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05/21/1998GRAND TERRACE PLANNING COMMISSION MINUTES OF REGULAR MEETING MAY 21, 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 May 21,1998 at 6:30 p.m. by Chairwoman, Fran Van Gelder. PRESENT: Fran Van Gelder, Chairperson Doug Wilson, Commissioner Moire Huss, Commissioner Matthew Addington, Commissioner Don Larkin, Commissioner Patrizia Materassi, Community and Economic Development Director Larry Mainez, Associate Planner Virgil Barham, Director of Building and Safety/Public Works and Housing Craig Neustaedter, Traffic Engineer Consultant Bill Addington, Consulting City Engineer Pat Peterson, CEDD Secretary ABSENT: Mary Trainor, Commissioner 6:30 P.M. CONVENED SITE AND ARCHITECTURE REVIEW BOARD/ PLANNING COMMISSION MEETING Call to Order Pledge of Allegiance led by Commissioner Larkin 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: Kent Norton of Keith International, Inc. presented a Certificate of Appreciation to Associate Planner, Larry Mainez, for his professional assistance with the Cox Telecommunications project. Mr. Norton said it is rare he finds a City staff planner willing to expend so much effort to make sure City standards are met as well as work out problems on development projects. PLANNING COMMISSION MEETING MINUTES Page 2 May 21, 1998 ITEM#1 PLANNING COMMISSION MEETING MINUTES - APRIL 16, 1998. MOTION PCM-98-11 PLANNING COMMISSION MEETING MINUTES - APRIL 16, 1998 Motion by Commissioner Larkin to approve Planning Commission Meeting Minutes from April 16, 1998. Seconded by Commissioner Addington. MOTION VOTE PCM-98-11 Motion carried. 4-0-1-1. Commissioner Wilson abstained and Commissioner Trainor absent. C ITEM #2 GPU-97-01 RECEIVE PUBLIC INPUT ON PROPOSED CIRCULATION ELEMENT OF THE GENERAL PLAN UPDATE. GRAND TERRACE COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT CITY-WIDE Craig Neustaedter of Transportation, Engineering and Planning, the City's traffic engineering consultant, made a presentation to the Planning Commission. He explained he developed the concepts, goals and objectives of the draft circulation element as outlined in the staff report. The draft is the culmination of efforts and comments by the General Plan Task Force, Planning Commission, City Council, City staff and Mr. Neustaedter. The draft represents the vision of all of the above groups of people with respect to transportation and circulation in Grand Terrace in the future. Mr. Neustaedter said he has been working on the circulation element approximately one year. He showed a series of overhead transparencies depicting the following: 1. Accomplishments of studies in preparation for drafting the element. A. Identification of projects needed to complete the City's circulation plan B. Proposed resolution of controversial circulation issues C. Quantified the cost to complete the City's circulation plan D. Development of a circulation fee program 2. Technical memoranda used to develop the draft circulation element A. Issue identification focussing on primary concerns to be addressed B. Existing conditions analysis PLANNING COMMISSION MEETING MINUTES May 21, 1998 Page 3 C. Baseline travel demand analysis looking forward to the year 2015 using the current traffic model D. 1-215 freeway access analysis exploring an additional freeway on/off ramp E. Circulation improvement fee program F. Technical amendments 3. Circulation Element contains policies and complies with state guidelines as to contents. A. Existing conditions and future trends B. Identification of issues C. Statement of goals and objectives D. Implementing actions to achieve goals and objectives 4. Goals of Circulation Element A. To provide for a transportation system which supports planned land uses and improves the quality of life. B. To promote the safe and effective movement of all segments of the population and the efficient transport of goods. C. To make efficient use of existing and future transportation facilities. D. To protect environmental quality and promote the wise and equitable use of economic and natural resources. 