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HomeMy WebLinkAbout05-11-04_CCv0001.pdf MINUTES of the Planning Commission Meeting of the City of Redlands held Tuesday, May 11, 2004, at 2:00 p.m. are as follows: PRESENT: George Webber, Chair James Macdonald, Vice-Chairman Ruth Cook, Commissioner Caroline Laymon, Commissioner Gary Miller, Commissioner Thomas Osborne, Commissioner ABSENT: Paul Thompson, Commissioner ADVISORY STAFF PRESENT: Les Murad III, Assistant City Attorney Jeffrey L. Shaw, Director John Jaquess, Assistant Director Robert Dalquest, Principal Planner/Project Manager Asher Hartel, Senior Planner Richard Malacoff, Associate Planner Manuel Baeza, Associate Planner Alicia Heideman, Junior Planner I. CALL TO ORDER AND PUBLIC COMMENT PERIOD Chairman Webber called the meeting to order at 2:00 p.m. All commissioners were present except Commissioner Laymon and Thompson II. CONSENT ITEMS - NONE III. OLD BUSINESS A. COMMISSION REVIEW AND APPROVAL NO. 774- PUBLIC HEARING for the Planning Commission to consider a Mitigated Negative Declaration on a Commission Review and Approval for the construction of a 3,872 square foot medical office on a 14,980 square foot lot located at 317 Brookside Avenue (between Grant Street and Parkwood Drive) in the A-P, Administrative and Professional Office District. Request submitted by DR. GREG GROCHOWSKI. B. VARIANCE NO. 674 - PUBLIC HEARING for the Planning Commission to consider a Variance from Sections 18.168.030 (C) (4), 18.164.270 (A), and 18.64.090 to allow vehicles to back into an alley, to waive the requirement for a block wall between the A-P, Administrative Professional and Office District and the adjoining R-2, Multiple Family Residential District, and to allow a two (2) foot encroachment of parking within the required front yard setback on Parkwood Drive for a proposed medical office located at 317 Brookside Avenue (between Grant Street and Parkwood Drive) in the A-P, Administrative and Professional Office District. Request submitted by DR. Planning Commission Minutes of May 11, 2004 Pagel GREG GROCHOWSKI. Project Planner Richard Malacoff stated the applicant is considering a redesign of the proposed project based on feedback he received at the last Planning Commission meeting, and is requesting a continuance until June 8th Chairman Webber opened the public hearing. Seeing no comments forthcoming, Chairman Webber closed the public hearing. MOTION It was moved by Commissioner Macdonald, seconded by Commissioner Miller, and carried on a 5-0 vote to continue Commission Review and Approval No. 774 and Variance No. 674 to the Planning Commission meeting of June 8, 2004. Commissioner Laymon arrived at 2:03 p.m. IV. NEW BUSINESS A. TENTATIVE TRACT NO. 16722 - PUBLIC HEARING for Planning Commission consideration of a Mitigated Negative Declaration, a Socio- Economic Cost/Benefit Study, and a Tentative Tract Map to subdivide approximately 1.1 acres into six (6) residential lots for property located at 1540 Church Street between Pennsylvania Street and San Bernardino Avenue west of Robyn Street in the R-1, Single Family Residential District. Request Submitted by BARBARA AND ALAN WILLIAMS. Project Planner Richard Malacoff stated the Commission will take action on the Mitigated Negative Declaration and the Historic and Scenic Preservation Commission will take final action on the demolition of two residential buildings and a shed associated with the project. Revised Conditions of Approval from the Municipal Utilities Department were distributed to the Commission and Director Jeff Shaw noted an additional Condition of Approval from the Community Development Department. Chairman Webber opened the public hearing. Seeing no comments forthcoming, Chairman Webber closed the public hearing. MOTION It was moved by Commissioner Macdonald, seconded by Commissioner Miller, and carried on a 6-0 vote that the Planning Commission approve the Mitigated Negative Declaration for Demolition No. 85 and Tentative Tract No. 16722 and direct staff to file and post a "Notice of Determination" in accordance with City guidelines. It has been determined this project will not individually or cumulatively affect wildlife resources as defined in Section 711.2 of the California Fish and Game Code. Planning Commission Minutes of May 11, 2004 Page 2 MOTION It was moved by Commissioner Macdonald, seconded by Commissioner Miller, and carried on a 6-0 vote that the Planning Commission approve the Socio-Economic Cost Benefit Study for Tentative Tract No. 16722 as it has been determined that this project will not create unmitigable physical blight or overburden public services in the community, and no additional information or evaluation is needed. MOTION It was moved by Commissioner Macdonald, seconded by Commissioner Miller, and carried on a 6-0 vote that the Planning Commission approve Tentative Tract No. 16722 subject to conditions of approval, and based upon the following findings: 1. The proposed map is consistent with the City's General Plan and Municipal Code. 2. The design or improvement of the Tentative Tract No. 16722 is consistent with applicable general plan. 3. The site which is located on Church Street between Pennsylvania and San Bernardino Avenues is physically suitable for the type of development. 