HomeMy WebLinkAbout091696 PC Minutes MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
SEFTEbIBER 16, 1996
A regular meeting of the City of Temecula Planning Commission was called to order on Monday, September 16,
1996, 6:06 P.M., at the Rancho California Water District Board Room, 42135 Winchester Road, Temecula,
California. Co-Chairman Slaven presiding.
PRESENT: Miller, Slaven, Soltysiak, Webster
ABSENT: Fahey
Also present were Planning Manager Debbie Ubnoske, Assistant City Attorney Rubin D. Weiner, Senior Planner
Dave Hogan, Associate Planner Matthew Fagan, Assistant Planner Craig Ruiz, Associate Engineer John
Pourkazemi, Associate Engineer Larry Cooley, Assistant Engineer Annie Bostre-Le, and Minute Clerk Pat
Kelley.
PURI,IC COMMENTS
Co-Chairman Slaven called for public comments on non-agenda items at 6:10 P.M. There were no requests to
speak.
COMMI~qSION RUSINES,q
1. Approval of Agenda
It was moved by Commissioner Webster and seconded by Commissioner Soltysiak to approve the agenda.
The motion carried as follows:
AYES: 4 COMMISSIONERS: Miller, Slaven, Soltysiak, Webster
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Fahey
2. Approval of July 15, 1996 Minutes
It was moved by Commissioner Miller and seconded by Commissioner Webster to approve the minutes
of July 15, 1996, with the following amendments:
Page 1, 7th Paragraph - The motion carried as follows: Ayes: add Slaven
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Page 4, 5th paragraph - ...Commission felt it was something that would not enhance sales to minors...
Page 4, 6th paragraph - Commissioner Miller inquired about...
Page 6, 5th paragraph - Commissioner Miller expressed concerns...
The motion carded as follows:
AYES: 4 COMMISSIONERS: Miller, Slaven, Soltysiak, Webster
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Fahey
Approval of August 19, 1996 Minutes
It was moved by Commissioner Miller and seconded by Commissioner Webster to approve the minutes
of August 19, 1996, with the following amendment.
Page 5, 9th paragraph - ... 15 gallon sycamore trees and 24" box...
Page 6, 6th paragraph add The Commission is requesting that the parking ratio be met if the project is
downsized.
The motion carried as follows:
COMMISSIONERS: Miller, Slaven, Soltysiak, Webster
AYES: 4
NOES: 0
ABSENT: 1
COMMISSIONERS: None
COMMISSIONERS: Fahey
3. Director's Hearing Update
No update was submitted.
Chairman Fahey was present at 6:13 P.M.
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4. Planning Application No. PA96-0130 (Development Agreemen0 Van Daele Development Corporation
Associate Planner Matthew Fagan presented the Staff report recommending approval to reduce the
Development Agreement fees from $5,334.00 to $3,590.00 per unit for Planning Areas No. 8, 9 and 12
(Final Tract Maps 22761 and 22762), within Specific Plan No. 180.
Commissioner Slaven stated this request is consistent with past practices and asked if this agreement
would have a new expiration date or continue the existing expiration date. Mr. Fagan answered a new
expiration date is in effect.
Commissioner Soltysiak questioned if Riverside County would receive any of the monies under the new
agreement. Mr. Fagan responded upon adoption of this agreement, the County would not receive monies
for Planning Areas 8, 9 and 12. Undeveloped areas remain in the Rancho Highlands Specific Plan subject
to the existing development agreement.
Commissioner Miller inquired if it was necessary to make a finding that if the fee was not decreased,
there was a likelihood the project would not be developed. Mr. Fagan replied it was not necessary to
make that finding.
Chairman Fahey opened the public hearing at 6:18 P.M.
Bryce Kitfie, 2900 Adams, Riverside, representing the applicant, stated he was available to answer any
questions. There were none.
Chairman Fahey closed the Public Comment Section at 6:20 P.M.
