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HomeMy WebLinkAbout1988-05-18; Planning Commission; MinutesI *_ l * . . --. * MINUTES Place of Meeting: City Council Chambers COMMISSIONERS \: CALL TO ORDER: Chairman McFadden called the Meeting to order at 6:06 p.m. PLEDGE OF ALLEGIANCE was led by Chairman McFadden. ROLL CALL: Present - Chairman McFadden, Commissioners Hall, Holmes, Marcus, Schlehuber, and Schramm Staff Members Present: Michael Holzmiller, Planning Director Charles Grimm, Assistant Planning Director Mike Howes, Senior Planner Chris DeCerbo, Associate Planner Bobbie Hoder, Senior Management Analyst Phil Carter, Growth Management Manager John Cahill, Capital Projects Manager Chris Salamone, Housing and Redevelopment Director Ken Quon, Project Manager Ron Ball, Assistant City Attorney David Hauser, Assistant City Engineer Clyde Wickham, Associate Civil Engineer Martin Orenyak, Community Development Director 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. AGENDA REVISION: Charles Grimm, Assistant Planning Director, stated that staff is requesting a continuance of agenda item iI5 (ZCA 88-6 revising the Conditional Use Ordinance, Chapter 21.42, of the City of Carlsbad Zoning Ordinance) to the next meeting to enable staff to coordinate with the Police Department regarding an similar ordinance revision which is being originated by them. Since item #5 is a Public Hearing item, Chairman McFadden inquired if there was any person in the audience who wished to speak but who would be unable to attend the June 1st meeting. There being none, Chairman McFadden called for a motion. Motion was duly made, seconded, and carried to continue Public Hearing item #5 (ZCA 88-6 City of Carlsbad) to June 1, 1988. Meeting of: PLANNING COMMISSION Time of Meeting: 6:00 p.m. Date of Meeting: May 18, 1988 Chairman McFadden requested that Consent Item 111 be changed to an Information item. Hall Holmes Marcus McFadden Schlehuber Schramm P ? MINUTES May 18, 1988 PLANNING COMMISSION Page CONSENT ITEMS: 1) Batiquitos Lagoon Educational Park (BLEP) Grading Mitigation - Resolution of grading issues associated with the Phase One single family dwelling units (Planning Area "C") of the Batiquitos Lagoon Educational Park. Charles Grimm, Assistant Planning Director, reviewed the background of the request and stated that staff is requesting the Commission to concur by Minute Motion with the proposed mitigation plan for grading in Area "C" of the Sammis property. This item was continued from the April 20, 1988 meeting to enable the Coastal Commission to review the mitigation plan. In early February of 1988, City staff became aware of potential grading discrepancies on bluff edge single family lots 2-24 in Planning Area "C" of the Sammis project. At that time, staff conducted a field check and found the lots to be in technical compliance with the approved Master Plan in that there was a 45 ft. setback to the buildings as required, but the intent of the Master Plan had been violated because the lots had been elevated (or graded up) between 3 and 11 feet. Staff set up meetings with Sammis Properties and several concerned citizens to work out a mitigation plan for Area "C". In looking at a mitigation plan, there were three constraints in trying to reach a settlement: (1) The developer technically met the conditions of the Master Plan; however, the fact that Sammis has asked for minor changes in other areas of the Master Plan, enabled them to be more willing to work with staff on the mitigation. (2) The elevation of the existing street along the bluff of Area "C" was already constructed and too much change, lowering or elevating the lots, would make it so that the driveways would not work from the street into the adjacent units. (3) The units on Lots 2-24 are considered to have gravity flow into the main sewer line for that area. If certain lots are graded lower than a specific elevation, a pump station would be required to push the sewer back up so that it could flow into the lines. All parties involved were not interested in getting involved with a pump station. Following identification of the grading issue, a second issue was also identified relative to the model units which have been constructed in the project. There are a number of structures located behind those units within the 45 foot setback, i.e. jacuzzi's, trellises, and decks. Staff is currently working with the Coastal Commission and the developer to ascertain whether any structures, even minor structures which would not be visible, should be permitted in the setback area. To allow structures within the setback area would require an amendment to the Master Plan, with a full public hearing at the Planning Commission and City Council level. Chris DeCerbo, Project Planner, and Clyde Wickham, the Project Engineer, presented a lot by lot mitigation plan. I , , P MINUTES May 18, 1988 PLANNING COMMISSION The Coastal Commission has reviewed the mitigation plan and is in concurrence. Staff recommends approval. Commissioner Holmes inquired if the regrading footage presented in the mitigation plan is from the original grading point and if it is above or below the original point. Clyde Wickham replied that all elevations that Chris DeCerbo referred to are at the midpoint of the lot. Some of the lots tip away from that and are actually a little lower at the back. In relation to the original bank, it is above the regrading point. The bluff regrading has not disappeared. Commissioner Hall inquired if the catch basins on the edge of the slopes are supposed to be a concrete birm. Clyde Wickham replied that originally it was an unlined ditch but with the regrading and tipping of the lots it will need to be a concrete-lined ditch. This will be an engineering requirement. Chairman McFadden opened the item for public testimony and issued the invitation to speak. Dolores Welty, 2076 Sheridan Road, Leucadia, addressed the Commission and stated that she lives within view of the project and lives with it 24 hours a day. She was unhappy that regrading will be to the outside of the bluff; she feels