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HomeMy WebLinkAbout1993/07/28 - Minutes - PC-HPCCITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES Regular Meeting July 28, 1993 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: Suzanne Chitiea, Larry McNiel, Wendy Vallette ABSENT: John Melcher, Peter Tolstoy STAFF PRESENT: Shintu Bose, Deputy City Engineer; Brad Buller, City Planner; Dan Coleman, Principal Planner; Nancy Fong, Senior Planner; Ralph Hanson, Deputy City Attorney; Steve Hayes, Associate Planner; Dan James, Senior Civil Engineer; Beverly Nissen, Associate Planner; Steve Ross, Assistant Planner; Gail Sanchez, Planning Commission Secretary ANNOUNCEMENTS Brad Bullet, City Planner stated there were no announcements with regard to the agenda. He commented that a packet of reading material had been distributed to each Commissioner in preparation for the Historic Preservation Commission Training Workshop to be held on August 4, 1993. APPROVAL OF MINUTES Motion: Moved by Chitiea, seconded by Vallette, carried 3-0-2 with Melcher and Tolstoy absent, to approve the minutes of July 14, 1993. CONSENT CALENDAR TIME EXTENSION FOR CONDITIONAL USE PERMIT 90-42 - (HUGHES INVESTMENTS} WILLIAM LYON CO. - A request for a time extension for the development of an integrated shopping center including 13 commercial buildings totaling 318,283 square feet and a service station/car wash building totaling 2,300 square feet on 31.13 acres of land with Phase I development consisting of 5 buildings totaling 267,960 square feet on approximately 22 acres in the Regional Related Office/Commercial District of the Victoria Community Plan, located on the south side of Foothill Boulevard, west of the future Day Creek Boulevard - APN: 229-021-10, 15, 19, and 28. TIME EXTENSION FOR TENTATIVE PARCEL RAP NO. 13808 - (HUGHES INVESTMENTS) WILLIAM LYON CO. - A request for a time extension for a subdivision of 31.13 acres of land into 16 parcels in the Regional Related Office/Commercial District of the Victoria Community Plan, located on the south side of Foothill Boulevard, west of future Day Creek Boulevard - APN: 229-021-10, 15, 19, and 28. C® TIME EXTENSION FOR TENTATIVE TRACT 14120 - ETIWANDA HEIGHTS COMPANY - A residential subdivision of 68 single family lots on 53.05 acres of land in the Very Low Residential District (1-2 dwelling units per acre) of the Etiwanda Specific Plan, located on the north and south sides of Summit Avenue, approximately 1,300 feet west of Etiwanda Avenue - APN: 225-111-22 and 225-171-02, 08, 11, and 16. Related application: Tree Removal Permit 91-21. DESIGN REVIEW FOR TENTATIVE TRACT 13280 - PREMIER - The design review for building elevations and detailed site plan for a previously approved Tentative Tract Map consisting of 145 single family lots on 23.9 acres of land in the Low-Medium Residential District (4-8 dwelling units per acre) of the Victoria Planned Community, located on the north side of Base Line Road between Ellena East and Ellena West - APN: 227-081-06. Related Application: Minor Exception 93-06. TIME EXTENSION FOR TENTATIVE TRACT 13951 - CHOU - A request for a time extension for a residential subdivision and design review of 30 single family lots on 23.45 acres of land in the Very Low Residential District (less than 2 dwelling units per acre), located north of Manzanita Drive, east of Beryl Street, and west of Hellman Avenue - APN: 1062-111-03 through 06, 1061-761-03, and 1062-061-01 and 02. Associated with this project is Tree Removal Permit 91-28. TIME EXTENSION FOR TENTATIVE TRACT 15172 - JERRY COCHRAN - Time extension for the development of a 20-unit condominium complex on 1.08 acres of land in the Medium-High Residential District (14-24 dwelling units per acre), located at the terminus of Sierra Madre Avenue and Main Street - APN: 207-251-22. Related file: Development Review 88-03. Commissioner Vallette requested that Item D be removed from the Consent Calendar for discussion. Motion: Moved by Chitiea, seconded by Vallette, to adopt Items A, B, C, E, and F of the Consent Calendar. Motion carried by the following vote: AYES: NOES: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: CHITIEA, MCNIEL, VALLETTE NONE MELCHER, TOLSTOY -carried D. DESIGN REVIEW FOR TENTATIVE TRACT 13280 Commissioner Vallette expressed concern about Engineering Condition No. 1. She felt the condition should be strengthened to tie the construction of Kenyon Way to early phases of the project. She noted that an elementary Planning Commission Minutes -2- July 28, 1993 school will be built on the north side of the railroad track and she felt there needs to be easy access to the school site. She wanted the street to be constructed when the first buyers move into the tract. Chairman McNiel asked for background on the situation. Dan James, Senior Civil Engineer, responded