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HomeMy WebLinkAboutPlanning Comm min 1992/03/11 Tape: 333 Side: 1/2 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA 7:00 p.m. Council Chambers March 11, 1992 Public Services Building ROLL CALL~ COMMISSIONERS PRESENT: Chair Fuller, Commissioners Carson, Casillas, Decker, Martin, Tuchscber, and Tugenberg COMMISSIONERS ABSENT: None STAFF PRESENT: Assistant Planning Director Lee, Senior Planner Griffin, Environmental Review Coordinator Reid, Associate Planner Martin, Planning Technician Rubin, Community Development Director Saiomone, Senior Civil Engineer Ullrich, Associate Civil Engincer Ouadah, Assistant City Attorney Rudolf PLEDGE OF ALLEGIANCE - SILENT PRAYER The pledge of allegiance to the flag was led by Chair Fuller and was followed by a moment of silent prayer. INTRODUCTORY REMARW.q Chair Fuller reviewed the composition of the Planning Commission, its responsibilities and the format of the meeting. APPROVAL OF MINUTF~R - Meeting of January 22, 1992 MSUC (Carson/Decker) 7-0 to approve the minutes of January 22, 1992, as submitted. ORAL COMMUNICATIONS - None Chair Fuller noted it had been requested that items be heard in the following order: Item 4, 3, 1, and 2. PC Minutes -2- March 11, 1997 ITEM 4. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-92-30: REQUEST TO CONSTRUCT A 16-UNIT APARTMENT PROJECT AT 588 "L" STREET IN THE C-O ZONE - County Housing Authority Planning Technician Georgia Rubin reviewed the project, and noted that staff recommended approval of Conditional Use Permit and adoption of the Negative Declaration issued on IS-92- 07. Commissioner Carson asked about the size of the parking area, open space, play area, and common green area. Ms. Rubin answered that the parking area was 140' x 112'. Assistant Director Lee noted the play area was 900 sq. ft., and there was between 80 and 90 feet in central court area. Commissioner Decker verified that the County Housing Authority would be responsible for upkeep. This being the time and the place as advertised, the public hearing was opened. ~, 897 Beech Avenue, Chula Vista 91911, felt there was no life to the project in the way of vegetation and color. He was concerned that small children would run into Street. Other concerns of Mr. Arnold included traffic impact; egress and ingress; and he asked if there were planned improvements for that street. Associate Civil Engineer Ouadah, City Traffic Engineering, answered that there were no plans for a raised median in "L" Street. Mr. Arnold believed, according to the staff report, there would be a solid berm from Broadway to Fifth Avenue. Assistant Director lee noted that Mr. Arnold could contact Engineering to verify if there were such plans. ~, 9362 Lake View Road, Lakeside 92040, stated she owns 580 "L" Street which is southeast of the project site. She was concerned about parking, the play area which she felt was too small, and drainage. Upon Commissioner Decker's query, staff said the project would be reviewed by the Design Review Committee on March 23. No one else wishing to speak, the public hearing was closed. MSUC (Carson/Decker) 7-0 that based on the Initial Study and comments on the Initial Study and Negative Declaration, find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-92-07. MSUC (Carson/Tugenberg) 7-0 that based on the findings contained in Section "E~ of this report, to approve PCC-92-30 subject to conditions 'a' through 'e'. PC Minutes -3- March 11, 1997 ITEM 3. PUBLIC HEARING: PCS-91-01 - CONSIDERATION OF TENTATIVE SUBDIVISIONMAP FOR SALT CREEK I CONDOMINIUMS, CHULA VISTA TRACT PCS~91-01 - The Baldwin Company Commissioner Tuchscher stated that he would leave the dais at this time, due to a potential perceived conflict of interest of which a ruling is being pursued with the City Attorney and the State. Associate Planner Miller presented the project, using overhead projection to indicate the project area, open space, etc. He noted the Design Review Committee had approved the project with a 4-1 vote. Mr. Miller recommended that Condition 4 be deleted. He suggested that a new condition be included as follows: "All grading shall be to the satisfaction of the City Engineer and the Director of the Parks and Recreation Department.' The last sentence of Condition 11 was recommended to be revised to read "Access to the subject property shall be from the driveway off a modified knuckle located at the intersection of Mt. Miguel Road and the future Salt Creek Ranch. All design and construction criteria shall be to the satisfaction of the City Engineer." Mr. Miller noted that staff recommended that the Planning Commission adopt a motion recommending that the City Council approve the tentative subdivision map for Salt Creek I Condominiums, subject