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HomeMy WebLinkAbout1987-03-18; Planning Commission; Minutes,-. MINUTES Meeting of: PLANNING COMMISSION Time of Meeting: 6:00 p.m. Date of Meeting: March-18, 1987 -. 7 Place of Meeting: Safety Center Conference Facility 9 COMMISSIONERS \ I CALL TO ORDER: Chairman Marcus called the Meeting to order at 6:00 p.m. PLEDGE OF ALLEGIANCE was led by Chairman Marcus. ROLL CALL: Present - Chairman Marcus, Commissioners Hall, Holmes, McFadden, and Schramm Absent - Commissioners Schlehuber and McBane Chairman Marcus reported that Commissioner McBane would be approximately 30 minutes late. Staff Members Present: Michael Holzmiller, Planning Director Charles Grimm, Assistant Planning Director Martin Orenyak, Community Development Director Mike Howes, Senior Planner Bobbie Hoder, Senior Management Analyst Phil Carter, Senior Management Analyst Dee Landers, Associate Planner Ron Ball, Assistant City Attorney Lloyd Hubbs, City Engineer David Hauser, Assistant City Engineer PLANNING COMMISSION PROCEDURES: Chairman Marcus reviewed the Planning Commission procedures 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 ADDITIONS, DELETIONS OR ITEMS TO BE CONTINUED: There were no agenda additions, deletions, or items to be continued. Commissioner Schlehuber arrived at 6:03 p.m. PUBLIC HEARINGS: 1) CUP 302 - CARLSBAD CONGREGATION OF JEHOVAH'S WITNESSES - Request for approval of a 3,840 square foot church on a .92 acre rectangular-shaped lot directly east of Valley Street between Elm Avenue and McCauley Lane. The project is in Local Facility Management Zone 1. Mike Howes, Senior Planner, reviewed the background of the request and stated that in November 1983 the Commission denied a similar request by the same applicants at the end of the McCauley Lane cul-de-sac, approximately 400 feet east of this application. That denial (CUP 236) was based on the Commission and staff's concern about traffic impact on future residential units to be located on McCauley Lane. This denial was appealed to the City Council who also supported the Commission's denial. Staff supports the present request because all requirements for a conditional use permit have been made and the church _- MINUTES March 18, 1987 PLANNING COMMISSION Page 2 should not adversely affect future residential development on McCauley Lane. Mr. Howes stated that staff supports the project because the church will fulfil1 a need in the community; all the setback standards are met or exceeded; the church exceeds the City's parking requirements by 14 parking spaces; there is a very good circulation pattern in the parking area; the proposed landscaping should screen the church and parking area from future residential development; the building scale, design and materials appear to be compatible with future single family detached residential development; the street system is more than adequate to handle traffic generated by the church; church travel on the collector streets is only 700 feet; and the church complies with the Growth Management requirements. Staff recommends approval of Resolution No. 2646 (CUP 302) based on the findings and subject to the conditions contained therein. Commissioner Hall inquired about the parking ratio for churches and was advised that one parking space is required for every five seats. This project exceeds that requirement. Commissioner McFadden stated that she feels the exit doors are inadequate and inquired if the project meets fire conditions. Mr. Howes advised that no conditions were received from the Fire Department. Mr. Grimm commented that a condition could be added stating that exits would have to meet the conditions of the Fire Chief. Chairman Marcus inquired if the Fire Department usually responds to proposed projects and was advised by Martin Orenyak, Community Development Director, that fire conditions are taken care of in the building permit process. Chairman Marcus inquired about the reference to CC&R's in Condition 1134 and Michael Holzmiller, Planning Director, stated that this conditions should be revised to read, "All concrete terrace drains shall be maintained by the church." Chairman Marcus declared the public hearing open and issued the invitation to speak. John Hacker, 1919 Apple Street, Suite K, Oceanside, a civil engineer representing the applicant, presented a rendering of the church project to the Commission and stated that special care has been taken with regard to design and landscaping so that the church will meet all fire and building requirements as well as blend with the surrounding residential area. He stated for many years the church members living in Carlsbad have had to travel to Oceanside to attend church and it has created a hardship on many families. Commissioner Hall inquired if the applicant understands Condition f14 with regards to the Growth Management Program and Mr. Hacker replied that the church understands that there are fees which must be paid but they have not yet been advised what