Loading...
HomeMy WebLinkAboutPlanning Minutes 2-10-09_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, February 10, 2009, at 2:00 p.m. are as follows: PRESENT: Paul Foster, Chairman Jim Macdonald, Commissioner Ruth Cook, Commissioner John James, Commissioner Carol Dyer, Commissioner Eric Shamp, Commissioner ADVISORY STAFF Oscar Orci, Director PRESENT: Robert Dalquest, Assistant Director Michael Reiter, Assistant City Attorney Sergio Madera, Associate Planner Tabitha Kevari, Associate Planner I. CALL TO ORDER AND PUBLIC COMMENT PERIOD - 3 MINUTES Chairman Foster called the meeting to order. All Commissioners were present with the exception of Vice Chairman Miller. II. CONSENT ITEMS A. CITRONE RESTAURANT& BAR (PROJECT PLANNER: ROBERT DALQUEST, AICP) 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. B. CHARLIE JEWELLS RESTAURANT& BAR (PROJECT PLANNER: ROBERT DALQUEST, AICP) Review of application for the person to person transfer of an On-Sale General Alcohol Beverage license for Charlie Jewells Restaurant& Bar located at 1 E. State Street. C. UNITED FAMILY LLC (PROJECT PLANNER: ROBERT DALQUEST, AICP) Review of application for the person to person transfer of an Off-Sale Beer and Wine license for the Thrifty Service Station located at 902 Orange Street. MOTION It was moved by Commissioner Miller, seconded by Commissioner James, and carried on a 6-0 vote to approve the Consent Calendar. III. OLD BUSINESS A. OMNIPOINT COMMUNICATIONS LLC, APPLICANT (PROJECT PLANNER: SERGIO MADERA) 1. Consideration of a Mitigated Negative Declaration. 2. PUBLIC HEARING to consider CONDITIONAL USE PERMIT NO. 937 to install a sixty-five (65)foot high tower for a wireless telecommunication facility within an existing commercial center located at 1550 Orange Street in the C-2, Neighborhood Convenience Center District. Planning Commission Minutes of February 10, 2009 Page 1 Project Planner Sergio Madera indicated that the project was continued from the December 9, 2008 meeting due to concerns raised relative to the architectural design of the clock tower, poor maintenance and landscaping of the site and lack of input by the residents in the immediate vicinity of the center. Mr. Madera gave a PowerPoint presentation and overview of the project and addressed the improvements that were made by applicant. He also commented on the public outreach that was conducted with the neighboring residents of the project site. Mr. Madera indicated that a copy of the applicant's evidence of contact to the residents was passed out to the Commissioners at the start of the meeting. Staff recommended approval of Conditional Use Permit No. 937 subject to the conditions of approval. Commissioner Shamp asked if staff knew the addresses of the homes that were located directly to the rear of the tower. Mr. Madera indicated that the applicant could address Commissioner Shamp's question. Chairman Foster opened the public hearing. Tim Miller, T-Mobile representative, addressed Commissioner Shamp's questions relative to the homes located directly to the rear of the project site and gave an overview of the survey that was conducted. Mr. Miller commented on the landscaping and concurred with the conditions but had a concern with the wording of condition of approval number twenty-two (22). Mr. Miller stated that they would like the wording amended to indicate that the applicant is responsible for the care and maintenance of the landscaping around their lease area but that the property owner would be responsible for all the other landscaping on the property. Commissioner Macdonald indicated that the Commission had asked that there be an agreement made between the two phone companies and the property owner relative to the maintenance of the site. Chairman Foster stated that was Commissioner Miller's specific request. Director Oscar Orci indicated that it would be up to Planning Commission to decide what to do. Commissioner James commented that he supported the location of the cell tower and appreciated the applicant's efforts in improving the landscaping and redesign of the tower. Commissioner James indicated that the tower was still not the right design for the development and did not know if he could support the project. Commissioner Dyer recommended putting ground cover in the planters to keep the weed issues down. She commented that she appreciated the applicant's efforts on obtaining feedback from the neighboring residents regarding the tower. She stated that there are a lot of positives relative to the redesign of the tower, such as the improved cell service and the landscaping, and indicated that she was supportive of the project. Commissioner Shamp concurred with Commissioner Dyer's comments. Commissioner Shamp communicated Commissioner Miller's concerns relative to the design of the tower. He indicated that the reveals in the corners of the tower were undersized and could be made larger proportionately and that additional framing around the clock and the stucco panel on the face of the tower would enhance the depth of the design. Commissioner Dyer indicated that she would like to see taller trees, such as the Canary Island Pines and the London Plane trees, used on the southerly property line since they would help step the height of the clock tower. Mr. Miller commented