Loading...
HomeMy WebLinkAboutPlanning Commission Minutes 1-11-11_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, January 11, 2011, at 2:00 p.m. are as follows: PRESENT: Gary Miller, Interim Chairman John James, Interim Vice Chairman Carol Dyer, Commissioner Conrad Guzkowski, Commissioner Jan Hudson, Commissioner Eric Shamp, Commissioner ADVISORY STAFF Dan McHugh, City Attorney PRESENT: Robert Dalquest, Assistant Development Services Director Manuel Baeza, Principal Planner Tabitha Kevari, Associate Planner I. CALL TO ORDER AND PUBLIC COMMENT PERIOD - 3 MINUTES Interim Chairman Miller called the meeting to order, and opened up the Public Comment period. All members were present. Dr. Denise Whisler came forward to address the Commission. Dr. Whisler stated in 2004 the City Council promised that the Planning Commission would add a Traffic Calming Committee to improve safe routes to schools. Dr. Whisler expressed her interest to chair the committee. There were no other Public Comments and the Public Comment period was closed. A. Election of Planning Commission Chairman and Vice Chairman. The election of the Planning Commission Chairman and Vice Chairman was tabled until the new Commissioner is assigned. II. CONSENT ITEM — None III. OLD BUSINESS A. PANGAHAMO MATERIALS INC., APPLICANT (PROJECT PLANNER: TABITHA KEVARI) 1. Consideration of a Mitigated Negative Declaration. 2. PUBLIC HEARING to consider Conditional Use Permit No. 699 to operate a recycling operation for waste concrete, asphalt and rock for the production of road base on a 13.45 acre site located west of Texas Street and south of the Santa Ana River in the EV/SRP (Science Research Park) District of the East Valley Corridor Specific Plan and the O (Open Land) District. Associate Planner Tabitha Kevari gave a PowerPoint presentation and overview of the proposed project. Staff recommended approval of Conditional Use Permit No. 699 subject to conditions of approval. Planning Commission Minutes of January 11,2011 Page 1 Commissioner Dyer inquired if there was a Closure Plan. Associate Planner Kevari stated Condition of Approval No. 21 requires a Closure Plan submitted 180 days prior to the termination of the facility. Commissioner Dyer requested clarification on the typical requirements for this type of use, and if a bond is a requirement. Assistant Director Robert Dalquest stated a Closure Plan is a requirement of the Surface Mining Reclamation Act and staff thought it appropriate to add the Closure Permit as a condition to return the property to its natural setting when terminating. The site is not subject to the SMARNA ordinance or a bond because the applicant is not doing any surface mining. Interim Chairman Miller opened up the Public Hearing. Mr. Pat Meyer, representative, gave the Commission an overview of the proposed project. Mr. Meyer stated they concur with the conditions, and are available for any questions. Mr. David Stinson, resident, inquired what ESRI means to the Commission. Interim Chairman Miller closed the Public Hearing. Commissioner Guzkowski thanked staff and the applicant for their diligence, presentation, and background on the proposed site. Commissioner Guzkowski addressed Mr. Stinson's question. Commissioner Guzkowski stated ESRI is a large employer, and ESRI is active in the community which can affect recycling, and they are beneficial to the economic and community development of the City. Commissioner Guzkowski confirmed his support of the proposed project. MOTION It was moved by Interim Vice Chairman James, seconded by Commissioner Hudson and carried on a 6-0 vote that the Planning Commission approve the Mitigated Negative Declaration for Conditional Use Permit No. 699 and direct staff to file and post a "Notice of Determination" in accordance with City guidelines. MOTION It was moved by Interim Vice Chairman James, seconded by Commissioner Hudson and carried on a 6-0 vote that the Planning Commission approve Conditional Use Permit No. 699 based on the following findings, and subject to the attached conditions of approval: 1. That the proposed development will not adversely affect the applicable land use plans of the City; the project is a conditionally permitted use within the Science Research Park of the East Valley Corridor Specific Plan and is consistent with the policies of the General Plan and zoning of the project site; 2. That the proposed development will not be detrimental to the public health, safety and welfare; the project's operational characteristics have been conditioned herein to address all concerns of potential impacts to the surrounding properties; Planning Commission Minutes of January 11,2011 Page 2 3. That the proposed development will comply to the maximum extent feasible with the regulations of the City's General Plan, the applicable zoning district and the City's development standards; the proposed site is adequate in size to accommodate the use as well as adhere to all the development standards, including minimum lot area. In addition, conditions of approval have been applied to the project to ensure that it is consistent with the City's General Plan and zoning; 4. The