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MINUTES 2019/07/09 (JOINT W/ PLANNING)SPECIAL CITY COUNCIL PLANNING COMMISSION MEETING MINUTES TUESDAY, JULY 91"° 2019 6:00 P. M. SAN SAN DIMAS COUNCIL CHAMBER DIMAS CONFERENCE ROOM 1960 245 E. BONITA AVE. CITY COUNCIL: Mayor Curtis W. Morris Mayor Pro Tem Ryan A. Vienna Councilmember Emmett Badar Councilmember Denis Bertone Councilmember John Ebiner 6:21 STAFF PRESENT: City Manager Blaine Michaelis Assistant City Manager Ken Duran PLANNING COMMISSIONERS: David Bratt Chair John Davis Vice Chair - Absent Margie Green Tomas Molina Ted Ross Assistant City Manager Community Development Larry Stevens Interim City Attorney Jeff Malawy Director of Public Works Krishna Patel Director of Parks and Recreation Hector M. Kistemann Assistant City Clerk Debra Black Senior Planner Marco Espinoza CALL TO ORDER Mayor Morris called the meeting to order at 5:59 p.m. the Mayor announced that Councilmember Ebiner would be arriving shortly and that Commissioner Davis was absent. ORAL COMMUNICATIONS (For anyone wishing to address the City Council on an item on this agenda. Under the provisions of the Brown Act, the legislative body is prohibited from taking or engaging in discussion on any item not appearing on the posted agenda.) Members of the Audience No communications from the audience. STUDY SESSION A petition to initiate a zone change from Light Agriculture (AL) to Light Manufacturing (M-1) among other development applications to allow the development of a three (3) story, self -storage building for properties located at the northwest corner of Allen Avenue and Cataract Street (APN's: 8392-016-008, -047, and -048) Joint City Council Planning Commission Minutes July 9th, 2019 Page 2 Senior Planner Marco Espinoza presented staff s report on this item. On May 20, 2019, Bacinski & Associates on behalf of Public Storage San Dimas requested the opportunity to have a Study Session to review their proposed self -storage building at the northwest corner of Allen Avenue and Cataract Avenue. The applicant is proposing to develop the 2.58 acres site with a three-story, climate controlled, self -storage building. The building will be between 41 ' -6" to 45' -0" in height and measure 135,000 square feet in size, which includes a 1,000 square -foot rental office. Exact height of the building would depend on the elevation of the parapet walls that would screen. the rooftop mechanical equipment. "Mini -storage uses" are a Conditional Permit use per Code Section 18.128.090.M within the Light Manufacturing zone (M-1). Use Designation for the site as "Industrial" and the existing industrial land uses and Zoning Map designation of the surrounding properties of Light Manufacturing (M-1). Mr. Espinoza outlined the areas staff thought the Council and Commissioners should take into consideration during the discussions. 1. Compatibility with surrounding area by density, building height, and building type. 2. Integrate with existing uses. 3. Provide for orderly and efficient coordination of access/circulation/road and utilities and infrastructure. 4. Coordinate phasing in a geographic area (may need to upsize to accommodate needs of surrounding area). 5. Economic viability for any targeted market (may need to provide adequate analysis, affordability and/or other guarantees). 6. Economic viability for any targeted market (may need to provide adequate analysis, affordability and/or other guarantees). 7. Economic viability for any targeted market (may need to provide adequate analysis, affordability and/or other guarantees). 8. Economic viability for any targeted market (may need to provide adequate analysis, affordability and/or other guarantees). 9. Demonstrated community benefit that would result from any change. 10. In addition to the above criteria, the following items shall be considered: a. While the submitted site, plan is in conceptual form, Staff has identified several areas of concern that should be addressed. Should the project move forward a thorough review will be performed to address, but not limited to, the following items: i. The project may require review and submittal of the following studies: 1. Air Quality Analysis 2. Biological Resources Assessment (Including an arborist report) 3. Geotechnical Investigation 4. Site Assessment —Phase I 5. LID/ MS4 Stormwater Quality Report Joint City Council Planning Commission Minutes July 9th92019 Page 3 He also discussed the loss of existing housing, adding that the existing site is developed with eight detached housing units that will be demolished and not replaced as part of this development. Staff is sensitive to the issue of losing housing units when the State is requiring Cities' to provide for more units. The existing houses are not listed on the City's 2014 — 2021 Residential Site Inventory List. Staff has received inquiries over the years for multi -family developments on the site. Staff discussed with the developers that housing on the subject site may not be supported based on the General Plan Land Use designation of the site as "Industrial". In addition, to the fact that the site is surrounded with existing industrial uses. Housing would not be a compatible use with the existing industrial uses and the General Plan Land Use designation of the site. These two uses are best kept separated and there can be potential conflicts due to noise, odors, traffic, pollutants and hours of operation. He provided the following alternatives based on the information presented in his staff report and information presented at the Study Session. The City Council and the Planning Commission shall make one of the following choices: 1. Continue in order for Staff and/or the applicant to provide additional information for the City Council and the Planning Commission to consider. 2. Authorize initiation of the zone change. 3. Authorize initiation with direction and/or comments. 