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HomeMy WebLinkAbout2016-04-20; Planning Commission; MinutesPlanning Commission Minutes April20, 2016 Page 1 Minutes of: Time of Meeting: Date of Meeting: Place of Meeting: PLANNING COMMISSiON 6:00p.m. April 20, 2016 COUNCIL CHAMBERS CALL TO ORDER Chairperson Anderson called the meeting to order at 6:00p.m. PLEDGE OF ALLEGIANCE Commtssioner Siekmann led the Pledge of Allegiance. ROLL CALL Present: Chairperson Anderson, Commissioners Black, Goyarts, L'Heureux, Segall and Siekmann Absent: Commissioner Montgomery STAFF PRESENT Don Neu, City Planner Ron Kemp, Assistant City Attorney Farah Nisan, Senior Office Specialist Tammy McMinn, Administrative Secretary Pam Drew, Associate Planner Shannon Werneke, Associate Planner Jason Goff, Associate Planner Greg Fisher, Associate Planner Austin Silva, Associate Planner Jason Geldert, Engineering Manager PUBLIC COMMENTS ON ITEMS NOT LISTED ON THE AGENDA None. PLANNING COMMISSION PUBLIC HEARING Chairperson Anderson asked Mr. Neu to introduce the first item and opened the public hearing on Agenda Items 1 and 2. 1. COP 15-25 -4394 YUKI LANE -Request for approval of a Coastal Development Permit to allow for the construction of a 3,532 square foot single family residence with attached three-car garage within the Mello II Segment of the city's Coastal Zone located at 4394 Yuki Lane within Local Facilities Management Zone 1. The project site is not within the appealable area of the California Coastal Commission. The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15303(a), construction of a single family residence, of the state CEQA Guidelines. Planning Commission Minutes April20, 2016 Page 2 2. COP 15-26-4390 YUKI LANE-Request for approval of a Coastal Development Permit to allow for the construction of a 3,504 square foot single family residence with attached three-car garage within the Mello II Segment of the city's Coastal Zone located at 4390 Yuki Lane within Local Facilities Management Zone 1. The project site is not within the appealable area of the California Coastal Commission. The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15303(a), construction of a single family residence, of the state CEQA Guidelines. Mr. Neu stated Agenda Items 1 and 2 would normally be heard in a public hearing context; however, the project appears to be minor and routine in nature with no outstanding issues and Staff recommends approval. He recommended that the public hearing be opened and closed, and that the Commission proceed with a vote as a consent item. Staff would be available to respond to questions if the Commission or someone from the public wished to comment on Agenda Items 1 and 2. Commissioner L'Heureux stated that he would like to recuse himself from Items 1 and 2. Chairperson Anderson asked if any member of the audience wished to address Agenda Item 1 or 2. Seeing none, she opened and closed public testimony. MOTION MOTION ACTION: Motion by Commissioner Segall and duly seconded by Commissioner Black that the Planning Commission adopt Planning Commission Resolution No. 7155 approving Coastal Development Permit COP 15-25, based upon the findings and subject to the conditions contained therein. VOTE: 5-0-2 AYES: Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner Segall and Commissioner Siekmann NOES: None ABSENT: Commissioner Montgomery ABSTAIN: Commissioner L'Heureux ACTION: Motion by Commissioner Segall and duly seconded by Commissioner Black that the Planning Commission adopt Planning Commission Resolution No. 7156 approving Coastal Development Permit COP 15-26, based upon the findings and subject to the conditions contained therein. VOTE: 5-0-2 AYES: Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner Segall and Commissioner Siekmann NOES: Commissioner Montgomery ABSENT: None ABSTAIN: Commissioner L'Heureux Planning Commission Minutes April20, 2016 Page 3 Chairperson Anderson closed the public hearing on Agenda Item 2, asked Mr. Neu to introduce the next item and opened the public hearing on Agenda Item 3. 3. SUP 15-02-AGUA HEDIONDA CREEK RESTORATION-Request for approval of a Floodplain Special Use Permit to restore a section of Agua Hedionda Creek by removing existing grouted rip-rap, controlling erosion by reducing incoming storm water flow velocities, replacing the culvert outfall ramp With ungrouted riprap, and replanting the stream banks with native riparian habitat. This project is generally located at 5855 Sunny Creek Road and within a portion of the Agua Hedionda, Creek in Local Facilities Management Zone 15. The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15333(d)(5) of the state CEQA Guidelines -stream or river bank stabilization with native vegetation or other bioengineering techniques, the primary purpose of which is to reduce or eliminate erosion and sedimentation. Mr. Neu stated Agenda Item 3 would normally be heard in a public hearing context; however, the project appears to be minor and routine in nature with no outstanding issues and Staff recommends approval. He recommended that the public hearing be opened and closed, and that the Commission proceed with a vote as a consent item. Staff would be available to respond to questions if the Commission or someone from the public wished to comment on Agenda ltern 3. Chairperson Anderson asked if any member of the audience wished to address Agenda Item 3. Seeing none, she opened and closed public testimony. MOTION ACTION: Motion by Commissioner Segall and duly seconded by Commissioner Black that the Planning Commission adopt Planning Commission Resolution No. 7158 approving a Special Use Permit (SUP 15-02) based upon the findings and subject to the conditions contained therein. VOTE: AYES: NOES: 6-0-1 Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner L'Heureux, Commissioner Segall and Commissioner Siekmann None ABSENT: Commissioner Montgomery ABSTAIN: None Planning Commission Minutes April 20, 2016 Page 4 Chairperson Anderson closed the public hearing on Agenda Item 3, asked Mr. Neu to introduce the next item and opened the public hearing on Agenda Item 4. 