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HomeMy WebLinkAboutPlanning Commission Minutes 2001/01/176:00 p.m. Wednesday, January 17, 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: Present: Chair Thomas, Commissioners Castaneda, Hall, Cortes, Willett, McCann and O'Neill Absent: None Staff Present: Jim Sandoval, Assistant Director of Planning and Building Luis Hernandez, Principal Planner Stan Donn, Associate Planner Klm Vander Bie, Associate Planner Ann Moore, Assistant City Attorney PLEDGE OF ALLEGIANCE/SILENT PRAYER INTRODUCTORY REMARKS: Read into the record by Chair Willett 1. PUBLIC HEARING: PCS-01-03; Tentative Subdivision Map known as Tivoli Villas, Chula Vista Tract 01-03 for 117 units on 7.8 acres. Applicant D.R. Horton of San Diego Holding company, Inc. Background: Stan Donn, Associate Planner reported that the project consists of 117 condominium units in the Sunbow II Planned Community. Primary access to Sunbow II is Medical Center Drive, which continues south as Brandywine Avenue. To the west is the recently completed senior housing project with an adjacent apartment complex that is under construction, and a commercial center that is under construction at the corner of Medical Center Drive and E. Palomar Street. Sharp Hospital is located to the north and a future community park is proposed directly south of the site. The Sunbow II planned community is served by the Chula Vista Elementary School District and Sweetwater Union High School District. The Tentative Subdivision Map would subdivide 7.8 acres into a single lot containing 117 condominium units. This would then allow the housing units to be sold as individual (ondominium units and the land would remain under a common ownership with exclusive rights to used applicable fenced areas. The nrain project entry would be from Medical Center Court with 31 buildings along the periphery of the site and 8 buildings within an internal loop drive that is landscaped with pedestrian-compatible walkways throughout the site. The site contains a pan handle portion that extents west along the north side of the commercial center, for which an easement was granted for the maintenance of the slope by the commercial center. Staff is recommending that the HOA be required to maintain this area in the event that Planning Commission Minutes - 2 - January 17, 2001 the commercial center is unable to maintain it. The applicant has agreed to this condition as part of the DRC approval. An 8,100 sf recreation facility with a lagoon-style pool, Spa and tot lot will be a focal point from the main entrance, with a meandering walk-way connects the site to Davies Drive to the west and future community park to the south. The product type is California Spanish architecture with three plans ranging in size from 1,000 to 1,400 sf featuring 2 and 3 bedrooms and with at least one single car garage and 1 open space parking per unit. A future transit route is planned along Medical Center Court and will require a bus stop at the south side of the Tivoli main entrance, which will be a condition of the Tentative Map. Staff recommendation: That the Planning Commission approve Resolution PCS 01-03 recommending that the City Council approve Tentative Subdivision Map Chula Vista Tract 01-03 in accordance with the City Council Resolution. Commission Discussion: Cmr. Willett asked for clarification on: Who is responsible for the maintenance of the pan-handle slope on this site; A required turn-out at the bus stop on Medical Center Drive Mr. Hernandez stated that the condo project granted to the commercial center this easement because the center needed it as a buffer to their development and the commercial center agreed to maintain the slope. Past experience has shown that the landscaping is the first that goes when commercial enterprises are not as successful as anticipated. In the unfortunate event that this were to occur and the commercial center does not uphold to their agreement, then this condition would ensure that the HOA maintains the easement. Mr. Donn further responded that the bus stop is designed in accordance with MTDB requirements and City standards. Furthermore, the volume of traffic on Medical Center Drive would not warrant having a bus turn-out. Commissioner Hall stated that in light of the energy crisis the State is facing, this is another one of those issues, like traffic, that in his opinion, the Commission needs to carefully consider ensuring that the necessary infrastructure and services are in place in order to sustain the growth and development that is being planned. Therefore, these are considerations that will weigh heavily upon his review of this and other projects coming down the pike. Commissioner O'Neill stated that as a representative to the Growth Management Oversight Commission, this is an issue that has been not been looked at in the past and is one that he will most definitely bring to the discussion table, however, the energy crisis, as well as traffic, are regional issues and as such need to be addressed at that level. Planning Commission Minutes - 3, - January 17, 2001 Commissioner Castaneda stated he too echoes Commissioner Hall's concerns. Additionally, based on the design and size of these units, it appears that the targeted market for these units would be as starter homes for families with small children, and although the project incorporates a small recreation area, with a pool and tot lot, he is concerned with the [ack of adequate open space and/or a larger play area. Mr. Donn responded that