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HomeMy WebLinkAbout031605 PC Minutes MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION MARCH 16, 2005 CALL TO ORDER The City of Temeoula Planning Commission convened in a regular meeting at 6:00 P.M., on Wednesday, March 16, 2005, in the City Council Chambers of Temecula City Hall, 43200 Business Park Drive, Temecula, California. ALLEGIANCE Commissioner Guerriero led the audience in the Flag salute. ROLL CALL Present: Commissioners Chiniaeff, Guerriero, Olhasso Telesio, and Chairman Mathewson. Absent: None. PUBLIC COMMENTS None at this time. CONSENT CALENDAR 1 Aaenda RECOMMENDATION: 1.1 Approve the Agenda of March 16, 2005 2 Minutes RECOMMENDATION: 2.1 Approve the Minutes of December 15, 2005 MOTION: Commissioner Chiniaeff moved to approve the Consent Calendar. It was seconded by Commissioner Olhasso and voice vote reflected approval with the exception of Commissioner's Mathewson and Guerriero who abstained. R:\MinutesPC\031605 Considered out of order 4 Plannina Application No. PA04-0178. a Tract Map. submitted bv Scott Carino. to subdivide 28.6 acres into 71 sinale-familv residential lots with a minimum lot size of 7.200 sauare feet and will include a pedestrian trail alona the southern portion of the proposed subdivision. near the creek: located on north side of Nicolas Road. east of Joseph Road Assistant Planner Damko presented a staff report (of record), noting the following: . That the Tentative Tract Map will create 71 new residential lots that meet the Development Code requirement as well as three Open Space lots which consist of water and utility easements . That a pedestrian trail connecting to the City's trail system will be provided . That a pedestrian trail and a 10' foot wide landscape easement will provide buffering between the residential lots and Santa Gertrudis Creek; that the trail will provide two pedestrian access points for residents of the tract; that the City will take ownership of the 1.39 acre properly located between Nicolas Road and the channel; and that the City's Community Services Department will designate this area as a trail head for the City's trail system . That the project will be consistent with current zoning and General Plan designation; that the current zoning and General Plan designation is low-medium density residential, allowing 3 to 6 dwelling units per acre; and that the project proposes five dwelling units per acre . That the main access will be located off Joseph Road, located on the north side of Nicolas Road; that the Joseph Road crossing will require half-street width improvements and flood improvements which may have impacts to the Creek and may require permits; that because staff is anticipating that permits will be required, the project has conditioned to obtain approval from the resource agencies and the appropriate permits are obtained . That the proposed 71 lot subdivision will be consistent with the Subdivision Map Act and the Development Code; and that the project will meet the 7,200 square foot minimum lot size . That because lot nos. 7-12 have a relatively nominal, useable flat rear yard space due to the slope necessary to support Rita Way, staff has conditioned these lots t<? provide at least 50% of flat useable rear yard space; that the applicant is aware of this condition and will be satisfying it by adding a retaining wall behind the homes to provide more flat useable space for these lots . That staff has prepared an initial study along with a Negative Declaration for the project; that the noticing started on February 15, 2005 and ended on March 16, 2005 . That no significant environmental impacts as a result of the proposed project . That the proposed project will not be located within a Multi-Species Habitat Conservation Plan criteria cell and that there are no vernal pools on site R:\MinutesPC\031605 2 . That staff has received a letter from a concerned citizen; . That the project has adhered to the 30-day public review process and that state agencies were notified . That the applicant has been conditioned to gain approval from the resource agencies prior to any potential impacts to the Creek . That the applicant has completed two biology studies and it was determined that there will be no significant environmental impacts . That the Department of Public Works Traffic Engineer has reviewed the project and it was determined that a traffic study was not needed for the proposed project; and that a traffic study was provided through the Roripaugh Ranch Specific Plan which included the Seraphina Tract. In response to Commissioner Telesio's query, Assistant Planner Damko stated that the developer will be required to advise any prospective buyer/tenant of the Notice of Airport