HomeMy WebLinkAboutPlanning Minutes 4-22-08_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, April
22, 2008, at 2:00 p.m. are as follows:
PRESENT: Jim Macdonald, Chairman
Paul Foster, Vice Chairman
Gary Miller, Commissioner
Eric Shamp, Commissioner
John James, Commissioner
Ruth Cook, Commissioner
Carol Dyer, Commissioner
ADVISORY STAFF Oscar Orci, Director
PRESENT: Robert Dalquest, Assistant Director
Michael Reiter, Assistant City Attorney
Manuel Baeza, Principal Planner
Tamara Alaniz, Associate Planner
I. CALL TO ORDER AND PUBLIC COMMENT PERIOD - 3 MINUTES
Chairman Macdonald called the meeting to order. All Commissioners were present with the exception of
Commissioners Cook.
II. CONSENT ITEM
A. CAPITAL ASSOCIATES, APPLICANT
(PROJECT PLANNER: CHRIS BOATMAN)
1. Consideration of approval of COMMISSION SIGN REVIEW NO.
342, a Uniform Sign Program for an approved commercial center on
approximately 9.5 acres located on the east side of Nevada Street, immediately
south of the BNSF railway and 122 feet north of Redlands Boulevard in the
EV/TC, Commercial Transition District of the East Valley Corridor Specific Plan.
2. Consideration of approval of COMMISSION SIGN REVIEW NO.
343, to construct a 24 square foot monument sign for an approved commercial
center on approximately 9.5 acres located on the east side of Nevada Street,
immediately south of the BSNF railway and 122 feet north of Redlands Boulevard
in the EV/TC, Commercial Transition District of the East Valley Corridor Specific
Plan.
B. REDLANDS LAND HOLDING, LLC, APPLICANT
(PROJECT PLANNER: ROBERT DALQUEST)
Consideration of approval of COMMISSION SIGN REVIEW NO. 348 to construct four (4)
multi-tenant monument signs for an approved 160,000 square foot retail/commercial
center known as the Redlands Promenade Project on approximately 13.2 acres located
west of Eureka Street between the Interstate 10 Freeway and the BNSF railway in the
Town Center District of the Downtown Specific Plan No. 45.
MOTION
It was moved by Commissioner James, seconded by Commissioner Miller, and carried on a 6-0 vote,
(Commissioner Cook absent), to approve the Consent Calendar.
III. OLD BUSINESS- NONE
Planning Commission Minutes of
April 22, 2008
Page 1
IV. NEW BUSINESS
A. UNIVERSITY OF REDLANDS, APPLICANT
(PROJECT PLANNER: TAMARA ALANIZ)
1. Planning Commission to consider a recommendation to the City Council on a
Negative Declaration.
2. PUBLIC HEARING for the Planning Commission to consider a recommendation
to the City Council on ZONE CHANGE NO. 434 to change the zoning
designation from R-2, Multiple Family Residential District to E, Educational
District on the northeast corner of Citrus Avenue and University Street.
Chairman Macdonald opened the public hearing.
Commissioner Shamp recused himself, due to a conflict of interest.
Commissioner Cook arrived at 2:05.
Project Planner Tamara Alaniz gave a PowerPoint presentation and overview of the proposed project.
Staff recommended approval of the project subject to the conditions of approval.
Mr. Phil Doolittle, representative, stated they are trying to improve the quality as a beautification project
for the City of Redlands, with signage in a park like setting.
Chairman Macdonald closed the Public Hearing.
MOTION
It was moved by Commission Miller, seconded by Commissioner Foster, and carried a 6-0 vote,
(Commissioner Shamp recused), that the Planning Commission recommend approval to the City Council
on the Negative Declaration for Zone Change No. 434 and direct staff to file and post a Notice of
Determination in accordance with City guidelines.
MOTION
It was moved by Commissioner Miller, seconded by Commissioner Foster, and carried a 6-0 vote,
(Commissioner Shamp recused), that the Planning Commission adopt the Planning Commission
Resolution, recommending to the City Council approval of Zone Change No. 434, changing the
designation of the subject property from R-2, Multiple Family Residential District, to E, Educational District
on 0.24 acres on the northeast corner of University Street and Citrus Avenue based on the following
findings:
1. Zone Change No. 434, changing the zoning designation on the project site to E
District is in conformance with the General Plan land use designation of Public
Institutional and the Housing Element.
2. The approval of Zone Change No. 434 will not create a deficit of available and
required multiple family residential parcels within the City of Redlands, because
this property was not incorporated into the multiple family residential inventory
used in the City Housing Element.
