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09/15/1986r -1 12-8.1063 GRAND TERRACE PLANNING COMMISSION MINUTES OF REGULAR MEETING SEPTEMBER 15, 1986 The regular meeting of the Grand Terrace Planning Commission was called to order at the Grand Terrace Civic Center, 22795 Barton Road, Grand Terrace, CA 92324 on September 15, 1986 at 7:00 p.m. by Chairman Caouette. PRESENT: Norman T. Caouette, Chairman Gerald Cole, Commissioner Ray Munson, Commissioner Fran Van Gelder, Commissioner Stanley Hargrave, Commissioner Daniel McHugh, Commissioner Joseph Kicak, Planning Director Ivan Hopkins, City Attorney Lynn Halligan, Planning Secretary ABSENT: Jerry Hawkinson, Vice -Chairman PLEDGE OF ALLEGIENCE: Led by Commissioner Cole. C1 I. NEW BUSINESS A. Mt. Vernon Villas Phase I, Perimeter Fencing and Meandering Sidewalk Plan. Chairman Caouette asked Staff for presentation. Joseph Kicak, Planning Director, presented Staff Report. Added that fencing was required along the frontage of Mt. Vernon, as well as, the perimeter along Canal Street. Mr. Kicak stated that the only change from the proposal that Staff would recommend to the Planning Commission, was that instead of a stucco'd pilaster that a slumpstone material should be considered. The slumpstone material referred to would be similar to that which is used on the northside of Barton Road east of Arliss and also on the southside of Barton Road east of Preston. Staff recommended approval of the plan, with modification as recommended by staff. Chairman Caouette asked if there were any questions of Staff. Commissioner Munson asked Staff to discuss the distance between the pilasters. Joseph Kicak, Planning Director, responded to this by asking the applicant, Carol Tanner, if she knew the distance proposed, because the plans received had not shown the distance between the pilasters. Carol Tanner, the applicant, stated that she did not know. Chairman Caouette asked if Mr. Kicak had a suggested minimum. Joseph Kicak, Planning Director, stated 10' or possibly a maximum of 15' for the distance between pilasters. His suggestion would be in terms of 15' maximum. Chairman Caouette asked Commissioner Cole if he had any experience with this, with regard to architecture. Commissioner Cole stated no, that the question he had was that he noticed that they made note that the finish and color was to match the architecture on the structure. Asked the applicant if they had a problem switching to slumpstone. Carol Tanner, the applicant, had no problem with the change. Commissioner Cole in response to Chairman Caouette's question about the distance, thought Mr. Kicak was correct, but maybe should even be 12' apart. Commissioner Hargrave asked Mr. Kicak the meaning of 3/8" galvanized thread bolt mentioned on the last drawing. Joseph Kicak, Planning Director, responded that it would be the bolt that is inserted into the column itself that would be supporting the material. It is just saying that it would be galvanized. Commissioner Hargrave stated that prior to the start of the meeting, he and Mr. Kicak had a discussion about making sure that was welded rather than bolted in, so it could not be unbolted. Joseph Kicak, Planning Director, responded that it should be bolted someway, and that it should be a design matter. Chairman Caouette asked if there were any other questions or comments. Commissioner Hargrave asked the applicant about the fencing required along Mt. Vernon and Gage Canal. Carol Tanner, the applicant, stated that they had assumed that they were going to do the entire perimeter fence, designed to match the fencing on Mt. Vernon. P.C. Meeting Minutes 9-15-86 Page 2 Joseph Kicak, Planning Director, asked if that included the southside of the project, for security purposes. Carol Tanner, applicant, responded that if they do not purchase the Karger property, they will fence the southside all the way across and that the material would be the same. Asked if the Gage Canal would have any say in the matter of materials. Ivan Hopkins, City Attorney, stated that that material should be adequate. Did not think that the Gage Canal Co. would argue about the construction of the wall. Chairman Caouette asked if there were any other questions or comments. Being none, asked if there was anyone in the audience who wished to address the Commission regarding this item. Being no one, turned the matter back to the Commission for discussion. Commissioner Munson asked about the status of the Gage Canal crossings. Ivan Hopkins, City Attorney, gave some background. Stated that one of the criteria for the Gage Canal Company to give the City the 3 crossings, was that we purchase the right of way for the Gage Canal Street, which is owned in Fee Title by the Gage Canal Company. They, Gage Canal Company, suggested