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HomeMy WebLinkAboutPlanning Comm min 1998/04/087:00 p.m. Wednesday, April 8, 1998 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 Davis, Commissioners Aguilar, Willett, Tarantino, Thomas and O'Neill Absent: Commissioner Ray Staff Present: Ken Lee, Assistant Planning Director Rick Rosaler, Principal Planner Patty Nevins, Acting Associate Planner Ann Moore, Assistant City Attorney MSC (Willett/O'Neill) (5-0-1-1) to excuse Commissioners Ray who called in to say he was detained at work and would not be able to attend the meeting. Motion carried. PLEDGE OF ALLEGIANCE/SILENT PRAYER INTRODUCTORY REMARKS: Read into the record by Chair Davis APPROVAL OF MINUTES: March 11, 1998 and March 25, 1998 MSC (~Villett/O'Neill) (5-0-1-1) to approve minutes of March 11, 1998 as presented. Motion carried, with Commissioner Thomas abstaining. MSC (Willet'dO'Neill) (4-0-1-2) to appove minutes of March 25, 1998 as presented. Motion carried with Commissioners Aguilar and Thomas abstaining. ORAL COMMUNICATIONS: None PUBLIC HEARING: PCM-98-25; Amendment to chapters 19.04, Definitions, and j19.48, P-C Planned Community Zone of the Chula Vista Municipal Code pertaining to Community Purpose Facilities - The Eastlake Company and the City of Chula Vista. Background: Patty Nevins, Acting Associate Planner, reported that the application submitted by Eastlake and co-sponsored by the City of Chula Vista proposes to amend the Municipal Code and allow expanding the definition of Community Purpose Facilities to allow recreational playing fields, consolidation of CPF requirements and conversion of the list of permitted uses into conditional uses, and establish criteria to limit the percentage of the required CPF acreage that may be used for open recreational fields. Planning Commission Minutes - 2 - April 8, 1998 The proposed amendments arose through the course of discussions between City staff and representatives of The Eastlake Company regarding the need for more recreational ball field facilities in the eastern area of the City. There is a recognized shortage of these facilities and staff and representatives of Eastlake desired a method of addressing the shortage by providing more active areas for the sports leagues that were seeking them. Specifically, the proposed amendment are: modification of the definitions to add recreational ball fields as a typical use. modification of Chapter 19.48 PC Planned Community Zone, to consolidate the regulations pertaining to CPF's into one section. modification of Chapter 19.48 to require a conditional use permit for all CPF uses and to require that a CPF Master Plan be incorporated into the General Development Plan prior to approval of ball fields. The addition of recreational ball fields as a use may be considered within the CPF land use district would fulfill an acknowledged community need in the eastern area of the City. As proposed, it would not replace park uses with CPF uses, but rather, would be a recreational use that is owned and operated by a non-profit entity just as any other CPF use is. Staff was concerned with a limitation on recreational ball fields so that they would not preclude other types of CPF uses that are desirable as well. In order to provide an arena that limitation, we have included a section that requires a CPF Master Plan be provided and incorporated into a General Development Plan to limit the allowed acreage for recreational ball fields within the Master Plan to 25%. The proposed recreation ball fields differ significantly from other CPF uses in that it would be an outside use and would not involve construction of a building. As such, this may present more impacts upon adjacent properties with respect to noise and visual issues. It is staff's opinion that these items can be addressed through the Conditional Use Permit process. Most of the uses are provided for do have the potential for more impact and for that reason staff changed the permitted uses list to a list of conditionally permitted uses and propose that all uses in a CPF district would require a CUP. Staff Recommendation: That Planning Commission adopt resolution and recommend to Council the adoption of the ordinance approving amendments to Municipal Code Chapter 19.04 Definitions, and Chapter 19.48 P-C Planned Community Zone. Commission Discussion: Commissioner Tarantino asked if any provisions had been made to advise prospective homeowners of the intended land use being a recreational field, rather than some other kind of use. Mr. Lee responded that this type of disclosure would fall under the purwew of the developer's sales representatives when discussing and identifying the CPF sites with prospective buyers. Planning Commission Minutes - 3 - April 8, 1998 Commissioner Aguilar asked why existing park land requirement standards are apparently not creating an adequate number of ball field facilities in the eastern portion of the City. Ken Lee responded that the City is limited by State law and are at the maximum right now and cannot require any more park land than is presently being required. Public Hearing Opened 7:22 Bruce Sloan, The Eastlake Development Company, 900 Lane Avenue, Chula Vista, CA