that grading should be retained so that it drains toward the street. She was concerned that the Sammis project is not what the City envisioned and cited setback, grading, fencing, landscape, drainage, and major trail problems with piecemeal revisions that significantly alter the original concept. In her research, she noted that Sammis Properties has often delivered a finished product which is very different than the original proposal. Ms. Welty would like the Commission to postpone the grading concession until staff can prepare a more comprehensive report on all the interrelated problems identified with this particular phase of the project, at which time the Commission can look at the total project as a whole (landscape, setbacks, grading) and consider an integrated plan for an overall solution. Tina Dawson-Sankey, 2621 Acuna Court, Carlsbad, addressed the Commission and stated that she has been very concerned and very involved with the Sammis project. She is in favor of the mitigation plan because it has reduced many of the two-story homes to one story and the visual impact from the lagoon will be more pleasing to the eye. Cindy Ward, 937 Begonia Court, Carlsbad, addressed the Commission and stated that several years ago she was told by staff that the single story homes would be built along the bluff, which was acceptable to her. When she visited the site last December, she was surprised to see building pads for two-story structures. She is in favor of the mitigation plan because it eliminates some of the two-story homes along the bluff. She is concerned about the visual impact overlooking the Batiquitos Lagoon. Inez Yoder, 7738 Madrilena Way, Carlsbad, addressed the Commission and stated that she does not feel the Sammis project has developed the way the community intended. She is unhappy with the piecemeal resolution of the various problems and feels that construction should be halted until mitigation is complete. She would like to see setbacks and fencing of models brought into conformance with City regulations and f-\ r7 MINUTES May 18, 1988 PLANNING COMMISSION 4 COMMISSIONERS trail placement conform to the environmental impact regulations. William D. Boyle, 6501 Camino de1 Parque, Carlsbad, addressed the Commission and stated that corrective action on a piecemeal basis is very dangerous. He was in the construction business for 20 years and feels that projects get out of control with piecemeal resolutions. He feels a meeting should be held between Sammis, the San Diego Regional Coastal Commission staff, and the Carlsbad Planning staff to resolve all issues at one time. Liz Kuhns, 2069 Sheridan Road, Leucadia, addressed the Commission and stated that she is opposed to the Sammis project because she feels it will erode the natural beauty and charm of the beach area. She likes the serenity of open space and does not want to see the natural resources eliminated by prolific development. She feels the row of houses along the bluff, even with some one-story homes, will still look like a concrete wall. She would like to see a nature trail along the bluff. Chairman McFadden invited a representative from Sammis Properties to address the Commission but no person came forward. There being no other person desiring to address the Commission on the topic, Chairman McFadden declared the public testimony closed and opened the item for discussion among the Commission members. Commissioner Schlehuber requested clarification on the drainage to the front or back of the yards. Clyde Wickham replied that lots 13-20 will drain to the rear of the lots. Two interceptors are located at the rear that will convey the water back to Navigator Circle. The remaining lots drain to the street. Commissioner Schlehuber inquired if there are any disadvantages of draining to the street. Clyde Wickham replied that it is preferable for lots to drain to the street which is the procedure normally followed in Carlsbad. It is undesirable to have drainage which could fail near a sensitive bluff. Commissioner Schlehuber inquired about the fencing around the models. Charles Grimm replied that staff is looking at the fencing as well as the decking and jacuzzi's currently located in the setback area. Commissioner Schlehuber requested confirmation that Lots l-9 and 21-24 are unchanged, that the mitigation plan presented tonight only involves Lots 10-20, and that a pump station is not the solution to the problem. Chris DeCerbo replied that grading revisions only involve Lots 10-20. Clyde Wickham responded that a pump station is an undesirable solution. Commissioner Holmes inquired which lots would have had driveway problems had the grading not been changed. Clyde Wickham replied that there were no driveway problems. If the lots are lowered with regrading, driveways begin to tilt causing one wheel to drop fast entering the driveway while the other wheel stays straight; if the pad is any lower, the car could bottom out entering the driveway, caused by the apron and the tilt. P\ ? MINUTES May 18, 1988 PLANNING COMMISSION Page 5 COMMISSIONERS Commissioner Holmes inquired why the garage cannot be held at the elevation it is and the pad lowered for the house. Clyde Wickham replied that the elevation of the sewer lines along the frontage are approximately 5 feet deep; tilting the driveway would provide only minimal cover to the sewer lines. David Hauser, Assistant City Engineer, responded that the sewer line currently in place is as low as it can go to meet the trunk line in the railroad right of way. It is necessary to have flow from the house to the sewer. If the pads were split and the house pad lowered, the house grade would be lower than the sewer line on Lots 14-24 and sewer would not flow into the trunk line without a pump station. Commissioner Holmes inquired if the sewer line is installed correctly and at the proper level. Mr. Hauser replied that the sewer is at the minimum level allowed and meets City standards. Commissioner Marcus requested clarification on the landscaping. Chris DeCerbo replied that the Coastal Commission added a specific condition that