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HomeMy WebLinkAboutPlanning Minutes 8-25-09_CCv0001.pdf MINUTES: of the Special Planning Commission Meeting of the City of Redlands held Tuesday, August 25, 2009, at 2:00 p.m. are as follows: PRESENT: Paul Foster, Chairman Gary Miller, Vice Chairman Jim Macdonald, Commissioner Ruth Cook, Commissioner Carol Dyer, Commissioner John James, Commissioner Eric Shamp, Commissioner ADVISORY STAFF Oscar Orci, Community Development Director PRESENT: Dan McHugh, City Attorney Robert Dalquest, Assistant Director Community Development Tabitha Kevari, Associate Planner A. CALL TO ORDER AND PUBLIC COMMENT PERIOD -3 MINUTES Chairman Foster called the meeting to order. B. PUBLIC COMMENTS 1. NONE C. GEORGE KRIKORIAN, APPLICANT (PROJECT PLANNER: TABITHA KEVARI) 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. 624 (REVISION 2) to expand the Santa Fe Depot consisting of a restaurant with an area of 5,700 square feet and two retail areas of 1,113 square feet and 2,238 square feet on 1.6 acres located at 347 Orange Street in the Town-Center Historic District of the Downtown Specific Plan No. 45. Associate 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. Chairman Foster opened up the Public Hearing. Mr. Jerry Fairchild, resident, stated there are restrictions on modifying historical structures. Mr. Fairchild expressed concern that the design resembled a McDonald's restaurant. Mr. Fairchild requested the City of Redlands not destroy the train depot architecture. Mr. Bill Cunningham, Redlands Association, expressed his support for the proposed project. Mr. Cunningham stated the applicant is preserving the historical characteristics of the train depot. Chairman Foster closed the Public Hearing. Chairman Foster stated that Commissioner James inquired if the applicant would like to respond to the comments of the public. The applicant declined. Commissioner Dyer stated she had a few questions for the architect and landscape architect. Mr. Leon Armantrout and Mr. Shawn Birch, architects, came forward to address the Commission. Mr. Armantrout stated the State Department of Interiors encouraged glorifying the existing building by not imitating the architecture. Mr. Armantrout stated the applicant had decided to add space to the existing building to make it a feasible project and to preserve the historical significance from vagrants and the environment. Planning Commission Minutes of August 25,2009 Page 1 Commissioner Dyer inquired if the addition to the colonnade was reversible. Mr. Armantrout stated the addition to the colonnade could be reversed by removing the transparent addition easily, and with no effort. Commissioner Dyer inquired how the applicant will mitigate the green house effect. Mr. Armantrout confirmed the applicant is considering a few methods such as to install moveable shade screening, or an opaque roof, or to use temperature and brightness resistant glass with a solid roof. Mr. Armantrout stated they had not made a decision on which method to use. Commissioner Dyer expressed concern on the irrigation to the potted planters. Mr. Birch stated the individual pots would have a separate valve and would be automatically irrigated with bubblers. Chairman Foster closed the Public Hearing. Commissioner Miller stated there are at least two (2) Commission members that served on the Historic and Scenic Preservation Commission and there is a high degree of sensitivity to the preservation and character of the building. Quincy Market in Boston has evolved from the eighteenth century era. When the train depot was constructed the main source of transportation was the railroad which is no longer the case, and the applicant needed to find an adaptive reuse of the building. Commissioner Miller declared the design is transparent and has a light touch to the building and is sensitive to the historical requirements. Commissioner Miller stated he is in support of the proposed project. Commissioner Shamp stated he is in support of the proposed project. Commissioner Shamp inquired if the glass enclosure was in compliance with Title 24 Energy Code, and recommended the item brought back to the Planning Commission for review if the applicant proposed to tint the glass enclosure. Commissioner Shamp inquired if San Bernardino Association Governments (S.A.N.B.A.G.) identified the train depot as a light rail stop. Director Oscar Orci confirmed the possibility exists and had witnessed designs for both one (1) and two (2) train stops in the City of Redlands. Director Orci stated the design for the proposed project will not take up the entire colonnade area and should not hinder the possibility of utilizing the train depot as a stop. Director Orci acknowledged S.A.N.B.A.G. expressed concern regarding the distance from the train depot to Orange Street and that it may cause the rail arms to be lowered and result with added traffic congestion. Commissioner James stated he is in support of the proposed project. Commissioner James confirmed the adaptive reuse would provide financial support to maintain the building and to keep it preserved. Commissioner James stated the design will make a perfect light rail stop. Commissioner Dyer stated she had a question for the architect. Chairman Foster reopened the Public Hearing. Commissioner Dyer stated there is a dirt pad to the west of Kinko's and to the south of the train depot and inquired if there was a future plan to develop the dirt pad. Mr. Armantrout confirmed the dirt pad will become a paved and landscaped parking area. Commissioner Dyer complimented Mr. Krikorian on the train depot's adaptive reuse and stated Mr. Krikorian is preserving a beautiful building in a respectful way. Commissioner Dyer declared the theatre has brought a great vitality to downtown and the proposed project will link the two together. Commissioner Cook stated she was on the Historic and Scenic Preservation Commission for seven (7) years and stated the renderings in the newspaper were not complimentary to the proposed project. Commissioner Cook declared she does not want to see the building sit for another twenty (20) years and the proposed use for the building will bring more people to the downtown area and add life to the building. Commissioner Macdonald agreed with the comments of the other Commissioners. The deterioration of the train depot will be restored and become a beautiful building again. Commissioner Macdonald stated he is in support of the proposed project. Planning Commission Minutes of August 25,2009 Page 2 Chairman Foster stated there are a handful of properties that elicit tremendous reactions from the community; Morey Mansion, Smiley Library, Sterling Estate, Burrage