4. The site is physically suitable for the development of a six (6) lot subdivision. 5. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 6. The design of the subdivision or type of improvements is not likely to cause serious public health problems. 7. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision; and 8. That pursuant to California Government Code Section 66474.6, the discharge of waste from this subdivision will not result in violation of existing requirements prescribed by the Santa Ana Regional Water Quality Control Board pursuant to Division 7 of the California Water Code, with the addition of Condition of Approval 14 to read: 14. Prior to the final approval of the Tentative Tract Map the applicant shall have the Demolition Permit approved by the Historic and Scenic Preservation Commission, apply for the proper permit with the Building Division of the Planning Commission Minutes of May 11, 2004 Page 3 Community Development Department, and clear the property of all structures. Director Shaw advised the Commission that Project Planner Richard Malacoff accepted a position with Cathedral City. Mr. Shaw stated Mr. Malacoff, has done a terrific job, and is a hard worker who tries to help people to the extent he can. Mr. Shaw stated the Community Development Department is going to miss his good work. B. VARIANCE NO. 677 - PUBLIC HEARING for Planning Commission consideration of a Variance from Section 18.36.070 of the Redlands Municipal Code to allow a variance to increase the maximum coverage of a building from twenty-five (25) percent to twenty-nine (29) percent for a property located at 1208 West Crescent Street in the R-E, Residential Estate District. Request submitted by CHARLES AND NANCY ALEXANDER. Project Planner Richard Malacoff gave a brief presentation on the proposed project. Chairman Webber opened the public hearing. Seeing no comments forthcoming, Chairman Webber closed the public hearing. MOTION It was moved by Commissioner Miller, seconded by Commissioner Macdonald, and carried on a 6-0 vote that the Planning Commission approve Variance No. 677 subject to the following findings and attached Conditions of Approval: 1. There are exceptional circumstances or conditions applicable to the property or the intended use that do not apply generally to other properties or uses in the same vicinity and zone, because the lot was subdivided prior to the current regulations and is currently non- conforming with respect to maximum coverage which makes it impossible to make any additions which would satisfy the code requirement. 2. The Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other properties such as 1232 Crescent Street and granted previously under Variance No. 672 which is in the same vicinity and zone district, but which is denied to the property in question. 3. The applicant's request to exceed the maximum coverage by four(4) percent or four-hundred sixteen (416) square feet will not be detrimental to the public welfare or injurious to the property or improvements of others in the vicinity. Planning Commission Minutes of May 11, 2004 Page 4 4. The granting of such variance will not adversely affect the General Plan of the City of Redlands. C. ZONE CHANGE NO.402- PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council on a Mitigated Negative Declaration, a Socio-Economic Cost/Benefit Study and a Zone Change from unincorporated County of San Bernardino to a proposed zoning of R-1, Single Family Residential District for 4.89 acres located on the northwest corner of Mentone Boulevard (Highway 38) and Amethyst Street. Request submitted by DAVID HIGGINSON. D. CONDITIONAL USE PERMIT NO. 818- PUBLIC HEARING forthe Planning Commission to consider a recommendation to the City Council on a Mitigated Negative Declaration, a Socio-Economic Cost/Benefit Study and a Conditional Use Permit to construct a 16,030 square foot religious institution on 4.89 acres located on the northwest corner of Mentone Boulevard (Highway 38) and Amethyst Street within the unincorporated area of the County of San Bernardino (proposed City of Redlands R-1, Single Family