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HomeMy WebLinkAbout080598 PC MinutesMINUTES OF AN ADJOURNED REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION AUGUST 5, 1998 CALL TO ORDER The City of Temecula Planning Commission convened in an adjourned regular meeting at 6:03 P.M., on Wednesday, August 5, 1998, in the City Council Chambers of Temecula City Hall, 43200 Business Park Drive, Temecula, California. ROLL CALL Present: Commissioners Naggar, Soltysiak, Webster, and Vice Chairman Guerriero. Absent: Chairwoman Slaven. Also Present: Planning Manager Ubnoske, Deputy Director of Public Works Parks, Attorney Diaz, Project Planner De Gange, Associate Planner Fagan, Assistant Planner Anders, and Minute Clerk Hansen. PUBLIC COMMENTS No comments. COMMISSION BUSINESS 1. Approval of A.~enda MOTION: Commissioner Naggar moved to approve the agenda. The motion was seconded by Commissioner Soltysiak and voice vote reflected unanimous approval with the exception of Chairwoman Slaven who was absent. 2. Approval of Minutes of June 3, 1998, June 17, 1998, July 1, 1998, and July 15, 1998 Due to the absence of Chairwoman Slaven, approval of the June 3, 1998, and June 17, 1998, minutes was continued to the August 19, 1998, Planning Commission meeting. MOTION: Commissioner Naggar moved to approve the minutes of July 1, 1998. The motion was seconded by Commissioner Soltysiak and voice vote reflected unanimous approval with the exception of Chairwoman Slaven who was absent. Commissioner Naggar requested to amend the minutes of July 15, 1998, regarding page 5, paragraph 5, to reflect that he concurred with the comments of Chairwoman Slaven in regard to the Overlay Zone. Due to the absence of Chairwoman Slaven, approval of these minutes was continued to the August 19, 1998, Planning Commission meeting. 3. Director's Hearin~ Update No additional comments. Revision of Elevations and Site Plan for the Power Center (Plannin.~ Application No. PA97-0118, located on the southwest corner of Winchester and Mar,clarita Roads) Assistant Planner Fagan presented the staff report (of record) and reviewed the changes to the previously approved site plan, as well as the elevations; advised that the intent of the additional 2' of landscaping was as a result of the developer requesting to delete a row of parking in the back and relocate the buildings closer to Margarita Road; and therefore, staff requested more depth into the landscape setback. In terms of screening of the loading areas, Mr. Fagan reviewed measures to achieve this goal, noting the berm will be retained. By way of the originally approved plans, Mr. David Rhodes of Excel Architects, representing the applicant, reviewed the site plan modifications, advising that this request is before the Planning Commission as a potential site plan; that it is not final because the tenant has not signed the deal; and that it can't be signed without Planning Commission approval; relayed no objection to the additional 2' of landscaping as per staff recommendation, in order to provide dense landscaping along Margadta Road to further screen the truck loading dock; and advised that because of security concerns the applicant would not be desirous of the Planning Department's recommendation to construct a 6' foot high wall, due to security concerns. With regard to Commissioner Naggar's comments conceming parking, Mr. Rhodes clarified that parking was reduced from 287 parking stalls to 268, but that the overall square footage was reduced. Vice Chairman Guerriero reiterated his desire to ensure solid and dense landscaping along Margarita Road, specifically the area between Winchester Road and North General Kearny Road, where the elevations are at street level. Commissioner Soltysiak suggested that staff reviews the relationship of the meandering sidewalk and the berm to ensure the effects of the berm will not be reduced. In response to Commissioner Naggar's comments with regard to landscaping, he recommended the construction of a solid wall if there could be no assurance that the truck loading area would be obscured. Planning Manager Ubnoske noted that staff would address his concern. Commissioner Webster commended the proposed changes, citing the revision as an improved proposal, which will break up the mass of the buildings and provide visual interest, recommending that this, or a similar site plan be used as a final plan. Following the review of the proposed revisions, it was the consensus of the Commission to concur with staff recommendation to direct staff to make a determination of substantial conformance with the previously approved Site Plan, Landscape Plan and Elevations for Planning Application No. PA97-0118 (Development Plan - Regional Mall); and to direct staff to require the applicant to submit an Administrative Development Plan for the modifications. PUBLIC HEARINGS 5. Planning Application NO. PA98-0046 (Development Plan) A request for Elevations and Landscape Plan approval for a 126,328 square foot JC Penney Department Store RECOMMENDATION It is recommended by the Planning Department that the Planning Commission approve the request. By way of overheads, Associate