the fees are. Mr. Hacker stated that he was aware of some concern about possible grading already being done and wished to go on record that no grading has yet been done on the site. He did report that the church is currently putting in the street and dirt from the sewer trenches has temporarily been moved to the property because the working area is very limited. The area will be cleaned up as soon as the street is completed. MINUTES March 18, 1987 PLANNING COMMISSION Page 3 Commissioner Holmes inquired about lights in the parking lot; he feels the parking lot should be lit but that the lighting should not encroach on neighbors. Mr. Hacker replied that six foot hooded lamps, low intensity mercury, will be installed in the corners of the parking lot which will provide adequate lighting but should not bother surrounding residents. Commissioner Schlehuber inquired if the applicant would have any objection to a condition requiring approval of the Planning Director of adequate lighting which would not affect neighbors and Mr. Hacker replied that this condition would be acceptable. Steve Monteo, 2980 Valley Street, Carlsbad, addressed the Commission and stated that he is a neighbor on the east side. He would like a public record that he and another neighbor share a cesspool which they believe might be located on the church property. They also have an easement on the property for water services from Valley Street. Mr. Monte0 stated that he is not in a financial position to pay a sewer hookup fee or change the water arrangements and intends to retain his easement for septic and water. He stated that the City Engineer's office is aware of the situation because he has been talking to them about it. David Hauser, Assistant City Engineer, stated that this situation was unknown to him and Mr. Monte0 could not remember the name of the person he had spoken with. Chairman Marcus inquired if Mr. Monte0 was sure there was a cesspool on the church property and he replied that he was not sure. The cesspool has been in existence for over twenty but he years and he is sure that it is not on his property doesn't know exactly where it is. Commissioner Holmes stated that he feels the septic should be located because it could present problems church. tank for the Commissioner Schlehuber stated that a condition cou added that the problem should be corrected to the Id be satisfaction of the City Engineer; if a sewer hookup is required to avoid a potential problem, perhaps the applicant will be required to make the necessary connection. Mr. Hacker returned to the podium and stated that the church is providing a sewer lateral and water main. If a septic tank is found on the church property, an arrangement can be made with the owner. Mr. Hacker doubts that the septic tank is located on the property. Mr. Monte0 stated that he was told by Engineering that he has the right to continue use of the cesspool. He doesn't know where the cesspool is but has probed his property and was unable to locate it. He cannot afford the sewer hookup fee and wants to continue using the septic tank. There being no others to address the Commission on this topic, Chairman Marcus declared the public hearing closed and opened the item for discussion among the Commission members. Commissioner Schlehuber stated that he has no problem with the project but he doesn't want to see a fight over a septic tank delay the project. If it turns out that the septic tank . MINUTES _- March 18, 1987 PLANNING COMMISSION Page 4 COMMISSIONERS is on the church property, he would like to see that hookup fee paid by the applicant. The Planning Commission approved the adoption of Resolution No. 2646 approving CUP 302, based on the findings and subject to the conditions contained therein and the following conditions: 1) that there be lighting in the parking lot subject to the approval of the Planning Director, that such lighting not be offensive to the surrounding area; 2) if a septic tank is found on the property, that applicant be required to pay the sewer hookup fee in order that the burden be removed from the adjacent property owner; 3) that Condition 113 be amended at Line 8 to delete all wording beginning with "This permit may.. .I'; 4) that Condition #14 be amended at Line 6 to read "February 23, 1986"; 5) that Condition #34 be amended at Line 20 to replace "homeowner's association" with "property owner"; and 6) that Condition #13 be amended at Line 20 to read "36 inch high fence". 