HomeMy WebLinkAboutItem 1 - Approval of Minutesw(i
CHULAMSTA
Planning Commission
REGULAR MEETING OF THE CITY OF CHULA VISTA
PLANNING COMMISSION
Date: October 8, 2014 Council Chambers
6:00 p.m. Public Service Building A
CALL TO ORDER 6:00 p.m. 276 Fourth Avenue
ROLL CALL: Present: Commissioners Anaya, Fuentes, Fragomeno, Gutierrez Livag, Nava, and
Chair Calvo (recused herself at 6:20 pm)-
Absent: None
MOTIONS TO EXCUSE:
PLEDGE OF ALLEGIANCE AND MOMENT OF SILENCE
OPENING STATEMENT:
1. APPROVAL OF MINUTES
August 27, 2014
Motion to approve by Nava; seconded by Anaya
Motion passed: 4 -0 -3 -0 with Fragomeno, Fuentes, and Gutierrez abstaining
PUBLIC COMMENTS: None
Persons speaking during Public Comments may address the Board /Commission on any subject
matter within the Board /Commission's jurisdiction that is not listed as an item on the agenda.
State law generally prohibits the Board /Commission from discussing or taking action on any
issue not included on the agenda, but, if appropriate, the board /Commission may schedule the
topic for future discussion or refer the matter to staff. Comments are limited to three minutes.
CONSENT ITEMS:
The Planning Commission will enact the Consent Calendar staff recommendations by one
motion, without discussion, unless a Planning Commissioner, a member of the public, or staff
requests that the item be removed for discussion. If you wish to speak on this item, please fill
out a "Request to Speak "form (available in the lobby) and submit it to the Secretary prior to the
meeting. An item pulled from the Consent Calendar will be discussed immediately following the
Consent Calendar.
Planning Commission Agenda
October 8, 2014
Page -2-
PUBLIC HEARINGS:
The following item(s) have been advertised as public hearing(s) as required by law. If you wish
to speak on any item, please fill out a "Request to Speak" form (available in the lobby) and
submit it to the Commission Secretary prior to the meeting.
2. PUBLIC HEARING: PCZ -13 -01 Consideration of a Rezone to change the zone from Limited
Industrial (ILP) Zone to Apartment Residential (1113) zone. The site is
located at 3875 Main Street.
Applicant: Stone Creek Casitas, LLC
Project Manager: Caroline Young
INTRODUCTION
The project consisted of a Rezone application to change the zoning designation on a parcel
from Limited Industrial (ILP) to Apartment Residential (113). The R -3 zone would allow a 97 unit
apartment complex through the issuance of a separate Design Review Permit. The proposed
rezone will require City Council approval following a recommendation by the Planning
Commission. The 4.68 -acre project site is located at 3875 Main Street is west of Otay Valley
Road and 805 Freeway. The project site is comprised of one parcel located in the urbanized
southwestern portion of the City of Chula Vista.
BACKGROUND
Ms. Caroline Young, Associate Planner gave a presentation that consisted of changing the
zoning designation of a 4.68 acre parcel from limited industrial zone to ILP.
The project site was a vacant site along Main St. between Date Street and Hilltop Drive in the
southwest portion of the city. Surrounding the sites were single family homes, commercial and
industrial uses.
In the 2005 General Plan Update, the City Council approved the general plan designation
change from Limited Industrial (IL) to Residential High (RH), in expectation of the property
owners pursuing a future rezone and building a multi - family product on this site.
The General Plan designation of Residential High allows 18 -27 dwelling units per acres, for
which the R3 zone is appropriate for this type of use. Therefore, the proposed zoning
designation of R3 is consistent with the General Plan.
In addition to the Rezone, the applicant also submitted a Design Review, a Plan Sign Program,
and a Variance Permit that the city council would have to approve along with the rezone
following the Planning Commission's action tonight. Normally the Planning Commission would
act on these types of permits, but since the rezone ultimately has to be approved by city council
all the applications are being done through the consolidation hearing process.
