Loading...
HomeMy WebLinkAbout1988-03-02; Planning Commission; Minutes. -. 1 7 r ,T MINUTES Place of Meeting: City Council Chambers COMMISSIONERS \: CALLTO ORDER: Chairman McFadden called the Meeting to order at 6:03 p.m. PLEDGE OF ALLEGIANCE was led by Chairman McFadden. ROLL CALL: Present - Chairman McFadden, Commissioners Hall, Holmes, Marcus, McBane, Schlehuber, and Schramm Staff Members Present: Michael Holzmiller, Planning Director Charles Grimm, Assistant Planning Director Gary Wayne, Senior Planner Bobbie Hoder, Senior Management Analyst Ron Ball, Assistant City Attorney Lloyd Hubbs, City Engineer David Hauser, Assistant City Engineer 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. CONSENT ITEMS: 1) ROI - NON RESIDENTIAL PUD - Request for Planning Commission Determination regarding an amendment of Title 21 of the Carlsbad Municipal Code (Non-residential Planned Development). Motion was duly made, seconded, and carried to adopt Resolution of Intention No. 179 to consider an amendment of Title 21 of the Carlsbad Municipal Code to amend and update the provisions of Chapter 21.47 regarding Nonresidential Planned Development. PUBLIC HEARINGS: 2) ZCA 88-3 MOBILE HOME PARE AMENDMENT - A Zone Code Amendment establishing setback standards for garages, carports, and storage cabinets in the Residential Mobile Home Park Zones (RMHP). Gary Wayne, Senior Planner, noted that several modifications to the proposed ordinance have been passed out and would be discussed in his staff report. Gary Wayne proceeded with his staff report and reviewed the background of the request. He stated that the zone code amendment was City-sponsored and necessary to establish requirements for garages, carports/awnings, and storage facilities in the residential mobile home park zone. He cited the recent review of the Solamar Mobilehome Park permit when staff uncovered many inconsistencies between Title 25 (Mobilehome Park Act) and the Residential Mobilehome Park (RMHP) Zone. The proposed amendment will complete the last line in providing a uniform set of development standards for mobilehome parks and will eliminate the present confusion Meeting of: PLANNING COMMISSION Time of Meeting: 6:00 p.m. Date of Meeting: March 2, 1988 Hall Holmes Marcus McFadden Schlehuber Schramm I” T? MINUTES March 2, 1988 PLANNING COMMISSION Page 2 COMMISSIONERS over which standards should be followed. The proposed amendment covers five items: (1) establishes a 3 ft. side and setback for private garages; (2) requires carports and awnings to be made of noncombustible materials and installed no less than 3 ft. from another structure; (3) allows for small storage cabinets within a setback if safety standards are met; (4) defines the difference between storage cabinets and storage buildings; and (5) cross references Section 2148 of the zoning code which deals with limiting expansion of nonconforming structures by reason of open space and side yards. The proposed amendment is consistent with the stated intent of the General Plan regarding public health, safety, and welfare by providing setbacks which promote fire safety. Staff recommends approval. Commissioner Schramm noted that the staff report cited carports of combustible materials and inquired about carports of noncombustible materials. Gary Wayne replied that Title 25 allows combustible carports with setbacks, the same as garages, but staff has treated carports and awnings alike due to their similarities. Commissioner Schramm would like to see stronger language. Gary Wayne noted that this ordinance only pertains to mobilehome parks receiving a mobilehome park permit, and not to existing mobilehome parks. Commissioner Holmes inquired if noncombustible construction signifies one hour minimum burn time. Gary Wayne replied to the affirmative. Chairman McFadden declared the public hearing open and issued the invitation to speak. There being no persons 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. Commissioner Marcus feels that this ordinance only covers the bare minimum. She would like to see stronger standards for any new mobilehome park being constructed. She would also like to prevent helter-skelter placements that are currently causing problems at Solamar. Gary Wayne replied that this would be covered under design standards and is not presently addressed. Commissioner Schlehuber would like to see some samples of other ordinances from the Mobilehome Association or other municipalities. Gary Wayne replied that, as a matter of course, they review other jurisdictions when preparing an ordinance revision; however, this was not done since the intent of the revision at this time is only to comply with Title 25. Commissioner Schlehuber inquired if staff would be amenable to having this revision approved and the Commission recommending to the City Council that a stronger ordinance is needed for the future. Gary Wayne replied to the affirmative. Chairman McFadden noted that the ordinance was last revised in 1981 and Title 25 was last revised in 1985. She can support the staff recommendation but would like to see a stronger ordinance created. If- Q MINUTES March 2, 1988 PLANNING COMMISSION Page 3 COMMISSIONERS Commissioner Schram would like