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HomeMy WebLinkAbout1993/04/14 - Minutes - PC-HPCCITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES Regular Meeting April 14, 1993 Chairman McNiel 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 McNiel then led in the pledge of allegiance. ROLL CALL COMMISSIONERS: PRESENT: Suzanne Chitlea (arrived 7:02 p.m.) Larry McNiel, John Melcher, Peter Tolstoy, Wendy Vallette ABSENT: None STAFF PRESENT: Shintu Bose, Deputy City Engineer~ Brad Buller, City Planner~ Dan Coleman, Principal Planner~ Nancy Fong, Senior Planner~ Ralph Hanson, Deputy City Attorneys Steve Hayes, Associate Planners Larry Henderson, Principal Planner~ Dan James, Senior Civil Engineer~ Betty Miller, Associate Engineer~ Scott Murphy, Associate Planner~ Beverly Nissen, Associate Planner~ Mike Olivier, Senior Civil Engineer~ Gall Sanchez, Planning Commission Secretary~ Walt Stickney, Associate Engineer~ Alan Warren, Associate Planner , · · , , ANNOUNCEMENTS Brad Buller, City Planner, announced that the meeting would need to adjourn to a Pre-Application Workshop at 9:00 p.m. He suggested that the Commission may wish to recess to the workshop at 9:00 p.m. if they had not completed the regular agenda. , , , , , APPROVAL OF MINUTES Motion: Moved by Melcher, seconded by Tolstoy, carried 4-0-1 with Chitlea absent, to adopt the minutes of the Adjourned Meeting of February 3, 1993. Motion: Moved by Tolstoy, seconded by Vailerrs, carried 4-0-1 with Chitiea absent, to adopt the minutes of the Adjourned Meeting of March 10, 1993. Motion: Moved by Melcher, seconded by Vallette, carried 4-0-1 with ChitLea absent, to adopt the minutes of March 24, 1993. , , , , CONSENT Ci~-,END~ ..... Ae TIME EXTENSION FOR TENTATIVE TRACT 14410 - CUNNINGHAM-BARISIC DEVELOPMENT CORPORATION - A request for a residential subdivision and Design Review of 35 single family lots on 10 acres of land in the Low Residential District (2-4 dwelling units per acre) located 364 feet south of 19th Street on the east side of Beryl Street - APN: 202-041-01, 17, 22, and 24. Related File: Tree Removal Permit No. 90-10. Motion: Moved by Tolstoy, seconded by Melcher, to adopt the Consent Calendar. Motion carried by the following vote: AYES: NOES: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: CHITlEA, MCNIEL, MELCHER, TOLSTOY, VALLETTE NONE NONE -carried PUBLIC HEARINGS Be ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 15531 - HIX DEVELOPMENT - A residential subdivision of 30 single family lots on 10.6 acres of land in the Low Residential District (2-4 dwelling units per acre) generally located on the north side of 19th Street between Mayberry Avenue and Morocco Street - APN: 1076-141-01 and 02, 1076-131-01. Staff recommends issuance of a mitigated Negative Declaration. Related File: Tree Removal Permit No. 92-20. Steve Hayes, Associate Planner, presented the staff report and suggested a modification to Engineering Condition No. 1 to require that the service to the south side of 19th Street be undergrounded at the same time as the main line. Commissioner Melcher asked the extent of the expanded public hearing notification area. Mr. Hayes replied that notices were sent to logical street intersections beyond the normal 300-foot boundary. Commissioner Melcher asked for clarification on the property located between 19th Street and the wall at the rear of lots. Dan James, Senior CAvil Engineer, stated there would be easements in favor of the City for landscape purposes. Commissioner Melcher thought that elsewhere in the City the property outside the City is normally in the public right-of-way. Mr. James responded that the street right-of-way typically remains the normal width. He said there have been occasions where a separate Lot A has been designated over to the City in fee. He said it is quite common to have a landscape easement. Planning Conuission Minutes -2- April 14, 1993 Commissioner Chitlea requested clarification regarding Engineering Condition No. 10 regarding labeling curb outlets as "private" on the street improvement plans. Shintu Bose, Deputy City Engineer, said that would refer to pipe lines draining the back of the properties onto the street and the pipes are to be maintained by the homeowners. Commissioner Tolstoy asked what would happen if the freeway right-of-way boundary should change from that shown on the map. Mr. James responded that the boundary between Lot A (set aside for freeway right-of-way) and Lots 1-5 would be adjusted to the satisfaction of Cal-Trans before the map can be recorded. Chairman McNiel asked the freeway elevation adjacent to the properties. Mr. Hayes replied that it will be approximately 35 feet. Chairman McNiel asked if a 14-foot wall would be adequate. Mr. Hayes responded that the acoustical engineer recommended that height. Chairman McNiel opened the public hearing. Bob Yoder, Hix Development Corporation, 437 South Cataract Avenue, Suite 3, San Dimas, stated they were looking forward to developing the project as it is conditioned including the undergounding on the south side of 19th Street. He said he was available to answer questionS. Commissioner Melcher asked why the 19th Street wall left part of the private yard area outside of the wall. Mr. Hix said it did not matter whether the area is an easement or is deeded over to the City. He agreed the area is outside the property owner's usable yard area and commented that the development meets the minimum requirements without the area. He said typically such areas have been easements. Hearing no further testimony, Chairman McNiel closed the public hearing. Motion= Moved by Tolstoy, seconded by Chitlea, to issue a Negative Declaration and adopt the resolution approving Tentative Tract 15531 with modification to require undergounding on the south side of 19th Street. Motion carried by the following vote= AYES= NOES: ABSENT= COMMISSIONERS: COMMISSIONERS: COMMISSIONERS= CHITIEA, MCNIEL, MELCHER, TOLSTOY, VALLETTE NONE NONE -carried , , , , Planning Commission Minutes -3- April 14, 1993 ENVIRONMENTAL ASSESSMENT AND TENTATIVE PARCEL MAP 14331 - LEWIS DEVELOPMENT - A subdivision of 25 acres of land into two parcels in the Office Park (OP) designation of the Terra Vista Planned Community, located at the northeast corner of Spruce Avenue and Foothill Boulevard - APN= 1077-421-58 and 63. Staff recon~nends issuance of a Negative Declaration. Betty Miller, Associate Engineer, presented the