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2005-07-14 PC MInutesMINUTES OF THE MEETING OF THE PLANNING COMMISSION OF THE CITY OF EL SEGUNDO, CALIFORNIA JULY 14, 2005 Chairman Funk called the meeting of the El Segundo Planning Commission to CALL TO ORDER order at 7:00 p.m. in the Council Chamber of the City of El Segundo City Hall, 350 Main Street, El Segundo, California. Commissioner Wagner led the Pledge of Allegiance to the Flag. PLEDGE TO FLAG PRESENT: FELLHAUER, FRICK, FUNK, WAGNER ROLL CALL ABSENT: KRETZMER On behalf of the Commission, Chairman Funk welcomed new Planning Commissioner Marie Fellhauer. None. PUBLIC COMMUNICATIONS Chairman Funk presented the Consent Calendar. CONSENT CALENDAR None. CALL ITEMS FROM CONSENT CALENDAR Commissioner Frick moved, seconded by Commissioner Wagner, to approve MOTION the June 9, 2005 Minutes as presented. Motion passed 4-0. None. WRITTEN COMMUNICATIONS Chairman Funk presented Agenda Item H-2, Environmental Assessment PUBLIC HEARINGS, No. 665 and Subdivision 05-02 (VTPM No. 62674). Applicant: Craig NEW BUSINESS, Maples, C.A.M. Construction. Property Owners: C.A.M. Construction, EA NO. 665 AND Sally Warga, R. Wayne Maples, Darlene Maples, and Donald L. Goodson. SUBD. 05-02 Address: 505 West Grand Avenue. A subdivision request (a Vesting Tentative Planning Manager Christensen presented staff report (of record). Parcel Map) for condominium purposes Chairman Funk opened the public hearing. to allow the construction of a four - unit multi -family Cheryl Vargo, representing the applicant structure. Ms. Vargo noted the applicant's concurrence with the conditions of approval; advised that the project is partway through the plan check process; and stated that the project should start in approximately a month and take about nine El Segundo Planning Commission Minutes, July 14, 2005 Page 1 months to complete. Chairman Funk expressed her belief this project is a nice addition to Grand Avenue. Ms. Vargo noted the intent to make the building appear as a single-family residence from Whiting Street as one transitions into that block where there are existing single-family homes. She stated that the front door and a porch are located on the Whiting Street side. Ms. Vargo explained that the applicant spent time creating a lot of building articulation on the Grand Avenue side to mask any large/straight building line. She added that located by the front doors are patio areas with small entry facades and fences to compliment the character of this neighborhood; and noted there will be entry from the garage into the units. Mr. Aridondo, 307 Whiting Street Mr. Aridondo stated that his home is adjacent to the proposed project; questioned how much green/open space will be provided; addressed his concerns with the loss of his privacy, questioning if there will be any balconies looking into his backyard or any overhangs that are going to be adjacent to his property that will abut the wall he constructed three years ago. Chairman Funk noted that this project meets the lot coverage standards; and stated that all outward viewing areas for the project residents will face towards Grand Avenue. Ann Aridondo, 307 Whitinq Street Ms. Aridondo noted her concerns with the safety of the construction activities for the subterranean garage, asking for further input on how these activities will impact their property; and she questioned if any trees will be removed on the Whiting Street side. Chairman Funk stated that a condition of approval requires the trees to remain. Addressing Ms. Aridondo's concerns regarding construction activities, Director Jurjis stated that the applicant will have to shore up the walls for the subterranean parking garage while the retaining walls are built; and advised that these activities must comply with Building Code and seismic requirements for building subterranean garages. He added that the residents may be impacted by noise, vibration, and dust during the construction phase, just as any resident would be impacted during a construction project. Ms. Aridondo stated that there has long been a concern by the City with the safety of vehicles coming out of the alley, noting that large vegetation was prohibited in this area; and she questioned if this situation has been addressed. Planning Manager Christensen expressed staff's belief there will be no El Segundo Planning Commission Minutes, July 14, 2005 Page 2 visibility problems in this area because the sidewalk will be expanded by six inches; that the approach will have a curved design where the sidewalk meets the alley; and that a generous paved area will be installed for the vehicles exiting the common driveway which leads down to the three units. She added that the majority of the back area of the property facing the alley will be paved and that there will be no obstruction with large trees or other structures. Jennv Butler. 