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11/21/1996GRAND TERRACE PLANNING COMMISSION NIINUTES OF REGULAR MEETING NOVEMBER 21, 1996 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 November 21, 1996 at 7:00 p.m. by Chairman, Jimmy W. Sims. 6:20 P.M. CONVENED PART I OF PUBLIC WORKSHOP SESSION - IN CITY MANAGER'S CONFERENCE ROOM UPSTAIRS * 6:20 - 6:55 p.m. PRESENT: Jimmy W. Sims, Chairperson Fran Van Gelder, Vice -Chairperson Matthew Addington, Commissioner Moire Huss, Commissioner Mary Trainor, Commissioner Patrizia Materassi, Community Development Director Pat Peterson, Community Development Department Secretary ABSENT: Gerry Ellis, Commissioner Doug Wilson, Commissioner • Progress Report on Economic Development Research by Director Materassi Pursuant to previous request by the Planning Commission Director Materassi said she has been gathering information regarding possible alternative actions on the subject of local economic development and revitalization. At the current time the cost vs. benefits of actions are being evaluated: - City becoming a member of CALED (California Association for Local Economic Development) Retain a consultant recommended by CALED to perform an economic base analysis - Development of surveys to determine values and needs of the community in relation to retail. Downtown needs to reflect the community if it is to prosper. - Develop an economic development strategy to be incorporated into the General Plan Economic Development Element and reflected in the City Redevelopment Plan. - Design an economic development program involving the following seven actions: November 21,1996 Planning Commission Minutes Page 2 * support of Chamber of Commerce Business Development Committee; * organize the larger local businesses in an effort to reinvest in Grand Terrace; * establish close rapport with CALED PAS which helps communities meet economic development challenges; * organize/encourage the organization of special events/activities in "downtown" to increase business and encourage businesses to stay in town; * development of a City brochure to market the City. Mayor Matteson recently suggested a business directory. * develop a partnership between the business community, city government and community. * retain an artist to develop a rendering of the future "downtown" vision 3�11 0 V DEVI IN411 Z10) I V I X" 0110111OW1. -14i) ►I►I1.► �1u1 ► �1A DO Y1► • All Planning Commissioners present except Commission Ellis * Call to Order * Pledge of Allegiance led by Commissioner Trainor. * 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. 411101 (WhI 114 Y RI hh Y �. •� C November 21,1996 Planning Commission Minutes ITEM#1 PLANNING COMMISSION MEETING MINUTES - NOVEMBER 7, 1996 MOTION PCM-96-65 PLANNING COMMISSION MEETING MINUTES - NOVEMBER 7, 1996 Page 3 Motion by Vice -Chairperson Van Gelder to approve Planning Commission Meeting minutes of November 7, 1996. Seconded by Commissioner Trainor MOTION VOTE PCM-96-65 Motion carried. 5-0-1-1. Commissioner Addington abstained and Commissioner Ellis absent. Associate Planner, Larry Mainez joined the meeting. ITEM #4 SA-96-05/E-96-12 APPLICATION FOR SITE AND ARCHITECTURAL AND ENVIRONMENTAL REVIEWS TO ADD A 11,200 SQUARE FOOT CHILD MINISTRY COMPLEX TO EXISTING CHURCH PROPERTY. AZURE HILLS SEVENTH -DAY ADVENTIST CHURCH 22633 BARTON ROAD, GRAND TERRACE, CA Commissioner Addington announced he will abstain from all proceedings related to this project because of a conflict of interest. Staff report was presented by Larry Mainez, Associate Planner. He explained the zoning of the surrounding properties. R3 to the east, R1-7.2 to the south, and R-7.2 to the north of the new project. The two current portable classrooms will be removed upon approval of this project. There is no specific master plan for this site at present. The project for review at this meeting includes 8 classrooms totaling 7,304 square feet, 600 square feet for restrooms, 856 square feet of storage, and 2,477 square feet of hallway space, totaling 11,237 square feet. The architecture proposed is similar to that of the existing fellowship hall structure. The textures and colors, roof style and pitch will be similar to existing. Skylights are �. proposed for classrooms. Current landscape coverage is sufficient to satisfy Barton Road Specific Plan requirements. November 21,1996 Page 4 Planning Commission Minutes A retaining wall will be constructed between the proposed structure and the new 20' wide parking and fire access road next to the east property line. The parking analysis submitted by applicant was reviewed by staff and it was found to be adequate. Cumulative parking impacts were part of the environmental review conducted by staff. To address the overflow parking on Saturdays onto Palm Avenue staff conditioned the project to include a parking mitigation agreement. Applicant recently asked staff to amend the proposed condition #13 to allow the portable classrooms to remain on the premises for 30 days after issuance of the certificate of occupancy for the proposed child ministry structure. The Community Development Department staff recommended approval of this project subject to proposed conditions of approval and the associated negative declaration. Community Development Director Materassi stated