that the neighbors were very impressed with the design of the tower and that it would be a good addition to the area. Chairman Foster closed the public hearing. Commissioner James commented that the tower was too massive and would not support the project. Commissioner Macdonald indicated that the tower was inappropriate for the shopping center and area and would not support the project. Planning Commission Minutes of February 10, 2009 Page 2 Commissioner Shamp concurred with Commissioner's James and Macdonald's comments but felt compelled to listen to the favorable opinions of the residents. He indicated his support for the project. Commissioner Cook stated that a number of good things come from this project such as improving the shopping center, the landscaping, and receiving positive feedback from the residents. Commissioner Cook indicated her support for the project. Commissioner Dyer concurred with Commissioner Cook's comments and was supportive of the project. Chairman Foster stated that he had no objection to the project and would support it. He stated that we need to be vigilant with the applicant and property owner to ensure that the conditions of approval regarding the landscaping are met. MOTION It was moved by Commissioner Cook, seconded by Commissioner Dyer, and carried on a 4-2 vote, (Commissioner's James and Macdonald opposed), that the Planning Commission approve the Mitigated Negative Declaration for Conditional Use Permit No. 937 and direct staff to file and post a "Notice of Determination" in accordance with City guidelines. MOTION It was moved by Commissioner Cook, seconded by Commissioner Dyer, and carried on a 4-2 vote, (Commissioner's James and Macdonald opposed), that the Planning Commission approve Conditional Use Permit No. 937 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 as Wireless Service Facilities are permitted in any zone within the City, subject to approval of a Conditional Use Permit and the proposed facility complies with all of the development requirements outlined in Sections 18.88 and 18.178 of the Municipal Code; and 2. The proposed development will not be detrimental to the public health, safety, and welfare as the project includes Mitigation Measures and Conditions of Approval that minimize the project's impact on surrounding land uses and has been designed to be integrated with the existing development at the subject site; and 3. The proposed development complies with the regulations of the City's General Plan, the applicable development standards of the C-2, Neighborhood Convenience Center District and those of Chapter 18.178, Wireless Service Facilities; and 4. The proposed development is appropriate at the proposed location because the project has been designed to be compatible with its surroundings. This includes the addition of conditions of approval numbers twenty-three (23) and twenty-four (24) as follows: 23. The final landscape plans shall include ground cover in the refurbished planter areas. 24. The final architecture of the tower shall include framing of the clock face with an alternate material and additional framing of the stucco panels on each elevation and should be reviewed and approved by Planning staff prior to building permit approval. Planning Commission Minutes of February 10, 2009 Page 3 B. ESRI, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) 1. Consideration of a Negative Declaration. 2. Consideration of COMMISSION REVIEW AND APPROVAL NO. 861 to construct an automobile parking lot containing 87 parking spaces on 1.03 acres located on the south side of Plum Lane, approximately 200 feet east of Idaho Street in the Office/Industrial District of Specific Plan 25. The project was withdrawn. C. FORD STREET PARTNERS LLC, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) Consideration of COMMISSION REVIEW AND APPROVAL NO. 839 (REVISION 1) to allow the use of an existing off-site parking lot to accommodate medical uses for an approved two story office building located at the northeast corner of Ford Street and Reservoir Road in the A-P, Administrative and Professional Office District. Assistant Director Robert Dalquest stated that the applicant is speaking with perspective purchasers for the property and requested tabling the project. MOTION It was moved by Commissioner Macdonald, seconded by Commissioner James, and carried on a 6-0 vote that the Planning Commission table Revision No. 1 to Commission Review and Approval No. 839. D. SHAHAB NOURANI, APPLICANT (PROJECT PLANNER: TABITHA KEVARI) 1. Consideration of a Mitigated Negative Declaration. 2. PUBLIC HEARING to consider a Socio-Economic Cost/Benefit Study. 