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HomeMy WebLinkAbout1998/06/24 - Minutes - PC-HPC CITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES Regular Meeting June 24, 1998 Chairman Barker 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 Barker then led in the pledge of allegiance. ROLL CALL COMMISSIONERS: PRESENT: David Barker, William Bethel, Rich Macias, Larry McNiel (arrived 7:05 p.m.), Peter Tolstoy ABSENT: None STAFF PRESENT: Brad Buller, City Planner; Dan Coleman, Principal P[anne~-; Michael Estrada, Deputy City Attorney; Dan James, Senior Civil Engineer; Brent Le Count, Associate Planner; Larry Henderson, Principal Planner; Gall Sanchez, Planning Commission Secretary; Rebecca Van Buren, Associate Planner; Kevin Walton, Fire Inspector; Rudy Zeledon, Planning Technician ANNOUNCEMENTS Dan Coleman, Principal Planner, announced that there would be a Route 30 ground breaking ceremony at 10:00 a.m. on Thursday, June 25, 1998. APPROVAL OF MINUTES Motion: Moved by Bethel, seconded by Barker, carried 2-0-1-2 (McNiel absent; Macias, Tolstoy abstain), to approve the minutes of June 10, 1998. Motion: Moved by Bethel, seconded by Barker, carried 2-0-1-2 (McNiel absent; Macias, Tolstoy abstain), to approve the minutes of the Adjourned Meeting of June 10, 1998. CONSENT CALENDAR A. VACATION OF A SHARED ACCESS EASEMENT ON THE SOUTH SIDE OF ARROW ROUTE WEST OF WHITE OAK AVENUE Motion: Moved by Bethel, seconded by Tolstoy, carried 4-0-1 (McNiel absent), to adopt the Consent Calendar. Commissioner McNiel arrived. PUBLIC HEARINGS B. TIME EXTENSION FOR CONDITIONAL USE PERMIT 94-13- TRINITY BIBLE CHAPEl -A request for a time extension of an approved Conditional Use Permit to use an existing single family home for a church and preschool on 0.83 acres of land in the Low Residential District (2-4 dwelling units per acre), located at 9244 19th Street - APN: 201-341-04. C. TIME EXTENSION FOR VARIANCE 96-03 - TRINITY BIBLE CHAPEL - A request for a time extension of an approved Variance to reduce the interior landscape setback from 10 feet to 0 feet for a church and preschool on 0.83 acres of land in the Low Residential District (2-4 dwelling units per acre), located at 9244 19th Street - APN: 201-341-04. Brent Le Count, Associate Planner, presented the staff report. Chairman Barker opened the public hearing. There were no comments, and he closed the hearing. Motion: Moved by Tolstoy, seconded by McNiel, to approve Time Extension for Conditional Use Permit 94-13 and Time Extension for Variance 96-03. Motion carried by the following vote: AYES: BARKER, BETHEL, MACIAS, MCNIEL, TOLSTOY NOES: NONE ABSENT: NONE - carried D. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 15072 - VILLAGE OF INDEPENDENCE, LEWIS HOMES DEVELOPMENT COMPANY - A subdivision of 90 acres of land into 531 single family lots, a 1.3 acre private open space lettered lot, a 1.3 acre future service station site, and a 5 acre public park site; and the design review of building elevations, site plan, grading plan, and landscape plan for the construction of 531 single family homes and an alternate scheme with 545 homes and no service station site in the Low-Medium and Medium Residential Districts (4-8 dwelling units per acre and 8-14 dwelling units per acre, respectively) of the Terra Vista Community Plan, located at the southwest corner of Rochester Avenue and Base Line Road - APN: 227-151-35, 36, and 37. Associated with this application is Tree Removal Permit 98-10 for the removal of nine existing trees. Brent Le Count, Associate Planner, presented the staff report and reported that a letter had been received supporting the project but objecting to the service station use. He also indicated staff was suggesting three changes to the resolution to require: 1) construction of Rochester Avenue from Malaga Drive to Base Line Road; 2) completion and acceptance of the park prior to occupancy for the 150th home or issuance of building permits for 50 percent of the homes, and 3) compliance with the Terra Vista Park Implementation Plan. Commissioner McNiel asked why construction of Rochester Avenue was only required to Malaga Drive. Dan James, Senior Civil Engineer, responded that the street is already widened north of Malaga Drive. Commissioner Bethel praised Mr. Le Count for his work on the project. Planning Commission Minutes -2- June 24, 1998 Chairman Barker opened the public hearing. Pat Loy, Lewis Homes, 1156 North Mountain Avenue, Upland, thanked Mr. Le Count and Dan James for working through the project. He stated they see the project as a way to stimulate the surrounding commercial uses. He said they plan to build the park as soon as it is approved. He reported they hope to present the matter to the Park Commission in late July. He felt the park will be an important marketing element for the project. He agreed with the changes to the resolution suggested by staff. Commissioner McNiel noted that the Commission was being asked to approve two potential scenarios. He asked what the developer sees as most likely happening. Mr. Loy replied that they no longer have