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HomeMy WebLinkAboutPlanning Commission Minutes 6-14-11_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, June 14, 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 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 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. There were no Public Comments and the Public Comment period was closed. II. CONSENT ITEM A. None OLD BUSINESS A. None IV. NEW BUSINESS A. MCSHANE CORPORATION, APPLICANT (PROJECT PLANNER: SERGIO MADERA) 1. Consideration of a recommendation to the City Council on a Mitigated Negative Declaration. 2. PUBLIC HEARING to consider a recommendation to the City Council on a Socio-Economic Cost/Benefit Study. 3. PUBLIC HEARING to consider a recommendation to the City Council on Revision No. 6 to Concept Plan No. 1 to amend Section III(B)(2)(d) of the Commercial Industrial District to allow a large warehouse building in excess of 150,000 square feet by eliminating the 250 foot restriction from California Street and modifying the minimum parking requirement from one space per one thousand square feet of gross floor area to one space per two thousand square feet of gross floor. 3. PUBLIC HEARING to consider a recommendation to the City Council on Conditional Use Permit No. 984 to develop a 703,360 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 PowerPoint presentation and overview of the proposed project. Staff recommended the item be approved subject to the conditions of approval. Planning Commission Minutes of June 14,2011 Page 1 Commissioner Shamp requested clarification if the parking reduction was in anticipation of an automated warehouse use. Associated Planner Madera confirmed, and stated if the building use was something other than an automated warehouse use they would be required to provide the minimum parking required for that use. Commissioner Guzkowski inquired if the parcel to the east was entitled. Associate Planner Madera confirmed that it was currently going through the entitlement process. Chairman Miller opened up the Public Hearing. Mr. Pat Meyer, representative, gave a PowerPoint presentation and overview of the proposed project. Mr. Meyer stated the applicant is in agreement with the conditions of approval and is available for any questions. Commissioner Dyer inquired if McShane Corporation had a potential tenant for the building. Mr. Meyer stated they do not at this time. Commissioner Dyer requested clarification why the applicant chose to have a Point of Sale. Mr. Meyer stated the City encouraged developers to bring in high employment and Point of Sales into the City. Commissioner Shamp stated the representative made a statement that the site is the last available site to develop a warehouse like this proposed project. Mr. Meyer stated without extraordinary land use changes the proposed site would be the last one available. Commissioner Guzkowski inquired if the building could be divisible. Mr. Meyer confirmed. Commissioner Hudson inquired what some of the sustainable aspects that were available for the employees. Mr. Meyer stated Omnitrans has a route on San Bernardino Avenue. Chairman Miller requested clarification on the location of the light rail proposed. Assistant Director Robert Dalquest stated the Phase I of the light rail proposed a rail stop located at University of Redlands, downtown, New York Street and Tippecanoe Avenue. Mr. Meyer invited Dr. Husing to give his PowerPoint presentation and overview of the proposed project. Dr. Husing gave a PowerPoint presentation and overview of the proposed project. Commissioner Hudson asked how many employees are employed by Sketcher's. Dr. Husing stated the Sketchers building is fully automated and has one (1) employee per 18,000 square feet of building space. Commissioner Guzkowski inquired how many jobs will be at the proposed project once constructed. Dr. Husing stated the facility will have three-hundred (300) employees. Commissioner Shamp inquired if there is an economic cost associated with the truck traffic. Dr. Husing stated there is not much increase on the truck traffic. Chairman Miller closed the Public Hearing. Commissioner Guzkowski stated the General Plan Update's Report on Community Vision is to steer away from the large box format and to keep to a smaller scale design. Associate Planner Madera stated the current General Plan is from the mid 1990's and does not discourage warehouse distribution centers.. Commissioner Dyer requested clarification on the grading. Associate Planner Madera clarified the grading. Commissioner Dyer expressed concern with the landscaping on San Bernardino Avenue and Almond Avenue, and requested additional landscaping to conceal the tractor trailers and the building size. Commissioner Rock stated she concurred with Commissioner Dyer's comments regarding the Planning Commission Minutes of June 14,2011 Page 2 landscaping. Commissioner Rock recommended a broader tree umbrella in place of the Cypress trees. Commissioner Rock expressed concern with the lack of articulation on the building along California Avenue. Chairman Miller concurred with Commissioner Dyer's comments and re-opened the Public Hearing. Chairman Miller inquired if the applicant would be willing to add an additional row of