B. LARRY JACINTO, APPLICANT
(PROJECT PLANNER: TAMARA ALANIZ)
1. Planning Commission to consider a recommendation to the City Council on a
Mitigated Negative Declaration.
2. PUBLIC HEARING for the Planning Commission to consider a recommendation
to the City Council on a Socio-Economic Cost Benefit Study.
3. PUBLIC HEARING for the Planning Commission to consider a recommendation
to the City Council on ZONE CHANGE NO. 433 to pre-zone four (4) contiguous
Planning Commission Minutes of
April 22, 2008
Page 2
assessor parcels in the unincorporated area of San Bernardino County to the
City of Redlands M-1, Light Industrial District, on approximately 6.75 acres
located on the north side of Nice Avenue, east of Jasper Avenue (APN: 0298-
053-03 to-06).
4. PUBLIC HEARING for the Planning Commission to consider a recommendation
to the City Council on ANNEXATION NO. 90 an annexation of four (4)
contiguous assessor parcels totaling 6.75 acres and contiguous San Bernardino
County right-of-way totaling approximately 0.76 acres in the unincorporated area
of San Bernardino County to the City of Redlands M-1, Light Industrial District,
located on the north side of Nice Avenue, east of Jasper Avenue (APN: 0298-
053-03 to-06).
5. PUBLIC HEARING for the Planning Commission to consider a recommendation
to the City Council on CONDITIONAL USE PERMIT NO. 928 to construct and
operate a recreational vehicle storage facility with 3,396 square feet of caretaker
and maintenance building area, approximately 51,562 square feet of enclosed
recreational vehicle storage, approximately 88,923 square feet of canopy-
covered recreational vehicle storage and associated parking and landscaping
elements on approximately 6.75 acres located on the north side of Nice Avenue,
east of Jasper Avenue.
Commissioner Miller recused himself, due to a conflict of interest.
Ms. Alaniz gave a PowerPoint presentation and overview of the proposed project. Staff recommended
approval of the project subject to the conditions of approval.
Chairman Macdonald opened the public hearing.
Mr. Pat Meyer, representative, stated they are presenting the project due to the Simus property that is
processing an annexation to the west of the Jacinto property. To be contiguous with the Simus property
the proposed project is filed with the City of Redlands in anticipation, instead of starting the process with
the County of San Bernardino. Mr. Meyer stated they concur with the conditions of approval, and
mitigation with the exception of Condition of Approval No. 13. Mr. Meyer stated they propose chain link
with trumpet vine along with landscaping on the eastern property line.
Commissioner Dyer recommended wrought iron with pilasters in place of the chain link.
Mr. Meyer stated the vine would have a better capability to cling to chain link than wrought iron. Mr.
Meyer stated whatever material is used would disappear once the vine is established.
Commissioner Shamp expressed concern on security, stating chain link would be easily scaled.
Mr. Meyer stated the facility will have security cameras mounted on the building, and a full time resident.
Commissioner Dyer requested installing a window centered on the south elevation wall, and to center the
windows on the western wall for balance.
Mr. Gary Stegeman, architect, confirmed he will add another window on the south elevation. Mr.
Stegeman expressed concern on the western wall recommendation and stated if adjusted as requested,
the window would be on the bedroom wall.
Commissioner Cook inquired if there was another architectural feature that can take the place of a
window.
Mr. Stegeman stated another architectural feature was rock trim work and landscaping.
Chairman Macdonald requested the rock trim and landscaping be added as a condition of approval.
Commissioner Dyer expressed concern on the northern wall, and stated the wall is eight (8) feet high,
long, and unbroken. Commissioner Dyer recommended pilasters every thirty (30) feet to break up the
wall. Commissioner Dyer stated the applicant indicated the use of a fifteen (15) gallon box on the
Chinese Pistache and London Plane trees, and requested an upgrade to a twenty-four(24) inch box.
Planning Commission Minutes of
April 22, 2008
Page 3
Commissioner James stated he is in favor of the chain link fence with trumpet vine. Commissioner James
stated when the vines grow the median used will not be noticed and the recreational vehicles will be
hidden from the public.
Commissioner Dyer stated similar issues were addressed with the Simus project, and requested
clarification if the Commission recommended a chain link fence. Commissioner Dyer stated she would
prefer the wrought iron fence with pilasters.
Commissioner Shamp stated he is in favor of the vine but would rather see another median used in place
of the chain link.
Commissioner Cook stated she is in favor of the wrought iron with vines.
Commissioner Foster said the vine would not grow as easily on wrought iron as the chain link.
Commission Foster stated the chain link with vines will block the view of the recreational vehicles, and is
in favor of the chain link.