It was moved by Commissioner Slaven and seconded by Commissioner Webster to adopt the Negative
Declaration for Planning Application No. PA96-0130 and Resolution No. 96-NEXT recommending
approval of Planning Application No. PA96-0130 to the City Council, based upon the amended Analysis
and Findings contained in the Staff Report and subject to the attached Conditions of Approval, and to
close the public hearing.
The motion carried as follows:
5 COMMISSIONERS: Fahey, Miller, Slaven, Soltysiak, Webster
NOES:
0 COMMISSIONERS: None
ABSENT: 0 COMMISSIONERS None
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5. PA96-0090 (Development Plan) Construction of Industrial ltuildings, Rich P0ter
Senior Planner Dave Hogan presented the Staff report recommending approval for construction of two
17,000 squ_are foot. industrial buildings on two different parcels on the southside of Winchester Road,
west of Diaz Road.
Commissioner Webster slated Conditions of Approval should be amended slating the entire lot be graded,
landscaped, and parking spaces completed in Phase I.
Chairman Fahey asked if applicant has indicated a time frame between the construction of the two
buildings. Mr. Hogan replied no as construction was market-driven. Chairman Fahey remarked there
would be a large visible blank wall until the second building was built.
Commissioner Soltysiak asked whether the docks are at grade or slope down. Mr. Hogan replied he
believes the docks slope down with the building's floors at grade and it was felt the docks were well
screened from the street.
Commissioner Slaven expressed concern regarding adequate space for trucks to enter the loading dock
area without hitting the trash enclosures. Mr. Hogan replied the plans are somewhat misleading as there
is sufficient space for trucks to pass the trash area and the tracks will exit onto Winchester Road.
Chairman Fahey opened the public hearing at 6:30 P.M.
Steve Smith, 6867 Nancy Ridge Road, San Diego, representing Rich Byer, applicant, slated the wall will
be finished in an attractive manner and the unbuilt area will be hydroseeded.
Chairman Fahey asked if the applicant was willing to have those items added as Conditions and Mr. Smith
answered yes.
Commissioner Webster asked Mr. Smith to expand on the wall treatment. Mr. Smith replied it will be
painted and details continued from the front of the building.
Commissioner Webster questioned if the hydroseeding, landscaping around the perimeter, and paving are
being done in Phase 1. Mr. Smith answered they were. Curbs not descriptive for the second building
will not be done in Phase 1.
Commissioner Miller asked if everything shown in green on the Landscaping Plan is to be completed in
Phase 1. Mr. Smith replied all of the perimeter landscaping will be completed in Phase 1, but not the
landscaping adjacent to the second building. Bottle trees are planned for the back of the building and
drake elms, flowering plums and/or crepe myrtles planned for the parking area.
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Chairman Fahey closed Public Comments at 6:35 P.M.
Chairman Fahey stated Conditions should include additional landscaping for vacant lot, and the front
color treatment continued on the wall.
Commissioner Webster stated the elevations show scoring lines and paint on the wall which is
appropriate. He also said it is not practical to plant additional trees since the perimeter trees will be an
adequate screen in the interim phase. He added, some of the trees shown on the landscape plans are not
appropriate for this area and recommended the City Landscape Architect take a close look at the tree
palate. Tree size shown is 15 gallon and somewhere between 40 to 50% should be 24" box trees.
Mr. Hogan clarified the Commissioners were looking at a conceptual landscaping plan and the final
construction landscape plan would be submitted later to the City Landscape Architect. Mr. Hogan asked
if the request for 24" box trees was because the Commission was looking for immediate screening on the
site. Commissioner Webster replied that was correct.
Chairman Fahey said the final landscape plan should have approximately 40% of the trees designated 24"
box instead of 15 gallon and the vacant lot should be hydroseeded.
Commissioner Soltysiak asked if there are current mix requirements for landscape plans. Mr. Hogan
replied that the ordinance minimum requirement is 15-gallon trees and 5-gallon shrubs.