4. SP 186(E) -HOEHN MOTORS AUTO RETAIL DISTRICT -Request for a recommendation of approval of a Specific Plan Amendment SP 186(E) to 1) add an Automotive Retail District; 2) expand the architectural guidelines to allow for contemporary architecture within the Automotive Retail District; and 3) add a review process and development standards within the Automotive Retail District. The properties affected by the Specific Plan Amendment are located west of Interstate 5, on the east side of Avenida Encinas, in between Palomar Airport Road to the north and Poinsettia Lane to the south, addressed as 6800 and 6830 Avenida Encinas, within Local Facilities Management Zone 22. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15061 (B)(3) (General Rule) and City of Carlsbad Municipal Code Chapter 19.04.070(A)(1)(c), minor municipal code amendments that do not involve physical modifications or lead to physical improvements beyond those typically exempt. Ms. Werneke gave a brief presentation and stated she would be available to answer any questions. Commissioner Goyarts inquired if there was information available on what the building will look like when the freeway expands. Ms. Werneke stated that she has not spoken to CAL TRANS, however, there is a required 1 0-foot-wide rear yard setback which will be landscaped. Chairperson Anderson asked what the maximum allowable height would be. Ms. Werneke stated 35 feet with allowable architectural projections up to 45 feet. Chairperson Anderson asked if there were any questions of staff. Seeing none. She asked if the applicant would like to make the presentation. Kathryn Conniff, Horine Group, made a presentation and indicated she is available to answer any questions. Commissioner Black expressed concerns about the possibility of the incorporation of a digital sign. Ms. Conniff indicated that a digital sign was not proposed as the sign standards mimicked the standards of the Car Country Specific Plan. Commissioner Goyarts stated that he is concerned with the contemporary design of the project given the existing architecture throughout the city, which is predominantly Spanish and Mediterranean. He recommended that the applicant consider blending the contemporary and Spanish/Mediterranean themes. Commissioner Siekmann inquired about the timing of the widening of Interstate 5 and what is anticipated. Ms. Conniff stated that she met with Caltrans regarding the widening of 1~5 and they indicated that while there are future plans to expand to the full right-of-way width, there are no specific plans that have been prepared. Commissioner Siekmann inquired as to whether trees would be included in the landscaped setback adjacent to the freeway. Ms. Conniff indicated that trees would be included in the setback area .. Commissioner Siekmann recommended softening the east elevation with taller trees. Commissioner L'Heureux asked if sound walls would be constructed in the future and, if so, how tall they would be. Ms. Conniff did not know offhand what the height of the walls would be but indicated they could get that information. Commissioner L'Heureux asked if Ms. Conniff is representing Volvo. Ms. Conniff indicated they were not representing Volvo. He also asked if they have any idea what Volvo's intentions are as far as renovating the existing building. Ms. Conniff indicated she's seen a few concepts which are similar to the contemporary concepts presented to the Commission tonight, but wasn't sure if it accurately represented what they might submit in the future. She also recognized the importance of incorporating branded architecture to satisfy car manufacturers. Planning Commission Minutes April 20, 2016 Page 5 Commissioner L'Heureux asked if Porsche had a standard design palette. Ms. Conniff stated that Porsche has standard recommended contemporary design features, Commissioner L'Heureux asked if Volvo would return to modify the Specific Plan, and if there has been communication with them. Ms. Conniff indicated the owner of Volvo was aware of the requested amendment and supported the changes to the Specific Plan. Mr. Neu stated that staff has had contact with Volvo and they have shared preliminary designs, which incorporate contemporary features. Chairperson Anderson asked if the building is close to the setback. Ms. Conniff stated there is currently a 1 0-foot setback along the rear elevation, facing the freeway. If a sound wall is constructed, the wall will screen, to some extent, the display of cars. Ms. Werneke indicated that the Specific Plan requires