Planner Fagan presented the staff report (of record) and reviewed the proposed landscape and elevation plans for consistency with the previously approved JC Penney footprint. Mr. David Hoffman, representing the applicant, informed the Commissioners that he was present and available to answer any questions. Mr. Hoffman praised Associate Planner Fagan and staff on a job well done. Vice Chairman Guerriero commended the project. MOTION: Commissioner Webster moved to close the public headng; adopt Resolution No. 98-028, approving Planning Application No. PA98-0046 (Development Plan) based upon the Analysis and Findings contained in the Staff Report and subject to the Conditions of Approval. RESOLUTION NO. PC 98-028 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA98-0046, DEVELOPMENT PLAN - THE ELEVATIONS AND LANDSCAPE PLANS FOR A 126,328 SQUARE FOOT JC PENNEY DEPARTMENT STORE LOCATED AT THE SOUTHEAST CORNER OF WINCHESTER AND YNEZ ROADS. The motion was seconded by Commissioner Naggar and voice vote of those present reflected unanimous approval with the exception of Chairwoman Slaven who was absent. 6. Planning Application No. PA98-0149 (Development Plan) A request to construct two 8,570 square foot industrial buildings on two 0.58 acre parcels. RECOMMENDATION It is recommended by the Planning Department that the Planning Commission approve the request. Project Planner De Gange presented an overview of the staff report (as per agenda material) addressing access, circulation, architecture and landscaping, noting that staff and the applicant have worked closely together on the site design. In response to Commissioner Webster's comment, Mr. De Gange clarified that the existing and surrounding zoning was incorrectly indicated in the staff report and the actual zoning is Light Industrial. In an effort to resolve the Commissioners' concern with regard to the setback and screening, Mr. James Horecka, representing the applicant, explained the challenges of the project such as, the easements, the small size of the lots, and meeting the development Code criteria; noted that to maximize the building space, a zero foot setback (as zoning permits) was utilized at the front of the buildings, mitigating the negative aesthetic effect through adding landscaping for screening, adding articulation to break up building's mass and enhancing the interest; and noted that the adjacent parcels, will be developed by Mr. Alfred the applicant, as economics permit. Mr. Horecka thanked staff for their input on the project. In response to Commissioner Naggar's request Mr. Horecka advised the applicant would be willing to add landscape buffering on the adjacent property (owned by applicant) on an interim basis. Planning Manager Ubnoske advised that staff will address landscape buffering with the contract landscape architect. With regard to Commissioner Soltysiak's concern, Deputy Director of Public Works Parks, elaborated on the drainage easement for flood control purposes, clarifying that the applicant has voluntarily installed a storm drain which has not yet been accepted by the City; noted that the City has received the plans and approved them; and advised that staff would review future impact within the easement in this area. In light of explanations provided, Commissioner Webster noted his satisfaction with the setbacks on this particular project. In response to Commissioner Naggar's querying with regard to the allowable zero foot setback for industrial buildings, Planning Manager Ubnoske clarified this provision as an option for maximizing building size due to the constraints of square footage of the buildings and other Development Code criteria (FAR, parking and landscaping limits,); and concurred with Commissioner Webster's recommendation to add a paragraph, addressing zero foot setbacks, in the Design Guidelines of Industrial Buildings. MOTION: Commissioner Naggar moved to close the public hearing; to adopt the Negative Declaration with a Finding of DeMinimus Impact for Planning Application No. PA98-0149; to adopt the Mitigation Monitoring Program for Planning Application No. PA98-0149; and to adopt Resolution No. 98-029 based upon the Analysis and Findings contained in the Staff Report and subject to the Conditions of Approval, amended as follows: RESOLUTION NO. PC 98-029 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA98-0149 (DEVELOPMENT PLAN), THE DESIGN, CONSTRUCTION AND OPERATION OF TWO 8,570 SQUARE FOOT BUILDINGS ON ADJACENT 0.58 ACRE PARCELS, LOCATED ON THE NORTH SIDE OF BLACKDEER LOOP, WEST OF DIAZ ROAD (43095 AND 43135 BLACKDEER LOOP), AND KNOWN AS ASSESSOR'S PARCEL NO.'S 909-030-014 AND 909-030-015 Add additional landscaping to the adjacent lot on an interim basis, as per staffs recommendation The motion was seconded by Commissioner Webster and voice reflected unanimous vote approval with the exception of Chairwoman Slaven who was absent. 