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HomeMy WebLinkAbout1994/02/23 - Workshop Minutes - PC-HPCCITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES Adjourned Meeting February 23, 1994 Chairman Barker called the Adjourned Meeting of the City of Rancho Cucamonga Planning Commission to order at 5:00 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, Heinz Lumpp, Larry McNiel, Peter Tolstoy ABSENT: John Melcher STAFF PRESENT: Shintu Bose, Deputy City Engineer; Brad Bullet, City Planner; Dan Coleman, Principal Planner; Rick Gomez, Community Development Director; Ralph Hanson, Deputy City Attorney; Dan James, Senior Civil Engineer; Beverly Luttrell, Associate Planner; Diane O'Neal, Management Analyst II; Gail Sanchez, Planning Commission Secretary , , , , , ANNOUNCEMENTS There were no announcements. , , , , , PUBLIC HEARINGS Ae ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT 93-02B - MASI PARTNERS - A request to add Recreational Commercial as a land use designation in the General Plan and to amend the land use designation from Industrial Park to Recreational Commercial for 27 acres of land located at the southwest corner of Foothill Boulevard and Rochester Avenue - APN: 229- 011-10, 19, 21, and 26 through 28. Related File: Conditional Use Permit 91-24. ENVIRONMENTAL ASSESSMENT AND INDUSTRIAL AREA SPECIFIC PLAN AMENDMENT 94-02 - MASI PARTNERS - A request to modify Subarea 7 to allow limited commercial on 27 acres of land located at the southwest corner of Foothill Boulevard and Rochester Avenue, APN: 229-011-10, 19, 21, and 26 through 28; and modify the definition of Automotive Service Court. Chairman Barker recessed the meeting from 5:04 p.m. to 5:11 p.m. to await the arrival of the applicant. Brad Buller, City Planner, presented the staff report. Commissioner McNiel asked if there would be a reconfiguration of the proposed auto court because of the proposed additional uses in the auto court. Commissioner Tolstoy asked if any additional square footage was being requested for the auto court area. Mr. Buller replied that staff had not been informed of any proposed site changes or additional square foOtage requested. Chairman Barker opened the public hearing. John Mannerino, Mannerino & Briguglio, 9333 Base Line Road, Suite 110, Rancho Cucamonga, showed a layout of the entire project as it is currently approved. Me believed the project should have been developed as a General Commercial project. He thought the area had changed since adoption of the General Plan and any reasons which may have existed when the plan was adopted were no longer valid. He felt the addition of 35 percent General Commercial with the balance being considered Recreational Commercial would work. He commented that the requirement for conditional use permits would afford protection to the City. He said no configuration changes were proposed for the service station. Me stated that Mr. Masi, Bill Claire, and Mike Scandiffio were present in the audience to answer questions. Commissioner McNiel questioned if the additional auto related uses might cause a change in the configuration of buildings within the auto court because of the necessity to orient roll up doors away from the street or main driveway. Mr. Mannerino said no such changes are anticipated at this time. Commissioner Eumpp noted that the site plan appeared different from the plans most recently presented to the Planning Commission, in that the larger buildings along the southern end of the project had been broken up into smaller buildings. Mr. Bullet stated that the site plan presented this evening did not match the latest application presented by the applicant. Mr. Mannerino stated the site plan did match the last approved plan and was as the applicant intends to build the project. Con~issioner Lumpp said there had been a workshop with only three buildings on the south. Dan Coleman, Principal Planner, stated that workshop plan had represented the applicant's plans for a skating rink, which called for combining several of the smaller buildings. Commissioner Lumpp asked if the application for Conditional Use Permit 93-27 had been withdrawn. P C Adjourned Meeting Minutes -2- February 23, 1994 Mike Scandiffio. 