the 10- foot-wide rear yard setback be landscaped. Ms. Werneke also indicated that the entire east elevation would not be fully screened as the auto dealer may want some visibility for the display: she further indicated that palm trees might be used so as to allow for some visibility of the building. Chairperson Anderson asked why we were not entertaining the change to contemporary architecture on the east side of the freeway. Ms. Werneke stated that there are a mix of uses and more urban designs on the west side of the freeway but the dealerships in the Car Country Specific Plan are required to maintain a Spanish/Mediterranean architectural theme. Chairperson Anderson inquired about the possibility of adding warmer design materials to the glass and steel design features. Ms. Conniff interjected that wood was an approved material in the old Specific Plan and could be approved in the new design as well. Commissioner Goyarts asked how close the 4-story sign would be to the freeway and if it will ever be constructed. Ms. Werneke stated that the freestanding sign was approved as part of the original Specific Plan but was never constructed. Ms. Werneke indicated that a Coastal Development Permit would be required to construct it. Commissioner Goyarts asked if the freestanding sign approved in the Specific Plan could be changed to a digital sign. Ms. Werneke stated that they would need to apply for an amendment to the Specific Plan but that doesn't mean staff would support it. Chairperson Anderson asked if there any further questions of the applicant. Seeing none, she asked if there was anyone in the audience who would like to speak who didn't fill out a speaker slip. Jim Klinko, 3462 Don Ortega, indicated that wood does not hold up well near the ocean and suggested the consideration of incorporating brick with the glass and steel design elements. Chairperson Anderson asked if brick would be allowed. Ms. Werneke stated that she would need to check the Architectural Guidelines but thought there was built in flexibility for contemporary materials beyond glass and metal. Ms. Conniff stated that there is language in the architectural guidelines that allows for terracotta or earth tones. Chairperson Anderson asked if brick along with wood, glass and steel could be used. Ms. Werneke stated yes. · Chairperson Anderson asked if there were any further questions of the applicant. Seeing none, Chairperson Anderson opened and closed public testimony on Agenda Item 4. DISCUSSION Commissioner Black thanked staff for the presentation and stated that he is in favor of a more modern design for the dealership and supports the branded architecture. Commissioner Goyarts stated that he cannot support the project since there are stil! outstanding questions as to what the building would look like. Commissioner Siekmann stated that the project was great and suggested taller trees to soften the view from the freeway. She can support the project. Planning Commission Minutes April20, 2016 Page6 Commissioner L'Heureux expressed concern regarding the contemporary nature of the elevations as viewed from Avenida Encinas and the freeway and how it would fit in within the neighborhood, which includes some older buildings along Avenida Encinas. Commissioner L'Heureux requested that the owners of the auto dealerships be sensitive to the community by softening the architecture with earth tones. Commissioner Segall stated he could support the change. He indicated that corporate branding is important for the industry and the option remains to use Spanish or Mediterranean architecture. He can support the project. · Chairperson Anderson liked the examples of contemporary design and agrees with Commissioner L'Heureux that some warmer design elements, particularly as viewed from the freeway, should be incorporated into the modern style. She can support the project. To address Commissioner Goyarts concern, Mr. Neu indicated that if s a substantial renovation of the dealership is proposed, a site development plan would be required to be approved by the Planning Commission. At that time, plans would be available for review. Staff requests your support of the proposal with the expectation that you would see more detail in the future when the Site Development Plan is submitted. Chairperson Anderson asked if the eventual design would go to the Coastal Commission. Mr. Neu indicated that the city has the coastal permit authority for this property. In addition, the sound wall may be quite significant in height, similar to what you would see on other parts of the freeway in Orange County. Commissioner L'Heureux stated that if the Planning Commission reviews an application for development at this .site in the future, he would like to see renderings from 1-5 with the sound walls. Mr. Neu indicated that if Caltrans does not have designs, they will have guidelines that can be used to include a sound wall in the exhibits. MOTION ACTION: VOTE: AYES: NOES: ABSENT: Motion by Commissioner Segall and duly seconded by Commissioner Black that the Planning Commission adopt Planning Commission Resolution No. 7157 recommending approval of Specific Plan Amendment SP 186(E) based on the findings and subject to the conditions contained therein. 