Planning Commission - Regular Meeting

All right. Good evening everyone. Welcome to our planning commission meeting of December 10th, 2025. I'll call this meeting to order at 6:01 p.m. Could we have a roll call, please? Commissioner Kulie, Commissioner Copeland, Commissioner Qua, present. Vice Chair Smith, here. Chairman Sard here. Okay. Um, do we have any requests of any excused absences? No, sir.

All right. I'll go ahead and do our pledge of allegiance. Uh, Commissioner Qu, would you lead us in the pledge, please? To the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all.

Do we have any uh adjustments to the agenda tonight? No adjustments. All right. Any conflict of interest disclosure? Uh seeing none, we'll move on to item B. That is public comment period for items not on the agenda. Any one person may address the committee on any matter not on this agenda. If you wish to speak, please fill out a public comment form provided at the back table and give it to the committee chair or secretary. There is a threeminute limit on public comments. There will be no sharing or passing of time to another person. State law prohibits the committee from discussing or taking actions brought up by your comments. Do we have any public comments on items not on the agenda? I have no written requests for this part of the agenda. Kylie, do we have any callers on the line?

Hello. We don't have any callers. Okay, I'll go ahead and move on to item C. This are action items, public hearings and requests. Item C1 is approval of the minutes. Can I have a motion to approve the minutes? Uh, question before we do, since there's only the three of us and I was absent at the last meeting, um, do we need to have a a third vote or am I able to vote yes on the matter if I wasn't here? Sorry. If you reviewed the minutes and you want to approve it, you can. There's also an option to move it to the end of the meeting. Um, in case they show up and they're late, then we can approve it then. Okay. It's up to you. Or we can postpone it to the next meeting. Your pleasure.

Um, well, I'll let you guys vote and motion second, but I'll look through it. See, I'm fine. Okay. I will go ahead and move approval of the minutes. Second. Have a motion to second. Can we have a roll call, please? Commissioner Qua. Yay. Vice Chair Smith. Yes. Chairman S. Yes. All right. That item passes. That moves to us to item C2. This is for plot plan 2025-0455- consideration of a request to construct a singlestory 7,444T urgent care facility and associated site improvements. Can we have a staff report, please?

Good evening, chairman and commissioners. Jillian Fountain Planning Staff. On April 7th, 2022, staff received an application for the proposed 7,444T urgent care facility um located on southwest corner of Bulma Avenue in Oak Valley Parkway. The applicant is proposing a singlestory medical clinic on a 1.27 acre vacant site within the commercial neighborhood zone. Medical offices are permitted use in this zone with a plot plan approval. The project includes 30 parking spaces, one loading zone, landscaping, full access driveway along Bowmont Avenue, utility extensions, and on-site water quality features, street and sidewalk improvements. The building will feature a contemporary design with neutral colors, articulated walls, and steel canopies. A parcel merger will be required before building permits are issued. Access will be provided through one full access driveway on Bulma Avenue designed with landscaping entry features. Internal drive aisles allow for smooth two-way traffic and pedestrian connections link the building to sidewalks on both frontages. The general plan designation designates the area as neighborhood commercial within which is consistent with the proposed use specifically with policies identified in goal 3.84 84 which prioritizes access to healthpromoting uses in new development including medical centers. The project is exempt under SQA section 15303 which covers small commercial buildings under 10,000 square ft in urbanized areas. The required plot plan findings can be adequately met and and are attached in your staff report. A public notice was placed in the press enterprise and property owners within 300 ft were notified on November 30th, 2025 of this public hearing. At this time, staff has not received any comments.

Staff recommends opening the public hearing and approving plot plan 202255 subject to the conditions of approval and direct staff to prepare a notice of exemption for the applicant to file with the Riverside County Clerk Recorder. That concludes my presentation. I'm here for any questions and so are the applicants. Great. Thank you for that report. Uh do we have any questions from the commission? I do have one question, but um I'd like to ask the applicant when the applicant uh steps up.

Um couple questions. the it it appears that the trash enclosure opens into a parking space. Yeah. So, it does open into a parking space. We did route it to uh waste management. Um and their comment was um that they just had to maintain that open when it's uh you know pickup day. So, if it it should not be obstructed. Okay. So, is there proposed signage on there? No parking on whatever day it might end up being. Yeah, I believe it there's a condition in there that it has to be they have to work with the um purveyor. Okay. May I chime in?

Um let's see. Yeah, this is kind of an interesting site to site to deal with. You know, there's been a lot of limitations on this and a lot of effort to to get it to this point. So um and then it appears that there Yeah. So there is a a concrete median proposed on Bowman Avenue. Um there's a raised raise median proposed on Bowmont Avenue and on Oak Valley Parkway.