1510 Riverside Drive, Burbank, stated they had broken up the application into several pieces for the benefit of the Planning Commission. He said when the application for the Spaghetti Factory was presented, they showed combining several of the smaller buildings in the back of the parcel, but the plan had not worked out because of parking requirements. Commissioner Tolstoy noted that the application had been before the Commission for a long time because of all of the changes which were requested. Mr. Mannerino acknowledged that the project had taken a long time. He felt most of the delays and changes were because they had been trying to fit the project onto an industrially zoned property. He said they had been trying to zone by perspective tenant and that cannot be done. He said there is a pending conditional use permit application which has not been withdrawn. He observed that the plans for a skating rink had run into trouble because of parking needs. He said discussions with staff regarding the parking are still ongoing. He stated a number of people had expressed an interest in having a skating/roller rink in the location, but it did not look like it will happen. Commissioner Lumpp noted that at the last meeting he had requested an exhibit showing the entire area and where the proposed 35 percent General Commercial would be located. Mr. Mannerino pointed out which buildings were anticipated to be used for the 35 percent General Commercial uses. Hearing no further testimony, Chairman Barker closed the public hearing. Commissioner Lumpp supported the addition of a Recreational Commercial designation. He felt the Sports Park is a catalyst for additional commercial uses; however, he thought electronics, furniture, and appliances are general retail uses rather than recreational in nature. He requested the elimination of such uses from the definition as well as the word "discount." Commissioner McNiel commented the project has been a long, hard struggle. He said he had not been resistant to most of the applicant's requests even though he has been troubled by some things including the entry statement being used. He felt the requested uses might be acceptable. He thought the uses being requested would still fall short of strip commercial. Me was saddened the applicant had reverted to the plan with the smaller buildings to the south as he thought the three larger buildings would be aesthetically stronger. Commissioner Tolstoy stated he was excited about the Recreational Commercial aspect of the project. He thought the Sports Complex will be complimented by Recreational Commercial endeavors in close proximity. He said he had a problem with the General Commercial. He felt clothing would be acceptable because there is plenty of latitude for sports apparel; however, he did not support the inclusion of furniture, electronics, or appliances. He thought the applicant had requested a maximum size of 40,000 square feet for general retail uses. P C Adjourned Meeting Minutes -3- February 23, 1994 Mr. Buller said there is currently a maximum cap of 25,000 square feet for speciality home improvement retail uses. He said there had previously been a proposal to raise the cap to 40,000 square feet. Commissioner Tolstoy did not feel it would be appropriate in the area to have a 40,000 square foot building with furniture or appliances. He supported Recreational Commercial with limited commercial being limited to specific sizes. He did not feel large commercial enterprises are compatible with Recreational Commercial. Chairman Barker asked if a size cap was proposed. Mr. Buller said there was none proposed at this time. Mr. Coleman said a total cap of 35 percent was proposed as the maximum for the entire project, but there was no cap for any one tenant. Commissioner Tolstoy observed that the study presented regarding the feasibility for commercial uses did not address the entire City. He thought the City already has a lot of land designated for commercial and a lot of commercial property is empty. He feared the addition of more commercial would add to the problem of empty stores and ghost centers. Chairman Barker observed that when driving down Foothill Boulevard there is a huge area of unused, open land next to the Sports Complex, which is drawing in people. He felt the City should continue the theme of recreational uses. He thought a skating rink or other recreational activities should be encouraged, including Recreational Commercial uses. He feared the opportunity for recreational uses would be lost. He did not support the sale of refrigerators and couches. He understood Commissioner McNiel's concern about the entryway statement. Me felt the corner is important and he thought the center should be successful for the owner. He was frustrated because the project seemed to have been piecemealed together. He felt the proposal represented a compromise recognizing the fact that changes have taken place. He said the Commission recognized that a new look should be