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HomeMy WebLinkAbout07-26-05_CCv0001.pdf MINUTES of the Planning Commission Meeting of the City of Redlands held Tuesday, July 26, 2005, at 2:00 p.m. are as follows: PRESENT: George Webber, Chair James Macdonald, Vice-Chairman Ruth Cook, Commissioner Thomas Osborne, Commissioner ABSENT: Caroline Laymon, Commissioner Gary Miller, Commissioner Paul Thompson, Commissioner (Absent Afternoon Session Only) ADVISORY STAFF PRESENT: Jeff Shaw, Director John Jaquess, Assistant Director Dan Mc Hugh, City Attorney Manuel Baeza, Associate Planner Joshua Altopp, Assistant Planner David Jump, Junior Planner The Planning Commission meeting was recessed to 3:00 p.m. due to a lack of a quorum. I. CALL TO ORDER AND PUBLIC COMMENT PERIOD - 3 MINUTES Chairman Webber opened the public hearing at 3:03 p.m. All Commissioners were present except Commissioners Laymon, Miller, and Thompson. II. CONSENT ITEMS(S) A. COMMISSION SIGN REVIEW NO. 287 - A request for Planning Commission consideration of a Commission Sign Review for a twenty-one (21) square foot freestanding monument sign for Plaza Villa Rosa located at 1705 Lugonia Avenue in Specific Plan No. 25. Request submitted by QUIEL BROS SIGNS. (Project Planner: Joshua Altopp) MOTION It was moved by Commissioner Macdonald,seconded by Commissioner Osborne,and carried on a 4-0 vote that the Planning Commission approve Commission Sign Review No. 287. III. OLD BUSINESS - NONE IV. NEW BUSINESS Planning Commission Minutes of July 26, 2005 Pagel A. CONDITIONAL USE PERMIT NO. 866 - Planning Commission to hold a PUBLIC HEARING for a Conditional Use Permit to allow the establishment of a 1,625 square foot family arcade within a small commercial center at 802 West Colton Avenue in the C-4, Highway Commercial District. Request submitted by ROBERT AND PAULA MONETTE. (Project Planner: David Jump) Project Planner David Jump gave a brief presentation and stated the applicant was available to answer questions. 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 Cook,and carried on a 4-0 vote that the Planning Commission approve Conditional Use Permit No.866 subject to the following findings, submitted plans, and attached conditions of approval: C. The use applied for at this location is conditionally permitted in the C-4, Highway Commercial District under the provisions of Municipal Code Section 18.92.080(C) which allows commercial amusement establishments including amusement machine arcades subject to approval of a Conditional Use Permit. D. The family arcade 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. E. 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. F. That the site for the family arcade 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 family arcade was originally designed to handle all traffic generated by commercial uses allowed within the center. G. 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. B. GENERAL PLAN AMENDMENT NO. 106-Planning Commission to consider Planning Commission Minutes of July 26, 2005 Page 2 a recommendation to the City Council on a Negative Declaration and a PUBLIC HEARING on a General Plan Amendment to change the land use designation from Agricultural to Light Industrial District on approximately 15.63 acres located on the north east corner of Wabash Avenue and San Bernardino Avenue, Request submitted by LARRY JACINTO. (Project Planner: Joshua Altopp) C. ZONE CHANGE NO. 414 - Planning Commission to consider a recommendation to the City Council on a Negative Declaration and a PUBLIC HEARING for a Zone Change from unincorporated San Bernardino County IC (Community Industrial) to the City of Redlands M-1 (Light Industrial District) on approximately 6.73 acres and a Zone Change from unincorporated San Bernardino County AG-AP(Agricultural,Agricultural Preserve)to the City of Redlands M-1 (Light Industrial District) on the remaining 8.90 acres located on the northeast corner of Wabash Avenue and San Bernardino Avenue, Request submitted by LARRY JACINTO. (Project Planner: Joshua Altopp) D. AGRICULTURAL PRESERVE REMOVAL NO. 111 - Planning Commission to consider a recommendation to the City Council on a Negative Declaration for an Agricultural Preserve Removal on 8.90 acres designated by the County of San Bernardino associated with an annexation into the City of Redlands on the property located at the northeast corner of Wabash and San Bernardino Avenue in the County land use designation AG-AP, Agricultural, Agricultural Preserve. Request submitted by LARRY JACINTO. (Project Planner: Joshua Altopp) Project Planner Joshua Altopp stated during processing of the project it was discovered that the proposed project was not properly noticed, therefore staff is requesting the project be continued to August 9, 2005. Assistant Director John Jaquess stated the General Plan Amendment would remain on the same public hearing schedule. Chairman Webber opened the public hearing.Seeing no comments forthcoming,Chairman Webber closed the public hearing. MOTION It was moved by Commissioner Cook, seconded by Commissioner Macdonald,and carried on a 4-0 vote that the Planning Commission continue General Plan Amendment No. 106,Zone Change No. 414, and Agricultural Preserve Removal No. 111 to August 91n E. COMMISSION REVIEW AND