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HomeMy WebLinkAbout1988-01-20; Planning Commission; Minutes. f-i r7 MINUTES Meeting of: PLANNING COMMISSION CORRECTED Time of Meeting: 6:00 p.m. Date of Meeting: January 20, 1988 Place of Meeting: City Council Chambers COMMISSIONERS y CALL TO ORDER: Chairman McFadden called the Meeting to order at 6:05 p.m. PLEDGE OF ALLEGIANCE was led by Chairman McFadden. ROLL CALL: Present - Chairman McFadden, Commissioners Hall, Holmes, McBane, Schlehuber, and Schramm Absent - Commissioner Marcus Staff Members Present: Michael Holzmiller, Planning Director Charles Grimm, Assistant Planning Director Mike Howes, Senior Planner Bobbie Hoder, Senior Management Analyst Phil Carter, Senior Management Analyst Lance Schulte, Associate Planner Ron Ball, Assistant City Attorney Lloyd Hubbs, City Engineer David Hauser, Assistant City Engineer Steve Jantz, Associate Civil Engineer Martin Orenyak, Community Development Director Stewart Gary, Fire Department PLANNING COMMISSION PROCEDURES: Chairman McFadden reviewed the Planning Commission procedures on the overhead for the benefit of the audience. COMMENTS FROM THE AUDIENCE ON ITEMS NOT LISTED IN THE AGENDA: There were no comments from the audience. Chairman McFadden announced that staff has requested a continuance on Information Item 113, Revisions to CT 84-41/PUD-77, Alga Hills, because more information was still needed by Engineering. Since the applicant had requested permission to speak on this item, Commissioners unanimously agreed to allow him time. Mike Smith, The Fieldstone Company, applicant, 5465 Morehouse Drive, Suite 250, San Diego addressed the Commission and requested that this item be placed on the agenda for the next meeting. Staff concurred. Motion was duly made, seconded, and carried to continue Information Item #3, Revisions to CT 84-41/PUD-77, Alga Hills, to the February 3, 1988 meeting. Commissioner Schramm arrived at 6:09 p.m. PUBLIC HEARINGS: 1) CUP 87-12 FIRST BAPTIST CHURCH - Expansion of use to include approximately 3,600 square feet of classroom and storage space in five modular buildings located behind the existing church at 3780 Pio Pica Drive, Local Facilities Management Zone 1. Hall Holmes McBane McFadden Schlehuber , . r‘. ‘I MINUTES CORRECTED *' \ ? January 20, 1988 PLANNING COMMISSION Page 2 COMMISSIONERS ’ Mike Howes, Senior Planner, reviewed the background of the request and stated that the applicant is requesting a conditional use permit to add 3,600 sq. ft. of storage and classroom facilities in the form of five modulars which, when fitted together, will make one building. The modulars have been placed on the site already but are not habitable. Installing the modulars on permanent foundations is necessary. The zoning ordinance prohibits temporary buildings in the R-l and R-3 zones in which this property is located. Staff can making the findings required to grant a CUP. The proposed use will provide a desirable service to the community since the existing Church facilities are already overcrowded. The site is adequate in size and shape to accommodate the proposed use. The building will be set back 30 feet from the adjacent property. The site provides 59 parking spaces while the parking ordinance only requires 32 parking spaces. The proposed building will be shielded from view by a future motel being constructed to the north and by additional landscaping along Pio Pica. There will be minimal traffic impact along Pio Pica because the building will be used by the same people who now use the Church facility. The proposed project is in conformance with the Local Coastal Plan but will require approval of a Coastal Permit by the Coastal Commission. It is also in conformance with the Zone 1 LFMP. Mr. Howes called to the Commission's attention a staff memo dated January 20, 1988 which corrects some typographical errors in Finding #8 and adds a condition to require parking lot lighting which does not interfere with adjacent properties. Staff recommends approval. Commissioner Schlehuber requested assurance that the applicant was aware of the memo revision and Mr. Howes replied that they were. Chairman McFadden declared the public hearing open and issued the invitation to speak. Pastor Jack Long, 3109 Via Sombra, Carlsbad, addressed the Commission and stated that the Church has been existence for over 32 years and the proposed building addition does not change the purpose of the First Baptist Church. Their present facilities are now overcrowded which the added building will alleviate. They agree with the conditions of the staff report and request approval of report as amended. Commissioner Holmes inquired about the hours of operation on the various days of the week. Pastor Long replied that Sunday services in the proposed building will be from 8:15 a.m. to 12 noon and 4:00 p.m. to 7:00 p.m.; Wednesday services will be from 5:30 p.m. to 8:30 p.m.; all other meetings will take place in the present facilities. Lex Gregory, 4095 Highland Drive, Carlsbad, addressed the Commission and stated that he is a new member of the congregation and a contractor by trade. He will assist the Church during the construction phase and in meeting all of the staff requirements. He stated that the improvements are badly needed and requested the Commission's approval. There being no other