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HomeMy WebLinkAboutPlanning Minutes 4-13-10_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, April 13, 2010, at 2:00 p.m. are as follows: PRESENT: Paul Foster, Chairman 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 Sergio Madera, 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. All members were present. II. CONSENT ITEM - None III. OLD BUSINESS A. ALADDIN ENTERTAINMENT GROUP, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) 1. Consideration of a Mitigated Negative Declaration. 2. PUBLIC HEARING to consider a Socio-Economic Cost/Benefit Study. 3. PUBLIC HEARING to consider CONDITIONAL USE PERMIT NO. 963 to establish a water and amusement park with amenities that include, but are not limited to, an arcade, go-kart track and miniature golf courses on approximately 17 acres located at 1101 California Street in the EV/CG (General Commercial) District of Concept Plan No. 3 of the East Valley Corridor Specific Plan. 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 Dyer expressed the following concerns: • Parking for Special Events. • Interim overflow parking area will eventually become a wave pool and the need will be evaluated on the possible satellite parking for Special Events for the future. • The parks peak attendance. • The items requiring Planning Commission's review on the Special Events List. • Temporary Event permits. Planning Commission Minutes of April 13,2010 Page 1 Assistant Planner Boatman identified the interim overflow parking for Special Events and would require Planning Commission approval on a case-by-case basis. The requirements would be adjusted, as needed. When the interim overflow parking area is in use it would be heavily monitored and would not be used for the daily operations. Assistant Boatman confirmed the applicant was not able to obtain off-site parking at this time, and is hoping to do so in the future. Assistant Planner Boatman stated the park had attendance of up to 3,175 guests at its peak. Assistant Planner Boatman confirmed at the one (1) year review period; the parking could be addressed and conditioned as needed. Assistant Planner Boatman stated a history of the events attendance was used to compile the Special Events List. Chairman Foster expressed the following concerns: • Planning Commission approval for Special Events. • Parking space accommodations and the total number of employees conflict (35 vs. 75). • Parking lot management and guidelines on managing the parking. Assistant Planner Boatman stated if an event met the definition of a Special Event it would need to have approval from the Planning Commission. Assistant Planner Boatman confirmed the employee parking was calculated at two (2) persons per car. The employee may be dropped off by a family member or rideshare with another employee. Assistant Planner Boatman stated the conditions of approval triggers when the parking lot is at capacity. Commissioner Guzkowski expressed the following concerns: • Occupancy limit is established by the parking capacity and large group gatherings. • Adjustment to the maximum occupancy without the Interim Overflow Parking Lot. • Monitoring the occupancy. • Access to the Picnic area from the main building. Assistant Planner Boatman stated the maximum capacity is approximately 3,175, and the park would not let any more guests in the park once the maximum was reached. Assistant Planner Boatman confirmed when the Overflow Parking Lot was developed the occupancy limit would change as well as Special Events unless the applicant obtained off-site parking. Assistant Planner Boatman stated the design was a way to deter and reduce off-site parking. Assistant Planner Boatman confirmed the main entrance to the picnic area is from the park grounds. Commissioner Shamp expressed the following concerns: • An admission ticket or an entry fee is one of the criteria for a Special Event. • Additional conditions for large group events. Assistant Planner Chris Boatman stated a corporate Special Event is controlled and would not add to the occupancy because the daily guests would be exchanged with the Special Event guests. Assistant Director Robert Dalquest stated staff had considered if a buy out should be brought to the Planning Commission for an approval and decided Planning Commission Minutes of April 13,2010 Page 2 against it. Assistant Planner Boatman confirmed the Special Events buy out would still have the same parking restrictions as the regular daily operations. Chairman Foster opened up the Public Hearing. Mr. Pat Meyer, representative, concurred with the conditions of approval. Mr. Meyer gave a brief presentation and overview of the proposed project. Mr. Meyer discussed the events and the area of the park where the applicant proposed alcohol use. Mr. Richard Woodhouse, General Manager of Pharaoh's Lost Kingdom, gave a brief description of the applicant's vision of the park. Mr. Woodhouse stated the Overflow Parking Lot was temporary parking they used for Special Events in the past and propose to use the Overflow Parking Lot for Special Events so their guests do not need to go elsewhere to park. If the park reaches capacity on parking they keep the parking lot closed until they have twenty (20) to twenty-five (25) spaces