APPROVAL NO. 803 - Planning Commission to consider a Mitigated Negative Declaration, a PUBLIC HEARING for a Socio-Economic Cost/Benefit Study, and Consideration of a Commission Review and Approval to develop a four(4) building, fifty-two (52) unit motel with an area of 19,730 square feet on an approximate one (1)acre property located on the north side of Colton Avenue approximately 420 feet west of Texas Street in the C-4, Planning Commission Minutes of July 26, 2005 Page 3 Highway Commercial District. Request submitted by CHEN KUO. (Project Planner: Manuel Baeza) Assistant Director Jaquess stated the applicant is working with staff on architectural elevations for the project and building materials, therefore staff requests the proposed project be continued to August 9th MOTION It was moved by Commissioner Cook, seconded by Commissioner Macdonald,and carried on a 4-0 vote that the Planning Commission continue Commission Review and Approval No. 803 to August 9th V. INFORMATION ITEM A. PRESENTATION REGARDING PROPOSED INDUSTRIAL BUILDING FOR YOUNG'S MARKETS Assistant Director Jaquess stated that representatives from Young's Market indicated they would like to give a presentation on their plans to develop property south of San Bernardino Avenue and west of California Street. Mr. Jaquess stated the Commission earlier indicated they might consider buildings over 150k square feet under specific conditions. Chairman Webber advised the Commission to listen to the presentation and cautioned them not to give an opinion on it. Mr. Pat Meyer, representing the applicant, stated the parcel under consideration is located between Almond and San Bernardino Avenue, directly east of the Salton building. Mr. Meyer stated the Commission determined that warehouses larger than 150k square feet might be conditionally permitted subject to design criteria such as enhanced architecture, landscaping, and setbacks. Mr. Meyer stated that Young's Market wants to purchase land for operation of its distribution center. He introduced Mr. Paul Vurt, President, CEO, Young's Market Holding Co. Mr. Vurt gave a brief summary on the history of Young's Market, a distributer of spirits and wines,that was founded in 1888. Mr.Vurt stated that Young's Markets is a family owned business with $1.1 billion in annual sales. Mr. Vurt stated his company owns over 1.5 million square feet of office and commercial properties in Hawaii and California, with a fair market value of$150 million. Mr. Vurt introduced Mr. Steve Shad, Senior Vice President of Internal Operations and Distribution. Mr. Shad stated that all of Southern California is serviced out of their distribution center in Orange with the exception of their"chain" business which is serviced by the distribution center in Ontario. Mr. Shad stated the Los Angeles distribution center houses their internal operations and excess Planning Commission Minutes of July 26, 2005 Page 4 inventory. Mr. Shad stated they would like to build a Redlands facility in 2006 that would include a "cash and carry" and sales offices and would service all their Southern California chains. Mr. Meyer reviewed the proposed building architecture. Mr. Shad stated the Redlands facility would employ 177 union and 37 non-union employees for a total of 214 employees, with a salary estimate of$16 million including benefits. Chairman Webber asked Mr. Shad why they would want to leave the Orange facility. Mr. Shad stated they have outgrown their facility and are were unable to find the size they need in Ontario. Mr. Shad stated they want to purchase land and most of the land in Ontario and Rancho Cucamonga is leased out. Mr. Meyer stated the Concept Plan does not allow warehouse buildings within 250 feet from California Street and the building as proposed, would be approximately 1,200 feet from California Street. Mr. Meyer stated that Young's Market would provide a wonderful fourth anchor for the intersection of California and San Bernardino Avenue. Mr. Vurt thanked the Commission for its time. He stated that they looked at several properties and they liked the Redlands property best; it works out very well economically for his company. Chairman Webber thanked Mr. Meyer for bringing the project to the Commission. VI. ADDENDA- NONE VII. APPROVAL OF MINUTES F. June 14, 2005 Chairman Webber stated that no action would be taken due to the lack of Commissioners needed for final approval. G. July 12, 2005 MOTION It was moved by Commissioner Osborne, seconded by Commissioner Cook, and carried on a 4-0 vote that the Planning Commission approve the minutes of July 12, 2005. VIII. DISCUSSION OF CITY COUNCIL LAND USE ACTIONS OF JULY 19, 2005 Director Jeff Shaw gave a brief presentation on the City Council actions of July 19tH IX. ADJOURN MEETING TO EVENING SESSION (OLD BUSINESS) Chairman Webber adjourned the meeting to the evening session at 4:03 p.m. Planning Commission Minutes of July 26, 2005 Page 5 7:00 P.M. X. RECONVENE EVENING SESSION (OLD BUSINESS) Chairman Webber reconvened the meeting at 7:00 p.m. Commissioner Thompson, who absent during the day session, was in attendance. A. ZONE CHANGE NO.412 - Planning Commission to consider recommendation to the City Council on a Mitigated Negative Declaration and a PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council