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HomeMy WebLinkAbout040593 PC Minutes MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION MONDAY, APRIL 5, 1993 A regular meeting of the City of Temecula Planning Commission was called to order on Monday, April 5, 1993, 6:00 P.M., 29915 Mira Loma Drive, Temecula, California. The meeting was called to order by Commissioner Chiniaeff. PRESENT: 3 COMMISSIONERS: Chiniaeff, Ford, Hoagland ABSENT: 2 COMMISSIONERS: Blair, Fahey Also present were Assistant City Attorney Tom Wood, Planning Director Gary Thornhill, Senior Planner Debbie Ubnoske, and Recording Secretary Gail Zigler. PUBLIC COMMENT None COMMISSION BUSINESS PCMIN4/05/93 Approval of Agenda It was moved by Commissioner Hoagland, seconded by Commissioner Ford to approve the Agenda. The motion carried as follows: AYES: 3 COMMISSIONERS: NOES: 0 COMMISSIONERS: ABSENT: 2 COMMISSIONERS: Approval of Minutes for February 1, 1993. It was moved by Commissioner Hoagland, seconded by Commissioner Ford to approve the minutes of February 1, 1993. The motion carried as follows: Chiniaeff, Ford, Hoagland None Blair, Fahey 4/9/93 AYES: 3 COMMISSIONERS: Chiniaeff, Ford, Hoagland NOES: 0 COMMISSIONERS: None ABSENT: 2 COMMISSIONERS: Blair, Fahey -1- PLANNING COMMISSION MINUTES APRIL 5, 1993 Approval of Minutes for February 22, 1993. Commissioner Hoagland asked that the minutes reflect the meeting of February 22, 1993 was a special meeting. Commissioner Ford asked that Page 4, Item No. 6, fourth paragraph, be corrected to read "...conduct free tours..." Commissioner Chiniaeff asked that Page 2, Items No. 2 and 3, be amended to reflect that the public hearings were opened and there were no requests to speak. It was moved by Commissioner Hoagland, seconded by Commissioner Ford to approve the minutes of February 22, 1993, as amended. The motion carried as follows: AYES: 3 COMMISSIONERS: Chiniaeff, Ford, Hoagland NOES: 0 COMMISSIONERS: None ABSENT: 2 COMMISSIONERS: Blair, Fahey Approval of Minutes for March 1, 1993. Commissioner Ford abstained because he was not in attendance at the meeting of March 1, 1993. It was moved by Commissioner Hoagland, seconded by Commissioner Chiniaeff to continue the approval of the minutes of the meeting of March 1, 1993 due to a lack of quorum. The motion carried as follows: AYES: 2 COMMISSIONERS: Chiniaeff, Hoagland NOES: 0 COMMISSIONERS: None ABSENT: 2 COMMISSIONERS: Blair, Fahey ABSTAIN: 1 COMMISSIONERS: Ford 6:10 P.M. Commissioner Blair arrived. PCMIN4/05/93 -2- 4/9/93 PLANNING COMMISSION MINUTES APRIL 5, 1993 NON-PUBLIC HEARING ITEMS 3. Western Bypass Corridor West side of Interstate 15, Four Lane Bypass Corridor. Don Spagnola presented the staff report. 6:15 P.M. Chairman Fahey arrived. Brent Muchow, representing NBS/Lowry, the consultant performing the alignment study, gave an overview of the proposed Western Bypass Corridor. Don Spagnola advised that two additional alignment proposals will be presented to the Council: one will have a slightly different elevation for the north and south bound lane and one will be without the bike lanes. Planning Director Gary Thornhill advised that this is a receive and file item which requires no formal Commission action. Additional Extension Period For Plot Plan, Public Use Permits, and Conditional Use Permits Recommendation to amend Ordinance No. 348 to allow for two additional one year extensions of time. Senior Planner Debbie Ubnoske presented the staff report. Responding to the Commission's concerns relating to extending the life of County projects that the Commission has never reviewed, Ms. Ubnoske advised that no extensions of time had been filed on the eight County transfer cases which the Council has acted on and there are no outstanding County transfer plot plan cases. Ms. Ubnoske advised that it is staff's opinion the five-year approval process would benefit businesses by providing them additional time in which to obtain funding and begin construction. Commissioner Hoagland stated he feels the additional extension is too long. It was moved by Commissioner Blair, seconded by Commissioner Chiniaeff to direct the Planning Department staff to prepare a draft of the Amendment to Ordinance 348, section 18.28, 18.29 and 18.30 for Planning Commission consideration. The motion carried as follows: AYES: COMMISSIONERS: Blair, Chiniaeff, Ford, Fahey NOES: 1 COMMISSIONERS: Hoagland PCMIN4/05/93 -3- 4/9/93 PLANNING COMMISSION MINUTES APRIL 5, 1993 Director's Hearing Cases Update Debbie Ubnoske reviewed the list of Director's Hearing cases for February and March, 1993. This is an informational item with no action required of the Commission. Landscape Plan For Ynez Car Care Center (CUP No.2) Proposed landscape plan for Ynez Car Care Center located 200 feet north of the