3. PUBLIC HEARING to consider CONDITIONAL USE PERMIT NO. 930 to construct a 4,800 square foot self service car wash on a 1.5-acre lot located on the south side of Redlands Boulevard, west of Kansas Street at 1417 West Redlands Boulevard in the EV/CG, General Commercial District of the East Valley Corridor Specific Plan. Project Planner Tabitha Kevari gave a PowerPoint presentation and overview of the proposed project. Staff recommended approval of the project subject to the conditions of approval. Commissioner Dyer asked if there was a materials board available for review. Ms. Kevari provided the Commission with document displaying the materials that would be used for the project. Commissioner Dyer indicated that she would like to see landscaping added along the west elevation of the building and some more trees added to the parking lot area. Assistant Director Bob Dalquest indicated that the half diamond planters in the parking lot area could be removed and could move the trees over to the planter area in front of the parking spaces. Commissioner Dyer indicated that Mr. Dalquest's suggestion would be preferable. Chairman Foster opened the public hearing. Planning Commission Minutes of February 10, 2009 Page 4 Shahab Nourani, applicant, gave an overview of the express car wash commenting on the filtration system and the architecture of the building. Mr. Nourani indicated that they are open to any suggestions from the Commission relative to the landscaping. Commissioner James asked if the car wash was a stand-a-lone operation. Mr. Nourani indicated that the express car wash was a stand-a-lone operation. Commissioner James commented that he had concerns about the lack of revenue that would be generated as a stand-a-lone operation and would have a problem supporting the project at the proposed location. He indicated that there could be higher economic activity in the area for the land use if the car wash could be associated with a business such as a gas station or convenience store. Mr. Nourani indicated that they did a study and found the express car wash to be the best fit for the proposed location. Chairman Macdonald asked if there would be supplemental operations such as automobile detailing or car waxing. Mr. Nourani indicated that there would be no supplemental operations taking place. Commissioner Shamp indicated that he shared the concerns of Commissioner James and would like to know more about the study that lends itself to any other use. Commissioner Shamp indicated that the location of the proposed site is on a major road with excellent access to the freeway and would be underutilized. He stated that the car wash would not be a huge benefit to the City as far as sales tax dollars and would have trouble supporting the project due to the land use. Chairman Foster stated that Commissioner Miller, who was not present, e-mailed Ms. Kevari, Commissioner Shamp and himself with comments that he wanted addressed relative to the project. Commissioner Shamp commented that there would be an opportunity to add trees on the eastern row of parking which would provide shade and expressed his concerns relative to the width of the drive aisles. Mr. Nourani stated that the wide aisles would allow easier maneuvering for the customer but would have no problems in reducing the width of the drive aisles. Commissioner Shamp stated that Commissioner Miller suggested adding more trees to screen the opening at the end of the tunnel of the car wash. Mr. Nourani concurred and stated that he had no problem adding landscaping or berming in front of the tunnel. Commissioner Shamp had concerns about the residents at the mobile home and the noise associated with operation of the car wash. Mr. Nourani stated that they would construct a six foot wall along the site. He added that these types of car washes are very quiet and that noise studies have found the noise level to be below 60 decibels. Commissioner Shamp asked if there was a requirement for a noise study for this project. Mr. Dalquest indicated that staff did not request a noise study because of the low level of decibels and that the facility would generate less noise than what the general plan requires. Mr. Nourani indicated that he would provide a noise study for the Commission's review. Commissioner Cook indicated that she had concerns relative to this project being the best use for the land. Commissioner Cook concurred with Commissioner Shamp that the location is an underused commercial area. She likes the concept and the design of the project but does not believe the location is right for the car wash. Commissioner Macdonald indicated that the area is severely underdeveloped and that the car wash would be a tremendous improvement and attractive addition to the area. Mr. Nourani commented that they looked into other types of establishments for this location when they purchased the land and found that many would not be feasible or would survive. Mr. Nourani stated that the property would remain vacant for a long time if this car wash was did not get approved. Chairman Foster closed the public hearing. Planning Commission Minutes of February 10, 2009 Page 5 Commissioner Dyer stated that the site has a few constraints and would be difficult to develop with the mobile home park next to it. She indicated that there are three other car washes within the immediate area of the proposed project and is concerned that there are too many of them. She indicated that the project could work with some refinements and would be utilized by the City residents. Commissioner Dyer indicated that she was in support of the project. Chairman Foster concurred with Commissioner's Dyer and Macdonald's comments and indicated that the car wash is a good use for the area. He agreed that there needs to be some refinements made on the project and would like to see the Commission return the project to staff so that they can work with the applicant to redevelop