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HomeMy WebLinkAbout081897 PC MinutesMINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION AUGUST 18, 1997 CA! ! TO ORnFR The City of Temecula Planning Commission convened in a regular session at 6:02 P.M., on Monday, August 18, 1997, in the City Council Chambers of Temecula City Hall, 43200 Business Park Drive, Temecula, California RO! ! CAII Present: Commissioners Guerriero, Miller, Soltysiak, Slaven, and Chairwoman Fahey. Absent: None. Also Present: Planning Manager Ubnoske, Principal Engineer Parks, Attorney Estrada, Associate Planner Naaseh, Assistant Planner Anclers, and Minute Clerk Ballreich. PUBLIC COMMENTS None. COMMISSION BUSINESS 1. APPROVAL OF AGENDA Commissioner Miller requested that the order of the Agenda be amended, placing Agenda Item No. 3 (Old Town Entertainment Project Workshop) after Agenda Item No. 7. MOTION: Commissioner Miller moved for the approval of the Agenda as amended. The motion was seconded by Commissioner Slaven and voice vote reflected unanimous approval. 2 Planning Commission August 18, 1997 2. APPRnVA! C~F MINUT~:S - July ~1. 1997 MOTION: Commissioner Guerriero moved for the approval of the July 21, 1997, Planning Commission minutes as submitted. The motion was seconded by Commissioner Miller and voice vote reflected unanimous approval with the exception of Commissioners Fahey and Slaven who ~bstained. 3. O! D TOWN !=NTERTAINMtFNT PROJr:CT WORKSHOP (Postponed to later in the meeting; see page 1, 10-12.) PUB~ IC H!=ARINGS 4. P! ANNING APP! ICATION NO. PA97-0174 (DEV!=! OPMI=NT P! AN) Planning Commission consideration of a request to construct two office and manufacturing buildings totaling 13,106 square feet. RECOMMENnATION To adopt the Negative Declaration for PA No. 97-0174; to adopt the Mitigation Monitoring Program for PA No. 97-0174; and to adopt Resolution No. 97- approving PA No. 97-0174 based upon the Analysis and Findings contained in the Staff' Report and subject to the Conditions of Approval. Assistant Planner Anders reviewed the staff report (of record), clarifying that project access would be achieved by way an existing 40' shared access easement off Ridge Park Drive - a 20' easement located on the southern portion of the subject site and 20' on the adjacent parcel. Commissioner Slaven stated that the proposed structures will not be architecturally compatible with neighboring buildings. In response to Commissioner Slaven, Mr. Lon Bike, architect representing the applicant, Irvine, relayed the applicant's desire to construct a contemporary structure to accurately reflect the nature of the business and stated that a structure of such architectural design would be compatible with the contemporary-designed building across the street. Advising that, as per Code, no setback would be required at the rear southwest comer of the building, Mr. Bike informed the Commissioners that a 1'6" setback is being proposed and that a concrete collector could be considered for this particular area to ensure proper drainage. Mr. Bike 3 Planning Commission August 18, 1997 noted that the applicant would not be willing to make major architectural changes to the design but would willing to make some subtle color changes. Because improved access to the property has already been dedicated and because no new access would be created, Mr. Larry Markham, 41750 Winchester Road, Temecula, stated that there would not be a nexus to impose recommended Condition No. 57 (the developer shall record a written offer to participate in, and waive all rights to object to the formation of an Assessment District, a Community Facilities District, or a Bridge and Major Thoroughfare Fee District for the construction of the proposed Western Bypass Corridor in accordance with the General Plan. The form of the offer shall be subject to the approval of the City Engineer and City Attorney). City Engineer Parks advised that all properties south of Rancho California Road are located in Assessment District 95-1, which is an active Assessment District. With regard to the architectural design of the building, Mr. Mark Esbensen, 27311 Jefferson Avenue, #103, Temecula, noted that the existing Mediterranean-styled office buildings were approved and built prior to the enactment of the City's General Plan and Zoning Ordinance; that the City has since rezoned this particular area to Business Park (BP Zone), denoting a more hi-tech type of approach. Noting that the proposed architectural design was discussed by staff during the preapplication process, Assistant Planner Anders relayed staff's opinion that the proposed design would be more architecturally compatible with the Business Park Zone than the existing Mediterranean style; advised that, therefore, staff had encouraged the applicant to proceed with this type of design; and noted that the proposed structure would be compatible with the existing building across the street as it relates to