352 Whitinq Street Ms. Butler highlighted the parking problems in this area and questioned where the construction vehicles will be parked; and she questioned how many parking spaces will be provided on site. Chairman Funk advised that there will be two parking spaces per unit, plus two visitor spaces, for a total of 10 spaces on site. Commissioner Frick noted for Ms. Butler that the CC&R's can require residents to use their garages for parking of two vehicles to lessen the impact on the streets. Craio Maples, propertv owner/project designer/contractor Mr. Maples stated that the construction vehicles will be parked on site and in front of this site as much as possible, but noted they may have to pull a permit for one day to block one lane for trucks when excavating activities take place; and he indicated they will do their best to keep the trucks on site and in front of this unit. He explained that these garages will all have substantial storage spaces, noting that the garages are larger than minimum two -car garages. He added that the existing house near the alley is situated approximately four feet off the property line; and advised that this building will sit back from the property line by at least 10 feet, allowing for improved visibility on that alley. With regard to the interior side yard, Ms. Vargo stated that the project design has greater than the minimum setback requirements; that there will exist some ground level areas off first floor patios serving each of the units; and she advised that there are no balconies on the second floor, allowing for the neighbors' privacy. She added that the balconies either face Whiting Street or Grand Avenue; stated that driveway visibility at the alley will be greatly enhanced with this project; and advised that occupants will have to provide enough room in these garages to park two cars, which will be enforceable by the HOA through the provisions in the CC&R's and also giving the City enforcement authority should it be necessary. Assistant City Attorney Berger advised that a condition will require the CC&R's to be approved by the City Attorney's Office; and stated that the City Attorney's Office always applies enforcement provisions in the CC&R's if the HOA fails to enforce the CC&R's, as required by the conditions of approval. There being no further input, Chairman Funk closed the public hearing. Commissioner Frick stated, echoed by Commissioners Wagner and Fellhauer, El Segundo Planning Commission Minutes, July 14, 2005 Page 3 that this is a beautiful project that will fit well within this neighborhood. Chairman Funk stated this is a high -quality project and that it compliments Grand Avenue. Commissioner Frick moved, seconded by Commissioner Wagner, to approve MOTION the applicant's request, thus adopting Resolution No. 2586. Motion passed 4-0. Chairman Funk presented Agenda Item H-3, Environmental Assessment PUBLIC HEARINGS, No. 654 and Subdivision No. 04-10. Applicant: James Obradovich. NEW BUSINESS, Property Owners: Lot 5, Tract 2630 Corporation. Address: 712 Virginia EA NO. 654 AND Street. SUBD. 04-10 (VTPM NO. 61175) Planning Technician Alexis Schopp presented staff report (of record). A subdivision request (Vesting Tentative Councilman Wagner stated that in looking at the zoning map in the General Parcel Map) for Plan, a portion of the 700 block of Virginia Street on the east side of the street condominium purposes is zoned R-3 and asked if this is the last northbound lot. to allow the construction of a four - Planning Technician Schopp stated that it is the last lot, noting there are three unit multi -family lots on that portion of Virginia Street that are zoned R-3 Multi -family structure on an existing Residential. parcel. Chairman Funk questioned if this project helps the City in its Regional Housing Needs Assessment goal. Planning Manager Christensen explained that the calculations are based on net new units; and stated that she does not have the exact figure, but that she believes the City has over 50 units thus far. She indicated that it would add a net increase of three units. Chairman Funk opened the public hearing. Elizabeth Srour, representing the property owner Ms. Srour advised that this project is in full compliance with all development standards and that in many aspects, this project exceeds the minimum requirements; and she highlighted the City's concern with how to relate this development with the existing neighborhood, abutting a single-family residential use zone, and how it relates to the immediately adjacent homes. She explained that the way the building is situated on this lot, there's a very good visibility angle from either the north or the south; advised that on the north, the R-1 Zone, the residents in that home will have a very clear view to the south angled across the front of this lot and that the same is true for the residents to the south of this property. She stated that the front of this building is nicely articulated; noted that the front setback maintains an average of 20 feet, with a minimum of 15'-2" and in some places, especially on the north side immediately adjacent to that property line, there is about a 23-foot setback; and that on the south side, there's a little over 25 feet in setback from the property line. She advised that there is a 10-foot plus right-of-way/walkway El Segundo Planning Commission Minutes, July 14, 2005 Page 4 and landscaped area along the street; and stated that the building articulation on the north side will not only benefit the visibility from the street, but that it will benefit the view to the north. Ms. Srour stated that while the minimum setback is defined by staff on that side yard as approximately 5 feet 10 inches, a good portion of that building is set back 8 to 10 feet from the property line, noting that over 70 percent of the building itself is set back from the property line on the north by 8 to 10 feet. She advised that there currently is an 8-unit apartment building directly behind this parcel, but indicated that most of this rear yard is set back 16 feet to the building face, with a minimum rear yard setback of 12'-3". Addressing the issue of compatibility with a different zone, Ms. Srour