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07/15/1999GRAND TERRACE PLANNING COMMISSION MINUTES OF REGULAR MEETING JULY 15, 1999 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 July 15, 1999 at 7:05 p.m. by Chairwoman, Fran Van Gelder. PRESENT: Fran Van Gelder, Chairperson Matt Addington, Commissioner Don Larkin, Commissioner Patrizia Materassi, Community and Economic Development Director John Lampe, Planner Pat Peterson, CEDD Secretary ABSENT: Doug Wilson, Vice -Chairperson Mary Trainor, Commissioner 7:05 P.M. CONVENED SITE AND ARCHITECTURE REVIEW BOARD/ PLANNING COMMISSION MEETING Call to Order * Pledge of Allegiance by Commissioner Larkin Roll Call * Public address to Commission shall be limited to three minutes unless extended by the Chairman. Should you desire to make a longer presentation, please make written request to be agendized to the Community Development Director. PUBLIC PARTICIPATION: None PLANNING COMMISSION MEETING MINUTES Page 2 July 15, 1999 ITEM#1 CUP-98-04/E-98-10 APPLICATIONS FOR CONDITIONAL USE PERMIT AND ENVIRONMENTAL REVIEW TO EXPAND THE EXISTING USE TO INCREASE PRODUCTION OF MANUFACTURED MOBILE MODULAR STRUCTURES INCLUDING PORTABLE CLASSROOMS AND OFFICE TRAILERS. AMERICAN MODULAR STRUCTURES, INC. 21516 MAIN STREET, GRAND TERRACE, CA Staff report was presented by planner John Lampe. He explained applicant proposes to increase production of mobile manufactured portable classrooms and office trailers by increasing hours of operation to 6:00 a.m. to 7:00 p.m., Monday through Saturday, year round. He stated the public hearing notice was published in the Grand Terrace City News and mailed to property owners within a 300' radius of subject property. Mr. Lampe used an overhead projector to show subject property and those in the vicinity. The subject property is located in the M2 - Industrial Zoning District. Properties to the northeast and southeast are also zoned M2. The property to the south is vacant and also zoned M2. East of subject property is the Riverside Canal Power Company and the railroad line. Two trucking companies are located immediately north of the subject site. To the west is the Riverside Canal and vacant land in the City of Colton, which is also zoned Industrial. To the south, across Main Street are commercial, industrial and residential uses in the unincorporated area of Riverside known as Highgrove. The original CUP 88-17 allowed applicant to occupy the westerly portion of the site including the westerly portion of the building. Original hours of operation were 7 a.m. to 6 p.m. In 1991, the CUP was modified to allow operation 6 a.m. to 6 p.m. Applicant's proposal is to expand the existing manufacturing use to the easterly portion of the parcel, and allow operation 6 a.m. to 7 p.m. year round. Mr. Lampe said staff believes potential on -site noise generation will be mitigated through limitation of operating hours. He reminded Commission Members and the audience of the City's noise ordinance which prohibits operation of loud equipment before 7 a.m. It is also believed that the 6' block wall along Main Street will help to buffer noise to the residents on the south side of Main Street. In addition, he said there is a suggested condition of approval which would require applicant to comply with any mitigating measures which result from the required acoustics study. Mr. Lampe reviewed the overhead site plan. He said there are 55 parking spaces available on the site which meets zoning code standards. Applicant has estimated a maximum of 40 employees. Staff urged applicant to rehabilitate the existing landscape along the westerly portion of the site and include it in the landscaping plan. Screening landscaping was suggested along the perimeter fencing to screen the interior of the site from public view. PLANNING COMMISSION MEETING MINUTES July 15, 1999 Page 3 Mr. Lampe noted applicant is currently using the triangular parcel to the east of subject site to park/store chassis. If he plans to continue using the triangular parcel applicant needs to amend the current application site plan or submit a separate application. Mr. Lampe said it may be necessary to file a parcel map application to satisfy the requirements of the State Map Act. The 1998 moratorium study of subject property and surrounding property resulted in a finding by the Planning Commission that parcels in the area did not have adequate water and sewer facilities to support expansion or future development. Although City Council did not impose the moratorium it instructed the Planning Commission to impose five conditions including: 1) recordation of four water easements in the area; 2) requirement of a "will serve" letter from the City of Colton as a condition of approval for any project or expansion in the study area; 3) submittal and approval of plans for a fire hydrant to serve subject site be required as a condition of any expansion; 4) proper connection of the American Modular Structures site to a public waste system; and 5) formulation of a plan to provide for the above improvement as a group effort of affected tenants and property owners. Mr. Lampe said applicant's representative, Bruce Cash, was in the audience and has met with the City of Colton Public Works Department to consider providing water service for fire protection to subject site. The temporary hydrant installed