HomeMy WebLinkAbout010697 PC Minutes MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
JANUARY 6, 1997
A regular meeting of the City of Temecula Planning Commission was called to order on Monday, January 6,
1997, 6:06 P.M., at the City of Temecula Council Chambers, 43200 Business Park Drive, Temecula, California.
Chairman Fahey presiding.
PRESENT: Fahey, Miller, Slaven, Soltysiak, Webster
ABSENT: None
Also present were Planning Manager Debbie Ubnoske, Assistant City Attorney Rubin D. Weiner, Senior Planner
Dave Hogan, Project Planner Carole Donahoe, Assistant Engineer Anna Bostre-Le, and Minute Clerk Pat Kelley.
PUBLIC COMMENTS
Chairman Fahey called for public comments on non-agenda items. There were no requests to speak.
COMMISSION BUSINESS
1. Approval of Agenda
It was moved by Commissioner Slaven and seconded by Commissioner Webster to approve the agenda.
AYES: 5
NOES: 0
ABSENT: 0
The motion carried as follows:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
Approval of Minutes
Fahey, Miller, Slaven, Soltysiak, Webster
None
None
December 2, 1996 Minutes
It was moved by Commissioner Miller and seconded by Commissioner Slaven to approve the minutes of
December 2, 1996, with the following amendment:
Page 5, 2nd paragraph, "...booth was under the exterior screen...located under the screen and drawings
can be supplied.
The motion carried as follows:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
Fahey, Miller, Slaven, Soltysiak, Webster
None
None
AYES: 5
NOES: 0
ABSENT: 0
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PL~UIqZNG COI~TSSTON ~I~I~I~Y 6~ 1997
It was moved by Commissioner Slaven and seconded by Commissioner Webster to approve the minutes
of December 16, 1996, with the following amendment:
Page 4, add new paragraph after 5. Planning Application PA96-0291... Commissioner Miller discussed
a possible conflict of interest regarding a previous business arrangement with the architect for this project
with Attorney Weiner who determined Commissioner Miller did not have a conflict and could participate
in the matter.
The motion carded as follows:
AYES: 3
NOES' 0
ABSTAIN: 2
COMMISSIONERS: Miller, Slaven, Webster
COMMISSIONERS: None
COMMISSIONERS: Fahey, Soltysiak
3. DIRECTOR'S HEARING CASE UPDATE
Planning Manager Debbie Ubnoske reported she had nothing further to report.
Commissioner Slaven asked about Arco's ultimate goal in subdividing the 3.42 acres. Ms. Ubnoske
replied she did not know why the property was subdivided; and Arco is planning a station at that location.
4. Planning Application PA96-0270, The Spanos Corporation
Commissioner Miller stated he has represented one of the adjacent property owners of this parcel and will
step down.
Project Planner Carole Donahoe presented the staff report. She made the following amendments to the
Conditions of Approval:
10. amend the last sentence to read ...property line or one foot from the property line. and add In
addition, a similar buffering treatment shall be designed for the northerly property line and approved by
the Planning Director prior to the issuance of grading permits.
61 ....right in/right out and left in vehicular movements.
No. 17 of the Fire Department letter, add ...protection impacts, or the fee currently in effect at the time
of building permit issuance.
Commissioner Webster asked if the mostly northerly driveway is in line with the proposed Overland
Drive. Assistant Engineer Anna Bostre-Le stated at this time, Public Works does not know exactly where
Overland Drive will be located, but it is hoped the two will intersect.
Commissioner Slaven asked if there will be a signal at Margarita Road and Solana Way and Ms. Bostre-
Le replied one is planned.
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Commissioner Soltysiak asked if the north buffering treatment is to be similar to the east buffering. Ms.
Donahoe stated although a side property line requires 10 feet and a rear property line 20 feet, the same
kind of buffering and screening for vehicular noise and car lights is desirable.
Commissioner Slaven asked about the following Conditions:
o Condition of Approval No. 6 - will 14 handicapped parking spaces be sufficient for 312 apartments
and are they close to the handicap-accessible apartments. Ms. Donahoe stated she will recheck the
number as there must also be handicap parking spaces close to the recreation building.
o Condition No. 26 - what are Acacia redolens. Commissioner Webster replied it is a common ground
cover/shrub used in this area.
o Condition No. 33 - are securities and/or bonds taken as a deposit. Ms. Ubnoske answered both are
taken.
Chairman Fahey opened the public hearing at 6:27 PM.
Dave Jeffers, of Rick Engineering Company, representing The Spanos Corporation, introduced members
of the Corporation and gave a brief history of The Spanos Corporation. He stated they have reviewed
the amended Conditions of Approval and they are acceptable.