taken at the industrial area because of impacts of what has happened in the last 10 years. He wanted the project to be something the City and owner would be proud of. Commissioner Lumpp suggested changing the language to include sporting goods and sporting apparel. He observed the proposal was to amend the General Plan to add a Recreational Commercial use and other landowners could then request that such a designation be permitted for their property. He did not feel electronics, furniture, and appliances fit in a Recreational Commercial category and he thought inclusion of those items was an effort to dilute the intent of modifying the General Plan. Chairman Barker asked if it was clear in the definition that.any property designated Recreational Commercial would focus on the theme of recreation. Mr. Bullet felt that the definition identified that the Sports Complex generated the concept so some other major recreational center would have to be in proximity before a Recreational Commercial use would be permitted. Adjourned Meeting Minutes -4- February 23, 1994 Con~nissioner Lumpp agreed there is no other place in Rancho Cucamonga that would meet the proposed criteria~ however, he felt that amending the General Plan still left the use as available. Commissioner Tolstoy said Recreation Commercial is a zoning within a specific plan located near the YMCA, but it is not a General Plan designation. Commissioner McNiel asked for a response on the entry statement issue. Mr. Buller observed that the Commission last dealt with the issue at a workshop and the applicant was directed to bring back a revised plan to show how they would address it. He said that plan had not been submitted back to staff and no building permits can be issued until the issue is addressed. Motion= Moved by Lumpp, seconded by McNiel, to recommend issuance of a negative declaration and adopt the resolutions recommending approval of General Plan Amendment 93-02B with modifications to delete the listing of electronics, furniture, and appliance uses. Motion carried by the following vote: AYES: NOES: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: BARKER, LUMPP, MCNIEL, TOLSTOY NONE MELCHER -carried Chairman Barker reopened the public hearing. Mr. Mannerino asked for clarification that the General Plan Amendment was passed with the exception that the language regarding appliances, electronics, and furniture were stricken from the definition. Chairman Barker confirmed that was correct. hearing. He again closed the public Commissioner Tolstoy believed the expansion of the uses in the auto service court was a good idea. He felt the court on Archibald and 8th Street was successful. He observed the design standards were not being changed. Commissioner McNiel concurred. Commissioner Lumpp felt language in the Primary Function section should be revised by deleting the last two sentences regarding the industrial and office development between between Haven and Milliken. Chairman Barker questioned the reason for the verbage. Mr. Bullet stated that staff was trying to update the existing paragraph within the Industrial Area Specific Plan, which gives a status and direction of the area. He felt it could easily be dropped. Commissioner Lumpp noted the Commission was being asked to add a Special Consideration paragraph regarding 27 acres of mixed-use commercial including P C Adjourned Meeting Minutes -5- February 23, 1994 35 percent of general retail. He noted that convenience goods and other retail uses are already permitted and conditionally permitted within Subarea 7 and he opposed the addition of a blanket statement diluting Subarea 7 to allow additional retail uses which perhaps would cause problems in other areas of the community with respect to general retail uses. He said he was not trying to hinder the development of this project, but he felt the only additional commercial uses should be recreational in nature and general retail is not appropriate for the area. He suggested deletion of the Special Consideration paragraph. He thought such an action would be consistent with what the Commission had recommended for the General Plan Amendment. He supported the expansion of the definition of Automotive Service Court so long as the existing layout of the project did not change. Commissioner McNiel asked how General Commercial differs from Recreational Commercial. Mr. Buller stated there is not currently a listing of Recreational Commercial uses. He said the proposed Special Considerations paragraph had merely referred to the entire range of uses in the General Commercial land use category. To