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HomeMy WebLinkAbout02/27/2013 Planning Commission MinutesCITY OF CHULA VISTA MINUTES OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA 6:00 p.m. Date: February 27, 2013 CALL TO ORDER: At 6:01 p.m. ROLL CALL / MOTION TO EXCUSE: Members Present: Anaya, Calvo, Livag, Moctezuma Members Absent: Spethman, Vinson Council Chambers 276 Fourth Avenue Chula Vista, California MOTIONS TO EXCUSE: Commissioners Spethman and Vinson had contacted the Chair and requested to be excused from tonight's meeting MSC (Livag / Anaya) to excuse Commissioners Spethman and Vinson. Motion carried. PLEDGE OF ALLEGIANCE AND MOMENT OF SILENCE: OPENING STATEMENT: Read into the record by Chair Moctezuma APPROVAL OF MINUTES: February 13, 2013 Approval of minutes tabled due to insufficient quorum PUBLIC COMMENTS: No public input CONSENT ITEMS: None 1. PUBLIC HEARING: PCM -12 -19 Consideration of amendments to the Eastern Urban Center (EUC) Sectional Planning Area (SPA) Plan and associated regulatory documents, for 207 -acres of land in the Eastern Urban Center of the Otay Ranch Planned Community. Background: The Applicant, SLF IV /McMillin Millenia JV, LLC (McMillin), filed an application to amend the approved EUC SPA Plan, and Form Based Code (FBC) to change the minimum building height within certain EUC Districts and to redistribute the land use mix (residential and commercial) within various EUC Districts. McMillin is requesting the changes in response to current market conditions affecting the first phase of development. Planning Commission Minutes February 27, 2013 Page -2- Patricia Ferman, Landscape Planner II and Jeff Steichen, Associate Planner, gave a PowerPoint presentation to the Commission. The presentation included the following information: The project is a request to amend the approved Eastern Urban Center SPA plan and Form Based Code in order to change the minimum building height and redistribute the land use mix within certain Districts of the EUC. McMillin is requesting this amendment in response to current market conditions affecting the first phase of development. The site is located east of SR -125 and Village 7, south of Birch Road and the Otay Ranch Town Center, west of Eastlake Parkway and Village 11, and north of the future extension of Hunte Parkway and Village 9. The entire EUC, also known as Millenia, includes approximately 230 acres with McMillin owning approximately 207 acres. The site is vacant and the grading of the first phase is expected to start in the spring or summer of this year. One of the slides showed the site subdivided into 10 Districts. Most of the proposed changes involve Districts within the first Phase of Development. These are Districts 2,3,7,10, and the Business District 4, representing approximately 89 acres out of the 207 acres. Most of trhe requested changes affect the eastern portion of the project and slides were presented to show a visual picture of the areas. Slides were presented that showed the Existing Site Utilization Plan compared to the Proposed Site Utilization Plan. The applicant (McMillin) is requesting to amend the Site Utilization Plan to change District 7 from mixed use to residential by removing the requirement to construct any non- residential within the District. This would be accomplished by transferring square footage from one District's low and target areas to another low and target areas. The exception to this is that 400,000 sq. ft within the "high" area would be reduced to "0" with no transfer to another district. Further slides were shown that addressed the transfer of units regulated by the Form Based Code which are entitled "Intensity Transfers ". Currently this section requires that any reduction in intensity in any district must be met with a corresponding increase in another district and vice versa. The amended language being proposed would only require such transfer in the case of the square - footage or unit count within the "low" and "target" intensities. Reductions in the "high" intensity would not require a corresponding increase in another district. In addition, the Site Utilization Plan would also be amended to delete the note stating that District 10 may be an alternate site for the elementary school. This is based on a letter from the Chula Vista Elementary School District indicating that lot 26 in District 9 is acceptable as the site of the elementary school buildings. The next slides presented referenced District Regulations and Design Guidelines. Provisions contained within the Form Based Code would be amended not only to reflect the changes in the land use mix, but also to allow changes in building heights for lots fronting along Eastlake Parkway. Specifically, the applicant is requesting to allow construction of two -story structures within the middle portion of the site fronting along Eastlake Parkway — which is currently specified as 3 -story. In other Districts, the minimum building height would be increased from 2 stories to 3 stories. Slides showing the existing and proposed changes were presented. Planning Commission Minutes February 27, 2013 Page -3- Next, the presentation concentrated on the Regulating Plan for all lots within the EUC. It was explained that in order to avoid any negative visual impacts caused by a lowering of building height, additional requirements would need to be met in order for the City to allow this height reduction. These would include enhanced architectural treatments so as to avoid a continuous 2 -story roof line. Slides providing examples of these enhancements were shown to the Commission. Staff Recommendation: That the Planning Commission adopt Resolution PCM 12 -19 recommending that the City Council: 1) Approve the Addendum to the Final Second Tier Environmental Impact Report, EIR 07 -01 (IS -13 -001); and 2) Adopt a Resolution to amend the SPA Plan, and an Ordinance to amend the Form Based Code. Public Hearing Opened. Todd Galarneau, representing the Applicant, SLF IV /McMillin Millenia JV, LLC (McMillin), spoke in support of the project and stated he was there to answer any questions the Commission might have. • Public Hearing Closed. Commission Discussion: There was none MSC (Livag /Anaya) (4- 0 -2 -0) that the Planning Commission adopt Resolution PCM -12 -19 Motion carried with Cmrs. Spethman and Vinson absent Director's Comments: Ed Batchelder gave a briefing on upcoming agenda items for the Planning Commission to be presented over the next two months. Commission Comments: There were none Meeting Adjourned: At 6:23 to a regular meeting on March 13, 2013 Respectfully Submitted, t Patricia Laughlin Secretary to the Planning Commission Minutes Approved: 04/24/2013 Spethman /Livag