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HomeMy WebLinkAboutPlanning Comm min 1993/05/12 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA Council Chambers 7:00 p.m. Public Services Building Wednesday, May 12, 1993 276 Fourth Avenue, Chula Vista ROLL CALL COMMISSIONERS PRESENT: Chair Fuller, Commissioners Carson, Martin, Moot, Ray, Tarantino, and Tuchscher COMMISSIONERS ABSENT: None STAFF PRESENT: Planning Director Leiter, Assistant Planning Director Lee, Principal Planner Griffin, Senior Planner Bazzel, Senior Civil Engineer Ullrich, Assistant City Attorney Rudolf PLEDGE OF ALLEGIANCE - SILENT PRAYER The pledge of allegiance to the flag was led by Chair Fuller, followed by a moment of silence. INTRODUCTORY REMARKS Chair Fuller dispensed with review of the composition of the Planning Commission, its responsibilities and the format of the meeting. APPROVAL OF MINUTES MSUC (Carson/Ray) 7-0 to accept the minutes of April 21, 1993, as submitted. ORAL COMMUNICATIONS - None ITEM 1: PUBLIC HEARING: VARIANCE ZAV-93-10; REQUEST TO EXCEED THE ALLOWABLE SIGN AREA AT A CONVENIENCE STORE AT 290 1 STREET IN THE C-O ZONE - Royston Corporation on behalf of Southland Corporation The applicant was unable to attend the meeting and requested a continuance until the Planning Commission meeting of June 9, 1993. MSUC (Martin/Ray) 7-0 to continue ZAV-93-10 to the meeting of June 9, 1993. PC Minutes -2- May 12, 1993 ITEM 2: CONSIDERATION OF REQUEST FOR ONE-YEAR EXTENSION OF CONDITIONAL USE PERMIT PCC-92-30; CONSTRUCTION OF A 16-UNIT APARTMENT COMPLEX AT 588 L STREET IN THE C-O ZONE - County of San Diego Housing Authority Principal Planner Griffin gave the staff report and stated that the Design Review Committee had granted a one-year extension the previous Monday evening, and staff recommended approval of the extension. MSUC (Carson/Ray) 7-0 to adopt the resolution approving a one-year extension of PCC-92-30. Chair Fuller noted that the following two items would be heard concurrently, since they were related items. ITEM 3: PUBLIC HEARING: GPA-92-03, OTAY RANCH PROJECT (DISCUSSION ON 169 ACRE EASTLAKE LAND SWAP PARCELS ONLY) (continued from the meeting of 4-22-93) ITEM 4: PUBLIC HEARING: GPA-93-04; APPLICATION BY EASTLAKE DEVELOPMENT COMPANY FOR APPROVAL OF A GENERAL PLAN AMENDMENT FOR 74 ACRES OF EASTLAKE GREENS, LOCATED IN TWO SEPARATE PARCELS, ONE SOUTH OF EASTLAKE HIGH SCHOOL, THE SECOND IN THE SOUTHWESTERN PORTION OF EASTLAKE GREENS (continued from the meeting of 4-28-93) Senior Planner Bazzel presented the staff report. Using the overhead, he indicated the changes being recommended and gave staff's rationale for the recommendation. Since this was a continued public hearing for the Otay Ranch on the EastLake Land Swap parcels, staff recommended that the Commission take tentative action and continue the meeting to the following night, and that the tentative action fold in with the final action on the Otay Ranch. On the EastLake Greens GPA, staff recommended that since CEQA required the Planning Commission to review the EIR for the EastLake Greens and certify that they had read the EIR and considered it before taking final action on the project, staff recommended that the General Plan request be continued until after final recommendation on the Otay Ranch to give the Commission an opportunity to review the EastLake Greens EIR and certify that before making their final recommendation. Commissioner Ray stated that he was uneasy about bringing the item before the joint Commission meeting the following night. Mr. Bazzel said that staff had hoped to conduct all discretionary action on the item at this hearing in line with the tentative action previously taken on the Otay Ranch project, of which PC Minutes -3- May 12, 1993 the land swap parcel was a part. That would be folded into the City of Chula Vista's portion of the joint Commission's final recommendation on the Ranch. It would not be open for additional discussion the following night. Replying to Commissioner Ray, Mr. Bazzel said the EIR prepared for this project (Land Swap) was all-encompassing for the Otay Ranch. Chair Fuller clarified that tentative action should be taken on the land swap portion which would be folded into their final decision and no additional discussion would be needed. Assistant City Attorney Rudolf explained that if and when final action was taken, the tentative action on this project should be before the joint Commissions. Because of the complications with the environmental review on the EastLake portion, action could not be taken at this time. The EastLake portion would continue to travel with the Otay Ranch, so when Otay Ranch was finalized, the next action would be to finalize the EastLake Greens GPA recommendation. Commissioner Moot asked Mr. Bazzel to show on the overhead the staff alternative plan which showed the land swap area, and questioned the number of units. Mr. Bazzel explained that within the land swap parcels themselves, there was a total of 739 units proposed. Commissioner Moot asked staff's rationale regarding the medium high as opposed to medium density--if it was because of the transit corridors and the desire to emphasize the use of transit that a medium-high along the corridor was better. Mr. Bazzel answered that staff felt a medium-high designation along the corridor provided flexibility in achieving some product