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HomeMy WebLinkAboutPlanning Commission Minutes 2001/02/146:00 p.m. Wednesday, February 14, 2001 MINUTES OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA Council Chambers Public Services Building 276 Fourth Avenue, Chula Vista ROLL CALL/MOTIONS TO EXCUSE: Absent: Staff Present: Chair Thomas, Commissioners Castaneda, Hall, Cortes, McCann O'Neill Jim Sandoval, Assistant Planning Director Stan Donn, Associate Planner Jeff Steichen, Associate Planner Beverly Blessent, Principal Planner Cliff Swanson, City Engineer Elizabeth Hull, Assistant City Attorney Willett, MSC (Thomas/McCann) to excuse Commissioner O'Neill. Motion carried. PLEDGE OF ALLEGIANCE/SILENT PRAYER INTRODUCTORY REMARKS: Read into the record by Chair Thomas APPROVAL OF MINUTES: MSC (Willett/Cortes) (6-0-1) to approve minutes of January 17, 2001 with noted corrections. Motion carried. ORAL COMMUNICATIONS: None 1. PUBLIC HEARING: PCM 01-04; Consideration of an amendment to the Sunbow II Sectional Planning Area (SPA) Plan to transfer density equivalent to 130 dwelling units from Planning Areas 7, 10A and 11 to Planning Area 10 - The Morgan Group, Inc. Background: Start Donn, Associated Planner reported that the project is located at the northeast corner of East Palomar Street and Medical Center Court. The proposal consists of an amendment to the Sunbow II SPA Plan to transfer density equivalent to 130 du's from Planning Areas 7, 10A and 11 to Planning Area 10. The transfer consists of the following: 4 units from Planning Area 7; 97 units from Planning Area 10A; and 29 units from Planning Area 11. Planning Commission Minutes - 2 - February 14, 2001 Density transfers are allowed under Section 1.0 of the Sunbow II SPA Plan provided that the density transfer improves the spatial arrangement and functional relationships, or increase the quality of land use. The increase in the number of units must be accompanied by a corresponding decrease within other planning areas. The density transfer will allow the applicant to build luxury apartments within the Sunbow II Planned Community and provide a well-designed site plan and architecturally enhanced buildings that are compatible with the future commercial and multi-family residential developments to the west. The proposed development is comprised of 21 buildings evenly arranged and grouped around the clubhouse, leasing office and central recreation area. The project provides a total of 625 required parking spaces consisting of garage, covered and open spaces, of which 25% (or 156) are open spaces for compact parking and are evenly distributed throughout the site. An approximate 6,600 sf clubhouse and leasing building is the main focal point of the Missions Apartment community. The outdoor recreation area behind the Clubhouse consists of a large lagoon, resort-style swimming pool and Spa. The City's Transit Coordinator has determined that it is necessary to extend two existing bus routes to provide bus services to future residents of the Missions Apartment complex and other multi- family residences along Medical Center Court, East Palomar Street and Paseo Ladera, therefore, staff is recommending that the applicant pay approximately $19,000, which is the project's fair share to install bus stop facilities along these streets. Staff is further recommending that this condition be added to the resolution as Condition #2. The applicant is in agreement with this condition. Staff believes that the proposed density increase in units within Planning Area 10 will produce a well-designed luxury apartment community and provide necessary housing and amenities for future residents within Sunbow. Staff recommendation: That the Planning Commission approve Resolution PCM-01-04 recommending to the City Council approval of the density transfer in accordance with the findings and subject to conditions contained in the Draft City Council Resolution, and add Condition #2 to the resolution relating to the bus stop facilities fee. COMMISSION DISCUSSION: Chair Thomas asked for clarification on how this project impacts traffic flow along these streets. Cliff Swanson, City Engineer responded that these streets are well within the capacity of handling the volume of traffic that will be generated by this project. Commissioner Cortes inquired how long the Level of Service on these streets would continue to be acceptable in light of other projects coming on-line in the general vicinity. Mr. Swanson responded that Medical Center Court, East Palomar Street and Paseo Ladera are deemed to be good all the way through build-out. Planning Commission Minutes - 3 - February 14, 2001 The critical locations are East H Street, Telegraph Canyon Road and future Olympic Parkway at 1-805. The City is working closely with the development community to stay within the capacity and not exceed the threshold standards before SR-125 is built. Commissioner Willett asked when is the scheduled opening of Olympic Parkway. Additionally, Cmr. Willett asked if the school district can accommodate the students this project would generate. Mr. Swanson responded that from Brandywine to Oleander and from Brandywine to Paseo Ranchero, which is the first phase to the east, is currently scheduled to be completed June 2001; the second phase of the project, from Paseo Ranchero to La Media, is schedule to be completed the end of 