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HomeMy WebLinkAbout04/23/1990CITY OF DIAMOND BAR MINUTES OF CITY PLANNING COMMISSION APRIL 23, 1990 The Planning Commission of the City of Diamond Bar convened in a regular session at 7:00 p.m. in the Walnut Valley School District Board Meeting Room, 880 South Lemon Street, Walnut, California. PRESENT: 5 COMMISSIONERS: Grothe, Lin, Vice Chairman Harmony, and Chairman Schey ABSENT: 1 COMMISSIONER: Kane ALSO PRESENT: Bill Curley, Assistant City Attorney Ron Kranzer, City Engineer Dennis Tarango, Acting Planning Director Robert Searcy, Assistant Planning Director Dawn Anderson, Planning Technician MINUTES: Chairman Schey asked the Commission to consider the Minutes of April 9, 1990. Motion was made by Commissioner Grothe and seconded by Vice Chairman Harmony to approve the minutes. MOTION CARRIED unanimously. MATTERS FROM THE PUBLIC: '' II There were none. CONSENT CALENDAR: l { 1. City Council Minutes - meeting of April 3, 1990. 2. Approval of Resolution for Denial and recommendation to the City Council concerning Tract'45290 and'Oak Tree Permit 89549. 3. Request for time extension on Zone Change/Conditional Use Permit 87-502-(1). Motion was made by .Vi a Chairman Harmony and seconded by Commissioner Grothe to a rove the consent calendar. MOTION I pp CAR n I, CARRIED unanimously. Motion was made by Commissioner Grothe and seconded by Vice Chairman Harmony to hear Section III Item No. 3 before Item No. 1 1 on the Agenda. MOTION CARRIED unanimously. PUBLIC HEARINGS: P� �3e- 555 Grp r1-rL��rA %o I. Cv P c9g- 55<5' 1. Zone Change/Conditional Use Permit 88-555. A Zone Change from A-1-15,000 (Light Agricultural - 15,000 square foot min. lot size) to C-3- DP -BE (Unlimited Commercial - Development Program - Billboard Exclusion) and Conditional Use Permit to allow a 100 room hotel on 2.3 acres. The site is located at 1035 1/2 Banning Way, Diamond Bar, Ca. The applicant has submitted a letter requesting a continuance of the project to May 14, 1990. It is staff's recommendation that the continuance be granted. Public Hearing was opened. s Art Fritz, Larkstone, Diamond Bar, inquired as to the status of the project. Rob Searcy stated that the applicant has submitted a landscape plan and a tentative site plan. These show the redesign of the project. The hotel is intended to be basically the same size with 100 rooms. The landscape plan outlines the vegetation that will be located on the plan. Staff is now waiting for the colored renderings for the site. Mr. Searcy stated that the applicant's reason for asking for a continuance was that the renderings have not been completed on schedule. Mr. Fritz also asked if there was any intent to require the applicant to provided market studies showing whether this project is economically viable. Mr. Searcy stated that this was not a requirement of the Commission at the, last meeting. Vice Chairman Harmony stated that the Commission has discussed it and it is a may subject that be discussed at the next Y meeting,but has not been established as a formai request. Ii Motion was made by Vice Chairman Harmony and seconded by Commissioner Grothe to continue this project to May 14, 1990. I MOTION CARRIED unanimously. �I 11 2. Zone Change 90-0028. A Zone Change from R-1-6000 (Single Family Residential, high I density) to C -1 -DP (Restricted Business -Development Program) ) on 1.25 acres located at 21008 Lycoming St., Diamond Bar, Ca., on the Southeast corner of Brea Canyon Rd. and Lycoming. Commissioner Grothe removed himself from the Commission due to a conflict of interest with Zone Change 90-0028, Zone Change 90-0036 and Conditional Use Permit 89-440. 2 177`777-17-7-- There is currently a single family residence located on the property. The adjacent zoning consists of C2 -BE, AM -PM mini- market; R3, condominium complex; MPD, wholesale manufacturing outlet; C1 -CP, Child care center; RA -8004, backs to Brea Canyon and M1 -DP, RV storage and sale center. The previous zone change request was to change the zone to C3 (Unlimited Commercial). This request has been revised. The applicant is requesting a change of zone to C1 -DP. At this time there is no specific development plan. Due to the location of the site and the surrounding zoning, staff recommends approval of the zone change. Vice Chairman Harmony asked staff to briefly discuss the differences between C1 and C3. Mr. Searcy stated that C1 is a Restricted Commercial zone and with the Development Program overlay, any project that is developed at this site will be very restricted. The project will be required to come back before the Planning Commission for thorough review. All concepts of the old plan will be approved as to that time and follow that purpose. C3 is an Unlimited Commercial zone which means that any type of commercial project, upon approval, could apply