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HomeMy WebLinkAboutPlanning Minutes 1-26-10_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, January 26, 2010, at 2:00 p.m. are as follows: PRESENT: Gary Miller, Vice Chairman Carol Dyer, Commissioner Conrad Guzkowski, Commissioner Jan Hudson, 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 Manuel Baeza, Principal Planner Tabitha Kevari, Associate 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 who notified staff that he would not be able to attend the meeting. II. CONSENT ITEMS A. NONE III. OLD BUSINESS A. NONE IV. NEW BUSINESS A. BIXBY LAND COMPANY, APPLICANT (PROJECT PLANNER: TABITHA KEVARI) 1. Consideration of a recommendation to the City Council on a Notice of Exemption pursuant to Section 15162 of the California Environmental Quality Act Guidelines. 2. PUBLIC HEARING to consider a recommendation to the City Council on Amendment No. 5 to Concept Plan No. 1 to change the land use designation of a 21.48 acre parcel containing a 411,879 square foot industrial building located at 2220 Almond Avenue from Commercial/Industrial District to Commercial/Industrial and Warehouse Distribution District of Concept Plan No. 1. 3. PUBLIC HEARING to consider Conditional Use Permit No. 870 (Revision No. 1) to modify the site design by providing trailer parking and storage within a portion of the westerly parking lot located at 2220 Almond Avenue in the Commercial/Industrial District (proposed change to Commercial/Industrial and Warehouse Distribution District). Planning Commission Minutes of January 26,2010 Page 1 Associate Planner Tabitha Kevari requested the Planning Commission continue the proposed project to the February 9, 2010 meeting to allow staff additional time to prepare and review the staff report. MOTION It was moved by Commissioner Shamp, seconded by Commissioner James, and carried on a 7-0 vote that the Planning Commission continue consideration of a Notice of Exemption, and the Public Hearings on Amendment No. 5 to Concept Plan No. 1 and Revision No. 1 to Conditional Use Permit No. 870 to the meeting of February 9, 2010. B. HOUSING PARTNERS I, INC., APPLICANT (PROJECT PLANNER: TABITHA KEVARI) 1. Consideration of a recommendation to the City Council on a Notice of Exemption pursuant to Section 15061(b)(3) of the California Environmental Quality Act Guidelines. 2. PUBLIC HEARING to consider a recommendation to the City Council on Ordinance Text Amendment No. 325 to modify Section 15.36.290(D) and allow the opportunity to locate a freestanding identification sign along a project's entrance for multiple-family projects containing fifty (50) or more units in the Multiple-Family Residential District. 3. Consideration of Commission Sign Review No. 373 to construct a monument sign that is four (4) feet in height with a sign area of fifteen (15) square feet for the Vista Del Sol Senior Housing project located at 1320 Webster Street in the R-2 (Multiple-Family 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. Associate Planner Kevari stated there is a correction on the staff report under the legislative portion regarding the word "sign" which needs to be inserted after "identification". Commissioner Dyer requested clarification on the signage allowed for an apartment complex. Associate Planner Kevari stated it depends on the size of the lot width, the maximum sign is fifteen (15) square feet, and must be within five (5) feet from the complex. The amendment will allow the sign to be further than five (5) feet from the building. Vice Chairman Miller opened up the Public Hearing. Mr. Ken Scoffield, representative, stated their challenge is the proposed project is in a residential neighborhood, they designed a less obtrusive sign closer to the ground to stay in the characteristic of the neighborhood but needed more than the five (5) foot restriction. Planning Commission Minutes of January 26,2010 Page 2 Ms. Leonor Sims concurred the applicant is in need of signage, the building is very hard to find. Vice Chairman Miller closed the Public Hearing. Commissioner Shamp inquired if the City should prohibit wall mounted signage on apartment buildings. Commissioner James recommended leaving wall mounted signage as an option. Commissioner Dyer requested clarification how the wall mounted signs look on the apartment buildings. Assistant Director Dalquest stated they are not illuminated but are made from an opaque wood or metal, and can be attractive. Some of the smaller apartment complexes do not have another option to identify their development. Commissioner Shamp recommended additional wording to the text to prohibit internally illuminated signage. Assistant Director Dalquest stated the additional language could be added