Planning Commission Agenda
October 8, 2014
Page -3-
RECOMMENDATION:
That the Planning Commission adopt Resolution PCZ- 13 -01, recommending that the City Council
adopt an Ordinance approving the zone change, based on the findings and subject to the
requirements contained in the attached Planning Commission Resolution and City Council
Ordinance.
PUBLIC HEARING OPENED
David Danciu — Chula Vista resident spoke against the rezone. By changing the designation from
Limited Industrial (ILP) to Apartment Residential (R -3), in his opinion, it would impact the city
by:
• Loss of revenue from commercial and industrial business due to new residential units
being proposed.
• More civic services will be required than would be so for industrial properties.
• Loss of prospective employment for Chula Vista residents who will now have to travel
longer distances, which contributes to already congested freeways.
• Main Street is a heavily traveled road adding more residential will only add to it.
Kevin O'Neil- Developer /Chula Vista resident talked about the rezone and acknowledged that
businesses along Main Street have always been problematic. The product being proposed
hasn't been seen in the southwest portion of the city and he thought it would have a positive
effect. He appreciated Mr. Danciu's concerns about commercial and industrial businesses being
impacted, and informed him he has already submitted to the City a project of heavy industrial
on Main Street by Energy Way and Nirvana.
Steve Power, Principal Planner further explained that in 2005, the General Plan Update and the
General Plan designation for that site were completely analyzed from an industrial land
perspective as well as compatibility perspective. That particular point was included in the
General Plan Update, so the General Plan designation was already changed to Residential High
with the intent being when the project site were to be developed the applicant would change
the zoning.
PUBLIC HEARING CLOSED
Commissioner Comments /Questions
The Planning Commission discussed the project and understood Mr. Danciu's concerns over the
industrial aspect and how it will be impacted by the rezone of allowing residential. It was
suggested that some mitigation measures could be looked at along the property to the west
against the industrial to help minimize the impact. Overall, it was the consensus of the Planning
Commission because it meets conformance with the General Plan, and the unique location (on
the border of industrial and residential) it would be a good product. They recommended
approval of the project.
Planning Commission Agenda
October 8, 2014
Page -4-
ACTION: Motion to approve made by Anaya; seconded by Livag
Vote: 7 -0-
Chair Calvo announced that she would be recusing herself from items #3 and #4 and left the
meeting at 6:20 pm.
3. PUBLIC HEARING: PCC -14 -041 Consideration of a Conditional Use Permit to install, use,
and maintain an unmanned Wireless Communications Facility (WTF)
consisting of twelve (12) panel antennas mounted on a 45 -ft. high
antenna structure designed to resemble a pine tree (monopine) and
associated equipment located within the existing private park. The
site is located in the Planned Community- Community Purpose Facility
(PC -CPF) Zone, with a General Plan Land Use of Park (PK).
Applicant: Verizon Wireless
Project Manager: Caroline Young
INTRODUCTION
The Applicant has submitted a Conditional Use Permit application that consists of an unmanned
Wireless Telecommunications Facility consisting of twelve (12) panel antennas mounted on a
45 -ft high antennas structure designed to resemble pine trees associated equipment (project).
The site is located at 1225 North Creekside Drive.
BACKGROUND
Ms. Young explained the monopine which is designed to support the antennas plus a future
carrier would be located within a landscaped area behind the Eastlake Little League parking lot.
The facility also includes a 144 square foot equipment shelter located adjacent to the
monopine along the eastern property line.
The proposed facility is designed to provide wireless telephone coverage for customers in the
vicinity of Hunte Parkway, Otay Lakes Road, and surrounding neighborhoods. Verizon Wireless
radio engineers have determined that in order to meet the goal, the proposed 45 -foot tall
monopine and 12 antennas are necessary to provide uninterrupted coverage to their
customers. Furthermore, the taller facility with multiple antennas will reduce the need for
additional cellular facilities.