trees along the detention basins. Mr. Meyer stated he would add an additional row of trees to the detention basins, and was willing to change the Cypress trees with an alternate tree. Commissioner Rock requested a variety and suggested some camphors, and jacarandas. Mr. Meyer concurred. Commissioner Rock stated there is little relief along the California frontage. Commissioner Rock requested more variation and requested clarification on the pop outs. Mr. Meyer stated there is 2-3 feet between the pop outs and the building. Commissioner Dyer requested to review the material board. Commissioner Dyer inquired if the proposed project was the largest building of its kind in the City. Mr. Meyer stated the AMB Building is almost twice its size, across the street. There was discussion on the building relief. Chairman Miller recommended increasing the width to three (3) feet minimum, and to increase the depth to a minimum of two (2) feet on the relief of the building. Chairman Miller requested more accentuation to the top of the building. Mr. Meyer concurred. MOTION It was moved by Commissioner Dyer, seconded by Vice Chairman James and carried on a 7-0 vote that the Planning Commission recommend approval to the City Council of the Mitigated Negative Declaration for Revision No. 6 to Concept Plan No. 1 and Conditional Use Permit No. 984. It was moved by Commissioner Dyer, seconded by Vice Chairman James and carried on a 7-0 vote that the Planning Commission approve the Socio-Economic Cost Benefit Study for Conditional Use Permit No. 984. 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. It was moved by Commissioner Dyer, seconded by Vice Chairman James and carried on a 7-0 vote that the Planning Commission approve Resolution No. 1213 and recommend that the City Council adopt Revision No. 6 to Concept Plan No. 1. It was moved by Commissioner Dyer, seconded by Vice Chairman James and carried on a 7-0 vote that the Planning Commission recommend approval of Conditional Use Permit No. 984 based on the following findings, and subject to the attached Conditions of Approval: 1. The proposed warehouse/distribution facility will not adversely affect the applicable land use plans of the City. The use is permitted in Concept Plan No. 1, subject to approval of a Conditional Use Permit; the site has a Commercial/Industrial designation; and the proposed facility is consistent with the predominant development pattern in the immediate vicinity. Similar development exists of the same size and scale to the north, east, and west of the project site. Specific examples include but are not limited to 1895 Marigold Avenue, 2300 W San Bernardino Avenue, 2301 W San Bernardino Avenue, and 2501 W San Bernardino Avenue; 2. The proposed warehouse/distribution facility will not be detrimental to the public health, safety and welfare because the project will comply with the applicable development standards of Concept Plan No. 1. Adequate parking and circulation is available to accommodate the warehouse-distribution facility and the proposed use will have no impact on existing uses surrounding the project site. The project has incorporated a quality design that provides the appearance of cluster of buildings rather than that of a monolithic structure, thereby minimizing any visual impact along California Street, landscaping has been provided to compliment the project's architecture and assist with Planning Commission Minutes of June 14,2011 Page 3 screening on-site activities, and adequate parking has been provided to support the proposed use; 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, as amended, have been adhered to with respect to setbacks, and parking requirements for the proposed use. Warehouse-distribution facilities 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 policies 4.62a, 4.621, 4.62m, 4.62ee, and 4.62ff; 4. The warehouse-distribution facility is appropriate at the proposed location in that the use is permitted with a conditional use permit within the Concept Plan No. 1 and conditions of approval have been applied to the project to ensure that the project's impacts are mitigated to less than significant levels. All the development standards required for a warehouse-distribution facility in the Concept Plan No. 1 have been adhered to with respect to parking, circulation, setbacks, and landscaping. In addition, conditions of approval have been imposed on the project to ensure that the development standards are met. This includes the addition of Condition of Approval No. 36 and 37 as follows: 36. The final landscape plan shall include an additional row of trees and shrubs on the interior of project site along the perimeter of the trailer parking areas along both the Almond Avenue and San Bernardino Avenue frontages and the Italian Cypress shall be substituted with an acceptable tree species. 37. The final architectural drawings shall incorporate articulation of at least 2 feet in the vertical plane at the portions of the east elevation that have incorporated the blue reflective glazing. Articulation of at least 2 - 3 feet in depth shall be incorporated in the horizontal plane. B. ROBERT JOHNSON, APPLICANT (PROJECT PLANNER: MANUEL BAEZA) 1. Consideration of a Notice of Exemption pursuant to Section 15305 of the California Environmental Quality Act Guidelines. 