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HomeMy WebLinkAbout121597 PC MinutesMINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION DECEMBER 15, 1997 CALL TO ORDER The City of Temecula Planning Commission convened in a regular session at 6:03 P.M., on Monday, December 15, 1997, in the City Council chambers of Temecula City Hall, 43200 Business Park Drive, Temecula, California. Vice Chairwoman Slaven presiding. ROLL CALL Present: Commissioners Guerriero, Miller, Slaven, Soltysiak. Absent: Chairwoman Fahey. Also Present: Planning Manager Ubnoske, Principal Engineer Parks, Attorney Curley, Senior Planner Hogan Associate Planner Fagan, and Minute Clerk Ballreich. PUBLIC COMMENTS None given. COMMISSION BUSINESS 1. APPROVAL OF AGENDA MOTION: Commissioner Guerriero moved for the approval of the Agenda as amended, changing the order of Agenda Items discussed as follows: No. 7, No. 4, No. 3, No. 5, and No. 6. The motion was seconded by Commissioner Soltysiak and voice vote of those present reflected unanimous approval (Chairwoman Fahey absent). 2. APPROVAL OF MINUTES - November 3, 1997 MOTION: Commissioner Soltysiak moved for the approval of the November 3, 1997, Planning Commission minutes as written. The motion was seconded by Commissioner Miller and voice vote of those present reflected unanimous approval (Chairwoman Fahey absent). Planning Commission December 15, 1997 COMMISSION BUSINESS FINDING OF PUBLIC CONVENIENCE OR NECESSITY FOR RALPH'S GROCERY COMPANY, LOCATED NORTHEASTERLY OF THE INTERSECTION OF MARGARITA ROAD AND WINCHESTER ROAD (STATE HIGHWAY 79 NORTH) Discussion postponed; see page 4. PUBLIC HEARINGS 4. PLANNING APPLICATION NO. PA97-0158 (SPECIFIC PLAN AMENDMENT) Planning Commission consideration to amend #6 to the Paloma Del Sol Specific Plan RECOMMENDATION It was recommended by staff that the Planning Commission approve the request. Senior Planner Hogan reviewed the staff report (as per written material of record). Because the applicant's representative had not yet arrived to the meeting, it was the consensus of the Commissioners to continue the Item to later in the evening (see page 4). PLANNING APPLICATION NO. PA97-0305 (DEVELOPMENT PLAN) AND PLANNING APPLICATION NO. PA97-0368 (TENTATIVE PARCEL MAP NO. 28697) WINCHESTER MEADOWS Planning Commission consideration to design, construct, and operate a 144,000 square foot, 14-building, commercial retail center in three {3) phases on 15.3 acres. RECOMMENDATION It was recommended by staff that the Planning Commission approve the request. Principal Engineer Parks referenced amendments made in an effort to address circulation, noting that a dedicated exit only, out of the northerly driveway, will be constructed and that the applicant will encumber half of the cost associated with this signalized exit. In response to the Commissioners' concerns noted at the December 1, 1997, Planning Commission meeting, Mr. Tom Bergerson, representing the applicant, informed, by way of exhibits, the Commissioners of enhancements made to the pedestrian plaza area, noting the following: Planning Commission December 15, 1997 that a zero-face curb is being proposed around the turns with the use of bollards; that the originally proposed bollards along the driveways were eliminated but they were retained on the corner of each driveway; that the eliminated bollards, along the driveways, were replaced with 5' planters; that shrubbery along with palm trees would be provided to further define this area and to provide additional shading; that a well-defined, 5' wide crosswalk will be provided at the main driveway entrance. In closing, Mr. Bergerson reviewed the natural pedestrian circulation path of the Center. Having been absent from the December 1, 1997, Planning Commission meeting, Commissioner Guerriero advised that he has listened to the audio tapes with regard to this request and that he has a clear understanding of this project. With regard to the location of the recycling center (in the parking lot), Commissioner Miller requested that for aesthetic purposes, an alternate location be considered such as the back corners of the project. Although relocating the recycling bins to behind the buildings would be more aesthetically pleasing, Principal Engineer Parks noted that by doing so, the use of these bins may