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HomeMy WebLinkAboutPlanning Minutes 6-9-09_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, June 9, 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 Robert Dalquest, Assistant Director PRESENT: Dan McHugh, City Attorney Manuel Baeza, Principal Planner Tabitha Kevari, Associate Planner Sergio Madera, 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. TACO JIM, APPLICANT (PROJECT PLANNER: TABITHA KEVARI) Consideration of COMMISSION SIGN REVIEW NO. 366 to construct a pedestal sign that is twelve (12) feet in height with a sign area of twenty (20) square feet for the Taco Bell Restaurant located at 1225 West Colton Avenue in the C-M, Commercial Industrial District. Chairman Foster pulled Commission Sign Review No. 366 for discussion. Project Planner Tabitha Kevari gave a brief presentation of the proposed Commission Sign Review. Staff recommended approval of Commission Sign Review No. 366 subject to the Conditions of Approval listed in the staff report. Commissioner Dyer expressed concern regarding the proposed pedestal sign. Commissioner Dyer stated the majority of signage in the area are monument signs, with the exception of Dynasty Suites. Commissioner Dyer declared a pedestal sign was uncharacteristic for the area. Commissioner Dyer recommended a revision to the proposed cabinet colors. Commissioner Macdonald concurred with Commissioner Dyer's comments. Commissioner Macdonald stated the Planning Commission preferred monument signs unless there are extenuating circumstances. Chairman Foster requested clarification on the intention a pedestal sign was proposed verses a monument sign. Planner Kevari stated it was the applicants desire to have a pedestal sign because of the visual obstruction from the bus shelter, and staff agreed. Chairman Foster opened up the Public Hearing. Mr. Steve Folshim, representative, stated the pedestal sign was the best solution for visibility. Assistant Director Community Development Robert Dalquest stated if the applicant refaced the existing pedestal sign it would limit the building signage to a maximum of twenty-four (24) square feet for each sign, as the existing pedestal sign is non-conforming due to its size, which puts the applicant at a disadvantage. Planning Commission Minutes of June 9,2009 Page 1 Commissioner Shamp requested clarification regarding the location of the pedestal sign. Mr. Folshim stated the applicant completed studies regarding the best location for visibility. Commissioner Cook inquired why the applicant opposed to install a monument sign. Mr. Folshim stated the applicant decided against a monument sign because it would only give one direction of visibility, and with a pedestal the visibility is broader. Commissioner Dyer stated there is an existing shade tree behind the bus structure which will be an added obstruction. Mr. Folshim stated they plan to keep the tree trimmed, so the tree will not cause an obstruction to the signage. Commissioner Miller concurred with the previous comments of the Commissioners. Commissioner Miller stated the traffic is not fast moving along Colton Avenue. Commissioner Miller recommended placing the sign east or west of the bus structure. Commissioner James recommended placing the sign on the westside of the property, so traffic traveling eastbound will have visibility. Commissioner James stated a monument sign would be more consistent with the area. Chairman Foster closed the Public Hearing. Chairman Foster stated he concurred with the majority of the Commissioners. Chairman Foster confirmed monument signs are more consistent with the area, and recommended staff work with the applicant and return to the commission for consideration on a monument sign. City Attorney Dan McHugh stated if the applicant does not comply with the request of the Planning Commission and returns with a pedestal sign the Planning Commission may possibly recommend denial. MOTION It was moved by Commissioner Macdonald, seconded by Commissioner Dyer and carried on a 7- 0 vote that the Planning Commission continue the Hearing on Commission Sign Review No. 366 to the meeting of June 23, 2009. III. OLD BUSINESS A. WAYNE JOHNSON, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) 1. Consideration of a Mitigated Negative Declaration. 2. PUBLIC HEARING to consider a Socio-Economic Cost/Benefit Study. 