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HomeMy WebLinkAbout2008/11/12 - Minutes - PC-HPC • CITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES U Regular Meeting November 12, 2008 Chairman Fletcher called the Regular Meeting of the City of Rancho Cucamonga Planning Commission to order at 7:10 p.m. The meeting was held in the Council Chambers at Rancho Cucamonga Civic Center, 10500 Civic Center Drive, Rancho Cucamonga, California. ROLL CALL COMMISSIONERS: PRESENT: Richard Fletcher, Frances Howdyshell, Lou Munoz, Pam Stewart; Ray Wimberly ABSENT: None STAFF PRESENT: Steven Flower, Assistant City Attorney; Steve Fowler, Assistant Planner; Dan James, Senior Civil Engineer; Waen Messner, Associate Planner; Mayuko Nakajima, Assistant Planner; Jennifer Nakamura, Associate Planner; Corkran Nicholson, Assistant Planning Director; Lois Schrader, Planning Commission Secretary; Denise Sink, Office Specialist II; Mike Smith, Associate Planner; James Troyer, Planning Director; Tabe Van der Zwaag, Associate Planner R 4 k R ! IANNOUNCEMENTS James Troyer, Planning Director,congratulated Waen Messner,Associate Planner,for receiving her AICP certification on the first try and that this is a great achievement. . . . . . APPROVAL OF MINUTES Motion: Moved by Munoz, seconded by Wimberly, carried 3-0L2(Howdyshell and Stewart abstain), • •to approve the minutes of October 22, 2008. . . . . . PUBLIC HEARINGS A. ENVIRONMENTAL ASSESSMENT AND CONSIDERATION OF DEVELOPMENT CODE AMENDMENT DRC2008-00593-CITY OF RANCHO CUCAMONGA-A request to modify the definition of landscaping under Section 17.02.140 of the Development Code to allow for synthetic turf and modify Sections 17.08.090, 17.10.060 and 17.30.060 of the Development Code to establish design guidelines for the use of synthetic turf. Staff has prepared a Negative Declaration of environmental impacts for consideration. This item will be forwarded to City Council for further action. Jennifer Nakamura, Associate Planner, presented the staff report. Chairman Fletcher opened the public hearing. Seeing and hearing no comment from the public, he closed the public hearing. Vice Chairman Munoz remarked that this item is a good example of staff being proactive,that this is the right time for just such an amendment. He said the price of synthetic turf seems to be falling and more people may want to install this product in an effort to save water and the direction of cities and counties toward reducing water usage. He said he appreciates the additional work staff put into the report, that they responded to the suggestions mentioned by the Commission at the previous meeting. He recommended approval. Commissioner Wimberly concurred,that the cost of not doing this is prohibitive and the timeliness of the amendment for saving water is important to note here. Commissioner Howdyshell said she favors the amendment for the purposes of conservation and keeping the aesthetics in line with City policy. She asked to see samples of the product being offered as there is a great variety for sale. Vice Chairman Munoz stated that samples were presented at the last meeting. Commissioner Stewart remarked that staff did a nice job addressing the concerns of the Commission and she noted that this amendment will go forward to the Council and that the various provisions in the amendment may be revisited from time to time as needed. Chairman Fletcher noted that the request for the amendment originated with the Council and now it is before the Commission for draft review. He noted the item was continued from the previous meeting of October 22, 2008. He stated there is a need to conserve water; there have been requests from a few residents to install this product and to date, there is no ordinance or regulatory standards to govern that. He confirmed they saw samples at the last meeting and said it is amazing how the quality of this product has advanced over the years. He thanked staff for re-working some • of the language as requested by the Commission. Motion: Moved by Munoz, seconded by Stewart, to adopt the resolution recommending approval for Development Code Amendment DRC2008-00593 as presented by staff to be forwarded to the City Council for final action. Motion carried by the following vote: .AYES: FLETCHER, HOWDYSHELL, MUNOZ, STEWART, WIMBERLY NOES: NONE ABSENT: NONE - carried B. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT17837 - HUFF _ LIMITED FAMILY PARTNERSHIP - A request to subdivide a partially developed parcel of 185,840 square feet(4.27 acres)into five (5) parcels with lot sizes ranging between 28,681 and 67,152 square feet in the Very Low Residential (VL) District, located at 5727 Carnelian Street; APN: 1062-041-24. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. Mike Smith,Associate Planner, presented the staff report. He noted that although the map is for 5 new lots, it will provide lots for only 4 new homes as the property owner's home is existing. He noted he received some calls about the project regarding dust, noise and the trail. He said he answered the concerned party's questions and encouraged them to come to the meeting if they had additional concerns. ' Planning Commission Minutes -2- November 12, 2008 William Huff, Huff Limited Family Partnership, thanked staff for their fine work and that he enjoyed working with the DRC and Trails Committee. He remarked that he estimates a cost of about 187- 240 thousand dollars for the installation of the requested undergrounding. He said he did not feel it I fair for the homeowners to personally fund that because there will be little opportunity to recapture those costs through future development. He said he views this development as a 4 lot situation that would provide an exemption for the installation of the undergrounding. He asked the Commission to waive the requirement for the undergrounding. Chairman Fletcher confirmed that Mr. Huff has his private residence on one of the 5 lots. Mr. Huff said that is correct. Chairman Fletcher opened the public hearing. Don Ellis stated he lives north of the Huff property. He asked if the undergrounding would also take care of the electricity on Carnelian Street. Mr. Smith remarked that the existing power lines along Carnelian are the subject of the question but the power to these homes will be undergrounded. • Mr. Ellis remarked that there has been an ongoing problem with dust that comes from the daily use of a tractor on the property in question. He noted that the owner has not been courteous about watering down the property before but it is curiously noted as a condition now. Jim Pendleton stated he is also a neighbor to the north of the project property. He asked if the undergrounding portion of the project would tear up the entire street and if they will be hooking up to the sewer lines as well. He noted that there is an existing traffic problem on Carnelian and road work would make it even worse. He asked how long the disruption to the street would last and if the project would increase the taxes for Alta Loma residents. He asked if the City would be"bailing our .these 4 new homeowners and burden the surrounding properties with portions of the bill. He added that the.dust problem is bad and it is a daily problem. Chairman Fletcher closed the public hearing. He then asked staff to respond to the concerns expressed about conditions for dust control during the project, street work, and the question about septic/sewer line hookups and expense being borne by the public. He noted the application is for a • map only with no housing product proposed at this time. Mr. Smith reported that the resolution of approval includes mitigation measures for dust control and • air quality during construction on Page B-92 of the agenda packet. He said it includes the application of soil stabilizers and in some instances,the stop work condition during.high winds. Staff will monitor the project to see that these environmental mitigations are followed. He added that if anyone observes a dust problem they can contact the AQMD to make a complaint. He said right now, there is not much that ban be done about the dust, but that once the project is developed and landscaping is installed, the problem will likely dissipate in the long term. He said during construction, dust is a short term problem. Dan James, Sr. Civil Engineer, confirmed that street demolition and the installation of underground utilities does cause disruption, but that he does not know the full extent or timeline for that as yet. Chairman Fletcher asked if the property will use a septic system or hook up to the sewer line. IMr. Smith indicated it would be a septic system. . Planning Commission Minutes -3- November 12, 2008 • Mr. James said that if they property is within a certain footage of the sewer main, they will have to connect to the sewer line. Chairman Fletcher commented that the water district has expressed concern about the number of septic systems in that area. Mr. Smith said that they are very large lots and there is less of a concem with larger lots. He said staff can research the septic/sewer question. Mr. James confirmed that regardless, no additional taxes for the hookups will be passed on to the existing residences/neighboring properties regardless of whether the undergrounding is or is not required, the developer pays for it if the undergrounding is required. Commissioner Howdyshell referred to Exhibit K and asked how many power poles would be affected or removed if the undergrounding occurs. Mr. Smith stated six; that it affects Almond Street south to the Foothill Freeway, which totals undergrounding between 533 - 600 feet. He said