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HomeMy WebLinkAbout1993/02/10 - Minutes - PC-HPCCITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES Regular Meeting February 10, 1993 Vice Chairman Chitiea 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. Vice Chairman Chitiea then led in the pledge of allegiance. ROLL CALL COMMISSIONERS: PRESENT: Suzanne Chitiea, Larry McNiel (arrived 7:03 p.m.), John Melcher, Wendy Vallette ABSENT: Peter Tolstoy STAFF PRESENT: Brad Buller, City Planner; Nancy Fong, Senior Planner; Ralph Hanson, Deputy City Attorney; Dan James, Senior Civil Engineer; Steve Ross, Assistant Planner; Gail Sanchez, Planning Commission Secretary ANNOUNCEMENTS Brad Buller, City Planner, announced that the City had received a letter from the attorney for Item E, requesting that the matter be withdrawn. , ~e- , , , APPROVAL OF MINUTES Motion: Moved by Melcher, seconded by Vallette, carried 3-0-1-1 with Tolstoy absent and Chitiea abstaining, to adopt the minutes of the Adjourned Meeting of January 19, 1993. Motion: Moved by Vallette, seconded by Chitiea, carried 3-0-1-1 with Tolstoy absent and Melcher abstaining, to adopt the minutes of January 27, 1993. CONSENT CALENDAR Ae TIME EXTENSION FOR DESIGN REVIEW FOR TENTATIVE TRACT 13565 - STANDARD PACIFIC - A request for a time extension of the design review of building elevations and detailed site plan for Phases 6, 7, and 8 of a previously County approved map consisting of 125 single family lots on 55.7 acres of land north of Summit Avenue and east of Wardman Bullock Road - APN: 226-082-16, 17, and 27. TIME EXTENSION FOR TENTATIVE TRACT 13835 - HOMESTEAD - A request for a time extension for a residential subdivision of 78 single family lots on 25 acres of land in the Low Residential District (2-4 dwelling units per acre) located at the northeast corner of Highland and Rochester - APN: 225-152-01 through 04 and 18. Motion: Moved by Chitiea, seconded by Vallette, carried 4-0-1 with Tolstoy absent, to adopt the Consent Calendar. PUBLIC HEARINGS CONDITIONAL USE PERMIT 92-33 - CLAUDINE EUBANK - A request to allow a massage establishment within a 1,610 square foot leased space in an existing commercial center on 9 acres of land in the General Commercial District located at 7890 Haven Avenue, Suite 14 - APN: 1077-401-29. Steve Ross, Assistant Planner, presented the staff report. Commissioner Melcher asked when the application had been submitted. Mr. Ross responded December 17, 1992. Chairman McNiel opened the public hearing. Claudine Eubank, applicant, 5465 Triple Crown Drive, Bonsall, stated she has been a masseuse for the past 20 years in Europe and South Africa. She said she had started to process her application in June or July 1992 but had not formally submitted until December. She said she has been providing skin care including body wraps and electrolysis and would like to add massage to the list of services. She stated she was sorry her business was classified as adult entertainment because she did not feel her business should be in that category. Commissioner Melcher felt there may be some security problems in the commercial center in which the business is located, in that the bank has had two hold-ups in the last 60 days. Ms. Eubank stated the center has a security guard. Commissioner Melcher asked if Ms.. Eubank had previously run a massage business in the United States. Ms. Eubank replied she had formerly had such a business in San Diego and also in Orange County. Hearing no further testimony, Chairman McNiel closed the public hearing. Commissioner Melcher stated he was in favor of the business, but he feared that all the requirements of Ordinance No. 485 might not be met. He noted that Section 9.24.060(g) of the ordinance requires adequate bathing, dressing, Planning Commission Minutes -2- February 10, 1993 locker, and toilet facilities including separate toilets and wash basins for male and female customers. He observed that the floor plan provided did not appear to show most of the necessary facilities and he was not sure if the Business License Section is used to reviewing plans. He thought the matter should be clarified before approval of the Conditional Use Permit. Chairman McNiel stated that the business would have to comply with the terms of the ordinance. Commissioner Melcher remarked that staff had indicated that the Administrative Services Director would issue the Massage Establishment Permit after the lO-day appeal period following approval of the Conditional Use Permit. Chairman McNiel asked if the Conditional Use Permit were approved and conditioned, if the Business License Section would automatically approve the Massage Establishment Permit. Brad Buller, City Planner, noted that a business license is not a regulatory device and cannot be used as such. He thought if tenant improvements are necessary to comply with the ordinance, those tenant improvements would be required. He said the Massage Establishment Permit can be issued once the requirements of the ordinance are met. He noted that the Administrative Services Division is responsible for administering certain aspects of the ordinance including ensuring that the conditions are met. He felt the Commission could withhold action or they could approve the Conditional Use Permit and the applicant would still have to comply with the requirements listed in the ordinance. Commissioner Melcher thought the City Council felt the issue is sensitive. He preferred that the questions about reviewing be answered prior to Planning Commission approval since the application is the first under the new ordinance. Mr.