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HomeMy WebLinkAbout082907 PC Minutes MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION AUGUST 29, 2007 CALL TO ORDER The City of Temecula Planning Commission convened in a regular meeting at 6:00 p.m., on Wednesday, August 29, 2007, in the City Council Chambers of Temecula City Hall, 43200 Business Park Drive, Temecula, California. ALLEGIANCE Commissioner Harter led the audience in the Flag salute. ROLL CALL Present: Commissioners: Carey, Guerriero, Harter, Telesio, and Chairman Chiniaeff. Absent: None. PUBLIC COMMENTS No public comments. CONSENT CALENDAR 1 Minutes RECOMMENDATION: 1.1 Approve the Minutes of August 1, 2007. MOTION: Commissioner Guerriero moved to approve the Consent Calendar. Commissioner Telesio seconded the motion and voice vote reflected unanimous aDDroval.' PUBLIC HEARING ITEMS 2 Plannina Application Nos. PA06-0192 and PA06-0193. a Conditional Use Permit and Multi- Familv Residential Development Plan. submitted bv Sandra Parmlev. of Battaalia. Inc. to convert 200 apartment units to condominiums. located on the southwest corner of Rancho California Road and Maraarita Road. Associate Planner Kitzerow, by way of PowerPoint Presentation, highlighted on the following aspects: . Location . General Plan and Zoning . Existing Development' . Site Plan R:\MinulesPCI082907 . Elevations . Analysis . Repairs & Improvements . Amenities Plan Trash Enclosures . ADA Plan . Environmental Determination . Recommendation In response to Commissioner Guerriero, Associate Planner Kitzerow noted that the smoking ordinance would only be applicable to rental multi-family units, not for sale multi-family units. Responding to the Planning Commission, Ms. Kitzerow relayed that the statement of repairs and improvements states that all repairs and improvements must be completed prior to Final Map recordation, as per staff report. Ms. Kitzerow stated that it would not be in the City's purview to dictate the price of the units, advising that this would an issue for the applicant. Understanding Chairman Chiniaeff's concern of losing rental stock, Director of Planning Ubnoske stated that currently the city does not have policy with regard to conversion of apartments to condominiums; however by allowing conversions it would allow an opportunity for someone who would not otherwise be able to purchase a single-family home, to purchase a condominium; Ms. Ubnoske indicated that this is only the second conversion in the City; however staff will return to the Commission with recommendations should the number of requests increase. Chairman Chiniaeff states that because the City does not have many condominiums, he would suggest that the City encourage the development of condominiums; and relayed that it would be his opinion that a condominium conversion policy should be considered. Director of Planning Ubnoske stated that because the proposal would not meet the Development Code requirement of 150 square feet, staff required the provision of additional on- site amenities; that with additional amenities staff is of the opinion that this would not be an issue of concern since the proposal involves an as-built condition and the requirement for. additional private open space is not a health and safety issue; and with the constructed and proposed amenities, the project would meet the intent of the Development Code with regard to open space. Chairman Chiniaeff reiterated the importance of creating a firm policy with regard to apartment to condominium conversion. The public hearing was opened. Mr. Richard J. Battaglia, representing the applicant, noted the following: . That the applicant has made extensive repairs to the project . That the project will be a valuable part of the community . That the project will allow an opportunity for individuals to purchase a home . That existing residents will be offered an incentive to purchase the unit . That at this time, the applicant does not know what the market price will be R:\MinulesPCI082907 2 . That with regard to the occupied units, the applicant will be upgrading to waterless water heaters, washers and dryers, and that the occupant will be offered an allowance to be used for upgrades, and closing costs etc. . That the landscaping, trash enclosures, amenities, and paving will be done at the same time . That security will be provided for the project At this time, the public hearing was closed. Commissioner Guerriero stated that although he would be in favor of the project, he would request that a policy be established in the Development Code with regard to conversions of apartments to condominiums. Chairman Chiniaeff concurred that a policy regarding conversions should be implemented in the Development Code, but that he supported the project. With respect to Condition of Approval No. 53 on the map, Deputy Public Works Director York relayed that the applicant will be offering to dedicate to the City a 12 foot right-of-way bike lane for future roads which would be above and beyond the current circulation element and General Plan. As a point of clarification, Associate Planner Kitzerow relayed that as per the condo conversion portion ofthe Subdivision Ordinance, a finding must be made that the proposed conversion will not result in the reduction of more than the available