Loading...
HomeMy WebLinkAboutPlanning Minutes 1-8-08_CCv0001-1.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, January 8, 2008, at 2:00 p.m. are as follows: PRESENT: Jim Macdonald, Chairman Gary Miller, Vice Chairman Ruth Cook, Commissioner Carol Dyer, Commissioner Paul Foster, Commissioner Eric Shamp, Commissioner John James, Commissioner ADVISORY STAFF PRESENT: Robert Dalquest, Assistant Director Michael Reiter, Assistant City Attorney Manuel Baeza, Senior Planner Teresa Paulson, Assistant Planner I. CALL TO ORDER AND PUBLIC COMMENT PERIOD - 3 MINUTES Chairman Macdonald called the meeting to order. All Commissioners were present. II. CONSENT CALENDAR A. Planning Commission review of application for the person to person transfer of an Off- Sale Beer and Wine license for Carniceria Los Vasquez located at 1562 Orange Street. B. Planning Commission review of application for the person to person transfer of an On- Sale General Alcohol Beverage License for Applebees Neighborhood Grill & Bar, located at 2046 W. Redlands Boulevard. MOTION It was moved by Commissioner James, seconded by Commissioner Foster, and carried on a 7-0 vote to approve the Consent Calendar. III. OLD BUSINESS A. REDLANDS CENTER LLC, APPLICANT (PROJECT PLANNER: MANUEL BAEZA) 1. Planning Commission to consider a Mitigated Negative Declaration. 2. PUBLIC HEARING for the Planning Commission to consider a Socio-Economic Cost/Benefit Study. 3. Consideration of COMMISSION REVIEW AND APPROVAL NO. 838 to develop a commercial retail center consisting of an in-line set of retail businesses and one free standing restaurant with a combined floor area of 51,101 square feet on approximately 4.8 acres, located south of Interstate 10 Freeway on the west side of California Street in the EV/CG, General Commercial District of the East Valley Corridor Specific Plan. 4. PUBLIC HEARING for the Planning Commission to consider CONDITIONAL USE PERMIT NO. 893 to establish a 2,330 square foot drive-thru food establishment within a proposed retail center located south of Interstate 10 Planning Commission Minutes of January 8, 2008 Page 1 Freeway on the west side of California Street in the EV/CG, General Commercial District of the East Valley Corridor Specific Plan. Chairman Macdonald opened the public hearing. Project Planner Manuel Baeza indicated that the applicant is currently revising their plans to address the concerns made by the Commission. Staff recommended continuance of the project to the January 22, 2008 meeting. Chairman Macdonald closed the public hearing. MOTION It was moved by Commissioner Shamp, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission continue the Mitigated Negative Declaration, the Hearing on Commission Review and Approval No. 838 and the Public Hearing for the Socio-Economic Cost/Benefit Study and Conditional Use Permit No. 893 to January 22, 2008. B. GREENWICH ENTERPRISES, INC., APPLICANT (PROJECT PLANNER: MANUEL BAEZA) 1. Planning Commission to consider a Mitigated Negative Declaration. 2. PUBLIC HEARING for the Planning Commission to consider a Socio-Economic Cost/Benefit Study. 3. PUBLIC HEARING for the Planning Commission to consider Tentative Tract Map No. 17128 - a Tentative Tract Map to subdivide 2.66 acres into eight (8) residential lots and one (1) common area lot on property located on the west side of Ford Street, generally south of Farview Lane and north of Crestview Road in the R-S, Suburban Residential District. Chairman Macdonald opened the public hearing. Project Planner Manuel Baeza gave a PowerPoint presentation and gave an overview of the proposed project. Staff recommended approval of Tentative Tract Map No. 17128 subject to the conditions of approval. Commissioner Foster commented that he appreciated the efforts of the applicant in addressing the concerns of the Commission but would not support the project. Commissioner Shamp concurred with Commissioner Foster's comments but indicated that his concerns were relative to health related issues due to the close proximity of the project to the freeway. Commissioner Shamp stated that he could not support the project due to the potential significant health risk. Chairman Macdonald concurred with Commissioner's Foster and Shamp's comments. He stated that the project was not compatible with the surrounding area and that the walls were not aesthetically pleasing. Chairman Macdonald indicated that he would not support the project. Planning Commission Minutes of January 8, 2008 Page 2 Commissioner Dyer stated that she did see things that she liked relative to the design of the project but that there were a number of different issues that needed to be addressed. Commissioner Dyer commented that she was not sure which way she would vote on the project. Commissioner James stated that the project was not appealing to him and indicated that freeway particulate was an issue. He indicated that his support would be very marginal at this time. Commissioner Miller commented that the sound walls and exposure to unhealthful air associated with the freeway are a few reasons that the project is objectionable. Commissioner