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HomeMy WebLinkAbout011905 PC Minutes . MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION JANUARY 19, 2005 CALL TO ORDER The City of Temecula Planning Commission convened in a regular meeting at 6:00 P.M., on Wednesday, January 19, 2005, in the City Council Chambers of Temecula City Hall, 43200 Business Park Drive, Temecula, California. ALLEGIANCE Commissioner Chiniaeff led the audience in the Flag salute. ROLL CALL Present: Commissioners Chiniaeff, Guerriero, Mathewson, Olhasso", and Chairman Telesio. Absent: None. "Commissioner Olhasso arrived at 6:23 P.M. PUBLIC COMMENTS None. CONSENT CALENDAR 1 Aaenda RECOMMENDATION: 1.1 Approve the Agenda of January 19, 2005. It was noted by Chairman Telesio that Item No.4 will be considered after Item No. 9. 2 Minutes .RECOMMENDATION: . 2.1 Approve the Minutes of October 6, 2004; Commissioner Mathewson abstained with regard to this item. R:\MinulesPC\011905 1 2.2 Approve the Minutes of October 20, 2004; 2.3 Approve the Minutes of November 3, 2004; Commissioner Guerriero abstained with regard to this item. 2.4 Approve the Minutes of November 17, 2004. 3 Director's Hearina Case Uodate RECOMMENDATION: 3.1 Approve the Director's Hearing Case Update for December, 2004. MOTION: Commissioner Chiniaeff moved to approve Consent Calendar Item Nos. 1-3. The motion was seconded by Commissioner Guerriero and voice vote reflected approval with the exceDtion of Commissioner Guerriero who abstained with regard to Item 2.3; Commissioner Mathewson abstained with regard to Item No. 2.1; and Commissioner Olhasso was absent (arrived at 6:23 P.M.). COMMISSION BUSINESS Election of new Chairoerson and Vice Chairoerson MOTION: Commissioner Guerriero moved to appoint Commissioner Mathewson as the Commission Chairman for 2005. The motion was seconded by Chairman Telesio and voice vote reflected approval with the exceDtlon of Commissioner Olhasso who was absent. MOTION: Commissioner Chiniaeff moved to appoint Commissioner Guerriero as the Commission Vice Chairman for 2005. The motion was seconded by Chairman Telesio and voice vote reflected approval with the exceDtion of Commissioner Olhassowho was absent. Expressing his appreciation to outgoing Chairman Telesio for his leadership, newly appointed Chairman Mathewson thanked the Commission for being given the opportunity to serve as the Commission Chairman for 2005. PUBLIC HEARING ITEMS Continued from December 15, 2004 4 Plannina Aoolication No. PA04-0550. a Maior Modification to a Develooment Plan. submitted bv Brian Price. Breckenridae Grouo. to allow exterior elevation chanaes and the conversion of a Coco's Restaurant to a Rubv's Diner. located at 26495 Ynez Road. west of Ynez Road between Winchester Road and Overland Drive in the Palm Plaza Shoooina Center. Matt Peters. Associate Planner. This Item will be considered after Agenda Item No.9; see page 13. R:\MinutesPC\011905 2 Continued from January 5, 2005 5 Plannina Application Nos. PA04-0134 and PA04-136. a Development Plan and Tentative Tract Map No. 32113. submitted bv Matthew Faaan Consultants. to construct two. multi- tenant industrial buildinas on 8.5 acres. Buildina A is 73.148 sauare feet and includes 27 industrial condominium units ranaina in size from 2.066 to 4.143 sauare feet and Buildina B is 55.785 sauare feet and includes 17 industrial condominium units ranaina in size from 2.066 to 4.143 sauare feet. located on the north side of Reminaton Avenue and south side of Dendv Road. between Diaz Road and Winchester Road. Cheryl Kitzerow. Associate Planner By way of overheads, Associate Planner Kitzerow reviewed the staff report (as per agenda material) and added the following condition to the resolution for the Development Plan: . That the revised and initial study include additional mitigation measure, requiring low volatile organic compound architectural coatings for the buildings that were added to the initial study. In response to Chairman Mathewson, Ms. Kitzerow advised that staff would be of the opinion that an additional Health Risk Assessment would not be necessary with regard to carcinogenic affects/diesel exhaust. Providing additional clarification, Assistant City Attorney Curley noted that this matter will further be addressed in the General Plan which will include an environmental review and should address the concerns of the Air Quality Management District (AQMD). Mr. Mathewson questioned whether the new General Plan Element will satisfactorily address this issue. Noting that because a majority of the diesel emissions which penetrate this area are