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HomeMy WebLinkAbout011806 PC Minutes MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION JANUARY 18, 2006 CALL TO ORDER The City of Temecula Planning Commission convened in a regular meeting at 6:30 p.m., on Wednesday, January 18, 2006, in the City Council Chambers of Temecula City Hall, 43200 Business Park Drive, Temecula, California. Commissioner Guerriero thanked Eve Craig for the prelude music. ALLEGIANCE Commissioner Harter led the audience in theFlag salute. ROLL CALL Present: Commissioners: Guerriero, Harter, and Telesio. Absent: Chiniaeff and Mathewson. PUBLIC COMMENTS No additional comments. CONSENT CALENDAR 1 Minutes RECOMMENDATION: 1.1 Approve the Minutes of December 14, 2005. 2 Director's Hearina Case Uodate RECOMMENDATION: 2.1 Approve the Director's Hearing Case Update for December 2005. MOTION: Commissioner Telesio moved to approve the Consent Calendar. Commissioner Harter seconded the motion and voice vote reflected approval with the exception of Commissioner Chiniaeff and Chairman Mathewson who were absent. R:IMinutesPCI011806 COMMISSION BUSINESS 3 Elect new Chair and Vice Chair It was the consensus of the Planning Commission to continue Commission Business Item No.3 to the February 1, 2006, Planning Commission meeting. PUBLIC HEARING ITEMS Continued from December 7, 2005 4 Plannina Aoolication No. Plannina Aoolication Nos. PA05-0155 a Pedestrian Plan and Sian Proaram. submitted bv Allen Robinson. on a 0.55 acre site for Butterfield Sauare. located at the southeast comer of Old Town Front Street and Third Street ' Associate Planner Fisk requested that Item No. 4 be continued to the February 1, 2006, Planning Commission hearing to provide additional time for the applicant to submit copies of the revised sign program for the Planning Commission to review. MOTION: Commissioner Telesio moved to continue Item No. 4 to the February 1, 2006, Planning Commission meeting. Commissioner Harter seconded the motion and voice vote reflected approval with the exceDtion of Commissioner Chiniaeff and Chairman Mathewson who were absent. 5 Plannina Aoolication Nos. PA04-0490. PA04-0491. PA04-0492. a Tentative Tract MaD. Conditional Use Permit. and Develooment Plan. for 428 residential units on 36.19 acres of a 47.72 acre site. The remainina acreaae is located within the channel area for Temecula Creek and will not be develooed as Dart of this oroiect. The oroiect includes 96 sinale-familv units on 15.14 acres. 96 triolex units (in 32 build in as) and 236 fourolex units (in 59 buildinas) on 21.05 acres. located on the northeast comer of the intersection of Lorna Linda Road and Temecula Lane Continued from December 14, 2005 Associate Planner Damko presented a staff report (of written record). At this time, the public hearing was opened. Mr. Larry Markham, representing the applicant, noted that the entire team for the proposed project would be available to answer questions. Mr. Lindsay Quackenbush, representing DR, Horton provided a PowerPoint Presentation while commenting on the following: . Density Comparisons . Project Description · Existing General Plan and Zoning R:IMinutesPCI011806 2 , ._~ . Moderate-Income Housing . Environmental Review . Land Use and Population Density . School District Facility . Owner Occupancy . Traffic and Circulation . Pedestrian Safety . Public Safety . D.R. Horton Community Quality . Homeowners Association. Referencing Commissioner Harter's query, Mr. Quackenbush noted that Temecula Lane will be managed by a professional property management company hired by D.R. Horton; that in accordance with the By Laws of the community, the initial Board of Directors will be comprised of three D.R. Horton employees; that at the first annual meeting, two homeowner board members will be elected; that D.R. Horton will work closely with the Community Manager and the homeowner board members to ensure a smooth transition from a builder-controlled Board of Directors to a homeowner-controlled board of Directors. In response to Commissioner Guerriero's query, Mr. Quackenbush noted that there will be three gated entries to the development which will be enclosed by a decorative theme wall, landscaping, and public trails, and that Loma Linda Road and Temecula Lane will be completed before occupancy. The following individuals spoke aaainst the proposed project: . Mr. Jose Ruiz, Temecula . Mr. Jim Ruiz, Temecula . Mr. Louis Carpino, Temecula . Ms. Kim Rice, Temecula . Mr. Charles Hankley, Temecula . Mr. Greg Dunlap, Temecula . Ms. Lisa Musick, Temecula . Mr. Patrick Fay, Temecula . Mr. Robert Purmort, Temecula . Mr. Richard Rosenbaum, Temecula · Ms. Angela Geiser, Temecula R:IMinutesPCI011806 3 The above-mentioned individuals