stated that the maximum height in this area is 26 feet; explained that on the low side of the lot, which is the south side of the lot where the driveway is, the height there reaches close to 26 feet; however, on the north side of the lot, which is the high part of this lot, it will appear to be anywhere from 22' to 24' plus feet, which is a couple feet less than the maximum height limit. She explained that each unit is separated and articulated and that the roof line is broken up to reduce the mass of the building; and noted that the roof line is nicely articulated and modulated, whether looking at it from the front or the sides. She asked that those keep in mind that the main access to this property is going to be from the existing driveway, which is on the south side; that the driveway will be narrowed just a bit; that there will be additional linear footage opened up on the street; that a space between the subject property and the house to the south will widen just a bit; and that there will be another two feet added on the north side, which will help the street parking a bit — pointing out this will not necessarily add an additional space. Ms. Srour advised that the decks are on the south side, away from the R-1 Zone, and that the main living areas are oriented to the south, which is the R-3 Zone. She added that the entries on the north side are recessed 10 feet from the property line and somewhat enclosed; and expressed her belief this project works for this R-3 zone and is compatible with the adjacent uses. She noted the applicant's concurrence with the conditions of approval. Commissioner Wagner asked for clarification on the driveway reduction. Ms. Srour explained that currently, based on the survey, the driveway appears to be 16 feet; stated that the driveway will be developed to meet the code of 12 feet — pointing out that both sides will expand so that it's beneficial for the street and the landscaping; and she added that all visibility triangles will be maintained. Brian O'Donnell. 717 Virginia Street Mr. O'Donnell commended Planning Technician Schopp for her assistance. He stated that the zoning map is very clear and consistent that Palm is zoned R-3 and that Virginia is zoned R-1 and that it does not appear to him there was any intention to mix the R-1 and R-3 Zones. He stated that the residents at 704 Virginia Street tore down their home and built a single-family style home El Segundo Planning Commission Minutes, July 14, 2005 Page 5 that is reflective of the neighborhood character. He stated that the traffic volume and lack of parking is a major concern in this area and noted his opposition to adding more traffic in this area. He pointed out that many of the driveways on this side of the street are too narrow for today's cars, noting that the garages are located at the back of the properties. Mr. O'Donnell stated that the width of Virginia Street as compared to Palm Drive is very narrow; and expressed his belief that because of this condition, it acts as a one-way street, impassable by two cars going in opposite directions. He recommended the following: that the Planning Commission reject any plan that mixes R-3 and R- 1 homes and that Virginia Street be officially turned into a one-way street. Anita Meistrell 711 Virginia Street Ms. Meistrell stated she has lived in her home for approximately 55 years; echoed the comments related to traffic and parking problems; and stated that matters are made worse when part of Main Street is closed down and the vehicles use Virginia Street as a pass -through. Allen Carlson 714 Virginia Street Mr. Carlson stated that his property is located to the north of this project; that he has lived in this home for 33 years; advised that he has spent a lot of time and money improving his backyard, creating a peaceful and tranquil area for his family's enjoyment and he highlighted his concern that this project will undermine this tranquility and privacy. He added that he planted trees in his backyard to block the view of the 8-unit building to the back of his home; and he echoed his concerns with traffic and parking in this area. He urged the Planning Commission to deny the applicant's request. Phillip Caines, 704 Virginia Street Mr. Caines advised that his home is located adjacent to the south side of the proposed project; addressed his concerns for privacy into his backyard; and noted his opposition to the misleading landscaping plans being displayed for the Commission this evening. He noted his opposition to balconies being placed along his property, believing this will completely diminish all backyard privacy; and he echoed the comments related to traffic and parking problems. He expressed his belief that more parking spaces should be required if this project is to be approved. Mr. Caines addressed his concern with excavation activities for the semi -subterranean parking area that will be facing towards his property line and the potential for this project not to be complete by the time fall/winter begins — highlighting his concern with slippage of the existing hillside due to inclement weather; and he questioned whether these construction activities will damage his property. He indicated concern that this project will cause his property value to go down and noted his opposition to signage being erected to advertise vacancies; and he urged the Planning Commission to reject this use as R-3. He suggested that the applicant build two single, one story units on the property so that it conforms to the character of an R-1 Zone and