HomeMy WebLinkAbout2000/11/21- Minutes - PC-HPC CITY OF RANCHO CUCAMONGA
PLANNING COMMISSION MINUTES
Adjourned Meeting
November 21, 2000
Chairman McNiel called the Adjourned 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: Rich Macias, John Mannerino, Larry McNiel, Pam Stewart,
Peter Tolstoy
ABSENT: None
STAFF PRESENT: Brad Buller, City Planner; Dan Coleman, Principal Planner; Bill Curly, Deputy
City Attorney; Douglas Fenn, Associate Planner; Dan James, Senior Civil
Engineer; Betty Miller, Associate Engineer; Duane Morita, Contract Planner;
Warren Morelion, Assistant Planner; Gail Sanchez, Planning Commission
Secretary;Alan Warren, Associate Planner; Rudy Zeledon,Assistant Planner
ANNOUNCEMENTS
Brad Buller, City Planner, announced staff was requesting a second item be added to the workshop
review scheduled for immediately following tonight's Planning Commission regular meeting. He
reported that staff received a request from Concordia (American Pacific Homes) asking that the
Planning Commission review the question of whether or not a gated entryway would be supported in
a proposed single family development located south of Victoria Street and west of the 1-15 Freeway.
He said the development proponent was forecasting anticipated project revisions and scheduling and
expressed concern about the coming City holidays and requires Planning Commission input prior to
the next Planning Commission meeting so as to proceed in a timely manner. He stated the deadline
was not clearly understood until well after the agenda for tonight's meeting was posted and staff
believed the proposed project merited the Commission's consideration at this time.
Motion: Moved by Tolstoy, seconded by Stewart, carried 5-0, to add the second item to the
workshop agenda.
PRESENTATIONS
•
A. PACIFIC ELECTRIC INLAND EMPIRE TRAIL MASTER PLAN
Dan Coleman, Principal Planner, reported that SANBAG funded preparation of a Master Plan for a
• 21-mile all purpose trail from Claremont to Rialto. He introduced Brad Lewis and Steve Frieson from
Boyle Engineering Corporation, the company that prepared the Master Plan.
Brad Lewis, Boyle Engineering Corporation, 7807 Convoy Court, Suite 200, San Diego, indicated six
cities from Montclair to Rialto participated with Rancho Cucamonga, acting as the lead agency. He
stated that staff will be asking the City Council to adopt the Master Plan on December 6, 2000. He
•
gave a power point presentation regarding the trail, including a Master Plan overview, goals and
objectives, and site constraints.
Commissioner Tolstoy asked if the trail may be extended into Los Angeles County.
Mr. Lewis responded that the trail runs into San Dimas but a portion within Claremont is on City
streets. He said interest has also been expressed by Colton, Riverside, and San Bernardino.
Commissioner Tolstoy felt that Rancho Cucamonga would probably be the only equestrian City and
he asked what would happen where the trail exits the City. He asked if there would be a horse trail
head at the two ends.
Mr. Lewis responded that the plan calls for hitching posts and a staging area at Vineyard Avenue.
He indicated there will be rest stops for equestrian users.
Chairman McNiel asked the proposed timeline.
Mr. Lewis replied that optimistically it could be 5 to 6 years. He indicated TEA-21 grants recently
went through a funding cycle. He reported that Upland and Fontana both put in requests for funding
using the Master Plan. He said there would be 6 to 9 months of design time following by
construction after the funding.
APPROVAL OF MINUTES
Motion: Moved by Mannerino, seconded by Macias, carried 3-0-2 (Stewart, Tolstoy abstain), to
approve the minutes of the Adjourned Meeting of October 25, 2000.
CONSENT CALENDAR
B. VACATION OF NORTHTOWN AREA ALLEY (V-172 — NORTHTOWN HOUSING
DEVELOPMENT CORP. —A request to vacate a 20-foot wide north-south bound alley located
west of Center Avenue between 24th Street and Humboldt Avenue—APN: 209-112-10, 16, 20,
29, and 30. Related file: Development Review 00-60.
Motion: Moved by Mannerino, seconded by Stewart, carried 5-0, to adopt the Consent Calendar.
PUBLIC HEARINGS
C. TENTATIVE PARCEL MAP 15529- NELSON-A request to subdivide .65 acre into two parcels
in the Low Residential District(2-4 dwelling units per acre)and one remnant lot to be part of the
Beryl-Hellman Channel, located at the southern terminus of Pilgrims Court—APN: 202-981-23.