5. Objectives and implementing actions for goals A. Plan, provide and maintain an integrated vehicular circulation system to accommodate projected local and regional needs. B. Develop a vehicular circulation system consistent with accepted standards of transportation engineering safety, with sensitivity to adjoining land uses. C. Establish, develop and promote systems and amenities for alternative travel modes including bicycles, pedestrians and transit. D. Take proactive measures to ensure that the City's residential neighborhoods are not adversely affected by excessive traffic. E. The City will ensure that the Master Plan of Streets and Highways Circulation System is completed by utilization of a variety of means to fund the construction of the improvements described in the draft element. In addition, the City will pursue alternative means to fund ongoing maintenance and safety enhancement of the circulation infrastructure. 6. Map of the Draft Circulation Plan 7. Major future tasks to ensure completion of the circulation plan A. Update of the San Bernardino East Valley Traffic Model B. Coordination with the City of Colton regarding common issues C. Prepare Commerce Way project report for extension to Main St. D. Complete a Barton Road improvement plan to ensure attractive appearance and adequate circulation E. Street system database to identify conditions of all roadways F. Pedestrian Sidewalk Master Plan in cooperation with school district G. Bicycle Facilities Master Plan pursuant to State requirements H. Develop a traffic calming program to ensure truck and non -local traffic stays out of residential neighborhoods I. Enact street lighting and street name sign standards PLANNING COMMISSION MEETING MINUTES May 21, 1998 Page 4 Commissioner Addington initiated a discussion of traffic calming methods (i.e. traffic circles and chicanes) to reduce traffic speeds and deter non -local traffic and potential uses of each. Commissioner Wilson asked if Mr. Neustaedter has conducted any studies considering the use of raised medians on Barton Road. Mr. Neustaedter responded there has been General Plan Task Force supported by Council direction to provide a median along Barton Road. Commissioner Huss inquired if an additional freeway on/off ramp at Main St./Iowa is still being considered. Director Materassi said Mr. Neustaedter studied that idea and found to be not cost effective ($12M), Pigeon Pass traffic would not be significantly mitigated and basically the only benefit would be an additional access to the Grand Terrace industrial area. Mr. Neustaedter said there are two major problems with that concept. Cal Trans requires both "on" and "off' ramps with no variances. Generally Cal Trans requires "full access" and this project would only have freeway access to northbound I- 215 traffic. There is a Federal requirement mandating the minimum distance between ramps. There is insufficient distance from the Iowa on -ramp to the Barton Road off - ramp to accommodate new access ramps. Commissioner Addington asked if Mr. Neustaedter had completed a feasibility study regarding extension/alignment of Commerce Way south to Main St. Mr. Neustaedter said the only obstacles will be right-of-way issues. 7:10 P.M. PUBLIC HEARING OPENED 7:10 P.M. PUBLIC HEARING CLOSED MOTION PCM-98-12 Motion made by Chairwoman Van Gelder to recommend approval of the draft Circulation Element to City Council. Motion seconded by Commissioner Huss. Commissioner Larkin expressed concern about the traffic flow on Barton Road. He feels it is important to make downtown Grand Terrace a destination. An example of how this proposal goes against this concept is the median. A median moves traffic through town faster with fewer opportunities to turn into businesses. Mr. Neustaedter said there are two purposes for a median: 1) aesthetic and 2) access control to provide safer streets. In the past City Council has given staff direction to provide a median on Barton Road, with an eye on street safety. Angle parking on Barton Road was studied but it was anticipated to cause a tremendous traffic bottleneck so that idea was rejected. PLANNING COMMISSION MEETING MINUTES May 21, 1998 Page 5 Commissioner Huss said she has been hoping for a median on Barton Road in the vicinity of Bank of America and Food Connection for safety reasons. BARNEY KARGER 11668 BERNARDO WAY GRAND TERRACE, CA 92313 Mr. Karger said there are two excellent examples of angled parking in Los Angeles; Beverly Drive, south of Wilshire and Larchmont Drive, south of Beverly Blvd. The shopping area is very nice but he is always concerned about backing out into traffic from the angle parking spaces. The City of Hesperia is using medians with "no left turn" signs posted exiting many business parking lots. He also finds it is difficult to get in and out of those parking lots. He does not want to see the use of angled parking, medians or traffic circles in Grand Terrace. MOTION VOTE PCM-98-12 Carried. 