2) ZCA-198 CITY OF CARLSBAD (PC ZONE - PARES) - An amendment to the Planned Community (PC) zone of the Zoning Ordinance (1) to add new provisions regarding Master Plan community parks requirements and timing, and (2) to include provisions that all Master Plans be required to address four separate categories of open space as identified by the Citizen's Committee for the review of the Land Use Element of the General Plan. Charles Grimm, Assistant Planning Director, reviewed the background of the project and stated that in July 1985 the Citizens Committee for the review of the Land Use Element of the Carlsbad General Plan formulated two recommendations with regard to parks and open space: 1) to provide parks sooner and to develop conceptual park plans as part of the Master Plan application process, and 2) to require that all Master Plans address four separate categories of open space including preservation of natural resources, managed production of resources, outdoor recreation, and public health and safety. He then noted a correction on page 2 of the Ordinance at Line 9 which should read "All park land required shall be dedicated up front, concurrent with the approval of the first tentative map. Prior to dedicating park land over to the City, the applicant shall be required to submit the following information to the City:" Commissioner McFadden inquired why Line 8 reads "Park land dedications may be required..." instead of "...shall be required...". Mr. Grimm stated that there may be circumstances where acreage for parks is not required. Michael Holzmiller, Planning Director, replied that the wording is also necessary in order to require park-in-lieu fees rather than dedication, if needed. Commissioner McFadden inquired the reason for reverting from Master Plan to tentative map. Ron Ball, Assistant City Attorney, replied that reference to the Master Plan constitutes a contract with the applicant where tentative map does not. He feels that the dedication requirements should be more general than specific and that most park land dedications can be done as a condition of rezoning. Hall Holmes Marcus McFadden Schlehuber Schramm C MINUTES March 18, 1987 PLANNING COMMISSION Page 5 Commissioner McFadden stated that the intent is to acquire 20 acre parcels for park land and this is difficult to accomplish with a tentative map. Mr. Ball replied that the reference to tentative map leaves some discretion and allows the City to not risk the argument that once they have approved a Master Plan it cannot be changed. Commissioner Schramm inquired about the reference that the open space program shall address four separate categories =d, specifically, item (ii) open space for the managed production of resources. Mr. Grimm replied that this reference is to agriculture, mining operations such as South Coast Asphalt, ground water and fisheries. Chairman Marcus declared the public hearing open and issued the invitation to speak. Bob Ladwig of Rick Engineering, 3088 Pio Pica Drive, Carlsbad, addressed the Commission and stated that he does not agree with the requirement of dedicating park land as a condition of tentative map approval because it is a one-way exchange. He feels the ordinance should read "...concurrent with or prior to the approval of a development permit" because it would cover the special use permit category. In his opinion, the reference to tentative map would eliminate all applications for PC Master Plans because there would be no incentive. He does feel it is a good idea to require the applicant to provide a constraints analysis and conceptual development plan as part of the application but that the dedication of the land at the tentative map should not be a condition of approval. Commissioner McFadden inquired whether this would include the grading permit and Mr. Ladwig replied that the grading normally takes place after the tentative map is approved. He believes the intent of the ordinance is good but that discretionary approval such as final map or development permit would be more workable. Mr. Ball, Assistant City Attorney, responded by stating that the City has the power to exact the dedication as a condition of approval of the tentative map but if the dedication is required too early, it becomes a one-way contract. Mr. Bill Hofman, Planning Consultant, 6994 El Camino Real, Carlsbad, addressed the Commission and stated that he sees a problem if the dedication is required to secure tentative map approval. He feels the actual dedication should be with the final map but that the dedication could be exacted at the time of tentative map. He supports the comments of Mr. Ladwig. Michael Holzmiller stated that he would like to review the concerns of the Citizen's Committee which were that we are getting park land dedications in piecemeal fashion since we now dedicate based on final map. The committee felt we should get the total dedication sooner and this ordinance addresses that need. The reference to Master Plan was changed to first tentative map because approval of a Master Plan does not constitute approval to develop the property. Commissioner McBane arrived at 6:42 p.m. Commissioner Schlehuber asked Mr. Holzmiller to state his opinion on Mr. Ladwig's position that actual dedication should take place in conjunction with a development permit. Mr. Holzmiller read the definition of 'development" from the MINUTES March 18, 1987 PLANNING COMMISSION Page 6 Growth Management ordinance to the Commission which states that "development" means any permit, entitlement, or