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