intersection of Ynez Road and Solana. Planner Matthew Fagan presented the staff report. Gary Thornhill advised that the applicant is requesting a reduction in the height of the screened plantings because he does not feel the landscape will be effective in screening the bay doors. Director Thornhill stated it is staff's opinion that the impact of the building can be properly mitigated with landscape screening. Larry Gabele, 10706 Birchbluff Avenue, San Diego, provided a brief background on why the landscape screen wall was designed. Mr. Gabele stated that the landscape architect designed the landscape screen wall to reduce the view of the bay doors from the street, however the architect was unaware during the design process that the building was depressed six feet from the street level and a landscape screen wall will have no significant impact to the view of the bay doors from Ynez Road. Mr. Gabele stated that he is not requesting an elimination of landscaping, just a requirement for "normal" landscaping. Mr. Gabele presented a letter signed by Mr. Dan Atwood of Temecula Toyota supporting Mr. Gabele's request for a reduction in height of the landscape screen wall. Commissioner Hoagland stated that he feels if six foot landscape screening is not effective in screening the building from the street, staff should reevaluate the project considering ten or twelve foot landscape screening. Commissioner Chiniaeff stated the landscaping requirements which were omitted from the original design should be reinstated. He said he feels a substantial amount of landscaping could be placed back in the street parkway; recommended Liquidamber trees should replace the Holy Oak trees shown in the design plan; and the Sycamore trees should be planted along the southerly property boundary line and extended half way back the length of the property. Chairman Fahey suggested that an evergreen variety replace the Liquidamber trees to ensure year round screening. PCMIN4/05/93 -4- 4/9/93 PLANNING COMMISSION MINUTES APRIL 5, 1993 Commissioner Blair clarified that it was the Commission's desire to see very mature trees planted. It was moved by Commissioner Chiniaeff, seconded by Commissioner Blair to continue approval of the Landscape Plan for Ynez Car Care Center (CUP No. 2) and direct staff to work with the applicant to prepare a landscape plan which addresses the criteria requested by the Commission. The motion carried as follows: AYES: 5 COMMISSIONERS: Blair, Chiniaeff, Ford, Hoagland, Fahey NOES: 0 COMMISSIONERS: None PUBLIC HEARINGS ITEMS PA 93-0025, Minor Conditional Use Permit Proposal to locate a 3,700 square foot billiards parlor in an existing building in the Manufacturing Service Commercial Zone (M-SC). Planner Craig Ruiz presented the staff report and advised the Commission that Page 7, (C.) should be corrected to read "Pursuant to Section 18.28(e) ..... ". Craig Ruiz advised that staff had currently received only one letter of complaint and that from a local "similar" business in the area. Chairman Fahey opened the public hearing at 7:15 P.M. Mark Aspenson, WestMar, 27311 Jefferson Avenue, Suite 103, Temecula, gave a brief overview of the project. Mr. Aspenson advised that the tenants in the development have all expressed their support of the project. Mr. Aspenson stated he feels there is adequate parking for the project in the back of the building and the project has been placed near that parking. Commissioner Chiniaeff expressed concern that when the entire complex is rented, there will no longer be adequate parking. Mark Aspenson stated that the complex was designed with substantial parking for the retail uses. Bruce Wade, applicant, High Society Family Billiards, advised the Commission that he owns several billiard locations and has not received a citation for selling alcohol to a minor. Mr. Wade also said he does not sell alcohol unless the customer is playing a game of pool. PCMIN4/05/93 -5- 4/9/93 PLANNING COMMISSION MINUTES APRIL 5, 1993 It was moved by Commissioner Hoagland, seconded by Commissioner Chiniaeff to close the public hearing at 7:30 P.M. and recommend Adoption of Resolution No. 93- 08, approving PA 93-0025, Minor Conditional Use Permit based on the Analysis and Findings contained in the staff report and subject to the Conditions of Approval. The motion carried as follows: AYES: 5 COMMISSIONERS: Blair, Chiniaeff, Ford, Hoagland, Fahey NOES: 0 COMMISSIONERS: None Commissioner Chiniaeff restated that if parking becomes a problem for the center, the City may restrict or require additional parking be provided, and this could possibly impact future leases for the complex. 