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HomeMy WebLinkAbout2013-02-20; Planning Commission; MinutesPlanning Commission Minutes February 20, 2013 Page 1 Minutes of: PLANNING COMMISSION Time of Meeting: 6:00 p.m. Date of Meeting: February 20, 2013 Place of Meeting: COUNCIL CHAMBERS CALL TO ORDER Chairperson Siekmann called the meeting to order at 6:00 p.m. PLEDGE OF ALLEGIANCE Commissioner Schumacher led the Pledge of Allegiance. ROLL CALL Present: Chairperson Siekmann, Commissioners Black, L’Heureux, Montgomery, Schumacher, Scully and Segall Absent: None STAFF PRESENT Don Neu, City Planner Jane Mobaldi, Assistant City Attorney Sabrina Michelson, Senior Office Specialist Van Lynch, Senior Planner Glen Van Peski, Engineering Manager Kathy Dodson, Interim Community and Economic Development Director APPROVAL OF MINUTES Chairperson Siekmann asked if there were any corrections or revisions to the minutes of the meeting from February 6, 2013. MOTION ACTION: Motion by Commissioner Black and duly seconded, that the Planning Commission approve the minutes from the Regular Meeting of February 6, 2013. VOTE: 6-1 AYES: Chairperson Siekmann, Commissioner Black, Commissioner L’Heureux, Commissioner Montgomery, Commissioner Schumacher and Commissioner Scully NOES: None ABSENT: None ABSTAIN: Commissioner Segall PUBLIC COMMENTS ON ITEMS NOT LISTED ON THE AGENDA Shelley Hayes Carron stated there will be an open house at the Marron Adobe. PLANNING COMMISSION PUBLIC HEARING Chairperson Siekmann asked Mr. Neu to introduce the first item. Planning Commission Minutes February 20, 2013 Page 2 1. EIR 11-02/GPA 11-09/ZC 11-04/MP 10-01/LFMP 87-25/CT 11-04/HDP 11-04/SUP 11-04/HMP 11-07 – QUARRY CREEK MASTER PLAN – Request for the certification of an Environmental Impact Report, including the approval of Candidate Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program; and a recommendation of approval of General Plan Land Use, Circulation and Open Space and Conservation Element Amendments, Zone Change, a Master Plan identifying five residential areas, three community facilities areas, and four Open Space areas for the purpose of regulating the future development of 656 residential units and community facilities; Local Facilities Management Plan, Tentative Tract Map, Hillside Development Permit, Floodplain Special Use Permit, and Habitat Management Plan Permit to subdivide 156 acres into 17 lots, mass grade and provide backbone infrastructural improvements on property generally located south of Haymar Road and west of College Boulevard in the northeast quadrant of the City in Local Facilities Management Zone 25. Mr. Neu introduced Agenda Item 1 and stated that Senior Planner Van Lynch would make the staff presentation assisted by Tim Gnibus, representing HDR, the EIR Consultant for the project. Chairperson Siekmann opened the public hearing on Agenda Item 1. Mr. Lynch and Mr. Gnibus gave a detailed presentation and stated they would be available to answer any questions. Chairperson Siekmann acknowledged receipt of numerous emails and documents. Chairperson Siekmann asked if the applicant wished to make a presentation. Mark McMillin, representing McMillin Companies, gave a brief presentation and stated he would be available to answer any questions. Mr. McMillin then introduced Todd Galarneau who gave a brief presentation and stated he would be available to answer any questions. Chairperson Siekmann asked if there were any questions of the applicant. Commissioner Montgomery asked about the reasonable development of the panhandle and asked Mr. Galarneau to elaborate on that comment. Mr. Galarneau stated that 27% of the panhandle is being impacted. He commented that if there is no development on the panhandle, the project would no longer be feasible. Mr. Galarneau stated revenues drop significantly but project costs do not drop correspondingly. Chairperson Siekmann opened public testimony on Agenda Item 1. Fred Sandquist, 6408 Crossbill Court, Carlsbad, stated that the EC3 Committee and the Open Space Advisory Committee ranked the panhandle as number 1 to set aside in open space. The city needs to listen to its citizens. Chairperson Siekmann asked for clarification on the comment “panhandle.” Mr. Sandquist stated he was referring to areas P-5 and R-5 on the project site. Simon Freedman, 1303 Savannah Lane, Carlsbad, commented on the panhandle as it relates to any development that