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2006-04-13 PC MinutesMINUTES OF THE MEETING OF THE PLANNING COMMISSION OF THE CITY OF EL SEGUNDO, CALIFORNIA APRIL 13, 2006 Chairman Kretzmer called the meeting of the El Segundo Planning CALL TO ORDER Commission to order at 7:02 p.m. in the Council Chamber of the City of El Segundo City Hall, 350 Main Street, El Segundo, California. Chairman Kretzmer led the Pledge of Allegiance to the Flag. PRESENT: FRICK, KRETZMER, WAGNER ABSENT: FELLHAUER, ROTOLO None. Chairman Kretzmer presented the Consent Calendar. None. There was no objection to approving the Commission Minutes as presented and Assessment No. 688 and Administrative Us None. e Chairman Kretzmer presented Agenda Item No. H-3, Environmental Assessment No. 643 and Subdivision No. 04-5 (VTTM No. 61110). Applicant: Steven Legare. Property Owner: Mary -Gene Slaven. Address: 425 and 429 Indiana Street. Planning Technician Schopp presented staff report (of record); and noted that staff revised Condition No. 24 as follows: "The applicant will employ all necessary measures to reduce interior noise levels to minimum state standards. The applicant will commission a post - acoustical analysis to demonstrate compliance. The applicant can choose to comply with all applicable provisions of Ordinance No. 1393, PLEDGE TO FLAG ROLL CALL PUBLIC COMMUNICATIONS CONSENT CALENDAR CALL ITEMS FROM CONSENT CALENDAR MOTION WRITTEN COMMUNICATIONS PUBLIC HEARINGS, NEW BUSINESS, EA NO. 643 AND SUBD. NO. 04-5 (VTTM NO. 61110) Proposed Light Industrial Use conducted within an existing fully enclosed building for office, El Segundo Planning Commission Minutes April 13, 2006 Page 1 which establishes Residential Noise Insulation standards in the City of warehousing, packing, El Segundo in lieu of performing a post -acoustical analysis." She distribution, phone advised that the second portion of this condition was added as a result repair, and wholesale of recent City Council adoption of Ordinance No. 1393, establishing sales. additional construction standards. Responding to Chairman Kretzmer's inquiry regarding the amended condition, Planning Manager Christensen explained that the revision stems from the recently settled lawsuit regarding LAX and residential sound insulation standards; that City Council at its last meeting adopted codes to require all residential buildings comply with insulation standards for doors, windows, etc.; and advised that this new standard condition will be implemented on all residential projects presented to the City. Chairman Kretzmer opened the public hearing. Elizabeth Srour rearesentina the anplicant/Droperty owner Ms. Srour noted that this project has been subject to a lengthy and detailed review, resulting in an attractive development for this location; and advised that the applicant concurs with all conditions of approval, including the revised condition. Ms. Srour explained that the layout of the four detached buildings create an attractive setting for the residents of each of these units because they will have light on all three sides, only having one attached wall; and noted that the layout breaks up the massing both from the street and also from the adjacent properties to this new development. She added that there is a 10-foot separation between the buildings, back to back; that there is an approximate 15- foot separation at the upper levels between the buildings over the driveway; that there is only a single driveway, which limits the interface on the street with the merging traffic; that the basement/garage level will be open with natural light, enhancing the security; and that this area will be landscaped. Ms. Srour added that the entries on the north and south sides are recessed approximately 7 feet from the setback area, providing a private porch area for each unit. There being no further input, Chairman Kretzmer closed the public hearing. Vice -Chair Frick stated this is a beautifully designed project that will fit well into this neighborhood. Commissioner Wagner stated this development will enhance the area. Chairman Kretzmer noted his delight with the large amount of open El Segundo Planning Commission Minutes April 13, 2006 Page 2 space and the single driveway. MOTION Vice -Chair Frick moved, seconded by Commissioner Wagner, to approve Environmental Assessment No. 688 and Administrative Use Permit No. 05-4, thus approving Resolution No. 2599. Motion carried 3- 0. PUBLIC HEARINGS, Chairman Kretzmer presented Agenda Item No. 1-4, Environmental CONTINUED Assessment No. 697 and Zone Text Amendment No. 06-1. Applicant: BUSINESS, EA 697 City of El Segundo. Property Owner: Various. Address: Citywide. and ZTA 06-1 Planning Technician Schopp presented staff report (of record); and Add a new definition summarized the proposed changes as follows: eliminating the coffee for "Cafe" to the shop, defining cafe, establishing the zones where cafes are permitted, ESMC; amend various requiring a Conditional Use Permit for cafes with outdoor dining when sections of the ESMC outdoor dining exceeds 20 percent, and adding a parking requirement to allow the newly for cafes. defined "Cafes" as a permitted use and an Commissioner Wagner questioned the purpose for Condition No. 9, accessory use in the