Loading...
HomeMy WebLinkAboutPlanning Minutes 9-23-08_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, September 23, 2008, at 2:00 p.m. are as follows: PRESENT: Jim Macdonald, Chairman Paul Foster, Vice Chairman Gary Miller, Commissioner Ruth Cook, Commissioner John James, Commissioner Carol Dyer, Commissioner ADVISORY STAFF PRESENT: Robert Dalquest, Assistant Director Michael Reiter, Assistant City Attorney Manuel Baeza, Principal Planner Tabitha Kevari, Associate Planner Chris Boatman, Assistant 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 Dyer and Shamp. Amanda Frye, 12714 Hilltop Drive, had concerns relative to the reliability of the Socio Economic Cost Benefit Study model and asked that staff reexamine the tool to ensure that Redlands is getting the best information. II. CONSENT ITEMS- NONE III. OLD BUSINESS A. ON TEXAS STREET, APPLICANT (PROJECT PLANNER: MANUEL BAEZA) 1. Consideration of a recommendation to the City Council on an Environmental Impact Report. 2. PUBLIC HEARING to consider a recommendation to the City Council on a Socio-Economic Cost/Benefit Study. 3. PUBLIC HEARING 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) on 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 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 to consider a recommendation to the City Council on CONCEPT PLAN NO. 7 - establishing a concept plan within the East Valley Planning Commission Minutes of September 23, 2008 Page 1 Corridor Specific Plan on 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 east 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 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 to consider a recommendation to the City Council for CONDITIONAL USE PERMIT NO. 907 - a proposed 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). 9. PUBLIC HEARING 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 indicated that the project was continued from the September 9, 2008 meeting to allow staff to address comments made by Bill Cunningham on the Socio Economic Cost Benefit Study. Mr. Baeza stated that the applicant requested a continuance due to a scheduling conflict. Staff recommended continuance to the October 14, 2008 meeting. MOTION It was moved by Commissioner Foster, seconded by Commissioner James, and carried on a 5-0 vote that the Planning Commission continue the Environmental Impact Report and Public Hearings for the Socio- Economic Cost/Benefit, 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 October 14, 2008. Planning Commission Minutes of September 23, 2008 Page 2 B. MIKE NIJJAR, APPLICANT (PROJECT PLANNER: TABITHA KEVARI) 1. Consideration of a Mitigated Negative Declaration. 2. PUBLIC HEARING for a Socio-Economic Cost/Benefit Study. 3. PUBLIC HEARING to consider CONDITIONAL USE PERMIT NO. 926 for a planned residential development containing twelve (12) single family residential lots and three (3) common lots for open space purposes located on 4.33 acres north of Pioneer Avenue, east of Texas Street in the R-E, Residential Estate District. 4. PUBLIC HEARING to consider TENTATIVE TRACT MAP NO. 17022 - a tentative tract map to subdivide 4.33 acres into twelve (12) residential lots and three (3) common lots for open space purposes located north of Pioneer Avenue, east of Texas Street in the R-E, Residential Estate District. Chairman Macdonald opened the public hearing. Project Planner Tabitha Kevari gave a PowerPoint presentation and overview of the proposed project. Ms. Kevari indicated that the Public Works conditions of approval were distributed to the Planning Commissioners at the start of the meeting. She also indicated that Commissioner Dyer, who was not present at the meeting, sent an e-mail with recommendations relative to the landscaping and recommended amending condition of approval number eighteen (18) and adding condition of approval thirty-eight(38). Staff recommended approval of the project subject to the conditions of approval. Commissioner Miller asked if there would be water"ponding" on lot"B" if there was a five year storm. Mr. Dalquest stated that the lot is required to be designed to percolate within a forty-eight hour period in the event of a heavy storm. Commissioner James and Foster concurred with Commissioner Dyer's recommendations on amending conditions of approval eighteen (18) and adding condition of approval thirty-eight (38) with regard to the landscaping. MOTION It was moved by Commissioner Miller, seconded by Commissioner Foster, and carried on a 5-0 vote that the Planning Commission approve the Mitigated Negative Declaration for Tentative Tract No. 17022 and Conditional Use Permit No. 926, and recommend that staff file a post a Notice of Determination in accordance with City Guidelines. MOTION It was moved by Commissioner Miller, seconded by Commissioner Foster, and carried on a 5-0 vote that the Planning Commission approve the Socio-Economic Cost Benefit Study for Tentative Tract No. 17022 and Conditional Use Permit No. 926 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 Miller, seconded by Commissioner Foster, and carried on a 5-0 vote that the Planning Commission approve Conditional Use Permit No. 926 based on the following Findings, and Planning Commission Minutes of September 23, 2008 Page 3 subject to the attached Conditions of Approval: 1. The proposed development will not adversely affect the applicable land use plans of the City. The proposed development is consistent with the R-E District and PRD Standards. 