spoke in opposition of the proposed project for the following reasons: . That the desire of the residents would be that Via Coronado Road be completed before construction of the proposed project . That the applicant did not act in good faith to the residents within 300 feet of the proposed site by not providing information to the community . That if the proposed project were approved, lowering the density would be favorable . That the developer should be required to complete the access to highway 79 South . That if the proposed project were to move forward, it would create a negative impact to local schools . That it would be desireable to have a single-family product similar to those in the surrounding developments of Bridlevale, Wolf Creek, and Murifield Development . That the applicant redesign its proposal to allow for single-family development, containing the prescribed amount of affordable housing . That the proposed density figures are distorted and would not be realistic . That the extreme density of the proposed project will bring negative impacts on the surrounding community . That it would be important to work with the applicant to ensure that maintenance of the exterior units are budgeted and maintained . . That the traffic study provided by the applicant does not review the traffic impacts on Via Cordova Road. The following individuals spoke in favor of the proposed project: . Mr. Paul Runkle, Temecula . Ms. Stephanie Gordon, Temecula The above-mentioned individuals spoke in favor of the proposed project for the following reasons: · That Temecula would be in need of more for-sale affordable housing · That although Pechanga Cultural Resources would be in favor of the proposed project, it would be important that Cultural Resources be adequately addressed in the cultural resources survey, and that adequate and appropriate mitigation be put in place. R:\MinutesPCI011806 4 Rebutting on comments made by speakers, Mr. Larry Markham, noted the following: . That a multi-use trail will be added along Temecula Creek and Loma Linda Drive . That tonight's meeting has been renoticed from the previous hearing of December 14, 2005 . That new traffic counts were taken since the December 14, 2005, public hearing . That a right-of"way has been set aside for the future bridge, advising that vertical and horizontal alignment studies have been performed . That the applicant offered to provide, fund, and install radar speed warning signs in key locations along Loma Linda Road and Del Coronado Road . That via State Law and to satisfy the affordable housing requirements, Temecula Lane would need to provide 20% of the total 428 units as affordable housing . That Temecula Valley Unified School District (TVUSD) has been tracking the approval process for Temecula Lane for the past two years in anticipation of accommodating the future students that will live in the proposed project; that TVUSD has documented in writing that all students in the area, including students from Temecula Lane, will be accommodated at every grade level without the need for portable classrooms . That with regard to Pechanga Cultural Resources, the applicant concurred with the Conditions of Approval . That the applicant has extensively addressed the impacts with regard to air quality, grading impacts, impacts of painting houses, traffic, cultural resources, biological; that all impacts have been mitigated to a level of insignificance, pursuant to the proposed mitigation measures . That in regard to truck haul routes, if there were a desire to relocate the entry/exit point away from the school, the applicant would work with staff to accommodate the request · That if there were a desire to accelerate the improvements on Loma Linda Road, the applicant would be willing to expedite the construction of the public improvements along Loma Linda Road and Temecula Lane to minimize impacts and provide safe routes to school . That the applicant would also be willing to construct Loma Linda Road to Pechanga Parkway. Mr. Quackenbush noted that owner occupancy would be anticipated to predominate at Temecula Lane; that D.R. Horton's purchase documents would require owner occupancy during the first year of ownership; tl)at 80-moderate-income homes will be precluded from being rented for 45-years and will remain affordable; that Temecula Lane buyers would be anticipated to be primarily singles, couples, families, empty nesters, and retirees. R:IMinulesPCI011806 5 , I Ms. Alicia Ayers, Representing RK Engineering, noted the following: . That Via Del Cordova Road was not a study area, advising that the area of study was based on staff direction . That in January 2006, average daily traffic counts were taken on Loma Linda Road . That in the