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HomeMy WebLinkAboutPlanning Minutes 10-28-08_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, October 28, 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 Eric Shamp, Commissioner ADVISORY STAFF PRESENT: Oscar Orci, Director Robert Dalquest, Assistant Director Michael Reiter, Assistant City Attorney Manuel Baeza, Principal Planner Sergio Madera, Associate Planner Tabitha Kevari, Associate Planner OTHERS PRESENT: Steve Dukett, Urban Futures I. CALL TO ORDER AND PUBLIC COMMENT PERIOD - 3 MINUTES Chairman Macdonald called the meeting to order. All the Commissioners were present. Suzie Leonard, Redlands resident, commented that Redlands should implement the use of solar panels on all future development of tracts and buildings. II. CONSENT ITEMS A. CITRONE RESTAURANT& BAR (PROJECT PLANNER: ROBERT DALQUEST) Planning Commission review of application for the person to person transfer of an On- Sale General Alcohol Beverage license for Citrone Restaurant & Bar located at 328 Orange Street. MOTION It was moved by Commissioner Foster, seconded by Commissioner James, and carried on a 7-0 vote to approve the Consent Calendar. III. OLD BUSINESS A. 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 for a development plan to subdivide 44.35 acres into twenty-seven (27) single family residential lots and Planning Commission Minutes of October 28, 2008 Page 1 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 VARIANCE NO. 755 from Section IV(A)(6) of Specific Plan No. 43 to allow a reduction in the required 150-foot minimum lot depth for Lots 4 through 7 within a Planned Residential Development consisting of the subdivision of 44.35 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. 5. PUBLIC HEARING to consider a recommendation to the City Council on CONDITIONAL USE PERMIT NO. 941 for a Planned Residential Development to subdivide 44.35 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. 6. PUBLIC HEARING to consider a recommendation to the City Council on TENTATIVE TRACT MAP NO. 18560 to subdivide 44.35 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 Robert Dalquest gave a PowerPoint presentation and overview of the project. Staff recommended that the Planning Commission adopt Resolution No. 1161, recommending that the City Council approve Amendment No. 4 to Specific Plan O. 43, and recommend approval to Variance No. 755, Conditional Use Permit No. 941 and Tentative Tract No. 18560. Commissioner Shamp commented on the street lighting and concurred with staff that low pressure sodium is not appropriate lighting. He indicated that there are other low energy intensive light fixtures available. Commissioner Shamp stated that the lighting situation has not been resolved. Rosemary Hoerning, Municipal Utilities and Engineering Director, stated that the recommendation of the suggested lighting made in the staff report was adequate. Commissioner Shamp indicated his hopes to explore a lighting standard for dark night sky and other parts of Redlands where it would be appropriate. Commissioner Cook asked about the Rural Standards. Director Orci indicated that the Rural Standards was adopted and indicated that there was some very flexible language relative to lighting. Director Hoerning stated that the Police Department indicated that they were more comfortable with the standard spacing of the lighting. Ebbe Videriksen, Applicant, stated that he was available to answer questions. Mr. Videriksen passed around a drawing to the Commission relative to the grading for the slope across from the entrance on lot «A„ Commissioner Miller asked if the Commission would see drawings of the equestrian facilities. Mr. Videriksen indicated that the buildings and landscaping would have to come back to the Planning Commission for final approval. Commissioner Miller indicated that he would like to see a condition that would require that the first twelve (12)feet of the embankment of lot"B" be landscaped in addition to the developments entrance area. Planning Commission Minutes of October 28, 2008 Page 2 Commissioner Miller commented on his concerns relative to the slopes eroding and running off into the streets. Mr. Videriksen stated that there could be a low wall to catch the runoff. Commissioner Shamp asked Director Hoerning about the gutters and channels and asked if they had to be the ribbon concrete style or could they be designed to blend in better with the landscape. Director Hoerning indicated that an alternate design could be accommodated. Commissioner Miller asked Director Hoerning if she would be comfortable with a condition that stated, "The vertical portions of the collection points and concrete collection channels shall be positioned at the outside edges of the embankment where necessary as approved by Engineering". Ms. Hoerning indicated that she was agreeable with Commissioner Miller's proposed condition. Bill Cunningham, Redlands Association, supported Commissioner Shamp's concerns relative to the lighting issue in the canyon. Mr. Cunningham stated that it was important that we come to a consensus with regard to Rural Standards before doing more development in either canyon and that an important aspect would be the lighting. Assistant Director Bob Dalquest clarified that condition of approval eighteen (18) addresses that landscaping and improvements on the common area lots shall come back to the Planning Commission for final