to the conditions in the staff report as modified. This being the time and the place as advertised, the public hearing was opened. Dan Ream, Hunsacker & Associates, project engineers representing The Baldwin Company, said they generally concurred with the staff report and the conditions as modified. The Commissioners had previously been given a copy of their requested modified language to conditions 11, 16, 19, 24, and D.3.g. Commissioner Martin questioned the distance inside the "T' intersections for turning right or left. He felt there would be a problem with people backing out of driveways into the ~T". Mr. Ream answered that it was 24' curb to curb and an additional 5' driveway, with a minimum dimension of 34' between buildings. Upon Commissioner Decker's query, Mr. Ream said there was a density of 15.1. Commissioner Casillas asked for an explanation of Mr. Ream's concern with Condition 16. He was under the impression that sewers on private property were privately maintained. Mr. Ream said that the public standards required larger pipes; with private standards they may be able to reduce the dimensions. He felt it was in conflict with the map as it was currently drafted, and was concerned about future conformance. Answering Commissioner Casillas' query, Senior Civil Engineer Ullrich said conformance would not be a problem. No one else wishing to speak, the public heating was closed. PC Minutes -4- March I1, 1997 Answering Commissioner Decker, Commissioner Carson stated the median density for multi- family dwellings was 11 to 19.9 units. After discussion regarding the conditions to be revised, it was determined that the applicant's version of Condition 16 would be acceptable, deleting the last sentence. MS (Carson/Casillas) that based on the findings contained in Section "E" of the staff report, recommend that the City Council approve the tentative subdivision map for Salt Creek I Condominiums, Chula Vista Tract PCS-91-02, subject to the conditions listed in the staff report, as modified by Mr. Miller, and as modified by the developer of Condition No. 16 striking the last sentence of his condition. Commissioner Decker stated he would not vote in favor of the project because he felt it was too dense; garage access and egress appeared to be marginal; it looked like row housing; traffic entered and exited through one opening; and site distance problems with backing out of the units. VOTE: 2-4-1 (Commissioners Carson, Decker, Martin, Tugenberg voted against; Fuller and Casillas for; Commissioner Tuchscher had left the meeting because of conflict of interes0 Chair Fuller declared that the motion had failed. ITEM 1. PUBLIC HEARING: PCM-91-04: CONSIDERATION OF SALT CREEK RANCH SPA PLAN, PUBLIC FACILITIES FINANCING PLAN AND P-C REGULATIONS - The Baldwin Company (continued from 2-26-92) Commissioner Tugenberg stated that he had listened to the entire tape of the previous proceedings. Senior Planner Bazzel noted that the project and associated items had come before the Commission on February 26, 1992, at which time the Planning Commission had certified Supplemental EIR 91-3 and opened the public hearing on Salt Creek Ranch SPA Public Facilities Financing Plan, Air Quality Improvement Plan, and Water Conservation Plan. The public hearing was continued primarily for consideration of the P-C District Regulations and Design Guidelines, CEQA Findings, Mitigation Monitoring Program, and Statement of Overriding Considerations for Salt Creek Ranch. He stated that the staff report contained a brief summary of the issues raised at the last hearing, and written correspondence received from Sweetwater Union High School District, Chula Vista Elementary School District, and EastLake Development Company. Mr. Bazzel then introduced Mr. Van Stevens, consultant to the Baldwin Company. (The public hearing had remained open from the meeting of 2-26-92.) Van Stevens, consultant to the Baldwin Company, using overhead projection, showed how the buffer areas related to the residential and industrial areas of the project, and discussed the types PC Minutes -5- March 11, 1997 of buffers to be used including landscaping, grading, and fencing. He also showed the trail system to be connected east and west through Salt Creek and beyond, acting as a pedestrian connection for the various amenities for Salt Creek and surrounding areas. Claudia Troisl, representing The Baldwin Company, stated they had tried to incorporate a rural area on the east side in Sub-Area 3, and were adding a new 22-acre park in Sub-Area 2 in the first phase. There would be affordable housing in Neighborhood 4; a scenic corridor on "H" Street with varying setbacks and contour grading; and they had elected to have a master planned community in order to achieve a balance in the overall