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HomeMy WebLinkAbout022107 PC Minutes MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION FEBRUARY 21,2007 CALL TO ORDER The City of Temecula Planning Commission convened in a regular meeting at 6:00 p.m., on Wednesday, February 21, 2007, in the City Council Chambers of Temecula City Hall, 43200 Business Park Drive, Temecula, California. ALLEGIANCE Chairman Guerriero led the audience in the Flag salute. ROLL CALL Present: Commissioners: Carey, Guerriero, Harter, Telesio and Chairman Chiniaeff. Absent: None. PUBLIC COMMENTS Mr. Greg Krzys, Temecula, queried on the public hearing process. For Mr. Krzys, Chairman Chiniaeff stated that if issues raised by speakers at a public hearing are not adequately addressed or if a speaker is not satisfied with the action taken, the speaker may address the City Council through the appeal process. PUBLIC HEARING 1 Plannina Aoolication No PA06-0293. a Develooment Plan and Conditional Use Permit. submitted by Forest City Commercial Develoomenl. to exoand the Promenade Mall by 125.950 sauare feet with an outdoor life-stvle main street shoooina center and construct two oarkina structures. located between Edwards Cinema and Macy's Associate Planner Peters provided a PowerPoint Presentation, highlighting on the following: o Development Plan o Site Design o Circulation and Parking o Architecture o Landscaping o Conditional Use Permit - Parking Structures o Specific Considerations o Environmental Determination R:IMinulesPCI022107 For Commissioner Telesio, Associate Planner Peters advised that the proposed expansion would result in a temporary loss of surface parking spaces; however, these spaces would be regained through the construction of the two proposed parking structures; and that as a result of the expansion, an excess of 153 parking spaces will be provided on-site. Associate Planner Kitzerow noted that the architectural elevations for the retail and restaurant buildings as well as the mall entrances (new and existing remodels), and four-sided elevations of the parking structures will be brought to the Planning Commission for review and consideration. Commissioner Guerriero requested that more architecture be added to the four-sided elevations; and that more landscaping be installed on the proposed projecl. Commissioner Guerriero noted that due to liability issues, he would request that a fountain be installed for the expansion rather than bubblers. In response to Commissioner Carey's query, Associate Planner Peters advised that surface parking areas affected by this expansion will be required to meet the Specific Plan (SP) requirement of 50% shading of the parking areas by trees. For Chairman Chiniaeff, City Attorney Thorson relayed that the east parking structure will be constructed as a public parking structure under Community Facilities funding; that the west parking structure will be constructed by the Promenade Mall without any public financial support. Associate Planner Peters noted that the proposed fire place would be a gas fire place used for gatherings and will not be used for cooking. Director of Planning Ubnoske noted that it would be the Planning Commission's purview to change the Approval Date of two years to three years to be consistent with the Development Agreemenl. Associate Planner Kitzerow advised that Condition of Approval No. 10 would be a standard Condition of Approval imposed on all projects. With regard to Condition of Approval No. 16, Assistant City Manager Johnson informed that parking for the project shall be integrated across the site. In response to Chairman Chiniaeff's query with regard to Condition of Approval No. 83, Director of Public Works Hughes noted that the Condition would refer to aligning the intersection; but that the alignment may occur on the Bel Villagio side not on the site development plan side; that the City agreed to work in partnership with Bel Villagio to ensure that the middle access road from Bel Villagio to the Main Street road line-up; that Bel Villagio would be interested in carrying through the Main Street theme from the mall to its site which will work to the advantage of both projects; that in the event that staff would not be able to work out the arrangement with Bel Villagio, the alternative would be to restrict both driveways to right-in, right-out only, noting that this would not be staff's preference. R:\MinutesPC\022107 2 Understanding Director of Public Works Hughes' comment regarding realigning the middle access road from Bel Viii agio to Main Street, Chairman Chiniaeff would be of the opinion that the condition should changed to reflect that it be completed before the grading permit of the first projecl. Recognizing the applicant's and City's goal to acquire the permits in a timely manner, Director of Public Works Hughes stated that it would be staff's opinion that staff will be successful in attaining the alignment accomplished on the Bel Villagio side; and that in the event that staff were not able to accomplish this, the median restricting the right-in, right-out would be sufficient access for both sides; that the mall recognizes that this may be a possibility if staff is not be able to work out the arrangement but that requiring the commitment of the prior to building permits would put a burden on the project; and reiterated that it would City's goal to align the intersections. Director of Public Works Hughes also advised that the City will be entering into a binding agreement with Forest City to address the entire ring-road and all the entrances into the ring- road of the mall site; advising that this will be a separate agreement from the action tonight; that once the traffic enhancement plan is developed, staff and Forest City will be working with third parties to get their concurrence for implementation; informing that the ring-road has numerous improvements which staff intends to implement; that the City will have a binding contract with Forest City to pay for and ensure its implementation; that the City will be participants with Forest City in developing the plan and negotiating the various approvals of other third