11-06-2014
CITY OF GRAND TERRACE
PLANNING COMMISSION
AGENDA
Council ChambersRegular Meeting6:30 PM
CALL TO ORDER
Convene the Meeting of the Planning Commission and Site and Architectural Review Board.
Pledge of Allegiance.
Roll Call
Attendee NamePresentAbsentLateArrived
Chairman Tom Comstock
Vice-Chairman Ryan Stephens
Commissioner Tara Cesena
Commissioner Jeffrey Allen
Commissioner Edward A. Giroux
PRESENTATION
Certificates of Appreciation to former Planning Commissioners Robert Bailes and Ohm Kongtang.
PUBLIC ADDRESS
Public address to the 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
Director of Community Development Department.
This is the opportunity for members of the public to comment on any items not appearing on the regular
agenda. Because of restrictions contained in California Law, the Planning Commission may not discuss
or act on any item not on the agenda, but may briefly respond to statements made or ask a question for
clarification. The Chairman may also request a brief response from staff to questions raised during public
comment or may request a matter be agendized for a future meeting.
City of Grand TerracePage 1
AgendaGrand Terrace Planning CommissionNovember 6, 2014
A.CONSENT CALENDAR
1.Approval of Minutes Special Meeting 09/25/2014
DEPARTMENT: CITY CLERK
B.ACTION ITEMS
C.PUBLIC HEARINGS
2.CUP 14-06: a Proposal by McDonald's USA LLC to Extend Hours of Operation to 24 Hours, Seven Days
a Week Located at 22257 Barton Road, Within the Grand Terrace Town Square Master Development
Plan
RECOMMENDATION:
1) Conduct a public hearing, and
2) Adopt a Resolution approving Conditional Use Permit 14-06, subject to the conditions of approval
contained in the Resolution.
DEPARTMENT: COMMUNITY DEVELOPMENT
D.DISCUSSION ITEMS
E. INFORMATION TO COMMISSIONERS
F. INFORMATION FROM COMMISSIONERS
ADJOURN
Adjourn to the next scheduled meeting of the Site and Architectural Review Board/Planning Commission
to be held on August 21, 2014 at 6:30 p.m.
days preceding the meeting.
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CITY OF GRAND TERRACE
PLANNING COMMISSION
MINUTES
Council Chambers Special Meeting 6:30 PM
CALL TO ORDER
Chairman Comstock convened the Planning Commission meeting at 6:33 p.m.
Attendee NameTitleStatusArrived
Tom ComstockChairmanPresent
Ryan StephensVice-ChairmanAbsent
Tara CeseñaCommissionerPresent
Jeffrey AllenCommissionerPresent
Edward A. GirouxCommissionerPresent
Kenneth J. HendersonInterim City ManagerPresent
Robert KhuuDeputy City AttorneyPresent
Sandra MolinaCommunity Developoment DirectorPresent
Deborah HarringtonInterim City ClerkPresent
PLEDGE OF ALLEGIANCE WAS LED BY COMMISSIONER GIROUX.
PRESENTATION - NONE.
PUBLIC ADDRESS
Public address to the 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
Director of Community Development Department.
This is the opportunity for members of the public to comment on any items not appearing on the regular
agenda. Because of restrictions contained in California Law, the Planning Commission may not discuss
or act on any item not on the agenda, but may briefly respond to statements made or ask a question for
clarification. The Chairman may also request a brief response from staff to questions raised during public
comment or may request a matter be agendized for a future meeting.
There were no speakers.
1.CONSENT CALENDAR
1.Approval of Minutes Regular Meeting 09/04/2014
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Minutes Grand Terrace Planning Commission September 25, 2014
RESULT:ACCEPTED \[UNANIMOUS\]
MOVER:Jeffrey Allen, Commissioner
SECONDER:Edward A. Giroux, Commissioner
AYES:Tom Comstock, Tara Ceseña, Jeffrey Allen, Edward A. Giroux
ABSENT:Ryan Stephens
2.ACTION ITEMS
There were no items to consider.
3.PUBLIC HEARINGS
1.Tentative Tract Map 14-01 (Tentative Tract Map No. 18071)
Community Development Director Molina provided a staff report on the reconfiguration and realignment of
the previously approved Tentative Tract Map 06-01 (Tentative Tract Map No. 18071 (TTM 18071) and the
issues associated with the modifications. Ms. Molina highlighted the State of California Department of
Water Resources (DWR) easement and drainage basin associated with the project. The applicant was
unable to secure the DWR approvals after years of effort. The re-plotting of the roadways and lots are
substantially similar to the 2006 approval. An Assessment District will be formed to maintain the open
space areas in the Tentative Tract. Community Development Director Molina identified amendments to
Conditions 35, 37B and 42. The roadways will be City streets. The areas that contain water lines have
been designed to contain landscaping to reduce the minimum impact in the event access to water lines
are necessary.
Chairman Comstock opened the Public Hearing at 6:48 p.m.
Bill McKeever, representing the applicant, spoke to the efforts in obtaining DWR approval. He stated the
roadway is not in the DWR easement.
Mark Roberts, 12665 Kingfisher Road, expressed concern with the height of the elevation of the building
pads being so much higher than his lot. He thought the drainage culvert would be paved and wants Code
Enforcement to have the ability to do weed abatement. He suggested there be a gate on Lot 8, to keep
put the burrows.
Richard Shields noted not all the water flows will be directed to the drainage ditch.
Doug McColeman, 12675 Kingfisher Road, addressed his concerns with the v-ditch and how it would be
maintained. He recommended the drainage area be fenced.
Minutes Acceptance: Minutes of Sep 25, 2014 6:30 PM (CONSENT CALENDAR)
Charles Kan, 12645 Kingfisher Road, stated he echoed the comments of the previous speakers relative
to the v-ditch and that it could become a nuisance. The flow of water could be a concern.
Chairman Comstock noted there are new regulations that require a property owner to regulate the water
on their property. A drainage plan will be submitted on the subdivision.
Building Official Richard Shields stated portions of the lots will be graded in a manner that water flows
from the building area will go toward the street and into the catch basins.
Colleen Duncan, 12680 Kingfisher Road, expressed her concern with view blockage, traffic and noise
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Minutes Grand Terrace Planning Commission September 25, 2014
from the new homes. Her concern is mostly aesthetics.
Bobbie Forbes, 11850 Burns, stated this project has been in the works for a long time and would be great
for the community, especially the High School. She asked the City to address the West Nile Virus as it
relates to the drainage area.
Todd Campbell, 12625 Kingfisher Road, stated he does not want the project noting it will it block his
views. He objected tothe lot heights and wanted the lots lowered significantly. Mr. Campbell did not
want people staring down on him. He also requested the heights of the streets be lowered and the
drainage goes down Pico Street.
Rob Vasquez, 12635 Kingsfisher Road, expressed his concerns regarding the back slopes and drainage
ditch. He stated he was happy a block wall would be constructed along his property line.
, stated he will be selling the proposed homes. He
spoke regarding his experience in selling homes with v-ditches. He stated there will be disclosures
regarding the maintenance of the v-ditches.
Ken Henderson, Interim City Manager, spoke in support of the project and noted it meets the adopt City
Vision. The proposed Tentative Tract Map conditions will address concerns addressed with the
exceptions of views for which there are no entitlements or ownership of public views. The project meets
City code requirements.
Bill McKeever, representing the applicant, in response to a question regarding the ability to lower the lot
heights, stated the property has a number of constraints mainly the DWR water line easements. He
noted several lots were lowered from the previous approval.
Mark Roberts requested the Commission consider restricting lots 1 through 5 to one-story buildings.
Todd Campbell expressed concern regarding the impacts from grading on his solar panels and asked if
the developer would clean the panels.
Chairman Comstock closed the Public Hearing at 7:30 p.m.
Community Development Director Molina read the modifications to conditions 35, 37 and 42.
Bill McKeever noted the elevations are preliminary and a grading map will be submitted at a later date.
RESOLUTION NO. 2014-04, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GRAND TERRACE RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ENVIRONMENTAL
ADDENDUM AND APPROVE TENTATIVE TRACT MAP NO. 14-01 (TENTATIVE TRACT MAP NO.
18071) A SUBDIVISION OF AN 8.26 ACRE PARCEL INTO 17 SINGLE FAMILY LOTS AND TWO
LETTER LOTS LOCATED ON THE NORTH SIDE OF PICO STREET APPROXIMATELY 150 FEET
EAST OF KINGFISHER ROAD.
Minutes Acceptance: Minutes of Sep 25, 2014 6:30 PM (CONSENT CALENDAR)
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Minutes Grand Terrace Planning Commission September 25, 2014
RESULT:APPROVED \[UNANIMOUS\]
MOVER:Tom Comstock, Chairman
SECONDER:Tara Ceseña, Commissioner
AYES:Tom Comstock, Tara Ceseña, Jeffrey Allen, Edward A. Giroux
ABSENT:Ryan Stephens
4.WORKSHOP
1.Discussion of City of Grand Terrace Sign Code
Community Development Director Molina provided a staff reported at the last meeting the Commission
focused on window and banner signs. She reviewed the types of signs that are considered permanent
and temporary and methods to streamline the permit process. It is proposed to establish a threshold of no
more than 20% for window signs. There would be an exception for a seasonal increase during the
months of November and December. Currently, window signs are not allowed beyond the ground floor. It
is anticipated that each business would have a wall sign. Additional definitions can be incorporated into
the Ordinance to address monument and wall signs.
Members of the Commission discussed increasing window signs to 25%, holiday or seasonal periods
other than November and December for businesses such as florists and tax preparers. The use of neon
or LED signs and message boards should be addressed in the sign update process.
Deborah Seuylemezian, Burt's Jewelry, supports allowing 25% for window signs.
Robert Khuu noted if a business does not have a sign permit, they cannot be considered a legal non-
conforming sign. It can be reviewed on a case by case basis.
Bobbie Forbes noted monument signs are usually allotted to larger businesses so wall signs are
important. She stated her business does not have the ability to have a wall sign, so technically they are
in violation. She asked for clarification if it is a percentage for each window available. Ms. Forbes felt
there should be exceptions to the rules.
Stan Carlison asked the Commission to consider that some businesses do not have windows available.
He felt there are more types of signage that could be used that are more modern and attractive. He
supported the use of one flag per business and based on lot size. He questioned if permission is
necessary for a banner and if the Chamber needs a permit for the Business of the Month.
In the discussion of A-Frame signs, Community Development Director Molina did not recommend support
of this type of signage. If A-frames are permitted, restrictions would be required to address standards for
traffic and site distance and pedestrian walkways,
Minutes Acceptance: Minutes of Sep 25, 2014 6:30 PM (CONSENT CALENDAR)
Members of the Commission discussed the use of banners/flags for a certain period of time during the
year and a process for requesting an extension period. Community Development Director Molina
indicated an administrative conditional use permit. It was recommended that specific language could be
developed for flags and banners.
Marian Breyer stated some property owners are very restrictive on the types of signs tenants can use.
She supports of the use of A-Frame signs.
Bobbie Flores indicated her support for A-Frame signs on a limited basis as long as the sign does not
affect accessibility or use of a sidewalk. There is a need for consistence and what is best for the
community.
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Minutes Grand Terrace Planning Commission September 25, 2014
Stuart Esquivel, GT Smog Center, supports the use of flag. He currently has a permit but, would like to
see the fees come down.
Community Development Director Molina stated staff will prepare a draft sign code for City Attorney
review and bring it back to the Commission for consideration.
DISCUSS AND PROVIDE DIRECTION TO PROPOSED REVISIONS TO WINDOW
AND TEMPORARY SIGNS, AND PROVIDE DIRECTION ON FREESTANDING
SIGNS.
5.INFORMATION TO COMMISSIONERS - NONE.
6.INFORMATION FROM COMMISSIONERS - NONE.
ADJOURN
Chairman Comstock adjourned the Planning Commission Meeting at 9:13 p.m.
Minutes Acceptance: Minutes of Sep 25, 2014 6:30 PM (CONSENT CALENDAR)
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AGENDA REPORT
MEETING DATE: November 6, 2014
TITLE: CUP 14-06: a Proposal by McDonald's USA LLC to Extend
Hours of Operation to 24 Hours, Seven Days a Week
Located at 22257 Barton Road, Within the Grand Terrace
Town Square Master Development Plan
PRESENTED BY: Sandra Molina, Community Development Director
a hearing,
Conduct
RECOMMENDATION: 1)public and
2)Adopt a Resolution approving Conditional Use Permit 14-
06, subject to the conditions of approval contained in the
Resolution.
2030 VISION STATEMENT:
This Project promotes 2030 Goal #3 to promote economic development in the City of
Grand Terrace.
PROPOSAL:
Conditional Use Permit 14-06 requesting to extend the hours of operation for the new
McDonald's Restaurant, under construction, to 24 hours, 7 days a week. Refer to
Attachment 1.
BACKGROUND:
On December 19, 2013, the Planning Commission approved Site and Architectural
Review 07-07-A2 approving the construction of the 4,400 square foot restaurant with
drive-thru. At that time, the Planning Commission approved the restaurants operating
hours from 6:00 a.m. to 11:00 p.m., from the original proposal of 5:00 a.m. to 12:00
midnight.
SITE AND SURROUNDING AREA:
Restaurant is proposed with the Town Square Master Development
Plan, which envisions the ultimate development of a full commercial center.
and is currently under construction.
Surrounding land uses are designated for commercial uses. Existing land uses are
commercial to the west, a mix of commercial and residential uses to the north, vacant
TSMDP land to the south with residential uses extending past the vacant area, and an
existing residential use to the east.
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ANALYSIS:
General Plan/Zoning/TSMDP Consistency
Use Map. This designation provides for general commercial uses to serve the retail and
service needs of the community. The proposed commercial use is consistent with the
General Commercial land use designation and several policies and actions of the
General Plan, as contained in the attached resolution.
The site is zoned BRSP-General Commercial. The proposed use is consistent with the
BRSP-GC district, which is intended to allow for varied types of commercial
development such as gift shops, florist shops, bookstores, markets, fast food
restaurants and other similar commercial retail uses. The BRSP allows drive thru
restaurant uses, and the BRSP allows the Planning Commission to determine that a
CUP is appropriate for the proposed 24-hour restaurant use.
Site Improvements/Hours of Operation
The applicant is requesting 24-hour operations of the food service use. As indicated
during the December 19, 2014, Planning Commission meeting, the project site is three
to fifteen feet lower than the property to the east. The drive thru side of the building will
be 25 feet from the east property line, and 65 feet from the existing residence. It meets
all applicable building setbacks, and the site is consistent with applicable development
standards. The speaker boards serving the drive-thru lanes are set back 100 feet from
the residence. The site slopes upward to the east property line with a grade difference
between 4 feet and 13 feet from the proposed finished surface to the east property line.
A landscape setback varying from 3 to 15 feet in depth will be located along the east
property line as well.
The approved speaker boards are designed so that sound levels are adjustable. The
sound level emitted from the speaker board is less than 60 dBA at 16 feet and reduces
to 54 dBA at 32 feet from the speaker board, when set to factory recommended
operating levels. Additionally, the speaker boards will utilize automatic volume control,
so that sound levels decrease at night. Incorporation of automatic volume control
results in sound levels of 42 dBA 8 feet from the speaker board and 36 dBA at 16 feet
from the speaker board. As the distance between the speaker board and receiving end
increases, sound levels will be further reduced. Based on the expected sound levels
emitted at the speaker boards, and the combination of retaining walls and landscaping
material, which further attenuate sound, sound levels will not exceed 65 CNEL at the
are fast-growing evergreen shrub that grow up to 10 feet high and wide, and which can
be shaped into a hedge. The planter will also contain 5 gallon Privets and Indian
Hawthorne shrubs, and 24-inch box evergreen Lemon Bottlebrush trees which grow up
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to 25 feet in height.
All of these features will help to attenuate noise coming from the food service use and
drive thru.
Environmental Review
On December 19, 2013, the Planning Commission approved an Addendum, pursuant to
CEQA Guidelines, Sections 15162 and 15164, approving the location and construction
.
PUBLIC NOTICE:
Public notice of the Project was provided, including publishing in the Grand Terrace City
News on October 22, 2014, and mailed notices to property owners within 300 feet of the
site. In addition, a copy of the notice was posted in three public places.
CONCLUSION:
Zoning Code. It supports Vision 2030 Goal #3 to promote economic development.
Therefore, staff recommends adoption of the attached resolution approving 24-hour
ATTACHMENTS:
A - Letter of Intent_CUP 14-06 (PDF)
B - Planning Commission Resolution_CUP (DOC)
C - Site Plan (PDF)
APPROVALS:
Sandra Molina Completed 10/29/2014 6:31 PM
Finance Skipped 10/29/2014 6:30 PM
City Attorney Completed 10/30/2014 11:37 AM
Community Development Completed 10/30/2014 1:24 PM
City Manager Skipped 10/29/2014 6:30 PM
Planning Commission Pending 11/06/2014 6:30 PM
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Attachment: A - Letter of Intent_CUP 14-06 (1588 : CUP 14-06 McDonald's 24-Hour Use)
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RESOLUTION NO. 2014-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GRAND TERRACE APPROVING CONDITIONAL USE PERMIT 14-06
TO EXTEND THE HOURS OF OPERATION FOR THE DRIVE THRU
AND DINING ROOM TO 24 HOURS, SEVEN DAYS A WEEK FOR A
4,400 SQUARE FOOT MCDONALDS LOCATED AT 22257 BARTON
ROAD(APN 0276-231-27 & 28)
WHEREAS,
Bickel Underwood Conditional Use Permit 14-06 to extend the
hours of operation for the drive thru an
to 24-hours, seven days a week
WHEREAS, the Project is located within Development Unit 1 and a portion of
Development Unit 2 of the Grand Terrace Town Square Master Development Plan
(TSMDP), is zoned Barton Road Specific Plan-General Commercial and has a General
Plan land use designation of General Commercial Commercial.
WHEREAS, a Final Environmental Impact Report was certified on July 27, 2010,
for the TSMDP, including adoption of a Statement of Overriding Considerations; and
pursuant to Section 15162(a) of the California Environmental Quality Act (CEQA)
Guidelines, no further environmental action is required.
WHEREAS, on December 19, 2013, the Planning Commission approved the
construction of the 4,400 square foot restaurant with operational hours of 6 a.m. to 11:00
p.m., and in doing so also approved an Addendum prepared for that project.
WHEREAS, at a public hearing held on November 6, 2014, the Planning
Commission conducted a duly noticed public hearing on the Project at the Grand Terrace
City Council Chambers located at 22795 Barton Road, Grand Terrace, California 92313
and concluded the hearing on said date.
WHEREAS, all legal prerequisites to the adoption of this Resolution have
occurred.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Grand Terrace:
Attachment: B - Planning Commission Resolution_CUP (1588 : CUP 14-06 McDonald's 24-Hour Use)
1. The Planning Commission hereby finds that the Barton Road Specific Plan allows
drive through fast food uses and that the proposal of 24-hour food service uses
shall be considered through the Conditional Use process at a public hearing.
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2. The Planning Commission finds as follows with respect to Conditional Use Permit
14-06:
a. The proposed use will not be detrimental to the health, safety, morals,
comfort or general welfare of the persons residing or working within the
neighborhood of the proposed project or within the city, because the
proposed restaurant is 25 feet from the east property line, and 65 feet from
the existing residence. The speaker boxes are located 100 feet from the
residence and will not produce excessive noise levels. Fast growing shrubs
and evergreen trees along the east property line will help attenuate noise.
b. The proposed use will not be injurious to property or improvements in the
neighborhood or within the city because the proposed restaurant is 25 feet
from the east property line, and 65 feet from the existing residence. The
speaker boxes are located 100 feet from the residence and will not produce
excessive noise levels. Fast growing shrubs and evergreen trees along the
east property line will help attenuate noise.
c. The proposed project is consistent with the intent of the Grand Terrace
Municipal Code and the General Plan. The Project is consistent with the
General Commercial General Plan land use designation, which provides for
general commercial uses to serve the retail and service needs of the
community. The Project complies with Land Use Element goals and polices
to provide a wide range of retail, service commercial, and employment The
Project meets several goals policies and actions contained in the
Sustainable Development Element calling for energy conservation,
recycling, bicycle and pedestrian facilities
The proposed use is consistent with the BRSP-General Commercial
designation, which is intended for varied types of commercial uses,
including fast food restaurants. The Project is consistent with the adopted
Barton Road Specific Plan and Grand Terrace Town Square Master
Development Plan and applicable development standards. The BRSP
allows drive thru restaurant uses, and the BRSP allows the Planning
Commission to determine that a CUP is appropriate for the proposed 24-
hour restaurant use.
d. Conditions of approval for this project necessary to secure the purposes of
the Grand Terrace Municipal Code have been applied to the Project.
BE IT FURTHER RESOLVED that Conditional Use Permit 14-06 is hereby approved
Attachment: B - Planning Commission Resolution_CUP (1588 : CUP 14-06 McDonald's 24-Hour Use)
subject to the following conditions:
1. Site and Architectural Review 07-07-A2 is approved to extend the hours of
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C.2.b
under construction, to 24-hours, seven days a week. This approval is based upon
the application and materials submitted on September 17, 2014.
2. This approval shall expire twelve (12) months from the date of adoption of this
resolution unless the use has been inaugurated or a time extension has been
granted by the City, in accordance with Chapter 18.63 of the Zoning Code. Time
extensions shall be filed at least sixty (60) days prior to the expiration date.
3. The applicant shall defend, indemnify, and hold harmless the City of Grand
Terrace and its officers, employees, and agents from and against any claim,
action, or proceeding against the City of Grand Terrace, its officers, employees,
or agents to attack, set aside, void, or annul any approval or condition of approval
of the City of Grand Terrace concerning this project, including but not limited to
any approval or condition of approval of the Planning Commission, or Community
and Economic Development Director. The City shall promptly notify the applicant
of any claim, action, or proceeding concerning the project and the City shall
cooperate fully in the defense of the matter. The City reserves the right, at its
own option, to choose its own attorney to represent the City, its officers,
employees, and agents in the defense of the matter.
4. The applicant shall comply with all applicable conditions of approval adopted for
Site and Architectural Review 07-07, for Development Unit 1 of the Grand
Terrace Town Square Master Development Plan, and Site and Architectural
Review 07-07-A2.
5. The applicant shall comply with the Mitigation Measure Monitoring Plan contained
within the Final EIR certified on July 27, 2010, for the Grand Terrace Town
Square Master Development Plan.
6. Condition No. 10, of Site and Architectural Review 07-07-A2 limiting the operating
hours for both the restaurant and drive thru land shall be 6:00 a.m. to 11:00 p.m.
Monday through Sunday, is rescinded.
PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace,
th
California, at a public hearing held on the 6 day of November, 2014.
AYES:
NOES:
Attachment: B - Planning Commission Resolution_CUP (1588 : CUP 14-06 McDonald's 24-Hour Use)
ABSENT:
ABSTAIN:
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ATTEST:
__________________________ __________________________
Pat Jacquez-Nares Tom Comstock
City Clerk Chairman
Attachment: B - Planning Commission Resolution_CUP (1588 : CUP 14-06 McDonald's 24-Hour Use)
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