community. Ms. Troisi stated they had planned the project with as little grading as possible to maintain the natural topography. Commissioner Tugenberg asked if a resident could add more than two trees if it was desired. Ms. Troisi stated that trees in the right-of-way would be limited; however, Baldwin was open as to the number of trees the residents put on their property. Commissioner Tugenberg asked what the applicant was doing to give the property a ranch theme. Ms. Troisi answered that sidewalks would be only on one side and something other than concrete; fencing would be something acceptable to the City in terms of appearance and Public Works in terms of maintenance; rolled curb on cul de sacs; main roads would have curb, gutters, and sidewalks. Commissioner Martin asked if there would be a way to walk from the residences to the business park. Mr. Stevens answered that a number of the cul de sacs were opened up to allow access to the trail system. The trail system would connect to the business park. Commissioner Decker, referring to page 2-17, questioned the 11.3 acres dedicated to the community purpose facility and stated that 11.3 acres would be required if 2662 units were to be built, and asked about the 4.3 acres of parking. Would there be joint parking; how large was the acreage for parking in the park. Ms. Troisi suggested that there may be an opportunity for joint use between the community purpose facility and the park. If not, Baldwin would allow the amount needed. Commissioner Decker, referring to page 3-53, asked if the City would be willing to give irrevocable access. Ms. Troisi stated that would be discussed in the future, and they had examples. Regarding the park, the suggested number of parking spaces 100. Commissioner Decker asked if recreational vehicles would be allowed in the multi-family districts. Ms. Troisi answered that it would be considered on a case-by-case basis according to the amount of area on the site. PC Minutes -6- March 11, 1992 Commissioner Decker asked about limiting parking to 72 hours, and if it should be limited also in multi-family districts. Ms. Troisi stated the interior streets would be regulated by the homeowners association. Commissioner Decker, referring to page 2-21, commented on the possibility of ham radio antennas. Then referring to page 2-24, Mr. Decker questioned if 24" was the size of the tree. Ms. Troisi answered that the box would be 24". Commissioner Decker, referring to page 2-43 regarding signs, asked if it would be mandatory that homeowners remove graffiti because it was not a sign. Who would be responsible for removal of graffiti. Ms. Troisi answered that the homeowner would be required to remove it, because it would be private property. Commissioner Tugenberg commented that there were condo projects in Chula Vista which had private streets and the developer had provided RV areas in the project. He suggested that staff look into requiring the developer to have storage space for RVs. No one else wishing to speak, the public hearing was closed. Commissioner Tugenberg stated he was not in opposition to the project but had some reservations. MS (Tugenberg/Decker) to direct staff to negotiate with the applicant to reduce the total number of units in neighborhoods 10a, 10b, 11, 12, and 13 by approxhnately 5% but double the size of approximately 15 lots; to direct staff to negotiate with the applicant to bring on line some of the large lot product in the above mentioned neighborhoods at the same time phase 1 product is brought on line so as to make large lot product available early on in the marketing of Salt Creek. Commissioner Casillas asked for Commissioner Tugenberg's rationale for a reduction and whether or not it addressed the economic impact regarding phasing. Commissioner Tugenberg noted it was just an opportunity for staff to look at the possibility of allowing for more large lots, and it would not have an impact on whether or not the project was completed. VOTE: 6-0 in favor (Commissioner Tuchscher had left the dias - conflict of interes0. MSUC (Fuller/Decker) 6-0 (Commissioner Tuchscher - conflict of interest) that based upon the temdings attached to the staff report of 2/26/92, recommend that the City Council approve the Salt Creek Ranch Section Planning Area (SPA) Plan, Public Facilities Financing Plan, and PC Regulations subject to the conditions of approval listed in the staff report of 2/26/92 as well as conditions requested by the Swectwater Union High School PC Minutes -7- March 11, 1992 District, the Chula Vista Elementary School District and the EastLake Development Company and per modifications listed in Section C-3 of this report. ITEM 2. CONSIDERATION OF CANDIDATE CEQA FINDINGS, MITIGATION MONITORING PROGRAM, AND STATEMENT OF OVERRIDING CONSIDERATIONS