not directly from this area, Commissioner Chiniaeff concurred with staff's opinion that, at this time, an additional Health Risk Assessment would not be necessary. In light of the concern raised, Assistant City Attorney Curley noted that in an effort to be proactive to AQMD's concerns, the City has preliminarily discussed the City adoption thresholds or some criteria within its local guidelines and advised that follow up with AQMD will occur in an effort to further understand its position. Having worked with Associate Planner Kitzerow, Mr. Matthew Fagan, representing CBC Remington, relayed concurrence of the conditions of approval and requested the Commission's support. With regard to the AQMD matter, Mr. Fagan noted that because the site of discussion has been graded, nominal construction emissions will result and could be mitigated and that as far as operational emissions, diesel-type vehicles will not visit this site. At this time, the public hearing was closed. MOTION: Commissioner Guerriero moved to approve the request with the addition of a condition, as noted above, along with the adoption of the resolutions for the Tentative Tract Map and the Development Plan. The motion was seconded by Commissioner Chiniaeff and voice vote reflected approval with the exception of Commissioner Olhasso who was absent. R:\MlnutesPCI01190S 3 PC RESOLUTION NO. 2005-01 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04-0136 TENTATIVE TRACT MAP NO. 32113 TO CREATE 44 INDUSTRIAL CONDOMINIUM UNITS IN TWO . BUILDINGS RANGING IN SIZE FROM 2,066 SQUARE FEET TO 4,143 SQUARE FEET ON 8.5 ACRES GENERALLY LOCATED ALONG THE NORTH SIDE OF REMINGTON AVENUE AND SOUTH .OF DENDY ROAD, BETWEEN DIAZ ROAD AND WINCHESTER ROAD, KNOWN AS ASSESSOR'S PARCEL NO. 909-370-037 PC RESOLUTION NO. 2005-02 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04-0134 A DEVELOPMENT PLAN TO CONSTRUCT TWO MULTI-TENANT BUILDINGS TOTALING 128,933 SQUARE FEET ON 8.5 ACRES IN THE LIGHT INDUSTRIAL ZONE, LOCATED ALONG THE NORTH SIDE OF REMINGTON AVENUE AND SOUTH SIDE OF DENDY ROAD, BETWEEN DIAZ ROAD AND WINCHESTER ROAD, KNOW AS ASSESSOR'S PARCEL NO. 909-370-037 6 Plannina Apolication Nos. PA04-0359 and PA04-0365. Tentative Tract Map No. 32104 and a Home Product Review. submitted bv Grevstone Homes. to subdivide 5.2 acres into 53 sinale familv residential lots. 18 open space lots. one street lot. and consider the architectural desian and placement of the proposed homes within the tract. located on the northwest corner of Lake House Road and Sarasota Lane within the Harveston Specific Plan area. Matthew Harris. Associate Planner Associate Planner Harris highlighted the staff report (of record), advising that the Public Works Department has requested that Condition No. 19 be modified as follows: Relinquish and waive right of access to and from Logan Court on the Final Map with the exception of ~ openings as delineated on the approved Tentative Tract Map. By way of the enhanced elevations' exhibit, Mr. Harris, for Commissioner Chiniaeff, confirmed that the longer side elevations are being enhanced. For Commissioner Telesio, Mr. Harris clarified that all previously requested conditions have been incorporated. In response to Chairman Mathewson, Mr. Harris noted that this project will not exceed the 20% threshold, as per the Specific Plan, with regard architectural styles. Mr. Matthew Fagan, representing Lennar - Greystone Homes, expressed the applicant's concurrence with staff's findings and conditions of approval, including the amended conditions. R:\MinutesPC\011905 4 Ms. Mary Anne Paradise, Temecula, representing Lennar - Greystone Homes, advised that there will be 60 homes in the Ashville I project. Elaborating on the reasons of why he and his family chose to move to the Harveston Community, Mr. Anthony Reiter, Temecula, a licensed architect, expressed concern with regard to the height (three-story) and density of the proposed project. For Mr. Reiter, Chairman Mathewson clarified that the proposed density will be consistent with the Specific Plan. In response to Commissioner Chiniaeff's inquiry, Ms. Paradise noted that the Lennar Sales Offices has fully disclosed and apprised potential buyers that the Harveston Specific Plan does include many different densities and architectural styles. Mr. Chiniaeff noted that residents should be required to sign a notice making them fully aware of the specifics of the Specific Plan. At this time, the public hearing was closed. Commissioner Olhasso expressed concern with the three-story structures. Considering the Commission had previously approved three-story