approval. Commissioner Dyer indicated that she was in support of Commissioner Shamp's concept of allowing the rural lighting designation on this property. Chairman Macdonald stated that he did not want to hold up the project to further review the Rural Standards lighting. Director Orci indicated that staff could look at the lighting issues relative to the Rural Standards and apply them where applicable before the project goes before the City Council for final approval. Commissioner Miller commented that the applicant made a good effort in developing the cobblestone layered drainage way but that the conditions of approval read that the driveways have concrete pipes. Commissioner Miller suggested designing the concrete driveways with a flat arch configuration instead of concrete pipe which would look better and would not restrict the flow of water. Commissioner Miller indicated that he would like to add this as a condition of approval if the applicant did not have any objection. Mr. Videriksen indicated that the recommended condition of approval would not be a problem. MOTION It was moved by Commissioner Foster, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission recommend that the City Council approve the Mitigated Negative Declaration for Amendment No. 4 to Specific Plan No. 43, Variance No. 755, Conditional Use Permit No. 941 and Tentative Tract No. 18560, 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 7-0 vote that the Planning Commission recommend that the City Council approve the Socio-Economic Cost Benefit Study for Amendment No. 4 to Specific Plan No. 43, Variance No. 755, Conditional Use Permit No. 941 and Tentative Tract No. 18560. 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 October 28, 2008 Page 3 MOTION It was moved by Commissioner Foster, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission adopt Planning Commission Resolution No. 1161 recommending that the City Council approve Amendment No. 4 to Specific Plan No. 43. MOTION It was moved by Commissioner Foster, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission recommend approval to the City Council on Variance No. 755 based on the following findings and subject to the attached Conditions of Approval: 1. The request for the variance has exceptional or extraordinary circumstances because of the unique and unusual steep terrain and major ridgelines that are specific to the site in question which makes strict compliance with the requirements of providing a minimum lot depth of 150-feet for Lots 4 through 7 difficult to achieve and not practical in steep hillside development; 2. That the variance is necessary for the enjoyment of a substantial property right in which other Planned Residential Developments in steep hillside areas of the San Timoteo Canyon area have not been required under the same or similar zoning; 3. That the granting of the variance will not be detrimental to the public welfare or injurious to the property or improvements of others in the vicinity because no physical change will result or be noticeable with the reduced lot depth for Lots 4 through 7; 4. That the proposed Planned Residential Development is consistent with the policies and guidelines of the Redlands General Plan and the density prescribed for the site under the Resource Preservation land use designation. MOTION It was moved by Commissioner Foster, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission recommend approval to the City Council on Conditional Use Permit No. 941, 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 Planned Residential Development complies with the Resource Preservation General Plan designation and the Sunset Hills Specific Plan; 2. That the proposed development will not be detrimental to the public health, safety and welfare. The Planned Residential Development complies with all development requirements of the Sunset Hills Specific Plan and the potential environmental impacts of the project can be mitigated to a less than significant impact; 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; and 4. That the proposed development is appropriate at the proposed location because the Planned Residential Development is located within the Sunset Hills Specific Plan which is intended to contain this type of project and complies with the prescribed density and development standards of this plan. This includes the modification to condition of approval number thirteen (13) and the addition of condition of approval numbers forty-one (41)and forty-two (42)as follows: Planning Commission Minutes of October 28, 2008 Page 4 13. All concrete driveway entrances that cross an equestrian trail shall be grooved or scored to provide a stable surface. The design of the concrete driveway along Deer Trail Drive, east of the entrance shall contain a flat arch configuration instead of concrete pipe. 41. The project shall provide an irrigated and landscaped buffer at the entrance of the project and the front twelve (12)feet along Lot"B". 