HomeMy WebLinkAbout2012/04/25 - Minutes - PC-HPC CITY OF RANCHO CUCAMONGA
PLANNING COMMISSION MINUTES
Regular Meeting
April 25, 2012
Chairman Munoz called the Regular Meeting of the City of Rancho Cucamonga Planning
Commission to order at 7:16 p.m. The meeting was held in the Council Chambers at Rancho
Cucamonga Civic Center, 10500 Civic Center Drive, Rancho Cucamonga, California.
ROLL CALL
COMMISSIONERS: PRESENT: Richard Fletcher, Frances Howdyshell, Lou Munoz,
Francisco Oaxaca, Ray Wimberly
ABSENT: None
STAFF PRESENT: Candyce Burnett, Senior Planner; Jim Markman, City Attorney; Steve Fowler,
Assistant Planner; Dan James, Senior Civil Engineer; Mayuko Nakajima,
Assistant Planner; Lois Schrader, Planning Commission Secretary;
Tabe Van der Zwaag, Associate Planner; Jeffrey Bloom, Interim Planning
Director
ANNOUNCEMENTS
None
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APPROVAL OF MINUTES
Motion: Moved by Fletcher, seconded by Wimberly, carried 4-0-1 (Oaxaca abstain),to approve the
minutes of April 11, 2012.
PUBLIC HEARINGS
A. DEVELOPMENT REVIEW DRC2010-00868- GONZALO MENDEZ-A request to convert an
existing non-conforming residential site into an industrial use within the General Industrial (GI)
District(Subarea 8) located at 13249 Arrow Route-APNs: 0229-171-15 &0229-171-16. This
project is categorically exempt from the requirement of the California Environmental Quality Act
(CEQA) Pursuant to State CEQA Guidelines Section 15301 (n) (Class 1 Exemption - Existing
Facilities) Conversion of a single-family residence to office use
Steve Fowler, Assistant Planner, presented the staff report.
Chairman Munoz opened the public hearing. Hearing and seeing no comment, Chairman Munoz
closed the public hearing.
Vice Chairman Howdyshell said it is a straightforward request.
Commissioner Wimberly said he has no issues with the request; it is an adaptive reuse and he is in
favor or the project.
Commissioner Fletcher said it is an appropriate use, it includes beneficial site improvements, and
the request is reasonable.
Chairman Munoz concurred with the prior comments and he has no issues about the request.
Motion: Moved by Howdyshell, seconded by Wimberly, to adopt the Resolution approving
Development Design Review DRC2010-00868. Motion carried by the following vote:
AYES: FLETCHER, HOWDYSHELL, MUNOZ, OAXACA, WIMBERLY
NOES: NONE
ABSENT: NONE - carried
B. ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT AND DESIGN REVIEW DRC2011-
00641- HOMESCAPE CUCAMONGA, LLC - Architecture and site plan review of a 94-unit,
small lot multi-family residential subdivision on 11.7 acres of land in the Medium Residential
District (8-14 dwellings per acre) located at the northeast corner of Arrow Route and Baker
Avenue - APN: 0207-201-01, 21 and 44. Related files: Tentative Tract Map SUBTT18817,
Minor Development Review DRC2011-00892 and Tree Removal Permit DRC2011-00891.
Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration.
C. ENVIRONMENTAL ASSESSMENT AND VESTING TENTATIVE TRACT MAP SUBTT18817-
HOMESCAPE CUCAMONGA, LLC -A request to create a 94-lot tentative tract map on 11.7
acres of land in the Medium Residential District (8-14 dwellings per acre) located at the
northeast corner of Arrow Route and Baker Avenue-APN: 0207-201-01, 21 and 44. Related 111 files: Development Review DRC2011-00641, Pre-Application DRC2010-00530, Development
Review DRC2004-00705 and Tentative Tract Map SUBTT17013. Staff has prepared a
Mitigated Negative Declaration of environmental impacts for consideration.
D. ENVIRONMENTAL ASSESSMENT AND TREE REMOVAL PERMIT - DRC2011-00891 -
HOMESCAPE CUCAMONGA, LLC - A request to remove 11 trees related to Development
Review DRC2011-00641, a 94-unit small lot multi-family residential subdivision on 11.7 acres of
land in the Medium Residential District(8-14 dwellings per acre)located at the northeast corner
of Arrow Route and Baker Avenue - APN: 0207-201-01, 21 and 44. Related files:
Development Review DRC2011-00641, Pre-application DRC2010-00530, Development Review
DRC2004-00705 and Tentative Tract Map SUBTT18817, Minor Development Review
DRC2011-00892. Staff has prepared a Mitigated Negative Declaration of environmental
impacts for consideration.
