HomeMy Public PortalAboutMinutes - 1995/03/28 - Regular"
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P L A N N I N G C O M M I S S I O N
T E M P L E C I T Y , C A L I F O R N I A
M I N U T E S
M A R C H 2 8 , 1 9 9 5
I N I T I A T I O N :
1 . C A L L T O O R D E R
2 . P L E D G E O F A L L E G I A N C E T O T H E F L A G
3 . R O L L C A L L :
P r e s e n t :
A b s e n t :
A l s o P r e s e n t :
C o m m i s s i o n e r s B r o o k , L a r s o n , S e i b e r t a n d
G r i f f i t h s
C o m m i s s i o n e r M u t o
C i t y M a n a g e r R i l e y , C i t y A t t o r n e y M a r t i n , C o m -
m u n i t y D e v e l o p m e n t D i r e c t o r D a w s o n , A s s o c i a t e
P l a n n e r T u r n e r
C o m m i s s i o n e r S e i b e r t m o v e d t o e x c u s e C o m m i s s i o n e r M u t o f o r
c a u s e , s e c o n d e d b y C o m m i s s i o n e r L a r s o n a n d u n a n i m o u s l y
c a r r i e d .
4 . T I M E F O R T H O S E I N T H E A U D I E N C E W H O W I S H T O S P E A K : N O N E
5 . C O N S E N T C A L E N D A R :
A .
B .
A P P R O V A L O F M I N U T E S - M e e t i n g o f F e b r u a r y 2 8 , 1 9 9 5
C o m m i s s i o n e r S e i b e r t r e q u e s t e d t h a t a l l r e f e r e n c e s t o
T e n t a t i v e T r a c t M a p 5 1 9 7 5 , Z o n e C h a n g e 9 5 - 1 2 2 1 a t 9 9 2 1 -
9 9 4 5 O l i v e S t r e e t b e c o r r e c t e d t o s t a t e t h a t C h a i r m a n
G r i f f i t h s a b s t a i n e d b e c a u s e h e l i v e s w i t h i n 3 0 0 f e e t o f
t h e s u b j e c t c a s e . C h a i r m a n G r i f f i t h s s t e p p e d d o w n f o r
t h a t i t e m a n d C o m m i s s i o n e r S e i b e r t a c t e d a s C h a i r m a n .
C o m m i s s i o n e r S e i b e r t m o v e d t o a p p r o v e t h e M i n u t e s a s
c o r r e c t e d , s e c o n d e d b y C o m m i s s i o n e r B r o o k a n d u n a n i m o u s l y
c a r r i e d .
A P P R O V A L O F M I N U T E S - M i n u t e s o f M a r c h 1 4 , 1 9 9 5
C o m m i s s i o n e r S e i b e r t m o v e d t o a p p r o v e t h e M i n u t e s a s
w r i t t e n , s e c o n d e d b y C o m m i s s i o n e r L a r s o n a n d u n a n i m o u s l y
c a r r i e d .
6 . S T U D Y S E S S I O N - R - 1 , R - 2 A N D R - 3 Z O N E S :
Planning Commission Minutes Page 2
Date of Hearing: March 28, 1995
A. RESIDENTIAL DEVELOPMENT STANDARDS
The Planning Commission conducted a study session to
review current development standards for the residential
zones and to review the City's current code enforcement
procedure.
The Commission discussed several possible changes to the
residential development standards as well as a number of
typical conditions which are imposed on subdivisions.
Attendees of the recently conducted Development Industry
Advisory Committee meeting were advised of this study
session and several developers, architects and engineers
were present to provide input.
DENSITY IN THE R -2 ZONE:
City Manager Riley stated that the City's old housing
must be recycled. Developers should receive a bonus for
larger land developments as smaller housing unit
developments limit housing availability. Several housing
choices must be available.
Following discussion by the Planning Commission and
staff, it was agreed that consideration should be given
to increasing the density in the R -2 zone from 10 units
to 12 units per acre; however, it was suggested that the
increased density only be available for larger sized
parcels, rather than small sized lots. Several possible
incentives were considered. The general consensus was
that lots with 15,000 square feet or more should be
allowed to have 12 units per acre, while the smaller
parcels should continue to be restricted to the 10 units
per acre limit. Fractions of dwellings shall be rounded
down.