staff re~ort. Con~nissioner Melcher asked if discussions had been completed on the question of park credit for the trails. Ms. Miller replied that discussions are still in process between the applicant and the Conwnunity Service Division. She said Engineering had decided it was not necessary to have a resolution as yet because the only trail involved will be developed in conjunction with Parcel 2. Commissioner Melcher thought the Terra Vista Park Implementation Plan had been resolved several years ago. He questioned if the plan was being re-examined. Brad Buller, City Planner, stated that was correct. Ms. Miller stated the discussions regard whether lands submitted for park credit have been credited appropriately and how the total number of parks in Terra Vista will be affected. ConMnissioner Tolstoy asked why Elm Street was not being required until the developsent of Parcel 2. Shintu Bose, Deputy City Engineer, stated that per the Subdivision Map Act, if a parcel map has 4 or fewer parcels, street improvements are deferred unless findings can be made that the improvements are necessary for safety reasons. Chairman McNiel opened the public hearing. Mike Lasley, Lewis Homes, 1156 North Mountain Avenue, Upland, accepted the conditions. He remarked that Chris Keeler from their con~nercial leasing division and Mark Bertone from Madole were available to answer questions. Con~nissioner Tolstoy asked if the driveway from Foothill Boulevard to Spruce Street to the east of Parcel I would be constructed when Parcel I is developed. Mr. Lasley confirmed that it would. Commissioner Melcher asked for clarification about the master plan for the block. He asked what would be in front of the parking structure to the east. Mr. Lasley stated they proposed retail shops or a health club which would be tied to the parking structure to act as a screen for the structure. He noted the master plan is conceptual only and would have to go through the Design Review pro.case. Planning Conwnission Minutes -4- April 14, 1993 Hearing no further testimony, Chairman McNiel closed the public hearing. Con~nissioner Melcher stated he favored the parcel map. He felt that most likely the block will be developed with four restaurant pads with two pair each flanking a vast sea of parking and that on the west side the view across the parking between the two restaurants would be to a parking garage. He felt there might be a request for signature architecture. Commissioner Tolstoy asked if Commissioner Melcher's concern was that the view from Foothill Boulevard across the parking lot would be of a parking structure. Commissioner Melcher affirmed that will happen on the west parcel particularly. Commissioner Tolstoy felt a parking structure could be designed to be quite handsome. He thought the Commission should go on record that if Parcel 2 is developed per the master plan, the parking structure will have to be attractive. Chairman McNiel observed that it would be processed through the Design Review Committee. Commissioner Chitiea shared Commissioner Melcher's concern about exposing the parking structure on the west side and she observed the proposed design fragments all of the restaurants. She thought moving the restaurants closer together with enhanced landscaping and pedestrian connections would provide a more interesting configuration. She did not feel the proposed plan is pedestrian friendly. Commissioner Tolstoy shared Commissioner Chitiea's concerns. He felt a pedestrian circulation system could be added at the Design Review stage if one is not proposed by the applicant. He questioned if the lot will be large enough for the two restaurant pads, the pedestrian circulation system, and sufficient parking. Commissioner Chitlea stated that was why she had expressed her concern with the parcel map. Commissioner Vallette expressed support for the parcel map but she shared the concerns regarding placement of the building pads. She thought that restaurants with signature architecture should perhaps be separated more than if signature architecture is not used. She asked if the other Commissioners felt signature architecture would be appropriate. Chairman McNiel felt that some identifying elements of signature architecture are acceptable but typical off-the-shelf structures would not be appropriate. He reopened the public hearing to ask if fast-food restaurants are proposed. Mr. Lasley responded negatively. Planning Commission Minutes -5- April 14, 1993 Chairman McNiel again closed the public hearing· Con~nissioner Tolstoy observed that Parcel i may set the tone of the architecture for the area. Mr. Buller con~nented that staff felt the proposed master plan was acceptable for allowing develolMnent of Parcel 1. He said the proposed distance between the restaurants would not be greater than elsewhere along Foothill Boulevard in some of the shopping centers. Commissioner Melcher did not feel the two buildings need to be clustered together and he thought the placement on one side of the driveway would compliment what is happening on the other side of the drive. Mr. Buller suggested that a pedestrian passageway could be constructed similar to what is between Chili's and Pads X and Y in Town Center~ i.e., a landscaped pedestrian walkway along the main spine street. He said there would also be a walkway along Foothill Boulevard. Commissioner Tolstoy noted there will also be considerable berming to hide the parking lots. Mr. Buller stated that the minutes would reflect that the Commission raised concerns about the buildings on view between the two restaurant pads on both the east and west side of the project and that the parking structures will need to be architecturally pleasing. Motion: Moved by Melcher, seconded by Vallette, to issue a Negative Declaration and adopt the resolution approving Parcel Map 14331. Motion carried by the following vote: AYES: NOES: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: CHITIEA, MCNIEL, MELCHER, TOLSTOY, VALLETTE NONE. NONE -carried , , , , VARIANCE 93-02 - SCHLOSSER FORGE - A request to reduce the required number of parking spaces and to eliminate the requirement for one tree to be planted every 30 lineal feet of building in conjunction with a 23,200 square foot addition to an existing manufacturing building in the Minimum Impact Heavy Industrial District (Subarea 9) of the Industrial Area Specific Plan, located south of Arrow Route, west of Rochester Avenue - APN: 