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HomeMy WebLinkAbout12-14-04_CCv0001.pdf MINUTES of the Planning Commission Meeting of the City of Redlands held Tuesday, December 14, 2004, at 2:00 p.m. are as follows: PRESENT: George Webber, Chair James Macdonald, Vice-Chairman Ruth Cook, Commissioner Caroline Laymon, Commissioner Thomas Osborne, Commissioner Gary Miller, Commissioner Paul Thompson, Commissioner ABSENT: ADVISORY STAFF PRESENT: Jeffrey L. Shaw, Director John Jaquess, Assistant Director Leslie E. Murad II, Assistant City Attorney Asher Hartel, Senior Planner Manuel Baeza, Associate Planner Alicia Heideman, Assistant Planner David Jump, Junior Planner I. CALL TO ORDER AND PUBLIC COMMENT PERIOD The meeting was called to order at 2:00 p.m. by Chairman Webber. All commissioners were present. Commissioner Thompson requested information on the time limit that was required for landscaping at Trinity Church on Reservoir Road. Mr. Shaw stated he would return with the information at the January 11th meeting. Chairman Webber advised members of the audience that parking permits are available from the secretary for those who are parked in the 30 minute parking zone. II. CONSENT ITEMS (It is recommended that the following item(s) be acted upon simultaneously unless separate discussion and/or action is requested by a Commissioner or a member of the audience.) B. CONDITIONAL USE PERMIT NO.783 TIME EXTENSION-Planning Commission Consideration on an extension of time for a Conditional Use Permit for a Planned Residential Development (PRD) on 46.45 acres consisting of 139 residential lots and six (6) common lots located west of Orange Street and north of Pioneer Avenue in the R-E (Residential Estate) District and R-1 (Single Family Residential) District. Request submitted by BEAZER HOMES. (Project Planner: Manuel Baeza) Planning Commission Minutes of December 14, 2004 Pagel B. TENTATIVE TRACT NO. 16390 TIME EXTENSION -Planning Commission Consideration on an extension of time for a Tentative Tract Map to subdivide approximately 46.45 acres into 139 residential lots and six (6)common lots located west of Orange Street and north of Pioneer Avenue in the R-E (Residential Estate) District and R-1 (Single Family Residential)District. Request submitted by BEAZER HOMES. (Project Planner: Manuel Baeza) C. COMMISSION SIGN REVIEW NO. 274 - A request for Planning Commission consideration of one(1)pedestal sign with a total area of twenty-nine (29)square feet located at 1901 California Street in the Concept Plan 2 of the East Valley Corridor Specific Plan. Request submitted by PROLOGIS. (Project Planner: Alicia Heideman) D. COMMISSION SIGN REVIEW NO.276-COMMISSION SIGN REVIEW NO. 276 - Planning Commission to consider a Commission Sign Review for a freestanding monument sign for the Redlands Christian Home located at 310 South Wabash Avenue at the Senior Congregate Care Facility in Specific Plan 54. Request submitted by HEEMSTRA SIGNS. (Project Planner: David Jump) E. COMMISSION SIGN REVIEW NO. 275 - Planning Commission to consider a Commission Sign Review for a freestanding monument sign forThe River Christian Reformed Church located at 459 East Highland Avenue within the R-S, Suburban Residential District. Request submitted by KEN EKEMA. (Project Planner: David Jump) F. PARCEL MAP NO. 16656 - Request for Final Approval of Parcel Map No. 16656 (Minor Subdivision No. 274). Request submitted by THATCHER ENGINEERING. MOTION It was moved by Commissioner Macdonald,seconded by Commissioner Osborne,and carried on a 7-0 vote to approve Consent Calendar items A - F. III. OLD BUSINESS A. GENERAL PLAN AMENDMENT NO.2004-3-D-Planning Commission to consider a recommendation to the City Council on a Mitigated Negative Declaration and a PUBLIC HEARING on a General Plan Amendment to: a) change the land use designation from Agriculture to Very-Low-Density Residential on 41.22 gross acres located on the west side of Wabash Avenue(Assessor Parcel Number 168-132-05), south of San Bernardino Avenue, and north of Capri Avenue in the A-1,Agricultural District. Request submitted byARIEF NAFTALI. (Project Planner:Alicia Heideman) Planning Commission Minutes of December 14, 2004 Page 2 B. AGRICULTURAL PRESERVE REMOVAL NO. 106 - Planning Commission to consider a recommendation to the City Council on a Mitigated Negative