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Planning Commission

MINUTES

PLANNING COMMISSION REGULAR MEETING

NOVEMBER 21, 2006







1.0 CALL TO ORDER



The Regular Meeting of the Planning Commission of the City of Highland was called to order at 6:00 p.m. by Chairman Haller at the Donahue Council Chambers, 27215 Base Line, Highland, California.



Present: Commissioners John Gamboa, Bob Moore, Vice Chairman Randall Hamerly and Chairman Richard Haller



Absent: Commissioner R. Paul Scott



Staff Present:John Jaquess, Community Development Director

Roger Derda, Interim Community Development Director

Lawrence A. Mainez, City Planner

Linda McKeough, Administrative Secretary





The Pledge of Allegiance was led by Chairman Haller.







2.0 COMMUNITY INPUT



There was none.







3.0 CONSENT CALENDAR



3.1 Minutes of July 18, 2006, Regular Meeting.



Approved, as submitted.





3.2 Minutes of September 5, 2006, Regular Meeting.



Approved, as submitted.







3.3 Minutes of September 19, 2006, Regular Meeting.



Approved, as submitted.





3.4 Minutes of October 3, 2006, Regular Meeting.



Approved, as submitted.





3.5 Minutes of October 17, 2006, Regular Meeting.





A motion was made by Vice Chairman Hamerly and seconded by Commissioner Gamboa to approve the Minutes of July 18, September 5, September 19, October 3, and October 17, 2006, as submitted.



Motion carried on a 4 - 0 vote with Commissioner Scott absent.





4.0 PUBLIC HEARINGS



4.1 Consideration of an Appeal of a Planning Division Staff denial of a Lot Line Adjustment Application (LLA-006-002); reconfigure existing parcel lines (property lines) related to three (3) legally established lots fronting on Pacific Street. The proposed Lot Line Adjustments would change the lot configurations (lot area) as follows: APN: 1191-241-14, an existing lot approximately 33,480 square feet would be reconfigured to approximately 60,804 square feet; APN: 1191-241-15, an existing lot approximately 33,480 square feet would be reconfigured to approximately 14,040 square feet, and; APN: 1191-241-16, an existing lot approximately 15,444 square feet would be reconfigured to approximately 7,560 square feet. (Applicant: Mr. Sajjad Ahmed).



The Appeal is as follows: Appeal 006-002: An Appeal filed by Mr. Sajjad Ahmed, requesting reconsideration of the Planning Division Staff's denial of the Lot Line Adjustment Application (LLA-006-002).



Chairman Haller introduced the item and called for Staff's presentation.



City Planner Mainez gave the presentation from the Staff Report and explained the Appellant's Appeal Application and reasons to the Commission, the General Plan Guidelines and how the Appellant is requesting to overturn Staff's determination. He further explained the Appellant's has reconfigured the Site, but he does not enclose his intentions for the Lot Line Adjustment. City Planner Mainez explained the Property is in a Planned Development District and is intended to be master planned for the impact of uses of both existing and proposed uses. He further









explained the Victoria Avenue Corridor Policy Area and buildout; San Manuel Band of Mission Indians and other Agencies are interested in creating an off-ramp for Victoria Avenue and reiterated the master plan is key and the Policy is listed in the General Plan Land Use Element and Circulation Element. Absent is a specific plan, planned development document, or conditional use permit as required by Highland Municipal Code Planned Development (PD) District, the Lot Line Adjustment cannot be evaluated on its merits and, as submitted, and could impede future development in the area. In the proposed Resolution, verbiage is listed about the need for a Specific Plan / Conditional Use Permit. A developer is interested in providing a master plan for the area, but nothing is formally submitted yet. Staff will assist, as needed, since the area is in the Redevelopment Area and provide input. City Planner Mainez further stated he was unsure if the developer had notified the Appellant / Applicant. If the Commission approves the proposed Resolution, the Appellant can appeal to City Council with appropriate Application (and fees) and submit the Appeal Application within ten (10) calendar days. He then stated the Applicant is in the audience, concluded his presentation and indicated Staff is recommending approval of the proposed Resolution.



Chairman Haller asked if the Commission had any questions of Staff. Hearing none, he then opened the Public Hearing and asked if the Appellant would like to make a presentation.