blocks the view from the Hayes Carron Adobe. He commented that the mitigation measures are not adequate as they relate to the increase in traffic. He stated the project should be revised to be 500 units. Fred Chambers, 235 Pine Avenue, Carlsbad, stated he remembers hiking as young child near the project site. He would like the City to save as much open space as possible. Mary Anne Viney, 2796 James Drive, Carlsbad, representing Preserve Calavera, stated they are submitting another 50 postcards from people who have visited the Buena Vista Valley, and she stated her objections to the errata sheet. Planning Commission Minutes February 20, 2013 Page 3 Victor Waters, 903 Crestview Road, Vista, a Marron descendant, asked the Commission to take into consideration the historic Marron Adobe. The project is very well done and very well thought out; however the one remaining issue is development on the panhandle. Dr. Jerry Colling, 3171 Falcon Drive, Carlsbad, stated he is concerned about the numbers regarding the affordable housing units. He feels it is very important to preserve the entire panhandle and to help preserve the wildlife. Dr. Colling stated he is concerned about the sanctity of the falls and the creek as well as the increase in traffic. He urged the Commission to vote no and to preserve the entire panhandle. Shelley Hayes-Caron, who resides at the Marron Adobe, stated the view from the entire historic district needs to be taken into consideration. Ms. Hayes-Caron stated the EIR does not accurately represent the historical significance of the site. Susan Sharif, 3555 Glen Avenue, Carlsbad, stated there is a critical need for affordable housing in the area. She stated that the Quarry Creek project has been well planned and well thought out. Sherri Hoffman, 7824 Sitio Tejo, Carlsbad, believes it is the development of master plans such as Quarry Creek that make Carlsbad the city it is. She asked the Commission to approve the project. Rachel Hartman, 4651 Red Bluff Place, Carlsbad, manager of Mariposa Apartments, submitted 10 letters of support from apartment residents, stated the project will be a great addition to the community particularly with the affordable housing. Bill Peevey, 5993 Avenida Encinas, president of CICM Management Company, stated the project site has been identified as a smart growth community center. He asked the Commission to give a fair consideration to the project. Walter Heiberg, 5993 Avenida Encinas, representing Chelsea Company, stated the site plan has been identified as an affordable housing site and is an ideal location for affordable housing. He feels this is a win-win situation for the city of Carlsbad. Tom Perez, 11888 Paseo Lucido #110, San Diego, stated this is a great project. Previous projects such as Robertson Ranch, Bressi Ranch, etc., have made the city a model community, and this project is no different. He thanked the city for choosing McMillin to work on this project. He asked the Commission to support the project. Kelly Mercado, 1726 Burbury Way, San Marcos, supports the project because of the open space and it is environmentally conscious. It is committed to the preservation of natural resources. The project will revive the site and ensure the El Salto Falls and Buena Vista Creek are preserved. Guy Oliver, 6467 Surfside Lane, Carlsbad, spoke in support of the project. The project is a huge improvement over the previous use on the site. This project will offer the citizens of Carlsbad a place to live in the city they work. Stephen Ballas, 3981 Brown Street, Oceanside, stated this project will have an impact on the area; however no matter what is developed on the site, there will be impacts. He urged the Commission to look at the project as setting a priority. If the city does not provide the interim steps to providing housing then revenue streams stop. Robert Felix, 2558 Navarra Drive, Carlsbad, representing NN Jaescke, stated he has never seen a project that it is so environmentally secure. He asked the Commission to do what is right for Carlsbad. He stated he supports the project. Howard Krausz, 3211 Fosca Street, Carlsbad, representing North County Advocates, works to expose and oppose projects with negative impacts. While not against development, he feels projects should be as smart as possible. This project does not meet most of the SANDAG smart growth requirements. Mr. Krausz commented that the units should be