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HomeMy WebLinkAboutPlanning Minutes 10-27-09_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, October 27, 2009, at 2:00 p.m. are as follows: PRESENT: 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: Oscar Orci, Community Development Director Robert Dalquest, Assistant Community Development Director Sergio Madera, Associate Planner Chris Boatman, Assistant Planner I. CALL TO ORDER AND PUBLIC COMMENT PERIOD - 3 MINUTES Vice Chairman Miller called the meeting to order, and opened up the Public Comment period. There were no comments forthcoming and the Public Comment period was closed. All members were present with the exception of Chairman Foster which was an excused absence. II. CONSENT ITEMS A. REDLANDS DAY ADVENTIST ACADEMY, 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. 365 for a Uniform Sign Program for an existing Kindergarten through 12th grade private school on 12.61 acres located at 130 Tennessee Street in the E, Educational District. B. OLIVE AVENUE MARKET, APPLICANT (PROJECT PLANNER: ROBERT D. DALQUEST, AICP) Review of application for the person to person transfer of an Off-Sale Beer and Wine license for Olive Avenue Market located at 530 W. Olive Avenue. It was moved by Commissioner Macdonald, seconded by Commissioner James, and carried on a 6-0 vote (Chairman Foster absent)to approve the Consent Calendar. III. OLD BUSINESS A. NONE IV. NEW BUSINESS Planning Commission Minutes of October 27,2009 Page 1 A. MAJOR SINGH VIRK, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) 1. Consideration of a Mitigated Negative Declaration. 2. Consideration of COMMISSION REVIEW AND APPROVAL NO. 864 to develop a 3,243 square foot retail center on a 0.3-acre parcel located at 1135 Orange Street in the C-4, Highway Commercial 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 Macdonald inquired if the site had adequate parking for a fast food restaurant. Assistant Planner Boatman confirmed the parking is adequate and stated the parking ratio is 1 space per 250 square feet of gross floor area. When a tenant applies for a business license the Community Development Department conducts an analysis on parking for the complex before approving the business license. Assistant Community Development Director Robert Dalquest stated when an applicant submits for tenant improvements the parking is evaluated relative to the parking currently used and what is being proposed to make sure the parking meets the code requirements. Commissioner Dyer inquired if the building was used as a commercial building or a residence. Assistant Planner Boatman stated staff verified with the Treasurers Office if the site had been used as a commercial business. The Treasurers Office had no record of commercial businesses for this site address on file. There was some recollection from city employees of a carpet store, and possibly a bakery at the location. Commissioner Dyer stated there is one lease space that is only four hundred and eighty (480) square feet, and inquired if there was a minimum requirement on lease space. Assistant Director Dalquest stated there is not a minimum requirement on lease space. Vice Chairman Miller invited the applicant forward to address the Commission. Mr. Michael Napolitano, representative, stated if the property is set back there could be a five (5) foot alley with a block wall which may present issues with security, code enforcement, and security lighting. If built on the property line it would require a two (2) hour fire wall and will then decrease the landscaping in the front of the property. Mr. Napolitano stated they will work with staff regarding the arches and windows on the building. Mr. Napolitano agreed with all the other conditions of approvals. Commissioner James stated Orange Street has one parcel that is zoned as C-4, the properties along the east and west of the project is all residential. The area will not have a buffer between the C-4 and residential. Commissioner James stated he would rather see historical homes restored and converted into businesses, and to maintain the area as a Historic District. Commissioner James confirmed he is not in favor of the project because it is not consistent with the neighborhood. Mr. Napolitano stated the existing building does not exist except for the foundation, in order to comply with code and to receive credit for Development Fees, essentially the project is a new development. Mr. Napolitano stated the General Plan designates the area as commercial. Commissioner James stated the area could be Historic Commercial. Planning Commission Minutes of October 27,2009 Page 2 Commissioner Macdonald inquired if the applicant had other retail businesses in the City. Mr. Napolitano confirmed. Commissioner Dyer inquired why the applicant did not orient the building next to the Quik Pick Market, to be more consistent. Mr. Rudy Lozano, representative, stated they had considered that option but staff had recommended the building face the south for visibility. Assistant Planner Boatman stated initially the applicant wanted to use the existing building, and was the reason for the orientation. Commissioner Shamp expressed concern regarding maintenance of the property with zero setbacks. Assistant Planner Boatman declared by providing a five (5) foot