HAC Minutes-2005-03-0252400 PASEO ADELANTO
MEMBERS OF THE CITY COUNCIL
SAN JUAN CAPISTRANO, CA 92675
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SAM ALLEVATO
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DIANE BATHGATE
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WYATT HART
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JOE SOTO
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DAVID M. SWERDLIN
MINUTES OF THE MEETING
OF THE
HOUSING ADVISORY COMMITTEE
MARCH 2, 2005
Commission Attendance
Present: Marie Buckner, Joann deGuevara, Michelle Knorre, Joanne
Marquez, David Nahas, Gene Ratcliffe, Claude Vincent
Absent: None
Staff Present: Lynnette Adolphson, Management Analyst II
Molly Bogh, Planning Director
Larry Lawrence, Lawrence Associates
A. CALL TO ORDER - Chairperson Ratcliffe called the meeting to order at
7:00 P.M.
B. ORAL COMMUNICATIONS - None
C. MINUTES OF JANUARY 13. JANUARY 19. AND FEBRUARY 5. 2005 — The
Committee unanimously approved the minutes of January 13, 2005 with a
correction to add Member Vincent to the ayes vote on page 6. The Committee
unanimously approved the January 19 and February 5, 2005 minutes as
submitted.
D. NEW BUSINESS,
Conceptual Affordable Housina Proiect on a Four -Acre Parcel Located West of
La Pata Approximately One Mile South of Orteaa Hiahwav (Whispering Hills
Area (Applicant: Whispering Hills LLCM — Following a staff presentation by
Ms. Adolphson, Mr. Phil Schwartz and Mr. Dennis Gage representing Whispering
Hills LLC gave a presentation to the Committee regarding the proposed plan for
a four-story, 200 -unit apartment complex with 40 affordable units. The applicant
described the various components of the plan, including parking, entry and
building design and features, six -acres of open space adjacent to the street, site
visibility from areas near La Pata, building height, and density. The applicant
requested Committee feedback on the proposal before proceeding through the
San .Tuan Capistrano: Preserving the Past to Enhance the Future
Printed on recvcled paper
Housing Advisory Committee Minutes
March 2, 2005
Page - 2 -
formal development review process.
Mr. Jonathan Volzke of the Capistrano Dispatch addressed the Committee. He
questioned whether the Ranch project outside the City limit would construct
higher densities in their project if higher densities are constructed in this project.
The Committee discussed the conceptual plan and project design, and a brief
summary of their comments follows:
Member Knorre:
• Wanted more information on visual impacts to surrounding areas before
commenting on the density issue
• Expressed concern with how the project would look aesthetically
Member Ratcliffe:
• Need to consider density and building height together
• Exceptions to the height limit usually occur due to unique circumstances,
and this project at this location represents a unique circumstance
• Concerned with four-story project
• No concern for aesthetics of the project
• Concerned with setting a precedent since exceptions are usually for a
single element rather than an entire structure
• Acknowledged the need for affordable housing
• Concerned with precedent by amending the General Plan for density and
requested additional information
• Indicated that market rate rentals are needed
• Need more affordable units in the project
Member Marquez:
• Critical need for affordable housing
• Proposed project is excellent solution, especially at this location
• Impressed with the City Lights project
• Below grade location of building will lessen the building height impact
Member de Guevara:
• Concerned with four-story project
• Questioned whether the building design could be reduced to three stories
Housing Advisory Committee Minutes
March 2, 2005
Page -3 -
Member Nahas:
• Expressed strong support for the proposed density
• Supported the proposed building height and scale
• Indicated project will not adversely impact residents due to proximity
adjacent to City boundary
• Need to provide as many affordable units in the project as possible
• Wants to get moving with constructing affordable housing
• Requested City Attorney review of City ordinances to comply with SB
1818 for affordable housing concessions, including parking requirements
Claude Vincent:
• Opposed to doubling (50 units/acre) the General Plan density
• Concerned with precedent in amending the General Plan
• Opposed to exceeding the two-story, 35 foot height limit
• Concern with fire safety of residents with such a dense project
• Support 25 units per acre plus density bonus (32 units/acre)
Marie Buckner:
• Concurred with the Housing Advisory Committee members comments
Summary of Applicant Comments:
• No impact to neighbors (no residential structures in the area yet)
• City has exceeded 35 foot height limit over the years
• Below grade project will lessen visual impact of a four-story building
• Affordable units will be for moderate -income households, not low and
very -low income households
• Visibility study will be conducted to demonstrate the visibility of the project
from all areas in the vicinity
• La Pata to be extended into San Clemente in the future
• No affordable projects have been done since the Lyon apartment project
• Applicant is requesting no funds from the City to subsidize the affordable
units
• All units will have fire sprinklers and alarms installed per Fire Dept.
restrictions and regulations
• Project can be completed quicker will less government involvement
Housing Advisory Committee Minutes
March 2, 2005
Page - 4 -
• Applicant has a great incentive to ensure an aesthetically -pleasing design
due to the project's proximity at the entrance to the Whispering Hills
single-family residential project
• City contribution of funds to the project will allow for more affordable units
Summary of Staff Comments:
• General Plan amendment for density exception would only apply to
affordable projects
• Project will not impact any neighbors because there are none at this time
• City has option to subsidize the rents up front to achieve additional
affordable units
• Ranch specific plan for Planning Area 1 includes commercial/industrial
space and 3,000-4,000 dwelling units, maximum height limit of 75 feet
• Need to maintain look and feel of San Juan Capistrano as the Ranch will
use every opportunity to intensify the use
• Ranch has agreed to work with City to reduce height from 75 feet to 45
feet maximum
• City will be updating the General Plan Housing Element to incorporate the
affordable housing concessions required by State law
E. COMMITTEE/STAFF COMMENTS — Staff advised the Committee that the City
Council will be conducting a public hearing on March 15, 2005, to take public
input on Habitat for Humanity's offer to develop affordable ownership units at the
terminus of Calle Rolando. Commissioner Nahas questioned why this item had
not been scheduled for Housing Advisory Committee review. Ms. Bogh indicated
that Habitat for Humanity provided a presentation to the Housing Advisory
Committee on July 21, 2004, and that the Committee forwarded a
recommendation to the City Council at that time to consider a Habitat for
Humanity project at the Calle Rolando site.
F. ADJOURNMENT - There being no further business, Chairman Ratcliffe
adjourned the meeting at 8:45 p.m. to March 30, 2005, at 7 p.m. in the City
Council Chambers.
Respectfully submitted,
Ly nette Adolphson, Secretary
APPROVED: May 25, 2005