42. Where concrete collection channels are required for the graded slope on Lot "A", vertically- oriented channels shall be located at the edges of the embankment. A decorative low storm wall shall be utilized where this slope interfaces with the street. MOTION It was moved by Commissioner Foster, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission recommend approval to the City Council on Tentative Tract No. 18560, subject to the following findings and subject to the attached Conditions of Approval: 1. That the proposed map is consistent with the General Plan or any applicable specific plan or other applicable provisions of the municipal code. The site is designed Resource Preservation in the General Plan and is located in the Sunset Hills Specific Plan and complies will all policies and programs, including density, prescribed by the land use designations in these documents; 2. That the site is physically suitable for the type of development. The site contains 44.35 acres and is designed in a manner that preserves the steep hillsides and ridges contained on the property; 3. That the site is physically suitable for the proposed density. The site contains twenty- seven (27) residential lots and public infrastructure which all meet the required development standards and is designed in manner that retains the general configuration of the natural terrain; 4. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project is vacant land adjacent to residential development and does not contain any sensitive biological resources; 5. That the design of the subdivision or type of improvements will not cause any serious public health problems. An environmental analysis has been completed and all potential environmental impacts can be mitigated to a non-significant level; 6. That 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. The project will provide public streets and pedestrian access through the site that conforms to the requirements of the Sunset Hills Specific Plan; and, 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 under a Williamson Act Contract. IV. NEW BUSINESS A. 2008 AMENDMENT TO THE REDLANDS REDEVELOPMENT PROJECT (STEVE DUKETT, URBAN FUTURES) Planning Commission Minutes of October 28, 2008 Page 5 1. Consideration of a recommendation to the City Council on a Negative Declaration. 2. Consideration of a resolution of the Planning Commission finding that the 2008 Amendment to the Redlands Redevelopment Project is in conformance to the Redlands General Plan, and recommending approval to the City Council and Redevelopment Agency of the amendment. Steve Dukett, Urban Futures, gave an overview of the 2008 Amendment to the Redlands Redevelopment Project. Mr. Dukett asked that the Planning Commission for a recommendation for the Negative Declaration and that the Redevelopment Plan conforms to the City of Redlands General Plan. Dan Hobbs, Redevelopment Director, asked for the Planning Commission's approval and indicated that this would not impact the General Plan. Suzie Leonard, Redlands Resident, asked about the blighted areas in Redlands and voiced her concerns relative to the loss of businesses in the downtown area. Mr. Hobbs gave an overview on the blighted areas and indicated that redevelopment is addressing the downtown area issues. MOTION It was moved by Commissioner James, seconded by Commissioner Miller and carried on a 7-0 vote that the Planning Commission recommend to the City Council approval of the Negative Declaration for the 2008 Amendment to the Redevelopment Plan for the Redlands Redevelopment Project. MOTION It was moved by Commissioner James, seconded by Commissioner Miller and carried on a 7-0 vote that the Planning Commission approve Planning Commission Resolution No. 1182 finding that the 2008 Amendment to the Redevelopment Plan for the Redlands Redevelopment Project, as amended, conforms to the City of Redlands General Plan, and recommends that the Redevelopment Agency of the City of Redlands and the City Council adopt the 2008 Amendment. B. SUZANNE WHITE, APPLICANT (PROJECT PLANNER: MANUEL BAEZA) PUBLIC HEARING to consider a recommendation to the City Council on AMENDMENT NO. 38 to SPECIFIC PLAN NO. 40 (East Valley Corridor Specific Plan) modifying section EV 3.0710 (4)to allow Medical Massage Therapy as a Permitted Land Use. Chairman Macdonald opened the public hearing. Project Planner Manuel Baeza gave an overview of the proposed amendment. Staff recommended approval of Amendment No. 38 to Specific Plan No. 40 to the City Council. Stephen Petite, Applicant Representative, was available to answer questions. He introduced Melanie White, a licensed Health Care Massage Therapist to answer questions. Melanie Waite, Medical Massage Therapist, indicated that her license incorporates medical massage therapy. Chairman Macdonald closed the public hearing. Planning Commission Minutes of October 28, 2008 Page 6 MOTION It was moved by Commissioner Miller, seconded by Commissioner Shamp, and carried on a 7-0 vote that the Planning Commission determine that Amendment No. 38 to Specific Plan No. 40 is exempt from the California Environmental Quality Act pursuant to Section 15061 b(3) of the CEQA Guidelines . MOTION It was moved by Commissioner Miller, seconded by Commissioner Shamp, and carried on a 7-0 vote that the Planning Commission adopt Planning Commission Resolution No. 1183 and recommend that the City Council approve Amendment No. 38 to Specific Plan No. 40. C. MAYERS &ASSOCIATES, APPLICANT (PROJECT PLANNER: SERGIO MADERA) 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 AGRICULTURAL PRESERVE REMOVAL NO. 118 to remove the agricultural preserve designation from approximately ten (10) acres located north of San Bernardino Avenue, south of Pioneer Avenue, and east of Deanna Way. 4. PUBLIC HEARING to consider a recommendation to the City Council on ZONE CHANGE NO. 429 to change the zoning designation from A-1, Agricultural District to R-E, Residential Estate District located on approximately ten (10)acres north of San Bernardino Avenue, south of Pioneer Avenue, and east of Deanna Way. 5. PUBLIC HEARING to consider a recommendation to the City Council on CONDITIONAL USE PERMIT NO. 934 for a planned residential development containing twenty-six(26)single family residential lots and two (2) lettered lots for open space purposes located on approximately ten (10) acres north of San Bernardino Avenue, south of Pioneer Avenue, and east of Deanna Way in the A- 1, Agricultural District, (Proposed change to R-E, Residential Estate District). 