there is an additional picnic and barbeque area on the southwest part of the project in addition to a meandering walkway that leads to the community park that will be abutting directly south of this project. The park is anticipated to be built and operating within approximately 2.5 to 3 years Furthermore, the project complies and goes beyond the open space requirements providing approximately 300 to 400 sf of additional private yards for approximately 2/3rds of the units. Commissioner Cortes inquired what the length of time would be between the completion of the project and the opening of the park. The applicant responded that the proiected first occupancy completion date is December 2001 so there would be about 2 years before the park is available for use. Chair Thomas stated he too is somewhat concerned with the lack of open space in the project and the length of time from completion of the project to when the park is completed. Luis Hernandez responded that unlike other conventional condominium projects that have a larger common open space, this product provides larger private open space/yards, where families can entertain or have their children play in their own back yard, which market trends show that it has been a well-received feature. Commissioner O'Neill expressed concern with the vague wording on the condition that states that in the event that the commercial center is unable to maintain the pamhand[e sloping easement, then it would be the HOA's responsibility to step in and do it. Ms. Moore responded that there is a standard provision that can be included in the CC&R's which would enable the City to step in and enforce any of the provisions of the CC&R's should they not be adhered to. Public Hearing Opened 7:08 John Dannon, representing owner, D.R. Horton, 1010 South Coast Highway~ Suite 101, Encinitas, CA, clarified that the applicant will be extending its open-space irrigation system into the pan-handle easement in the event that it should be necessary to step in and take over the maintenance. Mr. Dannon further stated that based on the projected completion of the project, the completion date for the park would be approximately 6 months before the final occupancy for the project. With regard to the energy crisis, the project is designed and constructed utilizing state-of-the-art energy-efficient construction material. Planning Commission Minutes - 4 - January 17, 2001 Commissioner McCann inquired if there is any evidence that supports the idea that gated communities are safer. Additionally, Commissioner McCann expressed a desire to see stronger and clearly-defined language regarding the responsibility of the maintenance of the pan-handle easement. Mr. Dannon responded that the City presently doesn't have a gating policy and the applicant will be working with a representative from the Police Department in drafting some criteria for such a policy. Although he doesn't have any hard data to substantiate the premise that gated communities are safer, in his opinion they are, but more importantly in the minds of whom it matters most, the homeowners, they are safer. Public Hearing closed 7:15 MSC (Willett/McCann) (5-2-0-0) that the Planning Commission adopt Resolution PCS 01-03 recommending that the City Council approve Tentative Subdivision Map Chula Vista Tract 01- 03 in accordance with the City Council Resolution. Motion carried with Commissioners Castaneda and Hall voting against the motion. The Commission further directed staff to include as part of their report to the City Council their concerns, which are as follows: 1. Ensuring the maintenance of the easement by the Commercial Center or the HOA. 2. Concern with the timeline from when this project is completed and the new park is open for use. 3. Utilization of reclaimed water for irrigation. 4. Concern with strategy on how the City will deal with the energy crisis and its impact on this and other projects. 2. PUBLIC HEARING: PCC-00-58; Conditional Use Permit to install, operate and maintain a wireless telecommunications facility consisting of a 66-foot high light standard supporting nine antennas, and an associated equipment building at 4548 Sweetwater Road (Rohr Park). Cox/Sprint PCS. Jim Sandoval, Assistant Planning Director stated that this item has received a considerable amount of public interest, therefore, staff held a community meeting to hear those concerns. The purpose of tonight's meeting is to give the Commission an opportunity to hear comments from the community, and staff is therefore recommending that the Commission not take any action tonight, but that the Public Hearing be opened, public testimony be taken, and that this item be continued to April 11, 2001 for final action. Background: Klm Vander Bie, Associate Planner, reported that Cox/Sprint PCS is requesting a Conditional Use Permit to install, operate and maintain a wireless telecommunications facility consisting of a 384 sf equipment and storage building, and a 66-foot high light standard supporting nine antennas at 4548 Sweetwater Road (Rohr Park). The light standard location is proposed in the right field of a baseball diamond at the park, and the project would result in the Planning Commission Minutes - 5 - January 17, 2001 City adding five more lights to the baseball field. The project site is an unlit baseball field across the parking lot of a lit baseball field. The pole would be placed on the southwest edge of the endfield near right field. The proposed site would provide service to portions of Sweetwater Road, commercial