Loading...
HomeMy WebLinkAboutPlanning Comm min 1987/12/16 Tape No: 286 Side 1 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA Council Chambers 7:00 p.m. Wednesday, December 16, 1987 Public Services Building ROLL CALL COM~ISSIONERS PRESENT: Chairman Carson, Commissioners Casillas, Fuller, Grasser, Shipe and Tugenberg COMMISSIONERS ABSENT: Commissioner Cannon - with notification STAFF PRESENT: Director of Planning Krempl, Principal Planner Lee, Deputy City Attorney Moore, Senior Civil Engineer Daoust, Environmental Review Coordinator Reid, ERDR Consultant Lettieri PLEDGE OF ALLEGIANCE - SILENT PRAYER The pledge of allegiance to the flag was led by Chairman Carson and was followed by a moment of silent prayer. INTRODUCTORY REMARKS Chairman Carson reviewed the composition of the Planning Commission, its responsibilities and the format of the meeting. APPROVAL OF MINUTES MSUC (Shipe/Grasser) to approve the minutes of the meeting of October 14, 1987, as mailed. ORAL COMMUNICATIONS None 1. PUBLIC HEARING: ZONING ORDINANCE AMENDMENT PCZ-88-3 CONSIDERATION OF AMENDMENT TO TITLE 19 OF THE NUNICIPAL CODE TO REQUIRE APPROVAL OF A MAJOR USE PERMIT TO OPERATE CARDROOMS WITHIN MONTGOMERY Principal Planner Lee stated that in September a moratorium had been adopted prohibiting cardrooms in Montgomery. That moratorium expired on December 15th. The Montgomery Planning Committee endorsed a proposed ordinance amendment requiring a major use permit for cardroom facilities. At present no cardrooms exist in Montgomery. The City standards allow 1:40,000 population - Planning Commission Meeting -2- December 16, 1987 or a total of three in the City. However, four licenses exist based upon a previously adopted formula. The ordinance would bring Montgomery into synchronization with the rest of the City. In response to a question about the status of the fourth cardroom, Mr. Lee replied in lieu of this ordinance that the fourth cardroom could be located anywhere in Montgomery in either commercial or industrial areas as a matter of right. This being the time and the place as advertised, the public hearing was opened. No one wishing to speak, the public hearing was closed. MSUC (Shipe/Fuller) to find that this project will have no significant environmental impacts and adopt the Negative declaration issued on IS-88-30M. MSUC (Shipe/Fuller) to recommend the City Council amend Title 19 (Zoning) of the Municipal Code to permit the location of cardrooms within Montgomery subject to approval of a major use permit as shown in Exhibit A, attached and made a part thereto. 2. PUBLIC HEARING: CONSIDERATION OF TENTATIVE RESIDENTIAL SUBDIVISION MAP FOR RANCHO DEL REY, CHULA VISTA TRACT 88-1 RANCHO DEL REY PARTNERSHIP 3. PUBLIC HEARING: CONSIDERATION OF TENTATIVE INDUSTRIAL SUBDIVISION MAP FOR RANCHO DEL REY, CHULA VISTA TRACT 88-2 - RANCHO DEL REY PARTNERSHIP Director Krempl presented an update on Council Action at the meeting of December 15, 1987, saying that Council certified the EIR, approved the resolutions and ordinances for the General Plan Amendment, SPA Plan, Public Facilities Financing Plan, District Regulations and Development Agreement by a vote of 3-1 with the Mayor not in attendance. Since the Planning Commission meeting, staff, the applicant and the residents of Eucalyptus Ridge Homeowners' Association have reached a compromise on the number of ballfield and soccer fields. Lighted ballfields will be concentrated on the easterly portion of the community park and the portion adjacent to Eucalyptus Ridge end will be retained as natural open space and will not be filled in or used for community park purposes. Buffering, screening and limitation of access at the easterly end of the community park will be established, also restrictions on lighting, PA system and noise control put forth. The Eucalyptus Ridge Homeowners' Association expressed support for the Sectional Area Planning Plan based on those arrangements. Councilman Nader requested a joint workshop with the Commission to discuss concerns voiced in the December 2nd minutes, employment parks, goals, land-use philosophy and other land-use issues. Staff was directed to work with the Commission on developing that agenda. Staff was also requested to review noise impacts as well as access impacts on the Eucalyptus Ridge Homeowners' Association in terms of the six-lane widening of "H" Street. Planning Commission Meeting -3- December 16, 1987 Council indicated concern about the transfer of densities between the single-family attached homes and the multi-family and expressed hope that such a transfer would not be extended into SPAs II and IV and that more attention ~ould be paid to the traditional suburban single-family lot and to the estate lots. Comments were made regarding provisions for additional church sites in the SPA as well as future SPAs. The Director then turned the presentation over to Principal Planner Lee. ~r. Lee indicated that he would review both the residential and industrial subdivision maps although the Commission's action would be taken on each map separately. He noted that the entire project consists