6. PUBLIC HEARING to consider a recommendation to the City Council on TENTATIVE TRACT MAP NO. 18182 to subdivide approximately ten (10) acres into twenty-six (26) single family residential lots and two (2) lettered lots for open space purposes located north of San Bernardino Avenue, south of Pioneer Avenue, and east of Deanna Way in the A-1, Agricultural District, (Proposed change to R-E, Residential Estate District). Chairman Macdonald opened the public hearing. Assistant Director Bob Dalquest introduced Associate Planner, Sergio Madera, to the Planning Commission. Project Planner Sergio Madera gave a PowerPoint presentation and overview of the proposed project. Staff recommended approval of the project subject to the conditions of approval. Planning Commission Minutes of October 28, 2008 Page 7 Commissioner Dyer commented on the lack of privacy to the backyards of lots twenty-one (21), twenty- two (22) and twenty-three (23) due to the existing grade and indicated that there will need to be a higher wall to give privacy to those three lots. Mr. Madera indicated that it could be required to heavily landscape those lots and provide a privacy fence at the top of their slope. Commissioner Miller asked about the access to the private park. Mr. Madera indicated that access to the park is provided via the concrete path adjacent to lot twenty-six (26). Commissioner Dyer stated that she could not find the condition of approval relative to the landscaping and indicated that the proposed plan was not detailed enough. Commissioner Dyer stated that the trees were too small, no tree size was specified, and there were no shrubs. She indicated that she would like the landscaping plan come back to the Planning Commission for review. Mr. Madera recommended that a condition of approval be added requiring that the landscaping come back for the Commission's review. Chairman Macdonald asked if the Planning Commission would see the floor plans and elevations prior to the Residential Development Allocation (RDA) process. Mr. Dalquest indicated that the Commission would review the elevations and floor plans through the RDA process. Chairman Macdonald indicated that the RDA process would not allow the Commission to modify the plans. Mr. Dalquest indicated that the Commission could add a condition of approval requiring that the elevations and floor plans come back before the Commission prior to the submittal of the RDA. Gary Martin, Representative for Mayers and Associates, indicated that staff did an excellent job in presenting the project. Relative to the re-zoning, Mr. Martin indicated that the proposed project would be an improvement to the area. Mr. Martin gave an overview of the proposed site. He addressed Commissioner Miller's comment regarding the angular area that came down to the park and indicated that it was the walking pedestrian access to the park for the residents. Commissioner Miller commented on the location of the cul-de-sac and stated that there would be more useable property to the most southerly two lots if the cul-de-sac bulbed or shifted to the north. Mr. Martin indicated that there should not be a problem with Commissioner Miller's suggestion since it would not affect lots ten (10)or thirteen (13). Commissioner Dyer indicated that in other tracts along the street there is a pedestrian connection between the cul-de-sac bulb and San Bernardino Avenue and asked if was possible to put a walkway there. Mr. Martin indicated that it would be no problem as long as it was all right with the City and could be become part of lot"B". Suzie Leonard, Redlands Resident, stated that this would be a perfect opportunity for a developer to build a library. Chairman Macdonald closed the public hearing. Commissioner Foster commented that he was not fond of the design of the project stating that it was very unappealing. Commissioner Foster stated that he would support the project but wanted to go on record that the project does not afford an aesthetic value to the community. Chairman Macdonald concurred with Commissioner Foster indicating that it was why he was concerned with the floor plans and elevations not being reviewed prior to the RDA process. Commissioner Shamp stated that the arrangement of the private park at the projects north end seemed odd. Commissioner Dyer stated that there would be a better connection if the access way was more centralized between lot twenty-four (24) and twenty-five (25). Commissioner Shamp concurred with Commissioner Dyer indicating that something more integral to the neighborhood would have been appropriate. Planning Commission Minutes of October 28, 2008 Page 8 Commissioner Miller supported Chairman Macdonald's request to review the elevations prior to the RDA process since it would give more leverage with the developer. Chairman Macdonald asked if the project