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HomeMy WebLinkAbout1995/09/27 - Minutes - PC-HPCCITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES Regular Meeting September 27, 1995 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 CAT.T. COMMISSIONERS: PRESENT: David Barker, Heinz Lumpp, Larry McNiel ABSENT: John Melcher, Peter Tolstoy STAFF PRESENT: Brad Buller, City Planner; Nancy Fong, Senior Planner; Ralph Hanson, Deputy City Attorney; Steve Hayes, Associate Planner; Dan James, Senior Civil Engineer; Brent Le Count, Associate Planner; Betty Miller, Associate Engineer; Gail Sanchez, Planning Commission Secretary; Alan Warren, Associate Planner; Rudy Zeledon, Planning Intern , , , , , ANNOUNCEMENTS Brad Buller, City Planner, announced that the City had received a letter from the Department of Housing and Community Development indicating that the state finds the City's new Housing Element to be in compliance with state law. He said we are one of only a few cities who are in compliance. Mr. Buller commented that Lewis Homes and Griffin Homes would like to make a combined presentation to the Planning Commission regarding small lot subdivisions. He indicated the presentations would not be project specific. He said the matter would be placed on an agenda in October. Mr. Buller introduced Brent Le Count, a newly hired Associate Planner. , , , , , APPROVAL OF MINUTES Motion: Moved by Lumpp, seconded by Barker, carried 2-0-2-1 with McNiel abstaining and Melcher and Tolstoy absent, to approve the minutes of July 26, 1995. Motion: Moved by McNiel, seconded by Lumpp, carried 3-0-2 with Melcher and Tolstoy absent, to approve the minutes of the August 9, 1995, Adjourned Meeting regarding Conditional Use Permit 95-11. Motion: Moved by McNiel, seconded by Lumpp, carried 3-0-2 with Melcher and Tolstoy absent, to approve the minutes of the September 6, 1995, Special Joint Meeting with City Council. Motion: Moved by Lumpp, seconded by McNiel, carried 3-0-2 with Melcher and Tolstoy absent, to approve the minutes of September 13, 1995. PUBT.IC HEARINGS A. ~NVIRONMENTA;. ASSESSMENT AND GENERAL PLAN AMENDMENT 95-01B - T.EWIS DEVELOPMENT CO. - A request to change the land use designation from Medium Residential (8-14 dwelling units per acre) to Community Commercial for 47.3 acres bounded by Foothill Boulevard on the south, Rochester Avenue on the east, the future Poplar Drive and future Church Street on the north, and the future Orchard Avenue on the west and to High Residential (24-30 dwelling units per acre) for 19.2 acres bounded by the future Poplar Drive and future Church Street on the north, the future Orchard Avenue on the west, and the proposed Community Commercial designation on the south. The City will also consider Commercial, Medium Residential (8-14 dwelling units per acre), and Medium-High Residential (14-24 dwelling units per acre) - APN: 0227-151-18 and 24. Related Files: Terra Vista Community Plan Amendment 95-01, Conditional Use Permit 95-11, and Parcel Map 14022. (Continued from September 13, 1995) B. ENVIRONMENTAv. ASSESSMENT AND TERRA VISTA COMMUNITY PT.AN AMENDMENT 95-01 - T.EWIS DEVELOPMENT CO. - A request to change the land use district from "MOC" (Mixed Use Office/Commercial/Residential) to "CC" (Community Commercial) for 47.3 acres bounded by Foothill Boulevard on the south, Rochester Avenue on the east, the future Poplar Drive and future Church Street on the north, and the future Orchard Avenue on the west and to "H" (High, 24-30 dwelling units per acre) for 19.2 acres of land bounded by the future Poplar Drive and future Church Street on the north, the future Orchard Avenue on the west, and the proposed Community Commercial designation on the south. The City will also consider "C" (Commercial), "M" (Medium, 8-14 dwelling units per acre), and MH (Medium High, 14-24 dwelling units per acre). The changes include amending portions of the text and various tables and graphic exhibits of the community plan to implement design features of the proposed land use designations - APN: 0227-151-18 and 24 Related Files: General Plan Amendment 95-01B, Conditional Use Permit 95-11, and Parcel Map 14022. (Continued from September 13, 1995) Ce ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 95-11 - LEWIS DEVELOPMENT CO. - The proposed development of an integrated shopping center totaling 495,736 square feet on 47.33 acres of land with proposed phase one consisting of a 132,065 square foot Home Depot home improvement center in the Mixed Use (Commercial, Office, Residential) District of the Terra Vista