HomeMy WebLinkAboutPlanning Commission Minutes 7-13-10_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held
Tuesday, July 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 Dan McHugh, City Attorney
PRESENT: Robert Dalquest, Assistant Development Services Director
Manuel Baeza, Principal Planner
Sergio Madera, Associate Planner
Chris Boatman, Associate 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.
Mr. Leonard James Goldman, resident, recommended the Commission encourage
residents and developers to use drought resistant landscaping to avoid potential fire
hazards.
The Public Comment period was closed.
Commissioner James stated he was absent at the last meeting, but has read all the
materials and will participate in the actions.
II. CONSENT ITEM
A. None
III. OLD BUSINESS
A. None
IV. NEW BUSINESS
A. ED HADDAD, APPLICANT
(PROJECT PLANNER: SERGIO MADERA)
1. Consideration of a Mitigated Negative Declaration.
2. PUBLIC HEARING to consider REVISION NO. 1 TO
CONDITIONAL USE PERMIT NO. 562 for the development of an
automated car wash at the site of an existing gas station located
at 2908 Redlands Boulevard (northeast corner of California Street
and Redlands Boulevard) in the EV/CG (General Commercial)
District of the East Valley Corridor Specific Plan.
Planning Commission Minutes of
July 13,2010
Page 1
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 James expressed concern on vehicle queuing, and inquired if the
orientation of the car wash could be relocated so not to interrupt the flow of traffic.
Associate Planner Madera stated there is room for three vehicles to queue, and if the
location was changed the queuing would be in the drive isle. Assistant Development
Services Director Robert Dalquest stated staff reviewed several different options with the
site plan and felt that this was the best design and allows for queuing for up to five (5)
vehicles before the cars encroach into the drive aisle.
Vice Chairman Miller expressed the following concerns and recommendations:
• Exiting the driveway was difficult with traffic running east and west and requested
a better solution.
• Recommended a maintenance program on the landscaping.
Vice Chairman Miller stated an applicant had previously proposed a retail center on the
westside of California Avenue, and a traffic signal was a requirement along with the build
up of the existing median. Vice Chairman Miller inquired if there was a pro rata share
from the proposed project. Associate Planner Madera stated that the driveway on
California that provides ingress and egress to the station is south of the intersection that
was required to be signalized and is not impacted by this project.. Associate Planner
Madera stated the traffic study indicated there was no traffic mitigation required.
Commissioner Dyer requested clarification on the ticketing procedures. Associate
Planner Madera stated there is a keypad at the entrance to the car wash.
Commissioner Guzkowski asked what the dedication would provide to the City, and if
there are street improvements proposed for the right turn out. Associate Planner
Madera deferred the question to the Municipal Utilities and Engineering Director,
Rosemary Hoerning. Director Hoerning stated Redlands Boulevard will have ultimate
width improvements, and had considered installation of a right turn lane. There is a
short distance from the intersection and the shared drive approach which may create
impacts to the flow of traffic, and did not recommend the installation of a right turn lane.
Director Hoerning said the City of Loma Linda and the City of Redlands have long term
plans to reconstruct the California Street/ Redlands Boulevard Intersection.
Chairman Foster opened up the Public Hearing.
Mr. Alex Cuevas, representative, stated he was available for any questions.
Commissioner James inquired where the car wash keypad was located, and what was
the time limit for the ticket.
Mr. Cuevas stated the customers could purchase their ticket at the gas pump or from the
keypad at the car wash. Mr. Cuevas could not confirm the expiration time on the car
wash ticket, and said he would follow up with Mr. Madera.
Planning Commission Minutes of
July 13,2010
Page 2
Mr. Cuevas had considered alternate locations and stated the proposed location for the
car wash was ideal. Mr. Cuevas inquired if the Commission would like for the applicant
to install drought tolerant plants in place of grass.
Vice Chairman Miller stated the grass is being walked on and recommended a foot path
in the grass area, to mitigate wear and tear on the landscaping.