to be located at that site. Public Hearing was opened. Gary Miller, 2505 Indian Creek Rd, Diamond Bar, applicant, stated that when.the project was originally presented to the County, the County requested the C3 zoning for the project. This was to create a zone consistent with freeway -oriented businesses. The applicants will be using the site for their offices and the C1 zoning is what they originally requested. This project will be developed in the Gateway Center which has restrictive CC&R's that will put the project in compliance and will be required to go'before the Commission for review. Those in opposition. There were none. Public Hearing was closed. Chairman Harmony i n stated that the resolution is declaring a negative declaration. He is not opposed to this but he doesn't want to imply that the Commission can not discuss those issues when the Development Plan is presented to them. He has discussed with the City Attorney the possibility of adding language to the resolution that will clarify this and asked the Commission for their opinion. I i,l 3 IIID'fl`1,I. 77 Bill Curley stated that on Page No. 2 of the resolution, Paragraph No. 4 the concern is the definition of the word "project". Under the CEQA definition, the resolution has been prepared for the change of zone, not the physical development project that will come at a subsequent time. He suggested the possibility of adding a Statement No. 4 to the Recital section of the resolution stating that the sole project being considered by this action of the Planning Commission is the change of zone action. No approvals or consideration of subsequent development are granted hereby. This will narrow the resolution down to the change of zone. Motion was made by Vice Chairman Harmony to approve Zone Change 90-0028 with this amendment to the resolution. Mr. Curley stated that the resolution is actually an ordinance because the Council is the legislative body that makes the final decision. The Commission makes a recommendation to the Council. The heading on the Resolution should be changed to read A Resolution of the Planning Commission of the City of Diamond Bar, California recommending that the City Council approve Zone Change 90-0028. t Vice Chairman explained that his concern was based on the language of the resolution. It is declaring action on a negative declaration for the project and he is not prepared to do. i Commissioner Lin seconded the motion made by Vice Chairman Harmony. MOTION CARRIED unanimously. 3. Zone Change 90-0036 and Conditional Use Permit 89-440. A Zone Change from M -1 -DP -BE (Light Manufacturing - Development Program - Billboard Exclusion), and a Conditional Use Permit to allow a 3 story hotel 135 room hotel, a 200 seat restaurant, a 70 seat fast food restaurant with drive through, two retail shop buildings totaling 21,000 square feet, and three signs in excess of ,six feet above grade. The site is located on the east side of Brea Canyon Road between Interstate 60 and Lycoming St. Diamond Bar, Ca. 4 The property is surrounded by residential, day-care, wholesale manufacturing, AM -PM mini -mart, condominium complex, and 81- 6000 residences. The site is approximately 7.54 acres and proposes one access onto Brea Canyon. On the original application the center proposed a time of operation from 9 a.m. to 1 a.m. with a 24 hour hotel operation. The applicant has notified staff that they would like to request an extension of these hours f rom 6 a.m. to 1 a.m. Staff finds the uses of the site to be very compatible. Landscaping is in excess of the 10 percent required. The applicants are proposing a 3'6" wall bordering the flood channel. Along that wall it has been proposed to plant 12 foot to 15 foot pine trees that will grow to a height of about 25 feet. The selection of these trees is to give the surrounding residential area additional privacy. The site also proposes 2 freeway -oriented signs in excess of 40 feet, 3 monument signs and a directional sign for hotel. The traffic report dealt with the intensity of the site with three fast food establishments. Based upon the revision of the site plan and the intensity, there is an addendum included in the Commission packet that identifies the decrease in' traffic that will be created and the mitigating,, conditions which will ease the impacts of traffic along Brea Canyon Road and Lycoming. Based l upon the revised site plan and the revision of'the zone change to C1 -BE, staff feels that this project is in line with present usage and recommends approval. Vice Chairman ;Harmony felt that the traffic study was very informative and well done. The applicant is proposing to install a signal adjacent to the off -ramps. 