Commissioner Miller stated he did not see the need for 24" box trees and prefers to see a couple of
specimen trees in the front and the major portion of screening trees left at 15 gallon size because they are
generally a better tree.
Commissioner Webster reiterated 24" box trees are definitely needed on the side of the lot facing the wall
to provide adequate screening for a blank wall. He also said although the City Design Guidelines are not
in effect, they do call for a mix of 36"-box, 24"-box and 15-gallon trees. Mr. Hogan clarified it is his
understanding the larger trees would be adjacent to the street and at the northwest comer.
Chairman Fahey stated the proposed guidelines have a mix of 20%-36" box, 30%-24" box and 50%-15
gallon trees which is what is being suggested.
Commissioner Miller asked about the traffic count for this street. Mr. Hogan replied there is not a lot
of traffic at this time, but development plans for this area are being submitted.
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Commissioner Slaven asked if the blank wail will be seen from Diaz Road and what the time frame was
for constructing the second building. Mr. Hogan replied the wall could not be seen from Diaz Road; only
from Winchester Road when going towards Diaz Road. Mr. Smith said construction was dependent upon
the market, but hopefully within a year or two.
Commissioner Soltysiak recommended hydroseeding the vacant lot and leave it to staff to make certain
temporary screening of the blank wall and the dock area is provided and work out the ratio details with
the applicant.
Commissioner Webster disagreed that requesting a certain percentage is getting too specific or is
redesigning the landscaping plan, but rather is providing a minimum requirement.
Chairman Fahey clarified Commissioner Webster was asldng the permanent landscaping have larger trees.
Commissioner Webster replied that was his intent.
Chairman Fahey closed the public hearing at 6:55 P.M.
It was moved by Commissioner Miller and seconded by Commissioner Slaven to adopt the Negative
Declaration for Planning Application No. PA96-0090; adopt the Mitigation Monitoring Program for
Planning Application No. PA96-0090; and to adopt Resolution No. 96-_ approving PA96-0090 based
upon the Analysis and Findings contained in the Staff Report and subject to the attached Conditions of
Approval as amended and to close the public hearing.
Chairman Fahey clarified the amendments to be:
O
O
O
O
Temporary hydroseeding of vacant lot;
All perimeter landscape to be in place with Phase 1;
All paving to be completed in Phase 1;
Wail to be painted and treated with same design as front of building.
Mr. Hogan stated the following changes in the Conditions of Approval:
O
O
O
Condition 5, extra treatment given to the wall;
Condition 7 to be reworded "In the front component of the lot, additional trees, 24"- and 36"-box,
will be provided."
Condition 17 addition "With the issuance of the permit of the first building, all the perimeter
landscaping will be in and any undeveloped areas will be hydroseeded. '
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PLANNING COMMISSION SEPTI~MRER 16, 1996
The motion carded as follows:
AYES: 5
COMMISSIONERS: Fahey, Miller, Slaven, Soltysiak, Webster
NOES:
0 COMMISSIONERS: None
ABSENT: 0 COMMISSIONERS None
6. Planning Application No. PA96-0170 (Development Plan - Napa Auto PARS)
Associate Planner Matthew Fagan presented the staff report recommending approval for design,
construction and operation of a 12,500 square foot Napa Auto Parks Facility at the intersection of
Jefferson and Sanborn Avenues.
Chairman Fahey opening the public hearing at 7:02 P.M.
Russell Rumansoff, 27349 Jefferson, Temecula, representing Alan Orr, the applicant, stated 1. The
storefront is clear anodized aluminum with solar glazed glass, orange-yellow stripe, and blue. 2. Sides
will be sandblasted to bring out the grey-blue tone. 3. Signage is limited to the south and east-facing
comers with the logo sign facing north. 4. He requested a correction to Condition 4c, "bicycle rack will
be a Standard 2 as opposed to a Class 1 locker". He stated the applicant does not have a problem with
302 street outlets. Surrounding businesses were notified of the proposal and supporting letters were
received. 5. This building has been approved by the North Jefferson Business Park Architectural Review
Committee.
