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HomeMy WebLinkAboutPlanning Commission Minutes 10.11.11_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held Tuesday, October 11, 2011, at 2:00 p.m. are as follows: PRESENT: Gary Miller, Chairman John James, Vice Chairman Carol Dyer, Commissioner Conrad Guzkowski, Commissioner Ken Jeske, Commissioner Julie Rock, Commissioner ADVISORY STAFF Dan McHugh, City Attorney PRESENT: Oscar Orci, Development Services Director Robert Dalquest, Assistant Development Services Director Manuel Baeza, Principal Planner Chris Boatman, Associate Planner Sergio Madera, 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. Ms. Amanda Frye, resident, requested better posting of projects in the neighborhoods affected. Chairman Miller closed the Public Comment period. II. CONSENT CALENDAR A. None III. OLD BUSINESS A. LALITA& NARESH BAKSHI, APPLICANT (PROJECT PLANNER: SERGIO MADERA) 1. Consideration of a Mitigated Negative Declaration. 2. PUBLIC HEARING to consider Variance No. 763 from Section 18.164.280(A) of the Redlands Municipal Code for a two (2) foot reduction in the required twenty (20) foot driveway width for a proposed preschool located at 31587 Alta Vista Drive in the C-4 (Highway Commercial) District. 3. PUBLIC HEARING to consider Conditional Use Permit No. 989 to establish a preschool within an existing single family dwelling that is proposed to be converted for non-residential purposes on a 0.61 acre parcel located at 31587 Alta Vista Drive in the C-4 (Highway Commercial) District. Associate Planner Sergio Madera gave a brief overview and PowerPoint presentation. Staff recommended approval of the proposed project subject to the approved conditions of approval. Chairman Miller opened up the Public Hearing. Mr. Richard Hickey, representative, stated he was available for any questions. Commissioner Guzkowski requested clarification on the student arrival times and departures. Mr. Hickey stated the school has flexibility with the parent's schedules and has staggering arrival and departure times. Planning Commission Minutes of October 11,2011 Page 1 Chairman Miller inquired if the retaining wall on the south side of the property is on the applicant's property or their neighbors. Mr. Hickey could not confirm, and stated the retaining wall will be clarified when the building plans are submitted. Chairman Miller expressed concern on the eighteen feet of driveway clearance recommended and requested adding "a minimum of sixteen feet of driveway clearance is needed". Chairman Miller requested clarification on the wall stepping down to three feet. Mr. Hickey indicated the wall should step down to three feet at the twenty-five foot setback for visibility of traffic. Chairman Miller requested an ornamental fixture in place of the wall pack lighting. Mr. Hickey concurred. Chairman Miller recommended wrought iron fencing around the play area instead of the chain link. Mr. Hickey stated they will consider wrought iron fencing but it would depend on the cost difference. Chairman Miller requested clarification on the vertical lines on the windows. Mr. Hickey stated the vertical lines signify glass. Commissioner Rock suggested blocking the vehicle headlights entering into the driveway, and recommended the applicant plant vines on the chain link fence. Commissioner Dyer requested modifications to the window for a better flow. Chairman Miller shared his idea on the window. Mr. Hickey concurred with the window changes. Mr. Hickey requested some flexibility on the hedge row in the front of the property, so not to block the visibility of traffic. Commissioner Dyer stated a Day Lilly or something that would not grow above three feet would be acceptable. Associate Planner Madera stated the condition could be amended to a minimum combination of three feet of mounding and planting. Chairman Miller called speaker Ms. Frye up to address the Commission. Ms. Frye inquired if the neighborhood was notified of the proposed project. Assistant Director Dalquest stated a legal ad was in the paper and confirmed if the residents were within a three hundred foot radius they were notified by mail. Ms. Frye stated the proposed project is in the Hilltop Estates and there are CC & R's that require an architectural review and approval from the board which has not been completed. Ms. Frye requested clarification on the zone. Associate Planner Madera stated the site was annexed in the early 90's and is zoned C-4 Highway Commercial. Ms. Frye stated the property was A-1 and was changed to Residential, approximately five to ten years ago. Ms. Frye expressed concern with traffic and stated traffic moves very fast on Alta Vista. Ms. Frye stated there is an adult novelty shop and a gas station/liquor store around the corner and expressed concern. Ms. Frye recommended a continuance on the proposed project so staff could further explore her