Loading...
HomeMy WebLinkAboutPlanning Commission Minutes 2008/02/13MINUTES OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA Council Chambers 6:00 p.m. 276 Fourth Avenue February 13, 2008 Chula Vista, California CALL TO ORDER: ROLL CALL /MOTIONS TO EXCUSE: Members Present: Tripp, Felber, Moctezuma, Vinson, Bensoussan, Clayton, Spethman INTRODUCTORY REMARKS: Read into the record by Chair Tripp APPROVAL OF MINUTES: MSC (Vinson/Spethman)(6-0-0-1) to approve minutes of August 2, 2007. Motion carried with Cmr. Bensoussan abstaining. MSC (Spethman/Bensoussan) (5-0-0-2) approve minutes of November 28, 2007. Motion carried with Cmr. Moctezuma and Vinson abstaining. MSC (Felber/Moctezuma) (6-0-0-1) to approve minutes of December 12, 2007. Motion carried with Cmr. Clayton abstaining. MSC (Felber/Clayton) (7-0) to approve minutes of January 9, 2008. Motion carried. ORAL COMMUNICATIONS: No public input. 1. Public Hearing: PCM 07-21; Consideration of amendments to the Eastlake III Sectional Planning Area Plan and associated regulatory documents, and Planned Community District Regulations and Land Use District Map. The 18.4 acres located at the southwest corner of Olympic Parkway and Wueste Road intersection within the Eastlake III Planned Community. 6:15:14 PM Background Jeff Steichen reported that a land use amendment was approved by the City Council in June 2006 to accommodate afor-sale luxury senior condominium project. The amendment changed the General Plan Land Use Designation from Visitor Commercial to Residential High. Due to economic reasons, Puelte withdrew its application and canceled escrow. In January 2007, The Eastlake Company sold the site to Windstar, Windstar, the applicant, is proposing to develop a luxury apartment project consisting of 494 units on an 18.4-acre ,buildable portion of a 30.5-acre site; the remaining acres are dedicated Planning Commission Minutes -2- February 13, 2008 open space. The project site is located at the most easterly boundary of the Eastlake III planned community. In order to achieve the construction of this project, the applicant is requesting to change the existing "Active Seniors" designation and replace it with a new designation that allows for the development of a market-rate multi-family residential project. The site is surrounded by the Olympic Training Center to the west and south, the future-planned restaurant row to the north, and Mt. Hawk Park to the northeast. Parking standards for seniors-only residential projects are less restrictive than a typical multi- family development. The proposed project will have a total of 921 parking spaces, which are 38 parking spaces in excess of the 883 spaces that are required. The project is required to provide 25 affordable housing units and is a Condition of Approval that must be satisfied prior to the issuance of building permits. Based on discussions with the applicant and financial data they have provided, staff has determined that the project is unable to provide the units on site, therefore, the Supplemental Affordable Housing Program (Phase IV) outlines alternative methods of meeting the affordable housing requirement as follows: • 26 low income units to be located on the Olympic Training Center • 25 low income units outside of Eastlake Community; or • Payment of an In Lieu Fee to the City Staff Recommendation: That the Planning Commission adopt the resolution PCM 07-21 recommending that the City Council 1.) consider the Addendum to FEIR 05-02; and 2.) approve a resolution for the Eastlake III SPA Amendment based on the findings and subject to conditions contained therein. Commission Comments/Questions: 6:21:02 PM Cmr. Felber asked for further elaboration as to why the 25 unit affordable housing component cannot be met on site. Steve Power responded that the applicant provided to our Housing staff a market study demonstrating, to the City's satisfaction, that given their model of the rents that would be charged and a return on their investment, they couldn't feasibly provide affordable housing on site. 6:26:14 PM Leilani Hines, Principal Community Development Specialist confirmed that Housing staff has reviewed the performs and financial information provided by Windstar and did determined that at this time it does present an unreasonable hardship given the current market and financing, and the project cannot bear the burden of the cost of providing affordable housing at a discounted rate for 55 years. 6:32:56 PM Cmr. Vinson inquired if the City has Green Building standards built into the Building Code regulations. 