landscaping as a view buffer would be required above and beyond what the City originally required. Commissioner Marcus inquired if trees, once they have matured, will screen the homes. Chris DeCerbo replied that landscaping will help but may not screen them entirely. Commissioner Schramm inquired if the retaining walls on the property, which go from the property lines to the bluff, will be changed. Clyde Wickham replied that a few of the walls will be relocated and some will be removed. The walls on some of the lots being regraded will have to be cut and reformed. Commissioner Hall inquired about the trade-offs on the regrading of Lots 10-20. Clyde Wickham replied that the trade-off would be 18 inches in order to redirect drainage to the street. Commissioner Hall inquired that since the homes are split-level, if a pump could be installed within the home itself. Clyde Wickham replied that it is feasible but not desirable due to the possibility of mechanical failure. There are homes in the La Costa area which use individual pumps but this method is not advocated. Commissioner Holmes inquired what will happen to Lot 111 since it appears that there is little or no room to put anything on Lot #l. Chris DeCerbo replied that Lot l/l is an open space viewpoint. Commissioner Holmes inquired about the rear yard development. He would like to see the decision included in the CC&R's so that buyers are aware of what they can and cannot do in the rear yard. Charles Grimm replied that staff is working to obtain an open space easement for the back yards. Commissioner McFadden inquired how many single-story homes are in the project. Charles Grimm replied that there are eight single-story homes along the bluff being discussed. Commissioner McFadden inquired why corrective action is being accomplished on a piecemeal basis. Ron Ball, Assistant City Attorney, replied that only the grading issue was noticed so no other action on conditions can be imposed at this meeting. I , * P T MINUTES May 18, 1988 PLANNING COMMISSION Page 6 COMMISSIONERS He does not know the legal constraints on why action is being taken piecemeal but he will research it and try to have an answer before the meeting is concluded. Commissioner Schlehuber commented that, as he understands it, the Sammis project is in compliance and it appears that additional action may not be legal. However, he appreciates the citizens becoming involved since it helps him to understand everyone's concerns. He feels the developer concessions were a direct result of the community involvement. He can support the staff recommendation. Attorney Ball commented that the developers rights may have vested at this point. In California, rights vest at issuance of the building permit although they can vest earlier if substantial liabilities are developed and devoted by the developmental project. In this case, building permits have been issued as well as the grading permits. As a result, reviewing those prior approvals would create serious legal impediments. Commissioner McFadden inquired about the Master Plan amendment which will be needed when the 45 ft. back yard setbacks come up and if the entire Master Plan can be discussed at that time. Attorney Ball replied that only the setback issue may be discussed. An ordinance violation can be enforced or discussed at any time. Commissioner Hall would like more discussion on the 18 inches and whether the Commission wants to see drainage to the street or the bluff. He would like to see the drainage continue to the street and the 18 inches is a small price to pay to direct the water away from the bluff. David Hauser replied that staff is satisfied there will not be damage to the slopes or the lagoon due to the bench area which was created to handle drainage. The 18 inch restriction is only an estimate. If the Commission insists on drainage to the street, staff will have to return with precise information. Commissioner Hall is concerned that the catch basin might not work as planned which could cause runoff to the lagoon. He feels there would be no chance of this occurring with street drainage. Commissioner Hall is more concerned about runoff to the lagoon than the 18 inches. David Hauser replied that only minimal drainage would occur if the catch basin failed. As an additional safeguard, conditions could be imposed to require the roofs to drain to the street; this would eliminate the bulk of the drainage. Commissioner Hall inquired if any other Commissioners have concerns about the drainage problem. Commissioner Marcus replied that her concerns have been answered by staff. Commissioner Schramm would be satisfied with roof runoff to the street. Motion was duly made, seconded, and carried to adopt a Hall minute motion approving the grading and product type Holmes revisions for the bluff edge, phase one single family Marcus dwelling units (Planning Area "Cl') of the Batiquitos McFadden Lagoon Educational Park, subject to an additional Schlehuber condition requiring roof drainage to the street. Schramm I /4 9 MINUTES May 18, 1988 PLANNING COMMISSION Page 7 COMMISSIONERS RECESS The Planning Commission recessed at 7:lO p.m. and reconvened at 7:20 p.m. PUBLIC HEARINGS: 2) CUP 88-4 SENIOR CENTER - Request for approval of a Conditional Use Permit to develop a 28,300 square foot Senior Center and Carlsbad Unified School District Administrative Offices at 801 Pine Avenue, in Local Facilities Management Zone 1. Charles Grimm reviewed the background of the request and stated that this is a City application for a Conditional Use Permit for a 28,300 sq. ft. joint use Senior Center and School District Administrative Office to be located at 801 Pine Avenue, just south of the City's redevelopment area. The site currently houses the existing school district offices and these existing buildings would be demolished and removed if the project is approved. The proposed structure would contain both one and two story elements. He directed attention to a scale model of the project located at the front of the chambers. The two story portion of the facility near Jefferson Street would