'Reference was made to a third lane which will help people to exit the hotel parking lot and cross the street on a left turn and enable the cars to make a right turn onto the f reeway. . He asked Mr. Kranzer to explain to the Commission exactly how this is proposed to work. Mr. Kranzer stated that the traffic entering onto the freeway will have free right turn movement when possible. It is not uncommon to incorporate a left turn movement to enter onto a west bound freeway on-ramp. This intersection and the signal at the mid -point between the two other signals will have to be approved. ,All the signals in the general vicinity will have to be provided with some type of inter -connection. This will have to be discussed with the State. Grand Avenue opening to thee east will have a significant affect on the traffic on Brea Canyon. The effect will be a reduction in traffic. 5 �__�-_, �.�.�,�- ,_. �.e.-,�,�1—--�_...,•.,�nwwdw.,e,u.�auwwW�;ww6�:W4.s'.,--. _-. � _. _ Z i -' Vice Chairman Harmony stated that the traffic study indicates that this intersection has been cited as LOS (Level of Service) rating of D; "A" being the best and "E" the worst. Mr. Kranzer explained that the proposed improvements are projected to maintain the current LOS D. Without these improvements there is a possibility the LOS rating will drop to E. Vice Chairman Harmony asked Mr. Kranzer to explain the phasing of signals and who will be responsible for the financing. This will have to be coordinated with Cal -trans. Mr. Kranzer stated that this will involve a program connecting the signal system at the proposed site and the system on Lycoming. This will identify the 'movements of the area. The system on Valley will be traffic actuated and cause the information to be feed into the system and the signal will be able to adjust for the peak hours based on a pre-program. Currently it is difficult to enter the RV sales lot. The phasing of signals will provide, at certain intervals, a free left turn movement that will not be in conflict with the other two movements. Vice Chairman Harmony asked Mr. Kranzer if he thought that, with the regulation of signals there would be enough control of the traffic that a left turn out of the project site, across lanes, to enter the on-ramp of the 60 Freeway will be achieved. Mr. Kranzer stated that a left turn will not be able to be made without a left turn arrow. Commissioner Lin asked staff to explain Item B on Page 4 of the staff report by illustrating it on the map. The applicant's engineer demonstrated this for the Commission. The traffic direction will be down,Brea rCanyon or out of the project to turn right onto the Freeway west -bound. Presently, parking is allowed along Brea Canyon and is used for the park - n -ride lot. These parked cars block moving vehicles from turning right and as a result the line of cars waiting at the light is longer. The applicant would like to restrict parking along the block between the entrance and the freeway on-ramp. Public Hearing was opened. l; T 6 ` Ken Spear, Cahan/Crisell Properties, the applicant, 362 West Mission, Escondido, stated that they are presenting a plan tonight that addresses the concerns that surfaced at the previous meeting. The applicants have reviewed the staff report and the conditions for approval and are in agreement with them except for a few minor points that they would like to discuss. Item No. 7 on the Conditions for Approval discusses the hours of operation. The applicants would like to revise this to reflect 6 a.m. to 1 a.m. Item No. 8 discusses the signage and staff's recommendation. Mr. Spear commented that, by omission, it stated that one of the freeway -oriented pole signs will be deleted from the approval. The applicant would like to re -instate both shopping center pylons signs as part of the approval. The last point that they wanted to discuss was the Engineering conditions. Item No. 1 restrict vehicular access onto Brea Canyon Road. The applicant wanted to clarify that the curb cut, as shown on the site plan, is an approved access to the project; otherwise, total access to the project is restricted. The applicants have met with the property owners that live in the area. The site plan indicates a heavy landscape screening along the north property line, along the flood control channel. This is intended to address the concerns of the residences across from the channel regarding parking lot lights, noise and visual barrier. In addition, they are w proposing a 3' 6" block wall which will impede headlights from vehicles heading in that direction. The major modification is that the applicants have eliminated two of the fast food restaurants which were originally proposed. _They are requesting only one fast food use. They have secured a letter of intent from a quality luncheon house restaurant to be located on one of the pads, replacing one of the fast food establishments. The third fast food establishment has been modified to be constructed as a retail building. They have also secured a letter of intent from a real estate office to occupy 4,000 square feet of the retail shop that will be located in the rear of the property. This is also a less intense use than the previous one in terms of traffic. Vice Chairman Harmony asked if the soils report was completed. Ken Spears indicated that they did have a complete soils report indicating that the applicants have to excavate and re -compact some of the existing fill on the property so that there is not any soils conditions that they are not aware of. Vice Chairman Harmony asked if this is an area that would be subject to liquefaction if there was an earthquake. The applicant stated that this information was indicated on the soils report. 