types in a higher density range. The densities would be analyzed in greater detail at the General Development Plan and SPA levels to determine where the most appropriate higher density products would occur in order to provide some affordable units. Commissioner Moot noted that at a previous meeting, some of the public expressed concerns regarding high density adjacent to a high school, in addition to other concerns. The exact location of higher densities as opposed to the less high densities within the medium high average would be dealt with in more detail at the SPA level. Mr. Bazzel concurred. Assistant Planning Director Lee pinpointed some other areas which had similar density, and discussion ensued regarding density and the problems. Commissioner Carson stated that she would be more comfortable with the medium residential with the range starting at 264 to 484 with a mid point at 8 du/ac or a total of 342 units. Mr. Lee stated that part of staff's rationale was to hopefully provide a mechanism of addressing housing needs, and the opportunities were limited. They felt there was an opportunity with this parcel to provide some affordable housing. With medium density, some of the opportunity would be lost. PC Minutes -4- May 12, 1993 Commissioner Carson noted that she did not wish to change all of the areas, but would propose the M-H to go to Medium by the high school, allowing the other two areas to be used for affordable housing. She stated that the Commissioners needed to look seriously at any planned community with affordable housing early-on rather than having it at the end of the project. Commissioner Carson felt it forced the Commission to make a decision for affordable housing density so the City would be in compliance. Assistant Planning Director Lee concurred, and said staff had been working very closely with the City Housing Coordinator in looking at these at various stages of the projects to work out the details. Commissioner Tuchscher was concerned about the procedures and how they related to the Otay Ranch Project. He did not feel this project should be held up, based upon someone else's process, and would like to separate it from the Otay Ranch process. He asked for staff to comment. Senior Planner Bazzel stated that the applicant, EastLake Development Company, had been working with staff for some time, and had indicated that they realized that the EastLake Greens companion request was dependent largely on the action on the landswap parcels and the Otay Ranch. They had indicated they were willing to trail the item until the City had made a decision on the Otay Ranch and landswap parcels; the Otay Ranch would set the circulation and density patterns in the surrounding area. Commissioner Tuchscher expressed his concern that the Council and Board may not act as quickly as originally anticipated and it would hold up approval of the subject item. He asked that the applicant comment on this when the public hearing was opened. Senior Planner Bazzel reiterated that the Planning Commission must also certify that they had read and reviewed the EastLake Greens EIR and adopt the Addendum before taking action on the Greens companion request. Because of that technicality, staff was recommending continuance of the item. Commissioner Tarantino questioned the distance of the medium-high density housing from the high school property. Mr. Lee said it was basically contiguous, separated only by the 240' wide easement on the west side. Mr. Bazzel stated that there was a slight elevation difference; the high school site was slightly above that portion of the property. This being the time and the place as advertised, the public hearing was opened. Katy Wright, 900 Lane Avenue, Chula Vista, representing the EastLake Development Company, agreed with Commissioner Carson that affordable housing needed to be addressed early in the project and stated that by 1989/1990, they had met the affordable housing requirement for EastLake I. The proposal being considered was their effort to continue to be PC Minutes -5- May 12, 1993 ahead of the main flows in meeting those requirements and getting out ahead of any controversy. In terms of being tied in with the Otay Ranch process, Ms. Wright said they believed and agreed that it was tied to the Otay Ranch process from a planning standpoint and needed to go with it because it put it in context. She noted that the landswap had been closed approximately six months before and they actually owned the property. She continued by showing slides of some of the types of product style that would be considered in the area. Ms. Wright noted there was a concern of the homeowners about membership in the homeowners association which had been brought up at the previous meeting. She said they had met with the homeowners several times trying to address their concerns and they had made a diligent effort to meet them. They would bring the homeowners association issue before the homeowners at an appropriate time and they would be able to vote on it. Regarding the Kaiser hospital site, Ms. Wright said their proposal did not represent a regathering of units lost there. That was a land sale that was consummated to a hospital; the current proposal would have come before the Commission regardless of what happened at that site. Ms. Wright stated that they felt it was important to be able to provide high density