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HomeMy WebLinkAbout090199 PC Minutes MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION SEPTEMBER 1, 1999 CALL TO ORDER The City of Temecu[a Planning Commission convened in a regular meeting at 6:01 P.M., on Wednesday September 1, 1999, in the City Council Chambers of Temecula City Hall, 43200 Business Park Drive, Temecula, California. ALLEGIANCE The audience was led in the Flag salute by Commissioner Naggar. ROLL CALL Present: Commissioners Mathewson, Naggar, Webster, and Chairman Guerriero. Absent: Commissioner Fahey. Also Present: Planning Manager Ubnoske, Deputy Director of Public Works Parks, Attorney Diaz, Senior Planner Fagan, Associate Planner Donahoe, Project Planner Griffin, and Minute Clerk Hansen. PUBLIC COMMENTS No comments. COMMISSION BUSINESS 1. Approval of Aqenda Chairman Guerriero recommended that Agenda Item No. 4 be considered prior to Agenda Item No. 3. MOTION: Commissioner Naggar moved to approve the agenda, as revised. The motion was seconded by Commissioner Webster and voice vote reflected approval with the exception of Commissioner Fahey who was absent 2. Approval of Minutes-August 4, 1999 MOTION: Commissioner Naggar moved to approve the minutes, as written. The motion was seconded by Commissioner Webster and voice vote reflected approval with the exception of Commissioner Fahey who was absent. R: PlanComm/minutes/090199 3. Planning Application No. PA98-0481 (Wolf Creek Specific Plan No. 12) Proposal for a Specific Plan and General Plan Amendment covering the 557-acre site. The proposed Specific Plan includes a maximum of 2,601 · dwelling units (overall density of 4.7 dwelling units per acre), or a maximum of 2,'144 dwelling units and three school sites (3.6 dwelling units per acre density), 20 acres of commercially zoned property, roadways totaling 29 acres, public facilities and a private recreation center on $ acres, a 14-acre community park, and a variety of parks, drainage greenbelt, roadway paseos and linear park totaling 35 acres. This Agenda Item was heard out of order. See page 3. PUBLIC HEARINGS 4. Planning Application No. PA99-0128 (Development Plan) Request to construct a 19,691 square foot industrial building on a 1.02-acre parcel zoned for "Light Industrial." RECOMMENDATION It is recommended by the Planning Department that the Planning Commission approve the request. By way of overheads, Project Planner Griffin presented the staff report (of record)); referenced the supplemental agenda material [denoted as Revised Project Statistics for the GMC project (PA99-0128)], noting the modification to the project statistics; reviewed the landscape and architectural design plan, noting the enhancements; relayed the applicant's request for a ten percent (10%) Floor Area Ratio (FAR) increase, specifying the criteria requirements; for Commissioner Naggar, provided additional information regarding the criteria for a FAR increase met by this particular proposal, specifying the enhanced architectural and landscape design plans; for Commissioner Mathewson, fudher specified the patio design inclusive of the grooved colored concrete divided into 12 inch squares; and noted that it was standard procedure to include the area within the public right-of-way in the landscape plan, noting the process of developing the calculations. Mr. Shane Shaw, representing the applicant, applauded the planning staff, and specifically, Project Planner Griffin, for their diligent efforts associated with this particular project; clarified the rationale for the request for the FAR increase; for Commissioner Naggar, relayed that there was a potential buyer for the use; for Commissioner Mathewson, relayed the significance of the FAR increase for this particular project, noting the additional enhancements added to the project. The applicant's landscape architect provided a brief overview of the landscape plan; and provided further specification regarding the decorative concrete tiles. Commissioner Mathewson relayed that in his opinion this particular project did not meet the standards required for the FAR increase requested. R: PlanCornmlminutes1090199 With respect to the criteria for FAR increase, Commissioner Webster specified the examples set forth in the Design Guidelines, as follows: 1) variation on the building setbacks in order to reduce the effect of the long blank walls, 2) provision of additional texture on the walls (i.e., variant textures, sandblasting), and 3) true architectural enhancement features (i.e., addition of cornices or trim elements); and recommended that this particular project incorporate various elements specified in order to qualify the project for the FAR increase. Commissioner Naggar and Chairman Guerriero relayed their concurrence with the previous Commission comments. MOTION: Commissioner Mathewson moved to deny the project, as proposed. Commissioner Naggar seconded the motion. (This motion was ultimately withdrawn.) Planning Manager Ubnoske recommended that the Commission continue the project in order for the applicant to address the comments of the Commission with respect to the criteria for the FAR increase. MOTION: Commissioner Mathewson moved to continue the project to an October Planning Commission meeting. The motion was seconded by Commissioner Naggar and voice vote reflected approval with the exception of Commissioner Fahey who was absent. At this time the meeting continued back to Agenda Item No. 3. 