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HomeMy WebLinkAbout1998/10/14 - Minutes - PC-HPC CITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES Regurar Meeting October 14, 1998 Chairman McNiel called the Regular Meeting of the City of Rancho Cucamonga Planning Commission to order at 7:00 p.m. The meeting was held in the Council Chamber at Rancho Cucamonga Civic Center, 10500 Civic Center Drive, Rancho Cucamonga, California. Chairman McNiel then led in the pledge of allegiance. ROLL CALL COMMISSIONERS: PRESENT: Rich Macias, John Mannerino, Larry McNiel, Pam Stewart, Peter Tolstoy ABSENT: None STAFF PRESENT: Brad Buller, City Planner; Dan Coleman, Principal Planner; Michael Estrada, Deputy City Attorney; Nancy Fong, Senior Planner; Dan James, Senior Civil Engineer; Brent Le Count, Associate Planner; Gail Sanchez, Planning Commission Secretary; Rudy Zeledon, Assistant Planner ANNOUNCEMENTS Presentation of Proclamation to E. David Barker Chairman McNiel presented a proclamation to former Planning Commission Chairman E David Barker. Mr. Barker commented that he had faith in the Commissioners he had worked with and wished the Commission good luck. PUBLIC HEARINGS A. DEVELOPMENT CODE AMENDMENT 98-02- CITY OF RANCHO CUCAMONGA- A request to amend the regulations for second dwelling units for consistency with changes in State law. (Continued from September 23, 1998) Rudy Zeledon, Assistant Planner, presented the staff report and suggested clarification in the language to restrict the size of the second unit to 640 square feet if the parcel is less than 20,000 square feet. Chairman McNiel opened the public hearing. There were no comments and he closed the hearing. He asked for clarification that the City is not subject to state law as written with respect to square footage because the City's ordinance was in place prior to July 1, 1983. Michael Estrada, Deputy City Attorney, confirmed that was correct. Chairman McNiel recalled that when the City adopted its ordinance in June 1983, the extra units were to be restricted to 640 square feet and were to be used for family members. He thought 640 square feet is reasonable but felt 1,200 square feet is too large and noted there are 1,200 square foot homes in Victoria and Terra Vista. He thought such large units will become conventional rentals as opposed to granny flats and would be impossible to police. He felt increasing the size will lead to problems and he questioned the need for an increase. Brad Buller, City Planner, said the City does not need to increase the size to 1,200 square feet. He indicated the original intent was not just for granny flats and the elderly. He commented that other cities had been surveyed and staff felt a 20,000 square foot lot is sufficient to handle a larger unit (up to 1,200 square feet). He indicated the Commission could recommend a smaller unit if it so desired. Commissioner Macias noted that state law mandated allowing second units in the spirit and intent of providing affordable housing. Mr. Buller confirmed that was correct. Commissioner Macias asked if it matters whether the second dwelling unit is a granny flat or a rental. He questioned if there is an existing policy against having them as rentals. Commissioner Mannerino said he will soon have to move his uncle closer to him and hoped to add on a unit. He felt the intent of the law was to encourage including the elderly in daily life. He thought the existing maximum size of 640 square feet is too small to have a unit which is handicap accessible. Chairman McNiel observed there are very small homes in some areas of the City. Commissioner Tolstoy recalled the use of the term "§tanny flats." He agreed with Commissioner Mannerino that 640 square feet is not adequate for disabled occupants~ He suggested the square footage be increased, but not necessarily to 1,200. Commissioner Stewart observed that additional income is one of the benefits listed in the California Govemment Code. She reported she had a one bedroom condominium unit that was a little over 900 square feet. She felt 640 square feet is limiting and suggested 900 square feet. Chairman McNiel felt allowing 1,200 square foot units will mean more rentals. Mr. Buller commented rentals are not unusual for any area. He stated staff was not absolutely convinced that 1,200 square feet is the right number but did not believe reducing the square footage would make it more or less rentable. He suggested an option would be to place the maximum at 1,000 square feet and have staff review what happens over the next few years or approve at a 1,200 square foot maximum and review the development which occurs, and reduce it later if necessary. Commissioner Tolstoy asked if it would be possible to add language to preclude rentals. Commissioner Macias said the City cannot deny rentals. This was confirmed by Deputy City Attorney Mike Estrada. Planning Commission Minutes -2- October 14, 1998 Chairman McNiel stated he would rather start small and ease up toward the 1,200 square feet. He suggested 900 square feet and thought it would logically restrict opportunities to build the units specifically for rentals. Commissioner Mannerino agreed that 1,200 square feet may be larger than necessary. He suggested 1,000 square feet. Chairman McNiel suggested compromising at 950 square feet. Motion: Moved by Mannerino, seconded by Tolstoy, to adopt the resolution recommending approval of Development Code Amendment 98-02 with modification to limit the second dwelling unit to a maximum of 950 square feet. Motion carried by the following vote: AYES: MACIAS, MANNERINO, MCNIEL, STEWART, TOLSTOY NOES: NONE ABSENT: NONE - carried B. ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 97-45 - MASI COMMERCE PARTNERS - The development of three auto service buildings totaling 20,400 square feet on 2.23 acres of land within the Masi Plaza in the Industrial Park District (Subarea 7) of the Industrial Area Specific Plan, located at the southwest side of Masi Drive and Sebastian Way - APN: 229-011-56 through 60. (Continued from September 23, 1998) Commissioner Mannerino recused himself from the discussion because of previous business dealings. Nancy Fong, Senior Planner, presented the staff report. Chairman McNiel observed that Building 22 backs up to an existing block wall. He asked what would be located between the back of the building and the wail. MS. Fong replied that it is about 10 feet wide and there is water drainage and a return wall. She indicated the area is on a 2:1 slope. Chairman McNiel asked if the Fire Department had accepted the absence of man doors along that wall. Ms. Fong replied it is acceptable. She said the area will be landscaped. Chairman McNiel opened the public hearing. "- Michael Scandiffio, Masi Commerce Partners, 11871 Foothill Boulevard, Rancho Cucamonga, agreed with the staff report. He showed one of the plaques to be installed along Vintner's Walk. Hearing no further testimony, Chairman McNiel closed the public hearing. Commissioner Tolstoy noted that the City has suggested that automotive related businesses be gathered into a center rater than having individual businesses along Foothill Boulevard. He felt this application fails into that category and was pleased it is not on a major street. He indicated Planning Commission Minutes -3- October 14, 1998 he would prefer to see a skating/roller rink in the area but acknowledged he did not think that would happen. He supported the request. Chairman McNiel concurred with Commissioner Tolstoy's comments. He felt the application provides a good use for the back corner of the project. Motion: Moved by Tolstoy, seconded by Macias, to issue a Negative Declaration and adopt the resolution approving Conditional Use Permit 97-45. Motion carded by the following vote: AYES: MACIAS, MCNIEL, STEWART, TOLSTOY NOES: NONE ABSENT: NONE ABSTAIN: MANNERINO - carried C. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 15911 - FRIEDMAN - A residential subdivision of 55 single family lots on 17 acres of land in the Low-Medium Residential District (4-8 dwelling units per acre) of the Etiwanda Specific Plan, located at the northeast corner of East Avenue and the Southern Pacific Railroad right-of-way - APN: 227-141-011 and 012. Related file: Tentative Tract 15912. Dan Coleman, Principal Planner, presented the staff report. Commissioner Mannerino asked if the railroad tracks have been removed. Mr. Coleman responded they have. Commissioner Mannerino asked if the easement is still in place. Mr. Coleman replied it is. Commissioner Stewart asked if there had been any further developments with respect to the school districts. Mr. Coleman indicated the City is in constant discussions with the school districts and the project is conditioned to join in, or form, a Mello-Roos Community Facilities District. Chairman McNiel opened the public hearing. Jon Friedman, RBF Associates, 2049 Century Park East, #790, Los Angeles, observed that the East Avenue corridor is made up of small owners and the lack of drainage facilities has held up development. He indicated that combining Tracts 15911 and 15912 provided enough development to install a 2-acre detention facility. Me remarked these tracts comprise 50 percent of the buildable area and they are providing 100 percent of the basin. He felt the basin will allow other properties in the area to be developed. Mr. Friedman indicated they have agreed to pay fees for installation of a traffic signal at the intersection of East Avenue and Victoria Street prior to final map approval which is earlier than usual to allow the signal to be built as soon as possible. He agreed with all of the conditions as written. Ralph Kleinman, 2500 North Euclid Avenue, Upland, stated he owns 35 acres surrounding the site on the eastern portion of East Avenue which he has owned for over 35 years. He favored Planning