HomeMy WebLinkAboutPlanning Commission Minutes 3.13.12_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held
Tuesday, March 13, 2012, at 4:00 p.m. are as follows:
PRESENT: Gary Miller, Chairman
John James, Vice Chairman
Carol Dyer, Commissioner
Conrad Guzkowski, Commissioner
Jan Hudson, Commissioner
Ken Jeske, Commissioner
Julie Rock, Commissioner
ADVISORY STAFF Oscar Orci, Development Services Director
PRESENT: Robert Dalquest, Assistant Development Services Director
Manuel Baeza, Principal Planner
Tabitha Kevari, Associate Planner
Chris Boatman, 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.
II. CONSENT CALENDAR - None
III. OLD BUSINESS
A. SHANTI DEWAN, APPLICANT
(PROJECT PLANNER: MANUEL BAEZA)
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. 386 to construct
a twenty-four (24) square foot monument sign with an overall
height of four feet for the Redlands Auto Spa located at 2051 W.
Redlands Boulevard in the EV/CG (General Commercial) District
of the East Valley Corridor Specific Plan.
Assistant Director Robert Dalquest stated that staff has not received the revised plans
and requested a continuance to April 10, 2012.
MOTION
It was moved by Commissioner Dyer, seconded by Vice Chairman James and carried on
a 7-0 vote that the Planning Commission continue Commission Sign Review No. 386 to
April 10, 2012.
IV. NEW BUSINESS
A. HOWARD INDUSTRIAL PARTNERS, LLC, APPLICANT
(PROJECT PLANNER; TABITHA KEVARI)
1. Consideration of a recommendation to the City Council on a
Mitigated Negative Declaration.
Planning Commission Minutes of
March 13,2012
Page 1
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 General Plan Amendment No. 128 to amend the
General Plan Land Use Designation from Agricultural/City Grove
to Commercial/Industrial for four (4) contiguous parcels totaling
37.4 acres located north of Palmetto Avenue, east of Nevada
Street and west of California Street; and, to amend Figure 5.1
(Trafficway Network) of the Circulation Element to change the
designation of Palmetto Avenue, from California Street to Nevada
Street, from a Major Arterial to a Collector.
4. PUBLIC HEARING to consider a recommendation to the City
Council on Specific Plan No. 40 (Amendment No. 41) to change
the land use designation from EV/OS (Open Space) District to
EV/IR (Regional Industrial) District of the East Valley Corridor
Specific Plan for four (4) contiguous parcels totaling 37.4 acres
located north of Palmetto Avenue, east of Nevada Street and west
of California Street; and, to amend Figure 4-1 (Circulation Plan) of
the East Valley Corridor Specific Plan to change the designation
of Palmetto Avenue, from California Street to Nevada Street, from
a Major Highway to a Collector.
5. Planning Commission determination as to General Plan
conformity on Street Vacation No. 156 to vacate eight (8) feet in
width and approximately 2,472 feet in length along the north side
of Palmetto Avenue in the EV/OS (Open Space) District of the
East Valley Corridor Specific Plan (Proposed change from a Major
Arterial to a Collector).
6. Planning Commission to consider Commission Review and
Approval No. 873 to develop a 809,338 square foot warehouse
distribution center on 37.4 acres located on the north side of
Palmetto Avenue, the west side of Nevada Street and the east
side of California Street within the EV/OS (Open Space) District of
the East Valley Corridor Specific Plan (Proposed change to EV/IR
[Regional Industrial] District of the East Valley Corridor Specific
Plan).
Associate Planner Tabitha Kevari gave a PowerPoint presentation and overview of the
proposed project. Staff recommended approvals on the Mitigated Negative Declaration,
General Plan No. 128, Amendment No. 41 to Specific Plan No. 40, and Street Vacation
No. 156 subject to the conditions of approval and to continue the Commission Review
and Approval No. 873 and Socio-Economic Cost Benefit Study to the May 8, 2012
Planning Commission.
Commissioner Dyer requested clarification on the street improvements on California
Street and Nevada Street. Associate Planner Kevari stated the specific plan does not
require any additional widening per the special landscaped areas.
Assistant Director Dalquest stated California Street is a major arterial at Palmetto
Avenue, and then it becomes a local street north of Palmetto Avenue.
Planning Commission Minutes of
March 13,2012
Page 2
Commissioner Dyer expressed concern regarding the removal of twenty-one (21) palm
trees for the driveways and site lines, and requested clarification on the conditions of
approval.