some of their ideas and come back with a revised proposal. Chairman Foster indicated that he was in favor of the project. Commissioner Dyer suggested continuing the project with pointed discussion items for improving it. Commissioner Cook stated that she could go either way on the project and that the concept is a great idea. She indicated that the building would be very attractive with some refinements. Commissioner Cook could support the project with some revisions to it. Commissioner Macdonald asked if the location of the project would require a LOS (Level of Service) vote for Alabama and Redlands Boulevard. Mr. Dalquest indicated that there would be traffic generated at that intersection and would research the matter if the project gets continued. Commissioner Shamp indicated that Commissioner Miller, who was not present at the meeting, had contacted him to address his concerns relative to the project. Commissioner Shamp discussed the items that needed clarification and commented on Commissioner Miller's architectural concerns. Commissioner Cook indicated that the large roll-up doors are not centered under the arch on elevation number two. Commissioner Shamp indicated that elevation number two needs to be composed a lot better. Commissioner Dyer indicated that there were too many different details and angles of brick on the building and was unsure of the color scheme. She added that there needs to be some redesign work done on the building. Mr. Dalquest indicated that staff has recorded the comments of the Commission and would like to continue the project for thirty days to the meeting of March 10, 2009. Commissioner Dyer asked for a colored elevation to be presented at the next meeting for the Commission's review. Chairman Foster asked to see an actual materials board, other than a piece of paper, presented at the next meeting. Commissioner Shamp stated that he would like to review the acoustic studies that have been done on express car washes. MOTION It was moved by Commissioner Dyer, seconded by Commissioner Macdonald, and carried on a 6-0 vote that the Planning Commission continue the Negative Declaration, the Socio-Economic Cost Benefit Study, and the approval for Conditional Use Permit No. 930 to the meeting of March 10, 2009. Planning Commission Minutes of February 10, 2009 Page 6 IV. NEW BUSINESS A. TACO JIM INC., APPLICANT (PROJECT PLANNER: TABITHA KEVARI) PUBLIC HEARING to consider CONDITIONAL USE PERMIT NO. 938 for the demolition and reconstruction of a new 2,040 square foot Taco Bell, fast food restaurant with drive-thru facilities located at 1225 West Colton Avenue in the C-M, Commercial Industrial District. Project Planner Tabitha Kevari gave a PowerPoint presentation and overview of the proposed project. Revised Municipal Utilities and Engineering Department conditions of approval were distributed to the Commission at the start of the meeting. Staff recommended approval of Conditional Use Permit No. 938 subject to the conditions of approval. Commissioner Dyer asked for additional information regarding the trellises on the north side of the site. Ms. Kevari gave an overview of the trellis structures and indicated that the owner did not want the maintenance of outdoor seating. The two trellis structures along the north elevation would have some planters in front of them. Chairman Foster opened the public hearing. Mr. de Koven James, Project Representative for Taco Jim, indicated that they made changes to the site plan and commented on the trellis area and landscaping. He indicated that they concurred with staff's recommendations. Commissioner Shamp asked why the applicant was demolishing the current structure. Mr. de Koven stated it was a very old building for a restaurant and that the condition of the current restaurant required upgrading structurally to meet current code standards. Commissioner Shamp had concerns with demolishing buildings every ten to fifteen years and the effect that it would have on the landfills. Mr. de Koven stated that the building is not owned by the franchisee and that the owner would retain the building even if Taco Bell was not the tenant. He added that the building would likely be acquired by another lessee for the purposes of a restaurant so that the useful life of the building would continue. Commissioner Cook asked if the demolition materials would be recycled. Mr. de Koven indicated that the materials would be recycled. Assistant Director Bob Dalquest indicated that the Quality of Life Department would require a recycling plan for the demolition of the building. Commissioner Shamp asked if they had a minimum diversion rate that they were looking for. Mr. Dalquest did not know the specifics but stated that it is a requirement when any demolition is requested. Steve Pulecheon, Construction Manager for Taco Bell Corporation, indicated that they meet or exceed the requirements when demolishing a building and recycle as much as possible. Commissioner Shamp asked Mr. Pulecheon if he would consider a condition stating that they recycle fifty (50) percent of the construction demolition on the project. Mr. Pulecheon commented that he did not have all the information relative to what is in the building and would not be willing to consider the condition at this time. Mr. Dalquest indicated