Estate and the Santa Fe Depot. The overall reaction to the proposed project is mostly positive. Chairman Foster stated the project will be an added jewel and thanked the applicant. Chairman Foster inquired if there is a timeline to move forward, and if they have a prospective tenant. Ms. Janet Jones stated they have met with some prospective tenants but have not finalized an agreement, and are looking forward to start construction plans as soon as possible. Chairman Foster closed the Public Hearing. MOTION It was moved by Commissioner Shamp, seconded by Commissioner Macdonald and carried on a 7-0 vote that that the Planning Commission adopt the Mitigated Negative Declaration for Revision No. 2 to Commission Review and Approval No. 624 and direct staff to file and post a Notice of Determination in accordance with City guidelines. MOTION It was moved by Commissioner Shamp, seconded by Commissioner Macdonald and carried on a 7-0 vote that the Planning Commission approve the Socio-Economic Cost Benefit Study for Revision No. 2 to Commission Review and Approval No. 624 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. MOTION It was moved by Commissioner Shamp, seconded by Commissioner Macdonald and carried on a 7-0 vote that the Planning Commission approve the reduction in parking by utilizing the Shared Parking Ordinance subject to the following findings: 1. The requirements of all other applicable provision of Chapter 18.164 are met. 2. The reduction allowed under this Section provides sufficient parking to serve the intended and potential use of the proposed mixed use project." MOTION It was moved by Commissioner Shamp, seconded by Commissioner Macdonald and carried on a 7-0 vote that the Planning Commission approve a substitute Parking Location subject to the following findings: 1. That all of the substitute location is within three hundred (300) feet of the principal use. Krikorian Premiere Theaters and Kinko's parking facility is within three hundred (300)feet of the proposed project. 2. The substitute lot is in the same possession as the use it is intended to serve. The adjacent properties (Krikorian Premiere Theaters and Kinko's) are owned by the applicant. MOTION It was moved by Commissioner Shamp, seconded by Commissioner Macdonald and carried on a 7-0 vote that the Planning Commission approve Revision No. 2 to Commission Review and Approval No. 624 subject to the following findings and subject to the attached Conditions of Approval: 1. That the site for the proposed use is adequate in size and shape to accommodate the use. The project complies with the development standards of the Town Center District of Specific Plan No. 45 including setbacks, height and coverage limitations; Planning Commission Minutes of August 25,2009 Page 3 2. That the site for the proposed use relates to streets and highways which are properly designed and improved to carry the type and quantity of traffic generated by the proposed use. The project site is located adjacent to two streets (Orange Street and Shoppers Lane) where access to the site is accommodated by Shoppers Lane. The proposed improvements including the porte cochere and shared parking have been properly designed to carry the type and quantity of traffic generated by the proposed use. The porte cochere allows for a drop-off zone that will not effect circulation of traffic on site while the shared parking provides adequate parking facilities for the quantity of traffic to be generated by the proposed development. 3. That the conditions set forth in the approval and those shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare. The project is not likely to cause any serious public health problems, aside from temporary air quality and noise impacts during construction addressed in the project's environmental document. In addition with approval of the substitute parking location, parking facilities will be adequate for the proposed use and will not impact public safety. D. MINUTES 1. July 14, 2009 It was moved by Commissioner Macdonald, seconded by Commissioner Shamp and carried on a 6-0 vote (Commissioner James abstained) to approve the minutes of June 23, 2009 with corrections. 2. July 28, 2009 It was moved by Commissioner Macdonald, seconded by Commissioner James and carried on a 4-0 vote (Commissioner Miller, Commissioner Dyer, and Commissioner Shamp abstained) to approve the minutes of June 23, 2009. E. PUBLIC COMMENTS Councilmember Gilbreath challenged the Commission to begin the Transit Oriented Development (T.O.D.) standards. The project will move along with the application to accelerate the process. Standards need to be developed so each stop will have development standards to enhance the application process. Commissioner Shamp inquired if the Downtown Specific Plan was a stand alone document and if it qualified for at least the T.O.D. for the downtown stops. Councilmember Gilbreath stated the T.O.D. standards are needed for the entire City and may have specific plans incorporated. Director Orci stated the City of Redlands was awarded a grant for T.O.D. and Transfer Development Rights (T.D.R.) to combine the two concepts. It would preserve the open space in the outlining areas and transfer density to the downtown, and along the rail lines. This will establish development guidelines in and around the rail stops in the downtown area. The City of Redlands will combine the Specific Plan, S.A.N.B.A.G. Rail Stop Plan along with the T.O.D. design and compile the information to make certain it is economically feasible to create the T.O.D. design proposal. The proposal will go to the Planning Commission and the City Council for review. Director Orci stated the City of Redlands had interviewed firms and have selected a firm and are hoping to complete the proposal in early 2010. Commissioner Shamp inquired if the proposal will be the required document for Councilmember Gilbreath to move forward. Director Orci concurred. Chairman Foster inquired if there were any City Council Land Use Actions to report. Director Orci stated there was not a City Council meeting and there is nothing to report. Chairman Foster stated there were some Commission goals to arrive at. Director Orci confirmed and said the Community Development Department will need to bring those to the Commission and will include the T.O.D., T.D.R., and the Climate Action Task Force as well. Planning Commission Minutes of August 25,2009 Page 4 F. ADJOURN TO SEPTEMBER 8, 2009 Chairman Foster adjourned the meeting at 2:45 p.m. to the scheduled meeting on September 8, 2009. Linda McCasland Oscar Orci Administrative Secretary Director Community Development Department Planning Commission Minutes of August 25,2009 Page 5