Commissioner Hudson expressed concern with the congestion of the site as it is
currently, and stated once a car wash is installed it would have even more congestion.
Commissioner James recommended posting no queuing signs as an additional condition
of approval. Assistant Director Dalquest confirmed staff will add an added condition of
approval.
Chairman Foster closed the Public Hearing.
MOTION
It was moved by Commissioner James, seconded by Commissioner Guzkowski, and
carried on a 7-0 vote that the Planning Commission approve the Mitigated Negative
Declaration for Revision No. 1 to Conditional Use Permit No. 562 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 Guzkowski, and
carried on a 7-0 vote that the Planning Commission approve a reduced LOS at the
intersection of California Street and Redlands Boulevard during the peak hours as
permitted in General Plan Policy 5.20b.
MOTION
It was moved by Commissioner James, seconded by Commissioner Guzkowski, and
carried on a 7-0 vote that the Planning Commission approve Revision No. 1 to
Conditional Use Permit No. 562 based on the following findings, and subject to the
attached Conditions of Approval:
1. The inclusion of an automated car wash at the location of the existing gas station
and convenience market will not adversely affect the applicable land use plans of
the City because it is a permitted use in the EV/CG District of the East Valley
Corridor Specific Plan, subject to approval of a Conditional Use Permit and is
consistent with the sites Commercial General Plan Land Use designation;
2. The project will not be detrimental to the public health, safety and welfare as the
inclusion of an automated car wash at the location of the existing gas station and
convenience market is a conditionally permitted use within the zoning district, will
be completely contained within the existing developed portion of the project site
and complies with all applicable development standards of the zone. In addition,
conditions of approval have been included to ensure that the project will not
result in any impacts on nearby sensitive receptors;
Planning Commission Minutes of
July 13,2010
Page 3
3. The inclusion of an automated car wash at the location of the existing gas station
and convenience market will comply to the maximum extent feasible with the
regulations of the City's General Plan, the applicable specific plan district and the
City's development standards as the project site is adequate in size to
accommodate the use, setbacks, and parking requirements for the expanded
facility, it is a permitted use with approval of a conditional use permit and
conditions of approval have been applied to the project to ensure that
development standards are met. In addition the project furthers General Plan
Policy 4.62m, by providing local residents with additional opportunities to obtain
services close to home and General Plan Policy 4.62x through the acquisition of
additional right-of-way for the future ultimate width improvements to Redlands
Boulevard;
4. The inclusion of an automated car wash at the location of the existing gas station
and convenience market is appropriate at the proposed location in that the use
will be compatible with the uses located within this commercial center, is located
on two arterial streets which are designed to accommodate the traffic expected to
be generated from the inclusion of the automated car wash and the site is
adequate in size to accommodate the expanded use."
This includes the addition of condition of approval number eighteen (18) and nineteen
(19) as follows:
18. The applicant shall post a sign in a prominent location that prohibits queuing for
the car wash in any drive aisle.
19. The applicant shall provide a pedestrian path with stepping stones through
landscape areas that have evidence of heavy foot traffic.
B. CITY OF REDLANDS, APPLICANT
(PROJECT PLANNER: CHRIS BOATMAN)
1. Consideration of a Mitigated Negative Declaration.
2. PUBLIC HEARING to consider CONDITIONAL USE PERMIT NO.
968 for an expansion to the Hinckley Water Treatment Plant
consisting of flash mixing improvements, filter upgrades,
sedimentation basin improvements, fledge lagoons, a package
treatment plant, chemical feed improvements and other
appurtenances located at 1604 Crafton Avenue in the M-1 (Light
Industrial) and M-2 (General Industrial) Districts.
Associate 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.
Chairman Foster opened up the Public Hearing.
Director Hoerning stated she was available for any questions.
Commissioner Shamp inquired how many additional years would the City gain with the
improvements. Director Hoerning stated the improvements will meet new water quality
standards, and would not increase the capacity.