Ms. Alaniz stated the applicant had proposed the vines and recommended added conditions of approval
to ensure the vines are mature in three (3) years, and are evergreen.
Chairman Macdonald closed the public hearing.
Chairman Macdonald stated it is the majority opinion of the Planning Commission that chain link with
vines is the form of fencing to be used. Chairman Macdonald recommended revising the Conditions of
Approval.
Ms. Alaniz concurred and stated Condition of Approval No. 13 will be omitted and additional Conditions of
Approval will be added as follows:
31. The applicant shall provide an additional window within the garage on the southern elevation of
the caretaker unit/office.
32. The applicant shall provide additional rock pillars to match the pillared gate on the northern wall
elevation at Naples Avenue.
33. The applicant shall increase the size of the proposed Chinese Pistache and London Plane trees
from 15-gallon to 24-inch box.
MOTION
It was moved by Commissioner Foster, seconded by Commissioner James, and carried on a 6-0
(Commissioner Miller recused), vote that the Planning Commission recommend approval to the City
Council on the Mitigated Negative Declaration for Zone Change No. 433, Annexation No. 90 and
Conditional Use Permit No. 928 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 James, and carried on a 6-0
(Commissioner Miller recused), vote that the Planning Commission recommend approval to the City
Council on the Socio-Economic Cost Benefit Study for Zone Change No. 433, Annexation No. 90 and
Conditional Use Permit No. 928, 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 Foster, seconded by Commissioner James, and carried on a 6-0
(Commissioner Miller recused), vote that the Planning Commission adopt the attached Zone Change
Planning Commission Resolution, recommending to the City Council approval of Zone Change No. 432,
to pre-zone four (4) contiguous assessor parcels in the unincorporated area of San Bernardino County to
the City of Redlands M-1, Light Industrial District, on approximately 6.75 acres located on the north side
Planning Commission Minutes of
April 22, 2008
Page 4
of Nice Avenue, east of Jasper Avenue.
MOTION
It was moved by Commissioner Foster, seconded by Commissioner James, and carried on a 6-0
(Commissioner Miller recused), vote that the Planning Commission adopt the attached Annexation
Planning Commission Resolution, recommending to the City Council approval of Annexation No. 90, to
incorporate four (4) contiguous assessor parcels and contiguous San Bernardino County right-of-way
totaling approximately 0.76 acres in the unincorporated area of San Bernardino County to the City of
Redlands M-1, Light Industrial District, on approximately 6.75 acres located on the north side of Nice
Avenue, east of Jasper Avenue.
MOTION
It was moved by Commissioner Foster, seconded by Commissioner James, and carried on a 6-0
(Commissioner Miller recused), vote that the Planning Commission recommend that the City Council
approve Conditional Use Permit No. 928, subject to the attached conditions of approval and based upon
the following findings:
1. The proposed recreational vehicle storage facility will not adversely affect the applicable
land use plans of the City in that it has been designed and conditioned to ensure that
applicable General Plan policies and the development standards of the Municipal Code
are met or exceeded;
2. The proposed recreational vehicle storage facility will not be detrimental to the health,
safety and general welfare because conditions of approval have been attached to
Conditional Use Permit No. 928 to ensure their protection;
3. The proposed development will comply to the maximum extent possible with the General
Plan and Zoning Ordinance in that the use is permitted in this land use district with the
approval of a conditional use permit and the site is adequate in size and shape to
accommodate the proposed recreational vehicle storage facility and is designed to
comply with all property development standards for the M-1, Light Industrial District;
4. The location of the proposed recreational vehicle storage facility is appropriate for the
project location because the site is adequate in size and shape to accommodate the
proposed recreational vehicle storage facility and is designed to comply with all property
development standards for the M-1, Light Industrial District including lot coverage,
building height and required setbacks.
C. REDEVELOPMENT AGENCY OF THE CITY OF REDLANDS, APPLICANT
NORTH REDLANDS REVITALIZATION PROJECT—Consideration of a recommendation
to the Redevelopment Agency and City Council concerning the proposed Redevelopment
Plan for the North Redlands Revitalization Project and its conformity to the City's General
Plan, and consideration of a recommendation on the Draft Environmental Impact Report.
Mr. Richard Tielberg, Urban Futures Representative, gave an overview of the proposed project. Mr.
Tielberg stated the studies and analysis was completed on the redevelopment project area. The resolution
compared the General Plan and the Redevelopment Plan, and if the two (2) plans conform will be adopted.
Mr. Tielberg stated staff had reviewed and considered the Program Environmental Impact Report(E.I.R.)
Chairman Macdonald requested clarification regarding a blocked area, on the map.
