|
City of Glendora Planning Commission Regular Meeting Minutes |
|
Tuesday, May 03, 2016 City Council Chambers 116 E. Foothill Boulevard Glendora, CA 91741 |
|
Chair Matthews called the REGULAR MEETING of the Planning Commission of the City of Glendora to order at 7:00 pm. |
|
Commissioners Present: Eric Duyshart, Cliff Hamlow, Andrew Jared, Vice-Chair Joseph Battaglia, and Chair Michael Matthews.
Staff Members Present: Planning Director Jeff Kugel, City Attorney D. Wayne Leech, City Planner Emily Stadnicki, Senior Planner Antonio Gardea, Associate Planner Kristen Johnston, Assistant Planner Sean McPherson, City Engineer Noel Zemla, and Administrative Assistant Dena Lamarque. |
|
The Pledge of Allegiance was led by Commissioner Duyshart. |
|
Chair Matthews OPENED the Public Comment period.
The following members of the public spoke: Erica Landmann, Mark Smith, and DennisWillut.
There was no one else wishing to speak; therefore, Chair Matthews CLOSED the Public Comment period. |
|
City Planner Emily Stadnicki gave a presentation detailing the architectural design and landmark designation requirements.
Ms. Stadnicki stated that landmark designation properties are eligible for Mills Act Agreement which is a state sponsored economic development incentive which reduces property taxes when owners maintain and rehab the property. This property meets one of the criteria because it was built by one of Glendora’s founding fathers and the first Mayor/President of Glendora, John S. Brubaker; therefore, it qualifies for the Mills Act Agreement. |
|
Chair Matthews OPENED the Public Comment period.
Members of the public spoke: Ed Brubaker, Mark Smith, and Erica Landmann,
There was no one else wishing to speak; therefore, Chair Matthews CLOSED the Public Comment period. |
|
Commissioner Hamlow thanked the applicant for wanting to preserve the house and was impressed with how well it has been maintained. The commissioners concurred. |
|
Chair Matthews stated that he understood the process of the Mills Act, and that he toured the beautiful house on a few occasions. |
|
A motion was made by Commissioner Duyshart, seconded by Commissioner Hamlow to recommend to the City Council to Adopt a Resolution entitled “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA APPROVING A LANDMARK DESIGNATION AND MILLS ACT AGREEMENT FOR CERTAIN PROPERTY AT 200 SOUTH VISTA BONITA AVENUE (PLN16-0007). |
|
The motion carried 5 - 0 as follows: AYES: Duyshart, Hamlow, Jared, Battaglia and Matthews; NOES: None; ABSENT: None; ABSTAIN: None. |
|
Mr. McPherson stated that staff is proposing an amendment to the zoning code because the code does not provide a definition for athletic clubs or health clubs. The code includes a definition for a gym, so the proposed amendment would eliminate duplicate use types.
Mr. McPherson stated that this project was duly noticed, and staff has not received any comments or concerns from the public. |
|
Chair Matthews OPENED the Public Comment period.
Members of the public who spoke: Fred Sparling, and Mark Smith.
There was no one else wishing to speak; therefore, Chair Matthews CLOSED the Public Comment period. |
|
A motion was made by Commissioner Duyshart, seconded by Commissioner Hamlow to recommend to the City Council to adopt A ZONE AMENDMENT TO AMEND TITLE 21.A.C, ZONING, TABLE C TO REMOVE ATHLETIC CLUBS AND HEALTH CLUBS FROM THE USE TABLE TO ELIMINATE REDUNDANCY. (PROJECT NO. PLN-16-0019) (APPLICANT: CITY-INITIATED; LOCATION: CITY-WIDE). |
|
The motion carried 5 - 0 as follows: AYES: Duyshart, Hamlow, Jared, Battaglia and Matthews; NOES: None; ABSENT: None; ABSTAIN: None. |
|
3. |
Consideration of a Resolution to approve a Conditional Use Permit to allow a gym (Project No. PLN16-0011); Applicant: Matt Klingler; Property Owner: Fred and Lois Sparling; Location: 146 North Glendora Avenue).
Assistant Planner Sean McPherson presented the report. |
|
Mr. McPherson stated that the project was duly noticed, and staff has not received any comments or concerns from the public. |
|
Chair Matthews OPENED the Public Comment period.
Members of the public spoke: Fred Sparling (Property Owner), Matt Klingler (Applicant) Mark Smith.
