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HomeMy WebLinkAboutPlanning Commission Minutes 5-24-11_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, May 24 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 Julie Rock, Commissioner ADVISORY STAFF Oscar Orci, Development Services Director PRESENT: Robert Dalquest, Assistant Development Services Director I. CALL TO ORDER AND PUBLIC COMMENT PERIOD - 3 MINUTES Chairman Miller called the meeting to order, and opened up the Public Comment period. All members were present with the exception of Commissioner Shamp who was excused due to a conflict of interest. Chairman Miller closed the Public Comment period. Commissioner Rock recused herself due to a conflict of interest. 11. A. Planning Commission Workshop Assistant Development Services Director Robert Dalquest gave a brief overview of the key policy issues regarding the Draft Revised Downtown Specific Plan. Commissioner Guzkowski requested clarification on the two (2) vacant parcels in the Regulating Plan and their appropriate designations. Assistant Director Dalquest stated the current zoning is Administrative and Professional Office District. Chairman Miller opened the workshop for public comments and called Mr. Dennis Bell forward to address the Commission. Mr. Bell, resident, expressed concern on the Draft Revised Downtown Specific Plan. Mr. Bell stated the plan is not viable and inquired who would rent a space downtown for two thousand dollars or buy a five thousand dollar condominium. Mr. Bell requested the Packing House be included in the plan and stated standards are important and necessary but have become an economic noose around the City. Chairman Miller called Mr. Dick Burkhart forward to address the Commission. Mr. Burkhart, business owner, confirmed his opposition to the Draft Revised Downtown Specific Plan relative to the designation being applied to the existing Service Commercial District for the area east of Sixth Street and north of the Zanja. Mr. Burkhart stated there are signed Disposition and Development Agreements with the City of Redlands. The agreement states that they can not unilaterally change the uses and zoning. Mr. Burkhart expressed concern relative to the new residential in the area for the following reasons; pollution from the 1-10 freeway and the railroad, the area is in a flood plain, and the high frequency lines from Southern California Edison. Mr. Burkhart recommended the City not move forward with the plan as proposed for this area. Mr. Burkhart submitted a letter with signatures of property owners who were in opposition to the Draft Revised Downtown Specific Plan. Mr. Burkhart's letter is on file in the Development Services Department under Planning Commission Staff Report's and Minutes 5.24.11. Planning Commission Minutes of May 24,2011 Page 1 Chairman Miller requested clarification how the proposed light rail will affect his neighborhood. Mr. Burkhart stated he is not opposed to the proposed light rail. Mr. Burkhart expressed concern with potential issues in the pocket parks, after hours. Chairman Miller called Ms. Pam Aday forward to address the Commission. Ms. Aday, business owner, expressed concern on the Draft Revised Downtown Specific Plan. Ms. Aday said the City has an agreement with the property owners which states that no amendment will change the uses or zoning without the prior written approval of the owners. Ms. Aday read sections of the agreement. Ms. Aday inquired if the Commission would want their children in a flood plain and exposed to unhealthy conditions from the freeway, and light rail. The draft would consider her business as nonconforming and inquired how will she get renters or sell their business. Ms. Aday inquired what good is an agreement if the City is going to change the zoning and requested an answer. Chairman Miller stated the Commission addresses land use and can not comment on a legal issue between the City and the property owners. Ms. Aday expressed concern for the proposed residential and recommended addressing the power plant as well as the pollution from the 1-10 freeway. Commissioner Guzkowski inquired if the Town Center District is consistent with Ms. Aday's property. Ms. Aday stated under the new plan the shoe repair will be conforming, not under the current plan. Chairman Miller inquired if there was anyone else that would like to address the Commission. Mr. Bill Cunningham, Redlands Association, expressed concern with the proposal, and stated Redlands lost a number of viable businesses in the mid eighties. Mr. Cunningham said if the Foothill Packing House relocates the citrus industry will die, and will submit a letter of opposition to the proposed project. Assistant Director Dalquest stated the Foothill Packing House is a permitted use in the Draft Specific Plan. Chairman Miller closed the workshop for Commission comments. Commissioner Dyer requested clarification on the Sub-Committee's and their members. Chairman Miller stated the Downtown Specific Plan Sub-Committee members included; Chairman Miller, Vice Chairman James and Commissioner Hudson. There were Sub- Committee's for Expediting Development Process, and the General Plan Approach. Chairman Miller stated the items could be discussed if agenized. Commissioner Dyer stated the business owner's comments regarding residential in the area are valid. There are two pockets of residential in the area that should be considered non-conforming. The Environmental Impact Report does not recommend residential within 500 feet of the Interstate 10 Freeway in this area. Commissioner Dyer recommended a designation of Service Commercial for the area. Assistant Director Dalquest stated the existing Service Commercial District does allow residential use, and the existing residential is conforming. Commissioner Dyer stated the Neighborhood designation indicates that residential use is encouraged. Assistant Director Dalquest concurred. Vice Chairman James stated he concurred with Commissioner Dyer's comments. Vice Chairman James stated the Commission has denied residential development that was within 500 feet of the freeway. Vice Chairman James recommended the designation continue as Service Commercial, and to revise the definitions to make the area Planning Commission Minutes of May 24,2011 Page 2 conforming. Part of the area is in the Transit Oriented Development Plan, and the City may want to consider mixed uses, with residential on the upper level. Vice Chairman James stated a better