bulk, mass, and overall architectural style. Although she is not requesting the applicant to redesign the structure to comply with the existing Mediterranean architecture, Commissioner Slaven, echoed by Commissioner Guerriero, advised that she could not support the construction of these structures unless some architectural changes were made to create more compatibility with the existing buildings in the neighborhood. Advising that she would concur with the proposed architectural design of the buildings and considering this design to be more compatible in the Business Park Zone, Chairwoman Fahey noted that although the appearance of the proposed structure, in her opinion, will be too plain; therefore, she suggested that some minor architectural modifications be made to the front facade and noted that such 4 Planning Commission August 18, 1997 modifications would also make the structure more compatible with neighboring buildings. Mr. Esbensen melayed an unwillingness to totally redesign the proposed structure, detracting from the desired contemporary appearance. In light of Mr. Esbensen's comment, Commissioner Slaven offered the following motion: MOTION: Commissioner Slaven moved for the denial of PA97-0174. This motion died for the lack of a second. Chairwoman Fahey recommended that the applicant and staff readdress the compatibility issue as well as the aesthetics of the building. Concurring with Chairwoman Fahey, Commissioner Soltysiak noted that minor enhancements to the structure would eliminate the sterile appearance of the building. MOTION: Commissioner Guerriero moved that PA97-O174 be continued to the September 8,1997, Planning Commission meeting. The motion was seconded by Commissioner Soltysiak and voice vote reflected unanimous approval. Although she supported the continuance, Commissioner Slaven reiterated that the applicant had stated that he would not be desirous of making any changes. P! ANNING APP! ICATION NO. 97-0129 AND 97-0~24 (TENTATIVE PARC!=! MAP AND VARIANCE) Planning Commission consideration to allow an existing commercial center of 4.59 acres to be subdivided into four parcels, and a variance request to allow two of the parcels to be smaller than the minimum lot size requirement of 30,000 square feet. RFCOMMFNDATION To adopt the Negative Declaration for PA No. 97-0129 and No. 97-0224; to adopt Resolution No. 97- approving PA No. 97-0129 and 97-0224 based upon the Analysis and Findings contained in the staff report and subject to the Conditions of approval. Commissioner Miller noted that he would be abstaining with regard to this request. 5 Planning Commission August 18, 1997 Assistant Planner Anders informed the Commissioners that the applicant has requested a continuance to the August 25, 1997, Planning Commission meeting in order to complete a traffic study as requested by staff. With regard to the traffic study, City Engineer Parks relayed staffs desire to ensure adequate distance for proper stacking and for a left-turn lane. For Commissioner Slaven, Ms. Anders advised that the applicant will be submitting a landscaping plan in an effort to revitalize the existing landscaping and that the reciprocal parking agreements among parcels 2, 3, and 4 will ensure adequate parking. MOTION: Chairman Fahey moved to continue PA97-O129 and PA97-0224 to the August 25, 1997, Planning Commission meeting. The motion was seconded by Commissioner Slaven and voice vote reflected unanimous approval with the exception of Commissioner Miller who abstained. In response to Commissioner Slaven, Mr. Larry Markham, representing the applicant, voiced no objection to being placed last on the agenda of the August 25, 1997, Planning Commission meeting. P! ANNING APPLICATION NO. 97-0266 (VARIANCE) Planning Commission considering to allow the construction of a nine foot high monument sign - Old Town Specific Plan permits a maximum height of six feet for monument signs. RECOMMENDATION To adopt Resolution No. 97- approving Planning Application No. PA97-0266 (Variance for McDonald's Monument Sign) based upon the analysis and findings contained in the staff report. Associate Planner Naaseh reviewed the staff report (of record), advising that the proposed monument sign will exceed the allowable height limit by 3' and noting that a higher sign would be needed because of the visual impairment as a result of the handicapped ramp/railing. By way of overheads, Mr. Naaseh described the location of the boardwalk as well as the location of the proposed sign; advised that this particular location was chosen for the sign in order to keep the boardwalk clear; clarified that because of the newly constructed ATM, the proposed sign could not be moved further north; and noted that because the sign will be placed in the planter area, landscaping of the planter will be designed to ensure maximum visibility of the sign. 6 Planning Commission August 18, 1997 Mr. George Adams, Supodor Electrical Advertising, 1700 W. Anaheim