in Vicinity. Ms. Damko reiterated that biological surveys of the site were completed and it was determined that no habitat of endangered wildlife or plant species was found on the site and that the Creek will be preserved as Open Space. At this time, the public hearing was opened. Mr. Jo Rotell, Temecula, expressed concern with drainage issues that could be caused as a result of the development near his property. In response to Mr. Rotell's concern, Deputy Public Works Director Parks relayed that the Santa Gertrudis Creek will be improved to the standard of the existing Creek which would be reviewed by Riverside County Flood Control as well as the City of Temecula; that the subdivision will be elevated but that the passage of water will be adequate in Santa Gertrudis Creek to drain Mr. Rotell's property. Mr. Greg Krzys, Temecula, expressed concern with the California Environmental Quality Act document prepared for the project and the lack of a traffic study. Mr. Krzys queried if the previous Environmental Impact Report for the Roripaugh project addressed the proposed project and the anticipated uses on the land, noting that the proposed project should not be approved until the improvements for Roripaugh have been completed. Mr. Thornhill advised that there has been no change to the proposed project since the first General Plan; that this project was analyzed in the General Plan document as well as the General Plan that is currently being considered; that the proposed project will be consistent with the General Plan; and, that, therefore, staff viewed the proposed project as having been completely and adequately analyzed. Mr. Kenneth Ray, Temecula, expressed concern with the proposed project, commenting on encroachment onto the Liefer Rural Preservation Zone. R:\MinutesPC\031605 3 In response to Mr. Ray's concern, Principal Planner Hogan clarified the Liefer Rural Preservation area boundary, noting that Mr. Ray's property will not be affected. MOTION: Commissioner Chiniaeff moved to approve staff's recommendation including a modification to Condition of Approval Nos. 11 and 06 to include that the developer give notice to the Department of Real Estate regarding Notice of Airport in Vicinity. Commissioner Guerriero seconded the motion and voice vote reflected unanimous approval. PC RESOLUTION NO. 2005-013 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA-04-0178, TENTATIVE TRACT MAP NO. 32346 SUBDIVIDING 28.6 ACRES INTO 71 SINGLE-FAMILY LOTS GENERALLY LOCATED ON NORTH SIDE OF NICOLAS ROAD, EAST OF JOSEPH ROAD, KNOWN AS ASSESSORS PARCEL NO. 957- 080-014 AND 957-080-019 (PLANNING APPLICATION PA04-0178) . Continued from February 2, 2005 3 A General Plan Update to comprehensivelv update the followina elements of the General Plan: Land Use. Open Space/Conservation. Growth ManaaementlPublic Facilities. Public Safety. Noise. Air Quality. Community Desian. and Economic Development 3.1 Recommend that the City Council approve the Updated General Plan Principal Planner Hogan presented a staff report (of record), highlighting the following: . That staff's recommendation continues to be that the Planning Commission consider the remaining eight elements of the General Plan, make any necessary changes, and recommend to the City Council to approve the Updated General Plan . That since the Community Advisory Committee's Draft Updated General Plan and Draft Environmental Impact Report, four additional Land Use requests have been submitted -- one of which was received on March 16, 2005 and has not yet been reviewed or discussed; therefore, staff will not be making a recommendation with regard to that request . That it would be within the Planning Commission's purview to make alternate recommendations to the CAC's recommendations . That those requests not supported by the CAC, the applicants of those request will have an opportunity to make their requests to the Planning Commission and City Council. Commissioner Chiniaeff suggested that the Planning Commission address the General Plan followed by each individual Land Use Map Amendment. R:\MlnutesPC\031605 4 ODen SDace Conservation Element See staff's addendum report; copies distributed to the Commissioners; no additional discussion. Growth Manaoement/Public Facilities See staff's addendum report; copies distributed to the Commissioners; no additional discussion. At this time, the public hearing was opened. Mr. Greg Kryzs, Temecula, expressed concern with the continual approval of projects and requested that the Planning Commission review the current Public Facilities Elements and Growth Management in the City in order to determine the number of General Plan Amendments and rezones that have been processed by the City since 1993. At this time, the public hearing