project is appropriate at the proposed location because it is located atop the Santa Ana River bluff and within the Wash. This area is within a designated Mineral Resource Zone and is the most appropriate site for this type of facility. The project is consistent with the general plan and zoning of the site and is not immediately adjacent to any residential uses. The site is already disturbed and includes a grade difference of approximately forty (40) feet which provides a natural buffer to surrounding uses for potential noise and aesthetics impacts. In addition, it is compatible with its surrounding uses such as an existing citrus grove to the south and natural open space areas (Santa Ana River Wash area) and mining operations to the north. B. MICHAEL PURIC, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) 1. Consideration of a Notice of Exemption pursuant to Section 15061(B)(3) of the California Environmental Quality Act Guidelines. 2. PUBLIC HEARING to consider Variance No. 761 from Section 18.40.110 of the Redlands Municipal Code to exceed the thirty five (35) feet maximum building height requirement in the R-S (Suburban Residential) District by one foot, nine inches (1'9") located at 261 E. Crescent Avenue. Principal Planner Manuel Baeza gave a PowerPoint presentation and overview of the proposed project. Staff recommended approval of Variance No. 761 subject to the findings and conditions of approval. Interim Vice Chairman James shared some pictures of the home prior to the fire, with the Commission. Commissioner Dyer requested clarification when the fire occurred, and if the property was used as a rental. Interim Chairman Miller opened up the Public Hearing. Mr. Paul Welsh, representative, gave a brief presentation of the proposed project. Mr. Welsh stated the applicant intended to rebuild the home to its original condition; prior to the fire. Mr. Welsh confirmed the home had only been occupied by its owners. Interim Chairman Miller stated the design of the home and the plans had inconsistencies in regards to; the lap siding, and the pitch of the roof and fascia. There was discussion on the inconsistencies. Planning Commission Minutes of January 11,2011 Page 3 Mr. Michael Puric, homeowner, stated they plan to replicate the homes design prior to the fire. Interim Chairman Miller recommended additional conditions of approval as follows: The plans will be modified to match the design of the home prior to the fire, based on photographs. Mr. Puric agreed to the additional condition of approval. Mr. Stinson stated he had confidence with Mr. Puric's ability to reconstruct the home. Mr. Stinson expressed concern on the surrounding infrastructure of the area, and requested an upgrade. Mr. Stinson requested stop signs installed at the intersections of Rosette Street and E. Crescent Avenue, Elm Street and E. Crescent Avenue, and York Street and E. Crescent Avenue to protect the citizens in the neighborhood. Principal Planner Baeza read Condition of Approval No. 8 as follows: 8. Plans submitted for the reconstruction of the home shall be modified to match pictures of the home taken before the fire subject to review and approval by planning staff and prior to issuance of a building permit. Commissioner Guzkowski inquired if the applicant would be subject to new impact fees. Principal Planner Baeza stated the applicant would not be subject to any new impact fees. Engineering Manager Don Young stated because the applicant is reconstructing an existing home and are not changing the size of the home, the applicant would not have additional impact fees. Engineering Manager Young said during the building permit review process the septic system would be evaluated. Commissioner Dyer wanted to ensure that Mr. Stinson's concerns are addressed. Engineering Manager Young stated that he will assist Mr. Stinson. Commissioner James confirmed his support of the proposed project with the conditions of approval. Commissioner Shamp recommended the City Council consider amending the fifty percent benchmark on the ordinance as long as the property owner planned on rebuilding the structure as previously constructed. Interim Chairman Miller said the arch indicates stucco and stated siding would be a better choice for the Queen Anne style. Interim Chairman Miller re-opened the Public Hearing. Mr. Puric concurred. Interim Chairman Miller closed the Public Hearing. MOTION It was moved by Commissioner Dyer, seconded by Interim Vice Chairman James and carried on a 6-0 vote that the Planning Commission determine that Variance No. 761 is categorically exempt from the California Environmental Quality Act, pursuant to Section 15302 of the CEQA Guidelines. Planning Commission Minutes of January 11,2011 Page 4 MOTION It was moved by Commissioner Dyer, seconded by Interim Vice Chairman James and carried on a 6-0 vote that the Planning Commission approve Variance No. 761 subject to the following findings and attached conditions of approval: A. There is an exceptional or extraordinary condition applicable to the property in that the site contains a 10% slope and a thirteen (13) foot grade differential between the north and south