that the parking mitigation agreement will be implemented should there be at least three complaints within six months after completion of construction. The Church agreed to this plan. Commissioner Van Gelder inquired how the applicant plans to mitigate noise impacts associated with the proposed project. Staff responded that this facility will be used for indoor classrooms so there is little noise anticipated outside. Staff has proposed placing the standard "noise" condition of approval on this project. Commissioner Trainor asked if the new structure will consolidate all current church education occurring elsewhere on the property into one facility or does it allow for an expanded church program thus bringing more children onto the property (on Saturday)? If it allows for expanded service, how many more people are anticipated to be added to the current Saturday gathering? Staff answered that it will allow for consolidation, alleviate overcrowding and allow for expansion, although he did not have any numbers regarding additional people on Saturdays. 7:30 P.M. OPENED PUBLIC HEARING Matthew Addington, Civil Engineer CM Engineering 225 E. Airport Drive San Bernardino, CA He stated he is the Civil Engineer for the applicant. The two temporary classrooms currently at the church property are operating on an expired permit. The new structure will replace the temporary classrooms which are leased by the Church. He requested a motion by the Planning Commission to re -word Condition #13 to read, "Within 30 days after issuance of Certificate of Occupancy for the new child ministry complex the two temporary portable classrooms approved on September 9, 1992, shall be removed." November 21,1996 Planning Commission Minutes Page 5 Regarding Commissioner Van Gelder's noise concerns, he stated the Church does not anticipate any higher noise levels than are currently being experienced. He requested the Planning Commission delete Condition #2, Attachment A, Page 2 of the Building and Safety requirements, Item 6, regarding installation of a standard ornamental street light. There are currently 5 street lights in front of the church on Palm/Barton Road. In addition, Dr. Choo was not required to install an ornamental street light when he completed the remodel of the dental office across the street at the intersection of Palm/Barton Road. Chairperson Sims asked what provision will be made behind the planned retaining wall for water collection. Mr. Addington said there are two low points where water will be collected and brought down through the wall. At this initial stage of preliminary design no flooding problems are anticipated. Ann Jones 22658 LaPaix Grand Terrace, CA She stated her property is adjacent to the children's playground of the church. At times the noise and trash generated by the children on the playground six days per week is unbearable. The noise during construction two years ago was objectionable. She said she objects to any expansion of the church. Any future increased enrollment and decrease of playground size is objectionable. Bridgette Espinoza 22668 LaPaix Grand Terrace, CA Said she also objects to expansion. She has had many problems with students and has complained many times to the school. Students have been brought to her home to apologize for throwing rocks into her back yard. Children have cussed at her family in their own back yard. Expansion means more children and more problems. She said she would not have bought her home had she known this expansion was planned. Her property line is separated by oleanders, chain link fence and bamboo fencing. Jim Singley 22709 F Palm Grand Terrace, CA He said this property was purchased by him for his father-in-law, an elderly man, three years ago. One of the reasons he bought it was because it is next to the playground and his father- in-law spent many hours watching the children playing on the playground. The church as been an excellent neighbor and he is in favor of the new structure. November 21,1996 Page 6 Planning Commission Minutes Betty Jones 22648 LaPaix Grand Terrace, CA She said her property is directly behind the playground. She said there have been many complaints about the children as well as people using the area after-hours. An arrow was shot into her back yard. The basketball court is sometimes used after midnight. Linda Penick 1650 Ramsgate Ct. Riverside, CA She said she is the principal of the Azure Hills School. She has been there five years, and has served the last two as principal. She wished to address those neighbors who said there have been complaints about the children. She has had only 1 or 2 complaints from neighbors, none adjacent to the playground. She said if letters of apology from the school addressing neighbors' complaints they were not written from her office. After school hours the public has access to church property and staff consistently asks those unauthorized to leave the premises. There is supervision on the playground during and after school hours. The future playground will be located west of the school. Chairperson Sims asked Ms. Penick about the school hours. She replied 8:00 a.m. to 6:00 p.m. After school care children are outside from 3:30 p.m. to 4:30 p.m. After 4:30 p.m. they are inside until picked up by 6:00 p.m. After 6:00 p.m. staff