Commission Minutes -4- October 14, 1998 approval of the project but indicated he had some concerns regarding the lighting along East Avenue. He thought the lighting will not be adequate with the close proximity of the freeway off- ramp and Etiwanda High School. He noted the high school has evening functions. Chairman McNiel questioned the proposed future lighting. Dan James, Senior Civil Engineer, stated street lighting will be installed along the project frontage. Mr. Kleinman did not feel such lighting would be adequate particularly with the freeway off-ramp. Mr. James reported there will be safety lights on the traffic signal poles at the intersection. Hearing no further testimony, Chairman McNiel closed the public hearing. Commissioner Tolstoy was pleased to see that the lots are larger than usual and that there will be street widening and a walking lane near the high school. He hoped the signal will help with traffic safety. Commissioner Stewart agreed with Commissioner Tolstoy. Motion: Moved by Mannerino, seconded by Stewart, to issue a Negative Declaration and adopt the resolution approving Tentative Tract 15911. Motion carried by the following vote: AYES: MACIAS, MANNERINO, MCNIEL, STEWART, TOLSTOY NOES: NONE ABSENT: NONE - carried D. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 15912 - FRIEDMAN - A residential subdivision of 26 single family lots and an interim detention basin on 10 acres of land in the Low-Medium Residential District (4-8 dwelling units per acre) of the Etiwanda Specific Plan, located at the southwest corner of East Avenue and the Southern Pacific Railroad right-of-way - APN: 227-131-005. Related Files: Tree Removal Permit 98-16 and Tentative Tract 15911. Dan Coleman, Principal Planner, presented the staff report. Chairman McNiel questioned the improvements to be made along East Avenue for pedestrian use. Mr. Coleman replied that East Avenue is currently a two-lane road and students have to walk on the street. He stated the project will install an extra 6-foot width to provide more room for the students to walk. Chairman McNiel opened the public hearing. Jon Friedman, RBF Associates, 2049 Century Park East, #790, Los Angeles, stated the City has added some asphalt and striped the eastern side north of Victoria Park Lane. He indicated they will do full improvements along their property frontage. He felt the project will clean up the area. Loren Fritz. 13104 Base Line Road, Rancho Cucamonga, stated he owns 5 acres north of the project. He feared the development layout for his parcel has been pre-planned by development Planning Commission Minutes -5- Qctober 14, 1998 of this tract because of the half dedicated streets leading up to his property. He asked if the units will have fire sprinklers. Mr. Coleman responded they will. Mr. Fritz asked what type of wall would be located between the project and his property. Mr. Coleman responded a block wall will be built when houses are built. Mr. Fritz asked if a block wall will be built across the street stub out. Brad Buller, City Planner, responded that a wall will not be built across the stub out. Mr. Fdtz asked if his current fence will stay in place. Mr. Bullet replied in the affirmative. Chairman McNiel stated the City has to have a design which allows street connections. Mr. Fdedman stated that the stubbed out street is being constructed more for the benefit of the adjacent property to allow secondary access to that property. He said his project cannot have secondary access at this point; therefore, he has to install sprinklers in the houses and once the houses are built with the sprinklers, his project does not need the street for a secondary access. He indicated he understood Mr. Fritz's concern, but he felt there is adequate land to transition to the street. He felt that Mr. Fritz wouldn't have to use the street if his plan works without it. Headng no further testimony, Chairman McNiel closed the public hearing. Commissioner Tolstoy did not like to see students walking in the street. Chairman McNiel agreed but was pleased the street will be widened because he felt it will be an improvement over the current situation. Motion: Moved by Stewart, seconded by Mannerino, to issue a Negative Declaration and adopt the resolution approving Tentative Tract 15912. Motion carried by the following vote: AYES: MACIAS, MANNERINO, MCNIEL, STEWART, TOLSTOY NOES: NONE ABSENT: NONE - carried Mr. Friedman stated this will be his third project to be built in the City and that he was impressed with the process. He indicated he provided a copy of the City's completion letter to Simi Valley and they have adapted it for their own use. E. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 15875 - LEWIS HOMES -The proposed subdivision and design review of building elevations and detailed site plan for 158 single family homes on 32.6 acres of land in the Low Residential (2-4 dwelling units per acre) and Low-Medium Residential (4-8 dwelling units per acre) zone of the Victoria Community Plan, located east of Day Creek Boulevard, between Highland Avenue and Base Line Road o APN: 227-351-65, 227-393-01 and 02, 227-401-78, and 227-091-41. P~anning Commission Minutes -6- October 14, 1998 Nancy Fong, Senior Planner, presented the staff report and a copy of a letter from the Mayor in response to resident Barbara Armstrong along with Ms. Armstrong's letter. She indicated the neighbor raised concerns about lot size and alignment, lack of grading differential between the project and existing residences leading to loss of privacy, increased traffic, and increased noise. Chairman McNiel opened the public hearing. Glen Crosby, Lewis Homes Project Manager, 1156 North Mountain Avenue, Upland, thanked staff and the Design Review Committee. Barbara Armstrong, 6686 Mimosa Place, Rancho Cucamonga, objected to approval of the project. She noted that she selected her home in part because it backed up to the Southern California Edison utility corridor and would not have homes buirt upon it. She objected to the loss of privacy and asked that the lots be realigned so that she would not have two new homes backing up to hers. She was concerned that she would lose exposure to the sun for her back yard; thereby affecting her plants. She said the Mayor's letter indicated Silverberry Street had always been planned as a through street to alleviate congestion on the larger streets but she thought the larger streets should handle the traffic. She requested the plans be modified to change the grading so that second story windows are below the view of existing homes, plot a single story home behind existing houses, and align lots with existing ones. She said there will be increased traffic from the freeway and children should be able to play in their back yards without being observed. Dan Coleman, Principal Planner, pointed out that the proposed houses are set back 60 feet from the back property line whereas existing houses are set back 20 feet. He noted there will also be a wall to provide separation. Chairman McNiel asked the difference in the wall. Ms. Fong replied the new block wall will be 6 feet high and will be placed adjacent to the existing wall. Commissioner Mannerino questioned the grading differential Ms. Fong responded there is basically none. Ms. Armstrong said she recognizes the tract will be built but asked that her privacy be considered. She commented that Silverberry Street will be the second through street within a short distance and she asked that it not be punched through. Mr. James said that extension of Silberberry Street has always been part of the master plan for the area. He indicated a traffic study was not required to consider it for this project and it would take a traffic study and a Specific Plan Amendment to delete the street. Mr. Coleman stated there are 752 homes in the Windrows with only three points of access and that is one of the reasons it is necessary to have the through streets. He said Victoria Park Lane was not designed to carry a high volume of traffic. Chairman McNiel asked if access to the area is reasonable. Mr. Coleman replied there are times when there is a very long wait, particularly if there is an accident. Planning Commission Minutes -7- October 14, 1998 Joe Ramos, 12425 Ironbark Drive, Rancho Cucamonga, asked where children will go to school. He noted the development is half way between two schools. Brad Bullet, City Planner, explained that the school district determines school assignments, not the City. Mr. Ramos questioned the starting prices of houses. Mr. Crosby responded that has not been determined and it will be whatever the market will bear. Mr. Ramos supported the project and said it will mean better access to go to the store. Hearing no further testimony, Chairman McNiel closed the public hearing. Commissioner Stewart asked if staff had received comments from any residents in addition to Mrs. Armstrong. Ms. Fong replied negatively. Commissioner Mannerino stated he appreciated Ms. Armstrong's concerns because of the redesignation of the Southern California Fdison corridor and the loss of the vacant land. He understood the overall plotting of the streets. He did not think there was any compelling reason to further review the layout with respect to Ms. Armstrong's lot. Commissioner Tolstoy felt a 60-foot setback is generous compared to most projects. He asked if there would be some way to raise the wall. Chairman McNiel commented the new wall will be 2 feet higher. Commissioner Tolstoy questioned the wall height on Ms. Armstrong's side. Ms. Fong replied it will be about 7¼ feet. Commissioner Macias stated the Design Review Committee had recently looked at the impact thresholds on privacy similar to everything else already developed in other areas. He thought the issue will continue to be raised as projects develop adjacent to existing homes but he