requiring a minimum of 5 percent gross floor area to be devoted to the Downtown sale of non-food products. Commercial, Neighborhood Planning Manager Christensen explained that there are a number of Commercial, General food uses that are typically small in scale which have modest seating Commercial, areas with a retail component that under the City's current regulations Corporate Office, require a parking rate of 1 space for every 75 feet of floor area, Urban Mixed -Use everything falling under the restaurant definition; and pointed out that North, Urban Mixed - there is not a separate standard to address this type of use, which is a Use South, "hybrid" between the standard retail use and a food establishment. She Commercial Center, noted the most common example given in the staff report is a secondary Light Industrial, Small coffee shop inside a primary book store or other primary business. Business, Medium Manufacturing, and Planning Manager Christensen stated another type of use is a free- Grand Avenue standing use typically associated within mixed -use shopping centers, Commercial Zones, noting these are fairly small in size with limited floor area; that a small and with a CUP in the percentage of the floor area is devoted toward seating of patrons; that Heavy Industrial Zone there is a retail component associated with it; and pointed out that based to eliminate "coffee on staff's analysis, the traffic demands are lower if they are small-scale shops" from all users in conjunction with a series of other tenants within a center. commercial and Planning Manager Christensen mentioned that the people are usually industrial zones; entering these centers to do business at a couple establishments in the require a CUP for center. She noted that staff wants to provide an option for many multi- cafes with outdoor tenant developments to have a modest percentage of their floor area dining that exceed 20 devoted to this use; explained that establishing this through the cafe percent of the total definitions allows a business to use the retail parking rate of 1 to 300 dining area; and to ratio as opposed to the traditional restaurant rate, which is used for full- add a parking El Segundo Planning Commission Minutes April 13, 2006 Page 3 1 scale fast food and sit-down restaurants. requirement for "Cafes." Planning Manager Christensen clarified that these are uses where there is some retail component; and that staff wanted to make sure it was truly a hybrid type of operation where there is some type of traditional retail component mixed with the food use. She noted that studies of how centers operate with the combinations of businesses indicate that the 1 to 75 parking standard is too stringent for these type of businesses. Chairman Kretzmer asked if an establishment would be restricted in selling certain products, questioning if it is restrictive enough. Planning Manager Christensen explained that the businesses would provide retail goods that are related or well balanced with the food items and non-food items or service being provided. She expressed staff's belief this provision provides a fair amount of creativity on the part of the business person to decide what kind of products they want to sell in their establishment. Chairman Kretzmer questioned if staff considered any limitations for the hours of operation for cafes versus other food establishments. Planning Manager Christensen stated staff had no concerns with regard to the hours of operation, highlighting the fact that, for instance, the peak hours for coffee shop are usually when other businesses are closed in the center. She stated that staff could assess each proposal on a case - by -case basis. Chairman Kretzmer stated that assessing each proposal on a case -by - case basis may be useful. Chairman Kretzmer questioned whether staff had considered the effect of this ordinance of cafes in the downtown area. Planning Technician Schopp explained that this use, as proposed, would not be allowed in the Downtown Specific Plan; and advised that restaurants in this area have a parking requirement of 1 parking space for 75 square feet for just the dining area, which is unique from the rest of the zones in the City which require 1 parking space for every 75 square feet of gross floor area. Planning Manager Christensen added that the Downtown Specific Plan area also has provisions for outdoor dining as well for up to 100 square feet without providing additional parking; and advised that the Downtown Specific Plan properties have options for in -lieu parking. She stated that this will benefit the City because it addresses a need that is out in the community for certain types of businesses and a set of standards that El Segundo Planning Commission Minutes April 13, 2006 Page 4 work to address those needs when they're constructed as part of another permitted use or as part of a multi -tenant center benefiting from shared parking; and pointed out that this is part of why there is a 20- percent limit on this, to make sure there is a balance in meeting the parking demands. She mentioned that the parking thresholds for restaurants to meet in this City are fairly stringent, requiring a 1 to 75 rate for not only the dining area, but also for the kitchen as well. Commissioner