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2019-02 RESOLUTION NO. 2019-02 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GRAND TERRACE, CALIFORNIA, ADOPTING A NOTICE OF EXEMPTION AND APPROVING SITE AND ARCHITECTURAL REVIEW 15-06-A1, VARIANCE 18-03, AND ENVIRONMENTAL 18-13 TO ESTABLISH A MEDICAL OFFICE AND OUTPATIENT SURGERY CENTER, LOCATED AT 22805 BARTON ROAD (ASSESSOR'S PARCEL NUMBER 0276-202-16) WHEREAS, Richard Ramer of Ramer Architecture ("Applicant") representing Esmond Gee and Michael Gee, has filed Site and Architectural Review (SA 15-06-A1), to re-establish the approval for a Medical Office and an Outpatient Surgery Center on a 0.46-acre lot. The applicant is proposing to remodel an existing 2,788 square feet building and add 1,665 square feet. The applicant has applied for a Variance (V 18-03) to deviate from the parking landscape requirement located on the north west side of the parking lot area. An existing 317 square feet accessory structure located on the north east of the property is proposed to be removed. The site improvements for this proposal include parking and landscaping. Cumulatively, SA 15-06-A1 and V 18-03 are referred to as the "Project." WHEREAS, the Project site is zoned Barton Road Specific Plan, Office Professional, located at 22805 Barton Road, APN: 0276-202-16; and WHEREAS, the Project is categorically exempt from the California Environmental Quality Act (CEQA) Guidelines, pursuant to Section 15301 (e)(2), which exempts minor alteration of private structures, involving negligible expansion of an existing use, including additions to existing structures provided that the addition will not result in an increase of more than 10,000 square feet if the project is in an area where all public services and facilities are available to allow for a maximum development permissible in the General Plan and the area in which the project is located is not environmentally sensitive; and WHEREAS, on February 21, 2019, the Planning Commission conducted a duly noticed public hearing on Project at the Grand Terrace City Council Chambers located at 22795 Barton Road, Grand Terrace, California 92313 and concluded the hearing on said date; and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred. NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF GRAND TERRACE DOES HEREBY RESOLVE AS FOLLOWS: Page 1 of 8 1. The recitals set forth above are true and correct and incorporated herein by this reference. 2. The Planning Commission/Site and Architectural Review Board hereby finds that the Project is categorically exempt; pursuant to Section 15301 (e)(2), from the provisions of the California Environmental Quality Act (CEQA). The Notice of Exemption prepared in connection with the Project has been reviewed and considered and reflects the independent judgment of the Planning Commission/Site and Architectural Review Board and is hereby adopted. 3. The Planning Commission finds as follows with respect to Variance 18-03: a. A special circumstance regarding the size, shape, topography, location or surroundings of the subject property exists. The site is restricted by its size and the predisposed location of the existing structure. The parking requires a perimeter parking area of a minimum of five feet. The applicant has applied for a Variance to deviate from the west parking landscape requirement to provide a direct path of travel from the City's Right-of-Way to the building. The proposed location for the accessible pathway is the best location regarding the size of the lot, the existing location of the parking, and the direct access to the existing building. Due to the size of the lot and the location of the existing structure, special circumstances exist to support the variance. b. Because of the special circumstance, the strict application of the zoning ordinance deprives the subject property of privileges enjoyed by other property in the vicinity and under identical zoning classification. The size of site, the location of the existing parking, and the location of the existing building pose a special circumstance that deprives the property of privileges enjoyed by other properties in the same zoning classification. The site is bound by the existing conditions and these restrict the site from providing a direct path of travel from the City's Right-of-Way to the building, without affecting the perimeter parking landscape on the west side; therefore, this finding can be met. c. The granting of the variance will not constitute the grant of special privileges inconsistent with the limitations upon other properties in the vicinity and district in which the property is situated. The granting of the Variance for the perimeter parking landscape to the west side of the property will not constitute the grand to special privileges, as the property is compliant with the setback and lot size requirement of the Barton Road Specific Plan. In addition, the Applicant is proposing to enhance the landscape areas where there is an excess of landscape space located at the front of the building and at the lot entrance. d. The granting of the variance will not authorize a use or activity which is not otherwise expressly authorized by the district governing the parcel of property. The perimeter landscaping parking reduction on the west side of the property will not authorize a use or activity not permitted in the underlying zone district. Page 2 of 8 e. The granting of the variance will not result in a situation inconsistent with the latest adopted General Plan. f. Conditions necessary to secure the above findings are made a part of the approval of the variance. 