Loading...
HomeMy WebLinkAbout091708 PC Minutes MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION SEPTEMBER 17, 2008 CALL TO ORDER The City of Temecula Planning Commission convened in a regular meeting at 6:00 p.m., on Wednesday, September 17, 2008, 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: Carey, Chiniaeff, Guerriero, and Telesio Absent: Harter PUBLIC COMMENTS No comments at this time. CONSENT CALENDAR 1 Minutes RECOMMENDATION: 1.1 Approve the Minutes of August 6, 2008 1.2 Approve the Minutes of August 20, 2008 MOTION: Commissioner Chiniaeff moved to approve the Consent Calendar. Commissioner Carey seconded the motion and voice vote reflected approval with the exception of Commissioner Harter who was absent. Item No. 2 is addressed on pages 3-9. PUBLIC HEARING ITEMS 3 Long Range Planning Project Number 1-1308-0039 Proposed Development Code Amendments to clarify or modify existing provisions of the Development Code RECOMMENDATION: 3.1 Adopt a resolution entitled: R:\MinutesPC\091708 1 PC RESOLUTION 08-41 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING ZONING STANDARDS APPLICABLE TO EDUCATIONAL INSTITUTIONS AND SCHOOLS AND AMENDING THE TEMECULA MUNICIPAL CODE" Junior Planner Lowrey provided a PowerPoint Presentation, highlighting the main components of staff's report as follows: • Background • Current Commercial Zoning • Analysis o Planned Development Overlay 1 o Planned Development Overlay 3 o Planned Development Overlay 7 o Planned Development Overlay 8 o Planned Development Overlay 10 • Recommendation Junior Planner Lowrey provided the Planning Commission with an exhibit that displays the zoning map. At this time, the public hearing was opened. For the record, Chairman Telesio advised that he had a short telephone conversation with Mr. Markham with respect to the staff's recommendation. Mr. Larry Markham, Temecula, representing Julian Charter School, relayed that the applicant would be in agreement with staff's recommendation and would look forward to moving the proposed project forward. At this time, the public hearing was closed. Commissioner Chiniaeff expressed his concern with placing schools in the Highway Tourist and Light Industrial Zones. MOTION: Commissioner Chiniaeff moved to approve staff recommendation as proposed, but would request the removal of the condition allowing schools to be placed in the Highway Tourist and the Light Industrial Zone. Commissioner Guerriero seconded the motion and electronic vote reflected approval with the exception of Commissioner Harter who was absent. 2 CONTINUED FROM AUGUST 20, 2008 MEETING: Planning Application Numbers PA08- 0008 and PA08-0083, a Commercial Development Plan to construct a 64,000 square foot, four-story mixed use building and associated Sign Program RECOMMENDATION: RAMinutesPC\091708 2 2.1 Adopt a resolution entitled: PC RESOLUTION 08-40 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NUMBER PA08-0008, A DEVELOPMENT PLAN TO CONSTRUCT A 66,075 SQUARE FOOT, FOUR- STORY BUILDING WITH HEIGHT INCREASE UP TO 66'3" WITH PROPOSED USES TO INCLUDE FIRST FLOOR RETAIL AND OFFICES ON THE SECOND THROUGH FOURTH FLOORS AND PLANNING APPLICATION NUMBER PA08- 0083, AN ASSOCIATED SIGN PROGRAM WHICH INCLUDES A VERTICAL MARQUEE, DIRECTIONAL BLADE SIGNS, WALUFRIEZE BUILDING SIGNS, AND WINDOW SIGNS FOR THE TRUAX BUILDING LOCATED AT THE NORTHWEST CORNER OF MERCEDES AND SECOND STREETS (APNS 922- 043-012 AND 922-043-017) Associate Planner Peters, by way of PowerPoint Presentation, highlighted the following main components of staff's report: • Project Description • Location • Site Plan • Elevations • Special Considerations • Sign Program • Sign Details • Recommendations Director of Public Works Hughes relayed the following comments regarding Public Works Conditions of Approval: • That granting the applicant's request as proposed, would severely weaken the department's ability to manage the design of the street improvements • That the Public Works department is responsible for what is built in the City's right-of- way • That as engineering representatives of the City of Temecula, it would be staff's responsibility to point out challenges and make recommendations of approval • That regardless to the challenge of the Public Work's conditions, it would be the responsibility of staff to ensure that all City streets are safe • That the City has wholeheartedly tried to uphold the goals of the Old Town Specific Plan and create a pedestrian friendly atmosphere • That the Public Work's department is required to ensure that sound engineering judgment is being applied to all City projects as well as Old Town projects • That the primary issue of concern would be with the intersection of Mercedes and 2nd Street • The applicant has presented several options to the City with respect to modifying the engineering improvements that are currently under construction at this intersection • That the radius that is identified in the inside corner is what the City would need, at a minimum, to adequately accommodate larger vehicles such as school buses, fire apparatus, delivery and transport trucks; noting that this would be the minimum that RAMinutesPM091708 3 would be able to handle the larger trucks; that the 35' radius is placed throughout the City; and that virtually every improved corner has a similar radius and has been working adequately for the City's purpose • That no where in the Specific Plan does it indicate that "bulbs" at intersections are a requirement • That the Mercedes Street project currently under construction was reviewed two years ago by the Planning Commission, Public Traffic Safety Commission, Old Town Local Review Board, and by the City Council; and that the street improvement plans were also available at previously held town hall meetings • That the drawing provided by the applicant's engineer demonstrates protrusion into the intersection and would vary significantly from the previous drawing; and that a protrusion has demonstrated on the applicant's drawing would make it very, very difficult for many vehicles to maneuver the corner and impossible for others • That staff examined the templates for truck-turning that is used and recognized by the State of California (via overheads) • That all intersections that currently have a "choker bulb" situation - that when a driver of a large vehicle is approaching an intersection - and they realize that they will not be able to maneuver the turn, they would have a choice to continue straight, make a left-turn, or find another route for their designation - that they would not be forced to make a turn • That with respect to Mercedes and 2nd Street, a southbound large truck would be forced to drive over the side walk or drive into the opposing traffic • That it would be his opinion that only trucks would have difficulty maneuvering the corner but cars as well may have difficulties • That with weight restrictions on Mercedes Street, the City cannot prevent local commerce that has a service to a business in Old Town from using Mercedes Street even with the weight restriction; that the vehicle code specifies that any truck has the right to use local streets regardless of the weight restriction • That given the circumstances of the area of concern, pedestrians have an expectation that if they are standing on a sidewalk that they are in a safe zone; advising that this would not be the case for the proposed "choker bulb" • That if the proposed "choker bulb" proved to be safe the Public Work's department would not have an issue • With respect to the alley vacation, the Public Work's department would not have a concern with this request • With respect to additional "choker bulbs" at the alley of Mercedes and 2nd Street, staff has not reviewed the design and would have concerns with the proposal creating issues, primarily uncontrolled midblock crossings may be encouraged which the City has made an effort to avoid in the past • That the Conditions of Approval do not prevent the applicant from making further suggestions on the street improvements in the manner in which they were written • That over the past five years there has not been an accident on Old Town Front Street • The following Conditions of Approval should not be modified and/or deleted: 7, 13, 23, 24, 25, 27, 28, and 29 In closing, Director of Public Work's Hughes stated that he would recommend that the Planning Commission maintain all the Public Work's Conditions of Approval; stated that the applicant can build a successful project abiding by the City's Conditions of Approval meeting the level that is applied to all projects in the City. R1MinutesPC\091708 4 Commissioner Chiniaeff stated that because the City is hopeful of creating a pedestrian friendly environment on Mercedes Street, queried if it would be prudent to have trucks be limited by weight and hours of driving except for local deliveries. In response to Commissioner Chiniaeff's queries, Director of Public Works Hughes relayed the following: • Stated that at this time, staff cannot predetermine whether or not Mercedes Street would be established as a truck route; that the City may need to consider this at a future date; and that this would be a public hearing process • That currently there would be a truck restriction on