Wagner questioned if there are any establishments within these areas that would not comply at this point in time. Planning Manager Christensen stated she is not aware of any businesses currently in the community that are not able to be successful within the existing regulations; and explained that this provides an avenue for a hybrid type of product which the City is seeing an increase in the community's shopping centers. She added that a food establishment which does not meet the criteria is not precluded from going into these zones, but it would need to either fit more accurately into the traditional restaurant definition/restaurant standards or into the traditional retail definition in meeting the retail standards and retail parking requirements in these zones which allow those uses. Chairman Kretzmer assumed it would be accurate to say there are a number of businesses that might be interested in doing this, but the parking requirements that would be imposed upon them under the current definitions/codes would probably be prohibitive. Planning Manager Christensen indicated that is correct; reiterated that staff took the approach in wanting to see this as a component in mixed use or multi -tenant centers; and stated there is a certain amount of shared benefit with parking when those combinations of uses are together in a center. She reminded the Commission this was not designed to address stand-alone uses because when one has a single point of destination as a free-standing tenant on a parcel by itself, the traffic patterns and traffic generation is somewhat different than a multi - tenant center; that the direct vehicle trip generation of a free-standing business would be somewhat higher; and that staff believes those should continue to fall within the restaurant provisions for parking standards. She stated this proposal is very limited, only having an allowance for 15 seats; advised that these uses do not include alcohol sales; that there is no wait staff nor drive -through service; and that these are expected to be uses that have sit-down seating availability, but with a shorter term usage of people coming and going from the establishment. Commissioner Wagner noted his understanding this would apply to new El Segundo Planning Commission Minutes April 13, 2006 Page 5 establishments. Planning Manager Christensen stated yes; and added that any existing business that would comply with the standards when they have changes within a center could be assessed and required to comply with this standard. Chairman Kretzmer addressed his concern with the locations these coffee businesses usually locate to, stating that the frequency of visits and the large amount of traffic entering and exiting these sites creates a negative impact upon traffic flow and increases safety concerns. He reiterated his concern for the safety of ingress and egress and frequency of these numerous trips and how the City is handling parking overall in the small strip malls/centers. He added that a busy egress/ingress of these coffee businesses has the potential to negatively impact other businesses in a center, with the coffee customer traffic becoming a nuisance. Vice -Chairman Frick stated she anticipates a large number of these businesses will target large office buildings. Planning Manager Christensen stated that these businesses typically will locate on the ground floor of a multi -level office building, providing some modest amenities for those working in the office building or for those doing business in the office building; and that this type of use does not usually generate additional traffic for an office building. With regard to this as an accessory use to another business, she explained that there is a certain amount of business that's generated as a destination, but that a larger proportion of those trips are people who are already traveling to that establishment for another primary use. Chairman Kretzmer questioned if staff has given any consideration to limiting the proximity of these businesses to each other, reiterating his concern with the large traffic mass of the coffee business. Chairman Kretzmer opened the public hearing. There being no input, Chairman Kretzmer closed the public hearing. Commissioner Wagner moved, seconded by Vice -Chair Frick, to MOTION approve Environmental Assessment No. 697 and Zone Text Amendment No. 06-1, thus adopting Resolution No. 2597. Motion carried 3-0. Planning Manager Christensen stated that there will be two agenda REPORT FROM items for the next meeting; and noted there will be agenda items for both DIRECTOR meetings in May. She wished everyone a happy Easter. El Segundo Planning Commission Minutes April 13, 2006 Page 6 None. PUBLIC COMMUNICATIONS Chairman Kretzmer bid aloha to vacationing City Attorney Karl Berger PLANNING and welcomed Greg Kovacevich to the Planning Commission meeting. COMMISSIONERS' COMMENTS None. OTHER BUSINESS The meeting adjourned at 8:03 p.m. ADJOURNMENT PASSED AND APPROVED ON THIS 27th DAY OF APRIL, 2006. v Kimberly Christensen, Secretary of Mike retzmer, airman of the Planning Commission the Planning m ission and Planning Manager of City of El Segun o, California Planning, Building Safety El Segundo Planning Commission Minutes April 13, 2006 Page 7