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HomeMy WebLinkAboutPlanning Comm min 1987/10/28 Tape No: 284 Side l: 0-1245 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA 7:00 p.m. Council Chambers Wednesday, October 28, 1987 Public Services Building ROLL CALL CO~qISSIONERS PRESENT: Chairman Carson,Commissioners Cannon, Casillas Shipe and Tugenberg COMMISSIONERS EXCUSED: Commissioners Fuller and Grasser STAFF PRESENT: Director of Planning Krempl; Principal Planner Lee; Deputy City Attorney Moore; Senior Civil Engineer Daoust; Environmental Review Coordinator Reid; Deputy Director of Public Works/City Engineer Garibay; Director of Parks & Recreation Mollinedo; ERDR Consultant Lettieri; Environmental Consultant Claycomb 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. ORAL COMMUNICATIONS None 1. PUBLIC HEARING: PCM-88-13 CONSIDERATION OF DENSITY BONUS FOR APARTMENTS PROPOSED AT 36-54 WOODLAWN AVENUE T.E.N. DEVELOPERS Principal Planner Lee stated the proposed 37-unit apartment project is located on the west side of Woodlawn Avenue just north of Chula Vista Street. It is just over 1 acre in size; the building design and layout were approved by the Design Review Committee in August, 1987. The underlying R-3 zone allows for a maximum of 31 units on the site; however, under the State-mandated Density Bonus Program, the City is obligated to grant a minimum density bonus of 25 percent or other incentives of equal economic value. The applicant has requested a six-unit bonus, or a 19 percent increase over the underlying zone. The City Ordinance that addresses the State bonus program requires the developer to provide 20 percent of the total project as affordable-to-low income ($419 for 1-bedroom; and $523 for a 2-bedroom), and 5 percent of the pre-density affordable to the moderate income. The rents are restricted for 25 years. The estimated rent structure for the non-restricted units would be Planning Commission -2- October 28, 1987 $550 for 1-bedroom and $650 for 2 bedrooms. If approved, the project will provide a total of eight low and moderate income units. Staff's recommendation is to recommend that Council approve the density bonus. 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/Casillas) to find the project will have no significant environmental impact and adopt the Negative Declaration issued on IS-87-47. MSUC (Shipe/Casillas) to recommend that Council approve the density bonus, PCM-88-13, for 37 units at 36-54 Woodlawn Avenue. 2. CONSIDERATION OF FINAL EIR-87-1, RANCHO DEL REY SPA-I Environmental Review Coordinator Reid reported that this Final EIR includes the transcript of the public hearing held on August 12, as well as written comments and responses to the comments. He explained that this document is in two basic volumes: the master EIR on the overall Specific Plan and the addendum included in that; and within the bounds of the supplemental document is the addendum which describes the impact of the relocation of the school site on the property. Mr. Reid reported the following change in the supplemental document; following page 4-106, Table 4-F-4 should be deleted and reference made to the Public Financing Plan. Mr. Reid called attention to the various alternatives to this project which are discussed in the two volumes of the EIR. Dave Claycomb, Westec Services, preparers of the original and the supplemental EIR's, pointed out that the addendum to the draft EIR was required because, in response to a request by the elementary school district, the school site was changed to an area previously designated for residential development, with former school site being designated for homes. Since there was no change in the number of housing units, grading, or circulation system, it was deten~ined there would be no new significant effects for the project and the changes could be covered in the addendum without recirculating the document for public review. Mr. Claycomb pointed out that responses on the issue of traffic were covered in the response. On the issue of parks, while the project plan identifies the location, the development of the parks will be covered by a park master plan, which will detail the issue of lighting, specific buffers and noise barriers to minimize the effect on adjacent residential areas. In response to the Sweetwater Union High School District's concern over capacity, it was found that if planned school facilities, including those in the EastLake development are built as scheduled, there will be adequate facilities for the demand of this project. Planning Commission -3- October 28, 1987 With regard to water, the report notes that additional distribution facilities will be needed and they will be provided. Also, measures for water conservation, both during the construction phase of the project and after the units are in habitation, will be implemented to the maximum extent possible. The effects on water rates and supply to this project and to the region as a whole, in the event Colorado River water is eventually cut off, cannot be determined at this time. Mr. Reid pointed out that the comments on the draft EIR were grouped into areas and a response provided for each area, rather than responding individually to each comment. He recommended that the Planning Commission proceed with the public hearing on the project before taking action on the final EIR. 3. PUBLIC HEARING: CONSIDERATION OF THE ADOPTION OF THE GENERAL DEVELOPMENT PLAN, SECTION PLANNING AREA (SPA) PLAN (PCM-87-6), PUBLIC FACILITIES PLAN AND FINANCING ANALYSIS, DEVELOPMENT AGREEMENT, DESIGN GUIDELINES AND DEVELOPMENT REGULATION FOR RANCHO DEL REY SPA-I - RANCHO DEL REY