in March, 1999 does not satisfy San Bernardino County Fire Department's required specification for the provision of water on site. He informed Commission Members a representative from the County Fire Dept. was in the audience to answer questions. Bruce Cash United Strategies, Inc. He explained his firm is consultant to applicant, American Modular Structures, Inc. He thanked staff for assistance on behalf of applicant. He gave a progress report on efforts to bring applicant into full compliance with conditions of approval. He told Commission Members applicant has invested thousands of dollars to bring the site into compliance in balance with remaining in business. American Modular is a tenant on the property at 21516 Main St. The property's owner is in bankruptcy. Mr. Cash said American Modular is committed to the process of bringing the business into compliance. Mr. Cash said the proposal is for American Modular to continue operating in the easterly portion of the building and adjacent land which they currently occupy. This expansion is considered critical by American Modular to sustain the business existence. He said American Modular is continuing to work hard to address the outstanding issues of bringing water to the site. PLANNING COMMISSION MEETING MINUTES July 15, 1999 Page 4 Engineering Resources of Southern California has been retained by applicant to design on -site and off -site water systems to comply with all proposed conditions of approval. He told Commission Members the water plan should be completed in 14 days. Mr. Cash told Commissioners and staff of the recent progress on the project: a fire hydrant has been installed north of American Modular's property line; dialog continues with the City of Colton regarding water easement issues; the City of Colton has assumed responsibility for obtaining off -site easements; dialog continues with the City of Colton, San Bernardino County Fire and other agencies regarding design and installation of off -site and on -site water systems. Mr. Cash urged Commission Members to adopt staff Recommendation #1, approving the project subject to the approval of the water plan by the San Bernardino County Fire Department. Commissioner Addington asked Mr. Cash how applicant plans to comply with Condition #25, submission of a parcel map given he is a tenant, not owner. Mr. Cash deferred this question to applicant, Mr. Bushore. Bruce Bushore, President American Modular Structures, Inc. 21516 Main Street Grand Terrace, CA 92313 Mr. Bushore said he recently spoke with attorneys representing the property owner, Mr. Ng. The property has been in bankruptcy and receivership for three years. It is anticipated it will be discharged at a bankruptcy hearing in Los Angeles in August, 1999. American Modular has been at subject site for 11 years. Mr. Bushore said he is in negotiations with the property owner and mortgagee of the property, Beale Bank to either purchase the property or enter into a long term lease after the bankruptcy process is finished. Mr. Bushore also urged Commission Members to adopt staffs Recommendation #1. Commissioner Addington asked Mr. Bushore if he plans to occupy the parcel the parcel to the immediate east of subject site. Mr. Bushore said that property is currently on the market but does not intend to occupy it. Commissioner Addington asked Mr. Cash when the water easements should be recorded. Mr. Cash said his last meeting with Tom Clark, Colton's Public Utilities Director, was approx. 30 days ago and at that time they were close to closure of the easement issues. Commissioner Addington asked Mr. Cash if all outstanding issues can be resolved in 30 days, by the next Planning Commission meeting. Mr. Cash said the outstanding issues are outside of applicant's control. There is agreement among the Cities of Colton and Grand Terrace, in addition to the San Bernardino County Fire Department, that the PLANNING COMMISSION MEETING MINUTES July 15, 1999 Page 5 water main needs to be extended and American Modular needs to install an on -site water system. The water plan design work to extend the existing line to Main Street needs to be completed by Engineering Resources of Southern California. The same company is designing a fire service connection for the on -site fire system of American Modular. He assured Commission Members the plan will be submitted for review and approval upon completion. He further urged Commission Members to adopt Recommendation #1. Mr. Lampe clarified staffs intention regarding Recommendation #1. Staff would recommend approval of the project only if the water plan had been approved by the County Fire Department as of this meeting date. Mr. Lampe reiterated staffs current recommendation is to continue the hearing until the time that the water plan is reviewed and approved by the County Fire Department. Steve Anderson San Bernardino County Fire Department Captain Anderson said he is the Fire Prevention Captain who oversees all plan reviews for Grand Terrace. He said his chief concern at present is how long it will take to get the on -site fire system installed at American Modular. Although there has been a fire hydrant installed which shows some progress, that new fire hydrant exceeds the County Fire Department's distance requirements to service Mr. Bushore's property. The Fire Code requires a fire hydrant within 150' of