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HomeMy WebLinkAbout120197 PC MinutesMINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION DECEMBER 1, 1997 CALL TO ORDER The City of Temecula Planning Commission convened in a regular session at 6:01 P.M., on Monday, December 1, 1997, in the City Council Chambers of Temecula City Hall, 43200 Business Park Drive, Temecula, California. ROLL CALL Present: Commissioners Miller, Slaven, Soltysiak, and Chairwoman Fahey. Absent: Commissioner Guerriero. Also Present: Planning Manager Ubnoske, Principal Engineer Parks, Attorney Curle¥, Senior Planner Hogan. Associate Planner Fagan, and Minute Clerk Ballreich. PUBLIC COMMENTS Chairwoman Fahey advised that although the Planning Commission will be considering the continuation of Agenda Item No. 4 (Recreational Vehicle Storage), public input would be welcomed. For Ms. Betty Condren, 40741 Calle Katerine, it was clarified by Chairwoman Fahey that the City Council had requested that the matter be addressed by staff and the Planning Commission; that a staff recommendation be made to the Planning Commission for review and public input; and that the Planning Commission would then be making a recommendation to the City Council for review and public input. Planning Manager Ubnoske advised that the City Council has requested that the City's Code Enforcement Officers not pursue any action at this time with regard to recreational vehicles stored on private property. She noted that any recreation vehicles, boats, etc. stored on streets will fall under the 72-hour parking law, which will continue to be handled by the Police Department, and that this portion of the Code will not be amended. Planning Commission December 1, 1997 COMMISSION BUSINESS 1. APPROVAL OF AGENDA MOTION: Commissioner Slaven moved for the approval of the December 1, 1997, agenda with the continuation of Agenda Item No. 4. The motion was seconded by Commissioner Soltysiak and voice vote of those present reflected unanimous approval (Commissioner Guerdero absent). 2. APPROVAL OF MINUTES - OCTOBER 20, 1997 MOTION: Commissioner Slaven moved for the approval of the October 20, 1997, minutes as written. The motion was seconded by Commissioner Soltysiak and voice vote of those present reflected unanimous approval (Commissioner Guerriero absent). 3. DIRECTOR'S HEARING UPDATE None given. PUBLIC HEARING ITEMS 4. PLANNING APPLICATION NO. PA97-0349 Planning Commission consideration to repeal Section 17.24(D){1)(f) of the City's Development Code pertaining to Recreational Vehicle (RV) Storage in residential areas. This Agenda Item has been continued (see motion above). 5. PLANNING APPLICATION NO. PA97-0348 Planning Commission consideration to amendment the City's Development Code pertaining to permitted uses for granny flats and guest houses, parking standards for multi-family units, second units, granny flats, and guest houses in residential areas and adding a definition of guest house. RECOMMENDATION To recommend approval based on the analysis contained in the staff report. Associate Planner Fagan provided the staff report (as per written material of record), highlighting the recommended amendments, which included "Schedule of Permitted Uses" and "Parking Spaces Required." In response to the Commissioners, Mr. Fagan advised that a covered parking space would be considered a carport, not an enclosed garage; that an uncovered parking space would be considered a driveway; that a phone survey, conducted by staff, reflected that multi-family housing does not have a vacancy problem throughout the City; that existing multi-family housing projects indicated no problem with regard to insufficient Planning Commission December 1, 1997 parking spaces; that granny flats and guest houses will only be permitted for single-family residences; that in order to construct a granny flat and/or guest house, specific design criteria must be met; that it would be staff's intent to require one separate, uncovered parking space, not including the driveway, for the granny flat; and that there are specific Code requirements with regard to parking spaces and the construction of them. Commissioner Miller suggested that staff's intent to require one separate, uncovered parking space for the granny flat should be clearly reflected in the Ordinance. Mr. Miller expressed concern with the enforceability of the Community Development Director's ability to waive the requirement of one uncovered parking space for the granny flat in the event the current resident of the flat were not a licensed driver. Attorney Curley clarified that the verbiage for "Schedule of Permitted Uses" is existing in the Code, noting that staff is proposing the addition of the Table (as per staff report). With regard to the application for a granny flat/guest house, Mr. Curley advised that the applicant must be able to meet all building requirements, noting that such developments would primarily be restricted to single-family units. Mr. Curley advised that State law clearly distinguishes between a