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HomeMy WebLinkAbout2008/03/12 - Minutes - PC-HPC CITY OF RANCHO CUCAMONGA • PLANNING COMMISSION MINUTES I Regular Meeting March 12, 2008 Chairman Stewart called the Regular Meeting of the City of Rancho Cucamonga Planning Commission to order at 7:04 p.m. The meeting was held in the Council Chambers at Rancho Cucamonga Civic Center, 1.0500 Civic Center Drive, Rancho Cucamonga, California. ROLL CALL COMMISSIONERS: PRESENT: Richard Fletcher, Frances Howdyshell, Lou Munoz, Pam Stewart ABSENT: Ray Wimberly STAFF PRESENT: Candyce Burnett, Senior Planner; Michael Diaz, Senior Planner; Kevin Ennis, Assistant City Attorney; Donald Granger, Associate Planner; Larry • Henderson, Principal Planner; Dan James, Senior Civil Engineer; Mayuko Nakajima,Assistant Planner; Corkran Nicholson,Assistant Planning Director; Lois Schrader, Planning Commission Secretary; Denise Sink, Office Specialist II; James Troyer, Planning Director * * * * * • ANNOUNCEMENTS I . Chairman Stewart presented a Resolution of Commendation to Mike Diaz, Senior Planner, for his ,service to the City of Rancho Cucamonga. The Commissioners concurred that he would be missed and thanked him for his contributions to the Design Review Committee and his dedication to excellent planning. . * * * APPROVAL OF MINUTES • Motion: Moved by Munoz, seconded by Fletcher, carried 3-0-1-1, (Howdyshell abstain, Wimberly absent) to approve the minutes of February 27, 2008. DIRECTOR'S REPORTS A. DRC2008-00075 - TRAIL PRIORITIES ANNUAL REVIEW FOR 2008-2009 BUDGET YEAR Larry Henderson presented the staff report. He supplied additional information regarding the three types of trails and the planned number of miles for each compared to the completed miles of each. He noted that approximately only'A mile of trails is retrofitted on average per year using the allotted budget funds and the great majority is improved with new development. He said that with the I support of the Trails Committee and the Parks and Recreation Commission, he suggested the Commission forward the recommendations shown in Exhibit B to the City Council as part of their budget process in addition to the completion data. Vice Chairman Fletcher commented that it will take a long time to complete the trail system and that the majority of it is completed as new development occurs. He asked that the City Council be encouraged to increase the budget funding for trails and that this is in line with the City's goal to be a "healthy city." He added that the Pacific Electric Trail is a good example of a trail that is being used towards that end and that there are many regular users. Kyle Brown, a student and a resident of Rancho Cucamonga, commented that he regularly rides his bike on the Pacific Electric Trail. He said he would like to see our trails completed. Chairman Stewart remarked that the section of trail on Archibald Avenue between Wilson Avenue and Banyan Street is now complete and that there are many users as well. Motion: Moved by Munoz, seconded by Howdyshell,to forward the recommendations to the City Council noted in Exhibit B of the staff report with the added request for more funds to complete the trail system and with the additional data regarding trail completion provided by Mr. Henderson. Motion carried by the following vote: AYES: FLETCHER, HOWDYSHELL, MUNOZ, STEWART NOES: NONE ABSENT: WIMBERLY - carried B. CONSIDERATION TO INITIATE ETIWANDA SPECIFIC PLAN TEXT AMENDMENT DRC2007-00935-CHARLES JOSEPH ASSOCIATES-A request to amend Section 5.24.300 (Open Space Districts)of Chapter 5 of Part II of the Etiwanda Specific Plan to add recreational vehicle storage facilities as a Conditionally Permitted Use in the Open Space District. Related Files: Conditional Use Permit DRC2003-00048. Donald Granger,Associate Planner, presented the staff report. He made one clarification and noted that the original intention was to include self storage as well as RV storage in the proposal. He noted that this gives the project some flexibility. He noted Option 1 changes the land use description from Open Space to Residential and that it has a downside with the possibility of the property not being developed for storage, that the property would remain Residential under those circumstances. He said staff believes that this is not a favorable option because of the close proximity to the freeway. He reviewed Option 2; an Etiwanda Specific Plan Amendment to allow the storage facility with a Conditional Use Permit within the Open Space District. He added that with the text amendment, final approval would be from the City Council. Chairman Stewart asked if this modification would only apply to this project. Mr. Granger confirmed that the text amendment would be specific to this project site because of the wording, and with the location and the convergence of the two freeways, it would play out that way. Vice Chairman Fletcher asked how close the residential development is in relation to the project site. Mr. Granger said he is not sure, but that considering the flood control channel is 160 feet away and that the residential area is to the west even beyond that, it is a distance away. Charles Buquet, Charles Joseph Associates, said he represents the property owner for both projects. He noted that the project site is approximately 250 feet away from the nearest residential area and is separated by a 20-foot high block wall that runs the length of the channel area. He said the Open Space area is a remnant from the freeway construction. He said the storage area is designed to have minimal disruption to the residential neighborhood. He said the infrastructure improvements include a bridge over the channel and frontage improvements to benefit Etiwanda Planning Commission Minutes -2- March 12, 2008 High School. He said the project avoids disruption to the residential area. He said he does not believe the site is conducive to residential development. He also acknowledged Mike Diaz' contributions to the City. Vice Chairman Fletcher asked if the RV storage units are enclosed or outdoors. Mr. Buquet said there are both types; some have canopy coverings and othesr have garages. Vice Chairman remarked that the project looks right for the site, but so did the Aim All storage facility that was adjacent to a residential neighborhood. Mr. Buquet said there were issues during the construction of the Aim All facility and that he was not involved with the project at that time. He added that this proposal includes certain improvements including a bridge over the flood control channel and fire/emergency access. Vice Chairman Fletcher said he agrees with staff that this is a good location for the use. Motion: Moved by Fletcher, seconded by Howdyshell, to initiate the text amendment to the Etiwanda Specific Plan incorporating the provisions of Option 2 as outlined in the staff report with the inclusion of RV and self storage. Motion carried by the following vote: AYES: FLETCHER, HOWDYSHELL, MUNOZ, STEWART NOES: NONE ABSENT: WIMBERLY - carried C. USE DETERMINATION DRC2008-00179-LEGG MASON REAL ESTATE INVESTORS, INC.