2001; and the third phase, to Palomar or east of SR-125, is scheduled for mid to late 2002. Mr. Donn further responded that the City has received a letter from the School District indicating that these un its have been accounted for and the schools have the capacity to serve these projects. Commissioner Castaneda asked for clarification on the rationale behind having an upper-scale luxury apartment complex in light of the inclusionary housing ordinance. Mr. Donn responded that Sunbow has fulfilled its requirement in providing 10% affordable housing. Commissioner Hall stated that he read as a condition of approval, that "prior to issuance of a building permit, the applicant shall obtain a "will-serve" letter from the Otay Water District", and asked why the City doesn't require the same from the gas and electric company guaranteeing energy supplies. Mr. Sandoval responded that there is such a requirement from all utility companies, including SDG&E as it relates to hook-ups, however, in terms of guaranteeing energy supplies, this is a questions that would be good for discussion at the upcoming Council workshop on Energy Conservation on March 1. Public Hearing Opened 6:30 Derrick Empey, representing the Morgan Group, stated that the Company is committed to combining the lifestyle of the Master Planned Community with upscale apartment living. The tenant profile they cater to are typically professionals, empty-nesters, who are looking for upscale apartment products that meet very high expectations. Mr. Empey described some design elements of the product's superior architectural design, its interior and exterior elements, amenities, and landscaping, which makes this a "Class A" product. The project offers 1,2, and 3 bedroom units ranging in size from 724 sf up to 1,235 sf and the rental rates are from $1,150 to $1,550. Cmr. Willett inquired what, if any, provisions have been made in safety standards for precluding children from operating the trash compactor equipment Planning Commission Minutes - 4 - February 14, 2001 Mr. Empey responded that the compactor system is fully enclosed and gated and would solely be operated by trained property management staff Public Hearing closed 6:40. Cmr. Castaneda inquired what is being planned for the surrounding areas in terms of affordability. Mr. Donn responded that Community Development is working with Sunbow on an agreement for the next phase, which is moderate housing. The Commission expressed a collective concern with the lack of availability of affordable housing, both in rental properties as well as in products that promote ownership. MSC (Willett]Thomas) (6-0-1) that the Planning Commission approve Resolution PCM-01-04 recommending to the City Council approval of the density transfer in accordance with the findings and subject to conditions contained in the Draft City Council Resolution, and add Condition #2 to the resolution relating to the bus stop facilities fee. Motion carried. 2. PUBLIC HEARING: PCA-01-04; Amendment to the Chapters 19104, Definitions, and 19.48, P-C Planned Community Zone of Chula Vista Municipal Code pertaining to Community Purpose Facilities - the Eastlake Company and the City of Chula Vista. Background: Jeff Steichen, Associate Planner reported that the amendment has two basic components; 1.) an increase from 25% to 35%in the percentage of CPF site acreage within a development that can be used for recreational ball fields, and 2.) to allow "for-profit" daycare facilities as a primary use. The purpose in requesting an increase in the percentage of ball fields allowed within the C?F area is in an effort to accommodate the growing need for more land in Eastlake and other planned communities for Little League fields. The Parks and Recreation Department has indicated that the number of ball fields provided by existing and future parks are not sufficient to address the current demand and as a result endorses the increase in CPF acreage that can be used for ball fields. The second component adds a provision which allows "for-profit" day care facilities as a primary use within CPF zoned [and. Currently, "non-profit" day care facilities are allowed within the CPF zone only as an accessory use. This amendment will allow "for-profit" day care facilities as a primary use subject to a Conditional Use Permit. In order to safeguard the original intent of the CPF zone for "non-profit" uses, staff is recommending that the developer be required to produce evidence to the City that the CPF site has been marketed for "non-profit" uses for a period of 5 years before it can be used by a "for-profit" day care facility as a primary use. Planning Commission Minutes - 5 - February 14, 2001 The amendment also contains language whereby the Director of Planning and Building can waive the five year restriction if it can be shown that approval of the "for-profit" day care facility in the CPF designated parcel will leave at least four contiguous CPF acres available within the same GDP, SPA Plan or CPF Master Plan. Staff Recommendation: That the Planning Commission adopt resolution recommending that the City Council adopt the draft Ordinance approving amendments to Chula Vista Municipal Code Chapters 19.04 Definitions, and Chapter 19.48 P-C Community Zone of the Chula Vista Municipal Code. Commission Discussion: Commissioner Castaneda inquired what the process would be to build new ball