and a variety of housing products; they felt this site was the right location for high density, given the adjacency of the land uses, the transit corridor, etc. She asked for support of the EastLake proposal. Commissioner Moot asked for EastLake's rationale in their proposal for high density next to the C-R (Commercial-Retail) designation. Ms. Wright said the entire area of the EastLake activity corridor was a center of activity, the site referred to was immediately adjacent to an easement, south of a possible reservoir and a future City park site, there were some recreational opportunities there, and it was immediately adjacent to a major roadway. They felt it was an opportunity to bring more affordable and a variety of home products to the EastLake community. Commissioner Moot asked about the P-Q designation directly north. Ms. Wright answered that it was currently, but would not necessarily remain, a reservoir site. They were in ongoing discussions with the Water District on whether or not they would need that site. If they did not, there was a good possibility it could be made a church site. No one else wishing to speak, Chair Fuller closed the public discussion of these items. She noted that the Commission was to take tentative action on the General Plan Amendment for the EastLake land swap parcels which included directing staff to modify the necessary documents to reflect the Commission's tentative action. MS (Carson/Ray) to take tentative action to accept the General Plan Amendments for the EastLake Land Swap Parcel and EastLake Greens, with the staff recommended alternatives with one correction: that the section with the medium-high designation located by the high school be changed to medium. PC Minutes -6- May 12, 1993 Commissioner Ray commented that he would be more comfortable if everything to west of the corridor was medium; however, he understood some other conditions exist which may preclude that. He questioned the assumption that affordable housing had to be in a medium-high, high density area. He agreed with Commissioner Carson that affordable housing should not be left as a "tag-on" item. Assistant Planning Director Lee said he thought there was an opportunity, with higher densities, to provide subsidies in terms of rent structures. They were not necessarily looking at a for-sale product, but to get people qualified at a low- or low-moderate income level into a livable space. It was a matter of economy in terms of number. There were more problems associated with single-family detached or lower-density attached products in terms of trying to accommodate any sort of number in that income range. Chair Fuller noted that the higher densities were mixed in with the medium and lower densities around the lake; that it was done early on, and it was the product type that allowed it to be more affordable. It wasn't considered affordable housing, but was higher density which lowered the cost and made it more affordable for the first-time homebuyers. That was the reason for medium high as opposed to medium when talking about offering a more affordable product to more people to buy. Commissioner Ray understood the economics but felt there should be some option. He would prefer to see a medium density there. If they chose to put affordable housing there, he was sure the developer could make it work. Commissioner Martin said he could support the motion because they were nice homes; people with a lower income could afford them; he felt it should be in the corridor and that would be where the transportation centers would be, and a light-rail system if one were built. Commissioner Tuchscher did not understand the conflict between a higher density product and a school, and asked Commissioner Carson about her concerns there. Because of the major highway and the utility easement, it made sense to him to have high density in that area with it being close to a school and park. Commissioner Carson had attended a youth summit the same night as the prior Commission meeting and had listened to students speak regarding their concerns about gangs with no place to go except to hang out in a park; there was not a decent teen club. Ms. Carson did not believe there was any wall, freeway, or area that a child could not get to if they wanted to be there. They go over the fence and tag on the inside of the school. She hoped the gangs were not here to stay, but that there may be some other kind of gang in the future. Chair Fuller asked how Commissioner Carson related the gang problem with any more intensity in a medium high density area next to a high school, to gang activity, and shootings in estate homes. She asked Commissioner Carson to explain what she felt the danger was in having medium high next to a high school or park. PC Minutes -7- May 12, 1993 Commissioner Carson stated that she lived by a park and the students from the junior high rumble in the park at about 3:15 a.m. behind her house. She said the park was patrolled by police officers because of the gang activities; they had heard gunshots and worried for their own safety. Students did not have any place to go; if there was a park in the area, that would be a good place to go. Through following discussion, Commissioner Tuchscher surmised that with a school next to a residential area, there could be bad activities at the school which could cause more problems