decrease because of low visibility. To ensure clarification, Commissioner Soltysiak requested that proposed Condition No. 6b (with regard to permanent perimeter landscaping) be amended as follows: Permanent street scape shall be installed at a width of 25' on Winchester Road and 20' on Margarita Road. In response to Vice Chairwoman Slaven, Mr. Bergerson noted that to ensure clear visibility of the major anchor store (Ralph's), no relocations of buildings are being proposed and stated that a defined 5' pedestrian travel path will link the Center's buildings. Because excess parking is being provided, Vice Chairwoman Slaven continued to relay her desire to relocate some of the buildings in order to create more cohesiveness among the buildings. With regard to the amendments made relative to the pedestrian plaza, Vice Chairwoman Slaven expressed her support. MOTION: Commissioner Miller moved to close the public hearing; to adopt the Negative Declaration for PA97-0305 and PA97-0368; to adopt the Mitigation Monitoring Program for PA97-3005 and PA97-0368; to adopt Resolution No. 97-039 approving PA97-0305; and to adopt Resolution No. 97-040 approving PA97-0368 with the following amended and added conditions: Planning Commission December 1,5, 1997 AMEND that permanent street scape shall be installed at a width of 25' on Winchester Road and 20' on Margarita Road (Condition No. 6b); ADD 0 0 that the applicant shall work with staff as to the relocation of the recycle center; that prior to issuance of a Building Permit, a traffic signal at the intersection of Margarita Road and the northerly entrance to Price Costco be designed; that the developer shall receive credits for its Public Facilities Development Impact Fee for 50%; of the cost for the design of the traffic signal; that a traffic signal shall be installed and operational to the satisfaction of the Department of Public Works. PC RESOLUTION NO. 97-039 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA97-0305 TO CONSTRUCT AND OPERATE A 144,000 SQUARE FOOT, 14-BUILDING, COMMERCIAL RETAIL CENTER IN THREE PHASES ON PARCELS CONTAINING 15.3 NET ACRES LOCATED NORTHEASTERLY OF THE INTERSECTION OF WINCHESTER ROAD (STATE HIGHWAY 79 NORTH) AND MARGARITA ROAD AND KNOWN AS ASSESSOR'S PARCEL NOS. 911-170-091, -094, AND -087 PC RESOLUTION NO. 97-040 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA97-0368 TO SUBDIVIDE A 15.3 ACRE PARCEL INTO THREE PARCELS LOCATED NORTHEASTERLY OF THE INTERSECTION OF WINCHESTER ROAD (STATE HIGHWAY 79 NORTH) AND MARGARITA ROAD AND KNOWN AS ASSESSOR'S PARCEL NOS. 911-170-091, -094, AND -087 The motion was seconded by Commissioner Guerriero and voice vote of those present reflected approval with the excel;)tion of Vice Chairwoman Slaven who voted no (Chairwoman Fahey absent). At this time, Commission Business (Agenda Item No. 3) was discussed. 4 Planning Commission December 15, 1997 FINDING OF PUBLIC CONVENIENCE OR NECESSITY FOR RALPH'S GROCERY COMPANY, LOCATED NORTHEASTERLY OF THE INTERSECTION OF MARGARITA ROAD AND WINCHESTER ORAD (STATE HIGHWAY 79 NORTH) Senior Planner Hogan reviewed the staff report (of record), briefly clarifying the questionnaire and advising that the Temecula Unified School District has expressed no objection to the request. MOTION: Commissioner Miller to moved that the Planning Commission make a finding of public convenience. The motion was seconded by Commissioner Soltysiak and voice vote of those present reflected unanimous approval (Chairwoman Fahey absent). At this time, the Commission returned to discuss Agenda Item No. 4; see page 2. 4. PLANNING APPLICATION NO. PA97-0158 (SPECIFIC PLAN AMENDMENT) Planning Commission consideration to amend #6 to the Paloma Del Sol Specific Plan RECOMMENDATION It was recommended by staff that the Planning Commission approve the request. Apologizing for not being present earlier, Mr. Barry Burnell, representing the applicant, advised that he was present to answer any questions and/or concerns. Planning Manager Ubnoske advised that she had met with a gentleman who had expressed concern with the fact that no clarification had been provided as to what type of minor deviations to the Specific Plan the Community Development Director may approve. Following some discussion, it was determined to clarify this issue by requesting the