Residential District). Request submitted by DAVID HIGGINSON. Project Planner Manuel Baeza stated the City Attorney has not completed review of the proposed project, therefore staff is recommending no action be taken today. Mr. Baeza stated staff is requesting comments from the Planning Commission before the project returns to the Commission for a final action. Mr. Baeza stated the project site, which is located in the City's sphere of influence and is contiguous to City boundaries, requires City provided services. Mr. Baeza stated an application for annexation has been filed with the City. Mr. Baeza gave a brief presentation on the proposed project. Commissioner Miller stated he felt it was a nice design and he suggested the turnaround drop-off zone have a paving pattern, and he suggested the concrete monument sign have a radius concentric with the turnaround. Chairman Webber opened the public hearing. Mr. David Higginson, architect, stated he planned to incorporate some decorative concrete pattern at different locations, but he would have to check his budget. Mr. Higginson stated he appreciates Mr. Baeza's assistance. Chairman Webber stated it was a good project all around including the building and the landscaping, and he looks forward to seeing it. Planning Commission Minutes of May 11, 2004 Page 5 Chairman Webber closed the public hearing. Chairman Webber stated the sizes of some of the trees are not compatible with the required percentages, however the Conditions of Approval contained in the staff report address the parking lot trees. MOTION It was moved by Commissioner Osborne, seconded by Commissioner Cook, and carried on a 6-0 vote that the Planning Commission continue Zone Change No. 402 and Conditional Use Permit No. 818 to the Planning Commission of May 25, 2004. E. CONDITIONAL USE PERMIT NO. 824- PUBLIC HEARING forthe Planning Commission to consider a Conditional Use Permit for a wireless telecommunication facility to include building mounted panel antennas and equipment shelter with a lease area of approximately 550 square feet on the site of an existing church located at 1445 Ford Street in the R-E, Residential Estate District. Request submitted by NEXTEL CALIFORNIA. Project Planner Manuel Baeza gave a brief presentation on the proposed project. Ms. Maree Carose, TetraTech stated the applicant concurs with the staff report and Conditions of Approval. Commissioner Macdonald asked if there was discussion to add landscaping around the service building. Mr. Baeza stated there was not. Chairman Webber opened the public hearing. Commissioner Miller stated the three (3) panels are nicely integrated into the architecture of the church, however he suggested the other side be made to match the side with the antennas. Commissioner Osborne suggested three (3) "fake" panels be added to the other side. Mr. Shaw suggested a condition of approval be added requiring three (3) flush mounted panels to duplicate what is shown on the elevations. Mr. Lindsay Thomas, stated he lives on Crestview Road adjacent to the church and he questioned why the church allowed Nextel to place its antennas on their site. Ms. Carose stated three (3) other sites were seriously considered however they did not work. Ms. Carose stated a facility is needed in that area and their attempt to co-locate at EI Carmelo Retreat and the L. A. Fitness site was refused. Planning Commission Minutes of May 11, 2004 Page 6 Mr. Thomas suggested another site on Ford Street. Ms. Carose responded by saying the site did not provide the needed height. Mr. Thomas stated another resident seated in the audience was concerned with the possibility of having their beautiful view obstructed. MOTION It was moved by Commissioner Miller, seconded by Commissioner Macdonald, and carried on a 6-0 vote that the Planning Commission approve Conditional Use Permit No. 824 subject to the following findings, submitted plans, and attached conditions of approval: 1. The use applied for at this location is conditionally permitted in the district pursuant to the provisions of Chapter 18.192 of the Municipal Code, which allows "public utility structures" in any zone subject to approval of a Conditional Use Permit. 2. The proposed wireless communication facility at this location is necessary and desirable for the development of the community,is in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located. 3. The project site is sufficient in size and shape to accommodate the proposed use, meets all development standards and other features required in order to adjust the use to those existing or permitted future uses on land in the neighborhood. 