a buyer for the service station site. He indicated that was why they designed an alternative without the service station. Commissioner McNiel stated he would like to look at the design review for the service station and its relationship to the surrounding houses. He observed there needs to be a buffer between the two uses. He asked if the matter would come back before the Commission Dan Coleman, Principal Planner, reported that proposed buffering was shown on page D-44. Commissioner Tolstoy felt the Commission should consider the neighborhood carefully. Eric Vail, 11565 Stoneridge, Rancho Cucamonga, stated he lives in the town house area to the west of the project. He supported the plan. He asked if the 4-way stop sign by Terra Vista School will be upgraded to a traffic signal. He asked what other traffic mitigations would be required. He noted that the service station was proposed as part of a commercial site. He asked what other uses would be permitted in the area. Mr. James responded that a signalized crosswalk would be installed by the school. He indicated signals will also be installed at three intersections: Church Street and Rochester Avenue, Milliken Avenue and Mountain View Drive, and Base Line Road and Mountain View Drive. He said the project is not conditioned to provide a signal at Terra Vista Parkway and Mountain View Drive. Mark Leon, 7350 Henbane Street, Rancho Cucamonga, stated he had talked to residents who live on the southeast corner of Rochester Avenue and Base Line Road and those residents are strongly opposed to a service station. He said there are other stations in the area and the residents do not want late night use of a service station. He asked if other trees will be placed in the general area where trees are being removed. Joe Viscano, 11527 Grapevine Street, Rancho Cucamonga, liked the plan but was concerned about the service station. He asked if it would be a 24-hour operation or have a mini-market. He said his neighbors are also concerned. Mr. Loy said the area by the proposed service station has zoning which would not allow any commercial use other than a service station. He indicated they do not have any operational plans at this time. He commented that Lewis was prepared to go forward with the straight residential plan if the Commission preferred. He indicated that there will be an 18-22 foot area behind the curb along Base Line which will include turf and street trees. Commissioner Tolstoy commented that most service stations now include some type of fast-food uses. Planning Commission Minutes -3- June 24, 1998 Commissioner Macias questioned the parameters of the noise study and whether it included the potential for a mini-market. Mr. Le Count responded that the study considered noise from the streets and not the gas station use. Commissioner Macias noted there is no pending deal for the service station site. He asked what would happen if the Commission approved both scenarios and the applicant secured a tenant. Mr. Le Count responded that any service station would require a Conditional Use Permit which · - would include environmental review and a public hearing before the Planning Commission. Brad Buller, City Planner observed that the applicant previously had a particular buyer for the site and obtained approval for a parcel map which was never recorded and has now lapsed. Chairman Barker asked the cost of Category 5 cable phone lines. Mr. Loy replied they have received figures of $150 to $200 per house. Chairman Barker noted that the Development Code requires providing a telecommuting center or contribution toward one. He felt the Commission should not lightly disregard that requirement but that the matter should be further researched. Mr. Loy indicated they would like to keep their options open. Commissioner McNiel asked if the applicant would have the ability to revise the plan to include a service station in the future if the site were to be approved without a service station. Mr. Coleman responded that would be possible. Hearing no further testimony, Chairman Barker closed the public hearing. Commissioner McNiel felt the project is good for the community; however, he was concerned about the service station. Commissioner Tolstoy agreed it is a great project. He said it will add some housing stock which is not presently available in the City. He noted it will lower the density. He felt the market is for single family detached homes. He thought Category 5 cable phone lines would be a plus for potential buyers. He felt the traffic problems will be resolved with the widening of Rochester and the addition of signals. He thought the storm drain upgrade will be an asset to the City. He liked the front porch design. He hoped the entry treatment would be above that at Home Depot. He thought the all pop-outs should have a corbel because he felt that an overhang looks like it may fall off when there is no visible means of support. Commissioner Bethel supported approving both plans because the service station design would come back before the Commission for approval. He thought approving both plans