7 r' - t Rock Miller, Principal Transportation Engineer for Basmaciyan- Darnell, Inc., Registered Traffic Engineer and Registered Civil Engineer, spoke. He stated that they are basically presenting a package that consists of five (5) improvements. 1. Obtaining an approved access condition to the site; 2. Approving the traffic conditions along Brea canyon Road. He feels that the Grand Avenue improvement will provide a substantial amount of traffic relief. He clarified that the right turn lane at the freeway on-ramp will not be a free right turn lane. This implies that you can turn right all of the'time. What is proposed is that cars will not be able to turn right when cars are turning -left from the other direction. However, a left turn arrow is proposed for the traffic coming from under the bridge and turn left to enter the freeway headed west -bound. Although this might take a long, time to accomplish, he is quite confident that this can be accomplished in the same time frame as the development of the buildings;, 3. Right turn signal for the on-ramp. This will allow traffic to turn right at the same time as through traffic or traffic entering the freeway on-ramp and the same time as left turn traffic onto the freeway; 4. He felt that it was essential for this project to have a signalized access for several reasons, i.e. due to the heavy traffic on Brea Canyon, left turns are difficult to make in or out of the project; and 5. He is also proposing some left turn improvements at Brea Canyon and Lycoming. The left turn volumes at that location is also very difficult. The previous proposal had slightly an excess of 5000 trips per day forecast. The current proposal has 3,600 trips per day forecast. He did not calculate the passer-by factor in the Traffic Addendum. Retail uses attract a fair amount of traffic that is already traveling on that street. This constitutes about 700 to 800 trips that are included in the traffic count. These will contribute to the need for a traffic signal at the site but does not represent new traffic on Brea Canyon Road. The Level of Service for :all the intersections in the corridor, which are currently unacceptable, is brought down to a LOS D acceptability. He also concurs with staff that the Grand Avenue improvements will further reduce these volumes. Chairman Schey asked if the reduction in the number of trips per day was a result of changing from fast food to retail. Mr. Miller indicated that this was true. Drive-in fast food restaurants are one of the most notoriously high trips per square foot of any land use that can be constructed. Fast food establishments also have a very high passer-by factor. The other significant factor to the reduction in trips, per day was that one whole restaurant pad was converted to general retail. This use is a significantly lower amount of traffic than fast food. 8 IIT1flC"TF11'-7 ,' Chairman Schey stated that he had a concern with coordinating this project with the project that is proposed for the site located to the north. The problem that he foresees is that the property at the corner needs access. It wi 71 be difficult to receive access onto Brea Canyon with the access for this project located so close together. Lycoming is also very congested and it would be difficult to obtain access onto this street. He asked if there was a reason why they could not create an access for both properties at the property line. The Traffic Engineer indicated that this does present a problem. He stated that he worked with the applicant to locate the driveway site. There is a regulation on where left turn lanes may be placed. It is necessary to have left turn lanes on both blocks due to the heavy traffic. Vice Chairman Harmony asked if, with the phasing of signals, there be a problem of cars blocking the intersection. The Traffic Engineer stated that there will not be a problem. Vice Chairman Harmony asked if the metering of traffic entering the freeway will cause a back-up. The Traffic Engineer stated that he has not looked into this matter. Back-up would occur in the right turn lane onto the freeway, not the through lane. If traffic