and children are all gone. Elmer Symonett 25813 Laughton Loma Linda, CA Said his family attends Azure Hills Church and school. They have been involved in Saturday evening activities, however the activities never last until midnight. They do play volleyball and/or basketball until 11 p.m. sometimes. These activities are supervised by adults. At the conclusion the lights are turned off and everyone leaves the premises. He said the new proposed structure is necessary to replace the temporary structures as well as consolidate other activities on church grounds into one structure. The intention is not to bring new people into the church from the community. Jack Booker 11785 Mt. Vernon Grand Terrace, CA He said the school has an open campus. There is parking lot access from City Center Ct., Barton Rd. and Palm Avenue. Children from the community, not from the school, come onto school/church property on a daily basis to ride bikes, roller skate and skateboard in the parking lot areas. They are asked to leave. The Citizen Patrol and Sheriff's Department have also been asked to patrol the school/church property and ask them to leave. Vandalism November 21,1996 Planning Commission Minutes Page 7 has been done to school/church property. He emphasized the purpose of the proposed new structure is not to expand or increase membership. It is needed for existing children in the school/church. He said evening activities on the tennis and basketball courts generally end before 10-11 p.m. but do on a rare occasion run past that time. Unauthorized people do use the lighted tennis courts at time. The intention of the church is to be good neighbors. Commissioner Van Gelder asked Dr. Booker if the lights on the tennis courts are locked. Dr. Booker responded that unauthorized persons sometimes vandalize the locked access to the lights. Tom Mayer, Associate Pastor 308 E. Cypress Anaheim, CA He said the unauthorized use of the tennis courts have been addressed within the past two months. Padlocks have been placed on the tennis court gates and the electrical panel which controls the lights. The locks have been repeatedly cut off. Commissioner Van Gelder suggested the possibility of controlling the lights from inside an office building. She asked Mr. Mayer when the playground lights are turned off. Mr. Mayer responded that there are no playground lights. Deborah Stottlemeyer 22568 Cardinal St. Grand Terrace, CA She said her property abuts the playground of the junior high school in Grand Terrace. She said she faces many of the same issues as those brought up by neighbors of the proposed project. She said the benefits of having a quality school in our community outweigh the problems posed by these issues. She said almost 25 % of the Azure Hills School enrollment are children of the community. She said it is important that the children of the school have a playground in which to play. She is appreciative that the green area has been preserved in the proposed plan for playground. She urged the Planning Commission to approve this project. Troy Daul 22757 Palm Grand Terrace, CA He said he is president of the Azure Hills Homeowner's Association. The Board of Directors fully supports the proposed project. There have been no noise complaints to the Board during the three years he has been on the Board of Directors. November 21,1996 Page 8 Planning Commission Minutes Andy Snider 23240 Twin Canyon Grand Terrace, CA He said he is a former head deacon at the church. He personally put up vandal -proof signs prohibiting skating and skateboarding. Those signs have been vandalized. He has asked unauthorized persons to leave church/school property on many occasions. At some time in the future the playground will be moved to the west side of the church/school. Louise Deapen 11763 Arliss Dell Grand Terrace, CA She said the majority of her adult life has been spent working with children. She said there is a need for expansion of the church/school for the children. Robert Skoretz 1250 S. Barton Road Colton, CA He has been the youth pastor at the church six weeks. The youth ministry has a commitment to be good neighbors with regards to youth activities. Careful measures will be taken to educate the teens to respect surrounding neighbors pertaining to noise level and interaction with neighbors. Encounters with neighborhood children will be addressed as firmly as possible but with love and care, hoping they will learn more responsibility for the community, church and neighbors. Chairperson Sims asked if there are any other opponents to the project who wish to speak. There were no responses. Matthew Addington CM Engineering 225 E. Airport Dr. San Bernardino, CA Added a clarification regarding the movement of the playground area. He stated that move is not a part of this project. Item #5 of the parking agreement drafted by staff, requires application for use of vacant property. There was a church meeting on November 16, to discuss future acquisition of two parcels west of the school for the future playground. 