HomeMy WebLinkAbout060403 PC MinutesMINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
JUNE 4, 2003
CALL TO ORDER
The City of Temecula Planning Commission convened in a regular meeting at 6:00 P.M., on
Wednesday, June 4, 2003, in the City Council Chambers of Temecula City Hall, 43200
Business Park Drive, Temecula, California.
ALLEGIANCE
Chairman Chiniaeff led the audience in the Flag salute.
ROLL CALL
Present:
Commissioners Guerriero, Olhasso, Telesio, and
Chairman Chiniaeff.
Absent: Mathewson
PUBLIC COMMENTS
None.
CONSENT CALENDAR
1 Aqenda
RECOMMENDATION:
1.1 Approve the Agenda of June 4, 2003.
2 Director's Hearinq Case Update
RECOMMENDATION:
2.1 Approve the Director's Hearing Case Update of May, 2003.
MOTION: Commissioner Guerriero moved to approve Consent Calendar Item Nos. 1-2. The
motion was seconded by Commissioner Olhasso and voice vote reflected approval with the
exception of Commissioner Mathewson who was absent.
COMMISSION BUSINESS
No items.
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PUBLIC HEARING ITEMS
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Plannin.q Application No.'s PA02-0605 (Power Center II) a Development Plan for the desiqn
and construction of a 9.24-acre commercial center with 20,500 square feet of retail space
PA02-0606 (Kr[sp¥ Kreme) a Conditional Use Permit and Development Plan for a 4,000
square foot restaurant buildinq with a drive-thru PA02-0607 (Islands Restaurant) a
Development Plan for a 5,514 square foot restaurant located on the northwest corner of
North General Kearny and Marqarita Roads in the Temecula Reqional Center (aka Power
Center II) (APN 910-130-087 thru -090, -092, & -096
(Continued from the meeting of May 21, 2003)
RECOMMENDATION:
3.1 Adopt a resolution entitled:
PC RESOLUTION NO. 2003-036
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA02-0605 A DEVELOPMENT PLAN FOR THE DESIGN
AND CONSTRUCTION OF A 9.24 ACRE COMMERCIAL
CENTER WHICH INCLUDES TWO PROPOSED RETAIL
BUILDINGS TOTALING 20,500 SQUARE FEET AND THREE
CONCEPTUAL FUTURE RETAIL BUILDING PADS LOCATED
WITHIN THE TEMECULA REGIONAL CENTER ON THE
NORTHWEST CORNER OF NORTH GENERAL KEARNEY
ROAD AND MARGARITA ROAD, KNOWN AS ASSESSOR
PARCEL NO.'S 910-130-087, 088, 089, 090, 092, AND 096
3.2 Adopt a resolution entitled:
PC RESOLUTION NO. 2003-037
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA02-0606 A CONDITIONAL USE PERMIT AND
DEVELOPMENT PLAN FOR THE DESIGN AND
CONSTRUCTION OF A 4,000 SQUARE FOOT RESTAURANT
BUILDING WITH A DRIVE-THRU, ATA 9.24 ACRE
COMMERCIAL CENTER WITHIN THE TEMECULA REGIONAL
CENTER, LOCATED ON THE NORTHWEST CORNER OF
NORTH GENERAL KEARNEY ROAD AND MARGARITA
ROAD, KNOWN AS ASSESSOR PARCEL NO. 910-130-092
3.3 Adopt a resolution entitled:
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PC RESOLUTION NO. 2003-038
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA02-0607 A DEVELOPMENT PLAN FOR THE DESIGN
AND CONSTRUCTION OF A 5,514 SQUARE FOOT
RESTAURANT, ATA 9.24 ACRE COMMERCIAL CENTER
WITHIN THE TEMECULA REGIONAL CENTER, LOCATED ON
THE NORTHWEST CORNER OF NORTH GENERAL KEARNEY
ROAD AND MARGARITA ROAD, KNOWN AS ASSESSOR
PARCEL NO. 910-130-096
By way of overhead, Associate Planner Thornsley presented an overview of the staff report (as
per agenda material), providing detailed information with regard to the following:
· Access points
· Circulation
· Architecture
· Development of the 9.4 acre site
At this time the public hearing was opened.
