Loading...
HomeMy WebLinkAboutPlanning Comm min 1991/05/08 Tape: 318 Side: 2 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA 7:00 p.m. Council Chambers Wednesday, May 8, 1991 Public Services Building ROLL CALL COMMISSIONERS PRESENT: Chair Grasser Horton, Commissioners Carson, Casillas, Decker, Fuller, and Tugenberg COMMISSIONERS ABSENT: Commissioner Martin, with notification STAFF PRESENT: Assistant Planning Director Lee, Environmental Review Coordinator Doug Reid, Contract Planner Gray, Associate Planner Barbara Reid, Planning Consultant May, Assistant City Attorney Rudolf PLEDGE OF ALLEGIANCE - SILENT PRAYER The pledge of allegiance to the flag was led by Chair Grasser Horton and was followed by a moment of silent prayer. INTRODUCTORY REMARKS Chair Grasser Horton reviewed the composition of the Planning Commission, its responsibilities and the format of the meeting. APPROVAL OF MINUTES Meeting of March 13, 1991 MSC (Decker/Fuller) 5-0-1 (Chair Grasser Horton abstained; Commissioner Martin absent) to approve the minutes of March 13, 1991, as submitted. ORAL COMMUNICATIONS - None Assistant City Attorney Rudolf advised that a City Charter provision requires that the record show excuse of absence of a member of the committee or commission in case of three consecutive meetings. MSUC (Decker/Grasser Horton) 6-0 to excuse Commissioner Martin from the meeting. PC Minutes -2- May 8, 1991 ITEM 1: PUBLIC HEARING: A) CONSIDERATION OF WATER CONSERVATION PLAN AND AIR QUALITY IMPROVEMENT PLAN FOR RANCHO DEL REY SPAs II AND III; B) PCS-90-02; REQUEST TO SUBDIVIDE 404.9 ACRES KNOWN AS RANCHO DEL REY SECTIONAL PLANNING AREA III, CHULA VISTA TRACT NO. 90-02 LOCATED BETWEEN EAST 'H' STREET AND TELEGRAPH CANYON ROAD, IMMEDIATELY SOUTH OF RANCHO DEL REY SPA I - Rancho del Rey Partnership C) CONSIDERATION OF RANCHO DEL REY SECTIONAL PLANNING AREA III DESIGN GUIDELINES. Assistant Planning Director Lee noted the applicant had delivered a letter which had been placed on the dais before the meeting. The applicant was requesting specific modifications to conditions which staff had concluded needed further discussion in-house and with the applicant. Mr. Lee requested that the Commission open the hearing, receive testimony, and continue the item until the meeting of May 22. Contract Planner Gray gave some brief overview comments on the Water Conservation Plan. He noted this was the first time the Commission had seen a water conservation plan and air quality improvement plan. The City Council had requested specific water conservation and air quality plans be prepared in connection with this project and brought back to the Council for approval prior to approval of the tentative map. Associate Planner Barbara Reid gave an overview of the Air Quality Plan. She noted this Plan was in lieu of the APCD regulations which would be out July 1 and in the fail which would mandate ride-share programs for employees and also would mandate at-source limiting of air emissions. Consultant May gave a description of the project which included the subdivision of approximately 405 acres into residential lots, open space arms, a school lot, a park, and a community purpose facility lot. Ms. May said a condition was recommended for tentative map approval which required grading proposals to be reviewed by the City Engineer for consideration of balanced cut and fill, and utilization of appropriate landscaping and revegetation where applicable. Grading was to occur in separate phases unless a single-phase grading operation was approved with the grading plan. Consultant May stated that an area for potential concern was the grading and drainage occurring on lots 71, 72 and 89. In those areas, the subdivision must meet and interface with existing development and grading would need to be accommodated on-site. Staff preferred that the grading and drainage plan detailing those lots provide for spot drainage interceptors to catch the water and carry it underground. This may require retaining walls and further grade analysis. PC Minutes -3- May 8, 1991 A recommended condition of approval required that no negative grading or drainage impacts occurred to the off-site properties adjacent to those lots. Ms. May noted an item of concern raised at the City Council hearing on the SPA regarded the level of service at the intersection of Paseo del Rey and East 'H" Street. It was determined that a right-turn lane would be required should conditions warrant the addition. However, given the open space canyon slope that is located immediately adjacent to the right-of-way and the street width already established, there may be substantial impact associated with making this improvement. A condition of the tentative map required that the developer enter into an agreement to provide the right-turn lane should conditions warrant it. She discussed the transit alternatives and recommended conditions including pedestrian pathways through ends of cul-de-sacs that would connect to adjacent streets, adequate public rights-of-way at intersections along major arterials for future bus stops, and park-and-fide facilities where feasible to encourage carpooling. Consultant May stated the Housing Element required that subdivisions of over 50 dwelling units provide 5% of the total project unit count as affordable units for low-income families, and 5% of the total for moderate-income families. In August, 1990, the City Council had approved an agreement which stated that Rancho del Rey had satisfied in full the moderate-income housing requirement of 322 units, and that the goal for low-income units had been partially met. Condition 61 could, therefore, be deleted from the project conditions. She continued to discuss senior housing, community purpose facilities, neighborhood park, school facilities, tot lot, design guidelines, and gave an overview of the tentative map. Commissioner Fuller asked for clarification of Condition 61, low-income housing. Ms. May explained that the low-income housing was yet to be fulfilled within the Rancho del Rey area; however, the applicant had entered into an agreement with the City to meet the requirement. Condition 61 stated the developer would enter into an agreement. The condition had already been met. Commissioner Fuller asked if the agreement provided low-income housing in that particular SPA. Assistant Planning Director Lee said he believed the developer was short approximately 23 units. They had been meeting with Community Development, and they were looking not necessarily in the SPA itself but possibly adjacent to the area. He asked that the developers respond. Chair Grasser Horton asked about the Council concerns regarding senior housing. Assistant Planning Director Lee answered that Council had indicated they wanted more specific