HomeMy WebLinkAboutPlanning Comm min 1999/03/107:00 p.m.
Wednesday, March 10, 1999
MINUTES OF THE
CITY PLANNING COMMISSION OF
CH U LA VISTA, CALl FORNIA
Council Chambers
Public Services Building
276 Fourth Avenue, Chula Vista
ROLL CALL/MOTIONS TO EXCUSE:
Present:
Chair Willett, Commissioners Castaneda, Ray, Thomas, and O'Neill
Absent:
Commissioners Tarantino and Hall
Staff Present:
Jim Sandoval, Assistant Director of Planning and Building
Rick Rosaler, Principal Planner
Klm Vander Bie, Assistant Planner
Ann Moore, Assistant City Attorney
Elizabeth Hull, Deputy City Attorney
MSC (Thomas/Ray) to excuse Commissioners Tarantino and Hall. Motion carried.
PLEDGE OF ALLEGIANCE/SILENT PRAYER
INTRODUCTORY REMARKS: Read into the record by Chair Willett
APPROVAL OF MINUTES: December 16, 1999
MSC (Ray/O'Neill) to approve minutes of December 16, 1999 as presented. Motion carried.
ORAL COMMUNICATIONS:
No public input.
PUBLIC HEARING: PCM-95-01B; Amend the Otay Ranch SPA One Public Facilities
Financing Plan to amend the threshold for Olympic Parkway construction. The Otay Ranch
Company and the McMillin Company.
Background: Rick Rosaler, Principal Planner reported that the SPA One PFFP establishes
thresholds for public improvements serving Villages One and Five, including Olympic Parkway.
In order to expedite the improvements of Olympic Parkway, a financing plan with security for
construction has been negotiated with the Otay Ranch Company and McMillin Companies. An
amendment to the SPA One PFFP has been proposed to establish improvement thresholds so that
Otay Ranch Company and McMillin Companies can equitably share in the number of units as
the Olympic Parkway threshold.
Planning Commission Minutes - 2 - March 10, 1999
Mr. Rosaler stated that the triggers for EDU's in SPA One (Villages 1 and 5) are not changing. The
City is entering into an agreement with the Otay Ranch Company and McMillin Company to
expedite the construction of Olympic Parkway. In order to accomplish this, staff is proposing to
add security thresholds to the Public Facilities Financing Plan.
The SPA One PFFP trigger to guarantee the construction of Olympic Parkway from 1-805 to Paseo
Ranchero and Paseo Ranchero to East Palomar Street to Olympic Parkway is currently set at
1,213 EDU's. Phase I improvements include Olympic parkway from Brandywine to Paseo
Ranchero and Paseo Ranchero to East Palomar Street. Phase II extends Olympic Parkway from
Paseo Ranchero to East Palomar Street.
Stage 1.
Currently, Final Maps containing 1,213 EDU's have been approved. With the approval of the
agreement by the City Council guaranteeing the construction of Paseo Ranchero and Olympic
Parkway, Final Maps containing up to 1,800 EDU's can be approved.
Stage 2.
When the environmental permits for Poggi Canyon are approved by the wildlife agencies, Final
Maps containing up to 1,995 EDU's may be approved by Council. Prior to Final Map approval
with 2,526 EDU's.
Stage 3
Requires:
1. Full environmental clearance from wildlife agencies, including clearance for the Quino
Checkerspot Butterfly;
2. Approval for grading plans with full bonding for Phases I and II (Olympic Parkway and paseo
Ranchero); and
3. Approval of the detention basin agreement for Poggi Canyon.
Stage 4.
Receipt of bond proceeds for improvements in CFD 97-03 (La Media, East F'alomar and Olympic
Parkway) will allow approval of 2,690 EDU's.
Stage 5.
Requires the Phase I improvements for Olympic Parkway and Paseo Ranchero to be approved
and bonded, which will allow approval of up to 3,126 EDU's.
Stage 6.
With Phase II Olympic Parkway improvements approved and bonded, along with La Media and
East Palomar, will allow approval of 5,429 EDU's.
Stage 7.
Full build-out of SPA One, including Village One West, requires approval of improvement plans
and bonding for Olympic Parkway from East Palomar to SR-125 right-of-way.
Planning Commission Minutes - 3 - March 10, 1999
These steps are bit unusual and its take the PFFP process a bit further than other applicants have,
giving the City through the financial agreement that Council will enter into with the two
developers, the security that Olympic Parkway will be built as the project is developed.
Staff Recommendation:
That the Planning Commission recommend that the City Council approve the amendment to the
Otay Ranch SPA One Public Facilities Finance Planning for Paseo Ranchero and Olympic
Parkway.
