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HomeMy WebLinkAbout060297 PC Minutes MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION JUNE 2, 1997 A regular meeting of the City of Temecula Planning Commission was called to order on Monday, June 2, 1997, 5:$9 P.M., at the City of Temecula Council Chambers, 43200 Business Park Drive, Temecula, California. Chairman Fahey presiding. PRESENT: Fahey, Miller, Slaven, Soltysiak, Webster, ABSENT: None Also present were Community Development Director Gary Thornhill, Principal Engineer Ron Parks, Assistant City Attorney Mike Estrada, Planning Manager Debbie Ubnoske, Senior Planner Dave Hogan, Senior Planner John Meyer, Associate Planner Matthew Fagan, and Minute Clerk Pat Kelley. PUBLIC COMMENTS Chairman Fahey called for public comments on non-agenda items. There were no requests to speak. COMMISSION BUSINESS 1. Approval of Agenda It was moved by Commissioner Slaven, and seconded by Commissioner Webster, to approve the agenda. The motion carried as follows: AYES: 5 COMMISSIONERS: Miller, Slaven, Soltysiak, Webster, Fahey NOES: 0 COMMISSIONERS: None ABSENT: 0 COMMISSIONERS: None 2. Approval of Minutes- May 19, 1997 It was moved by Commissioner Miller, and seconded by Commissioner Slaven to approve the minutes of May 19, 1997, with the following amendment: Page 3, eighth paragraph - Chairperson Fahey...public hearing section... The motion was carded unanimously. 3. Capital Improvement Program (CIP) Senior Planner John Meyer presented the staff report. R:\PLANCO~4\MINUTES\1997\6-2-97.WPD 7/28/97 klb 1 Planning Commission Minutes June 2., 1997 Commissioner Slaven asked if making a finding the CIP is in compliance with the General Plan, mean the Commission agrees to the prioritization given to the projects. She asked of the Commission has authority to change the priorities. Mr. Meyer replied the Commission is not agreeing to the priority ranldng nor can they change a priority. Chairman Fahey stated in the finding, it suggests a majority of the listed roadway improvements are in the Circulation Plan, she asked if those would be different from, in conflict with, or add circulation to the General Plan. Mr. Meyer replied not every project is in the Circulation Plan; i.e, traffic signal projects, but none are in conflict with the General Plan. Commissioner Miller asked if priority one (1) projects will be completed or commenced during the next fiscal year. Mr. Meyer replied not all priority one (1) projects will commence during FY 97-98 because of design and environmental concerns. Commissioner Slaven asked how the Planning Commission can change the priorities of the signal at Pauba and Margarita Roads and the widening of Ynez Road to Number one. Community Development Director Gary Thomhill stated a City Council workshop will be held July 1, 6:30 PM and your participation is welcomed, either in person or in writing. Commissioner Webster noted the resolution title specifies FY 1998/2002, but the Background section in the staff report, FY 1997/2001. Mr. Meyer stated 1998/2002 is correct. It was moved by Commissioner Miller, seconded by Commissioner Webster, to adopt Planning Commission Resolution No. 97-Next entitled "A Resolution of the Planning Commission for the City of Temecula Determining that the City of Temecula's FY 1998-2002 Capital Improvement Program is Consistent with the Adopted City General Plan." The motion was carried unanimously. PUBIC HEARING ITEMS 4. Planning Application PA97-0118 - Development Plan Community Development Director Gary Thornhill introduced the project. Associate Planner Matthew Fagan presented the staff report on Site Plan, Circulation and Grading. Mr. Fagan passed out copies of the Mitigation Monitoring Plan for the previous EIR in response to Commissioner Webster's request. Commissioner Webster stated since this project will have a higher pro rata share of traffic, there should be some type of agreement regarding future mitigation costs if the owner of the remaining parcel develops his property and his traffic share exceeds the EIR. R:\PLANCOMM\MINUTE$\1997\6-2-97.WPD 7/28/97 klb 2 Planning Commission Minutes June 2, 1997 City Attorney Weiner stated from a fairness point of view Commissioner Webster is correct; CEQA will require the next developer to perform an analysis if there is an impact beyond the original estimate. Commissioner Webster said whether or not a condition to require an agreement between property owners should be added will be discussed during Commission discussion. Commissioner Soltysiak questioned the type of land use for the remaining parcel. Mr. Fagan stated the Specific Plan shows the commercial core with support retail, mix use such as retail, office, hotel, residential, and business