if the Commission desires. Vice Chairman Miller inquired if all apartment signs needed the approval from staff. Assistant Director Dalquest stated that building-mounted signs can be approved by staff. Commissioner Shamp stated he would like to withdraw his concerns. MOTION It was moved by Commissioner Dyer, seconded by Commissioner Guzkowski, and carried on a 7-0 vote that the Planning Commission adopt Planning Commission Resolution No. 1202 and recommend that the City Council approve Ordinance Text Amendment No. 325 to Section 15.36.290(D) of the Redlands Municipal Code. MOTION It was moved by Commissioner Dyer, seconded by Commissioner Guzkowski, and carried on a 7-0 vote that the Planning Commission continue Commission Sign Review No. 373 to the meeting of February 23, 2010. C. 7-ELEVEN, INC., APPLICANT (PROJECT PLANNER: MANUEL BAEZA) 1. Consideration of a Notice of Exemption pursuant to Section 15162 of the California Environmental Quality Act Guidelines. 2. Consideration of Commission Review and Approval No. 869 to develop a convenience store with an area of approximately 2,940 square feet on 0.48 acre located on the southeast corner of Lugonia Avenue and Orange Street in the C-4 (Highway Commercial) 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. Planning Commission Minutes of January 26,2010 Page 3 Commissioner Hudson confirmed her appreciation how the design kept the historical characteristics of the neighborhood as well as the energy efficient aspect of the building. Commissioner Hudson requested clarification on the possible public safety issues with the back alley in a residential neighborhood. Principal Planner Baeza stated the proposed project is in the C-4 Highway Commercial District and is a permitted use. CalTrans had reviewed the ingress and egress points and are comfortable with public safety. Director Orci stated the Municipal Utilities and Engineering Department has reviewed the project and can address any questions the Commission may have. Commissioner Guzkowski stated gateways to a City are very important, and inquired if the proposed project was consistent with a gateway to the City, and if the use was acceptable for the site. Redevelopment Director Dan Hobbs stated he was prepared to discuss the solar roof and would like to defer the gateway topic to the Community Development Department. Director Hobbs inquired if there was clarification needed on the solar roof. Commissioner Guzkowski stated his question regarding the solar roof had been addressed. Commissioner Shamp inquired what business was to the south of the site. Principal Planner Baeza confirmed it is a recording studio. Commissioner Guzkowski stated the lot to the south is a narrow lot. Director Orci confirmed. Vice Chairman Miller invited Mr. Patrick Fiedler forward to address the Commission. Mr. Fiedler, representative, stated this is the store of the future. Mr. Fiedler stated they downsized the square footage and increased the landscaping. Mr. Fiedler stated they concur with the conditions of approval and requested a revision to the condition regarding the hours of delivery. Mr. Fiedler stated 7-Eleven has fresh food deliveries for the morning customers. The delivery trucks leave the commissary at 10:00 p.m. and requested the hours of delivery time extended to 12:00 a.m. Commissioner Shamp inquired if the store will stock the typical junk food, cigarettes and beer. Mr. Fiedler stated it is a convenience market which will include detergents, bread, milk and is a condensed version of a market. Commissioner Guzkowski inquired what the nature of ownership was. Mr. Fiedler stated it is a combination of both a franchisee and 7-Eleven holds the interest. Commissioner Guzkowski requested clarification of the controls that 7-Eleven has with the franchisee in regards to the commitment to maintain the site, and the entitlement standards, as well as the term of the lease. Mr. Fiedler deferred the questions to Mr. Guthaus. Commissioner Shamp stated he had a few questions regarding the Store of the Future document. Under Reduced Water Usage it indicated 1.8 gallons per flush and requested clarification if it should read 1.28 gallons per flush. Planning Commission Minutes of January 26,2010 Page 4 Commissioner Shamp stated under Building Envelope it indicated R-27 insulation and requested clarification on the type of walls proposed. Mr. Fiedler stated the walls are a combination plywood and insulated panel which is laminated and is a S.I.P. Commissioner Shamp requested clarification if there is ample space to install photovoltaic panels and the equipment to the roof at a later date. Mr. Fiedler stated they have taken into account the load capacity needed and will have conduit ready. Commissioner