Declaration and a PUBLIC HEARING for an Agricultural Preserve Removal on 41.22 gross acres located on the west side of Wabash Avenue (Assessor Parcel Number 168- 132-05), south of San Bernardino Avenue, and north of Capri Avenue in the A-1, Agricultural District. Request submitted byARIEF NAFTALI. (Project Planner:Alicia Heideman) C. ZONE CHANGE NO.406-Planning Commission to consider a recommendation to the City Council on a Mitigated Negative Declaration and a PUBLIC HEARING for a Zone Change from A-1,Agricultural District to R-E, Residential Estate District on one parcel totaling 41.22 gross acres located on the west side of Wabash Avenue (Assessor Parcel Number 168-132-05),south of San Bernardino Avenue,and north of Capri Avenue in the A-1, Agricultural District. Request submitted by ARIEF NAFTALI. (Project Planner: Alicia Heideman) D. CONDITIONAL USE PERMIT NO. 834 - Planning Commission to consider a recommendation to the City Council on a Mitigated Negative Declaration and a PUBLIC HEARING for a Socio-Economic Cost/Benefit Study and a PUBLIC HEARING a Conditional Use Permit for a Planned Residential Development(PRD) on 41.22 gross acres into 93 residential lots and six(6)common lots located on the west side of Wabash Avenue (Assessor Parcel Number 168-132-05), south of San Bernardino Avenue, and north of Capri Avenue in the A-1, Agricultural District (Proposed R-E Residential Estate District). Request submitted byARIEF NAFTALI. (Project Planner: Alicia Heideman) E. TENTATIVE TRACT NO. 16878 - Planning Commission to consider a Mitigated Negative Declaration, a PUBLIC HEARING for a Socio-Economic Cost/Benefit Study, and a PUBLIC HEARING for a Tentative Tract Map to subdivide approximately 41.22 gross acres into 93 residential lots and six (6) common lots located on the west side of Wabash Avenue(Assessor Parcel Number 168-132-05), south of San Bernardino Avenue, and north of Capri Avenue in the A-1,Agricultural District (Proposed R-E Residential Estate District). Request submitted by ARIEF NAFTALI. (Project Planner: Alicia Heideman) Project Planner Alicia Heideman stated a time extension was approved by City Council on December 7th to allow the applicant sufficient time to revise the project plans. Ms. Heideman requested the proposed project be continued to January 11tH Chairman Webber opened the public hearing. Seeing no comments forthcoming, Chairman Webber closed the public hearing. MOTION It was moved by Commissioner Thompson, seconded by Commissioner Laymon, and carried on a 7-0 vote that the Planning Commission continue General Plan Amendment No. 2004-3-D, Agricultural Preserve Removal No. 106, Zone Change No. 406, Conditional Use Permit No. 834, and Tentative Tract No. 16878 to January 11, 2005. Planning Commission Minutes of December 14, 2004 Page 3 IV. NEW BUSINESS A. SIGN CONDITIONAL USE PERMIT NO. 9 - PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council for a Conditional Use Permit for the placement of a 163 sq. ft. wall mounted sign located at 300 E. State Street in the C-3, General Commercial District. Request submitted by EMPIRE SIGN AND CRANE. (Project Planner: Alicia Heideman) Project Planner Alicia Heideman gave a brief presentation on the proposed project, stating the difference between the existing sign and the proposed sign is the addition of a company logo and a slight increase in sign letters. Chairman Webber opened the public hearing. Seeing no comments forthcoming, Chairman Webber closed the public hearing. Commissioner Thompson suggested the A. G. Edwards Company may want to consider changing the company logo as it cannot be easily read. MOTION It was moved by Commission Macdonald, Seconded by Commissioner Miller, and carried on a 7-0 vote that the Planning Commission recommend that the City Council approve Sign Conditional Use Permit No. 9 based on the following findings, and subject to the attached conditions of approval: 1. That the Sign Conditional Use Permit applied for at the A.G. Edwards site is proper for a Conditional Use Permit; 2. That the proposed wall sign will not be detrimental to existing or permitted uses in the C-3, General Commercial District or the surrounding commercial development; 3. That the proposal will not obscure the view of any other sign within the vicinity or create a visually obtrusive impact within the vicinity or the community; 4. That the proposed wall sign will be mounted on the west elevation of the building and will be proportional in size to the size of the building frontage. 