park. Commissioner Soltysiak asked, "since the first phase is taking up more traffic trips than originally estimated, what is the balance and what is the City's commitment for infrastructure support." Mr. Fagan stated the terms of the development agreement require the following improvements prior to the mall opening: decelemtion/right-tum lanes on Winchester Road; Margarita Road improved to four-lanes with median to Solana Way; signal installed at Margarita Road and North General Kerney; Overland Road improved to four lanes between Margarita and Ynez Roads; and several drainage improvements. Department stores have a expressed a desire to open in late Fall 1998 with the mall itself in Spring 1999. Mr. Parks stated at a minimum, the City is proposing to have all the street work completed by the time the mall opens. Commissioner Soltysiak asked about the interim minimum landscaping around the ring road peripheral. Mr. Parks replied the pads will be graded for erosion control and there will be 750,000 yards of import dirt; the balance of the dirt will be on-site material. Commissioner Soltysiak asked if it balances with the project across the street. Mr. Parks replied it does according to the project engineer. Commissioner Slaven questioned the movement of dirt from Campos Verdes to this site being accomplished without creating a huge traffic jam on Margarita Road. Mr. Parks answered two open lanes of traffic are proposed in accordance with Public Works standards; probably it will require bridging the road surface similar to the method used at Winchester Road for transporting the dirt for the high school construction. Commissioner Slaven asked how will the traffic problem, created when the next section and the perimeter pads on the ring road are developed, be solved. Mr. Fagan replied the out lots are already part of the study and hopefully all the City's new infrastructure projects will work as planned. If a project on the remaining property comes in over the threshold, they will be subject to additional environmental review that may require mitigation measures, or they may not be able to build. If they go over the threshold, they have to come before the decision makers with a statement of overriding considerations, which was done for this project, for cumulative effect with the Campos Verdes project and Winchester Hills. R:\PLANCOMM\MINUTES\1997\6-2-97.WPD 7/28/97 klb 3 Planning Commission Minutes June 2, 1997 Mr. Thomhill, the key conditions of approval of the Specific Plan are related to Overland Overcrossing which has been readdressed in the development agreement. When 750,000 sq. ft. of mall area is leased, the sale of the next series of bonds is triggered and a mechanism is in place to get one of the key circulation improvements constructed. Most of Temecula' s traffic problems are generated by buildout outside our area. Chairman Fahey asked if Overland Crossing is included in the traffic study. Mr. Thomhill replied Overland has always been addressed, but at different stages and the traffic study looked at both scenarios. Commissioner Webster asked about the 25-foot wide transportation corridor easement along Winchester Road. Mr. Thomhill replied it was part of the Southwest Area Plan and when the General Plan was developed, the easement was recognized. At that time it was assumed the easement might be needed someday for light rail or additional lanes, and it does provide insurance for possible future additional roadway. Chairman Fahey opened the public heating at 7:00 PM. Colm Macken, representing Forest City Development, gave brief overview of the project. Jim Heller, KA Architects, Cleveland, stated Phase 1 will consist of the three major department stores, the enclosed mall connecting those three, the entertainment component and theater, and the 785,000 sq. ft. power center. There may be some peripheral development (there were four occupants in a past project). He reported the changes which have occurred since the April 7, 1997 workshop are: an extensive sidewalk plan has been developed. The power center is now a totally unified cohesive plan; and entrances are being built to handle the shopping center at total buildout. He mentioned this is a two- level project with accessibility on both levels; at each department store there will be a graded and landscaped berm to provide upper and lower access. Bob Davis, Wilbur Smith Associates, traffic engineer, emphasized that at the time of the traffic study, assumptions included a power center or regional mall with mixed land uses and two alternatives were developed that had roughly the same number of daily trips. He said in terms of a traffic generation threshold, the mall's critical time period is the PM peak and. The higher pro rata share reference