Chairman Fahey asked Mr. Rumansoff if the applicant agreed with the change in Condition 8 with
Ordinance 663 no longer applicable and the Temecula Code on habitat conservation applying. Mr.
Rumansoff replied the applicant agreed.
Commissioner Slaven inquired if the plastic tubing was 2' wide and Mr. Rumansoff replied it was, but
because it curves back, it will appear thinner.
Commissioner Slaven asked about the business hours. Mr. Rumansoff answered 8 A.M. to 6 P.M.
Commissioner Slaven asked about the makeup of the North Jefferson Business Park Architectural Review
Committee. Mr. Rumansoff replied
there were two people on the committee, the owner of the property and himselL The owner has 51% of
the vote and while she has the authority to change the CC&Rs, there has not been a change since they
were recorded.
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Chairman Fahey clarified the Commission must base its decision based on City guidelines, not CC&Rs.
Commissioner Soltysiak noted that the Bank of Commerce letter references a dark blue strip with gold
pipeline, but the submitted plans show a blue storefront with an illuminated tube as the gold accent band.
Mr. Rumansoff replied the submitted plans were correct.
Chairman Fahey closed Public Comments at 7:10 P.M.
Commissioner Slaven stated the dark blue color and the 2' illuminated tube are not appropriate and not
compatible with other area businesses. A dark blue strip with a gold stripe would not be as loud and
would be more appropriate. She cannot support the project as submitted.
Commissioner Soltysiak stated the front of the building looks more like a billboard, not compatible with
surrounding building colors and he would support the project if the color scheme can be reworked.
Commissioner Miller stated he has no problem with the project as designed.
Mr. Rumansoff stated the gold band could be eliminated from going around the entire building and the
front would be blue above the gold band and the bottom sandblasted with a compatible tone.
Chairman Fahey asked if the owner was willing to eliminate the illuminating light band. Mr. Rumonsoff
stated the stripe must be illuminated as it is a Napa requirement and the store will be opened til 9 P.M.
at times.
Commissioner Webster stated he thought it was a fair proposal.
Chairman Fahey said she could support the project without the lighted band.
Commissioner Soltysiak asked if the blue band was 9 feet wide and Mr. Rumansoff stated that was
correct. Based on dimensions shown on the elevations, the band may be 11 feet.
It was moved by Commissioner Slaven and seconded by Commissioner Miller to continue the item to the
September 30, 1996, meeting to allow time for Staff and the applicant to resolve the concerns raised
tonight as this is a vital business to Temecula.
Commissioner Webster remarked the only legitimate concern is the light on the building and would rather
the Commission resolve the matter at this time causing no delay.
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Commissioner $1aven stated she does not agree this project should not be continued just because it is a
fast track project. She stated the applicant and the architect understand the Commission's concerns that
11'x60' of blue is too much.
Commissioner Soltysiak stated he was comfortable with continuing the matter and getting the color
scheme more in line with Bank of Commerce's letter of approval.
Chairman Fahey stated the public hearing remains open.
The motion carried as follows:
AYES:
4 COMMISSIONERS: Fahey, Miller, Slaven, Soltysiak
NOES: 1 COMMISSIONERS: Webster
ABSTAIN: 0 COMMISSIONERS: None
Chairman Fahey called for a recess at 7:35 P.M.
Chairman Fahey called the meeting back to order at 7:45 P.M.
7. Planning Application PA96-0176 (J)evelopment Plan - The Allen Group
Associate Planner Matthew Fagan presented the staff report recommending approval for the design,
construction and operation of a 77,582 square foot corporate office and distribution facility for FFF
Enterprises on the northeast corner of Ynez Road and County Center Drive.