location may be to the south or to the west near the Metro Link station or the proposed Bicycle Path. Vice Chairman James recommended maintaining the Service Commercial District and to extend the Town Center District easterly to 7th Street. Commissioner Guzkowski confirmed his agreement with proposed alternative B. Commissioner Guzkowski recommended extending the Town Center District designation to the properties between 6th Street and 7th Street; as well as the two lots on 10th Street in Neighborhood II to be included in the Corridor 3 East district. Chairman Miller asked when the business owner's could get answers to their questions and concerns regarding the Development Agreement with the Redevelopment Agency. Assistant Director Dalquest stated the City Attorney is reviewing the property owner's DDA and should be able to give the property owner's an update within two weeks. Chairman Miller inquired how the proposed residential is beneficial to the area. Assistant Director Dalquest stated the intent of the Neighborhood District is to provide a transitional area between the core of the Downtown and the perimeter areas, as well as to preserve the neighborhoods in the area. It will allow office and small retail uses to coexist with residential areas. Vice Chairman Miller requested clarification on the reasons the City is proposing to revise the Downtown Specific Plan. Assistant Director Dalquest stated the City received a Park Once Grant to install a public parking structure for the downtown. Phase 1 of this grant included conceptual master planning. The master plan was looking at a number of components which included; location for public parking structures, best location for a transit station, a feasible development program for the downtown, location of open space pocket parks, a new City Hall location, and appropriate building types in the downtown. There was a master plan workshop along with stakeholder interviews. The Master Plan was completed in 2005. Phase II takes the concepts of the Master Plan and turns it into a regulating document. In 2006, the Redevelopment Agency indicated they had funding to complete Phase 11. Chairman Miller recommended the City promote and encourage business. Chairman Miller stated there is a proposed light rail for the downtown area and the City needs to proactively guide the course in a positive way, it is good to consider mixed uses in anticipation of land use changes. Chairman Miller requested clarification on a project that had commercial on the ground floor and either condominiums or office on the third and fourth floor, located on Eureka Street and Pearl Avenue. Assistant Director Dalquest clarified the project had office on the third and fourth floor only. Commissioner Guzkowski requested clarification if staff is looking for definitive recommendations or dialog actions. Director Oscar Orci indicated that the purpose of these workshops was to solicit community dialog and feedback as well as provide general direction, which would then be scheduled for a public hearing at a later date. The intent is to bring back the item to the Planning Commission with a specific direction. Commissioner Guzkowski recommended the following; the properties south of the Zanja in Neighborhood II should remain with the exception of the two lots adjacent to Corridor 3 East. The properties north of the Zanja and east of 7th Street should remain as Service Commercial and the properties between 6th Street and 7th Street to the 1-10, should be changed to Town Center District. Commissioner Dyer agreed with Commissioner Guzkowski's comments except for the Town Center reference. Commissioner Dyer expressed concern with the building standards for the Town Center District as well as the designation for 6th Street and 7th Street. Commissioner Dyer is in support of the Transit Oriented Development but mentioned it may drive the downtown development into something unwanted. Planning Commission Minutes of May 24,2011 Page 3 Commissioner Dyer recommended the area between 6th Street, and 7th Street to be designated as Service Commercial. Chairman Miller stated the Commission's wishes are to preserve the conforming uses that currently exist. Chairman Miller re-opened the workshop for public comments. Ms. Aday stated 6th Street and High Avenue has a church which may require the installation of sidewalks; because they are in the Town Center District. Ms. Aday requested clarification on the purpose to evaluate the area periodically. Assistant Director Dalquest stated the plan for the downtown is for the long term, twenty years and beyond. To review the plan periodically gives the City the opportunity to review the plan as it progresses. Mr. Flanigan requested clarification how long an area can be designated. Assistant Director Dalquest stated the City can always reevaluate the plan at any time. Mr. Burkhart stated High Avenue and E. Stuart Avenue are unique to the community. It is difficult and expensive for small business owners to find lots to re-develop. Mr. Leonard Goldman, resident, stated he attended the SANBAG meeting at ESRI and they proposed to install a station at Tippecanoe and the University of Redlands. Mr. Goldman confirmed he was not aware of a station in downtown Redlands. Chairman Miller closed the workshop for public comments. Chairman Miller inquired if the Commission was in favor of Option B. Chairman Miller requested clarification on the increased residential density for the downtown area. Assistant Director Dalquest stated the downtown area is allowed to have mixed use at a high density level which is 27 per gross acre, and state law would allow 25% density bonus which would increase it to approximately 33 dwelling units per gross acre. Chairman Miller inquired if Commissioner Dyer was comfortable with the increased density. Commissioner Dyer requested further analysis and expressed concern that the City is moving forward in order to receive federal funding. Chairman Miller requested examples of higher density neighborhoods in order to compare. Vice Chairman James stated the Town Center District and Service Commercial District makes the uses conforming and he confirmed his support. Chairman Miller confirmed it was the consensus of the Commission. III. ADJOURN TO JUNE 14, 2011 Chairman Miller adjourned the meeting at 3:20 p.m. to the June 14, 2011 meeting. Linda McCasland Oscar Orci Senior Administrative Technician Development Services Director Planning Commission Minutes of May 24,2011 Page 4