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Home My Public Portal AboutMinutes - 1973/01/23 - Special" 1. CALL TO ORDER 12. 1 " 1 " PLANNING COMMISSION MINUTES OF ADJOURNED MEETING January 23, 1973 Meeting was called to order at 7:45 p.m., January 23, 1973, in the North Meeting Room of the City Hall. ROLL CALL Present were Commissioners Atkins, Collister, Lawson and Garvin. From the staff, City Manager Koski, Asst. City Attorney White and Director Dragicevich were present. 3. Chairman Garvin reviewed suggested letter to be sent to property owners in the area bounded by McCulloch and Live Oak Avenues, Freer Street and Welland Avenue, regarding their attitude about their neighborhood. Letter was approved for mailing. 4. PLANNED DEVELOPMENT ORDINANCES Asst. City Attorney White made the presentation of drafts of two ordinances on this subject. Staff and the City Attorney's office cooperated in attempting to present to the Planning Commission various alternatives for the development of large parcels of land in the City. The main concern is residential properties. At this time, he continued, there is a boom in condominium and apartment development, and cities have found that their codes do not provide adequate control for this type of development. The planned develop- ment zone is an alternative that has proved most successful and is most flexible. This evening, Mr. White went on the Commissioners had before them two different alternatives to the planned development zoning. The proposed approach would allow a project in the city which may be desirable but would not be permitted under present standards in the zoning code. Exhibit "A" (proposed ordinance) is for Residential Planned Develop- ment overlay. The Commission would review the entire City and designate certain parcels of property as amenable to condominium or multiple family development. Applicant would apply for a condi- tional use permit to build a condominium or apartment house. Stan- dards for development under this ordinance are very loose, but under the conditional use permit the Commission can designate standards they want. Under this approach the Commission could have control of architectural design, placement of improvements, side line, set- backs, etc. Most overlay developments are done basically with the two -step approach. Putting in an overlay zone does not repeal the original zone. The overlay zone can be designated in advance or an applicant can request it and at the same time can request a con- ditional use permit for his development. Exhibit "B" would allow a greater degree of f lexi bi l i ty, Mr. White said. It is a rezoning ordinance coupled with precise plan. It has been upheld in the courts. Under this proposed ordinance the City keeps what zones it presently has, and the developer presents his idea for condominium or apartment complex. It deals with large - size pieces of property or consolidation of parcels, and the developer requests this property rezoned to PD. Such a change would wipe out previous zoning and that property would be designated as a PD zone. Rezoning of this type would require the same procedures as for any other rezoning. The request for rezoning to PD would be coupled with a precise plan for the development (plot plans, renderings, etc,). " PLANNING COMMISSION ADJOURNED MEETING January 23, 1973 PAGE TWO That parcel of land, if changed to PD, would then be limited to development only according to the precise plan. Size and loca- tion of buildings, landscaping, setbacks, open space would be agreed upon and defined in the precise plan which must be adhered to in developing that specific property. The advantage of this approach is the degree of control the City may exercise over develop- ment whereas, in rezoning property to higher density under the present system, the developer can put up anything that will meet that zone's standards and complies with the ordinance, and the City must accept it. Because of this lack of control over the developer, many cities are adopting the Planned Development ordinance. A Planned Development zone can be created in any residential zone, any place in the block - the standards are the plan that is approved, and becomes part of the City's zoning ordinance. Property; has to be looked at on an individual basis - the property is unique because of size or other conditions. Exhibit "B" ordinance has been validated in two court cases and it is the approach Mr. White stated he preferred, since rezoning is a legislative action. Under this ordinance there is no problem of precedent cases. Also, in creating overlay zones notifi- cation would also be required as stated by law, and hearings held. Commissioner Garvin commented that, with an overlay zone (Exhibit "A "), if the developer couldn't meet the standards, he would have to request a zone variance and conditional use permit which would be more com- plicated. Under Ordinance Exhibit "B ", the developer would have to apply only once, with two stages to the procedure, one before the Planning Commission and thence to the City Council. Mr. White, in answer to questions, said that under Exhibit "A ", the properties are designated in advance, by an overlay zone, whereas under Exhibit "B ", the developer comes to the City with his choice of property and his plan. The minimum of 14,400 sq. ft, for a Planned Development was arrived at