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HomeMy WebLinkAbout1996/02/28 - Minutes - PC-HPC CITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES Regular Meeting February 28, 1996 Chairman Barker 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 Barker then led in the pledge of allegiance. ROLL CALL COMMISSIONERS: PRESENT: David Barker, Heinz Lumpp, Larry McNiel, John Melcher, Peter Tolstoy ABSENT: None STAFF PRESENT: Miki Bratt, Associate Planner; Brad Buller, City Planner; Dan Coleman, Principal Planner; Nancy Fong, Senior Planner; Ralph Hanson, Deputy City Attorney; Dan James, Senior Civil Engineer; Scott Murphy, Associate Planner; Gall Sanchez, Planning Commission Secretary ANNOUNCEMENTS There were no announcements, CONSENT CALENDAR A. DESIGN REVIEW FOR TENTATIVE TRACT 15526 - LEWIS HOMES - The review of building elevations and site plan for 55 single family homes for a previously approved tract map consisting of 55 lots on 7.87 acres of land in the Low Medium Residential designation (4-8 dwelling units), located at the southwest corner of Milliken Avenue and Mountain View Drive - APN: 1077-821-43 through 45 and 47 through 53. Motion: Moved by McNiel, seconded by Lumpp, carried 5-0, to adopt the Consent Calendar. PUBLIC HEARINGS B. MODIFICATION NO 2 TO CONDITIONAL USE PERMIT 93-49 - WESTERN DEVELOPMENT COMPANY - A modification to the master plan of an integrated shopping center, Town Center Square, and the design review of the detailed site plan and elevations for Buildings 3 and 7, two retail buildings totaling 51,820 square feet, and Buildings 13 and 14, two freestanding retail buildings totaling 16,500 square feet, in the Community Commercial District of the Terra Vista Community Plan, located on the north side of Foothill Boulevard, between Spruce and Elm Avenues - APN: 1077-421-58 and 63. Nancy Fong, Associate Planner, presented the staff report. Chairman Barker opened the public hearing. Charles Beecher, Western Development Co., 1156 North Mountain Avenue, Upland, requested modification of Planning Conditions 4 and 6 regarding the art work. He observed that the second art piece was to have been in the plaza which is now being eliminated. He said they are in the process of meeting with the adist and making modifications to permit installation of the art on the building wall. He stated they would like to be able to continue to work with the artist and not have the installation tied to release of occupancy for Building 7. He expressed appreciation for the Commission's permitting two workshops regarding the project. Commissioner McNiel asked the expected time frame. Mr. Beechef suggested that the installation be tied to one of the other buildings. Ms. Fong suggested that installation of the art piece on the wall of Building 7 be tied to release of occupancy for Building 3. Mr. Beecher indicated that was acceptable. Commissioner Tolstoy thought that Buildings 3 and 7 were to be built together. Mr. Beecher said they already have a tenant for Building 7 but they have not yet secured a tenant for Building 3. He stated they plan to proceed with Building 3 as well as Buildings 13 and 14 at the same time. He observed the main plaza will be completed with Building 7. Commissioner Lumpp questioned if submission of the plans for the design of the wall treatment for the arl piece on Building 7 would be tied to release of occupancy for Building 7. Mr. Beecher thought that would be acceptable. Ms. Fong agreed it would be acceptable. Mr. Beecher observed they had also met with Engineering regarding Engineering Condition 3. Dan James, Senior Civil Engineer, observed that the Commission had before them a memorandum indicating that staff supports the applicant's request to delete Engineering Condition 3, which required recordation of Parcel Map 14806 prior to issuance of building permits. Hearing no further comments, Chairman Barker closed the public hearing. Commissioner McNiel asked when Parcel Map 14806 will be recorded. Mr. James stated that it is in final plan check and would probably record within six to eight weeks. Commissioner McNiel asked when a parcel map would typically be recorded. Mr. James replied that there is a recorded map already on the land and the applicant is re-subdividing with Parcel Map 14806 because of a slight change in driveway alignment with the southwest corner. Motion: Moved by McNiel, seconded by Tolstoy, to adopt the resolution approving Modification No. 2 to Conditional Use Permit 93-49 with modifications to require submission of the wall treatment design on Building 7 prior to release of occupancy and installation of the art piece on the west wall of Building 7 prior to release of occupancy for Building 3. Motion carried by the following vote: Planning Commission Minutes -2- February 28, 1996 AYES: BARKER, LUMPP, MCNIEL, MELCHER, TOLSTOY NOES: NONE ABSENT: NONE - carried C. ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 95-37 - NORTH STAR STEEL COMPANY - A request to construct a scrap steel recycling facility and finish steel distribution center on a 29.26 acre lease site in the Heavy Industrial Area (Subarea 15) of the Industrial Area Specific Plan generally located north of 6th Street, south of the Metrolink right-of- way, and west of Etiwanda Avenue - APN: 229-283-27. Miki Bratt, Associate Planner, presented the staff report. She stated that since distribution of the staff report, calls had been received from other agencies including Santa Ana Regional Water Quality Control Board, Chino Basin Municipal Water District, San Bernardino Integrated Waste Management Board, and San Bernardino Environmental Health Services. She said the agencies had indicated they felt their concerns have been addressed and stated that the applicant has been put on notice of their respective permitting responsibilities. Commissioner Lumpp noted he had been on the Design Review Committee. He observed he had been sensitive to issues regarding aesthetics and the protection of the property from the Metrolink tracks and said he felt those issues had been adequately addressed. Commissioner Tolstoy asked the height of the berm and wall. Ms. Bratt replied that the wall on top of the berm is 6 feet high and the total height was designed to be high enough to block any view of the scrap. Commissioner Tolstoy asked where Southern California Edison would not allow a berm or a wall to be placed. Ms. Bratt replied that following the Design Review Committee meeting, Southern California Edison indicated they will allow the berming to the east of the property between trees on the Edison site and the end of the lease line. Chairman Barker opened the public hearing. There were no comments and Chairman Barker closed the public hearing. Motion: Moved by Tolstoy, seconded by McNiel, to adopt the resolution approving Conditional Use Permit 95-37. Motion carried by the following vote: AYES: BARKER, LUMPP, MCNIEL, MELCHER, TOLSTOY NOES: NONE ABSENT: NONE - carried D. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 14803 - LEWIS HOMES - Review of the subdivision design, detailed site plan, and building elevations for 43 single family homes on 7.23 acres of land in the Low-Medium Residential designation (4-8 dwelling units per acre) of the Terra Vista Planned Community, located on the north side of Elm Avenue, east of Spruce Avenue - APN: 1077-421-26 and 27. Scott Murphy, Associate Planner, presented the staff report. Planning Commission Minutes -3- February 28, 1996 Commissioner McNiel asked if staff was requesting deletion of the sidewalk on the south side of "C" Street. Mr. Murphy replied it was a discussion item. He stated the normal City standard calls for sidewalks on both sides of the street but generally houses are located on both sides of the street. He observed this is a single loaded street with the other side being an expansion area for Coyote Canyon Elementary School. Chairman Barker asked what the School District plans to locate there. Mr. Murphy responded that there have been rumors about the possibility of an administrative office. Chairman Barker stated there is nothing to keep them from putting a school there or moving their parking lot. Mr. Murphy said he has seen preliminary plans for an additional classroom building for that area in the future. He thought the administrative office plans are up in the air. He said they are currently using office space in the Terra Vista Business Center. Chairman Barker noted that school children would be forced to walk on the north side of the street if no sidewalk is constructed on the south side. Commissioner Tolstoy asked if a sidewalk would be built to connect the cul-de-sac street to the park if the City does not accept the applicant's offer to dedicate the small area at the terminus of the cup de-sac. Mr. Murphy replied that a sidewalk could be constructed. He said that if the Commission does not want the City to maintain the lettered lot, a sidewalk connection could be provided with an easement over the properties or the sidewalk could be eliminated and the property could be divided between the two adjacent property owners. Commissioner Tolstoy felt the main issue is whether the City wants a sidewalk to the park or not. Commissioner Lumpp asked if the maintenance of the area would be handled by the Assessment District if the lettered lot is deeded to the City. Commissioner Melcher stated that he had mentioned to the Chairman that there is not a proper forum to address planning issues that the Design Review Committee chooses not to