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2006-02-23 PC MinutesMINUTES OF THE MEETING OF THE PLANNING COMMISSION OF THE CITY OF EL SEGUNDO, CALIFORNIA FEBRUARY 23, 2006 Chairman Kretzmer called the meeting of the El Segundo Planning CALL TO ORDER Commission to 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 Rotolo led the Pledge of Allegiance to the Flag. PRESENT: FELLHAUER, FRICK, KRETZMER, ROTOLO ABSENT: WAGNER On behalf of the Planning Commission, Chairman Kretzmer welcomed new Planning Commissioner Michael Rotolo to these proceedings. None. Chairman Kretzmer presented the Consent Calendar. None. PLEDGE TO FLAG ROLL CALL PUBLIC COMMUNICATIONS CONSENT CALENDAR CALL ITEMS FROM CONSENT CALENDAR Vice -Chair Frick moved, seconded by Commissioner Fellhauer, to MOTION approve the February 9, 2006, Planning Commission Minutes as presented. Motion passed 4-0. None. WRITTEN COMMUNICATIONS Chairman Kretzmer presented Agenda Item, No. H-2, Environmental PUBLIC HEARINGS, Assessment No. 697 and Zone Text Amendment No. ZTA 06-1. NEW BUSINESS, Applicant: City of El Segundo. Property Owner: Various. Address: EA NO. 697 AND Citywide. ZTA NO. 06-1 Add a new definition for "food service with incidental retail' to the El Segundo Municipal Code; allow food service with incidental retail as a permitted use in the Downtown Commercial (C-RS) Zone, Neighborhood Commercial (C-2) Zone, General Commercial (C-3) Zone and Commercial Center (C-4) Zone and as an accessory use in 1 El Segundo Planning Commission Minutes, February 23, 2006 Page 1 the Corporate Office (CO) Zone; add a parking ratio for "food service with incidental retail"; and modify the parking ratio for "food -to -go" uses. Director Jurjis advised that this matter is being continued to the March 9, 2006, Planning Commission meeting. No objection was noted. Chairman Kretzmer presented Agenda Item No. H-3, Environmental Assessment No. 699. Appellant: Marc Kelly. Property Owner: Various. Address: 530 Standard Street. Director Jurjis presented staff report (of record). Chairman Kretzmer questioned if there are any similar lifts in residential areas in El Segundo; questioned if this might create an issue with noise in a residential area; and questioned how long it would take to repair a broken lift. Director Jurjis stated that he is not aware of any lifts being used in the residential areas of El Segundo to satisfy the City's parking requirements. Addressing Commissioner Rotolo's devices, Director Jurjis explained inches in width and does not requirement. inquiry regarding the width of these that the proposed platform is 80 meet the City's minimum width Chairman Kretzmer opened the public hearing. Marc Kelly, property owner PUBLIC HEARINGS, NEW BUSINESS, EA NO. 699 An appeal of the Planning and Building Safety Director's denial of allowing a car lift to meet parking requirements. Mr. Kelly stated that he is attempting to save some open space in his yard and preserve some quality of life issues; advised that the width of his lot is not enough to accommodate four cars in width at this location; that in order to accommodate the parking of four vehicles, he would have to provide a front/back tandem setup; and stated that this tandem area, approximately 10 by 20 feet in dimension, would take up approximately 30 percent of his backyard. He distributed to the Commission photographs of his backyard, depicting the garage structure and the shadowing effect of the neighboring structure, noting there is a large home directly to the south of his property. He added that the tandem area would extend into the area where he receives the only sunlight he enjoys in the winter months. He stated that preserving this open space is a priceless quality of life issue; and advised that he would like to use this area for a hot tub, deck and fire pit area. He suggested that the Commission consider placing a deed restriction on his property 2 El Segundo Planning Commission Minutes, February 23, 2006 Page 2 to maintain this four -car garage arrangement. Jim Fasbender president of Parking Automation Systems. Oranae County Mr. Fasbender provided the Commission with a brochure on the car lift structure; advised that the noise level is a quiet operation; explained that a hydraulic pump lifts the platform, mentioning that an adjacent property owner would not be able to hear the operation of the lift; and added that it's typically driven by a 2-horsepower pump, less noise than a pool pump. He advised that the lift is designed to allow car doors to be freely opened independent of the lift structure; and stated that there is no need for the platform to be any wider than the tire width of the vehicle. Mr. Fasbender advised that these devices are popular on the East Coast and that a growing number are being installed throughout California, with many being installed in apartment and condominium developments in Southern California. He stated that these car lifts need little maintenance. Chairman Kretzmer questioned if any have been installed in single- family residential areas. Mr. Fasbender advised that he will soon be installing a car lift in a residential neighborhood in Rolling Hills and that he recently installed a subterranean lift in a Laguna Beach residential neighborhood. He added that as the number of vehicles increase in the southland, especially those communities near the ocean, building standards will need to be altered to accommodate the increasing need for parking spaces. Chairman Kretzmer questioned if there is a difference in the safety factors with above -ground versus subterranean lifts. Mr. Fasbender stated that neither type is superior in safety; commented on the good safety record of these devices; explained that the lift is activated with a key, then by a push button system that needs continuous pressure on the button to continue to operate the system; that the hydraulic system which raises the vehicle is substituted with a mechanical device once it gets to the desired level; and that the mechanical device then locks the lift in place. Chairman Kretzmer asked Mr. Fasbender what the average cost is for a single-family home installation. 