7. Planning Application No. PA98-0297 (Zoning Amendment, Development Code) Request to amend the City's Development Code, adding Section 17.08.050.S (Automobile, Motorcycle and Truck Dealership Landscape Standards) to the Development Code. RECOMMENDATION It is recommended by the Planning Department that the Planning Commission approve the request. By way of photographs, Associate Planner Fagan presented the staff report (per agenda material) reviewing the proposed recommendations, and clarifying staffs rationale based on meetings with the auto dealers. For Commissioner Naggar, with regard to the disparity of existing frontages, Associate Planner Fagan advised that the intent of the amended Code would be to establish conformity on new applications for car dealerships. Further addressing the proposed revisions, Mr. Vincent Didonato, architect representing the auto dealers, clarified unique considerations of auto dealers as to landscaping standards, as follows: - that most of the auto dealership business is completed in the parking lot; - that shade trees in the display area cause maintenance problems; - that that the service parking lot not have the same landscape standards as the customer parking lot. Mr. Didonato commended Mr. Fagan and staff for the great work on the project. s Commissioners Webster and Soltysiak suggested deleting Item 2 f., advising that the language with regard to Landscape Design Guidelines adequately addresses the issue of landscaping. With regard to Commissioner Webster's querying of the term "new" in section 1, Planning Manager Ubnoske clarified that an existing dealership making substantial alterations, with extensive modifications, would be required by staff to submit a new application, and would then be governed by the new proposed standards. For aesthetic purposes, Commissioner Webster recommended that specific language be added to provide a mixture of landscape (shrubs, ground cover and turf) versus landscaping with just grass. MOTION: Commissioner Webster moved to close the public hearing; to adopt the Negative Declaration for Planning Application No. PA98-0297 (Zoning Amendment, Development Code); and to adopt Resolution No. 98-030 based upon the Analysis contained in the Staff Report, amended as follows: RESOLUTION NO. PC 98-030 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE ENTITLED AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA, CALIFORNIA, AMENDING PORTIONS OF THE CITY'S DEVELOPMENT CODE PERTAINING TO LANDSCAPE REQUIREMENTS FOR AUTOMOBILE, MOTORCYCLE AND TRUCK DEALERSHIPS. Add Delete requiring a mixture of landscape (low growing shrubs, ground cover, and turf) language to Item 1. to clarify substantial modifications or remodeling encompasses the application of conformance to the amended Landscape Requirements Section 2 f. (landscaping pertaining to buildings accessible to the public) The motion was seconded by Vice Chairman Guerriero and voice vote of those present reflected unanimous approval with the exception of Chairwoman Slaven who was absent. At 7:45 P.M. a short recess was taken, and the meeting was reconvened at 7:50 P.M. 8. Plannin.cl Application No. PA98-0171 (Tentative Tract Map) Request to subdivide 20.83 acres into 141 detached condominium lots, as well as product review for the condominium elevations and project landscaping. RECO M MEN DATION It is recommended by the Planning Department that the Planning Commission approve the request. Commissioner Webster noted that he would be abstaining with regard to this project. By way of overheads, Associate Planner Anders presented a detailed overview of staff report (per agenda material); commended the applicant, Mr. Howard Omdahl, on efforts undertaken to address and mitigate the concerns of the adjacent homeowners; clarified that although staff recommended the addition of a pool or recreation room, the applicant was under the opinion that additional amenities would render Association fees too high. With regard to Commissioner Naggar's comments, Mr. Howard Omdahl, the applicant, clarified that although originally the adjacent homeowners requested a block wall, they seemed to be satisfied with the installation of a new wood fence. For Robin Findl, 21225 Humber Drive, representing the adjacent homeowners, advised that the homeowners were in agreement with the proposed project dependent on the following changes: that the existing fence would be replaced with a new wood fence; that the pad elevations on the perimeter of the project would not be graded higher than the current grade; that the parks will not have bright lights or barbecues; that there will be added 24" boxed trees between existing homes and proposed condominium projects. In response to Mr. Robert VanKirk's (4176 Humber Drive) specific concerns with regard to landscaping bordering his property, Mr. Vince Didonato, landscape architect, stated that the tree landscaping will be implemented as follows: that trees will be clustered to provide a view pocket; that screening for privacy would be insured; that the use of evergreen-type trees (specifially not deciduous trees with a lot of leaves) would be used for easier maintenance of his pool. Mr. VanKirk stated that Mr. Omdahl has been wonderful to work with. For Dr. Urie, owner of Parcel No. 8, it was noted, by Mr. Mecklenburg, that at the toe of the slope a concrete V-ditch storm drain will be installed to handle the flows. Addressing Mr. John