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HomeMy WebLinkAboutPlanning Minutes 9-22-09_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, September 22, 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: Michael Reiter, Assistant City Attorney Robert Dalquest, Assistant Community Development Director Manuel Baeza, Principal Planner 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, and opened up the Public Comment period. There were no comments forthcoming and the Public Comment period was closed. II. CONSENT ITEMS A. WESTSIDE CHRISTIAN SCHOOL, APPLICANT (PROJECT PLANNER: TABITHA KEVARI) 1. Consideration of a Notice of Exemption pursuant to Section 15311 of the California Environmental Quality Act Guidelines. 2. Consideration of Commission Sign Review No. 369 to construct a monument sign that is four feet (4') in height with a sign area of twenty (20) square feet for Westside Christian School located at 1495 W. Olive Avenue in the R-S, Suburban Residential District. MOTION It was moved by Commissioner Macdonald, seconded by Commissioner James, and carried on a 7-0 vote to approve item II A of the Consent Calendar. B. PREMIER SIGNS, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) 1. Consideration of a Notice of Exemption pursuant to Section 15311 of the California Environmental Quality Act Guidelines. 2. Consideration of Commission Sign Review No. 370 to construct a pedestal sign that is twelve (12) feet in height and five (5) feet in width with a sign area of eighteen (18) square feet for a convenience store located at 1601 W. Redlands Boulevard in the EV/CG, General Commercial District of the East Valley Corridor Specific Plan. Chairman Macdonald stated the Commission wanted to pull item II B of the Consent Calendar, for discussion. Planning Commission Minutes of September 22,2009 Page 1 Commissioner Dyer expressed her concern regarding the normal review process for convenience stores and confirmed her surprise that a conditional use permit is not a requirement. Commissioner Dyer stated the location is a busy intersection and inquired if 7-11 would use more of its fair share of parking for the stripe mall. Commissioner Dyer expressed concern on the lack of parking lot screening. Assistant Planner Chris Boatman confirmed that when an applicant applies for a business license, the permitted use and parking is evaluated before the Planning Department signs off on the business license. Commissioner Dyer inquired if there is a higher parking requirement for convenience stores than other permitted uses in the general C4 zoning. Assistant Planner Boatman stated the existing parking ratio for retail is one (1) space per two fifty (250) square foot of gross floor area. Commissioner Dyer stated pedestal signs obstruct views, conflicts with vegetation and the canopy of trees interfere with the views. Commissioner Dyer declared the support of the sign is aesthetically unappealing. Commissioner Dyer stated a monument sign has more visibility on a busy arterial street with high traffic. Commissioner Macdonald stated the spacing requirement between signage is forty(40) feet, and inquired on the number of signs allowed on the stripe mall site. Planner Boatman stated the proposed sign is a separate parcel from the stripe mall. Assistant Planner Boatman confirmed there is one (1)sign allowed per parcel. Commissioner Macdonald concurred with Commissioner Dyer. Commissioner Macdonald inquired if the applicant was going to have building signage. Assistant Planner Boatman confirmed they will have two (2) signs; one is thirty-nine (39) square feet, and the other is nine (9)square feet. Commissioner Cook stated she preferred a monument sign. Commissioner Shamp agreed a monument sign is more attractive. Commissioner Shamp stated the location is in a high traffic area and the sign would not be visible. Commissioner Shamp confirmed his support with the proposed pedestal sign. Commissioner Miller stated the sign code indicates one (1) pedestal sign per parcel. The property appears to be part of the stripe mall parcel. Commissioner Miller confirmed he would prefer a monument sign. The applicant has two (2) street frontages with signs, and is an unwanted addition to a visible corner. Commissioner James expressed agreement with the Commission that monument signs are more aesthetically pleasing but in this location there are pedestal signs and the proposed project is not out of place. Commissioner James inquired if the applicant had considered a monument sign on the corner. Commissioner James stated he is in support of the pedestal sign. Assistant Planner Boatman stated staff had encouraged the applicant to consider a monument sign when first submitted. Assistant Planner Boatman confirmed staff did not discuss the corner location due to the corner cut off regulations. Chairman Foster opened up the Public Hearing. Mr. David, representative, stated they did consider a monument sign on the corner, but the sign would not be visible with the trees and height regulations. Mr. David stated the wall sign on Alabama Street is three (3)feet by three (3)feet. Commissioner Dyer stated the proposed sign is located on Redlands Boulevard yet the applicant is concerned with visibility on Alabama Street. Mr. David stated the location was chosen by the applicant. Chairman Foster confirmed he is in favor of a monument sign. Commissioner Foster inquired if the Commission could request the applicant to come back to the Commission with a monument sign design. Assistant Community Development Director Robert Dalquest confirmed the Commission could recommend a monument sign. Assistant Director Dalquest inquired if the applicant would be willing to change the sign to a monument sign. Mr. David stated the owner wanted a pedestal sign but will relay the Commissions recommendation. Commissioner Foster