8:15 p.m. PUBLIC HEARING CLOSED November 21,1996 Page 9 Planning Commission Minutes Associate Planner Mainez said staff feels there is actually no way to condition the playground activity after hours, noise and loitering associated unauthorized persons on church/school property. Director Materassi said activities of the church can be conditioned. It is the community use of the facilities which cannot be conditioned. Chairperson Sims and Director Materassi had a discussion regarding the use of the proposed facilities for Sabbath classes vs. church activities vs. expansion of the educational building. Commissioner Wilson asked what the original administrative application SA-92-13 was for. Director Materassi stated that was the original application for the two temporary classroom units for Sabbath classes which were to be removed in two years. A two-year continuance was allowed after the initial two year period. Chairperson Sims invited Jack Booker to tell the Planning Commission the size of the portable classrooms. Dr. Booker stated the modular units are 20' x 40' each. He also said the new structure will be used for school classes (grades 1 and 2) in addition to Sabbath classes. The school classes will take place 4-1/2 days per week. Director Materassi said there is an additional evaluation of the playground area which remains to be done since the applicant has just told staff the proposed project will also be used for general educational classes (K-6). This evaluation will take into consideration the comparison of playground/green space in public schools vs. private educational institutions. Chairperson Sims suggested Condition #12 may need to be re -worded. Commissioner Trainor said the term remedial generally means a compensatory program for children who are not performing to grade level. She said the Azure Hills program as she understands it is a private elementary school, not remedial. Director Materassi said staff has been using the term remedial in lieu of academic. Commissioner Trainor asked for clarification regarding the increased weekday child activity in the playground area (behind LaPaix) of the church/school. She asked if extension of the current block wall past the property owners opposing the project would be a possibility. Director Materassi said that was not a consideration as heretofore staff was unaware of any complaints. MOTION PCM-66 Motion by Commissioner Trainor to add Condition #17 to require applicant to extend the current block wall on the south property line to the east property line to add a measure of noise protection for the LaPaix property owners as well as visual privacy. Seconded by Commissioner Van Gelder. Commissioner Huss said she is very much against the Planning Commission imposing such a block wall condition without discussion with the applicant and the surrounding property owners, and she will not vote in favor of such a condition. November 21,1996 Page 10 Planning Commission Minutes Commissioner Wilson said there has been no demonstration and finding that there is a significant impact and that a sound attenuation wall to be built between the existing residents and school would mitigate that impact. He agreed with Commissioner Huss that this is an inappropriate action for the Commission to take at this time. Commissioner Van Gelder withdrew her second of the motion. She said she was trying to help those living on LaPaix with their noise problem. If the residents desire not to have the block wall then so be it. Motion dies for lack of a second. Commissioner Wilson again asked about the size of the temporary modular units. He said he does not understand how there cannot be significant parking/traffic impacts when the two 800 square foot buildings are being replaced with a structure over 11,000 square feet. Director Materassi said the students to be housed in this building are currently on campus already and the activities already take place somewhere on the campus. Code requirements for parking are being exceeded by the current number of parking spaces provided. Staff determined there is an indirect potential for cumulative impact on the parking. There is a probability that more people will attend the church classes because of the new structure. However, the church presented information in their application which says they are merely relocating currently existing classes into the new structure. Director said they will need to come back for re-evaluation if the church decides to increase the number of academic or Sabbath classes. If there are more than three complaints regarding parking within a six month period the church will be required by the parking agreement to secure private off-street parking. MOTION PCM-96-67 Motion by Chairperson Sims to amend Condition #13 to incorporate a 30-day waiting period as has been requested by the applicant. "Within 30 days after issuance of a Certificate of Occupancy for the new child ministry building, the two temporary classroom buildings approved on September 9, 1992 shall be removed from the site." Seconded by Commissioner Van Gelder. MOTION VOTE PCM-96-67 Carried. 5-0-1-1. Commissioner Addington abstained and Commissioner Ellis absent. Commissioner Van Gelder asked why applicant is requested to install an ornamental street light. Director Materassi suggested applicant's engineer tell the Commission how the Building and Safety/Public Works Director responded when they requested deletion of the light requirement. November 21,1996 Planning Commission Minutes MOTION PCM-96-68 Motion by Commissioner Huss to delete Condition #12 in total. Seconded by Commissioner Van Gelder. MOTION VOTE PCM-96-68 Page 11 Carried. 