PARTNERSHIP Planning Consultant Lettieri advised that the E1 Rancho del Rey Specific Plan, approved in November 1985, set the framework for this SPA Plan. He displayed plats showing the area covered by the Specific Plan, north and south of East "H" Street between 1-805 and Otay Lakes Road, and the area included in the SPA-I plan which is located northerly of East "H" Street and encompasses most of the major natural features within the Specific Plan area. Included in the framework set by the Specific Plan are maximum densities, identification of physical features, and facilities that are important to serve future development. Mr. Lettieri highlighted the following objectives of the Specific Plan: First, protection of natural land form, in this case, Rice Canyon; second, establishment of an effective pattern of circulation, both internal and outside of the project area; third, provision of adequate police, fire, parks, recreation, and other municipal services; and fourth promotion of a well designed project. This project covers 808 acres and includes 2,201 dwelling units, an employment park and other public facilities; this is a little more than half the total dwelling units in the Specific Plan. A graphic was displayed showing the location of the different residential types, ranging from residential estates at 2 du/acre, to traditional units at 5 du/acre, smaller detached units at 7 du/acre, townhomes at 12 du/acre and apartment units at 15-17 du/acre. This mix of residential types is an important objective of the Specific Plan. The units are sited throughout the project to take advantage of views to the canyon and offsite, as well as exposure to the recreational resources. Planning Commission -4- October 28, 1987 The Specific Plan provides for transfer of density from one neighborhood to another. A graphic showing where density was decreased and increased was displayed. These transfers resulted in a decrease in grading of one million cubic yards, and also provided for additional lower cost housing. Mr. Lettieri pointed out that a second important aspect of the plan is parks, recreation, and open space. The project includes 273 acres of open space, 205 of which are Rice Canyon. In addition, there are a number of community facilities, including YMCA site and proposed church site or some other facility, such as a day-care center. In addition to the natural open space there are three developed park areas; a neighborhood park, approximately 5-1/2 acres in size, between two residential neighborhoods; the East "H" Street Park, which is encumbered by the SDG&E easement and which may include a library and fire station within the total 16 acre area; and a long community park of 34 acres. 20 acres of which is developable and will be used for recreational purposes. In addition, there is a small staging area adjacent to the loop road which will provide pedestrian and equestrian access and parking to the trails traversing the canyon. Another major element of the project is the employment park adjacent to East "H" Street. For grading and other aesthetic reasons, this has been reduced to 84.5 acres. The primary use being proposed is light industrial, with some office use and with limited retail commercial in certain areas on the west side. Mr. Lettieri discussed the Public Facilities Financing Plan as it relates to development of public facilities to serve this project in direct relationship, but also in indirect relationship as it relates to regional improvements. He also discussed the Development Agreement which ties the provision of roads and other public improvements to the development of the project. He called attention to the detailed set of guidelines which will bridge the gap between this plan and the subdivision or site plans for each stage of development, including the employment park. Mr. Lettieri concluded with the staff recommendation for approval of the project as set forth in the staff report. The public hearing was opened. Ken Baumgartner, representing Rancho del Rey Partnership, requested that he be allowed to address the Commission again at the next meeting to respond to any issues raised in the public hearing or to questions of the Commission. He also requested permission to make a 15-minute presentation, with slides, during this hearing. Mr. Baumgartner displayed aerial photos of the area with the project boundaries and road system overlaid on the photo. He discussed the community structure built into the plan with the full range of residential densities, the location of the dwelling units on the ridges to take advantage of offsite views and views with the canyons, which will provide opportunity for Planning Commission -5- October 28, 1987 delightful neighborhoods. The loop road also provides views into the open space canyon areas. The canyons provide a buffer between the employment area and the residential areas. The apartment units will be built adjacent to "H" Street and provide walking access to the college, the shopping center to be constructed to the north, and to public transit. The public benefits include the widening of "H" Street to six lanes in the first stage of development, earlier than required by traffic reports. Otay Lakes Road will be widened to four lanes and the necessary signal lights installed. The employment park will provide an economic benefit to the city, and the residents will generate additional sales tax revenue through shopping at the nearby centers. Grading for the employment park will occur in the first phase of the program, so conceivably construction could begin on that site early in the development of the project. It is anticipated