Eric Friedman, 9440 Telstar #201, El Monte, Friedman
Development, stated it is difficult to find lots to
combine in Temple City. He asked the City's assistance
in locating parcels for this purpose.
OPEN SPACE REQUIREMENTS:
Consideration was given to reducing the current amount of
square footage required for open space. Rather than
reducing the square footage requirements, it was the
consensus of the Commission that side yard areas,
regardless of the width, and rear yard areas should be
counted toward meeting the open space requirement. This
may also encourage single -story developments.
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" P l a n n i n g C o m m i s s i o n M i n u t e s P a g e 3
D a t e o f H e a r i n g : M a r c h 2 8 , 1 9 9 5
E z r a L e v y , 9 1 1 9 L a s T u n a s D r i v e , # A , r e a l e s t a t e b r o k e r ,
s t a t e d t h a t s i n c e t h i s a p p l i e s t o m u l t i - f a m i l y d w e l l i n g s ,
t h e o r i g i n a l i n t e n t o f t h e o r d i n a n c e m a y h a v e b e e n t o
a d d r e s s t h o s e p r o p e r t i e s w h i c h h a v e n o b a c k y a r d .
F R O N T Y A R D S E T B A C K R E Q U I R E M E N T :
C o n s i d e r a t i o n w a s g i v e n t o m o d i f y i n g t h e c u r r e n t
r e q u i r e m e n t t h a t n o s t r u c t u r e , e n c r o a c h t h r o u g h a p l a n e
w h i c h p r o j e c t s a t a n a n g l e 4 5 d e g r e e s f r o m t h e f r o n t
p r o p e r t y l i n e . T h e c o n s e n s u s o f t h e C o m m i s s i o n w a s t h a t
n o c h a n g e s h o u l d b e m a d e i n t h i s a r e a a t t h i s t i m e .
E r i c F r i e d m a n s t a t e d t h a t s i n g l e s t o r y h o m e s c o s t $ 8 m o r e
p e r s q u a r e f o o t t o b u i l d ; . t w o s t o r y h o m e s a r e c h e a p e r t o
b u i l d . S i n g l e s t o r y h o m e s a r e m o r e d i f f i c u l t t o s e l l a t
t h i s t i m e . A l s o , a t h r e e - c a r g a r a g e d o e s n o t l o o k
a p p e a l i n g o n s o m e d e v e l o p m e n t s .
G A R A G E P A R K I N G R E Q U I R E M E N T S :
D i r e c t o r D a w s o n s t a t e d t h a t p e r h a p s t h e r e q u i r e m e n t s f o r
a t h r e e - c a r g a r a g e f o r m o r e t h a n f o u r b e d r o o m s c o u l d b e
c h a n g e d t o r e l a t e o n l y t o n e w d w e l l i n g s .
T h e C o m m i s s i o n h a d c o n c e r n s r e l a t i n g t o o n - s t r e e t p a r k i n g
c o n g e s t i o n . I t i s a s s u m e d t h a t t h e n u m b e r o f d r i v e r s
w i l l i n c r e a s e w i t h a d d i t i o n a l b e d r o o m s . P e r h a p s
u n e n c l o s e d p a r k i n g s p a c e s c o u l d b e c o n s i d e r e d , s u c h a s a
c o n c r e t e s l a b , t a n d e m p a r k i n g o r c a r p o r t .
T h e C o m m i s s i o n d e c i d e d t h a t m o r e i n f o r m a t i o n w a s n e e d e d
a n d s t a f f w i l l b e g e t t i n g b a c k t o t h e C o m m i s s i o n o n t h i s
i t e m .
T R A S H E N C L O S U R E R E Q U I R E M E N T :
T h e C o m m i s s i o n f e l t t h a t s m a l l e r s i z e d c o n d o m i n i u m
p r o j e c t s o f f o u r o r f e w e r u n i t s c o u l d h a v e i n d i v i d u a l
t r a s h p i c k u p r a t h e r t h a n h a v i n g a t r a s h b i n . T h e
c o n s e n s u s w a s t h a t t h e r e q u i r e m e n t f o r a t r a s h e n c l o s u r e
b e e l i m i n a t e d f o r s m a l l e r s i z e d p r o j e c t s .