guest house and a granny flat, noting that more restrictions are imposed on the granny flat. With regard to how these Code amendments impacted a previously approved, multi-family project, Commissioner Slaven expressed concern with the reduction of covered parking spaces by 190 and with an overall parking space reduction of 78 spaces. Although not applicable to this request, Commissioner Slaven questioned how these parking space reductions impacted the design of this previously approved, multi-family project. In response to Commissioner Slaven, Project Planner Donahoe advised that the Spanos Apartment Project added additional handicapped parking spaces in order to meet the ADA requirements but noted that the design of the previously approved project did not change in terms of buildings, parcels, and square footage. She further clarified that the reduction in parking spaces (190) was disbursed throughout the site and not all in one area; and that some ADA parking spaces are covered as required and some are uncovered. In light of the attorney's input and because of the potential conflict with a client's property, Commissioner Miller noted that he would be abstaining with regard to this issue. At this time, Chairwoman Fahey opened the public hearing. No comments were received. Commissioner Slaven noted that, in her opinion, the reduction of internal parking spaces for multi-family projects would not be in the best interest of the City. With regard to the granny flats, she, echoed by Chairwoman Fahey, expressed concern as to the enforceability of the Community Development Director's ability to waive the requirement for one uncovered parking space in the event the resident did not possess a driver's license. Therefore, Commissioner Slaven stated that an applicant should be required to provide the necessary parking requirements independent of the resident's driving status. Planning Commission December 1, 1997 Because a granny flat would be a permanent structure and because such a structure could be converted to a student flat, Commissioner Slaven reiterated her desire to require the applicant of such a request to provide the required amount of parking independent of driving status. Following Commission discussion, it was the consensus of the Commission to strike, because of lack of enforceability, the provision allowing the Community Development Director to waive the requirement of one uncovered parking space for a granny flat, dependent on the resident's driving status. Planning Manager Ubnoske suggested that additional clarification be provided, by way of verbiage in the Code, relative to granny flat parking requirements, ensuring that the required parking spaces are in addition to the parking spaces required for the single-family residence. MOTION: Commissioner Soltysiak moved to close the public hearing and to adopt the Negative Declaration for PA 97-0348 and to adopt Resolution No. 97-037. The motion was seconded by Chairwoman Fahey and voice vote of those present reflected approval as follows: RESOLUTION NO. 97 -037 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE ENTITLED AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING PORTIONS OF TABLE 17.06.030, TABLE 17.24.040 AND SECTION 17.34.010 OF THE TEMECULA DEVELOPMENT CODE PERTAINING TO PERMITTED USES FOR GRANNY FLATS AND GUEST HOUSES, PARKING STANDARDS FOR MULTI-FAMILY UNITS, SECOND UNITS, GRANNY FLATS AND GUEST HOUSES IN RESIDENTIAL AREAS, DRIVEWAY WIDTHS CONTAINED IN SECTION 17.24.050(b) AND ADDING A DEFINITION OF GUEST HOUSE AYES: COMMISSIONERS: Fahey and Soltysiak. NOES: COMMISSIONERS: Slaven. ABSENT: COMMISSIONERS: Guerriero. ABSTAIN: COMMISSIONERS: Miller. Clarifying her no vote, Commissioner Slaven reiterated that because these amendments decrease the required number of parking spaces, she voted in opposition. 6. PLANNING APPLICATION NO. PA 96-0345 (DEVELOPMENT PLAN - REVISION) Planning Commission consideration to erect a 55.3 square foot face graphic wall sign on the Kentucky Fried Chicken/Shell Station building fronting Margarita Road. Planning Commission December 1, 1997 RECOMMFNDATION To provide direction to staff whether to revise previously approved plans. Project Planner Donahoe reviewed the staff report (of record), noting that 17 signs have been previously approved for the subject site and that staff had received two phone calls in opposition to the request (Mr. Rob Van Kirk, Vice President of The Villages Homeowners' Association, and Ms. Ruby Dirkson, 30551Holly Berry Lane). At this time, Chairwoman Fahey opened the public hearing. Apologizing for some of the confusion this project has encountered, Mr. Lee Richardson, 30044 La Primavera, representing the applicant, advised that it was always the applicant's intent to provide the requested sign on the original application but because of the relocation of the car wash and, therefore, the relocation of signage, this particular sign was inadvertently eliminated from the original request. Mr. Richardson briefly reviewed existing signage at the location; noted