was closed. Public Safety Element See staff's addendum report; copies distributed to the Commissioners; no additional discussion. No speakers for this item. Noise Element No changes being proposed to this item. No speakers for this item. Air Quality Element No changes being proposed to this item. No speakers for this item. Community Desion Element See staff's addendum report; copies distributed to the Commissioners; no additional discussion. At this time, the public hearing was opened. In response to Ms. Diana-Lovett-Webb, Deputy City Manager Thornhill noted that staff would be willing to work with Ms. Lovett in creating a Community Workshop to preserve rural communities. Mr. Don Stowe, Temecula, spoke of the importance of preserving rural equestrian communities in the City of Temecula. At this time, the public hearing was closed. R:\MinulesPC\031605 5 Economic DeveloDment Element No changes being proposed to this item. For future items, Commissioner Olhasso requested more detailed information in the staff report with regard to Economic Development. No speakers for this item. At 7:13 p.m., the Planning Commission called a short recess and reconvened at 7:22 p.m. land Use Element 1. Northside of the Santa Gertrudis Channel between Margarita Road and Rustic Glen Drive REQUEST: From Industrial Park (lP) and Public Institutional (PI) to Professional Office (PO) CAC RECOMMENDATION: As per the Draft Lane Use Plan, unanimous support for Professional Office. No speakers for this item. It was the consensus of the Planning Commission to approve the CAC's recommendation. 2. Southeast of the intersection of Nicolas Road and Via Lobo REQUEST: From Very Low Density Residential (VL) to Low Medium Density Residential (LM) and Open Space (OS) CAC RECOMMENDATION: A majority of the CAC were of the opinion to retain this property as Very Low Density would be appropriate. No changes were made to Land Use Plan. At this time, the public hearing was opened. Mr. Jack Diamond, representing the Garret Group, spoke in favor of the CAC's recommendation. It was the consensus of the Planning Commission to approve the CAC's recommendation and it was noted that if there were any boundary line issues, those could be addressed through a Planned Development Overlay. 3. Southeast of the intersection of Margarita Road and Solana Way REQUEST: From Medium Density Residential (MD) to Professional Office (PO) Neighborhood Commercial (NC), and Open Space (OS) CAC RECOMMENDATION: A majority supported Professional Office and Open Space (OS). The Professional Office and Open Space designations have been shown on the draft Land Use Plan. At this time, the public hearing was opened. Mr. Matthew Fagan, representing Ms. Melinda Smith, spoke in favor of the CAC's recommendation. R:\MinutesPC\031605 6 At this time, the public hearing was'closed. It was the consensus of the Planning Commission to approve the CAC's recommendation. 4. Between Butterfield Stage Road and Walcott Lane north of Solana Way REQUEST: From Very Low Density Residential (VL) to Low Density Residential. CAC RECOMMENDATION: No action recommended. This request was delayed until the uncertainty of the dirt roads and the Roripaugh Ranch project have been resolved. No changes were made to Land Use Plan. At this time, the public hearing was opened. Mr. Steve Galvez, Walcott Investments, noted for the record, that if he were granted a LM zone, he would be willing to pave Liefer Road which would resolve road issues for residents of Nicolas Valley. Ms. Linda Beaudoin, echoed by Mr. Jo Rotell, spoke in favor of Mr. Galvez' oller to pave Liefer Road. At this time, the public hearing was closed. Although appreciating Mr. Galvez' oller to pave Liefer Road, Deputy City Manager Thornhill noted that a General Plan may not be conditioned or rezoned and that Mr. Galvez would have no legal obligation to pave the road at his own expense. .It was the consensus of the Planning Commission to approve the CAC's recommendation. 5. South of Nicolas Road between Calle Medusa and Calle Girasol REQUEST: From Very Low Density Residential (VL) to Low Medium Density Residential (LM) CAC RECOMMENDATION: No action recommended. This request was delayed until the uncertainty of the dirt roads and Roripaugh Ranch project have been resolved. No changes were made to Land Use Plan. No speakers for this item. It was the consensus of the Planning Commission to approve the CAC's recommendation. 