5. That the proposed wall sign meets the criteria of the Redlands Municipal Code under the sign criteria of the C-4 District, and complies with applicable policies of the Redlands General Plan; 6. That Sign Conditional Use Permit No. 9,therefore, be approved subject to all departmental recommendation. Planning Commission Minutes of December 14, 2004 Page 4 B. COMMISSION SIGN REVIEW NO. 39 (REVISION NO. 2) -Planning Commission to consider a revision to Uniform Sign Program No. 11 for the Orange Street Plaza(Von's)shopping center on the east side of Orange Street,the south side of Pearl Avenue, and west side of 6th Street in the TC (Town Center)District of the Downtown Specific Plan. Request submitted by RAYMOND ARJMAND. (Project Planner: Asher Hartel) C. COMMISSION SIGN REVIEW NO.268-Planning Commission to consider a Commission Sign Review for a multi-tenant sign on an existing decorative wall at the Orange Street Plaza (Von's) shopping center on the east side of Orange Street in the TC(Town Center)District of the Downtown Specific Plan. Request submitted by RAYMOND ARJMAND. (Project Planner: Asher Hartel) D. COMMISSION SIGN REVIEW NO. 269 - Planning Commission to consider a Commission Sign Review for a multi-tenant sign on an existing decorative wall at the Orange Street Plaza (Von's) shopping center on the southeast corner of Orange Street and Pearl Avenue in the TC (Town Center) District of the Downtown Specific Plan. Request submitted by RAYMOND ARJMAND. (Project Planner:Asher Hartel) E. COMMISSION SIGN REVIEW NO.270-Planning Commission to consider a Commission Sign Review for a multi-tenant sign on a proposed decorative wall at the Orange Street Plaza (Von's)shopping center on the west side of 6th Street in the TC (Town Center) District of the Downtown Specific Plan. Request submitted by RAYMOND ARJMAND. (Project Planner: Asher Hartel) Project Planner Asher Hartel gave a brief presentation on the proposed project, stating the sign program for the shopping center was approved in 1997. Mr. Hartel stated the applicant is requesting a change to the sign program to allow multi-tenant signs in three locations. Commissioner Laymon asked Mr. Hartel if the Commission has any leeway in the aesthetic structure of the sign which includes font, lettering and color. Mr. Shaw stated the Commission reviews signage for design and architecture and staff feels the signage ties in nicely with the shopping center. Commissioner Laymon stated she would prefer to see a color other than green used for the signage. Commissioner Cook stated the color and lettering of the sign do not sit well with her. Commissioner Miller stated the current signage does not include the name of the plaza and he asked if it should be included. Mr. Hartel stated the wording "Orange Street Plaza"was included in the calculations for signage. Commissioner Miller noted that the character of the center is traditional, mission style architecture, and the font that is currently used is fairly contemporary therefore, he suggested a more traditional font such as Times Roman be used for the lettering. Chairman Webber opened the public hearing. Mr. Raymond Arjmand, applicant, stated he would agree with the sign font and color requested by the Commission. Mr.Arjmand stated the color green was used because there are many architectural Planning Commission Minutes of December 14, 2004 Page 5 features in the shopping center such as light poles, light fixtures, and trash containers that are painted green. Chairman Webber asked Mr.Arjmand why a sign was proposed for the northern entrance on Sixth Street/High Avenue rather than the entrance at Sixth and Stuart where there is much more vehicle traffic. Mr. Arjmand stated he has no objection to changing the location of the sign to the entrance on Sixth/Stuart. Chairman Webber stated he has no preference and would leave the decision up to the applicant. Commissioner Osborne asked if the sign at Sixth and Pearl is two-sided. Mr. Arjmand stated he would like the sign to be perpendicular to the street with lettering on both sides. Chairman Webber closed the public hearing. Discussion was held on the color of the