the employment park will generate 5,000 jobs when fully occupied. In response to a question from Commissioner Shipe, Mr. Baumgartner elaborated on the system of trails connecting residential areas, park lands, open space canyons and the employment park. The loop road will provide bike lanes throughout the project. Keith Hammon, 1457 Summit Drive, confirmed his objections to having the ballfield placed directly behind the Eucalyptus Ridge housing complex. Mr. Lettieri expressed the need for ballfields in the City, and the size and shape of this park make it the most suitable for that use. No other sites within Rancho del Rey were suitable. Director of Parks and Recreation Mollinedo affirmed the need for ballfields in the community and pointed out that plans are very general at the present time. Detailed plans will be prepared in the future and at that time the City would welcome participation and input from interested residents in an attempt to lessen any impact the project might have. Robert Stinson, 1469 Summit Drive, expressed the opinion that the project in general was well thought out and well planned, but he, too, objected to the location of the ballfields and would desire their relocation. If that cannot be done he would like to be involved and have input into the park master plan. George Rodway, 1459 Summit Drive, expressed the opinion that preserving Rice Canyon should not involve filling it in as proposed for the park, and that the ballfields should not be located there. Director of Planning Krempl advised that the Commission should consider agenda items 4 and 5 before entertaining a motion with regard to the development plan. Planning Commission -6- October 28, 1987 4. CONSIDERATION OF CEQA FINDINGS, EIR-87-1, RANCHO DEL REY SPA-I 5. STATEMENT OF OVERRIDING CONSIDERATIONS - RANCHO DEL REY SPA I Environmental Review Coordinator Reid advised that because the EIR concludes that there would be one potentially significant impact to the environment due to the development of the project, CEQA findings are required. Of the impacts evaluated in the EIR, there are four which were potentially significant but which have been mitigated to a level less than significant. Those are: the land form aesthetics issues, hydrology and water quality, traffic circulation and access, and noise. The one remaining impact that is significant is the impact on the biological resources on the property. This is a very sensitive site and there are substantial areas of development which will affect sensitive species. It is, therefore, necessary to adopt a Statement of Overriding Considerations if the Planning Commission wishes to approve the project. The staff report included a draft statement, but Mr. Reid felt there are other goals in the Specific Plan which are being implemented by the project which would warrant inclusion in the statement also. He indicated the statement will be revised for the Commission by next week. MSUC (Cannon/Tugenberg) to continue agenda items 2, 3, 4, and 5 to the next meeting. 6. PUBLIC HEARING: PCA-88-1 CONSIDERATION OF AN AMENDMENT TO THE MUNICIPAL CODE TO EXEMPT SERVICE STATIONS ON SCENIC CORRIDORS FROM STATE PRICE SIGN LOCATIONAL REQUIREMENTS - CITY INITIATED Principal Planner Lee stated that after completion of the Shell Service Station in the new Terra Nova Plaza Center, the State's Weights and Measures Division of California cited Shell for failing to have a price sign visible from both sides of "H" Street. In researching this, it was found that State Law requires pricing to be identified from a public road whereas the overall sign program, which includes pricing, for this Center is actually located on the loop road which is a private road system internal to the Center. In reviewing the State Law, staff was able to find a section which provides for exemptions to the State Law where stations are located along scenic routes so designated on the General Plan. Therefore, in August 1987, an urgency ordinance was sent directly to the Council and enacted. That ordinance is valid for 90 days. The hearing process required for a permanent ordinance is before the Commission tonight. Staff requests a recommendation to Council for adoption of the new ordinance per Exhibit A which establishes the exemption for the Terra Nova Center. Areas could be added in the future if this problem arises along other scenic routes. It is staff's opinion that the sign program in the Terra Nova Center is excellent and people can easily see the pricing for that station as they enter the Center. Planning Commission -7- October 28, 1987 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 (Tugenberg/Casillas) to recommend City Council amend the Municipal Code to exempt service stations located along specified scenic corridors from State price sign locational requirements as shown on Exhibit A. DIRECTOR'S REPORT Director Krempl commented that the workshop of November ll is cancelled since it is a holiday when meetings cannot be held. There will be, therefore, no workshop in November. It is expected that there will be a workshop dinner meeting in December and unless there are objections that would be a joint meeting with the Resource Conservation Commission. That body has expressed some concern with respect to how their recommendations are viewed by the Planning Commission and whether good communication exists between the two bodies. For that reason, we believe it would be good to sit down with them and have some dialogue. ADJOURNMENT AT 8:42 p.m. to the Regular Business Meeting of November 4, 1987 at 7:00 p.m. in the Council Chambers. Ruth M. SmitH, Secretary Planning Commission WPC 4468P