of 716 acres of residential area and 91 acres of industrial, is located 1/2-mile east of 1-805, north of "H" Street, abutting Otay Lakes Road to the north and the east. The Specific Plan established the basic land uses, development areas, the park and open space areas, school and other public facilities location as well as the circulation system. The residential districts were broken into four categories: estate, single-families, planned residential, and condominium. Planner Lee reviewed the lotting pattern of the subdivision indicating its location and details. The estate housin_~ is located in the extreme northwest corner of the project with ~3 1/2-acre lots whose pads equal 10,000 to 12,000 square feet. The larger lots are adjacent to the loop road and will utilize a private street entry with a possible gate guard. The smaller (R-2) area is located somewhat below and closer to Otay Lakes Road and will have slightly smaller pads and utilize the public street system. S~ingle-family - The larger (284 lot) R-3 and R-4 areas consist of the ~ore traditional lots (lot sizes over 7,000 square feet and a minimum pad area of 5,00D square feet) are located on the south side of the loop road and take access from an existing traditional development backing up onto "H" Street. They will have a 50-foot lot as opposed to the more traditional 60-foot. The floor area ratio (FAR) proposed is .5. The small lot section comprises over 600 lots in six different locations. It is divided into two phases. The largest of the small lots (R-5, R-6 and R-8) are located off the loop road and are set at 45'x 95' square feet with the average lot over 5,000 square feet and the minimum pad area at 4,200 square feet. The housing sizes will range from 1,500 to 2,000 square feet with a FAR of .55. There are 226 lots in that category. The second phase of the small lots (R-7, R-9, R-10) goes into a slightly smaller lot with a 40'x 90'pad area and an average lot size of 5,000 square feet. The proposed house size is between 1,200 to 1,600 square feet with an attempt to scale down the house. A total of 400 units is proposed, A great Planning Commission Meeting -4- December 16, 1987 deal of time was spent on this segment of the circulation system so that in traversing Otay Lakes Road different views of the subdivision would be revealed. Staff is comfortable with the lot sizes because the Development Standards established for the Rancho del Rey area require the submittal of a development package including building elevations and proposed addition standards for all lots under 5,000 square feet in area. Planned Residential The 22-acre, R-11A area adjacent to the elementary ~l~~ned for 152 duplex units. As staff is not satisfied with the proposed 32-foot wide product, the developer has been asked to record the area as a single lot until a total package is available. One of staff's concerns is the parking both on- and off-site. The 12-acre, R-11B area is located outside of the loop and adjacent to Ridgeback Road and is also a one-lot subdivision and was planned for a wide- and shallow-lot product. Again this area is being recorded as a single lot. The intent is to provide a 90-unit subdivision with lots proposed at 55' x 64'. Condominium - The townhouse and multiple-family lots (Area 12) are located at the west end of the project. It is a 15-acre site and is planned for some 180 townhouse units which will be submitted at a later date as a development package. That density figures out at 16 du/ac and is comparable to the development on the south side of "H" Street as one proceeds easterly along I-$U5. A substantial amount of open space is planned. Areas R-13, R-14 and R-15 are planned to accommodate nearly 800 various apartment units. Each of the mentioned products will be submitted to the Design Review Committee for consideration. Principal Planner Lee reviewed briefly the overall phase program, pointing out that Phasesl and 7 are in the industrial area with the first phase as the residential development involving the multiple-family area. Phase 3 is the first major phase, moving into the single-family detached products. The developer has indicated they will start into Phase 2 and develop certain projects and move rapidly into Phase 3 to get into the single-family product. Phase 4 will involve an extension of the single-family homes and the first move into the estate housing program. Phases 5 and 6 contain the southerly portion of the loop road and involve the townhouse project. The developer is committed to park land and open space in the early part of the project along with on- and off-site improvements and regional facility contributions. With the first phase, the City will receive 273 acres of open space, 55 acres developed ~o neighborhood and community facilities, an active park system plus 45 acres of canyon, park and hiking trails. It should be noted that the project is well in excess of the City's parkland requirements. Mr. Lee praised the design of the loop road serpentining through the development creating views into the canyon for both the public traversing the roads