for a Socio-Economic Cost/Benefit Study and a PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council on a Zone Change from R-S, Suburban Residential District to a proposed zoning of R-2, Multiple Family Residential District for property with an area of 2.6 acres located on the south side of Highland Avenue, west side of Ford Street, and immediately east of the 1-10 Freeway. Request submitted by BUCKEYES LIMITED PARTNERSHIP. (Project Planner: Manuel Baeza) B. VARIANCE NO. 694- Planning Commission to consider a recommendation to the City Council on a Mitigated Negative Declaration, PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council for a Socio- Economic Cost/Benefit Study and a PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council on a Variance from Section 18.168.220 of the Municipal Code to allow a five (5) foot setback in lieu of the required twenty-five(25)foot freeway setback for a proposed (24)unit condominium development to be located on the south side of Highland Avenue,west side of Ford Street, and immediately east of the 1-10 Freeway in the R-S, Suburban Residential District (Proposed R-2, Multiple Family Residential District). Request submitted by BUCKEYES LIMITED PARTNERSHIP. (Project Planner: Manuel Baeza) C. CONDITIONAL USE PERMIT NO. 865 - Planning Commission to consider a recommendation to the City Council on a Mitigated Negative Declaration, PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Planning Commission Minutes of July 26, 2005 Page 6 Council for a Socio-Economic Cost/Benefit Study and a PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council on a Conditional Use Permit for the development of a(24)twenty-four unit condominium development on a 2.6 acre property located on the south side of Highland Avenue, west side of Ford Street, and immediately east of the 1-10 Freeway in the R-S, Suburban Residential District (Proposed R-2, Multiple Family Residential District). Request submitted by BUCKEYES LIMITED PARTNERSHIP. (Project Planner: Manuel Baeza D. TENTATIVE TRACT MAP NO. 17691 -Planning Commission to consider a recommendation to the City Council on a Mitigated Negative Declaration, PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council for a Socio-Economic Cost/Benefit Study and a PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council on a Tentative Tract Map for a twenty-four (24) unit condominium development on 2.6 acre property located on the south side of Highland Avenue, west side of Ford Street, and immediately east of the 1-10 Freeway in the R-S, Suburban Residential District (Proposed R-2, Multiple Family Residential District). Request submitted by BUCKEYES LIMITED PARTNERSHIP. (Project Planner: Manuel Baeza) Project Planner Manuel Baeza gave a brief PowerPoint presentation. Chairman Webber advised the audience that they are allowed a three (3) minute period to speak before the Commission. Chairman Webber opened the public hearing Mr. Marwan Alabassi, applicant,thanked the Commission and staff for their time and he thanked the pastor for allowing him to use the church as a meeting hall. Mr.Alabassi stated he was aware of the concerns and recommendations expressed by both the Commission and the community relative to his proposed development and he spent many hours with his engineer addressing these issues. Mr. Alabassi stated the major concern expressed was the rental issue. He stated the thirty-seven (37) apartments he originally proposed were later changed to twenty-four(24)townhouses. He stated the townhouse units will range from 1,456 square feet on up to 1,960 square feet and will sell for approximately $400k per unit. Mr. Alabassi stated the required open space area for his project is 10,000 square feet however, his project will provide over 25,000 square feet. Mr.Alabassi proposed to build a terraced retaining wall that would separate his property from the church. Mr. Marwan stated he disagreed with staff's recommendation to add veneer stone. Mr. Alex Irshaid, Ram Cam Corp., stated he could elaborate on technical issues, if needed. Commissioner Cook noted the planter window boxes shown on the elevations and she asked Mr. Irshaid how they would be maintained. Mr. Irshaid stated they would be maintained by the homeowner from inside the unit. Commissioner Macdonald asked Mr.Alabassi his thoughts relative to gated entryways. Mr.Alabassi stated initially he submitted plans depicting the gates, however the neighbors indicated they did not want the project gated. Mr. Alabassi stated that he was open to having the gates. Planning Commission Minutes of July 26, 2005 Page 7 Commissioner Thompson asked Mr. Alabassi if a homeowner association would maintain the property. Mr. Alabassi replied he would be responsible for maintenance the first year and then the maintenance would be turned over to the homeowner association.Commissioner Thompson stated a homeowner association might provide the neighbors with security in the knowledge that that the upkeep of the facility will be maintained at a high level, if any of the units are rented out. Mr. Alabassi stated he is proposing to have concrete paving in the parking lot rather than asphalt and colored stone or concrete at the entrance of the project. Commissioner Macdonald noted for