Community Plan, located at the northwest corner of Foothill Boulevard and Rochester Avenue - APN: 227-151-18 and 24. Related Files: General Plan Amendment 95-01B, Terra Vista Community Plan Amendment 95-01, and Parcel Map 14022. (Continued from. September 13, 1995) D. ENVIRONMENTAT. ASSESSMENT AND TENTATIVE PARCEL MAP 14022 - LEWIS DEVELOPMENT CO. - A subdivision of 66.5 acres of land into 12 parcels in the Mixed Use Development District of the Terra Vista Community Plan, located at the northwest corner of Foothill Boulevard and Rochester Avenue - APN: 227-151-18 and 24. Related files: General Plan Amendment 95-01B, Terra Vista Community Plan Amendment 95-01, and Conditional Use Permit 95-11. (Continued from September 13, 1995) Alan Warren, Associate Planner, presented the staff report regarding General Plan Amendment 95-01B and Terra Vista Community Plan Amendment 95-01. He reported that the Traffic Impact Analysis had still not been accepted as complete. He Planning Commission Minutes -2- September 27, 1995 indicated minor issues need to be resolved and the stated the City's Traffic Engineer felt the matter should be resolved by the October 4 City Council meeting when these projects were scheduled to be heard by the City Council. Steve Hayes, Associate Engineer, presented the staff report regarding Conditional Use Permit 95-11 and distributed phasing plans submitted by Lewis Development Co., which outlined three phases of the project. He noted that Phase 1 had been expanded to include the required minimum number of parking spaces. Chairman Barker asked if Phase 1 includes the service station depicted immediately east of the central driveway off Foothill Boulevard. Brad Buller, City Planner, responded that the Phase 1 line depicts the infrastructure which will be built with Phase 1. He indicated that Pads A, B, C, and D would not be built at this time and their pads will be landscaped and treated for erosion control until they are built upon. He stated that an updated, color landscaping plan was posted on the wall. Chairman Barker opened the public hearing. Gary Luque, Lewis Development Co., 1156 North Mountain Avenue, Upland, thanked the Planning Commission and staff for their assistance and cooperation in moving the project forward. He remarked that Home Depot is pleased and hopes to open in early spring of next year. He reported that Lewis met with staff following the last Planning Commission meeting to discuss the issues they had raised at the previous meeting. He thought the proposed text changes to the Terra Vista Community Plan were satisfactory. He noted that their revised phasing plan includes sufficient parking within Phase 1 and he thought Planning Condition No. 30 with regards to additional parking should be deleted. He requested that the art piece in the activity center not be required until 180 days after issuance of the Certificate of Occupancy for Home Depot. He asked for clarification that there will only be one art piece in the Activity Center. Mr. Luque stated that the project was originally presented in two phases with Phase 1 being Home Depot. He reported that Lewis had proposed to staff that the construction of Orchard Avenue be triggered by a need shown by a traffic warrant study. He did not think that development of perhaps a fast-food restaurant in Phase 2 should trigger having to construct Orchard Avenue between Foothill Boulevard and Church Street. He said the Planning Commission and staff had indicated they wanted a more concrete trigger than a traffic study. He said Lewis is now proposing dividing the project into three phases and would like to tie construction of Orchard to any construction in Phase 3 or if warranted by a traffic study with development in Phase 2. Commissioner McNiel noted that the Phase 1 line goes to the back of the main entrance driveway off Foothill Boulevard'prior to entering the parking lot and he questioned how it will be treated. Robert McLendon, Lewis Development Co., 1156 North Mountain Avenue, Upland, stated they would put in permanent improvements up to the curb at the south end of the four-way intersection and temporary improvements north of that point. He stated the driveway would be completed in Phase 2. Commissioner McNiel asked if the north end of the intersection would be temporarily closed with an asphalt curb. Mr. McLendon replied that was correct. Planning Commission Minutes -3- September 27, 1995 Chairman Barker questioned if problems would not be caused by blocking off the driveway during construction of Phase 2. He thought it would be better