Old Town Front Street and that Mercedes Street would be the back-up route • That the 35' radius in Old Town was established and is recognized by most Cities, County's, and the State because it would be the minimum that would work • That it is not anticipated to extend Mercedes Street beyond 2nd Street, advising that the street beyond 2nd would be privately owned. For Commissioner Guerriero, Mr. Hughes stated that it would be his opinion that the anticipated traffic volume on Mercedes Street would be 2,000 trips per day. At this time, the public hearing was opened. By way of PowerPoint Presentation, Mr. Waft Allen, representing Mr. Truax, provided a hypothetical history as to the inception of the Truax building and introduced Mr. Bernard Truax. Mr. Christopher Campbell, representing Mr. Walt Allen, by way of PowerPoint Presentation, highlighted the main components of his PowerPoint: • Concepts and Styles of Turn of the Century Buildings o - Mass o - Material o - Repetition o - Detail • Penthouse Addition o - Later Style o - Setbacks o - Low Profile o - Dynamic Downtown Development • Design Articulation o - Street Level Variation & Detail o - Awnings o - signage & Lighting • View from 2w & Mercedes • Site Design o Street Improvements o Alley Abandonment & Improvement o Encroachment into the R.O.W. Mr. Walt Allen requested the following modifications and/or deletions or the following conditions of Approval (as per handout): R1MhutesPC\091708 5 ➢ PW 7 Delete ➢ PW 13 Delete reference to "upstream" ➢ PW 23 Amend Condition to be consistent with the Old Town Specific Plan and Old Town Demonstration Project (Front & Main Streets) ➢ PW 24 Delete Condition ➢ PW 25 Delete additional 12' requirement ➢ PW 26 Applicant requests vacation of the alley-Delete Condition ➢ PW 27 Delete as a result of the deletion of PW 26 ➢ PW 28 Modify the condition to indicate loading/unloading zone as indicated on the site plan and conditions PL 18 & CS 5 ➢ PW 29 Modify the condition to require Public Works to grant an encroachment permit for items encroaching as long as they meet the requirements of the California Building Code for encroachment ➢ PW 31 Linked to PW 7, this condition may remain unchanged if the applicant is Permitted to construct the 35' radius curb with bulb Understanding the concerns of the Public Work's department, Mr. Gary Thornhill, Temecula, relayed that it would be his opinion that Caltrans standards should not be applied to the Old Town area; relayed his support of the proposed project; and requested that the Planning Commission consider the proposed project; and noted that it would be his opinion that the project, as proposed, will maintain the integrity and character of the streetscape. By way of staff report, Mr. Truax explained his requests and modifications to the Planning Department and stated the following: • That he would be willing to make the proposed "choker bulb" smaller • That he is willing to pay for the storm drain to ensure that no ponding is created • That he is willing to dedicate the land for the street improvements • That with respect to the awnings and other encroachments, if they comply to the development Code that they be granted • That the units are 50% leased, but have stopped the leasing program unit the proposed project is approved • That the applicant would be prepared to build remaining phases of project At this time, the Planning Commission took a 10-minute break. The following 12 individuals spoke in favor of the proposed project for the following reasons: • Mr. Marc Pascoe, Temecula Mr. Bill Dalton, Temecula • Mr. Roger Epperson, Temecula ■ Mr. Brad Bassi, Temecula Mr. Ed Dool, Temecula Mr. Steve Bascurto, Temecula Mr. Chuck Hargis, Temecula Mr. Craig Pena, Temecula • Mr. Steve Wheeler, Temecula Mr. Chris Baily, Temecula Mr. Ron Walton, Temecula RAMinutesPC\091708 6 • That the proposed "choker bulbs" would help with pedestrian safety and would be aesthetically pleasing • That more traffic signs may help to mitigate traffic concerns for pedestrians • That the proposed project will be an asset to the Old Town vision • That large trucks should not be allowed to enter into Old Town unless making local deliveries • That the tenants of the proposed project are looking forward to the project moving forward • That the Old Town merchants support the proposed project in its entirety • That there would be a concern with the lack of parking • That the merchants of Old Town would not be concerned with truck deliveries At this time, the public hearing was closed. Relaying that he would be in favor of the buildings proposed aesthetics and the overall project, Commission