5-0-0-1. Commissioner Trainor absent. ITEM #3 SA-98-05, CUP-98-03, GP-98-01, MD-98-02, BRSP-98-01-A3, Z-98-01 and E-98-02 APPLICATIONS FOR SITE AND ARCHITECTURAL REVIEW AND CONDITIONAL USE PERMIT TO BUILD AND OPERATE A 16,702 SQUARE FOOT FULL -SERVICE PHARMACY WITH 24 HR. DRIVE-THRU; AMENDMENT TO THE BARTON ROAD SPECIFIC PLAN; GENERAL PLAN AMENDMENT AND ZONE CHANGE TO CONVERT TWO ADJACENT RESIDENTIAL R1-7.2 LOTS TO BARTON ROAD SPECIFIC PLAN VILLAGE COMMERCIAL (BRSP-VC); AND ENVIRONMENTAL REVIEW JOVAL DEVELOPMENT COMPANY 22524 BARTON ROAD, GRAND TERRACE, CA 92313 Staff report was presented by Associate Planner, Larry Mainez. Both developer/applicant and tenant, Rite Aid were present at the meeting. He displayed an overhead transparency outlining the various issues under consideration by the Planning Commission. The proposed project is a 16,702 square foot building to house a Rite Aid full service pharmacy with drive-thru facility. The project is comprised of 4 four parcels with a total of approximately 1.5 acres. Structures currently on the 4 lots will be demolished. Staff made the determination the proposed use is compatible with land uses in the area and permitted in the Barton Road Specific Plan. Staff considers this business a specialty type store with a number of specialties under one roof; and not a drug emporium or "big box". The architecture reflects this mixture of specialty type products/stores in its clustered building mass. PLANNING COMMISSION MEETING MINUTES Page 6 May 21, 1998 Parking will be located on the Mt. Vernon side of the structure. Trash pick-up and product delivery will be located along the north side of the property. The north side of the property will have a block wall and 10' of landscaping as a buffer to the adjacent residential property. Architectural design is significantly varied from the usual corporate Rite Aid "box" structure design. The architect has effectively integrated many design principles and treatments of the Barton Road Specific Plan. The 10% differential between the 15% proposed and 25% required landscaping for the project has been resolved by applicant's agreement to provide denser landscaping as a buffer along the north property line adjacent to the residential neighborhood; denser landscaping along Arliss Dr.; denser landscaping at the corner of Arliss Dr. and Barton Rd.; applicant will maintain the irrigation and landscaping in the public right of way on all three sides of the project; and installation of meandering sidewalks along the Arliss Dr. and Mt. Vernon sides of the project. Applicant proposes 64 parking spaces vs. 84 required by the Barton Road Specific Plan. The 64 spaces include incentive bonuses due to the emphasis on the drive-thru prescription services, lot consolidation and 1300 square foot pedestrian amenities/staging area including a gazebo, drinking fountain, seating area, a bike rack and City monument sign. Transportation control measures will be initiated to mitigate congestion should it occur due to fewer parking spaces. Rite Aid will be required to initiate a delivery service for seniors and others, for instance. To avoid potential traffic congestion and promote safe ingress and egress, the Barton Road entrance/exit will be posted "No Left Turn" eastbound on Barton Rd. Pharmacy signs will be addressed in a future Planning Commission workshop. The drive-thru is proposed to operate 24 hrs. for prescriptions only. Concern has been expressed by staff and nearby residents about the speaker/pneumatic tube noise and traffic impact of the drive-thru facility. Staff will be working closely with developer and Rite Aid to assure mitigation of any problems. The Rite Aid pharmacy is estimated to create approximately 10 jobs per shift (30 total). Amendment of the Village Node of the Barton Road Specific Plan is proposed to allow placement of the Rite Aid building away from the corner of the lot as planned and in addition, to include a nursery and garden supply center as an ancillary use just outside the building. There is a zone change application to change zoning of the two residential lots on the north of the current GTI market site to General Commercial (GC). The Barton Road Specific Plan Map will be amended to reflect Village Commercial. PLANNING COMMISSION MEETING MINUTES May 21, 1998 Page 7 The General