Requesting approval of the project, Mr. Jack Tarr, 30240 Rancho Viejo Road, representing
Krispy Kreme, requested that several conditions of approval be discussed prior to Commission
approval.
Mr. Matthew Fagan and Mr. Robert Curley, representing Krispy Kreme, addressed the following
outstanding issues, noting the following:
At this time, discussion ensued with regard to the following conditions:
Issues to be incorporated by the applicant as a result of the Plannin,q Commission
workshop
· Cover the drive-through at Krispy Kreme - was added
· Access from project into the plaza - pedestrian access added
· Screening of parking area- wall was installed.
Conditions of Approval (Development Plan Power Center II)
Condition No. 6 - The development of the premises shall substantially conform to the
approved Exhibit D (Site Plan) contained on file with the Planning Department. Additionally,
within 30 days following final approval and prior to issuance of building permits, the applicant
shall submit five sets of revised plans addressing the following:
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Because a revised conceptual plan has been completed, it was requested that only construction
documents be required.
After discussion, it was the consensus of the Commission to retain the condition as
recommended by staff.
Condition No. 6a - Remove a sufficient number of parking stalls in front of all the buildings
to allow for the installation of enhancing elements such as decorative paving, landscaping, and
pedestrian amenities in an effort create entry statements to each family.
Condition No. 6b - Additional planters shall be designed into the plaza fronting Pads A & B
to enhance and soften the hardscape and building walls. Some of these planters shall be raised
to serve as pedestrian friendly seating areas.
It was noted that the trees adjacent to the parking area will have tree grates; that trees on either
side of the Plaza entry will be located within planters; and that one parking stall will be removed.
After discussion, it was the consensus of the Planning Commission to delete these conditions.
Condition No. 6c - Provide continuity to the placement of the enhanced sunray pattern
paving at the entries and the concrete spheres.
A concern was expressed with the sunray concrete spheres pattern having an overstated
appearance; it was the applicant's desire to only provide the sunray concrete spheres at the
main entries and the Plaza.
After discussion, it was the consensus of the Planning Commission to amend this condition as
follows: that no sunray concrete spheres pattern be located within pedestrian sidewalks.
Condition No. 6e
G.
- A more direct ADA path shall be provided from Margarita Road to Pad
After discussion, it was the consensus of the Planning Commission to delete the condition but
that a condition be added requiring that all ADA requirements must be met.
Condition No. 6f - The ADA path through the center of the site shall be connected to the
Ring Road upon completion of the first phase of development.
After discussion, it was the consensus of the Planning Commission to delete this condition.
Condition No. 6i - The west driveway off the Mall Entry Drive and the internal drive aisle
shall be better aligned to better serve vehicular traffic flow and avoid head-on conflicts.
After discussion, it was the consensus of the Planning Commission to retain the condition as
proposed by staff.
Condition No. 7 - Parking lot lights shall be of a type consistent with the standards used
throughout the Mall, which have been a dark bronze, round tapered pole with a mounded height
of 20 feet. The site lighting plan shall be approved by the Planning Department prior to
installation.
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It was noted that the Specific Plan would permit a mounded height up to 40 feet and that the
applicant would be requesting 25 feet.
After discussion, it was the consensus of the Planning Commission to amend the condition to
permit a mounted height of 25 feet.
Condition No. 9 - Building elevations shall substantially conform to the approved Exhibits
E-1 and E-2 (Building Elevations) contained on file with the Community Development
Department - Planning Department. Within 30 days following final approval and prior to
issuance of building permits, the applicant shall submit five sets of revised plans addressing the
following:
After discussion, it was the consensus of the Planning Commission to retain the condition as
proposed by staff.
Condition No. 9a
internalized.
- The extremely mounted utility rooms on the outside of Shops B shall be
It was noted that these rooms were appropriately integrated into the building.
