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HomeMy WebLinkAboutPlanning Minutes 5-13-08_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, May 13, 2008, at 2:00 p.m. are as follows: PRESENT: Jim Macdonald, Chairman Paul Foster, Vice Chairman Ruth Cook, Commissioner Carol Dyer, Commissioner Eric Shamp, Commissioner John James, Commissioner ADVISORY STAFF Oscar Orci, Director PRESENT: Robert Dalquest, Assistant Director Dan McHugh, City Attorney Manuel Baeza, Principal Planner Chris Boatman, Junior Planner I. CALL TO ORDER AND PUBLIC COMMENT PERIOD - 3 MINUTES Chairman Macdonald called the meeting to order. All the Commissioners were present with the exception of Commissioner Miller. II. CONSENT ITEMS Commissioner Foster recused himself at 2:02 p.m. due to a conflict of interest. A. ENTERPRISE RENT-A-CAR, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) Consideration of approval of Commission Sign Review No. 345 to construct a 21.4 square foot monument sign for an existing 8,961 square foot regional office for a car rental agency on 3.69 gross acres located at 1930 Park Avenue in the EV/IC, Commercial Industrial District of the East Valley Corridor Specific Plan. B. KAISER PERMANENTE, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) Consideration of approval of Commission Sign Review No. 346 to construct two pedestal signs totaling 55.5 square feet located along California Street and Lugonia Avenue for an approved 120,159 square foot, three-story medical clinic on an eleven (11) acre parcel located at 1301 California Street within CP-1, Concept Plan No 1. C. LONE CHANG, APPLICANT (PROJECT PLANNER: MANUEL BAEZA) Consideration of a TIME EXTENSION FOR TENTATIVE TRACT NO. 16878 to subdivide approximately 41.22 gross acres into seventy-six (76) residential lots and four (4) common lots located on the west side of Wabash Avenue, south of San Bernardino Avenue, and north of Capri Avenue in the R-E, Residential Estate District. MOTION It was moved by Commissioner James, seconded by Commissioner Dyer, and carried on a 5-0 vote, (Commissioner Foster recused), to approve the Consent Calendar. Planning Commission Minutes of May 13, 2008 Page 1 Commissioner Foster returned to the meeting at 2:03 p.m. III. OLD BUSINESS- None IV. NEW BUSINESS A. ON TEXAS STREET, APPLICANT (PROJECT PLANNER: MANUEL BAEZA) 1. Planning Commission to consider a recommendation to the City Council on an Environmental Impact Report. 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 GENERAL PLAN AMENDMENT NO. 117 - amending the General Plan Land Use Designation from Commercial to Medium Density Residential (0 to 15 units per gross acre) for approximately 23 acres located on the south side of Pioneer Avenue, the west side of Texas Street and east of Tennessee Street in EV/SD, Special Development District of the East Valley Corridor Specific Plan (proposed for change to Concept Plan No. 7). 4. PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council on AMENDMENT NO. 36 TO SPECIFIC PLAN NO. 40 (EAST VALLEY CORRIDOR SPECIFIC PLAN) - establishing the EV/RP9, Planned Residential 9 District to the East Valley Corridor Specific Plan. 5. PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council on CONCEPT PLAN NO. 7 - establishing a concept plan within the East Valley Corridor Specific Plan for approximately 72 acres located on the north side of San Bernardino Avenue, the south side of Pioneer Avenue, the west side of Texas Street and immediately west of the 210 Freeway. 6. Consideration of a COMMISSION REVIEW AND APPROVAL NO. 851 - to develop a ten (10) building commercial center with 105,500 square feet of floor area on approximately 13 acres located on the north side of San Bernardino Avenue, the west side of Texas Street, and east of Tennessee Street in the EV/SD, Special Development District of the East Valley Corridor Specific Plan (proposed for change to Concept Plan No. 7). 7. PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council for MINOR SUBDIVISION NO. 314 (Tentative Parcel Map No. 18550) to subdivide approximately 36 acres into ten (10) lots and one (1) remainder lot for property on the north side of San Bernardino Avenue, the south side of Pioneer Avenue, the west side of Texas Street, and east of Tennessee Street in the EV/SD, Special Development District of the East Valley Corridor Specific Plan (proposed for change to Concept Plan No. 7). 8. PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council for CONDITIONAL USE PERMIT NO. 907 - for a 204 unit planned residential development on approximately 23 acres located on the south side of Pioneer Avenue, the west side of Texas Street and east of Tennessee Street in the EV/SD, Special Development District of the East Valley Corridor Specific Plan (proposed for change to EV/RP9, Planned Residential 9 District within Concept Plan No. 7 of the East Valley Corridor Specific Plan). Planning Commission Minutes of May 13, 2008 Page 2 9. PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council on TENTATIVE TRACT MAP NO. 18444 - to subdivide approximately 36 acres into 204 single family residential lots, five (5) common area lots, and one (1) remainder lot for property located on the south side of Pioneer Avenue, the west side of Texas Street and east of Tennessee Street in EV/SD, Special Development District of the East Valley Corridor Specific Plan (proposed for change to EV/RP9, Planned Residential 9 District within Concept Plan No. 7 of the East Valley Corridor Specific Plan). Chairman Macdonald opened the public hearing. Project Planner Manuel Baeza gave a PowerPoint presentation and overview of the proposed project. Staff recommended continuance of the project to the meeting of June 24, 2008. Gretchen Sauer and Mark Stanson, IDS Real Estate Group, thanked staff for their hard work on the project. Ms. Sauer provided background information on the project and presented a computerized virtual tour of Redlands Commons. Ms. Sauer indicated that the IDS Group spent a lot time working with the North Redlands Visioning Committee and plan on incorporating historical artwork components at the site. Commissioner Foster asked for the distance between each residential unit and between the residential units and the back part of the retail areas. Ms. Sauer stated that the residential units were approximately ten feet apart and that there would be a thirty-five (35) foot landscape buffer separating the residential and the back part of the retail area. Commissioner Foster had concerns with the closeness of the residential units and the distance between the back of the retail area and residential structures. Ms. Sauer expressed three concerns that were indicated in the staff report that pertained to removing the landscape buffer between the residential and commercial buildings, reorienting the retail buildings towards the residential structures, and reorienting the buildings to allow for more courtyards. Ms. Sauer indicated that the landscape buffer between the residential and commercial buildings was essential and was required in the East Valley Corridor Specific Plan. She stated that re-orienting some of the retail buildings to the residential structures would severely limit the visibility for any retailer and could cause the potential for empty store fronts and blight. Ms. Sauer indicated that the office and retail would not drive enough people to fill all the courtyards that the project already provides. Commissioner Foster asked if there was any dialogue with the school district on how they felt about having a business development directly across the street from a high school. Ms. Sauer indicated the high school appreciated the change to New York Street and that the residential use appeared to have less of an impact on a high school across the street. Commissioner Foster indicated that he liked what was being proposed by the applicant but still had concerns relative to the distance of the residential development and the rear of the retail plaza. Commissioner James concurred with Commissioner Foster's concerns relative to the ten foot setbacks between the houses. Commissioner Shamp stated that he liked the density of the project and indicated that it would provide a walkable community and give the opportunity to first time home buyers to own a home. Commissioner Shamp had concerns about the connection between the retail and residential areas and asked what constraints would prevent a drive aisle or vehicle connection from being added. Ms. Sauer indicated that the plan was to encourage people to get out and walk. Commissioner Shamp stated that he would like to see accommodations for bicycle racks/lockers in the commercial development and showers for the employees. Planning Commission Minutes of May 13, 2008 Page 3 Commissioner Shamp asked if LEED (Leadership in Energy and Environmental Design) or any other green building system was considered for the project. Ms. Sauer referred to the global warming section of the EIR. Chairman Macdonald asked for an explanation of the courtyard concept. Ms. Sauer indicated that each residence would have a ten by ten front yard and that there would be a tot lot available in the common area. Ms. Sauer stated that there would be visitor parking on the street and that the homeowners would have to park in their garages. Commissioner Foster had concerns with the 10 x 10 foot yards not being large enough and indicated that it was inadequate even with the amount of public open space. Commissioner Dyer indicated that she was in support of the density of the project and liked the idea of the smaller clusters of homes. She had concerns about what the landscaping would look like in those areas but stated that the virtual tour allayed those concerns. She indicated that she would like to see some working drawings. The landscape architect indicated that the working drawings were available in the packet. Commissioner Dyer concurred with Commissioner Shamp that a road by Texas Street should be added for those who want to use a vehicle and should be clearly delineated on the engineer's plan. She did not see very much interconnectiveness between the retail and the shops at the corners and that there needed to be more stamp