Plan Land Use Map will be amended to reflect the changed land use designation and a corresponding minor text amendment will be made to reflect the reduction of two housing units. Mr. Mainez told the Commission members he is proposing Condition #15 to end with the following: "Landscape and irrigation plan shall include all landscaping in public right- of-way. Applicant shall maintain all landscaping on site and in public right-of-way along Barton Road, Mt. Vernon and Arliss Dr." He suggested condition #24 be added to state, "Applicant shall install meandering sidewalks along Mt. Vernon Avenue and Arliss Drive fronting subject parcels." Condition #25 was proposed to be added regarding window signage. "All window signage shall not cover more than 20% of window area." Bill Robison, the construction manager for Rite Aid Corporation, addressed the Planning Commission. He said this proposed architecture is not the typical Rite Aid prototype, but the company wants to become a part of the community so they have worked closely with city staff to develop a structure which meets staffs guidelines. He said the end result is a very attractive, useful and an asset to the community. He said the 24 hour drive-thru is strictly for the purpose of filling prescriptions. Chairwoman Van Gelder thanked Mr. Robison for working diligently with staff to meet the City's guidelines. She asked how many public entrances there will be to the store. Mr. Robison responded there is only one public entrance, at the southwest corner of the structure. He responded to the Chair's signage concern that Rite Aid does not have a policy of painting windows or hanging graphics in the windows. They use media advertising via radio and television in addition to residential mailers. He explained the store is laid out in three main sections; the snack foods and beverages, the over-the- counter pharmacy goods and the cosmetics and beauty supplies. He said he is amenable to the idea of meandering sidewalks on all three sides of the project. 8:10 P.M. 10-MINUTE RECESS WAS ANNOUNCED BY THE CHAIRWOMAN 8:20 P.M. RECONVENED SITE AND ARCHITECTURE REVIEW BOARD/PLANNING COMMISSION MEETING 8:20 P.M. PUBLIC HEARING OPENED BARNEY KARGER 11668 BERNARDO WAY GRAND TERRACE, CA 92313 He said in his opinion this is the best project for the City in 20 years. PLANNING COMMISSION MEETING MINUTES Page 8 May 21, 1998 RAYMOND HUGHES 12077 ARLISS DR. GRAND TERRACE, CA 92313 He said he lives across the street from the project. Although he is in favor of the project he expressed the following concerns: 1. Lights from the drive-thru vehicles as the exit onto Arliss may shine directly into his bedroom windows at night; Mr. Mainez showed Mr. Hughes the location of the Rite Aid driveway and explained the vehicle lights will shine on the fence and garage. 2. Noise from mechanized sweepers or blowers to clean the parking lot. Mr. Robison responded Rite Aid does not use vacuum trucks or blowers to clean the parking lots. They pick up trash by hand and hose down the lot, typically after 8:00 a.m. JOHN HELT 22592 MIRIAM WAY GRAND TERRACE, CA 92313 Mr. Helt said he is against the project because of the demolition and loss of the two houses to consolidate the lots. He agreed the GTI Market site has been an eyesore, but said Rite Aid should have located in one of the vacant storefronts in the City. Another concern he expressed was the trash pickup on windy days. He does not want to see trash blowing up Miriam Way. He reiterated Mr. Hughes' concern about the trash pick-up noise from vacuum sweepers. He said on a positive note he likes the parking layout on the west side of the building, as it may ease the problem of lights shining into residential windows as vehicles exit. LEONARD TISDALE 12055 MT. VERNON GRAND TERRACE, CA 92313 He explained he is addressing the Planning Commission on behalf of his mother who lives on Mt. Vernon adjacent to the proposed structure. He said she has lived in this house 39 years and is concerned about the potential noise of traffic in and out of the Mt. Vernon driveway of the store. He also expressed concern about the need to move the rose bushes in front of his mother's house and the a block wall height close to her bedroom. He proposed the Mt. Vernon driveway be moved further south to avoid noise near his mother's bedroom. Mr. Tisdale asked if the storm drain system is going to be altered. He stated waves of water go into his mother's garage from passing