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HomeMy WebLinkAboutPlanning Comm Rpts./1995/08/30 (4) MINUTES Chula Vista Planning Commission Chula Vista, California 5:45 p.m. Wednesdav. August 9. 1995 Conference Rooms 2/3 Public Services Building CALL MEETING TO ORDER/ROLL CALL Chair Tuchscher The meeting was called to order at 5:45 p.m. by MEMBERS PRESENT: Chair Tuchscher, Commissioners Davis, Salas, Tarantino, Thomas and Willett MEMBERS ABSENT: Commissioner Ray ST AFF PRESENT: Special Planning Projects Manager Jerry Jamriska, Assistant Planning Director Ken Lee, Senior Planner Rick Rosa1er, Principal Planner Duane Bazzel, Assistant Planner Amy Wolfe, Civil Senior Engineer Bill Ullrich, Planner Julia Matthews, Planner Beverly Luttrell and Landscape Architect Marty Schmidt Special Planning Projects Manager Jerry Jamriska introduced the Otay Ranch Project Team, Planning Department staff and Baldwin staff to the Planning Commission. OTA Y RANCH SPA ONE: OVERVIEW OF LAND PLAN ISSUES Mr. Jamriska gave a brief background of the current processing procedures of the plan. There is a Technical Committee composed of Parks & Recreation, Fire, Planning, The Baldwin Company and the Project Team that meet one or two times a weeks. At times, other departments are brought in when discussing housing, etc. When issues cannot be resolved at this level, they are taken to the City Manager's Policy Committee which involves all department heads and The Baldwin Company. What you will be hearing tonight is that we need to do additional research. I. Project Schedule: Mr Jamriska indicated that the Planning Commission is scheduled to hold three workshops regarding the Otay Ranch Project: August 9, August 30 and September 20, 1995. These workshops are to discuss issues not make decisions. A public forum is scheduled for October 5, 1995 to discuss the entire plan. The public hearings scheduled for the Planning Commission begin October 25 at which time the public review period for the SPA One ElR will be closed. Additional hearings are scheduled for November 8 and 15, 1995. A City Council workshop has been requested by staff for all day Saturday, October 14, 1995. Three City Council meetings are tentatively scheduled for December 5, 12 and 19, 1995 for them to take action. II. Neo- Traditional Design Principles: Mr Kent Aden, with The Baldwin Company, gave a slide presentation of village concepts and urban designs of typical existing suburban developments to a: \11 h\l inda: \<;pa: \pe 899 5 . doc Planning Commission Workshop - 2- August 9. 1995 show what has not worked in the past and what Baldwin wants to do differently. Neo-traditional "new urbanism" is creating a compact walkable neighborhood, easy access to daily needs. pedestrian-oriented, the tolerance for automobile, transit connecting village cores, complex mixed uses, mix ofhousing types and easy public facilities access Chair Tuchscher inquired about the reusability of buildings in the village core. Mr Aden stated that buildings would be designed for reuse. III. SPA One Planrrext: Mr Aden presented Alternative B of Villages One and Five which The Baldwin Company is currently promoting with some modifications. Mr Aden stated that recently, the Baldwin Company had to re-evaluate some of the phasing and has come up with Alternative B1 which effects Village Five The basic plan structure is still in tact. An additional access from Telegraph Canyon Road has been proposed for Village One. Commissioner Thomas asked where junior high and high school students would be going to school since SPA One only showed elementary schools. Mr Aden eXplained that the school district will determine which schools the students would attend; probably EastLake High School and Bonita Vista High School. The school district has always known that there would be no high school in the first phase. Mr. Jamriska stated that new numbers have been received from the school district which means the high school issue will have to be revisited. Relocating the high school closer to SPA One will involve a General Plan Amendment. Commissioner Thomas asked at what point will the schools start to be built? Mr. Aden indicated an elementary school would be built 2-3 years after development had started. Commissioner Salas was concerned that amenities and services are not provided in the first phase. Mr Aden stated that it takes awhile to get enough people in a community before you can get the retailers to come in. Mr. Ken Lee stated that from the City's perspective, staff was still looking at what makes sense from a planning perspective to go into the first phase. Staff is concerned what amenities aside from just the houses are needed to make that first phase work. Commissioner Davis asked how the Series 8 Study would reflect with the Otay Ranch Project? a: \l1b\1 inda: \spa: \pcR99 5 .doc Planning Commission Workshop - 3 - Aus,;ust 9. 