addressed the commission and stated he supports staff recommendation and was there to answer any questions from the Commission. Public Hearing Closed 7:25. MSC (Thomas/Willett) (6-0-1) to approve I~CM-98-25 as presented. Motion carried. PUBLIC HEARING: PCM-98-03; An amendment to the Sunbow II Sectional Planning Area (SPA) plan consisting of the incorporation of an Air Quality Improvement Plan and a Water Conservation plan into the SPA plan for the Sunbow II Planned Community - Ayres Land Company. Background: Patty Nevins, reported that in 1990 the City Council approved the Sunbow II GDP and SPA plan. Later that year Council also approved the Master Tentative Map for this planned community. In 1993 Council approved a 1-year extension with additional conditions of approval to reflect changes in the Municipal Code, City policies, and the newly adopted Growth Management Plan. One of the conditions required the applicant to prepare and obtain City Council approval of a Water Conservation and Air Quality Improvement Plan for the planned community prior to approval of the first final map. The Air Quality Improvement Plan is intended to address air quality issues associated with new development. The Sunbow II AQIP notes that the proposed project will impact air quality primarily through construction phase activities and vehicular traffic generated by residential uses via commuting, shopping, or other personal travel. Mitigation measures have been included in this plan to address air quality impact sources and are grouped into three categories: construction impact measures; vehicle trip reduction; and energy conservation measures. Some of mitigative measure would include: encouraging the provision of shower and locker facilities for all business park uses; designating a rideshare/environmental coordinator for Sunbow II; ensuring availability of more than two lines to each home for in-home offices and other telecommunicating needs; installation of energy efficient landscaping; utilization of energy efficient lighting; and others. Planning Commission Minutes - 4 - April 8, 1998 Since the Tentative Map for Sunbow II has already been approved, and the project design has already been determined, air quality measures have been provided which can be implemented mid-way through project development. The purpose of the Water Conservation Plan is to require developers to prepare a water use/conservation reports and detailing measures to reduce water demand. The 1990 WCP and the 1997 Addendum provide a number of options for water-conserving measures such as: use of energy-efficient appliances such as dishwashers, installation of Pow water-use landscaping; use of soil moisture sensors, and use of reclaimed water where possible. Staff Recommendation: That the Planning Commission adopt Resolution PCM-98-03 recommending that the City Council adopt and incorporate into the previously adopted Sunbow II SPA plan the Air Quality Improvement Plan and Water Conservation Plan, in accordance with the findings and subject to the conditions contained in the Council Resol. Commission Discussion: Commissioner Aguilar stated that as an enthusiastic supporter of construction utilizing energy-efficient design concepts, she hoped that the developer would implement construction measures that would take into account such things as climate and prevailing winds. Patty Nevins stated that because these measures are not specifically defined, staff would be looking to the developer to provide measures in the design plan, such as; window and outdoor area construction, overhangs, and solar panels. Commissioner Willett asked what the status was on the connection of reclaimed water lines in Sunbow II. Mr. Lee responded that the City has been requiring the reclaimed water lines in all of the projects and although there are still some missing links, it will be available to all of the projects within a reasonable period of time. At the present time, Eastlake is taking all that is produced. Commissioner Willett recommended a copy of the Sunbow II report be provided to the GMOC Public Hearing Opened 7:45 Rod Bradley, BHA, 5115 Avenida Encinas, Carlsbad, CA, representing Ayres Company stated he is in concurrence with staff's report and urged the commission's approval. Commissioner Tarantino stated with the Telegraph Canyon Road expansion from two to three lanes, he noticed that the eucalyptus trees had been cut down in the center median and asked if there were would be a landscaped median or simply a yellow divider line. Planning Commission Minutes - 5 - April 8, 1998 Mr. Bradley responded that there would most definitely be a landscaped median with a selected palette from the City and continuing with the Eastlake theme. Public Hearing Closed 7:50 MSC (~Villett~O'Neill) (6-0-1) to accept staff' report and approve PCM-98-03. Motion carried. PUBLIC HEARING: PCS-97-02(M); Modify Tentative Map conditions of approval to allow installation of landscaping and irrigation in the parkways by individual homeowners - McMillin - D.A. America Otay Ranch LLC. Chair Davis stepped down from the dais due to a potential conflict of interest. Background: Rick Rosaler, Principal Planner, reported that the applicant