Commissioner Miller inquired about the required landscaping percentage. Mr. Fagan responded 20 %
is the minimum landscaping requirement and this project has planned 22 % of the site to be landscaped
which does not include the hydroseeded area. The landscaping percentage is determined by the project's
acreage, not building size.
Chairman Fahey opened the public heating at 7:55 p.m.
Steve Stock, 4365 Executive Drive, San Diego, representing the applicant, The Allen Group, said he was
available for questions.
Commissioner Soltysiak asked if they had a tenant for this project. Mr. Stock replied, FFF Enterprises,
a medical product distribution company, has leased the property.
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Chairman Fahey closed the Public Comment Section at 7:58 P.M.
Commissioner Webster observed this is a light industrial site and the landscape plan shows 24" box and
15 gallon trees.
It was moved by Commissioner Slaven and seconded by Commissioner Miller to adopt the Negative
Declaration for Planning Application No. PA96-0176; to adopt the Mitigation Monitoring Program for
Planning Application PA96-0176; and to adopt Resolution No. 96-Next recommending approval of PA96-
0176 as amended and based upon the amended Analysis and Findings contained in the Staff Report and
subject to the attached Conditions of Approval and to close the public hearing.
The motion carded as follows:
AYES:
5 COMMISSIONERS: Fahey, Miller, Slaven, Soltysiak, Webster
NOES: 0 COMMISSIONERS: None
ABSTAIN: 0 COMMISSIONERS: None
8. Planning Application PA96-0206 (Minor Change to Tentative Parcel Map
24085), City Associates I
Associate Planner Matthew Fagan presented the Staff report recommending a modification to Condition
of Approval No. 29 of PA96-0140 (Tentative Parcel Map 24085) pertaining to restricted access on Diaz
Road. After a review of the Development Plan submitted by Zevo Golf, staff deter-mined that the
condition can be modified for the following reasons:
The project can be found consistent with Ordinance No. 460 which allows flexibility for
intersection spacing due to the use of the word may be limited.
2. A similar condition exists to the south of this project.
3. The PA96-0190 access design to and from Diaz Road is superior for truck traffic.
He also stated environmental review was ha. ndled under the previous map. This is not a change that
requires additional environmental review.
Commissioner Webster asked if the access modification was for this parcel's Phase I only or also for the
parcels to the north. Mr. Fagan answered access to Diaz Road is limited to Phase I only.
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Commissioner Soltysiak inquired if a minimum dimension is applied to the separation. Engineer Larry
Cooley stated street design criteria mentions a minimum dimension of 660 feet spacing between
intersections and there is about 800 feet between Remington Road and Avenida de Ventas.
Chairman Fahey opened public hearing at 8:07 P.M.
Max Harrison, 41975 Winchester Road, Temecula, representing the applicant, Zevo Golf, stated he was
available to answer any questions. There were no questions.
Chairman Fahey closed Public Comments at 8:09 P.M.
Assistant City Attorney Rubin Weiner stated the Resolution needed the following amendments in Section
2, Finding No. 1, end of first line. Insertion to read: ",with conditions as modified in Section 3 below,."
The last sentence to read "The Findings made for Planning Application PA96-0140 are hereby
readopted." Add a new Section 3 executing the Commission's intent to read "The Planning Commission
hereby approves Planning Application PA96-0206 to revise Condition of Approval 29 of Planning
Application PA96-0140 allowing access to and from Parcel 1 of Tentative Parcel Map No. 24085 onto
Diaz Road." Renumber Section 3 to 4 and 4 to 5.
It was moved by Commissioner Slaven and seconded by Commissioner Miller to find the proposed
modification is consistent with the impacts included in the previously adopted Negative Declaration for
Planning Application PA96-0140 (Tentative Parcel Map No. 24085); and to adopt Resolution No. 96-
approving PA96-0206 as amended based upon the Analysis and Findings contained in the Staff Report,
and to close the public hearing.