the record that he met with Mr. Alabassi at the project site to discuss his plans. Mr. Joseph Krejci, 1303 Farview Lane, asked for the level of the building pads from the perspective of Highland Avenue. Mr. Krejci stated he is not pleased with the idea of the quad-plex; it reminds him of lower income housing. Mr. Krejci stated he does not believe there is enough open space and the project does not fit into the neighborhood. Mr. Kurt Lieberman, 905 E. Brockton Ave., stated he is aware of the budget deficit and he feels the proposed project would be a great community asset to bring to Redlands. Mr. Lieberman stated the condominium complex will generate a lot of revenue for the city and he supports the project. Mr. Bill Brown, 1207 Highland Avenue,stated the project should not be approved just because it will generate revenue for the city. Mr. James Green, 1212 Ford Street, stated on July 14th the residents were invited to a community gathering to discuss the proposed project with the applicant. He stated 30 residents attended the meeting and no one was in favor of 24 townhomes in the neighborhood. Mr. Green stated once the condominiums/townhouses are purchased and rented out,theywill become apartments. Mr. Green stated the neighbors asked the applicant why he couldn't build single family homes on the property and they were told he could build 3-4 homes on the property at a cost of$900k per house, however no one would pay that amount for a home so close to the freeway. Mr. Green stated Mr. Alabassi stated there is room for 13 homes, however the inclusion of a cul-de-sac, would prohibit him from building the 13 homes. Pastor B. J. Wilmoth, 1210 Ford Street, (United Pentecostal Church Hope Center), stated that condominiums/townhouses will eventually become rental property and it is of great concern to his church. Ms. Peg Hites, 1450 Fifth Avenue, stated she viewed the televised Planning Commission meeting and became interested in the project. Ms. Hites stated she attended the community meeting and she sensed the neighbors were outraged that they purchased their homes with knowledge of the zoning (single family residential) which is now proposed to be changed. Ms. Hites stated the developer was told by a member of the Planning Commission that it was possible to change the zoning. Commissioner Thompson asked for clarification on who told the applicant that a change in zoning was allowed. Mr.Alabassi stated he had not spoken with the Planning Commissioners; he was told he could apply for a zone change by the Planning Division. Planning Commission Minutes of July 26, 2005 Page 8 Pam Sibley, 1309 5th, stated they purchased their home with the understanding that the area was zoned for single family. Ms. Sibley stated she does not have a problem with the project but she does not want it in a single family area. She stated she has seen beautiful condominiums turned over to leasing agencies and she is concerned that the development will be beautiful for 3-5 years and then will change. Mr. Alabassi reiterated he was told by the Planning Division that a zone change would be required. He stated he delivered 350 invitations to attend the community meeting and spoke with most of the neighbors, however he cannot guarantee that the houses will not rented. Mr. Alabassi stated the schools and water fees will help the city. Chairman Webber asked for the height of the buildings and lot grade. Mr. Irshaid stated the elevation at its highest point is 4 feet below the street; by the time it reaches the church it will be approximately 15 feet above the street level. Mr. Irshaid stated the project will have 55% dedicated to open space and landscaping. Mr. Irshaid stated the 24% required landscape mentioned in the staff report was based on the square footage of all the units. Mr. Baeza stated he did not include the landscaping along the freeway, near the garages, or areas in between the buildings in his calculation. Chairman Webber asked for clarification on the sound wall that separates the units.Commissioner Osborne noted there is a minimum sound standard required by the Municipal Code that the applicant will have to meet. Mr. Alabassi stated he will ensure that they comply with the Code. Chairman Webber closed the public hearing. Chairman Webber asked for a consensus on whether there is support for the proposed zone change to allow multi family in a single family residential area. Commissioner Cook stated she recalled an earlier discussion on this matter. Mr. Alabassi stated the Code has specific setback and frontage requirements for single family development that are not required for multi family. He stated due to the odd shape and depth of the parcel, only 5 single family houses would fit on the property after dedication for setbacks,frontage, and streets. Commissioner Cook stated she felt the site had an odd configuration"sandwiched"between two(2) churches and the freeway. She noted that the neighbors stated they wanted a development with ownership and the applicant is providing townhomes with a reduced density. Commissioner Cook stated she felt that five(5) single family homes in that area would seem like an odd neighborhood to her. She stated that the General Plan allows multi family and therefore supports the request. Commissioner Osborne