229-111-17. NEW BUSINESS Ee ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 93-04 - SC~LOSSER FORGE - A request to construct a 23,200 square foot addition to an existing manufacturing building in the Minimum Impact Heavy Industrial District (Subarea 9) of the Industrial Area Specific Plan, located south of Arrow Route, west of Rochester Avenue - APN: 229-111-17· Staff recommends issuance of a Negative Declaration. Planning Commission Minutes -6- April 14, 1993 Scott Murphy, Associate Planner, presented the staff report and suggested the findings on the resolution be reworded to indicate that the project will comply with develo~nent standards as provided for in the Development Agreement between the applicant and the City. Chairman McNiel opened the public hearing. Harry Swistock, Schlosser Forge, 11711 Arrow Route, Rancho Cucamonga, stated he was available to answer questions. Commissioner Vallette suggested that trees be placed along Arrow Route and Rochester between the building and the street to soften the appearance from the sports complex. She asked if the vacant portion on the southeast corner of the site could be hydroseeded with grass or wildflowers to help control dust. Mr. Swistock feared seeding would require irrigation. Con~nissioner Vallette felt that irrigation would probably be required. suggested that the applicant work with staff. She Mr. Swistock stated they currently keep the area mowed. Commissioner Tolstoy questioned if the land is within the San Bernardino County Dust Control area. Mr. Murphy confirmed that it is. Brad Buller, City Planner, remarked that there are a variety of things that can be done to control dust including the use of soil binding agents. He suggested that staff could work with the applicant. Mr. Swistock stated that the trees along the north side of the building will grow rather large. Commissioner Vallette asked the heights of the buildings. Mr. Swistock replied that the building closest to the street is 24 feet high and others range up to 60 feet on the interior of the project. Hearing no further testimony, Chairman McNiel closed the public hearing. Commissioner Melcher stated he was sympathetic to the desire for increased landscaping but he felt the City had made a deal with the applicant and he did not support any added conditions. Commissioner Tolstoy felt staff should be directed to look at the dust problem. Mr. Murphy showed photographs of the existing plant materials. Planning Con~nission Minutes -7- April 14, 1993 Commissioner Chitlea agreed that there should be seeding or some sort of dust control for the southeast corner of the site. She felt that as there is no opportunity to put landscaping adjacent to the proposed building add~tion, she thought it would be appropriate to require additional screening along Arrow. She said Commissioner Tolstoy had noted that the trees in the parkway are deciduous liquid ambers and the trees against the building are planted far apart. Commissioner Tolstoy stated the trees against the building are columnar and will not spread. Co~nissioner Chitlea agreed the trees will not fill in. She thought it would be appropriate to condition that the trees that would have been required against the building addition be transferred to other places on the perimeter of the property. Chairman McNiel agreed that was reasonable. plans. He suggested staff review the Commissioner Tolstoy felt additional evergreen trees should be added. Commissioner Chitiea felt trees could be placed against the building. Commissioner Vallette requested that staff also work with the applicant regarding seeding the southeast corner. Mr. Buller felt there are some mixtures that would require only temporary irrigation when first planted and would not need permanent irrigation. He said the applicant may also want to irrigate the area and plant a lawn for the employees to use as a recreational area. Chairman McNiel reopened the public hearing. Mr. Swistock stated that a lot of the dust came from the construction of the sports complex and it ruined a lot of their landscaping. He said they had done the repair work and tried to deal with the dust and sand themselves rather than complaining to the City. He acknowledged it is a problem which they would deal with even though the problem was not of their doing. Commissioner Vallette commented that the landscaping does look beautiful but she hoped the building could be camouflaged a bit more by evergreen trees. Chairman McNiel again closed the public hearing. Motion= Moved by Chitlea, seconded by Melcher, to issue a Negative Declaration and adopt the resolutions approving Variance 93-02 and Development Review 93-04 with modifications to find that the project will comply with all minimum development standards provided for in the Development Agreement and to plant evergreen trees along and Arrow Route and Rochester Avenue frontages and to treat the dust at the southeast corner of the site to the satisfaction of the City Planner. Planning Commission Minutes -8- April 14, 1993 Commissioner Melcher suggested that the resolution approving the variance should reference the applicant's February 18, 1993, letter which committed to provide additional on-site parking if the need arises. Commissioner Tolstoy agreed. He thought the Con~nission needs to be sure that enough developable parking area is left on the site to accommodate another user if the applicant should decide to move. Commissioners Chitiea and Melcher modified their motions to include the reference to the February 18 letter. Motion carried by the following vote: AYES: NOES: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: CHITIEA, MCNIEL, MELCHER, TOLSTOY, VALLETTE NONE NONE -carried , , , , Fe DEVELOPMENT REVIEW 93-03 - FOOTHILL MARKETPLACE PARTNERS - A request to construct approximately 88,000 square feet of retail space within a previously approved commercial retail center in the Regional Related Co~nercial designation (Subarea 4) of the Foothill Boulevard Specific Plan, located south of Foothill Boulevard, east of 1-15 - APN: 229-031-41. Scott Murphy, Associate Planner, presented the staff report and some options he had designed for the parking area. He suggested that staff be directed to work with the applicant to address the concerns raised by the Commissioners at Design Review. Commissioner Tolstoy asked if the pedestrian walkway connects to Wal-Mart. Mr. Murphy stated it does not. He said they had