traffic study, standard engineering practices were used and that the Wolf Creek project was included in the traffic study. Mr. Larry Markham advised that the developer adjacent to Pechanga Parkway Bridge was required to dedicate an additional 25-feet on both sides for future widening; that the widening would be designed and will be taking place in the near future; that the remainder of the widening to ultimate would be subject to the Capital Improvement Project (CIP) for Pechanga Parkway increasing it up to six lanes; and that all of these improvements would be funded. Mr. Markham suggested that the City accelerate the bridge project in its CIP. At this time, the Planning Commission took a 10-mintue break. At this time. the public hearing was closed. Understanding the concerns of community members with regard to maintenance of the units, Commissioner Harter relayed that he would be of the opinion that the Community Manager will ensure that the HOA will be governed by the recorded covenants, Conditions and Restrictions (CC&Rs). Clarifying the Circulation Plan on Pechanga Parkway and 79 South, Deputy Director of Public Works Parks, noted the following: . That the beginning of the construction on Pechanga Parkway and 79 South will occur the beginning of June 2006 . . That it would be anticipated that the construction period of Pechanga Parkway would be approximately eight months which would increase Pechanga Parkway to six lanes with a raised median from Highway 79 South to Via Durardo and four lanes from Via Durardo to Deer Hallow . That if the City were to accept the offer to fully improve Loma Linda Road from Via Durardo to Pechanga Parkway, it would aid in traffic congestion in the area . That the developer will be providing right-of-way and alignment studies for a connection across Via Rio Temecula (shown on the Circulation Element), advising that it would be shown as a 66-foot right-of-way, which would be considered a residential collector; that the City would need the designation to allow for curvilinear design to cross the creek and tie into Via Rio Temecula; that this project would not be on the five-year Capital Improvement Project (CIP); that there would be no funding other than Development Impact Fees; and that it could be considered if the Planning Commission may recommend that this matter by reviewed by the Public Traffic Safety Commission. R:IMinulesPCI011806 6 ~, I Commissioner Telesio made the following comments: . That it would have been his desire to have had the traffic study continued onto Redhawk Parkway . That he would be in favor of expediting the bridge project in the CIP . That he would be of the opinion that all concerns have been addressed by the applicant . That he is appreciative of the applicant's willingness to complete the Loma Linda Road improvements to Pechanga Parkway Clarifying Moderate-Income Housing, Assistant City Attorney Curley stated that under State Law requirements, the City would have an obligation to encourage, if and when feasible, first-rate, affordable-housing opportunities to the community. Commissioner Guerriero relayed the following: . That he would be desirous of the applicant making the improvements to Loma Linda Road expansion as soon as possible . That the applicant locate an alternate route for construction trucks with regard to ingress and egress other than Loma Linda Road . That the bridge project be accelerated in the Capital Improvement Project (CIP). MOTION: Commissioner Telesio moved to approve staff recommendation subject to the following: that the City Council consider the acceleration of the bridge project in the CIP; that a Condition of Approval be imposed on the applicant to complete the road improvements on Loma Linda Road to Pechanga Parkway; and that the applicant relocate the ingress and egress route for construction trucks other than Loma Linda Road. Commissioner Harter seconded the motion and voice vote reflected approval with the exceDtion of Commissioner Chiniaeff and Chairman Mathewson who were absent. PC RESOLUTION NO. 06-06 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04-0490, VESTING TENTATIVE TRACT MAP; PA04- 0491, CONDITIONAL USE PERMIT; AND PA04-0492, DEVELOPMENT PLAN (PRODUCT REVIEW) FOR THE DEVELOPMENT OF 96 SINGLE-FAMILY UNITS, 96 TRI-PLEX UNITS, AND 236 FOUR-PLEX UNITS (428 TOTAL UNITS) LOCATED AT THE NORTH EASTERN CORNER OF THE INTERSECTION OF LOMA LINDA ROAD AND TEMECULA LANE R:IMinutesPCI011806 7 New Items 6 Plannina Application No. PA04-0584 a Development Plan. submitted bv Rick Conrov of Newport Architects. to construct and operate a three-story. 