recommended the item tabled. Planning Commission Minutes of September 22,2009 Page 2 MOTION It was moved by Commissioner Macdonald, seconded by Commissioner Cook, and carried on a 6-1 vote (Commissioner Shamp opposed)to table Commission Sign Review No. 370. III. OLD BUSINESS A. ESRI, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) Consideration of Commission Review and Approval No. 825 (Revision No. 4) to construct an 9,117 square foot parking lot containing nineteen (19) parking spaces on 0.79 acre located near the ESRI campus on the northeast corner of State Street and Texas Street in the C-4, Highway Commercial District. Commissioner James stated he was absent at the Planning Commission meeting on July 14, 2009, and since then has viewed the video of the meeting and will take part in the action. Assistant 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. Assistant Planner Boatman stated there are two (2) conditions to be deleted, number sixteen (16) and eighteen (18). The conditions have been moved to the Municipal Utilities and Engineering Department's Conditions of Approval where they were expanded on. Assistant Planner Boatman requested a revision to Condition of Approval No. 17 from "project boundary with the exception of the City Owned well site which shall be contained within a separate parcel."to "project boundary". Assistant Planner Boatman requested a revision to Condition of Approval No. 19 from "Street Improvements Plans and Subdivision Improvement Agreement prior to" to "Street Improvement Plans prior to". Chairman Foster opened the hearing. There were no comments forthcoming and the hearing was closed. Commissioner Dyer thanked the applicant for the modifications to the proposed project. MOTION It was moved by Commissioner Macdonald, seconded by Commissioner Miller, and carried on a 7-0 vote that the Planning Commission approve Commission Review and Approval No. 825 (Revision 4)subject to the following findings and attached Conditions of Approval. 1. The parking lot is of adequate size and shape to accommodate the stall dimension and parking lot aisle. A variance has been approved for the landscape planter requirements due to the lot shape and topography; 2. The parking lot has been designed to relate with the surrounding streets in that it has been designed with shared access with the existing land uses. The parking lot will serve to provide ancillary parking to the adjacent office complex and training center; no additional traffic will be generated by these improvements. All adjoining streets will be improved to their ultimate half-with. 3. The project modification and/or conditions set forth in this approval are necessary to protect the safety and welfare in that the landscape screen will buffers autos from the surrounding properties. Although a variance is needed from the landscape provisions the parking lot will maintain the required parking specifications (aisle and stall dimension). IV. NEW BUSINESS A. ESRI, APPLICANT (PROJECT PLANNER: MANUEL BAEZA) Planning Commission Minutes of September 22,2009 Page 3 1. Consideration of a Notice of Exemption pursuant to Section 15301 of the California Environmental Quality Act Guidelines. 2. Consideration of Commission Review and Approval No. 825 (Revision No. 5) to expand an existing 4,768 square foot office building by 4,717 square feet which includes a second story addition for a building located on the campus of ESRI located at 380 New York Street in the A-P, Administrative and Professional Office District. Principal Planner Manuel Baeza 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 hearing. Mr. Dave Atchley, representative, stated he was available for any questions. Commissioner Dyer requested clarification if the construction lot is up and functioning as a parking lot as well as the project along the waterway canal. Mr. Atchley confirmed and stated the added parking on the southern edge of the channel is completed, and is being used. Mr. Atchley stated they are currently designing another parking lot on the north side and will submit the project to the Community Development Department for approval. Principal Planner Baeza stated the motion for the Socio Economic Cost Benefit Study was omitted and requested the motion added. Chairman Foster closed the hearing. MOTION It was moved by Commissioner James, seconded by Commissioner Shamp, and carried on a 7-0 vote that the Planning Commission determine that Revision No. 5 to Commission Review and Approval No. 825 is exempt from the California Environmental Quality Act pursuant to Section 15301 of the CEQA Guidelines. MOTION It was moved by Commissioner James, seconded by Commissioner Shamp, and carried on a 7-0 vote that the Planning Commission approve the Socio-Economic Cost Benefit Study for Revision No. 5 to Commission Review and Approval No. 825. MOTION It was moved by Commissioner James, seconded by Commissioner Shamp, and carried on a 7-0 vote that the Planning Commission approve Revision No. 5 to Commission Review and Approval No. 825, 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 in that the additions meet setback and coverage requirements of the A-P District. 2. That the site properly relates to neighboring streets which are designed and improved to carry the type and quantity of traffic to be generated by the proposed development as the enlarged building is within the ESRI campus which has been integrated into the surrounding neighborhood having adequate on site circulation, a limited number of entrances and exits, and fully improved adjoining streets. Planning Commission Minutes of September 22,2009 Page 4 3. That the conditions of approval proposed for Revision No. 5 to Commission Review and Approval No. 825 are necessary to protect the public health, safety and general welfare; conditions have been included that will limit the generation of noise and dust as well as address visual impacts to the surrounding area." B. GHODRAT SHARIFZADEH, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) 1. Consideration of a Notice of Exemption pursuant to Section 15162 of the California Environmental Quality Act Guidelines. 