rental units in the calendar year. MOTION: Commissioner Guerriero moved to approve staff recommendation based on all findings per staff report. Commissioner Carey seconded the motion and voice vote reflected unanimous approval. PC RESOLUTION NO. 07-29 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA06-0193, A DEVELOPMENT PLAN AND CONDITIONAL USE PERMIT TO CONVERT 200 APARTMENT UNITS TO CONDOMINIUMS (MORNING RIDGE APARTMENTS) ASSOCIATED WITH PLANNING APPLICATION NO. PA06- 0192, A TENTATIVE TRACT MAP TO CREATE A ONE-LOT RESIDENTIAL CONDOMINIUMS, GENERALLY LOCATED AT THE SOUTHWEST CORNER OF RANCHO CALIFORNIA ROAD AND MARGARITA ROAD (APN 944-220-003) 3 Plannina Application No. PA06-0329. a Development Plan. submitted bv Elias Alfata. to construct an 11.595 sauare foot one-story office buildina. located on the east side of Maraarita Road. approximatelv 300 feet north of De Portola Road By way of PowerPoint Presentation, Assistant Planner Le Comte highlighted on the following: '. Project Description R\MinulesPC\082907 3 . Location . Analysis . Architecture before and after . Colors and Materials . Environmental Determination. For Commissioner Carey, Assistant Planner Le Comte relayed that the applicant is conditioned to ensure that all rooftop equipment will be screened. In response to Chairman Chiniaeff's query, Senior Planner Fisk stated that rooftop equipment is conditioned to be screened from public-right-of-way. Chairman Chiniaeff expressed concern with the three separate parcels not being consistent with one another. Director of Planning Ubnoske noted that this Parcel Map was not brought to Planning Commission hearing but rather was approved at a Director's Hearing; and that the map was created to sell off individual properties. If the map is consistent with the City's Development Code staff would not have the ability to deny the building; and that staff would not have the ability to condition the map to address the concern of similarity of the buildings. Director of Planning Ubnoske advised that all landscaping around the perimeter of the buildings will be consistent. At this time, the public hearing was opened. Mr. Elias Alfata, architect, noted that the landscaping for the proposed project will be consistent throughout the parcels; that the two buildings will be consistent with one another; and that the applicant will screen all rooftop equipment. Mr. Salvatore Pitzruzello, owner of the first parcel, expressed the following concerns: . That Condition of Approval No. 19 has already been satisfied . That Condition of Approval No. 52 has already been met . That fiberglass material will be installed throughout in the interior walls of the building and that Condition of Approval No. 24 would be redundant. In response to the request to delete Condition of Approval Nos. 19 and 52, Deputy Public Works Director York advised that the two conditions are standard conditions; and that although the applicant may have satisfied the conditions, they would need to stay in place until verified. Referencing Condition of Approval Nos. 19,24, and 52, Director of Planning Ubnoske noted that although these conditions cannot be deleted, language could be added to state: unless waived by the Building Department. At this time, the public hearing was closed. MOTION: Commissioner Guerriero moved to approve staff recommendation subject to the amendments of Condition of Approval Nos. 19, 24, and 52. Commissioner Telesio seconded the motion and voice vote reflected unanimous aDDroval. R:\MinutesPCI082907 4 PC RESOLUTION NO. 07-30 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA06-0329, A DEVELOPMENT PLAN TO CONSTRUCT AN 11,595 SQUARE FOOT ONE-STORY OFFICE BUILDING ON .92 ACRE (PARCEL 2 OF PARCEL MAP 31711 ), GENERALLY LOCATED ON THE EAST SIDE OF MARGARITA ROAD APPROXIMATELY 300 FEET NORTH OF DE PORTOLA ROAD (APN 959-050-013) COMMISSIONERS' REPORTS A. Commissioner Telesio expressed concern with the amount of RVs parked on Butterfield Stage (east side) of Wal-Mart, and requested that Code Enforcement explore the issue. Commissioner Telesio also relayed his concern with the Longs Drugs Store (79 South) using its parking spaces for storage and trash bins. Commenting on Commissioner Telesio's concern with the Longs Drugs Store, Deputy Director of Public Works York relayed that several of the tenants have been issued occupancy, but that there would be more items that would need to be addressed before the city signs off on them. B. Commissioner Carey commented on the lack of parking spaces at BJ's Restaurant. C. Chairman Chiniaeff suggested that a report be brought forward to the Planning Commission with regard to piece mealing of buildings on prominent corners; and also requested that the site maps in staff's report indicate south, west, east, and north, or front side rear and back. PLANNING DIRECTOR'S REPORT Director of Planning Ubnoske noted that the Professional Hospital Supply project will be coming to the on September 5, 2007, Planning Commission meeting and all comments and concerns may be addressed at that time. ADJOURNMENT At 7:05 pm, Chairman Chiniaeff formally adjourned to September 5. 2007 at 6:00 p.m., in the City Council Chambers, 43200 Business Park Drive, Temecula. ~ Chairman 7)~6~/-' tt~~5< Debbie Ubnoske Director of Planning R:lMinutesPCI082907 5