available, and then the park will reopen the parking lot. Commissioner Dyer expressed the following concerns: • Clarification on areas of alcohol consumption, relative to the Conditional Use Permit. • Maintenance of the medians. • Park's peak attendance. • Parking Impacts and the need for additional parking (shared parking). Mr. Meyer confirmed the proposed areas of alcohol consumption are in the amphitheatre, pump house, the main building, and the picnic area to the north of the main building and were part of the original Conditional Use Permit. Mr. Meyer confirmed the applicant has no agreement with the City to maintain the medians and concurred the medians are in poor shape. Director Oscar Orci stated he would have to defer the question on the medians to the Municipal Utilities and Engineering Department (MU/ED) to address the maintenance and landscaping of the medians. MUED Director Rosemary Hoerning confirmed the maintenance of the median area is a function of the Quality of Life's department. Director Hoerning stated there is the possibility of a landscape maintenance district assessment, to help participate in the cost associated with the maintenance of the medians. The assessment has not been included as part of the conditions of approval. Assistant Planner Boatman confirmed he would add it to the list of potential conditions of approval. Mr. Woodhouse stated when the weather is warm they are busy on the weekend and by 1:30 to 2:45 p.m. they reach park capacity, very rarely does the park reach capacity during the week. Vice Chairman Miller expressed the following concerns: • Additional landscaping to screen for a future wave pool area. • Condition of approval requiring a rendering of the wave pool from the parking lot or street view. For staff's review and final approval. Requested clarification how the park could assure the guests will stay inside the confines where alcohol is served. • Concerned the conditions as initially presented prohibited parking on California Street. • The Planning Commission had requested no parking fees. • An extension of the two hour limit in front of the park. Assistant Planner Boatman stated the landscaping must be completed prior to the installation of the improvements, and is part of Condition of Approval No. 36. Mr. Meyer Planning Commission Minutes of April 13,2010 Page 3 agreed that he would bring in a rendering for final approval of the wave pool. Mr. Woodhouse stated there is a six (6) foot high wrought iron fence usually with screening to ensure the guests stay within the confines of the area where alcohol is served. The guests will have wrist bands and the park will have security ensuring no one can exit with an alcoholic beverage. Mr. Woodhouse confirmed he did not have a plan to monitor parking on the street. Mr. Woodhouse stated the park provides security in their parking lot, and the parking fees will help cover the expenses incurred. Assistant Director Dalquest deferred the extension of two hour parking limit to MU/ED. Engineering Manager Don Young confirmed the parking will be reviewed by the Traffic & Parking Commission on April 22, 2010, and will then go to the City Council for review. Commissioner Hudson expressed the following concerns: • Protocols to address an inebriated person. • Emergency situations and or evacuation plan protocols. Mr. Myer deferred the question to Mr. Woodhouse. Mr. Woodhouse stated when there is an event with alcohol the park will have security, properly trained servers, and admission employees that will be able to check if people are under the influence of any kind, in order to protect anyone from injury. The applicant pays a tremendous amount for liability insurance. Mr. Woodhouse stated staff goes through twelve (12) hours of training minimum; the individual departments have an additional twelve (12) hours of training. There is a thirty (30) minute in service training every day, before every shift. Commissioner James expressed the following concerns: • Alcoholic beverages in non-designated areas. • Parking tokens or other parking incentives. Mr. Meyer assured the guests could not leave any of the areas that allow alcohol, with an alcoholic beverage. Commissioner Guzkowski expressed the following concerns: • To include the wave pool within the one (1) year review. • Parking fee implementation. • Public allowed to bring food or drinks into the park. Mr. Meyer stated the equipment had a long lead time and would rather have the approval of the wave pool as part of the Conditional Use Permit, so the applicant can move forward. Mr. Meyer confirmed he would be agreeable to bring the details of the design, plans, landscaping, and cabana areas for the Planning Commission's future review. Mr. Woodhouse stated fees for parking are every weekend during the off season, and from Memorial Day through Labor Day; fees are charged every day. Mr. Woodhouse confirmed food and drinks are not allowed to be brought into the park except for water bottles and in some cases for special needs. Commissioner Shamp recommended consistency with the Operations Guide, the new Conditional Use Permit, and the conditions of approval. Planning Commission Minutes of April 13,2010 Page 4 Mr. Woodhouse concurred. Chairman Foster closed the Public Hearing. Commissioner