FOR SALT CREEK RANCH SPA, EIR-91-03 Environmental Review Coordinator Reid gave the background of the project and turned the presentation over to lulie McCall, the preparer of the EIR, to discuss mitigation measures. Commissioner Carson, referring to page 10, asked if the land use impacted the SDG&E power easement. Staff seemed to have overlooked discussion of SDG&E. Mr. Reid concurred there appeared to be an error in the findings, and it would be corrected. Commissioner Carson questioned why affordable housing and estate lots were in the findings. Mr. Reid said there would be no problem with that being removed from the findings. Commissioner Decker, referring to page 23, scenario 2 under Traffic, felt the first bullet of scenario 2 was redundant. On page 25, Water Impact, Section 3.5, it was missing the developer's statement of participating in water. That should be in the findings. Mr. Reid concurred. Commissioner Decker, referring to page 6 of the Mitigation Monitoring Program, asked what Ms. McCall would consider a conservative distance from the SDG&E easement. Ms. McCall answered that a conservative distance would be as far away from SDG&E as possible. No standards had been set so there was no way of determining a certain distance. She said that the phrase "no standards are available" could be removed from the text at the top of page 7. Referring to page 18, Commissioner Decker said that the type of trees to discourage entrance to the open space areas could be cactus. MSUC (Casillas/Decker) 6-0 (Commissioner Tuchscher - conflict of interest) to adopt the CEQA Findings with modifications. MSUC (Casillas/Decker) 6-0 (Commissioner Tuchscher - conflict of interest) to adopt the Mitigation Monitoring Program. MSUC (Casillas/Decker) 6-0 (Commissioner Tuchscher - conflict of interest) to adopt the Statement of Overriding Considerations. PC Minutes -8- March 11, 1997 DIRECTOR'S REPORT Assistant Director Lee reviewed the potential workshop meetings to be scheduled regarding Otay Ranch. He noted that some were daytime meetings, and the Commissioners may have some conflicts. Commissioner Martin said he was available some Wednesday afternoons, but not at all on Thursdays and Fridays. Commissioner Carson had conflicts with Thursday and Friday meetings. Commissioner Decker said he was always out of town on Friday and many times on Wednesdays. He would prefer an alternative, but would take vacation to attend some of the meetings. He would have to watch the videos. Assistant Director Lee suggested the possibility of a Saturday for participation in an on-site tour. The Commissioners agreed that would be a better day. Mark Dillon, representing San Miguel Ranch, stated he would like to have their workshop prior to April 8. Mr. Lee said it would have to be noticed, and could be held April 1. The Planning Commission Secretary was asked to contact the Commissioners regarding the 5 p.m. workshop on April 1, 1992. Assistant Director Lee noted the Commissioners had previously been given a copy of possible revisions to the sign ordinance. He asked if anyone had any comments. Council had continued the item to March 26. Staff was concerned with the possibility of murals which fell within the sign regulations. Commissioner Fuller felt message boards would be unique at certain locations. Assistant Director Lee stated that the sign permits would be considered within 7 days or the permit would be deemed approved. Commissioner Casillas was concerned that the flashing signs would impact safety. Mr. Lee answered that the Traffic Engineer didn't feel there would be more distraction than at an intersection. However, the information had not been sent to the Safety Commission. MS (Tugenberg/Martin) to recommend that the City Council maintain the present sign ordinance putting more emphasis on enforcement. Commissioner Tugenberg said he would like to see the abatement program continued. Commissioner Martin said he liked the idea as long as it was low key, but didn't want glaring lights. He liked the news signs. He was not prepared to make a decision. PC Minutes -9- March 11, 1992 Commissioner Fuller stated the motion ignored construction of the sign/mural combination. She thought it was an interesting addition to the sign opportunity for businesses. Commissioner Tugenberg referenced the Shutter Bug which had the whole wall painted yellow. Assistant Director Lee suggested that Council may ask the Cultural Arts Commission to make the decision as to whether the sign/mural would be appropriate. MOTION WITHDRAWN Commissioners Tugenberg and Martin withdrew the motion and second. COMMISSIONERS' COMMENTS - None ADJOURNMENT at 9:30 p.m. to the Workshop Meeting of March 18, 1992, at 5:00 p.m. in Conference Rooms 2 and 3. Nahcy Ril~ley; Se~retar~ Planning Commission