There was no one else wishing to speak; therefore, Chair Matthews CLOSED the Public Comment period. |
|
Chair Matthews commented about the primary entrance on Glendora Avenue and whether parking was accessible from the back of the property.
Commissioner Hamlow suggested perhaps a hallway from the back entrance should be added so that people do not have to walk through the office area.
The applicant, Matt Klingler, responded that people would be entering primarily from the front door on Glendora Avenue, but could walk to the parking lot through the back door. He did not believe it was a problem that his clients walk through the office area. |
|
A motion was made by Commissioner Duyshart, seconded by Commissioner Hamlow, that the Planning Commission adopt, “A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GLENDORA, CALIFORNIA APPROVING A CONDITIONAL USE PERMIT (CUP) TO ALLOW A GYM USE ON CERTAIN PROPERTY LOCATED AT 146 NORTH GLENDORA AVENUE, SUITE 101, GLENDORA, CALIFORNIA (PLN16-0011).” |
|
The motion carried 5 - 0 as follows: AYES: Duyshart, Hamlow, Jared, Battaglia and Matthews; NOES: None; ABSENT: None; ABSTAIN: None. |
|
Mr. Gardea stated that the gym use/Zumba group classes would be limited during morning and evening hours, one-on-one classes would take place in the middle of the day. The parking demand for this use would be approximately 12 spaces.
Chair Matthews asked about Condition of Approval No. 7, regarding the Director’s authority to set class times and whether we were imposing restrictions.
Mr. Gardea stated that the hours of operation were requested by the applicant, and if the applicant changes her mind, the applicant would not have to come to the Planning Commission but would make a request to the Director of Planning for an administrative review.
Discussion ensued by the Planning Commission about whether or not the restriction in hours was due to parking availability and requested clarification of Condition of Approval 7.
Mr. Kugel stated that this would give the applicant the flexibility of changing her hours of operation and would just have to come back administratively. |
|
Chair Matthews OPENED the Public Comment period.
The following member of the public spoke: Mark Smith.
There was no one else wishing to speak; therefore, Chair Matthews CLOSED the Public Comment period. |
|
Commissioner Jared commented that this was a good opportunity to populate a strip mall that needed new activity. |
|
Applicant Carolina Rodriguez stated that she did not believe that parking was going to be a problem because her hours are different than the other tenants in the strip mall.
Commissioner Duyshart suggested that conditions 5 and 6, and be amended to allow classes during the regular business hours.
Mr. Kugel stated that the City of Glendora does not regulate the hours of operation other than under a Conditional Use Permit (CUP). He recommended eliminating Conditions of Approval 5 and 6, and keeping Condition of Approval 7 in the event there are issues with parking in the future.
Commissioner Jared stated that the parking is under-utilized and anything we can do to populate strip malls with service industries is good business overall for the city. Retail is not coming back to strip malls and new uses for current buildings need to be considered.
The Planning Commission concurred in amending the Conditions of Approval |
|
|
A motion was made by Commissioner Duyshart seconded by Chair Matthews, to adopt, “A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GLENDORA, CALIFORNIA, APPROVING A CONDTIONAL USE PERMIT TO ALLOW A GYM (AEROBICS/ZUMBA CLASSES) USE ON CERTAIN PROPERTY LOCATED AT 1720 SOUTH GRAND AVENUE. (PLN16-0015), AS AMENDED.” |
|
The motion carried 4 - 1 as follows: AYES: Duyshart, Hamlow, Jared, and Matthews, NOES: Battaglia; ABSENT: None; ABSTAIN: None. |
|
Planning Director Jeff Kugel stated that the project was presented at the Planning Commission meeting of November 2015 and was continued to the meeting of February 2016. At the November 2015 meeting, the commission asked the applicant to come up with an alternative site plan to address the possible congestion of cars within the drive aisle with people entering and exiting the drive-through. At the February 2016 meeting, the commission directed planning staff to work with the applicant to revise the exit so it met with the Public Works Department’s required elements and to do an additional traffic analysis. Mr. Kugel reviewed Alternative 1 and Alternative 2 with the commission, and stated that staff still supported Alternative 1 as a better choice between the two alternatives.
Chairman Matthews asked about the location of a loading and unloading space, the turning radius of the drive aisle at the northeast corner of the proposed Starbucks building, widening the southbound drive aisle heading toward the Foothill Boulevard, exit, and the location of handicapped parking.