Alan Warren, Associate Planner, presented the staff report.
Chairman McNiel opened the public hearing. There was no testimony and he closed the hearing.
Motion: Moved by Tolstoy, seconded by Mannerino, to adopt the resolution approving Parcel Map
15529. Motion carried by the following vote:
AYES: MACIAS, MANNERINO, MCNIEL, STEWART, TOLSTOY
NOES: NONE
ABSENT: NONE - carried
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•
D. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 16128 (SAN CARMELA) —
D. R. HORTON — A request to subdivide an approximate 23-acre site into 97 single family
residential lots, and two lettered lots for slopes fronting Base Line Road, in the Low-Medium
Residential District (4-8 dwelling units per acre) of the Victoria Community Plan, located along
the north side of Base Line Road, approximately 1,000 feet west of Victoria Park Lane—APN:
227-091-14 and 15 and 227-111-12 and 13. Related file: Development Review 00-38. A
Negative Declaration of environmental impacts was issued for General Plan Amendment 00-01 B
and Victoria Community Plan Amendment 00-01 on June 21, 2000, and no further
environmental review is necessary.
E. ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 00-38(SAN CARMELA)—
D. R. HORTON—The review of building elevations and conceptual site plan for 97 single family
residential lots, and two lettered lots for slopes fronting Base Line Road, on an approximate
23-acre site in the Low-Medium Residential District(4-8 dwelling units per acre) of the Victoria
Community Plan, located along the north side of Base Line Road, approximately 1,000 feet west
of Victoria Park Lane — APN: 227-091-14 and 15 and 227-111-12 and 13. Related file:
Tentative Tract 16128. A Negative Declaration of environmental impacts was issued for
General Plan Amendment 00-01 B and Victoria Community Plan Amendment 00-01 on June 21,
2000, and no further environmental review is necessary.
Duane Morita, Contract Planner, presented the staff report and suggested changes to the resolution
requiring that driveway finished slopes be subject to City Planner approval rather than limiting them
to 5 percent maximum.
Brad Buller, City Planner, indicated that it had been brought to staffs attention that limiting the
driveway slopes to 5 percent or less caused grading conflicts with the plan. He suggested that staff
be given the opportunity to work with the applicant through the plan check process to address the
slope grades.
Chairman McNiel opened the public hearing.
Dan Boyd, D. R. Horton, 119 North Maple Street, Suite A, Corona, stated he was representing the
holding company and they were concemed about the driveway issue. Regarding Planning Condition
10, which requested second story balconies, he said they looked at balconies in the acoustical
analysis and only 5 of the 11 lots facing Base Line Road could have balconies and they would
require a 6 foot barrier and the balconies would need to be fully enclosed. He felt that would be
detrimental to the rear elevations. He noted the setback requirement is 50 feet from the curb and 15
feet from the wall. He requested that the requirement for balconies be deleted. He noted the project
had previously been approved as an apartment complex.
Dean Phillips, AEI Case, project engineer, 937 South Via Lata, Suite 500, Colton, stated the project
would be destroyed if they have to adhere to the 5 percent maximum driveway slope. He said the
project would have to be redesigned and the houses would have to be moved to the rear of the lots
and would no longer meet the rear yard setbacks. He said it would also eliminate the staggering of
streetscapes. He said they also would not be able to drain the lots properly.
Chairman McNiel noted the existing lot size was created for maximum yield on the lot with large
houses on the lot. He said there are multiple alternatives in order to achieve proper drainage and
asked the proposed grades.
Mr. Phillips said the average is 6 to 8.5 percent slope with the worse case being 11.2 percent.
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Chairman McNiel asked if any of the lots are at 5 percent.
Mr. Phillips responded there are a couple, but 90 percent of the lots are over 5 percent. He said they
are willing to work with staff, but they could not comply with the 5 percent. He stated they had not
been told of the 5 percent maximum until eight months after starting the project. He said they are in
compliance with all City codes and standards.
Chuck Buquet, Charles Joseph Associates, 10681 Foothill Boulevard, Rancho Cucamonga, stated
he had been working with the applicant and had previously worked with the former applicant, Mark
Taylor, who had an apartment project approved. Regarding Engineering Condition 12 calling for
processing a lot line adjustment to transfer the easterly portion of vacated San Carmela Court to the
property owner to the east, he said there had originally been a concem regarding access to the
commercial property to the east. He indicated the applicant has provided for reasonable commercial
access and they don't own the property because it is dedicated to the City. He said the property falls
within the cul-de-sac right-of-way dedication. He understood that the City does not want to
landscape or maintain the area. He said they would be happy to work with the City to vacate the
property and give it to the property owner to the east or would be willing to landscape it as shown on
the plan.