the City pay them $30,000 for that right of way. Stated that the City was ready to enter into condemnation proceedings for this. Because the City was not willing to pay $30,000; they did not feel this was a fair and reasonable price. The City of Riverside agreed. Mr. Hopkins went on to state that the City would submit an offer based on an appraisal. McMillin Development requested that an appraisal be obtained through some appraisor that was mutually agreeable to both parties. In order to avoid confrontation and save time, the McMillin Development Company had indicated that they would put up the $30,000 to satisfy the Gage Canal Company. The City would then agree to obtain an appraisal and to pay that appraisal amount. The City would then return the difference of the $30,000 or whatever the appraisal states. The City Council, at their last City Council Meeting, had this matter before them and they agreed to it. The only unresolved matter is the location of the third crossing, which will be decided in the future. Chairman Caouette asked if there was further discussion. Commissioner Hargrave asked if the meandering sidewalk would go the entire property or just to Mt. Vernon and Canal Street. Joseph Kicak, Planning Director, stated the location of the meandering sidewalk would be along the frontage of the P.C. Meeting Minutes 9-15- 86 Page 3 project on Mt. Vernon, only. There are no provisions for meandering sidewalk on Canal Street. Discussion took place between Commissioner Hargrave and Joseph Kicak, Planning Director, regarding sidewalk on the westside of Canal. Commissioner Hargrave asked if there was enough room to extend the sidewalk down to Barton Road. Mr. Kicak responded that the City had just obtained the right of way necessary to do that at Canal and Barton. Mr. Kicak mentioned that this project will have a wall on the easterly side of the Canal. Commissioner Hargrave asked if there would be any landscaping between the wall and the Canal. Ivan Hopkins, City Attorney, responded that the wall would be on the property line and on the other side of that property would be the Gage Canal. Stated that we don't have the right to be on that property. However, the City did discuss the possibility of landscaping the right of way in which the Gage Canal is located. The Gage Canal company has granted permission for us to do just that, providing that the landscaping is in accordance with their landscaping specifications. The only problem for the City would be the cost of the landscaping, which is estimated at approximately $100,000. Forest City Dillon has not indicated that it would be beneficial to them, and the City has not volunteered that amount of money. Commissioner Munson asked if that $100,000 would be for the entire strip from Mt. Vernon down to Barton Road. Ivan Hopkins, City Attorney, responded that yes, the strip adjacent to the development. Asked the Applicant, Carol Tanner, if the cost estimate, which she prepared, would be for the entire full length of the Canal down to Barton Road. Ms. Tanner indicated that it was all the way down. Chairman Caouette asked Mr. Kicak about the City standards for sidewalks. Joseph Kicak, Planning Director, stated that the sidewalks, if they are adjacent to the curb, the minimum of the sidewalk from the back of the curb, to the back of the sidewalk, would be 6', the curb width would be 6", so they would be 6 1/2' from the curb face to the back of the sidewalk. On streets such as Mt. Vernon, which is a major street within the City, the minimum would be 5' when the sidewalk is away from the curb. Commissioner Hargrave asked the applicant if the colored rendering indicated finger —like landscaped areas. P.C. Meeting Minutes 9-15-86 Page 4 Carol Tanner, applicant, responded that they are inside the project. They are landscaped breaks between the parking stalls. PCM 86-86 Motion by Commissioner Munson and seconded by Chairman Caouette and passed by a 6-0 vote to add a condition of approval that the pilasters be of slumpstone material. And, that the distance between centers of each pilaster be no greater than 15'. PCM 86-87 Motion by Commissioner Hargrave and seconded by Commissioner Cole and passed by a 6-0 vote to approve the perimeter fencing and meandering sidewalk plan, with the recommendation of staff and the condition as set by the Planning Commission, which modifies the proposal. II. PUBLIC HEARING A. Conditional Use Permit 84-8/Site & Architectural Review for a proposed E-Z Serve Convenience Store located at 22087 Barton Rd. Chairman Caouette asked for staff report. Joseph Kicak, Planning Director, presented staff report. Stated that one of the conditions that the City Council had previously set on the applicant, was that dedication on Michigan be provided and