M. Mecklenburg's concerns, Deputy Director of Public Works Parks advised that Condition No. 41 (bus bay) will be deleted; clarified that staff would not object to crediting the applicant for the Development Impact Fee with regard to half of the raised landscape median, and adding that as a part of the Conditions. Mr. Mecklenburg thanked staff for their helpfulness on the project, stating that it has been a pleasure working with the City. Further elaborating on the landscaping, Mr. Vincent Didonato, clarified that 24-inch box trees provide instant impact, but they won't grow to the intensity of a 15-gallon or a 5-gallon tree; therefore, the eventual screening impact of a smaller tree has better impact; and stated that there will be 24-inch box trees planted where the slopes change height. In light of the detailed discussions, Mr. VanKirk and Ms. Findl relayed satisfaction with the proposed plans, and it was the consensus of the Commission that any further input could be addressed to the applicant through staff. Commissioner Naggar expressed enthusiasm over the project, commending the change in the density (allowable 12 units per acre to 7 units per acre). Commissioner Soltysiak commended the project as a tremendous improvement over the last proposed project. With regard to the Commissioner's traffic concerns, Deputy Director of Public Works Parks clarified that Margarita Road will be widened to 110' wide, with two lanes in each direction with a raised median; that there is adequate stacking distance, in and out of both directions, as well as on Margarita Road; clarified that there will be signalized crosswalks at the school sites; and advised that the acceleration lane will be addressed while reviewing the median design. Vice Chairman Guerriero requested that the deletion of Condition No. 41 be discussed with the School District. Although not making it a condition of this project, Vice Chairman Guerdero expressed concern with cut-through traffic to the adjoining neighborhood, and requested that traffic studies be completed on Avenue Barca and Humber Drive. Planning Manager Ubnoske suggested to address the general area's traffic impacts, not solely this project. In response to Vice Chairman Guerriero's request that additional amenities be provided, Mr. Mecklenburg advised that his goal was to make the project as affordable as possible. Commissioner Sotysiak voiced support of the project. MOTION: Commissioner Soltysiak moved to close public hearing; adopt the Negative Declaration for Planning Application No. PA98-0171; adopt the Mitigation Monitoring Program for Planning Application No PA98-0171; and adopt Resolution No. 98-031 based upon the Analysis and Findings contained in the Staff Report and subject to the Conditions of Approval, amended as follows: RESOLUTION NO. PC 98-031 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO PA98-0171 (TENTATIVE TRACT MAP NO. 28850) TO SUBDIVIDE A 20.83 ACRE PARCEL INTO 141 CONDOMINIUM UNITS INCLUDING PRODUCT REVIEW AND PROJECT LANDSCAPING LOCATED ON THE SOUTH SIDE OF MARGARITA ROAD, BETWEEN AVENIDA SONOMA AND AVENIDA BARCA AND KNOWN AS ASSESSOR'S PARCEL NO. 921- 370-004 Delete Condition No. 41 (conditions set forth by the Department of Public Works) Add adding language to Condition No. 30.a (clarifying the crediting to applicant for development impact fee for half of the raised landscape median) adding language to Condition No. 8 ( to require the construction of a pool or recreation room to the amenities) that there will be no pad elevation changes along the perimeter of the project The motion was seconded by Commissioner Naggar and voice vote of those present reflected unanimous approval with the exception of Commissioner Webster who abstained and Chairwoman Slaven who was absent. PLANNING MANAGER°S REPORT No additional comments. PLANNING COMMISSION DISCUSSION A. Commissioner Naggar clarified, in response to phone calls he had received, and media reports that at the July 15, 1998, Planning Commission meeting, with regard to the recommendation for approval of the Ordinance for Sexually Odented Businesses, no major changes were proposed; that the proposed Permanent Ordinance will replace the Interim Ordinance which will elapse in October of 1998, and would basically maintain the status quo of those regulations which have been in existence for the past 11/2 years. B. For Vice Chairman Webster, Deputy Director of Public Works Parks clarified that the City- wide traffic program had been activated, but that after the bereavement absence of the Traffic Engineer, it would be further addressed. C. Vice Chairman Guerriero requested that staff address contractors working in trenches without shoring. In response to Mr. Guerriero, with regard to re-fencing the Mall property after grading, Deputy Director of Public Parks clarified that open areas, areas with building structures, and all trenches would be fenced. ADJOURNMENT At 8:56 P.M., Vice Chairman Guerriero formally adjourned this meeting to Wednesday, Auc~ust 19, 1998, at 6:00 P.M., in the City Council Chambers, 43200 Business Park Drive, Temecula. MarcHa Slaven, Chai'i'woman Debbie Ubnoske, Plannsng Manager 10