discussed the matter at the Planning Commission Workshop and-it was felt that most people would take the shortest route, which would be through the parking lot. Chairman McNiel invited public comment. Greg Wattson, The Wattson Arno Company, 3620 Birch Street, Suite 100, Newport Beach, stated he represented Foothill Marketplace Partners. He concurred with the staff report and noted they had been working on designs for the parking lot layout with staff. He thought Mr. Murphy's alternatives were good and he offered another alternative. Chairman McNiel asked Mr. Wattson to address the issue of the color of the building. Mr. Wattson stated there will be differences. He felt the process has produced better results with each new building. He observed that the Price Club contractors had painted the building instead of staining it and each of the buildings constructed so far had been constructed by the individual parcel owners. He said they will have complete control on this project because they Planning Commission Minutes -9- April 14, 1993 own the buildings. He noted that it is a natural material and will show imperfections. He thought In-N-Out had come close to the desired effect. Com~issioner Tolstoy stated he had been told that Price Club places traffic cones on the enhanced paving directly in front of their store because it is slick when it gets wet. He asked if the same type of pavers will be used and if they do indeed become slick when they get wet. Mr. Wattson felt Price Club merely wants to discourage people from loading their cars in the area near the entrance. He did not believe there is any problem with the pavers. Mr. Murphy noted that the architect had proposed using precast concrete at the base of the building with a 12-inch high kick plate area with stucco above with polished stone insets. Ron Underwood, Underwood Planning and Design, 3620 Birch Street, Suite 100, Newport Beach, stated that Mr. Bickel and he had been in contact with the contractor who will be doing their stain. He said they would stain a 15 foot section for approval prior to staining the remainder of the job. There were no further public comments. Commissioner Vallette remarked that she and Commissioner Melcher had voiced concerns at Design Review regarding the parking lot configuration. She felt the alternate presented by the applicant appeared to flow well. Mr. Murphy agreed it appeared to address the concerns that had been expressed. Chairman McNlel asked that staff verify the calculations to be sure it would fit. He said he would support the configuration if the numbers checked out. Commissioner Tolstoy agreed it appeared to be a good solution. He said he did not want all of the cars parked in the same direction. Commissioner Chitiea thought that staff's option C and the alternate presented by the applicant addressed her concerns. Commissioner Melcher felt the alternate presented by the applicant was the best. Motion: Moved by Tolstoy, seconded by Chitiea, to adopt the resolution approving Development Review 93-03 with modification to indicate that the parking lot design should be as presented by the applicant subject to approval of the City Planner. Motion carried by the following vote: AYES: NOES: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: CHITIEA, MCNIEL, MELCNER, TOLSTOY, VALLETTE NONE NONE -carried · · · , Planning Commission Minutes -10- April 14, 1993 EVALUATION AND COMMENT ON PROPERTY ACQUISITION FOR A NEW HIGH SCHOOL SITE IN ETIWANDA - CHAFFEY JOINT UNION HIGH SCHOOL DISTRICT - Pursuant to State Law (Public Resources Section 21151.2), the School District requests that the Planning Commission comment on a proposed 53 acre high school site located at the northeast corner of Highland and East Avenues - APNz 225-191-03, 04, 13, 15, and 20. Alan Warren, Associate Planner, presented the staff report. Chairman McNiel asked if another site had previously been designated. Brad Buller, City Planner, stated previous discussions had been with regard to the area of Milliken and Banyan. Chairman McNiel asked the proposed elevation of the freeway at the site. Shintu Bose, Deputy City Engineer, stated the present proposal calls for East Avenue to be raised 10 feet above its present location and the freeway to be 10 feet below the existing ground. He said Cal-Trans is also looking at another option of building the freeway below grade but not raising East Avenue. Commissioner Melcher asked under what circumstances the school would be required to prepare an environmental analysis such as a Negative Declaration or an Environmental Impact Report (EIR). He questioned who would make that determination and who would be the lead agency. He asked if school districts are exempt from the CEQA process. Mr. Warren stated the school district is not exempt from the CEQA process. He said the school district would make the determination and be the lead agency on the actual project development. He stated if the school district prepares an EIR, it will be forwarded to the City for comment. He said staff would probably suggest that the school district address as many environmental issues as possible up front. Commissioner Melcher felt that if the school decides to go ahead with the site, it would significantly impact the City's plans for the area and the City would have to readdress their plans to fit the inclusions of the school site. Mr. Warren stated that if the City advises the school that the site is inappropriate, the school must then review their decision before acting upon it. He noted the City has no Jurisdiction over the school's acquisition. Con~nissioner Vallette asked the width of the residential area to the east of the site. Dan Coleman, Principal Planner, responded it is approximately 330 feet. Chairman McNiel invited public co~nent. Sue Sundell, Director of Business Services, Chaffey Joint Union High School, 211 West 5th Street, Ontario, stated they have been looking for the last year Planning Commission Minutes -11- April 14, 1993 for a parcel suitable for a high school site. She noted that typically it takes 7 to 8 years to complete the process of selecting a site and designing and constructing the school and they felt there are currently enough students in the elenentary school to justify the additional high school. She co~nented they had first started looking at a property at Baseline and Milliken. She said that approximately one year ago they had contacted the Flood Control