lettering and it was determined the color would remain the same. Commissioner Macdonald noted that the intent of the businessman is to make the signage bold and he stated he has no objection to the color or font. Commissioner Osborne stated he has no objection with the font but he would go with the majority decision. Commissioner Cook stated she would prefer to see a more traditional font. Commissioners Miller and Thompson concurred. Commissioner Macdonald stated he felt the style of the lettering should be left up the applicant. Chairman Webber suggested wording a new Condition with the wording"a traditional font'be used. However, Mr. Shaw requested the Commission specify the specific type of font to be used. MOTION It was moved by Commissioner Osborne, seconded by Commissioner Miller and carried on a 7-0 vote that the Planning Commission approve Commission Sign Review No.39(Revision No.2),268, 269, and 270 subject to the Conditions of Approval with the addition of Condition of Approval 4 to read: The font of wall signs to be Times New Roman lettering for business names, and Condition of Approval 5 to read: An alternate location at Stuart Avenue is acceptable if landscape requirements can be met. F. CONDITIONAL USE PERMIT NO.844-Planning Commission to hold a PUBLIC HEARING for a Conditional Use Permit to convert an existing house to law offices at 454 Cajon Street in the A-P, Administrative and Professional Office District. Request submitted by JAMES AND DONNA CHURCH. (Project Planner: Asher Hartel) G. PARKING MODIFICATION PERMIT NO. 18 - PUBLIC HEARING for the Planning Planning Commission Minutes of December 14, 2004 Page 6 Commission to consider a Parking Modification Permit for a Historic House proposed for conversion to offices at 454 Cajon Street in Historic District No. 3, which is designated Historic Resource No. 24 (Washburn House). Request submitted by JAMES AND DONNA CHURCH. (Project Planner: Asher Hartel) Project Planner Asher Hartel gave a brief presentation on the proposed project stating the handicap ramp as originally proposed was more ornate, but the Historic and Scenic Preservation Commission (HSPC) required that the spindles on the ramp be deleted and replaced with a simple, unobtrusive railing. Mr. Hartel stated there is an existing palm tree and Crepe Myrtle on site that are proposed to remain on site, however the Public Works Department required the removal of a large, pepper tree at the corner. Chairman Webber stated he wants replacement trees to be a minimum 24 inch box and he wanted it specified in the landscape plans. Commissioner Cook asked why four trees were being removed. Mr. Hartel suggested the applicant answer the question. Commissioner Miller stated he is uncomfortable with the solid, plywood handicap railing,as itwould not enhance the home. Mr. Hartel stated the plywood relates to the sheeting. Chairman Webber opened the public hearing. Mr. James Church, applicant, stated he would be happy to plant 24 inch box trees. Mr. Church stated there are two trees to be removed and two stumps, a persimmon wood stump and an unknown type stump. Mr. Church stated the only portion of the ramp that will have spindles is the portion that matches the front of the porch. Mr. Church stated the ramp will be made of plywood. Mr. Church stated there was a request from HSPC to have planter areas in the front yard with roses. Chairman Webber stated there were no objections from the Commission. Mr. Bob Hoffmaster, who lives adjacent to the proposed project, stated there is currently a parking problem in the area due to employees from Beaver Clinic who park on both sides of Home Street. Mr. Hoffmaster expressed concern that allowing additional parking will add to the parking problem. Mr. Hoffmaster stated the previous owner of the house,who was a psychologist or psychiatrist, ran a home practice, which added to the parking problem. Chairman Webber stated when the Beaver project was approved for expansion, it could be assumed that there was no parking allowed on the street. Mr. Shaw stated he would have to research the approval process for Beaver Clinic. Mr.Shaw stated it may be a problem of employees not following the direction of Beaver Clinic. Mr. Shaw stated the parking problem could be addressed by passing the information onto the Traffic Commission for review and