person to address the Commission on this topic, Chairman McFadden declared the public hearing closed and opened the item for discussion among the Commission members. r‘, Z-T MINUTES CORRECTED January 20, 1988 PLANNING COMMISSION Page 3 COMMISSIONERS Chairman McFadden requested that the record show receipt of a letter dated January 14, 1988 from three residents on Magnolia Avenue who are in favor of approval. Motion was duly made, seconded, and carried to adopt Resolution No. 2709 approving CUP 87-12, based on the findings and conditions contained therein, with amended Finding #8 and the additional condition requiring light sheilding in the parking lot. RECESS The Planning Commission recessed at 6:18 p.m. and reconvened at 6:24 p.m. 2) LFMP 87-11 - LOCAL FACILITIES MANAGEMENT PLAN FOR ZONE 11 AND LFMP 87-12 - LOCAL FACILITIES MANAGEMENT PLAN FOR ZONE 12 - Detailed plans for the provision of public facilities to meet adopted performance standards for Local Facilities Management Zones 11 and 12, based on the City of Carlsbad's General Plan. Commissioner Schlehuber requested that the record reflect that he had met with Mr. McDonald of the La Costa Ranch Company on this particular project. Phil Carter, Senior Management Analyst, stated that the Local Facilities Management Plans for Zones 11 and 12 being presented were prepared by the property owners within the zones. The plans are being presented together because of the similarity of location and the fact that the major landholder in both zones is La Costa Ranch Company. Both plans were prepared in accordance with Section 21.90 of the Carlsbad Municipal Code, which permits an LFMP to be prepared jointly by all property owners within the zone. Lance Schulte, Associate Planner, presented an overhead of Zone 11 and stated that of the zone's 2,177 acres 1,600 acres are planned for residental land uses under the Carlsbad General Plan. Non-residential acreage is approximately 63 acres. He then presented an overhead of Zone 12 and stated that 555 acres (of 669 total acres) is planned for residental. Both Zones 11 and 12 are predominately covered by the La Costa Master Plan which is currently undergoing a City Council initiated revision to assure future quality development. Most of the Zone plan items would be reflected in revisions to the Master Plan. In Zone 11 there are presently 580 existing du's, approvals for 1,000 du's, and projections for 1,630 future du's, for a total build out projection of 3,210 du's. The LFMP proposes incorporating 385 additional du's into the future category to raise the future total to 2,015 du's and the buildout total to 3,595 du's. In Zone 12 there are presently 589 existing du's, approvals for 789 du's, and a potential for 689 future du's, for a total build out projection of 2,067 du's. The LFMP for Zone 12 proposes transferring 179 of the future du's from Zone 12 being transferred to into Zone 11. The remainder of the 385 du's in Zone 11 would come from Zone 10. The du transfers are consistant with Carlsbad's General Plan if a proportional amount of permanent open space is provided. La Costa Ranch Company has guaranteed 30-70 acres of additional performance standard open space as unconstrained open space Hall Holmes McBane McFadden Schlehuber Schramm P ? MINUTES CORRECTED January 20, 1988 PLANNING COMMISSION Page 4 COMMISSIONERS \ -7 (not slopes or wetlands) within the Zone 10 area when that zone plan is prepared. The revision to the La Costa Master Plan will incorporate this additional open space acreage in Zone 10. Lance Schulte then presented the summary of public facilities and their conformance to the performance standards. Public Facility City Administrative Library Wastewater Treatment Capacity Parks Drainage Circulation Zone 11 Zone 12 Existing facilities Existing facilities meet the adopted meet the adopted performance standard performance standard until the year 2005. until the year 2005. Existing facilities Existing facilities meet the adopted meet the adopted performance standard performance standard until the year 2002. until the year 2002. Existing facilities Existing facilities meet the adopted meet the adopted performance standard performance standard until the year 2000. until the year 2000. Park District 4 Park District 4 (southeast) does not (southeast) does not meet the adopted meet the adopted performance standard performance standard without proposed without proposed mitigation measures. mitigation measures. The unified mitigation proposal calls for the dedication of 32.2 acres of park land to the city within the quadrant, the guaranteed construction of 28.18 acres of that park, and operating expenses for two years for that park. Operating expenses would be incurred by the developer since that park would come on line sooner than the City anticipates. Drainage facilities Drainage facilities will meet the will meet the adopted performance adopted performance standard with the standard with the proposed mitigation proposed mitigation measures. measures. The mitigation proposed calls for two phases. Phase #l calls for a drainage study of Zones 11 and 12 to identify future improvements which will need to be made. Phase #2 are the needed improvements identified by the study which will become part of the development as it occurs. Circulation Circulation facilities will meet