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02/19/1998GRAND TERRACE PLANNING COMMISSION MINUTES OF REGULAR MEETING FEBRUARY 19, 1998 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 February 19, 1998 at 7:00 p.m. by Chairwoman, Fran Van Gelder. PRESENT: Fran Van Gelder, Chairperson Doug Wilson, Commissioner Moire Huss, Commissioner Matthew Addington, Commissioner Gerry Ellis, Commissioner Patrizia Materassi, Community and Economic Development Director Larry Mainez, Associate Planner Raul Colunga, Planning Intern Pat Peterson, CEDD Secretary BA SENT: Mary Trainor, Commissioner Don Larkin, Commissioner 7:00 P.M. CONVENED SITE AND ARCHITECTURE REVIEW BOARD/ PLANNING COMMISSION MEETING * Call to Order * Pledge of Allegiance by Commissioner Huss * Roll Call * Public address to Commission shall be limited to three minutes unless extended by the Chairman. Should you desire to make a longer presentation, please make written request to be agendized to the Community Development Director. PUBLIC PARTICIPATION: None ITEM#1 PLANNING COMMISSION MEETING MINUTES - JANUARY 15, 1998. PLANNING COMMISSION MINUTES Page 2 February 19, 1998 MOTION PCM-98-02 PLANNING COMMISSION MEETING MINUTES - JANUARY 16, 1998 Motion by Commissioner Addington to approve Planning Commission Meeting Minutes of January 15, 1998. Seconded by Commissioner Huss. MOTION VOTE PCM-98-02 Motion carried. 5-0-0-2. Commissioners Larkin and Trainor absent. Commissioner Addington abstained from proceedings pertaining to agenda Item #2, as his firm, CM Engineering represents applicant, Maple Ridge Mobile Homes. ITEM #2 CUP-97-04/SA-97-10/DU-97-03 AND E-97-06 AN APPLICATION FOR CONDITIONAL USE PERMIT, SITE AND ARCHITECTURAL REVIEW, DETERMINATION OF USE AND ENVIRONMENTAL EVALUATION TO OPERATE A MANUFACTURED HOME RETAIL SALES CENTER. AND CUP-98-01/SA-98-01 AND SGN-97-13 AN APPLICATION FOR INSTALLATION OF A 72 SQUARE FOOT, 25- HIGH FREEWAY SIGN LORI GENTRY, PROJECT MANAGER FOR MAPLE RIDGE MOBILE HOMES 12142 LaCROSSE AVENUE, GRAND TERRACE, CA Staff report was presented by Associate Planner, Larry Mainez. Applicant and property owner were in the audience to answer questions. A negative declaration was prepared for this project. Zoning for subject property is C-2. The property is on the west side of the 1-215 freeway and south of Barton Road. The general plan designation is General Commercial. The proposed use would occupy part of a 1.4 acre parcel also occupied by John's Lawnmower Shop. It would be surrounded with a 6' chain link fence with a block wall on the west side of the property. PLANNING COMMISSION MINUTES Page 3 February 19, 1998 Previously, on January 15, 1998, the Planning Commission approved applicant's plan to take possession of the property and commence operation prior to official CUP approval. A "hold harmless" agreement and an off -site development agreement were executed at that time as well. The proposed use is for a manufactured home retail sales center, including furnished models and sales office. It is anticipated that 5-10 homes per months will be sold ranging from $40,000 to $70,000. A Determination of Use is required as this use is not specifically listed in the zoning code. Staff finds the proposed use similar to automotive related services associated with sales of trailers, campers and motor homes. Hours of operation are anticipated to be 9:00 a.m. to 6:00 p.m., 7 days per week. Trip volume is approximately 16 per day, including employees and customers. 21 parking spaces are proposed, including handicapped. Grand Terrace requires only 10 spaces. Given the estimate of 7.5 homes sold per month, Maple Ridge would generate approximately $19,000 sales tax in five years. It is anticipated there will be approximately 14 new jobs created. Sales brochures, material samples and photographs of a similar sales site in Las Vegas were passed around to the Planning Commissioners. Location of the 25' high, 72 square foot freeway sign will be at the south east corner of the property. The sign will have a white background with blue lettering. Unresolved issues at time of hearing were: 1. Property Improvement Agreement - property owner will deposit $2,700 per year in a trust account which will be used to make deferred off -site improvements at some time in the future. 2. Property owner requested the grading and on -site improvements be the responsibility of the tenant. 3. Property owner requested he be required to submit only off -site improvement plans for the LaCrosse side of the parcel, instead of for the entire parcel. 