The motion carded as follows:
AYES: 5
COMMISSIONERS: Fahey, Miller, Slaven, Soltysiak, Webster
NOES: 0 COMMISSIONERS: None
ABSENT: 0 COMMISSIONERS: None
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9. PA96-0190 0DEVEI,OPMENT PI,AN, 7,P, VO GOLF)
Assistant Planner Matthew Fagan presented the staff report recommending approval for design,
construction and operation of a 235,249 square foot office/manufacture building and a test golf driving
range at Diaz Road and Avenida de Ventas (Zevo Drive). Mr. Fagan stated staff discussed concerns
about golf balls being hit over the fence onto Avenida de Ventas (Zevo Drive). The applicant plans a 6-
foot fence around the perimeter, but more for security reasons than restricting golf balls as the driving
range will only be used by testing machines and PGA golfers.
Commissioner Miller questioned the meaning 0f "corner cut off area" in Condition 47j. Engineer Larry
Cooley stated a diagonal cut off provides a clear space easement for the site obstructions and oncoming
traffic; intent is to limit landscaping to low lying shrubbery. He said planting a specimen tree would not
impact the line of sight as long as 3 IA feet is maintained.
Chairman Fahey opened the Public Hearing at 8:20 P.M.
Scott Staley, 157 Linda Vista Drive, San Marcos, representing Zevo Golf, the applicant, stated
equipment is assembled at this location, not manufactured, and he was available to answer any questions.
Commissioner Slaven asked if all 500+ parking spaces were planned to be used. Mr. Staley replied the
parking number was dictated by the City requirements and employees planned would not exceed 400
working varying shifts.
Commissioner Webster asked about the fencing. Mr. Staley stated the testing range was more
representative of a fairway. The fence would be a 6' chain link with barbed wire on top which is why
both sides of the fence are being landscaped.
Chairman Fahey closed public comments at 8:25 P.M.
Commissioner Webster discussed concerns about keeping balls within the driving range so they do not
become a public safety issue. He recommended the City have some recourse for remedial action if them
is a problem in the future. Mr. Fagan said he believes the applicant will monitor themselves, but perhaps
an annual review would also be in order.
Chairman Fahey asked if straying balls can be listed as a potential public safety item and have a
mitigation plan requiring annual monitoring of any problems. Mr. Fagan replied that should be
possible.
Commissioner Soltysiak asked if the oleander trees are meant to screen the fence and barbed wire.
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Commissioner Webster replied landscaping is outside the fence and there is a fair amount of oleanders
and other trees to adequately screen the fence.
Chairman Fahey reiterated that barbed wire does not meet City guidelines.
Commissioner Webster asked if the applicant would go with a higher fence without barbed wire. Mr.
Staley answered security is a problem, but a 6' or 8' fence does not really keep people out.
Commissioner Slaven stated an 8-foot chain link fence, even with landscaping, is not going to do a better
job. She said other applicants have agreed to a 6' fence with no barbed wire and that was be sufficient.
It was moved by Commissioner Miller and seconded by Commissioner Slaven to adopt the Negative
Declaration for Planning Application No. PA96-0190; to adopt the Mitigation Monitoring Program as
amended for Planning Application PA96-0190; and to adopt Resolution No. 96- recommending
approval of PA96-0190 based upon the Analysis and Findings contained in the Staff Report and subject
to the attached Conditions of Approval as modified and to close the public heating.
The motion carded as follows:
AYES:
5 COMMISSIONERS: Fahey, Miller, Slaven, Soltysiak, Webster
NOES: 0 COMMISSIONERS: None
ABSTAIN: 0 COMMISSIONERS: None
Chairman Fahey recessed the meeting at 8:33 P.M.
Chairman Fahey called the meeting back to order at 8:40 P.M.
It was moved by Commissioner Slaven and seconded by Commissioner Webster to continue Item 11.
Review of City-Wide Design Guidelines, to the September 30, 1996 meeting.