a commercial/industrial building. Two or three hydrants may be required. He said the water supply of 3,000 gallons is now sufficient at the hydrant. In January, 1998, the fire flow was only 656 gallons. Captain Anderson said he believes applicant is working diligently to accomplish the tasks required to get the water plan completed and the on -site system installed. It was his opinion that Mr. Bushore and the area surrounding his business would benefit if the Planning Commission would allow some lenience to get the plan completed and system installed on -site. Chairwoman Van Gelder asked Captain Anderson what his estimated time line would be for installation of the on -site fire system. Captain Anderson responded by saying it totally depends on the applicant. He said the Fire Department will review the plans on the day applicant walks into the Fire Department with the plans in hand. Commissioner Addington asked Captain Anderson what type of building is on subject property. Captain Anderson said it is a metal building with steel beams. It is considered a Type III building, and more fire resistant than a wood structure. 7:50 P.M. PUBLIC HEARING OPENED PLANNING COMMISSION MEETING MINUTES Page 6 July 15, 1999 Adam Ornelas 16 Highland Ave. Highgrove, CA Mr. Ornelas passed out to Planning Commissioners copies of a letter dated September 30, 1997 to American Modular from City staff regarding hours of operation. He asked Commissioners to read the letter which indicates American Modular may begin operation at 7:00 a.m. He said American Modular makes their own hours of operation, while laughing at the City and residents living in the area around 21516 Main St. He said he called the Sheriffs Department on July 9, when he began hearing hammers and nail guns at 6:00 a.m. from American Modular. Deputy Brown responded to his call and spoke with someone at American Modular who said they were trying to keep the noise down. Mr. Ornelas said he felt it irresponsible on the part of the Planning Commission members to continue to implement rules and regulations which are ignored by American Modular. He urged Commission Members to prohibit American Modular from beginning work before 7:00 a.m. He said American Modular should be stopped from making a mockery of the democratic system. David Markle 668 W. Main St. Highgrove, CA Mr. Markey said the only objection he has to the CUP application is the start-up of business at 6:00 a.m. He said he lives across the street from Inland Timber. That business starts operation at 7:00 a.m. and he has no problem with that. If American Modular is allowed to begin operation at 6:00 a.m. he is concerned Inland Timber and all other business in the area will think it is "O.K." for them to also change their hours to 6:00 a.m. He said it is fine that American Modular wants to increase productivity. However, not at the expense of residential neighbors, by increasing hours of operation. Richard (Barney) Barnett, Chairman of CSA in Highgrove 474 Prospect Avenue Highgrove, CA 92507 He said he was representing members of the Highgrove community directly affected by the noise issue generated by American Modular. He reminded Planning Commissioners of the residences across Main Street from American Modular's operation. He asked Commissioners to imagine if they lived across from American Modular and the business started up at 6:00 a.m. each morning. He urged Commissioners to approve hours of operation to be 7:00 a.m. to 6:00 p.m., Monday through Saturday. Commissioner Addington Asked Mr. Barnett if he would object if the hours of operation are set at 7:00 a.m. to 7:00 p.m. as set forth in Condition #17. Mr. Barnett deferred that question to Mr. Ornelas and Mr. Markie. PLANNING COMMISSION MEETING MINUTES July 15, 1999 Adam Ornelas Page 7 He objected to extending the hours of operation to 7:00 p.m. He said the modular units are oftentimes parked on Main Street for pick-up by semi -trucks. The trucks arrive and idle for two hours while the drivers hook up lights on the modular units. Mr. Ornelas said he has appeared before the Planning Commission 5 or 6 times in the past, always with the noise complaint. He asked why the Highgrove residents have to put up with the noise. Terri Horn Highgrove CSA Board Member 620 Sweetser Dr. Highgrove, CA 92507 She said she was appearing on behalf of the Community of Highgrove as a CSA board member. The noise issue was her chief concern. She felt the business hours of 7:00 a.m. to 6:00 p.m. is reasonable and the hours should not be increased. She did not have a problem with the business expansion but the hours of operation should not be expanded. Denis Kidd 22874 Pico St. Grand Terrace, CA Mr. Kidd said he is a Highgrove property owner and supports the Highgrove residents in their request that American Modular be restricted to doing business and making noise during the hours of 7:00 a.m. to 6:00 p.m. Connie Gimmond Highgrove, CA She said she lives in Highgrove near Hunter Park, a new industrial park, and related some complaints she has had with that project. She asked if a noise study has been done for the American Modular project. She urged Planning Commissioners to consider the impact of the noise on Highgrove residents living across Main Street from American Modular if the business is allowed to begin operation at 6:00 a.m. 7:65 P.M. PUBLIC HEARING