that the tract to the north, currently owned by Lewis Homes, was conditioned to improve Kenyon Way. He stated the final map for Tract 13280 was approved in 1989 without a condition to install the railway crossing. He said that the Engineering Division is now typically conditioning each tract to make the improvements when there are separate owners and the condition was now being added as part of the Design Review. He commented that the Planning Commission has the option to tie the construction to a specific occupancy number. He noted that the Lyon Company, (original owner of the tracts) has an improvement agreement with the City for installation of the crossing. He said the project had been held up during processing through the Public Utilities Commission, but the Commission had approved the plans in April 1993. He observed that on the Lewis Home tract, installation of the crossing is tied to 90 percent occupancy. Chairman McNiel asked if it would be possible to condition Tract 13280 to ensure construction as soon as possible. Brad Buller, City Planner, indicated the Commission could tie construction to occupancy of the first 20 homes on this tract, and that would put this developer in the forefront. He noted there are three developers involved, as Lyon had sold off all three tracts to separate entities. He thought putting the burden on one developer may be somewhat unfair, but it would probably push construction forward. He noted that Lewis Homes can occupy up to 90 percent of their homes before full construction of public improvements. He stated that staff could pursue construction with the other developers. Commissioner Vallette commented that the City was not aware a school would be constructed in the area at the time the tract was approved, so at that time there had not been such an urgency for the crossing. Commissioner Chitiea asked if all three developers will share in the cost of the construction. Mr. James replied that currently the developers are conditioned for construction, but there is no reimbursement agreement except what might be worked out among the developers. He commented that occupancies can be granted proportionate to the completion of public improvements and there is room for interpretation by staff. He felt staff could require completion of the crossing prior to 70 percent occupancy. Chairman McNiel invited public comment. Douglas Woodward, Premier Group, Inc., 2280 Wardlow Circle, #250, Corona, stated that all three tracts have been purchased from the Lyon Company and Lyon had contractually agreed to complete the improvements. He observed that Lyon currently has a bond with the City for the improvements. He expressed Planning Commission Minutes -3- July 28, 1993 concern that their tract not be conditioned harsher than the other tracts in the area. He asked what improvements were needed. Mr. James said the plans approved by the City call for a rubberized crossing; however, Metrolink's recent purchase would probably mean that the plans will need to be revised and perhaps asphalt will be needed. Mr. Woodward noted that if the condition were changed to require the crossing be constructed prior to occupancy of their first home, they could be delayed because of a delay in getting revised plans approved. Chairman McNiel observed that Lyon is not building houses, and he questioned if the City could call the bonds to build the crossing. Mr. James replied that the City would prefer not to call the bonds, but would instead prefer to wait for development. Mr. Woodward felt that Lyon would probably move forward with construction if the plans were approved for asphalt. There were no further public comments at this time. Mr. James commented that if the Planning Commission desired to have the public improvements in a timely manner, it would be necessary to strengthen the condition. He observed that when the City received the Public Utility Commission's approval, the City had sent a copy to Lyon along with a letter explaining that the plans would need to be revised and Lyon should contact Metrolink. Chairman McNiel asked the status of the other tracts. Mr. Ross stated that Brock Homes has pulled approximately 50 building permits of 199 lots while Lewis has pulled approximately 25 permits. He thought it would be close to 90 percent occupancy when the school is scheduled to open in the fall of 1994. Mr. Bullet observed the Commission could establish a specific percentage or could require that the schedule for the crossing installation be subject to approval of the City Engineer and the Commission could direct the City Engineer to have the crossing constructed as soon as possible. He said the minutes could reflect the Commission's desire to have the installation completed before occupancy. Commissioner Chitiea felt scheduling approval by the City Engineer would