4-1-1-1. Commissioner Wilson voted "no", Commissioner Addington abstained, and Commissioner Ellis absent. MOTION PCM-96-69 Motion by Chairperson Sims to amend Condition #2 to "review the need for installation of an ornamental street light, to review the need for a standard ornamental street light in conjunction with the project engineer." If the findings show a street light is necessary it shall be installed. Seconded by Commissioner Huss. MOTION VOTE PCM-96-69 Carried. 5-0-1-1. Commission Addington abstained and Commissioner Ellis absent. MOTION PCM-96-70 Motion by Chairperson Sims to approve SA-96-05 and E-96-12 pursuant to the conditions proposed by staff and amended by the Planning Commission. Seconded by Commissioner Van Gelder. MOTION VOTE PCM-96-70 Carried. 5-0-1-1. Commissioner Addington abstained and Commissioner Ellis absent. 8:55 P.M. 5-MINUTE RECESS ANNOUNCED BY THE CHAIRPERSON. November 21,1996 Page 12 Planning Commission Minutes 9 10 P.M. MEETING RECONVENED AFTER RECESS BY CHAIRPERSON SIMS ITEM #2 SA-95-14/E-96-06 APPLICATION FOR SITE AND ARCHITECTURAL REVIEW AND ENVIRONMENTAL EVALUATION FOR AN EXISTING DEVELOPED FACILITY TO EXPAND THE COMMERCIAL STRUCTURE BY 676 SQUARE FEET ALI YASIN, OWNER AND OPERATOR 22087 BARTON ROAD, GRAND TERRACE, CA Staff report was presented by Director Materassi. This project was before the Planning Commission on May 2, 1996. On that evening it was continued with directions for revisions from the Commission as follows: 1. Provide estimated costs for street improvements and utility relocation with a letter stating the applicant's intent to pay for the street improvements. 2. Look into purchase or method of obtaining legal use of the strip of land at the southern side of 22087 Barton Road, in order to comply with code regarding parking requirements. 3. Removal of all illegal signs, especially those in the public right-of-way. 4. Alternate solutions for the addition: Relocate structure or build new structure at the rear of the property. Also provide cost scenarios. Subsequent to the May 2, meeting applicant requested a meeting with the City Manager and Mayor to explore the possibility of subsidies from the City. Direction to the applicant from this meeting was to pursue acquisition of the southerly property to meet parking requirements and pursue Planning Commission approval. Upon completion of those two items the issue of subsidies will be addressed by City administration. Applicant has thus far not been in touch with the owner of the southerly property, however applicant feels he has prescriptive rights to the land. Since five months have now elapsed since the initial review by the Commission, the City Attorney feels there should be some resolution by the Planning Commission. Applicant is now requesting at this meeting a conditional approval to get his permit. Although this project is not complete pursuant to the directions of Planning Commission on May 2, 1996, applicant has requested a conditional approval. Subsidies issue - Staff recommended the Planning Commission separate this issue from the proposed approval of the project. Subsidies will be addressed by City management and City Council at a later date if appropriate. Staff recommended a street improvement deferral for 2 years based upon posting of a bond. Obtain land - Project will be conditioned to obtain legal use of the land to the south, and to meet parking requirements. Remove signs - Banners and temporary signs have been removed but some have been replaced in other locations. Permits need to be obtained for the legal display of signs and banners. The monument sign must be moved out of the right-of- November 21,1996 Planning Commission Minutes Page 13 way and lowered by June 1, 1997. Plans to reflect the correct location of the monument sign. Alternatives - No new plans for alternative solutions were submitted but cost estimates were submitted. $111,000 to relocate the building vs. $33,800 to build the proposed addition. Street improvements are estimated at $50,000. Changes proposed by staff to conditions of approval are as follows: • Applicant to post bond for complete cost of street improvements at the intersection of Barton Road and Michigan Street. 2-year deferral for the purpose of making street improvements. Estimates to be reviewed and approved by the City Engineer. • Applicant to purchase or obtain legal use of the strip of land at the south side of the property in or to allow enough space to bring the property up to code regarding parking requirements with one handicapped space, prior to issuance of building permits. • New landscaping shall include 930 square feet of landscaping area or more as needed to include area adjacent to the building on the east side. Landscaping of the public right-of-way along with the strip on the west perimeter side of the property. This new landscaping does not include existing landscaping. • Existing monument sign to be brought up to code according to the previous Planning Commission approval. Building plans shall include the correct location of the monument sign to reflect changes to be implemented by June 1, 1997. • Landscape maintenance bond of $2,000 to be posted for a period of