Commission Discussion:
Commissioner Ray asked about the changes made to Table 11 (Transportation Phasing).
Rick Rosaler responded that staff has been meeting regularly with the two developers, even as
recently as the present day, regarding the construction schedule and they have agreed to
construct and to secure the facility prior to the Final B Map triggers.
Chair Willett asked if staff had an estimated time for the completion of the Final B Map.
Mr. Rosaler responded that approximately 8 to 10 Final Maps have been recorded and another
3 to 4 are pending approval of this by the City Council so that additional units can be recorded.
Final Maps have been recorded in Village 1 and Phase 2B. Final Maps have been approved for
McMillin in the area north of Palomar and the first set of Final Maps for Pacific Coast
Communities in Phase lA, across from St. Claire.
Public Hearing opened 6:35.
No public input.
Public Hearing closed 6:35.
MSC (Thomas/Ray) (5-0-2-0) that Planning Commission recommend to the City Council
adoption of resolution approving the amendment to the Otay Ranch SPA One Public Facilities
Finance Plan for Paseo Ranchero and Olympic Parkway. Motion carried.
Planning Commission Minutes - 4 - March 10, 1999
2. PUBLIC HEARING:
Consideration of the following applications filed by the Otay Water
District for 509 unincorporated acres located at the northern
terminus of Hunte Parkway.
PCZ-99-01; Prezone to A-8, Agricultural, and
PCC-99-16; Conditional Use Permit to establish an 18-hole
championship golf course and associated facilities.
Background: Kimbedy Vander Bie, Assistant Planner, reported that the project consists of 509
unincorporated acres located at the northern terminus of Hunte Parkway and proposes the
establishment of an 18-hole championship golf course and associated facilities, including a
driving range, clubhouse and other amenities. Because the project site is not currently within the
City of Chula Vista, approval of a Conditional Use Permit will be contingent upon prezoning and
annexation of the property into the City.
At this time, for the Commission's consideration, is the approval of the Conditional Use Permit
and Prezoning only. Upon the City Council's approval of this application, the project will then
go to LAFCO and to City Council for final approval of the annexation.
The project site is bordered by Rolling Hills Ranch to the south and east, San Miguel Ranch to
the west, and to the north is an environmental preserve currently in the hands of U.S. Fish &
Wildlife Service as part of the San Diego National Wildlife Refuge.
The site is divided into two major areas: 1) a 230-acre Habitat Management Area (HMA) along
the west, north and east property line; and 2) a 254-acre "Usable Area" in the central portion of
the parcel consisting of gently rolling hills as well as Otay Water District water storage facilities
and a caretaker house which is proposed to be removed.
Access to this parcel will be off H Street, Proctor Valley Road, and north off of Hunte Parkway.
The project amenities include a clubhouse, cart storage, maintenance facilities and a parking
area of consisting of 230 spaces (108 parking spaces are required).
The Design Review Committee conceptually approved the buildings for this project and when
detailed plans area available, will be returning DRC for final approval.
The project was strategically designed to reduce potential lighting impacts on adjacent lands and
will be in a graded depression with lights oriented downward toward the range. The nearest
neighbors in any direction will be within 2,000 feet (Rolling Hills to the south and east, and San
Miguel Ranch to the west).
Staff has included a condition recommending that a vertical screen, such as a row of Eucalyptus
trees, be installed along the entire eastern edge of the driving range so that when Rolling Hills
Ranch is built-out there will be a pleasant row of tall trees to screen the glow that may be visible
from that area.
Planning Commission Minutes - $ - March 10, 1999
The project includes an important link of the City's Greenbelt Trail system which runs along the
south property line and continues north along the eastern edge of the environmental preserve
area. Staff is recommending that a fence be extended from the entrance of the golf course to the
end of the fareway of hole #1.
Sweetwater Community Planning Group and various citizens have recommended that the
greenbelt trail be extended to the northern end of the Otay Water District property along the
western end of the usable area.
Staff is not in favor of that trail extension because it would run parallel to the proposed driving
range posing a considerable safety risk to users of the trail and could be struck by golf balls. In
addition, the northern trail extension is not part of the General Plan.
Staff Recommendation: Staff recommends the adoption of the Mitigated Negative Declaration
and approval of the project subject to the conditions outlined in the resolution.
Commission Discussion:
Chair Willett asked if the habitat area is going to be included in the City's Subarea plan of the
MSCP.
Mike Coleman, Environmental Specialist for Otay Water District explained that they are a
special district in the State of California and as such they make their own determinations as the
City does on environmental review. The District is very close to completing their own subarea
plan which is part of the City of San Diego's MSCP.