- Buller asked if the applicant understood that the current plan does not comply with the ordinance requirement for shower, locker, and separate restroom facilities for the clients and she would be required to make amendments to the floor plan and comply with all building codes as well as the ordinance. Chairman McNiel reopened the public hearing. Ms. Eubank stated she thought she could comply with the regulations but she said she works by appointments and men and women would not be scheduled at the same time. She did not feel she should have to provide separate toilet facilities since men and women would not be there at the same time. She said she has only one restroom which is intended for both men and women. Mr. Buller said that the question was raised because the ordinance states that if the service is provided for both men and women, separate toilet facilities must be provided. He noted that with three to four treatment rooms it would be difficult for the City to ascertain that male and female clients were not scheduled at overlapping times. He thought it may be possible to condition Planning Commission Minutes -3- February 10, 1993 the application to have only one massage client on premises at any one time, but that would be difficult to enforce. Ms. Eubank said it would be difficult to run the business with a restriction of only one client at a time. She thought she should not be required to go to the expense of adding another restroom so long as men and women are not scheduled at the same time, but indicated she would go to the expense of adding another restroom if the City insisted. Mr. Buller suggested that if the other Commissioners agreed the issue should be further investigated before approving the Conditional Use Permit, staff could meet with the Administrative Services Director and the Building Official and return the matter in two weeks. Chairman McNiel again closed the public hearing. Commissioner Melcher stated he understood the Planning Commission's role, but he feared the review process may not provide the safeguards that were intended by the Council, and he thought perhaps the Planning Commission may need to expand its role. He felt the matter should be resolved prior to voting on the Conditional Use Permit. He stated that he did not oppose the use, but noted that the regulations had recently been strengthened through a new ordinance and he wanted to be sure the intent was met. Chairman McNiel concurred that the ordinance is specific, but he felt it may be over-restrictive for a three-station facility. He thought the separate restrooms should definitely be required of a larger facility. He thought perhaps the matter should be clarified before voting. Commissioner Melcher noted that the facility has four treatment rooms and he did not see the required tub or shower depicted on the floor plan. He thought someone needs to be sure the requirements are being met. Chairman McNiel agreed. Mr. Buller thanked Commissioner Melcher for questioning the matter. He suggested that the matter could be continued for a two-week period to allow staff an opportunity to investigate further or the Commission could approve the application with a condition that the Administrative Services Director not approve the Massage Establishment Permit until all conditions of Ordinance No. 485 are met. Chairman McNiel felt perhaps the ordinance should be reviewed in terms of the number of facilities in relation to the number of stations. He thought the ordinance may be more restrictive than needed for a small operator. Commissioner Chitiea agreed Commissioner Melcher's point was good. She felt the Commission should be sure that everything is in order and precedent is appropriately set since this was the first application under the new ordinance. She said she would feel more comfortable having the matter returned to the Commission after the questions are answered. Planning Commission Minutes -4- February 10, 1993 Commissioner Vallette said she would agree to having the matter return to the Planning Commission but she would also support immediate approval of the resolution with the administrative staff handling the matter. Chairman McNiel felt that either the requirements of the ordinance would be met or the permit would not be granted. Commissioner Vallette suggested they could approve the application and add a condition requiring two restrooms. Motion: Moved by Melcher, seconded by Chitiea, to continue Conditional Use Permit 92-33 to February 24, 1993, to address the questions regarding Section 9.24.060(g) of Ordinance No. 485. Chairman McNiel reopened the public hearing. The motion to continue Conditional Use Permit 92-33 to February 24, carried by the following vote: 1993, AYES: NOES: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: CHITIEA, MCNIEL, MELCHER, VALLETTE NONE TOLSTOY -carried STREET NAME CHANGE 92-02 - CITY OF RANCHO CUCAMONGA - A request to change the street name "Vincent Avenue" to "White Oak Avenue" between Arrow Highway and the A.T. & S.F. Railroad tracks north of 8th Street. Steve Ross, Assistant Planner, presented the staff report. Chairman McNiel opened the public hearing. Hearing no testimony, he closed the hearing. Motion: Moved by Melcher, seconded by Vallette, to adopt the resolution approving Street Name Change 92-02. Motion carried by the following