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HomeMy WebLinkAboutPlanning Commission Minutes 5-10-11_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, May 10, 2011, at 2:00 p.m. are as follows: PRESENT: Gary Miller, Chairman John James, Vice Chairman Carol Dyer, Commissioner Conrad Guzkowski, Commissioner Jan Hudson, Commissioner Eric Shamp, Commissioner ADVISORY STAFF Dan McHugh, City Attorney PRESENT: Oscar Orci, Development Services Director Robert Dalquest, Assistant Development Services Director Manuel Baeza, Principal Planner Sergio Madera, Associate Planner Tabitha Kevari, Associate Planner Chris Boatman, 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 with the exception of Commissioner Rock who was excused There were no Public Comments and the Public Comment period was closed. II. CONSENT ITEM A. HEEMSTRA SIGNS, APPLICANT (PROJECT PLANNER: TABITHA KEVARI) 1. Consideration of a Notice of Exemption pursuant to Section 15311(a) of the California Environmental Quality Act Guidelines. 2. Consideration of Commission Sign Review No. 384 to construct a twenty square foot monument sign that is four feet in height for Trinity Episcopal Church located at 419 S. 4t" Street within the T (Transitional) District. MOTION It was moved by Vice Chairman James, seconded by Commissioner Shamp and carried on a 6-0 vote (Commissioner Rock absent)to approve the Consent Calendar. OLD BUSINESS A. SAN BERNARDINO VALLEY MUNICIPAL WATER DISRICT, APPLICANT (PROJECT PLANNER: MANUEL BAEZA) 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. 979 to develop a 14,000 square foot warehouse and office building on approximately 3.84 acres located at 600 West San Bernardino Avenue in the O (Open Land) District. Principal Planner Manuel Baeza gave a PowerPoint presentation and overview of the proposed project. Staff recommended the item approved subject to the conditions of approval. Mr. Michael Burke, architect, gave a brief overview of the proposed project. Planning Commission Minutes of May 10,2011 Page 1 Commissioner Shamp stated he was absent at the last meeting but had reviewed the minutes and video of the meeting online. Commissioner Shamp inquired how much will it add to the project cost to raise the roof pitch. Mr. Burke stated the roof pitch re-design will increase the cost of the project by $35,000 to $40,000 dollars. Commissioner Shamp inquired how many rate payers are in the district. Mr. Burke deferred the question to Mr. Sam Fuller. Mr. Fuller stated the district has 600,000 tax payers in the district. Commissioner Shamp stated he would like to see the most inexpensive building in order to not shoulder the cost onto the tax payers. Commissioner Shamp expressed concern on the exterior lighting. Commissioner Shamp inquired if there were full cutoff lumineers. Mr. Burke stated they were advised to install the proposed lighting by the City in order to be more in line historically. Commissioner Dyer requested clarification on the roof materials, and the building height. Mr. Burke clarified the roof materials and stated the building height is twenty-five (25)feet. Vice Chairman James requested clarification on the colors proposed. Mr. Burke clarified the building colors, and materials. Commissioner Hudson expressed concern on the landscaping not adequately concealing the building from view. Commissioner Guzkowski concurred with the Commission's comments. Chairman Miller stated the Architectural Guidelines are not being met. Chairman Miller stated the building is devoid of articulation. A variety of materials could enhance the architecture like a window and pitched canopies as an added interest. Chairman Miller stated he would not support the proposed project unless there was more articulation to the building. Mr. Burke stated he is amiable to additional articulation of the building. Commissioner Shamp stated he would like to see the roof pitch dropped down to the original proposal, and to remove the coupula. Vice Chairman James stated the project meets the minimum for the Architectural Guidelines as proposed. Vice Chairman James stated he was in favor of the propose project. Commissioner Hudson recommended changing the roof pitch to the original proposal and to make more changes to the building to make it more aesthetically appealing. Mr. Burke stated he will add more articulation to the building. Commissioner Dyer stated the proposed project is a good compromise. Commissioner Guzkowski recommended additional conditions of approval. Mr. Burke concurred. Chairman Miller inquired if the Commission was in agreement with the proposed roof pitch. The Commission was in favor of the proposed roof pitch with the exception of Commissioner Shamp. MOTION It was moved by Vice Chairman James, seconded by Commissioner Dyer and carried on a 6-0 vote (Commissioner Rock absent) that the Planning Commission approve the Mitigated Negative Declaration for Conditional Use Permit No. 979 and direct staff to file and post a "Notice of Determination" in accordance with City guidelines. MOTION Planning Commission Minutes of May 10,2011 Page 2 It was moved by Vice Chairman James, seconded by Commissioner Dyer and carried on a 6-0 vote (Commissioner Rock absent) that the Planning Commission approve the Socio-Economic Cost Benefit Study for Conditional Use Permit No. 979. It is recommended that this project will not create unmitigable physical blight or overburden public services in the community, and no additional information or evaluation is needed." MOTION It was moved by Vice Chairman James, seconded by Commissioner Dyer and carried on a 6-0 vote (Commissioner Rock absent)that the Planning Commission approve Conditional Use Permit No. 979, subject to the following findings and subject to the attached Conditions of Approval: 1. The proposed warehouse at this location will not adversely affect the applicable land use plans of the City because the site and adjoining property already contains public utility facilities which includes an electrical substation, a water pump station and a City-owned and operated water storage facility immediately to the north. In addition the project is a conditionally permitted use in the O (Open Land) District. 