address. He asked whether staff commented on the plan. He thought it was peculiar that there are two single- loaded streets and that the City would accept a street parallel and adjacent to approximately 600-700 feet of the greenway. He asked if any other plans were considered. He thought the developer had gotten out of sync with the plan. He recalled that when the parcel map was approved for the parking lot and the split for the school lot, the Commission had asked when the Terra Vista Plan would be modified, as it now shows two school sites west of Milliken, but there will only be one. He noted this in-fill tract is on a strange shaped lot because of the school parking lot parcel map. He thought the plan is very poor. Mr. Murphy replied that no other plans were reviewed by staff for this project. He agreed that the design is somewhat forced because of the needs of the School District. He noted consideration had to be given to providing two means of access and limiting cul-de-sacs to less than 600 feet long. He said staff and the Design Review Committee had discussed the number of single-loaded streets and the Committee and staff felt that having a parallel street to the trail will provide a more open feel to the trail and a defensible area because homes will face onto the trail as opposed to having the trail behind rear yards with block walls. He said it will also provide greater visibility for emergency Planning Commission Minutes -4- February 28, 1996 vehicles or Police patrols. He stated staff and the Design Review Committee felt the design was acceptable. Commissioner Lumpp recalled talking with Commissioner Melcher prior to the Design Review Committee meeting. He said he voiced Commissioner Melcher's thoughts and concerns. He thought there had been a proposal to amend the Terra Vista Community Plan to locate an administrative building and the Commission had said an administration building should not be located there. He stated that when he looked at the design, he thought it will open up the greenway belt corridor within the project. He said they talked at length about backing the houses onto the trail and felt the design that was presented by the applicant seemed to provide the best solution in terms of open spaces and defensible space. Commissioner Melcher indicated he appreciated Commissioner Lumpp's comments. He stated he is troubled by single loaded streets because it requires the City to maintain twice as much street for every house. He did not feel defensible space is an issue with respect to the greenway because there is a lot of other greenways in the City which are not defensible. He thought the development is another example of allowing development to be dictated by previous actions of a developer. He felt the design is poor in spite of the rationale. Chairman Barker opened the public hearing. Gary Luque, Lewis Development Corporation, 1156 North Mountain Avenue, Upland, felt staff did an excellent job in presenting the project. He said they are currently not proposing a sidewalk on the south side of "C" Street. He stated there is a 3-foot bank between the street and the parcel to be owned by the School District. He said they were planning to use a hedge as a buffer and not install a sidewalk on that side. He said they also prefer not to have a sidewalk from the end of the cul-de- sac into the adjacent park in order to keep people from the park from entering the residential street. Mr. Murphy commented that the Conceptual Landscape Plan exhibit does not show a sidewalk; however the Tentative Tract Map exhibit does show a sidewalk on the south side of '"C" Street. He said the proposed conditions require the installation of a sidewalk on both sides. Mr. Luque said the school has indicated a potential classroom expansion in the area to the east of the parking lot and either classroom expansion or a future administrative office to the west of the parking lot. He reported that the School Distdct has leased other administrative office space through the end of this decade. He observed that the site will not accommodate a building larger than 10,000 square feet. He said they were in the process of amending the Terra Vista Community Plan to reflect the changes with this parcel and the reclassification of the Ruth Musser School site from a school site. Commissioner Melcher asked that the applicant's engineer discuss Section A on the preliminary grading plan. He asked if the change in the level of the dirt is approximately 2 feet. Mark Bertone, Madole & Associates, responded that was correct. Commissioner Melcher asked if a wall is planned in that area. Mr. Bertone replied negatively. Commissioner Melcher asked how the Commission could be assured that a wall would not be built there. Mr. Murphy