be for school district use and would contain their offices (approximately 13,000 sq. ft.). The remaining approximately 15,000 sq. ft. of the facility is a one story element which will be utilized for senior center activities. The senior center itself includes a 252-seat auditorium, a 152-seat dining hall, kitchen, gift shop, billiards room, dance class room, arts and crafts area, conference room, reading room, and offices. The project is located in the open space zone because it is school district property and the zone would permit the use proposed. Staff feels that all the findings for a CUP can be made. The setbacks are similar to other structures in the area. There is adequate access on Pine Avenue to two parking lots which total 178 parking spaces which is more than required. Staff had some difficulty with the architecture, particularly with the two story portion along Pine Avenue. Early concerns centered basically on the compatibility of the architecture and color with the neighborhood as well as the lack of relief on the Pine Street elevation. These concerns were expressed to the architect who replied that the project had been designed from the inside out. They identified the uses which were needed by both the senior center and the school district and designed the structure to accommodate all of the needed uses. In addition, there were certain other constraints requested by the Design Committee which had to be addressed. Redevelopment funds will be utilized in the construction of this project since State law requires that 20% of redevelopment funds must benefit lower income segments near the redevelopment area. This project helps fulfil1 that obligation. Staff feels that the project is desirable and recommends approval as conditioned. Mr. Grimm noted that John Cahill (Capital Projects Manager), Chris Salamone (Redevelopment Manager), Ken Quon (Project Manager), and representatives from the architects office are in attendance to answer questions. * , , .F /7 MINUTES May 18, 1988 PLANNING COMMISSION Page 8 COMMISSIONERS Chairman McFadden inquired about a reciprocal parking agreement with the Carlsbad Union Church CUP. Mr. Grimm replied that Condition 1125 of the Union Church CUP states that the applicant shall sign an agreement, to the satisfaction of the City Attorney, to participate in any downtown area parking district or similar parking entity to the extent of approximately 49 parking spaces which they are currently short. The agreement shall also include a provision that if the applicant finds, to the satisfaction of the Planning Director, another long term solution satisfying these parking needs then they will not be required to participate in a parking district. Chairman McFadden inquired if there will be an elevator in the school district portion. Mr. Grimm replied that there would be an elevator. Commissioner Holmes referred to page 2 of the report which mentions the North County Consortium and the modular trailer to be temporarily located onsite and requested a definition of "temporarily." John Cahill replied that the indications are for a five year period, which is considered temporary, for a special education program which the school district presently houses. Commissioner Holmes inquired if the trailer was needed longer than five years, another request could be submitted. Mr. Cahill replied that this would be acceptable but may not be needed since more development is planned for the adjacent area. Commissioner Holmes agrees with the institution but doesn't like the architectural design and feels it needs work. Commissioner Hall requested that the architect explain the reference to planning the building from the inside out and how that relates to the building facade. Chairman McFadden declared the public hearing open and issued the invitation to speak. James P. DiCamillo, Architect, Wolff/Lang/Christopher Architects, Inc., Ranch0 Cucamonga, addressed the Commission and stated that the reference to designing the building from the inside out is misleading and that, actually, the structure was designed to accommodate a multitude of uses. Commissioner Schlehuber stated that he was disappointed with the design and that, although it may be very functional, was representative of an early 1920 school house rather than a structure designed in 1988. He would prefer to see a different roof line and perhaps a different window treatment. He feels that the design is out of date. Commissioner Marcus stated that this is the ugliest building that has come before the Planning Commission in the ten years which she has served. Chairman McFadden inquired whether there would be fencing down the alley on the west side. Mr. Cahill replied that there would be a 6 ft. chain link fence with a landscaped interior. Marian Gast, 7212 San Lucas, Carlsbad, addressed the Commission and stated that she is a member of the Senior Commission. She read a letter from Linwood J. Van, Chairman, I * ry. -J MINUTES May 18, 1988 PLANNING COMMISSION Page 9 COMMISSIONERS City of Carlsbad Senior Citizen Commission, who was unable to attend this meeting. Mr. Van's letter stated that much diligence was spent in designing a functional facility which would fulfil1 the needs for senior activities in years to come and be an attractive addition to the community. He requested approval of the project. Mr. Van's letter is on file in the Planning Department. Ed Switzer, 4000 Skyline Road, Carlsbad, addressed the Commission and stated that he is a member of the Carlsbad School Board. He feels that the proposed facility is very functional. A tremendous amount of time was spent in the design and he is very excited about the project since it will be one of very few occasions when two agencies have worked closely together to produce an end result of which they can be proud. He urged approval. Mr. Switzer concluded by stating that it was his understanding that the modular trailer would be placed on school district property. Mr. Cahill responded that this was new information since the plans which were submitted indicate the trailer would be located on City