evaluation or advising Beaver Clinic of the problem. Chairman Webber advised Mr. Hoffmaster that there are other alternatives to addressing the parking problem. Mr. Hoffmaster stated he supports the proposed project, however he disagreed Planning Commission Minutes of December 14, 2004 Page 7 with the HSPC's requirement relative to the railing spindles for the handicap ramp. Mr. Hoffmaster stated his house has original railings with narrow spacing and he felt the narrow spacing on the ramp would better match the architecture of the house. Chairman Webber closed the public hearing. Chairman Webber stated he is not inclined to overturn the HSPC's recommendation on the railing for the handicap ramp. Commissioner Thompson stated he would prefer a more traditional ramp. Commissioner Thompson suggested Mr. Hoffmaster contact the Parking Commission if the parking problem continues. Mr. Shaw stated Mr. Hoffmaster can contact the Public Works Department to have his concern on the parking problem agendized. Commissioner Miller noted there is no requirement that the colors match the existing home. Mr. Hartel stated a Condition of Approval was included in the Historic and Scenic Preservation Commission approval that requires that the colors and materials match the existing home. Mr. Shaw stated the landscape plan will return to staff for review and approval. Mr.Shaw suggested a Planning Division Condition of Approval be added to address the issue of the tree replacement. Mr. Shaw stated it would be a good idea to include the size of the trees. MOTION It was moved by Commissioner Miller, seconded by Commissioner Macdonald,and carried on a 7-0 vote that the Planning Commission approve Parking Modification Permit No. 18 subject to the following findings: 1. The proposed parking modification and use of the historic structure at 454 Cajon Street is necessary or desirable for the development of the community, is in harmony with the various elements and objectives of the General plan, and is not detrimental to existing uses or to uses specifically permitted in the zone because the site is designated by the City for office use and there are existing office uses on two sides of the property; 2. That approving the proposed parking modification and use will significantly improve the possibility that the structure will be preserved and maintained as a historic structure because the applicant has committed to make the necessary improvements to maintain the historic structure; 3. That the required parking cannot be provided without the approval of the requested modification because this 0.13 acre property has no space to provide any additional parking on-site; 4. That all on-site parking lots will function safely because the existing garage provides adequate parking space for one car; 5. That approval of the parking modification will not harm the integrity of the Planning Commission Minutes of December 14, 2004 Page 8 historic structure or the surrounding neighborhood because there is adequate space on Cajon Street and Home Place for the provision of five off-site parallel parking spaces on these public streets. MOTION It was moved by Commissioner Miller, seconded by Commissioner Thompson,and carried on a 7-0 vote that the Planning Commission approve Conditional Use Permit No.844 subject to the following findings: 1. That the proposed development will not adversely affect the applicable land use plans of the City, because 454 Cajon Street is designated"Office"by the General Plan and is within the "Administrative and Professional Office" Zoning District. The proposed conversion to office use is consistent with the City's land use plans; 2. That the proposed development will not be detrimental to the public health, safety and welfare, because conditions of approval from various City departments require any necessary improvements; 3. That the proposed development will 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 because current standards have been applied to the project conditions of approval; 4. That the proposed development is appropriate at the proposed location because both the General Plan and Zoning District provide for office use at 454 Cajon Street with a revision to Condition of Approval 10 to read: 10. Landscape plans for front yard areas along Cajon Street and Home Place shall be submitted