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HomeMy WebLinkAboutPlanning Minutes 10-13-09_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, October 13, 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 Michael Reiter, Assistant City Attorney PRESENT: Robert Dalquest, Assistant Community Development Director 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. Chairman Foster stated they had a sub-committee meeting regarding the Architectural Guidelines. The Community Development Department anticipated the guidelines brought to the Planning Commission for review and approval on the first meeting in November, and then for City Councils review and approval on the first meeting in December. II. CONSENT ITEMS A. 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 monument sign with an average height of four (4) feet and an approximate sign area of seventeen (17) square feet for a convenience store located at 1601 West Redlands Boulevard in the EV/CG, General Commercial District of the East Valley Corridor Specific Plan. 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 A. WALTON DEVELOPMENT LLC, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) 1. Consideration of an Addendum to a Final Environmental Impact Report. 2. PUBLIC HEARING to consider a revision to CONDITIONAL USE PERMIT NO. 819 to re-designate 4.09 acres from habitat preservation area to a numbered lot and lettered lot for an approved Planned Residential Development (PRD) on 12.1 acres consisting of twenty (20) residential lots and five (5) common area lots located on the southeast corner of Pioneer Avenue and Judson Street in the R-E, Residential Estate District. Planning Commission Minutes of October 13,2009 Page 1 3. PUBLIC HEARING to consider a revision to TENTATIVE TRACT NO. 16627 to re-designate 4.09 acres from habitat preservation area to a numbered lot and lettered lot for an approved subdivision of 12.1 acres into twenty (20) residential lots and five (5) common area lots located on the southeast corner of Pioneer Avenue and Judson Street in the R-E, Residential Estate District. 4. PUBLIC HEARING to consider a revision to CONDITIONAL USE PERMIT NO. 809 to re-designate 6.07 acres from habitat preservation area to a numbered lot for an approved Planned Residential Development (PRD) on 30.4 acres consisting of sixty-two (62) residential lots and eight (8) common area lots located north of San Bernardino Avenue, south of Pioneer Avenue, and west of Judson Street in the R-E, Residential Estate District. 5. PUBLIC HEARING to consider a revision to TENTATIVE TRACT NO. 16465 to re-designate 6.07 acres from habitat preservation area to a numbered lot for an approved subdivision of 30.4 acres into sixty-two (62) residential lots and eight (8) common area lots located north of San Bernardino Avenue, south of Pioneer Avenue, and west of Judson Street in the R-E, Residential Estate District. 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. Commissioner Shamp stated he had reviewed the addendum of the Environmental Impact Report (E.I.R.), and the Fish and Wildlife Take Permit. Commissioner Shamp requested clarification on the population count of the Kangaroo Rat and stated there was no discussion on relocating the Kangaroo Rat to the preserve. Commissioner Shamp stated without clarification he is not comfortable lifting the habitat designation. Assistant Planner Boatman stated he had spoke with Ms. Nancy Ferguson from Fish and Wildlife and she stated under the Section 10 Permit the applicant has a preference of relocating or taking the Kangaroo Rat. Ms. Ferguson stated relocating habitat is experimental at best, and is something the Fish and Wildlife does not recommend. The Fish and Wildlife supports the applicant purchasing off site habitat. Commissioner Dyer stated the landscape plans do not have any irrigation conditions. Assistant Planner Boatman stated he can add additional conditions. Commissioner Miller recommended relocating the fence at the top of the slope at a minimum of three (3)feet inside of the property line. Assistant Planner Boatman concurred. Chairman Foster opened up the Public Hearing. Mr. Everett Hughes, representative, stated the fence is nine (9)feet from the edge of the sidewalk and confirmed there are trees and shrubbery outside of the fence. Mr. Hughes stated the lots will be numbered and designated as non residential, and in the future they may file a General Plan Amendment to change the designation to an industrial use. Mr. Hughes stated the Fish and Wildlife confirmed when relocating the Kangaroo Rat the expected survival rate is less than ten (10) percent. Commissioner James thanked staff and Mr. Hughes for numbering the lots and calling them non residential. Chairman Foster closed the Public Hearing. MOTION It was moved by Commissioner Macdonald, seconded by Commissioner James, and carried on a 7-0 vote to move that the Planning Commission adopt the Addendum to the Final Environmental Impact Report. Planning Commission Minutes of October 13,2009 Page 2 MOTION It was moved by Commissioner Macdonald, seconded by Commissioner James, and carried on a 7-0 vote to move that the Planning Commission adopt Planning Commission Resolution No. 1197, approving the Amendment to Conditional Use Permit No. 819. MOTION It was moved by Commissioner Macdonald, seconded by Commissioner James, and carried on a 7-0 vote to