property. If the trailer were relocated offsite, it would be a bonus since additional parking could be provided. This modification could be made easily. Brian Robertson, El Camino Real, Carlsbad, representing the Historic Preservation Commission, addressed the Commission and stated that he was impressed with the monumental effort which went into this project and the excellent communications between City staff, School District staff, the Senior Commission, and the Historic Preservation Commission. He was glad to hear that the facility resembled a school since part of the original attempt was to maintain the school flavor in this location rather than a modern structure resembling those in the Palomar Industrial Park. The Historic Commission has a few concerns: (1) the arbor and trellis connecting the two structures seems to be missing; (2) windows on the existing building are very vertical with transom tops and this window treatment was not carried to the new facility; (3) some of the elevations of the proposed structure contain pipe railings which is not appropriate; (4) the facade which faces north on Pine, the school offices (two story section), resembles a deck and needs redesign; (5) one Historic Commission member feels that the building is too modern for the neighborhood; and (6) the biggest problem seems to be the color since salmon pink, although fashionable, does not seem to blend with the surrounding neighborhood. He was happy that the trees on Pine Avenue were saved. Mr. Robertson feels that with some minor adjustments the design could be workable. In a letter dated February 16, 1988 the Historic Preservation Commission requested the architect to integrate better the design between the school district offices and the senior center. Commissioner Schlehuber requested Mr. Robertson to point out the items on the model. He pointed out the facade on the two story school district offices which appears to be a patio or walkway. Mr. Robertson stated that the pipe railing on the front of the building is very objectionable. Also, the architecture of the school district offices and the senior center do not seem to blend well since they appear to be of two different time periods. I I c P /I MINUTES May 18, 1988 PLANNING COMMISSION Page lo COMMISSIONERS Commissioner Marcus inquired about the purpose of the small buildings with the pointed roofs. The architect, Mr. DiCamillo, stated that the pointed roof structures, called pavilions, designate high activity areas. The center pavilion, designed in trellis form , is the center hub of the facility and contains the senior center offices. The facility was designed for a multitude of uses and, ultimately, the senior center will take over the school district office area. The free standing facade was designed for easy access to the school district offices. When the senior center ultimately takes possession of the two story building, the second story will be converted to large meeting rooms. The balcony was intended as an outlet for smokers. The pipe railing was intended for easy maintenance since wood and other railings require intensive maintenance. The salmon color of the building was suggested because it is palatable to the ocean, provides a good sky contrast, and will not give an institutional effect. The actual plaster color will be softer than the model shows. As regards the arbor/trellis comment, Mr. DiCamillo stated that the courtyard perimeter will mimic the present design and will have double columns planted with a vine material. Commissioner Schlehuber examined the plaster samples and stated that he still dislikes the color. Thomas Brierley, Superintendent of the Carlsbad Unified School District, 801 Pine Avenue, Carlsbad, addressed the Commission and stated that he echoes Mr. Switzer and agrees with Mr. Van's comments. He added that the Special Education trailer will be located on school district property and the Commission need not be concerned with the "temporary' nature of the trailer. He is happy that the proposed facility resembles an old school since it was the intention to preserve the heritage of that neighborhood. He enjoyed the planning process and feels that the project will be an asset to Carlsbad. David Castner, 1550 Sunrise Circle, Carlsbad, addressed the Commission and reviewed the history of the Carlsbad Senior Citizens Association, after which he reiterated the community involvement which went into the proposed facility. He is very much in favor of the project and urges the Commission's approval. Reverend A. Barry Jones, 3175 Harding Street, Carlsbad, Pastor of the Carlsbad Union Church, addressed the Commission and stated that the Union Church will be the closest neighbor and the Union Church faces the property. He feels the design is very acceptable, fits in with the community, and, on behalf of the Carlsbad Union Church, expressed support for the project. Robert Herring, 4008 Isle Drive, Carlsbad, also representing the Carlsbad Union Church, addressed the Commission and stated that he is a former President of the Carlsbad Chamber of Commerce. He is happy to see the proposed project as he feels it will upgrade the neighborhood. He would be proud to be a neighbor of the new facility. Theresa M. Maggio, 2610 Unicornio Street, Carlsbad, a member of the Senior Citizens Association, addressed the Commission and read a letter from Barbara Johnson, Chairperson of the Senior Center Nutrition Project Council, who resides at 897 Oak Street, Carlsbad. Her letter, which is on file in the Planning Department, is in favor of the new facility and r- -I MINUTES May 18, 1988 PLANNING COMMISSION Page encouraged approval of the project. Ms. Maggio then commented that she has worked on this project for a long time and feels that it will be the best senior center in North county. She hopes to see this dream come true. There being no other person desiring to address the Commission on this topic, Chairman McFadden declared the public testimony closed and opened the item for discussion among the Commission members. Commissioner Schlehuber connnented that it was good to