concerns. Chairman Miller closed the Public Hearing. Associate Planner Madera stated there is a property across the street that had a zone change to residential, about seven years ago. The proposed project has always been zoned C-4. Commissioner Dyer requested clarification on the boundary of the C-4 in the area. Associate Planner Madera clarified the boundaries. Associate Planner Madera stated there were less than significant impacts on traffic. Assistant Director Dalquest stated the City does not enforce any CC & R's and is a private issue between the applicant, and the Home Owners Association. Commissioner Guzkowski stated previously he was concerned on the speed of traffic, freeway proximity, and health issues. The street improvements and changes made to the proposed project satisfy his previous concerns. Commissioner Guzkowski confirmed his support of the proposed project. Chairman Miller clarified the revisions to the proposed project with the Commission. MOTION Planning Commission Minutes of October 11,2011 Page 2 It was moved by Commissioner Dyer, seconded by Vice Chairman James and carried on a 6-0 vote (Commissioner Hudson absent) that the Planning Commission approve the Mitigated Negative Declaration for Conditional Use Permit No. 989 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 Vice Chairman James and carried on a 6-0 vote that the Planning Commission (Commissioner Hudson absent) approve Variance No. 763, subject to the following findings and attached conditions of approval: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property or to the intended use that do not apply generally to other properties or uses in the same vicinity and zone. Exceptional or extraordinary circumstances or conditions applicable to the property include the site's irregular shape, being 56% wider at the rear than the front, topography, sloping eight (8) feet from the southwest to the northeast and the existing building location leaves no viable alternate location for the proposed drive aisle. B. That such 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. The granting of the requested variance will allow the required on-site parking to be accommodated and there are at least three (3) commercial properties in the City, 521 State Street, 224 Nordina Street, and 1259 Brookside Avenue, that contain two-way driveways and/or drive aisles that are narrower than that proposed by the applicant. C. That the granting of such variance will not be detrimental to the public welfare or injurious to the property or improvements of others in the vicinity as the request only entails a two (2)foot (10%) reduction in the required drive aisle width for on-site circulation. There will be a limited number of vehicle trips through this portion of the site as the parking area the drive aisle serves will reserved for use by staff parking. The balance of the project complies with all applicable requirements of the Redlands Municipal code, with the exception of this variance. D. That the granting of such variance will not adversely affect the general plan of the city of Redlands. The Resource Preservation Land Use Designation allows educational institutions as that proposed by the applicant. MOTION It was moved by Commissioner Dyer, seconded by Vice Chairman James and carried on a 6-0 vote (Commissioner Hudson absent) that the Planning Commission approve Conditional Use Permit No. 989 based on the following findings, and subject to the attached Conditions of Approval. 1. The establishment of a pre-school will not adversely affect the applicable land use plans of the City because it is a conditionally permitted use in the C-4 District. As conditioned herein the use is consistent with the General Plan Land Use designation as the Resource Preservation permits educational institutions. 2. The proposed preschool will not be detrimental to the public health, safety and welfare as the project will comply with the applicable development standards of C-4 District. There is adequate parking to support the proposed preschool. Conditions of approval have been imposed on the project to ensure that the use complies with all the applicable development standards of the C-4 District. Planning Commission Minutes of October 11,2011 Page 3 3. The establishment of a pre-school 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 as the project site is adequate in size to accommodate the use, setbacks, and parking requirements for the use, 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 10.60b which states "Improve and increase educational opportunities for all citizens". The establishment of a pre-school at the project site will provide additional education opportunities in a part of the City which has few educational opportunities in the immediate vicinity. 