facilities will meet the adopted the adopted performance standard performance standard with the proposed with the proposed mitigation measures. mitigation measures. The mitigation proposed calls for four phases. Now, 1990, 1995, and the year 2000. Prior to development, funding must be available according to that phasing schedule. January 20, 1988 PLANNING COMMISSION Page 5 COMMISSIONERS y Public Facility Fire Open Space Schools Zone 11 Zone 12 Fire facilities do Fire facilities do not meet the adopted not meet the adopted performance standard performance standard without the proposed without the proposed mitigation. mitigation. The mitigation proposed is to (1) establish a site for Fire Station 86 along Rancho Santa Fe Road, (2) allocate or guarantee funds for the construction of that fire station and for one year of operation, to be paid by the developer, and (3) the generation of a detailed five minute fire response map from Fire Station 116 to ensure that the fire performance standard will be met once the Fire Station i/6 is in place. Existing open space Existing open space meets the adopted meets the adopted performance performance standard. An standard. An ongoing work program ongoing work program will assure the open will assure the open space performance space performance standard is standard is maintained through maintained through build out. build out. The Zone 11 mitigation would require 53 acreas of additional unconstrained open space to be provided by La Costa Ranch Company. The Zone 12 mitigation would require 25.5 acres of additional unconstrained open space, also provided by La Costa Ranch Company. The open space would be incorporated in the revision to the La Costa Master Plan. For areas within the For areas within Encinitas Union Encinitas Union Elementary School Elementary School District and San District and San Dieguito High School Dieguito High School District, the District, the adopted performance adopted performance standard is being standard is being met. met. The area within the San Marcos Unified School District does not meet the adopted performance standard without proposed mitigation measures. The proposed mitigation is to deed over an elementary school site and to guarantee construction financing of an elementary school before development could occur in the area of Zone 11 served by the San Marcos Unified School District. P ? MINUTES January 20, 1988 PLANNING COMMISSION CORRECTED Page 6 COMMISSIONERS Public Facility Sewer Collection Water Distribution Zone 11 Zone 11 is served by two water districts, the Leucadia County Water District and the San Marcos County Water District. The Leucadia County Water District has deter- mined that their facilities are conforming but mitigation will be necessary in the future. Mitigation would be compliance with the Leucadia County Water District's Planning Study for additional facilities as development occurs. The San Marcos County Water District has indicated that existing facilities will meet the performance standards until build out. Zone 11 is served by two water districts, the Olivenhain Municipal Water District and the San Marcos County Water District. The Olivenhain Municipal Water District has determined that their facilities are presently conforming but future mitigation would be necessary. That mitigation would be that development comply with their Master Plan for water distribution. The San Marcos County Water District has identified the same mitigation. Zone 12 Zone 12 is served by the Leucadia County Water District. The Leucadia County Water District has determined that their existing facilities are conforming but mitigation will be necessary in the future. Mitigation would be compliance with the Leucadia County Water District's Planning Study for additional facilities as development occurs. Zone 12 is served by the Olivenhain - Municipal Water District. The Olivenhain Municipal Water District has determined that their facilities are presently conforming but future mitigation would be necessary. That mitigation would be that development comply with their Master Plan for water distribution. -? MINUTES CORRECTED January 20, 1988 PLANNING COMMISSION Page 7 COMMISSIONERS Commissioner Holmes inquired about the need for library facilities in the year 2003. Mr. Schulte replied that in 2003 the City would have a five year time period in which to bring library facilities up to the performance standard, i.e. expand the South Carlsbad library or construct an additional library to serve the needs of the City. Commissioner Holmes inquiried if this same precept applied to City Administrative facilities and Mr. Schulte replied that it did. Chairman McFadden requested the record to show that she has toured Zones 11 and 12 with Mr. Ross McDonald of the La Costa Ranch Company, Bill Hofman of the Bil Hofman Company, and Lance Schulte of the Planning Department staff. Chairman McFadden inquired about the proposed density transfer, in particular, if the density transfer in any way gives the applicant the right to build the 385 units. Ron Ball, Assistant City Attorney, replied that it does not give the applicant any vested rights to develop a specific number of buildings; however, it does allow the applicant to apply for the development permits represented by the plan if it is approved in this form. In other