setback it will accommodate Cypress trees for screening purposes. Mr. Napolitano stated they would not encroach in the neighbor's property. Commissioner Shamp stated a five (5) foot strip may become more of blight than a zero setback wall. Commissioner Shamp recommended a twenty (20) foot narrow landscape buffer along the north east corner of the building with vines or Cypress trees in front of the wall, to deter vandalism and make it more atheistically pleasing. Vice Chairman Miller requested clarification on the method of applying the stucco on the north and west walls of the buildings without encroaching on the neighbors property. Mr. Napolitano stated property owners have the right to go onto adjacent properties to maintain their property, or they can contact the adjacent property owners for permission. Vice Chairman Miller stated the applicant has no right to go onto the adjacent property owner's property, without permission. Vice Chairman Miller recommended a similar orientation as the Quik Mart and to include a reciprocal parking agreement between the two parcels in order to have more consistent street frontage along Orange Street and to impact the neighbors less. Mr. Napolitano stated they had not considered the option. Vice Chairman Miller expressed concern on the height of the building. Mr. Napolitano stated the applicant plans on office use at the site. Vice Chairman Miller recommended a revision on the design to screen the Heating Ventilation and Air Conditioning (H.V.A.C.) units. Vice Chairman Miller recommended a pitched roof to transition into the neighborhood. Vice Chairman Miller stated the balconies and the trim over the triple arches is narrow, and requested using a variety of materials. Vice Chairman Miller stated the column on the far right is shorter than the other columns and suggested more consistency with the arch design. Mr. Napolitano stated they had previously proposed more of a residential look with pitched roofs but staff had recommended the proposed design. Assistant Planner Boatman stated the original design had sections between with small pitched overhangs. Staff had recommended the elimination of the overhang to be more consistent with the Mediterranean style architecture. Mr. Napolitano concurred with the recommendations on the shorter column, and stated the window treatment and the wrought iron is to simulate flower boxes as a decorative element, and are considering continuing the windows and flower boxes to the blank wall on the side of the building. Mr. Ed Flores, Chairman of the Northside Impact Committee, stated the area is not the most attractive corridor in Redlands. The proposed project will bring new businesses to the area, and may motivate events to reach out to North Redlands. Mr. Flores acknowledged the Northside Impact Committee's support on the proposed project. Commissioner Macdonald recommended a new orientation of the building to open up the strip mall. Commissioner Macdonald suggested a historical design. Commissioner Macdonald confirmed he is in favor of the development with improvements. Planning Commission Minutes of October 27,2009 Page 3 Commissioner Dyer stated the area does not have a particular theme, and expressed concern regarding the building setbacks inconsistency with the surrounding area. Commissioner Dyer recommended setting the building back and suggested reciprocal parking as a better situation for the site design of the building. Commissioner Dyer confirmed she is in support of the development with improvements. Commissioner James stated he is in support of the new development. Commissioner James recommended changing the orientation of the building with a better site design that is more consistent with the neighborhood. Commissioner Shamp stated the Commission could replicate historical home facades along Orange Street or decide what the Commission wants Orange Street to look like. Commissioner Shamp said another option is to have retail storefronts that face the street (like Gateway Plaza) to engage pedestrians. Commissioner Shamp concurred with the Commission's comments regarding the detailing, adding landscaping, but does not support redesigning the project or site dramatically. Vice Chairman Miller summarized the Commissions desires as follows: The Commission agreed they would like to see the project move forward, either as a pedestrian oriented business corridor or an automobile business oriented corridor with parking. Assistant Director Dalquest stated either option may comply although staff would need to review the policies. Commissioner Cook inquired how the applicant decided on the site orientation. Assistant Planner Boatman stated staff and the applicant discussed flipping the building to have a buffer for the residential properties. Assistant Planner Boatman reviewed the options on architectural compatibility with the surrounding neighborhood, and stated the applicant wanted to go with the architecture proposed. Assistant Planner Boatman stated the existing building (whether used or not) would not impact the Development Impact Fees. Commissioner Macdonald stated the Commission should not settle for this development. This is an opportunity to set a precedent for the future development of the area. Commissioner Cook stated she would like to see consistency for the neighborhood. Vice