4. The establishment of a pre-school at the proposed location is appropriate in that the use is compatible with the uses located in the immediate vicinity and will act as a logical transition serving as a buffer between the more intense commercial and light industrial uses located along Outer Highway 10 and the residential uses to the south of the project site. The project site is located on a collector street which is designed to accommodate the traffic expected to be generated from the use and the site is adequate in size to accommodate the proposed use. This includes the modifications to Condition of Approval Nos. 7 and 32, and the addition of Condition of Approval Nos. 33, 34, 35, and 36 as follows: 7. This approval is to grant a variance from Section 18.164.280(A) of the Redlands Municipal Code for up to a four(4)foot reduction in the required twenty(20)foot driveway aisle width for a proposed preschool located at 31587 Alta Vista Drive. 32. The final landscape plan shall include the following changes: • The combination of mounding and planting along Alta Vista Drive shall be three (3) feet in height at the north side of the drive way. • An evergreen tree selected from the approved Planning Commission Parking Lot Shade Tree list adjacent to parking space No. 3 • An evergreen tree selected from the approved Planning Commission Parking Lot Shade Tree list adjacent to parking space No. 5; • The Ash tree between parking stalls Nos. 7 & 8 shall be substituted with a Podocarpus Gracilior(Fern Pine)and shall be a minimum of a 24 inch box in size. 33. The proposed six (6) foot block wall shall be stepped down to a height of three (3) feet beginning at the front of the building on the adjacent property to the south. 34. Any wall mounted light fixtures shall be ornamental in nature. 35. The large arched window on the tower element shall be replaced with four (4) smaller square shaped windows. 36. Vines shall be planted along the chain link fence surrounding the playground area. B. BNY INC, APPLICANT (PROJECT PLANNER: CHRIS BOATMAN) 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. Planning Commission Minutes of October 11,2011 Page 4 3. PUBLIC HEARING to consider a recommendation to the City Council for General Plan Amendment No. 127 to amend the General Plan Land Use Designation from Low Density Residential (0 to 6 units per gross acre) to Medium Density Residential (0 to 15 units per gross acre) for approximately 3.14 acres located on the east side of Occidental Drive, approximately 657 feet north of Brockton Avenue. 4. PUBLIC HEARING to consider a recommendation to the City Council for Zone Change No. 439 to change the zoning designation from R-1 (Single Family Residential) District to R-2 (Multiple Family Residential) District for twelve (12) contiguous parcels of land totaling approximately 3.14 acres located on the east side of Occidental Drive, approximately 657 feet north of Brockton Avenue. 5. Determination of General Plan conformity for Street Vacation No. 154 to vacate approximately 317 linear feet of Crystal Court located on the east side of Occidental Drive, approximately 657 feet north of Brockton Avenue in the R-1 (Single Family Residential) District (Proposed to change to R-2 [Multiple Family Residential] District). 6. PUBLIC HEARING to consider a recommendation to the City Council for Conditional Use Permit No. 986 for the development of thirty six (36) townhomes on approximately 3.14 acres located on the east side of Occidental Drive, approximately 657 feet north of Brockton Avenue in the R-1 (Single Family Residential) District (Proposed to change to R-2 [Multiple Family Residential] District). 7. PUBLIC HEARING to consider a recommendation to the City Council for Tentative Tract No. 18795 to subdivide approximately 3.14 acres into thirty six (36) numbered lots and one common lot for a townhome development located on the east side of Occidental Drive, approximately 657 feet north of Brockton Avenue in the R-1 (Single Family Residential) District(Proposed to change to R-2 [Multiple Family Residential] District). Associate Planner Chris Boatman stated the applicant requested a continuance to November 8, 2011 Planning Commission meeting to allow additional time to obtain information to address the Planning Commission's comments from the previous meeting. MOTION It was moved by Commissioner Guzkowski, seconded by Commissioner Rock and carried on a 6- 0 vote (Commissioner Hudson absent) that the Planning Commission continue the proposed project to the November 8, 2011 Planning Commission meeting. Chairman Miller stated he had a conflict of interest on the following two items and recused himself. IV. NEW BUSINESS A. ALADDIN ENTERTAINMENT GROUP, LLC (PROJECT PLANNER: CHRIS BOATMAN) Public Hearing for the one-year review on approved Conditional Use Permit No. 963 for a 16.88-acre water and amusement park, known as Pharaoh's Adventure Park, located at 1101 California Street in the EV/CG (General Commercial) District of Concept Plan No. 