give the applicant more flexibility but she wanted to be sure the crossing is installed prior to opening of the school. Chairman McNiel asked what method would ensure construction at the soonest possible time. Mr. Buller replied the Commission could tie it to occupancy of the first unit but said he would not recommend that course of action. Planning Commission Minutes -4- July 28, 1993 Commissioner Vallette agreed that the applicant would have good reason to feel he was being singled out so far as the phasing is concerned, but she felt the crossing must be completed prior to opening of the school and should be completed as soon as possible. She preferred that phasing be tied into street improvements as a matter of policy. She was willing to change the condition to reflect that scheduling be subject to approval of the City Engineer so long as it would mean the crossing would be completed prior to the school's opening. Mr. Buller felt the timing could be worked out satisfactorily. Commissioner Vallette questioned if a hip roof had been considered for the single story houses. She felt it would reduce the bulk. Commissioner Chitiea did not recall that hip roofs had been discussed at the Design Review meeting. Commissioner Vallette asked if the other Commissioners felt it would be appropriate. Chairman McNiel asked how many single story models are in the tract. Mr. Ross replied that 28 of the 145 homes will be single story. He said they are scattered throughout the tract and located on most corners. Chairman McNiel felt they are not very large houses. Commissioner Chitiea noted the enormous difference in size between the single story model and some of the larger homes in the tract. Commissioner Vallette remarked that in driving through another tract, she had concerns regarding the size of the homes on the lots. She felt that narrow, deep lots do not work very well. She thought the applicant and staff had done an excellent job, but she was concerned with the street appearance and the minor exceptions giving rise to small rear yards along Base Line Road. She felt the applicant had done a good job in working with the constraints of the property. Commissioner Chitiea noted that many of the lots with reduced rear yards have large side yards. She said the Design Review Committee had carefully reviewed the plotting to see if changes could take place and the Committee was comfortable with the variations proposed. She said they had looked at the streetscape. Mr. Ross noted that on the lots which require minor exceptions, the floor plans have notches. He said the bulk of the house is distant enough from the lot line, but because one portion of the house extends back, the minor exception is necessary. Motion: Moved by Vallette, seconded by Chitiea, to adopt the resolution approving Design Review for Tentative Tract 13280 with modification to require that the timing of the Kenyon Way railroad crossing be subject to approval of Planning Commission Minutes -5- July 28, 1993 the City Engineer and the crossing be open prior to the opening of the school. Motion carried by the following vote: AYES: NOES: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: CHITIEA, MCNIEL, VALLETTE NONE MELCHER, TOLSTOY -carried Mr. Buller said that the City Engineer would work with Lyon Company but he encouraged Premier to talk with Lyon regarding their contract. Chairman McNiel commented he was more inclined to attach the completion to a percentage of occupancy. He was hopeful that the crossing would be constructed as soon as possible. Mr. Bullet stated he thought Lyon would have completed the improvements before now if there had not been a delay in approval by the Public Utilities Commission. , , , , PUBLIC HEARINGS Ge FOOTHILL BOULEVARD SPECIFIC PLAN AMENDMENT 93-01 - SEELEY - A request to amend the Specific Plan by adding Health and Athletic Gyms and Weight Reducing Clinics as a conditional use in the Specialty Commercial District within Subareas 1, 2, and 3, and Pharmacies, with or without specialty retail, under 10,000 square feet as a permitted use in the Community Commercial District within Subareas 1, 2, and 3. Related File: Conditional Use Permit 93-19. CONDITIONAL USE PERMIT 93-19 - SEELEY - A request to establish a health club facility with incidental services such as child care and tanning in a leased space of 15,730 square feet within the Thomas Winery Plaza, in the Specialty Commercial District of the Foothill Boulevard Specific Plan, located at the northeast corner of Foothill Boulevard and Vineyard Avenue - APN: 201-101-25. Related File: Foothill Boulevard Specific Plan Amendment 93-01. Nancy Fong, Senior Planner, presented the staff report. Commissioner Vallette asked if there is a proposed monument sign on San Bernardino Road. Ms. Fong responded that the Development only allows for two