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07/20/2006 I I I Community and Economic Development (ALIFORNIA Department 22795 Barton Road Grand Terrace California 92313-5295 (909) 824-6621 GRAND TERRACE PLANNING COMMISSION MINUTES OF REGULAR MEETING July 20th,2006 The regular meeting of the Grand Terrace Planning Commission was called to order at the Grand Terrace Civic Center. 22795 Barton Road. Grand Terrace. California. on Julv 20. 2006.at 7:00 P.m..by Chair Wilson. PRESENT: Doug Wilson, Chairperson Tom Comstock, Commissioner Darcy McNaboe, Commissioner Brian Phelps, Commissioner John Lampe, Associate Planner Richard Garcia, Assistant Planner Richard Shields, Director of Building and Safety Laura Reinarz, Planning Secretary Absent: Vice Chair Addington 7:00 P.M. CONVENE SITE AND ARCHITECTURE REVIEW BOARD/ PLANNING COMMISSION MEETING • Pledge of Allegiance led by Commissioner Comstock • Roll Call PUBLIC PARTICIPATION: None Chair Wilson introduced the project 1 ITEMS: 1. CUP-06-05/E-06-09 Conditional Use Permit No. 06-05 (CUP-06-05) and Environmental Case No. 06-05 (E-06-09) to construct a "drive- thru" for the existing Demetris Restaurant. The "drive-thru" will be located mainly on the east side of the restaurant with an entrance to and exit from the "drive-thru" located in the parking area on the west side of the restaurant building. Minor modifications to the restaurant building may also take place adding of a service window for the "drive-thru." APPLICANT: Demetris Restaurant LOCATION: The subject site is located at 21900 Barton Rd. (The site consists of a 1.95 acre parcel located on the north side of Barton Road just west of the intersection of La Crosse and Barton.) RECOMMENDATION: Open the Public Hearing, receive testimony, close the public hearing, and approve CUP-06-05 to construct a "drive-thru" and approve E-06-09 for appropriate reasons given by the Commission. Associate Planner Lampe presented his staff report as follows: The application to be heard tonight is to construct a "drive-thru" for the existing Demetri's Restaurant. The site containing Demetri's consists of a 1.95 acre parcel located on the north side of Barton Road just west of the La Crosse Avenue which also serves as the southbound off-ramp for the I-215 freeway. Demetri's was first open in 1989. It was built along with two other commercial buildings. Approved at the same time was a recreational vehicle park in the rear. In 2001 the existing recreational park was separated from the commercial center by the approval of a lot line adjustment. The surrounding area is developed with a small commercial center to the immediate east, a more or less vacant commercial center and private laboratory to the south and an existing mobile home park to the west. There are two existing driveways which provide vehicular access to the site. At the present time the easterly driveway is for entry traffic only with no exit while the westerly driveway is for both in-and-out traffic. The Site is zoned "CG" (General Commercial) which allows for restaurants as a permitted use but does require a conditional use permit for a"drive-thru." Thus the application and hearing tonight. The site plan marked Exhibit 1 shows the proposed "drive-thru" and the existing restaurant. As a bit of background, the applicant and his engineer met with staff to review the design of the proposed "drive-thru" and in addition, the proposed plan was also reviewed by the City's Traffic Engineer on three occasions. 2 The entrance to the "drive-thru" is located at the southeast corner of the site. The "drive-thru" will have a width ranging from 9 to 11 feet and "wraps" around the east side of the restaurant existing on the north side of the restaurant. Sections "A-A" and `B-B" are drawn on the site plan showing the detail including proposed width, curb and gutter, retaining and screening walls and existing property lines. Because of the location of the restaurant building and the easterly property line, a 1 1/2 to 2 foot easement on the adjacent property will be required. This proposed easement is called out of the site plan and shows on the sections. The applicant has discussed this proposed easement with the adjacent property owner, Mr. Clark. Mr. Clark is here tonight to verify his agreement to having this easement on his property. The outside edge of the "drive-thru" will be bounded by a low retaining wall 1 to 3 