- I A-request to determine if a proposed "Fresh & Easy" market should be permitted under the "Specialty Food Store"land use category within the Specialty Commercial District of the Foothill . Boulevard Specific Plan (Subarea 2). Mayuko Nakajima,Assistant Planner, presented the staff report and asked the Commission to make the determination. Chairman Stewart invited the public to comment on the request. Norm MacKenzie, President and CEO of the Rancho Cucamonga Chamber of Commerce asked the Commission to consider the impacts on the existing businesses in the center. He said it would put 50 employees out of business and would be a workforce disaster; that the project does not support the goals of the Chamber; there are parking problems in the center now; the businesses located behind the proposed market would not have visibility to the street; the project is poorly designed; it may cause existing tenants to leave because of the adverse conditions, including those that are doing well. He expressed concern for the successful restaurants on the site. He opposed the project. Jerry Ogburn,from the Planning Center, reported that he is representing the property owners of the center and they have been working with the representatives for the Fresh & Easy market. He said the center has about 15,000 square feet of vacant space and is under performing; it is a strategic location for the west end gateway to the City;the project proposal would open up the site so that the businesses can be seen; the plan includes the removal of two buildings; and the property manager is willing to work with the existing tenants for business retention. He said they appreciate the concerns of the Italian restaurant and that they would be working with staff to do a parking analysis. • He noted that employee parking would be located at the northeast corner of the site behind a loading dock. He said the proposed project would add to the landmark view of the Thomas Winery Planning Commission Minutes -3- March 12, 2008 • buildings. He said without the proposed improvements, the center may continue to struggle. He added that Fresh & Easy Markets generate foot traffic and they offer healthy foods, employ people from the community and are neighborhood based. He said they do not sell liquor, only beer and wine. He said a goal is to provide adequate parking for everyone. Chairman Stewart asked for clarification of the buildings being slated to be demolished. Mr. Ogburn stated it is the one in front and to the west behind the winery building. He said the proposal will meet the parking requirements. • Commissioner Howdyshell asked for the names of the tenants that would be affected by the demolition of the two buildings. Ms. Nakajima stated a Japanese restaurant, an Italian restaurant, and a chiropractor's office. She said she was unsure of the other businesses affected. Commissioner Munoz commented that he did not feel he had enough information to make a recommendation because of the various issues including parking. James Troyer, Planning Director, commented that the application is specifically for the Use Determination and that there are two ways to go. He noted that if the Commission classifies Fresh & Easy to be a supermarket, then it would not be permitted on this site. He said that if the Commission determines it to be a specialty market then it would be permitted. He said given the nature of the business, and based on the square footage and floor plan, the Commission is being asked to determine what kind of definition they would classify this use as. He said if allowed to go forward as a specialty market then like any other project, it would go through the Design Review process. Chairman Stewart remarked that the decision tonight is for the Use Determination and then it would have to come back to the Commission for the Design/Development Review. She said that if they are not compatible with parking or anything else, then at that point the Commission could stop the project. Mr. Troyer added that the normal Design Review process includes an analysis of various impacts including demolition, CEQA impacts, parking, and the design but without the Use Determination they will not know if they can move forward. Chairman Stewart confirmed that the process would include meetings with the current tenants and outreach regarding the project. Mr. Troyer responded that is correct. He commented that the determination of the use drives the whole process. Mr. Ogburn concurred that without the Use Determination they could not proceed. Sandie Smith, stated she is the leasing agent for the center and she works for the owners. She noted that there once was a large market in the center(Irvine Ranch Market) that did not succeed because they were located at the back of the center and were not visible. She said they would work very hard with the tenants to relocate them within the center. She said the businesses in the two buildings slated to be demolished are an Italian restaurant, Nail and hair salon, chiropractor, a Sushi restaurant, a payment center, and one building is currently half empty. Commissioner Howdyshell asked which tenants are in the building that faces Vineyard Avenue. Planning Commission Minutes -4- March 12, 2008 Ms. Smith said the chiropractor, the Italian