3 of the East Valley Corridor Specific Plan. Associate Planner Boatman gave a brief overview and PowerPoint presentation. Staff recommended approval of the proposed project subject to the approved conditions of approval. Vice Chairman James opened up the Public Hearing. Planning Commission Minutes of October 11,2011 Page 5 Mr. Dave Simon, representative, gave a brief overview of the proposed project. Commissioner Guzkowski inquired if there are any management challenges. Mr. Simon stated the there are typical challenges which the park is able to handle. Mr. Simon said one challenge is that the Conditional Use Permit (CUP) is very restrictive relative to the special events timeline. Commissioner Guzkowski inquired if there were any issues on parking, audience, or maintenance that the management team could not handle. Mr. Simon stated there were none. Commissioner Dyer clarified if the applicant is asking to remove the one year review, and to have some flexibility on the special events because they cannot be approved in a timely manner. Mr. Simon confirmed the process for the special events is problematic with its constraints. Assistant Director Dalquest stated any conditions that the Planning Commission would like to amend would entail a revision to the CUP. The timeframe to approve a special event may take up to thirty days. The conditions were placed because of the past issues that Pharaoh's had with special events. Vice Chairman James stated the community had issues with Pharaoh's in the past. Mr. Simon stated if potential investors come in and hear there is a one year review for the park, they may be deterred. Commissioner Dyer stated the park has not completed the improvements they are approved for, and the City cannot fully see the impacts of their improvements. Commissioner Jeske stated the City has not seen any special events or their impacts to the community. Commissioner Rock requested clarification on how much advanced notice is needed when the park has an opportunity. Mr. Simon confirmed a special event may have a two week lead time. Commissioner Guzkowski stated the City needs to experience a special event and how it would function. Director Oscar Orci stated staff and Pharaoh's management had a plan for special events that goes into detail on the type of events, parking location, and contingency plans. Director Orci stated staff could take a look at the plan and see where items could be refined, and bring it back to the Commission for their consideration. Commissioner Rock stated the recommendation from staff is to receive and file the one year review. Commissioner Rock stated it is the Commission's responsibility to file the report. Commissioner Dyer stated the Commission is in favor of an additional one year review. The special events need further analysis. Director Orci said the applicant had indicated that the conditions on special events are onerous. It would be the applicant's responsibility to approach the Commission with a revision and or deletion of a condition for their review. Commissioner Rock recommended a revision to their CUP in order to lay out parameters for the special events. If the applicant wanted to exceed the parameters it would then need to get the approval of the Commission. Director Orci concurred and stated it would establish an ad ministerial process. Commissioner Jeske inquired if the Commission moved forward and received and filed the report with the additional one year review; could the applicant amend the one year review if they process a revision to the CUP. Director Orci concurred. Vice Chairman James stated the Commission is in support to amending the CUP. Planning Commission Minutes of October 11,2011 Page 6 MOTION It was moved by Commissioner Dyer, seconded by Commissioner Guzkowski and carried on a 6- 0 vote (Commissioner Hudson absent) that the Planning Commission receive and file the one- year review of Conditional Use Permit No. 963 and move that an additional review is conducted one year from this date. B. MILLER AIP, APPLICANT (PROJECT PLANNER: MANUEL BAEZA) 1. Consideration of a recommendation to the City Council on a Negative Declaration. 2. PUBLIC HEARING to consider a recommendation to the City Council on Ordinance Text Amendment No. 332 to amend Section 18.112.050 of the Redlands Municipal Code to conditionally permit Recreational Vehicles and Boats Storage Yards in the I-P (Industrial) District; and to amend Section 18.112.180 of the Redlands Municipal Code and allow the use of fencing in conjunction with landscaping as a suitable screening material for outdoor storage areas in the I-P (Industrial) District. 