2. PUBLIC HEARING to consider Variance No. 762 to allow a twenty (20) foot reduction in the required twenty five (25) foot street setback, pursuant to Section 18.32.090 of the Redlands Municipal Code, for a proposed three car garage located at 1701 Rossmont Drive in the R-A (Residential Estate) 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. Chairman Miller opened the Public Hearing. Mr. Ron Garrett, representative, stated they are available for any questions. Commissioner Guzkowski stated his residence is approximately one mile away from the proposed variance. Commissioner Dyer stated originally she had concerns with the garage proximity to the street; after visiting the site the road is very small and traffic is slow moving. Commissioner Dyer confirmed her support of the proposed variance. Planning Commission Minutes of June 14,2011 Page 4 Commissioner Rock stated she had similar concerns as Commissioner Dyer brought up. Commissioner Rock recommended an added condition of approval to prohibit parking in the driveway area. Chairman Miller re-opened the Public Hearing. Mr. Garrett stated there will not be much traffic to and from the site and confirmed he was agreeable to the added condition of approval. MOTION It was moved by Vice Chairman James, seconded by Commissioner Hudson and carried on a 7-0 vote that the Planning Commission determine that Variance No. 762 is categorically exempt from the California Environmental Quality Act, under a Class 5(a) Categorical Exemption of Minor Alterations in Land Use Limitations. It was moved by Vice Chairman James, seconded by Commissioner Hudson and carried on a 7-0 vote that the Planning Commission approve Variance No. 762 subject to the following findings and attached conditions of approval: 1. There are exceptional or extraordinary circumstances or conditions applicable to the property or the intended use that do not apply generally to other properties or uses in the same vicinity and zone. The property contains three (3) street frontages requiring three (3) twenty-five foot street setbacks. This requirement limits the buildable area of the lot, which creates an exceptional condition; 2. That 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. There are properties located on both Saritta Drive and Canyon Road that have accessory structures within five (5) feet of the front property line, which is the same property right that is being requested by the applicant; 3. That 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. The garage will not be placed in a prominent location and its architecture will match the residence; 4. That the granting of the variance will not adversely affect the City of Redlands General Plan. The variance for a garage in the front yard setback does not affect the current General Plan Land Use Designation of Very Low Density Residential because the residential land use will remain. This includes the addition of Condition of Approval Nos. 7 and 8 as follows: 7. The applicant shall install an automatic garage door opener on the garage. 8. No parking of vehicles shall be allowed in the driveway to the garage. C. DON KIM, 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. 988 to establish a Martial Arts facility within a 1,722 square foot tenant space in a 26,460 square foot commercial center on 2 acres located at 1235 Indiana Court within the EV/CG (General Commercial) District of the East Valley Corridor Specific Plan. Principal Planner Baeza gave a PowerPoint presentation and overview of the proposed project. Staff recommended the item approved subject to the conditions of approval. Planning Commission Minutes of June 14,2011 Page 5 Chairman Miller requested clarification on the 4:30pm to 5:30pm schedule of classes. Chairman Miller opened up the Public Hearing. Mr. Don Kim, owner, stated the 4:30pm to 5:30pm class is for children from the age of five (5) years old up to sixteen (16)years old. Normally the parents drop their children off for instruction. Chairman Miller requested an additional condition of approval to limit the class size to 25 children under the age of 18 and no more than 10 adults for the classes held Monday through Friday from 8:00am-5:30pm. Commissioner Dyer inquired if the applicant had another facility in Redlands. Mr. Kim said he did not. Commissioner Dyer expressed concern on the parking impacts to their neighbors. Chairman Miller closed the Public Hearing. Assistant Director Dalquest stated there is a condition of approval for a one year review period, and confirmed if there were any parking issues, staff can address them at that time. Principal Planner Baeza read the added Condition of Approval No. 5 as follows: 5. The size of adult classes held from 8:00am to 5:30pm shall be limited to ten (10) students. MOTION It was moved by Commissioner Shamp, seconded by Vice Chairman James and carried on a 7-0 vote that the Planning Commission determine that Conditional Use Permit No. 988 is categorically exempt from the California Environmental Quality Act Guidelines, pursuant to section 15301. It was moved by Commissioner Shamp, seconded by Vice Chairman James and carried on a 7-0 vote that the Planning Commission approve Conditional Use Permit No. 988, subject to the following findings and attached conditions of approval: 1. The proposed martial arts facility will not adversely affect the applicable land use plans of the City. The project is located in the General Commercial District of the East Valley Corridor Specific Plan. This District is intended to preserve and enhance areas for businesses which provide a variety of goods and services serving a community or regional market. The proposed martial arts facility is considered a service commercial use and is consistent with the Specific Plan's goals. 