4. The Planning Commission/Site and Architectural Review Board finds as follows with respect to Site and Architectural Review 15-06-A1: a. The Project is consistent with the intent of the Grand Terrace Municipal Code and the General Plan. The proposed medical office and outpatient surgery center is consistent with the Municipal Code, General Plan; and with the Barton Road Specific Plan-Office Professional designation, which supports professional/administrative office uses including medical and health care clinics. The proposed project is consistent with the development standards established in the Barton Road Specific Plan, except for the parking landscape area located on the north west side, which requires a perimeter landscaped area of five feet in depth; the applicant is deviating from this requirement and has applied for a Variance proposing a four-foot pedestrian sidewalk and a one foot and eleven inch planter. The Project complies with all other development standards including building height and lot coverage. The Project site is designated Office Commercial on the General Plan Land Use Map. The Project is consistent with Land Use Element Goal to provide a wide range of service commercial opportunities designed to meet the needs of the City's residents, businesses and visitors while also providing employment opportunities and supports office administrative uses. The Project is consistent with the Circulation Element which will provide a well-maintained roadway system with the ultimate right-of-way along the street frontage (Barton Road) and will not require additional dedication. The structure will be built in compliance with the Building Code and San Bernardino County Fire Department Regulations. The Project complies with the Barton Road Specific Plan which overall goal is to create a dynamic commercial center that is attractive and of high quality, unifying community design image and providing a balanced mixture of commercial and administrative/professional uses with safe, efficient circulation and access. b. The location and configuration of all structures associated with this Project are visually harmonious with this site and surrounding sites and structures, that they do not interfere with the neighbors' privacy, that they do not unnecessarily block scenic views from other structures and/or public areas and are in scale with the townscape and natural landscape of the area. The proposed addition and remodel of the existing structure will not interfere with neighbor's privacy, and the landscape will enhance and complement the surrounding area. Overall, Page 3 of 8 the scale of the structure will not overwhelm the site and will be visually harmonious to the site and surroundings. c. The architectural design of structures, their materials, and colors are visually harmonious with the surrounding development, natural landforms, are functional for the Project and are consistent with the Grand Terrace Municipal Code. The proposed structure will comply with the general architectural guidelines for all development established by the Barton Road Specific Plan. The applicant is proposing gray tone color palette. The building architecture will include stucco with sand finish, aluminum/glass front door, natural stone wainscot around the building, and flat clay the roof. d. The plan for landscaping and open spaces provides a functional and visually pleasing setting for the structures on this site and is harmonious with the natural landscape of the area and nearby developments. The Applicant has requested a Variance to deviate from the perimeter landscaped parking area on the north west side of the proposed parking; however, the applicant will enhance all other planters on the site with water efficient plant material. The streetscape will include two street trees compliant with the Municipal Code requirements. e. There is no indiscriminate clearing of property, destruction of trees or natural vegetation or the excessive and unsightly grading of hillsides, thus the natural beauty of the City, its setting and natural landforms are preserved. The Project site is already developed, and there will be no clearing of property or destruction of trees and vegetation. The site will be enhanced by the proposed parking lot defined planters, which will include multiple trees, shrubs, lawn and groundcover. f. The design and location of all signs associated with this Project are consistent with the scale and character of the building to which they are attached or otherwise associated with and are consistent with the Grand Terrace Municipal Code. No signs are proposed at this time. Any new signs that may be proposed in the future will require Planning approval and will be consistent with the Sign Code. g. Conditions of approval for this Project necessary to secure the purposes of the Grand Terrace Municipal Code and General Plan have been applied to the Project. BE IT FURTHER