hear the citizen testimony. He can accept the project but he is not excited about it. He believes it will be very functional but he does not like the architecture or the color. He would like to see the color modified. Commissioner Marcus agrees with Commissioner Schlehuber and stated that if the citizens are happy with the proposed facility, then she is happy with it. She doesn't think she will ever like the outside architecture. Commissioner Hall agrees with the concept that the building was designed from the inside out. He feels the facility is very much needed and that it is extremely well designed from an interior standpoint. He does not like the architecture and feels that the exterior needs work. He would like to see the color and front facade amended. He also thinks the window treatment is poor. He likes the design of the proposed Union Church but doesn't feel that this facility, as it is presently designed, fits in with the neighborhood and that the design is setting a trend for the future. Commissioner Hall repeated a comment overheard at a recent Design Review Committee meeting... that the proposed facility is so architecturally poor, it would never receive approval if it were being submitted by a private developer. Commissioner Schramm has a problem with the color. She prefers a sloped roof and thinks the flat roof does not fit well. She would like to see the parking built out since the trailer will not be there. Commissioner Holmes sees nothing wrong with designing a facility from the inside out since the same piece of art is not for everybody. He thinks the project should be approved. Chairman McFadden shares Commissioner Holmes feelings, except for the color. She could go along with the project but wants the parking built out since the trailer will be gone. She would also like to see a more solid fence to muffle sound near the residences. Mr. Grimm advised the Commissioners that they were the final body granting approval to the project, unless the City Council desires to take a look at it. Mr. Cahill suggested putting together three or four color patterns for presentation to the City Council. Motion was duly made, seconded, and carried to adopt Planning Commission Resolution No. 2732 approving the Negative Declaration issued by the Planning Director and adopt Planning Commission Resolution No. 2731 approving CUP 88-4 based on the findings and subject to the conditions contained therein, and subject to modifications of the modular trailer being moved to school property with repaving of the area for additional parking spaces, and Hall Holmes Marcus McFadden Schlehuber Schramm I .’ rl MINUTES May 18, 1988 PLANNING COMMISSION Page 12 subject to a solid fence on the west side as approved by the Planning Director, and that the color be restudied prior to presentation to the City Council. RECESS The Planning Commission recessed at 8:24 p.m. and reconvened at 8:33 p.m. 3) SDP 87-9/V 88-l REISER-OKUN - Request for a Site Development Plan to construct a two unit condominium at 3376 Garfield Street in the Beach Overlay Zone and Local Facilities Management Zone 1. Also a request for a variance to permit guest parking in the driveway. Mike Howes, Senior Planner, reviewed the background of the request and stated that the applicant is requesting approval of a Site Development Plan to construct two airspace condominiums on a .14 acre lot within the Beach Overlay Zone and a variance to permit guest parking in the driveway. The project will have a density of 14.4 du/ac in a residential high-density area which designates 15-23 du/ac, The site is currently occupied by a one-story single family home. M=Y of the lots in the area are presently occupied by single family dwellings. The proposed units would have a combined area of 5,233 sq. ft. The project complies with the minimum standards of the R-3 Zone, however staff does not feel that it complies with the Beach Area Overlay. Staff is especially concerned about the large, boxy appearance of the building and feel that it doesn't relate well to pedestrian traffic. The North Beach Study states that new development should reflect a small scale rather than large monolithic buildings. Where two stories are proposed, the second story should be set back. Mr. Howes directed Commissioners to the elevations presented on the west wall. The applicant has also requested approval of a variance to allow guest parking in the driveway which would be in the front yard setback. The Planned Development Ordinance does not allow tandem parking except in existing R-2 lots (this is an R-3 lot). Staff feels there is no justification for the variance as other projects have been approved on similar size lots which provided parking outside the front yard setback and since this is a new project, it could be redesigned to comply with the requirements. Staff has met and corresponded with the developer and the applicant a number of times in an attempt to resolve these issues but, as of this time, no progress has been made. To comply with State-mandated time limits, this item must be approved or denied by May 30, 1988. Staff is especially concerned about this project because they feel it is incompatible with the area and similar applications recently submitted. Staff recommends denial of this SDP. Chairman McFadden declared the public hearing open and issued the invitation to speak. Rodney Miles, 18300 Von Karmen Avenue, Irvine, attorney for the applicant, addressed the Commission and stated that a similar parking variance was granted to Joyce James in October 1987 and there is no substantive difference between the ttio variance requests. He submitted photographs of the area and stated that the area is not entirely single family dwellings as staff suggests. He feels that the property is -I MINUTES CORRECTED May 18, 1988 PLANNING COMMISSION Page l3 COMMISSIONERS too expensive to develop with single family homes. He stated that the Joyce James residence is 36 ft. high in some areas. As to the suggestion regarding the second story being recessed, he replied that the second story of the proposed project is set back with a deck in front, although it does not show up well on the elevations. He feels the findings can be made and requested approval of the SDP. Commissioner Holmes inquired if the structure to the north is a multi-family unit. Mr. Miles replied that there is a house in the front and a duplex in the rear. Ken Wyant, 214 So. Cedros, Solana Beach, architect for the applicant, addressed the Commission and stated that when work first began on the project, site reviews were not being done. He has requested information from staff on several occasions which was never received. He did not understand the tandem parking prohibition and stated that the only way to provide visitor parking is within the front setback. Chairman McFadden inquired when the application was submitted and Mr. Wyant could not remember. 