Mr. Sajjad Ahmed, 2604 Sycamore Drive, La Verne, California, who is the Appellant, addressed the Commission. He stated how he has gone through the General Plan and he has just found out about the developer planning to master plan the area. He explained there is one (1) house currently existing and one (1) house under construction on the property and one vacant lot. If he sells the houses and keep the larger vacant lot for a future developer / development since the parcel is larger, that would mean a larger development. Mr. Ahmed explained the General Plan Policy 2.4 refers to lot consolidation and his proposal to merge parcels complies with the Goals / Policies and reiterated with the larger vacant parcel will encourage development. If the Commission denies his Appeal, that will leave one (1) more hurdle for him.



Chairman Haller asked if the Commission had questions of the Appellant.



Discussion ensued between the Commission, Mr. Ahmed and Staff regarding the existing house and garage located on Lot "B", the house under construction is on Lot "A" and the vacant parcel is Lot "C" which is approximately 66,000 square feet.













A question was asked by a Commissioner of Mr. Ahmed's intentions if he plans to subdivide any more or create one large estate parcel. Mr. Ahmed responded the parcel will be for future development in the Planned Development Zone and if it obtains more square footage from the other two (2) lots, it would enhance the larger parcel.



Further discussion ensued between the Commission, Mr. Ahmed and Staff regarding the property and the Ultimate Right-of-Way on Lot "A", while Lots "B" and "C" would lose area. The existing house, property lines, various setbacks, survey(s) and legal description(s) were also discussed. Staff explained the Planned Development or Specific Plan will set standards for the setbacks. The lot sizes would be easy to approve. The option is to hold off to meet with the developer that City is working with and let that play out first.



There being no further discussion or questions of the Applicant or Staff, Chairman Haller then opened the Public Hearing and asked if there was anyone in the audience who would like to speak on the item. There was none. He then asked if there were any other questions for Mr. Ahmed. There were none. He then asked if Mr. Ahmed had any final comments. Mr. Ahmed had none. There being no further testimony, Chairman Haller closed the Public Hearing and opened the floor for discussion amongst the Commissioners.



Discussion ensued between the Commissioners regarding the layout of the lots, how it fits with the neighborhood and General Plan Policy for the area and the Development Code requirements.





A motion was made by Vice Chairman Hamerly and seconded by Commissioner Gamboa to uphold the Planning Division's denial and Adopt Resolution No. 06-024.



Motion carried on a 4 - 0 vote with Commissioner Scott absent.





Chairman Haller indicated the Commission's action can be appealed within ten (10) calendar days to City Council.



The Commission requested Staff to contact the developer of the larger area and the Applicant's staff.



Mr. Ahmed thanked the Commission.











5.0 LEGISLATIVE



There were no items.





6.0 ANNOUNCEMENTS



Staff explained the items tentatively scheduled for the December 5, and 9, 2006, Regular Commission meetings. The Commission requested their Agenda packets be processed / delivered early when Staff provides the General Plan items so the Commission will have ample time to review the items for consideration.



Community Development Director Jaquess thanked City Planner Mainez in working with the Commission and the Commission is doing an excellent job. He then deferred to Interim Community Development Director Derda.



Interim Community Development Director Derda stated it was a pleasure working with the Commission and the Commission is in great hands with Community Development Director Jaquess. He then said farewell to all.



Chairman Haller responded and stated it was a pleasure working with Interim Community Development Director Derda and will miss him. The Commission also had seen how City Planner Mainez has grown since Mr. Derda has been here and has been a guidance for him and appreciates his efforts. In addition, he was glad Mr. Jaquess is here in Highland. Chairman Haller further stated this is a dynamic time here for the City with the potential projects, plus the achievements of the General Plan Update was approved this year, projects include the Town Center, Golden Triangle Area, the San Bernardino International Airport, and Staff here is great.



Both the Commission and Staff wished everyone a Happy Thanksgiving.





7.0 ADJOURN



There being no further business Chairman Haller declared the meeting adjourned at 6:33 p.m.



Submitted by: Approved by:









Linda McKeough, Rich Haller, Chairman

Administrative Secretary Planning Commission

 



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