RESOLVED that Site and Architectural Review 15-06-A1 and Variance 18-03 are hereby approved subject to the following conditions: 1. Site and Architectural Review application (SA) 15-06-A1 and Variance (V) 18-03 are approved to establish a medical office and outpatient surgery center, on a 0.46-acre lot, located at 22805 Barton Road, zoned Barton Road Specific Plan Page 4 of 8 ("BRSP")-Office Commercial. The proposal includes a complete interior and exterior remodel of the existing 2,788 square foot building, a 1,665 square feet addition, and the removal of an existing 317 square foot accessory structure located at the east side of the property. This approval is based on the application and materials submitted by Richard Ramer representing Esmond Gee and Michael Gee, on December 3, 2018, including the revised plans dated January 22, 2019. These plans are approved as submitted and conditioned herein and shall not be further altered except as modified by these conditions of approval, and unless reviewed and approved by the affected city departments. 2. If not appealed, this approval shall become effective on the eleventh (11th) day after the date of the Planning Commission's approval; or the next city business day following such eleventh (11th) day when the eleventh (11th) day is not a city business day. This approval shall expire twelve (12) months from the date of adoption of this resolution unless building permits have been issued and a substantial investment in reliance of those permits has occurred; all conditions of approval have been met; or a time extension has been granted by the City, in accordance with Chapter 18.63 of the Zoning Code. Time extensions shall be filed at least sixty (60) days prior to the expiration date. 3. Minor modifications to this approval which are determined by the Planning and Development Services Director to be in substantial conformance with the approved site plan, and which do not intensify or change the use or require any deviations from adopted standards, may be approved by the Planning and Development Services Director upon submittal of an application and the required fee. 4. The applicant shall defend, indemnify, and hold harmless the City of Grand Terrace and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Grand Terrace, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Grand Terrace concerning this project, including but not limited to any approval or condition of approval of the Planning Commission, or Planning and Development Services Director. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter. 5. Upon approval of these conditions and prior to becoming final and binding, the applicant must sign and return an "Acceptance of Conditions" form. The form and content shall be prepared by the Planning and Development Services Department. 6. In the event that exhibits, and written conditions are inconsistent, the written conditions shall prevail. Page 5 of 8 7. The applicant shall pay all applicable development impact fees and demonstrate the payment of school impact fees to the Building and Safety Department. 8. Construction and operational activities associated with the project shall comply with the regulations of the City's Noise Ordinance, Chapter 8.108 of the Grand Terrace Municipal Code. 9. All contractors shall acquire a valid City business license and be in compliance with all City codes 10. The applicant shall comply with all requirements of the City of Grand Terrace Building and Safety Division, including the Conditions of Approval contained in the Building and Safety memorandum dated January 27, 2019, attached hereto as Exhibit 1. 11. The applicant shall comply with all requirements of the City of Grand Terrace Public Works Division, including the Conditions of Approval contained in the Public Works memorandum dated January 7, 2019, attached hereto as Exhibit 2. 12. Prior to the issuance of building permits, the applicant shall comply with the Conditions of Approval contained in the San Bernardino County Fire Office of the Fire Marshal memorandum, dated January 7, 2019, permit number FPLN-2018- 00079, attached hereto as Exhibit 3. 13. Prior to the issuance of building permits, the applicant shall obtain all clearances by the San Bernardino County Division of Environmental Health Services (DEHS) for a Medical Waste Generator Permit, if applicable. 14. Prior to the issuance of building permits, the applicant shall obtain all requisite permits and clearances from Riverside Highland Water Company (RHWCO). 15. Prior to the issuance of a Certificate of Occupancy a sign shall be posted at the entrance of the rear parking lot, at the north east corner of the building identifying "Employee Parking Only." 16. The applicant shall incorporate into the project design all existing easements within the project boundaries or obtain abandonment of said easement from the affected easement holder(s). If this requirement cannot be accomplished, the project shall be redesigned. 17. Four(4) copies of the construction plans, including grading and site plans shall be submitted to the Building and Safety Division for review and approval, which shall include approval by the Planning and Engineering Divisions. 