parties to gain approval of these improvements; that the improvements to the ring-road will be a total and comprehensive plan; and that it would be the City's intention to have the plan completed (December 2007) before building permits are pulled. Offering clarification, Director of Public Works Hughes noted that tonight's proposal would be to approve the applicant's Development Plan which would consider the ring-road; that according to studies and the projected volumes, they have already been accommodated for in the original specific plan; that the applicant has provided an updated traffic analysis to ensure that that this would be the case; that there were no mitigation measures that were directly related to this expansion; and that the applicant volunteered to take care of the operational enhancements on the ring-road by a separate agreemenl. In response to Commissioner Telesio's query regarding a park and ride area, Associate Planner Peters stated that the applicant will be providing 75 park and ride spaces on the upper level of the east parking garage; that at the request of the developer and approval of the City, these spaces may be relocated from time to time within the mall complex; and that the spaces will be striped prior to issuance of a Certificate of Occupancy. Per PowerPoint Presentation, Mr. Kenneth Lee, representing Forest City Commercial Development, highlighted the following (as per staff report): o Vicinity Map o Background o Project Description o Access/Circulation o Architecture o Site Design R:\MinulesPCl022107 3 o Landscaping o Vision of Districts o Lighting Concepts o Security. To help create movement with regard to parking on the ring-road, Commissioner Telesio suggested that parking on the ring-road be limited to one to two hours at a time. Mr. Lee also noted that a tenant hand book will be created for tenants that will specify criteria tenants must meet to be consistent with the City's Design Guidelines. For Commissioner Carey, Mr. Lee noted the following: o That the east and west parking structures will be completed in two phases o That the applicant would be hopeful to have the project completed by October, 2008 o That it would be his opinion that the City's curfew would be 10:00 p.m. o That the drop off area will be relocated to Plan east (Red Robin) o That construction times will be enforced through the City's ordinance. For Commissioner Guerriero, Mr. Lee noted that the applicant will consider changing the bubblers to above-ground fountains. With regard to valet parking, Mr. Lee noted that valet parking will be located in the exterior court. The applicant stated that loading/service areas are proposed behind Buildings A, B, C, and D and will likely take place in the early morning. Mr. Lee ensured Chairman Chiniaeff that all improvements of the ring-road will be in place before the expansion opens; and stated that the applicant will be actively working with adjacent property owners to ensure road improvements. At 8:00 p.m., the Planning Commission took a 10-minute break and reconvened at 8:10 p.m. At this time, the public hearing was opened. The following individuals spoke aoainst the proposed mall expansion: o Mr. Greg Krzys, Temecula o Mr. Mark Broderick, Temecula o Mr. Bob Darrah, Temecula o Mr. Roberts Jennings, Temecula, o Mr. Glenn Gritzner, Temecula o Mr. Richard Fox, Temecula o Mr. Andrew Doty, Temecula R:\MinutesPCI022107 4 The above-mentioned individuals spoke against the project for the following reasons: o That the proposed project does not adequately address California Environmental Quality Act (CEQA) issues regarding cumulative traffic or direct traffic impacts for Level of Service (LOS) at any of the major intersections o That the Main Street proposal will encourage loitering amongst the City's youth o That the parking structures would be too tall and would be aesthetically unpleasing to the adjacent businesses o That the parking structures will encourage criminal activity o That if parking structures were necessary, fulltime security should be patrolling the parking structures at all times o That there would be a concern on where construction workers will be parking during the day o That the trip generation and trip distribution numbers would be a concern o That Power Center 1 would be in favor of a curb cut along the ring-road o That Power Center 1 would be desirous of re-striping Campos Verdes o That a follow-up traffic study or monitoring would be desirable after a year of the expansion to ensure that the projects trip generation and trip distribution amongst the various roads leading into the property are adequate o That the only individuals that will benefit from the project would be the developers, not the citizens of Temecula o That there would be no need for an expansion o That the naming of Main Street would not be appropriate due to the already existing Main Street in Old Town o That safety concerns would be a great concern. At this time, the public hearing was closed. Addressing some of the concerns, Director of Public Works Hughes noted the following; o That the City will have a binding agreement with Forest City to address the entire ring- road and all issues with regard to safety ingress, removing confusion of the entrance roads, and pedestrian access o That there will be traffic calming devices installed o That if Main Street becomes a problem with traffic congestion, it could be closed off at high peak times o That current deficiencies with the ring-road are expected to be corrected o That staff is working with the property owner of Power Center 1 to correct road deficiencies o That currently there is a much more superior circulation system than was ever anticipated in the original Development Plan o That there are 13 more traffic movements in the mall vicinity than was anticipated at the time the mall study was performed o That an applicant for Bel Villagio performed an updated traffic study to show that its project would be consistent with the original plan; that not only were the counts consistent with the original plan, the daily trips were sufficiently less than the projections o That the project would be consistent