backs -up onto to the surface street, Cal Trans will then take care of the problem. Commissioner Lin asked if a right turn signal at -the off -ramp of the 60 Freeway and Brea Canyon Road was proposed. The Traffic Engineer indicated that this was correct. Commissioner Lin asked if this signal will cause traffic on the off -ramp to back-up onto the freeway. The Traffic Engineer stated that the signal should help the flow of traffic. There will be free right turns on the green -light and right turns permitted on the red light when it is safe to do so. Vice Chairman Harmony stated that the City of Industry would not allow a left turn signal for the Honda project due to the closeness to the freeway on -ramps. He asked the Traffic Engineer if he knew the reasoning for this. The Traffic Engineer did not know. Vice Chairman Harmony asked staff to come back to the Commission with more information on this matter. � 9 ISI' -_ �� F— �17— - „ 117"' 717q'77 ` Those in Favor of the Project. Joe Han, 826 1/2 Silver Fir, stated that when the project was first presented before the Commission, he spoke in opposition of the project. Since then he attended a homeowners meeting conducted -by the applicants. At this meeting the homeowners were able to discuss their concerns with the applicants. With the revised zone change and site plan, he is in favor of the project. He looked into a similar Marriott hotel and feels that the rates will not invite truckers. The traffic is stili an issue, but the applicant has been very thorough in their report. Those in Opposition of the Project. Sunny Martindale, was concerned with having four (4) traffic signals within a two block area. She was also concerned with, developing another hotel when, in her opinion,' -the Gays Inn is not able to keep their rooms full. She was concerned with cars not being able to turn' into existing development along Lycoming if the traffic 'flight is installed. She was concerned with cars Backing -up to the freeway while waiting to turn into the site. She was also concerned with Diamond Bar eventually being overcrowded with development thus creating a deterioration of the City's appearance. Claudia Yeager, Dryander', stated that she is not completely against the project after review of the revisions, but she did have some concerns. She wanted to know if the zone change was approved, would there be a guarantee that the traffic signal will be installed? If the light is not permitted, will there be a provision for left turns? When the train passes by, this backs -up the traffic and needs to be considered.. She was in favor of the trees proposed to be planted along the flood control channel, but was concerned with the size of the trees. She wants some insurance that there will be immediate protection provided instead of planting small trees with the intention that they will grow and create a planting wall. Chairman Schey asked staff to verify the height of the wall along the flood control charnel Staff indicated that the wall is proposed to be 3' 6" wall. Robert Martindale, 1333 Rapidview, stated that he did not feel that Diamond Bar needs another hotel or even additional restaurants. He doesn't feel that adequate parking will be provided. He was concerned with the traffic and felt that the traffic improvements that have been proposed should not be contingent upon approval of the project. a � ✓ Janice Roller, 785 Windwood, stated that at the homeowners meeting with the applicant, the homeowners voiced their desire to see a family restaurant be developed instead of fast food restaurants. The applicants have revised their site plan to include this and delete 2 of the fast food restaurants. She felt that most of the homeowners speaking against the project were more concerned with their property not necessarily what is best for the area or the majority of the people's needs in that area. Art Fritz, Larkstone, stated that if the policy of Diamond Bar is to permit an owner of property to develop that property in the way that is most profitable to them, then the efforts put in to incorporate Diamond Bar are wasted. He did not feel that an owner of a piece of property had an absolute right to develop that property. He felt that the community has a,right to a development that is appropriate, high quality and consistent with the people that live in that area. Lewey Marshland, 850 Brea Canyon, owner of property, stated that he has been approached by several developers, but he feels that none of them would have done as well a job as the present applicants. They have done a thorough traffic study and have spent much time developing a project that will be pleasing to the community. Wayne Sant, Marriott 'Hotel, 3130 S. Harbor, Santa Ana, stated that the Marriott Corporation is excited about the new proposal. They feel that Knollwood is a high quality restaurant. They have performed a market study which has indicated that there is a need for another hotel. Robert Martindale, stated that there are several hotels that have been built along the freeway but he does not see them being occupied to their capacity. He was concerned if Marriott could not survive, that a hotel with lower quality might occupy this location. He was concerned with the future of this site. Claudia Yeager, stated that there are some homeowners who plan to stay in this area for a long time. They are not against this site being developed but are asking that the development is not rushed into; that the Commission consider each detail carefully. 