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99-0310_CC_Minutes_Adjourned Regular Meeting073 March 10, 1999 ADJOURNED REGULAR MEETING OF THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA The Adjourned Regular Meeting of the City Council of the City of San Juan Capistrano, California, held jointly with the Planning Commission, was called to order by Mayor Greiner at 7:04 p.m. in the City Council Chamber, followed by the Pledge of Allegiance to the Flag. ROLL CALL: PRESENT: John Greiner, Mayor Collene Campbell, Mayor pro tem Gil Jones, Council Member Wyatt Hart, Council Member David M. Swerdlin, Council Member Mark McGuire, Chairman (arrived at 7:07 p.m.) Bill Sonka, Vice Chairman Diane Bathgate, Commissioner Sheldon Cohen, Commissioner Ed Johnson, Commissioner Timothy Neely, Commissioner William Pichler, Commissioner ABSENT: None STAFF PRESENT: George Scarborough, City Manager; Jennifer Murray, Assistant City Manager; Cheryl Johnson, City Clerk; Thomas Tomlinson, Planning Director; William M. Huber, Engineering and Building Director. ORAL COMMUNICATIONS - None ADMINISTRATIVE ITEMS PLANNING DIRECTOR WORKSESSION TO REVIEW POTENTIAL DEVELOPMENT OF THE OSO RANCH LOCATED ON THE NORTH SIDE OF OSO ROAD, AS A PRIVATE SCHOOL AND THE FORSTER RV STORAGE SITE, LOCATED ON ALIPAZ STREET, AS SINGLE-FAMILY DETACHED HOMES (SADDLEBACK VALLEY CHRISTIAN SCHOOLNILLAGE ALIPAZ) (420.101 Proposal: Worksession held jointly with the Planning Commission to discuss two proposed developments: (1) establishment of a private school at Camino Capistrano and Oso Road on a portion of the Oso Ranch; and, (2) development of single-family homes on the 21 -acre Adjourned City Council Minutes 1- 3/10/99 074 Alipaz Street site that is currently occupied by a recreational vehicle storage yard and an agricultural field. The applicant had proposed the development of the two separate properties to enable a land "trade." Applicant: Saddleback Valley Christian School, c/o Bruce Harbin, 2122 North Broadway, Suite 101, Santa Ana, California 92706. Written Communications: (1) Report dated March 10, 1999, from the Planning Director, advising that the applicant had begun processing development of the Saddleback Valley Christian School at 32532 Alipaz Street; but had withdrawn the application following the City Council hearing on September 1, 1998. The applicant had been presented with an alternative and had now determined that a site located on Oso Road just west of Camino Capistrano and the railroad tracks, known as the Oso Ranch, may be suitable. The Oso Ranch contains approximately 70 acres, with 22 acres proposed for development at this time. Sixteen acres would house temporary and permanent classrooms and accessory uses for a K-8 private school, and six acres would accommodate Oso Creek channel improvements. Oso Road would be improved to four lanes and a new at - grade crossing would be developed. Future use of the remaining acreage could include high school facilities, ball fields and a 360 -unit senior citizen housing project. The proposed residential property, to be located on the site of the formerly proposed Saddleback Valley Christian School, contains approximately 21 acres located on the east side of Alipaz Street, just north of Camino del Avion. It was proposed to develop the site with approximately 163 single-family homes at a density of 7.7 dwelling units per acre. Minimum lot size would be 4,000 square feet, with a mixture of one- and two-story designs. The applicant wished to enter into an agreement to establish the density at the Alipaz site in order to accommodate the land trade with the Oso Ranch site. The Report noted that an agreement would not be possible if the residential development were determined to be subject to the ordinance suspending development applications on certain projects during the General Plan update. The Report further noted that if the developer were to provide affordable housing in accordance with Section 9-3.511 of the Municipal Code, the project application could be considered; the project could also be exempt if it was restricted to residents of 55 years or older. (2) Letter dated March 5, 1999, from Mildred Groski, 31821 Paseo Terraza, supporting establishment of the school. (3) Letter dated March 9, 1999 from Albert F. Simmons, 32302 Alipaz Street, Space 135, supporting the proposal. Adjourned City Council Minutes -2- 3/10/99 075 _ (4) Letter dated March 10, 1999, from Senator Bill Morrow, 38th Senatorial District, 27126 Paseo Espada, Suite 1621, San Juan Capistrano, expressing appreciation to the Council for considering establishment of the Saddleback Valley Christian School. (5) Fact Sheet received March 10, 1999, from Phillip Schwartze, proponent for Village Alipaz, describing the project and suggesting an implementation process to include agreement on the concept; agendizing a Letter of Understanding; and, processing of necessary applications. Staff Presentation: Colored renderings and a conceptual yield study of Village Alipaz were on display, as well a Master Plan ownership map, interim site plans for Saddleback Valley Christian School, and future development phasing of the Oso Ranch. Sara Pashalides, staff consultant, described the proposal and planning issues associated with each site. Applicant Presentation: (1) Bruce Harbin, President and Chairman of the Board of Saddleback Valley Christian School, stated that although they had withdrawn their proposal for a school at the Alipaz site, they had felt there was unanimous support for the school itself. They had heard many comments from the community that