restaurant, and the nail & hair salon. The other building has the Sushi restaurant, the payment center and is partially empty. Kyle Brown, a local resident, commented that he frequents the Coffee Klatch shop. He said he believes the center does have current parking issues. He said there might be a better way than demolishing buildings. He said the aesthetics of the rest of the center should be considered. He suggested there should be a City/developer partnership to improve the look of the entire center. Commissioner Munoz brought the focus back to the use. He remarked that it is a stretch to say this is a specialty business. He said it is more of a grocery store, it sits right across the street from a grocery store, that he is not sure that the business constitutes a specialty use and that he has other issues with the proposal and but he does not support the Use Determination of a specialty market. Commissioner Howdyshell said this center has had parking issues for along time. She said she did not know if she could say that Fresh & Easy is a specialty store and she has not been to one. She said the large grocery store across the street does serve the local demographics. She said she has concerns of the impacts on the rest of the center and that should be studied further. She wondered if Fresh & Easy came in if both stores (Albertson's across the street to the west) and Fresh & Easy would both survive financially. Vice Chairman Fletcher commented that this is not a design review issue or an economic review issue. He said the question is, "is it a specialty food store." He noted that the applicant's letter incorrectly notes the location slated for Fresh & Easy on the site. He said the northeast corner of the property is a cardiofit business, it is not vacant and the market would not be located there. He said Fresh & Easy is not a specialty food store use. He commented that we need to define the specialty use first and then we would know if it fits in that category. He suggested the process is -• - wrong. He said related to the economics and vacancies in the center that this is a great location in the City. He said there would be improvements to the complex but those changes can be slow. He said there is historical significance of the winery building but we got away from that with the development around it. He said putting Fresh & Easy there would be even further from what that corner should be. He remarked that Fresh & Easy is one of a roll out of 1500 stores and that is not that special. He said he has visited one in Las Vegas and he does not believe it fits as a specialty store. He said there are plenty of good locations for this store in Rancho but that it does not fit the specialty store classification. He read an article on the parent company - Tesco. He said it is a concept store and it may be a new concept that may or may not succeed. He said if the Use Determination is approved, we would remove existing businesses and replace it with something that he does not believe is specialty commercial. He commented that from the perspective of the historical/winery element, Fresh & Easy is one step up from a 7-eleven. He added that this is not a Henry's Market or Trader Joe's. He recommended that staff make a detailed definition of what a specialty food store is and then work from that point. Chairman Stewart did not disagree with any of the Commissioners. She remarked that we are allowing the overall project to drive this definition and that is the wrong way to do this. She said they need a definition, get it into the Code and then go from there. She said at this point she did not feel this market is necessarily a "specialty" market. - Kevin Ennis, Assistant City Attorney, said that if the Commission determines that it does not meet the intent of a specialty food store category, then they could direct staff to bring back a resolution of - denial and they could also develop/provide a definition. Commissioner Munoz made the motion to bring back a resolution determining that the use does not meet the intent of a specialty store. Planning Commission Minutes -5- March 12, 2008 Mr. Troyer commented that we need a Code amendment to address this and that there should be a study of all the market definitions to classify them. Commissioner Munoz asked if they needed to define "specialty market" before taking action. Mr. Ennis stated the Commission could choose to do that however, there is a pending application request. He suggested the Commission resolve the Use Determination request first and then come up with a series of definitions to be considered within the Code amendment process to be accomplished on a separate track. Commissioner Munoz stated in his opinion that this use does not fit. He moved that staff bring back a Resolution of Denial for the Use Determination as a specialty food store and to direct staff to look at the definitions of various food stores/markets for a future Code amendment. Motion: Moved by Munoz, seconded by Fletcher, to deny the Use Determination. Staff will craft a resolution of denial to be brought back to the Commission for adoption. The Commission also directed staff to review the various classifications of food stores/markets and provide definitions for consideration to be incorporated into the Development Code via a future Code amendment. Motion carried by the following vote: AYES: FLETCHER, HOWDYSHELL, MUNOZ, STEWART, NOES: NONE ABSENT: WIMBERLY - carried Vice Chairman remarked that this site has significant historical importance and that staff should make sure that with any new projects for this site, staff should be sure to make the applicants aware of that. PUBLIC COMMENTS None « « « « « COMMISSION BUSINESS None « « « « « ADJOURNMENT Motion: Moved by Munoz, seconded by Howdyshell, carried 4-0-1 (Wimberly absent), to adjourn. The Planning Commission adjourned at 8:20 p.m. to a workshop held in the Rains Room for Pre- application review DRC2007-00733. The workshop adjourned at 9:00 p.m. and those minutes appear separately. Respectfully submitted, James R. Troyer, AICP Secretary Planning Commission Minutes -6- March 12, 2008 Approved: March 26, 2008 i . . Planning Commission Minutes -7- March 12,2008