2. The proposed development will not be detrimental to the public health, safety, and welfare; the project will provide new housing opportunities for future and current city residents. 3. The proposed development does 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 is consistent with the Very Low Density General Plan Land Use Designation and R-E Residential Estate zoning of the site. 4. The proposed development is appropriate at the proposed location because the development includes residential uses consistent with existing and adjacent residential uses. This includes the amendment to condition of approval number eighteen (18) and the addition of condition of approval number thirty-eight(38)as follows: 18. Prior to recordation of the Final Map, the applicant shall submit a final grading plan that shows how off-site drainage from adjacent, up stream, private properties will be picked up and carried to a City storm drain system. The plan shall identify the contours, improvements (buildings, driveways, walls, etc.), landscaping and existing drainage systems of adjacent properties. The plan, at a minimum, shall show the area twenty (20) feet from the tract property line. The plan shall identify the relationship of the subdivision and its proposed grading and improvements to adjacent properties and their grading and improvements and show that the adjacent properties will not be negatively impacted as a result of the acceptance of drainage or on-site improvements. The (grading) plan shall show all existing trees to be retained and protected in place as shown on landscape plans approved by the Planning Commission. Plans are to be submitted to, reviewed and approved by the Community Development Department and the Public Works Department prior to approval of the Final Map. 38. The landscape plans shall be revised to reflect the following changes. Crape Myrtle street trees shall be upsized to 24" box size. Seven trees of similar varieties and size as shown in the landscape setback on the street frontages shall be added. Staked vines at 15' on center shall be added along the slumpstone block wall facing Texas Street and Pioneer Avenue. MOTION It was moved by Commissioner Miller, seconded by Commissioner Foster, and carried on a 5-0 vote that the Planning Commission approve Tentative Tract No.17022 subject to conditions of approval, and based upon 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 Very-Low Density Residential and a proposed zoning of R-E, Residential Estate and is consistent with both the General Plan and Municipal Code including the Planned Residential Development Ordinance; 2. The site which is located east of Texas Street and north of Pioneer Avenue is physically suitable for the type of development. The site has a relatively flat grade and is large enough to subdivide into the proposed number of lots; 3 The site is physically suitable for the proposed density of development. The General Plan Land Use Designation of Very-Low Density allows for up to 2.7 dwelling units per gross net acre and Planning Commission Minutes of September 23, 2008 Page 4 the project as proposed has a density of 2.7 dwelling units per gross net acre; 4. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. No biological impact was identified within the environmental analysis; 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; public streets and pedestrian access will be provided throughout the project site. 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 1965. The property is not within an existing Williamson Act Contracts. C. EBBE VIDERIKSEN, APPLICANT (PROJECT PLANNER: ROBERT DALQUEST) 1. Consideration of a recommendation to the City Council on a Mitigated Negative Declaration. 2. PUBLIC HEARING to consider a recommendation to the City Council on a Socio-Economic Cost Benefit Study. 3. PUBLIC HEARING to consider a recommendation to the City Council on AMENDMENT NO. 4 to SPECIFIC PLAN NO. 43 on a development plan to subdivide approximately forty-four (44) acres into twenty-seven (27) single family residential lots and seven (7) lettered, open space lots located on the east side of Alessandro Road in Neighborhood 2 of Specific Plan No. 43. 