Mr. Ruiz asked the Commission to submit any questions/concerns to the Planning Department as soon
as possible and a sheet with questions and answers will be prepared and given to each Commissioner
before the September 30, 1996 meeting.
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The motion carried as follows:
AYES: 5
COMMISSIONERS: ~ahey, Miller, Slaven, Soltysiak, Webster
NOES: 0 COMMISSIONERS: None
ABSTAIN: 0 COMMISSIONERS: None
10. Workshop - Planning Application No. PA96-0157 (I,uclqt Shopping Center
Assistant Planner Craig Ruiz stated the project is in the Paloma del Sol Specific Plan and is located at
Margarita Road and Hwy 79. The staff and applicant have met several times regarding the design of the
project. Staffs primary concern is the site design may not be consistent with Village Center Guidelines
contained in the General Plan. At this time, the Village Center designation does not apply to this
property. However, an application has been submitted for an amendment to the Paloma Del Sol Specific
Plan and Staff will recommend the Development Agreement be amended to apply the Village Center
designation to this property. He said the applicant requested a workshop with the Commission to receive
informal input and direction regarding the site, landscape and elevation plans prior to proceeding further
with the project.
David Powell, 1 Corporate Plaza, Newport Beach, representing the applicant, Pacific Development
Group, said they were here tonight requesting Commission input to determine if they are heading in the
right direction or wasting their time. This property is 12 acres, currently in escrow, and there are firm
deals with Lucky and Sav-On. Elevations have not evolved too much from the original plan, and are
responsive to the Paloma del Sol Specific Plan regarding ingress/egress. Perimeters are a little bit
different for this size parcel than for the 25-acre parcel across the street. Pedestrian walkways from
parking lots, perimeter streets and eventual adjacent properties allow people to gather in areas in front
of the multi-shop area (selling food, coffee, ice cream, etc). Sidewalks outside the canopy area will be
lined with seating areas and planters with built-in benches. Due to the required parking spaces, there is
not much room left to create gathering spots in other areas.
Chairman Fahey asked if the proposed design guidelines for a Village Center were reviewed by the
applicant. Mr. Powell responded they were.
Commissioner Webster asked for clarification of the areas of contention between the applicant and staff.
Mr. Ruiz's summarized Staff's concerns: 1) There is a High Density Residential parcel located adjacent
to this property with Lucky's truck-loading docks facing that property; 2) There is a possibility of the site
ending up as strip commercial; 3) there is the possibility of too much commercial in area; and 3) on-site
circulation problems may exist.
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Chairman Fahey stated having loading docks facing a High Density Residential area does not meet the
Village Center concept which is to encourage pedestrian traffic and non-auto uses.
Commissioner Soltysiak asked if this eight acre parcel was driving the Village Center concept. Mr. Ruiz
answered the proposed site plan is oriented to 79S and a Village Center should be oriented more toward
the residential sections. He also said traffic should be funneled thru the interior as opposed to the
exterior.
Commissioner Soltysiak remarked that this site appears to be on the fringe and the Village Center concept
works better if located within the hub of a Specific Plan area. Mr. Ruiz replied that design guidelines
in Specific Plans talk about neighborhood commercial centers and design guidelines talk of similar things
such as village centers.
Commissioner Slaven stated that the other comers in this particular location are also part of the Village
Center concept. She felt this commercial comer is being piece mealed out and does not satisfy the
concept of Village Center. She noted the same standard of development should be required as was
expected for the center across the street.
Chairman Fahey stated the massive parking areas and building orientations do not follow General Plan
guidelines to meet the Village concept.
Jim Costanzo, of Pacific Development Group, stated this project may not fit on this particular property
in this particular city. In dealing with City parking space requirements, size constraints, and tenant
requirements, this is the best building orientation. He said they don't own the adjoining property, but
street at the easterly boundary which will attach to Campanula and provide vehicular and pedestrian access
is envisioned.
Chairman Fahey asked how many parking spaces are shown in excess of the ordinance requirement. Mr.
