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HomeMy WebLinkAboutPC Minutes 06-07-17PC MINUTES REGULAR MEETING DOWNEY CITY PLANNING COMMISSION WEDNESDAY, JUNE 7, 2017 CITY COUNCIL CHAMBER, 11111 BROOKSHIRE AVENUE DOWNEY, CALIFORNIA 6:30 P.M. Chairman Rodriguez called the June 7, 2017, Regular Meeting of the Planning Commission to order at 6:36 p.m., at Downey City Hall, 11111 Brookshire Avenue, Downey, CA. After the flag salute, Secretary Cavanagh called roll. COMMISSIONERS PRESENT: Jim Rodriguez, District 5, Chairman Miguel Duarte, District 1 Patrick Owens, District 2, Vice Chairman Steven Dominguez, District 3 Matias Flores, District 4 COMMISSIONERS ABSENT: Dominguez arrived at 7:47 p.m. OTHERS PRESENT: Aldo E. Schindler, Director of Community Development Alisha Patterson, Special Counsel for the City Jessica Flores, Economic Development & Housing Manager David Blumenthal, Principal Planner Mary Cavanagh, Secretary PLANNING COMMISSIONER ANNOUNCEMENTS; REQUEST FOR FUTURE AGENDA ITEMS; AND CONFERENCE/MEETING REPORTS: The Commissioners commented on their attendance of the annual, three-day Greek Festival on June 2, 2017 through June 4, 2017, hosted by the St. George Greek Orthodox Church. CHANGES TO THE AGENDA: It was moved by Chairman Rodriguez, seconded by Commissioner Flores, and passed by a vote of 4-1 with Commissioner Dominguez absent, to change the order of the Agenda as follows: Report on City Council Action Non Agenda Public Comments Public Hearing Item(s) REPORT ON CITY COUNCIL ACTION: Director of Community Development Schindler reported the City Council approved: 1) the extension of the Moratorium on Accessory Dwelling Unit, extending the moratorium and additional 10 months and 15 days to allow staff time to study the matter further and return to the Planning Commission with options and recommendations for the City Council; 2) the annual Community Development Block Grant (CDGB) Funding; and 3) the funding of the Stay Gallery. PUBLIC HEARINGS: 1. PLN -17-00047 (Conditional Use Permit): Chairman Rodriguez opened the vote to continue public hearing for PLN -17-00047 to a date uncertain. It was moved by Chairman Rodriguez, seconded by Commissioner Duarte, and passed by a vote of 4-1 with Commissioner Dominguez absent, to continue the public hearing to a date uncertain. NON -AGENDA PUBLIC COMMENTS: None CONSENT CALENDAR ITEMS: 2. Ap rroval of the Minutes from April 1„9,_2017 It was moved by Vice Chairman Owens, seconded by Commissioner Flores, and passed by a 4-1 vote, with Commissioner Dominguez absent, to approve the Consent Calendar. PRESENTATIONS: 3. Imnerial Hiahwav Economic Development Strateaic Plan: Director of Community Development Schindler gave a brief overview of the Imperial Highway Economic Development Strategy. The intent of the plan is to facilitate development and re -development of the Imperial Highway corridor. JWA Urban Consultants was brought in to analyze the land uses along the Imperial Highway corridor, economic and demographic factors, and to provide recommendations for facilitating development along the corridor. Jack Wong and Stanley Hoffman of JWA Urban Consultants Inc., gave a PowerPoint presentation and discussed their vision and objective in revitalizing the Imperial Highway Corridor. This included creating economic development incentives and programs for businesses to thrive, identifying catalytic opportunities, transforming the vehicular -oriented streetscape into a more pedestrian urban streetscape to attract new medical, biomedical, and research and development professional offices, along with neighborhood -serving retail and restaurants, opportunities of new ownership, as well as creating a brand identity for the corridor. They discussed the results of their public outreach through various components, including citizen, business, and staff participation through one-on-one interviews, focus groups, public workshop and stakeholders. The economic and demographic factors discussed included: • A lack of readily available land for development, which is further constrained by existing parcel configurations, lot sizes and development requirements; • A strong employment base in medical and public administration within the corridor; • The potential to relocate existing Los Angeles County facilities that exist within the corridor, to the Rancho Los Amigos South Campus, providing a major land development opportunity and potential to expand upon the Corridor's base of quality jobs at the South Campus site and on vacated County parcels; • Current development opportunities are primarily due to underutilized sites; • The demand for ownership housing options could increase and improve the jobs -housing balance along the corridor; and, • Marketing efforts between the local corridor business community and the City of Downey. The Strategic Plan includes a strengths, weaknesses, opportunities and threats analysis, identifying six major goals to revitalize the Imperial Highway corridor. The goals for enhancing economic development and the growth of the corridor are to: 1) Make economic development a priority; 2) develop leadership, support and coordination with local partners; 3) retain, expand and attract businesses; 4) promote and develop a positive brand identity; 5) update key planning and development codes; and 6) improve public infrastructure and amenities. The plan also provides a chapter on development opportunity sites within the corridor. This chapter identifies several key sites and provides detailed analyses as examples of potential economic development opportunities. These analyses include research concerning traffic flow, land valuations, land uses, retail leakage, location, configuration and potential development assumptions to provide a thorough report on the redevelopment of these opportunity sites. -2- Opportunity Sites 1 and 2 are