to take the intersection improvements further north. Mr. McLendon responded that they would initially improve over half of the intersection. He noted that the driveway pattern to the north may be revised based on future build out and they wanted to allow flexibility. Commissioner McNiel asked if special paving is being used in the intersection. Mr. Buller said special paving is used up to and including the intersection. Mr. McLendon said they would find some way to join it. Mr. Buller said that staff had thought the full intersection would be completed up to the curb line on the north face of the drive lane. Mr. McLendon said they would do that if the Commission preferred. Commissioner McNiel felt that would be better than having two halves which may not match. Chairman Barker agreed. Mr. McLendon said they would improve the intersection to the north radius of the curb. He said the curbs may be temporary, but the grade surface would be improved to its ultimate condition. Commissioner McNiel questioned if there might be a problem with emergency access if Orchard Avenue is not completed with Phase 2. Mr. Buller noted that Phase 1 includes five points of ingress and egress off public rights of way; two off Foothill Boulevard, two off Rochester Avenue, and one off Poplar Drive. He noted that if Majors 6 or 7 are not started, it would be possible to enter through their open fields. He believed there is sufficient public access. Mr. McLendon stated that the Phase 1 plan had been routed through the Fire Department and has hydrant layouts, water line locations, etc. indicated. Commissioner Lumpp observed that the Phase 1 line is located south of landscaped planter areas along the north side of the drive aisles. He thought it would be better to install the landscape planters to provide a more aesthetic entrance to Home Depot. Mr. McLendon replied they felt there is a risk that there will be changes in the site plan which would require removal Of the planters. Commissioner Lumpp agreed it was acceptable not to install the planters with Phase 1. Hearing no further comments, Chairman Barker closed the public hearing. Mr. Buller indicated that staff would support elimination of Planning Condition No. 30 based upon the revised phasing plan. Commissioner Lumpp questioned if a condition should be added referencing the phasing plan presented tonight. Planning Commission Minutes -4- September 27, 1995 Mr. Buller pointed out that Planning Condition No. 8 stated that approval is for Phase i development, as shown on the proposed phasing plan. He said staff would document that the phasing plan discussed tonight is the approved one. He suggested clarification to the wording to support that there will be only one art piece in the Activity Center. Commissioner Lumpp recalled there had been some discussion regarding embellishing the water feature. Mr. Buller noted the condition reads that the design of the Activity Center shall incorporate features that exhibit the heritage of the historic citrus industry. He suggested these features could be either a plaque or a symbolic gesture in the design and reported that the applicant had indicated a willingness to work with staff. Chairman Barker requested comments from the Commissioners regarding the applicant's request that the art piece in the activity center not be required until 180 days after Certificate of Occupancy for Home Depot. Commissioner Lumpp felt their request was reasonable. He suggested it might be tied to the first building permit for Phase 2. Chairman Barker noted that Phase 2 may not be started for a long time. Commissioner Lumpp stated he would agree with the applicant's proposal for 180 days after occupancy of Home Depot. Commissioner McNiel and Chairman Barker agreed. Chairman Barker asked for staff's response to the applicant's request to tie Orchard Avenue construction to Phase 3 or upon need as shown by a traffic study. Dan James, Senior Civil Engineer, responded that staff recommends the condition remain as written because staff feels it is a reasonable public improvement for the progress of the development of Terra Vista Planned Community. Chairman Barker noted that a condition could be attached to any additional residential development north of this project. Mr. James agreed that was correct. Commissioner Lumpp felt that Home Depot will generate a lot of traffic and he recalled that the access off Rochester Avenue was predominantly for the benefit of Home Depot. He recognized that Phase 2 would improve the full entry off Foothill Boulevard but he thought Majors 