4. That the site for the cellular facility relates to streets and highways properly designed and improved to carry the type of traffic generated or to be generated by the proposed use. The site will be unmanned and will only require occasional servicing by field personnel. 5. The conditions for the proposed use are reasonably related to the use to address potential effects of the proposed use,and are necessary to protect the public health,safety,and general welfare and the best interests of the neighborhood. 6. The Planning Commission has considered all factors as contained in Section 18.178.090 of the Municipal Code and finds the proposed use is appropriate, with the addition of Condition of Approval 10 to read: 10. The front end of the church will contain six(6)antenna panels;three(3)panel antennas will be placed on each side. The panels will be laid out symmetrically as shown on the plans. F. CONDITIONAL USE PERMIT NO. 813 -PUBLIC HEARING forthe Planning Commission to consider a Mitigated Negative Declaration and a Conditional Use Permit to install a seventy-foot high wireless telecommunications facility Planning Commission Minutes of May 11, 2004 Page 7 (water tower) located in a City Grove south of the 1-10 freeway and east of California Street within the EV/CG, General Commercial District of the East Valley Corridor Specific Plan. Request submitted by SPRINT PCS. Project Planner Alicia Heideman gave a brief PowerPoint presentation on the proposed project. Chairman Webber opened the public hearing. Ms. Debbie Melvin, Sprint, felt the tower would fit in with the City owned orange grove, however she is willing to work with staff on a redesign of the tower. Ms. Melvin stated the antennas will be placed on one side of the tower and will be screened by material. Commissioner Macdonald stated he felt a windmill would be more appropriate due to its height. Commissioner Miller stated he felt the tower is too tall to be believable as a water tower, and he suggested it be lowered. He continued by saying the Arrowhead Orthopedic building or the proposed auto mall property which is in the general area might be a possible co-location site. Mr. Andy Smith stated he has an office close across from the proposed site and he expressed concern that the tower will stand out because it is close to modern style buildings. Commissioner Macdonald stated he felt the tower was out of proportion, and he could not support the proposed project. Chairman Webber stated nothing will look right at that site, and he suggested the Pharaoh's Lost Kingdom site. Mr. Shaw stated he would like to meet with the applicant before final action is taken and he suggested the proposed project be continued for 30 days. Commissioner Cook asked staff to come back with information on the height of the Mervyn's and Pharaoh's signs. Commissioner Macdonald asked Mr. Shaw about the status of the Auto Center sign. Mr. Shaw stated the auto dealers have not moved forward, however the City ordinances will accommodate an auto center sign. Mr. Shaw stated it is important to get back with Sprint, identify the parameters where a tower could be located, and discuss height and alternative designs. Commissioner Osborne stated the Mervyn's center sign is not a stealth sign; it is meant to be seen. Commissioner Osborne continued by saying a rustic, 25-30 foot tall water tank Planning Commission Minutes of May 11, 2004 Page 8 within an orange grove would blend in. Mr. Shaw suggested a thirty (30) day continuance to allow staff to explore other alternatives. MOTION It was moved by Commissioner Osborne, seconded by Commissioner Macdonald, and carried on a 6-0 vote that the Planning Commission continue Conditional Use Permit No. 813 to the June 8th Planning Commission meeting. G. COMMISSION REVIEW AND APPROVAL NO. 782 - PUBLIC HEARING for the Planning Commission to consider a Mitigated Negative Declaration, Socio-Economic Cost/Benefit Study, and a Commission Review and Approval to construct a two (2) story office/retail building with a floor area of 30,000 square feet located on the south side of Orange Tree Lane approximately 300 feet east of Nevada Street in the Urban Services Commercial District of Specific Plan No. 25. Request submitted by R.P. WAGES. Project Planner Alicia Heideman gave a brief PowerPoint presentation on the proposed project. Ms. Heideman stated staff thought there was an issue with the height of the building, however an exception in the City ordinance was found that allows an increase in the building height. Ms. Heideman requested the proposed project be continued to May 25th to allow staff sufficient time to acquire the Conditions of Approval from the Public Works Department and the Municipal Utilities Department. Commissioner Miller stated he was having