Staff stated Verizon Wireless researched the area for other possible locations. Due to
challenging topographical conditions in eastern Chula Vista, assessed coverage needs in this
area along with suitable co- location opportunities.
Verizon Wireless has designed the monopine to accommodate co- location in the event that
another carrier needs to establish a wireless facility in the vicinity and at the height provided by
the structure. Currently, no other carriers are on the site.
Planning Commission Agenda
October 8, 2014
Page -5-
CONCLUSION
The project is consistent with the goals and policies of the General Plan and associated
documents. Base on the preceding information in this report, the use is desirable to meet the
needs of the residents in the surrounding areas. Staff recommends the Planning Commission
approve Conditional Use Permit, PCC -14 -041, an unmanned Wireless Telecommunications
Facility consisting of twelve (12) panel antennas mounted on a 45 -ft high antenna structure
designed to resemble a pine tree and associated equipment, subject to the conditions listed in
the attached Resolution.
RECOMMENDATION:
That the Planning Commission adopt Resolution PCC -14 -041, approving the proposed unmanned
Wireless Telecommunication Facility, based on the findings and subject to the conditions listed in
the attached Resolution.
PUBLIC HEARING OPEN
PUBLIC HEARING COMMENTS
Scott Longhurst, representing Verizon said he was here to answer any questions for the
commission.
The Planning Commission discussed the project and recommended approval.
PUBLIC HEARING CLOSED
ACTION: Motion to approve made by Nava; seconded by Fragomeno
Vote: 6 -0 -1 -0 with Calvo abstaining
Chair Calvo recused herself
4. PUBLIC HEARING: SEIR 12 -01; GPA 12 -01; PCM 12 -17, 18; PCS 12 -02, 03, 04, 05 Baldwin &
Sons, LLC. Is proposing to add 1,562 residential units within the Otay
Ranch Village 2 /Village of Montecito & Otay Ranch Business Park
Sectional Planning Area (SPA) Plan ( "Village 2 SPA Plan "), including
1,632 new multi - family units and a reduction of 70 single family units.
In order to do so, amendments to the General Plan, Otay Ranch
General Development Plan (GDP), the Village 2 SPA Plan, the
associated Planned Community (PC) District Regulations and regulatory
documents, and Supplemental Public Facilities Finance Plan (PFFP)
must be approved and the Village Design Plan components must be
amended. In addition, a Supplemental FEIR and previous FEIR must be
considered. The project also includes four new Tentative Maps and a
Planning Commission Agenda
October 8, 2014
Page -6-
INTRODUCTION
Development Agreement to accommodate the 1,562 unit addition
( "Village 2 Comp SPA ").
Applicant: Baldwin and Sons
Project Manager: Stan Donn
Baldwin & Sons, LLC ( "Applicant" or "Developer ") is proposing to add 1,562 residential units
within only the Otay Ranch Village 2 portion of the Village of Montecito & Otay Ranch Business
Park Sectional Planning Area (SPA) Plan ( "Village 2 SPA Plan "), including 1,632 new multi - family
units and a reduction of 70 single family units. In order to do so, amendments to the General
Plan, Otay Ranch General Development Plan (GDP), the Village 2 SPA Plan, the associated
Planned Community (PC) District Regulations and regulatory documents, including provision of
elementary schools, Community Purpose Facilities, Parks, etc. to support the requested units
must be approved. In addition, a Supplemental EIR and previous EIR must be considered. The
project also includes four new Tentative Maps to accommodate the 1.562 unit addition
( "Village 2 Comp SPA "). On July 9, 2012 the applicant filed applications to process all the
subject items.