Guzkowski inquired if they took into account if the panel was suitable for a photovoltaic system and the light. Commissioner Guzkowski inquired what the typical store wattage is used per year. Mr. Fiedler stated he did not have that information. Vice Chairman Milller recommended adding more mass to the parapet roof from 2'6" to 5'. Vice Chairman Miller expressed concern on the wall material showing wear and tear, and recommended adding a pre-cast concrete, or a more durable material along the base of the columns and possibly wainscoting to the building. Mr. Fiedler concurred. Vice Chairman Miller requested clarification of the color scheme changes. Principal Planner Baeza stated they have not seen this type of color scheme in the City. Mr. Guthaus representative addressed the Commissions concerns. Mr. Guthaus stated the term of the lease agreement is ten (10) to fifteen (15) years. Mr. Guthaus confirmed 7-Eleven inspects the site either bi weekly or monthly on the inside and outside of the store with the franchisee, regarding opportunities for maintenance and merchandising opportunities. Vice Chairman Milller invited Ms. Namnett Virk forward to address the Commission. Ms. Virk, family member of business owner, stated her opposition to the proposed project stating the business is a similar use and will take away at least thirty (30) percent of their business which is located on Orange Street, north of this project. Commissioner Dyer inquired if the business was the Quik Mart. Ms. Virk confirmed. Vice Chairman Miller invited Ms. Sims forward to address the Commission. Ms. Sims stated there are many small convenience stores in the immediate area and confirmed her opposition to the proposed project. Ms. Sims said the north side deserved a project of substance. Commissioner Guzkowski asked Ms. Sims what type of vision she had for the area. Ms. Sims stated she envisioned a doctor's office, lawyer's office, Walgreens, some type of a service to the people of the north side, not another store that sells liquor. Mr. Joe Gonzales, Vice Chairman of the Visioning Committee, stated the north side needed to start somewhere regarding development. Vice Chairman Miller closed the Public Hearing. Commissioner James requested clarification on the original proposal. Principal Planner Baeza stated the previously approved project was a small strip mall which could have included a 7-Eleven as well as strip mall. Commissioner James inquired if the reason the project did not move forward was due to the undergrounding of utilities. Principal Planner Baeza confirmed. Planning Commission Minutes of January 26,2010 Page 5 Vice Chairman Miller stated the reason the previous applicant did not move forward was they had to underground extensively, and he inquired if this project had the same requirements. Principal Planner Baeza confirmed. Commissioner Dyer requested clarification on the commercial zoning. Principal Planner clarified the zoning. Principal Planner Baeza confirmed the proposed use is a permitted use and is allowed. Principal Planner Baeza stated the Commission is reviewing the site plan and the architecture. Commissioner Guzkowski inquired if the appropriateness of the use is in the purview of the Commission's decision making. Director Orci stated the project is for a Commission Review and Approval which is to review the aesthetic's and physical improvements, hours of operation, loading and confirmed the use is permitted and there is no legislation that governs the proximity of like land uses or the type of land uses. Director Orci confirmed the Community Development Department is in the very preliminary stages of discussing gateways to the City which will require City Council's review and direction. Commissioner Guzkowski inquired if the store is a twenty-four (24) hour operation. Commissioner Guzkowski stated the building line of site is problematic; it may lock in the interior lot on development. As a freestanding use it can be a nuisance especially with the alley. The architecture is favorable. Commissioner Dyer expressed concern on the ingress and egress of the driveway on Orange Street. Commissioner Dyer recommended a median island or a curb to block the left hand turn southbound traffic on Orange Street for safety. Director Orci stated staff will address the concerns with CalTrans to make sure the highway conforms to their standards. Commissioner James suggested installing botts dots in the road to deter traffic. Director Orci stated the botts dots are effective to deter but may not prevent the driver from having full turning movement, and confirmed staff will clarify the CalTrans vision. Commissioner Shamp expressed concern on the two trees that are butting-up to the building and recommended