3. PUBLIC HEARING to consider a recommendation to the City Council on Conditional Use Permit No. 990 to establish an indoor and outdoor recreational vehicle and boat storage facility located at 300 Kansas Street in the I-P (Industrial) District. Principal Planner Manuel Baeza gave a brief overview and PowerPoint presentation. Staff recommended approval of the proposed project subject to the approved conditions of approval. Vice Chairman Miller opened up the Public Hearing. Commissioner Jeske requested clarification if the two foot berm is above the paved parking or at the sidewalk level. Principal Planner Baeza confirmed the two foot berm is above the sidewalk level. Commissioner Rock inquired if there is a definition on "low profile vehicles". Principal Planner stated a low profile vehicle would have to be less than eight feet in height. Assistant Director Dalquest stated staff could add an additional condition. Commissioner Rock requested clarification on the retail product. Principal Planner Baeza stated the applicant is going to sell items to their customers, not the general public. Ms. Kathy Oswald, and Mr. Mike Juliano, representatives, stated their intent is to supply their customers with consumables and to stock the recreational vehicle with supplies if the customer so desired. Ms. Oswald stated the staff report mentioned the drive aisle width is twenty-three (23)feet and should be twenty-six (26) feet. Ms. Oswald stated Mr. Al Collett mentioned that the applicant is doing minor improvements to the landscaping and they would not require a SWPPP. Ms. Oswald requested the removal of Municipal Utilities and Engineering Condition of Approval No. C-7. The covered entrance improvements in the front of the building would be Phase II. Commissioner Guzkowski requested clarification on the length of time needed to complete Phase II. Ms. Oswald stated within five years. Commissioner Rock requested clarification on the Phase I details. Ms. Oswald stated it would include all of the site improvements and landscaping. Phase II would include the covered arch and storefront pop out. Ms. Oswald stated the applicant is requesting consideration on reducing the tree planting from one tree every twenty feet to one tree every thirty feet in order for the stalls to have adequate room. Planning Commission Minutes of October 11,2011 Page 7 Commissioner Dyer requested the landscaping architect come forward to address the Commission. Mr. Shawn Birch, Landscape Architect, clarified the landscaping. Vice Chairman James closed the Public Hearing. Commissioner Guzkowski requested that the Phase II be completed in two years. Commissioner Rock confirmed her support of the chain link fencing with vines. Vice Chairman James stated he is in support of the Ordinance Text Amendment, and the heavy duty chain link fencing with vines. Vice Chairman James inquired if the Commission would like to have the revised landscaping plans brought back for their approval. The Commission concurred. Vice Chairman James reopened the Public Hearing. Mr. Juliano requested some flexibility on the tree planting along the rear property line and requested replacing it with chain link and vines and confirmed with the cost difference may be enough in the budget to complete the fagade in the first Phase. Vice Chairman James closed the Public Hearing. Principal Planner Baeza stated parking lots require one tree per twenty feet. Commissioner Dyer stated she would rather give the applicant three years to complete the fagade, and keep the trees one per thirty feet with the landscaping as proposed in the plans. Commissioner Rock concurred. Vice Chairman James requested an additional condition that staff will work with the applicant to modify the conditions of approval to match the presentation made to the Commission. Assistant Director Dalquest concurred. MOTION It was moved by Commissioner Dyer, seconded by Commissioner Guzkowski and carried on a 6- 0 vote (Commissioner Hudson absent)that the Planning Commission recommend approval to the City Council on the Negative Declaration for Ordinance Text Amendment No. 332 and Conditional Use Permit No. 990. MOTION It was moved by Commissioner Dyer, seconded by Commissioner Guzkowski and carried on a 6- 0 vote (Commissioner Hudson absent) that the Planning Commission approve Planning Commission Resolution No. 1218, recommending to the City Council approval of Ordinance Text Amendment No. 332. MOTION It was moved by Commissioner Dyer, seconded by Commissioner Guzkowski and carried on a 6- 0 vote (Commissioner Hudson absent) that the Planning Commission recommend approval of Conditional Use Permit No. 990 based on the following findings, and subject to the attached Conditions of Approval: 1. The proposed storage facility will not adversely affect the applicable land use plans of the City. The I-P District is intended to provide a for the development of lands for industrial purposes to provide for uniform and orderly industrial development fostering an efficient and aesthetically pleasant district that will attract and encourage desirable industrial plants with proper safeguards and appropriate transition for surrounding