feet in height. In addition at the first turn of the "drive-thru" on top of the retaining wall will be a 3 1/z foot high screening wall. This screening wall is required in order to screen the headlights of the vehicles using the "drive-thru" at night from shinning their lights into the on-coming traffic southbound on La Crosse. Although not shown on the plan, staff is suggestion that a wrought iron railing be placed on top of the retaining wall to keep people from getting into the "drive-thru" or getting out, or falling over the retaining wall if they were to get out of their vehicles for some reason. Also shown on the site plan are two menu boards. It appears that four or five cars could queue up in the "drive- thru" as measured from the second menu board which presumably is the order board. Four or five parking spaces will be lost with this proposal. However, the center has about 100 ' parking spaces. A total of 76 parking spaces are required for the existing uses in the center. So the loss of these 4 or 5 spaces will not affect the required parking. The proposed traffic flow is also shown on the site plan with the black arrows. "Drive-thru" traffic will enter the easterly driveway and then turn into the "drive-thru". It will then exit the "drive-thru" on the northerly side of the restaurant and thereupon exit, using the existing parking aisle of the center, and then existing the property at the westerly driveway as indicated by the black arrows. The building department has recommended a condition be imposed that the "drive-thru" exit be redesigned to fan out to an 11 foot wide or greater exit with a radius curb back to the existing curb to provide for easier vehicular exiting. This project for a "drive-thru" for an existing restaurant qualifies for a "categorical exemption" under the provisions of CEQA as stipulated by Article 19, Section 15332, Cclass 32. Staff recommends that the Planning Commission approve CUP-06-05 and E-06-09 based on the findings of fact and the recommended conditions of approval as set forth in the Resolution of Approval, attachment 10. Thank you, that completes the staff report, Mr. Chairman Chair Wilson asked staff to comment on the curve at the entry of the "drive-thru." 3 Associate Planner Lampe commented that the City Traffic Engineer had reviewed the proposed "drive-thru" several times and felt that the radius for the curve was adequate. However, the Director of Building and Safety had asked the applicant to modify the curves at the first turn of the"drive-thru"by modifying the walls of the outside patio. Director Shields commented that he had asked the applicant to modify the curves at the corner of the patio and that the applicant and his engineer agreed to make this modification in the design. He also indicated that the staff would look at the curve radius again at the entry to the "drive- thm." Commissioner McNaboe asked staff how many cars the"drive-thru" could accommodate. Associate Planner Lampe responded that the number of cars that could be accommodated back from the first point of stopping which is the menu board would be about four or five cars. Commissioner Comstock wanted to know how many additional cars could be accommodated between the menu board and the service or pick-up window. Associated Planner Lampe answered that an addition three or four cars could be accommodated between the menu board and the service or pick up window. Chair Wilson pointed out that if the "drive-thru" were full, customers who would have used the "drive-thru" would most likely park in the parking area in front of the restaurant and go inside as Demetri's has a lot of seating inside and also in the outside patio area. Commissioner Phelps asked what kind of signs would be used to direct traffic into and out of the "drive-thru." Associated Planner Lampe pointed out that the staff has recommended that the condition be imposed to require the applicant to submit a "traffic directional plan," so that the proposed signs and arrows to direct traffic could be evaluated by staff to make sure that there would be a smooth flow of traffic through the"drive-thru." Commissioner Phelps also commented that in addition to attractive signs there ought to be attractive wall decorations added to the patio and building walls. Chair Wilson asked if there are any other questions of staff before we open to the public. Public participation: Demetri