BACKGROUND
Mr. Stan Donn, Senior Planner gave a presentation and background of Village 2 SPA Plan prior
approvals:
• The Village 2 SPA Plan and Tentative Map (PCS 06 -05) were originally approved on May
23, 2006. The Village 2 SPA Plan at that time accommodated up to 2,786 dwelling units
in a variety of urban and semi urban products. While the greatest residential densities
and mixture of uses surround the village core, the Village 2 SPA Plan also incorporates a
series of residential neighborhoods organized around neighborhood parks. Residents
within these are within walking distance of multiple parks, community purpose
facilities, and a variety of commercial uses.
• Minor Substantial Conformance Review (SCR) requests were approved on February 15
and December 13, 2007 which allowed unit transfers within several neighborhoods.
These minor SCRs did not require GDP or SPA amendments because they did not
involve density increases.
• Amendments were made to the SPA Plan in 2012 and 2013 to redistribute units and add
197 smaller lot products, totaling 2,983 units for the SPA. Since the approval of the
Village 2 SPA Plan and Tentative Map in 2006, market conditions have changed for
single - family residential development. Due to structural shifts in the economy affecting
the real estate sector and mortgage markets, demand has increased for "small lot"
homes with lot sizes around 3,000 square feet and lessened for traditional single family
larger homes (as previously approved) with lot sizes around 4,000 to 5,000 square feet.
The applicant is now requesting amendments to the Village 2 SPA Plan, including approval of
four associated Tentative Maps, to entitle housing product /typologies which are more in line
Planning Commission Agenda
October 8, 2014
Page -7-
with today's marketplace conditions and homebuyer preference. The majority of the units are
proposed within the Village core. The proposed additional 1,562 units will total 4,545 units in
Village 2. A Development Agreement has also been negotiated between the City and Applicant
that provides the City with certain extraordinary benefits in exchange for providing the
Applicant with certainty related to development of Village 2.
RECOMMENDATION
That the Planning Commission conduct a public hearing and adopt the proposed resolutions
recommending that the City Council:
1. Certify the Supplemental to FEIR 02 -02 Otay Ranch Villages two, Three, and a Portion of
Village Four Sectional Planning Area Plan Final Second Tier Environmental Impact Report:
FSEIR- 12 -01;
2. Approve a resolution for amendments to the Chula Vista General Plan, Otay Ranch GDP,
and the Village 2 SPA Plan and supporting regulatory documents in accordance with the
findings an subject to the conditions contained therein;
3. Approve an Ordinance for amendments to the PC District Regulations and Land Use District
Map, in accordance with the findings and subject to the conditions contained therein;
4. Approve four resolutions one for each of four separate Tentative Maps (No. PCS 12 -02; 12-
03; 12 -04; and 12 -05) in accordance with the findings and subject to the conditions
contained therein; and,
5. Approve an Ordinance for a Development Agreement in accordance with the findings and
subject to the conditions contained therein.
APPLICANT PRESENTATION
Steven Haase with Baldwin and Sons gave a power point presentation that went over the
proposed project for Village 21 Village of Montecito in Otay Ranch. Their vision is to
develop a more sustainable community. The concept of a sustainable community is to
create a Village that is self- contained for all the uses. This could be accomplished by the
following:
• Developing land uses that actually have the ability to reduce its trips via a car will
comply with state and federal legislation asking them to reduce vehicle miles.
• Building a second elementary school will enable every elementary school aged
child the opportunity to go to school in their neighborhood, and not be bused to
another location reducing traffic. Walking will be encouraged.
• Mixed use and developing commercial in Otay Ranch have been a challenge in the
past. Increasing the number of homes will make the commercial center (on the
east side of State St.) more viable for future businesses.
Planning Commission Agenda
October 8, 2014
Page -8-
• Demand for small lot homes (around 3,000 sq. ft.) have increased due to shifts in
the economy affecting the real estate sector and mortgage markets. Home buyers
want walkable communities and value private open space.
• A much broader range of home types from high $200,000 up to $500,000 gives
the homebuyer more choices.
• Market rate apartments and 450 affordable units will be offered for low to
moderate income families in Chula Vista.