5-1-1 Chairperson Anderson, Commissioner Black, Commissioner L'Heureux, Commissioner Segall and Commissioner Siekmann Commissioner Goyarts Commissioner Montgomery ABSTAIN: None Chairperson Anderson closed the public hearing on Agenda Item 4, asked Mr. Neu to introduce the next item and opened the public hearing on Agenda Item 5. 5. CT 15-01/PUD 15-03/SDP 15-02/HDP 15-02/HMP 16-02-CASCADA VERDE-Request for adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Addendum, and the approval of a Tentative Map, Planned Development Permit, Site Development Plan, Hillside Development Permit, and Habitat Management Plan Permit to allow for the construction of a 35-unit condominium project on a 3.67 gross acre site generally located between the terminus of Altiva Place and Altisma Way, and north of Alicante Road within Local Facilities Management Zone 6. The City Planner has determined that through the implementation of the proposed Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, the proposed project mitigates the effects to a point where no significant effect on the environment would occur. Planning Commission Minutes April20, 2016 Page 7 Mr. Neu introduced· Agenda Item 5 and stated Associate Planner Austin Silva would make the staff presentation. Mr. Silva gave a brief presentation and stated he would be available to answer any questions. Chairperson Anderson asked if there were any questions of staff. Commissioner Black asked if there was a conflict with the sharp turn on Alicante. Mr. Geldert stated that the standards meet with the speeds of the street. The site lines are designed to the standards and is nothing out of the ordinary. ' Commissioner Goyarts asked if the tot lot is intended for the community? Mr. Silva stated no it is for the residents of this development. He also asked about the affordable housing 1 bedroom units being mixed into the development. Mr. Silva stated that because of the topography the 1 bedrooms seem to fit better together. Maybe the developer can expand on that. The Housing Policy Team supports that decision as well. Commissioner Goyarts also asked what the view would be to the neighborhood to the north. Mr. Silva responded that there will be a 5.5-foot retaining wall with a safety railing on top, as well as landscaping. The developer also has a private agreement with the Arroyo Villas HOA to plant up to 120 trees on the Arroyo Villas property to help soften the view. Commissioner Siekmann asked about the culvert. When it's changed from 72 to 96 inches, will Alicante be closed at all during that time? Mr. Geldert responded that we did not anticipate trenching so we do not anticipate the road being closed. She also asked about skateboarding and preventing it. The city is requiring the applicant to install a maintenance access ramp off of Alicante Road. Mr. Geldert stated that if needed, we can add shotcrete or cement cable stones if it becomes a problem. We have other areas in the city where it isn't an issue. Commissioner Segall asked if there will be fill for the site. Mr. Silva stated that there is some fill on site, but they have tried to design it so it follows the topography of the site. Commissioner Segall asked about the species of trees onsite. Mr. Silva responded that there are some eucalyptus and they will be clearing the area out and restoring it with native vegetation. Chairperson Anderson asked if the reduced setback was only on the curve. Mr. Silva answered yes it is a 24-foot setback on Alicante Road. She also asked if the driveway is going to drain into the culvert and go into the pipe? Mr. Silva responded that no it is to be drained into the bioretention basin. The water from the creek goes into San Marcos Creek. Commissioner Siekmann asked in order to care for the habitat, how will they get in there? Mr. Silva said through the same maintenance access ramp. She also asked if there was fencing around the habitat. Mr. Silva stated that the interior has a retaining wall and a safety railing. Chairperson Anderson asked if there are any further questions of the staff. Seeing none, she asked if the applicant wished to make a presentation. Eric Munoz, Hofman Planning and Engineering, made a brief presentation and stated that he would be available to answer any questions. Chairperson Anderson asked if there were any questions of the appiicant. Commissioner Goyarts asked about the name of the HOA. Mr. Munoz said it was the Arroyo Villas HOA. Commission Goyarts asked how many sessions were held with them. Mr. Munoz said that they had held 1 session with them. We then went through many design issues. We touched base with the community in October of 2015. There is no open space zoning, and the property is an infill site that sat vacant for many years. Planning Commission Minutes April 20, 2016 Page 8 Commissioner Siekmann asked who will plant the 120 trees? Mr. Munoz stated that his team will plant them. The limits are 120 trees, 15 gallon, and the $20,000 contribution to their budget. Commissioner Siekmann also asked who chooses the locations and are cypress trees a native plant? Mr. Munoz stated that it will be an interactive process at that time and no they are not native. She asked if there was a native tree you could suggest. Mr. Munoz stated that it is private agreement, but the applicant is flexible to the types of trees. Mr. Kemp suggested that the private agreement to plant trees is above and