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HomeMy WebLinkAboutPlanning Minutes 3-24-09_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, March 24, 2009, at 2:00 p.m. are as follows: PRESENT: Paul Foster, Chairman 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 Sergio Madera, Associate Planner I. CALL TO ORDER AND PUBLIC COMMENT PERIOD - 3 MINUTES Chairman Foster called the meeting to order. All Commissioners were present. II. CONSENT ITEMS- None III. OLD BUSINESS 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 with associated landscape and parking areas 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 project was continued from the March 10, 2009 meeting. Ms. Kevari gave a PowerPoint presentation and overview of the proposed revisions. Staff recommended approval of Conditional Use Permit No. 930 subject to the conditions of approval. Chairman Foster opened the public hearing. Shahab Nourani, applicant, complimented staff for their help with the project. Mr. Nourani gave an overview of the revisions and indicated that they incorporated all of the comments that were recommended by the Commission at the previous meeting. Mr. Nourani indicated that he looked forward doing business in the City of Redlands. Commissioner Miller stated that he supported the land use of the project and the efforts of the applicant in making the car wash a nice project for the City. He stated that there were inconsistencies in the elevations and had concerns that the actual constructed product would not look like what was shown on the plans. He indicated that he would not be able to support the project due to the inconsistencies in the documents. Planning Commission Minutes of March 24, 2009 Page 1 Commissioner Miller indicated that there was a lot of pavement proposed, primarily the 60 foot radius at the south end of the property. He asked if the applicant would be opposed to adding a condition indicating that more landscaping be added with the least amount of paving if the circle of pavement for the Fire Department was found not necessary. Mr. Nourani indicated his concerns that the drive aisles would not be wide enough for the Fire Department to maneuver their equipment. He stated that he would landscape the 60 foot area if the Fire Department had enough room to maneuver their trucks. Commissioner Miller had doubts that some of the details shown on the plans could be done, such as maintaining the trellis work, and using brick that is cantilevering five feet from the curved brick wall. Mr. Nourani stated that they would use a material, such as brick veneer, and indicated that the plans are conceptual and that all the small details would be addressed when the construction documents are submitted. Commissioner Miller asked if noise or sound could escape through the gravity vents. Mr. Nourani indicated that the noise from the gravity vents would be minimal. Commissioner Miller commented on the pitch of the roof and the cap on top of the columns. He indicated that there were enough inconsistencies and design components that were contrary to what is typically done in the industry where there may be problems when the applicant moves from the concept of the construction documents. Commissioner Miller stated that there were some elements that looked very nice but could not be executed as illustrated in the picture. Commissioner Miller stated that the light weight brick would look wrong to someone observing the building and that his plan is not consistent with what traditional architecture is supposed to do. Commissioner Miller commented that bull nose thin brick is not an available material. Mr. Nourani indicated that they do make bull nose thin brick. Commissioner Macdonald remarked that there is a similar car wash in Fontana that is very successful. Chairman Foster closed the public hearing. Chairman Foster asked Commissioner Miller if he would be comfortable allowing staff to monitor the remainder of the process if the project was approved today or if it should return to the Commission. Commissioner Miller stated that the inconsistencies of the project would be too much of a burden to put on staff to resolve or enforce. His preference would be not to proceed with an approval but to give the applicant time to resolve the outstanding issues. Chairman Foster stated that he respected Commissioner Miller's concerns and asked the Commission for their input relative to continuing the project. Commissioner Macdonald stated that he was not in favor of a continuance. He indicated that the applicant has built a number of these car washes and did not believe that the Commission should go into so much detail. Commissioner Macdonald did not feel it was adequate or correct to not vote on this proposal today. Commissioner James stated that the project is architecturally desirable and liked the landscaping. He indicated that he concurred with Commissioner Miller's comments. He indicated that he could not support the project due to the land use and lack of economic activity that the project would generate. Chairman Commissioner Macdonald stated that this was a difficult site to build on and that the proposed project would be an asset to the community relative to leaving it as a vacant lot. He indicated that he supported the project. Commissioner Cook commented that the project would be good for the proposed location and would be an asset to the community. Commissioner Cook indicated her support for the project but voiced her concerns that the building would not look like what was being proposed on the plans. Planning Commission Minutes of March 24, 2009 Page 2 Commissioner Dyer echoed Commissioner Macdonald's concerns and stated that the land use is appropriate for this location, which is difficult. The building has some good architectural features to it and concurs with Commissioner Miller that there are details that are inconsistent. Commissioner Dyer indicated that she was in favor of the project. Commissioner Shamp stated that he shared Commissioner Miller's concerns relative to the project coming back to the Commission due to details promised that were not executed according to plan. He commented on the inappropriate use of brick being used on the building and indicated that it needed to