Regarding the driveway slope, Chairman McNiel stated there is a safety issue of cars rolling down a
driveway into the street.
Mr. Buquet replied the driveways are a normal design.
Commissioner Tolstoy asked the length of the driveways.
Mr. Buller replied they are a minimum of 20 feet.
Hearing no further testimony, Chairman McNiel closed the public hearing.
Chairman McNiel asked if the 5 percent is in the Code.
Mr. Buller responded it is in the Code as a guideline. He stated the matter had been brought up by
the Grading Committee and the condition has always been in the Code, which is available at the
public counter for review or purchase. He said the matter is not normally put in as a condition, and
he understood the applicant's desire to have more leeway. He indicated staff did not object to slopes
going from 5 percent up to 11 percent, but he would like staff to be able to look at it with the
applicant's engineer. He said staff has previously worked with the engineering firm.
Dan James, Senior Civil Engineer, stated the cul-de-sac has been dedicated but the new street
design creates an excess right of way. He suggested rewording the condition to have the applicant
make a good faith effort to process a lot line adjustment; and if that failed, to have the final map
show as a letter lot in fee simple to the City, and the City would then quitclaim the property for
development at the time the property to the east is developed.
Chairman McNiel asked if the change proposed by Mr. James would alter the landscaping
requirements.
Mr. James responded it would be vacant, barren property and not be landscaped.
Mr. Buller said that would be consistent with the adjacent vacant land.
Chairman McNiel asked what type of landscaping would be wanted with the street improvements.
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Mr. Buller replied it would not normally be landscaped.
Mr. James indicated the west side will be landscaped but the east side will not be until the adjacent
property is developed.
Mr. Buller noted it is a commercial site. He said the would provide a means of ingress and egress to
the property from Base Line Road. He noted there is a sidewalk. He said the lots on the east side
will each have their own front yard landscaping. He said this would be a small area if it was to be
landscaped and maintained by the City.
Mr. Boyd said they would landscape and irrigate the area and put it in a Landscape Maintenance
District.
Hearing no further testimony, Chairman McNiel closed the public hearing.
Chairman McNiel noted the request for balconies was to soften the appearance and create interest
along Base Line Road. He said the treatment of the houses should be special and enhanced to the
satisfaction of the City Planner.
Commissioner Mannerino asked if Chairman McNiel was willing to delete the requirement for
balconies.
Chairman McNiel agreed he was willing.
Commissioner Tolstoy asked if the sound would have to be attenuated if there were balconies.
Mr. Buller replied that it would because it would be considered living space.
Commissioner Tolstoy asked if having side-on garages would help the grading of the driveways.
Chairman McNiel reopened the public hearing to allow the applicant to respond.
Mr. Boyd responded it would not.
Chairman McNiel again closed the public hearing.
Commissioner Tolstoy felt an 11 percent driveway is too steep. He said Highland Avenue has some
steep driveways and there have been two instances in the last few years where cars have rolled into
the street. He felt it presents safety problems.
Commissioner Mannerino felt a car parked in a driveway with only a 6 percent grade could also roll
into the street.
Motion: Moved by Macias, seconded by Mannerino, to issue a Negative Declaration and adopt the
resolutions approving Tentative Tract 16128 and Development Review 00-38 with modifications to
provide for City Planner approval of finished slopes on driveways and to permit the applicant to
dedicate the excess San Carmela Court right of way to the City after making a good faith effort to
process a lot line adjustment with the property to the east. Motion carried by the following vote:
AYES: MACIAS, MANNERINO, MCNIEL, STEWART, TOLSTOY
NOES: NONE
ABSENT: NONE - carried
Commissioner Tolstoy indicated he reluctantly voted yes.
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F. AMENDMENT NO. 1 TO DEVELOPMENT AGREEMENT 00-01 - NORTHTOWN HOUSING
DEVELOPMENT CORP. -A request to reduce the minimum front yard building setback to 21
feet by amending Development Agreement 00-01 for a previously approved Senior Housing
Overlay District in the Mixed Use District, located on the east side of Amethyst Avenue,between
La Grande Street and Lomita Drive — APN: 202-151-12. Related files: General Plan
Amendment 00-01A, Development Code Amendment 00-01, Development District Amendment
00-01, and Development Review 00-60.
G. ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 00-60 — NORTHTOWN
HOUSING DEVELOPMENT CORP. — The review of detailed site plan and elevations for 96
senior apartments on 3.2 acres of land in the Mixed Use District,with a Senior Housing Overlay
District, located on the east side of Amethyst Avenue, between La Grande Street and Lomita
Drive—APN: 202-151-12. Related files: General Plan Amendment 00-01A, Development Code
Amendment 00-01, Development District Amendment 00-01, and Development Agreement
00-01.
Douglas Fenn, Associate Planner, presented the staff report.
Commissioner Stewart asked if provisions had been made to designate the site as historic.
Commissioner Tolstoy felt the site should be designated as historic because Alta Loma above Base
Line Road was essentially a citrus area and there were four packing houses. He thought a
commemorative plaque would be appropriate.
Commissioner Stewart agreed that would be good and felt it could be accommodated.
Chairman McNiel opened the public hearing.
Pete Pitassi, 8439 White Oak Avenue, Suite 105, Rancho Cucamonga, stated he represented
Northtown Housing Development Corporation. He said that Nacho Gracia was also present. He
reported that there is parkway landscaping and a sidewalk along Amethyst Avenue and asked that
Standard Condition G.11 calling for a meandering sidewalk be deleted. He said they have completed
the landscaping plan and they intend to landscape as shown on the plan. He stated they had been
interested in the presentation regarding the Pacific Electric Trail because they plan to have access
available behind their building. He noted that the Master Plan currently calls for an equestrian trail
on their side and he asked that there be some accommodation to allow pedestrian access to the
south side of the right of way.
Brad Buller, City Planner, stated the City would consider the request. He noted that a commuter line
train is not likely in the near future. He also noted that a rail system would be fenced off.
Mr. Pitassi said they will provide a gated access which will be locked until the trail is available. He
acknowledged the assistance of Brad Buller, Dan Coleman, and Douglas Fenn with processing the
project. He stated they had come to the City with some very demanding requests based on timing of
the project for tax credits and staff went above and beyond the call of duty in working with them. He
said they are willing to install a plaque and thought that was an excellent suggestion.
Commissioner Tolstoy noted that the International House of Pancakes installed a gate to the
adjacent housing project, which is a senior project. He asked that the applicant see if their residents
could take advantage of walking through the existing project to access the shopping center.
Mr. Pitassi agreed they would try. He noted they would have to cross over SANBAG right of way.
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Commissioner Tolstoy stated he brought it up because Amethyst does not present any options for
shopping.
Chairman McNiel closed the public hearing.
Commissioner Tolstoy felt it was a great idea.
Motion: Moved by Mannerino, seconded by Tolstoy, issue a Negative Declaration and adopt the
resolutions recommending approval of Development Agreement 00-01 and approving Development
Review 00-60, with modification to provide for historic identification of the previous site history,
subject to City Planner approval. Motion carried by the following vote:
AYES: MACIAS, MANNERINO, MCNIEL, STEWART, TOLSTOY
NOES: NONE
ABSENT: NONE - carried
H. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 16081 — TRIMARK PACIFIC
HOMES—A residential subdivision for 101 single family lots on 20.7 acres of land in the Low-
Medium Residential District(4-8 dwelling units per acre)of the Victoria Community Plan, located
at the southwest corner of Day Creek Boulevard and Victoria Park Lane-APN: 227-091-09,26,
and 50. Related file: Development Review 00-12.
I. ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 00-12—TRIMARK PACIFIC
HOMES—The review of detailed site plan and elevations for 101 single family lots on 20.7 acres
of land in the Low-Medium Residential District (4-8 dwelling units per acre) of the Victoria
Community Plan, located at the southwest corner of Day Creek Boulevard and Victoria Park
Lane—APN: 227-091-09, 26, and 50. Related file: Tentative Tract 16081.
Douglas Fenn, Associate Planner, presented the staff report.
Dan James, Senior Civil Engineer, suggested adding a condition to require that Victoria Park Lane
improvements, including parkway landscaping, be completed west of the tract boundary to join
existing improvements near Day Creek Channel and to provide for reimbursement from adjacent
property owners as development occurs.
Chairman McNiel asked if the strip between the property and Day Creek Boulevard, which the
applicant was in negotiations to purchase, was master planned.
Mr. Fenn replied affirmatively.
Chairman McNiel opened the public hearing.