vehicles during heavy rains. PLANNING COMMISSION MEETING MINUTES Page 9 May 21, 1998 Mr. Barham, Director of Building and Safety/Public Works and Housing said Ms. Tisdale's current driveway will not change, however from her driveway south toward the subject property there will be a gradual taper. He said the existing power poles will be moved. In response to Mr. Tisdale's storm drain concerns Mr. Barham said the proposed curb taper will assist proper drainage. Mr. Mainez said City staff will work with Ms. Tisdale regarding the block wall height and placement along the adjacent property line. He volunteered to move Ms. Tisdale's roses. There was a discussion about feasibility of moving the driveway southward on Mt. Vernon. It was determined the driveway could not be moved. Chairwoman Van Gelder suggested Mr. Tisdale make an appointment to speak with City staff to discuss his concerns further for resolution. He said he will do that. Mr. Robison, for Rite Aid, said the 40-foot trucks which deliver merchandise arrive once per week, during the hours of 8 a.m. to 5 p.m. Beverage and ice cream delivery trucks also deliver one time per week. The company will attempt to schedule deliveries only during the hours 8:00 a.m. to 5:00 p.m. He also said Rite Aid will be flexible on the block wall issues to accommodate concerns of the Tisdales. He also offered to lend help in relocating the rose bushes. He suggested when the new curb line is installed that the asphalt can be tapered out toward the street to re -direct water away from the Tisdale property. Regarding the trash issue mitigation he said the trash enclosure is approximately eight feet below street level and behind the building so there may not be a wind problem. 8:47 P.M. CLOSED PUBLIC HEARING MOTION PCM-13 Commissioner Larkin made a motion to recommend approval of the project to City Council, subject to staffs recommended additional conditions of approval and that staff coordinate with Mr. Tisdale to mitigate his concerns. Commissioner Wilson seconded the motion. Commissioner Addington asked if the City has an ordinance in place concerning the NPDES requirements affected by Rite Aid's proposal to hose down the parking lot. Director Materassi said an ordinance was recently approved for the concept but procedures are not yet in place. The applicant will be required to meet NPDES regulations. PLANNING COMMISSION MEETING MINUTES May 21, 1998 Page 10 Commissioner Addington initiated a discussion concerning potential traffic congestion on Mt. Vernon from delivery trucks and possibly an insufficient turning radius in the parking lot to allow the backing maneuver to commence within the parking lot. Mr. Robison stated Rite Aid is building another new store in Loma Linda so the anticipated delivery route would be westbound on Barton Rd., turning into the Barton Road driveway, then maneuvering to a backing position within the parking lot itself. There will be no maneuvering on Mt. Vernon to cause traffic congestion. Commissioner Addington expressed concern the placement of the driveway on Barton Rd. may not be safe and may affect the level of service at the intersection of Barton Rd./Mt. Vernon Ave. Director Materassi responded that several alternatives were evaluated and this is the recommended one. Placing the main entrance/exit on Arliss is less safe as there is less visibility turning on to Barton due to the curved alignment of Barton and the higher rate of speed of vehicles. Elimination of the Barton driveway would cause the large delivery trucks to back up and congest traffic on Mt. Vernon. In addition, more traffic on Arliss would disturb the residential area. The Barton driveway meets code and allows smooth flow of traffic in and outside the project. Should traffic service levels deteriorate in the future on Barton Road several traffic measures can be initiated (i.e. raised median, widening of Barton to include additional turning lane and wider turning radius, right of way is already available). Mr. Neustaedter, City traffic consultant, reiterated the driveway does meet code. It will be posted restricting those leaving the parking lot on Barton to right turn only. Internal circulation of delivery trucks will be further evaluated by staff and the architect to ensure proper turning radius in relation to landscaped areas. GEORGE FLOWER 3839 BROCKTON RIVERSIDE, CA George Flower, developer's real estate broker, addressed Commissioner Addington's question concerning why the tenants in one of the houses to be demolished said he did not know about the project. Mr. Flower said he was asked to deal strictly with the property owners of the two residential parcels. The tenant who said he knew nothing of the project is a renter. Mr. Flower has been dealing with the owner. It is the property owner's responsibility to deal with his tenant. MOTION VOTE PCM-98-13 Motion carried. 