11 k, F__ 'T -.F7 -_ �,_ � 11711777-7 r r Paul Ryan, 506 Acacia, Corona Del Mar, represents Mr. Marshland, the owner and Cahan Crisel, the developer. He stated that they have been developing this project for many years and have given much consideration to it. They have also conducted research regarding locating in the City of Diamond Bar. He felt that this situation was an example of the basic concepts of democracy, majority rule and minority rights. Our constitution gives us a basic set of perimeters on what can or cannot be done no matter what the majority feels. sunny Martindale, stated that she is not opposed to this site being developed, but if the market is already glutted with hotels then why does this property have to be developed now. She felt that the Commission should wait until the General Plan is completed to approve development like this which involves extensive review of traffic, etc. Dick Silva, Marketing Representative, stated that the applicants feel the timing of the project is critical due to the cost of land that has been presented to them. It is possible that two or three years down the road the cost of land that is available to them today will no longer be feasible for the hotel and the type of hotel users they are _! going to attract. As the cost of land goes up,. so will the price of the hotel rooms in order to support this cost. Diamond Bar will not be able.tosupport a hotel where the room rates are $116-120 a night. He stated that the applicants welcome suggestions from the residents as to the type of development that they would' like to see occupy the retail building. Vice Chairman Harmony questioned Mr.- Silva's statement indicating that the applicants probably could not afford this project if they waited a few years. There is a timeliness of buying land at current prices. 'Mr. Silva stated that the applicants looked at different uses ,including apartments. They talked to developers that represent apartment interests who looked at the cost implications of development in this area and the cost of property and several of them decided that it was not economically viable to put a project at this location. Before they started doing business with the Marriott Corporation, the applicants talked to several hotel chains. After they did a cost analysis, they determined that the local community and the supporters of the hotel could only justify paying a certain level of room price. As a result they had several hotel corporations 'walk away from this development. I -- 12 yam, J \y" Vice Chairman Harmony was concerned that this project is not economically viable due to cost of land. If the property values become excessive, this development might not be able to continue to operate. Mr. Silva stated that at this point and time the best use for this property is for the hotel use being proposed. As for several years down the road, he feels that the cost of property and development in this area may discount the possibility of having the type of use the community wants today. Ken Spear stated that by having Marriott as one of the tenants, the applicants are able to generate the types of rents on the front of the property to off -set what they have to subsidize in order for Marriott to locate their hotel on the site. He stated that -he felt that due to the freeway off - ramp location of the site, the site should be zoned C1. The Commission recently re -zoned a piece of property located to the north of this site to C1. This property was located further from the freeway than this property is located. Deanna Hoy, 1271 Blenarm, asked if the Traffic Engineer did the traffic study when the train was crossing the street. The Traffic Engineer stated that it was not a specific consideration in the traffic study but there are ways to prevent traffic from creating a gridlock, situation when a train passes by. Public Hearing was Closed. Vice Chairman Harmony asked who was going to pay for the phasing and installation of the proposed traffic lights. Ken Spear stated that the developer was prepared to pay for these costs. Vice Chairman Harmony asked that the Traffic Engineer come back with a memorandum explaining why the City of Industry