any future undergrounding would be limited because the properties are already developed with the exception of other undeveloped parcels which are considered exempt. Chairman Fletcher asked for the "in-lieu" fee to be explained. Mr.James reported that on the developer side, 100%of the undergrounding fee would be paid and then the developer would pay for 50% of the projected cost for undergounding on the opposite side of the street. He said if the City does not require the undergrounding but requires the in-lieu fee, then it would be 100% which is about $230,000. He noted the applicant has made a request to deem the project exempt from the undergrounding fee and requirement based upon 7-G of resolution 87-96, which makes provision for the undergrounding policy. Vice Chairman Munoz confirmed in that case there would be no fee and no undergrounding. He commented that he met with the applicant at DRC and the Trails Committee meeting. Commissioner Munoz expressed support for the applicant's request to waive the fees because unless the already existing properties should be redeveloped, there would not be an opportunity to recapture any fees from other property owners for the related costs for the undergrounding. He said this would also solve the problem regarding traffic disruption on Carnelian. Commissioner Wimberly concurred. He asked that because the map application does not propose any housing product at this time, how the mitigation measures for dust control would come into play and is there a condition for groundcover to be installed. Mr. Smith responded that the mitigations apply to when construction occurs on the property. He said that they would be monitored either individually or as a whole depending upon how the property is ultimately developed. He added that the neighbors can contact us if they have concerns at that time, but that he could not predict or give a timeline as to when those lots would be developed with house product. He said the map approval is good for three years. Commissioner Stewart noted she too was at the DRC when this request was reviewed. She said she has walked the trail frequently and that this property represents one of the last horse ranches in the area. She said it was fun to walk by there and see the horses and she is sad to see it go. She agrees that the development of the property will take away the concern about dust and that she also agrees with the interpretation that the request is for a 4 house development, making the applicant eligible for the undergrounding requirement exemption. She noted that it would be a different situation if other properties around this one were already undergrounded or if all those properties Planning Commission Minutes -4- November 12, 2008 were devoid of homes. She added that in-lieu fees are not a good thing here either because the undergrounding of those other properties is unlikely to happen. She said the future development will probably solve some dust problems for the neighbors. Commissioner Howdyshell concurred with all the other Commissioners. She commented that undergrounding is not the remedy, there will be no future development. She said she favors the map request, it is cohesive with the other large lots in the area and she finds the lot sizes attractive. Chairman Fletcher agreed. He said the development of the lots may alleviate the problems with dust. He said people have the right to develop their property. He said he agrees with the comments regarding an undue financial burden on this property owner to pay for the undergrounding. He supported waiving the fees and the requirement for undergrounding. Mr. James noted page B-91, condition#12 and read the new condition to be stated as.follows: The existing overhead utilities(telecommunications and electrical, except for the 66kV electrical)on the project side of Carnelian Street shall not be undergrounded. This application is exempt per Section 7.g. of Planning Commission Resolution NO. 87-96. He said condition #13 would be struck. • Motion: Moved by Stewart, seconded by Howdyshell, to adopt the Resolution of Approval for SUBTT17837 as amended and to adopt the Mitigated Negative Declaration of environmental impacts. Motion carried by the following vote: AYES: FLETCHER, HOWDYSHELL, MUNOZ, STEWART, WIMBERLY NOES: NONE ABSENT: NONE - carried . . . . . IC. ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2008-00185 - CHARLES JOSEPH ASSOCIATES - A proposal to construct an industrial building of about 118,000 square feet on two vacant parcels of about 252,000 square feet (5.8 acres) in the General Industrial (GI) District,•Subarea 13, located at the northwest corner of 6th Street and Rochester Avenue; APN: 0229-262-01 and -31. Related files: Minor Development Review DRC2007-00647 and Uniform Sign Program DRC2008-00268. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. D. UNIFORM SIGN PROGRAM DRC2008-00268 - CHARLES JOSEPH ASSOCIATES - A proposed Uniform Sign Program for a warehouse complex located at the northwest corner of Rochester Avenue and 6th Street. Related files: Development Review DRC2008-00185 and Minor Development Review DRC2007-00647. Mike Smith, Associate Planner, presented the staff report. Chairman.Fletcher opened the public hearing. Charlie Buquet, Charles Joseph Associates, said they have read the report and conditions of approval and they are in agreement with same. He noted that they are keeping the mature trees the applicant has hired an energy consultant and they are considering the project for LEED certification. Chairman Fletcher closed the public hearing. Commissioner Howdyshell said she was an observer at the DRC and she favors the aesthetics and materials used for the project. She said she thinks it will be a nice complement to the area Planning Commission Minutes -5- November 12, 2008 Commissioner Wimberly said he also was at the DRC and he agreed that keeping the mature trees on the site sets of the corner and is a good thing and that the building makes a nice statement for the area. Commissioner Stewart reported that the project came to the DRC with a few problems, it is the second phase of an ongoing project. She said it is great that they would go for the LEED certification and that it will be a nice project. Vice Chairman Munoz said the project design complements the buildings in the area and he agrees that keeping the mature trees is a good idea. He said the applicant worked well with the DRC and only had minor design changes. Chairman Fletcher remarked that the project is compatible to the industrial area and that it looks good. Motion: Moved by Stewart, seconded by Howdyshell to adopt the Resolution of Approval for Development Review DRC2008-00185 with the Mitigated Negative Declaration of environmental impacts as proposed by staff and to approve the Uniform Sign ProgramDRC2008-00268 by minute action. Motion carried by the following vote: AYES: FLETCHER, HOWDYSHELL, MUNOZ, STEWART, WIMBERLY NOES: NONE ABSENT: NONE - carried . . . . . DIRECTOR'S REPORTS E. REQUEST TO INITIATE A TEXT AMENDMENT TO THE TERRA VISTA COMMUNITY PLAN- DRC2008-00761 - LEWIS OPERATING CORP. - A request to reduce the front-to-front and side-to-side building separation requirements within the Medium-High Residential Development District of the Terra Vista Community Plan. Related files: Development Review DRC2008- 00306 and Tentative Tract Map SUBTT18710. Tabe van der Zwaag, Associate Planner, presented the staff report and gave a brief powerpoint presentation. He explained that this amendment would be limited to the Medium-High Residential District. Commissioner Howdyshell asked for confirmation regarding the number of garages for each unit. Mr. van der Zwaag said there are two separate building designs that are separated by a courtyard and they are designed as a pair of units. He said the 3 bedroom units have two-car garages and the 2 bedroom units have a single-car garage. Chairman Fletcher asked for confirmation regarding the front elevations. Mr. Young said that it should be thought to be similar to carriage units on an alley. Commissioner Howdyshell confirmed there are separate living quarters upstairs, and two different housing products. Mr. van der Zwaag said the other product is more traditional with parking in the back. He said the southern half is developed with 6 and 8 units and the rear half with townhouse style units. Commissioner Howdyshell asked if the townhouse units will have single car garages. Planning Commission Minutes -6- November 12, 2008 Mr. van der Zwaag said no. Commissioner Wimberly asked if this if the separation of the existing units meets the current requirements. Mr. van der Zwaag reported that the southern portion of the proposed development meets the requirement but the duplex product does not. He said another plus is that people will share only one wall and the patios and entrances are fairly private between the units. Commissioner Howdyshell noted that the duplex product does seem to offer privacy with the staggered entrances. - Chairman Fletcher noted that the ground level patios are nice in that none of them face the walkways. John Young, Lewis Operating Corp, said the development is pet friendly, there are backyard areas for families and kids, it is a paired product featuring side entrances and that there are also upstair patios off the living areas. He said they are larger units and there are a total of 17 different floor plans within the development with only 75 units being attached and 17 are free-standing and have two-car garages. Commissioner Stewart asked if this development concept reflects changes in the market and if this appears to be what