beyond what is required by the city. It is something that is not required for the project. The kind of tree would be something they would want to work out with their neighbors. Commissioner L'Heureux stated he is having a concern with the open space area. Mr. Munoz answered that it is not intended for public use. Commissioner L'Heureux asked how to keep the public (children) out of the area where they would find possible wildlife that would attract them. Mr. Munoz said they could add language to the CC&R's with language to leave the open space area alone. Overtime, with city satisfaction, there will be attractive access to areas throughout the selection of the plant material. Jim Whalen, .J. Whalen & Associates spoke to Commissioner L'Heureux's concern and stated that the city has large wildlife areas, some areas that are very large that should not have many people in them. There are a lot of species that cannot deal with human interaction. There will be a lot of vegetation taken out and we will plant new materials. You can steer people away through signage and fencing without damaging the habitat. Commissioner Segall asked if there is an open creek or is it all in the 96-inch pipe? Mr. Munoz responded that there is an open creek where the bridge is and it flows to the creek and will not be stagnant. Chairperson Anderson asked if the open space will be maintained by the HOA. Mr. Munoz responded yes. Mr. Neu stated that there is a requirement for a Preserve Management Plan. Some issues the applicant spoke of will be addressed in the Preserve Management Plan. Chairperson Anderson asked where the trash pickup will be. Mr. Munoz said that it was in front of every unit. Commission.er Black asked if the pipe goes between the fairways? Mr. Munoz said that it does go between and does not go through a housing area. · Chairperson Anderson asked if there were any further questions of the applicant. Seeing none, she asked if any person in the audience wished to speak on the item. Eric D. Hesek, 2410 Altisma Way, Unit G. Submitted photos to the commission. Stated his concerns about the HOA negotiating the moving of the easement without their consent for money and trees. Very concerned about his future views which will go from trees to construction. Trisha Gazin, 7478 Altiva Pl. Representing several of her neighbors. They received no notice. The native forest area will be destroyed and we are concerned for the habitat. She moved to her condo for the quiet and serenity. Cecelia Rodarte, 2376 Altisma Way, has concerns with speeding. She read a letter submitted to the Commissioners from her neighbor, Victor. Asking for the trees and creek to be kept in place without any negative impact. It is too important to destroy. She is concerned with the destruction of the Eucalyptus trees and being replaced by a non-local species. Nancy Fressola, 2362 Altisma Way, Unit A. Lives close enough to be impacted by the increased traffic and construction noise. The construction will destroy the wildlife that live. here. They will die from lack of shelter. This project is not necessary. Planning Commission Minutes April 20, 2016 Page 9 Michael Vierk, 2406 Altisma Way, Unit E. Read the entire planning report and stated his concerns with negative mitigation. Did not see anything about wetland mitigation. The affordable housing for the site is less than 15%. Concerns with traffic impact and sharp turns. Mellissa Steiner, 2412 Altisma Way, Unit F. Lived in the area for 15 years. The trees that would come down serve as a sound barrier from El Fuerte. It also serves as a shelter for wildlife. There is a need for a negative mitigation plan. The stream has never run dry. It's a tributary. If it dried up the frogs would not show up. Present mitigation plan says there will be no significant effect on the environment. Makes it completely inaccessible for the wildlife to use it as their habitat. Tony Stockier, 2408 Altisma Way, Unit A, has lived there 29 years. Showed photos to the Commission. Concerned about the negative impact to the neighborhood and habitat. Project will destroy a critical wildlife corridor adding more pollution runoff to the Batiquitos Lagoon and more traffic on the streets. Ashleigh Villarencio, 2410 Altisma Way, stated her concerns with animals, where will they go? How are they supposed to know they will not be protected? Played audio of the frogs that can be heard all night long. The creek runs all year long. They were not notified by the HOA that this was happening. Chairperson Anderson asked if there were members of the audience who did not fill out a speaker slip. Laurie Culp, 7474 Altiva Place. Shared concerns regarding traffic, and the amount of cars coming through. More traffic will cause more problems. She stated her concerns regarding parking on Altiva Place. Chairperson Anderson closed public testimony on Agenda Item 5 and asked if the applicant would like to respond to the issues raised. Mr. Munoz stated that the project site is zoned for residential. The property owner's photos show the location of property lines. The on-site public notice sign has been up on both frontages since June 2015. We had very good attendance at the HOA meeting. We had a very sincere approach to the HOA. The negotiation with the HOA board was an interactive process. We extended time frames to