James inquired if the City should consider changing the two (2) hour parking limit for the surrounding properties to no parking. Commissioner James confirmed he was in support of the proposed project. Chairman Foster requested action on the following: • Alcohol would be allowed in the main building, amphitheatre, picnic area, and the pump house; the area would be a controlled and secured environment which would include wristbands for the participants, as well as have a security, and fencing. • Change the parking limit from a two (2) hour limit, to no parking for the surrounding area of Pharaoh's. Assistant Planner Boatman confirmed that the areas that permit alcohol are in the main building, amphitheatre, picnic area and the pump house. Assistant Planner Boatman stated he had a conversation with Carat, LLC regarding staff's recommendations on parking, occupancy, off-site controls, and the representative was satisfied with the measures for the proposed project. Commander Fitzmaurice stated historically the street was used for parking, and confirmed there were no real safety issues, although some thefts had occurred. Chairman Foster inquired if the Commission was in support of the proposed areas of alcohol consumption. The Planning Commissioner confirmed their support. Chairman Foster inquired if the Commission was in support of the two (2) hour parking limit change to prohibit parking for the streets surrounding Pharaoh's; parking on the west side of California between the two (2) driveways changed to unlimited parking; and a charge for parking on-site. Commissioner Dyer confirmed her support on both parking changes and preferred no pay on parking and recommended off-site parking facilities. Commissioner Guzkowski confirmed his support on both parking changes and the parking fees with the tokens. Chairman Foster, Vice Chairman Miller, Commissioner Hudson, Commissioner James, Commissioner Shamp all confirmed their support. Chairman Foster requested clarification on the Landscaping District. Director Hoerning stated that the adjacent property owner had entered into a Community Facilities District (C.F.D.) and they will be assessed for maintenance of the median by the City. Chairman Foster requested clarification on the definition of a Park Buy Out and serving alcohol, and re-opened the Public Hearing. Chairman Foster inquired if a guest was part of the Park Buy Out, and if alcoholic beverages were served, would they have full access to the rest of the park. Mr. Meyer confirmed the guest would have full access to the park; Pharaoh's is administering the alcohol and are responsible to secure the behavior. Chairman Foster closed the Public Hearing. Chairman Foster inquired if the Commission was in support of the Special Event Buy Out, alcohol service, and the definition of the events. Commissioner Shamp expressed concern on the size of the event. Chairman Foster requested clarification if the Special Events would be reviewed in the one year review, as well. Assistant Planner Boatman Planning Commission Minutes of April 13,2010 Page 5 confirmed the one year review would be intended for all of the parks operations. Assistant Director Dalquest confirmed the conditions of approval would be reviewed and could be modified. The Commission was satisfied. Commissioner Guzkowski recommended a modification to Condition of Approval No. 35 and requested additional language as follows: The purpose of the review will be to evaluate compliance with the Conditions of Approval established here in concerning the ethics of previously establish mitigation measures and conditions including the adequacy of parking relative to permitted occupancy limits. Commissioner Guzkowski recommended modification to Condition of Approval No. 39 and requested additional language at the end that would exclude transfers to third party owners, lessees, and or operating entities. Assistant City Attorney Michael Reiter stated the Conditional Use Permit runs with the land. Assistant City Attorney Reiter confirmed there was an error on the language under Condition of Approval No. 40 and requested a revision to omit "and its heirs and assigns and successors", from the language. Commissioner Guzkowski withdrew his recommendation on Condition of Approval No. 39. Director Oscar Orci confirmed the purpose of the one year review is to review any of the operations, including traffic. Assistant Planner Boatman clarified the revisions requested by the Commission. Chairman Foster stated he will recess the Commission for ten (10) minutes, in order for the Assistant City Attorney to discuss the language. Chairman Foster reconvened the meeting at 4:10 pm. MOTION It was moved by Commissioner James, seconded by Commissioner Miller, and carried on a 7-0 vote that the Planning Commission approve the Mitigated Negative Declaration for Conditional Use Permit No. 963 and direct staff to file and post a "Notice of Determination" in accordance with City guidelines. MOTION It was moved by Commissioner James, seconded by Commissioner Miller, and carried on a 7-0 vote that the Planning Commission approve the Socio-Economic Cost Benefit Study for Conditional Use Permit No. 963 as it has been determined that this project will not create unmitigable physical blight or overburden public service