CLOSED Mr. Lampe said staff recognizes the concerns of the residents regarding noise issues and suggested the project be conditioned to comply with the City's noise ordinance. He read a portion of the noise ordinance dealing with the loud and excessive noise of loading and unloading trucks between the hours of 10:00 p.m. and 7:00 a.m. Mr. Lampe said staff recommends American Modular be allowed to start their operation earlier in the morning (at 6:00 a.m.), however they must comply with the City's noise ordinance. PLANNING COMMISSION MEETING MINUTES July 15, 1999 Page 8 Director Materassi said American Modular may begin operation at 6:00 a.m. but they cannot use semis, loaders and other heavy equipment. Heavy equipment can only be used between 7:00 a.m. and 10:00 p.m. according to the City's noise ordinance. The County Health Department, in their project review, required an acoustical study of the business. Mitigations will be required if that study indicates greater than 55 dba's or ambient noise level from the residences across Main Street. Bruce Cash United Strategies, Inc. Mr. Cash said he appreciates those members of the community who came to the meeting to express their concerns. He said American Modular understands they must comply with the noise ordinance between the hours of 6:00 a.m. and 7:00 a.m. He said applicant will not be building any additional structures on the property. Applicant is seeking a CUP to approve expansion into the other section of his existing building. He stated the modular units are picked up by contract haulers who deliver them to other locations. Those haulers are not employees of American Modular so not under the control of American Modular. Mr. Cash said applicant is ready to authorize Pacific Southwest Corporation to begin construction of the water line and on -site water system upon approval of the City of Colton and San Bernardino County Fire Department. Bruce Bushore American Modular Structures, Inc. Mr. Bushore said his modular units are sold to licensed dealers FOB at their gate. The dealer then hires a PUC transport company to pick up the unit and deliver them. American Modular is not notified when the truck will arrive to take delivery of the unit. He said several years ago he spoke with Mr. Ornelas about the noise of idling trucks on Main Street. At that time the recycling company was also a tenant in the complex and Mr. Bushore said the noise was from trucks waiting to get into the recycling facility to deliver or take away recycling material. Mr. Bushore said most of his units are picked up from 7:00 a.m. to 3:30 p.m. by the contract haulers. He estimated it normally takes drivers about 20 minutes to check the tires, brakes and attach the lights to the units. He said a couple of times per month transporters move units outside of normal business hours. Commissioner Addington asked Director Materassi if Mr. Ornelas has filed written complaints with the City. Director Materassi responded that we have not received complaints within the last 1-1/2 years. Commissioner Addington asked Director what would happen if the Planning Commission voted to adopt option #3 denying the application. Director said applicant can still continue to operate but only on the original portion of the parcel, and may appeal the Planning Commission decision. PLANNING COMMISSION MEETING MINUTES July 15, 1999 Page 9 Commissioner Larkin asked what can be done if applicant is not in compliance with the noise ordinance. Director Materassi said the City must receive calls when the noise is happening. The Sheriff's Department will go out to tell applicant to stop the noise. If the situation is repetitive there may be fines imposed and the CUP revoked by the Planning Commission. Director told Commissioners American Modular has the right to conduct extended business hours in the summer on the original site. They must still observe the noise ordinance during the extended hours. MOTION PCM-99-16 Chairwoman Van Gelder made a motion to continue CUP-98-04 and E-98-10 to the next Planning Commission meeting. Seconded by Commissioner Addington. MOTION VOTE PCM-99-16 Motion carried. 3-0-0-2. Vice-chairman Wilson and Commissioner Trainor absent. ITEM #2 GPU-99-03/E-98-07 REVISION/UPDATE OF THE OPEN SPACE ELEMENT OF THE GRAND TERRACE GENERAL PLAN CITY-WIDE Staff report was presented by Planner John Lampe. The Open Space Element is the fourth element of the General Plan to be approved, following the Circulation, Housing and Air Quality elements. Notice of the public hearing was published in the City News on June 16, 1999. Copies of the proposed element and notices of the public hearing were sent to the General Plan Task Force Members, Principals of the three schools in the City to encourage student participation, three residents of the City chosen at random. Staff has received no correspondence regarding the proposed element. Mr. Lampe explained there are many types of open space land. It can be utilized for the preservation of natural resources, for the managed production of resources such as mineral deposits, agriculture or ground water recharge. Recreation for parks is the most recognized use of open space. Areas protected for the scenic, historic or cultural values is also part of open space. The open space element has four main goals: 1. To provide the open space needed for outdoor