6 and 7 in Phase 2 should not be obligated to take access from the north off Rochester Avenue. He felt that patrons for Majors 6 or 7 traveling south should be able to avoid Foothill Boulevard but also avoid having to enter by Home Depot. He concurred with staff that Orchard Avenue should be built with Phase 2. He recognized that an access link should be created from Orchard Avenue to Phase 2 of the project similar to the driveway connecting Best Buy to Spruce Avenue when it first opened. Commissioner McNiel concurred. He noted that there are already traffic problems during activities at the Epicenter and he thought this center will add to the traffic. Chairman Barker asked if the other Commissioners felt installation with Phase 3 or earlier if warranted by a traffic study would not be enough protection. Planning Commission Minutes -5- September 27, 1995 Commissioner McNiel did not. He noted there is no timetable for Phase 3. Commissioner Lumpp also felt it should be installed with Phase 2. Commissioner McNiel noted that the western boundary of Phase 1 is in the middle of a row of parking spaces at one point. Commissioner Lumpp felt the boundary line was drawn in that location because it included just enough parking spaces. Commissioner McNiel agreed that was the reasoning, but he thought the line should come straight south to make exiting from that area easier. Mr. Buller observed that the Commission had indicated support for requiring construction of Orchard Avenue with an access from it with Phase 2 development, and he asked if the Commission would consider expanding the number of major tenants that could be built with Phase 2 so that it might be more worthwhile to the applicant to build Phase 2. Chairman Barker stated the phases were outlined by the applicant and he did not care if the applicant chooses to expand Phase 2 so long as sufficient parking spaces are built with each phase. He noted that Phase 1 was specifically tied to Home Depot. Commissioner Lumpp felt that was a marketing issue and he did not object. Chairman Barker again opened the public hearing. Greg Hoxworth, Lewis Development Co., 1156 North Mountain Avenue, Upland, stated Lewis would have to build more anchors than Majors 6 and 7 in order to support the cost of building Orchard Avenue.' He indicated they are currently in negotiations with tenants regarding Phase 2, but they would have to delay until they could secure tenants for Majors 3 and 4 if Orchard Avenue is required with Phase 2. He observed that Church Street dead ends at Orchard Avenue and he did not feel there will be many patrons coming south to enter the project through Orchard Avenue. He thought the majority of the shoppers will come from further away than Terra Vista and they want people coming from outside of Terra Vista to come on Rochester Avenue or Foothill Boulevard. Chairman Barker asked if they were interested in adding Majors 4 or 5 to Phase 2. Mr. Hoxworth said that requiring Orchard Avenue with Phase 2 would mean it will be a two-phase project. He thought perhaps they could put Major 7 in Phase 1, but noted that would mean they would again have to adjust the parking line. Chairman Barker again closed the public hearing. He asked if the Commissioners still wished to require Orchard Avenue with Phase 2. Commissioner Lumpp said his recommendation stood. Commissioner McNiel felt that not requiring it would create problems for the Rochester Avenue/Foothill Boulevard intersection. Commissioner Lumpp noted that the proposed revised text indicates that residential structures adjacent to commercial uses would require a 35 foot setback from the property line and commercial buildings adjacent to residential uses would require a 20-foot landscape setback. He asked if a 35-foot setback would be sufficient for a three-story building. Planning Commission Minutes -6- September 27, 1995 Mr. Buller noted the plan calls for a floating zone of 100 and 120 feet between buildings. He said there would be a minimum of 35 feet on the residential side and 20 feet on the commercial side with the developer deciding on which side the remaining 45/65 feet would be located. He reported that the distance would be measured to the plate line of the habitable structure, not the top of the roof. He remarked that the Commission would be looking at each project. Chairman Barker stated he would not want to live in a building only 35 feet from a commercial site and he felt mitigations would have to be included. Commissioner Lumpp stated he had raised the question because the Commissioner who had expressed