18. The location and method of screening for all roof-mounted and building-mounted shall be demonstrated on the elevations, including but not limited to, air Page 6 of 8 conditioning and heating units, and utility boxes. All equipment shall be screened from public view and designed to be an integral component of the building design. All roof-mounted equipment shall be screened from view by parapet walls or other architectural means. The applicant shall demonstrate to the satisfaction of the Planning Director that no roof-mounted equipment will be visible from the public right-of-way. 19. The location of all building-mounted light fixtures shall be shown on the elevations. A detail of said fixtures shall be shown on the elevations, and fixtures shall be decorative and complementary to the building architecture. Lighting shall not glare onto adjoining properties and may need to be shielded. Lighting shall not exceed eighteen feet in height from the finished grade and shall be designed to reflect away from residential district and public roadways. 20. Prior to the issuance of building permits, the applicant shall submit three (3) copies of landscape and irrigation plans to the Planning and Development Services Department for review and approval. The landscape and irrigation plans shall be prepared in accordance with the City's Water Efficient Landscape Ordinance (contained in Chapter 18.60 of the Zoning Code and in compliance with the most recent version of the State Model Ordinance. The plans shall demonstrate the following: a. Include the total square footage of the proposed landscape area including grass areas, planter areas and ground cover area. The applicant shall incorporate pollinating plants to the extent feasible. b. Incorporate drip irrigation system. c. Incorporate parkway trees in accordance with Chapter 12.10 Parkway Trees. The trees shall be of sufficient size and properly located to ensure line of sight. d. Ensure that proposed plant material, at maturity, will maintain clear sight visibility at the north entrance planting areas. The planting material height shall not to exceed thirty inches. e. The plant material shall adhere to spacing recommendations based on plant and shrub species. f. Submit an initial deposit of $2,000.00 deposit for landscape review and inspections. g. The applicant shall contact the Planning and Development Services Department for a final inspection a minimum one week prior to the inspection date requested. Page 7of8 21. During all project site construction, the construction contractor shall limit all construction-related activities that would result in high noise levels to between the hours of 7:00 a.m. to 8:00 p.m. Monday through Saturday. No construction activities are allowed on Sundays and federal holidays except for emergencies, and/or subject to approval by the Building Official, which shall not be unreasonably withheld. 22. Prior to the installation of any signs, a Sign Permit application shall be submitted to the Planning and Development Services Department for review and approval. All signs shall be conforming with Chapter 18.80 of the Grand Terrace Municipal Code. 23. The applicant shall comply with the trash collecting services required by Burrtec and provide a trash enclosure constructed to City standards. The trash enclosure shall be constructed of decorative block walls, no less than six feet in height with solid metal gates attached to posts, embedded in concrete. 24. Decorative paving, measuring a minimum of fifteen (15) feet wide shall be installed at the project entrance. 25. The applicant shall be responsible for regular and ongoing upkeep and maintenance of the site, including parking lot paving condition and striping, clearing of trash, weeds and debris, lighting, and other site improvements. All parking facilities shall be maintained in good condition. The maintenance thereof may include, but shall not be limited to the repaving, sealing, and striping of a parking area and the repair, restoration and/or replacement of any parking area design features when deemed necessary by the City to insure the health, safety, and welfare of the general public. 26. The applicant shall contact the Planning Division for a final inspection a minimum two weeks prior to the inspection date requested. 27. The applicant shall submit a grading plan demonstrating that parking lot drainage is being retained on site. PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Grand Terrace, California, at a public hearing held on the 21st day of February 2019. Debra Thomas T m Com tock City Clerk Chairman Page 8of8 STATE OF CALIFORNIA ) COUNTY OF SAN BERNARDINO ) CITY OF GRAND TERRACE ) I Debra L. Thomas, City Clerk of the CITY OF GRAND TERRACE, CALIFORNIA, DO HEREBY CERTIFY that the foregoing Resolution, being Resolution No. 2019-02 was duly passed, approved and adopted by the Planning Commission, approved and signed by the Chairman, and attested by the City Clerk, at the regular meeting of said Planning Commission held on the 21st day of February 2019, and that the same was passed and adopted by the following vote: AYES: Commissioners Briggs, McConnell, Giroux; Vice-Chair Cesena; Chairman Comstock NOES: None. ABSENT: None. ABSTAIN: None. Executed this 22"d day of February 2019, at Grand Terrace, California. -- Debra L. Thomas City Clerk [SEAL]