3. PUBLIC HEARING for MINOR SUBDIVISION NO. 328 (Parcel Map No. 19102) for the subdivision of 2.08 acres into two lots located on Dwight Street, approximately 500 feet west of Mariposa Drive in the R-A, Residential Estate District. Project Planner Chris Boatman gave a PowerPoint presentation and overview of the proposed Minor Subdivision. Staff recommended approval of Minor Subdivision No. 328 subject to the conditions listed in the staff report. Commissioner Miller inquired if Planner Boatman had the surrounding lot dimensions. Planner Boatman presented the parcel map with the property lines. Chairman Foster opened the Public Hearing. Planning Commission Minutes of June 9,2009 Page 2 Mr. Bernie Mayer, representative, expressed concern regarding the undergrounding of the utility poles running along the north property line. Mr. Mayer stated there are two (2) utility poles that are set back from the road and screened by trees, and inquired if there was flexibility regarding the undergrounding on the utility poles mentioned. Commissioner Dyer requested clarification regarding the pad elevation. Mr. Mayer confirmed the lower elevation would accommodate the garage, and the house would be constructed at the higher elevation. Chairman Foster closed the Public Hearing. Commission Miller stated Dwight Street is a fine example of estate homes and the proposed project is not consistent with the surrounding properties. Commissioner Miller expressed concern regarding the following; ❖ The extreme grading. ❖ Four hundred (400)feet of retaining walls. ❖ The upper home faces the rear of the property. ❖ Stepped pad elevations. ❖ The sloped conservation easement is isolated and of little value. ❖ Scarring of the land is not minimized. ❖ Steeper site with two (2) homes proposed verses existing sites which are flatter and have only one (1) home. ❖ Maximum slope allowed for the guest parking structure area is usually fourteen (14) percent, the applicant proposed a range from twelve point two (12.2) to fifteen (15) percent for parking. ❖ The lower driveway pad is at nineteen (19) feet, and the next level up is thirty-seven (37) feet. Commissioner James concurred with Commissioner Miller's comments. Commissioner Shamp stated the aesthetic impacts proposed are minimal and requested clarification on the impacts with adjacent properties. Commissioner Shamp declared the proposed project is a fairly dense hillside development and found the design compelling and intriguing. Commissioner Shamp expressed concern regarding the storm water. Planner Boatman stated a Preliminary Water Quality Management Plan (W.Q.M.P.) was submitted and indicated impacts were minimal to the Arroyo. Municipal Utilities and Engineering Director Rosemary Hoerning stated there is a section where drainage comes to a point then drains into the Arroyo with a small amount of Cubic Feet per Second (C.F.S.) associated with it, and is not a significant amount from the proposed development. Director Hoerning stated a subdivision of ten (10) lots or more would require a full W.Q.M.P. Commissioner Dyer requested clarification on the location of the Arroyo relative to the site. Planner Boatman clarified the location of the Arroyo. Commissioner Dyer expressed concern regarding the grading and how it may disrupt the water supply which feed the trees along the Arroyo, and their survival. Commissioner Cook expressed concern regarding the cut and fill on the property. Commissioner Macdonald stated the proposed use may not be the best use for the property. Chairman Foster concurred with the majority of the commission, and did not feel the proposed project was appropriate for the property. Chairman Foster recommended either a continuance to consider the Planning Commissioners comments, or redesign, or motion to approve the proposed project. Commissioner Miller stated he is opposed to subdividing the property. Chairman Foster re-opened the Public Hearing. Planning Commission Minutes of June 9,2009 Page 3 Mr. Mayer stated they would prefer a continuance to work with staff in order to refine a design more desirable to the commission. Chairman Foster closed the Public Hearing. MOTION It was moved by Commissioner Cook, seconded by Commissioner James and carried on a 7-0 vote that the Planning Commission continue the Hearing on the Mitigated Negative Declaration for Minor Subdivision No. 328 to the meeting of July 14, 2009. B. JUDSON HOMES LLC, 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. 119 to remove the Agricultural Preserve designation from approximately 19.92 acres located north of San Bernardino Avenue, south of Pioneer Avenue, and east of Judson Street. 