rearranged on the site in order to increase density and to preserve the panhandle. Planning Commission Minutes February 20, 2013 Page 4 Mike Haslam, 3540 Simsbury Court, Carlsbad, stated this project affects him personally. He stated there will be unmitigitable traffic issues. He is not in favor of the project. Susie Coker, 2126 Sorrento Drive, Oceanside, representing Rancho Del Oro, stated there must be a better location for affordable housing. She would like to keep development off the panhandle. Dorothy McCorkle, 4610 Bristolcone Court, Oceanside, stated this is a pedestrian area as well as a car area and the project does not provide for any pedestrian traffic. Mel Vernon, 1044 North Ivy, Escondido, expressed the concerns of his tribe, the San Luis Rey Band of Luiseno Indians. He asked the Commission to keep the management plan in place (Falls Management Plan). Joyce Gammon, 3258 Pearl Lane, Oceanside, representing Friends of the Buena Vista Creek, stated the site is a special sacred site. Tom Gibbs, 3533 Simsbury Court, Carlsbad, stated his concerned about traffic and the development of 656 units. He is concerned about the number of units being squeezed into a small area on the site. Mr. Gibbs stated the project should be drastically smaller. Mr. Gibbs commented that in order to help preserve property values, development should be allowed on the panhandle area. Tom Gray, 3201 Buena Hills Drive, representing Costa Serena Senior Community, Oceanside, collected 379 signatures from the community asking that the development be scaled down. He stated his concerns regarding access and safety services to the project site. Julie Hamilton, 3553 Simsbury Court, Carlsbad, stated she would like to see low density on the panhandle, an overall lower amount of units and to have more condos as opposed to apartments. Marcela Escobar-Eck, 7426 Solano Court, Carlsbad, urged the Commission to really think about this project and to do what is right. She commented that the project will preserve a significant amount of open space. The city needs more options for housing prices. RECESS Chairperson Siekmann called for a 10-minute recess at 8:50 p.m. MEETING CALLED TO ORDER Chairperson Siekmann called the meeting to order at 9:05 p.m. with all Commissioners present. Jeff Goodrick, 3555 Simsbury Court, Carlsbad, believes that McMillin can make money at 500 homes instead of 656 homes. He stated he is concerned about the traffic and one solution to mitigate the traffic is to build less than 656 homes. Mr. Goodrick stated the panhandle can be saved by not building 656 homes. Lauri Bloom, 2375 Lagoon View Drive, Encinitas, representing Suntech Solar, supports the project as it will create local jobs and environmentally friendly housing will be constructed. Lonnie Smith, 2636 Sausalito Avenue, Carlsbad, asked for no development on the panhandle property. He feels the area is well worth preserving and development should be limited to outside the panhandle. Dr. Doris Lee Richie, 3379 Garibaldi Place, former Carlsbad Housing Commissioner, stated she is in favor of inclusionary housing. She urged the Commissioners to recommend this project goes forward to the City Council. Barbara Tice, 7106 Lantana Terrace, Carlsbad, representing North County Advocates, referenced Draft AB 52 for protection of sacred sites. Planning Commission Minutes February 20, 2013 Page 5 Penny Johnson, 1360 Hillview Court, Carlsbad, stated the history of the Buena Vista Valley should be recognized. She asked that the panhandle be preserved and that the number of proposed homes be reduced. Joan Herskowitz, 1175 Kildeer Court, Encinitas, on the board of the Buena Vista Audubon Society, asked that the project be denied. She is concerned with the health of the lagoon and the Buena Vista Creek. Ms. Herskowitz commented that there should not be development on the panhandle. Kasey Cinciarelli, 2727 Lyons Court, Carlsbad, asked the Commission to preserve 60 acres of open space at no cost. The local schools are at capacity and a park will not be provided until 2018. She stated development should not be allowed on the panhandle. Ms. Cinciarelli commented that the City of Oceanside officially opposed development on the site. She further stated that the site was ranked as number 1 for Open Space acquisition by the Open Space Committee. Ophelia Escobedo, 1611 James Drive, Carlsbad, asked the Commission to preserve the falls and