to see paragraph (A) of the ordinance revised to read "Only carports of noncombustible material may be constructed..." She is also concerned about windows in adjacent structures. Gary Wayne replied that paragraph (A) was intended to address a setback requirement and feels that construction is covered in another section of the ordinance. Ron Ball, Assistant City Attorney, feels that environmental review should be noted, i.e. that there were no adverse impacts shown on the initial study and that they were considered prior to adoption of the declaration. Gary Wayne replied that since the action was to bring the City's ordinance into conformance with State standards and since those standards reduce fire safety risk, no adverse impacts were indicated during the initial study phase. Therefore, staff felt that a Negative Declaration was the correct procedure and one was issued. Mr. Ball felt this information should be included in the staff report but in this instance was satisfactory. Motion was duly made, seconded, and carried to recommend Hall approval of the Negative Declaration issued by the Planning Holmes Director and adopt Resolution No. 2714 recommending Marcus approval of ZCA 88-3 to the City Council, based on the McFadden findings contained therein and as amended by staff memo Schlehuber dated March 2, 1988. Schramm A Minute Motion was duly made, seconded, and carried that the Planning Commission recommend to the City Council that the Mobilehome Ordinance be reviewed for further amendment possibilities and that staff be allowed to report back on how it could be made stronger and more appropriate in today's environment since the last review of this ordinance was in 1981. DISCUSSION ITEMS: 3) PLANNING COMMISSION PROCEDURES Charles Grimm, Assistant Planning Director noted that Bobbie Hoder had taken the recommendations made at the recent workshop and incorporated them into the procedures being presented. Motion was duly made, seconded, and carried to adopt Resolution No. 2716 approving amended Planning Commission procedures. INFORMATION ITEMS: 4) SEWERMASTERPLAN- Adopt a minute motion. Lloyd Hubbs, City Engineer, briefly reviewed the topic and stated that as part of the implementation of the Growth Management Plan and Proposition E, the City had contracted with Wilson Engineering to revise the Sewer Master Plan for conformance to the Growth Management Plan. That work has now been completed and is being presented for information purposes prior to presentation to the City Council. He introduced Mr. Dexter Wilson of Wilson Engineering. Hall Holmes Marcus McFadden Schlehuber Schramm Hall Holmes Marcus McFadden Schlehuber Schramm X X X X X X X X X X X X X -, MINUTES March 2, 1988 PLANNING COMMISSION Page 4 COMMISSIONERS Dexter Wilson, Wilson Engineering, addressed the Commission and stated that preparation of the final report has taken approximately one year. He reviewed the 25 zones covered by Growth Management and the sewer collection and waste water treatment performance standards which were established. He gave a 15 minute overview of the report using a map and other overhead visuals and slides. Each of the five major drainage basins and their intercepters were discussed: Vista- Carlsbad, North Agua Hedionda, South Agua Hedionda, Buena-San Marcos, and the North Batiquitos. The total cost of needed improvements is $56,824. $8 million of this amount is to be funded by developers and the remainder ($49 million) has been identified for connection fee funding. $25 million is scheduled for expenditure on the Encina plan before the year 2,000. Commissioner Holmes inquired if the $2.6 million to upgrade Calavera Hills is on line and first rate or if it is still a second class project. Mr. Wilson replied that the completed Calavera Hills project will meet Title 25 requirements and will have a filtration and chlorination system. Commissioner Holmes inquired if the cost to operate Calavera Hills is comparable to other normal installations of the same type. Mr. Wilson replied to the affirmative and noted that Calavera Hills will always be more expensive than Encina because of its size. Calavera Hills will not have solids processing, nor do other reclamation plants currently operating. The solids processing is done at Encina. Commissioner McBane arrived at 6:38 p.m. Chairman McFadden stated that it is her understanding that sewer lines are designed for a life of 30-50 years. She inquired if there are any sewer lines within Carlsbad now in the 30-50 year category. Mr. Hubbs replied that this plan is for new development and that replacement of existing systems should be built into the sewer connection fee. Once the system has been totally inventoried, a capital recovery rate will be established for factoring into the connection fee structure. An initial analysis indicates that current monthly fees would need to be doubled in order to provide an adequate capital recovery fund. Chairman McFadden noted that the annual update was a good recommendation and inquired who would be reviewing the plan annually. Mr. Hubbs replied that the Engineering Department would conduct an annual review but that a monitoring program would also be integrated into the growth management