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HomeMy WebLinkAboutPlanning Minutes 4-14-09_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, April 14, 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 Chris Boatman, Assistant 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 A. GHODRAT SHARIFZADEH, APPLICANT (PROJECT PLANNER: CHRISTOPHER BOATMAN) Consideration of COMMISSION SIGN REVIEW NO. 362 to construct a monument sign that is four(4)feet in height and seven feet nine inches (7' 9") in width with a sign area of twenty two (22) square feet for the Chevron Station located at 120 The Terrace in the C- 3, General Commercial District. MOTION It was moved by Commissioner Macdonald, seconded by Commissioner James, and carried on a 7-0 vote to approve the Consent Calendar. III. OLD BUSINESS- None IV. NEW BUSINESS A. REDLANDS COMMUNITY HOSPITAL, APPLICANT (PROJECT PLANNER: TABITHA KEVARI) 1. Consideration of a Mitigated Negative Declaration. 2. PUBLIC HEARING for the Planning Commission to consider CONDITIONAL USE PERMIT NO. 158 (REVISION 1) to expand the area of an existing satellite parking lot to 1.22 acres with a total of eighty-two (82) parking spaces owned by the Redlands Community Hospital located on the southwest corner of Terracina Boulevard and Fern Avenue in the R-S, Suburban Residential District. Project Planner Tabitha Kevari gave a PowerPoint presentation and overview of the project. Staff recommended approval of Conditional Use Permit No. 158 (Revision 1) subject to the conditions of approval. Commissioner Macdonald commented on the tree spacing for the parking lot and indicated that it did not look like there was one tree for every three spaces. Commissioner Dyer concurred with Commissioner Macdonald's comment and stated that there should be eight Southern Magnolia's instead of the five shown on the parking facing Terracina Avenue. Planning Commission Minutes of April 14, 2009 Page 1 Chairman Foster opened the public hearing. Pat Meyer, Representative for Redlands Community Hospital, concurred with the staff report and conditions of approval. Mr. Meyer commented that he was informed by Bill Cunningham that there is an underground irrigation line of the west Redlands extension at the rear of the houses that are being demolished. He indicated that he wanted to expand condition of approval number fifteen (15) by stating that"the applicant shall protect and/or replace the existing west Redlands extension line at the rear of the houses within the parking lot expansion area". Mr. Meyer indicated that there was no problem adding a condition that specifically states that additional trees are needed in the parking area to meet the minimum one tree per three spaces. Commissioner Dyer asked if there was an overall master plan for the parking on this site. She had concerns with the hospital taking a piece meal approach of removing homes and filling them with parking lots. Mr. Meyer stated that they did a master plan for the Planning Commission a few years ago which looked at the overall campus. He gave an overview of the parking at the hospital and indicated that he did not feel that the hospital had any intentions to further encroach in this area. Harvey Hanson, Vice President of Redlands Community Hospital, commented that there are other buildings contemplated in the facility master plan which would occur sometime between 2025 and 2030. Mr. Hanson stated that they have plenty of parking for in-patient activities in the non-emergency part of the hospital. He indicated that the proposed lot will increase parking from thirty to approximately eighty- two spaces when completed. Commissioner Shamp had concerns about the pedestrian access across Fern Avenue. He indicated that people in the proposed parking lot would have to go back to the Terracina Boulevard intersection and cross there and asked if there was a plan in place relative to this issue. Mr. Meyer indicated that they would research Commissioner Shamp's concern. Bill Cunningham, 421 San Timoteo Canyon Road, indicated that West Redlands Water Company has a major twelve inch line that crosses both of the parcels where the parking lot is proposed. Mr. Cunningham stated that he would appreciate the same conditions on these parcels that were done for the parking lot that was just completed and that the West Redlands Water Company has the opportunity to review and approve the project before its use. Mr. Cunningham indicated that he was appreciative of the additional parking being proposed and that it was an intelligent solution. Jesse Salas, 1721 West Fern Avenue, indicated his concerns about the noise, lighting, debris and vandalism that would be generated from the proposed parking. He stated that it was a good idea to increase the parking area. In addition, Mr. Salas had concerns about debris and fire and felt that a wall would be sufficient to address these concerns. He wanted to ensure that the runoff from the parking lot would drain towards Terracina Boulevard. He also indicated that there were two large trees that were diseased and needed to be removed. Ms. Kevari gave an overview of the walls that would be constructed for the proposed site. Mrs. William Gregory, 480 Terracina Boulevard, stated that the parking lot comes up to her property and wanted to ensure that the block wall would stand six feet on her property since the whole area is terraced. She had concerns that there would be a reduction in her property values. Mrs. Gregory also had concerns about security, noise, lights and pollution from the cars and that some greenery may mitigate the potential pollution. Wayne Hutchinson, 520 Terracina Boulevard, concurred with the comments of the other residents. He indicated that there is a need for more parking but should not be at the expense of the residential neighborhood. He indicated that he and surrounding residents did not receive notification of the proposed parking lot and most were opposed to it. He stated that the parking