4. PUBLIC HEARING to consider a recommendation to the City Council for ZONE CHANGE NO. 437 to change the zoning designation from A-1, Agricultural District to R-E, Residential Estate District for two parcels totaling approximately 19.92 acres located north of San Bernardino Avenue, south of Pioneer Avenue, and east of Judson Street. 5. PUBLIC HEARING to consider a recommendation to the City Council for CONDITIONAL USE PERMIT NO. 939 for a planned residential development containing forty-one (41) single family residential lots located on approximately 19.92 acres located north of San Bernardino Avenue, south of Pioneer Avenue, and east of Judson Street 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 for TENTATIVE TRACT MAP NO. 18571 to subdivide approximately 19.92 acres into forty-one (41) lots for single family residential purposes and five (5) lettered lots for open space purposes located north of San Bernardino Avenue, south of Pioneer Avenue, and east of Judson Street in the A-1, Agricultural District, (proposed change to R-E, Residential Estate District). Project Planner Sergio Madera gave an overview of the proposed project. Staff recommended City Council deny Zone Change No. 437, Agricultural Preserve Removal No. 119, Conditional Use Permit No. 939 and Tentative Tract Map No. 18571 subject to the conditions listed in the staff report. Chairman Foster opened up the Public Hearing. Mr. Al Mozayeni, applicant, stated the precedence had been set by the Walton project. Mr. Mozayeni stated they had the approval of the Airport Advisory Board. Planning Commission Minutes of June 9,2009 Page 4 Mr. Ron Klinkebiel, Airport Advisory Board, acknowledged the airport was vehemently opposed to the proposed project, and there was no precedence set by the Walton project. Mr. Klinkebiel stated the proposed project is closer to the runway which will have noise levels considerably higher than the Walton project. Mr. Klinkebiel confirmed the airport concerns were; residential complaints on noise, and developing curfews. Mr. Klinkebiel declared the Judson project proposed is in a much worst location than the Walton project and stated the airport was not in favor of the Walton project either. Commissioner Miller inquired why the applicant stated they had numerous meetings with the airport and were in favor of the development. Mr. Klinkebiel stated he was not aware of whom they had meetings with. Mr. Klinkebiel confirmed the entire Airport Advisory Board was opposed to the proposed project. Mr. Klinkebiel declared the encroachment of residential development limits the viability of the airport as a twenty-four(24) hour facility and needed to be operational for fire services, and airport expansion. Commissioner Cook inquired if staff had received written documentation on the Airport Advisory Boards opposition. Planner Madera confirmed staff had not received documentation. Mr. Mozayeni stated their contact was Mr. Todd Housley, who is on the Airport Advisory Board. Commissioner Dyer inquired if plans were submitted to City Departments for review and comments. Assistant Director Dalquest stated plans are routed to City Departments and confirmed there were no written comments submitted to staff. Assistant Director Dalquest acknowledged when the proposed project was brought to the Environmental Review Committee a representative from the Airport Advisory Board did oppose the project. Commissioner Dyer requested clarification on the approval of the Walton project. Assistant Director Dalquest stated there was a workshop conducted for the City Council with staff and the Airport Advisory Board, regarding residential development encroaching toward the airport. Assistant Director Dalquest said the workshop concluded that it was appropriate to develop and encroach around the airport according to the General Plan and Airport Land Use Plan. Assistant Director Dalquest confirmed the Planning Commission recommended denial on the Walton project, and then the project was approved by the City Council. Commissioner Miller stated in the event that Planning Commission denies the proposed project and City Council approves the project, Commissioner Miller recommended the item brought back to the Planning Commission to review the design of the proposed project MOTION Negative Declaration no action. Socio-Economic Cost/Benefit Study no action. It was moved by Commissioner Macdonald, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission recommend that