After discussion, it was the consensus of the Planning Commission to delete the condition as
proposed by staff.
Condition No. 11 - The modified Landscaping Plan shall conform to the approved Exhibit G
(Landscape Plan) within 30 days following final approval and prior to issuance of building
permits, the applicant shall submit five sets of revised plans addressing the following:
After discussion, it was the consensus of the Planning Commission to retain the condition as
proposed by staff.
Condition No. 11b - The corner landscaping at both ends of the project frontage along the
Mall Ring Road shall utilize an enhanced design element from the back of sidewalk to the top of
the slope.
After discussion, it was the consensus of the Planning Commission to retain the condition as
proposed by staff.
Condition No. 11c - Those areas along the internal streetscape that are required to be
planted in turf shall not have a grade in excess of 4:1.
It was requested that because of topography, a 3:1 grade is being requested for the mowed turf
instead of 4:1.
After discussion, it was the consensus of the Planning Commission to retain the condition as
proposed by staff.
Condition No. 11f - The landscaping planters on the west elevation of the Pad G building
shall include a mix of shrubs and/or small trees.
It was noted that one tree would be added to each planter flanking the walkway.
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After discussion, it was the consensus of the Planning Commission to amend t'he condition as
follows: that one tree be added to each planter flanking the walkway.
Condition No. 11g - As per the Citywide Design Guidelines, 36" box trees shall be utilized to
create focal points, define entries and otherwise offer variation to the overall landscaping
design. The mix of trees shall be as follow: 20% at 36 inch box, 30% at 24 inch box, and 50%
at 15 gallon.
It was noted that as per the Development Agreement, the design guidelines do not apply and,
therefore, the Regional Center Specific Plan standards and the Development Code should
apply.
After discussion, it was the consensus of the Planning Commission to delete the condition as
proposed by staff.
Condition No. 11h - Modifications recommended in the letter dated April 19, 2003 by the
City's landscape architect for the landscape plan's consistency with the Temecula Regional
Center Specific Plan shall be completed prior to the submittal of construction landscape plan.
After discussion, it was the consensus of the Planning Commission to amend the condition as
follows: that in an effort to be consistent, the species for street trees along Margarita Road shall
be London Plane Tree.
Condition No. 13a - The grading plan shall be amended to show all required turf planting
areas at no more than a 4:1 maximum slope within the 15 feet planting area behind the sidewalk
along North General Kearny Road, the 10 feet behind the sidewalk along the Mall Ring Road,
and the 10 feet behind the sidewalk along the Mall Access Drive.
It was requested that the slope be amended to a maximum of 3:1.
After discussion, it was the consensus of the Planning Commission to retain the condition as
proposed by staff.
Condition No. 63 - Within 30 days of approval and prior to any building permits being
issued, the applicant must provide to the fire prevention bureau a revised site plan, floor plan,
and other drawings and documents to address al corrections listed on previous correction letters
acceptable to the Chief.
It was noted that as per the Fire Department, this condition may be deleted for these three pads.
After discussion, it was the consensus of the Planning Commission to delete the condition as
proposed by staff.
Conditions of Approval for Krisp¥ Kreme
Condition No. 6 - The development of the premises shall substantially conform to the
approved Exhibit D (Site Plan) under PA02-0605 contained on file with the Planning
Department. Additionally, within 30 days following final approval and prior to issuance of
building permits, the applicant shall submit five sets of revised plans addressing the following:
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Because a revised conceptual plan has been completed, it was requested that only construction
documents be required.
After discussion, it was the consensus of the Commission to retain the condition as
recommended by staff.
Condition No. 7 - Parking lot lights shall be of a type consistent with the standards used
throughout the Mall, which have been a dark bronze, round tapered pole with a mounded height
of 20 feet. The site lighting plan shall be approved by the Planning Department prior to
installation.
It was noted that the Specific Plan would permit a mounded height up to 40 feet and that the
applicant would be requesting 25 feet.