that the public improvement costs on that project be shared by the City, as well as, the applicant. The formula for sharing those costs are shown on an item by item allocation of cost, which was attached as Exhibit "A". This item showed the pro-rata share of costs to be born by the City and the applicant. The Budget for this year reflects $70,000 for this particular project. Joseph Kicak, Planning Director, stated that he wished to go on record, that a discussion with Vice -Chairman Hawkinson took place at the September 13, 1986 Meeting, regarding addition of a right turn lane at Barton Road and Michigan. Vice -Chairman Hawkinson was adament about a right turn lane on Barton Road, which would be in addition to the 2 existing lanes of traffic going easterly on Barton Road. Mr. Kicak stated that he had evaluated the proposal and was concerned that the additional lane on Barton Road on the southside requires the weaving of traffic P.C. Meeting Minutes 9-15- 86 Page 5 coming off from the bridge, easterly on Barton Road, cross one traffic lane and possibly into another. So, there would be 3 lanes of traffic heading easterly with one lane coming off the bridge needing to weave across a fairly high speed lane of traffic coming easterly on Barton Road. Staff recommended approval of the proposed project, subject to the conditions that were set on this project sometime ago. Chairman Caouette asked if there were any questions of staff. Commissioner Hargrave asked Staff what the ramnifications would be if they made the property consider changing the two -entry, onto the property off of Barton Road, so that there would only be an entrance off of Barton Road and no exits allowed. Joseph Ricak, Planning Director, stated that even without making the additional lane, he would have no problem about requiring that change. Stated that anyone entering off of Michigan Street their natural position is facing northerly towards Barton Road. If an exit is to be restricted on to Barton Road, they would have to circle in conflict with the traffic on -site. Mr. Ricak stated that they could probably restrict the left turn from Barton Road coming westerly on Barton Road onto the project. He stated that would be very difficult to enforce. Commissioner Hargrave asked if there was any other answer to this problem. With regard to earlier discussion, felt that jputting in an additional lane would be complicating matters further. Foresaw more accidents, with cars pointing north trying to come out of the station onto Barton Road. Asked if the traffic pointing north, after filling up, instead of going onto Barton Road, could go around the building and out onto Michigan. Joseph Ricak, Planning Director, stated the traffic could be directed to go around the building. Stated the area behind the station is proposed for landscaping. Felt that decreasing that landscaping to less than the required would probably be more beneficial in the long run. The Planning Commission would have to consider to allow the traffic to come out of the bays, as they are facing north, must make a left turn and go around the service station to enter onto Michigan Street. Stated that Michigan, at that location, was not the best place to exit the service station because when the traffic signal at Barton Road/Michigan Street intersection is green for a right turn onto Michigan, that traffic is high speed traffic. Mr. Kicak stated that the traffic into the station should be right turn only from Barton Road. No left turn into the service station off of Barton Road going westerly. Right turn only onto Michigan Street out of the service station. These recommenda- tions would provide the safest conditions. ` P.C. Meeting Minutes 4 9-15- 86 Page 6 Chairman Caouette asked staff, since there are two entries so close to the intersection, would the curb cut on Barton, that is closest to the intersection, compound the problem. Joseph Ricak, Planning Director, concurred with this statement. Stated that that curb cut is right adjacent to curb return on Barton. Stated that the driveway itself will be narrowed by the improvements that are proposed on Michigan Street. The Planning Commission could possibly direct that to be closed off. That would further compound the problems with on -site circulation. Joseph Ricak, Planning Director, stated that his concern is for anyone coming out of the service station behind the station and trying to making a left turn onto Michigan. When the Barton Road/Michigan signal is green for a right turn, the high speed traffic would cause conflict. Commissioner Hargrave stated his discomfort with the whole traffic pattern. Stated that the only problem is that there is no satisfactory answer to that whole traffic situation. Felt that if the developments come anywhere