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HomeMy WebLinkAboutPlanning Minutes 3-10-09_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, March 10, 2009, at 2:00 p.m. are as follows: PRESENT: Gary Miller, Vice 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 Tabitha Kevari, Associate Planner I. CALL TO ORDER AND PUBLIC COMMENT PERIOD - 3 MINUTES Vice Chairman Miller called the meeting to order. All Commissioners were present with the exception of Chairman Foster. II. CONSENT ITEMS- None III. OLD BUSINESS A. 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 indicated that the applicant needed additional time to prepare revised site plans. Staff recommended continuance of Conditional Use Permit No. 930 to the meeting of March 24, 2009. MOTION It was moved by Commissioner Dyer, seconded by Commissioner Macdonald and carried on a 6-0 vote that the Planning Commission continue the Hearing on the Mitigated Negative Declaration and the Public Hearings on the Socio-Economic Cost/Benefit Study and Conditional Use Permit No. 930 to the meeting of March 24, 2009. IV. NEW BUSINESS A. A&S ENGINEERING, APPLICANT (PROJECT PLANNER: TABITHA KEVARI) PUBLIC HEARING to consider VARIANCE NO. 757 from Section 18.168.220 of the Redlands Municipal Code to allow the placement of an above-ground, storage tank for a vapor recovery system and enclosure within the twenty-five (25) foot landscaped setback area located at 1075 Parkford Drive in the C-4, Highway Commercial District. Planning Commission Minutes of March 10, 2009 Page 1 Project Planner Tabitha Kevari gave a PowerPoint presentation and overview of the proposed variance. Staff recommended approval of Variance No. 757 subject to the conditions of approval. Ahmad Ghaderi, A&S Engineering, commented that condition of approval number five (5) indicates that the tank and associated structure not exceed a height of four (4) feet. Mr. Ghaderi requested increasing the height of the structure to six (6)feet to meet San Bernardino County Fire Department requirements for appropriate shielding of the tank. Ms. Kevari recommended that condition of approval number five (5) regarding the height of the tank and associated structure be amended to increasing the height to a maximum six (6)feet in order to meet HAZ MAT requirements. Vice Chairman Miller closed the public hearing. Commissioner Shamp asked what was between the freeway off-ramp and the block wall enclosure. Ms. Kevari indicated that there was a chain link fence but that the tank would be completely enclosed in a structure. Commissioner Shamp asked if the structure would be fully grouted block wall. Ms. Kevari stated that the block wall would be fully grouted. Vice Chairman Miller recommended adding a condition of approval indicating that the block wall enclosure would be fully grouted. MOTION It was moved by Commissioner Macdonald, seconded by Commissioner James, and carried on a 6-0 vote that the Planning Commission approve Variance No. 757, subject to the following findings and attached conditions of approval: 1. There are exceptional or extraordinary circumstances or conditions applicable to the property or the intended use that do not apply generally to other properties or uses in the same vicinity and zone; the unusual triangular shape of the subject property and existing grade difference along the north property line coupled with site improvements limits the possible areas to place the vapor tank. Due to the physical constraints of the site and requirements by the California Air Resource Board, the most feasible location for the new tank would be within the twenty-five foot setback area. 2. That the variance is necessary for the preservation and enjoyment of a substantial property right possessed by other properties in the same vicinity and zone district; there are other properties in the same vicinity and zone district which have been granted such variances; 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; the installation of the new vapor tank will reduce existing emissions and provide a beneficial effect to existing air quality; and will be partially screened due to the grade difference of the subject property; and, 4. That the granting of the variance will not adversely affect the General Plan of the City of Redlands; the subject property has a land use designation of Commercial and the granting of the variance would not adversely affect any policies contained within this designation. This includes the modification to condition of approval number five (5) and the addition of condition of approval number seven (7) as follows: 5. The new above-ground storage tank shall be placed horizontally to insure that the tank and associated structure do not exceed a height of four(/1)six(6)feet. 7. The block wall enclosure shall be fully grouted. Planning Commission Minutes of March 10, 2009 Page 2 B. GARY ROMANO, APPLICANT (PROJECT PLANNER: MANUEL BAEZA) PUBLIC HEARING for the Planning