would give the developer flexibility to move ahead and he felt an adequate buffer is planned if the service station were to be constructed. Commissioner Macias also supported approving both plans because it would allow the applicant to return with a proposal for a service station. He pointed out the Commission would have the opportunity to approve service station hours, etc. He commented that the applicant had Planning Commission Minutes -4- June 24, 1998 addressed concerns raised at Design Review. He urged that the public park be built as soon as possible. He noted that the community will be gated, but observed that the park will be available to everyone. Chairman Barker shared concerns with respect to the service station. He also felt more research should be done regarding allowing the Category 5 cable phone lines in lieu of providing a telecommunications center. He observed that many people cannot work from their homes and he felt that high tech cable will be installed in all new homes as a marketing device.-.He thought there should be further discussions and potentially a change to the Development Code. · . .Commissioner Bethel stated that telecommunications centers are a great concept but they have been nightmares in practice. Chairman Barker stated he would like to have further research and discussions. Commissioner McNiel stated he understood Commissioner Macias' feelings with regard to approving both scenarios; however, he pointed out that even if the Commission were to approve only the residential uses, the applicant would still have the oppor-[unity to apply for a change to the tract. Mr. Buller commented that the applicant had expressed a willingness to drop the proposal for the service station and requested approval of the strictly residential alternative. He suggested changes to the resolution to delete references to a service station. He indicated staff had debated the telecommunications issue and discussed the matter with other cities. He observed that the requirement would never have been triggered if the applicant had separated the project into phases. He repoded that Lewis has expressed a willingness to discuss various options. Chairman Barker reopened the public hearing to allow the applicant to discuss the corbels. Mr. Loy commented they have two alternate elevations per plan in an attempt to gain variety. Commissioner Bethel stated the Design Review Committee had requested additional enhancements and the applicant added corbels but not on every elevation. Commissioner Macias expressed support for the plans as proposed but was willing to require corbels if the rest of the Commission so desired. Commissioner McNiel agreed with Commissioner Tolstoy that corbels should be required. Chairman Barker supported the Design Review Committee. Commissioner Tolstoy supported holding the telecommunications center in abeyance. Motion: Moved by Bethel, seconded by McNiei, to issue a Negative Declaration and adopt the resolutions approving Tentative Tract 15072 and design review thereof for residential only with modifications suggested by staff and to permit the telecommunications center to be held in abeyance. Motion carried by the following vote: AYES: BARKER, BETHEL, MACIAS, MCNIEL, TOLSTOY NOES: NONE ABSENT: NONE - carried Planning Commission Minutes -5- June 24, 1998 E. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 15814 - FIELDSTONF COMMUNITIES: The proposed subdivision and design review of building elevations and detailed site plan for 191 single family homes on 40 acres of land in the Low Medium District (4-8 dwelling units per acre) within the Victoria Vineyards of the Victoria Community Plan, located at the southwest corner of Highland and Rochester Avenues - APN: 227-011-09 & 13. Rebecca Van Buren, Associate Planner, presented the staff report. She reported that The United States Department of Fish and Wildlife Service indicated the project is not subject to a take permit and the Service deferred any comments regarding mitigation to the State Department of Fish and Game. She said staff contacted Fish and Game but has received no comments. Commissioner Tolstoy stated he was surprised to find that Highland Avenue will be depressed at Rochester Avenue. He asked if the freeway will depressed at that point. Dan Coleman, Principal Planner, responded that the freeway will come up around Milliken Avenue. Brad Buller, City Planner, stated the freeway has to come up because of Day Creek. Commissioner McNiel asked who will be obligated for the remaining 50 percent with respect to utility undergrounding. Dan James, Senior Civil Engineer, replied that the developer is only responsible for 50 percent of the cost under City policy. Commissioner McNiel asked if the utilities will be undergrounded. Mr. Buller responded that staff will pursue undergrounding with Caltrans in conjunction with freeway construction. Ms. Van Buren said staff is pursuing having the wall at the freeway. She reported Sanbag conducted a noise analysis and felt the existing 6-foot wall on the adjacent project west of the site is sufficient; however