accept every counteroffer in terms of the agreement. We interfaced with the property management team. With regard to the bio enhancements, creek and the wildlife, we understand the concerns and that is why it has taken so long to come forward with the project. The developer is required to pull permits from the resource agencies and we will be bringing the project forward to the resource agencies. Chairperson Anderson asked if there were any questions of the applicant. Commissioner Goyarts asked what the president of the HOA's name is. Mr. Munoz responded Patrick Ross 2402 E Altisma Way. Chairperson Segall asked if they did outreach only to the HOA. Mr. Munoz stated they only went to the Arroyo Villa Association but also had signs at 2 driveway entrances. They followed up and offered another meeting as well. Chairperson Anderson asked what is the separation from buildings C, D, and E from existing units at Arroyo Villas? Mr. Munoz stated it was 10 feet to the corners. The trees being taken out are within the property. She also asked about the cement culvert replacing the stream. Wayne Chang, Chang Consultants stated that the stream will remain natural except for the culvert where vehicles will cross over it. Chairperson Anderson asked about the frogs. Mike Trena, biologist with LSA stated that the tree frogs will recolonize after construction of the creek. She also asked if the habitat will be stripped. Mr. Trena said yes. All species are common and they expect them to recover. There are places for them to escape to during construction. If there are bird nests observed, construction will be halted until the babies are gone. Chairperson Anderson asked if there were any further questions of the applicant. Seeing none, Chairperson Anderson opened and closed public testimony on Agenda Item 5. Planning Commission Minutes April20, 2016 Page 10 Mr. Geldert stated that this project would not pose the dangers discussed. The traffic generated from this project will not be a source of the dangers (high rate of speed on Alicante). The average daily trips produced would be very Sr)1all which is 280. The sight lines on Alicante will keep visibility clear. The project will improve the sight lines. The red curbs or corner parking are required to maintain the site distances. Commissioner Black asked if there are stop signs at the intersections. Mr. Kemp stated that there are stop signs on both intersections but not on Alicante. Traffic increase will only worsen the issue. More traffic will increase average daily trips. Mr. Silva stated that there is a condition to keep the vegetation low to maintain the site line. Mr. Kemp asked if looking left from Altisma will have an enhanced site line from the setback. Commissioner Segall asked if there is enough distance on the driveway? If there are cars coming down turning right, there will be a conflict. Mr. Geldert stated tha~ it meets the engineering traffic standards. The turns aren't meant for high speeds. Commissioner L'Heureux said that realistically speaking, you're assuming everyone drives the speed limit. Mr. Geldert stated that he was speaking to the speed of the turns. It's difficult to design for those speeds, so we design for what is legal and try to design for what is practical. Chairperson Anderson asked what the speed limit was on Alicante. Mr. Geldert agreed with her that it was 40 or 45 MPH. Chairperson Anderson asked if this was a potential roundabout intersection or is there not enough ADTs? Mr. Geldert stated that this wouldn't typically be an intersection for a roundabout. Chairperson Anderson asked what the threshold of fish and wildlife was. Mr. Silva responded that it was reviewed and considered a wetland area, therefore permits are required from the wildlife agencies. Commissioner Siekmann asked Mr. Neu if Traffic could take a look at these intersections. Mr. Neu responded that yes they would have Traffic review the intersections. Commissioner L'Heureux asked for clarification on the tree removal. Mr. Whalen responded that they're taking out the trees there. Commission L'Heureux asked what size will be put in? Mr. Whalen stated that they will be replaced with small one gallon plants which grow faster than planting larger plants. In 5 years you will see substantial vegetative cover. The current canopy is 40 feet. Commissioner L'Heureux asked how long it will take for the new plants to grow as tall as the current trees. Oak trees will take longer, willows will take about 5 years to grow. Chairperson Anderson asked if there were any further questions of the applicant. Seeing none, Chairperson Anderson closed public testimony on Agenda Item 5. DISCUSSION Commissioner Black stated he appreciates the public coming out to speak on the issues raised. He thanked staff and the applicant. The findings within the project have been met and designed a long time ago. The development and designs are beautiful. They go with the environment around it. The habitat area, I have a good feeling that given time the area will grow up to become quality habitat. They will work their way back into the area and the frogs will return home. This is a good project, issues have been addressed, but is disappointed with the HOA. He can support the project, Commfssioner Goyarts stated that he thinks there is some additional dialogue that