Mr. Tielberg stated the blocked area was not found to be blighted, and was excluded.
Chairman Macdonald opened up the public hearing.
Mr. Bill Cunningham, property owner, stated he was hopeful the project achieves the goal of revitalizing
North Redlands. Mr. Cunningham expressed concern on the additional taxes from residential
development, commercial development and property development flowing to the Revitalization Project and
not the General Fund, even though there will be a greater demand on city services.
Planning Commission Minutes of
April 22, 2008
Page 5
Chairman Macdonald closed the public hearing.
MOTION
It was moved by Commissioner James, seconded by Commissioner Shamp, and carried on a 7-0 vote that
the Planning Commission adopt Resolution No. 1159 filing its report and recommendation concerning the
proposed Redevelopment Plan for the North Redlands Revitalization Project and its conformity to the
City's General Plan.
V. ADDENDA
A. TUTTLE ENGINEERING, APPLICANT
(PROJECT PLANNER: CHRIS BOATMAN)
Consideration of architectural changes to COMMISSION REVIEW AND APPROVAL NO.
790 an approved 3,182 square foot office building located at 1449 W. Redlands Blvd.
in the General Commercial District of the East Valley Corridor Specific Plan.
Assistant Community Development Director Robert Dalquest stated the applicant needed additional time to
submit revised elevations and requested a continuance to May 13, 2008.
Chairman Macdonald opened up the public hearing. There were no comments forthcoming and the public
hearing was closed.
MOTION
It was moved by Commissioner Dyer, seconded by Commissioner James, and carried on a 7-0 vote that
the Planning Commission continue the consideration of architectural changes to Commission Review and
Approval No. 790 to May 13, 2008.
B. REDLANDS LAND HOLDING, LLC, APPLICANT
(PROJECT PLANNER: ROBERT DALQUEST)
Consideration of approval of the final landscape plan for an approved 160,000 square foot
retail/commercial center known as the Redlands Promenade Project on approximately
13.2 acres located west of Eureka Street between the Interstate 10 Freeway and the
BSNF railway in the Town Center District of the Downtown Specific Plan No. 45.
Mr. Dalquest gave a presentation and overview of the proposed project. Staff recommended approval of
the Final Landscape Plan for the Redlands Promenade Project, subject to the attached conditions of
approval.
Chairman Macdonald opened up the public hearing. There were no comments forthcoming and the public
hearing was closed.
Commissioner Dyer requested adding the Austrian Willow tree to the list of Recommended Shade Trees
For Parking Lots.
MOTION
It was moved by Commissioner Dyer, seconded by Commissioner James, and carried on a 7-0 vote that
the Planning Commission approve the Final Landscape Plan for the Redlands Promenade Project
(Conditional Use Permit No. 908), subject to the attached conditions of approval.
VI. COMMISSION DISCUSSION ITEMS
A. Discussion and possible action on proposed alternatives to the Art in Public Places
Ordinance.
Ms. Alaniz gave an overview of the proposed project.
Planning Commission Minutes of
April 22, 2008
Page 6
Commissioner Miller requested clarification on the structural revision to implement three (3) art
professionals in lieu of a review with the Cultural Arts Commission or to make a recommendation to the
Cultural Arts Commission. Commissioner Miller inquired if the contract curator will be task specific as a
consultant who is hired as needed, and not a full time person. Commission Miller requested clarification
on the voluntary contribution of the moratorium.
Ms. Alaniz confirmed the ordinance recommended the Cultural Arts Commission was the final governing
body. Ms. Alaniz confirmed the curator was a contracted employee. Ms. Alaniz stated after the end of the
three year moratorium it would be written within the ordinance to revisit and determine if the voluntary
contributions met the intent and purpose of the ordinance.
Commissioner Foster stated the City Council can review city ordinances at any time.
Commissioner Shamp inquired if there was an ordinance passed for incentives on sustainable design or
LEED certified projects in the form of expedited plan checks.
Mr. Dalquest confirmed there was an adopted resolution. Mr. Dalquest stated if a project does provide
LEED components it is moved to the front of the line for plan check.
Commissioner Foster stated the ordinance has no exclusions for non profit organizations relative to
schools or senior housing, as written.
Ms. Alaniz confirmed.
Commissioner Miller confirmed his opposition on the reduction of the landscaping requirement.
Commissioner Miller stated the landscaping has environmental benefits and is less controversial.
Commissioner Miller confirmed he did not agree with art in place of landscaping. Enhanced building
material is a way of introducing art into a project. Commissioner Miller recommended the City Council
consider an upgrade of building materials like the use of stone, brick, or more expensive durable materials
that enhance the quality of the building as an alternative to art.