fields. Additionally, he expressed concern with the five-year marketing delay period for the "for-profit" day care facility. He further indicated that the bigger issue, in his opinion, is the need to satisfy the demand for day care facilities and their affordability. Therefore, perhaps staff should consider requesting that the "for-profit" day care facilities consider charging on a sliding scale based on income, in exchange for reducing the amount of time before their application would be considered. Mr. Steichen responded that currently, all of the uses in the CPF Zone require a Conditional Use Perm it. The amendment would simply change the percentage and any request to build a ball field, prior to the CUP application, would be required to submit a CPF Master Plan for the entire development to show where the ball fields will be located. Commissioner Cortes asked for clarification on the rationale behind the existing ordinance in (urrently allowing only "non-profit". Elizabeth Hull, Deputy City Attorney, stated that the ordinance currently allows only "non-profits" and this proposal would expand it to include "for-profit" as well. Commissioner Willett inquired if the ball fields would be multi-purpose (baseball, soccer, and field hockey). Mr. Steichen responded that The Eastlake Company is currently requesting just ball fields, however, the Citywide ordinance would encompass any type of ball field (baseball, soccer, field hockey). Commissioner Hall stated that having served on the Parks and Recreation Commission, along with Cmr. Willett, based on first-hand knowledge he would strongly recommend that staff consider separating softball fields and soccer fields because soccer is a much rougher, high-impact sport that take a considerable toll on the field. He strongly recommends separating the fie[ds, which unfortunately will require more acreage and increase the demand. Public Hearing Opened 7:00. No public input. Planning Commission Minutes - 6 - February 14, 2001 Public Hearing Closed 7:00. Commissioner McCann stated he wholeheartedly supports this amendment and feels very strongly that this is a step in the right direction because based on conversations he's had with the constituency, the shortage of ball fields is very high on everyone's concern list. Additionally, he is fully supportive of any measure that would enable a fast-growing community such as Chula Vista that has a large percentage of families within the child-bearing years, to satisfy the increasing demand for affordable, quality, child-care facilities. MSC (McCann/Willett) (6-0-0-1) that the Planning Commission adopt resolution recommending that the City Council adopt the draft Ordinance approving amendments to Chula Vista Municipal Code Chapters 19.04 Definitions, and Chapter 19.48 P-C Community Zone of the Chula Vista Municipal Code. Motion carried. 3. PUBLIC HEARING: PCC-00-27, PCC-00-47, and PCC-00-53; Conditional Use Permit proposal to allow for two (77 ft. and 72 ft.) "Mono-pine" antenna structures with equipment enclosures at 88 L Street. Background: Beverly Blessent, Principal Planner reported that three carriers (Sprint, Cingular and Verizon) are requesting permission to install, operate and maintain an unmanned cellular communication facility at the San Diego Country Club service yard (located on the north side of Naples) to allow two antenna arrays on each of two mono-pines, which would allow a fourth carrier to be installed at some point in the future. The facility would consist of a 72 ft. high and a 77 ft. high mono-pine, each consisting of a set of 2 antenna arrays, and each array would consist of 3 antenna arms with 3 or 4 antennas on each of those, for a total of 12 panel antennas in the future. This application consists of 9 antennas because the fourth carrier has not yet been identified. Additionally, a 30 ft. by 53 ft. equipment compound area would also be installed surrounded by trees, shrubs and planting material. The entrance to the site is a service driveway, opposite Dickson Drive which is surrounded by a chain-linked fence with slats. A vacant shopping center is adjacent to the east and the golf course is located to the west and north, and residential dwellings to the south. Since this application is a co-location proposal, staff believes it's a positive effort from the three applicants to work together on behalf of the City's co-location goals Staff recommendation: That the Planning Commission adopt Resolution PCC-00-27-47-53 recommending that the City Council approve the Conditional Use Permit and the conditions and findings contained therein for two monopine antenna structures with equipment enclosures at 88 L Street. Planning Commission Minutes - ? - February 14, 2001 Commission Discussion: Commissioner Cortes asked what process the fourth applicant would need to go through. Ms. Biessent responded that a fourth carrier could be administrative approved and would not need to come back to the Planning Commission nor to City Council, however, the proposal would still need to be noticed in the mail. Commissioner McCann inquired if the landscaping would be automatically irrigated and if there is a condition in place that would require its upkeep. Elizabeth Hull, Deputy City Attorney, responded that Condition #4 requires the applicant to maintain the landscape element. Public Hearing Opened 7:20. Mark Pusco, 7747 Opportunity