6:34:49 PM Nancy Lytle responded that the City is revamping its Green Building Program with the most recent code adoption of Title 24. We are also looking at the LEED Program, a nationally- Planning Commission Minutes -3- February 13, 2008 recognized Green Building program. The City has acquired a grant to fund the training of one of our building officials in the LEED Certification Program and to develop a comprehensive Green Building Program for the City. 6:35:43 PM Cmr. Bensoussan noted that the Affordable Housing Program section talks about five low income housing sites within Eastlake II & III, and asked if there is a possibility that the affordable housing for this project go outside of Eastlake. 6:39:16 PM Leilani Hines responded that the first alternative is always to attempt to have it on site; the second is to build it off-site; the third is to pay the in lieu fee, which is the last resort because in accepting the in-lieu monies it then becomes the City's responsibility to build them. 6:39:51 PM Cmr. Bensoussan noted that it was her understanding that the City has yet to receive any in-lieu fees. Ms. Hines stated that was true; the City has been very successful in having the developer's fulfill their affordable housing requirements, generally in the first phases of construction of a master- planned community. This is a unique situation because Eastlake has long been built out and this is the last remaining parcel of land that was not intended for residential, but now is. This is the first time that we've had this type of scenario, therefore, it is appropriate to look at alternatives. 6:50:29 PM Cmr. Tripp asked Ms. Hines if the City was meeting their goats for providing affordable housing. 6:51:52 PM Ms. Hines responded that the City has not received any in-lieu fees and developers have, for the most part, met their 10% affordable housing requirements, with some exceptions where that number is a little bit lowered because of extra things that a developer might do, i.e. they might lower the affordability level, in which case we give them a little extra credit for doing that even though we don't necessarily get the full 10%. 7:05:16 PM Cmr. Clayton asked if the affordable housing provisions were met under the original amendment for the 494-unit active seniors project. Ms. Hines responded that because it was a luxury for-sale senior project, the product type itself did not support affordable housing, therefore, the original SPA document outlined the same type of alternatives. 7:06:10 PM Eric Hefner, with Windstar, stated that with respect to the affordable housing component, one could argue that rental property could be defined as affordable housing. Mr. Hefner also stated that converting this project into condominiums was not in their future plans. For the most part; they've kept the same design and layout of the original project, but have lowered some of the buildings from four stories to two and three stories so it's a better view and not so ominous overlooking the streets. There is also better on-site circulation then before. There will be 34 units, out of 494, that will be 3 bedrooms, 2 bathroom units; the remainder being one and two bedroom units, therefore, they don't anticipate this being a major family-oriented type project. Planning Commission Minutes -4- February 13, 2008 They are committed to building a project reflective of this dynamic, beautiful location being the only non-beach water-front property with beautiful vistas overlooking the Otay Reservoir and mountains. Also, as agood-neighbor policy, they've also been holding talks with the Olympic Training Center to reach an agreement to perhaps setting aside a certain percentage of units, i.e. 10 or 20 units for rent by the athletes and/or their families; this would be in addition to meeting their affordable housing requirements, off-site, at the OTC, or paying an in-lieu fee. 7:20:14 PM Cmr. Spethman stated he was recently on aCity-sponsored tour and they visited the site; one cannot overstate how spectacular the vistas will be for this project. He is also very impressed by the types of amenities the applicant is proposing, i.e. zero edge swimming pools, fire pits, outdoor kitchens, private gardens, etc. 7:30:56 PM Public Hearing Opened. Todd Glanz submitted a speaker slip in opposition to the project, but left before the public hearing was opened. Close Public Hearing. 7:31:37 PM Cmr. Bensoussan stated that the applicant is reaping the benefits of the previous General Plan Amendment, at which time the argument in support of it was the creation of a synergy between the Olympic Training Center and the residents from the active-seniors complex. She would strongly urge Windstar to make an effort to keep that vision alive and be a good neighbor and work with the OTC. Ms. Bensoussan also stated that the OTC athletes are good-will mini ambassadors and there is a need for athlete housing. We also heard the applicant state that if they are required to build affordable housing on site, the project may not be built and may be shelved for some time until economic conditions become more favorable for the housing market. Therefore, she would like the Planning Commission to forward a strong recommendation to the City Council that they urge the applicant to make a concerted effort to work out an agreement with the OTC to have the affordable housing built at the OTC. 7:36:49 PM Cmr. Vinson stated that given the state of our economy, this rental project is a good fit for the community and supports Cmr. Bensoussan's recommendation to the City Council regarding a preference in siting the affordable housing component on the grounds of the OTC; he wholeheartedly supports the project. 