applicant to work with staff to formulate some language clarifying those changes which the Director may not approve such as increasing units, acreage, land use, etc. Mr. Burnell expressed no concern. For Ms. Juliet Anne Boysen, 44060 Margarita Road, staff provided clarification with regard to density, noting that 590 dwelling units are being proposed for 36.3 acres not 590 units per acre. In response to Ms. Boysen's concern that the submitted map does not accurately reflect the acreage of her property (2.65), it was noted that the specified number (2.5 acres) is merely an approximated number not the actual. To ensure Ms. Boysen's questions are appropriately answered, Vice Chairwoman Slaven suggested that any questions not specific to the proposed request but relative to the entire Specific Plan could be addressed by the Planning Department staff after the meeting. Echoing similar concerns raised by Ms. Boysen with regard to the Specific Plan, Ms. Iris Abernathy, 43980 Margarita Road, noted that she would also meet with the Planning Department staff. Planning Commission December 15, 1997 Mr. Steve Corona, representing his family's property -- 165 acres directly east of the subject site, requested a continuance in order to secure more information with regard to the proposed amendments and in order to determine how these amendments will impact his property. In response to Mr. Corona, Principal Engineer Parks advised that Mr. Corona's concerns with regard to drainage are being addressed by Assessment District 159, noting that an interceptor drainage system will be installed to carry the water from above his property to Temecula Creek; noted that this drainage issue must be resolved prior to the development of the lower portion of the project; and clarified that staff of Assessment District 159 are working on the issue, not City staff members. Mr. Corona noted that he has seen no progress with regard to this issue. MOTION: Commissioner Miller moved to close the public hearing; to make a determination of consistency with a project for which an Environmental Impact Report was previously certified; and to adopt Resolution No. 97-042 with the clarification that the applicant be required to provide language clarifying what type of minor deviations to the Specific Plan could not be approved by the Community Development Director. The motion was seconded by Commissioner Guerriero and voice vote of those present reflected unanimous approval (Chairwoman Fahey absent). PC RESOLUTION NO. 97-042 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY ADOPT AN ORDINANCE ENTITLED 'AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA97-0158 {ZONING AMENDMENT #6 OF THE PALOMA DEL SOL SPECIFIC PLAN SP NO. 219),' WHICH IS GENERALLY LOCATED NORTH OF SR79 SOUTH, EAST OF MARGARITA ROAD, SOUTH OF PAUBA ROAD AND WEST OF BUTTERFIELD STAGE ROAD AND KNOWN AS ASSESSOR'S PARCEL NUMBERS 950-020-001 THROUGH 950-020-004, 950- 020-009 THROUGH 950-020-025, 950-020-027, 950-020-029, 955-030-002 THROUGH 955-030-004 AND 955-030-006 THROUGH 955-030-011 PLANNING APPLICATION NO. PA97-0237 {GENERAL PLAN AMENDMENT AND ZONE CHANGE) Planning Commission consideration to cleanup General Plan Amendment and Zone Change, changing the designations from Office to Service Commercial and Neighborhood Commercial, and from Neighborhood Commercial to Service Commercial. RECOMMENDATION It was recommended by staff that the Planning Commission approve the request. Planning Commission December 15, 1997 Because of the close proximity of his residence to the subject site (Agenda Item No. 6) and because he is a consultant for the City with regard to the Western Bypass Corridor (Agenda Item No. 7), Commissioner Soltysiak advised that he would be abstaining with regard to Agenda Item Nos. 6 and 7. He wished everyone a Happy Holiday Season and departed the meeting at this time. Senior Planner Hogan reviewed the staff report (as per agenda material), advising that the storage facility has been eliminated and that if this request were approved, the existing towing yard would be considered a legal non-conforming use. Planning Manager Ubnoske advised that the City does not have any time constraints with regard to non-conforming uses, noting that the only mechanism to conform a non-conforming use would be if the applicant