should be continued so that the applicant could make the recommended changes. Commissioner Miller indicated that due to the constraints of the site, the conditions that have been proposed would suffice. Chairman Macdonald asked if Commissioner Miller was satisfied with the western concrete access to the recreation area. Commissioner Miller indicated that there was not another realistic choice that would enhance it. MOTION It was moved by Commissioner Miller, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission recommend that the City Council approve the Mitigated Negative Declaration for Agricultural Preserve Removal No. 118, Zone Change No. 429, Tentative Tract No. 18182 and Conditional Use Permit No. 934 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 James, and carried on a 7-0 vote that the Planning Commission recommend that the City Council approve the Socio-Economic Cost Benefit Study for Agricultural Preserve Removal No. 118, Zone Change No. 429, Tentative Tract No. 18182, and Conditional Use Permit No. 934 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 James, and carried on a 7-0 vote that the Planning Commission adopt Resolution No. 1180 recommending that the City Council adopt Agricultural Preserve Removal No. 118 based upon the following findings: 1. The applicant is the legal owner of record. Mayers & Associates Civil Engineering, Inc. is the authorized representative for the owner; 2. The land requested to be removed from the preserve abuts a developed zone other than agricultural. There is existing residential development to the east, west and south; 3. The application is in conformity with the City of Redlands' General Plan. The General Plan land use designation is Low Density Residential and the project is consistent with this designation; 4. The land requested to be removed from the Preserve shall not circumvent land under contract in accordance with the California Land Conservation Act of 1965. The project site is not under Williamson Act Contract; 5. The development will not adjoin lands under Williamson Act Contract and thus will not share a common boundary with contract lands. Development of the project will not impact agricultural uses found on contract land. MOTION It was moved by Commissioner Miller, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission approve Resolution No. 1181, recommending to the City Council adoption of Planning Commission Minutes of October 28, 2008 Page 9 Zone Change No. 429 based upon the following findings: 1. The proposed Zone Change is in conformity with the General Plan of the City. The proposed R- E, Residential Estate zoning is consistent with the project site's General Plan land use designation of Low Density Residential; 2. There is a continued need in the community for single family residential development based on projected growth outlined in the General Plan's Housing Element; 3. The proposed zone change will not adversely affect the surrounding area or the community in general. The project for which the zone change is requested is a single family residential development which is consistent with adjoining uses in the immediate area. MOTION It was moved by Commissioner Miller, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission approve Conditional Use Permit No. 934 based on the Following Findings, and subject to the attached Conditions of Approval: 1. The proposed development will not adversely affect the applicable land use plans of the City. The 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 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 addition of condition of approval numbers twenty-one (21), twenty-two (22), and twenty- three (23) as follows: 21. The Planning Commission shall review and approve the final landscape plan prior to submittal for the Residential Development Allocation process. 22. The Planning Commission shall review and approve floor plans and elevations prior to the submittal for the Residential Development Allocation process. 23. Pedestrian access shall be provided to San Bernardino Avenue between lots eleven (11) and twelve (12). MOTION It was moved by Commissioner Miller, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission recommend that the City Council approve Tentative Tract No.18182 subject to conditions of approval, and based upon the following findings: 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 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; Planning Commission Minutes of October 28, 2008 Page 10 2. The site, which is located west of Deanna Way, north of San Bernardino Avenue and south of Pioneer Street, is physically suitable for the type of development. The site has a relatively flat grade and is large enough to subdivide into twenty six(26) lots; 3. The site is physically suitable for the density of development of a twenty six (26) lot subdivision. The General Plan Land Use Designation of Low Density allows for up to sixty (60) dwelling units; 4. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The subject site is not identified as being within an area containing biological resources or within a wildlife corridor; 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. This is a residential project and is not likely to cause any serious public health problems, aside from temporary air quality and noise impacts during construction addressed in the project's Mitigation Measures; 6. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision; 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 under Williamson Act Contract. This includes the addition of condition of approval number forty-two (42)as follows: 42. The cul-de-sac shall be relocated to the north to provide more useable area to lot number (11) and twelve (12) prior to the approval of the final map. D. RAY ASHWORTH, APPLICANT (PROJECT PLANNER: TABITHA KEVARI) 1. PUBLIC HEARING to consider PARKING MODIFICATION NO. 25 for a Parking Modification Permit to allow three foot (3') wide planters within the parking lot, a reduction of the driveway aisle width to twenty-two feet (22'), and credit of on- street parking for two (2) parking spaces for designated Historic Resource No. 82 located at 1101 Orange Street in the C-4, Highway Commercial District. 2. PUBLIC HEARING to consider CONDITIONAL USE PERMIT NO. 936 a request to convert an existing residence into an office for property located at 1101 Orange Street in the C-4, Highway Commercial District. Chairman Macdonald opened the public hearing. Assistant Director Robert Dalquest indicated that additional time was needed to complete the staff report. Staff recommended continuance of the project to the meeting of November 12, 2008. MOTION It was moved by Commissioner Dyer, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission continue the Public Hearing on the Parking Modification No. 25 and Conditional Use Permit No. 936 to the meeting of November 12, 2008. Planning Commission Minutes of October 28, 2008 Page 11 E. CITY OF REDLANDS, APPLICANT (PROJECT PLANNER: MANUEL BAEZA) Consideration of a recommendation to the City Council on the establishment of Architectural Design Guidelines for non-residential development. Project Planner Manuel Baeza gave an overview of the revisions of the Architectural Design Guidelines. Commissioner Dyer stated that she mentioned outdoor spaces and referred to guideline number thirty- two (32) under Site Design stating that she would like to see an additional sentence that says, "Where several restaurants or eating establishments are located, outdoor plazas with shaded seating and such amenities are strongly encouraged". Chairman Macdonald commented on guideline number twenty-seven (27) under Site Design, regarding service stations located on corner lots having pumps located away from street intersections, and asked if it was a guideline that should be removed. The Commissioners concurred with Chairman Macdonald. Commissioner Miller stated that guideline number twenty-three (23) under Site Design addresses that service bays shall not be oriented toward the streets or residential land uses. Commissioner Shamp asked that the word "necessarily" be removed from guideline number twenty-seven under Project Architecture. The Commissioners concurred with Commission Shamp. Commissioner Foster stated that the sub-committee recommends that the Planning Commission forward the Architectural Guidelines to City Council and that a joint meeting with the City Council and Planning Commission be arranged at the earliest opportunity. Commissioner Dyer complimented the sub-committee and Mr. Baeza for their work on the Architectural Guidelines. F. WALGREENS, APPLICANT (PROJECT PLANNER: TABITHA KEVARI) Planning Commission to consider appointment of a subcommittee to review and advise the City Council on VARIANCE NO. 753 and CONDITIONAL USE PERMIT NO. 932 for the development of a 14,350 square foot drug store a with drive through pharmacy and a 2,040 retail shop pad on a 1.48 acre property located on the northeast corner of Redlands Boulevard and Eureka Street in the TC-H, Town Center-Historic District of the Downtown Specific Plan No. 45. Project Planner Tabitha Kevari gave an overview of the appeal that was reviewed by the City Council on October 21, 2008. Ms. Kevari indicated that the City Council requested that a Planning Commission sub- committee, composed of three Planning Commissioners, be established to review and advise the City Council on the design elements for the project. Commissioner Foster asked if the charge of the sub-committee would only pertain to the design elements of the submission. Director Orci stated that the review would include the aesthetics, layout and drive- through issues of the proposed development. Chairman Macdonald asked for three volunteers to serve on the sub-committee. Commissioners Foster, Miller and Cook volunteered to serve on the sub-committee. MOTION It was moved by Commissioner Shamp, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission appoint Commissioner Foster, Commissioner Cook, and Commissioner Planning Commission Minutes of October 28, 2008 Page 12 Miller to service on the subcommittee to review and advise the City Council on Variance No. 753 and Conditional Use Permit No. 932. V. ADDENDA- None VI. MINUTES A. OCTOBER 14, 2008 It was moved by Commissioner Foster, seconded by Commissioner Shamp, and carried on a 7-0 vote to approve the minutes of October 14, 2008. VII. LAND USE AND CITY COUNCIL ACTIONS OF OCTOBER 21, 2008 Director Oscar Orci gave a brief presentation on the City Council Actions of October 21, 2008. VIII. ADJOURN TO NOVEMBER 12, 2008 Chairman Macdonald adjourned the meeting at 4:20 p.m. to November 12, 2008. Christine Szilva Oscar Orci, Director Senior Administrative Assistant Community Development Department Planning Commission Minutes of October 28, 2008 Page 13 Planning Commission Minutes of October 14, 2008 Page 14