Hadjiconstantis, the applicant(Mr. Demetri) 21900 Barton Rd Grand Terrace, CA 92313 Mr. Demetri addressed the Commission and indicated that he felt that the proposed "drive-dim" would allow him to serve more customers and would be a benefit to the community. He 4 indicated that there are similar type restaurants in adjacent communities which now have "drive- - thrus" and they worked very well for both the community and the owner of the restaurant. He further indicated that he had worked with the staff and the City Traffic Engineer to design his project to make sure that the city was happy with the layout for the proposed "drive-thru." He concluded by indicating that he agreed to all of the conditions recommended by staff including the requirement for a 4 foot high railing on the outside wall as indicated by staff. Harold Clark 9304 Cleveland Ave. Riverside, CA Mr. Clark addressed the Commission and indicated that he met with Mr. Demetri to discuss his project and has agreed to provide Mr. Demetri with an easement as indicated by staff to allow for encroachment of the "drive-thru", onto his property which lies to the immediate east of the "drive-thru." He further indicted that if the "drive-thru" is approved by the Commission, he will work out the details of establishing the easement with Mr. Demetri. Chair Wilson: Anyone else in the public that would like to come forward and address this particular issue? If not, we'll close the public hearing and bring it back to the Commissioner for discussion, motion. MOTION PC-19-2006: Chair Wilson made a motion to approve the construction a "drive-thru" on the east side of the Demetris Restaurant, CUP-06-05/E-06-09. Commissioner Comstock seconded the motion. Chair Wilson: Motion has been made and has been seconded. Any discussion? Please vote. MOTION VOTE PC-19-2006 Failed 2-2-0 Associated Planner Lampe noted that there was a tie vote 2 to 2 and that under the Commission's procedures the motion to approve the project fails. Associate Planner Lampe recommended that the matter be continued to the meeting of August 17, 2006 to resolve the impasse when all 5 members of the Commission would be present. Chair Wilson indicated that the matter would be continued to August 17, 2006 to resolve the tie vote on the motion to approve. 2. SA-06-03/E-06-04: Site and Architectural Review Case#SA-06-03, to construct a single family modular residence with 3,149 Square feet of living area and an attached two car garage of 480 Square feet. It will have 3 bedrooms, 2 1/2 baths, 2 family rooms, an office, and a retreat. It will be one story in height. 5 APPLICANT: Design Plus 3, Inc. on behalf of the Owners, Nestor and Dora Ruiz LOCATION: A 25,246 square foot vacant lot on the east side of Rosedale Street, approximately 515 feet north of Palm Avenue, in the City of Grand Terrace (APN 0275-083-14) RECOIVEWENDATION: Open the Public Hearing, receive testimony, close the public hearing, and approve SA-06-03 to construct a single family residence. Assistant Planner Richard Garcia presented his staff report as follows: Good Evening, my name is Richard Garcia, Assistant Planner for the City of Grand Terrace. The applicant, design Plus 3 Incorporated, is proposing to construct a single story family modular residence on a vacant lot at 12035 Rosedale Avenue. The aerial photo accurately depicts the subject site as a vacant lot. The surrounding area is developed as single family residential to the north, south, east, and west. The site plan indicates the location of the modular residence. The proposed modular residence will contain 3,147 square feet of living area and will have an attached stick-built 2-car garage of 480 square feet. The residence will conform to all development standards for the residential development in the R1-2- zone. The house will be set back 25 feet from the property line on Rosedale Avenue. The garage will front to the south. The proposed landscaping plan is primarily for the front yard, with trees, shrubs, turf, and ground cover as indicated on the plan. The grading plan depicts the location of area drainage. The site will be graded so the direction of drainage will be away from Rosedale Avenue and towards the east. The floor plan shows 3 bedrooms, 21/z baths, 2 family rooms, 1 office, 1 retreat, and a stick-built 2-car attached garage. The structure will contain exterior architectural embellishments such as a stick-built