Chairman Miller recommended a continuance so staff can offer direction in regards to the site development and architectural design. Vice Chairman Miller inquired if the Commission was comfortable with the Mediterranean Style Architecture. Commissioner Macdonald stated he is opposed to the Mediterranean style, and would like to see the site reviewed. Commissioner Cook is less concerned with the site design but would like to review other architectural options. Commissioner Dyer stated she is concerned with the architecture details and the design elements as indicated by the Commission, and confirmed she could possibly exclude the site review. Commissioner James stated he was opposed with the Mediterranean style, and would like to review other site details. Commissioner Shamp stated he is comfortable with the Mediterranean style. Planning Commission Minutes of October 27,2009 Page 4 Vice Chairman Miller reopened the Public Hearing. Mr. Napolitano stated they followed the code and worked with staff for a long time. They had some community meetings with the Northside Community Group and their vision is to have a pedestrian oriented environment. Redevelopment Department is not in a position to help and are restricted to public improvements. The Mediterranean style architecture is what staff recommended. Mr. Napolitano requested approval of the project with minor changes to the architecture. Vice Chairman Miller stated if the representative is requesting approval of the proposed project as it is with conditions, the Commission's vote may deny the proposed project. Another option is to continue the proposed project in order to work with the applicant on the Commission's desires. Community Development Director Oscar Orci recommended staff and at least three Commissioners create a sub committee to address all of the issues that have been discussed, and come to a resolution with the applicant. Mr. Napolitano agreed to the continuance. Mr. Napolitano stated the proposed project is on its third year, and suggested the Commission bring some hard ideas to the table because they have been going back and forth with staff. Director Orci stated staff has been working with the applicant and have taken steps forward and backwards. Staff has been very welcoming to work with the applicant in order to get the proposed project entitled. Mr. Napolitano stated the Commission has no precedent or legal mechanism to request the revisions. Commissioner Macdonald stated the Commission wants the proposed project to be aesthetically pleasing, and to represent the City, which often times is outside of the General Plan, Specific Plan and Municipal Code boundaries. Commissioner Cook stated the Commission is in support of the project. Mr. Joe Gonzales, Northside Visioning Committee, stated there has not been much development activity on the northside of town and they have to start somewhere. Mr. Gonzales requested the Commission act quickly so the proposed project can move forward. MOTION It was moved by Commissioner James, seconded by Commissioner Macdonald, and carried on a 5-1 vote (Commissioner Shamp opposed, Chairman Foster absent) to continue Commission Review and Approval No. 864 to the December 8, 2009 meeting. Vice Chairman Miller requested volunteers from the Commission to be a part of the sub committee. Commissioner James suggested the sub committee review the history of the project. It was decided that the sub committee members will be Vice Chairman Miller, Commissioner Shamp, and Commissioner James. B. ZIAD ABELSON, APPLICANT (PROJECT PLANNER: SERGIO MADERA) 1. Consideration of a Notice of Exemption pursuant to Section 15301 of the California Environmental Quality Act Guidelines. Planning Commission Minutes of October 27,2009 Page 5 2. PUBLIC HEARING to consider CONDITIONAL USE PERMIT NO. 959 to convert approximately 1,520 square feet of auto service bays into floor area for an expansion to a convenience store at an existing gas station located at 201 E. Redlands Boulevard in the Town Center District of Specific Plan No. 45 (Downtown Specific Plan). Associate Planner Sergio Madera gave a PowerPoint presentation and overview of the proposed project. Staff recommended approval of the project subject to the conditions of approval. Commissioner Macdonald inquired if the applicant proposed to remove the tire cabinets. Associate Planner Madera confirmed and stated an additional condition of approval can be added. Commissioner Dyer requested a modification of Condition No. 12 to include ground cover to be utilized in all planter areas. Associate Planner Madera stated he will modify the condition. Commissioner Shamp requested an added Condition that the HVAC equipment be finished in the same stone veneer and be finished with a decorative cap stone. Associate Planner Madera concurred. Vice Chairman Miller opened up the Public Hearing. Mr. Elias Alfata, representative, stated he concurred with the Conditions of Approval and the proposed modifications, and was available for any questions. Commissioner Shamp complimented the representative on the design. Vice Chairman Miller closed the Public Hearing. Commissioner Dyer expressed concern on the lack of landscaping on Redlands Boulevard. Commissioner Dyer requested additional planter boxes on the east side of the property near Redlands