Street, Long Beach, representing the applicant, confirmed that the drawings accurately reflect the proposed sign, noting that the background color will be brown, the arches will be yellow, and that the McDonald's letters will be white. At this time, the public hearing was closed. Considering the existing Development Code, Commissioner Slaven expressed concern with granting a variance for new development in the Old Town area and the potential of setting a precedent by such action and, thereby, increasing the demand for such requests. Because the actual sign will only be 4'9" high (remainder block wall),Commissioner Miller, echoed by Commissioner Guerriero, voiced no objection to approving this variance. MOTION: Commissioner Miller moved to reopen the public hearing. The motion was seconded by Commissioner Guerriero and voice vote reflected unanimous approval. In response to Chairwoman Fahey's comment, Mr. Ed Dool informed the Commissioners that by way of a 45-year lease, he is the legal owner of the 28642 Front Street property; noted that in order to ensure proper visibility, the sign will be needed; confirmed the location of the sign; and advised that a tree will be planted in the planter area (location to be determined). Advising that it is important for the Commission to ensure that appropriate findings exist in order to support any variance, Chairwoman Fahey noted that, in her opinion, those findings do not exist to support the requested height increase; therefore, she spoke in opposition of the request. MOTION: Commissioner Miller moved to close the public hearing and to adopt Resolution No. 97- approving Planning Application No. PA97-0266 based upon the analysis and findings of fact contained in the staff report. The motion was seconded by Commissioner Guerriero and voice vote of those present reflected approval with the exception of Commissioners Fahey and Slaven voting I't0. Although she would view the approved monument sign as architecturally pleasing, Commissioner Slaven noted that a Development Code has been established in order to maintain a level of consistency and that, therefore, this request should not have even been forwarded to the Planning Commission for review. 7 Planning Commission August 18, 1997 Because of the grade separation between the parkways and buildings in the Old Town area, Commissioner Soltysiak expressed his anticipation that the issue of visual impairment will be a recurring issue. P! ANNIN~ APP! ICATION NO.97-0PP1 ANn pI ANNIN~ APP! ICATI~N NO. PA97-0P67 Planning Commission consideration of an amendment to the Old Town Specific Plan for establishing the Parking in-lieu Program' Incentives for the Sixth Street Parking Lot. RECOMM!=NnATION To adopt Resolution No. 97- recommending approval by the City Council of Planning Application No. PA97-0021 (Old Town Specific Plan Amendment establishing the Parking in-lieu Fee Program and revising the parking requirements) based upon the analysis and findings contained in the staff report. To adopt Resolution No. 97- recommending approval by the City Council of Planning Application No. PA97-0267 (establishing the parking incentives for the Sixth Street parking lot) based upon the analysis and findings contained in the staff report. Associate Planner Naaseh reviewed the staff report (as per written material of record), noting the following: that the proposed program would only apply to the Tourist Retail Commercial Zone (TRC Zone); that the existing parking standards, as set forth in the Development Code, are not applicable to Old Town; that a parking standard, in the commercial zone, of I space per 300 square feet of gross floor area be imposed; that the Incentive Program is being proposed in an effort to promote development in Old Town; that 80 spaces are available at the Sixth Street Parking lot but that at this time only 50 spaces are being offered toward the Incentive Program; that once these 50 spaces are taken, the merchant could either pay the parking in-lieu fee or provide on-site parking; that the City Council may offer the remaining 30 spaces toward the Incentive Program; that any fees generated by the parking in-lieu fee would be set aside for the acquisition/engineering/construction of additional parking lots; 8 Planning Commission August 18, 1997 that depending on the funds generated, it would be anticipated to construct one parking lot at each end of Old Town and one in the middle; that specific qualifications must have been met in order for a merchant to participate in the Incentive Program; that the cost of each parking spaca is approximately $12,000 to $15,000, including land cost, design, and construction. At $15,000 per parking space, Commissioner Miller expressed strong opposition to waiving this fee for 50 spaces, totaling to $750,000, considering such action a gift of public funds. Housing and Redevelopment Manager Meyer reiterated that staff's intent by waiving such a fee would be to