with water impacts as it pertains to this project.
Deputy Director Norris reviewed the scheduled Paramount Blvd. street improvements at 3rd St., 5th
St and 7th St. intersections that will primarily involve: 1) traffic signal upgrades - replacing
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antiquated equipment; 2) safety light upgrades to LED; 3) cabinet equipment; 4) upgrade battery
back-up systems; 5) signage; 6) striping; 7) curb ramps to ADA standards; and 8) fiber optics will
be installed and coordinated during the equipment phase.
Commissioner Morales asked if the sewer is lateral capacity, to which Mr. Blumenthal responded
by saying that Public Works is satisfied with the system’s ability to handle the sewage.
Josh W heeler and Seth Booths, KB Home, gave their thanks and compliments to staff for all of
their efforts with the Centerpointe development project. Mr. Wheeler gave a brief historical
background of KB Home and the project and made note that they have been the EPA Water
Sense Partners of the Year for four years.
Commissioner Rodriguez asked if electrical charging stations can be installed in the garages, to
which Mr. Booths and Mr. Wheeler responded by saying that they can prewire the garages and
the owners can purchase and install the charging stations.
City Attorney Yvette Abich Garcia called for disclosures:
Commissioner Rodriguez disclosed that he met with Josh Wheeler and Kirk Cartozian1-½ years
ago when the initial Site Plan was submitted, and he met with Josh Wheeler, Seth Booths and Kirk
Cartozian today to discuss their process, architectural discussion, design issues, price points
sound issues, green issues, building issues, address issues, possible issues with garages and
odor from trash. He met with another developer, Ron Kohler, concerning a lack of balconies, fire
access, trash cans, style and dimensions. He spoke to Don Jervis, who emailed a comment letter,
and spoke to Jerry and Brian Andrews regarding electrical charging stations.
Commissioner Owens confirmed that he had received the copy of the email that we sent just
before the meeting, but did not meet with anyone to discuss the project.
Vice Chairman Flores disclosed that he met with Josh Wheeler and Kirk Cartozian1-½ years ago
when the initial Site Plan and also with Val Flores, Stay Gallery, some time that year but did not
have the specific date.
Chairman Lujan confirmed that he also received the copy of the email that we sent just before the
meeting, but did not meet with anyone to discuss the project.
Commissioner Rodriguez if the patios could be added to allow a personal refuge, and if not, was it
due to the fire truck access, if so if the patio were on the 3rd floor would it be able to pass under
that, to which Senior Planner Blumenthal noted the Fire Department has specific access
requirements, and minimum heights that they can drive under. However, from an operational
standpoint, particularly with ladder trucks they need clearance from the ground to sky.
Commissioner Rodriguez asked if the garage had enough space to store two cars, and trash
cans, to which Alan Scales, Architect for KB Home, stated that there is a storage area in the
garage that is angled and can be opened up to create a storage section for the trash cans, and
with the size of today’s cars, he believes two cars will also fit in the garage.
Vice Chairman Flores asked Mr. Scales about his experience as he had mentioned previously
about the type of vehicles that people have. He said that he’s specialized in this type of housing
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for the last 14 years in different jurisdictions, 20 x 20 is often the standard size, where as some
areas are reducing the standard to 15 x15. He added that they look to the standards of the City
that they are working in.
Vice Chairman Flores asked Mr. Wheeler what the different price points were for the different
plans and absorption rate, to which he responded by saying that his best educated guess at this
point would be that they will range from the mid $500,000 to $600,000, and estimates selling five
to six units a month.
Correspondence: Senior Planner Blumenthal stated that one email was received and distributed
minutes before the meeting; there were no other correspondence.
Dr. Funk, 10558 Paramount Blvd., stated that his dental practice is located at the northeast corner
of Paramount Blvd., and Seventh St., and 40 feet away from the project site. He said that he
discussed this project with Mr. Blumenthal on two separate occasions and expressed his concern
that the public is being deceived in regard to the parking. Dr. Funk explained that he had made
arrangements with the tenant and owner of the remaining dental office to bring them over to
occupy space in his building across the street, and he also spoke to KB home and offered to sell
them his property to be used for parking and was advised that his asking price was too high and
they were not able to make a deal. Dr. Funk asked if there had soil had been tested due to the
previous medical office use and chemical being dumped on the grounds. He said that this is not a
gated community so traffic will increase, parking will be a mess, graffiti will increase and the
schools will be affected. There are a lot of issues that still have to be addressed. Dr. Funk stated
that he was not able to sell his property to 7-Eleven stores because of zoning and did not
understand how the project is zoned. Dr. Funk stated he strongly objects to this project as
designed.
Commissioner Rodriguez asked staff if we have any response regarding school impact and soil
testing, to which Mr. Blumenthal responded by saying that as with all new developments, the
developer will pay school impact fees which goes directly to the school district, and the State did
not list the site as having any potential contaminants.