District, the current property owners, and were told the District did not feel it was in their best interest to surplus the site in order to sell it to the SchoOl District. She stated that the School District wishes to find a site north of the proposed Route 30 freeway for those students located north of Highland while those students south of Highland will attend existing campuses. She said staff reco~nends a 50-acre site and they absolutely need a minimum of 40 acres. She commented they had only been able to identify one site that was large enough but it was on a 12 percent slope and would be difficult to develop because of all the handicap access requirements. She reported they were then approached by the current owners of this site and they have entered into escrow with a 75 day feasibility determination period. She observed they were concerned that Cal-Trans may take more right-of-way than presently projected, and that would not leave enough depth to the site. She disclosed that they would be interested in trying to acquire the residential property to the east. She said they will consult with legal counsel regarding environmental issues. She stated she was available.to answer questions. Chairman McNiel asked if the School District had been in contact with the Flood Control District since their initial contact a year ago to see if the Flood Control District may now be willing to sell the site which was designated in the City's General Plan at Milliken and Baseline. Ms. Sundell said they now feel there may be some room for further discussions. Chairman McNiel felt that the proposed site at Highland and East Avenues is a difficult site because of the surrounding residential property and the proximity to the freeway. Ms. Sundell said they had done some preliminary site planning and feel they could make the site work. Con~nissioner Melcher asked if the school would be able to add some other facilities if it were able to acquire the 330-foot wide residential strip to the east. Ms. Sundell said they had talked of perhaps adding a performing arts center and expanding their athletic facilities. Co~missioner Chitiea asked what type of athletic facilities are planned. Ms. Sundell remarked that would depend on the availability of money. She said they need a stadium. Com~issioner Chitiea expressed concerns about health factors with the proximity of the freeway. She was also concerned about access to the site and traffic, parking, light, and noise impacts on the surrounding residential Planning Commission Minutes -12- April 14, 1993 area. She thought the noise from the freeway would cause the loudspeakers at the stadium to be set at a higher decibel setting, which would further impact the neighborhood. Ms. Sundell thought the 53 acres would allow them to provide adequate parking on site. Commissioner Vallette asked if Cal-Trans will have a frontage road. Ms. Sundell said there had been indications they will. Commissioner Vallette asked if access to the school would be off East Avenue. Ms. Sundell confirmed it would. Commissioner Tolstoy asked how the school district felt about purchasing property against the freeway where there will probably be design changes. He noted that East Avenue is currently a big question mark with Cal-Trans and he thought Cal-Trans design changes may make the property undesirable. He asked if emergency access to the site had been considered. Ms. Sundell observed that the state reviews emergency access issues very carefully. She felt they could meet the necessary requirements. It was the consensus of the Commission to direct staff to further study the issues and prepare a more detailed report for April 28, 1993. , , , , The Planning Commission recessed from 9=05 p.m. to conduct a workshop on Pre- Application Review 93-04. The Planning Commission reconvened at 9=50 p.m. , , , , DIRECTOR'S REPORTS H. FISCAL YEAR 1993/94 ENGINEERING'S CAPITAL IMPROVEMENT PROJECTS Mike Olivier, Sr. Civil Engineer, presented the staff report. He commented that Project BT 93-02 had been deleted because of a shortage in the General Fund. He said that on Project ST 92-09 the undergrounding is shown as $4 million from developer in-lieu contributions, but it is unrealistic to assume that the City will get that much done in one year. He said it is uneconomical to do the utility undergrounding unless the fees can be combined into a large project. Commissioner Melcher noted that during the last year's budget review, the Planning Commission had expressed concern about Church Street west of Haven Avenue and the completion of Milliken Avenue. He asked if there was any news about those projects. Planning Commission Minutes -13- April 14, 1993 Mr. Olivier stated that an emergency project to save the existing pavement had been done on Church Street about two years ago and to widen to four lanes would be rather expensive because it would get into the levy of the San Bernardino County Basin. He said it was felt that with the limited funds available Church Street is not as high of a priority as some of the others, such as Carnelian. He noted that on Carnelian there is major flooding and the pavement is deteriorating. Con~nissioner Melcher stated he understood there are priorities, but it would help the Commission in understanding better if the 7-year plan were available. Mr. Olivier stated Engineering had been working on a 5-year plan, but under Proposition 111, which provides state funding, the Congestion Management Program was set up requiring a 7-year plan. He said they are currently working on the 7-year plan and it should hopefully be done in two months, at which time the Planning Con~nission would see it. He said with the recession, the projects are slipping behind because of lack of money. Con~nissioner Melcher stated he had heard reports on three separate occasions regarding the Metrolink station and he objected to the fact that the Planning Division seemed to be out of the planning loop. He said he had heard that funding for Milliken between Foothill Boulevard and.Arrow Route will likely be 'forthcoming as part of the Metrolink station. Mr. Olivier said that is possible. He said a lot of projects could be placed in the Project Summary hoping to secure funding, but generally they put in items only where they feel there is chance of funding as compared to other cities. Commissioner Melcher said he was just trying to find out if there is something new in the