needs to happen between the developer and the HOA President. If they can protect as much wildlife as possible or do the work in: phases so that the wildlife will return to its original home. Commissioner Siekmann stated that this property does belong to someone else. We are here for land use issues. She is very pleased that the affordable housing is being put on site. Open space will redevelop with native species and all will be able to enjoy the land again. Commissioner Siekmann recommended that the applicant speak to the HOA to ask for a native tree, rather than a cypress tree. She hopes and asks that the property owners be respectful of the neighborhood during construction. She can support the project. Planning Commission Minutes April 20, 2016 Page 11 Commissioner L'Heureux thanked the residents and although it is private property and is owned by someone else, they do have development rights. Commissioner L'Heureux suggested to the developer that they send updates to the community. Mail it to the residents to let them know the hours of construction. Include phone numbers for the outreach. He's satisfied with the environmental analysis. There have been mitigation measures included within the design. The designs are good. It is a difficult site, and it is nice to see affordable housing on site. The habitat restoration will go as fast as the plants will grow. Commissioner L'Heuruex stated he can support the project and thanked staff. Commissioner Segall can support the project. He has concerns with traffic issues and presumes the driveway spacing will be modified if found to be an issue. Mr. Geldert stated that they've already looked at the design and they would be looking at it again to see if there are any measures they can take to adjust some of the issues. For the record, a number of the Commissioners are concerned with traffic issues. If the wildlife agencies have supported this, and they are very protective, so he feels they are doing things the right way. Both HOAs and its residents should have been noticed better. Commissioner Segall stated he had concerns with the impacts to wildlife and mitigation will restore and improve the area. It could have caused a fire hazard. Commissioner Segall stated he can support the project. He thanked staff and the public for their comments. Chairperson Anderson stated that the design is nice and open space will be maintained to the north of the property. She can support the project. MOTION ACTION: Motion by Commissioner Segall and duly seconded by Commissioner Siekmann that the Planning Commission adopt Planning Commission Resolution No. 7162 approving a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Addendum, and adopt Planning Commission Resolution No. 7163 approving Carlsbad Tract Map (CT 15-01 ), Planned Development Permit (PUD 15- 03), Site Development Plan (SDP 15-16), Hillside Development Permit (HDP 15-02) and Habitat Management Plan Permit (HMP 16-02), based upon the findings and subject to the conditions contained therein. VOTE: 6-0-1 A YES: Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner L'Heureux, Commissioner Segall and Commissioner Siekmann NOES: None ABSENT: Commissioner Montgomery ABSTAIN: None Chairperson Anderson closed the public hearing on Agenda Item 5. RECESS Chairperson Anderson called for a recess at 9:11 p.m. ROLL CALL Present: Chairperson Anderson, Commissioners Black, L'Heureux, Montgomery, Segall and Siekmann Absent: Commissioners Goyarts and Montgomery Chairperson Anderson cal.led the meeting to order at 9:30 p.m. and asked Mr. Neu to introduce the next item and opened the public hearing on Agenda Item 6. Planning Commission Minutes April 20, 2016 Page 12 6. MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING -Request for a recommendation of adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; a recommendation of approval for a Master Plan Amendment, Site Development Plan, Minor Site Development Plan, Conditional Use Permit and Tentative Parcel Map to allow for the subdivision of a 7.52 acre parcel into three lots, relocation of an existing RV storage lot and development of a 98-unit senior apartment project on property generally located southeast of the intersection of Cannon Road and Wind Trail Way, within the Robertson Ranch Master Plan, Planning Areas 22 and 23G, in Local Facilities Management Zone 14. The City Planner has determined that through the implementation of the proposed Mitigated Negative Declaration and Mitigation, Monitoring and Reporting Program, the proposed project avoids the effects or mitigates the effects to a point where clearly no significant effect on the environment would occur, and there is no substantial evidence in light of the whole record before the City that the project may have a significant effect on the environment. Mr. Neu introduced Agenda Item 6 and stated Associate Planner Jason Goff would make the staff presentation. Mr. Goff gave a brief presentation and stated he would be available to answer any questions. Chairperson Anderson asked if there were any questions of staff. Commissioner Siekmann asked about the street crossing over to the Robertson Ranch main area and whether there would be any special striping or enhancements to the Cannon Road/Wind Trail Way intersection to make it stand out. Mr. Goff stated that the