in the community, and no additional information or evaluation is needed." MOTION It was moved by Commissioner James, seconded by Commissioner Miller, and carried on a 7-0 vote that the Planning Commission approve Conditional Use Permit No. 963 based on the following findings and attached Conditions of Approval: 1. That the proposed development will not adversely affect the applicable land use plans of the city; Planning Commission Minutes of April 13,2010 Page 6 The applicable land use plans that govern the site are the Commercial/Industrial land use designation of the General Plan and the EV/CG (General Commercial) District of Concept Plan No. 3 of the East Valley Corridor Specific Plan. Both land use plans are intended to provide areas for a mixture of commercial and light industrial uses which serve the community and regional markets. Uses suitable in these land use designations range from commercial centers to business parks to light manufacturing uses. The proposed recreational use is conditionally permitted within these land use plans. The amusement park meets or exceeds all the applicable land use policies and development standards of these land use plans. 2. The proposed development will not be detrimental to the public health, safety and welfare; As conditioned herein, the amusement park will not be detrimental to the health safety, and welfare. Conditions of approval have been included to regulate its operational characteristics via hours of operation, special event protocols, and outdoor noise limits. Also, conditions have been imposed to regulate the capacity of the park via the onsite parking, monitoring, and off-site parking controls. 3. That the proposed development will comply to the maximum feasible extent with the regulations of the city's general plan, the applicable zoning district and the city's development standards; The proposed water and amusement park will meet or exceed the development standards of Concept Plan No. 3 and the East Valley Corridor Specific Plan. The site is served by the existing city services. As conditioned herein, The site has been improved to carry the type and quantity of traffic to be generated by the proposed use and will not result in traffic congestion during weekday and weekend peak hours. 4. That the proposed development is appropriate at the proposed location; The Park is located within an area surrounded by a mix of office, industrial, commercial and agricultural uses. The park is a commercial use which is appropriate at the proposed location because it is located to similar places of assembly, such as the County Museum and an event center. The property is located immediately adjacent to the Interstate 10 Freeway at the California Street On- and Off-Ramps, which is a major transportation corridor." This includes the modification of condition of approval number thirty-five (35), and the addition of condition of approval number forty (40), and forty-one (41) as follows: Condition No. 35: This permit shall be subject to review by the City within one year from the date of issuance of a Certificate of Occupancy for the theme park. The purpose of this review will be to evaluate compliance with the conditions of approval established herein, and concerning the efficacy of previously established mitigation measures and conditions, including the adequacy of parking relative to permitted occupancy limits. A public hearing shall be scheduled in accordance with the provisions of Redlands Municipal Code Section 18.192, should the Planning Commission identify a need to amend the CUP. Condition No. 40: Conditional Use Permit No. 963 is hereby granted to Aladdin Entertainment Group LLC, and California Gateway LP, the legal property owner. Planning Commission Minutes of April 13,2010 Page 7 Condition No. 41: Failure to comply with the conditions of this permit may result in the City initiating the revocation process, as established in Section 18.192.100 of the Redlands Municipal Code. In addition, the city may pursue any other legal remedies in order to ensure the theme park operates in compliance with State Law. B. YA ARCHITECTS, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) 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. 870 for architectural modifications to an existing 16,700 square foot commercial building located at 1255 W. Colton Avenue in the C-M (Commercial Industrial) 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 Dyer expressed the following concerns: • Requested clarification on the location of materials proposed. • Recommended a rendering of the revised proposal. • The context of the design is not compatible with the adjacent buildings. • Recommended a more traditional design. Assistant Planner Boatman deferred the question to the applicant and confirmed he did not have a rendering of the revised proposal. Chairman Foster opened up the hearing. Mr. Yoseph Amin, representative, clarified the location of the materials as proposed. Vice Chairman Miller expressed the following concerns: • The drawings and color boards are incomplete, and were in conflict with the rendering. • Requested a rendering that accurately presents what is proposed. • Recommended fewer materials. Mr. Amin explained his design, and the location of materials. Chairman Foster