Costanzo replied about 100 over City requirement, but they are required by American Stores and Sav-on
for their customers' convenience. He said amendments to change zoning of surrounding parcels are in
the offering and pedestrian access will be provided to the surrounding properties as they develop.
Barry Nelson, land consultant, stated Parcel 38 was changed from Commercial to High Density
Residential after Lucky submitted their plan which makes it incumbent on the designer of the High
Density parcel to work with Lucky's loading docks. He added this commercial center is part of an overall
comprehensive plan that is half-built, the Specific Plan itself is pedestrian oriented and has green belts
throughout the area.
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PLANNING COMMISSION SEPTEMBER 16. 1996
Commissioner Miller asked if the park being mentioned is where the fenced ball fields are located. Mr.
Nelson replied he was talking about the ballfields and they propose that area be opened to provide access
when the high density residential parcel is developed.
Commissioner Webster stated the applicant might come up with a preliminary site plan for the adjacent
properties, which the applicant would not be held to, but when would demonstrate how this particular site
relates to adjacent properties and the overall Specific Plan in regard to vehicular and pedestrian access.
Commissioner Soltysiak remarked the problem of applying the Village concept to this particular property
is inappropriate. The property is located on major roadways with high traffic counts, yet is trying to
promote pedestrian access from residential areas.
Mr. Ruiz said the development agreement states the developer will be held to the standards of 348 and
not to any future regulations unless both parties agree. There is a new development code which allows
for 150 less parking spaces, but the vendors are not interested. Village Center concept is two tiered: 1)
getting to the site; and 2) what they do once they are there. The second part is what needs to be worked
on for this project. Once people are there, how do they get from one pad to the congregational areas.
The City does not want to preclude people in cars, but would prefer they drive in from the interior rather
than from Hwy 79 or Margarita Road.
Chairman Fahey remarked adjustments can be made to the plan to work toward meeting the Village
concept. She suggested grouping some of the buildings together to establish public congregation area
rather than parking spaces around each separate building. She feels there is some flexibility due to the
extra parking spaces that would meet our concept as well as other requirements. She also suggested
changing orientation of Lucky to be located closer to Hwy 79 and to turn it around so the parking lot is
closer to the highway.
Commissioner Slaven stated the City's interested in satisfying "people concerns". She agreed with
Commissioner Webster about having a bigger picture to understand how this could work.
Commissioner Miller stated the Village Center concept is trying to make people do things they do not do
because this is a car-oriented society. He said it seems possible to move retail buildings to allow foot
traffic between stores and Lucky, and perhaps create a paseo with gazeboes at each end between Sav-On
and Lucky.
Mr. Powell stated they would try to address the issues raised tonight but reiterated they do not own Parcel
2 so it is impossible for them to design it. The best they can do is show vehicular access and enhance
pedestrian access to neighboring properties.
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PI,ANNING COMMISSION SEPTEMBER 16~ 1996
Mr. Ruiz mentioned there was a school in the Specific Plan at Meadows and Hwy 79S and a conceptual
landscape plan giving a general idea of building locations, landscaping, and other items of that nature was
done. The Commission has the option to ask for a conceptual landscaping plan as part of the Specific
Plan amendment.
Commissioner Soltysiak stated he saw two components: 1) pedestrian or alternative access; 2)
congregation on the site. The amended Specific Plan needs to show how the alternate access would be
provided and how to enhance the congregational areas.
PLANNING MANAGER'S REPORT
Planning Manager Debbie Ubnoske stated she had nothing to report.
PI,ANNING COMMISSION DISCUSSION
There was no further discussion.
It was moved by Chairman Slaven and seconded by Commissioner Soltysiak to adjourn the meeting at 9:50 P.M.
The motion was unanimously carried.
The next meeting will be held September 30, 1996, at 6:00 P.M. at the Rancho California Water District Board
Room, 42135 Winchester Road, Temecula, California.
Chairman
Debbie Ubnoske, Secretary
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