of such a use would be desirous of making a change to the property; thereby, the property would have to adhere to the existing standards of the Development Code. Mrs. Sharon Miller, 44618 Pala Road, owner of the existing mini-storage facility since June 1983, informed the Commissioners that she and her husband had received a life-time Conditional Use Permit from the County; that a permit was obtained in 1986 with regard to the rental trucks; that a portion of Parcel 2 was leased, with the permission of the County, to accommodate the truck rental business; and that no homes had been constructed in this area in 1983 when the business was started. Because of the impact this rezoning would have on her property, Mrs. Miller spoke in opposition to this zone change and requested that her property be zoned to accurately reflect the current use -- Service Commercial. Because of the accumulation of dirt and because of the negative aesthetic appearance, Ms. Stacy Ketter, 45352 Tournament Lane, expressed concern and questioned the legality of the parked moving trucks on Parcel No. 1. With regard to Parcel No. 1, it was noted by staff that this parcel is zoned Office Professional and, therefore, the parking of moving trucks on this lot would be illegal. Mr. Larry Markham, representing the owner of Parcel No. 4 (currently zoned neighborhood commercial), relayed the owner's support of this zone change and suggested that Mrs. Miller's property be rezoned, making it consistent with the existing use. Commenting on concerns expressed by neighboring residents with regard to traffic on Pala Road, staff elaborated on the proposal to redesignate the front portion of three of the four parcels as Neighborhood Commercial {noting that the fourth parcel is already zoned Neighborhood Commercial) and to redesignate the rear portion of all four parcels as Service Commercial. For aesthetic purposes, Vice Chairwoman Slaven relayed her support with the above-mentioned proposal. 7 Planning Commission December 15, 1997 Expressing a concern with regard to the level of traffic on Pala Road, Commissioner Guerriero requested that this matter be continued to a future meeting so that the Commission may obtain additional information with regard to future traffic impacts. For Commissioner Guerriero, Senior Planner Hogan commented on the Pala Road extension and its impact on Parcel No. 1. MOTION: Commissioner Miller moved to continue Planning Application No. PA97-0237 to the January 5, 1997, Planning Commission meeting. The motion was seconded by Commissioner Guerriero and voice vote of those present (Chairwoman Fahey absent and Commissioner Soltysiak abstained). At 7:44 P.M., a short recess was taken with the Commission reconvening at 7:54 P.M. 7. PLANNING APPLICATION NO. PA97-0392 (CONDITIONAL USE PERMIT) Planning Commission consideration to design, construct, and operate a total of 203,300 square feet of retail, restaurant, arcades, theaters, and shops and associated improvements (hardscape, parking, and landscaping) on 16.5 acres. RECOMMENDATION It was recommended that the Planning Commission approve the request. By way of a color rendering, Associate Planner Fagan reviewed, in detail, the site plan, landscape plan, elevation, architecture, environmental issues, and traffic and parking analyses for the proposed project, advising that the project encompasses three components -- a parking area located to the north, a parking area located to the south, and the core area. He advised that the proposed billboards will be utilized as architectural features and will only be for internal use of the project. Because the applicant must comply with the recommendations of the Riverside County Flood Control and Water Conservation District, he suggested the imposition of a condition to ensure compliance. For Commissioner Guerriero, Principal Engineer Parks advised that the City's Traffic Engineer has reviewed the traffic analysis completed by Wilbur Smith and Associates and concurred with the conclusion that once the proposed improvements are completed, lower SR 79 will remain at service level "D." Planning Commission December 15, 1997 Mr. Zev Buffman, applicant, 41893 Main Street, announced that the anticipated opening date will be early summer of 1999, giving the Entertainment Center and the Old Town merchants