replied that the area will be dedicated to the City and a fence would be constructed only at the City's option. Planning Commission Minutes -5- February 28, 1996 Commissioner Melcher felt that Section A depicts drainage on the parkway as being split with some going to the north onto the greenway and some going to the street. He asked if the slope could be more gradual with the drainage not being split, since all of the property will be under the City's care Dan James, Senior Civil Engineer, agreed it would not be necessary to have the division of drainage. He said the slope could be more gradual and drainage could be to the street. Commissioner Melcher felt that would better accomplish the objective which the Design Review Committee expressed for an open feeling. Chairman Barker noted that there are a number of houses on the north side of the project and 43 homes to be constructed with the project. He felt there will be a potential movement of children to the buildings to the east of the parking lot. He asked if that movement had been taken into account. He noted that the applicant was not proposing a sidewalk on the south side of Street "C." Mr. Luque said their initial plan had been to have the children to the north of the tract enter the tract via the sidewalk from the park. He said if there is no sidewalk at the end of the cuPde-sac, they would put a fence to prevent people from the park from entering the tract and they would have to travel along "A" Street to Elm Avenue. Chairman Barker felt children would jump the fence. Richard Schmidt, 7747 Belvedere Place, Rancho Cucamonga, questioned how the traffic from the 47 houses will affect Milliken Avenue. He stated that there were 13 accidents at the intersection of Church Street and Milliken Avenue from January 1994 to September 1995. Chairman Barker asked where the intersection is located in reference to the project. Brad Buffer, City Planner, stated it is located to the east. He showed an overall plan of Terra Vista and indicated the location. Mr. Schmidt stated that the two-way stop on Church Street behind Best Buy was recently changed to a four-way stop because there had been so many accidents there. Mr. James said the project is conditioned to design and install four traffic signals, including Milliken Avenue and Church Street, in a progressive manner to the satisfaction of the City Engineer. He said it is not the intent that those four signals must be installed prior to occupancy of the homes, but to pursue a schedule of installation for those locations. He said a previous modification of a conditional use permit for Town Center Square also has a condition placed upon it to install signals at Church Street and Milliken Avenue, Church Street and Elm Avenue, and Church Street and Spruce Avenue. He said construction has started for the signal at Milliken Avenue and Tetra Vista Parkway. He stated the design has been completed for the signal at Church Street and Milliken Avenue but he was not sure if Lewis Homes had let out the construction contract as yet. Chairman Barker asked that Mr. James clarify who pays for the signals. Mr. James stated that for the locations he had mentioned, the initial installation costs will be borne by the developer and the developer can obtain a fee credit from the Transportation Fee Program, so that the developer is reimbursed as money is collected from other developers. Mr. Schmidt said he had lived in the area since 1987 and he felt the intersection should already have a signal. Planning Commission Minutes -6- February 28, 1996 Mr. Luque said they are out to bid for construction. He observed that there is a lag time for delivery of the signal and testing of the controllers. He expected they would begin construction in about three to four months. Hearing no further comments, Chairman Barker closed the public hearing. Commissioner Melcher hoped the Commission would direct that Section A at the north side of the tract be modified so there will not be a grade break between the existing greenway and the portion to be dedicated as pad of the project. He stated he was curious as to how such a small tract drew so much attention to remote traffic signals. He questioned if it was because the orderly and timely installation of signals by the developer has fallen behind schedule. Commissioner Tolstoy felt strongly that there should be a sidewalk on the north side of the School Distdct property. He noted it is an elementary school. He observed the City does not know what will be placed on the vacant areas of the School District property and does not know if a fence will be placed along "C" Street. He stated that if a fence is installed, the youngsters will still need the sidewalk to walk along the property. He also thought there