for review and approval by the Community Development Director prior to issuance of building permits. Two (2) new trees along Home Place shall be 24 inch box trees. H. TENTATIVE TRACT NO. 15757 - Planning Commission to consider a Mitigated Negative Declaration, a PUBLIC HEARING for a Socio-Economic Cost/Benefit Study, and a PUBLIC HEARING for a Tentative Tract Map to subdivide approximately 4.73 gross acres into five(5)residential lots located on the southeast corner of Carob Street and Kincaid Street in the R-E, Residential Estate District. Request submitted by NFC DIGITAL, INC. (Project Planner: Manuel Baeza) WITHDRAWN I. VARIANCE NO. 693 - PUBLIC HEARING for a Variance from Section 18.144.200 (B)of the Redlands Municipal Code to permit recreational open space within private rear yards in lieu of the requirement for recreational open space in the proposed common area of Tract No. 16816 located on the east side of Alessandro Road in Specific Plan No. 43. Request submitted by CLIVE PETERS. (Project Planner: Manuel Baeza) Planning Commission Minutes of December 14, 2004 Page 9 J. CONDITIONAL USE PERMIT NO. 843 - Planning Commission to consider a Mitigated Negative Declaration, a PUBLIC HEARING for a Socio- Economic Cost/Benefit Study, and a PUBLIC HEARING for a Conditional Use Permit for the establishment of a Planned Residential Development on 26.81 gross acres consisting of 10 residential lots and 3 common area lots located on the east side of Alessandro Road in Specific Plan No. 43. Request submitted by CLIVE PETERS. (Project Planner: Manuel Baeza) K. TENTATIVE TRACT NO. 16816 - Planning Commission to consider a Mitigated Negative Declaration, a PUBLIC HEARING for a Socio-Economic Cost/Benefit Study, and a PUBLIC HEARING for a Tentative Tract Map to subdivide 26.81 gross acres into 10 residential lots and 3 common area lots located on the east side of Alessandro Road in Specific Plan No.43. Request submitted by CLIVE PETERS. (Project Planner: Manuel Beaza) Assistant Director Jaquess stated staff received a letter from the applicant requesting the proposed project be continued to January 11, 2005, so that design issues can be resolved. Chairman Webber opened the public hearing. Seeing no comments forthcoming, Chairman Webber closed the public hearing. MOTION It was moved by Commissioner Thompson, seconded by Commissioner Laymon, and carried on a 7-0 vote that the Planning Commission continue Variance No.693,Conditional Use Permit No.843, and Tentative Tract No. 16816 to January 11, 2005. L. VARIANCE NO. 692 - PUBLIC HEARING for the Planning Commission to consider a Variance from Section 18.168.210 of the Municipal Code, relating to required landscape elements for the parking area, for property located in the M-2, General Industrial District at 1170 West State Street. Request submitted by JACK AND LAURA DANGERMOND. (Project Planner: David Jump) Project Planner David Jump stated the request for a variance is pursuant to the approval of Commission Review and Approval No. 661 (Revision 7)which allowed the construction of a three (3) story building and a temporary parking area with curbs, lighting, an irrigation system, and landscaping. Mr. Jump stated the applicant is requesting an extension of time to allow for an additional five (5)years to install the original required parking lot landscape features. Chairman Webber opened the public hearing. Seeing no comments forthcoming, Chairman Webber closed the public hearing. Chairman Webber stated for future reference, if anyone should request a variance to extend the time for installing landscape requirements for a parking lot, they would have to show very dense foliage. Chairman Webber stated that the applicant has a track record of having very densely planted landscaping therefore, he would support the request. Commissioner Osborne stated the original variance was approved because the buildings and Planning Commission Minutes of December 14, 2004 Page 10 parking areas were well screened. MOTION It was moved by Commissioner Osborne,seconded by Commissioner Thompson, and carried on a 7-0 vote that the Planning Commission approve Variance No. 692 subject to the following findings and attached Conditions of Approval: 1. There are exceptional or extraordinary 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 of the temporary nature of the parking area and the costs involved for landscape implementation. 