B L O C K W A L L R E Q U I R E M E N T :
T h e P l a n n i n g C o m m i s s i o n d i s c u s s e d r e q u i r e m e n t s f o r t r a c t
a n d p a r c e l m a p s u b d i v i s i o n s w h i c h c u r r e n t l y r e q u i r e a 6 '
h i g h b l o c k w a l l s u r r o u n d i n g t h e , p r o j e c t a s w e l l a s t o
s e p a r a t e e a c h p r o p e r t y . S t a f f o c c a s i o n a l l y r e c e i v e s
r e q u e s t s f r o m d e v e l o p e r s t o i n s t a l l w o o d f e n c i n g . T h i s
Planning Commission Minutes Page 4
Date of Hearing: March 28, 1995
would not be objectionable for a flag lot subdivision in
a single family neighborhood.
Ezra Levy stated that block walls make him feel isolated
and asked that standard fencing be considered for flag
lots.
The consensus of the Commission was that the typically
required 6 foot high block wall around the perimeter is
a good idea, due to the fact that condominiums face
various directions and angles and may impact the view of
neighbors; however, it is not necessary to require a
block wall to separate the two parcels of a flag lot
subdivision.
SEWER LINE REQUIREMENTS FOR CONDOMINIUM PROJECTS:
The Commission extensively discussed and reviewed the
City's current requirement for an 8" mainline sewer on-
site for all condominium projects. Consideration was
given to projects with four units or less to install a 4"
size sewer lateral with an agreement in the CC &R's
requiring that on- property upkeep is the Homeowner's
Association responsibility. A ten -unit development
would have individual laterals to the street.
City Attorney Martin asked if a change is being
considered only to reduce building costs to a developer.
Director Dawson answered that it would save time and
money for the developer, however, possible sewer line
problems could occur in the future.
Commissioner Seibert stated that 50 -60% of his business
is for emergency flood damage repairs caused by sewer
system backups in apartments and multi -unit buildings.
Mike Owen, 4275 N. Baldwin Avenue, El Monte, Owen
Construction, stated that many cities allow a 6 -8"
lateral for 10 -12 units. If a problem occurs, the
Association takes responsibility. Plastic pipes work
well and do not deteriorate like clay pipes. Developers
must use the best quality and cheapest product in order
to make money from their projects. He said the
requirements for installing manholes in certain cases is
excessive and not needed for safe housing.
Octavio Solorza, 855 W. Foothill Boulevard, Monrovia,
Civiltec Engineering, stated that Temple City requires
clay sewer pipe. When houses face the street, they
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P l a n n i n g C o m m i s s i o n M i n u t e s P a g e 5
D a t e o f H e a r i n g : M a r c h 2 8 , 1 9 9 5
s h o u l d b e c o n n e c t e d o n l y t o t h e m a i n l i n e . M r . S o l o r z a
a d d e d t h a t a n 8 " l i n e r e q u i r e s b o n d s , a d d i t i o n a l p l a n
c h e c k i n g , m o r e e n g i n e e r i n g , a d d e d c o s t , e t c . a n d i s n o t
n e e d e d . E v e r y m a i n l i n e r e q u i r e s t w o m a n h o l e s a t a c o s t
o f $ 3 , 0 0 0 e a c h . T h e C o u n t y w i l l n o t m a i n t a i n t h e s e w e r
w i t h o u t a m a n h o l e .
E r i c F r i e d m a n s t a t e d t h a t a f o u r - u n i t p r o j e c t o n
G a r i b a l d i A v e n u e c o s t a p p r o x i m a t e l y $ 4 , 0 0 0 f o r c l a y
p i p e s , w i t h a t o t a l a p p r o x i m a t e c o s t o f $ 2 0 , 0 0 0 f o r
s e w e r s . H e a d d e d t h a t c l a y p i p e s d e t e r i o r a t e f r o m
e a r t h q u a k e s a n d w e a t h e r a n d p l a s t i c p i p e s d o n o t .
E n g l e s S h e n s t a t e d t h a t t h e l a t e r a l s h o u l d b e 2 % f r o m t h e
m a i n l i n e o r b a c k u p m a y o c c u r .