3. Planning Application No. PA98-0481 (Wolf Creek Specific Plan No. 12) Proposal for a Specific Plan and General Plan Amendment covering the 557-acre site. The proposed Specific Plan includes a maximum of 2,601 dwelling units (overall density of 4.7 dwelling units per acre), or a maximum of 2,144 dwelling units and three school sites (3.8 dwelling units per acre density), 20 acres of commercially zoned property, roadways totaling 29 acres, public facilities and a private recreation center on $ acres, a 14-acre community park, and a variety of parks, drainage greenbelt, roadway paseos and linear park totaling 35 acres. Although this issue was not a public hearing item, Commissioner Naggar queried whether the Commission should hear public comments on this issue due to the vast amount of community members present. Having attended a previous community public workshop with respect to this issue, Chairman Guerriero listed the comments and concerns of the community previously relayed regarding this particular project, as follows: densities of the project, traffic, commercial aspects of the project, the width of Pala Road after the proposed improvements are complete, access, locations of the schools, views of the schools from the neighboring backyards; and queried the community whether there were any additional issues the public desired to be addressed; and the following issues were added: potential for an apartment complex within the project, additional information regarding the proposed Fire Department, seismic studies, impact of noise generated from additional traffic on Loma Linda Road, and drainage. R: PlanComm/minutes/090199 By way of overheads, Associate Planner Donahoe provided a brief overview of the proposed project (of record); noted that the formal application for this project would be brought before the Commission in approximately a month; and introduced the project representatives who would provide the informational presentation, and the School District representatives who were available for Commission querying. Mr. William Gdffith, representing the applicant, relayed the history of the Spring Pacific Properties Company with respect to the successful development of alternate master planned communities; relayed the goal of the applicant to work with staff and the community to address the expressed concerns; relayed the family-oriented design of the project; and noted that he would be available for questions after the presentation. Mr. Barry Burnell, representing the applicant, provided a detailed presentation of the proposed project; specified the site location inclusive of the adjacent properties and roadways (existing and proposed); provided additional information regarding the site elevation, drainage, seismic data, landscaping, and access; relayed the consistency with the General Plan with respect to this particular project, specifying the densities, and the Village Center design of the commercial area; provided additional information regarding the existing and proposed drainage plan, and the associated channel improvements; noted the connecting links from the residential areas to the commercial centers, and to the parks; specified the amenities, specifically citing the proposed parks, as follows: 1) a 14-acre community park, 2) a neighborhood park, and 3) a linear park, inclusive of three activity centers; relayed the location of the proposed elementary, middle, and high school sites (and the associated access); noted the location of the ballfields; provided additional information regarding the two commercial centers; presented an overview of the residential areas, inclusive of the variance in densities and the location for the multi- family housing units; specified the fault zone and the seismic conditions; clarified the view of the site from the adjacent properties; and specified the reduction in densities on the site plan from the allowable densities for this particular area per the Development Code. Mr. Burnell addressed the comments of the Commission, as follows: ~- For Chairman Guerriero provided additional information regarding the higher density uses and the multi-family area, noting the potential future uses; relayed the potential for a senior's project facility; further specified the potential uses for the commercial centers, differentiating between the type of uses for the neighborhood and the community-type commercial centers; and noted that the project's development would most likely span over a ten-year period. ~- For Commissioner Mathewson, relayed that the estimated population at build-out would be between 6,000 and 7,000 residents; noted that the drainage channel improvements were not included as part of the parkland requirements, specifying the sites that would be included in the parkland requirements, as follows: 1) the minor contribution to Kent Hindergardt Memorial Park, 2) the 14-acre park in the center location, 3) the neighborhood park, 4) the linear park inclusive of its activity nodes, and 5) partial credit would be given for the private recreational facility (per the City standard); noted that the improvements to Kent Hindergardt Memorial park would be to expand the parking provisions; with respect to the proposed 4,000 square foot hots in the Low Medium Density area, relayed that further detail would be provided at a R: PlanCommlminutes1090199 future point in time in order to provide additional specification; and relayed additional information regarding the location and size of the proposed parks. ~- For Commissioner