stated the irregular shape of the lot affects the ability for profitable development of the site. He stated that condominiums count toward single family housing units under the General Plan. Commissioner Osborne stated that he did not hear any comments or concerns that directly attribute devaluation of the neighborhood to the project. Planning Commission Minutes of July 26, 2005 Page 9 Commissioner Thompson concurred with Commissioners Cook and Osborne, stating there is nothing to prevent single family homes from being rented and with single family development there would not be a homeowners association to address problems. He also supports the zone change. Commissioner Macdonald stated the condominium development is probably the best use of the land and he recommended the project be gated on both sides to provide security for the residents. He stated the developer has come a long way in working with the surrounding residents and complying with the requests of the Planning Commission relative to reducing the density and improving the quality of his project. Commissioner Macdonald stated if the project is denied by the City Council, the site will remain filled with weeds until another developer comes along. Commissioner Macdonald stated he felt the project will improve the neighborhood. Chairman Webber stated the key question is what is the best use of the property and he felt a more realistic use of the property is the proposal that is before them. Chairman Webber asked the Commission for a consensus on gating the project. Commissioners Thompson and Osborne did not support a gate. Commissioner Cook indicated that she could go either way on the gate issue. Chairman Webber stated he is not a big believer in gates as they tend to isolate a community. Chairman Webber asked for comments on the project architecture. Chairman Webber stated he had a problem with the concrete tile proposed for the project; he would prefer to see standard Spanish S-tile. He noted that there seems to be some detail missing on the building facade. Commissioner Cook requested the addition of a Condition of Approval that would require live plants to be used in the window planter elements. Chairman Webber stated he would prefer to see rafters that are more prominent than those shown on the plan. Mr. Alabassi stated the rafters are a fake wood element. Commissioner Osborne did not think the stone or brick veneer was needed except that it should be used on the club house. Commissioner Cook requested a Condition of Approval be added that would require decorative paving at both entrances. Chairman Webber noted that he would like the requested changes to come back to the Commission before the Residential Development Allocation (RDA) process. Mr. Irshaid asked if the window planter elements could be eliminated due to the maintenance issue. Commissioner Cook stated she liked them and Mr. Alabassi stated he would prefer to keep them. Chairman Webber advised Mr. Alabassi that there are two absent Commissioners who may have additional comments on the project. Chairman Webber asked for comments on the landscape plan. Commissioner Osborne complimented the landscaping on the north and southwest sides of the project.Commissioner Cook stated she felt the landscape terracing was a nice feature. Planning Commission Minutes of July 26, 2005 Page 10 Chairman Webber closed the public hearing. Mr. Baeza indicated he would change the wording on Condition of Approval 32. Mr. Shaw suggested a Condition of Approval (Conditional Use Permit)be added that would prohibit the use of entry gates. MOTION It was moved by Commissioner Cook, seconded by Commissioner Thompson,and carried on a 5-0 vote that the Planning Commission recommend approval to the City Council on the Mitigated Negative Declaration for Zone Change No. 412 , Conditional Use Permit No. 865, Tentative Tract Map No. 17691, and Variance No. 694,and direct staff to file and post a"Notice of Determination"in accordance with City guidelines. It is recommended that this project will not individually or cumulatively affect wildlife resources as defined in Section 711.2 of the California Fish and Game Code. MOTION It was moved by Commissioner Cook, seconded by Commissioner Thompson,and carried on a 5-0 vote that the Planning Commission recommend approval to the City Council on the Socio-Economic Cost Benefit Study for Zone Change No.412, Conditional Use Permit No. 865,Tentative Tract Map No. 17691, and Variance No. 694 It is recommended that this project will not create unmitigable physical blight or over burden public services in the community, and no additional information or evaluation is needed. MOTION It was moved by Commissioner Cook, seconded by Commissioner Thompson,and carried on a 5-0 vote that the Planning Commission approve Planning Commission Resolution No. 1058, recommending to the City Council approval of Zone Change No. 412. MOTION It was moved by Commissioner Cook, seconded by Commissioner Thompson,and carried on a 5-0 vote that the Planning Commission recommend approval to the City Council on Variance No. 694 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. The property has an irregular shape making development difficult; 2. That the variance is necessary for the preservation and enjoyment of