moving the trees to the north side of the building walkway so they can flourish. Commissioner Shamp stated the proposed project is a Commissioner Review and Approval and although it may not be an attractive gateway it could benefit the new housing development and would be within walking distance. Commissioner Shamp confirmed his support of the project. Commissioner James concurred with Commissioner Shamp's comments. Commissioner James stated the proposed project will improve the site and is a permitted use and confirmed his support of the proposed project. Commissioner Dyer concurred with the Commission's comments. Commissioner Dyer stated they may prefer a doctor's office at the site but they have a proposed project that is viable and well designed. Commissioner Hudson concurred with the Commission's comments, and is in favor of the proposed project. Planning Commission Minutes of January 26,2010 Page 6 Vice Chairman Miller inquired if the applicant had learned what CalTrans had envisioned. Mr. Fiedler stated the driveway configuration on Orange Street was dictated to be right turn in and right turn out only. Vice Chairman Miller requested clarification if the shape of the left turn deterrent is a CalTrans standard. Mr. Fiedler stated the design was given to the previous applicant from CalTrans and could not confirm if it was their standard. Commissioner Guzkowski requested clarification on the Commission's desires regarding the fresh food deliveries. Principal Planner Baeza confirmed the conditions limit the delivery time to 10:00 p.m. which is consistent with the noise ordinance. Assistant Director Dalquest stated the noise ordinance does prohibit disturbance on a residential property line between the hours of 10:00 p.m. to 7:00 a.m. but can be extended to 12:00 a.m. If there was a disturbance the ordinance is in place to mitigate. Commissioner Guzkowski inquired if the delivery trucks were diesel and with refrigeration units. Mr. Fiedler confirmed they are diesel trucks and normally the driver would turn off the refrigeration units during delivery. Commissioner Guzkowski inquired if it was unreasonable to request the delivery driver to turn off the truck and refrigeration unit while unloading. Mr. Fiedler confirmed it was not a problem. Assistant Director Dalquest stated a condition of approval can be added. Commissioner Hudson inquired how long the deliveries take typically. Mr. Fiedler confirmed typically thirty (30) minutes for the fresh food items. Commissioner Shamp inquired if there were roll up doors and ramps. Mr. Fiedler confirmed. Vice Chairman Miller inquired if the applicant would be opposed to limit the deliveries to midnight. Mr. Fiedler confirmed they would not be opposed. Vice Chairman Miller closed the Public Hearing. Vice Chairman Miller inquired if the Commission agreed with the limitations. Commissioner Shamp stated he is comfortable with the one delivery prior to midnight with the noise ordinance in place to mitigate if necessary. Commissioner James requested clarification if the noise ordinance addressed noise only or operational as well. Assistant Director Dalquest stated their concern is the noise that occurs during loading and unloading. Director Orci stated the maximum sound levels allowed is 50 dBA from 10:00 p.m. to 7:00 a.m. and the request is not a delivery issue but a decibel issue per code. Vice Chairman Miller recommended added conditions of approval regarding the fresh food deliveries, to place the trees on the north side of the walk. Commissioner Dyer requested clarification on the color schemes. There was discussion on the color schemes. Commissioner Dyer confirmed her agreement with the color choices of the applicant. Vice Chairman Miller requested the Commissioner's desires on the color schemes. Planning Commission Minutes of January 26,2010 Page 7 Commissioner Hudson concurred with Commissioner Dyer's comments and stated things can be bland if not mixed up, as long as there is some continuity. Commissioner Guzkowski concurred with the Commissioner's comments and stated architecture and context helps define the building. Commissioner Shamp was in agreement with the color choices. Commissioner James was fine with either staff's color scheme or the applicant's. Vice Chairman Miller concurred with the Commission's comments and recommended when adding the precast concrete as discussed to have the darker color that matches the tower to unify the building. Principal Planner Baeza clarified the modifications to the conditions of approval with the Commission and Director Orci. Vice Chairman Miller stated the proposed project is a national brand and encourages other developments. If the franchisee is not abiding by their national brand