difficulty following the parking summary. Ms. Heideman stated there are 121 required parking spaces not as depicted on the plans. Commissioner Miller stated he is uncomfortable placing a warehouse in a prominent location. Ms. Heideman responded by saying Party Plus is going to store its merchandise in the building. Mr. Jaquess stated "warehouse" is a misnomer; Party Plus will use the building as a storage area for the adjacent retail business. Chairman Webber opened the public hearing. Mr. Emery Milroy asked Chairman Webber if the Commissioners considered the weight of the water tower when it is filled (referring to a project that was heard earlier in the agenda). Chairman Webber advised Mr. Milroy that the structure was made to look like a water tower, it was "fake" and would only be used to house telecommunications equipment. Mr. Shaw stated it would be helpful to give feedback to the applicant at this time. Chairman Webber stated he felt there should be more vertical dimension elements, such Planning Commission Minutes of May 11, 2004 Page 9 as steeples, in the area. Chairman Webber stated he felt the raised parapet is an excellent addition to the building. MOTION It was moved by Commissioner Macdonald, seconded by Commissioner Osborne, and carried on a 6-0 vote that the Planning Commission continue Commission Review and Approval No. 782 to May 25, 2004. Chairman Webber recessed the meeting at 3:35 p.m. Chairman Webber reconvened the meeting at 3:44 p.m. H. CONDITIONAL USE PERMIT NO. 826 - PUBLIC HEARING for the Planning Commission to consider a Conditional Use Permit for a large group home with up to ten (10) children in an existing house located at 12261 Wabash Avenue in the A-1, Agricultural District. Request submitted by MONTEILH CHILD AND FAMILY SERVICES NETWORK INC. Project Planner Alicia Heideman gave a brief presentation on the proposed project. Chairman Webber opened the public hearing. Seeing no comments forthcoming, Chairman Webber closed the public hearing. MOTION It was moved by Commissioner Laymon, seconded by Commissioner Macdonald, and carried on a 6-0 that the Planning Commission approve Conditional Use Permit No. 826 subject to the following findings, the submitted plans, attached Conditions of Approval, and 1. That the proposed development does not adversely affect the applicable land use plans of the City. 2. That the proposed development does comply to the maximum extent feasible with the regulations of the City's General Plan,the applicable zoning district, and the City's development standards. 3. The conditions for the proposed use are reasonably related to the use to address potential effects of the proposed use, and are necessary to protect the public health, safety, and general welfare and the best interests of the neighborhood. 4. That the proposed development is appropriate at the proposed location. Planning Commission Minutes of May 11, 2004 Page 10 I. COMMISSION REVIEW AND APPROVAL NO. 778 - PUBLIC HEARING for the Planning Commission to consider a Mitigated Negative Declaration, Socio- Economic Cost/Benefit Study, and a Commission Review and Approval for the construction of a business park of five single story buildings with 89,640 square feet on 5.5 acres, located on the east side of Alabama Street between Park Avenue and State Street in the Commercial Industrial District of the East Valley Corridor Specific Plan. Request submitted by WMF DESIGNS. Project Planner Asher Hartel gave a brief presentation on the proposed project. Mr. Hartel stated that staff proposes Conditions of Approval 23 and 24 be revised to read: 23. The Landscape Plans shall be subject to review and approval by the Planning Commission and shall comply with the East Valley Corridor Specific Plan which requires special landscape design for Alabama Street. 24. The Final Landscape Plans shall incorporate the following requirements: a. The landscape plans shall be detailed and show the specific distribution, sizes, and amount of each species of trees, shrubs, and groundcover; b. The landscape plans shall comply with the East Valley Corridor Specific Plan which requires a special landscape design for Alabama Street; Discussion was held relative to the LOS for the intersection of Alabama Street and Redlands Boulevard. Mr. Shaw stated that new development is impacting the intersection, however it will be sometime before the LOS for that intersection elevates to the next level. Mr. Shaw stated the R. P. Wages project is installing two (2) traffic signals which will resolve some of the traffic issues on Alabama Street at Park and Citrus. Commissioner Miller requested clarification on the landscape percentage, and he asked if the decorative paving