After discussion, it was the consensus of the Planning Commission to amend the condition to
permit a mounted height of 25 feet.
Condition No. 9 - Building elevations shall substantially conform to the approved Exhibits
E-1 and E-2 (Building Elevations) contained on file with the Community Development
Department - Planning Department. Within 30 days following final approval and prior to
issuance of building permits, the applicant shall submit five sets of revised plans addressing the
following:
After discussion, it was the consensus of the Planning Commission to retain the condition as
proposed by staff.
Condition No. 10 - The Landscaping Plan shall substantially conform to the approved
Exhibit F (Landscape Plan) under PA02-065 contained on file with the Community Development
Department - Planning. Additionally, within 30 days following final approval and prior to
issuance of building permits, the applicant shall submit five sets of revised plans addressing the
following:
After discussion, it was the consensus of the Planning Commission to retain the condition as
proposed by staff.
Condition No. 10b - Modifications recommended in the letter dates April 19, 2003, by the
City's landscape architect for the landscape plan's consistency with the Temecula Regional
Center Specific Plan shall be completed prior to the submittal of construction landscape plan.
After discussion, it was the consensus of the Planning Commission to amend the condition as
follows: that in an effort to be consistent, the species for street trees along Margarita Road shall
be London Plane Tree.
Condition No. 63 - Within 30 days of approval and prior to any building permits being
issued, the applicant must provide to the fire prevention bureau a revised site plan, floor plan,
and other drawings and documents to address al corrections listed on previous correction letters
acceptable to the Chief.
It was noted that as per the Fire Department, this condition may be deleted for these three pads.
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After discussion, it was the consensus of the Planning Commission to delete the condition as
proposed by staff.
Conditions of Approval for Island Restaurant
Condition No. 6 - The development of the premises shall substantially conform to the
approved Exhibit D (Site Plan) under PA02-0605 contained on file with the Planning
Department. Additionally, within 30 days following final approval and prior to issuance of
building permits, the applicant shall submit five sets of revised plans addressing the following:
Because a revised conceptual plan has been completed, it was requested that only construction
documents be required.
After discussion, it was the consensus of the Commission to retain the condition as
recommended by staff.
Condition No. 8 - Parking lot lights shall be of a type consistent with the standards used
throughout the Mall, which have been a dark bronze, round tapered pole with a mounded height
of 20 feet. The site lighting plan shall be approved by the Planning Department prior to
installation.
It was noted that the Specific Plan would permit a mounded height up to 40 feet and that the
applicant would be requesting 25 feet.
After discussion, it was the consensus of the Planning Commission to amend the condition to
permit a mounted height of 25 feet.
Condition No. 10 - The Landscaping Plan shall substantially conform to the approved
Exhibit F (Landscape Plan) under PA02-065 contained on file with the Community Development
Department - Planning. Additionally, within 30 days following final approval and prior to
issuance of building permits, the applicant shall submit five sets of revised plans addressing the
following:
After discussion, it was the consensus of the Planning Commission to retain the condition as
proposed by staff.
Condition 11b - That further enhancement to the north wall of the service area utilizing
the elements (windows, lights, relief accenting, etc.) as reflected on the building's west elevation
be provided.
After discussion, it was the consensus of the Planning Commission to add Condition No. 1 lb.
Condition No. 12 The Landscaping Plan shall substantially conform to the approved
Exhibit F (Landscape Plan) under PA02-0605 contained on file with the Planning Department.
Additionally, within 30 days following final approval and prior to issuance of building permits, the
applicant shall submit five sets of revised plans.
After discussion, it was the consensus of the Planning Commission to retain the condition as
proposed by staff.
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Condition No. 63 - Within 30 days of approval and prior to any building permits being
issued, the applicant must provide to the fire prevention bureau a revised site plan, floor plan,
and other drawings and documents to address al corrections listed on previous correction letters
acceptable to the Chief.
It was noted that as per the Fire Department, this condition may be deleted for these three pads.