process. Chairman McFadden noted the need for double capacity by the year 2,000 and that ocean outfall is very expensive. Mr. Wilson replied that other options are available but they require 90 days storage of plant flow. Motion was duly made, seconded, and carried to accept the Master Plan of Sewerage Revision dated December 1987, and find that it is consistent with the General Plan. Hall Holmes Marcus McBane McFadden Schlehuber Schramm P -. MINUTES March 2, 1988 PLANNING COMMISSION Page 5 5) ALGA HILLS - Revisions to CT 84-41/PUD-77. Charles Grimm, Assistant Planning Director, reviewed the background of the request and stated that in April 1986, the Planning Commission approved a tentative map for a 299 unit detached single family detached project located at the southeast corner of Alga Road and Alicante Street. The applicant has proposed revisions to: (1) reduce the number of du's from 299 to 240 and density from 4.67 du/acre to 3.75 dujacre, (2) increasing the lot size from minimum 3,500 sq. ft. to minimum 3,825 sq. ft., (3) increasing common recreation area per lot from 137 sq. ft. per lot to 158 sq. ft. per lot, (4) widening the internal private streets from 26 ft. curb to curb to 32 ft. to comply with current PUD standards, (5) increasing grading from 797,000 cubic yards to 940,000 cubic yards, and (6) the relocation of retaining walls within the project. Current projects are now required to meet more stringent requirements; however, since this is an older project, and based on the guidelines currently being used, staff feels the project is in conformance with the original tentative map and requests concurrence by the Commission. He also indicated that the City Engineer was asking for the Planning Commission's recommendation on whether the revised project is in compliance with the original. Mr. Grimm introduced letters from Mr. 0. B. Adams, 7043 Alicante Road, Carlsbad, and the Fieldstone Company regarding decorative walls along Alga Road. The Fieldstone letter also agrees to build a screen wall in front of the yard at 7043 Alicante as requested by the homeowner. In addition, he cited a City Council resolution indicating findings and a condition requiring payment of growth management fees. Commissioner Holmes inquired how many more older projects are in the pipeline. Mr. Grimm replied that this is the last residential project with these concerns. Commissioner Hall inquired how SDG&E has changed their policy on the right-of-way. Mr. Grimm replied that SDG&E changed their grading policy along their easements to keep them clear and will not allow more than a 5-l slope. Commissioner Schlehuber inquired about Mr. Adams reference to the lots along Alicante not being custom lots and requested that the applicant address this point when he speaks. Chairman McFadden is concerned about the buyers affected by noise and would like assurance about resales of that property. Mr. Ball replied that unless there is a recorded instrument, it would not be included in the chain of title. It would only be disclosed to the buyer by a contract of sale which is now required by law. Chairman McFadden inquired if the Commission can impose further restrictions on this property. Mr. Ball replied that there is no revised map being presented and the Planning Commission does not have the power to impose additional conditions. The only recourse is that whatever is volunteered at this meeting would become additional conditions, but not by imposition. If the conditions are not met, the project would not be in substantial conformance and the final map could be denied. A discretionary decision would be made by the City Engineer at the time the final map is presented. *P 7, MINUTES March 2, 1988 PLANNING COMMISSION Page 6 Chairman McFadden inquired about the reference on page 2 of the staff report to mitigate second story noise impacts. Mr. Grimm replied that staff uses the County interior standards which is 45 decibels for interior noise. Commissioner McBane inquired if language could be added to the CC&E's to enforce the noise mitigation. Mr. Ball replied that this could be included in the CC&E's and it would be a wise decision to do so. Only a slight change in the wording would be necessary. Chairman McFadden inquired about the school capacity since the La Costa Meadows School is already overcrowded. Mr. Grimm replied that San Marcos has already included this project in their planning. The unit reduction benefits the school district since the density has been reduced. Mr. Jim Hansen, 3319 Cabo Court, Carlsbad, representing the Fieldstone Corporation, applicant, addressed the Commission and requested approval of the staff recommendation. They have been working on the project for more than a year and feel they have addressed all of the homeowner concerns. Commissioner Schlehuber inquired about the custom homes on Alicante. Mr. Hansen replied that the lots in question used to be much smaller but have been increased and will result in a higher home price, however the homes will not be custom as originally proposed. Commissioner Holmes inquired if the tennis courts would remain. Mr. Hansen replied that the tennis courts were originally in the easement area and would not