is to the PM peak trips. He said at total buildout, this mall will generate five more trips in the PM than what is shown in the original traffic study. If the remaining land use has higher morning or noon peak hour trips, it will fall within the threshold. The actual difference is between 2 1/2 to 5 % higher trips property. The proposed project's daily trips are 75% compared to 86% in the original plan. Chairman Fahey questioned how the study relates to Overland Crossing. Mr. Davis replied the original EIR assumed Overland was completed and assumed other large Specific Plans were also built out. Commissioner Webster mentioned the Mitigation Monitoring Program for the regional center had a provision for a formal park and ride and bike lanes and asked if either have been incorporated. Mr. Davis stated it was his understanding there is a bus pullout on the ring road and a drop off point, but no formal park and ride area; and bike lanes are being provided on perimeter roads as well as the roads leading into the mall; plus utilization of sidewalks is being studied. R:\PLANCOI~4\MINUTES\1997\6-2-97.WPD 7/28/97 klb 4 Planning Commission Minutes June 2., 1997 Sam Pratt, 40470 Bfixton Cove, stated he supports the mall, but does not believe the environmental documents satisfactorily address the Waffle problem as changed conditions have occurred since the initial EIR and a supplemental EIR must be prepared. He left a letter to be included in the record. Chairman Fahey asked if the mall is occupied in the fall of 1998, is it anticipated Overland will be completed within three years. Mr. Thomhill replied that is the plan, but other funding avenues are being sought to speed up construction of Overland Overcrossing. Commissioner Webster remarked the 25' easement is within a 37' wide landscaped buffer and building setback zone, and questioned if additional traffic lanes are needed, will a 12' building setback and landscaped zone be adequate. Mr. Fagan replied this is the standard established in the Specific Plan which are the perimeters we are working with at this time. Mr. Thomhill mentioned the City has contracted with Tom Dodson & Associates, paid for by the applicant, to oversee the implementation of the Mitigation Monitoring Program to ensure compliance. Chairman Fahey asked if it would be appropriate to add a condition or plan to indicate a park and ride section on the site plan or should some of the extra parking spaces be designated park and ride. Mr. Fagan replied park and ride identification would be appropriate at this stage considering the mitigation is in the development agreement approval stage. Chairman Fahey and Commissioner Webster stated they would like to see bike lanes on the ring road or some other access. Principal Engineer Parks said the ring road is not safe for bicyclists because of driveways and left-turn movements. Commissioner Webster stated he does not believe the bicycle problem is resolved by utilizing the sidewalk and not having a separate bike lane. Chairman Fahey reiterated some kind of linkage to existing bike lanes, especially those from the residential areas, is needed. Mr. Macken stated bike lanes are required on the perimeter roads; lanes on the ring road would be dangerous. He will research the park and ride facility but such a change requires going back to the department stores. Commissioner Webster suggested additional sidewalks: 1) from the NW corner of JC Penney to the ring road; 2) SE corner of the future department store to the ring road; 3) center of the retail store to the ring road; 4) questioned the function for the existing sidewalk to Sears as said he believes more pedestrian traffic will use the sidewalk above to go to the power center. R:\PLANCO~\MINUTES\1997\6-2-97.WPD 7/28/97 klb 5 Planning Commission Minutes June 2, 1997 Mr. Heller commented there are extensive walking accommodations and landscaping along the south side; the additional one from Penney's would be the most reasonable and could be accommodated. Further, while it appears feasible to have a walk from the ring road, there is a safety factor as cars entering from Winchester Road do not have a stop sign and a crosswalk would create stacking problems. He will need time to look at site improvement and engineering drawings with Public Works and Planning staffs to make certain the sidewalks are in the most appropriate locations to provide safe egress. Commissioner Soltysiak asked if a striped crosswalk with no traffic control would be an impediment to internal circulation. Mr. Heller replied a crosswalk would not work unless ring road traffic was stopped. At each entrance, there is a stop sign on the ring road with stops every 500' to 700' around the ring road. He said the design of peripheral