Planning Commission Minutes of
July 13,2010
Page 4
Mr. Pat Ulberg, adjacent property owner, stated if the City would like to expand their
facilities there are neighboring lots near the proposed project that are available for sale.
Mr. Goldman stated there is pollution by Shell Chemical in the water. Ms. Hoerning
confirmed the pollution from Shell had nothing to do with the proposed project, and
would discuss the matter with the resident.
Chairman Foster closed the Public Hearing.
MOTION
It was moved by Commissioner Dyer, seconded by Commissioner James, and carried
on a 7-0 vote that the Planning Commission approve the Mitigated Negative Declaration
for Conditional Use Permit No. 968 and direct staff to file and post a `Notice of
Determination' in accordance with City guidelines.
MOTION
It was moved by Commissioner Dyer, seconded by Commissioner James, and carried
on a 7-0 vote that the Planning Commission approve Conditional Use Permit No. 968
based on the following findings, and subject to the attached Conditions of Approval:
1. The proposed development will not adversely affect the applicable land use plans
of the City because it is consistent with Policy 8.20d of the Health and Safety
Element of the General Plan as it will allow the City to continue to provide high
quality water to its residents and because the facility is a permitted use in the M-1
(Light Industrial) and M-2 (General Industrial) Districts, subject to approval of a
Conditional Use Permit.
2. The proposed development will not be detrimental to the public health, safety,
and welfare because the improvements will be a minimum of 400 feet from the
nearest structure, will not produce odor or increase noise levels, will meet all
applicable development standards of the M-1 (Light Industrial) and M-2 (General
Industrial) Districts as conditioned, and will be converting the facility to the use of
bleach in place of chlorine gas which is far less toxic.
3. The proposed development complies with the regulations of the City's General
Plan, the applicable development standards of the M-1 (Light Industrial District)
and M-2 (General Industrial) District because all improvements meet the
requirements for setbacks as they are located adjacent to the side and rear
property lines and no setback is required and the site allows for 50% coverage
and the project will contain less than 5% coverage upon completion.
4. The project is appropriate at the proposed location because the site contains and
existing water treatment facility and the expansion will not change the operations
onsite and the facility is located on an 8 acre parcel with all equipment setback a
minimum of 400 feet from the nearest adjacent facility and is located within an
industrial area adjacent to a light industrial complex and uses which contains
uses of similar intensity.
Planning Commission Minutes of
July 13,2010
Page 5
C. CITY OF REDLANDS, APPLICANT
(PROJECT PLANNER: MANUEL BAEZA)
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.
969 to construct a 220 square foot storage building within an
existing water facility on 1.22 acres located at the northern
terminus of Agate Street, north of Salerno Avenue and west of
Anzio Avenue in the O (Open Land) District.
Principal Planner Manuel Baeza gave a PowerPoint presentation and overview of the
proposed project. Staff recommended approval of the project subject to the conditions
of approval.
Chairman Foster opened up the Public Hearing.
Mr. Pat Ulberg, adjacent property owner, stated if the City would like to expand their
facilities there are neighboring lots near the proposed project that are available for sale.
Mr. Ulberg inquired if the residents are in danger if there was a chlorine leak. Principal
Planner Baeza stated there is chlorine at the site currently; liquid chlorine is more
manageable.
Chairman Foster closed the Public Hearing.
MOTION
It was moved by Vice Chairman Miller, seconded by Commissioner Hudson, and carried
on a 7-0 vote that the Planning Commission find that Conditional Use Permit No. 969 is
categorically exempt under Section 15301 of the California Environmental Quality Act
(CEQA) Guidelines.