4. PUBLIC HEARING to consider a recommendation to the City Council on TENTATIVE TRACT MAP NO. 18560 to subdivide approximately forty-four (44) acres into twenty-seven (27) single family residential lots and seven (7) lettered, open space lots located on the east side of Alessandro Road in Neighborhood 2 of Specific Plan No. 43. Chairman Macdonald opened the public hearing. Assistant Director Bob Dalquest indicated that staff received revised plans and needed additional time to review the plans and prepare the staff report. Staff recommended continuance of the project to the October 14, 2008 meeting. Chairman Macdonald closed the public hearing. MOTION It was moved by Commissioner James, seconded by Commissioner Miller and carried on a 5-0 vote that the Planning Commission continue consideration of the Mitigated Negative Declaration, and the Public Hearings for the Socio-Economic Cost/Benefit Study, Amendment No. 4 to Specific Plan No. 43 and Tentative Tract No. 18560 to the October 14, 2008 Planning Commission meeting. Planning Commission Minutes of September 23, 2008 Page 5 IV. NEW BUSINESS A. CITY OF REDLANDS, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) 1. Consideration of a recommendation to the City Council on a Negative Declaration. 2. PUBLIC HEARING for a recommendation to the City Council on GENERAL PLAN AMENDMENT NO. 120 to amend the Health and Safety Element by adopting the City of Redlands Local Hazard Mitigation Plan within the element. Chairman Macdonald opened the public hearing. Project Planner Chris Boatman gave an overview of General Plan Amendment No. 120. Staff recommended that the Planning Commission adopt Resolution No. 1178 for General Plan Amendment No. 120 recommending to the City Council adoption of the proposed amendments, and recommending adoption of the associated Negative Declaration. Chairman Macdonald closed the public hearing. MOTION It was moved by Commissioner Foster, seconded by Commissioner James and carried on a 5-0 vote that the Planning Commission recommend approval to the City Council for General Plan Amendment No. 120, 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 5-0 vote that the Planning Commission approve Planning Commission Resolution No.1178, recommending that the City Council approve General Plan Amendment No.120. B. CITY OF REDLANDS, APPLICANT (PROJECT PLANNER: ROBERT DALQUEST) 1. Consideration of a recommendation to the City Council on a Negative Declaration. 2. PUBLIC HEARING for a recommendation to the City Council on GENERAL PLAN AMENDMENT NO. 121 to update the Housing Element pursuant to Section 65588 of the State Planning and Zoning Laws. Chairman Macdonald opened the public hearing. Assistant Director Bob Dalquest gave a brief overview of the Draft Housing Element and introduced Consultant, Laura Machala from Dyett& Bhatia. Laura Machala, Consultant from Dyett & Bhatia Urban & Regional Planners, gave a PowerPoint presentation and overview of the revisions of the second draft of the Housing Element. Ms. Machala recommended that the Planning Commission recommend to the City Council that the Draft Housing Element (General Plan Amendment No. 121) be approved subject to final review and approval of the State Department of Housing and Community Development. Planning Commission Minutes of September 23, 2008 Page 6 Pat Gilbreath, City of Redlands Mayor Pro Tem and SANBAG Representative, indicated that she was asked to serve on RHNA (Regional Housing Needs Assessment) for SCAG (Southern California Association of Governments) and was looking for the Planning Commission and staff to give her direction as we go forward with the next planning cycle for the next RHNA. Commissioner Miller commented on and had questions relative to the homeless population. Ms. Machala addressed Commissioner Miller's questions and indicated that she could look into how the 39% homeless population was calculated. Commissioner Miller indicated that he wanted to ensure that the data relative to the homeless population was accurate. Chairman Macdonald commented on the 39% increase in the homeless population in the County and asked for the number of homeless individuals in Redlands. Assistant Planner Chris Boatman indicated that he recently completed a City Council report on the Homeless Partnership Resolution for the County and stated that there were currently 158 homeless individuals in Redlands. Commissioner James commented that the Draft Housing Element was an aggressive plan relative to the number homes that are going to be built by the year 2014 in addition to the very low income. Commissioner James had concerns on how those requirements would be met relative to Mayor Pro Tem Gilbreath's comments on RHNA. MOTION It was moved by Commissioner James, seconded by Commissioner Cook and carried on a 5-0 vote that the Planning Commission recommend to the City Council approval of the Negative Declaration for the General Plan Amendment No. 121 (Housing Element Update), and direct staff to file and post a "Notice of Determination" in accordance with City guidelines. It was moved by Commissioner James, seconded by Commissioner Cook and carried on a 5-0 vote move that the Planning Commission approve Planning Commission Resolution No. 1179 and recommend that the City Council approve General Plan Amendment No. 121 (Housing Element Update), subject to final review and approval by the State Department of Housing and Community Development. C. SEQUOIA DEPLOYMENT SERVICES, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) PUBLIC HEARING to consider CONDITIONAL USE PERMIT NO. 919 to install a sixty (60) foot high cellular