1995 Mr. Rick Rosaler explained that the Series 8 Study by SANDAG indicated that by year 2005 the region starts running out of land that's planned and zoned for residential development. The Study indicates that by the year 2010, the western parcel with be 65% built out. Chair Tuchscher asked if the additional access off Telegraph Canyon Road was to be interim or permanent and if threshold standards would be met as the project progresses. Mr. Aden indicated that it is intended to be an interim access although the Fire and Police Departments have concerns about emergency accesses. Threshold standards will be met. Commissioner Willett asked how will East Palomar Street be built if Sunbow is not ready to move forward? Mr. Aden indicated that Baldwin would have to construct East Palomar Street or East Orange Avenue through Sunbow if Sunbow was not ready to construct those streets. Baldwin anticipates the construction would be for DIF credit. Ms. Julia Matthews presented Alternative A which is similar to Alternative B in terms of the numbers. Village One has three access points and eliminates the pedestrian park. In Village Five the mix is slightly different and there are three accesses. Alternative C is primarily an environmental alternative that realignes Paseo Ranchero to avoid a sensitive habitat area. Commissioner Willett asked if the southerly access from Village One connects with Wolf Canyon and/or Village Two? Mr. Aden stated that it would not. Commissioner Tarantino asked if the residents would be charged for open space maintenance as well as Mello-Roos fees? Mr. Jamriska answered in the affirmative. There could also be a third fee for the open space preserve. There was a lengthy discussion regarding open space fees and park maintenance. Mr. Marty Schmidt stated that these issues would be addressed in the City-wide Parks Master Plan. Ms. Matthews gave a presentation on how the SPA One Text was organized and named the supporting documents. Each of the supporting documents will be discussed and presented to their respective committee for review and approval, if necessary. IV. Overall Design Plan: Mr. Rick Rosaler stated that the approved General Development Plan/ Subregional Plan (GDP/SRP) required that an Overall Design Plan be prepared prior to the first SP A. This Plan is to identify the design elements that will tie the entire project together. The design elements for this plan have been adopted by the County Planning Commission. The following elements will tie the Otay Ranch parcels together: riparian meander within valley a: \11 b\1 inda:lspa: \pc899 5. doc Planning: Commission Workshop -4- August 9. ]995 landforms; ranch theme street system; entry identity and monuments; dominant skyline landscape at edges of and within Otay Valley parcel. He also described possible major streetscape designs. Mr Jamriska stated that the Overall Design Plan has been accepted by the County staff Commissioner Thomas asked if the Fire Department concerns were being addressed? Mr Rosaler answered in the affirmative. One of the key elements that we are continuing to talk with the Fire Department about is brush management. V. SPA One Village Design Plan: Mr. Rosaler showed an example of the following: a village entry, urban arterials, a village core street with the transit right-of-way in the median, a commercial core concept, and a promenade street. Villages will be interconnected by a greenway, a pathway and pedestrian bridges crossing arterials. Commissioner Willett suggested that golf carts and bicycles be shown on all cross sections if that is a feature of the plan. He also suggested that visual impacts of the pedestrian bridges should be considered given the height they will be constructed. He wants Poggi Canyon taken out of the Otay Regional Valley Park focus planning area. Mr Jamriska stated that Poggi Canyon and Wolf Canyon are out of the Otay Regional Valley Park planning area. There was a lengthy discussion about park sizes and maintenance. Mr Jamriska stated that the Parks Master Plan would be presented at a future workshop. Commissioner Thomas asked if the Planning Commission would have an opportunity to look at GMOC concerns over the past few years to make sure that decisions on this project do not exacerbate conditions? Mr Jamriska stated that the Planning Commission would be looking at traffic and impacts and meeting the standards at the next workshop on August 30. Chair Tuchscher eXplained that the Otay Ranch Project is being planned for the total buildout. Commissioner Salas asked if traffic studies had been done considering impacts of each proposed phase? Mr Rosaler answered in the affirmative. **** Break from 7:30 to 7:40 p.m. **** VI. SPA One PC Regulations: Mr Ken Lee gave a presentation on the history of the Planned Community (PC) Zone. It gives the developer an opportunity to develop their own district regulations to fit their needs. The development of PC Regulations afforded the developers and a:\llb\linda:\spa:\pc8995,doc Planning Commission Workshop - 5 - August 9. 