paving and access for people to walk. Ms. Sauer indicated that they would look at adding some more pathways. Commissioner Dyer commented on the residential elevations indicating that there was too much stucco and would like to see more materials used. She was also concerned about the blank elevations by Texas Street and Pioneer Avenue and wanted to ensure that they were not facing any major arterials. Commissioner Foster commented on the recent controversial Art in Public Places Ordinance indicating that the applicant has been very sensitive to this issue by working with the North Redlands Visioning Committee. Commissioner Foster commented that an applicant can successfully work with the developer to produce high quality projects where public art is included on a voluntary basis. Commissioner Cook suggested getting a comparison of several other local cluster communities that are located in Redlands. Commissioner Foster indicated that he still had issues with the buffer between the retail and residential area. Mr. Stanson asked Commissioner Foster what he envisioned for this area. Commissioner Foster stated that he would like to see a greater distance between the retail and residential area which would be a priority for him. Commissioner Cook stressed the importance of having pedestrian walkways all the way through the development to prevent people from walking through planters in order to get to their cars. Commissioner Shamp suggested modifying the visual tour to show what it would be like to walk down the buffer. Ms. Sauer indicated that she would look into it. Commissioner Dyer commented on the parallel parking areas indicating that it appears that it may be difficult for people to parallel park due to the planter areas shown on the plans. Mr. Stanson stated that they could remove some of the planters. Commissioner James indicated that he would like to see the planters remain. Commissioner Shamp concurred with Commissioner James stating that the planters visually reduce the width of the roads. Planning Commission Minutes of May 13, 2008 Page 4 Mr. Stanson asked for feedback from Commissioner Foster on the landscaping, setbacks and what else he would like to see changed when they come back to the Planning Commission in June. Commissioner Foster indicated that if there were no noise considerations it would be terrific if a landscape belt could be created on both sides of the perimeter wall separating the two components. Ms. Sauer indicated that she would look into adding more landscaping. Chairman Macdonald suggested that the employee parking could be situated along the rear of the retail area along with some landscaping. Ms. Sauer indicated that she would look at that option. Commissioner Shamp and Foster indicated that the applicant did a good job on the project. Commissioner Shamp commented that based on his cursory review of the elevations, that the architecture was very nice with interesting massing, good details and colors. Bill Cunningham, representing the Redlands Association, indicated that he would have like to have seen this project brought forward during an evening session. Mr. Cunningham indicated that he was a participant in the planning of the East Valley Corridor Specific Plan. He spoke that there would be a lack of revenue from the residential component of the project, that there are significant impacts that cannot be mitigated relative to traffic, air quality, cumulative impacts, noise, light and glare, significant traffic issues during peak hours, that the Socio-Economic Cost Benefit Study is flawed, that the residential development should meet R-E standards and that the use is not compatible with the surrounding land. John Thomas, owner of Trojan Groves, had concerns relative to the inclusion of residential homes into this specific envelope. Mr. Thomas stated that he was initially unaware that there was an environmental review two years ago and was not notified of the meeting. He indicated that the Environmental Impact Report was very technical and had concerns regarding traffic mitigations, improvement costs, who was sharing the costs, and biological issues. He stated that there were misstatements and untruths in the report. Mr. Thomas had concerns on how the build-out of his property was estimated which used the FAR (Floor Area Ratio) for the entire site rather than a mix of 0.25% for the area occupying commercial and .060% for the area occupying office uses. Mr. Thomas stated that he will have more specific information at the next meeting which will give the Commission the opportunity to review and look at the development in this envelope and hopes the concerns can be rectified at this level. Alison Rondone, Senior Project Manager with PBS& J, indicated that Mr. Thomas was incorrect in that they did analyze the Reasonable Foreseeable Development Alternative, located under Alternative II, indicating that the maximum that could be built on the site had been analyzed in the EIR. Chairman Macdonald closed the public hearing. MOTION It was moved by Commissioner Foster, seconded by Commissioner James, and carried on a 6-0 vote