Having been to that vet across the street, you know, never never have crossing the double yellow line myself. Um, yeah, there are a number of close calls there, especially when morning and afternoon with schools in and out. So, I I see that as being necessary. So, I'm glad that's on here. All right, those are my comments. Perfect. Uh, appropriate to bring have the applicant come up and answer a question from Commissioner Qua. Hi there. Uh, thank you everyone for being here. My name is uh Ryan Richie, Land Engineering Consult Consultants. um here representing uh Berry Construction in Southern California emergency medical medicine

medicine. Um uh they're the the owners and the developers of this project. Um we worked on this project for a number of years and happy to answer any questions you may have. Um if I uh may start with the trash enclosure. Um I just would note that it is a uh it's a loading space. It's not a standard parking space for um so it'll be it'll be signed and striped for loading and um there is a condition that staff added. Um it's uh a practice we've seen uh not abundantly common but uh in highly constrained sites where you're a little bit limited on space. So it was tough to get a the trash enclosure and loading stalls.

I was going to say the site's not very forgiving. Right.

Okay. So my question is regarding the conditions of approval. I understand how uh the number of parking stalls were uh arrived at 250 square ft um one is one parking stall. Now um with the loss of that parking stall for a loading zone now we're looking at 29 uh spaces. However, I'm looking at page three of the uh pardon me, page 31 of the conditions, and you indicate that there is there are 24 employees that are going to be there. So, now we're limited to five spaces. Um, and the reason why I'm asking that question is because I just want to make sure you that the applicant understands that it does also indicate that there is no parking on the sidewalks, driveways, or driveups. So, are you going to have enough space for the employees and the clients you'll be servicing?

Uh, to begin on that with the uh the number of parking stalls, the loading space is not included in the in the 30 space count. Um, so it's in addition it's in addition to in the code. So, the one per 250 um is covered in the standard parking stalls. I think I believe we have one compact um and uh the ADA spaces are included within that. Um I guess I would want to check in to see where we at 24 employees seems seems excessive. Um we did we did at one time this was a twostory with uh facility with subterranean parking. Um I was recalling something along the lines of eight employees at

8 to 10 max. Um so yeah, apologies if uh a number got left in there from a pre a previous uh plot plan. I'm not sure where that it's on page 31 to 59. So, and you said of the conditions. Uh, it's in the conditions. Yes. Okay. So, maybe we can um if we can we can update that with an appropriate number from the applicant. Okay.

Um and uh in discussing the employees and the activity that they get at the urgent care facilities with uh here we have the we have Kevin Barry, his brother Dr. Barry, Dr. Brian Barry runs these facilities. Um he's felt comfortable with the parking count at his other facilities that we have here that um he he should have sufficient space. Okay. Well, if you have eight and that is a vast delta, then 24.

That's a drastic difference. Yeah, I'm Yeah, again, I'm not quite sure where the 24 came from. That was from us, but apologies if that got run over from a previous a previous pun that we had. Okay, that's the only question I have. Any other questions, commissioners? So, I didn't see any um layout of the building, you know, like rooms and lobby areas and that kind of stuff. We saw the shell that was put in there. Is the is the internal plan been submitted at this point or is that still being designed?

Staff did uh did inquire about that at one point. Um, in in our experience, typically you can get the shell and work out the the internal floor plan at a later time. Um, we did have internal floor plan for a few of the previous layouts, but we've been through three or four uh revisions here. It's uh and it was just getting the architect to go back and redo it. But we do have um we have submitted floor plans to staff of uh the previous twotory facility. Um and it would replicate a similar a similar layout. So I suppose I have a question for the doctor then. Um you know if you wouldn't mind the brother of the doctor. All right. Brother doctor

the relation relation to the doctor. So the the floor plan honestly we didn't proceed with the floor plan because we want to make sure the project is going to get approved first. So you're anticipating what probably two or three doctors some supplemental medical staff up front. Yeah. Two physicians assistants on staff at all time. There'll be three nurses and then two advents. That's the typical for a facility of this size. Okay. And what 8 to 10 patient rooms type of thing. Uh yeah. And then there there's an X-ray room and there's a procedure room as well. So this one because it's it's gotten down a little bit smaller. We just opened up a new one in Ukipa. Okay. Which is about 8,500 ft right next to where the old location was. Um it has 10 exam rooms. So probably about eight. I think you're right.

Okay. What if I could jump in really quickly? You could open the public hearing now if you if you like since we're going back and forth with with the uh public and the uh Yeah, thanks. We'll go ahead and do that. Um I'll go ahead and open the public hearing at 6:14 p.m. Do we have any requests to speak? I do have a written comment to read. Um thank you for I don't know if you have questions. Uh if you had more questions for the applicant, you can continue with that. It's up to you. Any more questions for the applicant? Oh, I think we can go ahead with the comment. Okay.