structures in the first phase of this project, Commissioner Chiniaeff noted that it would be within the applicant's right to request three-story structures for the proposed phase. Commissioner Telesio suggested that the disclosure responsibility of the developer and the responsibility of the buyer be addressed and clarified. At this time, the public hearing was reopened. It was noted, by Chairman Mathewson, that of the proposed 53 structures, approximately 30 of them will be three-story structures and advised that the three-story structures will require an additional height of approximately 12'. Further clarifying the information that is disclosed to the potential buyers, Ms. Paradise advised that the Welcome Home Center does display a topographical map which reflects the Specific Plan. Addressing the disclosure information given to potential buyers, Mr. Mike Bender, Temecula, commented on a community pamphlet and a general rendering of Harveston Community. As far as the Welcome Home Center, Mr. Bender noted that he would not view the individuals working at the Center as helpful in providing pertinent information. Further elaborating on information provided to potential buyers, Mr. Greg Bucella, representing the applicant as the architect, commented on elevation/product information that was available in the Welcome Home Center, noting that concept elevations included three-story structures. At this time, Chairman Mathewson closed the public hearing. Considering what the Commission conceptually approved at the Specific Plan level, Commissioner Chiniaeff expressed his support of the request. R:\MinutesPC\011905 5 MOTION: Commissioner Chiniaeff moved to approve the staff recommendation with the recommended conditions of approval as well as amended by Condition No. 19 (Public Works Department; see page 4) and to adopt the associated resolution. The motion was seconded by Commissioner Olhasso and voice vote reflected unanimous approval. PC RESOLUTION NO. 2005-03 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04-0359 (TENTATIVE TRACT MAP TIM 32105) AND PA04-0365 (HOME PRODUCT REVIEW ASHVILLE II) TO SUBDIVIDE 5.23 ACRES INTO 53 SINGLE FAMILY RESIDENTIAL LOTS, 18 OPEN SPACE LOTS, AND A ONE PRIVATE STREET LOT AND APPROVING THE ARCHITECTURAL DESIGN AND PLACEMENT OF 53 HOMES WITHIN A PORTION OF PLANNING AREA 3 OF THE HARVESTON SPECIFIC PLAN New Items 7 Plannina Application No. PA04-0358. Tentative Tract Map No. 32319. submitted bv Standard Pacific Homes. to subdivide 3.92 acres into 6 sinale-familv residential lots with a minimum lot size of 20.000 sauare feet. located in Plannina Area 16 of the Wolf Creek Specific Plan. southeast of Wolf Vallev Road and Pechanaa Parkwav. west of the Redhawk Development. Chervl Kitzerow. Associate Planner Associate Planner Kitzerow referenced the staff report (as per written material), advising that the downward trending slopes are part of the subject property; that the developer will plant the sloped area; that the homeowner will maintain the area; and noting that the Public Works Department has requested that Condition No. 73 (Transportation Uniform Mitigation Fees) be deleted. Advising that he was in attendance to address any questions, Mr. Adam Smith, representing the applicant, thanked Associate Planner Kitzerow for her presentation as well as other Planning Department staff members for their efforts. At this time, the public hearing was closed. MOTION: Commissioner Guerriero moved to approve the staff recommendation, deleting Condition No. 73 (Public Works Department, as noted above) and to adopt the associated resolution. The motion was seconded by Commissioner Chiniaeff and voice vote reflected unanimous approval. R:\MinutesPC\011905 6 PC RESOLUTION NO. 2005-04 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04-0358 TENTATIVE TRACT MAP NO. 32319 SUBDIVIDING 3.92 ACRES INTO SIX-SINGLE FAMILY LOTS IN PLANNING AREA 16 OF THE WOLF CREEK SPECIFIC PLAN, GENERALLY LOCATED SOUTHEAST OF WOLF VALLEY ROAD AND PECHANGA PARKWAY KNOWN AS ASSESSOR'S PARCEL NO. 962-010-001 8 Plannina Application No. PA04-0350. Tentative Tract Map No. 32436. submitted bv Lennar Communities Inc. to subdivide 10.8 acres into 76 sinale-familv residential lots and 10 open space lots. located east of Ynez Road and north of Date Street within the Harveston Specific Plan area. Matthew Harris. Associate Planner Associate Planner Harris highlighted the staff report (as per agenda material), referencing letters (copies of which were distributed to the Commission) received from property owners in Murrieta as well as from the City of Murrieta. In