that the Planning Commission continue the Environmental Impact Report and Public Hearings for the Socio- Economic Cost/Benefit Study, General Plan Amendment No. 117, Amendment No. 36 to Specific Plan No. 40, Concept Plan No. 7, Commission Review and Approval No. 851, Minor Subdivision No. 314, Tentative Tract Map No. 18444 and Conditional Use Permit No. 907 to the Planning Commission meeting of June 24, 2008. Chairman Macdonald recessed the meeting a 3:55 p.m. Chairman Macdonald reconvened the meeting at 4:00 p.m. Planning Commission Minutes of May 13, 2008 Page 5 B. OLYMPIC BARRINGTON,APPLICANT (PROJECT PLANNER: TAMARA ALANIZ) 1. PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council on AMENDMENT NO. 4 to SPECIFIC PLAN NO. 23, amending the specific plan to establish the sign standards of the C-3 and C-4 Districts in a uniform sign program located on the southeast corner of Ford Street and Redlands Boulevard in the Administrative and Professional Office District of Specific Plan No. 23. 2. Planning Commission to consider a recommendation to the City Council on COMMISSION SIGN REVIEW NO. 329 to construct two (2)forty(40) square foot monument signs for an approved commercial center located on the southeast corner of Ford Street and Redlands Boulevard in the Administrative and Professional Office District of Specific Plan No. 23. Assistant Director Bob Dalquest indicated that there are a number of code issues that need to be reviewed by staff on the proposed project. Staff recommended continuance of the project to the May 27, 2008 meeting. MOTION It was moved by Commissioner James, seconded by Commissioner Shamp, and carried on a 6-0 vote that the Planning Commission continue Amendment No. 4 to Specific Plan No. 23 and Commission Sign Review No. 329 to May 27, 2008. C. RASPBERRY INVESTMENTS, APPLICANT (PROJECT PLANNER: TABITHA KEVARI) 1. PUBLIC HEARING for the Planning Commission to consider a Socio-Economic Cost/Benefit Study. 2. PUBLIC HEARING to consider Conditional Use Permit No. 821 Revision No. 1 to expand the existing bakery business by 586 square feet, existing lodge facility by 1,426 square feet and to construct a 672 square foot covered patio structure used for the ceremony area at the Tennessee Gardens Center located at 615 & 619 Tennessee Street in the C-M, Commercial Industrial District. Chairman Macdonald indicated that the Commission received notice that the applicant has requested a continuance on the project. Assistant Director Bob Dalquest stated that Project Planner Tabitha Kevari visited the project site and found that the parking area had been re-striped and did not meet code. Mr. Dalquest indicated that the applicant requested a continuance to the May 27, 2008 meeting so they can address staff's concerns. Chairman Macdonald closed the public hearing. MOTION It was moved by Commissioner Foster, seconded by Commissioner James, and carried on a 6-0 vote that the Planning Commission continue the Socio-Economic Cost Benefit Study and Conditional Use Permit No. 821 R-1 to the May 27, 2008 meeting. Planning Commission Minutes of May 13, 2008 Page 6 Commissioner Shamp indicated that it appeared that the drawings for this project were not prepared by a drafting professional and were difficult to understand. Commissioner Shamp stated that the elevations should be done per proper drafting standards to better understand them. V. ADDENDA A. TUTTLE ENGINEERING, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) Planning Commission to consider 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 Director Bob Dalquest indicated that staff has seen some preliminary elevations and further modifications were suggested to the applicant. Staff recommended continuance to the June 10, 2008 meeting to allow enough time for the applicant to make the necessary modifications. MOTION It was moved by Commissioner Shamp, seconded by Commissioner James, and carried on a 6-0 vote that the Planning Commission continue the consideration of architectural changes for Commission Review and Approval No. 790 to June 10, 2008. VI. PLANNING COMMISSION DISCUSSION ITEMS A. Presentation on Draft Housing Element Rajeev Bhatia and Laura Machala, Dyett & Bhatia Urban & Regional Planners gave a presentation of the Draft Housing Element. Mr. Bhatia and Ms. Machala gave an overview of the housing assessments, land inventory constraints, program accomplishments, quantative objectives and new program highlights. VII. MINUTES A. April 22, 2008 MOTION It was moved by Commissioner Foster, seconded by Commissioner James, and carried on a 6-0 vote to approve the minutes of April 22, 2008 with a correction. VIII. LAND USE AND CITY COUNCIL ACTIONS OF MAY 6, 2008 Director Oscar Orci gave a brief presentation on the City Council Actions of May 6, 2008. IX. ADJOURN TO MAY 27, 2008 Chairman Macdonald adjourned the meeting at 4:33 p.m. to the May 20, 2008 Special Meeting. Christine Szilva Oscar W. Orci, Director Senior Administrative Assistant Community Development Department Planning Commission Minutes of May 13, 2008 Page 7 Planning Commission Minutes of April 8, 2008 Page 8