closed the hearing. Chairman Foster recommended a continuance to give the applicant time to work with staff and Vice Chairman Miller to submit revised plans and a rendering. Director Orci recommended the item tabled, and when the applicant is ready to resubmit the Community Development Department will provide proper notice. Chairman Foster concurred. Planning Commission Minutes of April 13,2010 Page 8 MOTION It was moved by Vice Chairman Miller, seconded by Commissioner James and carried on a 7-0 vote, that the Planning Commission table Notice of Exemption and Commission Review and Approval No. 870. C. ROBERTSON'S READY MIX AND CEMEX CONSTRUCTION MATERIALS PACIFIC LLC, CO-APPLICANTS (PROJECT PLANNERS: MANUEL BAEZA AND SERGIO MADERA) 1. Consideration of a recommendation to the City Council on the Final Environmental Impact Report for the Upper Santa Ana River Wash Land Management and Habitat Conservation Plan; and recommending to the City Council adoption of the Statement of Facts, Findings and Overriding Considerations and the Mitigation Monitoring and Reporting Program. 2. PUBLIC HEARING for the Planning Commission to consider a recommendation to the City Council on GENERAL PLAN AMENDMENT NO. 122 to amend the Open Space and Conservation Element by modifying Figure 7.1 (Trails Map) for consistency with the Upper Santa Ana River Wash Land Management and Habitat Conservation Plan. 3. Consideration of a recommendation to the City Council on General Plan conformity for STREET VACATION NO. 153 to vacate a segment of Church Street within the Upper Santa Ana River Wash area. D. ROBERTSON'S READY MIX, APPLICANT 1. PUBLIC HEARING to consider a recommendation to the City Council on CONDITIONAL USE PERMIT NO. 948 (East Quarry South) for a mine site approval and a reclamation plan for a 128-acre expansion of an existing aggregate quarry (formerly known as the Old Webster Quarry) with a cumulative area of 291 acres located east of Orange Street and north of the Upper Santa Ana River bluff in the O (Open Land) District. 2. PUBLIC HEARING to consider a recommendation to the City Council on CONDITIONAL USE PERMIT NO. 949 (Silt Pond Quarry) for a mine site approval and a reclamation plan encompassing a 98-acre aggregate quarry with the southerly 36 acres located within the City of Redlands and the northerly 62 acres within the City of Highland located in the Upper Santa Ana River Wash, west of Orange Street in the O (Open Land) District. 3. PUBLIC HEARING to consider a recommendation to the City Council on CONDITIONAL USE PERMIT NO. 964 (Plunge Creek Quarry) for a mine site approval and a reclamation plan encompassing a 123- acre aggregate quarry with the southwesterly 6 acres within the City of Redlands and the northeasterly 117 acres within the City of Highland located in the Upper Santa Ana River Wash, east of Alabama Street in the O (Open Land) District. E. CEMEX CONSTRUCTION MATERIALS PACIFIC LLC, APPLICANT Planning Commission Minutes of April 13,2010 Page 9 1. PUBLIC HEARING to consider a recommendation to the City Council on CONDITIONAL USE PERMIT NO. 950 (East Quarry North) for a mine site approval and a reclamation plan for a 45-acre expansion of three contiguous aggregate quarries into a single quarry encompassing a cumulative area of 420 acres with 232 acres within the City of Redlands and 188 acres within the City of Highland located in the Upper Santa Ana River Wash, east of Orange Street and north and south of the northerly City Limit Line in the O (Open Land) District. 2. PUBLIC HEARING to consider a recommendation to the City Council on CONDITIONAL USE PERMIT NO. 951 (West Quarry) for a mine site approval and a reclamation plan for a 41-acre expansion of an existing aggregate quarry for a cumulative total area of 186 acres with 118 acres in the City of Redlands and 68 acres within the City of Highland located in the Upper Santa Ana River Wash, east of the 210 Freeway and north and south of the northerly City Limit Line in the O (Open Land) District. 3. PUBLIC HEARING to consider a recommendation to the City Council on CONDITIONAL USE PERMIT NO. 952 (Alabama Street Quarry) for a mine site approval and a reclamation plan for the 17-acre expansion of an existing aggregate quarry for a cumulative total area of 72 acres located in the Upper Santa Ana River Wash on the east side of Alabama Street, immediately south of the northerly City Limit Line in the O (Open Land) District. Associate Planner Sergio Madera stated staff is continuing to work with the applicant on the extent and details of roadway improvements to be included in the Conditions of Approval for the project and is recommending the item continued to the May 11, 2010 Planning Commission meeting. Chairman Foster opened up the Public Hearing. There were no comments forthcoming and the Public Hearing was closed. MOTION It was moved by Commissioner Shamp, seconded by Commissioner James and carried on a 7-0 vote, that the Planning Commission continue the Public Hearings on General Plan Amendment No. 122 and Conditional Use Permits Nos. 948, 949, 950, 951, 952 and 964 and Street Vacation No. 153 and a recommendation to the City Council on the Final Environmental Impact Report for the Upper Santa Ana River Wash Land Management and Habitat Conservation Plan the