4. Property owner and applicant requested a 5 yr. CUP vs. staffs recommendation of 3 years. Commissioner Huss asked staff if there are any recent Caltrans plans regarding the 1-215 widening which would impact this parcel. Director stated it is too premature. It may be many years before that information is known. Applicant was invited to speak before the Planning Commission. Dr. Terry McDuffee 1478 W. Cypress Redlands, CA He said he is enthusiastic about having Maple Ridge as a tenant and believes they will be an asset to the community. He requested the Commission to approve a 5 year PLANNING COMMISSION MINUTES February 19, 1998 Page 4 temporary CUP. He said he believes the off -site improvements should be installed when the property is improved to its ultimate and best use at some time in the future. Since Maple Ridge is a temporary use he said it is cost prohibitive to put in off -site improvements now when he does not know they will become a long term tenant. He requested the engineering and cost of drawing plans for off -site improvements be postponed until the next CUP hearing in 3 or 5 years as determined by the Planning Commission. Matthew Addington CM Engineering 225 E. Airport Dr. San Bernardino, CA He said his firm is the civil engineer for this project. He said he supports this project not only as the applicant's representative, but also as a resident of Grand Terrace. He is looking forward to having this project developed. 7:40 P.M. OPENED FOR PUBLIC HEARING 7:40 P.M. CLOSED PUBLIC HEARING Director Materassi clarified by saying if Caltrans takes part of Dr. McDuffee's property at some time in the future for freeway improvements he will receive a greater sum if the off - site improvements are already in place. She said staff accepts Dr. McDuffee's proposal that tenant, Maple Ridge, should make all grading and on -site improvements. Although staff agrees to defer street improvement installation, staff wants to see Dr. McDuffee produce off -site improvement plans within one year. The yearly "in lieu of trust fund deposit by Dr. McDuffee is anticipated to pay for approximately 50% of the total street improvements in 15 years. Commissioner Wilson said he can support the 5 year CUP considering the Planning Commission previously approved a 5 year CUP for John's Lawnmower Shop on the same parcel. He said he does support staffs desire to have engineered off -site improvement plans so a proper assessment of cost of improvements can be done. Associate Planner Mainez said in response to Commissioner Wilson's inquiry that the estimated cost for engineering plans is $3,000 to $6,000. Commissioner Wilson said that if that is the case those plans are not needed until improvements are installed, otherwise many changes to the plans would need to be made. MOTION PCM-98-03 Commissioner Wilson made a motion to add a condition to CUP-97-04 to indicate an expiration date 5 years from the date of Planning Commission approval. Seconded by Commissioner Huss. PLANNING COMMISSION MINUTES Page 5 February 19, 1998 MOTION VOTE PCM-98-03 Motion carried. 4-0-1-2. Commissioner Addington abstained. Commissioners Trainor and Larkin absent. MOTION PCM-98-04 Motion by Commissioner Wilson to amend condition #7 to read "Street improvement plans as required by Building and Safety/Public Works condition #3 shall be provided at the time of installation of said improvements for the entire property." Seconded by Commissioner Huss. Associate Planner Mainez clarified that condition #7 is the one-year requirement for off - site street improvement plans associated only with the use of Maple Ridge to submit plans for their portion within one year. Staffs intention is for tenant and property owner to work together to complete plans for the entire site sooner than later. There is currently $2,000 in the trust account and property owner will deposit another $2,700 which can be used for street improvement plans. Applicant Maple Ridge has agreed to the one-year term of condition #7. Commissioner Wilson amended the pending motion to read "Street improvement plans for the Maple Ridge portion of this parcel as required by Building and Safety/Public Works condition #3 shall be provided within two years from date of CUP approval." (Note: Plans for the northern portion of the site were not included in the motion, therefore it will return to original condition of being required at time prior to the installation of street improvements.) Second concurred. MOTION VOTE PCM-98-04 Motion carried. 