response to Commissioner Chiniaeff, Mr. Harris confirmed that the rear property line of the property of discussion will be located in the City; that this area will sit higher than the up sloped property abutting the City property line; and that the up sloped area is located in the City of Murrieta. Mr. Harris noted that a landscape buffer will be provided along the City's rear property line. With regard to the City of Murrieta retaining a one-foot non-access strip across North End Road, Mr. Harris and Deputy Director of Public Works Parks advised that Murrieta City Council approval would be necessary for the proposed connection; that the previous Tract had the imposition of a condition, requiring Murrieta City Council approval prior to final recordation; that this particular Tract does not have such a condition because this Tract does not have access requirements to connect to North End Road; that the two required points of access will be Ynez Road and to the circulation roads within the other tract; and that the Commission may opt to add a similar condition to this particular Tract, requiring Murrieta City Council approval prior to final recordation. Commissioner Chiniaeff was of the opinion that the same condition as was imposed on the previous Tract with regard to the City of Murrieta granting approval of the one-foot non-access strip should be imposed on this particular Tract. For Commissioner Guerriero, Mr. Harris advised that, for the previous tract, in an effort to ensure proper emergency response, the Fire Department required two access points; that the applicant has been discussing the matter with the City of Murrieta and one option would be to install a crash gate at the terminus of North End Road, serving as an emergency access but no general public access; and that this matter has not been unresolved with the City of Murrieta. Commissioner Chiniaeff suggested that the proposed Tract not be approved until the previous Tentative Tract Maphas been approved. Planning Director Ubnoske clarified that staff is in support of approving the Tentative Tract Map because the City of Murrieta has approved the access through this Tentative Tract Map as being consistent with the Specific Plan. R:\MinulesPC\011905 7 Stating that the jurisdiction for the proposed action is in the City of Temecula and understanding the Commission's concern, Assistant City Attorney Curley was of the opinion that the Commission would be justified to proceed with action at this meeting, applying the City of Temecula standards to a City of Temecula application. For Commissioner Chiniaeff, Mr. Curley noted that the imposition of a condition to require a secondary access point prior to recordation would be viewed as a health and safety matter and, therefore, would be a defensible condition. Deputy Public Works Director Parks advised that within the Specific Plan and the Development Plan, there was an agreement between the applicant (Lennar) and the City of Murrieta to mitigate traffic issues; that Lennar has paid the City of Murrieta in excess of $600,000 to address these issues; and that the City of Murrieta agreed to the Specific Plan which showed the connection and as well agreed to the proposed mitigations and accepted payment for it. At this time, the public hearing was opened. Advising that this will be the applicant's final single-family project, Mr. Kevin Lynch, representing Lennar Communities, commented on efforts undertaken to resolve this particular issue and voiced no objection to the imposition of a condition to require a secondary point prior to Map recordation. There being no other speakers, the public hearing was closed. MOTION: Commissioner Chiniaeff moved to adopt the Tentative Tract Map resolution and to proceed with the recommended action of approval with the addition of a condition, requiring no Tentative Tract Map recordation prior to the applicant obtaining approval from the City of Murrieta with regard to the secondary access. The motion was seconded by Commissioner Guerriero and voice vote reflected unanimous approval. PC RESOLUTION NO. 2005-05 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04-0350, TENTATIVE TRACT MAP NO 32436 SUBDIVIDING PLANNING AREA 11 OF THE HARVESTON SPECIFIC PLAN INTO 76 SINGLE FAMILY LOTS AND 10 OPEN SPACE LOTS FOR LENNAR COMMUNITIES ON 10.8 VACANT ACRES GENERALLY LOCATED EAST OF YNEZ ROAD AND NORTH OF DATE STREET KNOWN AS PORTIONS OF ASSESSOR'S PARCEL NO. 910-100-007 AND -008 9 Plannina Application No. PA04-0393. a Development Plan. submitted bv Curry Brandaw Architects. to construct. establish. and operate a four-story