works. Mr. Olivier said he had heard money may come from SANBAG if the City goes with the commuter rail station in that area. Shintu Bose, Deputy City Engineer, said Rick Gomez, Con~nunity Develo~nent Director, is talking with SANBAG and there is a chance the City may receive $1.3 to $1.7 million to finish Milliken. He said the proposal is to be presented to the SANBAG Board later this month. Co~missioner Melcher noted that he thought the thinking is that the Rancho Cucamonga Metrolink station is expected to take a fairly heavy load of commuters from the high desert who would be expected to exit the 215 at Foothill and need to find a convenient route to the station. Mr. Bose said that was correct, but there is no guarantee of funding as yet. Commissioner Melcher observed that a traffic signal is proposed for San Bernardino Road and Archibald. He noted that would make two signals between Foothill and Church and he questioned if that was not rather close spacing. Planning Commission Minutes -14- April 14, 1993 Mr. Bose agreed it is close spacing. He said it is preferable to have a distance of 1,000 feet between signals to have better coordination, but some problems have been experienced at that intersection. He thought timing coordination could be set to work with the Foothill signal to avoid a stacking problem. Commissioner Tolstoy felt that as there are limited funds for signals, the money may better be spent in an area where there is no nearby signal. Commissioner Vallette asked if the proposal is based on the number of traffic accidents that have occurred at the intersection. Mr. Bose stated it is based on the traffic. Commissioner Vallette felt it is difficult to exit from San Bernardino Road onto Archibald. Commissioner Tolstoy stated he exits from San Bernardino Road quite frequently, and he does not think it is a problem. Commissioner Melcher asked if the addition of a north bound right turn lane from Base Line Road to Archibald Avenue is to be accomplished by restriping the existing lanes. Mr. Olivier said an additional lane will be added. Commissioner Melcher asked the chances of ever improving the conditions for northbound traffic at Foothill Boulevard and Archibald Avenue. Mr. Olivier said that would cost approximately $1 million to acquire right-of- way and work through Cal-Trans. He said staff has considered it, but it is not in the budget because it could not be funded and it was felt that the project would not rate high enough to secure state or federal funding. Commissioner Melcher thought the construction of Haven Avenue improvements between Foothill Boulevard and Base Line Road was in the current year's Capital Improvement Plan. Mr. Olivier said it is in the current year's budget, but it is contingent upon Measure I funding and requires the construction of the storm drain to dump into Deer Creek. He said that requires approval of County Flood Control and the Corps of Engineers. He said the drainage project has been redesigned several times. Commissioner Melcher asked about the section of Haven Avenue north of Base Line Road. Mr. Olivier stated that would also be funded from Measure I funds. He reported it is necessary to have designated streets to qualify for Measure I funds and the City's has designated Haven Avenue. He said that construction would be in the second 5-year phase of Measure I. Planning Commission Minutes -15- April 14, 1993 Con~nissioner Melcher asked why there is still money budgeted for construction administration for the Arrow Route bridge widening at Cucamonga Creek, as the project is essentially finished. He said last year he had been told the money budgeted at that time was to wrap up the construction administration. Mr. Olivier responded that the City is still trying to wrap up the paperwork for the project, such as the as-built drawings. He said it was financed by federal money, but it was administered through Cal-Trans. Commissioner Chitiea expressed concern about the curve on Carnelian between San Bernardino Road and Base Line Avenue. Mr. Olivier said the design is almost done. He said efforts will be made to try to flatten out the curve to get a bigger radius but it will take some right-of-way on the east side and the landscaping will all have to be redone. Commissioner Tolstoy thought that had been done once before. Mr. Olivier said the street had been rehabilitated but the curve was not moved. Mr. Bose stated there had been restrictions on the .right-of-way the last time the street was worked on. He said there is currently a 500-foot radius curve and the City would like to design it for 45 mph which requires an 1,100-foot radius. He said that will encroach on some of the back yards on the east side of the street. Commissioner Tolstoy asked if the Lemon Avenue Storm Drain from Lower Alta Loma Channel to Amethyst will relieve the problem on Amethyst below 19th Street and if it would include anything going through the trailer court. Mr. Olivier said it is not the ultimate solution but it will cut off the water coming down from the north. Commissioner Tolstoy said that before the intersection at Amethyst and 19th Street was reconstructed, the area was impassable whenever it rained. He said there is no longer a problem at the intersection, but the water now flows rapidly down Amethyst. Mr. Olivier said the Lemon drain was scheduled to be the next one before the recession hit but the drainage fees are not coming in. He noted that most of the money in the budget is from gas tax money which must be used for street improvements. He indicated drains can be constructed in connection with the street work. He said storm drains have not been built by the City in the last two-three years. He said the ultimate solution for preventing runoff from entering the trailer court would be to build the Cucamonga storm drain east from the Thomas Winery to Hellman ($3 to $4 million) and then on to Amethyst and north on Amethyst ($4 million). Mr. Bose said that is master planned. Mr. Olivier said the Lemon Drain will help. Planning Commission Minutes -16- April 14, 1993 Commissioner Tolstoy asked why the City is spending money on improvements at the Alta Loma Basins. He asked if that wouldn't be County Flood Control. Mr. Bose said there is money left in the assessment district that cannot be used anywhere else and it will be used to clean out the debris from the Alta Loma Basins so that they will be able to handle a 100-year storm. Commissioner