property, minimizing the buildable area of the site. Further, the project contains an existing structure significantly damaged by fire and a redesign of this structure to comply with the Zoning Ordinance would require significant reconfiguration and represents a significant undue hardship. B. The variance is necessary for the preservation and enjoyment of a substantial property right possessed by other properties in the same vicinity and zone district, but which is denied to the property in question as it is similar to properties in the immediate vicinity that exceed the maximum number of stories including homes located at 417 Highland Avenue, 380 West Highland Avenue, 52 Summit Avenue and 120 East Palm Avenue. C. The granting of the variance will not be detrimental to the public welfare or injurious to the property or improvements of others in the vicinity as the home has been designed to scale appropriately relative to its surroundings with the first floor being partially subterranean and the third floor and loft largely contained under the roof. D. The granting of the variance will not adversely affect the General Plan of the City of Redlands as the Land Use Designation of Low Density Residential will not be affected and the use will remain residential. In addition, the variance will allow implementation of a number of policies in the Design Element of the General Plan that relate to preservation and retention of the City's historic structures. IV. NEW BUSINESS A. PEACE ACADEMY, 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. 976 to establish a day care center for more than thirteen (13) children and a religious educational facility in an existing building located at 609 Amigos Drive in the EV/IC (Commercial Industrial) District of the East Valley Corridor Specific Plan. Principal Planner Baeza gave a PowerPoint presentation and overview of the proposed project. Staff recommended approval of Conditional Use Permit No. 976 subject to conditions of approval. Commissioner Guzkowski requested clarification when the outdoor play area would be triggered, and if the approvals from the City would limit the state requirements. Principal Planner Baeza stated the outdoor play area is a state requirement and the City requirements and approval would not interfere with the state requirements. Planning Commission Minutes of January 11,2011 Page 5 Interim Chairman Miller expressed concern on the lack of an outdoor play area. Principal Planner Baeza stated once the proposed project is approved, the outdoor play area would be submitted for review. Interim Chairman Miller opened up the Public Hearing. Mr. Mark Stanson, representative, stated he was available for questions. Commissioner Dyer inquired if the representative knew what the state required. Mr. Stanson stated the daycare is mandated by the state. Ms. Vicky Hargrave, resident, recommended the commission postpone their decision on the proposed project. Islam has Social, financial, political, and religious components involved, and encouraged the Commission to research the Islam beliefs before moving forward with the proposal. Mr. Stanson stated the daycare center is for the care of the teacher's children. Commissioner Guzkowski inquired if the daycare would be open in the evening. Principal Planner Baeza stated the table indicated no later than 6 p.m. The condition of approval states the applicant must follow the table. Commissioner Hudson inquired if there is flexibility on the hours of operation. Principal Planner Baeza stated there is no flexibility, the condition of approval states they must follow the table. Interim Chairman Miller closed the Public Hearing. The Commissioner's stated they were in support of the proposed project. Commissioner Shamp addressed Ms. Hargrave's comments and stated when we deny Americans their rights based on what we think, as opposed to their actions, then we have lost touch with the fundamental rule of law that supports our democracy. MOTION It was moved by Commissioner Guzkowski, seconded by Commissioner Dyer and carried on a 6-0 vote that the Planning Commission determine that Conditional Use Permit No. 976 is exempt from the California Environmental Quality Act Guidelines pursuant to Section 15301. MOTION It was moved by Commissioner Guzkowski, seconded by Commissioner Dyer and carried on a 6-0 vote that the Planning Commission approve Conditional Use Permit No. 976 based on the following findings, and subject to the attached Conditions of Approval: 1. The proposed day care center and religious education facility will not adversely affect the applicable land use plans of the City as the project would be consistent with General Plan Policy 10.30e of facilitating the development of day care facilities and would also further the goal of locating day care centers in areas of Planning Commission Minutes of January 11,2011 Page 6 the community where service is not provided as no day care facility currently exists in this immediate area (General Plan Policy 10.30h). 