3 El Segundo Planning Commission Minutes, February 23, 2006 Page 3 Mr. Fasbender advised that single-family home devices cost between $6,000 and $7,000 total, with approximately 2,000 pounds of steel; and that the subterranean lifts are more expensive, with approximately 7,000 pounds of steel. Commissioner Fellhauer questioned how long it takes for the car to be lifted. Mr. Fasbender advised that the speed can be adjusted to a customer's desire, but noted that in all cases, it's less than one minute. Vice -Chair Frick questioned whether Mr. Fasbender has encountered a client from another municipality wherein they were attempting to meet parking requirements for single-family residences. Mr. Fasbender noted that this is the first time he has encountered the need to install one of these devices in order for his client to meet the parking requirements in a single-family residence. He added that San Clemente recently approved a subterranean lift to supplement parking requirements for a very small multiple use project -- two condos with some commercial property. There being no further input, Chairman Kretzmer closed the public hearing. Vice -Chair Frick pointed out that this is new ground the Commission is considering this evening; expressed her belief that in the near future, these devices may very well be in many residential neighborhoods; but noted her concern that at this point, there is not adequate information for her to make an informed decision. She stated that she would have liked to have seen some supporting information on these devices being used in other municipalities and how those municipalities handle their approval of these devices in residential zones. Commissioner Fellhauer questioned if the City would be able to place deed restrictions against this property, precluding any future purchaser from removing this parking arrangement. Director Jurjis explained that if the Commission were supportive of this request, the applicant would be required to submit for a variance; that then the Commission could request a covenant be recorded against the property; and he mentioned that the Commission could also consider a Zone Text Amendment. Commissioner Rotolo stated that he would have been supportive of this proposal if this were for additional parking, where it was over and above 4 El Segundo Planning Commission Minutes, February 23, 2006 Page 4 the number of parking spaces required, as long as the equipment met City codes. City Attorney Berger stated that if the Commission decides to uphold the Director's decision for denial, the Commission may also consider forwarding this item to the R-1 Subcommittee as another element of that study. Chairman Kretzmer stated that Mr. Kelly is forward in his thinking, but stated that more information is necessary for him to make an informed decision at this time; expressed his belief this is a great idea in terms of saving open space in a town that is severely restricted with parking; that this proposal is more than worthy of consideration; and that it should be referred to the R-1 Subcommittee for further consideration. He stated he is concerned at this point that because there is no supportive data concerning these lifts being used in any single-family community in Los Angeles County, there is no track record to reflect whether they pose any concerns with regard to safety, noise, and maintenance issues. Vice -Chair Frick stated that these lifts may lessen the aesthetic impacts of multiple garages/cars within neighborhoods and reiterated her desire to see more supportive data from other municipalities supporting these devices in those communities. Commissioner Rotolo stated that one of the considerations he would like to see is whether this would be taking the place of a tandem spot or a side -by -side spot, stating he would be less supportive of replacing a side -by -side spot with one of these units. Commissioner Fellhauer moved, seconded by Commissioner Rotolo, to MOTION uphold the Director's denial of the car lift request and that this item be forwarded to the R-1 Subcommittee for further analysis. Motion passed, 4-0. None. PUBLIC HEARINGS, CONTINUED BUSINESS Planning Manager Christensen stated that the Commission's next REPORT FROM meeting will be March 9th, with two items on the agenda; and noted that DIRECTOR there will be a March 23rd meeting. None. PUBLIC COMMUNICATIONS The Commission welcomed Michael Rotolo to the Planning PLANNING 5 El Segundo Planning Commission Minutes, February 23, 2006 Page 5 Commission Commissioner Rotolo stated that he looks forward to serving on the Planning Commission. None. The meeting was adjourned at 7:38 p.m. PASSED AND APPROVED ON THIS 9th DAY OF MARCH 200 Seimone .I iis, Secretary of the Planning Commission and Director of Planning, Building Safety Mikq,,Kretzmer, 16 airman of the Planning Co mission City of El Segu dyi, California COMMISSIONERS' COMMENTS OTHER BUSINESS ADJOURNMENT 6 El Segundo Planning Commission Minutes, February 23, 2006 Page 6