intersection is signalized with crosswalks and that no additional features would be implemented. Commissioner Segall noticed that a majority of the existing RV storage lot is presently vacant and asked staff to elaborate on the area requirements for RV storage and whether the proposed storage area is too large. Mr. Goff stated that the RV storage area is a combined lot for both the east and west villages. Mr. Neu explained that while the east village has been fully developed, the west village is yet to be built out; and evidence has shown that over time there will be more use of it. Commissioner Segall inquired about circulation conflicts arising from RVs blocking traffic entering the site. Mr. Goff discussed circulation patterns of the RVs and stated it was not previously raised as an issue. Mr. Goff stated that most of the RV sites have gates that are manually operated, and deferred further questioning to the applicant regarding remote controlled automatic gates. Chairperson Anderson asked if there were any further questions of staff. Seeing none, she asked if the applicant wished to make a presentation. Adrian Peters, Brookfield Residential, 3200 Park Center Dr., Costa Mesa made a presentation. Mr. Peters addressed the questions raised by Commissioner Segall regarding RV circulation. Mr. Peters explained that the throat width of the street is adequate to handle passerby traffic and also stated that they intend to provide remote controlled automatic gates. Chairperson Anderson asked if there were any questions for the applicant. Seeing none, she opened the hearing for public testimony. Bill Arnold, 3432 Don Ortega Dr. stated that he was pleased with their conversations with Brookfield. We don't have a problem with the site and hope that management of it will be as expected. Ken Cottingham, 5152 Don Rodolfo Dr., stated that he is for the project but stated his concerns with relocating the RV parking as it relates to views from his property. Chairperson Anderson asked if there were any other members of the audience who wished to speak. Seeing none she asked if the applicant would like to respond to the issues raised. Planning Commission Minutes April 20, 2016 Page 13 Mr. Peters responded and addressed the reasons for moving the RV storage area. Safety and security to future residents, as well as site design efficiencies were discussed as the primary reasons. Mr. Peters further discussed how site line studies were prepared and how the landscape and wall design is configured specifically to screen the RV storage from the viewpoint of the Rancho Carlsbad residents. Chairperson Anderson asked if Rancho Carlsbad is higher or lower in elevation than the project site. Mr. Peters stated that Rancho Carlsbad is lower. MOTION ACTION: Motion by Commissioner Siekmann and duly seconded by Commissioner Segall that the Planning Commission extend the meeting to 10:10 p.m. VOTE: 5-0-2 AYES: Chairperson Anderson, Commissioner Black, Commissioner L'Heureux, Commissioner Segall and Commissioner Siekmann NOES: None ABSENT: Commissioners Goyarts and Montgomery ABSTAIN: None Chairperson Anderson asked if there were any questions of the applicant. Seeing none, she asked if any person in the audience wished to speak on the item. Seeing none, Chairperson Anderson opened and closed public testimony on Agenda Item 6. DISCUSSION Commissioner Black stated he can support the project. Commissioner Siekmann stated that she too can support the project and loves that the applicant is putting the 20 affordable units onsite to satisfy the project's inclusionary housing requirement. Commissioner L'Heureux stated that this is a better use of the property than as an office building, and recognized Brookfield and staff for a beautiful project. Commissioner Segall stated that he can support the project and identifies it as a quality project. Chairperson Anderson stated that the design is beautiful and the amenities are remarkable. She appreciates the outreach to the neighboring Rancho Carlsbad community and can support the project. MOTION ACTION: Motion by Commissioner Segall and duly seconded by Commissioner Siekmann that the Planning Commission adopt Planning Commission Resolution No. 7159 recommending adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, adopt Planning Commission Resolution No. 7160 recommending approval of a Master Plan Amendment (MP 02-03(H)), and adopt Planning Commission Resolution No. 7161 recommending approval of Site Development Plan (SOP 15-13), Minor Site Development Plan (SDP 15-19), Conditional Use Permit (CUP 15-05) and Tentative Parcel Map (MS 15-12), based upon the findings and subject to the conditions contained therein. VOTE: 5-0-2 AYES: Chairperson Anderson, Commissioner Black, Commissioner L'Heureux, Commissioner Segall and Commissioner Siekmann NOES: None ABSENT: Commissioner Goyarts, Commissioner Montgomery, ABSTAIN: None Planning Commission Minutes April 20, 2016 Page 14 Chairperson Anderson closed the public hearing on Agenda Item 6. COMMISSION COMMENTS None. CITY PLANNER COMMENTS Mr. Neu provided a copy of the 2016-2017 Council Priorities for each Commissioner. CITY ATTORNEY COMMENTS None. ADJOURNMENT By proper motion, the Regular Meeting of the Planning Commission of March 16, 2016 was adjourned at 10:10. ~lt DON NEU City Planner Tammy McMinn Minutes Clerk