with the original plan and that staff would support this position; and confirmed that the City is committed to mitigating traffic. R:\MinutesPCI022107 5 Agreeing with Director of Public Works Hughes, City Attorney Thorson advised that the mall project would be subject to a Development Agreement; that the Development Agreement was extended in September 2006; that tonight the issue before the Planning Commission would be the design of the mall expansion, not any environmental findings; advising the City has diligently worked to acquire County funding of traffic improvements as a result of developments along Winchester Road which will relieve traffic on Winchester Road. For Chairman Chiniaeff, Director of Public Works Hughes stated that the traffic analysis demonstrated that 16% of trips use Campos Verdes versus North General Kearney although it would have more incoming lanes than Campos Verdes; that although the Main Street lines up with Campos Verdes, staff would be of the opinion that it would not be used as main entrances to the mall. Mr. Lee reemphasized the following: o That if Main Street were to become too congested, it may be closed off o That there will be traffic calming devices installed on Main Street o That the applicant will ensure that all safety issues are addressed o That security in the parking structure would be paramount o That construction parking and traffic will be adhered to as specified in the City's ordinance o That the proposed parking structures would be consistent with the surrounding uses and will not adversely impact the existing building or uses o That property management and the City would determine when Main Street should be closed. Director of Public Works Hughes noted that currently the City does not have enforcement ability to close the ring-road or Main Street, but that the City, and the Police Department have had discussion as to methods of enforcing traffic control on the ring-road; and that it could be future possibility that the City Council may adopt a resolution that would allow the City to enforce the Vehicle Code on the ring-road. Mr. Jeff Kurtz, representing the applicant, noted that he would not be opposed to the Police Department and City having some authority to enforce the Vehicle Code within the ring-road and Main Streel. City Attorney Thorson advised that an ordinance has been drafted that would allow the City the ability to enforce the ring-road and Main Street but would be awaiting the completion of the ring- road enhancements. At this time, the public hearing was closed. Referencing traffic on the ring-road, Commissioner Telesio relayed that he would be confident that the proposed improvements will mitigate the concerns expressed by residents; that he would be hopeful that Main Street does not become a parking lot; and that overall he would be in favor of the proposed mall expansion. R:\MinutesPCI022107 6 Noting that tonight's proposal would be on the design element and not the ring-road, Commissioner Harter noted that he would be in favor of the project; advising that he has seen a Main Street concept at other malls and that it works well. Commissioner Guerriero noted that the services that will be provided by the mall expansion will benefit the City as a whole; that he would be in favor of the proposal; but, would request that the parking structures be enhanced with art work; and that water features be considered rather than bubblers. Echoing previously made comments, Commissioner Carey noted that he would be in favor of the proposed project but expressed some concern with the entrance to the Cinema becoming too congested. Chairman Chiniaeff noted that the would also be in favor of the project, noting that it will be a benefit to the community and that he would be hopeful that a subcommittee could be formed to discuss the mall in more detail; that he would request that Condition of Approval No. 83 be changed to state that the design to realign the middle access road from Bel Villagio to the Main Street be completed prior to grading permit rather than building permil. Offering more information, Director of Public Works Hughes stated that currently, the City is working on a second agreement between Bel Villagio and Forest City to resolve the alignment; that if staff were to require the applicant to make improvements before grading permit, it would not create a good negotiating environment for staff to gain success for the alignment installation. Director of Planning Ubnoske noted that she would be willing to amend the following Conditions of Approval: o That Condition of Approval No. 6 be changed to state that the approval shall be used within three years versus two years o That Condition of Approval Nos. 10 and 11 be combined o That Condition of Approval No. 12 be changed to impose that the plan for fayade improvements and signage modifications to the existing mall buildings/signs for the review and approval be made by the Planning Commission, not the City. MOTION: Commissioner Guerriero moved to approve staff recommendation subject to the amended changes to Condition Nos. 6, 10, 11, and 12 as a stated above. Commissioner Harter seconded the motion and voice vote reflected unanimous approval. R:\MinutesPC\022107 7 PC RESOLUTION NO 07-10 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY TEMECULA APPROVING PLANNING APPLICATION NO. PA06-0293, A DEVELOPMENT PLAN TO EXPAND THE PROMENADE MALL BY 126,000 SQUARE FEET WITH AN OUTDOOR LIFE-STYLE MAIN STREET SHOPPING CENTER CONSISTENT WITH SQUARE FOOT ALLOWED IN THE TEMECULA REGIONAL CENTER SPECIFIC PLAN AND A CONDITIONAL USE PERMIT FOR TWO PARKING GARAGES, FOR THE PROMENADE MALL ADDRESSED AS 40820 WINCHESTER ROAD COMMISSIONERS' REPORT No additional comments. PLANNING DIRECTOR'S REPORT Director of Planning Ubnoske introduced newly hired Principal Planner Patrick Richardson. The Planning Commission welcomed Mr. Richardson to the Planning Department. ADJOURNMENT At 9:10 pm, Chairman Chiniaeff formally adjourned to March 7. 2007 at 6:00 p.m., in the City Council Chambers, 43200 Business Park Drive, Temecula. ~d?hrc- - u~ ~ De ble Ubnoske Director of Planning R:IMinulesPC1022107 8