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 Holmes inquired about the Joyce James file. Mike Howes replied that Joyce James house is an existing older home which added a room addition. The variance was based on the fact that it was an older home with only a one car garage. The project before the Commission tonight is a new project where a single family home is being removed and replaced with a duplex; they are totally different situations. Chairman McFadden agrees with the staff recommendation. She feels the driveway L& has too much cement and the building is too bulky. Unfortunately, sometimes people who have projects in the pipeline get caught when guidelines change. She supports the staff recommendation. Commissioner Marcus concurs with Chairman McFadden. The Beach Overlay sets the trend. She agrees with the staff recommendation for denial of the SDP. Commissioner Schlehuber concurs and does not feel this application meets the requirements of the Beach Overlay Zone. Motion was duly made, seconded, and carried to adopt Resolution No. 2734 denying SDP 87-9 based on the findings contained therein. Motion was duly made, seconded, and carried to adopt Resolution No, 2737 denying V 88-l based on the findings contained therein. Hall Holmes Marcus McFadden Schlehuber Schramm Hall Holmes Marcus McFadden Schlehuber Schramm X X X X X X X X X X X X I , /? ? MINUTES May 18, 1988 PLANNING COMMISSION Page 14 COMMISSIONERS 4) CUP 88-2 DANIEL FAREY (CABLEVISION) - Request for a Conditional Use Permit to construct a cable television microwave antenna receiving site, approximately 2,000 feet east of the intersection of El Fuerte and Luciernaga Street, in Local Facilities Management Zone 11. Mike Howes reviewed the background of the request and stated that the proposed location is next to the existing reservoir on the hill adjacent to the intersection of El Fuerte and Luciernaga which is also known as the Rancheros area of La Costa. The proposed antenna will have a 6 ft. diameter and be approximately 30 ft. high. Staff can make all the findings required for the issuance of a CUP in this area for this proposed use. The site is an excellent site for receiving television signals because of the height. The proposed antenna can be screened by landscape and is the least obtrusive type of antenna available. It will be a good distance from homes. The access roads to the site are more than adequate to handle any traffic generated by this use; it is a dirt road and maintenance vehicles may occasionally need to access the antenna. This road is also used by the water district for maintenance of the reservoir. The proposed antenna will provide a needed service to the City of Carlsbad. Staff recommends approval. Commissioner Hall inquired about Condition %6 and the length of the CUP proposed for only a two year period. Mike Howes replied that the last antenna CUP which was granted was for a two year period. Mike Holzmiller, Planning Director, commented that only two years was recommended by the Planner because the La Costa Master Plan, and specifically the Rancheros Subdivision, is being considered for revision. Commissioner Hall inquired about Condition #7 and the size of the antenna dish which is stated at 6 ft., while the map indicates 10 ft. Mike Howes replied that the official exhibit indicates a 6 ft. dish but deferred further comment to the applicant. Commissioner McFadden inquired where the 375 gallon water tank is located. Mike Howes replied that the water tank has been eliminated. Commissioner Schramm inquired if the trees, once established, will be drought resistant. Mike Howes replied that all the trees to be planted are of the eucalyptus species, which are very hearty and drought resistant. Chairman McFadden declared the public hearing open and issued the invitation to speak. Dan Farey, Plant Manager of Daniels Cablevision, 5720 El Camino Real, Carlsbad, addressed the Commission and stated the reason for relocating the antenna to this site (from Unicornio and Zodiac Streets) is that the lease has expired and the owners at the present site want to develop the property. The proposed location will provide better reception. Commissioner Holmes inquired if the heavy landscape screen will impair the signal. Mr. Farey replied that there should be no impairment of signal quality since the signal transmission is point to point and the back side of the antenna will be completely enclosed. I. ’ 2 . r‘\ ,? MINUTES May 18, 1988 PLANNING COMMISSION Page 15 COMMISSIONERS Commissioner Holmes inquired about the lack of a fence and the possibility of intruders. Mr. Farey noted that there is currently a security problem with the water district. If problems do occur, Cablevision may remove the handholds from the pole or install some type of fencing. Commissioner Hall inquired about the size of the antenna dish. Mr. Farey replied that it would be 6 ft. in diameter. Commissioner Hall inquired if Cablevision is in agreement with the 2 year period. Mr. Farey replied to the affirmative. There being no other person desiring to address the Commission on this topic, Chairman McFadden declared the public hearing closed and opened the item for discussion among the Commission members. Motion was duly made, seconded, and carried to adopt Resolution