did not allow a left turn light at the freeway on- ramp for the Honda Dealership site. City of Industry's policy on left turn signals located by freeway on -ramps. Chairman Schey stated that he felt that the reason why City of Industry did not approve a left turn signal at the Honda Dealership location had more to do with the City of Industry not having a need to address the Honda Dealership site in that it does not affect them. He stated that he is comfortable with dealing with the City Engineer and Traffic Engineer's recommendations on this project based on the circumstances surroundings this project without drawing analogies from other projects whether they have similarities or not. r 13 ,� 7 - r 11"x°"''° II",I '" P1'"ITS'"11 , L Secretary Tarango suggested that it might be more appropriate to direct our City policy to the City Engineer rather than the applicant's Engineer, Vice Chairman Harmony stated that he felt that the applicants presenting the project have the responsibility to do the research and to pay for this research to be done. He felt that the applicant's Traffic Engineer had done an excellent traffic study report. He could understand the engineer's statistics, the traffic flow movements, and he felt that the engineer's recommendations are brilliant, Mr. Curley stated that this would be asking the applicants to perform an analysis that isn't germane to their project. The applicant's engineer has prepared a study that has been reviewed by th'e City's Engineer. The City Engineer has reviewed the traffic report for the Honda Dealership and has approved the recommendations as he has approved a separate set of recommendations for this project. To ask the applicant's engineer to review a study done for a project that is remote from their own is not an appropriate request, Vice Chairman Harmony stated that he would like to stand by his request. Vice Chairman Harmony would like to see the eight (81) foot high wall reinstated. He does agree with staff's recommendation for only one .pole sign. The pole sign as proposed by the Chamber of Commerce to be fifty (5p') feet does seem excessive to him. The sign existing on the site now is approximately the same height as the proposed sign. Vice Chairman Harmony stated that this appeared to be a reasonable height. Staff indicated that the applicant is proposing to plant 12' to 15', 24 inch box trees for the landscape wall. Chairman Schey stated that he was comfortable with approving the project with the requirement that the issues that are still of concern such as signs and screening of flood control channel be brought back to the Commission, Vice Chairman Harmony stated that he was also concerned with the architecture of the buildings. Ken Spear indicated that they have taken some of the major elements of the Hotel and have incorporated them into the other buildings. The roofs are not red tile. Chairman Schey asked, under the Design Review Ordinance, if the Commission approves the Conditional Use Permit/Zone Change tonight, would this constitute approval under the Design Review Ordinance and would the applicants come back with further detail of the project. Secretary Tarango stated that under the Development Program zone, the Commission has the ability to look at the exterior of the buildings, grading, landscaping, arrangement of buildings, etc. Vice Chairman asked staff to look into the parking requirements per the Cc & R's for the site. Mr. Curley stated that if all the conditions are not met, the applicants will not be allowed to have occupancy granted. 14 Vice Chairman Harmony stated that he would like to see the applicant submit an economic feasibility study stating whether this project is viable at this time conducted by a private company hired by the City and paid for by the developer. He also asked for information on the flood plain for that area. Mr. Kranzer stated that the City has recently applied for a program of the Federal Insurance (FEMA) and the only area identified in the entire City of Diamond Bar as subject to a 100 year storm is the intersection of Lycoming and Brea Canyon Road. That identification was made prior to the recent approvement of the completion of the storm drain at that location. That area and all other areas of Diamond Bar are free of a 100 year storm. Vice Chairman Harmony asked for that report to be presented at the next meeting. He also asked for a report calculating the existing signs and comparing them with the proposed signs. Secretary Tarango stated that a survey was conducted with the Chamber of Commerce's interest in mind. Motion was made by Vice Chairman Harmony to continue Zone Change 90-0036 (Conditional Use Permit 89-440) requiring the applicant to come back to the Commission with the following items: signage report, economic study based on the point of view of the City. Wayne Sant stated