vote: AYES: NOES: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: CHITIEA, MCNIEL, MELCHER, VALLETTE NONE TOLSTOY -carried , , , , , DIRECTOR'S REPORTS USE DETERMINATION 92-03 - ADAMS - A request for the Planning Commission to determine whether fortunetelling is a permitted or conditionally permitted use in the Specialty Commercial Zone of the Foothill Boulevard Specific Plan. (Continued from January 13, 1993.) Chairman McNiel observed that the City had received a letter from the applicant's attorney requesting that the item be withdrawn. Planning Commission Minutes -5- February 10, 1993 F. THE HILLSIDE ORDINANCE - CITY OF RANCHO CUCAMONGA - The consideration of a proposal to amend the Hillside Ordinance. Nancy Fong, Senior Planner, presented the staff report. Commissioner Vallette thought the matter had come up as the result of a single-family home being reviewed by the Design Review Committee. She said she realized staff time is scarce but she thought the matter to be a priority item because she felt development in the hillside areas continues to be below the standards seen elsewhere in the City. Commissioner Melcher stated he had met with Mr. Buller on Monday to discuss the work program. He said he was uncomfortable with shotgunning one issue and he thought the Commission should review the entire Work Program at a Planning Commission workshop. He agreed that the Hillside Ordinance needs to be addressed, but he thought the whole picture should be considered. Chairman McNiel agreed it would be a good idea to schedule a workshop. Brad Buller, City Planner, suggested the work program be added to the agenda on March 3, 1993. It was the consensus of the Commission that a workshop be scheduled for March 3, 1993. Mr. Buller stated he would provide the summary sheets along with a description of each item. Commissioner Melcher asked that the material be provided early. ***** G. LANDSCAPE HYDRO ZONES Brad Buller, City Planner, stated Commissioner Vallette had asked that the item be placed on the agenda as a result of a meeting conducted by the Water District. He said Mr. Perry had written a book-describing the concept and Mr. Perry would be discussing and signing his book on Sunday, February 21 from 1:00 - 3:00 p.m. at the Rancho Santa Ana Botanical Gardens. Commissioner Vallette noted that Mr. Perry had discussed three different zones for hydro zoning. She asked how that would pertain to the current Xeriscape Ordinance. Mr. Bullet said the concept was that plants with certain water needs be placed with plants with like needs and those needs should be considered in the early phases of landscape design. Commissioner Vallette asked how the concept is currently addressed through the planning process. Planning Commission Minutes -6- February 10, 1993 Mr. Buller said that landscape plans are reviewed for compliance with the Xeriscape Ordinance. Commissioner Vallette asked if the hydroscape zones are indicated on plans. Mr. Buller stated those zones are not currently identified. Commissioner Vallette asked if such a procedure could be initiated if the Commission felt it was a priority. Mr. Buller stated that staff believes the basic intent of the hydroscape concept is being attained through the current Xeriscape Ordinance. Commissioner Vallette asked if such a focus could be shown on the plans submitted for the Design Review Committee. Mr. Buller stated that currently concept landscape plans are submitted for design review, which generally show only planted areas noting types of trees, shrubs, or groundcover. He said if the Commission desired a greater level of detail, it could be provided. Commissioner .Vallette felt such attention at an early stage could affect assessments for some of the landscaped areas. Mr. Buller stated that most landscape areas end up as remnants of the real intent, the construction of buildings and/or streets. He said the spaces therefore are not like parks or major greenbelt areas in which the zones become more critical. He felt that in median islands and parkways of up to 50 feet, there is limited ability to transition zones. He thought the concept of hydroscape zoning can be done administratively, and noted it is in line with what the Parks Development team prefers. Commissioner Vallette asked how that process is working. muTching is being utilized. She noted that more Mr. Buller said the process is working and changes are being made. He noted · that it had traditionally been the desire to mass the landscaping in an effort to attain an instant look by utilizing larger specimen trees and shrubs with groundcover under all plants. He said the hydroscape zone concept calls for fewer, smaller plants with mulch, giving a different appearance at the start of a project. He remarked that in the past the City Council had felt that more landscaping was needed. He thought more philosophical discussion might be desirable before technically requiring it with projects. Commissioner Vallette noted that the groundcover is dying out in some of the planned communities. She thought it may have looked better if mulching had been used initially. She asked that the Commission look at the subject, especially in City maintained rights-of-way. Mr. Bullet stated that staff is attempting to move in that direction administratively, as evidenced by the Milliken median island's use of rock, mulch, drip, and dry stream bed and Foothill Boulevard's median island use of Planning Commission Minutes -7- February 