development around a four-lane 44' wide ring road is standard shopping center design and he has never experienced a problem with people crossing between the peripheral development and the mall. Chairman Fahey remarked since there are concerns, staff can work on the sidewalk issue and the Commission can look at the sidewalk plan when reviewing the landscape plan. Mr. Heller stated he will work with staff and with the landscape architect. Commissioner Webster stated he had the following comments: after constructing a parking lot, one would not come back to add a sidewalk; putting it in now, a line for future development is being provided because the sidewalk's main purpose is to provide a means for people to walk to the mall. He added more linkage between the power center and mall is needed; the mass of buildings along Margarita Road should be broken up and provide a streetscape along Winchester rather than a parking lot. He recommended the separation of Buildings B and C and a walkway to the rear to provide access to the back parking lot as well as additional gathering spaces. He also suggested breaking up Buildings J and K; existing Condition 4-E requires buildings along Winchester Road be placed as close as possible to Winchester Road frontage, which puts Pad B in conflict. Commissioner Miller remarked he is not certain he agrees with splitting those buildings as he is not sure a split will be used, and it would also encourage foot traffic crossing a busy street. Chairman Fahey stated the building mass can be addressed with elevations and is not in favor of splitting the buildings. Commissioner Soltysiak agreed with Chairman Fahey and also stated security may be a concern for the walkway. Mr. Macken commented this layout was one everyone felt worked because it opened up views into the power center. Margarita Road will be heavily screened according to the Conditions of Approval. There is a security issue with splitting buildings and it is better they be broken up architecturally. Finally he pointed out parking in the rear of buildings is generally designated employee parking. Mr. Heller mentioned there is continuous sidewalk and landscaping around the buildings which link the entire project together and there is complete pedestrian linkage along the exterior of the project. R:\PLANCO~\MINUTES\1997\6-2-97.WPD 7/28/97 klb 6 Planning Commission Minutes June 2, 1997 Commissioner Webster asked why there is no landscaping around the sides or rears of the power center. Mr. Heller replied landscaping detail will be shown later, but there is no purpose to have landscaping along the rear of the power center because of truck loading. Commissioner Miller Stated he preferred meandering sidewalks along the City's streets. Mr. Parks said engineering and design for the perimeter streets will be done soon and if it is the desire of the Commission, meandering sidewalks will be addressed. Chairman Fahey reiterated the Commission would like to look at the sidewalk plan in conjunction with the landscape plan. Commissioner Webster asked about the parking lot design. Mr. Heller stated parking stalls will be double stripped with two (2) 4" strips, and have a 9' center. Commissioner Webster asked whether there was a formula to determine the percentage of compact cars or were they fit in to accommodate the site design layout. Mr. Heller replied it is difficult to define where a compact car customer wants to park; up to 10% of parking spaces will be foreshortened, with widths remaining 9'. Chairman Fahey called a recess at 8:07 PM and the meeting was reconvened at 8:20 PM. Mr. Fagan presented the staff report on elevations. Tom Groover, KA Incorporated, explained the name--The Promenade of Temecula, colors, materials being used, logo--pinwheel or flower, trellis and canopies, for people gathering spaces, and grassy arms. Commissioner Slaven asked if it was possible to consider some type of cover for the open entryways. Mr. Groover stated he will consider a way to keep the rain off patrons. Dave Rhoads, Excel Architect, architect for the power center, stated he tried to break up the box by roof undulations; each major entrance is treated a little differently. Tile roofs like the adjacent residential area will be used; trellises will be employed at the corner and there will be entry facade enhancements. Chairman Fahey stated she liked the renderings and the entrances, but does not believe there is enough added architectural interest to break up the massing. Mr. Rhoads explained this is a generic look since we do not have tenants but as tenants come on, there will be more individuality. If a heavy pattern is articulated from one end to another, it would be a very busy look. Commissioner Miller commented the elevations