is included as part of the required landscaping. Commissioner Miller stated the planters in front are narrow, and he does not believe they will accommodate a tree. Commissioner Miller expressed concern with the limited distance of thirty-one (31) feet shown between Buildings 3 and 4, which is the area where warehouse trucks will be making deliveries. Mr. Hartel read from a section of the East Valley Corridor Specific Plan that allows the incorporation of decorative paving as part of the landscape plan. Planning Commission Minutes of May 11, 2004 Page 11 Chairman Webber stated he would have a problem with the hard scape if there was not adequate landscaping, however the landscape plan requires sufficient trees on site. Commissioner Laymon commented that the applicant has done a nice job, however she feels the flat, homogenous roof line is not particularly attractive. Chairman Webber concurred with Commissioner Laymon. Commissioner Osborne asked if the requirement for a bike trail or path along the Zanja is included in the landscaping plan. Mr. Hartel stated it is not included because it is located offsite, along the southerly side of the property line, within the San Bernardino County Flood Control District right of way. Mr. Shaw stated the applicant is to obtain an MOU with San Bernardino County Flood Control District, which is the first of its kind for the City of Redlands. Chairman Webber opened the public hearing. Mr. Wil Fessler, WMF Designs, stated he was available to answer questions. Commissioner Miller asked for clarification on the decorative paving. Mr. Fessler stated decorative paving will be installed as depicted on the plans. Mr. Fessler stated he would be happy to work with staff on the type of paving, either stamped concrete or pavers. Commissioner Miller expressed concern with the trees along the frontage of the building. Mr. Fessler stated the planting area is required to be a net of five (5)feet, which has been provided throughout the project. Commissioner Miller stated he does not feel the tree canopy has adequate room to develop. Mr. Fessler stated the project landscape architect felt the distance was satisfactory, but he would be glad to review that matter. Commissioner Miller requested more articulation on the facades of the building. Mr. Fessler requested specific feedback. Chairman Webber asked Mr. Fessler if he would return to the Commission with a redesign of the facade. Mr. Fessler stated if he is required to return, he will do so. Chairman Webber suggested adding more relief on Building 1 which faces Alabama Street. Mr. Bill Cunningham asked Assistant City Attorney Les Murad to look up Section 5.20 Circulation in the General Plan. Assistant City Attorney read from the General Plan. Planning Commission Minutes of May 11, 2004 Page 12 Mr. Cunningham stated the requirement for 4/5 vote is only for the area north of Redlands Boulevard. Mr. Cunningham stated traffic south of Redlands Boulevard must be mitigated. Mr. Cunningham stated to argue that the south side of the intersection of Redlands Boulevard and Alabama Street is within the map, is inappropriate. Mr. Cunningham stated the intersection is consistently being degraded by 4/5 vote. Chairman Webber stated he will continue to vote for more development because he believes the City will rebuild that intersection. Mr. Cunningham stated the greatest impact to that intersection is the"Donut Hole"and now there are no fees from the "Donut Hole" to mitigate that issue. Mr. Cunningham stated he does not believe we will ever see LOS C at the intersection of Alabama Street and Redlands Boulevard. Mr. Cunningham stated he believes the General Plan is being misinterpreted at the present time. Mr. Cunningham stated the intention of the initiative was to ensure free traffic flow throughout the City. Chairman Webber asked for a recommendation that could be passed onto the applicant. Commissioner Miller suggested that the building be more vertical in the center, with steps down as you get to the outside. Commissioner Miller suggested a cornice treatment at the top of the building. Commission Miller suggested more relief around the doors. Commissioner Miller stated he would sketch up and fax some designs to the applicant. Commissioner Laymon stated the roof line is very typical. Commissioner Cook suggested adding cornices on Building 2. Chairman Webber concurred with Commissioner Cook. Commissioner Miller suggested adding vertical relief on the rear buildings and he stated he would like to see a wider planter between the building and the parking lot. Chairman Webber concurred. Commissioner Laymon stated she would like to see the face of the building near the Zanja enhanced because the