be consistent with Commissioner Lumpp's proposal, he suggested deletion of the language regarding Development Code land use provisions and inserting language permitting recreation/sporting goods and apparel retail uses in order to be consistent with the proposed General Plan Amendment. Commissioner McNiel asked if the total retail would be 35 percent. Commissioner Lumpp believed the 35 percent was requested for General Commercial uses. He thought the 35 percent reference could be deleted because General Commercial would not be an approved use and the recreation/sporting uses could be more than 35 percent. Chairman Barker reopened the public hearing. Mr. Mannerino felt the proposed deletion of General Commercial would defeat the purpose of the application. He said they had spent hours in terms of trying to codify the problem the developer has. He thought they would not get that many sporting goods and sporting apparel stores in the area. He acknowledged that the recreational/sporting theme should be carried. He said they had attempted to carry the theme through the various uses. He believed some General Commercial would be necessary to fill the spaces. He thought there would be recognition of the area and uses such as a women's boutique or video store would probably not fit in. He acknowledged that it does not work to zone by prospective tenant, but he felt there should be zoning by who would be likely to locate in the area. He felt it would be appropriate to have 35 percent of General Commercial within the center in addition to the Recreational Commercial. He felt there were no other properties in the City with the same set of circumstances as the Masi property, so there was not a danger of setting a precedent. Chairman Barker again closed the public hearing. P C Adjourned Meeting Minutes -6- February 23, 1994 Commissioner McNiel felt the debate has gone on too long. He observed that the property is Industrial and the City has allowed some Commercial and retail which has continued to grow. He was not sure there is a satisfactory solution. Commissioner Lumpp believed convenience uses are already conditionally permitted within Subarea 7. He thought there would be no need to have a Recreation Commercial designation if the use is changed to have General Commercial. Commissioner Tolstoy reiterated that he believes there is enough General Commercial existing and designated within the City. He felt the addition of General Commercial to this property would further dilute the retail community. Mr. Bullet said he believed the applicant has stated they want General Commercial. He indicated staff had brought the matter to the Commission with a readiness to support General Commercial with a 35 percent limitation. He noted that the matter would go to the City Council for final action. He suggested a revision to the Special Considerations paragraph to indicate that recreation/sporting goods and apparel would be permitted. Motion: Moved by Lumpp, seconded by McNiel, to recommend issuance of a negative declaration and adopt the resolution approving Industrial Specific Plan Amendment 94-02 with modification to modify the Primary Function paragraph by deleting the final two sentences and the Special Consideration paragraph to permit recreation/sporting goods and apparel retail uses. Motion carried by the following vote: AYES: NOES: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: BARKER, LUMPP, MCNIEL, MELCHER, TOLSTOY NONE NONE -carried , , , , , C. CONDITIONAL USE PERMIT 93-29 - MASI PARTNERS - A request to permit an indoor batting cage in 12,000 square feet in Building 16, of previously approved Conditional Use Permit 91-24, located on 27 acres at the southwest corner of Foothill Boulevard and Rochester Avenue in the Industrial Park District (Subarea 7) of the Industrial Area Specific Plan. APN: 229-011-10, 19, 21, and 26 through 28. (Continued from January 26, 1994) D. CONDITIONAL USE PERMIT 93-30 - MASI PARTNERS - A request to permit a martial arts studio in 3,000 square feet in Building 16 of previously approved Conditional Use Permit 91-24, located on 27 acres at the southwest corner of Foothill Boulevard and Rochester Avenue in the Industrial Park District (Subarea 7) of the Industrial Area Specific Plan. APN: 229-011-10, 19, 21, and 26 through 28. (Continued from January 26, 1994) P C Adjourned Meeting Minutes -7- February 23, 1994 E. CONDITIONAL USE PERMIT 93-31- MASI PARTNERS - A request to permit a health club of 14,300 square feet in Building 15 of previously approved Conditional Use Permit 91-24, in the Industrial Park District (Subarea 7) of