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HomeMy WebLinkAboutPC Minutes 06-03-15MINUTES 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 Rodriguez, 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 Director Schindler advised the Commissioners that the application was withdrawn.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 Planning Commission Minutes June 3, 2015 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 5 th 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 from 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. -2- Planning Commission Minutes June 3, 2015 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 -3- Planning Commission Minutes June 3, 2015 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 Wheeler 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 Cartozianl -Y2 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 Cartozianl -' /z 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 -4- Planning Commission Minutes June 3, 2015 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 -5- Planning Commission Minutes June 3, 2015 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 lm Planning Commission Minutes June 3, 2015 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. 7- Planning Commission Minutes June 3, 2015 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. Planning Commission Minutes OTHER BUSINESS: None. June 3, 2015 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, Sairman City Planning ommission 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: Lujan, Flores, Morales, Rodriguez and Owens ABSENT: COMMISSIONERS: None ABSTAIN: COMMISSIONERS: None NOES: COMMISSIONERS: None Mary Cavanagh, Secretary_� City Planning Commission