Tabe van der Zwaag, Associate Planner, presented the staff report and gave a brief PowerPoint
presentation. He noted there is a recreational easement that has been added because the original
layout was for zero lot line product. He said this had to be created to satisfy an issue with Building
and Safety. In response to Vice Chairman Howdyshell and Commissioner Fletcher, he explained
that the walls facing open space easements between the structures often have a wall plane with no
windows or very high windows which offer more architectural interest and yet provide more privacy
between neighbors. He noted that Engineering standard conditions have been added and are
before the Commissioners for their information and are now attached to the final resolutions being
considered for adoption.
Chairman Munoz asked how the neighbors are informed about the 6-foot easement and if the
Commission is being asked to make a decision regarding access.
Planning Commission Minutes -2- April 25, 2012
Mr. van der Zwaag said information about the easement will be clearly stated in the CC&Rs. He
added that the applicant has discussed the gate issue with the residents of Casa Volante and the
other property owner. He was uncertain if staff could add a condition regarding the issuing and
managing of remote controls for the gate access.
Jim Markman, City Attorney stated the management company for Casa Volante should manage this
and not the developer as it is not the developer's issue. He said the City does not have jurisdiction
to tell the residents what to do over time. He said the developers should install the system once
(whether it be clickers or a key pad) and then leave it to the others to manage.
Commissioner Fletcher asked if this is a one way easement.
Mr. van der Zwaag confirmed that it is one way easement for the Casa Volante residents.
Commissioner Oaxaca confirmed that the Vesting Tract has a 2-year life with 3- 1 year extensions.
Steve Sheldon, Homescape LLC said he was present at the study session (DRC). He said they
read and agree with the conditions of approval. He said Staff was great to work with. He said his
group has complied with the direction give at the DRC. He said they met with the neighbors at a
community meeting on the access issue the best they can. He said they would prefer to work with
the property owner on the type of access/remote controls for the benefit of the elderly residents of
Casa Volante.
Chairman Munoz confirmed that is the solution they discussed with the management of Casa
Volante.
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Mr. Sheldon confirmed that is what they are proposing in light of the comments received from the
' residents of Casa Volante.
Commissioner Fletcher said he agrees with the comments of the City's legal counsel, however, Mr.
Sheldon says they would rather control the management of the remote controls. He asked why they
would want to do that. •
Mr. Sheldon said it is because they have concerns about security and access and they want to know
who has access.
Commissioner Fletcher said he would think this would be problematic and that he would think the
manager of Casa Volante could do this easier.
Mr. Sheldon said although it may be easier to have Casa Volante do it,they(the applicants)feel the
burden is easier for them to take care of it as they want to know who has them, how many, if they
are not working; and, ultimately it is better for them to have control because we (the applicant) is
obligated to provide the access. He added that it needs to be discussed with the property owner as
well.
Chairman Munoz opened the public hearing.
Tommo Wilkins stated he is a resident of Casa Volante and that he lives at the sourtheast corner of
the project area in space 106. He stated the concern is that with the new development, many more
people will want to cut through Casa Volante to get to Foothill Boulevard. He said the applicant is
sensitive to this issue. He said there is also concern about the method of controlling the access. He
said he represents many of the residents and they have discussed several options: remote control,a
slide pad, etc. He said anything other than a remote control would require residents to jump out of
the car to punch a code into a control station. He asked the Planning Commission to make a
Planning Commission Minutes -3- April 25, 2012
condition of approval because it has a lasting effect, it is a lifestyle issue and a real problem for the
residents. He said they also want full access during construction and they also want this to be a
condition of approval.
Chairman Munoz asked for clarification as to who he thought should manage the remote controls.
Mr. Wilkins said Casa Volante management should as they do not believe they should burden the
new community (developer) with this responsibility, but the applicant should install the gate.
Commissioner Fletcher asked what is his capacity in this matter; if Casa Volante is a 'for rent'
property and he asked why the onsite management from Casa Volante did not come to the meeting.
Mr. Wilkins said he is a resident and believes he represents many of the Casa Volante residents.
He said it is 'for rent' property and he did not know why the management did not come to the
meeting.
Mr. Esfahlani said he lives and owns an adjacent parcel of about 1 acre. He said when there was a
prior owner of the developer's property. He said at that time the City proposed that he and the other
owner would share one access. He said at the City's behest, he and Mr. Howard worked together
and got an 18-unit condo project approved with one access to Arrow Highway. He said he should
now be provided an access to Arrow Highway with this development as well. He asked that a
condition be added to provide this access by the Home Owners Association in the future should he
desire that.
Chairman Munoz closed the public hearing. He asked Mr. Sheldon to respond to the last issue
heard.
Mr. Sheldon stated that Mr. Esfahlani is asking to take an easement on their property to his property
for free and that does not seem right.
Commissioner Fletcher recalled that at one point this issue was looked at from a master planning
standpoint. He said there was a concern about these properties/parcels located in the middle.