as well as private residents who would be living in the area. The Planning Commission Meeting -5- December 16, 1987 8U-foot right-of-way and a 40-foot travel-lane will allow a vast amount of landscaping, and the detailed road planning has considered the effect of the left-turn lanes along the portions of the loop road. Planner Lee stated that there has been late input from a number of agencies requesting additions. (1) SDG&E requests that the CC&Rs contain a disclosure to buyers that construction by SDG&E is not complete and additional above- and below-ground work is planned for the future. (2) The Otay Water District has requested the developer enter into an agreement with the District to provide for terminal storage as well as other major facilities. The District has been working with the Del Rey Partnership and other developers in the area to form a new improvement district, which, according to the Water District, is expected to be completed in early 1986. (3) An added staff condition requires that prior to final map approval, the applicant shall comply with the City's adopted threshold standards to the satisfaction of the City Planning Director. (4) Additional conditions modified by the Engineering Department and worked out with the applicant were distributed to the Commissioners prior to the meeting. (5) One last additional condition ~as that the grading in the park lot identified as Lot D be revised to coincide with the approved SPA Plan I. This is in connection with the agreement between the Parks Department and the residents of the condominium off of "H" Street. Staff recommends approval of the remaining conditions listed subject to the findings also the adoption of the CEQA Findings and the Statement of Overriding Consideration. Principal Planner Lee gave a brief overview of the industrial subdivision which includes a 91-acre industrial park~ Phase 1 being the westerly half and Phase 2 being the easterly half. The subdivision is located immediately adjacent to "H" Street and abuts the open space canyon to the north and includes 1- and 2-acre sites. Two larger 8-acre lots are located at the extreme east and west ends. The circulation and lotting pattern have been designed to open the views up to the canyon. The road design is somewhat unique for an industrial area having three points of access and maximizing the use of cul-de-sacs. The building and landscaping setbacks for "H" Street and berming were provided to ensure the scenic qualities along that road. The east end is actually Phase 2 of the employment park but is also the last phase of the SPA. This subdivision is graded to provide individual pads to create interest. The most easterly elevation is set at 449 feet and the westerly at 259 feet - an approximate 180-foot drop along the 1-1/4 mile subdivision. Design guidelines establish building height, mass, focal points and landmarks within the development. The trail system is also tied in with the employment park. Planning Commission ~qeeting -6- December 16, 1987 Staff recommends approval of the industrial subdivision subject to the findings and conditions listed in the staff report. The recent aOditional conditions referred to in the residential map - those by SDG&E, Otay Water District, as well as those agreed upon by the Engineering Department and the applicant are also included and will apply to both industrial and residential packages. Staff expressed their appreciation to the applicant and his planning and engineering teams for the response to and cooperation in resolving the various design issues involved in a project of this magnitude. Questions asked of staff by the Commission included: (1) the number of trips anticipated for the loop road? (2) The time-line (month) for the family homes; for the estate homes; and the status of the Mello Roos? (3) The pad sizes for the 400 units in Phase 3, Unit 17 (4) The timing for the completion of East "~" Street; the year? Staff replied that (1) 5,000 daily trips are anticipated. (2) The time-line for the family homes would be late spring or early summer of 1990. (3) The minimum pad size is 40'x 90~ (4) The completion of East "H" Street in terms of the six-lane width must coincide with Phase 1. This being the time and the place as advertised, the public hearing was opened. Ken Baumgartner, representing the Rancho del Rey Partnership, at 2727 Hoover Avenue, National City, stated that his designers and engineers were present to answer any questions from the Commission. He indicated that a landscape team had been assembled under the direction of a Master Landscape Architect to develop a total coordinated landscaping plan for the project, including the trail and park systems. The phasing of the project will start with the employment park. While that is being graded, work will start on the two parks, the YMCA, and the major part of the area east of the loop road. It is necessary to build the infrastructure through the main canyon which is supportive of the multi-family homes to the east and the single-family homes to the north. The Otay Lakes Road construction will be a controlling