After discussion, it was the consensus of the Planning Commission to delete the condition as
proposed by staff.
Relaying support with the above-mentioned amendments/additions/deletions, Mr. Fagan
reiterated the applicant's desire to delete the condition requiring the submittal of five sets of
revised plans within 30 days following final approval and prior to the issuance of building
permits.
Plannin.q Commission Discussion
In response to Commissioner Guerriero's comment, Mr. Bill Keller further reviewed possible
striping options. The Planning Commission imposed a condition requiring that a striping plan
be incorporated and installed with the initial development and the applicant voiced no opposition
to this added condition.
For Chairman Chiniaeff, Ms. Nancy Patterson, 1049 Camino del Mar, Del Mar, further
commented on the appearance of the northern elevation with the Planning Commission
requesting that staff and the applicant explore options for the northern elevation such as those
utilized for the eastern elevation of the building.
Mr. Richard Escalante, 6143 Turnergrove Drive, Lakewood, Krispy Kreme Construction
Manager, for Commissioner Olhasso, advised that the patio area will accommodate 24 outside
seats and that the interior will accommodate 35 seats. Ms. Olhasso commended the Krispy
Kreme Corporation on its workforce.
Mr. Vasilis Papadatos, architect representing the applicant, informed the Commissioners that he
was in attendance for questions and answers.
As a result of Planning Commission discussion, the following conditions were added:
Added
That a striping plan be incorporated and installed with the initial development
That the possible aesthetic options for the northern elevation be explored such as those
utilized for the eastern elevation
At this time, the public hearing was closed.
MOTION: Commissioner Guerriero moved to approve the project with the amended, deleted,
and added conditions (as noted on pages 3 - 9). The motion was seconded by Commissioner
Telesio and voice vote reflected approval with the exception of Commissioner Mathewson who
was absent.
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The Planning Commissioners commended staff on a job well done.
New Items
4 Plannin.q Application No. PA03-0145 A request for a Substantial Conformance to chanqe the
approved material on office buildin,qs at the Overland Corporate Center1 located on the
corner of Overland Drive and Marqarita Road within The Reqional Center Specific Plan
RECOMMENDATION:
4.1 Approve by Minute Action, a Substantial Conformance request to change the approved
material for the base of the four approved office buildings at the Overland Corporate
Center from authentic sandstone to faux finish sandstone.
Associate Planner Thornsley presented an overview of staff report (as per written material),
noting the following:
That the Planning Commission approve a Substantial Conformance request to
change the approved material for the base of the four approved office buildings at
the Overland Corporate Center from authentic sandstone to a faux finish sandstone;
· That the finish is essentially a plaster finish that is applied to the building and stained
to resemble the color streaks found in authentic sandstone;
· That staff has determined that the faux finish will be an acceptable alternative to the
approved material as it provides the desired accent for the buildings.
Mr. Mark Esbensen of Westmar Real Estate, 41623 Margarita Road #100, representing the
applicant noted that the applicant would concur with staff's recommendation; commented on the
reason for the proposed change; and reiterated that the intent was not to deviate from the
original recommendation.
MOTION: Commissioner Olhasso moved to approve staff's recommendation. The motion was
seconded by Commissioner Guerriero, and voice vote reflected approval with the exception of
Commissioner Mathewson who was absent.
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Planninq Application No. PA03-0118 A Development Plan for the desiqn and construction of
a 281100 square foot retail store (Biq Lots) on an undeveloped portion of a 4.15 acre parcel
within the Tower Plaza Center located on the west side of Ynez Road north of Rancho
California Road (next to Michael's) in the Tower Plaza Center (APN 921-260-030, Thomas
Thornsley, Associate Planner.