senior conareaate care facilitv consistina of 115 units on 2.1 acres and an exception to the development standards to reduce the on site parkina reauirements bv 13 spaces. located on the southeast corner of Villaae Road and Township Road within the Harveston Specific Plan. Matthew Harris. Associate Planner By way of overheads, Associate Planner Harris presented the staff report (of record), noting that in the Specific Plan, a conceptual plan was proposed for a mixed-use Village which was to R:\MinutesPC\Oll905 8 encompass an assisted living facility; that the proposed use would be for ambulatory residents in their late 70s and 80s; that it be a four-story structure (106,882 square feet) and would be located on 2.1 acres; that, as per the Development Plan, parking requirements will be 81 spaces (covered and uncovered spaces); that the applicant has requested an exception to the Development Standards, reducing the total number of parking spaces to 68 (34 covered and 34 uncovered); that this parking reduction has been requested because fewer than 25% of the residents own vehicles; that the facility will include the operation of a 20-passenger shuttle bus; that because of those two factors, staff would concur with the requested reduction in parking; that the applicant has agreed to construct a tower at the intersection of the Village similar to the one for ABC Preschool; and that the proposed building height (50'), as per the Development Code, will be below the maximum requirement for the lot. At this time, the public hearing was opened. Highlighting the proposed project, Mr. Matthew Fagan, representing Lennar Communities, commented on the intent of the Village - to provide a variety of uses and requested the Commission's approval. For Chairman Mathewson, Mr. Fagan elaborated on how the Preschool and the proposed facility will provide a vibrant streetscape community, stating that the Main Street leads to numerous different places - park, lake park, community park, etc. By way of an exhibit, Mr. Garth Brandaw, representing the Holiday Retirement Corporation, provided background information with regard to the Holiday Retirement Corporation as well as the services provided to its residents; advised that the Corporation is a community-oriented facility; that for the majority, the residents of the Retirement facility enjoy being a part of the community, next to a school, daycare center, single-family residences, etc. Highlighting the proposed facility, Mr. Brandaw noted the following: . That the proposed height of the facility will 45' which will be 5' below the 'allowable height of the Specific Plan; , . That the view corridors/visual impact of this project will be very limited; . That a tremendous amount of wall articulation, patios, terraces, roof elements, etc. will be provided; . That 115 suites would be the minimum number of suites necessary to make this project economically feasible; In response to Commissioner Chiniaeff, Mr. Brandaw clarified the following: . That three different types of suites will be offered - 60% one-bedroom suites, 30% studios, and 10% two-bedroom suites; . That no cooking facilities are provided within the suites; . That no nursing care/medication monitoring will be provided at this facility. Mr. Kevin Lynch, representing Lennar Communities, advised that the ABC Preschool as well as the Holiday Retirement Corporation were delicately picked by Lennar and requested the Commission's support of the project. R:\MinutesPC\011905 9 Wanting businesses specific to the community as well as ones that will continue to add value to the community, Mr. Lynch, in response to Commissioner Olhasso, advised that the retail leasing process is progressing, noting that he would estimate that there will be approximately 5,000 to 7,000 square feet of retail available. The following individuals spoke in opposition to the proposed project: Ms. Bonnie Adams Harveston Community resident Ms. Kim Juarez Harveston Community resident Ms. Christina Grade - Harveston Community resident Mr. Roger Logan Harveston Community resident Ms. Saundra Stormer-Simm - Harveston Community resident Mr. Anthony Reiter Harveston Community resident Mr. Jason Ehmke Harveston Community resident Mr. Spencer Simm Harveston Community resident Mr. Mike Bender Harveston Community resident (submitted a petition of opposition to the proposed facility signed by 200 Harveston residents) The above-mentioned individuals spoke in opposition to the project for the following reasons and offered the following suggestions: . Lack of a Village feel . Height of the proposed building (45') . When signing paper work to purchase into the Harveston Community, were advised that there would be no buildings higher than two story; . Suggested underground parking to further reduce the height of the proposed building; . No opposition to a retirement community of a smaller scale; . Mass, along the street, of the proposed building; . Aesthetically not pleasing; would impact the small-town feeling of the Harveston Community; . Safety and traffic concerns (speed/increased traffic flow/not stopping at stop signs) considering its close proximity to the preschool and residences; . . Would prefer a building no higher than two stories; R:\MinutesPC\Oll905 10 . Proposed building should be no higher than 35' and possibly permitting a three-story building; . Lack of continuity, as throughout the community, of the tower element on the proposed building; . Fire Department/ambulance access for medical assistance and its impacts on the existing residents; At 8:15 P.M., Chairman Mathewson called a short recess and reconvened the meeting at 8:23 P.M. and continued with the public hearing. . Lack of on-site parking for the residents of this facility as well as staff; . Scale of the proposed building inappropriate for a residential neighborhood; . Residents were not apprised of the proposed apartments/retirements facility/etc.; . Potential use of the Harveston Community bus by this facility's residents; that the Harveston Community bus is paid for the residents of Harveston. By way of overheads, at this time, Mr. Garth Brandaw, representing the applicant, responded to the above-mentioned comments as follows: . Parking ratio - .6 spaces per suite (including residents, staff, and visitors) of the existing 300 facilities that Holiday Retirement Corporation operates has been sufficient for the residents; . 'Mass/scale - structure will not be imposing on any view corridor; scale of the structure would be appropriate within the community; . Proposed structure necessary in order to make this facility economically viable. At this time, the public hearing was closed. In response to the Commissioners, Associate Planner Harris provided clarification and input as follows: . that the Specific Plan would permit a variety of different types of mixed uses for this particular site such as banks, barber shops, Boys and Girls Clubs, catering services, religious institution, office building, etc.; that the religious institution and office building would be in similar magnitude to what the applicant is proposing and of these two uses, an office building would generate more traffic; that a higher density could have been permitted on this parcel of discussion as long as the FAR requirements are met; ,. that no single-family residence will directly abut this facility; that some single-family residences will be located kitty corner from the proposed project (230' distance); . that the Specific Plan does not permit access either on Township or Village Roads and, therefore, access to the facility was relocated; R:\MinutesPC\01190S 11 . that, as per the Specific Plan, the maximum height limit is 50'; . that in an effort to create a pedestrian-oriented Village as to scale and design, as per the Specific Plan, special concentration has been given to the first-story of the building; . that originally the applicant had requested 120 units; that number has been reduced to 115 units in order to address staff's concern with parking; . that considering the small constraints of the proposed site, sub grade parking would not be economically feasible. Having been a part of this project since its inception and having attended tours provided by Mr. Fagan of other Lennar projects, Commissioner Guerriero noted that even though the proposed project will meet the City's guidelines, he does not recall seeing a four-story congregate care facility at any of those sites and that in his opinion, a four-story structure would not be suitable for this community. Although concurring with the need for congregate care in the City of Temecula, Mr. Guerriero questioned the size/mass of this particular project within the Harveston Community and its economic viability. Expressing his support of the residents' concerns with regard to the size of the proposed structure, Mr. Guerriero noted that the proposed size would be too large for a residential-village concept. Commending the applicant on the articulation of the proposed building, Commissioner Chiniaeff noted that the issue would be massing and expressed his concurrence with Commissioner Guerriero's comment that the proposed structure would be too high for this