surrounding areas to benefit all the people of Carlsbad. Don Christiansen, 3715 Longview Drive, representing the Carlsbad Sustainability Coalition, stated he is a big fan of trails and linkages and commented that the project site is the wrong location for that much density. Maureen Cummings, 3506 Simsbury Court, Carlsbad, stated it will be a huge traffic issue especially for first responders and emergency personnel. Amy Davis, 6006 Paseo Alameda, Carlsbad, commented that the city needs to preserve its history. Brad Roth, 1507 Rubenstein Avenue, Cardiff, chairman for Carlsbad Watershed Network, stated the project is too big. MOTION TO EXTEND MEETING By proper motion, the Commission voted 7-0 to extend the meeting past 10:00 p.m. Diane Pal, 3175 Seabury Street, Carlsbad, have to look at the spiritual, educational and environmental impact that this area has. She would like to see a reduction in the number of homes and to not have all the units as affordable housing. Ms. Pal further commented that the panhandle should be preserved. Bruce Coons, representing Save Our Heritage Organization (SOHO), 2476 San Diego Avenue, San Diego, commented that this site is the only place where you can stand at a house from the 1840s and essentially have the same view. He commented that the EIR did not analyze for viewscape, the project site’s setting and feeling, and the proposed alternatives were not fairly analyzed. Jane Cartmill, 223 Countryhaven Road, Encinitas, representing San Diego Animal Advocates, commented the project should be scaled back in order to protect the wildlife and wildlife corridors. Karen Merrill, 3681 Seaflower Lane, Oceanside, representing Preserve Calavera, stated that development should be pulled off the entire panhandle. Dennis Martinek, 1537 Sleeping Indian Road, Oceanside, stated the site should be preserved. He commented that the panhandle has more value as open space. Mr. Martinek stated that there should not be any development on the entire panhandle. Mary Jane Jagodzinski, representing Community Housing Works, 1953 Dove Lane, Carlsbad, stated the homes need to be built somewhere. She commented that this is a good time for them. Ms. Jagodzinski stated her support of the project. Mike Stivers, 3519 Simsbury Court, wants to pass down to his children his passion for wilderness. He stated there should not be development on the panhandle at all. Planning Commission Minutes February 20, 2013 Page 6 Diane Nygaard, 5020 Nighthawk Way, Oceanside, stated the project EIR is not responsive to the issues raised and the responses to comments are inadequate. She stated the city should preserve the entire panhandle. Ms. Nygaard commented that the City's Open Space Committee ranked this site as number 1. Paige DeCino, 4155 Skyline Road, Carlsbad, showed a video regarding preservation of the panhandle. Marc Harris, 4204 Jutland Drive, San Diego, stated that this is a beautiful piece of property. He stated the McMillin team worked to meet the requirements and the constraints. The Commission has to look at the entire project. Mr. Harris asked the Commission to consider this project in a positive way. Chairperson Siekmann asked if there were any other members of the audience who wished to speak on the item. Seeing none, she closed public testimony on the item. Chairperson Siekmann asked the applicant to respond to comments to public testimony. Todd Galarneau commented that no planning document has ever shown the panhandle without development. He stated that the city's HMP allows for more development on the panhandle than what is proposed. Mr. Galarneau commented by removing development from the panhandle and keeping the proposed number of units at 656 only brings the project costs down by 5% but revenues would go down 35%. MOTION ACTION: Motion by Commissioner Black, and duly seconded, that the Planning Commission continue Agenda Item 1 to March 6, 2013. · VOTE: 7-0 AYES: Chairperson Siekmann, Commissioner Black, Commissioner L'Heureux, Commissioner Montgomery, Commissioner Schumacher, Commissioner Scully, and Commissioner Segall NOES: None ABSENT: None ABSTAIN: None Chairperson Siekmann thanked Staff for their presentations. COMMISSION COMMENTS None. CITY PLANNER COMMENTS None. CITY ATTORNEY COMMENTS None. ADJOURNMENT By proper motion, the Regular Meeting of the Planning Commission of February 20, 2013, was adjourned [0~ DON NEU . City Planner Bridget Desmarais Minutes Clerk