the preliminary study for this project indicated a 15-20 foot wall is necessary. Commissioner Macias asked that the final noise study look at the methodology used by Sanbag. Mr. Buller replied that would be done. Chairman McNiel opened the public hearing. Michael Vairin, Fieldstone Communities, 14 Corporate Plaza, Newport Beach, stated they plan to contact Caltrans to review their sound study. He concurred with the conditions. Hearing no further testimony, Chairman Barker closed the public hearing. Motion: Moved by Bethel, seconded by McNiel, to issue a Negative Declaration and adopt the resolutions approving Tentative Tract 15814 and design review thereof, with modifications to clarify Engineering Condition 5. Motion carried by the following vote: AYES: BARKER, BETHEL, MACIAS, MCNIEL, TOLSTOY NOES: NONE ABSENT: NONE - carried Planning Commission Minutes -6- June 24, 1998 F. CONSIDERATION TO AMEND TERRA VISTA PARK DEVELOPMENT AGREEMENT NO. 1 - LEWIS HOMES DEVELOPMENT COMPANY Dan Coleman, Principal Planner, presented the staff report. Chairman Barker opened the public hearing. Pat Loy, Lewis Homes, 1156 North Mountain Avenue, Upland, stated they have built facilities but . . didn't follow through with the process of filing the paperwork to claim credit. Hearing no further testimony, Chairman Barker closed the public hearing. Commissioner Macias asked the net effect of the proposed amendment with respect to public park facilities. Brad Buller, City Planner, stated the developer must meet certain open space requirements under the Terra Vista Community Plan. He said the only missing element was that the developer did not get approval in advance. He said that if the City denies the amendment, it would most likely mean more park space because the developer would have to make up the park space he thought he provided. He reported that if the amendment were approved, the Planning Commission will review the developer's application for credit for the existing open space. Chairman Barker commented about a recent newspaper article that the City does not have as much park space as other cities. Hearing no further testimony, he closed the public hearing. Commissioner Macias observed that the developer had the ability to request park credit for the private recreational facilities but had not followed through to request that credit. He thought it would be appropriate to accept staff's recommendation to approve the proposed amendment because it would not change the criteria. Commissioner McNiel commented that if park credit is granted, the developer will be in greater compliance with the park requirements. He asked if that meant more homes will be built. Mr. Buller stated that would not necessarily be the case and noted the Planing Commission has the final say on any proposed open space. Commissioner Bethel felt it would be unfair to the developer if the amendment is not approved. Motion: Moved by Bethel, seconded by McNiel, to adopt the resolution recommending approval of the First Amendment to Terra Vista Park Development Agreement No. 1. Motion carried by the following vote: AYES: BARKER, BETHEL, MACIAS, MCNIEL, TOLSTOY NOES: NONE ABSENT: NONE - carried DIRECTOR'S REPORTS Planning Commission Minutes -7- June 24, 1998 G. COUNTY CONDITIONAL USE PERMIT CUP/97-0007/W139-45- Update on Buddhist Temple project, located approximately 1 mile north of the intersection of Wardman Bullock Road and Wilson Avenue within the City's Sphere of Influence - APN: 226-061-72, 73, and 74. Brent Le Count, Associate Planner, presented the staff report. He indicated a letter had been received from Spirit of the Sage objecting to the project. Commissioner Tolstoy expressed concern that the County indicated the temple would be acceptable because the Etiwanda North Specific Plan permitted a golf course in the area. He observed that the golf course was to preserve the trees and blue line stream. He thought an Environmental Impact Report is necessary and noted the proposal involves shaving off the slope and clearing brush by the blue line stream. He hoped the City Council will challenge and press for an Environmental Impact Report. He stated there will be traffic impacts on the City and he noted drainage wilt flow into a small device put in by the County. He feared there will be drainage problems. Chairman Barker observed that the City required an Environmental Impact Report for the long, narrow Southern California Edison corridor and he felt one is necessary for this project as well. Commissioner Bethel felt the City has no control. He could not believe the County was moving ahead with such speed and lack of planning. He supported the need for an Environmental Impact Report. Commissioner McNiel concurred that an Environmental Impact Report is needed. Commissioner Macias felt it best to focus on CEQA issues. He thought City staff should contact the United States Department of Fish and Wildlife. He asked if the County has addressed the traffic impacts. Commissioner Tolstoy indicated he had toured the area earlier in the day and seen two eagles. Commissioner was also