Loading...
91-1008_CC_Minutes_Adjourned Regular Meeting29 OCTOBER 8, 1991 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 was called to order by Mayor Friess at 7:05 p.m. in the City Council Chamber. ROLL CALL: PRESENT: Kenneth E. Friess, Mayor Lawrence F. Buchheim, Councilman Gary L. Hausdorfer, Councilman Gil Jones, Councilman Jeff Vasquez, Councilman ABSENT: None STAFF PRESENT: George Scarborough, Assistant City Manager; Cheryl Johnson, City Clerk; David Bentz, Director of Administrative Services; William M. Huber, Director of Engineering and Building Services; Thomas Tomlinson, Director of Planning Services; Nancy Bernardi, Recording Secretary. ORAL COMMUNICATIONS None. ADMINISTRATIVE ITEMS DIRECTOR OF PLANNING SERVICES 1. WORK SESSION - REVIEW OF A PROPOSED COMBINED RESIDENTIAL GOLF COURSE DEVELOPMENT PROPOSED FOR APPROXIMATELY 148 ACRES LOCATED ADJACENT TO LA NOVIA AVENUE AND EASTERLY OF VALLE ROAD, TENTATIVE TRACT 14343 (SAN JUAN MEADOWS) (CONTINUED FROM OCTOBER 1. 1991) (420.40) Proposal: A work session for a proposed project consisting of 209 single-family detached homes, 168 attached housing units, 180 senior housing units, a nine -hole executive golf course, a golf course driving range and clubhouse. The golf course will be constructed over the old Forster Canyon Landfill. Prior to construction, the landfill must receive official certification of its closure. The project is located on The Mesa portion of the Forster Canyon Planned Community. -1- 10/8/91 r'3o, Applicant: Al Brende and Ray Poulter San Juan Creek Associates, Ltd. 324 West Fourth Street, 2nd Floor Santa Ana, CA 92701 Written Communication: Report dated October 1, 1991, and resubmitted October 8, 1991, from the Director of Planning Services, summarizing the proposed project and policy issues regarding density, proposed land uses and locations, subdivision design, lot coverage and development intensity, landfill closure, vacation of the stockpile easement, and project financial assistance. Staff Presentation: Mr. Tomlinson made an oral presentation relative to the following four areas where staff requested Council review and comment: Land Use - Mr. Tomlinson noted that the adopted Comprehensive Development Plan identified an 8 -acre Public Institutional site to be dedicated to the City for park uses. The applicant proposed that area to be developed to provide for senior housing. Mr. Tomlinson noted that the applicant also proposed approximately 168 attached units on the north side of La Novia designated by the General Plan as General Open Space. Should the City Council generally approve of the conceptual use for this project, an amendment would be required to the General Plan to be in compliance. Landfill Closure - Mr. Tomlinson noted that the County had discontinued the landfill use in 1976 but had not gone through the official certification of closure proceedings. The State still recognized the Forster Canyon Landfill as an open landfill. Closure costs were estimated to range from $5,000,000 to $7,000,000. The County had committed $2,000,000 to the closure and the golf course developer, The Phoenix Group, had committed $3,000,000. The applicant had suggested City ownership of the golf course; Mr. Tomlinson expressed concerns regarding liability and long-term maintenance of the site if the City assumed ownership. He stated that once Council direction had been received on this item, staff would fully identify the potential for liability and provide a separate report to Council. Subdivision Design - Staff had concerns regarding the proposed minimum lot sizes, intensity of development on the lots (setbacks and building lot coverage), and views of the project from Interstate 5 and the downtown area. He reviewed the grading concept and stated that due to the high view -2- 10/8/91 r 311 impact staff would recommend a treatment similar to that discussed for the Window Hill portion of the TMC development; i.e., larger lot sizes and larger setbacks. Financial Assistance - Staff recommended that before deciding upon how the project could be financed, the Council should provide direction regarding proposed land uses and General Plan consistency, amending General Plan vs. dedicating land in lieu of developing it, and the City's participation in the landfill closure. The Council was provided with brief comparisons between the proposed project and the Glenfed and TMC projects with regard to minimum lot sizes and setbacks. Applicant's Presentation: Phillip Schwartze of the PRS Group, project consultant, requested that the Council provide input for the environmen- tal review process. A slide presentation was given, which included a view analysis of the site, comparison with the original concept plan for the site, examples of 40 -foot wide lots, and grade differentials. Construction of the project would occur in the following sequence: landfill closure, golf course, Street A, and housing development. Bryan Stirrat of Bryan Stirrat Associates, design engineer for the landfill closure, commented on the executive golf course's 30 -year maintenance plan and the design parameters for closing the landfill in compliance with state regula- tions. He estimated that the landfill closure would take approximately six months to complete once the plan is approved, with construction of the golf course to commence shortly thereafter. Mr. Schwartze explained the applicant's proposal for a Mello - Roos District and the project's financial pro forma showing a 15% profit margin based on $135,000-$150,000 lots and $350,000-$400,000 homes. Mr. Schwartze reiterated the desire for direction in the areas of City participation in the landfill closure such as a Mello -Roos District; and the proposed uses on the Public Institution site and the open space area. Council Comments: Stockpile Easement - It was a consensus of the Council that the stockpile easement be vacated but that staff be directed to negotiate recovery of the City's investment in the pro- perty upon acquisition of the easement. -3- 10/8/91 Landfill Closure - It was a consensus of the Council that: (1) a golf course would be a good choice of land use for the site; (2) the City not incur any financial responsibility or liability with regard to the landfill closure; (3) the City be assured that the landfill/golf course site would be safe for public use and adjacent residents after its closure. Land Use/Site Design - Mr. Tomlinson noted that construction of senior housing is not a use currently allowed in the project's Comprehensive Development Plan for public institutional zoning. He further noted those uses proposed by the applicant which would require a General Plan Amendment and rezone. It was a consensus of the Council that: (1) the project was too intense; (2) staff work with the applicant to reduce the project's density; (3 ) open space be preserved as documented in the General Plan and the Comprehensive Development Plan; particu- larly Lot 8 because of its prominence on the site; (4) senior housing would be acceptable, but consideration be given to an alternate location; (5) additional uses in the public institutional area, e.g. schools and senior housing, may be studied; (6) consideration be given to incorporating lower-cost for - sale housing into the project; (7) consideration be given to larger lots and smaller houses to reduce density and the cost factor for potential buyers; (8) TMC guidelines be referenced with regard to setbacks and view analysis; and (9) improvements to the Valle Road/San Juan Creek Road intersection be addressed. Proiect Financial Assistance - The Council discussed the proposed Mello -Roos Community Facilities District and -4- 10/8/91 33", expressed concern regarding the financial impact on future homeowners in the project area and the need for them to be advised up -front if such a District existed. It was a consensus of the Council that the financial impacts of implementing a Mello -Roos Community Facilities District be studied and staff was directed to give a presentation to the Council regarding the generic aspects of Mello -Roos Districts. Golf Course Ownership by the City - It was a consensus of the Council that it was premature to seriously consider the City's ownership and management of the golf course until staff has completely evaluated the ramifications with regard to financial responsibility and liability. ADJOURNMENT There being no further business before the Council, the meeting was adjourned at 9:34 p.m. to the next regular meeting date of Tuesday, October 15, 1991, at 7:00 p.m. in the City Council Chamber. ATTEST: KEMMTH E. FRIESS, MAYO Respectfully submitted, // !Lr. �✓..1 !ice -5- 10/8/91