Road, Verizon Wireless addressed the Commission, presented additional photo simulations and briefly described the planting materials. He clarified that although the report indicates that the tree height would be starting at 35 to 40 feet; these will be 15 gallon trees and most likely will not be that tall. Robert Medina, 302 State Place, Escondido, Cingular Wireless stated he spoke with Planner Phelps who relayed the Commission's concerns in terms of the stealth quality of the finished product and also discussed the desired height of the trees. Additional, Mr. Medina asked for clarification on Condition #7 under the Terms of Grant of Permit contained in the resolution, which reads, "...applicant agrees and acknowledges that five years is sufficient time to amortize expenses incurred by the applicant." Ms. Hull clarified that the statement is designed to insure that the applicant is aware that they are expending a certain amount of money, that this is a CUP that is only good for five years and is subject to review at the end of that term, and would not be entitled to any reimbursement or damages against the City if they were not to be granted an extension after the five year period. The five year period simply allows the City the flexibility to review at the end of the term. Ms. Sandova[ further clarified that although the applicant is seeking more positive wording that would somewhat guarantee the applicant that the CUP would be renewed at the end of five years, if all of the conditions are met, the property has been maintained, technology hasn't changed, and they've been "good neighbors", then the CUP extension would most likely be granted. Mr. Sandoval further stated that in order to provide the applicant with a greater comfort level, staff would be willing to include in their report to Council wording that explains this condition and expounds on the above-mentioned criteria. Mike Sloop, 9665 Chesapeake Road, San Diego, Sprint reviewed the other sites that were considered like the top of the clubhouse, the Presbyterian Church, and the mental health facility further down the street on Third Avenue. Based on topographic constraints and/or lack of interest Planning Commission Minutes - 8 - February 14, 2001 on the part of the property owners, this location within the San Diego Country Club grounds offered optimal coverage and met their needs. Public Hearing Closed 8:00. The Commission consensus and direction to the applicant and staff is to ensure that this project utilizes state-of-the-art products and design of the mono-pine ensuring that the antenna arrays are stealth and do not protrude beyond the faux pine limbs. Additionally, staff is to ensure that future applicants proposing cellular facilities that will utilize faux pine trees or palm trees are to submit simulated photos taken from various angles and distances that are to scale to what the actual end- product will look like. MSC (Thomas/Castaneda) (6-0-0-1) that: the Planning Commission adopt Resolution PCC-00-24-47-53 recommending that the City Council approve the Conditional Use Permit and the conditions and findings contained therein for two (77-ft. and 72-ft.) "mono-pine" antenna structures with equipment enclosures at 88 L Street, · further directs the applicant to implement and install the landscaping plan at the inception of the project, ensuring that the boxed trees are as mature and tall as possible, and that staff incorporate into their report to Council wording which elaborates the criteria that is generally used to determine whether a CUP is granted an extension at the end of the first five-year term. Motion carried. DIRECTOR'S REPORT: · Mr. Sandoval reported that there will be a workshop on March 21 ,t and the Commission will be brief on: The progress of the General Plan Update Code Enforcement Program, and The Graffiti Abatement Program Mr. Sandoval reminded the Commission of the upcoming Planner's Institute in Monterey, March 21~ through 23rd and requested a show-of-hands of those Commission members who would like to attend the conference. Com missioners Castaneda, Cortes, Thomas, Willett and McCann expressed a desire to attend. Mr. Sandoval stated that the Community Development Department is leading the efforts to create a Citywide Economic Development Strategy Committee to oversee how the various proposed commercial developments on the Bayfront, Eastern Urban Center, and in Eastlake will integrate with each other and make sure they are viable. This Committee is seeking a representative from the Planning Commission. Planning Commission Minutes - 9 - February 14, 2001 The Commission nominated John McCann to serve on this Committee with John Willett as the alternate. COMMISSIONERS COMMENTS: Chair Thomas requested that staff implement a check-list of items that the applicant needs to submit in order to provide the Commission with a complete packet to assist them in their review of the projects and in order to avoid taking time during the public hearing to review last- minute materials that were not included in the original packet to the Commission. Mr. Sandoval responded that Steve Power is currently drafting such a check-list that will be in the form of an instructional memo and will be distributed to Planning staff. ADJOURNMENT at 8:30 p.m. to the Planning Commission meeting of February 28, 2001. Diana Vargas, Secretary to Planning Commission