approval, whether discretionary or ministerial, issued under Title 20 or 21 of this code, and any legislative action such as zone changes, general plan amendments or master plan approval or amendment. Commissioner Schlehuber requested and was granted permission to hear again from Mr. Ladwig. Commissioner Schlehuber asked Mr. Ladwig how he felt about the definition of development permit which was read by Mr. Holzmiller and Mr. Ladwig replied that he did not realize that the definition of development included tentative map. He stated that he feels the land dedication should be in conjunction with any permit which entitles a developer to change the landscape, i.e. grading. In order to dedicate the land, it is necessary to clear all encumbrances and this is not feasible until the developer has the right to begin development of the property. He continued by saying that "development permit" may be too broad. He would like to see the dedication in two steps, with park location and size defined at tentative map, and actual land dedication at the next step. Commissioner Schlehuber asked Mr. Holzmiller if he had any comments and was advised that he feels this is a very critical issue which he would like be study more. After discussion, motion was duly made and seconded to continue this item for two weeks. 3) Local Facility Management Plan Zone 3 Charles Grimm, Assistant Planning Director, gave a staff report and stated that this plan for Zone 3 is the first plan to come before the Planning Commission since the Growth Management ordinance was passed by the City Council last year. The ordinance established two phases of growth management: Phase 1) a Citywide plan which identifies the maximum number of units on a Citywide basis and also on a quadrant basis, created 25 management zones (visual map of zones shown on an overhead), established 11 public facilities to be analyzed, and established performance standards for each of the 11 facilities; Phase 2) a Local Facilities Management Plan which analyzes growth in each of the 25 management zones against the adopted performance standards for each facility. This second phase requires an inventory of existing facilities, establishes buildout assumptions and phasing demands, identifies non-conformance, and sets forth mitigation and financing for deficiencies. The Local Facilities Management Plan for Zone 3 assumes 21 additional residential units at buildout in 1995, for a total of 252 units. Dee Landers, Associate Planner, explained the methodology of the facility summary sheets provided in the Plan, a copy of which was given to each Planning Commissioner. She then gave a staff summary on the City Administrative Facilities, Hall Holmes Marcus McBane McFadden Schlehuber Schramm X MINUTES March 18, 1987 PLANNING COMMISSION Page 7 COMMISSIONERS Library Facilities, Waste Water Treatment capacity, Park facilities, and Drainage facilities and stated that: City Administrative Facilities a> Adequate facilities are currently available for the existing demand. b) As of January 1, 1987 an additional 32,328 square feet has been approved (Phase 2 of the Safety Center) making the approved facilities adequate for demand. cl Future facilities for Zone 3 will be adequate due to the low assumption for additional residential units in this zone, however the Citywide demand for facilities will no longer conform to the adopted performance standard by the year 2005. Library Facilities a) Current and approved facilities are inadequate by 31,396 square feet for the existing plus committed demand. b) Until this facility conforms with the adopted performance standard, no residential development may occur in Zone 3 or the City. c> Staff has recommended that the City Council amend the current five year Capital Improvement Program (CIP) to include funding for new library facilities, which could require deleting other projects. d) Until some provision has been made by the City Council for additional library facilities, no building or development permits will be issued for Zone 3. Waste Water Treatment Capacity 4 Adequate facilities are available for the existing plus committed demand for a five year period, assuming the Phase IV expansion of Encina. b) Future development in Zone 3 will create a relatively small demand for waste water treatment facilities; therefore, adequate facilities will be available through 1995. cl Without any expansion of Encina's treatment capacity, this facility would not meet the performance standard of adequate treatment capacity for at least five years. Park Facilities a) Zone 3 falls into two park districts, #l and 113. b) There is no impact on Park District 3 because there are no residential units from Zone 3 located in Park District 3. It has been determined that nonresidential usage does not impact parks. '=I Adequate park facilities are available in Park District 1 for the existing plus committed demand. d) Based upon the projected phasing for Park District 1, the standard will not be met in 