with higher density by affecting more people. Commissioner Tarantino said it was his experience that the problems were that the children would jump the fence and hang out at their homes or friends' homes. He had no experience with violence or destruction of property; they would just go and party at houses which were empty while the parents were at work. He did not believe density played a part. He noted that other students went to a plaza to fight. They would find a place to go, and he did not know if there was a great cause and effect relationship. He supported the staff alternative, which would give the developer flexibility. The developer may not choose to go to the high end and may go to the low end, but they would have the flexibility. Commissioner Moot said he was comfortable with the staff recommendation; however, he felt Commissioner Carson's concerns made sense. High school students look for places to hang out and do things where they can't be watched, because they don't want to get caught. With more density, there was more opportunity for places to hang out and not be seen. Commissioner Moot felt single-family housing around a school area created a buffer to that opportunity, more of a community sense, with less places to go. He did not have a problem with the medium-high or high density by the commercial center, but would like to reduce the invitation to hang out adjacent to the high school. Chair Fuller noted that the motion had only suggested a revision on the parcel adjacent to the high school. Commissioner Ray asked the approximate distance between the high school and the commercial retail center. Senior Planner Bazzel said it was approximately 1/4 mile. Commissioner Tuchscher asked if the parcel adjacent to the high school could be taken out, and two separate motions be made. The first and second agreed. REVISED MOTION: MS (Carson/Ray) to take tentative action to accept the General Plan Amendments for the EastLake Land Swap Parcel and EastLake Greens, with the staff recommended alternative, except the section with the medium-high designation located by the high school, which would be in a separate motion. PC Minutes -8- May 12, 1993 After more discussion as to the wording of the motion and which alternative proposal to use, the Commissioners voted on the revised motion above. VOTE: 7-0 MS (Carson/Ray) 4-3 (Commissioners Fuller, Tarantino and Tuchscher voted against) recommending that the designation of the section located by the high school be medium instead of medium-high. MSUC (Carson/Ray) 7-0 to further direct staff to modify the necessary documents to reflect the Commission's tentative action on the Otay Ranch Project GPA and continue the public hearing for the Otay Ranch Project until May 13, 1993, at 5:00 p.m. Chair Fuller noted that the continued public hearing for the Otay Ranch Project would be held at the County DPLU. Assistant City Attorney Rudolf clarified that the motion to continue the Otay Ranch hearing to May 13, 1993, also included EastLake Greens. Chair Fuller concurred. ITEM 5: PUBLIC HEARING: MODIFICATIONS TO THE FLOOR AREA RATIO REQUIREMENTS IN SINGLE-FAMILY RESIDENTIAL ZONES - City initiated Principal Planner Griffin presented the staff report and recommended amendments to the Municipal Code. Staff proposed to increase the floor area ratio to 50% or 3~150 sq. ft., whichever is less, for R-1 lots of less than 7,000 sq, ft. and also provide an exemption for patio covers or porches with a total combined area of 300 sq. ft. or less. 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 (Martin/Carson) 7-0 to find that this project would have no significant environmental effects and adopt the Negative Declaration issued on IS-93-31. MSUC (Ray/Tuchscher) 7-0 to adopt Resolution PCA-93-02 recommending that the City Council enact the attached draft City Council ordinance to amend the floor area ratio requirements as modified with Exhibit A. DIRECTOR'S REPORT Assistant Planning Director Lee stated that the CEQA Workshop was rescheduled because of the probable continuation of the Otay Ranch meeting to the 19th. The Workshop would be rescheduled for either June or July. PC Minutes -9- May 12, 1993 Commissioner Carson suggested that July 21 be selected in order to educate the new Commissioner who should be coming on board July 1. COMMISSION COMMENTS Regarding the GMOC meeting which had been held prior to this meeting, the Commissioners asked how they might present a recommendation back to the GMOC for their consideration. Mr. Lee said it could be put on the agenda for discussion purposes, or have another workshop with the Traffic Engineer to try to clear up any issues before a recommendation was made. After discussion, it was decided that an action item be included on their agenda to have the GMOC revisit the concerns. Commissioner Ray asked that it be brought back at the next regularly scheduled meeting or as soon as possible. ADJOURNMENT at 8:55 p.m. to the Special Meeting of the Joint Chula Vista Planning Commission/County Planning Commission on May 13, 1993, at 5:00 p.m. at the County Department of Planning and Land Use Room; to the May 19, 1993 Joint Workshop Meeting at 5:00 p.m. Conference Rooms 2 and 3, Public Services Building; and to the Regular Business Meeting of May 26, 1993, at 7:00 p.m. in the Council Chambers. Nancy Ripl~y, Secrdtary Planning Commission (5 12 93.rain)