concerned regarding aesthetics and felt the project is not consistent with the area. He feared such a massive building will be an eyesore in its natural area. Brad Buller, City Planner, remarked that the Hillside Development Ordinance deals with grading and building within envelopes. He noted that the Etiwanda North Specific Plan calls for a maximum of seven units in the area and those seven homes would not result in a building mass comparable to the proposed project. Chairman Barker commented that the City previously wanted its Sphere of Influence to extend to Interstate 15, but lost out for political reasons. He felt this project is being rammed through. He strongly recommended an Environmental Impact Report and asked why this project should not be treated as all other projects would be. Mr. Buller remarked that the Fire District has recommended the same conditions it would require if the project were in the City. Commissioner Bethel asked if the Fire District's requirements are merely recommendations. Kevin Walton, Fire Inspector, stated that the Fire District boundaries go further north and include this site. Planning Commission Minutes -8- June 24, 1998 Mr. Buller pointed out that the County has final say on what conditions are applied. Chairman Barker felt that the County should listen to concerns expressed by a safety organization. Mr. Walton stated they are recommending conditions and have the support of the County Fire Department but the County has historically reduced conditions. Commissioner Tolstoy noted that the Fire Department has always requirgd two means of ingress and egress. Mr. Walton said the proposal is to extend Wardman Bullock Road up to the site with 36 feet of improvements. Commissioner Tolstoy asked if that would mean a realignment of Wardman Bullock Road. Mr. Walton stated the road veers to the left over the bridge. Commissioner Bethel asked who would be liable if the Fire District cannot provide service if the County approves the project without the conditions requested by the Fire District. Michael Estrada, Deputy City Attorney, stated it would be prudent for any civic body to take such recommendations into account. Commissioner Macias asked what the policy is with regard to submitting comments to the County for public hearing. Mr. Buller replied that there is typically not enough time available for staff to present the matter to the Planning Commission and City Council before providing comments to the County. He indicated staff typically provides written correspondence and sometimes appears before the County at their public hearing.. Commissioner Macias felt it would be advantageous for the City to go on administrative record as being opposed and to request preparation of an Environmental impact Report in order to be in compliance with CEQA. Commissioner Tolstoy observed that wherever temples have been built in the past, the surrounding area develops. He thought there will be additional development beyond this project. Chairman Barker says he is most bothered by the fact that the County is not requiring an Environmental Impact Report. Larry Henderson, Principal Planner, sketched out the roadways and showed a need for the bridge structure. He said there will be culverts because of the blue-line stream. He indicated they will have to pipe under De Cliff Drive. Commissioner Tolstoy expressed concern about adequate water pressure at fire hydrants. Commissioner McNiel stated the County's own Building and Safety Official indicated there couldn't be a leach field located under the parking lot. He said the location of the leach field was not addressed. Chairman Barker asked if that could have an impact on water quality to the south. Planning Commission Minutes -9- June 24, 1998 Mr. Henderson replied affirmatively. Mr. Buller observed that the City of Rancho Cucamonga has always gone on record that more than minimum public notice should be provided. He raised the question to the Commission on the possibility of expanded public notice. Commissioner McNiel felt the project will have a huge impact on the entire community. Mr. Buller stated the City would normally require a neighborhood meeting to allow nearby residents to comment. He thought, at a minimum, notice should go to properties along Wardman Bullock Road and should perhaps go west. Chairman Barker thought there should perhaps be a cable television notice as well as a report in the newspaper. Mr. Buller asked if the Commission wished to request a neighborhood meeting with expanded notification to the neighborhood to the south. It was the consensus of the Commission that there should be a neighborhood meeting. Chairman Barker observed that the area is designated by the Federal Aviation Administration as a visual flight area. PUBLIC COMMENTS There were no public comments at this time. COMMISSION BUSINESS There was no additional Commission business. ADJOURNMENT Motion: Moved by McNiel, seconded by Bethel, to adjourn. 9:21 p.m. - The Planning Commission adjourned. Respectfully submitted, Brad Buller Secretary Planning Commission Minutes -10- June 24, 'f998