1995 the City opportunities to create some fairly innovative housing. In the case of the Otay Ranch Project, the City has a similar document called the Planned Community District Regulations. For the most part, those District Regulations are patterned and very similar to other District Regulations that the Planning Commission has approved. Baldwin would like to reduce front setbacks bringing some of the living areas and porch solutions closer to the street making that street more pedestrian fiiendly and trying to maximize rear yard setbacks. What the City is trying to do is make sure there is a minimum setback in front that works from a landscape prospective and functional standpoint. Baldwin is also advocating the use of streets in the multi-family areas as accommodating park/guest parking. From a planning perspective, the City wants to make sure there is adequate parking. Commissioner Willett asked if the Otay Ranch was going to have any CN zones? Mr. Lee stated that SPA One is not necessarily called a CN zone but is a neighborhood! commercial zone. The land uses are very comparable to CN. Ms. Beverly Luttrell stated that the PC Regulations Baldwin is proposing sets out development and use standards for all property within the Otay Ranch PC District. These PC Regulations not only includes SPA One but all future SPAs. The Regulations set standards for setbacks, building heights, parking requirements, landscape requirements, use restrictions, residential lot sizes and signage regulations. These regulations are divided up into four basic districts within SPA One: 1) the village core district, 2) residential district, 3) park district, and 4) open space district Ms. Amy Wolfe presented examples of a new neo-traditional development that has received favorable reviews. Slides were then shown of developments near by with similar lot sizes so the Planning Commission could get an idea of the features and elements that are being proposed for the Otay Ranch Project. Those features include front porches, narrow streets, parkways, tree- lined streets, Hollywood driveways and recessed garages. Slides were also presented of local developments showing different product types and densities. Commissioner Willett stated that most of the slides shown of small lot products have open space areas adjacent. He suggested that photos of the other side of the structure should be shown. Commissioner Tarantino asked if garages with no direct connection to the house, which will create a need for rear doors on houses, were proposed? Mr. Lee stated that the City is not advocating a detached garage that would be all the way to the rear of the lot. Garage set backs of 35 feet are being considered so garages can be attached and have access to the kitchen. VII. SPA One Housing Plan: Mr. Rick Rosaler presented the affordable housing component of the SPA One Plan. The Affordable Housing Plan has a dual role: 1) Ranch-wide affordable housing issues are addressed. 2) The SPA One housing plan determines how many units, where are they going to be located, when they are constructed, which phasing they are in and who is going to own them. Everything is resolved except where the units are going to be located and when they a: \11 b\linda: \spa: \pc899 5. doc Planning Commission Workshop -6- August 9. 1995 are going. to come on-line. The plan sets forth steps under the Tentative Map when Affordable Housing Agreement, Final Map and the Building Permits are issued. when do those units actually get constructed. There will be 5% low and 5% moderate income units located in the project Accessory or granny flats are not proposed in this SPA They may be in some of the other villages where there are larger single-family lots. Commissioner Davis asked if there will be a problem with providing affordable housing with the Baldwin proposed phasing? Mr. Rosaler stated that was one of the phasing issues. When we get to the public hearing stage. these details will have been worked out. Commissioner Tarantino asked if the residents will be told up front where the affordable housing is going to be? Mr. Rosaler answered in the affirmative. Commissioner Davis asked if the ownership units have been deed-restrictioned for resale? Mr. Rosaler stated that staff would check. Mr. Jamriska asked the Planning Commission members to evaluate the format, the method of presentation and content of the workshop. Is this what they want the next two meetings? Commissioner Tarantino suggested a tour of SPA One since there are new members on the Commission. He stated that an overview of the whole Ranch had been very helpful to him. Chair Tuchscher stated he would like less presentation time involving written material. He would like to spend the time talking about issues that are undecided, disputed, unknowns, things that both staff and the applicant are still investigating. ADJOURNMENT: The meeting was adjourned at 9: 10 p.m. . ><a; ~ L-- ,: . '-f<-' Lir;.da Bond, Secretary a: \11h \1 inda: \spa: \pc &99 5 .doc