Commission to consider Variance No. 758 from Chapter (IV)(B)(8)(c)(4) of the Downtown Specific Plan to allow a building wall sign and a projecting sign to exceed the maximum hanging height limits for a building located at 330 Orange Street in the Town Center-Historic District of Specific Plan No. 45 (Downtown Specific Plan). Assistant Director Robert Dalquest gave a PowerPoint presentation and overview of the proposed variance. Mr. Dalquest indicated that the applicant had changed the projecting sign since the staff report was written. He stated that the sign would be oval in shape with gold leaf lettering and would be lower on the building than what was originally proposed. Staff recommended approval of Variance No. 758 subject to the conditions of approval. Vice Chairman Miller asked if the newly proposed projected sign would have reflective material. Mr. Dalquest stated that he believed it would only have the gold leaf lettering but indicated that the applicant was available to address Vice Chairman Miller's question. Vice Chairman Miller opened the public hearing. Gary Romano, applicant, indicated that he was available to answer questions. Vice Chairman Miller asked if there were plans to illuminate the projected sign. Mr. Romano stated that it would be externally illuminated with lit spots on both sides of the sign. Vice Chairman Miller asked if Mr. Romano would object to adding a condition of approval requiring spot lighting that would be consistent with the historical architecture. Mr. Romano stated that providing lighting with historical character would not be a problem. Vice Chairman Miller asked that a condition of approval be added indicating that the wall sign shall not be mounted over the decorative brickwork at the top of the building. Vice Chairman Miller complimented Mr. Romano on the quality of the signage being used for the building. Commissioner Cook concurred adding that Mr. Romano's building was a nice addition to the downtown area. Commissioner Shamp recommended that staff look at the Town Center Historic District sign ordinance and research the possibility of allowing larger projecting signs. Director Orci informed the Commission that staff is currently working on revising the Downtown Specific Plan and would take Commissioner Shamp's comments into consideration. MOTION It was moved by Commissioner James, seconded by Commissioner Macdonald, and carried on a 6-0 vote that the Planning Commission approve Variance No. 758 subject to the following findings and attached conditions of approval: 1. There are exceptional or extraordinary circumstances or conditions applicable to the property or the intended use that do not apply generally to other properties or uses in the same vicinity and zone; The existing window configuration and desire to minimize alterations to the historic building creates an exceptional condition for the property. 2. That the variance is necessary for the preservation and enjoyment of a substantial property right possessed by other properties in the same vicinity and zone district, but which is denied to the property in question; there are properties in the vicinity and zone that have signs that exceed height limitations of the Downtown Specific Plan. Planning Commission Minutes of March 10, 2009 Page 3 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; the signs are attractively designed and are in keeping with the design of the building, emphasizing the historic theme of the downtown. 4. That the granting of the variance will not adversely affect the General Plan of the City of Redlands; the signs are part of a lager project that promotes Policies 3.20d, 3.27a, 3.27b, 3.27c and 4.61d of the General Plan. This includes the addition of condition of approval numbers six (6)and seven (7)as follows: 6. All exterior lighting used for the building wall sign and projecting sign shall consist of decorative light fixtures with a design consistent with the historic architecture of the building. 7. The building wall sign shall not be mounted over the band of decorative brickwork found at the top of the building. V. ADDENDA- None VI. MINUTES A. February 24, 2009 MOTION It was moved by Commissioner James, seconded by Commissioner Cook and carried on a 6-0 vote to approve the minutes of February 24, 2009. VII. LAND USE AND CITY COUNCIL ACTIONS OF MARCH 3, 2009. Director Orci reported that there were no land use actions at the City Council meeting. Director Orci informed the Commission that the Council reviewed the Planning Department's work program and gave staff direction to the priorities that they would like to see on the special and long range projects. VIII. ADJOURN TO MARCH 24, 2009 Vice Chairman Miller adjourned the meeting at 2:25 p.m. to March 24, 2009. Christine Szilva Oscar Orci, Director Senior Administrative Assistant Community Development Department Planning Commission Minutes of March 10, 2009 Page 4 Planning Commission Minutes of February 10, 2009 Page 5