No. 2839 approving CUP 88-2 based on the findings and subject to the conditions contained therein, with the addition of a fence as approved by the Planning Director. DISCUSSION ITEMS: 6) SANDAG REGIONAL GROWTH MANAGRMRNT STRATEGY - Comments on SANDAG draft Regional Growth Management recommendations. Michael Holzmiller, Planning Director, requested that Commissioners review the SANDAG report which is making five recommendations. Recommendation Nos. 3, 4, and 5 do not require a policy decision at this time but primarily contain direction from the SANDAG Board for additional work. Staff is focusing on the first two recommendations, one of which needs an agreement between all of the cities within the county for adoption of something similar to the Sensitive Lands Initiative currently being proposed in both the City and County of San Diego. The existing open space provisions of Carlsbad's Growth Management Plan exceed what is being proposed for the City and County so there appears to be no problem with this recommendation. The second recommendation is for the City to use the Series 7 population forecast as a guideline to follow in terms of the City's share of dwelling unit building activity. After a 5 year period, SANDAG would monitor the activity and present a comparative report. No penalty would be involved. The report would merely indicate if the City did or did not exceed the 5 year activity outlined in the Series 7 population forecast. Although this does not comply with the type of program being used in Carlsbad, it does not address the adequacy of public facilities and only reflects dwelling unit activity. Staff currently uses the Series 7 population forecast figures for long term planning. Staff recommends support. Commissioner Schlehuber commented that the staff recommendations are very important and they are somewhat buried in the report. He would like to see staff recommendations on reports clearly visible. Chairman McFadden commented that she is unsure of the long term consequences in approving the recommendations; however, Hall Holmes Marcus McFadden Schlehuber Schramm X P T MINUTES May 18, 1988 PLANNING COMMISSION Page l6 COMMISSIONERS she can accept them if they are primarily conceptual. She agrees with recommendation tl but is not totally familiar with the Sensitive Lands Initiative. She likes recommendation i/5 regarding the annual monitoring needed now and would encourage SANDAG to begin immediate monitoring. Commissioner Schramm can accept the report but would like to add a comment when it goes to Council which would ensure that SANDAG recommendations do not at any time supersede Carlsbad's present Growth Management Plan. Commissioner Hall commented that he is concerned about the numbers used for projections. He thinks the numbers should be facility-based rather than dwelling-based, especially since there are already major problems. Commissioner Schlehuber concurs that our comments should emphasize the facility-based concept. Motion was duly made, seconded, and carried to accept the SANDAG report on Regional Growth Management Recommendations with the Planning Commission comments which have been made at this meeting. INFORMATION ITEM: 7) FXTHNSION OF CUP-246 WESTERN BANKERS - Request for an extension of Conditional Use Permit 246 to allow the development of a mini-warehouse immediately adjacent and to the north of an already approved office project (SP-23(E)) on the northwest corner of Paseo de1 Norte and Camino de1 Parque in the P-C Zone. Charles Grimm reviewed the background of this item and stated that this item was continued from the April 20, 1988 meeting to permit the applicant to be present to answer questions regarding whether the applicant would be responsible for current development fees. Since that time, staff has determined that the fees are paid at the time of the building permit and since the applicant does not yet have a building permit, they would be responsible for the new fees. The applicant has requested a one year extension to allow the development of mini-warehouse located just north of the Altamira Development on Paseo de1 Norte. This CUP was approved three years ago and each year, after the two year initial time frame, the Commission has granted extension for this project. There is a new buyer interested in this Hall Holmes Marcus McFadden Schlehuber Schramm X ADDED ITEMS AND REPORTS: Chairman McFadden reported that the Christmas party has been set for Saturday, December 17, 1988, from l/$6 5:30 to 9:30 p.m. at the Beach Terrace Inn. Chairman McFadden reminded Commissioners that the pre-Commission meeting will be on Tuesday, May 31st, due to the holiday on May 30th. Chairman McFadden requested staff to send out mail to the Commissioners, when there is a long time between meetings, to ensure timely receipt of important correspondence. Commissioner Schlehuber requested Chairman McFadden to appoint him to the General Plan or the Height Committee since there are openings at this time. Chairman McFadden declined to make the appointment at this time and stated that she would make appointments when a full Commission is seated. Michael Holzmiller stated that there will be a General Plan meeting tomorrow and this item needs attention so that activity can begin. Chairman McFadden stated that she or Commissioner Schramm would be willing to attend the meeting. Commissioner Marcus made a motion to approve Commissioner Schlehuber as a member of the General Plan Committee. Chairman McFadden feels the appointment should be at the discretion of the Chairman and asked Commissioner Marcus to withdraw her motion. Commissioner Marcus withdrew her motion. MINUTES: The Planning Commission approved the minutes of April 20, 1988 and the corrected minutes of April 6, 1988 as presented. r”* I MINUTES CORRECTED May 18, 1988 PLANNING COMMISSION Page l7 COMMISSIONERS ADJOURNMENT: By proper motion, the meeting of May 18, 1988 was adjourned at 9:14 p.m. 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 Marcus McFadden Schlehuber Schramm Hall Holmes Marcus McFadden Schlehuber Schramm K K K K K K K K K K K K