should be a sidewalk connection from the end of the cul-de-sac to the park to the north. Commissioner McNiel agreed with Commissioner Tolstoy with respect to both sidewalks and he agreed with Commissioner Melcher with respect to the softening of the berm. He understood that Commissioner Melcher did not care for the design but said he felt it is an acceptable design and he liked the window to the greenway. Commissioner Lumpp agreed with respect to the sidewalks and reducing the slope condition between "A" Street and the greenbelt area. Chairman Barker concurred. He recalled that the parkways had originally been planned to be much larger than what has developed and he thought having the street open onto the greenway may provide the open feeling which was envisioned. Mr. James suggested that Engineering Condition No. 3 be revised to require a gentle variable slope with no grade break in the area to the satisfaction of the City Engineer. Commissioner Melcher felt that would satisfy his concern in that respect. Chairman Barker asked if the resolution would need to be modified with respect to the sidewalks. Mr. Murphy replied that the resolution was already worded to require those two sidewalks. Motion: Moved by Lumpp, seconded by Melcher, to issue a Negative Declaration and adopt the resolutions approving Tentative Tract 14803 and the design review thereof with a modification to provide for a variable, gentle slope with no grade break between °'A" Street and the greenway. Commissioner Melcher stated he would support the tract in spite of his reservations about the planning. He hoped that the developer and staff would not infer this as a general okay to have streets parallel the greenway for those sections of the project that remain to be developed. He thought the results of this development should be viewed and the question should continue to be dealt with on a case-by-case basis. Chairman Barker agreed. Commissioner Melcher hoped the Commission was right about the additional openness but he felt that the greenway adjacent to Terra Vista Parkway is visually weak and merely appears to be a wider than usual landscaped area with an excessive number of wide sidewalks. Planning Commission Minutes -7- February 28, 1996 Motion carried by the following vote: AYES: BARKER, LUMPP, MCNIEL, MELCHER, TOLSTOY NOES: NONE ABSENT: NONE - carried Commissioner Tolstoy observed that anytime there are in-fill projects, there will be design problems. He felt the Design Review Committee had looked at this project very closely and said he agreed with their decision. He hoped that in the future there would also be sensitivity to the design. Commissioner McNiel asked that the developer make sure that the landscaping is not as weak as the area that Commissioner Melcher mentioned. E. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 15725 - LEWIS HOMES - Review of the subdivision design, detailed site plan, and building elevations for 30 single family homes on 3.45 acres of land in the Low-Medium Residential designation (4-8 dwelling units per acre) of the Terra Vista Planned Community, located on the south side of Terra Vista Parkway, west of Belpine Place - APN: 1077-091-35. Scott Murphy. Associate Planner, presented the staff report and observed that staff had received a. letter from a resident indicating support of the project, requesting that a signal be installed at Milliken Avenue and Terra Vista Parkway, and questioning when Central Park will be developed. Commissioner Melcher questioned if the buyers who purchased the original Calais project were asked to sign a disclosure that homes would be built in the area when the temporary school site was no longer needed. Mr. Murphy did not know if they were given a disclosure statement. He said he had spoken with a resident who lives just south on Calais Court and received the impression that she was aware of the ultimate completion of the tract. Chairman Barker opened the public hearing. Gary Luque, Lewis Development Corporation, 1156 North Mountain Avenue, Upland, stated he had not worked at Lewis at the time the tract was built and he did not know if buyers had signed a disclosure regarding the homes to be built when the school site was no longer needed. He did know that there had been a planned map for the lots at the time. He said they are merely completing the street that connects the two ends of the project and he thought they probably would have indicated this area to be a future phase. Commissioner Melcher asked if the map had been recorded before. Mr. Luque stated the map had not been recorded. Hearing no further comments, Chairman Barker closed the public hearing. Commissioner Melcher expressed suppod for the project. Commissioners Tolstoy and McNiel concurred. Commissioner