further promote development in the Old Town area and, thereby, increasing property values. Mr. Meyer advised that the City has contacted property owners expressing an interest in acquiring property in order to provide additional parking facilities in the Old Town area, noting that the Specific Plan indicated the need for an additional 360 parking spaces prior to buildout; that the Sixth Street Parking lot would be providing 78 of those needed spaces; that the payment of the parking in-lieu fee would be voluntary, clarifying that it would not be a tax; that the funds in the Capital Improvement Program ($875,000) will be applied toward the acquisition of additional land for parking; and that additional necessary monies are unfunded at this time. Viewing the proposed program as creative and in compliance with the Specific Plan, Chairwoman Fahey relayed support of the request. Commissioner Soltysiak requested that staff further research whether the determined $15,000 per parking space may be excessive. MOTION: Commissioner Guerriero moved to adopt Resolution No. 97- recommending approval by the City Council of Planning Application No. PA97-0221 (Old Town Specific Plan Amendment establishing the parking in-lieu fee program and revising the parking requirements) based upon the analysis and findings contained in the staff report. The motion was seconded by Commissioner Miller and voice vote reflected unanimous approval. PC RESOIl UTION NO. 97- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING APPROVAL BY THE CITY COUNCIL OF THE CITY OF TEMECULA 9 Planning Commission August 18, 1997 AMENDING SECTION II!. F. 2. PARKING, OF THE OLDTOWN SPECIFIC PLAN TO ESTABUSH THE PARKING IN-UEU FEE PROGRAM AND REVISE THE PARKING REQUIREMENTS (PLANNING APPLICATION NO. PA97- 0221) MOTION: Commissioner Guerriero moved to adopt Resolution No. 97- recommending approval by the City Council of Planning Application No. PA97-0267 (establishing the parking incentives for the Sixth Street parking lot) based upon the analysis and findings contained in the staff report. The motion was seconded by Commissioner Slaven and voice voted reflected approval with the exception of Commissioner Miller who voted no. PC R!=SO! UTION NO. 97- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING APPROVAL BY THE CITY COUNCIL OF CITY OF TEMECULA THE SIXTH STREET PARKING LOT INCENTIVE PROGRAM (PLANNINGAPPLICATION NO. PA97-022'1) Because monies from the Redevelopment Agency are for the purpose of assisting property owners in developing their property and improving economic viability in the City, Commissioner Slaven viewed the parking incentive program as an appropriate use. At 8:05 P.M., Chairwoman Fahey called a short recess and reconvened the meeting at 8:16 P.M. Because Commissioner Soltysiak will not be participating in the Old Town Entertainment Project Workshop discussion (Agenda Item No. 3), it was the consensus of the Commission to change the order of the Agenda as follows: MOTION: Commissioner Slaven moved that Agenda Item No. 8 (Sign Ordinance) be discussed prior to Agenda No. 3 (Old Town Entertainment Project). The motion was seconded by Commissioner Guerriero and voice vote reflected unanimous approval. P! ANNIN~ APP! ICATION NO. PA95-0127 Planning Commission consideration to adopt a resolution recommending that the City Council adopt a Comprehensive Sign Ordinance. 10 Planning Commission August 18, 1997 RFCOMMFNnATInN To adopt a resolution recommending that the City Council adopt a Comprehensive Sign Ordinance. Chairwoman Fahey noted that the Section with regard to Temporary Signs has been deleted from this Ordinance. Commissioner Miller commented on problems associated with temporary signs and, therefore, requested that the City Council resubmit this matter to the Planning Commission for further review. By approving this Ordinance, Commissioner Miller clarified that he would not intend to imply that the then non-conforming signs be removed and replaced considering the hardship such action would have on the businesses. Associate Planner Naaseh advised that an inventory would be taken of all non- conforming signs at which time a recommendation would be made as to how to deal with those signs. For Commissioner Soltysiak, staff noted that the comment group which had addressed the Commission at previous meetings with regard to the Sign Ordinance expressed satisfaction with the proposed changes. MOTION: Commissioner Slaven moved to close the public hearing and to adopt Resolution No. 97- PC RESOLUTION NO. 97° 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 ADOPTING CHAPTER 17.28 OF THE DEVELOPMENT CODE, A COMPREHENSIVE REGULATORY SCHEME FOR SIGNS AND OTHER ADVERTISING DEVICES, AND MAKING RELATED CHANGES TO THE DEVELOPMENT CODE (PLANNING APPLICATION NO. PA 95-0127) The motion was seconded by Commissioner Miller and voice vote reflected unanimous approval. 