Statement of Facts, Findings and Overriding Considerations and the Mitigation Monitoring and Reporting Program to the May 11, 2010 meeting. IV. NEW BUSINESS A. GENEIL VINES, 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 April 13,2010 Page 10 2. PUBLIC HEARING to consider REVISION NO. 1 to CONDITIONAL USE PERMIT NO. 803 to establish a preschool at 32 Nevada Street in the EV/AP (Administrative Professional) District of the East Valley Corridor Specific Plan. Associate Planner Madera 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. Ms. Geneil Vines, applicant, stated she was available for any questions. Commissioner Shamp expressed his approval of the proposed project and the improvements made to the site. Commissioner Dyer inquired if the school is relocating to the site. Ms. Vines stated the school is a brand new preschool and is completely full with a waiting list. The principal and teachers are relocating from another school. Vice Chairman Miller stated the improvements made to the Barton House are what he would like to see in Redlands. Chairman Foster thanked Ms. Vines for what they have accomplished with the improvements to the Barton House and their community. MOTION It was moved by Commissioner Dyer, seconded by Commissioner James and carried on a 7-0 vote, that the Planning Commission determine that Revision No. 1 to Conditional Use Permit No. 803 is exempt from the California Environmental Quality Act pursuant to Section 15301 of the CEQA Guidelines." MOTION It was moved by Commissioner Dyer, seconded by Commissioner James and carried on a 7-0 vote, that the Planning Commission approve Revision No. 1 to Conditional Use Permit No. 803 based on the following findings, and subject to the attached Conditions of Approval: 1. The use applied for at this location is conditionally permitted in the EV/AP (Administrative and Professional) District of the East Valley Corridor Specific Plan pursuant to the provisions of Chapter 18.192 of the Municipal Code, which allows "educational institutions" in any zone subject to approval of a Conditional Use Permit. 2. The educational institution at this location is necessary and desirable for the development of the community, is in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located as the pre-school will operate during regular business hours during the week only. Planning Commission Minutes of April 13,2010 Page 11 3. The project site is sufficient in size and shape to accommodate the proposed pre- school, meets all development standards and other features required in order to adjust the use to those existing or permitted future uses within the development. The project will be located in an existing commercial/office development and complies with all the applicable development standards of the EV/AP (Administrative and Professional) District of the East Valley Corridor Specific Plan. 4. That the site for the pre-school relates to streets and highways properly designed and improved to carry the type of traffic generated by the proposed use. The building to be utilized by the pre-school was originally designed to handle all traffic generated by various uses allowed within the existing commercial/office development. 5. The conditions for the proposed use are reasonably related to the proposed pre- school to address potential effects of the proposed use, and are necessary to protect the public health, safety, and general welfare and the best interests of the Community." V. ADDENDA A. Consideration of a recommendation to the City Council to update to the Planning Commission's List of Recommended Shade Trees for Parking Lots. Principal Planner Manuel Baeza gave a brief overview of the Recommended Shade Trees for Parking Lots List. Principal Planner Baeza stated staff would like the Planning Commissions comments before it moves forward to the City Council. Commissioner Dyer stated they had removed trees that were unavailable and added conventional trees, and water efficient trees. Commission Dyer confirmed Mr. Shaun Birch was very helpful. Commissioner Guzkowski commended Commissioner Dyer for all her efforts on the list. MOTION It was moved by Commissioner James, seconded by Commissioner Shamp and carried on a 7-0 vote, that the Planning Commission recommend approval to the City Council of the list of Recommend Shade Trees for Parking Lots for the City of Redlands. VI. MINUTES B. March 23, 2010 It was moved by Commissioner James, seconded by Commissioner Dyer and carried on a 5-0 vote (Vice Chairman Miller and Commissioner Hudson abstained) that the Planning Commission approve the minutes of March 23, 2010. VII. LAND USE AND CITY COUNCIL ACTIONS OF APRIL 6, 2010 Chairman Foster inquired if there were any City Council actions to report for April 6, 2010. Planning Commission Minutes of April 13,2010 Page 12 Director Orci stated the City Council did approve the Housing Element unanimously. The City Council continued Conditional Use Permit No. 53 Revision No. 3 to allow staff time to set up a tour of the facility. VIII. ADJOURN TO APRIL 27, 2010 Chairman Foster adjourned the meeting at 5:00 p.m. to the April 27, 2010 meeting. Linda McCasland Oscar Orci Senior Administrative Technician Community Development Director Planning Commission Minutes of April 13,2010 Page 13