15.333 sauare foot mixed-use retail/office buildina and a Minor Exception to permit a 15 percent reduction in the parkina reauirements for a proiect on a 1.4 acre site located on the west side of Old Town Front Street. Approximatelv 1.400 feet south of Santiaao Road. Known as Assessor Parcel No. 922-100-023 Associate Planner Fisk provided a staff report (of written material), advising that the net square footage of the proposed project would be 12,341 and that the gross square footage would be 17,695 square footage, advising that this will be reflected in the Planning Commission Resolution and Conditions of Approval. MOTION: Commissioner Telesio moved to approve staff recommendation as presented. Commissioner Harter seconded the motion and voice vote reflected approval with the exception of Commissioner Chiniaeff and Chairman Mathewson who were absent. PC RESOLUTION NO. 06-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING A DEVELOPMENT PLAN TO CONSTRUCT AND OPERATE A THREE-STORY, 15,333 SQUARE FOOT MIXED-USE RETAIL/OFFICE BUILDING AND A MINOR EXCEPTION TO PERMIT A 15 PERCENT REDUCTION IN THE PARKING REQUIREMENTS FOR A PROJECT ON A 1.4 ACRE SITE LOCATED ON THE WEST SIDE OF OLD TOWN FRONT STREET, APPROXIMATELY 1,400 FEET SOUTH SANTIAGO ROAD, KNOWN AS ASSESSOR PARCEL NO. 922-100-023 At this time, the Planning Commission took a five-minute break. 7 Plannina Application Nos. PA05-0033 and PA05-0034. a Tentative Tract Map (No. 33125) and Development Plan. submitted bv Woodside Homes. to subdivide 14.14 acres within Plannina Area 18 of the Wolf Creek Specific Plan into 10 lots with a minimum lot size of 3.000 sauare feet (8 condominium lots. 1 recreation center. and 1 private street) and 139 detached sinale-familv "motor court" homes with associated planned development standards. located east of Pechanaa Parkwav and south of Wolf Vallev Road Associate Planner Peters provided a staff report (of record). For Commissioner Harter, Associate Planner Peters advised that all guest parking will be along the street; that in regard to existing garages, the dimensions would meet the City's minimum requirement of 20 x 20. R:IMinutesPCI011806 8 At this time, the public hearing was opened. Mr. Jeremy Smith, representing Woodside Homes, provided a brief PowerPoint Presentation. Mr. Michael Rupard, representing William Hezmalhalch Architects, noted the following: . That the project would propose five-floor plans and six-architectural styles, including: Spanish Colonial, American Farmhouse, Monterey, Bungalow, Traditional, and English Cottage . That the proposed project would exceed the design requirements of the Wolf Creek Specific Plan . That the proposed elevations achieve the overarching design principal stated in the Specific Plan to create a street scene with a strong character as well as function and visual variety . That specific details which would be unique to each style proposed on each elevation, including door and window types, window and door trim, architecturally appropriate garage door designs, materials such as wrought iron details, brick, roof-type and pitch, shutters, and the overall silhouette. . In response to Commissioner Harter's query, Associate Planner Peters advised that per the Development Plan with regard to street parking, there will be 96 parking spaces along the street which would be .7 spaces per unit which would be acceptable per staff. Commissioner Guerriero thanked the applicant for the PowerPoint Presentation. MOTION: Commissioner Harter moved to approve staff recommendation. Commissioner Telesio seconded the motion and voice vote reflected approval with the exceDtion of Commissioner Chiniaeff and Chairman Mathewson who were absent. PC RESOLUTION NO. 06-08 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA05-0033, TENTATIVE TRACT MAP NO. 33125 SUBDIVIDING 14.14 ACRES INTO 10 LOTS (8 RESIDENTIAL CONDOMINIUM LOTS, 1 RECREATION CENTER LOT, AND 1 LOT FOR PRIVATE STREETS) TO ACCOMMODATE 139 SINGLE FAMILY UNITS IN PLANNING AREA 18 OF THE WOLF CREEK SPECIFIC PLAN, GENERALLY LOCATED EAST OF PECHANGA PARKWAY AND SOUTH OF WOLF VALLEY ROAD, KNOWN AS ASSESSOR'S PARCEL NO. 962-010-006 R:IMinulesPCI011806 9 . COMMISSIONERS' REPORTS In response to Commissioner Telesio's concern, Director of Planning Ubnoske stated that the newspaper racks at the corner of Rancho California Road and Margarita Road would be in compliance with the City's ordinance, but that if it were the desire of the Planning Commission, it may request that the Public Traffic Safety Commission consider the possibility of having the site in question painted red. PLANNING DIRECTOR'S REPORT No report at this time. ADJOURNMENT At 9:15 p.m., Commissioner Guerriero formally adjourned to Wednesdav. Februarv 1. at 6:30 p.m., in the City Council Chambers, 43200 Business Park Drive, Temecula. ~A:' tp~~ Debbie Ubnoske Director of Planning R:\MinutesPCI011806 10