Commissioner Webster asked about the vacant northeast comer projection. Mr. Jeffers replied Don Lohr,
who represents the owner to the north, spoke to him regarding a lot line adjustment, or something similar,
but until escrow closes, he cannot enter into those type of discussions.
Commissioner Soltysiak asked for an explanation of the buffer treatment. Mr. Jeffers replied he met with
surrounding homeowners three times, and the original 10-foot setback from the parking area became 20
feet to alleviate concerns regarding headlight glare, noise and visibility of the buildings. He mentioned
apartments were set back and second-story windows eliminated from the end unit so homeowners would
not feel the apartment residents were looking into their backyards. Mr. Jeffers stated they have agreed
to build two walls along the easterly property line -- a 6' concrete block wall with a 2' wrought iron fence
on top, about 1' from the property line; and a 40" concrete block wall at the edge of the parking stalls
to block headlights and to help buffer noise from cars starting up in the morning. He added the 20'
buffer area will be planted with trees and shrubs to provide a more pleasant view.
Commissioner Soltysiak asked about the garage rents. Mr. Jeffers replied garages will rent for
approximately $75 to $85 per month.
Commissioner Slaven questioned if the traffic study was prepared for the anticipated number of residents.
Mr. Jeffers replied a traffic study, which extended to Ynez Road from Winchester Road to Rancho
California Road, was completed and the complex is within the General Plan requirements.
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Commissioner Slaven asked if two egress/ingress points were sufficient. Mr. Jeffers answered they are
satisfied with the two and their locations. The 25' high slope on Solana Way makes Margarita Road
pretty much the only access point.
Jerry Throckmorton, 41883 Shorewood Court, Temecula, stated his home backed up to the project and
he attended two of the three community meetings. He had originally sought an 8' wall; however he
agreed that height wall would be ugly, and the proposed 6' wall with a 2' wrought iron top will hinder
people coming into their backyards, and the 4' wall will project headlights over rooftops. Mr.
Throckmorton presented a petition signed by 23 area homeowners supporting the proposed design of the
Solana Apartment project with construction of walls and a landscaped open space.
Brewster Cotton, 41905 Shorewood Court, Temecula, said he had no objection to the project, but wanted
to make certain water trucks will be used when grading starts to prevent dirt blowing. He suggested the
four (4)-acre southeast corner of Margarita Road and Solana Way would be suitable for the regional park
being planned further up on Margarita Road, or at least made into an open space area rather than another
high-density development.
Commissioner Webster and Ms. Bostre-Le told Mr. Cotton if dust problems should occur, please notify
Public Works since dust control is part of their grading inspection process.
Donald Lohr, 43513 Ridge Park Drive, Temecula, spoke on behalf of the property owner north of the
project, and their concern related to a wall at the northerly boundary, which the applicant has agreed to.
He clarified the tall wall is to be placed at the top of the slope rather than at the property line, which
would defeat the purpose.
Mike Rennie, 31321 Ashmill, Temecula, stated he was disgusted with the number of apartments already
in Temecula and with having another one built on one of the most pristine, beautiful plots of land in
Temecula. He stated this complex will add to the traffic in the area. He asked that this apartment
complex be the last one in Temecula.
Mr. Jeffers' responded regarding Mr. Cotton's concerns, that a water truck is required to be on site at
all times during grading to keep the dust down; and he agreed with Mr. Lohr the wall should be at the
top of the slope. He suggested they meet after the meeting to work out where the top of the slope is in
relation to the property line.
Chairman Fahey stated a letter was received from Delphine Capen in opposition to the project based on
traffic and apartment housing.
Chairman Fahey closed the public comment section at 6:50 PM.
Commissioner Webster expressed concern over two walls being so close together at the easterly property
line. Senior Planner Dave Hogan stated the 3 1/2 to 4-foot wall is designed to be integrated with the
carport structure as a screening measure. The 6-foot wall is between the complex and existing residences.
As to the northerly property line, a 6' screening wall along the top of the slope is being pursued.
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Commissioner Soltysiak asked what type of trees are proposed and if the
adjoining homeowners requested evergreen trees. Mr. Hogan replied eight (8) different species are
planned and actual species will be determined on the final landscape plan. Mr. Jeffers remarked the
homeowners were more concerned with the screening provided by the wall than the type of trees and
shrubs.
Commissioner Webster suggested for general landscaping throughout the project:
o Denser tree planting than shown on the easterly boundary in the landscape plans;
o A mixture of 24-inch box and 15-gallon trees which staff can determine;
o A percentage of deciduous and evergreen trees which staff can determine.
Commissioner Slaven asked if the 40" wall is a retaining or a screening wall. Mr. Hogan replied it was
a screening wall.
Commissioner Slaven asked if the carport covers will drain toward the driveway or the planter, and if
toward the planter, a french drain will probably be necessary. Mr. Hogan stated final detailed drainage
will depends on the precise grading of the site.