T h e C o m m i s s i o n a s k e d t h e s t a f f t o c o n d u c t f u r t h e r
r e s e a r c h o n t h e m a t t e r .
R E S I D E N T I A L P L A N N E D D E V E L O P M E N T R E Q U I R E M E N T S :
D i s c u s s i o n i n v o l v e d t h e p o s s i b i l i t y o f r e d u c i n g o r
e l i m i n a t i n g t h e r e q i r e m e n t f o r a m i n i m u m l a n d a r e a o f o n e
a c r e f o r r e s i d e n t i a l p l a n n e d d e v e l o p m e n t s . T h i s i s d u e
t o t h e c u r r e n t l a n d c o s t s i n v o l v e d t o a s s e m b l e s e v e r a l
p r o p e r t i e s i n o r d e r t o f o r m a n a c r e o f l a n d f o r t h e s e
p r o j e c t s .
C i t y A t t o r n e y M a r t i n s t a t e d t h a t R P D ' s s e r v e a g o o d
p u r p o s e a n d s h o u l d n o t b e o n t o o s m a l l a p a r c e l o f l a n d ;
i . e . n o t l e s s t h a n o n e a c r e . H o w e v e r , h e u n d e r s t o o d t h a t
t h e o n e a c r e r e q u i r e m e n t h a s b e e n a b a r r i e r t o
c o n s t r u c t i o n .
D i r e c t o r D a w s o n s a i d p e r h a p s a 4 , 5 0 0 s q u a r e f o o t
r e q u i r e m e n t w o u l d w o r k .
E r i c F r i e d m a n s t a t e d R P D ' s a r e a n a d v a n t a g e t o i n d i v i d u a l
h o m e b u y e r s b e c a u s e l e n d e r s d e s i r e t h e i r b u s i n e s s m o r e s o
t h a n f o r c o n d o m i n i u m s . T h e a s s o c i a t i o n f e e s a r e u s u a l l y
l o w e r a l s o . H e a g r e e d t o a 4 , 5 0 0 s q u a r e f o o t r e q u i r e m e n t
a n d w a s a n x i o u s t o w o r k o n m o r e R P D p r o j e c t s .
C o m m i s s i o n e r S e i b e r t s t a t e d p e r h a p s t h e r e q u i r e m e n t c o u l d
b e d r o p p e d t o 1 / 2 o r 3 / 4 a c r e .
E n g l e s S h e n s t a t e d a P U D i s m o r e v a l u a b l e t o t h e b u y e r
a n d s e l l e r t h a n a c o n d o m i n i u m . C i t i e s a n d d e v e l o p e r s
m u s t a d o p t a n o r d i n a n c e f o r o v e r l a y P U D z o n e s .
Planning Commission Minutes Page 6
Date of Hearing: March 28, 1995
Mike Owen stated that regulations need to be such that
developers can make enough money and a buyer can afford
the housing.
Staff was requested to obtain copies of PUD ordinances
from other cities and formulate a possible ordinance
which could be considered by the Commission and the City
Council.
B. CODE ENFORCEMENT - PROPERTY NUISANCE PROCESS
The Commissioners reviewed the current code enforcement
procedure. The Planning Commission requested staff to
compare the provisions set forth in Chapter 99 of the Los
Angeles County Building Code to see if the City's process
can be shortened and improved.
7. COMMUNICATIONS:
A. 36TH ANNUAL PALM SPRINGS MUNICIPAL SEMINAR
The City Council approved a limited number of
Commissioners to attend this seminar on May 18 -21, 1995
(registration only paid by the City). Staff furnished
the Planning Commission with a seminar package for their
information.
8. MATTERS FROM CITY OFFICIALS:
A. City Manager Riley thanked the Planning Commissioners and
the members of the Development Advisory Committee who
attended and spoke.
9. ADJOURNMENT
There being no further business, Chairman Griffiths adjourned
the meeting at 9:40 p.m. The next regular meeting of the
Planning Commission will be held on Tuesday, April 25, 1995,
at 7:30 p.m. in the Council Chamber, 5938 Kauffman Avenue,
Temple City.
ATTEST:
ecretary
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