Boulevard where the existing tire rack is located and to make the refurbished planter wider. Associate Planner Madera stated the adjacent property owner on the east property line is encroaching into the applicant's property and may be impractical to add landscaping due to the constraints. Associate Planner Madera acknowledged there are two (2) driveways along Redlands Boulevard and by removing the driveway it may impede on the drive isles for the gas pumps. Commissioner Dyer requested to cut into the driveway area with landscaping. Associate Planner Madera stated the gas fuel trucks enter on 6th Street and then exit on the far east driveway on Redlands Boulevard. Commissioner Dyer requested landscaping where the tire rack is currently located. There was discussion on additional landscaping. Vice Chairman requested a shade tree instead of the proposed Palm tree. Mr. Alfata concurred. Vice Chariman Miller requested additional windows on the south side of the building. Mr. Alfata concurred. Vice Chairman Miller stated the additional conditions are to add a shade tree in place of the Palm tree, to add potted planters on the east property line, to add cap stone on the block wall, and to add windows on the south elevation of the building. Planning Commission Minutes of October 27,2009 Page 6 MOTION It was moved by Commissioner James, seconded by Commissioner Cook, and carried on a 6-0 vote (Chairman Foster absent) to approve that the Planning Commission determine that Conditional Use Permit No. 959 is exempt from the California Environmental Quality Act Guidelines pursuant to Section 15301. MOTION It was moved by Commissioner James, seconded by Commissioner Cook, and carried on a 6-0 vote (Chairman Foster absent) to approve that the Planning Commission approve Conditional Use Permit No. 959 based on the following findings, and subject to the attached Conditions of Approval: 1. The proposed conversion from a service garage to a mini-mart at the existing service station will not adversely affect the applicable land use plans of the City because Service Stations are a permitted use in the Town Center District of Specific Plan No. 45, subject to approval of a Conditional Use Permit; 2. The renovated service station will not be detrimental to the public health, safety and welfare because it is a conditionally permitted use within the specific plan and complies with the applicable development standards of the zone; 3. The renovated service station complies with the regulations of the City's General Plan, the applicable zoning district and the City's development standards as the project is adequate in size to accommodate the use and the applicable development standards have been adhered to with respect to setbacks, and parking requirements for the proposed use. In addition, service stations are a permitted use within the Town Center district of Specific Plan 45 subject to 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. The service station is appropriate at the proposed location in that no additional impacts to the circulation network or additional demand on infrastructure will result from the conversion of the service bays to an expanded mini-mart and the use is permitted with a conditional use permit within the Town Center District of Specific Plan No. 45. Conditions of approval have been applied to the project to ensure that development standards are complied with." This includes the modification of Condition of Approval No. 12 and the addition of conditions of approval numbers fifteen (15), and sixteen (16), and seventeen (17) as follows: Condition of Approval No. 12 The final Landscape Plan shall clarify the ground cover to be utilized in all planter areas, shall depict an additional tree north of the trash enclosure, an additional shade tree at the southwest corner of the site in lieu of the existing palms, and include landscape pots along the east perimeter. The appliea„shall provide,anadd—�;onal—tT e north of the trach ennloeUre on the final IandSGane plan Planning Commission Minutes of October 27,2009 Page 7 Condition of Approval No. 15 All HVAC and refrigeration equipment shall be ground mounted and shall be screened from public view on all sides by block wall. The block wall shall be finished in the same stone veneer as the building and shall be finished with a decorative capstone. The adjacent drive aisle shall be maintained with minimum width of 20 feet. Condition of Approval No. 16 All tire racks shall be removed prior to the final inspection. Condition of Approval No. 17 The final architecture plans shall include additional windows at the northeast corner of the building. V. ADDENDA None VI. MINUTES A. October 13, 2009 It was moved by Commissioner Macdonald, seconded by Commissioner James and carried on a 6-0 vote (Chairman Foster absent)to approve the minutes of October 13, 2009. VII. LAND USE AND CITY COUNCIL ACTIONS OF OCTOBER 20, 2009 Vice Chairman Miller inquired if there were any City Council actions to report for October 20, 2009. Director Orci stated there were no actions to report. VIII. ADJOURN TO NOVEMBER 10, 2009 Vice Chairman Miller adjourned the meeting at 3:48 to the November 10, 2009 meeting. Linda McCasland Oscar Orci Administrative Secretary Community Development Director Planning Commission Minutes of October 27,2009 Page 8