Miller had concerns relative to lot eight (8) indicating that it is awkwardly shaped and was one more lot than the site could support. He indicated the lots would be larger if one lot was removed which would enable more room to mitigate the objectionable issues and eliminate the sizeable risk of people backing out onto Ford Street. Commissioner Foster indicated that his concerns were relative to the aesthetics of the project and asked who would maintain the trees and vines on the walls. Mr. Baeza stated that the CFD and HOA would be responsible for maintaining the trees and vines. Commissioner Dyer commented that the four foot gap between the two retaining walls with substantial footings was not a wide enough area for any trees to grow and would like to see the gap closer to six to eight feet. Commissioner Cook had concerns about the air quality, grading and maintenance of the sound walls and the landscaping along the backside. Commissioner Shamp indicated that he did not see a way to mitigate the air quality issue and was still against the project. Jeff Hart, Southland Engineering, addressed the four foot planter and commented on how tight lots three and four would be if the wall was moved back two feet. Mr. Hart indicated that he would prefer to develop a schematic to show a logical footprint with some sort of hammerhead turnaround for a driveway on lots seven and eight and did not see these two lots combined since they were already at a low density level. Commissioner Miller commented that there was not enough votes to approve the project in its present form and asked if the applicant was seeking a vote of denial or a continuation. Mr. Hart stated that if the sticking point was to lose a lot, then they would go through with a recommendation. Mr. Hart indicated that they could work with the depths of the planter and addressing the concerns of lots three and four in addition to the turnaround on lot eight. Mr. Dalquest indicated that staff would like to recommend a continuance if the Commission was inclined to deny the project in order to come up with findings for denial. Commissioner Miller asked if the issue of the particulate matter could be a basis for denying the project. Mr. Dalquest indicated that the Commission could use the issue of particulate matter as a basis of denying the project. MOTION It was moved by Commissioner James, seconded by Commissioner Miller, and carried on a 6-1 vote, (Commissioner Macdonald opposed), that the Planning Commission continue the Mitigated Negative Declaration, Public Hearing for the Socio-Economic Cost/Benefit Study, and Public Hearing for Tentative Tract Map No. 17128 to the January 22, 2008 Planning Commission meeting. Planning Commission Minutes of January 8, 2008 Page 3 IV. NEW BUSINESS A. CALVIN MCLEAN, APPLICANT (PROJECT PLANNER: MANUEL BAEZA) 1. Planning Commission to consider a Mitigated Negative Declaration. 2. PUBLIC HEARING for the Planning Commission to consider a Socio-Economic Cost/Benefit Study. 3. PUBLIC HEARING for CONDITIONAL USE PERMIT NO. 921 - A Conditional Use Permit to permit mixed commercial and residential uses within an existing office building located at 24 East Vine Street (Fox Theater) in the C-3, General Commercial District. Chairman Macdonald opened the public hearing. Project Planner Manuel Baeza gave a PowerPoint presentation and overview of the proposed project. Staff recommended approval subject to the conditions of approval. Commissioner Miller indicated that the plans imply that the roof could be used as a deck if a guard rail was installed but had concerns relative to the roof being able to support foot traffic. Calvin McLean, applicant, indicated that access to the roof is needed for repairs to the air conditioning units or to fix roofing leaks and that the guard rail was needed as a safety precaution. Commissioner Miller had concerns relative to what the guard rail would look like since it was a historical building and suggested adding a condition of approval that would require that the guard rail be approved by staff. Mr. Dalquest indicated that this project would also need to go back to the Historical and Scenic Preservation Commission for a Certificate of Appropriateness who would also look at the guard rail as well. Commissioner James asked if there were any leased spaces for parking. Mr. McLean indicated that two spaces are rented in the underground parking garage at the City of Redlands. MOTION It was moved by Commissioner Foster, seconded by Commissioner Shamp, and carried on a 7-0 vote that the Planning Commission approve the Mitigated Negative Declaration for Conditional Use Permit No. 921 and direct staff to file and post a "Notice of Determination" in accordance with City guidelines. MOTION It was moved by Commissioner Foster, seconded by Commissioner Shamp, and carried on a 7-0 vote that the Planning Commission approve the Socio-Economic Cost Benefit Study for Conditional Use Permit No. 921. It is recommended that this project will not create unmitigable physical blight or overburden public services in the community, and no additional information or evaluation is