MOTION
It was moved by Vice Chairman Miller, seconded by Commissioner Hudson, and carried
on a 7-0 vote that the Planning Commission approve Conditional Use Permit No. 969,
subject to the following findings and subject to the attached Conditions of Approval:
1. The proposed storage building at this location will not adversely affect the
applicable land use plans of the City because it is an ancillary structure intended
to support operations of the existing water reservoir facility which is a
conditionally permitted use in the O (Open Land) District;
2. The proposed storage building for the water reservoir facility will not be
detrimental to the public health, safety and welfare because the building is
intended to provide for the safe, indoor storage of chemicals associated with the
water reservoir facility and will be constructed to meet all state and federal
requirements, it proposes no significant change to the activities already taking
place at the facility, and it will meet the applicable development standards of the
O (Open Land) District as conditioned;
Planning Commission Minutes of
July 13,2010
Page 6
3. The proposed storage building for the water reservoir facility will comply with the
regulations of the City's General Plan, the applicable zoning district and the City's
development standards; because it is consistent with the General Plan Policies
applicable to the provision of domestic water service provided by the City of
Redlands, and because public utility facilities are allowed with a Conditional Use
Permit in the O (Open Land) District. In addition, conditions of approval have
been applied to the project to ensure that development standards of the O (Open
Land) District are met;
4. The proposed storage building is appropriate at the proposed location in that it
would support a water reservoir facility that is the primary use of the subject site
and has been in existence for over 40 years and would not change current
activities taking place at the site.
V. ADDENDA - None
VI. MINUTES
A. Minutes of May 11, 2010
It was moved by Commissioner James, seconded by Commissioner Shamp and carried
on a 7-0 vote that the Planning Commission approve the minutes of May 11, 2010.
B. Minutes of May 25, 2010
It was moved by Commissioner James, seconded by Commissioner Shamp and carried
on a 7-0 vote that the Planning Commission approve the minutes of May 25, 2010.
C. Minutes of June 8, 2010
It was moved by Commissioner Guzkowski, seconded by Commissioner James and
carried on a 7-0 vote that the Planning Commission approve the minutes of June 8,
2010.
VII. LAND USE AND CITY COUNCIL ACTIONS OF JUNE 15, 2010 AND JULY 6,
2010.
Chairman Foster inquired if there were City Council actions to report for June 15, 2010,
and July 6, 2010.
Assistant Director Dalquest stated there were three (3) reportable actions for the June
15, 2010 City Council meeting. Staff had provided the City Council with findings to
approve Conditional Use Permit 53 Revision No. 3, (Westside Christian School) and the
project was approved. The Alan Ronska project for (General Plan Amendment No. 125
and Zone Change No. 438) for an existing office project was approved by the City
Council. Anderson West, LLC (Sign Conditional Use Permit No. 2, Revision No. 1) was
approved for the Tri City sign.
Planning Commission Minutes of
July 13,2010
Page 7
Assistant Director Dalquest stated there were two (2) reportable actions for the July 6,
2010 City Council meeting. The Loma Linda University Behavioral Medical Center
(Ordinance Text Amendment No. 326) amending the sign code to allow a freestanding
sign fronting on two (2) streets was approved by the City Council. Lorin Grow
(Ordinance Text Amendment No. 327) to allow pet boarding was approved by the City
Council with some revisions; the pet boarding area was reduced from thirty-three (33)
percent to twenty-five (25) percent, with a limit of no more than one thousand square
feet maximum. The applicant requested her contact information not be displayed on the
window. The City Council agreed to let the applicant display her contact information
inside of the building, and to have it on file at the Police Department.
Chairman Foster stated Commissioner Hudson was installed as the Chairperson of the
Fontana Chamber of Commerce, and extended his congratulations.
Commissioner Guzkowski stated he will be out of town for the August 10, 2010 meeting.
VIII. ADJOURN TO AUGUST 10, 2010
Chairman Foster adjourned the meeting at 2:55 p.m. to the August 10, 2010 meeting.
Linda McCasland Robert Dalquest
Senior Administrative Technician Assistant Development Services Director
Planning Commission Minutes of
July 13,2010
Page 8