Lumpp observed that the letter from the resident had questioned when Lewis Homes or the City would be developing central Park and he noted that Lewis Homes would not be responsible for that park. Planning Commission Minutes -8- February 28, 1996 Chairman Barker asked that staff respond to the letter to answer the resident's questions. Motion: Moved by Melcher, seconded by McNiel, to recommend adoption of a Negative Declaration and adopt the resolutions recommending approval of Tentative Tract 15725 and approving the design review thereof. Motion carried by the following vote: AYES: BARKER, LUMPP, MCNIEL, MELCHER, TOLSTOY NOES: NONE ABSENT: NONE - carried PUBLIC COMMENTS Mark Solomon, 1811 North Placer, Ontario, stated he has business at 8787 Onyx, Rancho Cucamonga, that has been put on hiatus. He reported that there had been a newspaper article in the February 28 newspaper regarding a project he will be submitting for a conditional use permit for an indoor skate park. He said he is working with the City and wanted to assure the City that his intentions are sincere. Chairman Barker observed that the Commission could not discuss the project at this time because it was not an agenda item. He thanked Mr. Solomon for his comments and suggested he work with staff. COMMISSION BUSINESS Chairman Barker commented that he will be meeting with Father Gaglia on Fdday, March I regarding the church bells for Sacred Heart Church. He expected that the Father would want to further meet with the Planning Commission. Commissioner Tolstoy observed that when Chaffey College first opened, it had an electronic bell which sounded at the beginning of the day and every hour during the school day. He said the people in the neighborhood objected to the bells and the bells were stopped because they could not find replacement parts after the system broke down. Chairman Barker said he understood that someone climbed the tower and cut the wire to the bells at one of the other Catholic churches. Brad Buller, City Planner, stated he had called St. Peter and St. Paul Church and was informed that they have the same system, but several years back a resident cut the wire and they have not had the bells in operation since then. Commissioner Lumpp requested that someone check the timing of the traffic signal at Archibald Avenue and Tryon. He thought the timing appears to allow east/west traffic on Tryon for an unnecessary extended period of time. Commissioner Lumpp observed that a turning lane was created on Rochester Avenue to allow traffic to decelerate going north on Rochester and accelerate as it goes west on Highland. He said the lane is used during evening rush hours by vehicles using it to get past the normal traffic with no Planning Commission Minutes -9- February 28, 1996 regard for right turn movements. He said he was made aware of a recent fatality in the area. He asked that Engineering staff report the situation to the Police Department and perhaps have a Police Officer stationed there to slow traffic. Chairman Barker asked that the Engineering Division report on the status of engineering projects. Chairman Barker stated that he and Commissioner McNiel serve on the Route 30 Committee. He reported that the Committee made a recommendation regarding the number of off ramps. He observed that there had been discussions at the meetings regarding the impact of off ramps on crime and traffic. He thought the Planning Commission should initiate some sod of study to see what kinds of design guidelines can be set for development within close proximity to the future off ramps to be sure that crime is not exacerbated and determine if any traffic modifications should be made. Commissioner Lumpp asked the status on McDonalds. Brad Buller, City Planner, stated that staff has talked with McDonalds, and they indicated the rain had slowed them down and the contractor and landscape architect had been working with business relocation issues. He said McDonalds stated they are still committed to satisfy the City. Commissioner Melcher asked if the sign was not to have been scaled down. Mr. Buller stated the sign was moved back and McDonald's indicated they lowered the sign 1 foot. Commissioner Tolstoy commented that it is a big sign and said he did not feel it could meet the City's Sign Ordinance. Chairman Barker asked that the sign be measured. ADJOURNMENT Motion: Moved by Melcher, seconded by Lumpp, to adjourn. 8:30 p.m. - The Planning Commission adjourned. The Planning Commission adjourned to a workshop immediately following in the Rains Room regarding PreoApplication Review 96-02. The workshop adjourned at 9:20 p.m. and those minutes appear separately. Respectfully submitted, Brad Bulle'r Secretary Planning Commission Minutes -10- February 28, 1996