community. Mr. Chiniaeff as well expressed concern with the applicant's request to reduce the number of parking spaces, noting that by reducing the number of units, additional parking spaces could be provided. Disappointed by the limited amount of square feet of retail, Commissioner Olhasso expressed her opposition to the proposal. Because the approved Specific Plan would permit the construction of a structure up to 50' in height, Assistant City Attorney Curley, for Commissioner Telesio, advised that the Specific Plan does create a menu/range of opportunities, noting that the application before the Commission is a Development' Plan which does require specific findings with regard to General Health, Safety, and Welfare. Based on findings that the Commission will provide, Mr. Curley advised that Commission may deny a four-story structure even though it would be permitted under the Specific Plan. Echoing concern with regard to the height and massing of the proposed project, Chairman Mathewson expressed concern with on-site parking, viewing the facility as under parked and questioned whether the proposed project would be compatible with the overall Harveston scheme. Having approved the Specific Plan, Mr. Mathewson relayed his expectation of varied residential products but also the development of a true main street retail opportunity, noting that the main street concept must be developed with retail opportunities and noted that the proposed project would not be a project heading into that main street concept direction. At this time, Mr. Mathewson recommended that the applicant address the noted issues and encouraged the applicant to explore the possibility of retail within its facility. Concurring with Chairman Mathewson's comment, Commissioner Olhasso stated that she would not view, at this time, the village center concept as a vital concept. R:\MinutesPC\011905 12 . By eliminating one story from the proposed facility, Commissioner Telesio noted that such a reduction would not address the noted concerns with regard to the lack of retail, commenting on the location of such a facility within the village. If the proposed project were scaled down, Mr. Telesio questioned whether that would provide the desired type of retail concept. Commenting on the desired retail opportunities and the available locations for such opportunities, Commissioner Chiniaeff viewed the proposed use as acceptable. As per the Site Plan, Mr. Chiniaeff, with the exception of the proposed structure being four stories tall, has addressed concerns raised by the residents, such as: orientation, larger buffer to residential, etc., noting that basic questions would be whether or not the Commission is desirous of the proposed use. Referencing the concept of the Specific Plan, Mr. Chiniaeff commented on the Commission's original support of the retail component. Commissioner Guerriero reiterated that lack of commerciaVretail element within the Harveston Community. Planning Director Ubnoske requested that the Commission consider a continuance for the applicant in effort to achieve a compromise between the City and the applicant. In an effort to address the noted concerns/comments, Mr. Brandaw relayed the applicant's desire to be given the oppcrtunity to review other options and expressed support of a continuance. MOTION: Commissioner Chiniaeff moved to continue this matter to the March 2, 2005, Planning Commission meeting. The motion was seconded by Commissioner Guerriero. Chairman Mathewson suggested the formation of a subcommittee. Commissioner Guerriero requested that staff contact those in attendance of this meetings to ensure notification of the continuance to the March 2, 2005, Planning Commission meeting AMENDED MOTIQN: Commissioner Chiniaeff moved to continue this matter to the March 2, 2005, Planning Commission meeting and requested that those residents in attendance of this meeting be informed of the continuance to the March 2, 2005, Planning Commission meeting. The motion was seconded by Commissioner Guerriero and voice vote reflected unanimous approval. At 9:30 P.M., Chairman Mathewson called a short recess and reconvened the Commission meeting at 9:37 P.M. Item No.4 discussed out of order; see page 2. 