the Alipaz site should contain a residential development, and so when presented with the idea, had subsequently considered a land swap for the Oso Ranch property. He indicated their concerns regarding the Oso Ranch location and described their safety considerations. He expressed their desire to move forward and to know if, and where, their energies should be focused. (2) Phillip Schwartze, representing Village Alipaz, indicated the land swap had been his idea, and that although it was financially marginal, it could be done. He stated that marketing figures supported development of single-family homes on individual lots in the $300,0004400,000 range. He indicated he would not be interested in developing condominiums, townhomes, low-income or senior housing. He acknowledged the many issues yet to be addressed, including disposition of multiple ownerships and a Water District well site. He discussed project phasing and indicated that as long as he was assured he could build at least 163 lots, the proforma would work and the land swap could be accomplished. Public Comments: (1) Angela Duzich-Rohde, 31372 Don Juan Avenue, advised that she owned two units, 26372 and 26378 Oso Road, across the street from the proposed school site. She stated support for locating the school at the Oso site. She voiced her concern regarding circulation in and out of the school site and felt there should be a time limitation on the use of portable units. (2) Tony Forster, 25951 Calle Ricardo, spoke in support of establishing the school on the Oso site and suggested that when assessing fees for processing the current proposal, Adjourned City Council Minutes -3- 3/10/99 076 consideration be given to the amount of fees paid for the previous project that was subsequently withdrawn. Council/Commission Discussion: There was general consensus of support for the concept of the land swap and locating the school at the Oso site. Concerns were expressed for traffic circulation on Oso Road and Camino Capistrano, stacking at the Railroad tracks, safety considerations related to the railroad tracks and the at -grade crossing, and general circulation improvements that would be needed. Commissioner Neely indicated there may be many constraints on the use of property on the westerly side of the creek due to the Corps of Engineers' study and resulting delays or improvements requirements that could impact the project and/or its finances. Commissioner Bathgate suggested that the school's architecture reflect the rural character of the area. She also expressed concerns that the project may be more costly to develop due to traffic impacts fees, creek improvements and the potential bridge construction. There was also general consensus that the development on Alipaz Street could work. Suggestions were made that during specific project review the as -built density on adjacent properties be taken into consideration to assure the project would fit the existing character of the surrounding area. It was suggested that consideration be given to constructing condominiums or townhomes to allow for more flexibility of design. It was further suggested that on -street parking concerns could be addressed through the use of zero -lot - lines. Commissioner Johnson pointed out that issues such as tot lots, open space and landscaping were thoroughly examined by the Planning Commission and the density requested may not be approved. Council Member Campbell expressed concern regarding transportation issues; the ramifications of the Corps of Engineers study on the creek; the density of the Village Alipaz project; and timing of the proposed land swap. She indicated that she supported the school, however, there were too many unanswered questions which could delay or negatively impact its development. Council Member Jones also indicated that while he felt the Oso site was a good site for the school and he supported the concept of the land swap, he would not pre - approve the Village Alipaz development. Mayor Greiner advised that due to the General Plan review process, some decisions may be delayed until such time as final land use decisions are made, and opening the school at the Oso site in September could be very optimistic. Additional Discussion Mr. Schwartze, representing Village Alipaz, indicated he would not propose townhouses, condominiums, low-income or senior housing. He further indicated his desire to have placed on the agenda a letter of understanding or a memorandum of understanding that would guarantee that Village Alipaz could be developed in the range of 160-165 units. The City Manager cautioned that the present moratorium prohibits the processing of entitlements during the General Plan update. He indicated that it had been suggested to the applicants that the General Plan process could be used to provide specific direction on this property. However, the update would not be completed until November at the earliest, which may not Adjourned City Council Minutes -4- 3/10/99 077 meet their timelines. Any deliberation regarding a process designed to find an alternative way to receive entitlements needed careful legal consideration and advice. Council Member Swerdlin expressed his desire to get the project underway and felt there was an opportunity to find creative solutions. ADJOURNMENT There being no further business before the Council, the meeting was adjourned at 8:28 p.m. to the next regular meeting date of Tuesday, March 16, 1999, at 5:30 p.m. in the City Council Chambers. Respectfully submitted, CHERYL JO SO , CITY CLERK ATTEST: GREINER, MA Adjourned City Council Minutes -5- 3/10/99