2. PUBLIC HEARING to consider Conditional Use Permit No. 897 (Revision No. 1) to amend the existing conditions of approval relative to the undergrounding of off-site utility lines for a gas station and convenience store located at 120 The Terrace in the C-3, General Commercial District. Assistant Planner Boatman gave a PowerPoint presentation and overview of the proposed project. Staff recommended approval of the project subject to the conditions of approval. Commissioner Dyer requested clarification on the number of utility poles to be undergrounded. Assistant Planner Boatman stated the Commission had compromised to underground the utility pole on the southwest corner and possibly a utility pole in the median. Commissioner Dyer inquired if the collocation situation is common on utility poles. Assistant Planner Boatman stated typically they are leased, co ownership is unique. Assistant Community Development Director Robert Dalquest stated it is common to have not only Southern California Edison but Verizon and Time Warner on utility poles as well. Commissioner Dyer stated this situation is something to be aware of in the future when undergrounding. Community Development Director Oscar Orci stated the Community Development Department is communicating with the Municipal Utilities and Engineering Department regarding the inordinate amount of improvements to the site, which are oftentimes beyond the scope of the project. The improvements are a burden to the applicant and staff will address the issues and will then discuss with the Planning Commission and or City Council in the near future. Commissioner Cook stated Sothern California Edison should have mentioned there were other services on the utility poles. Commissioner Shamp thanked Director Orci for investigation the utility company's intensions to seek improvements to their systems on the backs of our business community and applicants. Commissioner Shamp stated in essence the City is throwing the applicants to the wolves and staff has some level of control with the utility companies, so the scope of the work does not get out of control. Commissioner Shamp declared he is in favor of the proposed project. Chairman Foster opened up the Public Hearing. Mr. Nasser Moghadam, architect, stated the applicant has paid many fees to move the project forward and pleaded with the Commission to approve the proposed project. Mr. Moghadam stated the view of their monument sign is being obstructed by overgrown trees in the freeway right of way. Commissioner Dyer recommended the applicant contact CalTrans. Chairman Foster closed the Public Hearing. MOTION It was moved by Commissioner Miller, seconded by Commissioner James, and carried on a 7-0 vote that Revision No. 1 to Conditional Use Permit No. 897 does not require further environmental processing, pursuant to Section 15162 of the California Environmental Quality Act Guidelines, based on the following findings: Planning Commission Minutes of September 22,2009 Page 5 1. The proposed revision would not result in new significant environmental effects or a substantial increase in the severity of previously identified effects; no aspect of the project other than the waiver of undergrounding requirements will change as a result of this revision; 2. No substantial changes have occurred with respect to the circumstances under which the project will be undertaken; no new information has been identified other than the scope of undergrounding requirements which does not affect the operational characteristics of the project or its conformance with the applicable development standards and therefore does not constitute a substantial change; and, 3. There is no new information of substantial importance with respect to the project's environmental consequences that was not known at the time the previous Mitigated Negative Declaration was adopted; the site and its surroundings have not changed since the original approval." MOTION It was moved by Commissioner Miller, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission approve Revision No. 1 to Conditional Use Permit No. 897 subject to the following findings and attached Conditions of Approval. 1. This revision will not adversely affect the applicable land use plans of the City because Automotive Service Stations are a Conditionally Permitted Use in the C-3, General Commercial District and the revision pertains only to offsite improvements; 2. This revision will not be detrimental to the public health, safety and welfare because it only affects two pre-existing utility poles and all other offsite improvements, Mitigation Measures, and Conditions of Approval have been satisfied; 3. This revision complies to the maximum extent feasible with the regulations of the City's General Plan, and the C-3, General Commercial District, and the cities development standards as it only affects offsite improvements with respect to undergrounding and all other requirements have been met; 4. The Gas Station and Convenience Store remains appropriate at the proposed location as it is adjacent to the freeway and is located within the C-3, General Commercial District. V. ADDENDA None VI. MINUTES None VII. LAND USE AND CITY COUNCIL ACTIONS OF SEPTEMBER 15, 2009 Director Orci stated there were no actions to report. VIII. ADJOURN TO OCTOBER 13, 2009 Chairman Foster adjourned the meeting at 2:55 to the October 13, 2009 meeting. Linda McCasland Oscar Orci Administrative Secretary Director Community Development Department Planning Commission Minutes of September 22,2009 Page 6