RECOMMENDATION:
5.1 Adopt a Notice of Exemption for Planning Application No. PA03-0118 (Development
Plan) pursuant to Section 15332 of the California Environmental Quality Act;
5.2 Adopt a resolution entitled:
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PC RESOLUTION NO. 2003-039
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA03-0118 A DEVELOPMENT PLAN FOR THE DESIGN
AND CONSTRUCTION OF A 28,100 SQUARE FOOT RETAIL
BUILDING ON AN UNDEVELOPED PORTION OF A 4.15
ACRES PARCEL WITHIN THE TOWER PLAZA CENTER,
LOCATED ON THE NORTHWEST CORNER OF YNEZ ROAD
AND RANCHO CALIFORNIA ROAD, KNOWN AS ASSESSOR
PARCEL NO. 921-260-030.
Associate Planner Thornsley presented a brief overview of the staff report (as per agenda
material), advising that the west elevation will be the freeway side and that a condition has
been imposed to assess the property with regard to landscaping.
Mr. Brett Carmen, 3190 Airport Loop Drive, Costa Mesa, architect representing the applicant,
informed the Commissioners that he was in attendance for questions and answers; relayed no
objection to repairing existing trees and to providing additional landscaping along the western
elevation (freeway side).
Commissioner Guerriero requested that architectural options be explored in an effort to
mitigate the appearance of the loading dock. To address Mr. Guerriero's concern, Mr. Carmen
noted that an articulation (shadow line, relief) across the loading dock area wall could be
installed.
Commissioner Telesio noted that additional landscaping on the western elevation would as well
assist in mitigating the appearance of the loading dock area.
With regard to the northern elevation, Commissioner OIhasso expressed concern with the
aesthetic appearance of the two proposed stairwells. Mr. Carmen relayed no opposition to
providing additional landscaping around the stairwell area.
In an effort to address Commissioner Olhasso's concern, Commissioner Guerriero suggested
the removal of the access walk and constructing two cadences, noting that along with the
additional vertical landscaping between the two elements, the aesthetic appearance of the two
stairwells should be mitigated.
MOTION: Commissioner Guerriero moved to approve with the above-mentioned modifications.
Commissioner Olhasso seconded the motion and voice vote reflected approval with the
exception of Commissioner Mathewson who was absent.
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Plannin.q Application No. PA01-0648 A request for approval of a staff initiated Substantial
Conformance to chanqe the Development Impact Fee cateqory for Planninq Application No.
PA01-0648, expansion of the Fountains at Temecula Senior Apartment Community, located
on the northwest corner of Nicholas Road and Winchester Road Known as Assessor's
Parcel Number 920-090-006, Thomas Thornsley, Associate Planner.
RECOMMENDATION:
6.1 Approve by Minute Action, a staff initiated Substantial Conformance request for PA01-
0648 to change the Development Impact Fee category from Single Family Detached to
Office and to delete Condition of Approval No. 110.
Associate Planner ThornsIey reviewed the staff report (of record).
MOTION: Commissioner Telesio moved to approve staff's recommendation. The motion was
seconded by Commissioner Olhasso and voice vote reflected approval with the exception of
Commissioner Mathewson who was absent.
COMMISSIONERS' REPORTS
A. Commenting on recent traffic congestion on Winchester Road as a result of
improvements, Commissioner Guerriero suggested the possibility of diverting traffic with Deputy
Public Works Director Parks advising that the improvements mentioned by Mr. Guerriero are
overseen by Caltrans and noting that efforts are underway for the City to overtake the
responsibility of Winchester Road.
PLANNING DIRECTOR'S REPORT
Planning Director Ubnoske introduced newly hired Associate Planner Fisk and advised that a
City tour has been scheduled for June 17, 2003, 8:00 A.M. to 12:00 P.M.
In response to an earlier comment made by Commissioner Olhasso, Deputy Director of Public
Works Parks advised that the Redevelopment Agency has addressed her suggestion of adding
housing in commercial areas which will be part of the General Plan Update.
ADJOURNMENT
At 8:12 p.m., Chairman Chiniaeff formally adjourned this meeting to the next regular meetin.q
to be held on Wednesda¥~ June 187 2003 at 6:00 P.M., in the City Council Chambers, 43200
Business Park Drive, Temecula.
Chairman
Debbie Ubnoske
Director of Planning
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