to keep the neighborhood a single-family residential neighborhood. El Segundo Planning Commission Minutes, July 14, 2005 Page 6 Patrick Pallini 721 Virginia Street Mr. Palini noted his concerns with the capacity of the existing sewer system, pointing out that on many occasions the sewer backs up and is in disrepair; and he expressed his belief this system cannot handle any increase in load. He noted that until this situation is improved, he would urge the Planning Commission to deny this project. Ms. Srour advised that staff has spent a great deal of time working with the applicant and the architect to make this project comfortably fit into this area; and she expressed her belief this project works in this area. She added that this will not be an inexpensive building to construct; and she complimented staff for their assistance. She added that the end result will be beneficial for everyone. Ms. Srour stated it's very clear from the zoning map that there is a pattern for the R-3 Zone; that it extends from Virginia Street along Palm Drive around the corner to Main Street, that it's clear and consistent with the lot patterns. She mentioned that there are now 7 units at the corner of Virginia and Palm; and stated that this zoning change was well thought out and that this applicant is requesting to implement this zoning provision. She stated that the residents should have noted their opposition to this rezoning when it was done in the '90s; and stated that the applicant has a right to build consistent with approved zoning. She expressed her belief that a strong effort has been made in the use of this zoning and that the applicant has requested an opportunity to create a living environment that is aesthetically attractive and that will work in this area. She added that based on public records, the width of Virginia Street and Palm Drive are both 50 feet wide, which does include the parkways; and pointed out that these four units will be modest: three of the units being 1,800 square feet and the front unit being 2,200 square feet. Ms. Srour stated that this project will provide a wonderful opportunity for first-time home buyers or small families. Ms. Srour reiterated that this design complies with the development standards for two private parking spaces per unit, with direct access into the units; and that there are storage areas inside the garages and additional storage areas by the stairway. She stated that no street parking will be lost or gained, but noted her belief the narrowing of this driveway will be beneficial to street parking. With regard to the privacy issue to the north side of this building, she stated there's very little living area on the north side of this building, very little intrusion from a privacy perspective with the adjacent single-family R-1 property to the north. With regard to the privacy issue on the south side, she stated that there is the driveway separation; and that the decks will be small and limit use, noting these decks are approximately 50 square feet. Rinaldo Oliveria, project architect Mr. Oliveria stated that the decks are the minimum permitted by code, 50 square feet, but noted that one of the decks is 53 square feet. Ms. Srour explained that these decks are only open on one side, enclosed, and are contained within the unit. With regard to the concerns with parking 7 El Segundo Planning Commission Minutes, July 14, 2005 Page 7 and traffic, she noted that these are existing problems; and reiterated that the applicant will be required to put in a new 6" sewer lateral all the way to the existing public sewer line. Mr. Carlson stated that this project may be in keeping with the neighborhood compatibility on Palm, but stated it is not compatible with the neighborhood on Virginia. There being no further input, Chairman Funk closed the public hearing. Commissioner Frick thanked everyone for coming to the meeting to address their concerns this evening; and questioned whether this zoning change would have been made today given the concerns with traffic congestion and parking limitations. She noted her concern with the impacts to the immediate neighbors who are opposed to this project, stating they have some valid concerns with privacy. She questioned the possibility of continuing this matter to allow more time for the neighbors to meet with the applicant to discuss possible changes or to get a better comfort level with what is being proposed. Chairman Funk stated that while staff has closely worked with the applicant to address privacy and compatibility concerns, she believes further dialogue between the applicant and the neighbors may be helpful in addressing these concerns. She noted for the audience members that parking and traffic issues are of concern all over the City; she explained that because this property had been rezoned to R-3, there is little basis/findings to support a denial of this project; she expressed her preference to maintain the historical characteristic of this neighborhood as much as possible; and reiterated a desire for the applicant and neighbors to further address their concerns. Commissioner Fellhauer questioned if staff could confirm there are problems with the sewers in this neighborhood. Director Jurjis stated there are sewer problems in this area; explained that some of the tree roots in the rights -of -way have grown into the sewer line, blocking the laterals that are coming from the structures to the main; and noted that Condition No. 32 requires the applicant to upgrade this line coming from this complex. He