move that the Planning Commission adopt Planning Commission Resolution No. 1199, approving the Amendment to Conditional Use Permit No. 809. MOTION It was moved by Commissioner Macdonald, seconded by Commissioner James, and carried on a 7-0 vote to move that the Planning Commission adopt Planning Commission Resolution No. 1200, approving the Amendment to Tentative Tract Map No. 16627. MOTION It was moved by Commissioner Macdonald, seconded by Commissioner James, and carried on a 7-0 vote to move that the Planning Commission adopt Planning Commission Resolution No. 1198, approving the Amendment to Tentative Tract Map No. 16465. IV. NEW BUSINESS A. WESTSIDE CHRISTIAN SCHOOL, APPLICANT (PROJECT PLANNER: TABITHA KEVARI) 1. Consideration of a Notice of Exemption pursuant to Section 15301 of the California Environmental Quality Act Guidelines. 2. PUBLIC HEARING to consider Conditional Use Permit No. 53 (Revision No. 3) to modify the existing phasing plan for off-site improvements and to develop a 6,792 square foot classroom expansion for an existing private school (Westside Christian School) located at 1495 West Olive Avenue in the R-S, Suburban Residential District. 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. Commissioner Macdonald requested clarification on the timeline for Phase Three. The approved Phase included the parking lot, Sunday School, and additional improvements along the western part of the property line. There was discussion on the Phasing. Commissioner Dyer requested clarification if the parking for the additional phase is adequate. Associate Planner Kevari concurred. Commissioner Cook requested clarification on the removal of the windows on the east side of the building. Associate Planner Kevari stated during staffs analysis it was determined to remove the windows at the four (4) foot level for privacy and install transom windows which would start at seven (7)feet. Commissioner Shamp inquired if the transom windows are operable. Commissioner Shamp expressed concern on noise. Assistant Community Development Director Dalquest stated a condition can be added to require the transom windows be non operational. Chairman Foster opened up the Public Hearing. Planning Commission Minutes of October 13,2009 Page 3 Mr. Brad Robertson, representative, stated he is available for questions. Commissioner Macdonald inquired what the approximate time table was for the next phase. Mr. Robertson stated Phase Two (2) would include the addition and Phase Three (3) included the improvements and the parking lot. Mr. Robertson stated the church needed to fulfill their student waiting list and the addition will generate capital to complete Phases Three (3). Mr. Robertson confirmed the applicant anticipated completion of Phase Three (3) in five (5) years. Phase Three (3) will be a two-story structure with classrooms, a multipurpose room, and on the south west corner an athletic field. Commissioner Macdonald inquired if there was a plan to make the asphalt parking lot more presentable. Mr. Robertson stated the asphalt will be demolished when Phase Three (3) is constructed. Commissioner Cook inquired if the proposed transom windows are non operational. Mr. Robertson stated they intended to use the transom windows for light and ventilation. Commissioner Dyer requested clarification if the applicant planned to retain the pine trees on the property. Mr. Robertson stated the grading will start five (5) feet from the mow strip and the pine trees will remain. Commissioner Miller inquired if there were any current complaints on water drainage. Mr. Robertson stated there was a requirement to construct a six (6) foot concrete block wall, additional landscaping on the slope, as well as a V Channel. Mr. Robertson confirmed there has not been any complaints regarding drainage recently. Chairman Foster called Ms. Loraine Sonnen to address the Commission. Ms. Sonnen, resident, expressed concern regarding drainage and privacy from the congregation. Some of the children have jumped the wall to retrieve their ball. They had $1,800.00 in damage from flooding with no compensation. Emergency Services can not access the narrow space between the wall and the building. Commissioner Cook requested clarification on the height of the wall. Ms. Sonnen stated there is a grade difference of three (3)feet from the church and their home. The wall is six(6)feet in height. Commissioner Miller requested clarification on the drainage coming through the block wall. Ms. Sonnen stated there are gaps in the wall. Commissioner Miller inquired if the water was ground water rising up and flooding their property. Ms. Sonnen confirmed. Mr. Richard Parker, minister, stated when grading started five (5) years ago, there was some problems at the time of grading and confirmed he paid for damages incurred by the resident. Commissioner Cook inquired if the church was aware of the flooding caused by their irrigation. Minister Parker confirmed there was a message on the answering machine and he addressed the faulty timer issue. Mr. Sonnen, resident, stated there has been no reimbursement for damages from the church. Mr. Robertson stated the addition falls within the setbacks and could not be relocated elsewhere due to the existing classroom arrangement. Commissioner Cook recommended the applicant address the residents concerns. Commissioner Shamp expressed concern on the survival