8. PA 93-0038, Minor Conditional Use Permit Proposal to convert an existing teen night club to an adult night club located at 28822 Front Street, Suite 203, Temecula. Planner Craig Ruiz presented the staff report. Chairman Fahey questioned why the section on General Plan Consistency states that the site will likely be consistent with the City's future adopted General Plan, when the proposed use poses a threat to public health, safety and general welfare. Debbie Ubnoske suggested that a policy be added requiring that the site be consistent with the General Plan's future Land Use component. Chairman Fahey opened the public hearing at 7:30 P.M. Chuck Bell, representing Industrial Developers, 113 East Bay Avenue, Newport Beach, stated that the land use is contradictory in Items 1 and 4 and the applicant is proposing the legal use under the zoning of the site. He stated that staff did not include what would be detrimental to public health, safety and welfare, in drinking of alcohol in moderation. Mr. Bell stated that he feels there is less use at the Teen Center, than there was at the Teen Nightclub. He added that he feels the project is a significant distance from the Skating Rink and the Teen Center. Mr. Bell corrected the staff report description of the property by amending the 10,140 square feet to 4,800 square feet. Mr. Bell stated that the applicant has received no opposition from existing tenants. Stoney Mitich, 28822 Front Street, Temecula, said that he feels the skating rink and the teen club are rarely used and the proposed club will not interfere with either of these projects. PCMIN4/05/93 ~6- 4/9/93 PLANNING COMMISSION MINUTES APRIL 5, 1993 Leroy LeBlanc, 44041 Quiet Meadow Road, Temecula, spoke in opposition to the proposed project. Mr. LeBlanc stated that he experienced excessive noise and foot traffic during the operation of the teen nightclub. Don Alberts, 44089 Northgate Court, Temecula, spoke in opposition to the proposed project. Mr. Alberts advised that he also was negatively impacted by the teen nightclub. Mr. Alberts pointed out that he feels there was a relation to the opening of the teen nightclub and the increase in graffiti in his housing development. Stoney Mitich stated that during the operation of the teen nightclub, when there were complaints from neighbors, the club operators worked with the neighbors to rectify the problem. Commissioner Chiniaeff stated that the staff report indicates findings have been made which show that the project is not a compatible use, with the youth activities currently in the same area as the proposed project. Commissioner Blair concurred with Commissioner Chiniaeff. It was moved by Commissioner Chiniaeff, seconded by Commissioner Ford to close the public hearing at 7:55 P.M. and Adopt Resolution No. 93-08 denying PA93-0038, Minor Conditional Use Permit, based on the analysis and findings contained in the staff report. The motion carried as follows: AYES: 5 COMMISSIONERS: Blair, Chiniaeff, Ford, Hoagland, Fahey NOES: 0 COMMISSIONERS: None Chairman Fahey declared a recess at 7:55 P.M. The meeting reconvened at 8:05 P.M. Development Aereement No. 92-1 (DA 92-1), Chanee of Zone No. 21 and Tentative Parcel Map No. 27314 A request to subdivide a 96.7 acre parcel into 4 parcels and a 48.4 acre remainder parcel, a Development Agreement to ensure the development of the project as senior housing, congregate care facility, skilled nursing, personal care, a nine hole private golf course and dedication of a 2.3 net acre parcel to the City of Temecula for a Senior Citizen Center, and a Zone Change from R-R (Rural Residential) to R-3 (General Residential) located at Linfield Christian School, east of Temecula High School, south of Rancho Vista Road and North of Pauba Road. Commissioner Blair stepped down due to a conflict of interest and excused herself from the remainder of the meeting. PCMIN4/05/93 -7- 4/9/93 PLANNING COMMISSION MINUTES APRIL 5, 1993 Senior Planner Debbie Ubnoske presented the staff report. Ms. Ubnoske advised of minor changes to the Public Works Conditions of Approval and changes made to the Development Agreement by the Planning Department as follows: Page 6, 4.(b); Page 14, 16.3(e); and Page 15, 19.(f). Commissioner Chiniaeff expressed concern that the Development Agreement states that the environmental impacts of the agreement have been reviewed and the negative impacts have been mitigated, however no plot plan has been submitted. Commissioner Ford requested clarification that the approvals being requested are for the parcel map and zone change and that plot plans and C.U.Ps have to be submitted with other documentation at a later date. Planning Director Gary Thornhill clarified that the Development Agreement applies to the Tentative Parcel Map and the Change of Zone and not to a Plot Plan. Chairman Fahey expressed concern, that based on the conceptual plot plan, the applicant may not be able to realize the proposed