10, 1993 mulch and shrubs. He asked if the Commission wanted to strengthen that by requiring review at an earlier stage for properties not in the public's domain, such as large multi-family housing projects. Commissioner Melcher felt that part of good planning is planning for conservation of scarce resources, and he thought the profligate use of water in Southern California is inappropriate. He said he would like to learn more about hydro zoning and he thought the Commission may want to do more with xeriscape, but he did not feel the Commissioners are technically competent to review that level of design at the Design Review Committee meeting. He felt the Commission should set the guidelines and let the staff see to it that plans are designed accordingly before being submitted to the Commission. Commissioner Vallette agreed that was a good idea. Commissioner Chitiea liked Commissioner Vallette's idea but felt the technical aspects should be handled at the technical level with the Design Review Committee continuing to look at the aesthetics. Commissioner Vallette suggested that it be made clear that the Commission was in favor of the more progressive techniques of hydro zoning and mulching. Commissioner Chitiea agreed. Chairman McNiel was concerned that the pendulum might swing too far with the result of landscaping consisting of rock and sand with a few cacti. He felt that one of the more attractive complexes in the community is on Archibald north of Base Line with streams, trees, vines, etc. giving a nice rural feeling. Commissioner Vallette stated she had gone on several tours of the City with Jeff Barnes and he had pointed out that is one of the reasons the City is now using mulch in the park areas, allowing bushier types of plants to grow. She no~ed that groundcover under trees generally dies out. She said she was not looking for a desert look, but less of the blown in ground cover. , , , , , PUBLIC COMMENTS There were no additional public comments. ***** COMMISSION BUSINESS H. APPOINTMENTS TO GRAFFITI TASK FORCE Commissioner Vallette stated that Mayor Stout and Council Member Buquet had appointed members to the Graffiti Task Force from various Commissions and they had appointed her. She said she has a conflict with school classes at the time meetings have been scheduled. She reported that Jerry Fulwood was still Planning Commission Minutes -8- February 10, 1993 in the process of contacting Mayor Stout and Council Member Buquet to see how they wished to handle the matter. She said she had also called Mayor Stout directly earlier in the week to indicate she would be unable to serve on the Task Force. She felt it is an important task force and the Planning Commission should have a representative on it. Chairman McNiel agreed the Commission should have a representative. He asked when the meetings are scheduled. Brad Buller, City Planner, stated that meetings will be held on the first and third Thursdays of every month for eight consecutive meetings. He thought that Mayor Stout and Council Member Buquet would probably be appointing another Planning Commissioner to the Task Force. He described the make up of the task force. He indicated that individuals are encouraged to submit ideas to Jerry Fulwood's office for forwarding to the Task Force, so that the Task Force would have an opportunity to review the ideas prior to the meetings. Chairman McNiel asked if there had been any discussion responsibility of the press. about the Mr. Buller said the press had been challenged on their coverage and the press had responded that they feel they are handling it appropriately. He said he had been to several meetings on graffiti and he had heard that the City of Whittier has come up with a concept of stenciling paint on walls to simulate vines growing. He said that because graffiti is not as visible, the area is typically not tagged. He suggested the Commission might consider that as an idea. He said the Commission may wish to look at limiting the amount of walls in projects by requiring more open, wrought iron fencing or more vines or shrubs along walls which might become targets. Chairman McNiel felt the Commission should select an interim person until a new appointment is made. Commissioner Melcher asked if Commissioner Vallette was appointed as a Planning Commission representative or as a community member. Commissioner Vallette stated the City Council Subcommittee appointed one representative from each Commission. Chairman McNiel volunteered to serve on the Task Force on an interim basis. Commissioners Melcher and Chitiea agreed Chairman McNiel would be a good representative. Chairman McNiel stated he would serve until such time as the Subcommittee appoints a new member. He indicated his volunteering was not meant to indicate that he should necessarily be appointed full time. , , , , · Brad Buller, City Planner, indicated that the Route 30 Meeting which had been tentatively set for February 23 had now been moved to March 9 at 10:00 a.m. Planning Commission Minutes -9- February 10, 1993 He stated that Engineering was trying to set up a separate meeting between City representatives and CalTrans at 9:00 a.m. to look at the City's specific concerns. ADJOURNMENT Motion: Moved by Melcher, seconded by Chitlea, to adjourn. 8:20 p.m. - The Planning Commission adjourned to a Workshop immediately following in the De Anza Room on Foothill Marketplace. Brad Buller Secretary Planning Commission Minutes -10- February 10, 1993