is proposing modification of the conditions of approval of the McMillin Otay Ranch SPA One Tentative Map to allow for private homeowners to install and maintain the parkway landscaping with enforcement by a master homeowners association through CC&Rs. Staff has reviewed the proposal and believes it has merit, and are recommending that the installation of the landscaping and irrigation be done by the developer. While staff would prefer the maintenance be done by the HOA, it is believed that private maintenance by the individual homeowners, with the HOA enforcement of the CC&R's will work. The City will have the ability, but not the obligation to also enter in to the enforcement of the CC&R's as is currently a standard practice in the City. Staff Recommendation: That the Planning Commission adopt the resolution recommending that the City Council adopt resolution approving the modification to condition #86 and condition #2 of the McMillin Otay Ranch SPA One Tentative Subdivision Map PCS-97-02. Commission Discussion: Commissioner Aguilar stated that when this issue was first discussed, she remembers seeing photographs of parkways that were not being consistently maintained, however, she could not remember if these were in development areas that do not have an HOA, and asked if staff could cite other projects in the City which have been successful in having the homeowners maintain the parkway. Mr. Rosaler indicated that there are other projects in the City that have been successful, however, he could not name them, but could review the case file and provide those names at a later date. Commissioner Tarantino asked for clarification on who is responsible for installing the landscaping in the parkways. P~anning Commission Minutes - 6 - April 8, 1998 Mr. Rosaler responded that the applicant's initial desire was to have the individual homeowner install the landscaping, however, it is staff's recommendation, and the developer has agreed, that in order to insure uniformity, the developer will install the landscaping. Public Hearing Opened 8.'00 Craig Fukuyama, 2727 Hoover Avenue, National City, representing the applicant stated that they are encouraged to do the parkway streets as part of the neo-traditional look, however, they are concerned with the added cost to the homeowners if an space landscape maintenance district is established. Therefore, an HOA will be established that will maintain the medians, maior slopes and other common areas within the project. The builder will install the plant material, such as: tuff, a street tree with root barriers, and irrigation system. The homeowner will be responsible for the maintenance of the parkway and watering. Commissioner O'Neill asked if there would be any flexibility for landscaping modification of the parkway by the homeowners. Mr. Fukuyama responded that in order to maintain some level of uniformity, as it stands now, the flexibility to modify the parkway would not be allowed, however, if the Commission so desires that a provision be incorporated into the CC&R's allowing flexibility, that is something that could be added. Public Hearing Closed 8:20 Commissioner Thomas stated that the Commission and staff needs to carefully think through what types of provisions will be incorporated into the CC&R's since they, through the HOA will be the enforcement mechanism. Allowing flexibility could potentially create an undesirable aesthetic situation because individual tastes and preferences are subjective, therefore, he does not support allowing modification of the parkway. Commissioner Aguilar felt that evidence of successful resident maintenance in other areas should be provided before the application was approved. MSC (Tarantino/O'Neill) (4-1-1-1) that the Planning Commission adopt the resolution recommending that Council approve modification to Condition #86 and #21 of the McMillin OtayRanch SPA One Tentative Subdivision Map PCS-97-02 which states that the homeowner will be responsible for the maintenance and irrigation of landscaping material in the parkway and the guest builder sha~l install the landscaping material, i.e. a street tree and turf and irrigation system. Motion carried with Commissioner Aguilar voting against. Amendment to the original motion offered by Commissioner Thomas (MSC Thomas/Tarantino) (4-1-1-1) to approve the original motion subiect to an additional condition that would specify that residents not be allowed to modify the parkway planting. Motion carried with Commissioner O'Neill voting against. Planning Commission Minutes - 7 - April 8, 1998 DIRECTOR'S REPORT: Mr. Lee reviewed a two-month calendar of upcoming items for the Commission and City Council. There will be a Joint Workshop of the City Council, Planning Commission, and GMOC on Monday, April 27 at 6:00 p.m. in Council Conference Room, with a lite dinner being provided at 5:15. COMMISSION COMMENTS: Commissioner Aguilar stated she would be out of town the first two weeks in May, and Commissioner Tarantino stated he would also be out of town on May 6. ADJOURNMENT at 9:05 to the joint GMOC/Council/Planning Commission workshop of April 27, 1998 at 6:00 p.m. in the Council Conference Room. Diana Vargas, Secretary Planning Commission