now be allowed by SDG&E. To compensate for the loss of the tennis courts, an additional swimming pool has been added. Chairman McFadden inquired if Fieldstone has agreed to the noise mitigation, the 51 ft. slumpstone wall at Alga and Alicante, and the need to have the noise requirement noticed in the chain of title or CC&E's in the event of property resale. Mr. Hansen pronounced agreement on behalf of the Fieldstone Company to all three recommendations. Chairman McFadden inquired about the phasing of grading since she is concerned about so much grading in one area at one time. Mr. Hansen replied that Fieldstone would like to do the grading in one operation and they are sensitive to the situation. They intend to build in several phases and stated that there will be 25-35 units per phase at one time. Chairman McFadden is concerned about soil erosion and stated that most developments require seeding if not completed within three months. Mr. Hansen would be happy to comply with the seeding, if necessary. Commissioner Hall inquired about the time line. Mr. Hansen stated that plans are for grading within 4-6 months, sales to begin in April 1989 with continuous construction of 80-100 units per year --approximately a 2-l/2 year process. Commissioner Schramm noted that the original map with tennis courts also showed three pools, and the new map shows two pools and no tennis courts. Mr. Hansen replied his earlier answer was in error and that the open space was reduced in order to provide larger back yards. .P r\ MINUTES March 2, 1988 PLANNING COMMISSION Page 7 COMMISSION Commissioner Schlehuber would like the applicant to reiterate his agreement to seed all graded areas unless building commences within three months. Mr. Hansen replied that Fieldstone is volunteering to seed the graded areas but would like the first 50 lots exempted. Commissioner Hall inquired if sidewalks will be throughout the development on both sides of the street. Mr. Hansen replied that there are only two small areas without sidewalks. Commissioner Schlehuber can support the project and feels we are in conformance. He likes the density reduction, and Mr. Adams remarks that the revised plan is better than the original. He is satisfied with the cooperation of the applicant and the additional conditions he has volunteered. Commissioner McBane can support the project but is sorry about the loss of the recreation area. Commissioner Marcus concurs with Commissioner McBane. Commissioner Hall would like more open space but can support the project. Commissioner Schramm can see no problems that have not been mentioned. Commissioner Holmes concurs with Commissioner Schramm. Chairman McFadden feels the revision is a vast improvement, especially with the conditions which were volunteered. She is pleased about the inclusion of noise mitigation. Mr. Grimm directed the Commission's attention to Mr. Adams' request for a variance for a 5 ft. wall and the fact that this would need to be submitted to the City as a separate application. Commissioner Hall requested that the minutes reflect all voluntary conditions. He inquired if the new map shows the sidewalks throughout the project. Mr. Grimm replied that there are only a few small turnaround areas without homes or sidewalks. Motion was duly made, seconded, and carried to recommend approval of the revisions as being in substantial conformance with the original approval, subject to the volunteered conditions that the applicant has submitted by letter for a decorative wall on Alga and Alicante, a screen wall at 7043 Alicante, and noise mitigation on Alicante as well as the volunteered conditions orally presented for seeding of lots and slopes to the satisfaction of the City Engineer, and inclusion of a noise mitigation statement in the CC&R's to notice future resales. ADDED ITEMS AND REPORTS Michael Holzmiller reported that the subcommittee working on the goals and work program for 1988 met a week ago and have established a list of eight items to be worked on and a timeline. Once the written report is reviewed by all members of the subcommittee, it will be sent out to the remainder of the Commissioners. There will be a subcommittee formed to work on each of the eight items. Since there will be no meeting on March 16th, he would like to proceed with subcommittee appointments to avoid delay. The plan will be presented at the meeting on April 1st. ERS Hall Holmes Marcus McBane McFadden Schlehuber Schramm X . l . t- MINUTES March 2, 1988 PLANNING COMMISSION Page 8 Chairman McFadden reported that five Commissioners would be attending the Planning Comission Institute next week. Charles Grimm announced that there would be an Arts Workshop on March 10th with Ernest Hahn as the keynote speaker. MINUTES: Chairman McFadden noted an error in the minute motion on page 8 which shows Commissioner Hall making a motion and then voting against it. Commissioner McBane stated that he had made the motion. The Planning Commission approved the minutes of February 17, 1988 as corrected. ADJOURNMENT: By proper motion, the meeting of March 2, 1988 was adjourned at 7:30 p.m. Respectfully submitted, U 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 X X X X X X X X X X X X X X