• The economy has had an effect on the City of Chula Vista's finances and its ability
to provide public services. Baldwin & Sons, through this project, will be able to
pick up a few additional maintenances that have traditionally been borne by city
government increasing public services, facilities, park land and schools.
• Possible future BRT line being discussed by city staff and SANDAG concerning the
pedestrian bridge planned to cross La Media Rd. from the west to east close to
Olympic Parkway. There may be an opportunity to relocate the bridge closer to
the entryway at State Street so it connects the Village on the east side of La Media
to the commercial.
PUBLIC HEARING OPENED
David Danciu, Resident of Chula Vista voiced his concerns how this project would impact
traffic and open space. He also brought up the public hearing notification process and lack
of resident participation. He made suggestions for improvement.
PUBLIC HEARING CLOSED
The Commission expressed significant concern with the cumulative traffic impacts of the
project, in conjunction with recently adopted and future SPA plans in Otay Ranch. They
pointed out reasons for their concern: the traffic impacts on Santa Victoria with 9700
Average Daily Trips; the traffic impacts that an additional elementary school would bring,
where there already exists 2 elementary and 1 high school; and the limited access there is
into the subdivision. For these reasons, the majority consensus was that the negative
traffic impacts the project and outweighs the benefits of the project.
ACTION: Motion by Fuentes to accept Resolution No. FSEIR 12 -01 "Resolution of the
Planning Commission of the City of Chula Vista recommending the City Council
make certain findings of fact; Adopt a Statement of Overriding Considerations;
Adopt a Mitigation Monitoring and Reporting Program and certify the Final
Supplemental Environmental Impact Report (FSEIR 12- 01 /SCH 2003091012) for
amendments to the General Plan, Otay Ranch General Development Plan, Otay
Ranch Villages Two, Three and a portion of Four Sectional Planning Area Plan
and approving four Tentative Maps including a Development Agreement
pursuant to the California Environmental Quality Act ".
Motion failed no second.
Motion was made by Livag; seconded by Fragomeno recommending that the
City Council not make certain findings of fact; Adopt a Statement of Overriding
Planning Commission Agenda
October 8, 2014
Page -9-
Considerations; Adopt a Mitigation Monitoring and Reporting Program and
Certify the Final Supplemental Environmental Impact Report (FSEIR 12- 01 /SCH
2003091012) for amendments to the General Plan, Otay Ranch General
Development Plan, Otay Ranch Villages Two, Three and a portion of Four
Section Planning Area Plan, four associated Tentative Maps pursuant to the
California Environmental Quality Act.
Vote: 1- 5 -1 -0- with Calvo abstaining (Y: Fuentes; N: Anaya, Livag, Fragomeno,
Gutierrez and Nava)
The Commission requested that they be notified when this item goes to hearing
before the City Council,
OTHER BUSINESS
S. DIRECTOR'S REPORT: None
6. COMMISSIONERS COMMENTS:
Commissioner Gutierrez asked about the parking requirements and how old they were?
He suggested these standards be revisited as larger vehicles, denser neighborhoods,
families with multiple vehicles, etc. may have made the requirements somewhat outdated.
Vice Chair Livag stated staff has been reviewing the municipal code concerning parking
standards for quite some time and has been doing amendments to it. Using feedback from
the applicants, the community and other city departments, staff is working on assembling
a table that would identify areas of the code that need to be worked on or specific
changes. The department also has a Process Review Committee that consists of
development industry representatives that meet regularly to discuss these kinds of things.
The commission could have staff present their concerns to this group so that they can be
reviewed and possible solutions be recommended.
Commissioner Anaya mentioned that earlier comments brought up about the City's public
hearing notices and lack of resident involvement resonated with him, and he would be
interested in participating in any future workshops to improve the process.
ADJOURNMENT: At 8:00 p.m. to a regular Planning Commission Meeting on October 22,
2014 at 6:00 p.m. in the Council Chambers.
Rosemarie Rice, Secretary