2. The proposed day care center and religious educational facility will not be detrimental to the public health, safety and welfare. There is adequate parking to support uses found in the building. In addition, the facility proposes only minor changes to the building and will operate primarily during off-peak hours reducing impacts to traffic circulation in the vicinity. 3. The proposed day care center and religious education facility will comply with the regulations of the City's General Plan, the applicable land use district and the City's development standards. The project would be consistent with General Plan Policy 10.30e of facilitating the development of day care facilities and would also further the goal of locating day care centers in areas of the community where service is not provided as no day care facility currently exists in this immediate area (General Plan Policy 10.30h). In addition, the building footprint will remain the same and will continue to meet City development standards for setbacks, floor area ratio, and parking. 4. The project is appropriate at the proposed location because it will not interfere with existing nearby businesses and will operate primarily during off peak hours reducing impacts to traffic circulation. In addition the site contains adequate parking facilities to accommodate the proposed uses. B. JOE PEDERSEN, APPLICANT (PROJECT PLANNER: TABITHA KEVARI) 1. Consideration of a Notice of Exemption pursuant to Section 15301 of the California Environmental Quality Act Guidelines. 2. PUBLIC HEARING to consider Conditional Use Permit No. 977 to establish a Motorcycle repair shop within a 2,000 square foot tenant space in a commercial development located at 1200 Arizona Street within the EV/CG (General Commercial) District of the East Valley Corridor Specific Plan. Associate Planner Tabitha Kevari gave a PowerPoint presentation and overview of the proposed project. Staff recommended approval of Conditional Use Permit No. 977 subject to conditions of approval. Commissioner Dyer inquired if the proposed use was permitted in the M-1, M-2 or Industrial zone. Assistant Director Dalquest stated he would need to review the Municipal Code to verify. Interim Chairman Miller opened up the Public Hearing. Mr. Joe Pedersen, applicant, stated he was available for any questions. Interim Chairman Miller closed the Public Hearing. MOTION It was moved by Commissioner Shamp, seconded by Interim Vice Chairman James and carried on a 6-0 vote that the Planning Commission determine that Conditional Use Planning Commission Minutes of January 11,2011 Page 7 Permit No. 977 is exempt from the California Environmental Quality Act pursuant to Section 15301 of the CEQA Guidelines. MOTION It was moved by Commissioner Shamp, seconded by Interim Vice Chairman James and carried on a 6-0 vote that the Planning Commission approve Conditional Use Permit No. 977 subject to the following findings, and attached conditions of approval: 1. The proposed motorcycle repair shop will not adversely affect the applicable land use plans of the City because it is a permitted use in the General Commercial District of the East Valley Corridor Specific Plan subject to approval of a Conditional Use Permit, and is consistent with General Plan Policy 4.62ff in that the use is compatible with surrounding uses in the vicinity 2. The proposed motorcycle repair shop will not be detrimental to the public health, safety and welfare because the proposed use will be conducted completely indoors, it will meet all applicable development standards of the zone, and the existing complex has sufficient parking to meet the required parking demand for this use. 3. The proposed motorcycle repair shop will comply with the regulations of the City's General Plan, the applicable zoning district and the City's development standards because the proposed project is consistent with the General Plan designation of Commercial and zoning designation of General Commercial District of the East Valley Corridor Specific Plan. In addition the proposed use will comply with the regulations of the City's development standards because the existing building and site are adequate in size to accommodate the proposed use. 4. The motorcycle repair shop is appropriate at the proposed location in that the complex has sufficient parking to meet the demand of the project, the use will be conducted completely indoors, and the use is compatible with surrounding uses within the vicinity. V. ADDENDA A. NONE VI. MINUTES A. December 14, 2010 MOTION It was moved by Commissioner Dyer, seconded by Commission Shamp and carried on a 6-0 vote that the Planning Commission approve the minutes of December 14, 2010. VII. LAND USE AND CITY COUNCIL ACTIONS OF DECEMBER 21, 2010 AND JANUARY 4, 2011. Planning Commission Minutes of January 11,2011 Page 8 Interim Chairman Miller inquired if there were City Council actions to report for December 21, 2010 and January 4, 2011. Assistant Director Dalquest stated there were no reportable actions. ADJOURN TO FEBRUARY 8, 2011 Interim Chairman Miller adjourned the meeting at 3:30 p.m. to the February 8, 2011 meeting. Linda McCasland Robert D. Dalquest, AICP Senior Administrative Technician Assistant Development Services Director Planning Commission Minutes of January 11,2011 Page 9