1992. At that MINUTES March 18, 1987 PLANNING COMMISSION Page 8 COMMISSIONERS time, or prior to 1992, additional park acreage will be necessary. Commissioner Schlehuber inquired if park-in-lieu fees would meet the mitigation requirements for Park District 1 and was advised that they would since the projected development in Zone 3 is low. Chairman Marcus asked Commissioners to hold questions until after the staff presentation has been concluded. Drainage Facilities a) Demand for drainage facilities cannot be anticipated and are best determined as development occurs. Phil Carter, Senior Management Analyst, gave a staff summary on the Circulation facilities, Fire facilities, Open Space facilities, School facilities, Sewer facilities, and Water System facilities and stated that: Circulation Facilities a) A traffic analysis study has determined that circulation service levels for existing demand conform to the adopted performance standard. b) Existing plus approved projects impact the following three road segments at peak hours: Northbound I-5 at Palomar Airport Road, Southbound I-5 at Palomar Airport Road, and Palomar Airport Road at Paseo de1 Norte. cl Zone 3's residential buildout is so minimal it will not affect the circulation service levels of any impacted road segment or intersection. Fire Facilities a) The existing Fire Station locations will guarantee compliance with the adopted performance standard at all times as the Zone builds out. Open Space Facilities a) The Citywide plan identified that Zone 3 would not be able to address open space because it is almost completely built out, however an inventory was made. b) The inventory of open space includes State-owned beaches of 63.1 acres (a correction to the printed inventory on page 82 of the Plan). School Facilities a) The Carlsbad Unified School District has capacity to meet the existing demands generated from Zone 3. b) Because future school demand from Zone 3 is minimal, the School District is able to provide capacity at all times through buildout. Sewer Collection System a) All major sewer trunk lines are routed through Zone 3. C MINUTES March 18, 1987 PLANNING COMMISSION Page 9 COMMISSIONERS b) The sewer collection system currently meets the adopted performance standard and is expected to meet future demands through buildout. cl As upstream or out-of-zone development is approved, the Vista/Carlsbad and Buena Sanitation interceptor trunk line will need to be upgraded. Water Distribution System a) The Costa Real Water District has capacity to meet existing and future water distribution demands in compliance with the adopted performance standard. Charles Grimm, Assistant Planning Director, announced that complete packets are available to the public at the Planning Department. RECESS The Planning Commission recessed at 7:20 p.m. and reconvened at 7:30 p.m. There were no inquiries of Commissioners to staff members. Chairman Marcus declared the public hearing open and issued the invitation to speak. Bailey Noble, 5470 Los Robles, Carlsbad, addressed the Commission and stated that the Growth Management Plan for Zone 3 was good but contained the following flaws: 1) Cannon Park, 1.7 acres, is designated as open space. This property is owned by SDG&E and the lease to it for a City park has expired; 2) The City-owned vacant land of 6.9 acres is overgrown weeds and is rapidly becoming a junk yard; 3) he would like to add a fourth intersection to the three mentioned in the circulation plan, i.e. Carlsbad Boulevard and Cannon Road, which needs a stop light because it is almost impossible to make a left-hand turn during peak hours (Mr. Noble contends that the traffic study was done when Carlsbad Boulevard was closed to traffic); 3) it is difficult to make left-hand turns to the onramps to freeways and would like to see stop signs similar to that on the Leucadia Boulevard freeway onramp. Commissioner Schlehuber commended Mr. Noble for speaking out and appreciated the content of his comments. He stated that the problem of stop signs at the onramps may be problematic due to the closeness of the intersections. Bob Ladwig, Rick Engineering, Carlsbad, addressed the Commission and stated that he was disappointed that the room was not full and wondered if all property owners had received meeting notices, that he had seen the notice in the newspaper. He then stated that the asterisked notation to circulation at the bottom of page 3a, Public Facilities Summary Sheet, is misleading because it appears that the intent of the Plan is to identify problems when, in effect, the Plan for each zone is expected to correct problems which may already exist. On page 3c under Waste Water Treatment, he pointed out that the reference to the Encina expansion is misleading because it intimates that no development can take place until after approval of the Encina expansion in 1989. There were no questions of Mr. Ladwig. MINUTES March 18, 1987 PLANNING COMMISSION Page 10 COMMISSIONERS There being no others to address