the Industrial Area Specific Plan, located on 27 acres at the southwest corner of Foothill Boulevard and Rochester Avenue - APN: 229-011-28. (Continued from February 9, 1994) F. CONDITIONAL USE PERMIT 93-32 - MASI PARTNERS - A request to permit a billiards parlor of 11,980 square feet in Building 14 of previously approved Conditional Use Permit 91-24, located on 27 acres at the southwest corner of Foothill Boulevard and Rochester Avenue in the Industrial Park District (Subarea 7) of the Industrial Area Specific Plan. APN: 229-011-10, 19, 21, and 26 through 28. (Continued from January 26, 1994) Beverly Luttrell, Associate Planner, presented the staff report and a slightly revised floor plan for the billiards parlor. She stated that staff recommended a maximum of 34 billiards tables based on parking requirements rather than the 39 shown on the floor plan. She reported that the Police Department had found the applications to be acceptable. Commissioner McNiel feared that people wanting to go to the stadium will park at the center. Chairman Barker opened the public hearing. He asked for testimony regarding Conditional Use Permit 93-29, the indoor batting cage. Dave Herald, 1322 Annandale Terrace, Pasadena, stated he currently owns two batting cage franchises, one in Pasadena and the other in Monrovia. He remarked there are 95 locations throughout the country and the company is approximately 30 years old. Hearing no further testimony, Chairman Barker closed the public hearing. Chairman McNiel supported the use. Motion: Moved by McNiel, seconded by Tolstoy, to adopt the resolution approving Conditional Use Permit 93-29. Motion carried by the following vote: AYES: NOES: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: BARKER, LUMPP, MCNIEL, TOLSTOY NONE MELCHER -carried Chairman Barker opened the public hearing regarding Conditional Use Permit 93-30, a martial arts studio. Mike Scandiffio. 1510 Riverside Drive, Burbank, stated the applicant could not be present. He requested approval. Hearing no further testimony, Chairman Barker closed the public hearing. P C Adjourned Meeting Minutes -8- February 23, 1994 Motion= Moved by Tolstoy, seconded by McNiel, to adopt the resolution approving Conditional Use Permit 93-30. Motion carried by the following vote= AYES: NOES: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: BARKER, LUMPP, MCNIEL, TOLSTOY NONE MELCHER -carried Chairman Barker opened the public hearing regarding Conditional Use Permit 93-31, the health club. Matt Snow, 1091 Hanford Court, Corona, stated he owns Hills Gym in Fontana. He said he was proposing a multi-service health club with steam rooms. Hearing no further testimony, Chairman Barker closed the public hearing. Motion: Moved by Tolstoy, seconded by McNiel, to adopt the resolution approving Conditional Use Permit 93-31. Motion carried by the following vote: AYES: NOES: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: BARKER, LUMPP, MCNIEL, TOLSTOY NONE MELCHER -carried Chairman Barker opened the public hearing regarding Conditional Use Permit 93-32. Richard Hoag, Fats Billiards, 6247 Sunrise, Citrus Heights, stated they would comply with the parking restrictions and 34 tables would be adequate. Commissioner McNiel asked what the additional space would then be used for. Mr. Hoag replied that they are considering putting in a couple of snooker tables which take up more room. Commissioner Tolstoy asked the proposed hours. Mr. Hoag replied they plan to be open from 11:00 a.m. to 3:00 a.m. Sunday through Thursday and 11:00 a.m. to 4:00 p.m. Friday and Saturday. Commissioner Tolstoy asked if there is a lot of business during the late hours. Mr. Hoag replied that in their other locations, they do about 15 percent of their business between 2:00 and 4:00 a.m. on weekends. Commissioner Lumpp requested that the applicant indicate which area would be non-alcoholic. Mr. Hoag indicated the area on the floor plan. Hearing no further testimony, Chairman Barker closed the public hearing. P C Adjourned Meeting Minutes -9- February 23, 1994 Motion: Moved by Tolstoy, seconded by McNiel, to adopt the resolution approving Conditional Use Permit 93-32. Motion carried by the following vote: AYES: NOES: ABSENT: , , , , COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: BARKER, LUMPP, MCNIEL, TOLSTOY NONE MELCHER -carried PUBLIC COMMENTS There were no additional public comments at this time. ADJOURNMENT Motion: Moved by McNiel, seconded by Lumpp, to adjourn. 6:42 p.m. - The Planning Commission adjourned. Respectfully submitted, Secretary P C Adjourned Meeting Minutes -10- February 23, 1994