Mr. Kugel responded that the loading and unloading area for Alternative 1 or 2 are the same, that the inadequate turning radius would be addressed in the same manner under either Alternative 1 or 2, that the southbound drive aisle would be widened to accommodate two lanes exiting the shopping center onto Foothill Boulevard, and that the proposed location of handicapped parking would be to the west of the proposed Starbucks. |
|
Vice Chair Battaglia asked if there were doors that opened to the patio area.
Mr. Kugel responded that there were doors to the patio and a wheelchair access ramp.
The Traffic Engineer clarified for the commission the vehicle queuing at the drive-through. |
|
Chairman Matthews OPENED the Public Comment period.
The following members of the public spoke: Mark Smith, Frank Coda (applicant), David Clark, (property owner), and Barry Watkins (Warmington Properties).
There was no one else wishing to speak; therefore, Chair Matthews CLOSED the Public Comment period. |
|
Commissioner Hamlow stated that he appreciated that staff and the applicant have expended a great deal of time on this to address the commission’s concerns. He is prepared to support Alternative 2. The commission concurred.
Mr. Coda explained the design of the building and stated that there was a condition of approval to work with planning staff.
Commissioner Jared thanked the applicant for doing the extra work to come up with an alternative. He does not really support either option as he believes there will be gridlock but Alternative 2 has an additional exit that will provide some relief so he will support Alternative 2.
Chairman Matthews made a motion to approve Alternative 2, and direct staff, as stated, to work with the applicant on architectural items. Mr. Kugel modified the recommendations made in the Findings of Fact Number 5 of the Resolution that were specific to Alternative 1, considering the Commission is approving Alternative 2. |
|
A motion was made by Commissioner Matthews, seconded by Commissioner Duyshart, to APPROVE ALTERNATIVE 2, AND ADOPT “A RESOLUTON OF THE PLANNING COMMISSION OF THE CITY OF GLENDORA, CALIFORNIA, APPROVING A CONDTIONAL USE PERMIT TO ALLOW A DRIVE-THROUGH ON CERTAIN PROPERTY LOCATED AT 417 WEST FOOTHILL BOULEVARD.” (PLN15-0026), AS AMENDED. |
|
The motion carried 5 - 0 as follows: AYES: Duyshart, Hamlow, Jared, Battaglia and Matthews; NOES: None; ABSENT: None; ABSTAIN: None. |
|
Mr. McPherson wanted to clear a misunderstanding that some residents had with the map sent with the notice regarding this project. The map is a typical zone map that showed the different areas in various colors. Some residents believed that the area adjacent to the project site was included in the project. He emphasized that this proposed project only concerned the site where the existing RV sales lot exists and did not include the adjacent residential area to the south. Mr. McPherson reiterated that the zoning map indicated zone R3 Residential Zone.
Mr. McPherson stated he received a few phone calls regarding the confusion over the map. Once the project was explained, the caller either had no opinion or expressed support for the project. Only one person was concerned about Starbucks being across the street from Angelo’s and the proliferation of the number of Starbucks in town.
Commissioner Jared asked for clarification about eminent domain.
Mr. McPherson responded that it had nothing to do with eminent domain; the property owner is developing his property. The proposal is a private development and does not involve government use of eminent domain. |
|
Chair Matthews OPENED the Public Comment period.
The following member of the public spoke: Mark Smith, Laura Whitney Korte, Michael Korte, Bernie Merlmelstein, Kapp Investment Properties, and Terry Miller.