that the proposed sign would not have a negative impact on the neighborhood; and advised that the major tenants of this Center (Long's and Lucky's) as well as the owner of the shopping center have given their approval to this request. Reiterating the Association's initial objection to the approval of this entire development, Mr. Jim Contopulos, 42075 Humber Drive, Treasurer of the Villages Homeowners' Association, commented that the applicant has not complied with conditions of approval originally imposed on the project. Although he would still not be in favor of the requested sign, Mr. Contopulos requested that if this sign were approved by the Commission, the applicant should be required to comply with the previously imposed conditions, such as the following: extensive landscaping along Margarita Road berm (bordering Yukon Road not 36" high as initially required only 21" high existing wall supposed to be 8' tall but is 7' tall lights are not recessed existing gate, along back side, should be removed for safety purposes no light at Yukon Road and Margarita Road Because previously imposed conditions of approval have not been adequately met, Mr. David Micheal, 30300 Churchill Court, relayed his objection to this request and encouraged the Commission to deny the request. In lieu of the proposed sign, he noted that he would not oppose the installation of a KFC sign, similar to the one facing Rancho California Road. Mr. Richardson apprised the Commissioners of compromises the applicant initially made in order to get the existing facility approved and in order to be a good neighbor and advised that he would apprise the applicant of the residents' concerns with regard to the conditions of approval. Planning Commission December 1, 1997 In response to Chairwoman Fahey's suggestion, Mr. Richardson stated that because of identity problems with the site of discussion, he relayed his opposition to the installation of a KFC sign, similar to the one on Rancho California Road, in lieu of the requested sign. Recalling several other large signs throughout the City such as the one being proposed, Commissioner Miller expressed a concern with the proliferation of such large signs and his opposition to them. Commenting on the efforts undertaken by the Commission with regard to ensuring compatibility of the existing site with the neighboring businesses and neighborhoods, Commissioner Slaven commented the noncompliance issue with regard to the initially imposed conditions of approval; noted that, in her opinion, the visibility of the proposed sign would be somewhat obscured by the gas station canopy; and relayed her support for a KFC sign, similar to the one facing Rancho California Road, in lieu of the requested sign. During Commission discussion, it was determined that the proposed sign would not be compatible with the existing development as well as with the construction of the surrounding neighborhood because of scale and consistency with the design guidelines and, therefore, the following motion was offered: MOTION: Commissioner Miller moved to close the public hearing; to deny Planning Application No. PA96-0345; and to revise the Resolution accurately reflecting the reason for the denial. The motion was seconded by Commissioner Slaven and voice vote of those present reflect unanimous approval (Commissioner Guerriero absent). PC RESOLUTION NO. 97-038 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA DENYING PLANNING APPLICATION NO. PA96-0345 -- DEVELOPMENT PLAN REVISION TO ERECT A 55.3 SQUARE FOOT FACE GRAPHIC WALL SIGN ON THE KENTUCKY FRIED CHICKEN/SHELL STATION BUILDING FRONTING MARGARITA ROAD ON A PARCEL CONTAINING 0.794 ACRES LOCATED AT THE SOUTHWEST CORNER OF MARGARITA ROAD AND YUKON ROAD AND KNOWN AS ASSESSOR'S PARCEL NO. 921-700-017 PLANNING APPLICATION NO. PA97-0305 (DEVELOPMENT PLAN) WINCHESTER MEADOWS AND PLANNING APPLICATION NO. PA97-0368 (TENTATIVE PARCEL MAP NO. 28697) WINCHESTER MEADOWS\ Planning Commission consideration to design, construct, and operate a 144,000 square foot, 14-building, commercial retail center in three (3) phases on 15.3 acres and to subdivide 15.3 acres into three parcels zoned Community Commercial. 6 Planning Commission December 1, 1997 Project RECOMMENDATION To adopt the Negative Declaration for PA97-0305 and PA97-0368; to adopt the Mitigation Monitoring Program for PA97-0305 and PA97-0368; to adopt Resolution No. 97-039 and to adopt Resolution No. 97-040. PC RESOLUTION NO. 97-039 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA97-0305 TO CONSTRUCT AND OPERATE A 144,000 SQUARE FOOT, 14-BUILDING, COMMERCIAL RETAIL CENTER IN THREE PHASES ON PARCELS CONTAINING 15.3 NET ACRES LOCATED NORTHEASTERLY OF THE INTERSECTION OF WINCHESTER ROAD (STATE HIGHWAY 79 NORTH) AND MARGARITA ROAD AND KNOWN AS ASSESSOR'S PARCEL NOS. 911-170-091, -094, AND -087 PC RESOLUTION NO. 97-040 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA97-0368 TO SUBDIVIDE A 15.3 ACRE PARCEL INTO THREE PARCELS LOCATED NORTHEASTERLY OF THE INTERSECTION OF WINCHESTER ROAD (STATE HIGHWAY 