lot was being done for the convenience of the hospital. He felt that the parking lot would devaluate the property values. Planning Commission Minutes of April 14, 2009 Page 2 Commissioner Miller stated that it was his opinion that the hospital was not trying to save money but to express the pressing need for parking on the south side caused by the emergency room operation. Chairman Foster closed the public hearing. Chairman Foster opened the public hearing. Mr. Meyer addressed the concerns of the residents relative to the drainage, the block wall next to Mrs. Gregory's residence and installing a five foot wall next to Mr. Salas'westerly property line. Commissioner Cook asked if there was an attempt made to meet with the neighbors regarding the proposed parking lot. Mr. Meyer indicated that Mr. Hanson had numerous discussions with the neighbors. Mr. Hanson stated that they did not have a neighborhood meeting since one neighbor indicated that he could represent the needs of the neighborhood. Chairman Foster closed the public hearing. Commissioner Cook asked where the lights would be situated adjacent to Mrs. Gregory's property. Mr. Dalquest indicated that staff proposed several conditions requiring the lights be low level and shielded. Chairman Foster opened the public hearing. Mr. Meyer stated that the light standards would be the shoebox design and indicated that they would do a full plan showing the projection of the lighting into the neighbor's properties. Mr. Cunningham commented on the drainage from the parking lot and issues relative to the lighting. Mr. Salas indicated that he would like to see the weeds maintained in the area. Mr. Meyer indicated that the hospital would do weed abatement. Chairman Foster closed the public hearing. Commissioner James stated that the parking lot as proposed is appropriate and meets the conditional use permit guidelines. He indicated that we would need to look at the potential for a parking structure instead of going in any direction with surface parking if more parking is needed in the future. Commissioner Dyer commented that the applicant is responsibly treating the neighbors in trying to address their concerns. However, Commissioner Dyer indicated that she would be voting against the parking lot since she does not like the approach in taking out the neighborhood piece by piece. Commissioner Cook voiced her concerns relative to installing light poles close to a residence and asked if it was possible to put the lighting in the block wall. Director Oscar Orci indicated that the photometric analysis should take care of the spill over of lighting and asked if Commissioner Cook's concern is aesthetic or a glare issue. Commissioner Cooks had concerns over both aesthetic and glare. Chairman Foster asked if Commissioner Cook would be willing to accept a condition of approval that staff works with the applicant to ensure the least impact possible for both the aesthetic and glare for the neighbors. Commissioner Cook stated that she would prefer that lights be installed on the wall relative to having light poles. Mr. Hanson concurred with Commissioner Cook's concerns and stated that they will get the correct number of illumines into the parking lot for safety reasons and could try to get the lights into the wall but was uncertain if it was doable solution. Chairman Foster commented that the hospital has shown a great deal of willingness to work with the neighborhood. Planning Commission Minutes of April 14, 2009 Page 3 MOTION It was moved by Commissioner Macdonald, seconded by Commissioner Shamp, and carried on a 7-0 vote that the Planning Commission approve the Mitigated Negative Declaration for Conditional Use Permit No. 158 (Revision 1)and direct staff to file and post a "Notice of Determination" in accordance with City guidelines. MOTION It was moved by Commissioner Macdonald, seconded by Commissioner Shamp, and carried on a 6-1 vote, (Commissioner Dyer opposed), that the Planning Commission approve Conditional Use Permit No. 158 (Revision 1) based on the following findings: 1. That the proposed development will not adversely affect the applicable land use plans of the City; the provides an expansion of existing parking facilities for the Redland Community Hospital and is consistent with the policies of the General Plan and zoning of the project site; 2. That the proposed development will not be detrimental to the public health, safety and welfare; the project is designed and will be improved to address all concerns of potential impacts to the surrounding properties; 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; the proposed project is adequate in size to accommodate the use and setbacks for the proposed use. In addition, it is a permitted use with the approval of a conditional use permit and conditions of approval have been applied to the project to ensure that development standards are met; 4. That the proposed development is appropriate at the proposed location in that the use is permitted with a conditional use permit within the R-S District under the use of"problem area. This includes the modification to Municipal Utilities and Engineering Department conditions of approval number fifteen (15 as follows: 15. All irrigation lines that exist within any street right-of-way shall be replaced with Schedule 40 PVC or as approved by City Engineer. The applicant shall protect and/or replace the existing west Redlands extension line at the rear of the houses within the parking lot expansion area. This includes the modification to Planning Division conditions of approval numbers fourteen (14), sixteen (16) and seventeen (17) and the addition of condition of approval numbers twenty-eight (28), twenty-nine (29)and thirty(30)as follows: 14. In order to mitigate potential impacts as identified in Section I(c) of the Initial Study Checklist, the applicant shall be required to construct a six (6) foot masonry wall along the south property line. The wall shall be six feet (6) in height as measured from the adjacent residential property. The wall shall be placed out of the front yard setback area of twenty-five (25) feet and continue the entire length of the parking lot approximately 180 feet. In addition, vines shall be planted along the wall, subject to approval of the Community Development Department. 