located at the southwest corner of Lakewood Boulevard and Imperial Highway. Site 1 has a current use as retail with a potential use of retail. Site 2 is currently retail/residential with a potential feasible use of mixed use. Opportunity Site 3 is located at the southwest corner of Bellflower Boulevard and Imperial Highway. Site 3's current use is vacant/offices with a potential use of all offices. Opportunity Site 4 is located in the northeast quadrant of Bellflower Boulevard and Imperial Highway and has a current use as a trucking/distribution center with potential uses of 1) offices/research and development; 2) residential; and 3) a public park. The Commissioners inquired as to the possibilities for development of the Los Angeles County owned, Rancho South Campus property. Director of Community Schindler reviewed the aerial view of the County owned, 70 acre South Campus property surrounded by approximate 100 acres with complementary land uses. The land is County owned land but the City does control the zoning. He stated that the County can develop the property as they choose but since it's a significant resource with a domino effect, the property should be considered in our plan. He cautioned that although the County is slow in making decisions, we should not hold up plans for Imperial Highway. He explained the Metro expansions with the West Santa Ana Branch Transit Corridor to run through South Gate, Downey, Cerritos, Union Station and to Santa Clarita . He informed the Commission that since Metro now has funding to start the construction, the station will be an economic engine with a ripple effect on with housing, retail, and parking. Director Schindler encouraged the Commissioners to attend Metro's scoping meetings. Director Schindler explained the County's ability to put in an industrial farm, all residential or a mix. He further described the City's interest in adding recreational space for residents and updated the Commission on discussions with the 5 acres of that site for some soccer fields. He referred the Commission to Tuesday's City Council meeting for further information on the conceptual stages of that proposal. Commissioner Dominguez entered the Council Chambers at 7:47 p.m. A discussion ensued between Commission and the Consultants as to the best use of each opportunity site. The Consultant stated that Site 1, a commercial center with a fair amount of vacancy, if bought at the right price could be improved from 16,500 square feet to a maximum of 26,500 square feet. Site 2, a commercial strip has access issues with existing residential development and since relocating homeowners isn't an option, a mixed use at the site would be the best use. Site 3 (owned by Downey Landing), on the southwest corner across from Kaiser consists of approximately 29,000 square feet but was felt to be underutilized with the owner considering an office complex with 0.70 floor area ratio with a maximum of 104,000 square feet. It was stated that the site could be demoed and rezoned and would support more technical and professional office and jobs. The Commission addressed Director Schindler regarding his opinion of the site. Director Schindler responded that the site had challenges, such as where the market is going to be, and the time it takes to build and be operational. He stated that we want biomedical uses on the site in order to get the highest and best use of the site. The Consultant described Site 4, adjacent to Independence Park as currently having only 6,000 square feet and utilized as a trucking center. The Site could offer up to 112,000 square feet; be high density townhomes as both are feasible, or could be a continuation of Independence Park. The Consultant thus concluded their presentation. Director Schindler reviewed the conceptual uses including his suggestion for a park at a site that is underutilized. Although Independence Park is next to the site and there are options to build out, it is his opinion that there is a lack of green space in the community. The challenges are that parks never pay for -3- themselves, they are very costly and this site is an odd configuration. Pocket parks may not work in other areas of the community adjacent to immediate open space, this one has the option to expand Independence park. Chairman Rodriguez recognized former City of Downey Mayor Meredith Perkins in the audience and invited all members of the audience to participate in public comments and provide input on the presentation and discussion. City Attorney representative Alisha Patterson, advised Chairman Rodriquez on using the same five minute time limit as a normal public hearing item. Public Comment/Commission Discussion: Mr. Meredith Perkins complimented the plan, the consultants and City staff for their work. He stated he had been studying this area for 35 years and stressed its importance but cautioned against spot zoning. He stated that he has lived in Downey since 1962 and was involved in the rancho project early on. He went on to discuss the "successes" on the Imperial Highway including: the Financial Partners at Smallwood and Imperial; the Walgreens Drug store, the shopping center at the Corner of Columbia and Imperial, intersection improvements at Lakewood Boulevard and Imperial Highway, and the relocation of Speedy Cash across the street with intersection landscape improvements. He provided history on the development of Kaiser Hospital including the City's purchase of the property from Boeing and subsequent development by Kaiser. He stressed the importance of the Calvary Chapel (former Zody's discount) and its non -economic community benefits such as providing multi-purpose athletic fields. Mr. Perkins went on to discuss the three primary streets running throughout City; Imperial Highway, Firestone Boulevard and Florence Avenue, with Imperial Highway being the only