Tolstoy asked who would put in the pipe in Haven Avenue improvements from Base Line to Highland. Mr. Olivier reiterated that Haven Avenue has been designated for Measure I funding. He said currently Measure I is in the third year of the first 5-year phase which brought in enough money to hopefully finish to Base Line Road. He said the second 5-year phase will mean new funding allotments. He stated the City plans to use that money to continue widening Haven north of Base Line with the drain on the west side. He said if the City reaches the area by the 1-30 before Cal-Trans, the City will continue building the underground storm drain to future Highland. Commissioner Tolstoy asked if that would include money to complete the median in Haven Avenue. Mr. Bose stated that Haven is a state highway, and the street will have to be transferred to the City before the median can be constructed. He said that the City will push Cal-Trans to allow the median once the next phase of Measure I money is allotted. Chairman McNiel asked who is responsible for installing bus stops. Mr. Olivier stated the City has pull-over lanes in the design but it would not include bus shelters. Chairman McNiel noted there is no facility for the people to stand under. He asked if anything will be constructed south of Foothill Boulevard on the west side of the street. Mr. Olivier stated money is in this year's budget to go as far north as Foothill Boulevard. He said they would not be putting in a permanent bus bay because it is adjacent to developable land but they will put in a temporary one. Chairman McNiel asked if there is a possibility of putting in a temporary right-turn lane from eastbound Foothill Boulevard to southbound Haven Avenue. Mr. Olivier stated when the project was first designed the City had hoped to do so, but the cost of purchasing the land and the construction costs made the project too expensive. He said the City had backed off and will wait until the land is developed. Chairman McNlel asked if the City will be adequately funded to maintain the existing streets. Planning Commission Minutes -17- April 14, 1993 Mr. Olivier acknowledged that as the City ages, more streets have to be resurfaced. He said the City is investigating new products and methods to reduce costs. Commissioner Melcher noted that the current budget calls for $700 thousand to rehabilitate local streets and he felt those costs will escalate enormously. Mr. Olivier affirmed that is not enough money. He said 4th Street will cost millions of dollars and widening is not even needed. Commissioner Tolstoy asked what has held up the widening of 19th Street. Mr. Olivier replied the City has been trying to get a permit from Cal-Trans for the last three years. He also said that project reports to Cal-Trans are not required for smaller projects so in the past smaller portions have been done at a time to lessen the administrative time and costs. Mr. Bose stated there are some projects in the Capital Improvement Plan that are based upon the City's expectation of some funding that may come from the state or federal governments, so items appearing in the plan may not be funded. , , , , COMMISSION BUSINESS K. DISCUSSION OF HILLSIDE DEVELOPMENT ORDINANCE REVISION WITH REGARD TO BALANCE OF WORK PROGRAM Nancy Fong, Senior Planner, presented the staff report. Commissioner Melcher recalled there had been discussions regarding the effect that strengthening the ordinance could have on diminishing the number of sphere properties willing to come into the City. Con~nissioner Vallette said she was concerned about subdivisions obtaining approvals and later selling off the lots for custom homes. She felt that the individual lots should have to build to harmonize with the architectural theme that was established for the subdivision. She asked that some sort of restriction be placed on the parcel map to meet that desire. Chairman McNiel felt that an individual who buys in a high-end tract is decidedly different from someone who buys a lot and builds a house. He thought an individual who purchases a lot to build a house generally has their own ideas on what the house should look like. He thought perhaps guidelines might be established for materials but he did not feel it would be appropriate to dictate architectural styles. Commissioner Vallette remarked that the City is getting large homes on half acra parcels and she did not feel it looks good if the architectural styles don't meld. Planning Commission Minutes -18- April 14, 1993 Co~nissioner Tolstoy felt that owners of custom lots should not be restricted on style. Commissioner Vallette remarked that the Commission puts in a lot of time and effort reviewing projects and the Commissioners would never allow a colonial style house adjacent to a Spanish style one. Con~nissioner Tolstoy noted that many older areas, such as Beverly Hills, have homes which are all architecturally different but look good. Commissioner Vallette thought the homes in Beverly Hills are far apart. Commissioner Tolstoy said that many are very close together. He remarked that Red Hill has some very neat houses which the Commission would probably not allow to be built. He opposed trying to control the architecture. Chairman McNiel felt Con~nissioner Vallette's point was valid in that perhaps some limitations should be applied in terms of materials. Commissioner Melcher suggested that perhaps when an approval of a tract includes design approvals of houses, the developer could provide a listing of key features of the development which set the overall character (i.e., roof pitches, exterior stucco walls, etc.) and those characteristics could be general characteristics required if the tract later goes to custom lot sales. Commissioner Chitlea remarked that what Commissioner Vallette was saying made sense from one point of view in that harmony is desirable. She thought Commissioner Tolstoy's interest in diversity is also important. She felt the problems being experienced are less from the diversity of styles than from the end product--quality of materials, attention to detail, footprint, eaves, materials, etc. She said that many of the homes look they have been designed by the homeowner rather than an architect. She suggested that the Commission may wish to establish standards regarding roof pitch, separation from adjacent properties, the type of architectural detailing found in tracts, massing, and siting on the lots