Commissioner O'Neill asked if staff had a sense of why the citizen groups were asking for the
northern extension of the hiking path.
Luis Hernandez, Senior Planner, stated that the proponents want to create a loop connecting to
the Greenbelt system. Staff feels that incorporating this segment within the golf course would be
incompatible with the golf course.
Commissioner Thomas asked if staff had any indication what the response was from the
community groups after they were informed of the potential hazard of being struck by a flying
golf ball.
Mr. Coleman responded that the OWD has been working closely with the community trails
groups. Initially their desire was to have a northern connection through to the Fish & Wildlife
Refuge, however, at this time, the group recognizes staff's concerns with the liability issue, and
they are satisfied with the applicant's commitment to the southern and westerly links that connect
into the San Miguel development and provides alternative routes to get to the same place.
Commissioner O'Neill asked if the City intends to require other City projects like athletic fields
or school fields the same shielding measures to mitigate the glow emanating from the evening
lights.
Planning Commission Minutes - 6 - March 10, 1999
Luis Hernandez responded that at this time, he did not have a definitive answer to his question,
but conceded that it is something that may need to be evaluated.
Klm Vander Bie interjected that the reasoning behind the shielding requirement was that this area
is surrounded by undeveloped land and the glow effect would be greater in an undeveloped area
than in a developed area where there is existing lighting.
Commissioner Caslaneda stated he was not as concerned with the lighting issue because state-of-
the-art lighting technology has considerably reduced the glare and glowing effects that traditional
athletic field lighting created, however, his concern is with the sight hindrance during the day
looking out into a row of 100 feet tall Eucalyptus trees.
Public Hearing Opened 7:55
Charlie Cassen, Public Affairs Administrator for OWD expressed his appreciation to the
Commission and staff for consideration of their project. He further stated that the project will be
an asset to the community, as well as an environmental asset. The applicant agrees with the
conditions and supports staff's recommendations.
Mike Strode, applicant stated that the lighting plan that has been designed is called a Point-By-
Point Lighting Plan Study by Lithonia Light utilizing state-of-the-art lighting technology. The lights
will be on a timer and will shut off at 10:00 p.m.
Commissioner Ray asked for clarification on Condition #7 contained in the resolution which
states that "The City may periodically measure the driving range lighting levels to assure
compliance with this condition". Will this be City-initiated or will it be based on a resident-
initiated complaint.
Mr. Hernandez responded that it would be based on a resident-initiated complaint. If a complaint
is lodged, then the City would have to hire a consultant to verify whether the applicant is in non-
compliance and the City would then require the applicant comply with the lighting plan.
Commissioner Ray asked who would bare the cost of paying for the consultant.
Mr. Hernandez responded that as it stands now, the City would pay for it, however, a condition
could be included requiring the applicant to pay for consultant services.
Commissioner Ray recommended that an additional condition #4 under "Section VII.
ADDITIONAL TERMS AND PROVISIONS TO GRANT" which states "that all terms and
conditions of the Conditional Use Permit shall be reviewed one month subsequent to the
opening of the business and again six months later".
In addition, Commissioner Ray would like to see a provision which states that the applicant is
responsible for paying consultant costs.
Mr. Strode stated that he would be more than willing to pay for the lighting consultant if it was
determined that he was non-compliant with the lighting plan. He did not feel he should bare the
Planning Commission Minutes - ? - March 10, 1999
cost simply because a complaint is lodged which requires someone to go check it out, and turn
out that it's a false alarm.
Public Hearing Closed 8:00
MSC (Ray/Thomas) (5-0-2-0) that the Planning adopt the Mitigated Negative Declaration issued
for this project; approve PCZ-99-01 Prezone to A-8, Agricultural; and approve PCC-99-16
approving CUP to establish an 18-hole championship golf course and associated facilities to
include the additional following conditions: 1) to require the golf course operator to pay
consulting fees if lighting levels are not in compliance, and 2) that one month and seven
months after a zoning permit is issued by the City, the City will inspect the project for
compliance of the project as submitted and approved by the City Council. Motion carried.
DIRECTOR'S REPORT:
Jim Sandoval, Assistant Director of Planning reviewed the following upcoming meeting schedule with
the Commission:
March 17, 1999 Workshop on Code Enforcement Issues
March 24-26, 1999 Planner's Institute in Monterrey
March 29, 1999 Annual Joint City Council/Planning Commission/GMOC Workshop,
Cancel[ed meeting for March 24 due to Planner's Institute, and
March 31, 1999 Special Planning Commission meeting
COMMISSIONERS COMMENTS:
ADJOURNMENT at 8:15 p.m. to the Planning Commission workshop of March 17, 1999.
Diana Vargas, Secretary to P!an~ing Commission