7:37:37 PM Cmr. Spethman stated he has thoroughly reviewed the staff report and supporting documents depicting the amenities of the project; he is confident that the applicant will build a high-end project commensurate with the pristine natural environment of this piece of real estate. He is, however, concerned with attaching a condition requiring the applicant to fulfill its affordable housing obligations strictly on the OTC site. 7:39:55 PM Cmr. Tripp stated that the City has an adopted goal to acquire on-site affordable housing. Lacking any evidence that supports the applicant's position that providing on-site affordable housing is not financially feasible; he is not able to make a finding of hardship Planning Commission Minutes -5- February 13, 2008 releasing them of the requirement to provide on-site affordable housing, therefore, he would entertain a motion to recommend approval of the project subject to a condition requiring them to provide 10% on-site affordable housing. 7:41:51 PM Cmr. Felber stated that he concurs with Cmr. Bensoussan's comments and would urge the applicant to make their best effort to enter into an agreement with the OTC to provide the affordable housing on their site. 7:43:46 PM Cmr. Moctezuma echoed her fellow commissioner's comments in urging that the City Council make strong recommendation that the affordable housing be situated on the OTC. She is not as sanguine about fulfilling this requirement via in-lieu fees, since we don't even have an idea of what that translated into financially. Cmr. Clayton stated that since Ms. Hines has indicated that the City has been successful in meeting the affordable housing goals, in her opinion, those negotiations should be left to be worked out, to the City's satisfaction, between the City and the developer. 7:44:48 PM MSC (Bensoussan/Felber) (6-1) that the Planning Commission adopt the resolution PCM 07-21 recommending that the City Council 1.) consider the Addendum to FEIR 05-02; and 2.) approve a resolution for the Eastlake III SPA Amendment based on the findings and subject to conditions contained therein and accept a recommendation from the Planning Commission, making a strong recommendation to the applicant that they endeavor to enter into an agreement with the Olympic Training Center to be able to fulfill their affordable housing requirements on-site at the OTC. Motion carried with Cmr. Tripp voting against the motion. 7:50:18 PM Director's report: Nancy Lytle announced that there will be a joint meeting of the CVRC and the Planning Commission on February 25 at 6:00 to discuss an Ordinance Amendment adding an Overlay District along Third Avenue. 7:53:01 PM Vinson asked to be excused for the meeting of February 27, 2008. Cmr. Bensoussan asked to receive the staff report for the special meeting of February 25 as early as possible. 7:56:49 PM Cmr. Felber asked that staff make the necessary referral to look into mitigating the back-up in the intersection off of Olympic Parkway's left turn into Eastlake Terrace Shopping Center; the stop sign is so close to the intersection they block the intersection. The same condition exists at the Eastlake Village Market place shopping center. 7:59:45 PM Cmr. Spethman stated its not common that the Planning Commission denies a project, i.e. Concordia Lutheran Church, that is then appealed to the City Council. He is disappointed to learn that the item was heard by the City Council, and the Planning Commission was not given a courtesy call affording them the opportunity to be at the meeting to answer any questions or to explain the rationale behind the commission's denial of the project. He urged staff to ensure that in the future a representative from the Planning Commission is present at the Council meeting. Planning Commission Minutes -6- February 13, 2008 Ms. Lytle stated she wholeheartedly agrees with Cmr. Spethman's comments and apologized for not having gotten the word out the Commission. She also indicated that perhaps it would be a good idea to routinely have a Commission representative present at Council meetings that have items that carry a recommendation from the Planning Commission. 8:10:37 PM Adjourned to a Special Joint CVRC/Planning Commission meeting on February 2008. Submitted by: Diana Vargas Secretary to the Planning Commission