I have an emailed comment that states, "Dear planning commission, I am writing to submit my comments regarding the proposed urgent care facility that is planned next to my residence. I have several concerns I would like to raise. First, the proximity of this new building would likely result in significant noise, especially during the nighttime hours, which would make it harder for me to sleep. Second, the new structure will cast shadows and reduce the natural sunlight that my com my home currently receives. Additionally, I'm concerned about increased foot traffic around the area, which may impact security and privacy. Finally, the increased vehicle traffic could make it more difficult for me to drive in and out of my property conveniently. For these reasons, I respectfully object to the construction of this facility at the proposed location. Thank you for considering my comments.

Kylie, do we have any callers on the line? We don't have any callers.

Okay. Thank you. Uh we'll go ahead and close the public hearing then at uh 6:15 p.m. and I'll bring it back to the commission here for discussion. So looking looking at the building, looks like it's a generally 16 ft maximum height. There's a equipment screen that would take it up to 19 kind of set back there. So I think it's fairly consistent with you know residential building heights that would be around it. Um you know from that perspective and I mean the zoning is for is for this. So, I mean, if it's depending on where the resident was, it was complain or not complain, I don't want to say that the resident who made the comment. Um, if they're across the street on San Miguel be residential use, but if they're just the south of it, they would be a non-conforming use at that point because those those parcels, even though they are residences, are zoned for um commercial according to the the information we have here in the the staff report. Yeah. Not to mention that there's a lot of other uses around there that are going to be operating nighttime hours, especially another project coming right across the street there. So,

the the hours do say 6:00 to 6:00 a.m. to 10:00 p.m. You know, is that Well, we've already closed public hearing, but now the hours of the clinic will be 9:00 to 9:00 and they stop taking new patients at 8:30 so that they can actually ensure that they're done by 9:00. So sometimes they do go after nine a little bit just because of if there's they're not going to kick a patient out but 9 to9 is typical. Okay. And in regards to that elevation which does overlook the other homes over there there's no glass no windows to look that direction. There's a couple of clear story just for architectural elements. That's it.

Okay. Thank you. So I would ask that uh my question is I would ask that planning revise that because that was the hours were in there too. Thank you. Looks like it's an updated letter. It looks like it's a letter from LEC that mentions 6 to 10 7 days a week and that's where the um employees stay at number 24. So okay. Can I ask the applicant one more question? Yes. No generator, right? Or do Okay, so you don't have a generator on that side. No generator.

Okay, that's Thanks. Any other discussion from the commission or anybody want to make a motion? No, I think this pro this this project has taken a while to to get to this point. I know there's been a number of challenges with um site plans in the past, but I feel that, you know, we're somewhere that is, you know, I would say it's respective of the zone, respective of the surrounding land uses, has protections on it to ensure that we're not creating any major traffic hazards out on uh Bowman Avenue or Oak Valley Parkway. Um so I I would be comfortable to make a motion to approve as presented. Could I add one thing to that?

Of course. Um, would it be a motion with the revisions that we indicated on the application? Yes. Okay. With the clarifying revisions on the application. I second that. Right. We have a motion in a second. Can I have a roll call vote, please? Commissioner Guva. Yay. Vice Chair Smith. Yes. Chairman Southern. Yes. Okay. That item passes. Takes us to item D, staff comments. And one more

since our staff comments, I will say this, but the appeals may be filed of your decision within 15 days, calendar days of of today. And it happens to fall on December 25th. So the next day to appeal would be Monday, December 29th, 5:00 p.m. Just for a matter of record. And then yeah, comments uh for staff. I do have a couple. So the next available meeting meetings rather in January are January 14th and January 28th pending the quorum. So, we want to just advise the commission that we'd like to hear from you as soon as possible on on the dates. I think the preferred date for us to uh accommodate projects would be January 28th. But, uh yeah, we'd like to know your quorum items on or your attendance on the 14th and the 28th. So, that's just something to note. Let us know as soon as possible. And then the uh 2026 commission training is an option. Uh it's in March and in Anaheim. So we'll sending we'll be sending information for you. So keep an eye out for that and if you choose to attend, let us know and we'll we'll be glad to accommodate that as well. There is there is a training budget available. And then the planning manager position is reopened and so we'll be internally circulating that and uh if necessary next month open it to the public. So there will be new staff joining us or promoted staff or we'll see what happens. But uh planning manager position has been reopened and circulated.

I think that's it for staff comments. So yeah, you guys can text me or call me and let me know about your attendance for for January because uh we want to make sure there's no vacations or things like that. We're happy you're here today and happy holidays. Perfect. Thank you. Um make sure we get uh commission gets you those times uh for January. And uh do we have any uh commissioner comments? Okay, seeing none, I'll just go ahead and say happy holidays, everybody, and we'll adjourn our meeting at 6:20 p.m.