ample time to plan for the year 2000 celebrations. Mr. Buffman extended appreciation and commendation to staff and the Planning Commissioners for their efforts associated with this project. Relaying his parents' greetings and Happy Holiday wishes, Mr. Roy Rogers, Jr., Victorville, informed the Commissioners and the audience members that RogersDale USA is a family- operated business, not a corporation; commented on the attributes of the City which attracted his family to the City of Temecula; advised that the architecture of this project will depict 100 years of California architectural history; noted that the Center will provide entertainment along with educational opportunities; and stated that this Center will not be a gated-iron park. Mr. Rogers clarified that each billboard would be themed after the building with which it is associated and that each building will architecturally reflect a specific period in time. Mr. Richard Busenkell, 31556 Loma Linda Road, Vice President of Board of Directors of the Temecula Valley Museum, advised that he was not speaking on behalf of the Board of Directors of the Museum and proceeded with an informative historical overview as to why the City of Temecula would be the appropriate location for a Western Entertainment Complex and encouraged the Planning Commissioners to approve the request. Speaking in opposition to the project, Mr. Sam Pratt, 40470 Brixton Cove, referenced his letter of December 15, 1997 (copies were provided to the Planning Commissioners as well as for the record). With regard to the finances of this project, Ms. Pat Keller, 39201 Salinas Drive, Murrieta, expressed concern with how this project may impact the resident of the City of Temecula if it were to not succeed and requested that the City reveal safeguards that have been undertaken to ensure financial protection to the residents of the City in the event of a failure. Speaking in support of this project, Ms. Joan Sparkman, 30554 San Pasqual Road, encouraged the Commissioners to approve the development. Mr. Ed Dool, 41920 Sixth Street, representing the Temecula Stage Stop and approximately 100 other local Old Town merchants and property owners, relayed his dismay with the fact that Mr. Pratt, considering his opposition to the project, would depart the meeting early and not stay to listen to other residents' comments as well as additional staff/Commission clarification. Mr. Dool expressed his support of the project and encouraged the Commission to approve it. Because, in his opinion, the proposed project would meet the needs of balanced economic growth in the City of Temecula as well as the Temecula Valley, Mr. Dennis Frank, 27475 Ynez Road, noted that the proposed development will be consistent with the General and Specific Plans; will be beneficial to the needs of Old Town, the merchants of Old Town, the merchants Planning Commission December 15, 1997 of Temecula, as well as Southwest Riverside County; advised that it will exceed the minimum requirements of the Specific Plan; and stated that it will promote family values. Being of the opinion that no subsequent or supplemental Environmental Impact Report would be necessary, Mr. Frank encouraged the Commission to approve the project. Readdressing the Planning Commissioners, Mr. Roy Rogers, Jr. reiterated that RogersDale USA is a family-operated business; that the family intends to expand on the City's history throughout the Center; that the proposed stores of the Center will not be in competition with existing stores of the City; and that each store operator will be handpicked and will not be a corporate business. With regard to Condition No. 28f. (pertaining to landscaping), Principal Engineer Parks, for Commissioner Guerriero, stated that the condition will be clarified to ensure optimal visibility and site distance. Although walking paths to the Center from Old Town will not be feasible because of the steepness of the hill, Commissioner Guerriero requested that adequate public transportation be provided from the project to Old Town and/or Old Town to the project. Mr. Guerriero commended those individuals that have worked on this project and relayed his support of the request. With regard to the color samples of the proposed stucco colors, Commissioner Guerriero requested that actual