information on senior housing when the tentative map went back before them. Mr. Lee PC Minutes -4- May 8, 1991 concluded it was necessary to have a developer for that particular project before asking that a precise plan be developed. Chair Grasser Horton asked if this community would possibly have some low-income housing. Mr. Lee concurred. Commissioner Tugenberg asked why the Navy housing project had been taken into consideration to fulfill the low-cost housing. Mr. Lee said that after checking with SANDAG, it was counted in the SANDAG total, so staff felt it was appropriate to utilize it. This particular developer was involved in the sale of that property which was part of their original ownership. Commissioner Decker asked if in the area east of the SPA the foot path would be extended into this area. Assistant Director Lee did not believe it would be extended, but would check with the Parks and Recreation Department. Commissioner Carson, referring to Condition 43, asked if grading the slope was necessary. Mr. Lee answered that a portion of "J" Street abuts the Buena Vista stub street which at one time was to be extended. If the stub street was to blended in, it would be necessary to regrade the area which is part of the existing development. Permission would have to be obtained for right- of-way. If the homeowner's association refused to give permission to grade, there would have to be another solution. Chair Grasser Horton suggested that all model home complexes be required to have xeriscaping in their landscape plan for the model home. It would be a better educational tool for homeowners so they could actually see how a nicely done xeriscape looked. She asked if it could be a condition. Assistant Planning Director Lee asked that the applicant respond to this. Ms. Horton noted that it had been done in Carlsbad concurrently with the Carlsbad Water Department, and the public had come by the project just to see it. Chair Grasser Horton was concerned with the fencing guidelines and the 2' to 3' block walls with wrought iron fence on top. She was concerned that the view would be blocked. Mr. Lee explained that the developers were usually given a variety of fencing options; it could be a full open fence to the base. Commissioner Tugenberg clarified that the developer would build "J" Street offsite to the Bennett property. Assistant Planning Director Lee said it was a condition of approval. This being the time and the place as advertised, the public heating was opened. Craig Fukuyama, 2727 Hoover Avenue, National City, representing Rancho del Rey Partnership, said approval of the tentative map was consistent with the adopted Growth Management Program PC Minutes -5- May 8, 1991 and Growth Management Ordinance approved by the City Council. He noted agreements had been reached with the City departments regarding road improvements, development phasing, project design, environmental issues, and active recreational facilities. Agreements had also been reached with the U. S. Fish & Wildlife Service regarding environmental concerns, and with the Sweetwater High School District regarding size, shape, and location of a future junior high school site. Mr. Fukuyama, responding to the Commission, stated the retirement community was where they intended to meet their low-income housing requirements. The balance of the low-income housing requirements they were obligated to meet was intended to be made a component of the retirement community. In response to Commissioner Decker's comment regarding the foot path, Mr. Fukuyama said it was their intent to interconnect the Rancho del Rey project on the east to the current park and also to the back of the current Chula Vista Hills Elementary School. Mr. Fukuyama said the landscaping would be done with native drought-tolerant landscaping as specified in the Water Conservation Plan, and they are currently using xeriscape landscaping on ail their model homes and offer those exclusively for the production homes as well. Drought- tolerant landscaping, xeriscaping, and drip irrigation systems are installed in their projects and are mandatory. Regarding fencing, Mr. Fukuyama explained the 2' to 3' block base gave a more formai appearance and more privacy. He asked that the letter given to the Commission prior to the meeting be entered into the record. He called attention to Condition 3 which dealt with the community purpose facility district. They felt two sites adjacent to their project should be included which would be serving Rancho del Rey. With those inclusions, they would exceed the requirement. In addition, they believed the zero net offset to be unreasonable and asked the Commission's consideration to implement a program consistent with an established policy, once the City implements a City water policy. He aiso called the Commission's attention to Condition 59 regarding the park-and-ride facility. They would like more specificity as to what they were expected to contribute as far as the number of spaces, where it was to be located, and the long-term maintenance responsibilities. Mr. Fukuyama asked for permission to present testimony at the continued hearing on May 22. Commissioner Tugenberg asked if under their CC&Rs, parking of RVs would be permissible. Mr. Fukuyama said they were prohibited. Mr. Tugenberg suggested that a facility be included in the industrial park for rental spaces for RVs. PC Minutes -6- May 8, 1991 Commissioner Decker asked if the senior housing would be part of the Mello-Roos. Mr. Fukuyama answered in the affirmative, and stated that the Mello-Roos assessment on retirement housing was the same as commercial and industrial properties--at the lowest level of assessment. Chair Grasser Horton stated the public hearing would be left open, and the item continued to the meeting of May 22, 1991. 1. OTAY RANCH INTER JURISDICTIONAL TASK FORCE MEETING Assistant Planning Director Lee distributed a hand-out regarding the next Task Force meeting to be held in Chula Vista, which had been requested by Commissioner Tugenberg. He reviewed the agenda for the meeting, and noted the Commissioners who were interested might attend. DIRECTOR'S REPORT Assistant Planning Director Lee said there were no particular items for the study session which had been scheduled for May 15, 1991, and asked if the Commissioners would like to cancel the meeting. It was decided that the workshop be canceled. COMMISSION COMMENTS Commissioner Carson asked if Commissioners have to be excused from workshops. Assistant Attorney Rudolf answered that it was only for regular meetings; he would check to see if workshops were considered regular meetings. ADJOURNMENT AT 8:05 p.m. to the Regular Business Meeting of May 22, 1991 at 7:00 p.m. in the Council Chambers. Planning Commission (PCMIN5-8-91)