five years. • Delivery of gasoline shall be performed during night hours. • Facade colors and materials shall be consistent with the approved plan. • Landscaping irrigation plan showing the existing and proposed landscaping for the site including the parkway area the and public right-of-way. All landscaping improvement plans must be in conformance with the Barton Road Beautification Program. Plan shall be submitted with the Building & Safety Dept. plan check package. Applicant is to install all the landscaping in the parkway area as applicable. • Compliance with the County Fire Dept. and Building & Safety. • Applicable fees shall be paid to the Colton Joint Unified School District. • All aspects of this project including maintenance shall be kept in a clean and functional manner to the satisfaction of the Community Development Director. • Add Condition #15 "Building permit plans shall show an increased intersection turning radius to 35' and relocate propane tank in a manner to meet code." Chairperson Sims expressed concern that the new landscaping should be extended on the east side of the building to Michigan St. Director agreed the landscaping should be extended to prevent people from parking in that area. Commissioner Addington said there are many ambiguities in the staff report. He asked what the status is of the four motions he made at the May 2, 1996 meeting. Director Materassi said those motions were incorporated into the follow-up letters to the applicant after the meeting and have been incorporated into the staff -proposed conditions of approval. Commissioner Wilson said he feels it is unrealistic to ask the applicant to post a bond for 100 % of the street improvements at that intersection. He said he believes the cost should be proportionate November 21,1996 Page 14 Planning Commission Minutes to the amount of the improvement involved and that it would be best worded "pro rata amount" instead of 100 % . Chairperson Sims said he agrees the applicant should not be responsible for 100 % of the street improvement costs as he would not be responsible for improvement to the east side of Michigan Street. Commissioner Addington said he had concerns dealing with this incomplete submittal package. He said he has no problem granting a continuance to the applicant so he can complete the directives. He asked why the City Attorney is pushing this project to conclusion. Director Materassi said the Planning Commission is required to approve, deny or approve with conditions. Any continuance should be only until the next meeting. An extended continuance is not really an acceptable option. 9:50 P.M. PUBLIC HEARING OPENED Hossein Zand 5175 Chapala Riverside, CA He said he is the civil engineer for this project. Nothing has changed from the pervious submittal on this project. Applicant, Mr. Yasin, hopes to achieve an agreement with the neighbor to the south to purchase the subject strip of land. The site plan as submitted is complete in his opinion. The floor plan, elevations and materials board have been submitted. The building plans and street improvement plans are not yet prepared. He said he did not understand why this submittal was considered incomplete. Commissioner Addington said he felt it is an incomplete package because the Public Works Director previously requested a 23' property line radius at the comer of Michigan and Barton Road, and the plan shows a 20' radius. At the last Planning Commission Meeting on May 2, 1996, a 35' curb return radius was requested and the plan now shows a 25' curb return radius. Director Materassi read for the benefit of Mr. Zand a portion of the follow-up letter staff sent to Mr. Yasin after the May 2, 1996, meeting detailing directions by the Planning Commission. She said applicant has expressed an intent to comply with all conditions and directives however they have not been incorporated into the plan so it is still considered an incomplete plan. Director said she understands applicant agrees with all conditions and directives with the exception of the 100 % of the street improvements because he still intends to seek subsidies. Chairperson Sims asked what the applicant intends to do about relocating the propane tank. Where will the tank be placed and still comply with the parking requirements? Mr. Zand said it may be placed in the southwest comer of the property, near the trash bins. Chairperson Sims reiterated that this is a detail which will need to be resolved with staff. 9:59 P.M. PUBLIC HEARING CLOSED November 21,1996 Planning Commission Minutes Page 15 Chairperson Sims asked Director when the dedication of public right-of-way will occur. Director said it would happen in two years unless the Commission decided otherwise. MOTION PCM-96-71 Motion by Chairperson Sims to amend Condition #1 "Applicant to post bond for complete cost of '/2 street improvements at the intersection of Barton Road/Michigan Street adjacent to subject property". Balance of Condition #1 would remain as is. Seconded by Commissioner Van Gelder. MOTION VOTE PCM-96-71 Carried. 5-1-0-1. Commissioner Addington voted "no" and Commissioner Ellis absent. MOTION PCM-96-72 C, Motion by Chairperson Sims to add Condition #16 that dedication of the right-of-way by applicant be done prior to issuance of building permits. Seconded by Commissioner Huss. MOTION VOTE PCM-96-72 Carried. 