Mr. Booths stated that the environmental site assessment included soil testing during the first
phase, and it tested clean.
Chairman called for additional public comments.
Abdel Chehata, 8025 Seventh Street, has been a resident of Downey for 38 years. Mr. Chehata
expressed his concern regarding entrance/exit for the project facing his home would not only
increase traffic, but the mothers crossing the busy intersection with their children would have
trouble taking them to school. He does not believe that a traffic study would show that there is no
problem. In addition, having a three-story building across the street would take away his privacy
by allowing the neighbors to look down into the bedroom of his two-story home across the street.
He will not be able to open his windows to get fresh air. Mr. Chehata also expressed concerns
regarding the impact that this development would have on our utilities, and he doesn’t believe this
is good for the City of Downey.
Michael Yassa, 7947 Fifth St., stated that the intersection of Paramount Blvd and 5th St., is one of
the offset intersections and is a problem. He asked if the intersection would be redesigned. He
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said that he doesn’t understand the zoning and how we would go from a job creating commercial
building to housing. Now, 5th St. is traveled like a baby Firestone Blvd. Imagine as a resident, an
additional 100 cars using that baby Firestone. It is difficult to be a resident in that area with people
flying up and down the street. He said that he is concerned that home values will go down, due to
this project; when they can’t sell all of the units, the prices will drop because townhomes are not
as desirable as a regular home. He is very concerned with his and his neighbors’ home values
and asked they please consider that. He has live in Downey for over 35 years and owns a
business in Downey. He has seen Downey’s saturation and growth. Now, with the median
project, only allowing right turns. It will create problems for the people in the area and asked that
they please take that into consideration.
Don Lamkin, 7156 Pellet St., said that has been a resident of Downey for over 50 years and
serves on the Public Works Committee and has done some research on this project because he
lives in the neighborhood. He addressed concerns brought up by the other residents starting with
comps. He commented that you cannot compare single family homes to townhomes and KB
Home studies the selling potential before beginning a project. Mr. Lamkin stated that he has been
a firefighter for 30 years and addressed fire response, access and congestion. He pointed out
seven access points and does not believe that traffic will be an issue. He said that is a blighted
area and the project looks good, it exceeds the parking requirements and he is in favor of the
project and believes it raises the bar for downtown development and ownership.
Dee Dee Young, 7954 Sixth St., stated that she lives across the street from the project and is glad
that it is not another commercial development. She expressed her discontent with the
architectural design; believes it lacks character; traffic will increase; she is not in favor of three-
story buildings; parking issues; and added street sweeping issues.
Monica Zamora, 8061 Seventh St., stated that her concern is with the parking in the area. She
said that she has been in the area for 15 years and described parking as horrible, and as her
family grew, it grew worse. Her husband has to park on 4th St. and some of her neighbors have
four cars and people are already crossing Paramount Blvd. to find a place to park. Mrs. Zamora
also expressed concerns that there are no crossing guards at the Paramount Blvd. and 7th St.
intersection for the kids. Also, parking on 7th St. is one side of the street only and there are no
handicap ramps on 7th St and Western Ave.
George Manzanilla, 8357 Cherokee Dr., stated that he was born and raised in Downey and
purchased a home in Downey eight years ago. He said that he is pro-growth and understood the
need for housing as currently there is a great housing shortage and young people are moving out
of Downey because they can’t find a home to buy. He asked that the residents be open to growth
and consider the positive aspects. He understands that there are issues with growth such as
parking and crossing guards, but they are issues because we are growing that we have to find
solutions for. Mr. Manzanilla stated that he works in Venice, CA, and described the City as the
most crowded city on the west side; however, their businesses really prosper. This is what will
happen with our growth when people buy homes they will visit our businesses and give them
opportunity to prosper.
Mohammad Chehata [sic} 7941 Harper Ave. stated that he is in agreement with Mr. Manzanilla, in
that there needs to be growth. However, he doesn’t believe that it needs to be in an area as
congested as the area that is put forth here. There are areas all around Downey that are a little
more run down that could use the upgrade. Since 2008, his travel time from Downey to Cerritos
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has doubled, and that makes him not want to go anywhere in Downey. Addressing Mr. Lamkin,
as a firefighter, he would like to know what the response times are over the years and if they have
increased, and traffic is only going to get worse and wants to know from him.
Chairman Lujan asked if there were any more public speakers bringing something new.
Joseph Manacmul, 13421 Barlin Ave., commended KB Home for this project. He explained that
although there are other areas within Downey that we could build upon, but this is the first project
that is building private homes within the downtown area. He said that he appreciates the fact that
it is in the downtown area because he can walk a number of different amenities from this
development within 20 minutes, such as Furman Park, Downey Theatre, either of the high schools
or do his grocery shopping. He said that he believes this allows the first generation millennials to
be able to afford a home and not have to buy one far away and have to drive everywhere.