that the consultants recommend levels of rate and occupancy and recommend a certain type of facility to meet the needs of the customer that they are targeting. If the hotel can survive given that level of rate and occupancy then the projects generally are successful, This is what Marriott's market study was based on given the rates and occupancies of hotels in the trade area and what the guests staying at those hotels were paying. He stated that he would look into Imaking this information available 'to the Commission. To employ a consultant to conduct an Market Study would be very costly. Vice Chairman, stated that he would like to see an economic report indicating the viability of this project. Lewey Marshland stated that he has spent a large amount of time looking at various types of developments and developers. He feels that Marriott, with its reputation, will be a development that will be able to remain. Vice Chairman Harmony continued to list those items he wished to require the applicant to bring back to the Commission. These included signage report, flood control report, site line study addressing the issue of privacy for the surrounding neighborhood. Chairman Schey stated that he felt that the issues raised by Vice Chairman Harmony were issues that would normally be addressed in the Design Review portion of the Planning Commission's review of the project. 15 _._..I-,, -- -_, „L_1,LI �­_, Mr. Curley stated that the Development Program presented to the Commission tonight mimics, to a great extent, the Development Review process. Most of the elements discussed are elements of the Development Program under 22-40.050 section of the code. He cautioned the Commission against approving the CUP subject to additional review of the design criteria. - Commissioner Lin stated that before a developer proceeds with a project they have to conduct a market study and then evaluate the land value to determine if the project will be feasible. She did not feel that the Commission needed to review a market study because if the project is not marketable the applicants are not going to go through with it. If the applicant could submit a report containing simple statistics, this should be sufficient to determine the feasibility of the project. Vice Chairman Harmony stated that in a free society investors make a determination of what is economically viable. Government also tries to insure that development is not constructed that will not survive. If the citizens of the community voice concerns towards a project, then he wants the applicants to provide the Commission with the same information that they have in order to answer the questions. Motion was made by Vice Chairman Harmony and seconded by Chairman Schey to continue the project to May 14th, requiring the applicant to come back with sign program, materials, colors and architectural for buildings, conceptual landscape plan, walls and screened landscaping along north boundary, site -line study, detailed parking plan and how it compares to the original proposal and a general report indicating the market studies from Marriott. Ken Spear stated that if they could receive approval for the site as to the uses, the applicants would be willing to come back to address the specific issues requested by the Commission. If the Commission is not willing to do that, then he asked them to render the best decision they can make tonight to enable them'to move onto the City Council. The Commission decided to review the whole project at one time. Vice Chairman Harmony asked that each person who spoke tonight be notified when this project is scheduled to come back before the Commission. Chairman Schey made a call to question on the previous motion. MOTION CARRIED unanimously. 16 e V ` ANNOUNCEMENTS: Vice Chairman Harmony sent a memorandum to the Commission members regarding asking Jones Intercable to televise the Commission meetings. Jones Intercable is available to do this. The Council is discussing implementing the same process. This will make the meetings available to those who can not attend. Mr. Curley advised the Commission to discuss this with the City Council. The Commission decided to discuss this at the June lith meeting. Commissioner Grothe suggested that the Commission follow a set of guidelines limiting the audience on the amount of time allowed to speak in reference to a project. ADJOURNMENT: There being no further business to come before the Commission, Motion was made by Vice Chairman Harmony and seconded by Commissioner and carried unanimously to adjourn the meeting at 10:30 p.m. to the next regularly schedule meeting of May 14, 1990 -31 to be held at the Walnut Valley Unified School District Board Room at 7:00 p.m. ATTEST :/� Dennis A. Tarango Secretary, Planning Commission I David Schey Chairman 1 17 - J - ------- -- -- -- ���'��7ISI ��! a,��=, _ .