of the turf with the shade of the two- story building and wall. Mr. Robertson stated they did not consider the turfs survival and said they proposed Italian Cypress with turf between the trees, which that will hold the water runoff as well as the landscaped slope. Commissioner Shamp inquired if the applicant would be willing to add ground cover between the Italian Cypress Trees. Mr. Robertson concurred. Commissioner Shamp recommended an assessment of the wall with all parties. Commissioner Shamp requested a better engineered solution for the slope down to the wall. Mr. Robertson stated they are not avoiding any problems with the neighbor and will address the issues. Planning Commission Minutes of October 13,2009 Page 4 Chairman Foster suggested the applicant and the resident meet to discuss their concerns. Chairman Foster expressed concern on the shadow the new building would cast on the resident's backyard. Chairman Foster recommended a continuance to address the Commissions concerns. Mr. Robertson requested an approval. Mr. Sonnen stated there was not elevation plans in 2002 for Phase II. Mr. Sonnen inquired if the Planning Department had received his letter of opposition. Associate Planner Kevari stated she had not received the letter. Assistant Community Development Director Dalquest stated that Phase II depicted on the Phasing Plan was for illustration purposes. Minister Parker stated the pad is at elevation. Minister Parker confirmed they will address any issues, and requested a favorable decision. Chairman Foster closed the Public Hearing. Commissioner James expressed concern on the drainage issues and would like to see it resolved before approval of the proposed project. Commissioner Miller requested clarification on the date the water permeation occurred. Commissioner Miller stated when it rains the ground saturates and water seeks its natural level, a french drain may be a solution to consider. Commissioner Miller recommended surveying the backyard play area to see if the water is ponding. Commissioner Miller stated he reviewed the grading and drainage plans. The applicant intended to capture the water with a drain and then pipe it to the front of the building. Commissioner Miller requested a backup plan in case the pipe plugs up or exceeds the capacity. Commissioner Miller stated the hallway extends out the east side of the building and recommended designating the exits to emergency exists, to mitigate noise from the students. Commissioner Miller recommended more landscaping to prevent children looking into the resident's backyard. Commissioner Dyer stated she concurred with Commissioner Millers comments. Commissioner Dyer recommended a cross section with the elevations existing on the neighbor's property and to show the section of the wall and new structure. Commissioner Dyer stated she does not like the addition so close to the neighbor. Commissioner Dyer recommended increasing the height of the wall for privacy from the students. Commissioner Macdonald expressed concern on the improvements that should have been completed in Phase Two. Commissioner Macdonald recommended the addition be placed in another area and to complete the improvements on Bellevue. If the Commission decided to move forward without the improvements on Bellevue, Commissioner Macdonald requested demolishing the asphalt pavement and install a ball field to make the property more presentable. Chairman Foster expressed concern on the addition shadowing the home. Commissioner Miller recommended a proportionate amount of improvements completed, relative to the amount of the development. Commissioner Miller suggested landscaping the corner and to install curb and gutter. MOTION It was moved by Commissioner James, seconded by Commissioner Macdonald , and carried on a 7-0 vote to continue consideration of the Notice of Exemption pursuant to the CEQA Guidelines and Public Hearing for Conditional Use Permit No. 53 Revision No. 3 to the meeting of November 10, 2009. V. ADDENDA None Planning Commission Minutes of October 13,2009 Page 5 VI. MINUTES A. September 8, 2009 It was moved by Commissioner Miller, seconded by Commissioner James and carried on a 7-0 vote to approve the minutes of September 8, 2009. B. September 22, 2009 It was moved by Commissioner Macdonald, seconded by Commissioner James and carried on a 7-0 vote to approve the minutes of September 22, 2009 with corrections. VII. LAND USE AND CITY COUNCIL ACTIONS OF OCTOBER 6, 2009 Chairman Foster inquired if there were any City Council actions for October 6, 2009. ❖ Assistant Director Dalquest stated there were eight Annual Development Agreements approved by the City Council. ❖ Assistant Director Dalquest confirmed the City Council upheld the Planning Commission's decision and the Pharaoh's Conditional Use Permit remains revoked. Normally there is a six (6) month waiting period to file a new Conditional Use Permit, which the City can waive. City Council waived the waiting period and as a result the property will not need to sit vacant for six (6) months. The applicant intends to submit a new Conditional Use Permit. VIII. ADJOURN TO OCTOBER 27, 2009 Chairman Foster adjourned the meeting at 3:25 to the October 27, 2009 meeting. Linda McCasland Robert Dalquest Administrative Secretary Assistant Community Development Department Director Planning Commission Minutes of October 13,2009 Page 6