monument signs, and the project currently has one on Foothill Boulevard and the other on Vineyard Avenue. She said the business would be included on one of the existing monument signs. Chairman McNiel opened the public hearing. Steven Seeley, 3652 Aqueduct, Chino Hills, stated he would be able to complete the sound wall and provide the plans for child care play area. Planning Commission Minutes -6- July 28, 1993 Hearing no further testimony, Chairman McNiel closed the public hearing. Commissioner Chitiea supported the use and felt it will vitalize the center. She thought it appeared well planned with provisions for child care and the sound wall. Commissioner Vallette agreed and encouraged the management company to apply for a monument sign on San Bernardino Road because she thought that San Bernardino Road will be well-traveled with the construction of Smith's. Brad Buller, City Planner, stated the Development Code prohibits three monument signs and proper legal findings could not be made to support a variance request. He said the Development Code would need to be amended in order to add a third sign. Chairman McNiel stated he was not favor of amending the code. Commissioner Vallette felt it is important to have three monument signs for this project because she did not think the public knows what is in the center. She thought there may be other centers with the same situation. Chairman McNiel stated he did not disagree with the approach but he did not want to change the sign ordinance without looking into the issue more thoroughly. Commissioner Chitiea observed that the business will be located immediately adjacent to San Bernardino Road and will have two wall signs. Commissioner Vallette felt that wall signs would not attract enough attention as people drive by on San Bernardino Road. She did not feel every commercial development should be permitted to have three monument signs, but she felt there are situations where it is appropriate, particularly when bordered by three streets. She felt the additional signage would help to attract consumers to the local businesses. Mr. Buller said that staff would work with the applicant and center management. He said the management company feels that signage is inadequate because there are tenants tucked into the center with limited visibility. He noted there are several other centers with more than two street frontages and any change to the code to allow one monument sign per street frontage would affect those other centers. He suggested that staff advise the Commission where those centers are located so they could gauge the potential impact of a change to the ordinance. Motion: Moved by Chitiea, seconded by Vallette, to adopt the resolutions recommending approval of Foothill Boulevard Specific Plan Amendment 93-01 and approving Conditional Use Permit 93-19. Motion carried by the following vote: AYES: NOES: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: CHITIEA, MCNIEL, VALLETTE NONE MELCHER, TOLSTOY -carried Planning Commission Minutes -7- July 28, 1993 PUBLIC COMMENTS There were no additional public comments. COMMISSION BUSINESS I. ELECTION OF PLANNING COMMISSION CHAIRMAN AND VICE CHAIRMAN Chairman McNiel suggested that the matter be continued so that all Commissioners could be present. It was the consensus of the Commission that the matter be continued. Commissioner Vallette requested that a workshop be set up with Lewis Homes regarding their future development. Brad Buller, City Planner, asked if one or two of the Commissioners would be willing to work with him to prepare an agenda so that the agenda could be given to Lewis in advance of the meeting. Commissioner Vallette volunteered to assist. Chairman McNiel appointed Commissioners Vallette and Melcher to work with staff to set the agenda. Commissioner Vallette requested that the Sign Ordinance be placed on the August ll agenda. Mr. Buller asked what the Commission would like covered. He felt that there would not be enough time to prepare a staff report. Commissioner Chitiea suggested that the Commission would need to prioritize staff time before assigning any new tasks. Chairman McNiel suggested the matter could be placed on the agenda for general discussion. Commissioner Vallette asked when a workshop could be scheduled to go over the Route 30 profile. Shintu Bose, Deputy City Engineer, said he would check and advise the Commission of the date and time. Planning Commission Minutes -8- July 28, 1993 ADJOURNMENT Motion: Moved by Vallette, seconded by Chitiea, carried 3-0-2 with Melcher and Tolstoy absent, to adjourn. 8:05 p.m. - The Commission adjourned to a workshop to be held in the Rains Room at 5:00 p.m. on August 4, 1993, regarding Historic Preservation Commission orientation training. Respectfully submitted, Secretary Planning Commission Minutes -9- July 28, 1993