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