stucco colors be provided versus color photographs. Relative to the parking area, core area, landscaping, site plan, and signage, no Commission objections were noted. Relative to elevations, architectural exceptions, and height of proposed buildings, no Commission objections were noted. By way of a model, Mr. Randy Fleming, 43500 Ridge Park Drive, briefly elaborated on the architectural features of building "D." Having addressed his traffic concerns with Principal Engineer Parks and thereby obtaining a better understanding, Commissioner Miller noted that a venue of this caliber will create some traffic for the City but that the benefits derived from such a venue will greatly outweigh its associated traffic challenges. Having previously served on the Transportation and Public Safety Commission, Commissioner Guerriero expressed dismay with the issue that not more individuals attended those Commission meetings in order to express their traffic concerns at an early planning stage but opt to express traffic issues/concerns at the very last minute. He noted that numerous traffic studies have ]0 Planning Commission December 15, 1997 been completed by legitimate traffic engineering companies; that extensive efforts have been undertaken to ensure that those traffic conditions/concerns, as inherited from the County, have been mitigated. In closing, Mr. Guerriero echoed the comments made by Commissioner Miller, noting that in comparison to other cities, the City of Temecula does not have traffic problems. Commenting on the tremendous amount of hours staff has expended on this project and the amount of extensive review, Vice Chairwoman Slaven advised that financial issues with regard to this project or any other project do not fall under the purview of the Planning Commission. She reiterated that specific traffic concerns will be addressed by the construction of the Western Bypass; viewed this project as superior to the one presented in 1995; and relayed her support of it. MOTION: Commissioner Miller moved to close the public hearing; to make a determination of consistency with a project for which an Environmental Impact Report was previously certified; and to adopt Resolution No. 97-041. The motion was seconded by Commissioner Guerriero and voice vote of those present reflected unanimous approval (Chairwoman Fahey absent and Commissioner Soltysiak abstained)). PC RESOLUTION NO. 97-041 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA97-0392 (CONDITIONAL USE PERMIT) TO PERMIT THE DESIGN, CONSTRUCTION AND OPERATION OF A TOTAL OF 203,300 SQUARE FEET OF RETAIL, RESTAURANT, ARCADES, THEATERS AND SHOPS AND ASSOCIATED IMPROVEMENTS (HARDSCAPE, PARKING AND LANDSCAPING) ON 16.5 ACRES LOCATED WEST OF OLD TOWN TEMECULA (100 FEET WEST OF PUJOL STREET), 700 FEET SOUTH OF RIDGE PARK DRIVE/VINCENT MORAGA DRIVE AND EAST OF THE CITY'S WESTERN BORDER, WITHIN THE WESTSIDE SPECIFIC PLAN AND KNOWN AS ASSESSOR'S PARCEL NO. 940-310-013, 940-310-044, 940-310-045, 940-310- 047, 940-310-048, 940-320-001,940-320-002, 940-320-003 PLANNING MANAGER'S REPORT A. Because the Commission's January 19, 1998, meeting will fall on a holiday (Martin Luther King, Jr. Day), it was the consensus of the Commission that if a second meeting in January were necessary, it be scheduled on Monday, January 26, 1998. B. In response to Planning Manager Ubnoske, Commissioner Guerriero offered to serve on the Committee discussing the Adult Business Ordinance. C. Considering the absence of two Commissioners, Vice Chairwoman Slaven suggested that the developer's request to relocate parking associated with the power center be discussed at the next Commission meeting. ]! Planning Commission December 15, 1997 PLANNING COMMISSION DISCUSSION A. In response to Commissioner Miller, Principal Engineer Parks advised that he will obtain a report from Chief Building Official Elmo with regard to the Shell Station/KFC site (Palomar Village) in order to determine actual compliance with previously imposed conditions of approval. OTHER BUSINESS None. ADJOURNMENT At 9:18 P.M., Vice Chairwoman Slaven formally adjourned this meeting to Monday, January 5, 1998, at 6:00 P.M., in the City Council Chambers, 43200 Business Park Drive, Temecula. Linda a ey, C airw,~man Debbie Ubnoske, Planning Manager 12 Planning Commission December 15, 1997