Mr. Don Young, Municipal Utilities, stated the existing right-of-way is thirty (30) feet and
the dedication proposed was thirty-three (33) feet. The layout of California Street was to
preserve the row of palm trees. Mr. Young confirmed the removal of the palm trees was
due to the applicant's onsite design.
Commissioner Guzkowski inquired if the cul-de-sac turnaround on California Street was
adequate. Mr. Young confirmed.
Commissioner Rock requested an additional condition to transplant the palms that are
removed from the site.
Associate Planner Kevari confirmed.
Chairman Miller opened up the Public Hearing.
Mr. Tim Howard, owner, confirmed they will preserve the palm trees.
Commissioner Miller stated the detention basin indicated hydro seed in the embankment
and inquired if the applicant proposed irrigation and if the applicant had considered
another material other than cobblestones. Mr. Howard confirmed the embankments are
irrigated and stated the cobblestones are a part of the filtration system.
Commissioner Miller inquired if the new codes for California allowed the use of grass for
the filtration of the basin. Mr. Tom Hayes, Landscape Architect, deferred the question to
the civil engineer.
Director Orci stated the Drought Tolerant Landscape Ordinance discourages sod
wherever possible, and confirmed that staff agreed with the engineers that the basin
would not be visible. Director Orci confirmed if sod is desired to consider it as an accent
where it could be seen.
Mr. Roger Priend, Albert A. Webb and Associates, confirmed the Regional Water Board
does not allow grass in the basins any longer.
Mr. Howard stated they will maintain the basins; the top layer is scraped off, and the silts
would be removed then new rock would be laid out as part of the Water Quality
Management Plan (WQMP).
Commissioner Dyer requested clarification on the landscaping details for the front of the
building. Commissioner Dyer recommended an added condition of approval that the
applicant will submit a more enlarged detail on the shrub planting landscape plan to
ensure adequate screening. Mr. Hayes concurred.
Mr. Albert Kelly, resident, inquired what the selling price was on the land. Mr. Kelly
requested clarification if the funds for the orange groves were a part of Measure O, and
if the forty (40) acres of Open Space would be recompensed back to Measure O. Mr.
Kelly recommended a more native tree pallet that would require less water. Mr. Kelly
stated a more organic approach to the basin is Cat-o'-nine tails.
Planning Commission Minutes of
March 13,2012
Page 3
Mr. Orci stated the City Council did approve the CPDA which provides the framework for
the disposition of the property. The sale of the property requires the applicant to obtain
entitlements and to go through the plan check process before the escrow can open on
the sale of the property. The sale was just under Twelve (12) million dollars and the City
Council will establish a committee on how to spend the proceeds.
Mr. Priend stated since 2009 they are required to reduce the amount of water used by
fifty percent. They try to use native plants but because of the size of the development
many nurseries do not have a large quantity in inventory to meet their needs, so they
use other types of drought tolerant plants.
Mr. Hayes stated there are maintenance issues with installing vegetation in the bottom of
a detention basin, and the major pollutant concern is the hydrocarbons. The design of
the basin as proposed will remove the pollutants of concern.
Chairman Miller stated Mr. Kelly recommended the Cat-o'-nine-tails plant to specifically
target the hydrocarbons. Mr. Hayes stated there is no vegetation that would directly
remove hydrocarbons.
Mr. Steve Rogers, Church Street, stated the proposed project does not fit in the category
of a mitigated negative declaration. Mr. Rogers stated the project is a significant land
use change and is vacating a street and recommended an Environmental Impact Report
(EIR) for the project. Mr. Rogers said the streets will be used by trucks, and a traffic
study should be completed to justify the reduction of the street width. Mr. Rogers
confirmed the project is in the EVCSP District which is a county specific plan. Mr.
Rogers petitioned the City Council to update the General Plan.
Assistant Director Dalquest stated the East Valley Corridor Specific Plan was approved
in 1989 and was a multi jurisdictional specific plan that involved the City of Redlands,
San Bernardino, and Loma Linda. The portion of the specific plan that is in Redlands is
the City's specific plan. Assistant Director Dalquest stated staff had required several
technical studies and there were no items that could not be mitigated to a less than
significant level, and a Mitigated Negative Declaration was prepared.
Commissioner Guzkowski inquired if the street vacation will impact any future
development in the area. Assistant Director Dalquest stated it would not impact any
future development.
Commissioner Jeske inquired how the City will enforce the condition of approval
requiring truck traffic to use California Street. Assistant Director Dalquest stated it is a
standard condition that is applied to warehouse distribution centers.