6-0-0-1. Commissioner Ellis absent. MOTION PCM-96-73 Motion by Commissioner Addington that the proposed street improvements along Michigan Street be built at the recommendations of the City Engineer and that the proposed curb return at that same intersection be 35' radius. Director Materassi said that was included in Condition #15. Motion withdrawn by Commissioner Addington. November 21,1996 Page 16 Planning Commission Minutes MOTION PCM-96-74 Motion by Chairperson Sims to reinstate Condition #11, Applicant to comply with conditions of the San Bernardino County Health & Safety Department Seconded by Commissioner Wilson. MOTION VOTE PCM-96-74 Carried. 6-0-0-1. Commissioner Ellis absent. MOTION PCM-96-75 Motion by Commissioner Wilson to approve SA-95-14 and E-96-06 as amended. Seconded by Commissioner Huss. MOTION VOTE PCM-96-75 Carried. 6-0-0-1. Commissioner Ellis absent. Director Materassi asked Chairperson to determine if there is consensus among Commissioners to recommend a street improvement subsidy. Chairperson Sims said the recommendation should consist of a subsidy as well as analyze whether the wording should be "full cost" or "pro rata cost" of street improvements. There was consensus by the Planning Commissioners. ITEM #3 BRSP-96-01/E-96-13 AN APPLICATION TO AMEND THE BARTON ROAD SPECIFIC PLAN AS FOLLOWS: 1) TO CREATE AN INTERIM OVERLAY DISTRICT TO SUSPEND THE NON- CONFORMING STATUS OF EXISTING RESIDENTIAL UNITS FOR A PERIOD OF 10 YEARS, IN THE EASTERN PORTION OF THE OFFICE PROFESSIONAL DISTRICT; 2) TO ALLOW ESTABLISHMENT AND OPERATION OF TECHNICAL AND TRADE SCHOOLS WITHIN THE BRSP; and 3) TO ALLOW DRIVE-THRU ESTABLISHMENTS WITHIN THE VILLAGE CORE AREA CITY OF GRAND TERRACE LOCATION AS DESIGNATED WITHIN THE BARTON _ ROAD SPECIFIC PLAN AREA IN November 21,1996 Planning Commission Minutes Page 17 Staff report was presented by Larry Mainez, Associate Planner. The purpose of this amendment is to protect residential neighborhoods, to facilitate establishment of new businesses in the Barton Road Specific Plan. The Environmental Review determined a negative declaration was recommended by staff. This amendment is staff -initiated because of interest expressed by the public in these three areas. These amendments are consistent with the General Plan. Overhead projections were shown to demonstrate the affected areas of the Barton Road Specific Plan. Amendment #1 - The parcels selected for this proposed overlay district were selected because the surrounding properties are single-family and multi -family dwelling units as well as an area approved for condominium units. These parcels are in close proximity to well -maintained neighborhoods with no office development nearby. This proposed amendment has a proposed life of 10 years. This amendment would still allow office uses to develop in this area if market demand arises, but in the meantime it will allow for additions and improvements to the current residential uses. Without this amendment no additions or improvements are allowed. 10:25 P.M. OPENED PUBLIC HEARING AS TO AMENDMENT #1 (OVERLAY DISTRICT) Tony Petta 11875 Eton Dr. Grand Terrace, CA Said he would like clarification of the proposed amendment. Director Materassi said if this amendment is approved, then within the next 10 years expansion of existing dwellings and new dwellings may be built. The interim overlay district will allow property owners to improve the currently non -conforming structures. After the 10 year period the property will again be considered non -conforming and improvements will not be allowed. Also within the 10 year period the existing residences may be demolished and professional office space built. 10:28 P.M. PUBLIC HEARING CLOSED MOTION PCM-96-76 Motion by Vice -Chairperson Van Gelder to approve the 10-year interim overlay district. Seconded by Commissioner Trainor. C November 21,1996 Page 18 Planning Commission Minutes MOTION VOTE PCM-96-76 Carried. 6-0-0-1. Commissioner Ellis absent. Amendment #2 - Associate Planner Mainez said there has been considerable interest expressed in recent years by potential tenants of shopping centers for the use of technical and trade schools; most recently a driving school and a business management vocational training school. At present the Barton Road Specific Plan does not specifically allow commercial/private schools. Currently only public schools and the Azure Hills school are allowed. 10:36 P.M. OPENED FOR PUBLIC HEARING AS TO AMENDMENT #2 (SCHOOLS IN THE BRSP� 10:36 P.M. PUBLIC HEARING CLOSED Director Materassi told the Planning Commission that Councilmember LeeAnn Garcia suggested the possibility of finding a university extension program as a tenant should this amendment be approved. There was discussion among the Commissioners regarding similarity of a university extension program to technical and trade schools. It was determined they are dissimilar and Director Materassi told the Planning Commission she felt this portion of the amendment should be noticed as a public hearing and come back at a later date. MOTION PCM-96-77 Motion by Commissioner Addington to table amendment 2 of BRSP-96-01 & E-96-13. Seconded by Commissioner Trainor. MOTION VOTE PCM-96-77 Motion carried. 