4-0-1-2. Commissioner Addington abstained. Commissioners Trainor and Larkin absent. MOTION PCM-98-05 Motion by Commissioner Huss to approve CUP-97-04/SA-97-10/DU-97-03 and E- 97-06 as amended. Seconded by Commissioner Ellis. PLANNING COMMISSION MINUTES Page 6 February 19, 1998 MOTION VOTE PCM-98-05 Motion carried. 4-0-1-2. Commissioner Addington abstained. Commissioners Trainor and Larkin absent. MOTION PCM-98-06 Motion by Chairwoman Van Gelder to approve CUP-98-01/SA-98-01/SGN-97-13. Seconded by Commissioner Ellis. MOTION VOTE PCM-98-06 Motion carried. 4-0-1-2. Commissioner Addington abstained. Commissioners Trainor and Larkin absent. 8:05 P.M. COMMISSIONER ADDINGTON LEFT THE MEETING. ITEM #3 DU-98-01 AN APPLICATION FOR DETERMINATION OF USE TO ALLOW ANCILLARY USES SUCH AS THE SALE OF MASONRY PRODUCTS (MASON MART) TO OPERATE AT THE FACILITY HOUSING TAYLOR LUMBER SERVICES (CUP-90-04) TAYLOR LUMBER SERVICES (TERRY WESSELN, PRESIDENT) 21800 MAIN STREET, GRAND TERRACE, CA Staff report was presented by Planning Intern, Raul Colunga. Planning Commission was requested to make a determination if the proposed use is similar to that of Taylor Lumber, an existing use on the property. The site is located in the MR District for restricted manufacturing. The general plan designation is Industrial. Applicant is operating in compliance with the zoning code under CUP-90-04 approved in 1990. Taylor Lumber is conditionally permitted for wholesale lumber sales. The proposed use would be the ancillary sale of masonry and other building materials. Mason Mart, based in Phoenix, Arizona has been operating on the Taylor Lumber site since September, 1997. They are subleasing 5,000 square feet from Taylor Lumber, selling wholesale PLANNING COMMISSION MINUTES February 19, 1998 Page 7 masonry products. Orders are received by phone and fax. There are no walk-in customers. Hours of operation are 7:00 a.m. to 5:00 p.m. There are two Mason Mart employees at the site to load and unload trucks. Planning Intern Colunga reviewed his research of other lumber companies in the region. Several sell other building products in addition to lumber. He also summarized and compared zoning information gathered from other cities. In conclusion Planning Intern Colunga stated staffs analysis shows ancillary uses such as masonry products and other types of building materials are similar in nature to the operation of a lumber yard. He presented three options for consideration of the Planning Commission: 1. Approve Mason Mart "as is" at Taylor Lumber site with Land Use and Certificate of Occupancy; or 2. Require amendment of the existing CUP-90-04 for Taylor Lumber; or 3. Deny proposal There were no questions asked of staff or applicant, Mr. Wesseln. MOTION PCM-98-07 Commission Wilson proposed a finding in accordance with staff recommendation that the Planning Commission determine that the subject use is similar in nature and intent with the conditionally permitted use of Taylor Lumber and that sales of masonry is considered an ancillary use of lumber yards with approval of Land Use permit and Certificate of Occupancy permit. Seconded by Chairwoman Van Gelder. MOTION VOTE PCM-98-07 Motion carried. 4-0-0-3. Commissioners Trainor, Larkin and Addington absent. 8:15 P.M. ADJOURNED SITE AND ARCHITECTURE REVIEW BOARD/PLANNING COMMISSION MEETING 8:15 P.M. CONVENED PUBLIC WORKSHOP SESSION Information to Commissioners Director Materassi asked if any of the Planning Commissioners would be available to attend the Planner's Institute in Long Beach, March 5-7, 1998. Commissioner Wilson volunteered to attend on Saturday, March 7, 1998. PLANNING COMMISSION MINUTES February 19, 1998 Page 8 Director Materassi gave the Planning Commission a brief update on the I- 215 improvements. Director Materassi told the Commission she has been working on the SANBAG Billboard Committee. She shared some of their obstacles and achievements. Information from Commissioners Chairwoman Van Gelder asked all Commissioners to read an article in the "Planning Commission Journal" entitled Litter on a Stick pertaining to billboards. 8:30 P.M. ADJOURNED PUBLIC WORKSHOP SESSION NEXT PLANNING COMMISSION MEETING TO BE HELD ON MARCH 19. 1998. Respectfully submitted, Approved by, Patrizia Materassi Fran Van Gelder Community and Economic Development Director Chairperson, Planning Commission 02-26-98: pp c:\office\wpwin\wpdocs\planning\minutes\02-19-98.min