that there is a condition of approval from the Quality of Life Department that the developer shall comply with the Redlands Municipal Code. Assistant Attorney Michael Reiter reviewed the Municipal Code and did not see a percentage that was required and recommended that a representative from the Quality of Life Department address the question. Planning Commission Minutes of February 10, 2009 Page 7 Commissioner Cook asked the purpose of the trellises. Mr. Pulecheon indicated that they were a decorative element. Commissioner Dyer asked if vines would be considered for the trellises to provide some shade. Mr. de Koven indicated that he did not have any issues with putting vines or landscaping on the trellises. Chairman Foster closed the public hearing. Mr. Dalquest indicated that Quality of Life Director Gary Van Dorst was not available to address the Municipal Code question relative to recycling requirements. He indicated that the applicant would be required to comply with existing City codes. Commissioner Dyer stated that she would like to see two trees added along the drive through aisle on the westerly side and one in the finger planter on the easterly elevation. She added that the parking needed to be screened from view along Colton Avenue and would like to see the India Hawthorne shrubs continue all across the existing parking spaces. Commissioner Shamp followed up on a few comments from Commissioner Miller, who was not present, stating that better screening was needed for the air conditioning units on the roof tops. He added that the arched element over the entrance was thin and would like to see it made deeper and the posts made larger so that it was in proportion with the rest of the building. Chairman Foster opened the public hearing. Chairman Foster asked Mr. Pulecheon if the arched element could be adjusted as recommended by Commissioner Miller. Mr. Pulecheon gave an overview of the arched element indicating that it was a white aluminum cap that is backlit from underneath and that the angle from the ground would give it some depth. Commissioner Shamp indicated that the arched element was adequate. Chairman Foster closed the public hearing. MOTION It was moved by Commissioner Cook, seconded by Commissioner James, and carried on a 6-0 vote that Conditional Use Permit No. 938 is considered Categorically Exempt (Class 2) under the provisions of Section 15302 of the California Environmental Quality Act(CEQA) Guidelines. MOTION It was moved by Commissioner Cook, seconded by Commissioner James, and carried on a 6-0 vote that the Planning Commission recommend approval of Conditional Use Permit No. 938 subject to the following findings, submitted plans, and attached conditions of approval. 1. The use applied for at this location will not adversely affect the applicable land use plans of the City because the use is conditionally permitted in the C-M District and conforms to all property development standards for drive through restaurants and has existed on the premise since 1976 with no negative impacts to surrounding uses; 2. The proposed development will not be detrimental to the public health, safety and welfare because the location of the drive through restaurant will not interfere with vehicular or pedestrian movement, is an approved use and has existed as a drive-through restaurant since 1976 and meets all applicable standards for drive through restaurants. 3. The proposed development will comply to the maximum extent feasible with the policies of the City's General Plan, the applicable zoning district and the City's development standards because the proposed project meets the minimum lot size and landscaping requirements, exceeds all parking requirements, and provides screening of drive through aisles. Planning Commission Minutes of February 10, 2009 Page 8 4. The proposed development is appropriate at the proposed location as the use is a conditional permitted use allowed within the C-M District. Also, the 34,298 square foot lot exceeds lot size requirements and the site is served by Colton Avenue designated in the General Plan as a Minor Arterial which can serve the traffic generated by the proposed project. This includes the addition of conditions of approval numbers twenty-eight (28) and twenty-nine (29) as follows: 28. The applicant shall plant vines to grow on the trellis structure that is located along the north and west elevation. 29. The applicant shall add two trees along the drive through lanes and one along the east elevation as well as a row of India Hawthorne shrubs along front property planter adjacent to Colton Avenue. V. ADDENDA- None VI. MINUTES A. January 27, 2009 It was moved by Commissioner Shamp, seconded by Commissioner James, and carried on a 6-0 vote to approve the minutes of January 27, 2009. VII. LAND USE AND CITY COUNCIL ACTIONS OF FEBRUARY 3, 2009. Assistant Director Robert Dalquest gave a brief presentation on the City Council Actions of February 3, 2009. VIII. ADJOURN TO FEBRUARY 24, 2009 Chairman Foster adjourned the meeting at 3:45 p.m. to February 24, 2009. Christine Szilva Robert Dalquest, Assistant Director Senior Administrative Assistant Community Development Department Planning Commission Minutes of February 10, 2009 Page 9 Planning Commission Minutes of January 13, 2009 Page 10