concern with the previously proposed 20 feet was not present this evening. He said he just wanted to make sure the issue was addressed and he was comfortable with the proposal. Commissioner McNiel noted that the applicant was requesting a High Residential designation (24-30 dwelling units per acre) for 19.2 acres of the project site. He thought the Commission should discuss the appropriateness of the designation in that location. He observed that there is a High Residential designation to the northwest, but a Medium Residential (8-14 dwelling units per acre) to the northeast. Commissioner Lumpp stated it was his understanding that there is a guaranteed total number of units for Terra Vista which the City agreed to when the Terra Vista Community Plan was approved. He felt that calling for a lower density in this location, would mean that another area would receive a higher density. Commissioner McNiel observed that when the plan was originally adopted, there was a certain number of acres for residential uses and that number of acres has been reduced. He asked if the guaranteed number of residential units was tied to a fixed amount of acreage. Mr. Buller responded that the agreement gives the developer the right to build a specified number of units with incentives if affordable units are built. He said the plan also has the flexibility to allow moving up or down one density range. He observed that the Terra Vista Community Plan is a living document. He noted that if the Commission were to approve the High Residential designation, it would not increase the maximum number of units. Chairman Barker felt that allowing a High Residential designation would result in a higher density in that area which would create the problems inherent with increased density. Mr. Buller said it will raise the intensity of the land use in this location and may mean three stories or two stories above a garage structure. He observed the applicant does not yet have a proposed project for the site and may submit a project with a lower designation in the future. Chairman Barker felt that throughout the 'City there is a danger of overcrowding, leading to an increase in crime and traffic. He indicated he was not comfortable with voting for increased density. He said there had been previous public hearings where residents stated they do not want High density within the City. Commissioner McNiel felt that if there is an appropriate location for High Residential within the City, this would probably be it; however, he wanted to be sure the applicant was aware it is of concern to the Commission. He thought perhaps the density should be Medium High. Planning Commission Minutes -7- September 27, 1995 Chairman Barker again opened the public hearing. Mr. Luque noted that the residential designation adjacent to Terra Vista Town Center is High and High is also across the street to the north. He felt that the area adjacent to Terra Vista Promenade would be a logical location if they are to have High density housing. He said they currently do not have a project for the area. He remarked they would not build three-story housee because of the 35-foot height limit restrictions unless there is a 120-foot building separation. He said they could possibly have a two-story over a garage product. He was not sure they would ever build it as a High Residential area. He noted that building High density here would mean a reduction of units in another area of Terra Vista. Chairman Barker commented that both he and Commissioner McNiel had indicated their concerns and he felt it would not be hard to fill the room with concerned citizens. Commissioner McNiel recalled that the Terra Vista Plan allows latitude for increasing or decreasing density designations by one level up or down. He thought that if the area is designated as Medium High, the applicant would still have the opportunity to go to High. Mr. Buller stated that such a change would require a public hearing to change the designation and it would require approval by the City Council. Commissioner McNiel felt the designation should be Medium High. Mr. Luque stated they would prefer to have a High designation because they feel it is an appropriate location if they are going to have High within Terra Vista. Chairman Barker again closed the public hearing. Commissioner Lumpp reiterated that Terra Vista has a maximum number of units. He thought that if this area is designated as Medium High, it may mean the higher density would be located in a less ideal location, and he thought that if the Commission felt there is not