areas along Bonita Road and surrounding residential areas. The revenue generated to the City by the proposed light standard would be approximately $80,000 over a five-year time period and the City has elected to enter into an agreement with the applicant that would result in prepayment of installation of five other lights in the ball field. The 55-foot high lights would be installed in conjunction with the proposed light standard or shortly thereafter. Because of the additional lights that would be added as a result of the monopole, the Environmental Review Coordinator has concluded that this project is subject to CEQA and an Initial Study is required. There were seven private citizens, staff and the applicant present at the community forum and three primary concerns that were expressed. Staff's responses to these concerns are: 1. That the monopole would be the tallest structure in the area. o Topo maps from GIS clearly indicate that the monopole would not be the tallest structure in the area. Copies of those maps will be presented to the Commission at the next hearing. That putting the monopole in the park is perceived to be a commercial enterprise by the city. The $80,000 generated by this proposal would be put back into the park and not into the City's General Fund. 3. Health concerns. This project would compliance with FCC health standards. Staff recommendation: That the Planning Commission review the application, hear public testimony, and continue this project until the Initial Study is completed. Public Hearing Opened 7:55. Mike Sloop, representing Sprint PCS stated that various sites in the area were looked into, but other than the proposed site, there existed topographical constraints and would not offer optimal coverage to the area. Th is proposal meets the federal safety standards that are overseen by the Federal Communications Commission. Based on the concerns that were raised by the citizens, the applicant re-evaluated the calculations for EMF emissions in the areas closes to the monopole, which would be the area around first base and some bleacher seating, and it would be less than 1/2 of 1% of the FCC Planning Commission Minutes - 6 - January 17, 2001 standard, which is over 200 times below the standard. Peter Pearce, 4802 Birch Bark, Bonita, CA, representing the Bonita Woods homeowners group expressed their collective concern with "commercializing" the park and the precedence this would set for other carriers to come into the park as well. In their opinion, parks are designed to have a large open space with vegetation and to be enioyed by people, not for artificial structures or commercial enterprises. Gil Hartson, 4231 Sweetwater Road, Bonita, CA stated he opposes the project because the pole would create an eye-sore. Additionally, he is not convinced that the emissions would not create a hazardous condition because the effect of EMF exposure is not an exact science. Christa Hoffman, 3580 Evergreen Road, Bonita, CA stated that the beautiful view of the park she enioys from her home of mature vegetation, joyful noise of families and children enjoying the park, and the serenity it brings would be diminished with the 66 foot high light standard with 9 antennas, which is totally incompatible with the park. Therefore, she urged the Commission to vote against it. Mike Kujawa, 3580 Evergreen Road, Bonita, CA stated he opposes the facility as it would be a very imposing and the tallest structure in the immediate area. He also is not convinced that the health hazards are as benign as previously stated because the standards that are used to measure today are nine years old. Lilia Pedrum, 4328 Grace Road, Bonita, CA opposes the project because of the visual impacts the artificial structure will create. Additionally, as a cancer survivor, she is especially concerned with the potential health hazards the project could pose, therefore, she urged the Commission to vote against it. Phil Pedrum, 4328 Grace Road, Bonita, CA stated that he too is concerned with health risks and with the light standard being an eye-sore that could potentially diminish his property value, therefore, he urged the Commission to vote against it. MSC (McCann/Cortes) (7-0) to continue public hearing to April 11, 2001. Motion carried. DIRECTOR'S REPORT: Director Sandoval reviewed the upcoming calendar schedule and stated that there will be a Planning Commission workshop on wireless facilities January 24th. COMMISSIONERS COMMENTS: Commissioner Castaneda stated that he has a concern with the increase in graffiti going on, but in particular in the southwest part of the City and wondered what the City is doing to apprehend the culprits and eradicate the graffiti. Planning Commission Minutes - 7 - January 17, 2001 Chair Thomas inquired on the status of the Code Enforcement report update Mr. Sandoval responded that the City has a Graffiti Eradication Task Force through the Police Department and the Planning Department through Code Enforcement has a representative on this task force. If the Commission wishes, a representative could come and speak to the Commission and give an update report on what it is that they are doing to tackle this problem. Mr. Sandoval further stated that the intent of the Code Enforcement report to provide the Commission with a year-end report that would compile all of their year-end statistics and should be forthcoming in the near future. ADJOURNMENT at 8:30 p.m. to the Planni~g Commission Workshop meeting of January 24, 2001. Diana Vargas, Secretary to Planning Commission