needed. Planning Commission Minutes of January 8, 2008 Page 4 MOTION It was moved by Commissioner Foster, seconded by Commissioner Shamp, and carried on a 7-0 vote that the Planning Commission approve Conditional Use Permit No. 921 subject to the following findings and subject to the attached Conditions of Approval: 1. That the proposed development will not adversely affect the applicable land use plans of the City; the project is consistent with City goals for the Downtown; 2. That the proposed development will not be detrimental to the public health, safety and welfare; the project will provide new housing opportunities within the City. 3. That the proposed development will comply to the maximum extent feasible with the regulations of the City's General Plan, the C-3, General Commercial District; 4. That the proposed development is appropriate at the proposed location. B. CITICOM, APPLICANT (PROJECT PLANNER: MANUEL BAEZA) 1. Consideration of Commission Review and Approval No. 820 (Revision No. 1) for the redesign of parking areas and reduction in the area of a building from 9,556 square feet to 8,411 square feet for an approved commercial center located on 6.65 acres at the northeast corner of Parkford Drive and Marshall Street in the C-4, Highway Commercial District. Project Planner Manual Baeza gave a brief overview of the proposed project. Staff recommended approval of Commission Review and Approval No. 820 (Revision No. 1) subject to the conditions of approval. Commissioner Dyer asked if the second driveway by pad three currently exists. Mr. Baeza indicated that the second driveway did not currently exist. John DeFrenza, Architect, indicated that he was available for questions. MOTION It was moved by Commissioner Shamp, seconded by Commissioner James, and carried on a 7-0 vote that Revision No. 1 to Commission Review and Approval No. 820 does not require further environmental processing, pursuant to Section 15162 of the California Environmental Quality Act Guidelines, based on the following findings: A. The proposed project would not result in new significant environmental effects or a substantial increase in the severity of previously identified effects; B. No substantial changes have occurred with respect to the circumstances under which the project will be undertaken; and, C. There is no new information of substantial importance with respect to this project's environmental consequences that was not known at the time the previous Mitigated Negative Declaration was adopted. Planning Commission Minutes of January 8, 2008 Page 5 MOTION It was moved by Commissioner Shamp, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission approve Revision No. 1 to Commission Review and Approval No. 820, subject to the following findings and subject to the attached Conditions of Approval: 1. The site for the proposed use continues to be adequate in size and shape to accommodate the use; the project still meets all development standards of the C-4, Highway Commercial District; 2. The site properly relates to a Parkford Drive and Marshall Street which are designed and improved to carry the type and quantity of traffic to be generated by the proposed development; 3. The conditions of approval proposed for Revision No. 1 to Commission Review and Approval No. 820 are necessary to protect the public health, safety and general welfare; changes to the parking area will improve vehicle circulation; 4. The use is desirable for the overall development of the community; the project will provide new shopping, dining and employment opportunities to City residents; 5. The proposed commercial center will be consistent with the Commercial Designation of the General Plan. C. IGLESIA VIDA ABUNDANTE, APPLICANT (PROJECT PLANNER: TERESA PAULSON) 1. PUBLIC HEARING for the Planning Commission to consider CONDITIONAL USE PERMIT NO. 925 to allow a church to occupy 3,588 square feet in an industrial building located at 330 Alabama Street, suites H,I,J in the EV/IC, Commercial Industrial District of the East Valley Corridor Specific Plan. Chairman Macdonald opened the public hearing. Project Planner Teresa Paulson gave a PowerPoint presentation and overview of the proposed project. Staff recommended approval of the project subject to the conditions of approval. Donna Perry-Flores, Project Representative, indicated that she would like the Sunday hours amended to 10:00 a.m. to 5:00 p.m. Commissioner Miller asked if there would be counseling sessions in addition to the church services. Pastor Ismael Uribe indicated that counseling sessions could take place in the evenings but would not have an impact on traffic. Mr. Dalquest stated that conditions of approval number five (5) could be modified to indicate that counseling is not subject to the hours of operation. MOTION It was moved by Commissioner Dyer, seconded by Commissioner Foster, and carried on a 7-0 vote that the Planning Commission approve Conditional Use Permit No. 925, subject to the following findings, submitted plans, and attached conditions of approval: Planning Commission Minutes of January 8, 2008 Page 6 1. That the proposed