land uses. The Planning Commission Minutes of October 11,2011 Page 8 RV and boat storage) is an industrial use and the outdoor storage component of the project will require aesthetic enhancements in the form of landscape buffers and other screening measures that create an aesthetically pleasant environment. Furthermore the limited scope of activities associated with RV and boat storage can provide for a gradual transition between heavier industrial uses such as manufacturing and other non-industrial commercial uses such as offices or retail sales. The use is also consistent with the General Plan Policies 3.27b, 4.80c, and 11.0k as cited in the staff report and will be conditionally permitted with the adoption of the Ordinance Text Amendment. 2. The storage facility will not be detrimental to the public health, safety and welfare. The project will not generate a significant increase in noise, traffic or emissions. Activities of the project will be limited to the storage of RVs and boats with no maintenance or fueling taking place on site. In addition RVs and boats will arrive to the facility gradually resulting in only a temporary and incremental increase in emissions at the time a vehicle reaches the facility. Once RVs and boats are parked they will not be moved nor will their respective engines be started; therefore the business will not provide a significant new source of emissions, odor, or noise. There is sufficient parking to accommodate the use 17 stalls are required and at least 30 stalls are provided. The building has been designed to meet State and local standards for building safety and no structural changes are proposed to the building. In addition, Planning Division condition of approval No. 22 has been applied to the project regulating the proposed use's operational characteristics which include hours of operation, and permitted activities. 3. The storage facility will comply with the regulations of the City's General Plan, the applicable land use district and the City's development standards. As indicated in the staff report, the site is adequate in size to accommodate the physical requirements, for outdoor storage as well as parking; the building is setback at least 25 feet from both street frontages, and will provide street landscape setbacks that exceed the ten (10) foot landscape setback requirement. In addition proposed lot coverage of 32.5 percent is well under the maximum coverage of 50 percent established for the I-P District. In addition Planning Division Conditions of Approval No. 12 for Landscaping and 23 for parking will insure that City development standards are met. 4. The project is appropriate at the proposed location and will not create an adverse effect on surrounding properties or business. The storage facility is an industrial use and will be located in the I-P (Industrial) District. The use of RV and boat storage does not generate significant amounts of traffic, or noise because only a limited number of customers visit the site, there is a limited number of employees, and business activities do not involve servicing of vehicles and boats. Therefore it will not create an adverse effect on surrounding properties or business. This includes the addition of Condition of Approval No. 25 as follows: 25. The applicant shall promptly repair any damaged fencing installed for the landscape buffer located along State Street. Chairman Miller returned to the Planning Commission. V. ADDENDA A. PRESENTATION BY DEPARTMENT OF INNOVATION AND TECHNOLOGY ON THE CITYWORKS PROGRAM Mr. David Hexem and Mr. Phil Mielke gave an overview and presentation on the Cityworks Program. VI. MINUTES A. Planning Commission Minutes of September 13, 2011. Planning Commission Minutes of October 11,2011 Page 9 MOTION It was moved by Commissioner Rock, seconded by Commissioner Guzkowski and carried on a 5- 0 vote (Commissioner Hudson, absent and Commissioner Jeske, recused) that the Planning Commission approve the minutes of September 13, 2011, with one correction. VII. LAND USE AND CITY COUNCIL ACTIONS OF AUGUST 16, 2011, SEPTEMBER 6, 2011, SEPTEMBER 20, 2011 AND OCTOBER 4, 2011. Assistant Director Dalquest stated there were three reportable actions for the September 6, 2011 Council meeting. Assistant Director Dalquest stated the Time Extension for Commission Review and Approval No. 843 was approved. The amendment to the contract and funding agreement for Michael Brandman &Associates who is preparing the EIR for the Walmart project was approved. The project for Jonathan and Becky Joseph, Specific Plan No. 25 Amendment No. 14, and Conditional Use Permit No. 987 was approved. VIII. ADJOURN TO OCTOBER 25, 2011 Chairman Miller adjourned the meeting at 5:00 p.m. to the October 25, 2011 meeting. Linda McCasland Oscar W. Orci Senior Administrative Technician Development Services Director Planning Commission Minutes of October 11,2011 Page 10