densities for the project when all the issues adequately mitigated. Commissioner Chiniaeff raised the issue of whether the target density would allow up to 380 units. Planning Director Thornhill responded that the target density is 10, but the provisions that will regulate specify anything over 240 units will have to be completely mitigated with additional traffic studies and design. Chairman Fahey opened the public hearing at 8:25 P.M. Kim Eldridge, 41090 Avertida Verde, Temecula, Director of Development at the Linfield School, advised the Commission that the applicant understands that there will be a lot of issues that will come up at the plot plan stage, however they are willing to work with the City in whatever respect they want to make sure the project is compatible with what the City wants. Mr. Eldridge told the Commission that the applicant is interested in getting the entitlement now and is willing to address specifics at a later stage. Commissioner Hoagland stated he feels the idea of a senior center between two high schools is an incompatible use. He also indicated concerns about approving the development agreement in its present form because of ambiguities in the language. Commissioner Chiniaeff stated that he is not opposed to the concept for this project but feels he does not have enough detail in the findings to make a decision on the overall compatibility of the project. Chairman Fahey stated that she has no problems with the concept of the proposed project, however she is not satisfied with the language in the Development Agreement. PCMIN4/05/93 -8- 4/9/93 PLANNING COMMISSION MINUTES APRIL 5, 1993 Commissioner Ford expressed a desire to eliminate the Development Agreement as currently presented, and stated that he feels there is not enough information to give a full environmental clearance. He suggested that a high density senior project with supporting uses might be the appropriate zoning designation. Assistant City Attorney Tom Wood suggested the Commission may wish to impose restrictions on the zoning to reflect the senior citizen housing use and forward the project to the City Council for action on the Negative Declaration, Tentative parcel Map and the Development Agreement with their comments on the pros and cons of the project. Planning Director Thornhill advised the Commission they could refer this item back to staff for clarification of issues regarding the Development Agreement or continue the item and request the applicant to apply for a plot plan. Assistant City Attorney Wood summarized that the intent of the Development Agreement was to retain discretion with the City, to review specifics of the project and to impose additional conditions to mitigate impacts, identified at.the time the project specifics are addressed. The property owner, in this way, may be granted a change of zone, but the City may be assured that nothing other than a Senior Citizen project can be built under that zoning. It was moved by Chairman Fahey, seconded by Commissioner Ford to recommend to the City Council Change of Zone No. 21 and Tentative Parcel Map 27314, Amendment No. 3, provided the Development Agreement is rewritten to reflect the original intention which was to restrict the project to a senior project, requiring full mitigation of all issues at the plot plan stage. The motion failed to carry for lack of a majority vote as follows: AYES: 2 COMMISSIONERS: Ford, Fahey NOES: 2 COMMISSIONERS: Chiniaeff, Hoagland ABSENT: 0 COMMISSIONERS: None ABSTAIN: 1 COMMISSIONERS: Blair PLANNING DIRECTOR'S REPORT Planning Director Gary Thornhill advised of the following: Advised the Commission of the outcome of a Old Town Specific Plan meeting for property owners. Director Thornhill advised that the next meeting will be on April 7, 1993. PCMIN4/05/93 -9- 4/9/93 PLANNING COMMISSION MINUTES APRIL 5, 1993 Distributed a memorandum from Brian Loew, Executive Director of the Riverside County Habitat Conservation Agency, regarding the listing of the California Gnatcatcher as an endangered species. Installation of the Sierra Tracking System has been completed at City Hall. Invited the Commissioners to review the Draft Budget prepared for the Planning Department. PLANNING COMMISSION DISCUSSION Commissioner Hoagland commented that he had read an article in the Planning Commissioner Journal titled "How Well Do You Use Your Time" and Commissioner Hoagland complimented staff on their ability to use the time spent at the meetings very well. OTHER BUSINESS None ADJOURNMENT Chairman Fahey declared the meeting adjourned at 9:20 P.M. The next regular meeting of the City of Temecula Planning Commission will be held on Monday, May 3, 1993, 6:00 P.M., Vail Elementary School, 29915 Mira Loma Drive, Temecula, California. t~rma a ey PCMIN4/05/93 -10- 4/9/93