Vice Chairman Howdyshell made reference to the prior master plan.
Mr. van der Zwaag said staff asked the applicant to master plan the site to show the possible
options.
Chairman Munoz noted that master planning is not binding.
Mr. van der Zwaag said that it would be difficult with multiple property owners. He said the goal from
the Engineering Department is to limit the number of driveways-shared access is the goal.
Chairman Munoz revisited the concern about the remote controls. He stated that legal counsel said
legally it is best for Casa Volante to manage this.
Mr. Markman said the access is provided by the developer and that how they manage that should be
Casa Volante's problem. He said he did not see how the City could impose a condition of approval
into perpetuity. He said with respect to the easement, if they have an easement for them to use, it is
up to management—he did not believe the developer needs to manage this.
Commissioner Fletcher said he was assuming the access gate would be on Casa Volante's property
and control panel on their property, so that would be theirs to manage.
Planning Commission Minutes -4- April 25, 2012
Mr. van der Zwaag said that the access gates are currently on the project site and it is their
electricity and they will maintain the operation of that gate.
Chairman Munoz said there is much that has not been resolved. He said the applicant and Casa
Volante have opposing views as to who has the legal right to manage the gate access. He felt this
should have been resolved prior to coming to Commission.
Commissioner Oaxaca said that the details are outside the purview of the Commission. He said he
just wants an assurance they will resolve all this as the Commission should not even discuss these
details; they need a mutual agreement and we just need to allow the access-both parties need to
agree.
Mr. van der Zwaag said it has been Staffs goal to reach an agreement, we cannot force them to do
it;we had them place the gates but the owner of Casa Volante is not here and never contacted staff.
He said they got all the information. He said their renters have talked to them and if the renters are
not satisfied they will take legal action.
Vice Chairman Howdyshell agreed with Commissioner Oaxaca in that the decision is not within the
scope of the Commission, both parties need to agree.
Chairman Munoz confirmed with legal counsel that a decision on the project application could be
made tonight.
Mr. Markman said the Commission could proceed with their decision-the land use entitlement does
not solve their issue.
Mr. Sheldon said it does make the most sense for the management of Casa Volante to manage the
clickers but he is obligated to provide access. He said the management company is not here but he
can work out an arrangement with the ownership. He said they just wanted to be sensitive to the
neighbors.
Chairman Munoz asked if there is any legal requirement for the owner to provide mutual access for
the other property owner (Mr. Esfahlani). He then closed the public comment section.
Mr. Markman said he can get that access but not by extracting it from this project. •
Chairman Munoz suggested Mr. Esfalani should seek information from planning when he decides to
build on his property. He then asked for final Commission comments.
Vice Chairman Howdyshell said she favors the architecture and the layout of the map. She said this
area needs the development.
Commissioner Oaxaca said the applicant did a nice job on the aesthetics and layout. He said this is
a reminder that although persons would like us to be the referee; they need to work these issues out
as private parties amicably.
Commissioner Wimberly noted that he worked with them at DRC. He maintained that there were
some issues that the Commission has no purview over and were tabled at that time. He said the
final product will enhance the neighborhood.
Commissioner Fletcher said this has always been a difficult property and that we had hoped that the
adjacent properties could be acquired and made into one development. He said he was surprised
that the management of Casa Volante was not here to express how they want to handle this gate
and their property. He said these homes are new product for our residents, less dense than the
Planning Commission Minutes -5- April 25, 2012
original proposal, the parking is adequate and the development adds to a wide range of product
available.
Chairman Munoz concurred with all the comments and noted that it is a difficult property. He
applauded the applicant for the design and layout. He said the density is at the low end for this
zone. He said he appreciates that and recommended the project for approval.
Motion: Moved by Wimberly, seconded by Fletcher, to adopt the Resolutions approving
Development Design Review DRC2011-00641,Vesting Tentative Tract Map SUBTT18817 and Tree
Removal Permit DRC2011-00891. Motion carried by the following vote:
AYES: FLETCHER, HOWDYSHELL, MUNOZ, OAXACA, WIMBERLY
NOES: NONE
ABSENT: NONE - carried
NEW BUSINESS
E. TRACT MAP SUBTT18782 AND DESIGN REVIEW DRC2010-00361 - Lewis Apartment
Communities - A request for on-street parking on Town Center Drive west of Spruce Avenue
adjacent to the Santa Barbara Multi-family housing development consisting of 192 units-APN
1077-422-21, 22, and 25
Dan James, Sr. Civil Engineer, presented the staff report. In response to Vice Chairman
Howdyshell, he said the request is for 24-hour parking. In response to Commissioner Fletcher, he
said the only vehicle access points are on Church Street although there are several pedestrian
points of access. He confirmed the request is to benefit the residents of the Santa Barbara project.