Richard Nickum, Trimark Pacific Homes, 85 Argonaut, Suite 205, Aliso Viejo, agreed with the
conditions. He agreed with the additional condition proposed by Mr. James if the right of way had
been granted. He did not believe the right of way had been granted and did not feel it would be fair
to burden his project if Southern California Edison refuses to grant the right of way. He indicated that
Southem California Edison had informed him they were working with a developer to build a
recreational vehicle storage park under the transmission lines.
Mr.James was not sure if the right of way exists. He said the developer would have to make a good
faith effort and, if unsuccessful, the City would have to make a determination if it wanted to condemn
the property to obtain the improvements. He said that decision would be up to the City Council.
Mr. Nickum stated that when the William Lyon Company developed Victoria Park Lane, they had to
build a retaining wall in order to build the street. He said they may also have to build a retaining wall
PC Adjoumed Minutes -7- November 21, 2000
on the Southern California Edison property. He felt that all the costs, including dirt exporting, the
retaining wall, and landscaping could be very expensive.
Chairman McNiel agreed it could be expensive but said that was one of the risks of building in the
community.
Mr. Nickum asked if the costs would be eligible for reimbursement.
Mr. James replied the cost for permanent improvements would be eligible but those improvements
would be considered temporary if they were not utilized by the future development.
Commissioner Tolstoy felt that when the City requires landscaping, that includes anything required in
order to install the landscaping.
Brad Buller, City Planner, stated there is currently a retaining wall because when the developer
wanted to build, they were not given permission to enter the adjoining property to grade; therefore,a
wall had to be constructed to retain the improvements. He observed that if Southern California
Edison will not allow the developer to enter their property to grade beyond the right of way, a
retaining wall would be needed and it would be subject to reimbursement only if the adjacent
developer subsequently uses it.
Mr. Nickum stated they were not the property owner at the time the William Lyon Company built the
retaining wall. He said the Lyons strip and the entire project has been master planned and they have
assurances that they will acquire the Lyons strip. He indicated they hope to close escrow within 30
days and then would process a map to encompass those lots.
Hearing no further testimony, Chairman McNiel closed the public hearing.
Motion: Moved by Mannerino, seconded by Stewart, to issue a Negative Declaration and adopt the
resolutions approving Tentative Tract 16081 and Development Review 00-12 with modification to
require Victoria Park Lane improvements west of the project to join the existing improvements near
Day Creek Channel. Motion carried by the following vote:
AYES: MACIAS, MANNERINO, MCNIEL, STEWART, TOLSTOY
NOES: NONE
ABSENT: NONE - carried
NEW BUSINESS
J. ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 00-53 - NORTHTOWN
HOUSING DEVELOPMENT CORPORATION -The review of detailed site plan and elevations
single family residences on 11 in-fill lots in the Low Residential District (2-4 dwelling units per
acre) within the Northtown area along Center Avenue, 24th Street, and 25th Street, east of
Hermosa Avenue - APN: 209-101-18, 209-101-24, 209-103-06, 209-104-06, 209-104-34,
209-104-35, 209-112-17, and 209-121-22. Related files: Tree Removal Permit 00-42,
Development Review 95-03 and 97-35.
Rudy Zeledon, Assistant Planner, presented the staff report.
Chairman McNiel invited public comments.
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Pete Pitassi, 8439 White Oak Avenue, Suite 105, Rancho Cucamonga, stated he represented
Northtown Housing Development Corporation. He agreed to all the conditions and looked forward to
continuing the program.
There were no additional public comments regarding this item.
Chairman McNiel stated that so far the program of building in-fill single family homes has been
absolutely terrific.
Motion: Moved by Stewart, seconded by Macias, to issue a Negative Declaration and adopt the
resolution approving Development Review 00-53. Motion carried by the following vote:
AYES: MACIAS, MANNERINO, MCNIEL, STEWART, TOLSTOY
NOES: NONE
ABSENT: NONE - carried
PUBLIC COMMENTS
There were no public comments at this time.
COMMISSION BUSINESS
There was no additional Commission business.
ADJOURNMENT
Moved by Mannerino, seconded by Stewart, carried 5-0, to adjourn. The Planning Commission
adjoumed at 8:56 p.m. to a workshop regarding Conditional Use Permit 00-34 (Costco Wholesale)
and Pre-Application Review 00-10 (American Pacific Homes). The workshop adjoumed at 10:25
p.m. and those minutes appear separately.
Respectfully submitted,
Bra,r'er V
Se retary
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