one with underground utilities. He provided history on the undergrounding of the utilities from 1998 to 2002. He expressed to the Commission that the current development on Imperial Highway is not a bad fit for the community, and that the development had not been done reactively but proactively. Mr. Perkins reminded the Commission of their decision making roles in determining the City's future path. Lastly, Mr. Perkins stated he did not agree with the statement in the report that "Imperial Highway has been ignored," and provided a historical context to old South Downey and that redevelopment started in 1953 with housing located next to Rancho instead of Los Angeles County's original plan for a five -story building. He stressed that the Commission "look at the big picture" and not build out too quick because Imperial Highway doesn't look that bad. Lastly, he left the Commission with a testimonial which stated "the power we have is the little daily choices which create an eternal ripple of a life well -lived." City Attorney representative Alisha Patterson, stated that there would be no decision or action on this item tonight, but rather a scoping session to gather information. Ryan Aeh, stated he was with City Ventures, the developer of the Downey Collection who built 46 award winning townhouses. He stated that the firm is in escrow to purchase Opportunity Site 4 with hopes to get the site rezoned for residential use. He complimented the City for being proactive and studying the opportunity sites for both economic development as well as housing. He indicated that City Ventures would like feedback on the housing alternative for Site 4 and if the Commission supports housing, to direct staff to rezone the site for housing. He expressed concern that a potential Specific Plan for the area could take months and that City Ventures would like a parallel track to rezone Site 4 if that is a desire of the Commission and the City. Chairman Rodriguez asks Director Schindler, how the Commission can make a recommendation? Director Schindler stated that the City is going to study the option of rezone but that housing is not allowed at this time. He went on to advise the Commission that the City needs to study the type of housing and the -4- density that would be compatible with and complement the surrounding land uses. He stressed that land use cannot be evaluated from simply from an economic lens but must include how the use fits in and complements the surrounding area. Lastly, he explained the process of putting the rezone question on an agenda, Planning Commissions review with a recommendation to the final decision making body, the City Council. Commissioner Dominguez expressed his desire that senior amenable housing be evaluated on the Opportunity Sites, especially Site 4. Oscar Ramos, stated he has lived in the City for 20 years and currently owns the business Cross Fit. He stated that his family owns the mixed unit complex across from Vallarta Market. He expressed that the volume of the traffic and its speed has become an issue to his tenants having access to stores across the street. He describes an accident where a car went into his storefront and required a fagade remodel. He stated his primary concern is speed but secondly, that it is very difficult to attract new business with new construction going on. He asked the Commission to consider safety concerns when planning to add new businesses and 4,000 jobs. He suggested that no -parking between 3 p.m. and 6 p.m. with lowered speed limits be considered. Vice Chairman Owens stated that the City had conducted four traffic studies and looked at models to slow down traffic and suggested Mr. Ramos work with the Community Development Director and staff on the traffic issues before bringing them to the City Council. Director Schindler requested input and direction from the Commission. Commissioner Dominguez stated that the Plan was important and he felt that more was needed to for review, discussions with staff and getting more community input. He deferred to the Chairman for further direction to staff. Vice Chairman Owen agreed that more time was needed to consider a zone for the entire corridor, and to carefully model how and where development fits in the corridor. Chairman Rodriguez asked Director Schindler what the Commission should do if they have additional questions Director Schindler suggested that questions be emailed and the Plan brought back to a future meeting. Chairman Rodriquez questioned Director Schindler on the timing of when the City received the Plan from the Consultant. Director Schindler stated that more than a dozen meetings with the Consultant had taken place and that the Plan was received approximately 19 days prior to the meeting. Chairman Rodriguez expressed a desire to see rough drafts when they were provided to staff. Vice Chairman Owens suggested a bullet point format of proposed changes to the Plan versus another rough draft be provided to the Commission. Director Schindler indicated that Staff would consider the options to provide revised information to the Commission. A discussion ensued between Chairman Rodriquez, the City Attorney representative and Director Schindler regarding email procedures and avoiding Brown Act Violations. -5- OTHER BUSINESS: None. STAFF MEMBER COMMENTS: None. ADJOURNMENT: Chairman Rodriguez adjourned the meeting at 9:07 p.m., to Wednesday, June 21, 2017, at 6:30p.m. at Downey City Hall, 11111 Brookshire Ave. APPROVED AND ADOPTED this 20th day of September, 2017. 6 Jim Rodriguez, 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 20th day of September, 2017, by the following vote: AYES: COMMISSIONERS: Rodriguez, Owens, Flores, Dominguez and Duarte NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: None ABSTAIN: COMMISSIONERS: None r Mary C vanagh, Secret City Planning Commission