an appropriate location for High Residential within Terra Vista, then the City may have a financial obligation to the developer because the developer could not attain the guaranteed number of units. He felt that is probably the best location for High Residential within the Terra Vista Community. He agreed that Medium High is probably a better designation, but he felt that if the High Residential is not permitted here, the units would have to be made up elsewhere and he feared the location might not be as appropriate. Commissioner McNiel noted that utilizing a Medium High designation here would not necessarily mean a High designation would have to be used elsewhere, it could mean that other designations would be increased by one category. He said the developer would also still have the latitude to increase from the Medium High to a High designation in this location. He said that would give the Commission an opportunity to look at it again. Chairman Barker asked the current designation. Mr. Warren stated that it is currently split between Medium and Medium High. Commissioner McNiel and Chairman Barker felt the designation should be Medium High. Commissioner Lumpp felt the designation should be High. Planning Commission Minutes -8- September 27, 1995 Motion: Moved by McNiel, seconded by Barker to adopt the resolution recommending approval of General Plan Amendment 95-01B with modifications to change the designation to Medium High Residential from High Residential. Motion carried by the following vote: AYES: BARKER, MCNIEL NOES: LUMPP ABSENT: MELCHER, TOLSTOY - carried Motion: Moved by McNiel, seconded by Barker to adopt the resolution recommending approval of Terra Vista Community Plan Amendment 95-01B with modifications to change the designation to Medium High Residential from High Residential. Motion carried by the following vote: AYES: BARKER, MCNIEL NOES: LUMPP ABSENT: MELCHER, TOLSTOY - carried Commissioner Lumpp stated he voted no on both motions because he felt the designation should be left as High Residential. Motion: Moved by Lumpp, seconded by McNiel, to adopt the resolutions recommending approval of Conditional Use Permit 95-11 and Parcel Map 14022 with modifications to delete the condition requiring additional parking, permit installation of the art piece in the Activity Center within 180 days after issuance of a Certificate of Occupancy for Home Depot, and clarify that only one art piece is required in the Activity Center. Motion carried by the following vote: AYES: NOES: ABSENT: BARKER, LUMPP, MCNIEL NONE MELCHER, TOLSTOY - carried Mr. Buller noted that all four items will be heard by the City Council on October 4. MODIFICATIONS TO CONDITIONS OF APPROVAL FOR PARCEL MAP 12959 - CAPELLINO - A request to modify certain conditions of approval for a previously approved subdivision in the General Industrial District (Subarea 8) of the Industrial Area Specific Plan, located at the southeast corner of Arrow Route and White Oak Avenue - APN: 209-461-01, 02, and 06 through 10 and 209-471-03 through 10. Dan James, Senior Civil Engineer, presented the staff report. Commissioner McNiel asked if approval will result in a win/win situation. Mr. James responded affirmatively. Chairman Barker opened the public hearing. Mark Capellino, Capellino Associates, 20309 Gramercy Place, Suite G, Torrance, stated he was available to answer questions. He thanked Engineering staff for their time. Hearing no further comments, Chairman Barker closed the public hearing. Planning Con~nission Minutes -9- September 27, 1995 Motion: Moved by Lumpp, seconded by McNiel, to adopt the resolution approving modifications to conditions of approval for Parcel Map 12959. Motion carried by the following vote: AYES: BARKER, LUMPP, MCNIEL NOES: NONE ABSENT: MELCHER, TOLSTOY - carried DIRECTOR'S REPORTS F. GRUBB & ELLIS - A request to consider initiation of text changes to add thrift stores as a Community Commercial use within Subarea 3 of the Foothill Boulevard Specific Plan. Brad Buller, City Planner, announced that staff had received a request from the applicant to continue the matter to October ll, 1995. Chairman Barker directed that the item be continued to October 11, 1995. PUBT.IC COMMENTS There were no public comments at this time. COMMISSION BUSINESS There was no additional Commission Business. ADJOURNMENT Motion: Moved by Lumpp, seconded by McNiel, carried 3-0-2 with Melcher and Tolstoy absent, to adjourn. 8:21 p.m. - The Planning Commission adjourned. Respectfully submitted, Secretary Planning Commission Minutes -10- September 27, 1995