2. The martial arts facility will not be detrimental to the public health, safety and welfare. The proposed use will be contained within the building, comply with all the applicable requirements of the East Valley Corridor Specific Plan, and is located in a commercial center that has been designed to accommodate this type of use relative to parking and lighting to ensure safety. 3. The martial arts facility will comply with the regulations of the City's General Plan, the applicable land use district and the City's development standards because the proposed project meets the on-site parking requirements; is a permitted use with the approval of a conditional use permit; and will comply with all applicable development standards; and, 4. The proposed use is appropriate at the subject location in that the use is located in a commercial center that contains a mix of service commercial uses, and will not create an adverse effect on surrounding properties or businesses. This will include the addition of Condition of Approval No. 5 as follows: 5. The size of adult classes held from 8:00am to 5:30pm shall be limited to ten (10) students. Planning Commission Minutes of June 14,2011 Page 6 D. IGLESIA APOSTOLICA VIDA ABUNDANTE, 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. 985 to establish a place of worship in a 4,000 square foot tenant space within a 7,000 square foot commercial center on 0.65 acre located at 2061 West Redlands Boulevard in the C-4 (Highway Commercial) District. Associate Planner Tabitha Kevari gave a PowerPoint presentation and overview of the proposed project. Staff recommended the item approved subject to the conditions of approval. Commissioner Guzkowski expressed concern on possible traffic congestion. Associate Planner Kevari stated there is another entrance on Texas Street, and in staffs opinion the two entrances would be adequate. Director Oscar Orci stated the General Plan persuades other forms of development with direct access onto Redlands Boulevard because of the circulation issue. The proposed project would have less traffic, impacts, and density than a typical retail use. Commissioner Guzkowski inquired what the maximum occupancy is for a 4,000 square foot building. Assistant Director Dalquest stated the maximum occupancy would be more than the proposed project, staff is only considering the square footage on the assembly area. Chairman Miller expressed concern on the service schedules impacting their neighbor with parking overflow. Associate Planner Kevari stated the dental office hours of operation are Monday 8:00am-2:00pm, Tuesday 10:00am-6:30pm, Wednesday and Thursday 8:00am-5:00pm. The church services start at 7:00pm on Tuesday, Wednesday, and Thursday. Director Orci stated the proposed project would impact the dental office hours of operation less than another permitted use, and in staffs opinion this use would be the most optimal use and would not compete with the dental facility. Chairman Miller opened the Public Hearing. Mr. Ismael Uribe, applicant, stated he was available for any questions. Chairman Miller closed the Public Hearing. MOTION It was moved by Commissioner Dyer, seconded by Vice Chairman James and carried on a 7-0 vote that the Planning Commission determine that Conditional Use Permit No. 985 is exempt from the California Environmental Quality Act Guidelines pursuant to Section 15301. MOTION It was moved by Commissioner Dyer, seconded by Vice Chairman James and carried on a 7-0 vote that the Planning Commission approve Conditional Use Permit No. 985 based on the following findings, and subject to the attached Conditions of Approval: 1. The proposed church will not adversely affect the applicable land use plans of the City as the project would be consistent with General Plan Policy 4.63a and 4.63c; such that the project introduces an institutional use into an existing commercial center which will not extend an office or retail use within a commercial strip. The institutional use will occupy an empty suite within an existing commercial strip and maintain the appearance of the existing commercial center therefore minimizing the potential for blight; Planning Commission Minutes of June 14,2011 Page 7 2. The church will not be detrimental to the public health, safety and welfare. The project will be located in a freestanding building within an existing commercial center that has adequate parking to accommodate the proposed use. In addition, the project will operate primarily during off-peak hours reducing impacts to traffic circulation in the vicinity. Further, conditions of approval have been applied to the project that regulate the proposed use's operational characteristics which include hours of operation, maximum occupancy of 30 persons, and limited hours for live music. 