near the desire of the City, there will be a lot of traffic making that right turn from Barton Road to Michigan. Chairman Caouette asked if the applicant would care to address the Commission regarding this project. Asked if there were l any questions of the applicant. Commissioner Hargrave asked the applicant about his feelings regarding the potential traffic at the site vs. the future development of that area along Commerce Way. Nabih Akar, 22087 Barton Road, the applicant, responded that he has worked here for 9 years and there has not been one accident. Did not feel there would be a problem. Stated that the corner of Barton Road and Michigan widening would help small car, as well as, the big truck traffic. Commissioner Hargrave agreed with the applicant, the fact that there has been no problems so far. Stated that he was referring to when the area along Commerce Way developes out. His concern was not for traffic today, but two -three years from now. Stated this was one of his reasons why he questioned if the applicant's customers, who point northerly, could be routed some other way. So, they would not have to try getting across Barton Road when the traffic increases. Nabih Akar, the applicant, stated that landscaping will be going behind the station and there will be no access there. If the traffic goes behind the station and onto Michigan, P.C. Meeting Minutes 9-15-86 Page 7 accidents may be caused by high speed traffic. Chairman Caouette asked if there were any other questions of the applicant. Commissioner Munson asked the applicant what his busy times were at his station. Nabih Akar responded that it was busiest in the evening, between the hours of 4:15 p.m. to 7:00 p.m. In response to Commissioner Munson's question, Mr Akar stated that they did, in fact, sell beer and wine. Also, stated that they would have a lotto machine. In response to Commissioner Munson's statement regarding increased traffic due to the lotto machine, stated that customers don't come specially for the lottery. Mr. Akar stated that a customer will come for gas and while paying will buy a ticket or play the lotto machine. Chairman Caouette asked if there were any further questions for the applicant. Chairman Caouette opened the public hearing, asked if there was anyone in the audience who wished to speak in favor of or in opposition to this project. Being no one, closed the public hearing and returned the item back to the Planning Commission for discussion. Commissioner Munson asked Staff if at a later date, when Michigan and Barton Road are extended to their maximum width proposed, would there be room for an island on both streets. Stated that this would facilitate traffic coming out of the station on Barton Road and Michigan to make a right turn only. Joseph Kicak, Planning Director, stated that yes, this could be done. On both streets where the median island is for turning, that could be turned into a concrete median island with some landscaping to prevent the left turn movement. The City is preparing plans for widening of both sides east and west of Michigan at the intersection with Barton Road. Stated there would be room for a concrete island that would provide for a left turn pocket. This could be installed any time the City saw fit. Commissioner Van Gelder stated that she would like to see the Michigan exit from the station be a right turn exit only. Questioned how far one would have to travel to get back to Barton Road. Joseph Kicak, Planning Director, stated that if Michigan exit is right turn only, they would have to travel down to DeBerry and at that point have a choice of making a left turn and P.C. Meeting Minutes 9-15-86 Page 8 going to Mt. Vernon or making a right turn down to a cul-de-sac at the end of DeBerry and making a U-turn. Stated that if you wanted to go east on Barton Road, by turning right and use the DeBerry route, you would go 1320 ft. out of your way to get back to the intersection of Mt. Vernon and Barton Road. Commissioner Hargrave stated that he liked Commissioner Van Gelder's suggestion, but felt human nature would have the driver chancing a left turn rather than going down and coming around to Barton Road. Joseph Kicak, Planning Director, questioned Ivan Hopkins, City Attorney, whether or not the Sheriff could enforce a right turn only coming off of private property. Ivan Hopkins, City Attorney, stated that signs posted on private property are not enforceable. They are advisory. The previous suggestion could be made enforceable by putting a double -double yellow line in the street, that would be enforceable. Discussion took place between Chairman Caouette and Joseph Kicak, Planning Director, regarding the parking spaces for the proposed convenience store. Joseph Kicak clarified that this project was short a couple of spaces; but, in order to meet the requirements, it was agreed that the spaces along the gas pumps would be counted. Chairman Caouette asked if there was any other discussion or questions. Being none, entertained a motion on the project. PCM 86-88 Motion by Commissioner Cole and seconded by Commissioner McHugh and passed by a 5-1 vote to approve the Conditional Use Permit 84-8, subject to the Conditions of Approval as modified by the City Council. Commissioner Munson voted against the project. Chairman Caouette stated the need to consider the Site & Architectural Plans. Joseph Kicak, Planning Director stated that the only elevations that are shown are on the cover sheet and that there are no colored renderings submitted. Commissioner Munson asked if these mini -markets are standard or are they individual. Joseph Kicak, Planning Director, responded that they are all P.C. Meeting Minutes 9-15-86 Page 9 pretty much alike. The materials may be different, but they do not vary much. Commissioner Hargrave asked the applicant if this project would be similar, in materials and style, to the AM/PM Mini -market on Washington Street in Colton. Nabih Akar, the applicant, stated it would be similar with no major changes. Chairman Caouette questioned staff if the landscape information indicated an irrigation plan. Joseph Kicak, Planning Director, responded that there was no irrigation plan. Stated that prior to the issuance of building permit an acceptable irrigation plan must be submitted. Discussion took place between Commissioner Hargrave and Joseph Kicak, Planning Director, regarding the planter box between the two driveways shown on Sheet A-1, questioned the width and stated that no trees should be planted there. Joseph Kicak, Planning Director, responded that the plants must be low profile. Commissioner Hargrave questioned if the back of the service station is going to be landscaped. Joseph Kicak responded that yes, everything behind the station, including 33' from the property line northerly on both sides. Commissioner Hargrave stated if that is landscaped, what is separating the landscaped area from the parking area. Mr. Kicak responded that it was a curb. Commissioner McHugh stated that on the landscaping plans enclosed it shows ivy, trees and all. Stated that it looks like there are trees in the front planters. Questioned if there were trees in the back of the station among the ivy. Commissioner Hargrave asked Staff if the Fire Marshall would have a problem with this project, if it would impede getting a truck back there, maybe to reach the ITT building. Joseph Kicak, Planning Director, stated that the ITT Building has better access through the ITT property from the parking lot, from the eastside of the ITT Building, then from this particular site. Commissioner Hargrave with regard to landscaping, asked if the plans submitted for approval indicate what is to be planted in that background landscaping. Joseph Kicak, stated there is no landscaping plan submitted with this set of plans. It appears the landscaping plans, in the packet, were those originally submitted in 1984. P.C. Meeting Minutes 9-15- 86 Page 10 Chairman Caouette recalled that the original plan did not show the entire width of Barton Road that was necessary. Stated the Planning Commission conditioned that they come in with new landscaping and irrigation plans for approval. This staff report dated September, 1986, appears to have taken those concerns into consideration accounting for the full right of way. Joseph Kicak, Planning Director, stated that the purpose of the September, 1986 staff report was to attach the items of the May 30, 1985 City Council Staff report and minutes and the previous Planning Commission staff report and minutes. With respect to the landscaping, if the Planning Commission desires, Mr. Kicak, stated that he would have no problem requesting the applicant to submit landscaping and irrigation plans for approval by staff and/or by the Planning Commission. Commissioner Van Gelder stated that she would like to see the plans for landscaping. Commissioner Cole stated that he would not feel comfortable approving the Site & Architectural plans, since there are no materials or colors shown on the elevations. Commissioner McHugh concurred with Commissioner Cole's statement. PCM 86-89 Motion by Commissioner Cole and seconded by Commissioner Van Gelder and passed by a 6-0 vote, to continue this item for Site & Architectural Review pending additional information required, to the next regularly scheduled meeting. Being no further business, Chairman Caouette adjourned the Planning Commission meeting. Respectfully submitted: , Planning Director C11 Approved by: C IRMAN, Plann ng Commission P.C. Meeting Minutes 9-15-86 Page 11