felt the issue has already been addressed. He acknowledged it is a difficult situation when residents register concerns about loss of privacy when two-story homes are added to a neighborhood, but it is unfortunately the norm and is consistent with other development. He did not feel the Commission could do anything else and feared a dangerous precedent would be set if special consideration were provided. He recommended approval of the project. Motion: Moved by Macias, seconded by Stewart, to issue a Negative Declaration and adopt the resolution approving Tentative Tract 15875. Motion carried by the following vote: AYES: MAClAS, MANNFRINO, MCNIEL, STEWART, TOLSTOY NOES: NONE ABSENT: NONE - carried Chairman McNiel stated the concerns raised by Ms. Armstrong were unique only in that her home was adjacent to a utility corridor which she hoped would remain a corridor. With respect to ingress Planning Commission Minutes -8- October 14, 1998 and egress, he said that everyone has access to all areas and has a dght to be on all public streets. Mr. Buller said he was very impressed with Ms. Armstrong's presentation and he encouraged her to keep in touch with Lewis Homes as they build and keep the City informed as things happen. He thought the development will not be as much of an intrusion as Ms. Armstrong feels it will be. Commissioner Stewart observed that there were a lot of mitigations included with the project including 23 separate engineering conditions. NEW BUSINESS F. UNIFORM SIGN PROGRAM FOR CONDITIONAL USE PERMIT 95-25 - RODRIGUEZ - A request for review and approval of a Uniform Sign Program for an approved master planned shopping center with Phase One development consisting of a 2,900 square foot drive-thru restaurant (Burger King) and a 5,548 square foot restaurant (previously Zendejas) on 3.7 acres of land in the Community Commercial designation of the Foothill Boulevard Specific Plan, located at the southwest corner of Foothill Boulevard and Vineyard Avenue - APN: 207-211-12 and 13. (Continued from August 12, 1998) Brent Le Count, Associate Planner, presented the staff report and stated that the applicant had requested a change and was now proposing a red primary color with 10 percent of the sign to be one other color (blue, green, or white). He indicated the applicant was also proposing that a maximum of 33 percent of the sign be available for a logo except for major and sub-major tenants who would have no maximum percentage for the logo. Chairman McNiel asked if the proposal was consistent with the City's ordinance. Mr. Le Count did not know of any restrictions in the ordinance. Chairman McNiel invited public comment. Gil Roddguez, Jr., U. S. Properties, 759 North Mountain Avenue, Upland, stated hewas available to answer questions. There were no further public comments. Commissioner Tolstoy supported the application. Commissioner Mannerino said he supported it if staff was satisfied with the two color maximum and it is consistent with the ordinance. Chairman McNiel felt that removing restrictions for Iogos will lead to problems. Commissioner Stewart agreed with Chairman McNiel. Commissioner Mannerino stated it is difficult to define Iogos. Commissioner Stewart commented she had driven down Foothill Boulevard and felt there is a very conservative sign approach. She expressed concerns about the leeway given to major tenants. Planning Commission Minutes -9- October 14, 1998 Motion: Moved by Mannerino, seconded by Macias, to approve Uniform Sign Program with the modifications proposed by the applicant. Motion carried by the following vote: AYES: MACIAS, MANNERINO, MCNIEL, STEWART, TOLSTOY NOES: NONE ABSENT: NONE - carried PUBLIC COMMENTS Kim Deans, 11533 Barrett Drive, Rancho Cucamonga, stated she is a student at Rancho Cucamonga High School. She requested a cross-walk at Mountain View Drive & Base Line Road. Chairman McNiel stated staff would look into the matter. Commissioner Tolstoy complimented Ms. Deans on her presentation. COMMISSION BUSINESS G. SIGNS/MULTI-FAMILY TASK FORCE UPDATE Brad Buller, City Planner, stated the scheduled meeting had to be postponed because one member was ill and another ran into a scheduling conflict. He said the meeting will be rescheduled for a later date. H. FOOTHILL BOULEVARD/ECONOMIC DEVELOPMENT TASK FORCE UPDATE Brad Buller, City Planner, stated the scheduled meeting had to be postponed because one member was ill and another ran into a scheduling conflict. He said the meeting will be rescheduled for a later date. ADJOURNMENT Motion: Moved by Mannerino, seconded by Macias, carried 5-0, to adjourn. 8:54 p.m. - The Planning Commission adjourned to a workshop immediately following in the De Anza Room regarding a quarterly discussion and review of Design Review Committee projects. The workshop adjourned at 9:45 p.m. and those minutes appear separately. Respectfully submitted, Secretary Planning Commission Minutes -10- October 14, 1998