factor in the use and development of the single-family area. In the open space lot areas, Mr. Baumgartner pointed out that they have provided entry monuments to identify each of the neighborhoods and have spent a lot of time in looking at the visual impact from the public streets. Regarding the conditions of approval on the residential subdivision map, they are in agreement with staff. They have been working with the Otay Water District for about 9 months and are prepared to enter into an agreement. The SDG&E disclosure statement will be included in the CC&Rs; the Mello Roos is going forward according to plan; and the completion of "H" Street is anticipated in Hay or early June. Planning Commission ~eeting -7- December 16, 1987 Mr. Baumgartner indicated they are also in agreement with the changes made to items 6 and 16 in the industrial subdivision map. Questions from the Commission included (1) target date for a model? (2) An estimate of how many people the industrial park will employ and how many will be residents of the area? (3) Whether such an estimate would be realistic with the combination of the employment park and residential areas in EastLake, Bonita Long Canyon and the other developments? Mr. Baumgartner replied that (1) although building permits can be issued, occupancy of the homes is not possible until after the public improvements are in place; therefore, it is anticipated that it will be two years from now that the models will be available. (2) It is projected that between 3,000 to 4,000 persons will be employed in the park. The only estimate on the number living nearby would be based on the 1983 traffic analysis of traffic and flows which indicated that approximately 75 percent of the trips out of the employment park would be p.m. trips (one of the key movements) westbound on "H" Street - a counterdirectional flow from the eastbound homecoming trips coming off 1-805 and proceeding east. (3) Mr. Baumgartner said he was not a regional expert, but it was obvious that there will be a clear cut stop in development of Chula Vista until SR 125 is completed. No one else wishing to speak, the public hearing was closed. Commissioner Fuller stated that practically every facet of concern that had been expressed by all parties had been covered. The plan is a well-detailed one and the City should feel some relative comfort that all aspects have been covered. She is happy that the concerns of the citizens of Eucalyptus Grove have been alleviated and was ready to propose a motion for approval. Commissioner Shipe declared he still had a concern for the traffic situation but he would like to compliment the staffs of both the applicant and the City in doing an excellent job. He would support the project. Commissioner Tugenberg stated he could not support the project. The employment park will create two Chula Vistas and the density of 800 apartments and 600 small-family houses does not do anything for the City of Chula Vista. Commissioner Grasser stated that she would support the plan. iqSC (Fuller/Grasser) Tugenberg, no - that based on the findings contained in the staff report to recommend that City Council approve the subdivision map for Rancho del Rey, CVT 88-1, subject to the conditions "a" through "ii" as well as the corrections added by staff and those presented by the Engineering Department during the course of the meeting. Planning Commission Meeting -8- December 16, 1987 MSC (Fuller/Grasser) Tugenberg, no - that based on the findings attached to the staff report to recommend City Council approve the industrial subdivision map of Rancho del Rey, reference Chula Vista Tract 88-2, subject to conditions 1 through 29, with the revisions presented at tonight's meeting. MSC (Fuller/Grasser) Tugenberg, no - to adopt the CEQA Findings for Rancho del Rey SPA I. MSC (Fuller/Grasser) Tugenberg, no to adopt the attached Statement of Overriding Considerations for Rancho del Rey SPA I area. The Chair expressed thanks to the applicant and the staff for working out the many problems associated with this subdivision. WRITTEN COMMUNICATIONS Chairman Carson declared a letter had been received from National Avenue Associates regarding a zoning ordinance amendment in connection with the Bayfront Specific Plan Land-Use Regulations and directed the letter to staff to place on the agenda for January 13, 1988. A letter received from the City Clerk regarding Boards/Commissions/Committee's Absenteeism was al so placed on the agenda for January 13, 1988. DIRECTOR'S REPORT Director Krempl wished the Commission a happy holiday. COIIMISSION COMMENTS In response to Commissioner Tugenberg's inquiry as to when the joint meeting would be scheduled, Director Krempl replied that it would be in January. Commissioner Shipe referred to the invasion of rats in the City. Director Krempl replied that money had been authorized and a survey was planned to determine the area in which the rats are most prevalent. ADJOURNMENT AT 8:15 p.m. to the Regular Business Meeting of January 13, 1988, at 7:00 p.m. in the Council Chambers. Ruth M. Smith, Secretary Planning Commission WPC 4718P