2. The proposed warehouse will not be detrimental to the public health, safety and welfare because: the use of the building will not generate any new permanent environmental impacts and will be located on a property that already contains utility facilities; in addition it will be located at least 300 feet from the closest residence; and, proposes no significant change to activities already taking place on the subject site. In addition, the project will meet all applicable building standards and applicable development standards of the O (Open Land) District; 3. The proposed warehouse 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 applicable General Plan Policies referred to in the staff report, 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 warehouse is appropriate at the proposed location in that the site is already partially developed with other utility infrastructure, and is surrounded by City land that contains an above ground reservoir. Therefore it will be compatible with existing development. In addition the limited use of the facility isolated location should result in almost no impact on surrounding residential neighborhoods. This includes the added Condition of Approval No. 15 as follows; 15. The applicant shall include additional architectural elements such as roof overhangs, slanted window canopies, or window and door treatments to further resemble a packing house, subject to review and approval by the Development Services Director. IV. NEW BUSINESS A. REDLANDS UNIFIED SCHOOL DISTRICT, APPLICANT (PROJECT PLANNER: MANUEL BAEZA) 1. Consideration of a Mitigated Negative Declaration. 2. PUBLIC HEARING to consider Revision No. 1 to Conditional Use Permit No. 30 for the development of a CNG fueling facility at the Redlands Unified School District's bus yard located on the north side of Citrus Avenue, between University Street and Central Avenue in the E (Educational) District. Commissioner Dyer recused herself due to a conflict of interest. Planning Commission Minutes of May 10,2011 Page 3 Principal Planner Manuel Baeza gave a PowerPoint presentation and overview of the proposed project. Staff recommended the item approved subject to the conditions of approval. Chairman Miller opened the Public Hearing. Mr. Eric Potter, engineer, and Mr. Joe Segal, maintenance coordinator, stated they were available for questions. Chairman Miller closed the Public Hearing. MOTION It was moved by Commissioner Shamp, seconded by Commissioner Hudson and carried on a 5-0 vote (Commissioner Dyer recused and Commissioner Rock absent) that the Planning Commission approve the Negative Declaration for Revision No. 1 to Conditional Use Permit No. 30 and direct staff to file and post a "Notice of Determination" in accordance with City guidelines. MOTION It was moved by Commissioner Shamp, seconded by Commissioner Hudson and carried on a 5-0 vote (Commissioner Dyer recused and Commissioner Rock absent) that the Planning Commission approve Revision No. 1 to Conditional Use Permit No. 30, subject to the following findings and subject to the following findings and subject to the attached Conditions of Approval: 1. The proposed fueling facility at this location will not adversely affect the applicable land use plans of the City because the use will supplement operations of the existing bus yard facility which is a permitted use in the E (Educational) District, subject to approval of a Conditional Use Permit; 2. The proposed fueling facility use will not be detrimental to the public health, safety and welfare because it will be constructed to meet all state and federal requirements; no changes are proposed to activities already taking place at the facility, and it will meet the applicable development standards of the E (Educational) District; 3. The proposed fueling 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 General Plan Policies referred to in the staff report, and because yard facilities are allowed with a Conditional Use Permit in the E (Educational) District and the development standards of the E (Educational) District will be met; 4. The proposed fueling facility is appropriate at the proposed location in that it would support the existing bus yard facility and would not change current activities taking place at the site. B. COUNTY OF SAN BERNARDINO, DEPARTMENT OF PUBLIC HEALTH, APPLICANT (PROJECT PLANNER: SERGIO MADERA) 1. Consideration of a Notice of Exemption pursuant to Section 15301 of the California Environmental Quality Act Guidelines. 