words, the density transfer enables the applicant to apply for the permits to units represented by that density transfer. Chairman McFadden stated that she understands that every designated land use designation in Zone 11 is currently at or over the growth control point and that this would then mean a density increase beyond the growth control point. She requested information from staff justifying the increase. Phil Carter replied that during the formation of the Growth Management Program ultimate residential dwelling unit projections were made for the entire city to determine the maximum public facility impacts. Then, the City Council placed the Growth Management Program on the ballot as a competing measure against a citizens initiative which would have placed an annual residential building cap per year. In doing so, the City Council used these projections to place an ultimate residential cap in each of the City's four quadrants. The City's measure, Proposition E, was approved by more votes than the citizen's initiative and established the ultimate residential buildout for the City. This buildout is divided into ultimate caps for each of the four quadrants in the City. The buildout cap determined for the southeast quadrant is 17,328 du's. One of the first steps in preparing a LFMP is for the applicant to provide staff with a 1" = 200' scale constraints map covering the entire zone. Staff reviews this map to determine whether the allowable dwelling units at the growth control point for each land use within the zone fits into the Proposition E cap. This procedure was done for both zone plans being presented tonight. In addition, these plans propose to transfer du's from La Costa Ranch property in Zone 10 and Zone 12 into La Costa Ranch property in Zone 11. The LFMP for Zone 10 has not been prepared, however the residential buildout numbers for this zone have been confirmed. The Growth Management Plan states that when individual projects come forward, the applicant is permitted to request approval to build above the growth control point, provided f? ? MINUTES January 20, 1988 PLANNING COMMISSION CORRECTED Page a COMMISSIONERS that staff can make two findings: (1) that development will provide sufficient additional public facilities for the density in excess of the control point to ensure that the adequacy of the City's public facilities will not be adversely impacted, and (2) there have been sufficient developments approved in the quadrant at below the growth control point to cover the units in the project above the growth control point so the approval will not result in exceeding the quadrant limit. Mr. Carter stated that the proposed du transfer makes good sense and will reduce the projected allowable du's in thesse three zones by 582 du's. The transfer will not adversely impact the City's public facilities. Chairman McFadden was concerned about the density transfer being approved when the specific amount of open space to be provided in Zone 10 has not yet been determined. Mr. Carter replied that the least amount of open space to be provided in Zone 10, in addition to the required 15 percent to meet the Open Space Standard, would be a minimum of 30 acres to a maximum of 70 acres, depending on the net developable land where the 206 units were transferred from as identified when the La Costa Master Plan is processed. Chairman McFadden inquired if the open space would be in one piece or fragmented. Mr. Carter replied that it is premature to know that answer but linkage between open space and parks could be provided as well as sound buffers along major corridors. The ultimate configuration would be made as the master plan is revised. Chairman McFadden inquired about the build out projection for Zone 10 and Mr. Carter replied that La Costa Ranch Company has confirmed a buildout number of 633 du's which would provide a net savings within Zone 10 of 788 du's. Chairman McFadden inquired if the density transfer could be sold to other owners in Zone 11. Mr. Carter replied that the La Costa Ranch Company has been advised that the du's being transferred into Zone 11 must make planning sense, fit in with the environmental review, are not transferrable, and cannot be sold. Ron Ball replied that the 385 du's being transferred are not mature or vested and the City does not condone a secondary market in them, i.e. they are not recognized as legal rights to be conferred on anybody, so the City is not a party to a transfer of them. Since Zone 10 is not being presented yet, it cannot be conditioned, but the landowner can place persons on notice that Zone 11 has been recommended and that it includes a transfer of 206 du's from land within Zone 10 to Zone 11. Commissioner Hall inquired when Zone 10 would be presented and Mr. Carter replied that it should come along about the same time as the La Costa Master Plan in approximately 9 months to one year. Commissioner McBane inquired if there is a mechanism under the Growth Management Plan to adjust the corresponding quadrant numbers to reflect a land use zone change on units transferred from another zone. Mr. Carter replied that there is no formal mechanism but that staff is alert within the Growth Management Program and such land use changes will be . . MINUTES CORRECTED January 20, 1988 PLANNING COMMISSION Page ’ 4 COMMISSIONERS \ r - subject to the intensive review which is undertaken with the Master Plan revisions. Commissioner McBane stated that he will be watching this type of transfer very carefully. Lance Schulte stated that the transfer being proposed in this case is du's in Zone 11 for open space in Zone 10. Commissioner McBane inquired about the density range. Mr. Schulte replied that the range is not yet known. If RLM acreage is transferred, it would comprise 64.375 net acres; however, if the acreage is general planned RM, it would comprise 34.333 net acres. Commissioner Schlehuber inquired how the public would be put on notice and if a formal declaration would be recorded. Mr. Ball suggested wording to the effect that the applicant shall consent to the recording of a notice of the issuance of approval of Local Facilities Management Plan for Zone 11 in the office of the County Recorder which shall evidence the density transfer of 206 du's from Zone 10 to Zone 11 in the chain of title and that property comprising Zone 10 and the Local Facilities Management for Zone 10 have not yet been approved. Commissioner Schramm inquired why staff is requesting the density transfer at this time instead of when Zone 10 is presented. Mr. Carter replied that it is being proposed now because the transfer is going into Zone 11 and staff felt it was prudent to identify the maximum potential impact on public facilities from Zone 11 since it is being presented now. Also, financial impact on the zone was considered as well. Chairman McFadden declared the public hearing open and issued the invitation to speak. Ross McDonald, 4226 Cameo Road, Carlsbad, representing the applicant, La Costa Ranch Company, addressed the Commission and stated that they have been working on these plans for over one year and expessed appreciation to staff for their guidance and assistance. He requested approval of the LFMP's for Zones 11 and 12. John Straer, 2001 Cima Court, Carlsbad, addressed the Commission and stated that he is representing various sports groups in the La Costa vicinity. He appreciates the efforts which have been made by the La Costa Ranch Company to provide recreational space for sports enthusiasts as compared to the developers during the early phases of La Costa. There being no other person to address the Commission on this topic, Chairman McFadden declared the public hearing closed and opened the item for discussion among the Commission members. Commissioner Schlehuber expressed concern with the circulation facilities and future construction of I-5 but felt the staff report is adequate. Chairman McFadden felt that plans were good and presented well. She expressed concern with the density transfer and, although the concept is a good one, she is uncomfortable that the agreement is taking place without a firm knowledge of the open space to be provided. She could accept agreement on the concept with final approval when Zone 10 is presented. . c MINUTES CORRECTED *' January 20, 1988 PLANNING COMMISSION \ Page lo COMMISSIONERS ? ’ Commissioner Schlehuber feels that the City Attorney's wording on a recorded instrument would protect the property title. Also, he understands the financial consideration and does not want to see the improvements to Rancho Santa Fe Road held up. He commended staff and the outside consultants on the excellent written and oral presentations. Commissioner Hall expressed appreciation to staff for the new format used on the plans which was easier and clearer to follow. Motion was duly made, seconded, and carried to approve the Negative Declarations issued by the Planning Director and adopt Resolution No. 2710 recommending approval of LFMP 87-11 with a build out potential at the present time of 3,210 units plus 179 units being transferred into Zone from Zone 12 and when Zone 10 is approved allow up to 206 dwelling units to be transferred from Zone 10 into Zone 11 increasing the build out to 3,595 units in Zone 11; Resolution No. 2711 recommending approval of LFMP 87-12 11 as presented with a dwelling unit transfer of 179 units from Zone 12 into Zone 11; and to place a condition on the land in Zone 10 to require La Costa Ranch Company to have the land noticed with the wording approved by the City Attorney. ADDED ITEMS AND REPORTS Michael Holzmiller, Planning Director, reminded Commissioners of the workshop to be held on Friday, January 29, 1988 from 9:00 a.m. to 3:00 p.m. at the Beach View Lodge. Charles Grimm stated that packets for the workshop had been provided to the Commissioners tonight. Charles Grimm stated that there will be a joint meeting with the City Council and La Costa Real Municipal Water District on February 10, 1988 at 6:00 p.m. at the Safety Center. MINUTES: The Planning Commission approved the minutes of January 6, 1988 as presented. ADJOURNMENT: By proper motion, the meeting of January 20, 1988 was adjourned at 7:25 p.m. and continued to January 29, 1988 at 9:00 a.m. at the Beach View Lodge on the corner of Carlsbad Boulevard and Oak Avenue. Respectfully submitted, , MICHAEL HOLZMILLER Planning Director BETTY BUCKNER Minutes Clerk MINUTES ARE ALSO TAPED AND KEPT ON FILE UNTIL THE MINUTES ARE APPROVED. Hall Holmes McBane McFadden Schlehuber Schramm Hall Holmes McBane McFadden Schlehuber Schramm Hall Holmes McBane McFadden Schlehuber Schramm \ 4 : - X X X X X X X X X X X X X X X