79 NORTH) AND MARGARITA ROAD AND KNOWN AS ASSESSOR'S PARCEL NOS. 911-170-O91, -094, AND -087 Planner Donahoe reviewed the staff report, as per written material, noting the following: that the applicant has proposed a color change from primary colors to teal; that a pedestrian plaza is being proposed near the main Center entrance off Winchester Road; that for pedestrian safety, bollards are being provided; that two other pedestrian plazas are being proposed -- one at each end of the project; that because Caltrans has not permitted landscaping along the median on Winchester Road, staff is recommending to delete this condition; that Caltrans has not agreed to permit a break in the median in order to make a left-hand turn into the project off Winchester Road; that the applicant revised the site plan to eliminate the break and that if Caltrans were to approve this in the future, staff would support such a break; that enhancements to the water well site are being proposed; that the Rancho California Water District will enter the well site from an interior aisle way versus the existing driveway; that no sign program has been submitted for the subject site; that Phase II will include Shop 1 and Retail A and Phase III will include Shops 3 and 4 and Retail B and C; that a separate Development Plan will be required for Phase III. Planning Commission December 1, 1997 Mr. Tom Bergerson, Nadel Architects of Costa Mesa, representing the applicant, clarified the location of fencing for Area 2, noting that the proposed 6' fence, utilized to screen Phase II, was proposed by staff and clarifying that the applicant would prefer landscaping only. Because Area 3 is approximately 8 acres in size, Mr. Bergerson advised that no fencing has been recommended for this area, only landscaping will be provided. In response to Commissioner Miller, Mr. Bergerson advised that no shade covers are being built but advised that the proposed palm trees will provide shade as will the structural canopy and the mobile umbrellas of the patio furniture. It was noted by Mr. Bergerson that the locations of the vending machines have been designated as requested by staff. In response to the location of the vending machines, Commissioner Miller requested that a condition be imposed reflecting the exact location of them. Although commending the applicant on the proposed color change, Commissioner Slaven relayed her concern with regard to the close proximity of the pedestrian plaza to the main entrance of the Center. Commenting on the lack of synergy among the buildings of the entire Center, Commissioner Slaven expressed concern with pedestrian movement throughout the parking lot for the entire Center to which Mr. Bergerson briefly reviewed the travel path, noting that the meandering public sidewalk will be incorporated in the travel path. She also expressed a concern with the phasing of the Center and commended the applicant on the water well site enhancements. Planning Manager Ubnoske relayed her support of utilizing landscaping versus the installation of a 6' high chain-link fence. Because the construction of this Center will depend on market conditions, Ms. Ubnoske encouraged the Commissioners not to view phasing as a problem. In detail, by way of Exhibits, Ms. Dolores Marquez, landscape architect, representing the applicant, reviewed the materials which comprise the solid buffer on both sides of the driveway entrance; advised that the interim Phase I landscaping will include landscaping for the well site; and noted that the proposed permanent landscaping along Winchester Road will be consistent with existing landscaping on Winchester Road. Commissioner Miller requested that the proposed condition of approval accurately reflect the noted landscaping plans. With regard to phasing, Mr. Cary Nobel, SPT Holdings, owners of Area 2 and 3, assured the Commissioners of the owners' intent to proceed as quickly as possible with their project. It was the consensus of the Commission to eliminate the installation of the §' high chain-link fence. Chairwoman Fahey expressed concern with regard to the circulation of this project and with the close proximity of the bike path to the truck driveway entrance. In response to Chairwoman Fahey, Principal Engineer Parks advised that a separate bike path would be designated along Margarita Road. Planning Commission December 1, 1997 With regard to Ralph's grocery store potentially selling liquor, Planning Manager Ubnoske advised that this issue will be considered at the December 15, 1997, Planning Commission meeting, noting that the high school is farther than 600' from the grocery store. MOTION: Commissioner Miller moved to close the public hearing; to adopt the Negative Declaration for PA97-035 and PA97-0368; to adopt the Mitigation Monitoring Program for PA97-0305 and PA97-0368; to adopt Resolution No. 97-039; to adopt Resolution No. 97-040; and to add and delete the following conditions of approval: that no vending machines will be permitted outside of the designated areas as per the submitted