6-0-0-1. Commissioner Ellis absent. Mr. Mainez continued his staff report on Amendment 3 regarding allowing drive-thrus in the Village Core Area of the BRSP. The BRSP currently allows drive-thrus in the General Commercial District. Staffs proposal would allow drive-thrus in the Village Commercial District and the node at the intersection of Barton Road and Mt. Vernon. Vice -Chairperson Van Gelder said one of the goals of the General Plan is to promote foot traffic in the City, and drive-thrus do not promote foot traffic. Drive-thrus would not promote business for other businesses. She encouraged staff and Council not to jump at the first offer of a business at the November 21,1996 Planning Commission Minutes Page 19 GTI Market site, but rather find something to promote and encourage upscale clientele. She felt a drive-thru at that location would diminish the quality of life in the Grand Terrace bedroom community. She urged the Planning Commission to recommend to City Council passage of an ordinance to disallow drive-thrus in the BRSP Core area. She said she would like to see a traffic flow pattern before any development of the GTI Market property. 10:55 P.M. OPENED FOR PUBLIC HEARING AS TO AMENDMENT #3 (DRIVE- THRUS IN THE VILLAGE CORE AREA Bob Henry 22614 Miriam Way Grand Terrace, CA He said he could remember when the GTI Market was open and the trash which was generated. With a drive-thru at that location he said the trash problem would be worse. He does not want to see any drive-thru in Grand Terrace. He suggested demolishing the market to build a park. Raymond Hughes 12077 Arliss Dr. Grand Terrace, CA He said the old GTI Market is right in front of his house. He was concerned about truck deliveries, trash and people loitering. fie encouraged a quality restaurant instead of a drive- thru for that location. He was also concerned about degrading property values. Don Mangus 12070 Arliss Dr. Grand Terrace, CA His house is next door to the market to the North. He is opposed to a fast food drive-thru at that location. He has lived in that location 17 years and is unhappy with the GTI Market but would not endorse a fast food establishment. Michelle Cisneros 19845 Mt. Vernon Grand Terrace, CA Asked staff to reconsider the consequences of approving a fast food restaurant in Grand Terrace. She has been a resident of Grand Terrace for 6 months and chose Grand Terrace for its character and being a family -oriented community. She said the noise level on Mt. Vernon now is so great that she must close her doors and windows to watch TV and urged staff to consider the traffic impact, noise level and safety issued associated with a drive-thru at the GTI Market location. November 21,1996 Page 20 Planning Commission Minutes Tony Petta 11875 Eton Drive Grand Terrace, CA He said that corner (GTI Market site) has always been a problem. He said the problem is because commercial and residential zoning are next to each other. lie suggested making that block all residential or all commercial. He said most fast food restaurants need more space than that available at that site. 11:08 P.M. PUBLIC HEARING CLOSED Chairman Sims said he is not in favor of this amendment to the Barton Road Specific Plan. Commissioner Trainor complimented staff for initiation of the drive thru amendment proposal. She said it demonstrates an appreciation for the needs of the community and the needs for business development in the community. It shows flexibility of thinking. She said she agrees with others that it may be premature given there are studies that may be done to give better feasibility answers of a drive-thru in the Village Core Area, and specifically at the GTI site. The Chamber of Commerce has developed a business development committee. The GTI site is one of the locations they are looking at. She said perhaps in six months the drive-thru issue can be revisited with a better understanding of what an economic study may provide and the efforts of the City/Chamber Partnership Committee may develop for long-term solutions. MOTION PCM-96-78 Motion by Commissioner Wilson to deny BRSP-96-01 and E-96-13. Seconded by Vice -chairperson Van Gelder. Chairman Sims said Commissioner Wilson's motion would deny the two parts of the proposed amendment which the Commission has already acted on. The only issue to be acted upon now is the portion to allow drive-thrus in the Village Core Area. Vice -Chairperson Van Gelder withdrew her second of the motion. Motion failed for lack of a second. MOTION PCM-96-79 Motion by Chairman Sims to deny Amendment 3 to allow drive-thru establishments within the Village Core Area. Seconded by Commissioner Addington. November 21,1996 Page 21 Planning Commission Minutes MOTION VOTE PCM-96-79 Carried. 6-0-0-1. Commissioner Ellis absent. Vice -Chairperson Van Gelder asked if the last item denied would be presented to City Council for their consideration. Director Materassi said it would not. Her intention is to table Amendment #3 for 6 months per Commissioner Trainor's recommendation. 11:15 P.M. ADJOURNED SITE AND ARCHITECTURE REVIEW BOARD/PLANNIN COMMISSION MEETING NEXT PLANNING COMMISSION MEETING TO BE HELD ON DECEMBER 5, 1996 Respectfully submitted, Patrizia Materassi Community Development Director 1-8-97:pp c: \office\wpwin\wpdocs\planning\minutes\ 11-21-96. min Planning Commission