tower for a wireless telecommunication facility within the Hillside Memorial Park Cemetery located at 1540 Alessandro Road in the R-E (Residential Estate) District. Chairman Macdonald opened the public hearing. Project Planner Chris Boatman gave a PowerPoint presentation and overview of the proposed project. Mr. Boatman clarified that the applicant's name is Omnipoint Communications and that the representative is Sequoia Deployment Services. Mr. Boatman passed around a material board for the Commission's review. Mr. Boatman indicated that he received a telephone call from resident Herrick Johnson, 1535 Rebecca Crest, who pledged his support for the project. Staff recommended approval of the project subject to the conditions of approval. Commissioner Miller commented on the material board and asked if the dark gray color would be the visible side of the equipment structure. Mr. Boatman indicated that it would be the lighter gray color shown on the reverse side of the material sample. Planning Commission Minutes of September 23, 2008 Page 7 Commissioner Cook asked if there would be co-location on the site. Mr. Boatman stated that this was the only proposal received but indicated that there could be the ability to co-locate but was unsure if additional equipment could fit in the shelter. Monica Moretta, Omnipoint Communications, commented on the material board and indicated that the light gray color would match the mausoleum that is located at the entrance of the Hillside Memorial Cemetery. Ms. Moretta indicated that the facility has been proposed as a co-locatable facility and that the equipment would have to be placed somewhere else on the property. Commissioner Dyer arrived to the meeting at 3:00 p.m. Commissioner Miller indicated that the photograph of the tower shows the foliage of the Cypress coming down approximately three (3) feet from the ground but the drawing shows the foliage above the building by approximately two (2) feet. Commissioner Miller stated that his preference was to show the foliage of the Cypress coming down approximately three feet as shown in the photograph. Ms. Moretta indicated that the separation from the ground level to the beginning of the branches is twelve (12) feet but that it could be lowered. Commissioner Miller commented on the element that looked like an electrical meter on the outside of the shelter and asked if that was the proposed location of the meter. Ms. Moretta indicated that the electrical meter would be enclosed inside the equipment structure. Commissioner Miller indicated that he would like two additional conditions of approval added addressing that the foliage of the proposed simulated Cypress be no more than three (3) feet above the ground and that the electrical meter be placed inside the equipment structure. Commissioner Foster asked that the applicant be vigilant in building what they are proposing today. Commissioner James asked if the antennas would be inside the foliage. Ms. Moretta indicated that the antennas would be fully enclosed inside of the branches of the tree. Chairman Macdonald closed the public hearing. MOTION It was moved by Commissioner James, seconded by Commissioner Miller and carried on a 6-0 vote that the Planning Commission approve Conditional Use Permit No. 919 subject to the following findings and attached conditions of approval. 1. That the proposed development will not adversely affect the applicable land use plans of the City because the project is a conditionally permitted use in any zone; and 2. That the proposed development will not be detrimental to the public health, safety and welfare because the project includes Mitigation Measures designed to address concerns of public health and safety; and 3. That the proposed development will comply to the maximum extent feasible with the regulations of the City's General Plan, and the R-E, Residential Estate District; and 4. That the proposed wireless telecommunications facility is appropriate at the Hillside Memorial Park Cemetery because it has been designed to be compatible with the surroundings. This includes the addition of conditions of approval numbers eleven (11) and twelve (12)as follows: Planning Commission Minutes of September 23, 2008 Page 8 11. The foliage of the proposed stealth tree shall be no greater than three feet from grade. 12. All equipment must be fully enclosed in the equipment structure. V. ADDENDA- NONE VI. MINUTES A. SEPTEMBER 9, 2008 It was moved by Commissioner Foster, seconded by Commissioner James and carried on a 6-0 vote to approve the Planning Commission minutes of September 9, 2008. VII. LAND USE AND CITY COUNCIL ACTIONS OF SEPTEMBER 16, 2008 Assistant Director Bob Dalquest gave a brief presentation on the City Council Actions of September 16, 2008. VIII. ADJOURN TO OCTOBER 14, 2008 Chairman Macdonald adjourned the meeting at 3:09 p.m. to October 14, 2008. Christine Szilva Robert Dalquest, Assistant Director Senior Administrative Assistant Community Development Department Planning Commission Minutes of September 23, 2008 Page 9 Planning Commission Minutes of August 12, 2008 Page 10