In response to Commissioner Fletcher, he said for vehicles parked on Town Center Drive, the
pedestrian access on Spruce and Elm would be used. He said there would be about 24 parking
spaces provided. In response to Chairman Munoz, Mr. James said Engineering strongly considered
the number of truck trips and safety and this is why we recommended against allowing parking on
the south side of the street. He said if it is only on the north side, the trucks are near the center and
they have a painted median,they will have room to maneuver, plus room for moving traffic and room
to park. In response to Commissioner Fletcher, he said directly south of the proposed parking is the
backside of the shops.
John Young, Lewis Operating Corp apologized for not asking for this parking prior. He said there is
only one pedestrian entrance; the others are required by the Fire Department.
Chairman Munoz said when he brought the Santa Barbara development forward, he assured us the
parking was adequate. He said that may not be the case based on what Engineering has told us.
He said on the next project the DRC/Commission may question the words of assurance. He said
this was a key issue and from what is being presented, he is not really seeing compelling reasons to
grant the request.
Mr. Young said they need parking relief.
Chairman Munoz noted that they are not even finished building yet and therefore he is concerned.
Vice Chairman Howdyshell said she is concerned people may take short cuts and resort to
jaywalking. She said the back lot at the Target center gets full with the theater crowd on weekends.
Commissioner Fletcher asked where the pedestrians would cross.
Planning Commission Minutes -6- April 25, 2012
Mr. Young said at Elm and Spruce. He said he believed most pedestrians will go out at the east and
west ends of the development.
Commissioner Oaxaca said a compelling reason would be to promote walkability to the Town Center
and access but this parking request does not fit that.
Vice Chairman Howdyshell said she would like some more analysis.
Chairman Munoz affirmed her quest and asked Engineering staff to request that for an informed
decision.
Mr. James said Lewis Corp did a study on town center drive but not necessarily on traffic trips. He
said they did a history and a current study and Engineering staff reviewed it. He said collector
streets are usually 44-feet wide and this is 64-feet wide.
Vice Chairman Howdyshell said Church Street is very busy. She said she wants to make sure this
would not be a hazardous decision for the residents.
Commissioner Fletcher asked if the Commission recommends this proposal, can it be withdrawn at
a future date if it became a problem. He asked if the proposal could be considered again after the
development is finished.
Mr. James responded affirmatively to both.
Commissioner Oaxaca said he had no problem deferring the decision until more information is
available; however, he saw no compelling reason to support it. He said that once access is opened
with an attractive destination, people will jaywalk-they will take risks. He said he still has issues with
the request.
Commissioner Wimberly concurred with Commissioners Howdyshell and Oaxaca. He said he never
saw a traffic study and this was a major point discussed at DRC; particularly parking within the
development and ADA access. He said this might create more of a problem in that it assumes this
parking will be utilized by the Santa Barbara development and that may not necessarily be true. He •
said he would like to see a study specific to trucking and to find out if it is really safe for vehicles to
park at the requested location.
Commissioner Fletcher said he would normally concur with staffs recommendation but this seems
premature to be asking for this. He said he would rather wait and see how the project fills out and
see what happens with Town Center and how the pedestrian access is utilized.
Chairman Munoz concurred with the expressed concerns. He said we do not know enough at this
time and he did not see compelling reasons to take the risks as there is not enough data.
Mr James said staff would not go forward with this request; he has taken into account and heard the
Commissioners' comments.
* * * * *
PUBLIC COMMENTS
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None
Planning Commission Minutes -7- April 25, 2012
COMMISSION BUSINESS AND COMMENTS
Commissioner Wimberly said he attended the APA conference in Los Angeles and was hoping to
see some of our planners there. He said he met folks from all over the country. He said he hopes
to receive the PowerPoint presentations from some of the meetings to share with staff.
Vice Chairman Howdyshell noted that the topics addressed were broad including: GIS; 'Silver
Tsunami' (what we are doing to accommodate the baby boomers). She said our city is ahead of the
curve in that we have already accomplished many things that were addressed. She thanked the
City for the opportunity to attend, She said it was hard to choose what sessions to attend.
Chairman Munoz offered his thanks to the City in that we want to make sure the Commission is
exposed to this type of educational/development opportunity.
Commissioner Wimberly commended Staff and City Management. He said we obviously have
visionaries at work as other commissions do not get along. He said we work well together but they
heard much about confrontations experienced within other Commissions.
Chairman Munoz recognized Administrative Professionals Day and offered his thanks and
congratulations to staff and the administrative assistants.
ADJOURNMENT
Motion: Moved by Howdyshell, seconded by Wimberly, carried 5-0, to adjourn. The Planning
Commission adjourned at 8:45 p.m.
Approved: May 9, 2012
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Planning Commission Minutes -8- April 25, 2012