Jesus Vasquez, 7952 Harper Ave, expressed concerns with parking on 5th St., and 7th St. from
Paramount Blvd. to Smallwood Ave.
Blanca Pacheco, 8509 Puritan, stated that she also has an office at 8137 Third St., and said that
this is a good project having homes and or townhomes in downtown. Ms. Pacheco commented
that if she had the opportunity to do so, she would purchase a home in the development. She
commented that we have a good downtown and 3-4 years ago, we didn’t even have a downtown
and it’s a great project.
Mr. Booths responded to the comments made regarding parking and density. He explained that
they are within the density for the specific plan, over the required parking, they are required to
contribute to the improvements of the intersections, and the traffic study did not show any issues.
Chairman Lujan called for staff’s recommendation, to which Mr. Blumenthal stated that staff’s
recommendation is to adopt the Negative Declaration on the mitigation measures and adopt the
tract map and site plan review.
Chairman Lujan closed the public hearing and called for a recess at 8:53 p.m.
Chairman Lujan called the meeting to order at 9:05 p.m.
Vice Chairman Flores thanked all the participants and commented that he likes the project; he
feels that is within the downtown plan and a compound project to other potential issues. He said it
is a good project, job creator and is incentive for new businesses to come into the downtown area.
He likes the design and believes that it promotes interaction. He doesn’t see the need for patios,
and the design promotes open space which is what we look for. He also likes the added
conditions of approval for the storage space in the garage and the prewiring for electric charging
stations and is leaning toward approval.
Commissioner Rodriguez commented that the site does not fit within the downtown and it lacks
style, to which Director Schindler responded by saying that the project provides a comfortable
walking distance to the downtown area. He expressed his concern with the density issues and
said that it has to be looked at. He repeated comments that the project lacks character and style,
and said he has mixed feelings.
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Commissioner Morales stated that he appreciated the design as far as transitioning from medical
use into residential; it works. As far as parking spilling over to the west side of Paramount Blvd,
he believes that something can be done with the median to discourage people from crossing
there. He said that ownership gives people more pride for the area, and as far as the Specific
Plan, there is not a demand for office space is low in Downey.
Commissioner Owens thanked staff and the applicant and stated that the public comments need
to be addressed regarding traffic, and safety measures and cannot be compromised walkability.
Chairman Lujan stated that the schools will receive help from the school fees paid by the
developer and forwarded to the school district, and he likes the project.
Based on the Planning Commissioners comments, Senior Planner Blumenthal provided the
following language for the added conditions.
29) All units shall be prewired for electric vehicle chargers.
30) The under stair storage shall be open for access to the garage.
Vice Chairman Flores moved that they adopt Resolution No. 15-2924; approving PLN-14-00254
with the added conditions to prewire the garages for charging stations and provide the access in
the garage to store trash cans as discussed.
The motion was seconded by Commissioner Morales and Commissioner Rodriguez called for
further discussion before the vote.
The commissioners discussed the public safety and traffic issues presented by the public with
Deputy Director Norris. Commissioner Rodriguez reiterated his comments regarding his dislike of
the design; and Commissioner Owens said that the request needed a bit more work and wanted
to see the public safety and traffic issues addressed and preferred that it be brought back.
It was moved by Vice Chairman Flores, seconded by Commissioner Morales, and passed by a 3-2
vote, with Commissioner Rodriguez and Commissioner Owens voting no, to adopt Resolution 15-
2924 modified conditions of approval as stated, thereby adopting the Mitigated Negative
Declaration and approving the request for a Tentative Tract Map No. 73340, and Site Plan Review
(PLN-14-00254).
NON-AGENDA PUBLIC COMMENTS: None.
CONSENT CALENDAR ITEMS:
3. Approval of the Minutes from May 20, 2015
4. PLN-15-00112 (General Plan Consistency) - A request to find that the sale of Community
Development Commission Housing Authority owned property located at 9303-9309 Elm Vista
Drive is consistent with the General Plan.
It was moved by Commissioner Morales, seconded by Commissioner Rodriguez, and passed by a
5-0 vote, to approve the Consent Calendar.
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OTHER BUSINESS: None.
STAFF MEMBER COMMENTS: Commissioner Rodriguez stated that he would like to be more
involved in the design process and put a committee together to take another look at the Downtown
Downey Specific Plan, to which Director Schindler responded by saying that it would have to be
an agenized item and would take a few meetings to put together.
ADJOURNMENT: With no further business to discuss, Chairman Lujan adjourned the meeting at
9:04 p.m., to Wednesday, June 17, 2015, at 6:30 p.m. at Downey City Hall, 11111 Brookshire
Ave.
APPROVED AND ADOPTED this 1st day of July, 2015.
Hector Lujan, Chairman
City Planning Commission
I HEREBY CERTIFY that the foregoing Minutes were duly approved at a Regular meeting of the
Planning Commission held on the 1st day of July, 2015, by the following vote:
AYES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
NOES: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission