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03/17/2005i; GRAND TIRRAG I' Community and Economic Development Department 22795 Barton Road Grand Terrace California 92313-5295 GRAND TERRACE PLANNING COMMISSION (909) 824-6621 MINUTES OF REGULAR MEETING March 17, 2006 The regular meeting of the Grand Terrace Planning Commission was called to order at the Grand Terrace Civic Center, 22795 Barton Road, Grand Terrace, California, on March 17, 2005, at 7:00 p.m., by Chairperson Doug Wilson. PRESENT: Doug Wilson, Chairperson Brian Whitley, Commissioner Robert Bidney, Commissioner Tom Comstock, Commissioner Gary Koontz, Community Development Director John Lampe, Associate Planner Jeff Gollihar, Planning Technician Michelle Boustedt, Planning Secretary ABSENT: Matthew Addington, Vice Chairperson 7:00 P.M. CONVENE SITE AND ARCHITECTURE REVIEW BOARD/ PLANNING COMMISSION MEETING Pledge of Allegiance led by Commissioner Whitley Roll Call PUBLIC PARTICIPATION: NONE ITEMS: 1. Planning Commission Meeting Minutes of February 17, 2005 MOTION PC-09-2005: Commissioner Bidney made a motion to approve the minutes of February 17, 2005 Commissioner Comstock Seconded the motion MOTION VOTE PC-09-2005: Approved 4-0-1-0 Vice Chair Addington Absent 0 2. SA-04-22, E-04-13: Site and Architectural Review Case No. 04-22 and Environmental Review Case No. 04-13 to construct a single - story, single family residence of approximately 2,688 square feet including a two car garage and three bedrooms. APPLICANT: Westwood Design LOCATION: 7,500 square foot, vacant lot on the south side of Rene Lane approximately 300 feet westerly of Michigan Avenue in the City of Grand Terrace (APN#: 1167-161-16). RECOMMENDATION: Open the Public Hearing, receive testimony, close the Public Hearing and Approve SA-04-22, to construct a one-story residence and approve E-04-13, the Categorical Exemption, in that this project qualifies to be in a class of projects which is exempt from CEQA review. The property is located 300 feet west of Michigan Street just south of the Park Center Business Park. The site is located in the Low Density Residential Category of the General Plan, Zoned R-1. The proposed project is consistent with the City's General Plan and Zoning Code for the site. The site is presently vacant. The surrounding area is developed as residential uses to the immediate west of the site, although there are two intervening vacant lots to the west. Additional residential to the south, and a business park to north. Further to the west is the recently adopted Outdoor Adventures Center Specific Plan area. - The Applicant has submitted a site plan showing the proposed new residence. The residence will consist of 2,247 square feet and a garage of 440 square feet. The residence as proposed meets all of the setback and coverage requirements of the R1 standards. The floor plan of the proposed residence will contain a living room, family room and a formal dining room. It will also consist of four bedrooms. The front elevation shows a Mediterranean style of home. The Applicant submitted a preliminary grading plan for the project, in which it shows that the drainage will flow towards Rene Lane. Associate Planner Lampe concluded his Staff Report. Chair Wilson had a concern with regard to the letter from Riverside Highland Water Company, with regard to the fire flow being a problem. Associate Planner Lampe called the fire department with regard to the issue. The Applicant will have to provide a hydrant within 300 feet of the property, or to provide interior sprinklers for the residence. The Applicant was given requirements from the fire department and the letter that was written by Riverside Highland Water Company. Chair Wilson asked if there will be emergency access to the residence. Associate Planner Lampe replied that there will be a 30 foot wide paved driveway. Chair Wilson asked if there was a restriction with regard to parking in the area. 2 Associate Planner Lampe replied that there is no restriction in the area at this time. Planning Director Koontz added that at current, the street is privately maintained. Staff could present the Commission's request to red lining the street if necessary. At this point, the safety issue is up to the fire department. Commissioner Comstock asked who was responsible for the maintenance of the private road. Planning Director Koontz replied that it is the property owner's responsibility; unless there is an agreement with the City with regard to joint responsibility. Commissioner Bidney asked if there was an easement from the property to Michigan to cover the private road. Associate Planner Lampe replied that when the area was subdivided, the Applicant, at that time provided a copy of the deed for the reciprocal easement. Chair Wilson opened the Public Hearing. Brent Halloran - Westwood Design 133 E. Bonita Avenue San Dimas Mr. Halloran greeted the Commission and felt that Staff had presented the application thoroughly. Mr. Halloran stated that the Conditions that were presented were agreeable. Chair Wilson closed the Public Hearing. MOTION PC-10-2005: Commissioner Bidney made a motion to approve SA-04-22 and E-04-13 with the Conditions as submitted by Staff. Commissioner Whitley seconded the motion. MOTION VOTE PC-10-2006: Approved 4-0-1-0 Vice Chair Addington Absent 3. TPM-05-01, SA-05-04 E-05-01: Applications for a Tentative Parcel Map, Site and Architecture and Environmental Review to subdivide Assessor's Parcel 276- 401-01 into 3 parcels and build 3 single-family homes. The site is Zoned R1-10 (Single -Family Residential Minimum 10,000 square feet) with an (AG) Agricultural Overlay. APPLICANT: Liz Negri LOCATION: Assessor's Parcel Number 276-401-01, a 1.58 acre lot at the northeast corner of the intersection of Grand Terrace Road and Barton Road in Grand Terrace, California. 9 RECOMMENDATION: Open the Public Hearing; receive the Staff Report, presentation and Public Testimony; close the Public Hearing and Approve the Resolutions calling for the approval of TPM-05-01, SA-05-04 and E-05-01. Planning Technician Gollihar presented his Staff report. It is the Applicant's intent to subdivide a single lot into three separate lots. The area is Zoned R1-10 with an Agricultural Overlay. To the north, west and east of the subject site, it is also Zoned R1-10. To the south it is zoned R1-7.2. There is an approximately 45 foot slope to the east of the property. There is another 30 foot slope to the south of the property and heads in towards the intersection of Barton and Grand Terrace Roads. Both slopes are less than 25%, which is the criteria for a permit for the WQMP Process. The General Plan Zone for this area is Low Density Residential and is Zoned R1-10. The proposed subdivision is consistent with both the General Plan and the Zoning Ordinance. Parcel One is a 16,732 foot parcel, Parcel Two consists of 18,469 square feet and Parcel Three will consist of 26,863 square feet. Parcel One is a triangular shaped lot located on the corner of Barton Road and Grand Terrace Road. Due to the shape of the parcel, the Applicant has applied for a Minor Deviation for the front and rear property lines. The proposed residence will front on Grand Terrace Road. Parcels Two and Three are rectangular shaped and will front Grand Terrace Road. The Applicant is in the hopes of building three single-family residential homes on the three proposed lots. All three homes will consist of the same floor plan, consisting of 3,288 square feet, with 2,374 square feet of livable space and a 914 square foot, three car garage. Each driveway will be accessed off of Grand Terrace Road with a minimum 20 foot perpendicular access to the side facing garage. The elevations of the proposed residences will consist of single story California Ranch style homes. The garages will be accessed from the side of the residences to remove the appearance of the three car garage from the front elevations. The living spaces will consist of four bedrooms, three bathrooms, a great room, living room, kitchen with a nook, dining room, laundry room a front porch and attached garage. Planning Technician Gollihar concluded his Staff report. Commissioner Whitley wanted clarification with regard to sidewalk installation. Will they be installed all around the properties at Barton and Grand Terrace Road? Planning Technician Gollihar replied that it has been confirmed that the Building and Safety Director has required that the sidewalk curb and gutter installation be a part of this application. Two street lights are also required for this application as well. Commissioner Comstock wanted to know if curb and gutter will be at Barton Road. Planning Technician Gollihar replied that there has been a dedication of 10 feet for the widening of Barton Road to include curb and gutter installation. 4 Chair Wilson asked the Commission to review the comments as presented by Vice Chair Addington with regard to floor plans and how there is very little variation between the three proposed homes. Chair Wilson has a concern with regard to graffiti and wanted to know what type of a wall is being proposed to be built on Parcel One. Planning Technician Gollihar replied that when the final landscape plan was presented, a requirement for certain materials can be added. Commissioner Whitley asked with regard to Parcel One, what is the backside setback. Planning Technician Gollihar replied that the backside setback is 25 feet. A minor deviation has been applied for and is in under process. Chair Wilson opened up the Public Hearing Andrew Walker - IW Consulting Engineers 3544 University Avenue -Riverside Mr. Walker commended the installation of a future signal at the intersection of Barton Road and Grand Terrace Road. Mr. Walker feels that this project will improve the area. At this time, the widening of Barton Road will be done and an additional 20 feet of land will dedicated to the City. The drainage for Parcel One could drain to Barton Road. The drainage patterns have been established. Mr. Walker is open to any suggestions that the Planning Commission may have with regard to the materials for the block wall on Parcel One. Should the Commission wish to also contour the grading plan, the Applicant is willing to work with the Staff as well. Liz Negri - Applicant 25849 Hudson Court Loma Linda Ms. Negri greeted the Commission and addressed the concerns with regard to the proposed colors for the three proposed homes on the renderings. The proposed color board that has been passed around shows a more detailed color of what the proposed homes will look like rather than the rendering. The earth tones and Mediterranean look along with window boxes, and shutters will also be used. A structural insulated panel system will be utilized for the exterior walls. These walls will help minimize electrical costs for heating and air conditioning. Chair Wilson closed the Public Hearing MOTION PC-11-2005: Commissioner Bidney made a motion to approve TPM-05-01, SA-05-04 and E-05-01 with Conditions. Commissioner Comstock Seconded the motion. Commissioner Whitley wanted to add a discussion with regard to the front facades of the proposed homes. Did any of the other Commissioners want to add a Condition with regard to adding decorative treatments for each proposed residence? Commissioner Bidney withdrew his motion. 5 MOTION PC-11-05: Commissioner Whitley made a motion to approve TPM-05-01, SA-05-04 and E-05-01 with the Conditions as presented by Staff and to amend the Conditions to include a condition that calls for additional decorative treatment be added to the front of the proposed residences which will be agreed upon by the Staff and the Applicant. Commissioner Comstock seconded the motion. MOTION VOTE PC-11-2006: 4-0-1-0 Vice Chair Addington Absent MOTION PC-12-2005: Commissioner Whitley made a motion to approve TPM-05-01, SA-05-04 and E-05-01 with the Conditions as amended. Commissioner Comstock seconded the motion MOTION VOTE PC-12-2005: 4-0-1-0 Vice Chair Addington Absent 4. SA-04-21, CUP-04-10 E-04-12: The project will consist of a completely new auto service station with convenience market, car wash, and delicatessen. The convenience market will have a deli, a walk-in cooler, beer and wine sales and convenience goods. Also proposed will be freeway signage identifying new service station and other businesses on the site. The existing service station building, existing signs and landscaping will be removed and replaced with a new service station building, new signs, including new freeway sign, and a new car wash. The existing fuel canopy will be retained and extended. The new station may be operated as a Valero Station. APPLICANT: RAMCAM Corp., on behalf of business owner, Mr. Fahim Tanios LOCATION: 22045 Barton Road (Approximately .66 acre parcel located on the south side of Barton Road just east of the 1-215 Freeway off - ramp. This site was operated as a Texaco and Shell fueling station in the past.) RECOMMENDATION: Open the Public Hearing, receive the Staff report and public testimony, and continue the Public Hearing to a date certain for additional materials to be submitted by the Applicant. Associate Planner Lampe presented his Staff Report. The Applicant has filed three applications to construct a new auto service station with a convenience store, car wash, and drive-thru delicatessen and freeway sign. The existing service station, signs and landscaping will be removed and replaced with a new building, signs and a new freeway sign and an automatic car wash. The fuel canopy will be retained. 2 The Applicant has submitted the Application with a Letter of Intent stating that the new service station will be operating as the Vallero Gas Station convenience market and car wash. The subject site is a rectangular shaped parcel located on the south side of Barton Road and immediately to the east of the 1-215 Freeway Barton Road off ramp. Running along the 20 foot side of the subject property is a flood control easement and drain that serves the area. The site has been used as a service station for a number of years. It was once a Texaco Service Station, and was converted to a Shell Service Station three years ago. The surrounding area is developed to commercial uses along Barton Road. The Arco Service Station is located east of the proposed service station. To the north of the property is the Grand Terrace Elementary School. The subject site is located in the CG General Commercial Category under the City's General Plan. The project summary indicates that the project will consist of a convenience market, automatic car wash, service canopy and parking for fourteen cars and six spaces will be provided for the stacking of vehicles for the automatic car wash. The site plan illustrates the layout of the building. It would consist of 3,365 square feet which will contain the convenience market and deli. The proposed freeway sign is showing that a Subway delicatessen will be proposed within the convenience market. The project also shows the expanded canopy. The existing canopy will be extended 18 feet south of its present location. The automatic car wash tunnel will be located on the south side of the building and will be a large building which will service the entrance to the car wash. The site plan shows parking for fourteen cars and one handicap parking space. The parking is shy of the City's standard. The Community Development Director does have the option to modify the standard so long as it does not exceed 20% of the required parking. A minor deviation has been filed for this. A recommendation has been included in the Resolution to provide for heavy landscaping to cover the propane tank and trash enclosure area. A low split block wall will be running along the easterly side of the property line dividing the subject site from adjacent commercial buildings. The convenience area will consist of walk in coolers with beer and wine sales. The northerly portion will be used for the delicatessen, service counter, and preparation areas. The elevations of the proposed building will be a Tudor revival style using front facing gables with steep pitched roofs. Half timber will also be used to detail the building. The roof will be covered with a metal roof system. The Applicant was asked to give a sample of the roof system, should the Commission have questions as to what type of roof it will be. The elevations as proposed are missing some of the architectural detail that will allow Staff to make a favorable recommendation. Some of the details were not presented and have not been called out for the elevations. The Applicant submitted a detailed landscaping plan surrounded by trees and shrubs. The plan does exceed the minimum landscape requirement. Staff would like to see the trees on 7 the right of way of Barton Road and the Freeway to be 36 inch box trees to soften the appearance from the public right-of-way. The Staff has noticed some discrepancies between the submitted color rendering and the landscaping plan. Also, there are some discrepancies between the elevations and the renderings. The proposed freeway sign originally measured over 400 square feet in size. It is Staffs opinion that the Planning Commission would not accept such a large sign. The Applicant was advised to scale back the sign to about 100 square feet. The Applicant re -submitted a rendering of the sign, in which it has measured out to 126 square feet. At this time, the sign is still too big for the location and needs to be further reduced in size. Two additional signs have been proposed to be installed on the canopy. Two additional signs would exceed the allowable signage for the site. The project qualifies under a Negative Declaration for CEQA in which this project will not have an adverse impact on the environment based on the conclusions of the initial study that was prepared by the Staff. Staff recommends that the Planning Commission continue this public hearing to a date certain so that we may not have to re -advertise, in order to obtain additional information and revised drawings and exhibits from the Applicant. The Staff would like to have a sample of the proposed materials that will be used in the building, especially the roof material. Revised elevations would need to be submitted with regard to correctly depicting all architectural features that are listed, including such treatments as roof eaves, window treatments, and that the colors for each architectural element be called out. The Staff would also like to see a revised rendering that will reflect the actual freeway signage, landscaping plan and colors that will be ultimately used for the station. Also a clarification of a statement or commitment on the part of the Applicant and the business owner as to what the ultimate corporate colors will be used for the gas station. The freeway sign would also need to be redesigned to meet the City's Sign Code and be less massive in appearance. Associate Planner Lampe concluded his Staff Report. Commissioner Whitley asked how the sign calculations are made. Associate Planner Lampe replied that a rectangle is drawn around the actual sign content. The intent of the Ordinance is that the overall sign structure will correspond to maximum allowable square footage of a freeway sign which is 100 square feet. The proposed sign structure illustrates that it will be twice as big as what is allowable. Commissioner Comstock had concerns with regard to the submission of the Traffic Engineer's report. There are major issues with regard to the off ramp of the freeway from the west side of Barton Road traveling east going from one lane into two lanes. The westerly driveway approach seems too dangerous in the area. Many people come too fast off of the off ramp and is a major safety issue: Are there any accident reports that can be accessed to find out how many accidents have occurred in the area? E:3 Associate Planner Lampe replied that the Sheriffs Department Liaison was contacted in which she reported that there had been one accident, one citation and four incidents. Generally, there is no accident reports made unless anyone involved has sustained injuries, so there could be many more accidents in the area that have not been reported. Commissioner Comstock asked if there was a consideration of installing a traffic light at the off ramp. Planning Director Koontz replied that freeway on and off ramps are the jurisdiction of Caltrans. The City can request it, but it will be up to Caltrans to re configure the area with a traffic light. Commissioner Comstock asked if there was a possibility of closing the driveway approach next to the freeway off ramp. Planning Director Koontz replied that a large project such as this will need two driveway approaches. Historically, this area has been a service station, and will continue to be as such. Commissioner Comstock asked if the median located in front of the project could be removed to accommodate for people wanting to turn left into the project from westbound Barton Road. Planning Director Koontz replied that the median is currently there to keep people from turning from that area. Also, it would be an issue of the proximity of the on and off ramps, and the existing signal area and if Caltrans chose to move any or all items mentioned. Chair Wilson added that the purpose of that median is to keep people from turning left onto the opposite end of traffic. Commissioner Bidney commented with regard to the overall rendering of the building; it is something quite different than what exists in town, and he is unsure if this type of structure be considered an enhancement or detriment. Chair Wilson does not think that the existing gas station is aesthetically pleasing. Although the design of the proposed gas station is different, it is an improvement. Staff may be able to shed some light with regard to possibly relating this themed station with the Outdoor Adventures Center concept. Planning Director Koontz replied that this current overall area was included in the overall OAC project area, assuming that if the use is ultimately changed, it should be compatible with the concept. The OAC concept is actually a California Craftsman design. Commissioner Comstock asked if Caltrans has made any comment with regard to widening Barton Road to four lanes. Planning Director Koontz replied that Caltrans is completing its traffic studies at this time. Ultimately the freeway will be widened at least two lanes in each direction. The ultimate configuration with regard to Barton Road will not be known for several months. Chair Wilson wanted to know the justification of the parking lot. 9 Associate Planner Lampe replied that Minor Deviation allows for a 20% modification for any standard. The required parking which has been calculated from the size of the commercial building and the uses on the property are 17 parking spaces. In addition, there will be additional parking that will be provided at the fuel pumps. A portion of the under canopy parking is allowed because many people will fuel up their cars, leave the car parked under the canopy, and shop in the convenience market. Chair Wilson feels that any reduction of parking requirement should not be allowed, due to the parking issue at the Chevron station on the corner of Barton and Mt. Vernon Road. Chair Wilson opened up the Public Hearing. Alex Irshaid - RAMCAM Corporation 670 E. Parkridge #101 - Corona Mr. Irshaid represents the Applicant Mr. Tanios the owner and developer of the project. Mr. Irshaid feels that many of the objections have been dumped upon him at this time. The style of architecture chosen for the project was because of the Chevron Station style. If an impressive building with details were to be put there, it would be pleasing to the City. Mr. Irshaid felt that the propane tank and the waste container could not be relocated to the south of the building but rather to the front of the building that way the trash trucks could come in at the entry way of the station and not have to go to the rear of the building. As for the propane tanks, the loading zone in the front of the gas station could be utilized to fill up their RVs' with propane during regular business hours. Heavy landscape has been proposed to shield both areas. The reversal of the flow of traffic into the car wash has been difficult to configure. If a customer were to make a quick right turn to go into the car wash, it would be difficult and would create traffic back up on Barton Road. It has been discussed to install an electronic stop sign passed the automated car wash so that the traffic will stop to make sure it is safe and then proceed to the exit. Mr. Irshaid is in agreement with regard to the parking shortage. A lot of jurisdictions have allowed two parking spots per fuel dispenser. In this case, six fuel dispensers are being proposed that would allow six parking stalls. Mr. Irshaid presented a new sign design for the Commission to review. With regard to the materials sample, a five foot section has been obtained via US Mail without color, so he has decided not to bring it. Mr. Irshaid thanked the Commission and will see to it to bring any materials that the Commission requests. Chair Wilson stated that he was familiar with the Vallero fuel station presentation in Banning or Beaumont. Mr. Irshaid replied that it was the station at Highland Springs in Beaumont. Chair Wilson asked if RAMCAM had designed the canopy and the sign for that station. Mr. Irshaid replied that he was the designer of the canopy and sign for the project in Beaumont. Mr. Irshaid explained that the corporate colors are allowed to be chosen by the dealers, as long as proper signage is obtained. 10 Chair Wilson replied that he appreciates the applicant working with the City with regard to the sign, because what has been presented is not acceptable to the City of Grand Terrace. Commissioner Comstock asked what the turning radius for the car wash is. Mr. Irshaid replied that he uses a particular design program that calculates the turning radius. A 20 foot radius has been proposed for the automated car wash area. Patricia Farley 12513 Michigan Street Ms. Farley is concerned about the planning of the area of the City. Ms. Farley feels that the off ramp should not be closed, and this portion of the property is critical to where the widening of the freeway will take place. Ms. Farley does not feel that this project should be approved because Caltrans may eventually have to utilize the property to widen the freeway. Fahim Tanios - Property Owner Loma Linda Mr. Tanios reported that when he purchased the property three years ago, he was given an alternative to change the tanks and dispensers and to keep the station as is. The second alternative was to build a new project. Mr. Tanios went with the second alternative because he felt that his customers would appreciate it more if he were to introduce an aesthetically pleasing brand new station with new fuel dispensers and a new car wash. Mr. Tanios is willing to work with the Planning Department to provide anything that they may require. At this time, it would be a hardship to remain closed for another month, and would prefer it if another meeting could be scheduled as soon as possible. Barney Karger 11668 Bernardo Way Mr. Karger stated that the proposed gas station is the fanciest one that he has ever seen. Should the Commission require two more parking spaces, there is plenty of landscaping that could be removed to provide two more spaces. Mr. Karger feels that the sign ordinance is too stringent. Should one decide that they are in need of fuel; a larger sign would be appreciated in order to know if there is a fueling station located at the freeway off ramps. Chair Wilson closed the Public Hearing and brought the item back to the Commission for comment. MOTION PC-13-2005: Commissioner Bidney made a motion to continue SA-04-21 and CUP-04-10 and E-04-12 until all of the required information is received. Commissioner Whitley seconded the motion. 11 Chair Wilson shared his opinion with regard to having the ability to make such a decision such as approving the project due to the petition of the Applicant of a financial hardship of keeping his gas station closed for another month. The Commission has the right to approve the item, and add a condition to see to it that all other requirements could be handled administratively. Planning Director Koontz replied that this piece of property is very important because it is a gateway into the City. It is a uniquely designed project. At this time, Staff feels uncomfortable should the Commission decide to approve it and to have the Staff handle everything administratively. It is staffs opinion that everything should be deemed acceptable. Additional direction is being sought by the Staff of the Commission. At this time, Staff is finding it difficult to envision what the project will look like due to many discrepancies that have been brought forth. MOTION VOTE PC-13-2005: 4-0-1-0 Vice Chair Addington Absent ADJOURN SITE AND ARCHITECTURE REVIEW BOARD/PLANNING COMMISSION MEETING 9:02 Pm CONVENE PUBLIC WORKSHOP SESSION Information to Commissioners Planning Director Koontz reported that an easement for the power pole on Canal Street has been issued. Information from Commissioners ADJOURN PUBLIC WORKSHOP SESSION 9:10 PM NEXT PLANNING COMMISSION MEETING TO BE HELD ON APRIL 21, 2005 Respectfully Submitted, Approved By, Z Gary K ontz, PI ing Director 4PIningIsCommission , air an 12