There was no one else wishing to speak; therefore, Chair Matthews CLOSED the Public Comment period. |
|
|
|
Chair Matthews asked Mr. McPherson to go over the properties that are being affected by this project. |
|
|
|
Mr. McPherson reiterated that the subject development location only involves the RV sales lots, not any of the surrounding residential properties. The RV lot has been zoned for this type of use for a long time. These are not city owned properties, they are privately owned properties. The residential lots are not a part of this proposed project. |
|
Commissioner Hamlow asked for a brief explanation of R3 and R1 lots. |
|
Mr. McPherson explained that R3 is a multiple-family residential zone which would allow for a denser development with multiple units, and R1 is a single-family residential zone which would allow for one residence per property. The zone R3 lots are not part of this project. |
|
Commissioner Hamlow asked about clarification of the 140 cars traveling through the streets
Mr. McPherson deferred to the Traffic Engineer from Albert Grover & Associates. |
|
Dave Roseman, Principal Engineer, Albert Grover & Associates explained that there are 150 cars total in the am/pm peak hours. There were 76 cars in the evening and 70 cars in the morning that are coming in and leaving. At both of the intersections there are approximately 350 cars traveling through Colorado and Vermont intersection today without any development. The people entering and leaving the site use the three driveways equally. |
|
Chair Matthews called for a 5-minute recess at 9:30 pm. Chair Matthews called the meeting to order at 9:40 pm. |
|
Commissioner Duyshart asked for clarification of the vehicle queuing. |
|
Architect Brandi Yamamoto explained where the seating was and the restrictions to the setback of the building and the seating area, if tables were added it would encroach onto the pedestrian walkway. |
|
Commissioner Hamlow commented that there was room on the property to be able to add an additional seating area. |
|
Commissioner Jared was concerned that the bathroom entrance faced Route 66. He would like to see some screening on the north side and would like to see some way to cover the bathroom door so it is not visible from the street and shading for those people waiting to get their beverages. Mr. Jared stated that he also had concerns about the 4:30 am start time. |
|
Ms. Yamamoto stated that they could add a canopy on the north side of the building for shading. |
|
Mr. Coda, Architect for Starbucks, suggested to add a trellis to the seating wall to provide shading, and a vertical screen to cover the bathroom door. |
|
Charlie Arbing, Starbucks Store Development, the starting hour is standard hours of similar stores in Glendora. Their customers look for the product in the morning. As a company, the latest time they can agree to is 5:00 am; otherwise they do start losing customers. They do not want to be bad neighbors and are taking mitigating measures to address any noise issues. |
|
Commissioner Duyshart amended the resolution to add a trellis on the north side of the property for shading, a vertical shield to block the visibility of the bathroom door from the street, and that the start time is at 5:00 am. |
|
A motion was made by Commissioner Duyshart, seconded by Vice Chair Battaglia to adopt a Resolution entitled: “A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GLENDORA, CALIFORNIA, APPROVING A LOT MERGER AND MINOR CONDITIONAL USE PERMIT TO MERGE PARCELS AND CONSTRUCT TWO NEW BUILDINGS AND A DRIVE-THROUGH FOR CERTAIN PROPERTY AT 202-216 WEST ROUTE 66, GLENDORA, CALIFORNIA (PLN15-0056) as amended.” |
|
The motion carried 5 - 0 as follows: AYES: Duyshart, Hamlow, Jared, Battaglia, and Matthews, NOES: None; ABSENT: None; ABSTAIN: None. |
|
7. |
STAFF RECOMMENDATION: Approve the following minutes of the Planning Commission: a) April 5, 2016. |
|
A motion was made by Commissioner Matthews, seconded by Commissioner Battaglia to approve the minutes of April 5, 2016 as amended. |
|
The motion carried 4 – 1 as follows: AYES: Duyshart, Jared, Battaglia and Matthews; NOES: None; ABSENT: None; ABSTAIN: Hamlow. |
|
UNFINISHED BUSINESS – None. |
|
NEW BUSINESS – None. |
|
Commissioner Jared asked for an update on the corridor specific plan, in particular the portion that is at Grand and the 210 Freeway.
Mr. Kugel stated that the Council decided to move forward with an economic study of the entire corridor, which will be presented to the Council in early July. |
|
Vice Chair Battaglia asked if there was any way to eliminate a lot of the detailed reports in the agenda packets.
Mr. Kugel responded that the Council receives the electronic versions of the packet and he would be happy to provide the Commission with an electronic version to read on the website.
City Attorney Wayne Leech responded that because the Commission’s decisions are based on the administrative record, the Commission should have the whole agenda packet, but may read it electronically as well. |
|
Mr. Kugel reported that he attended the opening of the models at Grand and Foothill development which is turning out to be a good project. He was surprised to learn that Avalon was leased up.
Commissioner Hamlow commented that the sales at Monrovia Nursery are stagnant since they shored up the street to put a large drainage and asked when the street will be put together.
Mr. Kugel stated that the builder reported slow sales, which has temporarily stalled construction.
Chairman Matthews commented that, as a member of the art committee, he toured the Goldline from Arcadia to Azusa. Timing wise, we have to get past the November election for funding with the goal of 2019 to start construction of the next phase. In the Monrovia station, the City Manager spoke to them and shared that they focused on the properties around the station and how aggressively they pursued to develop the properties around the station. Perhaps it is something that Glendora should be thinking about.
Chair Matthews wished a Happy Birthday to Vice Chair Battaglia. |
|
Chair Matthews adjourned the meeting at 10:26 pm |
Jeff Kugel, Secretary
Minutes were approved by the Planning Commission on June 7, 2016.