look like a pattern and is there a way to break it up. Mr. Rhoads stated it will not be a pattern; each is slightly different (material, for example). Commissioner Slaven commented the examples are geometrical; considerable amount of work needs to be done; and square towers are useless in her opinion. Mr. Macken stated tenants are shown the approved entrances and they pick one that fits their use. R: \ PLANCOMM\MI NUTES \ 1997 \ 6-2- 97. WPD 7/28/97 klb 7 Planning Commission Minutes June 7, 1997 Commissioner Miller questioned the businesses who have a particular corporate architecture. Mr. Macken replied they would have to come back for a hearing. Chairman Fahey said the elevations of the mall are great; they variation and frontage is good. She said it would be nice if they could be duplicated in the power center. Commissioner Webster liked the elevations for the mall, He asked if the split face block is going to be dark as it is not shown on the color sample board. Mr. Groover replied the block will be dark. Commissioner Slaven stated the mall has a number of different architectural amenities and would like to see something similar in the power center. It was the consensus of the Commission to approve the elevations of the mall. Commissioner Miller stated the two renderings of the power center closest to Margarita and the back looked fine but the front gives a feeling of a flat-pointed-flat pattern and needs a mix of elements. Commissioner Webster suggested breaking up the massing; and putting in more trellises and benches along the flat spaces of the wall to relieve the monotony. Chairman Fahey stated there are lots of way to break up the mass, it needs work with more interesting facades, more rootinc variations and more articulations in the front, not just in the entrances. Commissioner Slaven questioned if there will be small coffee/sandwich places in the power center. Mr. Groover replied the comers are for a seated, landscaped trellis area, but it is limited to six or seven shops in order not to dilute the entertainment area. He said it needs to be collected in a district because they all want their signage visible from Winchester Road. Chairman Fahey stated for the next meeting, the power center needs additional work in breaking up building mass and suggested the applicant work with staff. Mr. Macken stated there will be areas within the power center for small tenants and he showed photos of power centers done by Forest City. He stated he will break up sections for the next meeting to illustrate what can be done. Commissioner Miller suggested match lines so the Commission can put them together. Chairman Fahey reiterated landscape plans for the mall and comer treatment need additional work and are to be brought back to the Commission. Mr. Fagan asked for two Planning Commissioners to work with the landscape architect. Commissioners Miller and Soltysiak agreed to work with staff. Mr. Fagan presented the staff report on Robinson-May's landscape plan and elevations. Tony Amato, Amato/Reed Associates Architects, St. Louis, Mo., architect for Robinson-May, stated he was available to answer any questions and there were none. R:\PLANCOF/4\MINUTES\1997\6-2-97.WPD 7/28/97 klb 8 Plannin~ Commission Minutes June %, 1997 Commissioner Webster asked about vines on the two screening walls of each side of the load dock. Mr. Larry Moline, LRM-LTD Landscape Architects, Culver City, replied that wall does not have vines as there are trees and shrubs for screening purposes. Commissioner Webster stated he would prefer camphor and strawberry trees over California pepper. Chairman Fahey and Commissioner Slaven stated they like the California pepper trees. Mr. Fagan presented the staff report on the elevations for Sears. Architect for Sears stated Sears has a corporate image and he does a site adaptation of those components for a particular mall site. Commissioner Slaven commented the City's trying to make an integral project and asked if Sears has another corporate image and does the tire store insist on having their own identity. The architect replied there was no other Sears prototype and the tire store has created their own architectural expression. Chairman Fahey stated neither the Sears store nor the tire store achieve compatibility with the rest of the mall and that's unacceptable for the center. Commissioner Slaven concurred with Chairman Fahey. Commissioner Webster commented the TBA store is completely unacceptable and Sears' biggest problem is the west elevation - the main entrance is dysfunctional, not clearly defined; the back-lit windows are inappropriate; the chimney clashes with the rest of the mall, especially since this entrance is so close to the mall's entrance. He recommended benches be