2. PUBLIC HEARING to consider Revision No. 1 to Conditional Use Permit No. 833 for the establishment of a professional office use containing the Women, Infants and Children's (WIC) Program operated by the County of San Bernardino within a 3,150 square foot tenant suite of an existing shopping center located at 800 East Lugonia Avenue in the C-2 (Neighborhood Convenience Center) District. Commissioner Dyer returned to the Planning Commission. Planning Commission Minutes of May 10,2011 Page 4 Chairman Miller recused himself due to a conflict of interest. Associate Planner Sergio Madera gave a PowerPoint presentation and overview of the proposed project. Staff recommended approval of Revision No. 1 to Conditional Use Permit No. 833 subject to conditions of approval. Vice Chairman James opened up the Public Hearing. Mr. Bernard Castro, County Real Estate Services, Ms. Betsy Kline Wick Program Manager, and Mr. Jeff Riga, Property Manager, stated they were available for any questions. Commissioner Dyer expressed concern on the path of travel from the bus stop through the parking lot and requested a safer path for the women and children. Mr. Riga discussed alternative path options. Commissioner Shamp inquired if there was room in the landscape buffer between the southern parking area, to run a public sidewalk. There was discussion on the parking lot configuration and the path of travel. Assistant Director Robert Dalquest stated the sign code allows unlimited directional signs; no larger than two square feet. Vice Chairman James closed the Public Hearing. MOTION It was moved by Commissioner Dyer, seconded by Commissioner Shamp and carried on a 5-0 vote (Chairman Miller recused and Commissioner Rock absent) that the Planning Commission determine that Revision No. 1 to Conditional Use Permit No. 833 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 Shamp and carried on a 5-0 vote (Chairman Miller recused and Commissioner Rock absent) that the Planning Commission approve Revision No. 1 to Conditional Use Permit No. 833 based on the following findings, and subject to the attached Conditions of Approval: 1. The proposed professional office will not adversely affect the applicable land use plans of the City as professional offices are a permitted use in the C-2 (Neighborhood Convenience Center) District, subject to approval of a Conditional Use Permit and the finding that business and professional offices do not become a major or predominant use within a given C-2 zoned area. With implementation of the project professional offices will occupy 8.5% of the gross floor area available at the project site, continuing to be an ancillary use and not the predominant use at the project site; 2. The proposed professional office will not be detrimental to the public health, safety and welfare because the project will comply with the applicable development standards of the zone. Adequate parking and circulation is available to accommodate the proposed office and the proposed use will have no impact on existing uses at the project site; 3. The proposed professional office complies with the regulations of the City's General Plan, the applicable zoning district and the City's development standards as the project is adequate in size to accommodate the use and the applicable development standards have been adhered to with respect to setbacks, and parking requirements for the proposed use. Professional offices are a conditionally permitted use and conditions of approval have been applied to the project to ensure that development standards are met. Additionally, the project is consistent with General Plan policy 10.50e which states Planning Commission Minutes of May 10,2011 Page 5 "Support the provision of nutrition services in the City". With implementation of the project office, uses will continue to be an ancillary use at the site comprise only 8.5% of the overall gross floor area; 4. The professional office is appropriate at the proposed location in that the use is permitted with a conditional use permit within the C-2 (Neighborhood Convenience Center) District and conditions of approval have been applied to the project to ensure that development standards are met. All the development standards required for a professional office in the C-2 District have been adhered to with respect to parking, circulation, limits on the hours of operation, and limitations on the amount of office permissible in the C-2 District. In addition, conditions of approval have been imposed on the project to ensure that the development standards are met. This includes the added Condition of Approval Numbers 12 and 13 as follows: 12. The applicant shall install an accessible path of travel from the Church Street right-of-way at the southerly property line. The parking stalls shall be reconfigured as necessary to accommodate the accessible path of travel that is ADA compliant while maintaining the minimal directional standards required by the Municipal Code. A plan depicting the path of travel and parking stall reconfiguration shall be submitted to the Planning Division and approved by the Building Official and all improvements completed prior to the final occupancy inspection for the tenant improvement. 13. The applicant shall install directional signs as necessary that informs the public of the location of the WIC office. Such directional signs shall be 2 square feet or less in area and shall clearly direct the public to the WIC office commencing at the bust stop along Lugonia Avenue, along the Church Street right-of-way, and to the WIC office. The directional signs shall clearly identify the path of travel outlined in Condition of Approval No. 12. The required directional signs shall be installed prior to final occupancy of the WIC office. C. RAY CROLL, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) 1. Consideration of a Notice of Exemption pursuant to Section 15311(a) of the California Environmental Quality Act Guidelines. 