be resolved. Commissioner Shamp stated that he could not approve the project at this time based on the inconsistencies and odd use of materials being proposed. Chairman Foster stated that there are concerns relative to the design and materials being used and the inconsistencies on what is being proposed. He indicated that this was a good project and an appropriate use for the site and concurred with Commissioner Macdonald that it is a tough site to work with. Chairman Foster shared the concerns of the Commission relative to the quality of the project and indicated that should it go forward, the burden would be on the Planning staff to be the traffic cops on this project. Director Oscar Orci stated that staff is trying to bring projects that have an architectural style. It is staff's responsibility to ensure that the plans are consistent. Director Orci commented on the Commission's concerns relative to maintenance, architecture, policing efforts, and inconsistencies of the plans. Chairman Foster commented that staff recommended approval and asked if that recommendation should still be reconsidered. Director Orci stated that the recommendation should be reconsidered. Commissioner Cook asked what the time frame would be if the project was continued. Director Orci encouraged the Commission to table the project and staff would bring it back at the appropriate time. Chairman Foster supported tabling the project. Commissioner Miller advised Mr. Nourani that he would be willing to set aside time to work out the issues that needed addressing with him. MOTION It was moved by Commissioner Miller, seconded by Commissioner Shamp, and carried on a 6-1 vote (Commissioner Macdonald opposed)to table Conditional Use Permit No. 930. IV. NEW BUSINESS A. YMCA OF THE EAST VALLEY, APPLICANT (PROJECT PLANNER: SERGIO MADERA) 1. Planning Commission to consider a Mitigated Negative Declaration. 2. PUBLIC HEARING to consider Revision No. 2 to Conditional Use Permit No. 383 to add approximately 21,000 square feet of building area to accommodate a new natatorium at the Redlands Family YMCA located at 500 East Citrus Avenue in the A-P, Administrative and Professional Office District and R-2, Multiple- Family Residential District. 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. Ken Stein, General Director of YMCA East Valley, and Ralph Pacini, Project Architect, introduced themselves. Mr. Stein stated that they were in agreement with the staff report and gave an overview of the proposed addition. Planning Commission Minutes of March 24, 2009 Page 3 Commissioner Shamp complimented the applicant on the proposed addition. He commented on the daylight of the existing courtyard and asked what strategies would be used for lighting in the new addition. In addition, he indicated that he did not see a prominent place for bike parking and asked for the applicant's comments. Mr. Pacini stated that they have not determined what they would be doing relative to the lighting but could put in clere story areas as they did over the natatorium. He indicated that the bike rack was an oversight but will establish an area for the new rack. Chairman Foster closed the public hearing. Commissioner Dyer indicated that she would like to add condition of approval seventeen (17) h. stating that"automatic irrigation plans shall be submitted for new and refurbished planting areas". Commissioner Miller commented that the architect did a nice job blending the old with the new architecture on the proposed project. MOTION It was moved by Commissioner James, seconded by Commissioner Macdonald, and carried on a 7-0 vote that the Planning Commission approve the Mitigated Negative Declaration for Revision 2 to Conditional Use Permit No. 383 and direct staff to file and post a "Notice of Determination" in accordance with City guidelines. MOTION It was moved by Commissioner James, seconded by Commissioner Macdonald, and carried on a 7-0 vote that the Planning Commission approve Revision 2 to Conditional Use Permit No. 383 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 this use is permitted in any zone within the City, subject to approval of a Conditional Use Permit and the proposed expanded facility complies with all of the development requirements outlined in Section 18.52 of the Municipal Code; and 2. The proposed development will not be detrimental to the public health, safety, and welfare as the project is an expansion of an existing facility and thus will not create any additional disturbance in the area; 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 compatible with the existing development at the subject site; and 3. The proposed development complies with the regulations of the City's General Plan as the YMCA is an establishment that is a highly valued educational, social and cultural resource to the community and its youth that promotes the health safety and welfare of the City.; and 4. The proposed development is appropriate at the proposed location because the project is an expansion of an existing facility that was established at its present site in 1927 and that no new uses are proposed that don't already occur at the site. This includes the addition of condition of approval number seventeen (17) h. as follows: 17. h. Automatic irrigation plans shall be submitted for new and refurbished planting areas. V. ADDENDA A. Discussion to develop a Planning Commission Work Program. Director Oscar Orci tabled the discussion on the Planning Commission Work Program. He indicated that staff has not finished the work that is needed to be done with the City Council regarding the Planning staff work program which will then dictate the hours left to devote for any additional work programs. Planning Commission Minutes of March 24, 2009 Page 4 VI. MINUTES A. March 10, 2009 It was moved by Commissioner James, seconded by Commissioner Miller and carried on a 6-0 vote (Chairman Foster abstained)to approve the minutes of March 10, 2009. VII. ADJOURN TO APRIL 14, 2009 Chairman Foster adjourned the meeting at 3:25 p.m. to April 14, 2009. Christine Szilva Oscar Orci, Director Senior Administrative Assistant Community Development Department Planning Commission Minutes of March 24, 2009 Page 5 Planning Commission Minutes of March 24, 2009 Page 6