5-0-0-1. Commissioner Trainor absent. PLANNING COMMISSION MEETING MINUTES May 21, 1998 Page 11 In response to Chairwoman Van Gelder's question as to when the store will open, Mr. Robison said probably February, 1999, if there are no problems along the way. He invited surrounding neighbors to take one of his business cards and work directly with him and the architect to attempt to mitigate all of their concerns. ITEM #4 CUP-86-01-RI and SA-97-09 APPLICATIONS FOR SITE AND ARCHITECTURAL REVIEW AND AMENDMENT OF CONDITIONAL USE PERMIT TO BUILD A 2,737 SQUARE FOOT ADDITION TO AN EXISTING CONVENT. SISTERS OF ST. BENEDICT OF RIVERSIDE, CALIFORNIA 22791 PICO ST., GRAND TERRACE, CA 92313 Staff report was presented by Associate Planner, Larry Mainez. Sister Carolyn was present in the audience for applicant as well as architect, Charles Brown. This project is exempt per CEQA. The property is in the R1-7.2 district. Properties to the north and west are also R1-7.2. Properties to the east are zoned R1-20. General Plan designation for the entire adjacent area is low density residential. The site is 4.5 acres, with a slight slope to the west. The existing 5,575 square foot convent facility was approved by CUP-86-01. The proposed architecture is very similar to the existing. He displayed an overhead display of the existing elevations and passed photos to the Planning Commissioners to show the current landscaping. Staff recommended approval of the project and resolution subject to conditions. The current 13 parking spaces are sufficient. Commissioner Larkin asked why the project has been delayed. He noted the reviewing agency comments were dated in December and January. Mr. Mainez referred that question to the project architect. CHARLES BROWN, ARCHITECT 647 MAIN STREET RIVERSIDE, CA Mr. Brown said soil compaction issues arose as a result of the reviewing agency comments. Further testing was done to prove proper compaction. Another factor was the rainy season. He said applicant is pleased with the staff report and urged the Planning Commission to approve the project as conditioned by staff. 9:10 P.M. PUBLIC HEARING OPENED PLANNING COMMISSION MEETING MINUTES Page 12 May 21, 1998 BARNEY KARGER 11668 BERNARDO WAY GRAND TERRACE, CA He asked if the convent pays property taxes. Sister Carolyn, in the audience, answered "yes". 9:11 P.M. PUBLIC HEARING CLOSED MOTION PCM-98-14 Commissioner Wilson made a motion to approve CUP-86-01-Al, SA-97-09 and the attached resolution as conditioned by staff. Seconded by Chairwoman Van Gelder. MOTION VOTE PCM-98-14 OCarried. 5-0-0-1. Commissioner Trainor absent. ITEM #5 SA-98-03 and E-98-01 APPLICATIONS FOR ENVIRONMENTAL REVIEW AND SITE AND ARCHITECTURAL REVIEW FOR A PUBLIC STORAGE EXPANSION OF 61,335 SQUARE FEET, CONSISTING OF 9 STORAGE BUILDINGS AND AN OFFICE/RESIDENCE APARTMENT. MICHAEL JONES ARCHITECT, INC. FOR TIMBERLAKE GROUP INT'L 21971 DEBERRY STREET, GRAND TERRACE, CA 92313 MOTION PCM-98-15 Motion by Chairwoman Van Gelder to continue public hearing on this item to the next Planning Commission meeting scheduled on June 18, 1998. Seconded by Commissioner Wilson. MOTION VOTE PCM-98-15 Carried. 5-0-0-1. Commissioner Trainor absent. PLANNING COMMISSION MEETING MINUTES Page 13 May 21, 1998 9:15 P.M. ADJOURNED SITE AND ARCHITECTURE REVIEW BOARD/PLANNING COMMISSION MEETING :19 5 P.M. CONVENED PUBLIC WORKSHOP SESSION Economic Development Division Progress Report Director Materassi briefly explained the Economic Development progress report recently prepared for a City Council update. This report contains a listing of the accomplishments of the Economic Development Division during Fiscal Year 1997- 98 and goals set for the division for the next fiscal year. 9:25 P.M. ADJOURNED PUBLIC WORKSHOP SESSION NEXT PLANNING COMMISSION MEETING TO BE HELD ON JUNE 18. 1998. Respectfully submitted, ( ', - 7" A �-� , Patnzia Materassi Community and Economic Development Director 06-11-98: pp c:\office\wpwin\wpdocs\planning\minutes\05-21-98.MIN Approved by, Fran Van Gelder Chairperson, Planning Commission