Ms. Amanda Frye, resident, stated she submitted a letter to the Environmental Review
Committee requesting an EIR to be prepared for this project to address the impacts to
the air quality from agricultural land to a heavy diesel traffic use. Ms. Frye expressed
concern on the removal of the orange groves. Ms. Frye inquired why the City is giving
the developer land for free relative to the street vacation.
Assistant Director Dalquest stated the Initial Study recommended the air quality and
green house gas study completed and it indicated the impacts were less than significant.
Assistant Director Dalquest confirmed the dedication of the street vacation goes back to
the property.
Planning Commission Minutes of
March 13,2012
Page 4
Chairman Miller closed the Public Hearing.
Commissioner Dyer stated she had concerns on the conversion of the orange groves
and had requested additional information on the development agreement that had gone
to City Council from Ms. Kevari. The development agreement provided more of an
opportunity to purchase other lands in the City that were in a more useable location for
orange groves. Commissioner Dyer confirmed she was assuaged with the information
found in the development agreement.
Vice Chairman James stated the proposed land was intended as a buffer for the landfill
and waste water treatment plant. The buffer land is very valuable and if the buffer zone
is eliminated the land use would have to be mitigated. Vice Chairman James expressed
concern that a future land owner may not be satisfied being close to a landfill and waste
water treatment plant. Vice Chairman James stated he was in opposition on the general
plan amendment and specific plan amendment and was in support to leave the land as
open space.
Commissioner Guzkowski stated originally he had concerns on water conservation,
traffic, pollution, and the proximity of the landfill and water treatment plant.
Commissioner Guzkowski confirmed staff had mitigated the issues adequately and
stated he was in support of the proposed project. Commissioner Guzkowski
acknowledged Mr. Link's letter and confirmed the proposed use would be compatible
with the use on the south side of Palmetto Avenue.
Commissioner Rock expressed concern on the conversion of the open space, and
recommended additional findings to justify the open space conversion. Commissioner
Rock stated she had concerns with traffic, the street width, and requested the relocation
of the palm trees. Commissioner Rock stated the proposed project is a good buffer and
she was generally in support of the project.
Commissioner Jeske stated the site is not the best place for open space, and the
proposed project is a good fit for the location. Commissioner Jeske stated the best
place to have open space is where it is visible, part of the Emerald Necklace, and at a
location where the public could enjoy. Commissioner Jeske recommended a general
plan amendment to allow the best buffer for the area.
Chairman Miller confirmed the desire of the Commission as follows:
• Recommended strengthening the findings and intent relative to open space as
well as determine alternative sites for open space.
• An added condition regarding the relocation of the palm trees.
• An added condition for future owners to acknowledge the landfill and waste water
treatment plant, as a neighbor.
The Commission concurred.
Chairman Miller re-opened the Public Hearing.
Mr. Howard stated it is the City Council's responsibility to identify appropriate locations
for open space. Mr. Howard stated the proposed facility will have a compressed natural
gas filling station on site, and is the only one of its kind in California.
Chairman Miller closed the Public Hearing, and requested clarification on the findings.
Planning Commission Minutes of
March 13,2012
Page 5
Commission Rock stated findings provide details and justifies the reason for an action
from the Planning Commission. It helps to clarify consistency with state law and the
City's existing documents.
Commissioner Jeske stated there was an added condition for a more detailed
landscaping plan. Commissioner Dyer recommended thorough details with shrubbery
and ground cover on the southerly elevation of Palmetto.
Chairman Miller requested an added condition to incorporate a creative cobblestone
design within the detention basin.
Associate Planner Kevari reviewed the added conditions as follows:
61. The applicant was amicable to relocate the existing Washingtonia robusta
palms on site that are proposed for removal.
62. The applicant shall submit an additional landscape plan that illustrates
detailed plantings of shrubs and ground cover along Palmetto Avenue
frontage.
63. The applicant shall incorporate a cobblestone design within the detention
basin located at the southwest corner of the project site.
MOTION
It was moved by Commissioner Dyer, seconded by Commissioner Hudson and carried
on a 7-0 vote that the Planning Commission recommend approval to the City Council of
the Mitigated Negative Declaration for General Plan No. 128, Amendment No. 41 to
Specific Plan No. 40, Street Vacation No. 156 and Commission Review and Approval
No. 873.
MOTION
It was moved by Commissioner Dyer, seconded by Commissioner Hudson and carried
on a 7-0 vote that the Planning Commission continue the Socio-Economic Cost Benefit
Study for Commission Review and Approval No. 873 to the meeting of May 8, 2012.