11 Planning Commission August 18, 1997 The Commissioners commended Associate Planner Naaseh on a job well done. At this time Agenda Item No. 3 was considered. 3. OI D TOWN FNT!=RTAINMFNT PROJI=CT WORKSHOP Rr:COMM!=NnATION It is recommended that the Planning Commission receive the staff report and provide direction and comments regarding that EIR Consistency Report, Specific Plan Consistency Report, Traffic Analysis and Exhibits for Zed Buffman's proposal. (Westside Specific Plan/Old Town Entertainment Project/Rogersdale, U.S.A.) Commissioner Soltysiak advised that he would be abstaining with regard to this matter. Chairwoman Fahey clarified for the attending audience that this is not a public hearing but encouraged those individuals desirous of providing specific input with regard to this project to submit those comments to staff prior to the upcoming public hearing. Planning Manager Ubnoske briefly reviewed the case after which Associate Planner Fagan, by way of overheads, provided the staff report (of record), advising that staff will work with the applicant in order to refine the Plan, as recommended by the Commission this evening, and stating that a formal public hearing would be scheduled in the near future. Having carefully listened to the Commission's previously noted concerns with regard to the initial project, Mr. Zed Buffman, applicant, in detail, reviewed the proposed modifications to elevations, architectural style, location of buildings, type of entertainments, etc, noting the following: that the Wild West Arena has been lowered by 15'; that it will have a hard roof, will be heated/air conditioned, and will be sound proofed; that although no formal application will be made for a hotel at this time, it will be located further back and the size has been reduced to 250 to 275 rooms; that the larger structures have been reduced in height in an effort to limit imposition on Pujol Street residents (25' - 30'); 12 Planning Commission August 18, 1997 that the newly prepared traffic study does not reflect the upcoming Rancho California Road and SR 79 improvements; that the proposed project will be linked to Old Town by way of a covered escalator, that parking for the project has been condensed; that any project advertising will promote Old Town events/activities; that although the project will be divided into Phase 1 and 2, both phases will be completed and open to the public at the same time; that a sculpture or water feature will be placed in the circular area of the access road; that the Western Bypass Corridor Slope will match existing native vegetation. Mr. Randy Fleming, 43500 Ridge Park Drive, ~202, Temecula, civil engineer for the project, advised that the project will exceed the imposed parking requirements (2,755 parking spaces), with overflow parking to the north. Principal Engineer Parks advised lhat the realignment of Moraga Road permits the additional overflow parking to the north. The Planning Commissioners made the following comments with regard to this project: that adequate screening be provided for the residential units located below the project site; that no palm trees be used; that proposed subspecies of tree choices be specified; that because of pests/disease, the use of pine trees be carefully reviewed; that the use of decomposed granite as a mulch would be satisfactory as long as it is not utilized in place of plant material; that larger stucco samples (12"x12") be provided for Commission review; that non-reflective roof materials be used for the arena; 13 Planning Commission August 18, 1997 that the newly proposed elevations appear to be acceptable; that detailed information be provided with regard to the traffic study and the methodology used to derive at these traffic results and whether or not the impact from the Mall has been incorporated in these studies; that no concerns were raised with regard to the EIR Consistency Report as well as the Specific Plan Consistency Report; that alternative transportation means to the subject site be explored such as a hiking/bike trail; that the use of a tram system be explored for the use of parking lot shuttling and for those individuals who are unable to walk from the escalator to Main and Front Streets. Planning Manager Ubnoske noted that the Specific Plan would permit flexibility with regard to the height of the entry monument. Although there are still impacts as a result of this project, Chairwoman Fahey viewed the revised Plans as an improvement from the originally submitted plans and encouraged the public to send their concerns/comments to the Planning Department staff prior to the upcoming public hearing to ensure that all issues are properly addressed. PLANNING MANAGER'S REPORT None. PLANNING COMMISSION DISCUSSION None. OTHER BUSINESS None. 14 Planning Commission August 18, 1997 ADJOURNM!:NT At 10:00 P.M., Chairwoman Fahey formally adjourned the Planning Commission meeting to Monday, August 25, 1997', at 6:00 P.M. Planning M~nager Ubnoske 15 Planning Commission August 18, 1997