Commissioner Foster inquired if Commissioner Miller would support an adoption of an ordinance that gave
the developer incentive to increase landscaping in the form of art, as an alternative.
Commissioner Miller confirmed.
Commissioner Cook stated Chicago Illinois has a large amount of public art in their city, in conjunction with
the open space, landscaping and architecture of the buildings provided their city with an attractiveness that
was immeasurable. Commissioner Cook suggested the City review other cities art ordinances.
Commissioner Foster asked who provided the public art in Chicago Illinois.
Commissioner Cook declared Chicago must have an ordinance with the amount of art displayed.
Commissioner Cook stated there were mosaics and murals incorporated in the building. Commissioner
Cook expressed concern the moratorium may postpone the start of Art in Public Places, and
recommended the City of Redlands move forward with the ordinance.
Commissioner Foster recommended incorporating an endowment in place of a moratorium.
Commissioner Foster stated the public and developers can contribute to the fund, and have the option
available to them.
Commissioner Dyer expressed concern on the reduction of landscaping as an alternative to art.
Commissioner Dyer did not support the moratorium and found it to be a step backward nor is she in
support of the endowment option.
Commissioner James stated he supported the ordinance and expressed his opinion that the ordinance is a
component of a full comprehensive economic development plan. The art creates an ambiance, which may
increase demographics and in time will raise the revenues and taxes, and may lead to higher end stores.
Commissioner James concurred with landscaping and architecture used as art. Commissioner James
expressed concern on the proposal to reduce landscaping five (5) percent. Commissioner James
expressed support on projects that are in the art program and said they will benefit with expedited plan
Planning Commission Minutes of
April 22, 2008
Page 7
checks. Commissioner James stated the moratorium does not preclude the art ordinance from going into
effect but precludes when the fees start. Commissioner James requested landscaping and architectural
elements added to the ordinance, and with the revision he would support the art ordinance.
Mr. Dalquest stated the intent would be to allow a development incentive, if the artwork was incorporated.
Commissioner Shamp requested the ordinance include exemptions for low income housing, non profit
organizations, and school district projects. Commissioner Shamp stated the ordinance portrays the City of
Redlands values art more than landscaping and does not agree with the expedited plan check as an
incentive. Commissioner Shamp said the expedite option gives the impression the City is more concerned
about art than sustainable design, LEED and energy efficient projects. Commissioner Shamp
recommended expanding the definition of art in the ordinance to include landscaping and architecture.
Commissioner Foster stated there is a compromise that can be reached. Commission Foster said the
ordinance is poorly crafted and did not cover the items Planning Commission discussed and
recommended the items be addressed. Commissioner Foster recommended the City Council adopt one of
the options and send the ordinance back to staff, so a more credible document could be written which may
be more beneficial to the community and not punitive to the developer with the one (1) percent
contribution.
Commissioner Miller inquired if public schools were exempt from the ordinance. Commissioner Miller
stated low income housing receives incentives and is not in favor of exempting them on the ordinance.
Commissioner Miller stated he is not in favor of the expedite incentive. Commissioner Miller is in favor of a
moratorium for a shorter period of time. Commissioner Miller is in favor of an ordinance that is not as
restrictive on how the money is spent.
Ms. Alaniz stated the public schools were not exempt just the private schools.
Chairman Macdonald stated the ordinance is poorly written. Chairman Macdonald recommended the
ordinance be withdrawn and rewritten to cover the subjects that were brought up by the Planning
Commission. Chairman Macdonald stated he supports the concept of the ordinance but not in the way it
was presented or written.
Chairman Macdonald closed the public hearing.
Ms. Alaniz stated she will include in the discussion for the City Council staff report, that the Planning
Commission recommended alternative number three (3) with the following issues; the reduction of
landscaping, landscaping and architecture as an alternative to meet the art standard, to explore the
exemptions for non profit agencies, establishment of an ordinance and a moratorium and the conflicting
nature, building permits with a valuation of more than $300,000.00 required to install or provide artwork in
the value of one (1) percent.
VII. MINUTES
A. APRIL 8, 2008
MOTION
It was moved by Commissioner James, seconded by Commissioner Foster and carried on a 7-0 vote to
approve the minutes of April 8, 2008.
VIII. LAND USE AND CITY COUNCIL ACTIONS OF APRIL 15, 2008
IX. ADJOURN TO MAY 13, 2008
Chairman Macdonald adjourned the meeting at 3:55 p.m. to May 13, 2008.
Linda McCasland Oscar Orci
Administrative Secretary Community Development Director
Planning Commission Minutes of
April 22, 2008
Page 8