the Commission on this topic, Chairman Marcus declared the public hearing closed and opened the item for discussion among the Commission members. Chairman Marcus inquired about the lease expiration which Mr. Noble mentioned and was advised by Charles Grimm that the Cannon Park will be removed from the availability list when the lease expires. Chairman Marcus inquired if public hearing notices had been send to residents and was advised that: 1) notices were sent to owners of vacant parcels, and 2) quarter-page newspaper ads were expected to reach remaining property owners. Mr. Grimm stated that this procedure will continue for subsequent public hearings. Commissioner Schlehuber inquired about the intersection of Carlsbad Boulevard and Cannon Road and Michael Holzmiller, Planning Director, stated that Carlsbad Boulevard was closed last November during the traffic study. Commissioner Schlehuber inquired how the Commission could address this issue if the traffic study has not yet been analyzed. Mr. Holzmiller replied that the only plans to be presented to the Commission prior to the traffic study analysis will be zones with minimal development and that the Commission could approve the plans with conditions. Commissioner Schlehuber commented that Mr. Ladwig's comments addressed this problem and that the wording on page 3a is inconsistent and might need to be changed. Commissioner McBane stated that he is not comfortable with the scenario that no development may proceed if an intersection exceeds acceptable levels. Phil Carter replied that this compliance is required in order to meet the performance standards. Michael Holzmiller stated that there is no doubt about the ultimate impaction of the three intersections but that the additional 21 residential units in Zone 3 will be unable to provide sufficient funding to alleviate the problem. Commissioner McBane commented it was his understanding that the Plan was supposed to give solutions to the circulation problems. Commissioner McFadden pointed out that page 73 of the Plan does not indicate when improvements will actually take place and Phil Carter replied that more planning can be done after the Citywide traffic study has been analyzed. Chairman Marcus stated that she would like to see the Plan approved and amended after the results of the traffic study. Commissioner Hall agrees with this reasoning. Michael Holzmiller replied that the Commission can indicate to the City Council that the plan for Zone 3 has been reviewed and is acceptable but that approval of the circulation facilities will wait for the Citywide traffic study. Motion was duly made and seconded to delay the approval of the Circulation section of the Local Facility Management Plan for Zone 3 pending receipt of the Citywide traffic study analysis. Commissioner Schlehuber asked for legal clarification on whether the public hearing would be continued and Mr. Ball Hall Holmes Marcus McBane McFadden Schlehuber Schramm E MINUTES March 18, 1987 PLANNING COMMISSION Page 11 responded that public input would need to be received so, in effect, the public hearing would also be continued. Chairman Marcus asked that discussion on the Plan start at the beginning and cover each section in order of presentation. Commissioner McFadden inquired how the 40% maximum square footage yield for each net developable acre of industrial/commercial was determined (page 10) and if it included two story buildings and underground parking. Michael Holzmiller replied that 40% was the established average within the City and includes height, parking, setback, and coverage requirements and would not change unless the height limit is increased. Commissioner McBane inquired if excessive density in Zone 3 would be offset by lower density in other zones and if this was quantified in the Plan. Charles Grimm, Assistant Planning Director, replied that this was not quantified in the Plan. Michael Holzmiller stated that some zones have already been developed above the growth control limit and that may result in lowering the density in other zones to balance it out. Commissioner Schlehuber inquired if the Hillside Ordinance will offset density and Mr. Holzmiller replied that the Hillside Ordinance has already been taken into consideration. Commissioner McFadden asked if this density offset could happen anywhere in the quadrant and Mr. Grimm replied that it is not known where it will happen. Commissioner McBane inquired if the applicant can be required to demonstrate where the compensating factor is in the quadrant and Mr. Holzmiller replied that it would not be possible; in his opinion, if development comes in above the growth control limit, in order to approve that development project, it is necessary to show somewhere else in the zone where it was below the growth limit. Commissioner Schlehuber stated that he understands how Proposition E will work but feels that this topic should be addressed after the current litigation is completed on April 21, 1987. Mr. Ball, Assistant