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HomeMy WebLinkAboutPlanning Commission Minutes 2007/04/11 MINUTES OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA 6:00 p.m. April 11 , 2007 Council Chambers 276 Fourth Avenue Chula Vista, CA CALL TO ORDER:6:09:2S PM ROLL CALL / MOTIONS TO EXCUSE: Members Present: Felber, Bensoussan, Vinson, Tripp, Spethman Members Absent: Clayton and Moctezuma MSC (SpethmanlTripp) 5-0-2-0) to excuse Cmr. Moctezuma and Cmr. Clayton. Motion carried. ORAL COMMUNICATION: No public input. 1. PUBLIC HEARING: PCC 07-01; Consideration of a Conditional Use Permit to permit Leap and Bound Academy, a 16,381 sf childcare learning center on a Community Purpose Facility (CPF) site within Rolling Hills Ranch planned community. Seeker Development, LLC. 6:16:08 PM Background: Brian Catacutan reported that the proposal is to construct a 16,381 sf child learning center on a Community Purpose Facility within the Rolling Hills Ranch Master Planned Community. On February 5, 2007 the Design Review Committee considered and approved the project, and is now before the Planning Commission for consideration of a Conditional Use Permit. The Leap and Bound Academy operation profile consists of a maximum of 260 students ranging from the ages of infants to 11 years, and a maximum of 25 employees. The hours of operation would 6:30 a.m. to 6:00 p.m. Monday through Friday. Staff Recommendation: That the Planning Commission adopt Resolution PCC 07-01 based on the findings and subject to the conditions contained therein. 6:16:47 PM Commission Comments: 6: 18: 13 PM Cmr. Tripp pointed out that this project was previously covered under a supplemental EIR, and inquired if there were any mitigation measures that are applicable to this project. Mr. Catacutan responded that a focus traffic study was conducted, which concluded that there would be no impacts on the surrounding community. Minutes of the Planning Commission - 2 - April 11 , 2007 Mr. Catacutan further stated that a new resolution was placed on the dais tonight and pointed out that there is a new finding (#5), that states that CPF sites that are sold for-profit have to be on the market for a minimum of five years. Mr. Hare clarified that CPF sites are held aside for nonprofit-type uses, and there is a provision which states that a CPF site must be on the market for a minimum of five years or greater, before it can be considered for a for-profit use. 6:20:54 PM Charles Staker, Leap and Bound, stated he was available to answer any questions from the Commission and thanked them for their consideration of their proposal. MSC (SpethmanNinson) (5-0-2-0) that the Planning Commission adopt Resolution PCC 07-01 based on the findings and subject to the conditions contained therein. Motion carried. 2. REPORT: Otay Ranch Eastern Urban Center Sectional Plan Area Plan Compliance with General Plan Eastern District Framework Strategy Objectives and Policies 6:24:33 PM Rick Rosaler, Tony Lettieri and Todd Galarneau of the McMillan Co. gave an overview of the Urban Core. The General Plan Land Use and Transportation Element (LUT) establishes planning districts to guide more detailed planning of certain areas, one of which is the Eastern District, which includes the Otay Ranch's Freeway Commercial and Eastern Urban Center. The General Plan requires that the EUC SPA Plan address the goals and policies of the Eastern District Framework Strategy prior to or in conjunction with preparation and approval of any subsequent SPA documents that may be required within the Study area. Since the EUC SPA Plan is currently being process, staff is bringing the report to the Planning Commission and City Council to ensure that all the necessary components of the Framework Strategy are addressed and to obtain any direction on this matter prior to completing the SPA processing. 6:31 :08 PM Todd Galarneau gave a brief presentation on the Eastern Urban Center, a project that is deemed to be the focal point of the Otay Ranch Master Plan. The EUC is extraordinary, even on a national scale, in part due to its size because typically these centers are anywhere from 40 to 80 acres in size, whereas, the Eastern Urban Center is 210 acres. Mr. Galarneau indicated that SANDAG has identified the EUC as one of eight Smart Growth Urban Centers in the region. Mr. Galarneau thanked the Commission for their consideration and support of the report and stated he was available to answer questions. Cmr. Spethman stated that his long-standing history of dealings with the McMillin Company, through serving on various city boards and commissions, is that their company strives for excellence in whatever project they are proposing to develop in this community and the region. Cmr. Spethman stated, however, that he is eager to see some of the same quality development that is going in to eastern territory come to the western side of Chula Vista. Minutes of the Planning Commission - 3 - April 11, 2007 6:55:41 PM Cmr. Bensoussan stated that it was her understanding that the Main St. corridor would be a lower-scale, low density concept, with a gradual higher density and higher rise buildings as you spread out; she inquired if that was still the case. Mr. Galarneau responded that the way they see the urban form and scale building in the EUC, is that they will build in towards the middle with the higher densities. The proposal within the Main Street is to create a four story and higher format through the Main St. district and reserve the blocks outside of the Main Street for the higher densities. Varying architecture styles, step backs and heights will be utilized in order to avoid monotony along the street-frontage. Cmr. Bensoussan asked if there is a public art component to this development. Mr. Galarneau responded that there is a civic district in the EUC that will have parks and plazas where, certainly, sculpture gardens, fountains and the like would be appropriate. 