people want. Mr.Young said he had attended many focus groups and that this concept has been very successful on the for-sale side of the market and they expect it will also be successful for the rental side as well. He added that a greater focus is on the interior features to make it more like homeownership as this also seems to reflect the wants of the market. Chairman Fletcher asked if this is the first development to have this setback issue. Mr. Young stated there are no others in Rancho and that Rancho is becoming more urban. He remarked that if the City had purchased more of the property to the north of Victoria Gardens, it is likely the City would have looked at higher densities there that might have opened up more setback issues. Chairman Fletcher invited further comment from the Commission and said the proposed development looks good and he is comfortable with the request for the amendment. The remaining Commissioners concurred and said they too are comfortable. Chairman Fletcher noted that it made it easier to consider the amendment because they had an opportunity to visit an Irvine development that was developed using this same concept and so they could visualize how it could work. He stated the direction is for staff to initiate the proposed amendment by minute action. f R R R R At 8:25 p.m. the Commission took a short recess to allow the students in the gallery to leave. The meeting reconvened at 8:30 p.m. R R R R f F. DRC2008-00116-REVIEW AND CONCEPTUAL APPROVAL OF THE PROPOSED CITY OF RANCHO CUCAMONGA VOLUNTARY/INCENTIVE BASED GREEN BUILDING PROGRAM Planning Commission Minutes -7- November 12, 2008 Waen Messner,Associate Planner, noted that a preview of the proposed program was presented at the July 23, 2008 meeting and that this program has been modified for tonight's presentation per the voicing of the Commission's concerns. She then gave a powerpoint presentation. Commissioner Howdyshell commented that she is not familiar with the fees in terms of incentives currently offered to people that want to make improvements on their residences. James Troyer, Planning Director, said it is minimal$100 less. He said that is why the Building Official has indicated that this program will not severely impact the City fees but it is an incentive we want to offer to residents. Commissioner Wimberly thanked staff for the information and presentation. He asked if staff has information regarding the costs of photovoltaics for single-family residents. Ms. Messner said it depends on the type of solar panels, and they can cost$25,000 or more. She said there are some grants and programs available to homeowners. Commissioner Wimberly asked if there are any State rebates or credits being offered. Ms. Messner said there were some in the past and they were very available, but this month or next changes are being made to their rebates and now they may not be as beneficial. Commissioner Stewart said she believes Federal tax breaks are still available. Vice Chairman Munoz said he would support moving this program forward. • Commissioner Howdyshell asked if the City will include windmills in this. Mr. Troyer said staff is currently researching this possibility, but there are possible issues with the 111 aesthetics of them and noise related to their operation. Chairman Fletcher remarked that the change is from a voluntary program and now the California Green Building program will be mandatory for residential but not commercial or industrial. Ms. Messner noted that the provision for single-family residences only applies to 50 units or more. Chairman Fletcher said he likes the minimum requirements and also the voluntary/incentive based program. He noted the developers will do some of their own programs because they are finding that buildings with the environmental/energy efficient certifications are more valuable. He said the Commission on the whole indicates their approval of moving this program forward. Mr. Troyer commented that staff is scheduling the program to be reviewed by the City Council at their November 19, 2008 meeting. PUBLIC COMMENTS None Planning Commission Minutes -8- November 12, 2008 • COMMISSION BUSINESS Chairman Fletcher asked staff to prepare a report on the number and type of businesses that have 24-hour operations and any restrictions on deliveries and an explanation of the purpose of operating hours that we list in the Standard Conditions. Vice Chairman Munoz noted that he had asked for the operating hours to be in the Standard Conditions for all projects at their last meeting. • R R R k ADJOURNMENT Motion: Moved by Howdyshell, seconded by Wimberly, carried 5-0, to adjourn. The Planning Commission adjourned at 8:40 p.m. Respectfully submitted, Rt James R. Troyer, AIC Secretary Approved: December 10, 2008 Planning Commission Minutes -9- November 12, 2008