trail could become an alternate form of transportation. Commissioner Cook suggested concentrating on Building 1 and 4. Chairman Webber reopened the public hearing. Planning Commission Minutes of May 11, 2004 Page 13 Mr. Fessler stated he would be glad to work with staff to come up with different variations of the elevations. Chairman Webber stated that the project will have to come back to the Commission. Commissioner Macdonald concurred with Commissioner Miller relative to the width of the planters. Commissioner Laymon stated she would like to see the project return to the Commission. Mr. Shaw stated that there is not a lot of room to expand the planter area, and he suggested adding a tree grate to allow trees to be planted closer to the walkway. Commissioner Miller reiterated his concern relative to the delivery drive, and stated he would visit a property on Tennessee that is similar to this project. Mr. Dan Merritt, stated they have other locations similar to this project that have less distance between the buildings and he referred to The Arbors on Redlands Boulevard. Chairman Webber closed the public hearing. MOTION It was moved by Commissioner Osborne, seconded by Commissioner Miller and carried on a 6-0 vote to continue Commission Review and Approval No. 778 to the Planning Commission meeting of June 8th V. ADDENDA A.. FINAL LANDSCAPE PLAN FOR TENTATIVE TRACT NO. 13986 (Zigrossi Homes) Mr. Hartel gave a brief presentation on the proposed project. Chairman Webber opened the public hearing. Mr. Jerry Zigrossi, applicant, stated he agreed with staff's recommendations however, he stated he would like a six (6)foot perimeter fence which would help screen the old houses on Alabama. Mr. Zigrossi stated he would prefer to have a wrought iron fence in the front area. Chairman Webber asked Mr. Zigrossi if he would consider substituting the Indian laurel trees with sweet shade, pine, or Brisbane box trees in the narrow planter space. Mr. Planning Commission Minutes of May 11, 2004 Page 14 Zigrossi stated he was open to suggestions. Mr. Zigrossi stated he has no problem placing trees along the perimeter, however people need open space in interior areas. Commissioner Miller stated he would support keeping the grassy area, however he would not have mounding, as shown on the plans. Commissioner Miller requested a change in the alternative location for the placement of those trees. Mr. Zigrossi requested direction on where the Orange Avenue sidewalk should connect with pedestrian walkway that leads to the units. Chairman Webber closed the public hearing. Mr. Shaw stated he did not have a problem leaving the grassy area without additional trees. The Commission reached a consensus to place a four (4) foot wrought iron fence in the front area. Discussion was held and the issue of the sidewalk access was clarified. MOTION It was moved by Commissioner Osborne, seconded by Commissioner Macdonald, and carried on a 6-0 vote that the Planning Commission approve the Final Landscape Plan for Tentative Tract Map No.13986 as identified on the marked up site plan with revisions to the Planning Division Conditions of Approval to read: 5. The landscape plan shall indicate walls and fences. Air 6 foot decorative block wall (on both sides of the wall)shall be provided along the side and rear property lines. Optional fencing or wall treatment along the front of the site shall meet City standards for height,and materials shall be approved by the Community Development Director. 7. A revised landscape plan shall be submitted and approved by the Community Development Director that includes additional sidewalks,trees and walls/fencing approved by the Planning Commission as identified on the marked up site plan. VI. APPROVAL OF MINUTES - None VII. CORRESPONDENCE/COMMUNICATIONS A. City Council Report Mr. Shaw gave a brief summary on the City Council actions of May 4th. Mr. Shaw stated the Planning Commission Minutes of May 11, 2004 Page 15 Market Night curfew was approved, and it will go into effect 30 days from the second reading. B. Status of Major Projects A copy of the revised Status of Major Projects was included in the Planning Commission packet. Chairman Webber asked if it is possible to give a status report each time a 6/7 vote is taken so that the Commission can track the progress of construction projects that impact the Redlands Boulevard/Alabama Street intersection. VIII. ADJOURNMENT TO MAY 25, 2004 Chairman Webber adjourned the meeting to June 8th at 5:23 p.m. Respectfully submitted, Patricia Ortiz, Senior Admin. Assistant Jeffrey L. Shaw, Director Community Development Department Community Development Department Planning Commission Minutes of May 11, 2004 Page 16