recreation; 2. To protect the natural resources of the City; PLANNING COMMISSION MEETING MINUTES Page 10 July 15, 1999 3. To provide the open space needed to protect the public health and safety of the community from natural hazards; and 4. To enhance community identity The element identifies 9 objectives to guide the City in reaching the goals. There are 48 specific implementing action programs to support the 9 objectives in reaching the 4 goals. Following the Planning Commission Workshop on May 20, 1999, where the Open Space Element was discussed, staff made several additions and deletions to the draft element according to recommendations of Commission Members. The more significant changes include: 1. Tables were added to the executive summary; 2. Discussion of performance criteria was added to the implementation strategy; 3. Maps labeled Figures 1 and 2 were enhanced; 4. Staff revised language related to rare and endangered species; 5. Table 5 was added to analyze the City's park land and further needs; 6. Table 6 shows the detailed summary action plan for implementation of the element; 7. Table 7 shows a list of suggested performance criteria; 8. Appendix was added to discuss expansion of Pico Park; 9. Addition of a discussion about a combined Heritage ParkNouth Center at Susan Petta Park; and 10. Proposed Negative Declaration with the Initial Study and a draft ordinance. Staff requested the Planning Commission recommend to City Council approve the Open Space Element, and adopt the ordinance to add the Open Space Element to the Grand Terrace General Plan. 8:29 P.M. OPENED PUBLIC HEARING 8:29 P.M. CLOSED PUBLIC HEARING Chairwoman Van Gelder commended staff for the tremendous job done on this large project. Director Materassi explained staffs dream for the heritage youth park. Older homes could be relocated (through assistance of historical preservation grants) at the Susan Petta Park site and donated to various youth organizations for the benefit of the City's teenagers. MOTION PCM-99-17 Commissioner Addington made a motion to recommend City Council approve the proposed Open Space Element of the Grand Terrace General Plan, along with the associated Negative Declaration, and that City Council adopt the proposed ordinance adding the Open Space Element to the General Plan. PLANNING COMMISSION MEETING MINUTES Page 11 July 15, 1999 Seconded by Commissioner Larkin. MOTION VOTE PCM-99-17 Motion carried. 3-0-0-2. Vice -Chairman Wilson and Commissioner Trainor absent. 8:37 P.M. ADJOURNED SITE AND ARCHITECTURE REVIEW BOARD/PLANNING COMMISSION MEETING 8:37 P.M. CONVENED PUBLIC WORKSHOP SESSION • Information to Commissioners - Director Materassi directed Commissioners' attention to copies of the Annual Planning Commission Attendance Log in front of each Commissioner. - Director said she has met with representatives who are discussing putting a Hollywood Video store in the old Pure Design building on Barton Rd. She said she has concerns about their modern signage design. - Director said she has had a meeting with Rite Aid representatives and it now appears the project is ready to move forward. • Information from Commissioners - Chairwoman Van Gelder mentioned the Inland Empire Chapter of the American Planning Association is sponsoring a "Design Review Workshop" at our City Hall on July 31, 1999, from 9:00 a.m. to 3:00 p.m. She asked if Commissioners may attend the meeting. Director Materassi said each Commissioner may attend. Chairwoman Van Gelder and Commissioner Larkin answered they will attend. The planning secretary will make reservations. - Commissioner Larkin asked if the Planning Commission will see design plans in the near future for the Town Square Project. Director Materassi said developer Lisa Hjulberg, has new investors for the project. A meeting is scheduled with all property owners and investors on July 20, 1999. Commissioner Larkin said he has concerns about the initial renderings he saw of the project and asked that the Planning Commission have the opportunity to be involved in the conceptual stage of design. He said this project will create an identity for Grand Terrace and this would be an opportunity to ensure a high quality project. Director Materassi said the developer is working to find anchor tenants. She explained the review process; Director will review the project from the code and specific plan perspectives. Then the reviewing agencies will see the project for their comments and it will come to the Planning Commission for public hearing. Director Materassi explained she plans to do a workshop with the Planning Commission after the initial staff review and reviewing agency comments. PLANNING COMMISSION MEETING MINUTES July 15, 1999 Page 12 Chairwoman Van Gelder asked if the thought of a Task Force of residents and business owners, or Design Review Committee for the Town Square project has been considered. She felt a good "grass roots" representation is necessary for the success of the project. Director Materassi said it is a good idea, and she has suggested it to the developer. 8:60 P.M. ADJOURNED PUBLIC WORKSHOP SESSION NEXT PLANNING COMMISSION MEETING TO BE HELD ON AUGUST 19, 1999. Respectfully submitted, Patrizia Materassi Community and Economic Development Director 08-10-99:pp w:\planning\minutes\07-15-9g.min Approved by, Fran Van Gelder Chairperson, Planning Commission