6. South of Temecula Creek Village project and west of the extension of Jedediah Smith Road REQUEST: From Open Space (OS) to Unspecified Designations. CAC RECOMMENDATION: A majority of the CAC was of the opinion that the Open Space (OS) designation was the correct use for this property. No changes were made to Land Use. At this time, the public hearing was opened. Mr. Larry Markham, representing Markham Development Management Group, spoke in favor of the proposed project, noting that the proposal would not be in the flood plain channel and that the proposed project would not be within the Army Corps and/or Fish and Game jurisdiction. At this time, the public hearing was closed. R:\MinutesPCI031605 7 It was the consensus of the Planning commission to approve the CAC's recommendation. 7. Northside of Loma Linda Road, east of Temecula Lane REQUEST: From Professional Office (PO) to Medium Density Residential (MD) CAC RECOMMENDATION: As per the Draft Land Use Plan, supported Low Medium Density on the eastern-third and Medium Density on the western-third. At this time, the public hearing was opened. Mr. Mark Broderick, Temecula, expressed concern with traffic impacts that would be created as a result of not constructing a bridge across Avenida de Missiones. At this time, the public hearing was closed. In response to Mr. Broderick's concern, Deputy Director of Public Works Parks noted that the bridge has been earmarked in the City's CIP but has not yet been funded. It was the consensus of the Planning Commission to not support the CAC's recommendation to support retaining the eastern and western-thirds at Low Medium Density. 8. .Southwest of the City's Northwest Sports Park (Temecula Education Project) REQUEST: From Industrial Park (IP) to Community Commercial (CC), High Density Residential (HD), and medium Density Residential (MD)/Mixed-Use. CAC RECOMMENDATION: No action recommended. Staff was of the opinion that changes in this area should not be considered until additional information about the Temecula Education Project has been obtained and its potential impacts to the area. It was the consensus of the Planning Commission to accept the CAC's recommendation. 9. South and west of the City's Northwest Sports Park (Temecula Education Project) adjacent to request NO.8 REQUEST: From Industrial Park (IP) to either High Density Residential or Medium Density Residential (MD). CAC RECOMMENDATION: No action recommended. Staff was of the opinion that changes in this area should not be considered until additional information about the Temecula Education Project has been obtained and its potential impacts to the area. It was the consensus of the Planning Commission to accept the CAC's recommendation. 10. West of Butterfield Stage Road between Chenin Clinet and Ahern Place REQUEST: From Very Low Density Residential (VL) to Low Medium Density Residential (LM). CAC RECOMMENDATION: Supported a change to Low Medium Density Residential. This has shown on the draft Land Use Plan. At this time, the public hearing was opened. Mr. Matthew Fagan spoke in favor of the proposed project. R:IMinutasPCI031605 8 Relaying her opposition to this request and to the CAC's recommendation, Commissioner Olhasso expressed concern with the request of the Low-Medium designation. It was the consensus of the Planning Commission to accept the CAC's recommendation with the exception of Commission Olhasso who voted No. 11. Northwest Corner of Margarita and Dartolo Roads REQUEST: From Professional Office (PO) to Community Commercial (CC). CAC RECOMMENDATION: The CAC was of the opinion that retaining the PO designation would be the most appropriate for this location. ' No speakers for this item. It was the consensus of the Planning Commission to accept the CAC's recommendation 12. Northeast corner of Winchester and Nicolas Road REQUEST: From Neighborhood Commercial (NC) to Community Commercial (CC). CAC RECOMMENDATION: As per the Draft Land Use Plan, the CAC supported this change. , No speakers for this item. It was the consensus of the Planning Commission to accept the CAC's recommendation. 13. Rainbow Canyon Road west of Pechanga Creek REQUEST: From Open Space (OS) and Highway Tourist Commercial (HT) to Open Space (OS), Highway Tourist Commercial (HT), and Low-Medium Density Residential (LM) CAC RECOMMENDATION: The CAC did not support this change. Mr. Thornhill relayed that it was the opinion of the CAC that until any certainty as to whether or not a southern interchange will occur, no intensification of Land Use should occur along the corridor of Rainbow Canyon Road. At this time, the public hearing was opened. Mr. Bob Wheeler, representing the General Plan Advisory Committee, stated that it was the opinion of the CAC to not support this change at this time. Mr. Sam Alhadeff, representing Temecula Creek Inn, expressed the applicant's desire to be given the opportunity, at a future date, to explore a Specific Plan Overlay. Advising that the applicant is only requesting a Specific Plan Zone Overlay, Mr. Larry Markham noted that Mr. Alhadeff's letter to the