standards they will take the franchise back from the franchisee. Vice Chairman Miller stated the area will have a quality market and will encourage pedestrian use. Vice Chairman stated he empathized with the competition but as a government body they can not choose who is allowed to do business in an area and who is not, and for those reasons he is in support of the proposed project. Commissioner Guzkowski stated with the modifications to the conditions and the proposed project is a permitted use he confirmed his support of the project. MOTION It was moved by Commissioner Shamp, seconded by Commissioner James, and carried on a 6-0 vote that Commission Review and Approval No. 869 does not require further environmental processing, pursuant to Section 15162 of the California Environmental Quality Act Guidelines, based on the following findings, and subject to the attached conditions of approval: 1. The proposed project would not result in new significant environmental effects or a substantial increase in the severity of previously identified effects; 2. No substantial changes have occurred with respect to the circumstances under which the project will be undertaken; and, 3. There is no new information of substantial importance with respect to this project=s environmental consequences that was not known at the time the previous Mitigated Negative Declaration was adopted.@ Planning Commission Minutes of January 26,2010 Page 8 MOTION It was moved by Commissioner Shamp, seconded by Commissioner James, and carried on a 6-0 vote that the Planning Commission approve Commission Review and Approval No. 869 based on the following findings and subject to the attached conditions of approval. 1. The site for the proposed use is adequate in size and shape to accommodate the use. The project meets all development standards established for the C-4 (Highway Commercial) District. 2. 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 arterial streets (Orange Street and Lugonia Avenue) and will be fully improved and designed to accommodate traffic generated by the proposed convenience store. 3. 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. Conditions of Approval for the project will require full off-site improvements, including a bus turnout that will improve vehicle circulation and safety in this area. In addition, conditions have been added that improve the aesthetics of the site and will result in a positive impact on the surrounding neighborhood. The motion includes modifications of to condition of approval number twenty-six (26) and the addition of condition of approval number twenty-nine (29), thirty (30), thirty-one (31), thirty-two (32), thirty-three (33), and thirty-four (34) as follows: 26. The applicant shall revise the paint scheme for the building subject to review and approval by the Community Development Director. The building shall have a smooth stucco finish. 29. Per Section 8.08.040 of the Redlands Municipal Code the building and all on-site improvements, including landscaping and both detached structures shall be maintained in good condition and in working order at all times. 30. All proposed African Tulip Trees shall be replaced with either Tipu Trees or Sweetshade Trees. 31. Loading activities for the store shall be prohibited between the hours of 10 PM to 6 AM. One (1) delivery shall be allowed between the hours of 10 PM and 12 AM. The delivery truck and refrigeration unit shall be shut off during the delivery. 32. Precast concrete shall be used for the bases of all columns of the building and precast concrete shall be installed as a wainscot to the building to be colored the same colors of the tower. The roof parapet of the building shall be increased to have a height of five feet. 33. The two (2) trees along the south property line shall be relocated to the north of the walkway. Planning Commission Minutes of January 26,2010 Page 9 34. The driveway access at Orange Street shall be reexamined to look into additional ways of prohibiting left turns to the site from Orange Street. V. ADDENDA A. WORKSHOP Associate Planner Sergio Madera gave a presentation and overview of the proposed project. Mr. Marty Derus, Lilburn Corporation, gave a PowerPoint presentation and overview of the project. VI. MINUTES-None VII. LAND USE AND CITY COUNCIL ACTIONS OF DECEMBER 15, 2009 Chairman Foster inquired if there were any City Council actions to report for December 15, 2009. Director Orci stated there are no reportable Land Use Actions. VIII. ADJOURN TO FEBRUARY 9, 2010 Chairman Foster adjourned the meeting at 4:15 to the February 9, 2010 meeting. Linda McCasland Oscar Orci Senior Administrative Technician Community Development Director Planning Commission Minutes of January 26,2010 Page 10