the City Council deny Zone Change No. 437 because the Commission has determined that the increased residential density permitted by the proposed Zone Change is not compatible with operations of the Redlands Municipal Airport, which is proximate to the property that is the subject of this Zone Change." Agricultural Preserve Removal It was moved by Commissioner Macdonald, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission recommend that the City Council deny Agricultural Preserve Removal No. 119 because the Commission has recommended denial of the corresponding Zone Change. Conditional Use Permit It was moved by Commissioner Macdonald, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission recommend that the City Council deny Conditional Use Permit No. 939, based upon the following findings: Planning Commission Minutes of June 9,2009 Page 5 A. That the proposed development will adversely affect the applicable land use plans of the City, because the project is inconsistent with the Agricultural Preserve designation and the A-1 Agricultural District zoning; B. That the proposed development will not comply to the maximum extent feasible with the regulations of the City's General Plan, the applicable A-1 zoning district and the City's development standards for a Planned Residential Development because current standards have not been applied to the project as follows: 1. The allowable density under the A-1 District is exceeded for the proposed Tentative Tract 18571. 2. Proposed lot sizes are inconsistent with a PRD project in the A-1 District for the proposed Tentative Tract 18571. C. That the proposed development is not appropriate at the proposed location because the Zoning District does not provide for the use of the property for residential uses at the density that is proposed." Tentative Tract Map It was moved by Commissioner Macdonald, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission recommend that the City Council deny Tentative Tract No. 18571, based upon finding that: A. That the proposed map is not consistent with the zoning of A-1, Agricultural District; in addition the project does not meet the Planned Residential Development Ordinance of the Municipal Code as follows: 1. The allowable density under the A-1 District is exceeded for the proposed Tentative Tract 18571. 2. Proposed lot sizes are inconsistent with a PRD project in the A-1 District for the proposed Tentative Tract 18571." IV. NEW BUSINESS - NONE V. ADDENDA A. HOUSING AUTHORITY OF THE COUNTY OF SAN BERNARDINO, APPLICANT (PROJECT PLANNER: MANUEL BAEZA) Significant Project presentation to the Planning Commission on a proposal to completely redevelop a 19-acre property containing an existing multiple family development owned by the Housing Authority of the County of San Bernardino located at the northeast corner of Lugonia Avenue and Orange Street in the R-1, Single Family Residential District. The project entails the development of a new planned residential development containing 228 multiple family and single family dwelling units with landscaped open space areas and a recreation/administration building. The development applications consist of a General Plan Amendment, new Specific Plan, conditional use permit, tentative tract map and street vacations. Project Planner Manuel Baeza gave a brief overview of the proposed project and stated Mr. Pat Meyer is representing the Housing Authority and has provided plans and will present the proposed project. Planner Baeza stated the presentation is informational and no action is required. Planning Commission Minutes of June 9,2009 Page 6 Mr. Pat Meyer, representative, gave a PowerPoint presentation and overview of the proposed project. VI. MINUTES A. MAY 12, 2009 It was moved by Commissioner James, seconded by Commissioner Macdonald and carried on a 7-0 vote to approve the minutes of May 12, 2009 with corrections. B. MAY 26, 2009 It was moved by Commissioner Macdonald, seconded by Commissioner James and carried on a 7-0 vote to approve the minutes of May 26, 2009 with corrections. VII. LAND USE AND CITY COUNCIL ACTIONS OF JUNE 2, 2009. Assistant Director Robert Dalquest reported that there were no land use actions at the City Council meeting on June 2, 2009. VIII. ADJOURN TO JUNE 23, 2009 Chairman Foster adjourned the meeting at 3:36 p.m. to June 23, 2009. Linda McCasland Robert Dalquest, Assistant Director Administrative Secretary Community Development Department Planning Commission Minutes of June 9,2009 Page 7