Planning Commission, dated January 31, 2005, references language with regard to fractional ownership and that the applicant would be willing to fund the Specific Plan with a full Environmental Impact Report. At this time, the public hearing was closed. For the Commission, Principal Planner Hogan relayed that staff could clarify in the Specific Plan that developments consistent with the resort commercial would not require a Specific Plan; that R:\MinutesPC\031605 9 resort uses would include a golf course, hotel rooms, fractional ownership units, day spa, etc.; and that all other uses with exception of resort commercial activities would require approval of a Specific Plan. It was the consensus of the Planning Commission to accept the CAC's recommendation. 14. SR-79 South east of Jedidiah Smith Road REQUEST: From Very Low Density Residential (VL) to Professional Office (PO) CAC RECOMMENDATION: The CAC did not support this change. No changes were made to Land Use Plan. At this time, the public hearing was opened. Mr. Larry Markham, representing Los Ranchitos Homeowners Association, noted opposition to the request of Very Low Density Residential (VL) to Professional Office (PO). At this time, the public hearing was closed. It was the consensus of the Planning Commission to approve the CAC's recommendation. The following requests had not been reviewed by the CAC: 15. Southside of Rancho. California road, east of the city limits REQUEST: From Hillside Residential (HR) and Open Space (OS) to some form of commercial. It was noted that the applicant subsequently withdrew his request on February 12, 2005. 16. East side of Winchester road at Rustic Glen Drive REQUEST: From Neighborhood Commercial (NC) to Professional Office (PO) At this time, the public hearing was opened. Mr. Bart Doyle, representing the applicant, spoke in support of the requested change. It was the consensus of the Planning Commission to deny the request but expressed a willingness to a General Plan Amendment with a development proposal for senior housing at some future time. 17. Northeast corner of Ynez Road and Tierra Vista Road REQUEST: From Professional Office (PO) to High Density Residential (HD) At this time, the public hearing was opened. Mr. Eric Luna, owner of project, spoke in favor of the request. It was the consensus of the Planning Commission to change the designation from Professional Office (PO) to Medium Density (MD). 18. Request for change to General Plan Land Use Plan for 2.5 acres located on the south side of Pauba Road, west of the Plaza Del Sol Center R:IMinutasPCI031605 10 At this time, the public hearing was opened. Mr. Matthew Fagan, representing the applicant, noted that the change would represent an extension of uses that are consistent and compatible with the adjacent office/retail pattern of development to the east and existing and proposed Public Institutional uses on the north side of Pauba Road. It was the consensus of the Planning Commission to deny the request and retain the Very Low Density Residential designation. Mr. Steve Corona, representing the Corona Family, spoke in opposition to the inclusion of properties outside of the City's sphere. In response to Mr. Corona's comment, Principal Planner Hogan relayed the CAC's opinion to not convert areas that are currently agricultural and rural residential into urban densities; that the CAC focused on urban development in urban areas and to maintain the agricultural and rural character within the City, advising that noticing was provided by the newspapers. At this time, the public hearing was closed. MOTION: Commissioner Olhasso moved to recommend that the City Council approve the Environmental Impact Report, to approve the Draft General Plan as amended by the Planning Commission, and to adopt the resolution. Commissioner Guerriero seconded the motion and voice vote reflected unanimous approval. PC RESOLUTION NO. 2005-014 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL CERTIFY THAT FINAL ENVIRONMENTAL IMPACT FOR THE GENERAL PLAN AND APPROVE THE COMPREHENSIVE UPDATE OF THE GENERAL PLAN COMMISSIONERS' REPORTS For Chairman Mathewson, Mr. Parks relayed that he will ensure that he receives his report regarding the mining operation on Rancho California Road. Commissioner Olhasso stated that she will not be able to attend the March 30, 2005, Planning Commission meeting. PLANNING DIRECTOR'S REPORT No additional comment. R:\MinutesPCI031605 11 . ADJOURNMENT At 11 :30 P.M., Chairman Mathewson formally adjourned this meeting to the next reaular meetlna to be held on Wednesday. March 30. 2005 at 6:00 P.M., in the City Council Chambers, 43200 Business Park Drive, Temecula. ~ D Mathewson Chairman ~ ~~~.~]/-/ Debbie Ubnoske Director of Planning R:\MinutasPCI031605 12