a substantial property right possessed by other properties in the same vicinity and zone district, but which is denied to the property in question. There are many other residences in the vicinity and zone that do not have a twenty-five (25)foot freeway setback; Planning Commission Minutes of July 26, 2005 Page 11 3. That 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. Approval of the project will improve the appearance of the property; 4. That the granting of the variance will not adversely affect the General Plan of the City of Redlands. The project is consistent with the density limits of the General Plan. MOTION It was moved by Commissioner Cook, seconded by Commissioner Thompson,and carried on a 5-0 vote that the Planning Commission recommend approval to the City Council on Conditional Use Permit No. 865, subject to the following findings and subject to the attached Conditions of Approval; 1. The proposed development will not adversely affect the applicable land use plans of the City. The project is a multiple family development in an area designated for medium density residential development. 2. The proposed development will not be detrimental to the public health, safety and welfare. The project is designed with adequate street access and will meet all building codes; 3. The proposed development will comply to the maximum extent feasible with the regulations of the Cit's General Plan, and applicable zoning district and the City's development standards. The project is consistent with two (2) General Plan Elements and meets development standards of the proposed R-2, Multiple Family Residential District with the exception of the variance; 4. The proposed development is appropriate at the proposed location. The project site is not well suited for single family development but can accommodate the multiple family development with a revision to Condition of Approval 32 to read: All Buildings The Clubhouse shall include brick or stone veneers or some other high quality exterior material on at least two (2) elevations. Final architecture shall be reviewed and approved by the Planning Commission as an addenda item prior to submittal of an RDA or final map, the addition of Condition of Approval 33 to read: Decorative paving shall be used for both driveway entrances; to be reviewed and approved with the final architecture, and the addition of Condition of Approval 34 to read: Planning Commission Minutes of July 26, 2005 Page 12 No entry gates shall be used for the condominium project. Mr. Shaw stated typically that type of improvement would be approved on a staff level, however if there is a Condition of Approval prohibiting a gate, staff will abide by the criteria. MOTION It was moved by Commissioner Cook, seconded by Commissioner Osborne, and carried on a 5-0 vote that the Planning Commission recommend approval to the City Council on Tentative Tract Map No. 17691 subject to the following findings and subject to the attached Conditions of Approval; 1. The proposed map is consistent with the City's General Plan and Municipal Code. The project has a General Plan land use designation of Medium Density Residential and proposed zoning of R-2, Multiple Family Residential District and is consistent with both the General Plan and Municipal Code; 2. The site is physically suitable for the type of development. The site is large enough to accommodate twenty-four(24) condominiums; 3. The site is physically suitable for the density of development of a twenty-four (24) unit condominium development. The General Plan Land Use Designation of Medium Density Residential and proposed Zoning allow for twenty- four(24) dwelling units; 4. 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. The subject site is not identified as being within an area containing biological resources or within a wildlife corridor; 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. This is a residential project and is not likely to cause any serious public health problems, aside from temporary air quality and noise impacts during construction addressed in the project's Mitigation Measures. 6. 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; 7. That pursuant to California Government Code Section 66474.4, of the Subdivision Map Act the land is not subject to a contract entered into pursuant to the California Land Conservation Act of 1995. The property is not in an agricultural preserve, and the addition of Condition of Approval 27 to read: Planning Commission Minutes of July 26, 2005 Page 13 The applicant shall establish a homeowners association for the care and maintenance of common areas and all other property improvements held in common ownership of the subdivision. Conditions, Covenants and Restrictions(CC&Rs)shall be prepared and submitted for review and approval by the City Attorney prior to approval of the final map and shall be recorded. The CC&Rs shall cover the care and maintenance of open space, private streets and all other property and improvements held in common ownership of the subdivision. XI. ADJOURN TO AUGUST 9T" Chairman Webber adjourned the meeting to August 91" at 8:29 p.m. Patti Ortiz Jeffrey L. Shaw, Director Senior Administrative Assistant Community Development Department Planning Commission Minutes of July 26, 2005 Page 14