MOTION
It was moved by Commissioner Dyer, seconded by Commissioner Hudson and carried
on a 6-1 vote (Vice Chairman James opposed) that the Planning Commission approve
Resolution No. 1224 and recommend that the City Council adopt General Plan
Amendment No. 128.
MOTION
It was moved by Commissioner Dyer, seconded by Commissioner Hudson and carried
on a 6-1 vote (Vice Chairman James opposed) that the Planning Commission approve
Resolution No. 1225 and recommend that the City Council adopt Amendment No. 41 to
Specific Plan No. 40.
Planning Commission Minutes of
March 13,2012
Page 6
MOTION
It was moved by Commissioner Dyer, seconded by Commissioner Hudson and carried
on a 7-0 vote that the Planning Commission approve Resolution No. 1226 and
recommend that the City Council adopt Street Vacation No. 156.
MOTION
It was moved by Commissioner Dyer, seconded by Commissioner Hudson and carried
on a 7-0 vote that the Planning Commission continue Commission Review and Approval
No. 873 to the meeting of May 8, 2012.
Director Orci stated the findings relative to the general plan and zoning code are quasi
legislative actions, and staff will provide a rationale under the Commission Review and
Approval which will be a part of the next staff report.
B. ESRI, 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 General Plan Amendment No. 129 to amend the
General Plan Land Use Designation from High Density Residential
to Office for a 1.15 acre parcel located on the north side of State
Street, between Texas Street and New York Street.
3. PUBLIC HEARING to consider a recommendation to the City
Council on Zone Change No. 440 to change the zoning
designation from R-2 (Multiple-Family Residential) District to A-P
(Administrative and Professional Office) District for a 1.15 acre
parcel located on the north side of State Street, between Texas
Street and New York Street.
4. Consideration of Commission Review and Approval No. 825
(Revision No. 8) to construct a parking lot for the ESRI campus
containing 99 spaces on a 1.15 acre parcel located on the north
side of State Street, between Texas Street and New York Street,
in the R-2 (Multiple Family Residential) District (Proposed change
to the A-P [Administrative and Professional Office] District).
Associate Planner Chris Boatman gave a PowerPoint presentation and overview of the
proposed project. Staff recommended approval to the City Council of General Plan
Amendment No. 129, Zone Change No. 440 and to continue Commission Review and
Approval No. 825 (Revision No. 8) to the meeting of April 24, 2012.
Director Orci stated staff is concerned with an increase to the landscaping along the
street; it may cause a safety issue with the natural depression.
Commissioner Dyer recommended the applicant provide screening so the cars are not
seen from the street, and thanked the applicant for the preservation of the existing trees.
Planning Commission Minutes of
March 13,2012
Page 7
Commissioner Jeske expressed concern on the lack of turnaround space on parking
space number 81 and 82. Commissioner Jeske inquired if the applicant was going to
include the remnant C-4 zoning in the proposal. Assistant Director Dalquest confirmed
the applicant had chosen not to include the remnants in the proposal because the use is
consistent with the current zoning designation.
Chairman Miller opened up the Public Hearing.
Mr. Dave Atchley, representative, stated he was available for any questions.
Commissioner Dyer inquired if ESRI would be interested in purchasing the Nevada
Street Post Office site, which ESRI surrounds, so the historic Redlands Post Office site
downtown could remain open. Mr. Atchley stated ESRI has looked into the sale of the
Post Office and has had some discussion with them.
Commissioner Hudson inquired if ESRI is considering installing electrical vehicle
charging stations to their parking facility. Mr. Atchley stated they are considering
charging stations for a future building proposal on the westside of the campus.
Chairman Miller requested clarification on the raised curb. Mr. Atchley clarified.
Associate Planner Boatman stated staff had spoke with the engineer regarding the
drainage and they are plan checking the Water Quality Management Plan (WQMP) and
how drainage will interface with the adjacent lot to the north.
Ms. Amanda Frye, resident, requested clarification on the location of the parking lot and
confirmed she could not find the site and expressed concern that the noticing was not
valid. Commissioner Dyer clarified the location.
Chairman Miller closed the Public Hearing.
Commissioner Dyer requested an additional condition to add shrub screening or
screening on the parking facing the street using similar materials found on the most
recent approval. Associate Planner Boatman stated he will add a condition.
MOTION
It was moved by Vice Chairman James, seconded by Commissioner Jeske and carried
on a 6-0 vote (Commissioner Guzkowski recused) that the Planning Commission
recommend approval to the City Council of the Mitigated Negative Declaration for
General Plan Amendment No. 129, Zone Change No. 440 and Commission Review and
Approval No. 825 (Revision No. 8).