City Attorney, replied that it is the Commission's responsibility to see that the Local Facility Plan complies with Section 21.90.110 of the ordinance which specifies the items to be included in the Plan. City Administration Facilities - There were no questions on the City Administration Facilities. Library Facilities - Commissioner McBane inquired regarding the footnote on page 33 exempting the commercial sector and stated that he does not feel that the commercial sector should be exempt since they are heavy users of library and park facilities. Mr. Holzmiller confirmed that they are exempt under the definition. Commissioner McBane expressed concern about the reference that no additional development can occur and stated that it does not specify residential versus commercial. Mr. Holzmiller stated that the definition of population sets the standard and population refers to the number of people residing in the city. Commissioner McFadden stated that she would like to see a bond issue for the additional library facilities. MINUTES March 18, 1987 PLANNING COMMISSION Page 12 Commissioner McBane expressed concern about the reference that no additional development can occur and stated that it does not specify residential versus commercial. Waste Water Treatment Facilities - Commissioner McFadden inquired about the reference to five years and Phil Carter stated that the five years is from today. She then inquired about the reference to "scheduled" and was advised that the Encina expansion is scheduled to begin in 1989. Chairman Marcus advised the Commission that each section of the Plan would be reviewed and questions asked. Staff will research the questions and report back since many of the questions were not anticipated. Park Facilities - Commissioner Holmes stated that the map shows a park in Alta Mira but that the inventory does not list this park. Mr. Carter replied that the inventory was provided for parks in the Park District 1 only. Commissioner McBane inquired why an inventory of Park District 3 was omitted and was advised that park requirements are based on residential development and there are no residential units in Park District 3. Commissioner McFadden stated that she feels the park inventory on page 48 is inaccurate, that the special use areas include leased land, and that the actual park acreage is more like 10 acres than what is stated. Drainage Facilities - Commissioner McBane inquired what happens to the performance standard when a demand is created upstream and Mr. Hauser, Assistant City Engineer, replied that zone drainage is evaluated in conjunction with the master drainage plan. Fire Facilities - There were no questions on fire facilities. Open Space Facilities - Commissioner McFadden stated that she feels the inventory of open space on page 82 is inaccurate and she does not agree with the inclusion of State-owned beaches since they are environmental constrained. She feels that the open space inventory duplicates the park inventory. Mr. Carter responded that the open space inventory is inaccurate. School Facilities - There were no questions on school facilities. Sewer Collection System - There were no questions on the sewer collection system. Water Distribution System - There were no questions on the water distribution system. Commissioner Hall stated that he feels the Commission needs more education in order to truly understand the depth of the Local Facility Management Plans and would like to have a one hour workshop to assist Commissioners with interpretation. Commissioner Schlehuber stated that he feels beaches could be included in open space since they can be developed but Commissioner McBane disagreed and stated that beaches are not developable due to tides. MINUTES March 18, 1987 PLANNING COMMISSION Page 13 3 COMMISSIONERS \ Commissioner Schramm stated that she would like to see: 1) a glossary to include definitions of items that will be in all plans, 2) the number of dwelling units for residential land included on page 11, 3) what businesses and industries are referred to on pages 12 and 13 (Exhibit B and C), and 4) the leased parks and facilities shown throughout the report to include lease expiration dates. Commissioner Hall commended staff on the exceptional preparation of this Plan. Motion was duly made, seconded, and carried to continue the Local Facility Management Plan for Zone 3 to April 15. DISCUSSION ITEMS: Mr. Holzmiller advised Commissioners that there would be a meeting to discuss the results of the Citywide traffic circulation study on April 22. Commissioner Schlehuber presented the tapes of the Sacramento Planning meeting to Mr. Holzmiller to make them available to other Commissioners MINUTES: The Planning Commission approved the minutes of March 4, 1987 as presented. ADJOURNMENT: By proper motion, the meeting of March 18, 1987 was adjourned at 9:00 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 McBane McFadden Schlehuber Schramm Hall Holmes Marcus McBane McFadden Schlehuber Schramm