in relation to what is adjacent. She did not feel architectural harmony can be required when there are individual designers. She noted that if you indicate you want all stucco, there could still be some very pretentious places with no form or substance. Commissioner Tolstoy agreed that a lot of what is being built is nouveau riche, with people with no taste placing the largest house possible on a small lot. Commissioner Vallette felt guidelines could be established to get less of the overall garishnasa. She felt that Commissioners Chitiea and Melcher had put forth good ideas. Commissioner Melcher suggested that the Commission may wish to require that custom homes be designed by architects. Comissioner Chitlea agreed that may be a start. She suggested there may be an alternative design review process required for approved tracts which have been sold off as custom lots. Planning Commission Minutes -19- April 14, 1993 Commissioner Vallette felt that was a good direction Cor~nissioner Chitiea felt the alternative design review process may even be through staff. Commissioner Vallette wanted the custom homes to be the same level as that expected of normal subdivisions. Commissioner Chitiea agreed that should be the very least expectation. Commissioner Tolstoy felt a person should be able to design their own house. Chairman McNiel thought that a person who designs their own house only develops the ideas and then needs a structural engineer and/or an architect to make it work. He did not feel a layman would be able to design and build their own house without such assistance. Commissioner Tolstoy stated he had personally designed and built three houses. Commissioner Vallette stated she felt comfortable with the comments made by Commissioners Melcher and Chitlea. She asked that when a project is approved, a condition is added to require certain restrictions if the lots are sold off as custom lots. She felt the restrictions should incorporate roof pitch, architectural elements, and massing that would relate to the approved subdivision map so that characteristics of the approved subdivision would be incorporated into the custom home. Chairman McNiel stated that Commissioner Melcher had been talking about elements and materials which would be more restrictive than what Commissioner Chitlea was talking about setting standards for the massing, roof pitches, and quality while allowing freedom in the design. Commissioner Vallette felt freedom could be allowed for creativity so long as there is harmony. Commissioner Tolstoy stated that would preclude someone from building a batten board or river rock house on a lot where stucco houses had been approved. Commissioner Vallette felt it would be acceptable only if it would meld architecturally. She thought guidelines should be established to preclude the construction of houses that don't fit into neighborhoods. Commissioner Melcher agreed it is a problem because the more you try to legislate things the more complicated they become. Commissioner Tolstoy opposed the idea. Commissioner Melcher did not feel such suggestions would be supported by the City Council. Commissioner Vallette felt it is a problem. She stated she had attended a Claremont Planning Commission meeting and they were trying to address the Planning Commission Minutes -20- April 14, 1993 problem of people buying lots in older established neighborhoods and putting a large stucco home on the lots. She felt Rancho Cucamonga is allowing similar situations on some of the prime real estate in the City. Commissioner Chitiea felt the actual design of the home is more important than the materials. She noted that Rancho Santa Fe was originally developed with the concept that all homes had to be ranch style, single story houses. She said today they are building homes of a different scale and character which are not necessarily diminishing the neighborhoods. Commissioner Vallette noted that the lot sizes are a lot different. Commissioner Chitlea felt a well designed Victorian could be placed in a neighborhood with a tudor if they are well done in terms of material and architectural design and details. Commissioner Vallette asked what could be established for controls. Commissioner Chitlea responded some sort of a design review process instead of restricting materials. She felt a river rock bungalow may fit beautifully. Chairman McNiel suggested the Commissioners think about the matter for a few weeks and workshop the idea. Commissioner Vallette felt the Commission should reach a decision on whether the issue should be dropped or if guidelines should be established. Commissioner Tolstoy asked that staff work on the Hillside DeveloIxnent Ordinance with regard to the previous suggestions made by Commissioner Melcher and himself. Then he felt the Planning Commission should look at it and determine what they felt the City Council would approve. Chairman McNiel felt the Commission should determine what they felt was right and then let the City Council determine if they agreed. Commissioner Tolstoy felt that the Commission may need to compromise in order to get a better ordinance rather than have it turned down completely by the City Council. He felt Commissioner Melcher and he had identified some areas that staff can work with that will improve the ordinance. It was the consensus of the Commission that staff make the proposed revisions and the Hillside Development Ordinance then be returned to the Planning Commission for further deliberations. Commissioner Chitlea stated she felt the Design Guidebook should also be a high priority. Commissioner Vallette agreed that the Design Guidebook is important and stated it deals with the same issue. It was the consensus of the Commission that the Hillside Development Ordinance revisions should take precedence over the Design Guidebook. Planning Commission Minutes -21- April 14, 1993 Motion: Moved by Melcher, seconded by Vallette, carried 4-1 with Melcher abstaining to continue beyond 11:00 p.m. I. TRANSITION OF DENSITY FOR RESIDENTIAL PROJECTS J. RESIDENTIAL DEVELOPMENT - VARIATION IN LOT SIZES Chairman McNiel suggested that the matter be continued to a workshop. Motion: Moved by Vallette, seconded by Melcher, carried 5-0 to continue Items I and J to a workshop on May 5, 1993. ADJOURNMENT Motion: Moved by Melcher, seconded by Chitlea, to adjourn. 11:25 p.m. - The Planning Commission adjourned. Planning Commission Minutes -22- April 14, 1993