MOTION
It was moved by Vice Chairman James, seconded by Commissioner Jeske and carried
on a 6-0 vote (Commissioner Guzkowski recused) that the Planning Commission
approve Resolution No. 1222 recommending approval to the City Council of General
Plan Amendment No. 129 to amend the General Plan Land Use Designation from High
Density Residential to Office.
Planning Commission Minutes of
March 13,2012
Page 8
MOTION
It was moved by Vice Chairman James, seconded by Commissioner Jeske and carried
on a 6-0 vote (Commissioner Guzkowski recused) that the Planning Commission
approve Resolution No. 1223 recommending approval to the City Council of Zone
Change No. 440 to change the zoning designation form R-2 (Multiple Family Residential)
District to A-P (Administrative and Professional Office) District.
MOTION
It was moved by Vice Chairman James, seconded by Commissioner Jeske and carried
on a 6-0 vote (Commissioner Guzkowski recused) that the Planning Commission
continue Commission Review and Approval No. 825 (Revision 8) to the meeting of April
24, 2012.
This will include the addition of Condition of Approval No. 42 as follows:
42. The applicant shall continue the landscape treatment present along the frontage
of the adjoining parking area located to the east of the project site within those
portions of the project that are visible from the right-of-way for the purpose of
providing additional screening.
C. WOODY, LLC AND J.A.W LAND & TRADING, LLC, APPLICANT
(PROJECT PLANNER: CHRIS BOATMAN)
1. Consideration of a Notice of Exemption pursuant to Section
15061(b)(3) of the California Environmental Quality Act
Guidelines.
2. PUBLIC HEARING to consider a request by the property owner
on a determination of status regarding three contiguous parcels
totaling 43.02 acres that have been determined by the City to be
merged; in accordance with Section 17.21 of the Redlands
Municipal Code and Section 66451.11 of the State Subdivision
Map Act, located between Sunset Drive North and the Interstate10
Freeway, east of Wabash Avenue in the A-1 (Agricultural) District;
more commonly known as Crystal Springs Ranch.
Associate Planner Boatman gave a PowerPoint presentation and overview of the
proposed project. Assistant Planner Boatman recommended the Planning Commission
concur with staff that the merger meets the criteria.
Commissioner Jeske requested clarification on the excess right-of-way and Wabash
Avenue. Associate Planner Boatman stated the property owner is no longer interested
in utilizing a portion of Wabash Avenue.
Chairman Miller opened up the Public Hearing.
Mr. Pat Meyer, representative, stated the property owner is in support of staff's
recommendation on the lot merger.
Mr. Kelly, resident, stated he was in agreement with the lot merger. Mr. Kelly
recommended the City conduct negotiations with Mr. Meyer on the proposed property as
well as the Mistretta property for open space.
Planning Commission Minutes of
March 13,2012
Page 9
Ms. Frye, resident, inquired if Lot A and Lot B are going to be merged with Parcel C.
Associate Planner Boatman confirmed.
Chairman Miller closed the Public Hearing.
MOTION
It was moved by Commissioner Dyer, seconded by Commissioner Rock and carried on a
7-0 vote that the Planning Commission find that the merger of Parcels A and B as
referenced in the staff report, is exempt from the provisions of the California
Environmental Quality Act Guidelines pursuant to Section 15061(b)(3).
MOTION
It was moved by Commissioner Dyer, seconded by Commissioner Rock and carried on a
7-0 vote that the Planning Commission find that Parcels A and B as referenced in the
staff report, meet the criteria for merger pursuant to Section 17.21 of the Redlands
Municipal Code and direct staff to file a Notice Of Merger for record with the County
Recorder.
V. ADDENDA-None
VI. MINUTES
B. Planning Commission Minutes of January 10, 2012.
MOTION
It was moved by Commissioner Hudson, seconded by Vice Chairman James and carried
on a 7-0 vote that the Planning Commission approve the minutes of January 10, 2012.
VII. LAND USE AND CITY COUNCIL ACTIONS OF FEBRUARY 21St AND MARCH
6, 2012.
Chairman Miller inquired if there were City Council actions to report.
Director Orci stated the City Council approved the time extension for Westside Christian
Church for one year.
VIII. ADJOURN TO MARCH 14, 2012
Chairman Miller adjourned the meeting at 5:35 p.m. to the March 14, 2012 Special
Planning Commission meeting at 7:00 pm in the Joslyn Senior Center; 21 Grant Street.
Linda McCasland Oscar Orci
Senior Administrative Technician Development Services Director
Planning Commission Minutes of
March 13,2012
Page 10