89-0427_CC_Minutes_Adjourned Regular Meetingi
APRIL 27, 1989
ADJOURNED REGULAR MEETING OF TEM CITY COUNCIL
OF TEE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA
052
The Adjourned Regular Meeting of the City Council of the City
of San Juan Capistrano, California was called to order by Mayor
Hausdorfer at 7:04 p.m. in the City Council Chamber, followed
by the Pledge of Allegiance to the Flag. The meeting was held
jointly with the Planning Commission to conduct a worksession
on the Pacific Point Planned Community project.
ROLL CALL: PRESENT: Gary L. Hausdorfer, Mayor
Lawrence P. Buchheim, Councilman
Anthony L. Bland, Councilman
Kenneth E. Friess, Councilman
Phillip R. Schwartze, Councilman
ABSENT: None
STAFF PRESENT: Stephen B. Julian, City Manager; George
Scarborough, Assistant City Manager; William D. Murphy, Director
of Public Works; Thomas G. Merrell, Director of Community
Planning and Development; Thomas Tomlinson, City Planner; Cheryl
Johnson, Deputy City Clerk; Nancy Bernardi, Recording Secretary.
CITY COUNCIL/PLANNING COMMISSION JOINT WORKSESSION
Written Communications:
Report dated April 27, 1989, from the Director of Community
Planning and Development, outlining the background of the area
and project, concerns of staff, and staff recommendation.
Report dated March 30, 1989, from the City Planner, reviewing
the preliminary components of the approved Forster Canyon
Planned Community Comprehensive Development Plan.
The City Council and Planning Commission reviewed preliminary
concept plans to amend the Forster Canyon Planned Community (CDP
81-1) for 256 of the total 400 acres, including 416 dwelling
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units on 117 acres, 25 acres for research and development, a 5 -
acre neighborhood commercial development, 94 acres of general
open space, and 15 acres of recreation open space. Issues
considered were land use, circulation, density of development,
grading, open space, and status of the landfill.
The applicant, Minoru Chin, President of TMC Communities,
expressed his commitment to working with the City Council,
Planning Commission, and City staff on the successful completion
of this project.
Mike Schlesinger, project director for TMC Communities,
introduced the design team for the project: Mike Browning,
project engineer and President of The Keith Companies; Rick
Zeiser, President of Zeiser Technical; Julie Oberg, project
planner with The Keith Companies; David Neish, government
relations; Richard Schanz Martin, architect; and Mike Peak of
Sackett Construction for landform stabilization.
Mr. Schlesinger reviewed the project proposal and existing land
uses, and, referring to the exhibits on display, described the
relationship of the various proposed segments to the existing
homes in McCracken Hill, noting buffer areas, open spaces,
protected views. The neighborhood center proposed the inclusion
of a ranch -style produce market, small shops, with small offices
on the second story. Public benefits identified were parks and
open space, landform stabilization, and circulation and
infrastructure connections to be constructed as a result of this
project, with some to be available in 1990. Mr. Schlesinger
noted that residents living on Avenida Calita stated their
opposition to any connections with Calita, except for emergency
access only.
Staff Comments:
Mr. Merrell provided a brief history of the area and of the
project, discussed problems associated with landfill, and
identified the following major issues:
1. Density - Staff questioned the amount of density in the
Valley area, stating it should be semi -rural similar to
McCracken Hill; expressed concern about the grading
difficulties for the Valley due to the limited area and the
potential impact on McCracken Hill; and, questioned whether
there was sufficient public benefit to justify the increase
in General Plan density and a 10-15% increase in demand for
public services.
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2. Land Use - Mr. Merrell reviewed the history of the open
space/park at Las Ramblas. Staff questioned intensifying
the land use, using up more than one half of the land for
retail development, and reducing the scale for recreational
needs for the community. Staff also felt that if the
project's density generated a sufficient number of school-
age children, then consideration should be given to
requiring that a school be built in the area.
3. Circulation - Mr. Merrell reviewed the history of Avenida
Calita and Via de Agua. Staff felt that the residential
streets should be completed and linked to City streets and
that Pacific Point Drive to La Novia should be a public
road. It was suggested that the developer be required to
extend Pacific Point Drive to La Novia prior to the
issuance of a determined number of Certificates of
Occupancy and to control construction access during
development. Staff expressed concerns that the proposal
for Pacific Point Drive to be a cul-de-sac serving 250
homes was not consistent with City policy. Consideration
could be given to the possibility of gated communities off
Pacific Point Drive and Avenida Calita. Mr. Tomlinson
noted that the major concerns with the original Comprehen-
sive Development Plan were the infrastructure and its
immediate implementation, and these issues should again be
considered by the Commission and Council.