2. Consideration of Revision No. 1 to Commission Sign Review No. 26 to amend an approved Uniform Sign Program for a multiple building business park (Redlands Business Center) by allowing one wall-mounted center identification sign on the north elevation of a building located at 1235 Indiana Court in the EV/CG (General Commercial) District of the East Valley Corridor Specific Plan. Chairman Miller returned to the Planning Commission. Associate Planner Chris Boatman gave a PowerPoint presentation and overview of the proposed project. Staff recommended approval of Commission Sign Review No. 26 subject to conditions of approval. Chairman Miller opened up the Public Hearing. Mr. Dave Sebring, representative, stated he was available for any questions. Chairman Miller closed the Public Hearing. MOTION Planning Commission Minutes of May 10,2011 Page 6 It was moved by Commissioner Dyer, seconded by Vice Chairman James and carried on a 6-0 vote (Chairman Miller recused) that the Planning Commission found Revision No. 1 to Commission Sign Review No. 26 was exempt from the California Environmental Quality Act Guidelines pursuant to Section 15311(a). It was moved by Commissioner Dyer, seconded by Vice Chairman James and carried on a 6-0 vote (Commissioner Rock absent) that the Planning Commission approve Revision No. 1 to Commission Sign Review No. 26 subject to the attached Conditions of Approval. V. ADDENDA A. MCSHANE CORPORATION, APPLICANT (PROJECT PLANNER: SERGIO MADERA) Significant Project presentation to the Planning Commission by McShane Development Company for to develop of a 703,000 square foot warehouse distribution center on approximately 33.53 acres located at the southwest corner of San Bernardino Avenue and Almond Avenue in Concept Plan No. 1 of the East Valley Corridor Specific Plan. Associate Planner Sergio Madera gave a brief overview of the project and stated Mr. Pat Meyer will give a presentation on the project. Mr. Meyer gave a brief overview and PowerPoint presentation on the proposed project. Dr. John Husing gave a brief overview and PowerPoint presentation on the proposed project. Commissioner Guzkowski inquired if Dr. Husing's calculations for employment generated included trucking jobs. Dr. Husing stated if the company had trucker's working for them it would be included. Commissioner Guzkowski requested clarification how logistics contributes to the twenty seven percent of growth. Dr. Husing said the data is based on employment. Commissioner Guzkowski inquired what the impacts regarding land use verses logistics are. Dr. Husing stated if the impacts on logistics are considered regionally, it is the greatest job generator we have. Vice Chairman James recommended the proposed project be divisible for the changing markets. Vice Chairman James inquired what is Kaiser's development and growth plans for the future. Assistant Director Dalquest stated they are planning on a multiple level parking lot in conjunction with additional medical offices. Vice Chairman James requested clarification on the amount of people employed in the area. Assistant Director Dalquest stated there are approximately 2,000 to 3,000 people employed in the area. Commissioner Shamp inquired if photovoltaic is being accommodated with the proposed project and would it change Dr. Husing's calculations. Dr. Husing stated Edison has an initiative going on and roof tops are being leased for photovoltaic generation. Commissioner Shamp stated the building should be designed to accommodate the rooftop photovoltaic equipment. Assistant Director Dalquest stated Prologis owns a few buildings in the area and three of them have photovoltaic on the roof. They were able to use the existing roof structures to support the equipment. Chairman Miller inquired if we are precluding ourselves from being available for the next lucrative industry that may come along. Dr. Husing stated it goes in cycles for example; residential, retail, then the next cycle is warehousing, distribution and manufacturing, then the next cycle is office operations. The cycle may start again in another ten to twenty years from now. Chairman Miller inquired if there were any other questions. Mr. Meyer stated there are hundreds of acres available that are zoned for commercial/office uses. Mr. Meyer stated this is the last opportunity for a logistics use in the City. Planning Commission Minutes of May 10,2011 Page 7 VI. MINUTES A. April 12, 2011 MOTION It was moved by Vice Chairman James, seconded by Commission Hudson and carried on a 6-0 vote (Commissioner Shamp abstained) that the Planning Commission approve the minutes of April 12, 2011. VII. LAND USE AND CITY COUNCIL ACTIONS OF APRIL 19, 2011 AND MAY 3, 2011. Chairman Miller inquired if there were City Council actions to report for April 19, 2011 and May 3, 2011. Assistant Director Dalquest stated there were no reportable actions. ADJOURN TO MAY 24, 2011 Chairman Miller adjourned the meeting at 4:15 p.m. to the May 24, 2011 meeting. Linda McCasland Oscar Orci Senior Administrative Technician Development Services Director Planning Commission Minutes of May 10,2011 Page 8