map; that the 6' high chain-link fence be deleted and that hedging be provided; that perimeter landscaping be completed along Winchester and Margarita Roads. The motion was seconded by Commissioner Soltysiak. Prior to the voice vote, additional Commission discussion ensued. (Voice vote of the motion reflected a split decision; see below.) Project Planner Donahoe requested Commission clarification as it relates to the location of the landscaping along Winchester and Margarita Roads to which Commissioner Slaven noted that the landscaping should be placed up to the hedge versus the outside of the meandering walkway. Commissioner Slaven reiterated her concern with regard to the close proximity of the pedestrian plaza to the main Center entrance as well as the lack of synergy between the buildings and suggested that the project be redesigned to address these concerns, making the project more pedestrian friendly. Concurring with Commissioner Slaven's comments, Chairwoman Fahey commented on the unclarity of pedestrian movement through the Center and suggested the addition of another pedestrian plaza, possibly between the market and shop 2. At this time voice vote on the eadier motion reflected a split decision; therefore, the motion did not carry. With regard to circulation, Principal Engineer Parks noted that staff would envision vehicular traffic to enter the Center by way of Margarita Road and exit by way of Winchester Road. He further elaborated on pedestrian/vehicular circulation throughout the Center, noting that no substantial amount of foot traffic would anticipated to Ralph's market. Chairwoman Fahey advised that she could support the project, if the applicant were willing to add an additional pedestrian plaza between the market and shop 2. Planning Commission December 1, 1997 In response to Chairwoman Fahey, Mr. Bergerson expressed concern with the construction of an additional pedestrian plaza because of the parking spaces that would be eliminated for Ralph's. With regard to the location of a second plaza, Mr. Bergerson suggested that, if requested, it be located farther north of shop 2. Mr. Bergerson commented on the spacing of the proposed buildings to ensure clear visibility of Ralph's from the street. Being unable to approve this project this evening, Chairwoman Fahey suggested that this matter be continued to the December 15, 1997, Planning Commission meeting at which time Commissioner Guerriero will be in attendance and noted that she would not be attending that meeting. MOTION: Commissioner Slaven moved to continue this matter to the December 15, 1997, Planning Commission meeting. The motion was seconded by Chairwoman Fahey. (The voice vote reflected a split decision; therefore, the motion did not carry; see below.) With regard to the construction of a second pedestrian plaza, Planning Manager Ubnoske suggested that the square footage of shop 2 be decreased, which would eliminate the need to decrease the parking spaces for Ralph's. Having listened to the Commission's comments, Mr. Bob Cahan, developer of the project, advised that the location of the buildings for this Center are based on Ralph's approval. With regard to the reduction in square footage for shop 2, Mr. Cahan stated that such action would be financially infeasible. He suggested decreasing the pedestrian plaza at the south end and constructing a smaller plaza at the north end and expressed a willingness to further pursue this possibility. At this time, a voice vote on the previously made motion reflected a split decision; therefore, the motion did not carry. In response to Commissioner Miller, Mr. Bergerson expressed the applicant's desire to continue this matter to the December 15, 1997, Planning Commission meeting. MOTION: Commissioner Slaven moved to continue this matter to the December 15, 1997, Planning Commission meeting. The motion was seconded by Chairwoman Fahey and voice vote reflected unanimous approval. PLANNING MANAGER'S REPORT Planning Manager Ubnoske informed the Commissioners that staff will be meeting in order to discuss the submittal of agenda packets to the Commissioners and that Commission input would welcomed. In order to provide more time to staff as well as more time to the Commissioners to obtain information from staff, Commissioner Slaven suggested moving the Commission meeting date to another night of the week. Planning Manager Ubnoske noted that she would review the availability of the Conference Room. ]0 Planning Commission December 1, 1997 PLANNING COMMISSION DISCUSSION In response to Commissioner Slaven's concern that specific conditions of approval have not been adhered to with regard to the Shell station/KFC at the Palomar Village Shopping Center, Project Planner Donahoe noted that staff would follow up on the matter. OTHER BUSINESS None. ADJOURNMENT At 9:48 P.M., the Planning Commission meeting was formally adjourned to Monday, December 15, 1997, at 6:00 P.M., to City Council Chambers, 43200 Business Park Drive. Planning Manager Ubnoske 1] Planning Commission December 1, 1997