Webster, relayed that Pala Road would be striped as a four-lane road, initially, with the capacity of provision for a six-lane road; and confirmed that the community facility site would permit a library use. > For Commissioner Naggar, provided further specification with respect to the location of the multi-family area, and the 256 proposed Courtyard homes; with respect to the widening of Pala Road and the associated potential noise impact for the adjacent residents, relayed the mitigating effect of the existing block wall, landscaping, and sloping; noted that there most likely were acoustical studies performed at the time of development of the existing residential area that would have addressed the ultimate build-out of the road; specified that the controlled intersections would be the recommended crossing points over Pala Road; relayed that the community park would be a lighted park, noting the potential for the middle school to have a lighted field if at a future point in time there was a joint use agreement with TCSD; with respect to the proposed Fire Department location, noted that the pad was currently paved with provision of utilities; and provided additional information with respect to the proposed channel and the associated drainage issues. For Commissioner Webster, Deputy Director of Public Works Parks provided additional information regarding the proposed additional crossing over Temecula Creek, noting that at this time this particular project would not be required to participate in the Temecula Creek Bridge Project. In response to Commissioner Naggar, Deputy Director of Public Works Parks provided additional information regarding the Pala Road Improvements Project, clarifying that the associated environmental mitigation would address any noise impacts. Concurring with Commissioner Mathewson, Commissioner Naggar relayed concern regarding the Low Medium density areas, specifically with respect to the proposed 4,000 square foot lots; and relayed his preference over the proposed Courtyard resident dwellings in lieu of apartments, reiterating the concern of the residents. Ms. Janet Dixon, representing the School District, noted that there was a 1,000 square foot distance between the proposed high school site and the Pechanga property; relayed the area that would encompass students attending the new high school; for Chairman Guerriero, confirmed that the middle school would be proposed to open in the year 2001, and the high school in 2002; noted the School District's policy regarding bussing high school students at a radius of 2.5 miles; specified the distance between the residential area and the school sites, noting the height of the proposed school buildings; for Commissioner Naggar, relayed the designation at the high school site for a future pool, noted the various amenities the high school would provide, as follows; 1) a multi-purpose room with a 1200 person seating capacity, 2) a triple-sized gymnasium, and 3) installation of surveillance cameras; advised that it was not unusual for students to cross four-lane roads in order to access school sites; for Commissioner Mathewson, confirmed that eighty percent (80%) of the students attending the high school would be coming from east of Pala Road, noting the access; relayed that she would obtain additional information regarding the location of the proposed lighted stadium at the high school site; relayed the access points to the middle school; advised that the School District R: PlanCommlminutes/090199 would not need provision of lighted fields at the middle school; in response to Commissioner Webster's querying whether the location of the middle school could be sited adjacent to Wolf Valley Road in tieu of Pala Road, provided additional information regarding the proposed site location. Commissioner Naggar relayed concern regarding locating the high school in close proximity to the Pechanga Casino, requesting that the School District further investigate the issue. For informational purposes, Chairman Guerriero relayed the vast and efficient security program that the Pechanga site maintains. Mr. Camille Bahri, representing Spring Pacific Properties, for Commissioner Mathewson, relayed additional information regarding the site design of the high school, and the feasibility to slightly modify the location of the stadium; in response to Commissioner Webster's comments, provided clarification with respect to the carrying capacity of Loma Linda and Pala Roads, after the improvements are complete; provided additional information regarding the access to the proposed middle school site; relayed that there would be provision of protected bus drop-off points; and provided further specification with respect to the traffic analysis and the proposed location of the school sites. In response to Chairman Guerriero, Mr. Griffith relayed that line-of-sight diagrams could be provided to demonstrate the view from the residential area to the school sites. The architect for the School District was available for questions and comments from the Commission. Initially, Commissioner Webster relayed the following comments: with respect to the location of the proposed high school in the proximate area of the Pechanga property, noted that the casino is currently located at the existing location temporarily and could be relocated at a future point in time; regarding the distance separation requirement, recommended addressing whether or not the requirement applies to a sovereign tribe, or to a use