16. In order to mitigate potential impacts as identified in Section I(d) of the Initial Study Checklist, all lighting within the project area shall be a shoe-box type design that shall direct the light beam downward and not outward to minimize impacts to surrounding properties. The maximum height for parking lot lighting shall be consistent with existing lighting on site to insure that the expansion is compatible with existing uses. All lighting within the prosect area shall be subject to approval of the Community Development Department and shall take into consideration adjacent residential uses in order to eliminate any potential impacts. Planning Commission Minutes of April 14, 2009 Page 4 17. In order to mitigate potential impacts as identified in Section I(d) of the Initial Study Checklist, a security lighting plan shall be prepared, subject to review and approval by the Police Department and Community Development Director, prior to issuance of building permits. Outdoor lighting shall maintain a minimum of one foot candle of illumination for all parking and pedestrian areas and shall not exceed one-half foot candle along property lines of the project. In addition, the plan must include details such as beam spreads and/or photometric calculations, location and type of fixtures, exterior colors, details on the foundation, and arrangement of exterior lighting that does not create glare or hazardous interference to adjacent streets or properties. . All lighting within the prosect area shall be subject to approval of the Community Development Department and shall take into consideration adjacent residential uses therefore eliminating any potential impacts. 28. The applicant shall plant three additional Magnolia trees along eastern property line adjacent to Terracina Boulevard. 29. The applicant shall construct a five (5)foot block wall along the west property line adjacent to 721 West Fern Avenue. 30. The applicant shall routinely clear the natural vegetation along the southwesterly property line to insure that vegetation is maintained. B. USAA REAL ESTATE COMPANY, APPLICANT (PROJECT PLANNER: CHRISTOPHER BOATMAN) 1. Consideration of a Mitigated Negative Declaration. 2. PUBLIC HEARING to consider a Socio-Economic Cost/Benefit Study. 3. Consideration of COMMISSION REVIEW AND APPROVAL NO. 723 (REVISION 1) to develop a 119,302 square foot expansion of the existing Hershey Company warehouse/distribution center located at the northwest corner of San Bernardino Avenue and Marigold Avenue (2300 West San Bernardino Avenue) in Concept Plan No. 2 of the East Valley Corridor Specific Plan. Commissioner's Miller and Shamp recused themselves from the meeting at 3:20 p.m. due to a conflict of interest. Project Planner Chris Boatman gave a PowerPoint presentation and overview of the proposed project. Staff recommended approval of the project subject to the conditions of approval. Chairman Foster opened the public hearing. Pat Meyer, Representative for USAA Real Estate Company, concurred with staff's presentation. Chairman Foster closed the public hearing. MOTION It was moved by Commissioner James, seconded by Commissioner Cook, and carried on a 5-0 vote, (Commissioner's Miller and Shamp excused), that the Planning Commission approve the Mitigated Negative Declaration for Commission Review and Approval No. 723 (Revision 1) 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 Cook, and carried on a 5-0 vote, (Commissioner's Miller and Shamp excused), that the Planning Commission approve the Socio-Economic Cost Benefit Study for Commission Review and Approval No. 723 (Revision 1) 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. Planning Commission Minutes of April 14, 2009 Page 5 MOTION It was moved by Commissioner James, seconded by Commissioner Cook, and carried on a 5-0 vote, (Commissioner's Miller and Shamp excused), that the Planning Commission approve Commission Review and Approval No. 723 (Revision 1) subject to the following findings and attached Conditions of Approval. 1. The site for the proposed use is adequate in size and shape to accommodate the proposed warehouse expansion and is designed to comply with all property development standards for the Commercial/ Industrial District of Concept Plan No. 2; 2. The site properly relates to Marigold and San Bernardino Avenues which is designed and improved to carry the type and quantity of traffic to be generated by the proposed development as both streets are constructed at City-prescribed standards to its ultimate half-width; 3. The Conditions of Approval proposed for Commission Review and Approval No. 723 (Revision 1)are necessary to protect the health, safety and general welfare; and, 4. The use is desirable for the overall development of the community because the proposed project conforms to both the General Plan land use designation and is a permitted use within Concept Plan 2. The project is also desirable as the addition is consistent with the existing building and landscaping. V. ADDENDA- None VI. MINUTES A. March 24, 2009 It was moved by Commissioner James, seconded by Commissioner Cook, and carried on a 5-0 vote to approve the minutes of March 24, 2009 with one correction. VII. LAND USE AND CITY COUNCIL ACTIONS OF APRIL 7, 2009. Director Oscar Orci gave a brief presentation on the City Council Actions of April 7, 2009. VIII. ADJOURN TO APRIL 28, 2009 Chairman Foster adjourned the meeting at 3:40 p.m. to April 28, 2009. Christine Szilva Oscar Orci, Director Senior Administrative Assistant Community Development Department Planning Commission Minutes of April 14, 2009 Page 6 Planning Commission Minutes of February 10, 2009 Page 7