4. Grading - Mr. Merrell reviewed the proposed slope
stabilization and noted that no technical information
regarding grading impacts had been received from the
developer. It was stressed that grading aesthetics was
of major concern to the City. Mr. Tomlinson noted that
when the original Comprehensive Development Plan was
contemplated, the Window Hill/Valley area was considered
very sensitive.
At this point in the meeting, Councilman Bland stated that
although he had to leave the meeting, all issues reported were
very important to him and that he would prepare a written
summary of his thoughts to the staff, City Council, the Planning
Commission, and the applicant.
5. open Space - Staff felt that the Pacific view hill should
be preserved as a community amenity and questioned the
active recreational use of the area. Mr. Merrell suggested
that the linear park should be served by a public
statement.
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6. Schedule - Staff is working on a schedule but feels it
would not be possible to complete the Comprehensive
Development Plan and zoning process in less than one year.
A written schedule will be provided to the applicant.
Suaaestions/Comments to the Applicant by the Planning Commission
and City Council:
It was the consensus of the Planning Commission and City Council
that the following concerns/ suggestions be addressed by the
applicant:
1. Sensitive Development - The importance of sensitive
development in this area was stressed.
2. Density - The proposed density was deemed not acceptable,
particularly in the Valley area, and they felt there
appeared to be insufficient public benefits to support the
increase in density.
3. Public Benefits - Public benefits were of major concern,
and not enough were evident.
4. Grading - Aesthetics, i.e. the need for natural appearance
and blending, with no forced cuts, was stressed. Concern
was expressed regarding the elevation of the Valley floor
at it relates to McCracken Hill. In addition, it was
recommended that the goals and objectives of the landform
management district for the previously -approved development
should be applied in this project.
5. Neighborhood Commercial Center - Strong concerns were
expressed regarding the center, its reasons for being
there, its effects on the community, opposition from
residents, and its diversion from the downtown area.
6. Open Space - Concern was expressed regarding potential
distraction from open space.
7. Circulation and Infrastructure
a. Concerns were voiced regarding circulation,
particularly between the two separate property owners,
and linkage with the rest of the community.
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b. Calita is considered to be an important link to the
community and its extension needs to be seriously
considered. Councilman Friess indicated that the
issues raised in previous meetings with Calita
residents still need to be addressed.
C. It was strongly felt that public improvements should
be in before the building construction starts.
d. Concern was expressed about La Novia not being able
to connect with this project.
e. Regarding the potential mixing of residential and
construction traffic, it was felt that construction
access roads needed to be implemented to avoid
problems similar to Glenfed.
f. Basic infrastructure of Valle Road should be in place
before construction commences.
g. Concern was also expressed regarding the grading of
Window Hill to screen infrastructure.
h. It was suggested that the applicant work closely with
staff.
8. Disposal Site - Concern was expressed regarding the proper
closure of the landfill and the area remaining around it.
9. School Site - It was strongly suggested that a school site
be considered for the area in relation to the large amount
of school-age children generated by the proposed project.
10. Comprehensive Development Plan - Councilman Friess stated
his preference for the existing CDP and suggested that an
alternative be found that will fit into what was approved
with the existing CDP.
11. Schedule - It was felt, and confirmed by staff, that the
process cannot be accelerated and will probably take much
longer than one year.
12. Public—Senefits- There is insufficient evidence of public
benefit from this project to support a General Plan change
or increase in density.
13. Window Hill - Support was indicated for the improvements
to the Window Hill area.
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14. Parks and Recreation - Parks, preferably flat, and
recreation uses for this project are considered a major
priority.
Mayor Hausdorfer thanked the applicant and commended them for
their patience and their request for the worksession. Mayor
Hausdorfer indicated that neighborhood meetings should take
place jointly with City staff and the developer so that when the
project comes before the Planning Commission, there is a
consensus of what is desired for the project. He stated that
the Staff recommendations were consistent with the consensus of
the Planning Commission and City Council and should be taken as
direction to the applicant. Mr. Merrell was directed to remain
personally involved in the project and that a consultant be
retained to deal with this project personally.
Mr. Julian stated the importance of completing the
infrastructure as soon as possible, with the method of financing
to be decided at a later time. He emphasized the amount of time
that will be required from staff, commissions, City Council, and
citizens and reiterated the City's willingness to work with the
applicant in solving problems that arise.
There being no further business before the Council, the meeting
was adjourned at 8:58 p.m. to the next regular meeting date of
Tuesday, May 2, 1989, at 7:00 p.m. in the City Council Chamber.
Respectfully submitted,
MARY ANN HANOVER, CITY CLERK
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CHERYL JQANSON, DEPUTY CITY CLERK
ATTEST:
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