4 Plannina Application No. PA04-0550. a Maior Modification to a Development Plan. submitted bv Brian Price. Breckenridae Group. to allow exterior elevation chanaes and the conversion of a Coco's Restaurant to a Rubv's Diner. located at 26495 Ynez Road. west of Ynez Road between Winchester Road and Overland Drive in the Palm Plaza Shoppina Center. Matt Peters. Associate Planner Associate Planner Peters highlighted the staff report (of record), referencing supplemental material distributed to the Commission; advising that this particular item had been continued from the December 15, 2004, Commission; and summarizing the following design changes: R:\Minute.PCI011905 13 removal of the tower element, replacement of the red accent bands on the cornice with grey accent bands; replacement of the red ceramic tile in the base to grey tile; allowing red LED lighting within the red accent band subject to review and approval by the Director of Planning; permitting red entry doors; and permitting red awnings a white valance. Mr. Peters advised that staff would recommend approval as modified, as noted above, with the conditions of approval. For Commissioner Chiniaeff, Associate Planner Peters noted that the applicant is in concurrence with the recommended modifications and the conditions of approval. . Commissioner Olhasso expressed her preference of red awnings with red valances versus a white valances. Responding to the Commissioners, Mr. Brian Price, representing the applicant, noted that there was no intent to retexture the building because it will match the existing buildings in the center and voiced no opposition to the proposed conditions of approval and the recommended design changes. At this time, the public hearing was closed. MOTION: Commissioner Olhasso moved to approve staff recommendation with the design modifications, as noted above by staff, along with an amendment to include red awnings with red valances. Commissioner Guerriero seconded the motion and voice vote reflected unanimous approval. COMMISSIONERS' REPORTS A. Commissioner Olhasso questioned whether a Commission ad hoc committee should be formed to address the retail issue in the Harveston Community. It was recommended that the applicant explore residential over retail. B. Thanking outgoing Chairman Telesio on a job well done, Commissioner Guerriero congratulated incoming Chairman Mathewson on his newly appointed position. Due to his work responsibilities, Mr. Guerriero apologized to the Commission for the meetings he has missed. C. Appreciating the opportunity to serve as Commission Chairman, Mr. Mathewson encouraged the formation of an ad hoc committee to address the retail issues in the Harveston Community. Commissioners Guerriero and Telesio offered to serve on the committee. In response to Chairman Mathewson, Planning Director Ubnoske advised that she would confirm with the Public Works Department on how long the sand operation on Rancho California Road, next to the Kating apartments, will continue. D. In light of this evening's discussion with regard to the Harveston Community, Commissioner Chiniaeff commented on the need to address the type of information that is being disclosed through the sales offices to potential buyers, suggesting a signed specific form and/or by the applicanVdeveloper posting each site of its future use. R:\MinutesPCI011905 14 PLANNING DIRECTOR'S REPORT A. Advising the Commission that Mr. Lynch, representing Harveston Community, has informed staff that the maintenance and replacement of street sign within the community will be the City's full responsibility, Planning Director Ubnoske noted that staff has been working with the developer in an effort to obtain requested information pertaining to the street signs, noting that typical street signs cost $200 to $300 per sign and that the specific street signs for the Harveston Community cost approximately $2,000 per sign. MOTION: Commissioner Guerriero moved to extend the meeting to 10:00 P.M. The motion was seconded by Commissioner Olhasso and voice vote reflected unanimous approval. As part of the overall Planning Commission's approval process of the Harveston Community project, Chairman Mathewson commented on the uniqueness of this project that was presented to the Commission and expressed concern with the limited amount of uniqueness as this project is coming to completion and, therefore, requested that the Commissioners be given the opportunity to meet with the City Manager or the City Council members to discuss this matter. Commissioner Olhasso noted that the street signs for Meadowview and Los Ranchitos are replaced at the City's expense. ADJOURNMENT At 10:01 P.M., Chairman Mathewson formally adjourned this meeting to the next reaular meetina to be held on Wednesday. February 2. 2005 at 6:00 P.M., in the City Council Chambers, 43200 Business Park Drive, Temecula. ~-<< U~~ Debbie Ubnoske Director of Planning R:\MinutesPC\Oll905 15 .. The meeting of January 5. 2005 was cancelled.