added at both entrances and the wall screened with vines. Commissioner 8oltysiak expressed his disappointment with the architecture as it clearly does not tie into the project. Commissioner Miller supported the other Commissioners' remarks. Mr. Macken stated he will talk to Sears and there is some negotiating between Sears' corporate image and what has been expressed by the Commission. Regarding the comer treatment, Commissioner Webster stated he has given written comments to staff; for the Landscape Plan, he would like to see a landscaped median for the first access road off Margarita Road to the power center even though it is considered to be a minor entrance. He mentioned the following: 1) there are no parking lot trees for the power center and he would like some in that area; (2) there is more tree density around the mall than the ring road and he would like to see more around the R:\PLANCOI~4\MINUTES\1997\6-2-97.WPD 7/28/97 klb 9 Planning Commission Minutes June 2~ 1997 ring road to create a uniform density, otherwise all one will see is asphalt and a car lot during Christmas time due to the different levels. (3) Regarding the comer treatment at Winchester/Ynez, he understands staff has various options - art work, water features, landscape, and he agrees with all of them and couldn't detail any one thing to make certain this focal point receives the special treatment needed to give the mall a sense of place. (4) Commissioner Webster expressed concern about having a movie marque at the comer. Commissioner Slaven also discouraged a marque on the comer. Chairman Fahey stated she liked the comer treatment shown several years ago for Wal-Mart; and agreed a movie marque is inappropriate. Assistant City Attorney Reuben Weiner reminded the Commission that this is a continued public hearing and any information received at conferences with the applicant needs to be disclosed when the hearing is reconvened for public response. Mr. Macken clarified a movie marque is not planned at that comer. Shawn Warner, 13 Corporate Plaza, Newport Beach, representing So Cal Cinemas, spoke in opposition to the additional theaters as they will hurt existing ones and asked the Commission to study the impact of additional theaters on the retail centers before approving the entertainment complex. Mr. Warner passed out copies of newspaper articles relative to overscreening areas. Commissioner Miller asked if So. Cal Cinemas has data they would like the Commission to review. To please give such studies to staff for Commissions review. Mr. Weiner mentioned the issue before the Commission is consideration of the design of the complex, and the Commission can only deny the design the theater. Penny Rivera, 45320 Esmerado Court, expressed support for the mall, but asked the Planning Commission to request an independent and detailed study on the effect the mall megaplex will have on existing theaters and the commercial centers they support before approving the theater portion. Wayne Hall, 42131 Agena, commented the Sears building needs a lot of work; the project needs more landscaping in the parking lot and outside of the mall. Mr. Fagan reported the project will be conditioned for a comprehensive sign program which will be approved by staff. In response to Commissioner Miller's opinion that the signage should come to the Commission, Mr. Thomhill stated he will send copies of the sign program to the Commission before any decision is made. Commissioner Miller stated that approach was acceptable to Commissioner Miller. It was moved by Commissioner Slaven, seconded by Commissioner Miller, to continue this item to the meeting of June 16, 1997. The motion was carried unanimously. R:\PLANCOb~q\MINUTES\1997\6-2-97.WPD 7/28/97 klb 10 Planning Commission Minutes June ~,, 1997 Chairman Fahey expressed her appreciation for Commissioner Webster's efforts and thanked him for his service. Commissioner Webster voiced his gratitude to have the opportunity to work with all the Commissioners and thanked staff for an excellent job. PLANNING MANAGER'S REPORT Mr. Thomhill reported the joint City Council/Planning Commission workshop has been scheduled for July 1, 1997. Issues are: the length between design review and code enforcement; meeting with applicants prior to Commission hearings; and asked for other issues of concern. PI.ANN1NG COMMISSION DISCUSSION It was moved by Commissioner Miller, and seconded by Commissioner Slaven, to adjourn the meeting at 10:08 PM. The motion was unanimously carried. The next meeting will be held June 16, 1997, at 6:00 P.M. at the Temecula City Hall Council Chambers, 43200 Business Park Drive, Temecula, California. Linda Fahey, Chairman Debbie Ubnoske, Secretary R:\PLANCOMM\MINUTES\1997\6-2-97.WPD 7/28/97 klb 11