3. The church will comply with the regulations of the City's General Plan, the applicable land use district and the City's development standards because the tenant space to be occupied by the proposed use is adequate in size to accommodate the use. The project would be consistent with General Plan Policy 4.63a and 4.63c and will introduce an institutional use into an existing commercial center which will not extend an office or retail use within a commercial strip. The project will comply with all applicable development standards of the C-4 District as a church is a permitted use at the proposed location with the approval of a conditional use permit; 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 use. V. ADDENDA Update on work of Planning Commission Sub-Committees. Chairman Miller requested an update on the General Plan Update. Commissioner Guzkowski stated the Sub-Committee members have been reviewing the existing documents and General Plan materials individually. Commissioner Guzkowski confirmed they would be able to provide an update on the next meeting. Chairman Miller requested an update on the Entitlement Permit Processing. Commissioner Guzkowski stated the Sub-Committee included Chairman Miller, Vice Chairman James as well as himself. The Sub-Committee has met several times and had created an outline which included; 1) To examine opportunities to streamline the entitlement permit and inspection process to promote economic development, competitiveness, and to better position the Development Services Department to meet budget constraints and staffing needs and future demands. 2) Ideas were to review the number of meetings, and types of meetings. 3) To examine how incentives could be used to help applicants submit more complete applications, and to move more quickly through the system and reduce the timelines to process the applications. 4) To review the building permit process and tenant improvements. The Sub-Committee would like to meet one more time before it is presented to the Commission for discussion. Item V. ADDENDA was tabled to the end of the agenda. VI. MINUTES A. Planning Commission Minutes of April 26, 2011 MOTION It was moved by Commissioner Dyer, seconded by Commissioner Hudson and carried on a 7-0 vote that the Planning Commission approve the minutes of April 26, 2011. B. Planning Commission Minutes of May 10, 2011 Planning Commission Minutes of June 14,2011 Page 8 MOTION It was moved by Commissioner Guzkowski, seconded by Vice Chairman James and carried on a 6-0 vote (Commissioner Rock abstained) that the Planning Commission approve the minutes of May 10, 2011. VII. LAND USE AND CITY COUNCIL ACTIONS OF MAY 17, 2011 AND JUNE 7, 2011. Chairman Miller inquired if there were City Council actions to report for May 17, 2011 and June 7, 2011. Director Orci stated there were no reportable actions. Commissioner Shamp and Commissioner Rock recused themselves due to a conflict of interest. V. ADDENDA-resumed Chairman Miller requested an update on the Downtown Specific Plan. Vice Chairman James stated the Sub-Committee included Chairman Miller, Commissioner Hudson as well as himself. Vice Chairman James stated the items were discussed as follows; 1) The item went to the Planning Commission and some of the concerns of the business owners were the residential around the freeway. 2) Mixed uses were discussed, and the Committee proposed that High Street would be transitional for commercial and office uses. 3) The Committee discussed designating 6th Street to Church Street to Service Commercial with modifications. The Planning Commission moved the boundaries to 7th Street. 4) Density, circulation, and blight will be addressed in the second meeting in July. 5) There is a plan to have a Metro Link station downtown, and within a quarter of a mile there is Transit Oriented Development (TOD). The Committee thought it would be good to include the TOD density throughout the Specific Plan. 6) The Committee discussed circulation at the Orange Street off ramp and thought to redirect visitors to the downtown and to eliminate the left-hand turn lane at Eureka Street and Stuart Avenue so visitors would go to the downtown area to eat, shop and to congregate. Another thought was to keep the left turn lane and create two through lanes and a right turn lane for better circulation as a long term plan. 7) Vice Chairman James stated relative to blight in the areas east of 7th Street to Church the Committee recommended that area look more inviting as the train goes through the area. 8) Vice Chairman James stated there is a drawing in the Specific Plan that depicts the packing house which indicated it would be torn down in the plan. Director Orci stated the drawing in the Specific Plan is meant as a reference not an indication of a future plan for the building. Chairman Miller stated the Committee goals for the Specific Plan are as follows; Downtown prosperity, to modify land uses to bring non conforming uses into conforming uses, and to take advantage of and to benefit from the TOD. ADJOURN TO JUNE 28, 2011. Chairman Miller adjourned the meeting at 4:15 p.m. to the June 28, 2011 meeting. Linda McCasland Oscar Orci Senior Administrative Technician Development Services Director Planning Commission Minutes of June 14,2011 Page 9