Chiniaeff expressed some concern with the following: • Concerned with the 4th story element - • That the applicant would need to abide by Conditions of Approval and meet ADA requirements, the building should be moved back • Would be in favor of removing large trucks from Old Town with exception of local deliveries Although in favor of the proposed project Commissioner Guerriero did express some concern with the following: • 4th story element • Lack of parking • That the applicant should meet all ADA requirements • Would be in agreement of the Public Work's department with respect to "choker bulb" • That the police officers can enforce mid-block street crossing With respect to the awnings, Public Works Director Hughes reiterated that as long as the applicant meets UBC requirements and awnings do not create site distance problems, the awnings will be approved. Commissioner Carey relayed his enthusiasm with the proposed project, but also expressed concern with the 4th story element, lack of parking, and would be hopeful that the applicant and the Public Work's department can work through the issues of concern. Chairman Telesio stated the following concerns: • Expressed concern with the 4th story element • Expressed concern with the Public Works department's Conditions of Approval as stated in staff's report With respect to the penthouse 4th floor element, Mr. Allen noted that this was created so that the 4'h floor would not appear so tall from a pedestrian perspective. RAMinutesPC\091708 7 Referencing the 4`h story element, Commissioner Chiniaeff noted that although he would not be in favor of the penthouse, he noted that it may be more aesthetically pleasing if the same materials were used throughout the building. Understanding the concerns of the Planning Commission with respect to the 4th floor element, Mr. Truax stated that he would be willing to change and reshape the cornices to match the cornices on the Td floor, creating continuity. With respect to the following Conditions of Approval, Assistant City Attorney Curly stated the following: PW 26 & 27 That the Planning Commission does not have the authority to order a vacation of an alley; that the applicant can request a vacation of the alley which would require a public hearing process keep as a standard Condition of Approval. PW 7 Work with the Public Work's Department PW 13 Keep as standard Condition of Approval PW 23 Keep as standard Condition of Approval PW 24 Keep as standard Condition of Approval PW 25 Work with the Public Work's Department PW 28 Work with the Public Work's Department PW 29 Keep as Standard Condition of Approval PW 31 Keep as standard Condition of Approval-Work with the Public Work's Department With respect to bulbs, Deputy Director of Public Works York stated that the applicant's engineer has the ability to do a redesign of the corner property line to stay in compliance with the Conditions of Approval. Director of Public Work's Hughes reiterated the public works department's concern with safety issues as it would relate to the "choker bulbs" on Old Town Front Street. MOTION: Commissioner Chiniaeff moved to approve the project; approve the sign program as submitted; approve the findings for increasing the height of the building; that the parapet on the 4th floor be consistent with the materials of the rest of the building; a condition be added for a parcel merger; that the Planning Commission recommend that PW 7 stand as is, and that any required ADA be constructed on site; that staff initiate the process to install a stop sign on 2nd Street and Mercedes Street; that PW 23 stand as is; that PW 25 stand as is; PW 26 and 27 stand as is; PW 28 stand as is; PW 29, recommend that the applicant pursue this; PW 31 keep as standard. Commissioner Guerriero seconded the motion and voice vote reflected approval with the exception of Commissioner Harter who was absent. COMMISSIONERS' REPORTS No reports at this time. R:\MinutesPC\091708 g PLANNING DIRECTOR'S REPORT With respect to the Tree Ordinance, Director of Planning Ubnoske noted that the Ordinance is complete and will be coming forth to Planning Commission on November 5, 2008. With respect to the fatality of a bike rider on the Ynez Road, Director of Public Works Hughes advised that he has not received an official report. Director of Planning Ubnoske explained the change of policy with respect to minor modifications. ADJOURNMENT At 9:47 pm, Chairman Telesio formally adjourned to October 1. 2008 at 6:00 p.m., in the City Council Chambers, 43200 Business Park Drive, Temecula. John lesio Debbie Ubnoske Chairman Director of Planning RAMinutesPM091708 9