added that the sewer line on Virginia Street is probably one of the original lines installed in El Segundo. Chairman Funk stated that the residents can go to City Hall to find out through the Capital Improvements Program when and where sewer replacement/repairs will be made. She stated that following the filming of the sewer lines, a schedule for repair/replacement was put into effect. Planning Manager Christensen clarified that in single-family zones, two -car garages are required as a minimum requirement for parking; stated that single- family zoning requires that if a dwelling exceeds 3,000 square feet, a third space must be provided; and noted that the City does not require visitor parking spaces in the single-family zone. She advised that visitor parking requirements are included in the R-3 Zone. Planning Manager Christensen added that when this zoning was changed 12 years ago, public notice was El Segundo Planning Commission Minutes, July 14, 2005 Page 8 given at that time and that there would have been an opportunity for public comment at that time. She advised that in this City's single-family zones, the maximum height allowed is the same as in the multi -family zones; and noted that if this property were developed with a single-family residence, it could also be two stories and go up to 26 feet — pointing out that there is no difference in terms of height. She stated that the density is the same whether this is constructed as a condominium development, which requires discretionary review, versus an apartment, which does not require discretionary review as long as it complies with the zoning requirements. She noted that the Commission could consider a continuance if there are specific design attributes the Commission would like to have the applicant re-examine. Commissioner Frick questioned if a continuance could be based upon the neighbors meeting with the developer, further familiarizing themselves with the project plans. She expressed her desire for the neighbors to have a comfort level for this project rather than an anger level. Planning Manager Christensen stated that staff would be happy to work with the applicant and any interested neighbors. Commissioner Frick moved, seconded by Commissioner Fellhauer, to continue MOTION this matter to September 8, 2005, allowing the applicant and neighbors to discuss design changes. Motion passed 4-0. Chairman Funk presented Agenda Item H-4, Environmental Assessment No. 674 and Conditional Use Permit No. 05-4. Applicant: Empire International, Ltd. Property Owners: Stan Lucas. Address: 600 South Allied Way. Planning Technician Schopp presented staff report (of record); and restated the following proposed condition, No. 11 to read: The applicant must have a traffic count conducted by a qualified traffic engineer and the report submitted to the Planning Division for review within the first six months of operation. In the event that the traffic counts determine that the traffic volumes are higher than the maximum 189 average daily vehicle trips, then the applicant must return to the Planning Commission for a modification to their conditional use permit. Chairman Funk opened the public hearing. Bob Lockett executive vice-president of corporate development for Empire International Mr. Lockett advised that they are seeking to relocate their western regional headquarters to El Segundo, consolidating two of its facilities now located in Los Angeles and Texas; and stated that they recently merged with another chauffeured transportation company, collectively now representing the second largest chauffeured transportation business in the world. He stated he is looking forward to being a good corporate citizen in El Segundo and stated this facility is perfect for their operation. He added that he concurs with the conditions of approval. PUBLIC HEARINGS, NEW BUSINESS, EA NO. 674 AND CUP NO. 05-4 To allow a chauffeured transportation service in the Light Industrial (M-1) Zone El Segundo Planning Commission Minutes, July 14, 2005 Page 9 There being no further input, Chairman Funk closed the public hearing. Chairman Funk noted that these services alleviate some of the traffic and parking in El Segundo. Commissioner Wagner expressed his belief this is an excellent use of this property. Commissioner Wagner moved, seconded by Commissioner Frick, to approve MOTION the applicant's request, thus adopting Resolution No. 2588. Motion passed 4- 0. None. PUBLIC HEARINGS, CONTINUED BUSINESS Planning Manager Christensen stated that the next agenda will include an item REPORT FROM to select a Vice -Chair and that a couple Administrative Use Permits for alcohol DIRECTOR licenses will be included on that agenda. She noted her expectation to conduct both August meetings because of upcoming items. None. PUBLIC COMMUNICATIONS On behalf of the Commission, Chairman Funk thanked Grant Carlson for his PLANNING service on this Commission, noting he is unable to continue to serve on this COMMISSIONERS' body; and she commended Mr. Carlson for his service to the City, stating that COMMENTS he was an enthusiastic and thoughtful Commissioner. None. OTHER BUSINESS At 8:45 p.m. the meeting was adjourned in the memory of former Mayor Mike ADJOURNMENT Gordon, who recently passed away. PASSED AND APPROVED ON THIS 28th DAY OF JULY, 2005. Seimone tijis,Oecretary of the PlannCommission and Director of Planning, & Building Safety L Robin Funk, Chairman of the Planning Commission City of El Segundo, California 10 El Segundo Planning Commission Minutes, July 14, 2005 Page 10