7:05:09 PM Cmr. Tripp echoed Cmr. Speth man's sentiments and stated that, recognizing the challenges that exist, he too is eager to see these types of efforts extended to the west side of the City. 7:06:06 PM Cmr. Vinson stated that LUT 94.7 makes mention of identifying existing development regulations, design standards and regulatory measures that could hinder achieving the intended urban vision for the EUC as it relates to the university study area, and asked for further elaboration on that statement. Mr. Lettieri stated that each SPA that comes forward should look at existing policies and regulations to ensure that those regulations don't interfere with the intended vision for the EUC. Mr. Lettieri also indicated that a Notice of Preparation for an EIR will be going out shortly that will list a number of potential changes in ordinances and even the GDP. Some of those proposed changes will be in the Park Land Dedication Ordinance; density transfer provisions so that there's flexibility in moving Commercial to Residential or vice versa; responding to the market place is another that will be analyzed in the EIR. Another proposal is that staff has encouraged, and McMillin has embraced, the idea of a form-base code. What McMillin has proposed is a set of regulations that looks at the form, height and bulk of a structure, but puts a lot of emphasis on the structure's relationship to public spaces (streets, sidewalks and parks). 7: 1 0: 13 PM Cmr. Felber asked what is the forecasted square footage for the retail/commercial as oppose to residential. Mr. Galarneau stated that the land use allocation that's in the GDP is approximately 3,000 units and 3.5 million sf of non-residential. We have ensured that the EIR covers the entire project to its maximum build-out. Cmr. Felber asked where the concentration of the height intensity will be located; in the residential or commercial/retail. Minutes of the Planning Commission - 4 - April 11 , 2007 Mr. Galarneau responded that most likely the tallest buildings will be located within the office district. 7: 17:04 PM Cmr. Spethman stated that public art is subjective, and noted that the entire project is replete with artistic design by way of enhanced walkways and pavement elements, light fixtures, fountains and water features, building design, etc., all of which contribute in some form to the public art element. 7: 18:46 PM Tony Lettieri enumerated the reasons for staff's recommendation that the Planning Commission adopt Resolution PCM 99-07 recommending that the City Council accept the report on the EUC SPA Plan compliance with the General Plan Eastern District Framework Strategy Objectives and Policies. They are: . The changes in regulations that are necessitated to make this happen . The integration of the civic uses into the project which is in the central, most visible area of the project . The distinctive urban character where diverse architecture styles are proposed . Provision of linkages to other uses and neighborhoods dealing with future university site . The public transit that is in the center of the project that has involved multi-jurisdictional efforts Le. SANDAG and MTS . The existence of paseos and walkways and pedestrian bridges extending over Eastlake Parkway and then to the university to the south 7:22:21 PM Cmr. Felber noted that there is going to be a regional trail going through the EUC and asked if its an off-shoot of a trail from the Greenbelt Master Plan. Rick Rosaler responded that the trail is a key component of the plan, but in this case it goes to an urban form as oppose to a trail through a canyon. It will be an enhanced, wider sidewalk that connects to the pedestrian bridge that goes to Village 11. 7:23:48 PM Cmr. Bensoussan asked if there would be bicycle paths going through the EUC, and when the Bus Rapid Transit is expected to be constructed. Mr. Rosaler stated that there is presently extensive discussion amongst staff on this subject. The Bicycle Master Plan calls for bike lanes along the major arterial like Birch, Eastlake Parkway and Hunte Ave. With respect to the BRT, Mr. Rosaler indicated that the route would be from the border, through the Otay Ranch, all the way to downtown San Diego. SANDAG has identified federal funding that this project is eligible for, however, the awarding of these funds will delay the project approximately two more years, therefore, its construction would not commence until 2010 with an estimated completion date of 2012. Cmr. Bensoussan inquired about the civic component of the EUC, Le. libraries, museums, performing arts centers. Rick Rosaler responded that the two civic components of the EUC are the library and a fire station, both of which have been in the Library Master Plan and the Fire Service Master Plan for a long time. The cost of those facilities have been included in the Public Facilities Development Impact Fee and as those facilities are built, McMillin will receive a credit on their building permits Public Facilities DIF. Minutes of the Planning Commission - 5 - April 11 , 2007 7:33:09 PM MSC (SpethmanlTripp) (5-0-2-0) that the Planning Commission adopt Resolution PCM 99-07 recommending that the City Council accept the report on EUC SPA Plan compliance with the General Plan Eastern District Framework Strategy Objectives and Policies. Motion carried Director's Report: 7:34:39 PM Jim Hare reported that a workshop meeting is in the works for May 16 to go over rules and procedures, and asked for input from the Commission on topics that they would be interested in discussing. 7:35:41 PM Cmr. Tripp stated he'd be interested in staff discussing the significance of nexus, and "rough proportionality", as well as findings in CEQA 7:36:38 PM Cmr. Bensoussan strongly urged staff to avoid scheduling two high-profile items on the same night, as was the case in the Cummings Initiative and the Urban Core Specific Plan. Cmr. Felber suggested that a topic of discussion could be the protocol for the amount of speaking time allowed to private citizens and speakers who state they are representing an organization. 7:49:13 PM Adjournment to a regular Planning Commission meeting on April 28, 2007. Diana Vargas, Secretary t