4. Deny because the proposed project does not meet the Generalized Criteria/Overriding Principles discussed in this report. RECOMMENDATION: Staff recommends the applicant be granted the authorization to initiate a zone change and all other associated development applications required for the proposed self - storage development. Responding to Councilmember Bertone, Mr. Espinoza replied that the applicant is in negotiations to purchase all three properties. Responding to Councilmember Badar, Mr. Espinoza replied a subterranean option could be done depending on the costs to the applicant. Councilmember Badar expressed concern for the residents in the neighborhood if Council approved the zone change, after the recently approved housing project on San Dimas and Allen Avenue. Mayor Morris expressed concern with eliminating eight affordable rental units when the state is suing cities that are eliminate housing. He added that the City should not take away any existing residential properties that could be used for higher density residential in the future. The City will be scrambling to build mandated housing in the future. He also added that the penalty will be loss of regular gasoline tax. Joint City Council Planning Commission Minutes July 9th, 2019 Page 4 Director of Community Development Larry Stevens stated that this project will reduce the City's housing numbers by 8. He added that this site is not currently identified in the General Plan's Housing Inventory List as part of our Housing Element. He also added that looking forward, a site like this may be considered for housing when we prepare for the next housing cycle in which the new Regional Housing Need Allocation numbers will be higher and more difficult to meet. Mayor Pro Tem Vienna stated the use is consistent with the General Plan and sees no issue with supporting this. He is also interested in exploring the idea of a subterranean flooring plan, but would support the project without that option. He added that the project interfaces well with the community. Councilmember Bertone stated that if we didn't have a housing problem he would be okay with this use. Councilmember Ebiner stated he was concerned with the height of the project and loss of affordable housing. Mayor Morris invited the applicant to make his presentation. Mr. Brian Miranda with Public Storage, stated that they've set the building back from Allen Avenue a significant amount, and existing trees and new trees will screen the project. He also stated that this would be a great buffer between industrial and residential. He added that a subterranean structure is possible if the economics work, but hard to do because of the pricing and not within the economics of the project. Commissioner Dave Bratt stated that this fits with the master plan, and doesn't think a zone change is an issue. He added if residents in the neighborhood were okay with this project he would not have a problem. He also added that his initial concern is the size of building. Additionally, he stated he isn't sure what losing eight homes will do to the housing issue, the alternative would be to put in some form of multi -housing units. Commissioner Tomas Molina stated that this is almost level with the freeway and will stand out, and this will be a driver's impression of San Dimas. He added it will overwhelm the facility in front of it. He agrees that it does fit in with the plan, but has concerns about the loss of the existing housing units. Commissioner Margie Green stated that a zone change would make sense, but she doesn't like the height of the building and an underground option would be good. She added that she would be concerned for the people across the street losing their view of the mountains with the trees blocking the building; and that the residents south of Allen would lose their hometown feeling. If it were two stories she could support it easier. She addressed the housing issue by saying high density housing and children playing would not be good in industrial area. She concluded that the zone change does make sense, but would like to see something done about the third floor and traffic issues. Joint City Council Planning Commission Minutes July 9th12019 Page 5 Commissioner Ted Ross shared he is concerned with taking away a possible site for future housing growth. Mr. Stevens offered the lot coverage standard of 40% and the FAR of 1.2% arise out of the General Plan and are not currently zoning standards. He stated that one way to get a similar or close to same amount of building area and not go a third story besides going down is to create a bigger building footprint by having a higher lot coverage standard. He added that he isn't sure how that would link to construction costs, but could be an option to address the building height. Another option could be to consider evaluating FAR lot coverage standard in the General Plan by initiating a General Plan Amendment to be considered with the zone change to evaluate if we would or wouldn't want to change that standard. This would give an additional option to look at the mass and bulk of the building by spreading it out more. Councilmember Ebiner stated we should have an idea of a project before rezoning; and because the land is valuable it is hard to make things pencil out. Mr. Espinoza explained that staff has had other proposals for warehousing, but they don't pencil out because they want multiple units or they can't find someone to take over one of the buildings; and they are breaking them up into two and three units to meet the parking demands. He added that there have been inquiries about multi -family housing, but housing is not an allowed use within the General Plan's Land Use Designation of Industrial. Discussions continue on design options and future housing needs. Mayor Pro Tem Vienna added that he too is concerned with the possibility of losing eight homes. Councilmember Badar added that he would have liked to have had some community input on the project. Mr. Stevens summarized that in light of the comments offered, there did not seem to be a consensus to move forward with the Zone Change application and the perception is there are still questions about housing options, building height and or mass. He recommended continuing this item to let the staff work with applicant to give more complete information on some of the options discussed, before deciding to move forward or not. Mayor Morris recommended that this item be continued to a date uncertain. Mr. Miranda requested if a two story with a subterranean option is palpable, let them know yes or no now and they can figure out if they can accomplish it. He added that if Council prefers to have housing there, they will move on; but they have concerns continuing the item for another 30, 60 or 90 days without clear direction, when they are already behind in the process of achieving the Zone Change. They will approach the owners and ask for extension. If there is support for only a two-story building, they will work with staff and try to figure it out. Joint City Council Planning Commission Minutes July 91h, 2019 Mr. Stevens recommended bringing this back in 30 days. The meeting adjourned at 7:05 p.m. IA&464- Debra Black, City Clerk Approved April 281h, 2020 rm=mlettG. Badar, Mayor Page 6