that sells alcohol; recommended investigating further the location of the southern property owned by the Pechangas and the distance relationship with that property. For Commissioner Naggar, Chairman Guerriero relayed that the Pechanga Casino use does not serve alcohol on a regular basis, but solely by the use of special permitting. At 7:59 P.M. A short recess was taken, and the meeting reconvened at 8:16 P.M. Mr. Peter Lucia, representing the Wolf Valley Homeowners Association, relayed concern regarding the following: 1) the noise impact due to the additional traffic generated on Loma Linda and Pala Roads, 2) provision for bike lanes on Pala Road, 3) opposition to the small lot sizes proposed in the Low Medium density area, and 4) queried the type of permitted uses in the commercial center within the residential area. R: PlanComm/minutes/090199 The Commission relayed their concluding remarks. Commissioner Webster relayed the following: With respect to the Design Guidelines within the Specific Plan, recommended that there be detailed design requirements consistent with the City's Development Code. Relayed his preference for a pedestrian-oriented community, commending the VilIage Center Design of the commercial centers; recommended installation of parkways in lieu of constructing sidewalk curbs. Recommended provision of a preliminary master tentative map in order to review the street layouts, ensuring provision of adequate ~edestrian linkages, and to examine the length of the resident roadways. With respect to the lot design, recommended provision of a variety of lot sizes, with alternate lot configurations; and suggested installing alleyways. Regarding the size of lots and the square footage of the dwellings, recommended development of an equitable Floor Area Ratio to ensure that a proper scale is utilized. Recommended investigating the feasibly of further separating the commercial centers in order to maintain a proximate walking distance for the residents. Relayed concern with the location of the middle school site; recommended locating the site adjacent to Wolf Valley Road due to the speed of traffic on Loma Linda Road. Recommended placement of the housing garages away from the streets. Chairman Guerriero reIayed the following: Recommended installation of additional loop roads. Concurred with Commissioner Webster's recommendation to place the garages at the rear of the lots. With respect to lighting the fields, recommended provision of informational data regarding the use of non-glare lighting in order to allay the concerns of the residents. Commissioner Mathewson relayed the following: Relayed concurrence with Commissioner Webster's comments regarding the development of the lot design. R: PlanComm/minutes/090199 Commissioner Naggar relayed the following: Expressed concurrence with the previous Commission comments, relaying that he had no additional comments other than those previously mentioned. For Commissioner Mathewson, Mr. Griffith relayed additional information regarding the subsidence issues; noted that additional data would be included as part of the geology report associated with the project; and relayed that the County geologist had reviewed the issue, as well. PUBLIC HEARINGS 4. Planning Application No. PA99-0'128 (Development Plan) Request to construct a 19,691 square foot industrial building on a 'l.02-acre parcel zoned for "Light Industrial." RECOMMENDATION It is recommended by the Planning Department that the Planning Commission approve the request. This Agenda Item was heard out of order, see page 2. PLANNING MANAGER'S REPORT A. With respect to the previous querying regarding bicycle parking ratio calculations, Planning Manager Ubnoske relayed that staff is further investigating the issue, and would update the Commission at a future point in time. B. Planning Manager Ubnoske noted that the Home Depot issue would be presented to the Commission at the September 15, 1999 Planning Commission meeting. COMMISSIONER REPORTS A. Commissioner Naggar, echoed by Commissioner Mathewson, relayed concern regarding the view from Margarita Road of the loading zones at the Power Center. B. Commissioner Naggar commented on the Director's Hearing Item regarding an alternate Large Family Daycare use. C. For Commissioner Naggar, Planning Manager Ubnoske updated the Commission with respect to the Border Restaurant mural issue. D. Via overheads, Chairman Guerriero relayed concern with respect to the visual blighting due to the location and number of newspaper stands in the public right- of-way. R: PlanComm/minutes/090199 E. Attorney Diaz provided information with regard to the legal restrictions associated with regulating newsstands. F. With respect to the newsstands, Commissioner Naggar relayed the issues that could be regulated1 as follows: 1) the distance from the curb, 2) the number of bundling of the racks together, and 3) the condition of the racks. G. For the record, Chairman Guerriero stated that the low height of the tennis court fences in the Portofino project creates an unsafe condition for the City with the potential of having tennis bails enter the roadway. H. Commissioner Webster relayed that he would be unable to attend the September 15, 1999 Planning Commission meeting. ADJOURNMENT At 8:45 P.M. Chairman Guerriero formally adjourned this meeting to Wednesday, September 15, 1999 at 6:00 P.M., in the City Council Chambers, 43200 Business Park Drive, Temecula. Ron Guerriero, 6¢%~f~man Debbie Ubnoske, Planning Manager