by doubling the minimum square footage for a single family resi- dential lot (7200 sq, ft.) and Mr. White agreed with the Commissioners that this size was too small. Chairman Garvin said this figure would not encourage consolidation of parcels - it amounts to about 1/3 acre. The Planned Development is not limited to residential, but can be appli- cable to Commercial or Manufacturing development also, Mr. White in- formed the Commission. The developer would work with staff to present an acceptable plan to the Commission for approval. Guidelines for development are implanted in the ordinance. The rules can be bent to fit the situation where the property is unique. The City Manager said this was a way to encourage assembling of prop- erty, but felt there should be standards. He also expressed concern about a growing trend in some areas of converting apartments to con- dominiums. He further expressed concern about creating overlay zones which wound affect the properties tax -wise until such time as the advantages of an overlay zone were utilized. He suggested an analysis of various areas in the city that could be affected by such an approach, if the Commission wants to encourage consolidation of lots, and the development of a checklist of standards. The Commissioners also were in favor of increasing the minimum size for a Planned Development, and if a developer lacked the required square footage, he could seek a zone variance and then a zone change. Under Exhibit "B" this would be handled in one operation. Director Dragicevich agreed to present the requested information to the Commissioners for further consideration of Planned Development ordinances. " 1 " 1 " PLANNING COMMISSION ADJOURNED MEETING January 23, 1973 PAGE THREE 5. OFF- STREET PARKING REQUIREMENTS IN R -3 AND R -4 ZONES 1111 The Planning Director presented the background on parking require- ments in multiple - residential zones. The proposed solution con - sists of 2 parking spaces for each unit plus one parking space for each four (4) units (or fraction thereof). Since it, is not legally advisable to differentiate between apartment houses and condominia, the Planning Director suggested that 2 enclosed parking spaces for each unit plus one open parking space for each four (4) units be required. The additional open parking space would be primarily used for recreational vehicles, motor homes and guests° parking. 6. S I DEYARD AREA ON CORNER LOTS The Planning Commission explored a possible relief from the prohibi- tion of parking vehicles in the sideyard on corner lots. They asked the staff to refer the matter back to the City Council with no recommendations to provide any relief for the following reasons: A. Aesthet ica l appearance of automobiles (including campers, re- creation vehicles, etc.) located in the required yard area; ® B. A possible conversion of such parking spaces into tool sheds, patios or work rooms without obtaining appropriate permits, and C. The City Council recently passed a new ordinance relating to standards for driveway design which may resolve parking problems in certain cases. 7. PARKING AREA FOR RECREATIONAL VEHICLES The Planning Commission reviewed the Traffic Commission recommenda- tion relating to establishment of a parking lot for campers, motor homes and house trailers. The creation of such a parking lot, in the opinion of the Traffic Commission, would eliminate some on- street and required yard area parking (in residential zones) of recreational vehicles. The Planning Commission was, in principle, in favor of the proposed parking lot; they were, however, opposed to any short -term basis parking arrangements, where considerable investment in grading and • fencing might be required on the part of the developer. The members of the Planning Commission were also opposed to allowing parking of recreational vehicles on automobile service stations. The Commissioners asked the staff to prepare recommendations and zon- ing requirements relating to this matter. 8. MATTERS FROM CITY OFFICIALS A. Planning Director brought to the Planning Commission attention an oral inquiry of Natter Manufacturing Co. to maintain an existing 5 ft. high block wall and build masonry wall of same height where needed :on:.the i r property located at 4523':. N. C lover l y Avenue (Con- d i t i ona l Use Permit Case, No. 72-381). The Commissioners would not oppose such proposal provided an in- spection be made to ascertain the soundness of the existing wall. If this wall is in good and durable condition, and the neighbor to the north is agreeable to the 5 ft. high new wall, the Plann- ing Commission would not object to the proposal of Natter Manufact- uring Company. 1 • • PLANNING COMMISSION ADJOURNED MEETING January 23, 1973 PAGE FOUR B. Commissioner Collister expressed concern about numerous trucks, trailers and cars constantly parked at the northwest corner of Lower Azusa Road and Willmonte Avenue (rental units facing Willmonte Avenue); Commissioner Atkins advised the staff to watch the property where an older model car (Pontiac) was stored for months (Olive Street, east of Rosemead). Chairman Garvin was brought up -to -date on the appearance and automobile repair and parking of the property at 5319 Temple City Boulevard. 9. ADJOURNMENT Meeting adjourned at 9:45 p.m. to the next regular meeting of the Planning Commission on February 13, 1973.