2. The variance is necessary for the preservation and enjoyment of a substantial property right possessed by other properties in the same vicinity and zoning district, but which is denied to the property in question such as the development located along Park Avenue. 3. The granting of the variance will not be detrimental to the public welfare or injurious to the property or improvements of others in the vicinity as current landscaping would not be modified and omitted landscape elements would not affect surrounding property owners. 4. The granting of the variance will not adversely affect the General Plan of the City of Redlands. M. CONDITIONAL USE PERMIT NO. 846 - Planning Commission to hold a PUBLIC HEARING for a Conditional Use Permit to allow the establishment of a 2,168 square foot woman's fitness center within the Tri-City Center at 821 Tri-City Center Drive in the East Valley Corridor Specific Plan, General Commercial District (EV/CG). Request submitted by JOE AND NINA HALE. (Project Planner: David Jump) Project Planner David Jump 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 Commission Macdonald, seconded by Commission Thompson,and carried on a 7- 0 vote that the Planning Commission approve Conditional Use Permit No. 846 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 EV/CG, East Valley Corridor Specific Plan, General Commercial District under the provisions of Chapter 7 of the East Valley Corridor Specific Plan, which allows health and athletic clubs in the General Commercial zone subject to approval of a Conditional Use Permit. Planning Commission Minutes of December 14, 2004 Page 11 2. The proposed fitness center 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. 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 women's fitness center 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 building to be utilized by the fitness center was originally designed to handle all traffic generated by commercial uses allowed within the center. 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. V. ADDENDA F. Annual Report for General Plan through June 30, 2004 Director Shaw stated the City annually submits a report on its General Plan activities to the City Council. Mr. Shaw stated the report is forwarded to the Governor's Office of Planning and Research and the Department of Housing and Community Development. Mr. Shaw stated no action is required by the Planning Commission, however any recommended changes will be included when the report is presented to City Council. Assistant Director Jaquess noted under the Housing Element,the City is obligated to generate 2,054 housing units in the current seven and one-half year housing period. Mr.Jaquess stated the City has generated 1,568 housing units in the past six and one-half years. Commissioner Macdonald asked if the senior housing project proposed by Mr. Utzinger would qualify for low income housing. Mr. Shaw stated it would qualify, however he was unsure if it is very low, low, or moderate income housing. Mr. Shaw stated twenty-four (24) units within the project on Fifth and Wabash would qualify for the low income category. Mr. Shaw stated that one of the proposed Residential Development Allocations which did not receive the required minimum points could possibly add points by adding low or moderate income Planning Commission Minutes of December 14, 2004 Page 12 housing and staff is working with the applicant on this alternative. Mr. Shaw stated the Housing Element is updated every 5-7 years. VI. APPROVAL OF MINUTES A. November 9, 2004 MOTION It was moved by Commissioner Macdonald,seconded by Commissioner Thompson and carried on a 6-0 vote (Commissioner Cook abstaining) to approve the Planning Commission minutes of November 9, 2004 with corrections noted. 7. CORRESPONDENCE/COMMUNICATIONS A. City Council Report Mr. Shaw gave a brief presentation on the City Council Actions of December 7th B. Status of Major Projects VIII. ADJOURN TO JANUARY 11, 2005 Chairman Webber adjourned the meeting to January 11th, at 3:55 p.m. Respectfully submitted, Patti Ortiz, Senior Administrative Assistant Jeffrey L. Shaw, Director Community Development Department Community Development Department Planning Commission Minutes of December 14, 2004 Page 13