development will not adversely affect the applicable land use plans of the City. Religious institutions are permitted in any location with an approved Conditional Use Permit; 2. That the proposed development will not be detrimental to the public health, safety and welfare. Religious institutions are necessary for the development of the community in order to meet the needs of the residents. The Conditions of Approval for the project address potential effects of the use and are necessary to maintain the public heath, safety, and welfare; 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. The project site is sufficient in size to accommodate the proposed use. The project meets all development standards; 4. That the proposed development is appropriate at the proposed location. The church use is not detrimental to the existing uses in the industrial park. Implementation of the Conditions of Approval will ensure that the use continues to be appropriate for the location. This includes the modification of condition of approval number five (5) as follows: 5. The hours of operation are: Sunday 11:00 a.m. to 12:00 p.m. and 2:0 p.m. to 5:00 p.m., 10:00 a.m. to 5:00 p.m., Monday and Thursday from 7:00 p.m. to 9:00 p.m. Special events shall be conducted off peak hours in accordance with this Conditional Use Permit. Counseling is not applicable to hours of operation. V. ADDENDA A. ORANGETREE LANE ASSOCIATES, APPLICANT (PROJECT PLANNER: TAMARA ALANIZ) A. Planning Commission presentation by Orange Tree Lane Associates for a proposed three-story, 51,432 square foot office building and approximately fifty (50) square foot drive-through automated teller machine on approximately 3.05 acres, located on the south side of Orange Tree Lane, north of Interstate 10 Freeway, west of Nevada Street in Specific Plan No. 25. Assistant Director Bob Dalquest indicated that a policy was established where certain projects that exceeded a certain threshold would have to provide a presentation to the Planning Commission and City Council in order to be deemed complete. Mr. Dalquest stated that the project being presented exceeded the established threshold of 50,000 square feet and that the applicant's representative was present to give an overview of the proposed three-story building. Commissioner Miller recused himself at 3:15 p.m. due to a conflict of interest. Glenn Follett, GMID Architects, gave a presentation of the proposed project. Commissioner Shamp indicated that the front of the project is oriented to the freeway and not to the street and asked why that was happening. Mr. Follett stated that it was preferable to have the parking on the freeway side rather than on Orange Tree Lane. Commissioner Foster commented that the building was architecturally attractive. Planning Commission Minutes of January 8, 2008 Page 7 Commissioner Dyer had concerns with the lack of landscaping in the parking lot. Commissioner Dyer asked for a cross section to show the height of the building compared to the freeway. Commissioner Miller returned to the meeting at 3:26 p.m. B. Determination of General Plan consistency for the sale of two surplus parcels owned by the City of Redlands and to be acquired by the Redevelopment Agency of the City of Redlands concerning Assessor's Parcel Number 0173-191-16 located on Cypress Avenue, north of the Interstate 10 Freeway in the Low-Density Residential designation with a Public/Institutional general location designation, and Assessor's Parcel Number 0170-191-39 located between the Interstate 10 Freeway and BNSF Railway, approximately 410 feet west of University Street in the High-Density Residential designation. Assistant Director Bob Dalquest gave a brief presentation of the proposed sale of two surplus parcels owned by the City of Redlands that the Redevelopment Agency is pursuing to acquire with a future intended use to construct affordable housing on both sites. Redevelopment Director Steve Dukett gave an overview on the proposed use of the two parcels. MOTION It was moved by Commissioner Foster, seconded by Commissioner James, and carried on a 6-1 vote, (Commissioner Shamp opposed), that the Planning Commission determine that the disposition of two City owned surplus parcels, identified as Assessor's Parcel Numbers 0173-191-16 and 0170-191-39, to the Redevelopment Agency for the construction of affordable housing is in conformity with the Redlands General Plan. VI. MINUTES A. December 11, 2008 MOTION It was moved by Commissioner Miller, seconded by Commissioner James, and carried on a 6-0 vote, (Commissioner Foster abstained), to approve the minutes of December 11, 2008. VII. LAND USE AND CITY COUNCIL ACTIONS OF DECEMBER 18, 2007 Assistant Director Dalquest gave a brief presentation on the City Council Actions of December 18, 2007. VIII. ADJOURN TO JANUARY 22, 2008 Chairman Macdonald adjourned the meeting at 3:40 p.m. to January 22, 2008. Christine Szilva Robert Dalquest, Assistant Director Senior Administrative Assistant Community Development Department Planning Commission Minutes of January 8, 2008 Page 8 Planning Commission Minutes of December 11, 2007 Page 9