tower front entry, front door block sidelights, 6 inch wood trim around windows and doors, a 3-coat stucco wall covering, decorative porch lights, and a light-weight terra-cotta roofing tile. The 2-car garage is shown facing south on the right elevation, with 6 inch wide wood trim around the windows and a 3 coat stucco wall coating. The home conforms to Chapter 18.66 of the. Grand Terrace Zoning Code regarding the Design Criteria for Manufactured Housing. This project is a categorically exempt class 3 project per the California Environmental Quality Act. This project shall comply with NPDES requirements, and a water quality management plan agreement shall be required as a Building &Safety condition of approval. 6 Staff recommends that the Planning Commission approve the proposed one story single family modular residence under SA-06-03 and E-06-04 as called for by the attached "Resolution of Approval". Thank you. Chair Wilson: Any questions of staff? Commissioner Phelps: How is that site going to drain? Will it drain to the street? Director Shields: The site will drain to the back of the lot. Before building permits are issued, a grading plan will have to be submitted. As part of the review of the grading plans, the applicant will have to obtain a drainage easement to allow for off-flow drainage to the property to the immediate east. Chair Wilson: Isn't this the historical flow for drainage in this area? Director Shields: Yes, the drainage in this area flows to the east away from the street. Chair Wilson: Any other questions of staff before we open to the public? Chair Wilson: No, then we'll invite the public participation. Joe Padilla, the Applicant 9825 Magnolia Avenue, Suite B #312 Riverside, CA 92503 Joe Padilla told the Commission he was happy to be building a home in Grand Terrace and felt that the proposed modular home would be an asset to the community. He was looking forward to building this home. Robert Cortez 12040 Rosedale Avenue Grand Terrace, CA Mr. Cortez indicated that he was concerned regarding the "modular" part of the proposed home; but that after looking at the plans and drawings he was satisfied that the new home would be like a traditional type of home. He just didn't want to see a"mobile home" located on the site. Director Shields indicated that"modular" type housing is constructed in a factory and portions of the home are transported to the site and are assembled on the site. He further indicated that the homes are constructed on a traditional foundation and for all intents and purposes are the same as traditional "stick-built" type homes. Chair Wilson: Thank you. Any further public participation in this item? If not we'll bring it back to the Commission. 7 We'll close the public participation and bring it back to the Commission for a motion and/or a -= discussion. MOTION PC-20-2006 Commissioner Comstock made a motion to approve SA-06-03/E-06-04 to construct a single family modular residence. Commissioner McNaboe seconded the motion. Chair Wilson: Motion has been made and has been seconded. Any discussion? Please vote. Clerk Laura Reinarz: Motion carries all ayes MOTION VOTE PC-20-2006 Approved 4-0-0 Chair Wilson: We'll go on and move to adjourn the Site and Architecture Review Board/Planning Commission Meeting, and we'll go ahead and convene the Public Workshop Session. ADJOURN SITE AND ARCHITECTURE REVIEW BOARD/PLANNING COMMISSION MEETING CONVENE PUBLIC WORKSHOP SESSION • INFORMATION TO THE COMMISSIONERS Staff had nothing to report to the Commissioners • INFORMATION FROM THE COMMISSIONERS Chair Wilson asked those Commissioners who had voted against the "drive-thru"for Mr. Demetri to expand on their reasons so as to give staff some guidance. Commissioner McNaboe felt that there would be a problem with the length of the queue line backing up and blocking traffic on Barton Road. Commissioner McNaboe noted an "In-N- Out" "drive-thru" in or near the City of Loma Linda which often has cars backed out into the street at lunch times. Commissioner Phelps said he agreed with that assessment and felt that the queue line could back up and even block the intersection of La Crosse and Barton. Chair Wilson: Thank you all. 8 ADJOURNED PUBLIC WORKSHOP SESSION 7:55 PM NEXT PLANNING COMMISSION MEETING TO BE HELD ON SEPTEMBER 07,2006 Respectfully Submitted, Approve By, Gary L:koontz, Planing Director Doug Wilson, Chairman Planning Commission 9