Commissioner Slaven expressed her concem about traffic generated by the 312 units which may have two
(2) cars per unit and the 1500 vehicular trips mentioned in the staff report seem very conservative. She
is not certain sufficient infrastructure is being provided for this area considering the mall and development
of vacant land.
Chairman Fahey asked if there is a generally accepted practice for estimating the number of trips for a
particular type of development and was that applied to this project. Mr. Hogan replied yes to both
questions.
Chairman Fahey asked if it can be determined how many of the 1500 trips are going to occur at peak
hours. Mr. Hogan stated the General Plan looks at peak hour trips, not the total number of trips, and
standards are set for peak hour traffic. He added a major change in land use or a development outside
the city boundary could throw out the traffic modeling results for the General Plan, however neither has
occurred.
Chairman Fahey asked if the traffic modelling for this project, is not at the maximum number of units
used in the General Plan, which looked at the impact of a mall on these intersections. Mr. Hogan
answered the General Plan envisioned a substantial commercial complex in the area of the regional mall
and he believes the General Plan projected traffic will be very close to actuals.
Chairman Fahey asked if the build-out at Margarita Road and Solana Way was anticipated and would the
intersection remain at a level D or better. Ms. Bostre-Le stated a D level, which means a vehicle gets
through a signal in one or two cycles, will be maintained and with the street widened, it should improve.
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Mr. Jeffers said a D level means 85 % of the roadway is being taken up by traffic at the morning/evening
peak hours. He stated the result of this project doubling Margarita Road to a 110' wide street with four
(4) lanes and left-turn movement, a traffic signal at Solana Way, and the proposed Overland over crossing
will mitigate this particular site.
Commissioner Slaven stated a Level D is not acceptable to her.
Commissioner Soltysiak asked if any consideration has been given to blocking the easterly back wall at
the ends. Mr. Hogan replied staff will look at requiring some kind of closure, and there is also some
discussion that neighbors may take their fences down and tie into this wall which will eliminate the dead
Commissioner Slaven asked when it was anticipated the northwest comer of Margarita Road would be
developed and the improvement of Margarita Road completed. Commissioner Webster replied the City
agreed to a full width improvement of Margarita Road as part of the mall agreement.
It was moved by Commissioner Slaven and seconded by Commissioner Webster to adopt the Negative
Declaration for Planning Application No. PA96-0270; to adopt the Mitigation Monitoring Program for
Planning Application No. PA96-0270; and to adopt Resolution No. 97-001 recommending approval of
Planning Application No. PA96-0270 based upon the Analysis and Findings contained in the Staff Report;
and subject to the attached Conditions of Approval as amended and for staff to consider the landscape
comments when reviewing the landscape plans; and to close the public hearing.
The motion carried as follows:
AYES: 5
NOES: 0
ABSENT: 0
COMMISSIONERS: Fahey, Miller, Slaven, Soltysiak, Webster
COMMISSIONERS: None
COMMISSIONERS: None
Commissioner Miller who did not participate in the public hearing rejoined the meeting.
PLANNING MANAGER'S REPORT
Planning Manager Debbie Ubnoske stated the City Attorney is looking at the auto mall marquee agreement and
the lease with Norm Reeves Super Group and she will have an update to the Commissioners by the next meeting.
Commissioner Miller asked staff to look at the bunting Norm Reeves Super Group has placed at the back of their
property.
Ms. Ubnoske mentioned a seminar on January 25, 1997 and asked the Commissioners to let her know as soon
as possible who will be attending. Commissioner Slaven stated she will be attending.
PLANNING COMMISSION DISCUSSION
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Commissioner Miller asked staff to compare what was approved for the Unocal
Station and what is on the site. There are signs, poster enclosures, and a banner, none of which he believes were
approved.
Chairman Fahey requested the Commissioners contact the Planning Secretary if they are planning to attend the
Planner Institute.
Commissioner Miller suggested a joint meeting with City Council, with the public invited, to address those
matters the Planning Commission and City can and cannot consider, because judging from the letters and articles
in the newspapers people are unaware of the City's limitations.
Commissioner Slaven suggested articles, written by City staff and published in the newspaper, explaining the
General Plan and how it effects the Planning Department, how the Planning Commission fits into the process,
Proposition 218 and how it affects parks, etc, and the duties of each City Department would be educational and
informative to the public.
Ms. Ubnoske stated she will discuss the suggestions with the Community Development Director.
It was moved by Commissioner Slaven and seconded by Commissioner Webster to adjourn the meeting at 7:45
PM. The motion was unanimously carded.
The next meeting will be held January 27, 1997, at 6:00 P.M. at the Temecula City Hall Council Chambers,
43200 Business Park Drive, Temecula, California.
Linda Fahey, Chair~tn
Debbie Ubnoske, Secretary
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