HomeMy WebLinkAboutPlanning Commission Minutes 2000/06/146:00 p.m.
Wednesday, June 14, 2000
MINUTES OF THE
CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
Council Chambers
Public Services Building
276 Fourth Avenue, Chula Vista
ROLL CALL/MOTIONS TO EXCUSE:
Chair Willett, Commissioners Castaneda, Thomas, Cortes, O'Neill
Absent:
Staff Present:
Commissioners Ray and Hall
Jim Sandoval, Assistant Director of Planning and Building
Klm Vander Bie, Associate Planner
Caroline Lewis, Development Services Technician
Brian Hunter, Planning and Environmental Manager
Debra DePratti, Principal Community Development Specialist
Michael Meacham, Conservation Coordinator
Elizabeth Hull, Deputy City Attorney
PLEDGE OF ALLEGIANCE/SILENT PRAYER
INTRODUCTORY REMARKS:
ORAL COMMUNICATIONS:
Read into the record by Chair Willett
No public input.
1. Appointment of new Planning Commission Chair and Vice Chair for FY 00-01.
Bob Thomas was appointed as Chair of the Planning Commission for FY 00-01, and Kevin
O'Neill was appointed Vice Chair.
2. PUBLIC HEARING:
Amendment to the Otay Valley Road Redevelopment Project Area
Implementation Plan and Design Manual Addendum to list a concrete
batch plant as an allowed use.
Background: Brian Hunter, Planning and Environmental Manager, Community Development
Department reported that this item was continued by the Planning Commission at the May 17,
2000 meeting to allow staff the opportunity to present additional information regarding the
economic development of the Otay Valley Road Redevelopment Area, as well as a resolution
approving the language change to the implementation plan.
Staff's initial recommendation that the Planning Commission deny the amendment remains the
same and the previous resolution reflecting that recommendation is included should the
Commission agree with staff's position.
Planning Commission Minutes - 2 - June 14, 2000
At the May 17th public hearing opposition was voiced from two adjacent businesses and a
speaker who stated he represented a group of residents. The applicant presented information that
suggested that a concrete batch plant could be designed and operated in such a manner as to
meet the goals and objectives of the Redevelopment Plan.
Debra DePratti, Project Manager for Otay Valley Road Redevelopment Area presented an
overview of the goals of the Plan as well as activities that have occurred since that time. Ms.
DePratti stated that the vision of the Plan, which was adopted in 1983, was to implement a
program of development that would change the nature of that area, from heavy industrial uses to
light industrial uses such as warehousing, industrial office, light manufacturing and the like.
The General Plan designation for this area was all Industrial and the Implementation Plan
rezoned and overlayed a Light Industrial Zone for this area which prohibited any uses that are
prohibited in the IL and I Zones.
Michael Meacham, Conservation Coordinator commented on the City's investment on the
property across the street, which will house the Public Works Corp Yard. Additionally, the site
will house a Compressed Natural Gas and Hydrogen Fuel Cell fleet services building, which is
very sensitive to dust.
In an effort to encourage consumer purchase of alternative fuel vehicles, a public CNG fueling
station will be located on Maxwell Road.
Mr. Meacham further stated that when the City first contemplated this move, the landfill had an
estimated 8-year life on its current permit. The County of San Diego has approved extending the
life of the permit to 28 years, therefore, any business that could exacerbate what is considered an
existing problem in maintaining a clean roadway would be counter-productive.
Commission Discussion:
Commissioner O'Neill stated that his perspective on this matter encompassed a broad view and a
realistic projection on the longevity of some of these uses (i.e. landfill, auto-wreckers), which are
driven by supply and demand. He also expressed disagreement with staff's position on the
appropriateness of a concrete batch plant use in this area in light of the existing uses and the
future location of the Public Works Corp Yard, CNG fueling facility and school district bus yard.
Cmr. O'Neill also inquired about the future of the auto recycling/wrecking businesses in that area
and if such a use is permitted anywhere else in the City.
Ms. DePratti stated that she appreciated Commissioner O'Neill's comments on a number of
issues, however, they are site-specific, and the issue at hand is a proposal to amend the Plan for
that area, which is general in nature and not site-specific. The Commission is charged with
determining if amending the Plan is consistent with the goals of the Redevelopment Plan.
Ms. DePratti further stated that there were existing auto wreckers on the property that was at one
ti me within the County of San Diego's jurisdiction and subsequently was annexed into the City of
Chula Vista. Those uses were "grandfathered" in and the businesses were requested to apply,
Planning Commission Minutes - 3 - June 14, 2000
through the Redevelopment Agency, for a Conditional Use Permit, all of which have "sunset
clauses" that will sunset between the years of 2004 and 2006. These permits will only be
renewed upon request by the business and on a case-by-case basis, with no obligation from the
City to renew them.
Ms. De Pratti further stated that presently there is no zoning within the City of Chula Vista that
would allow the establishment of a new auto-wrecking business.
Commissioner Cortes stated that as former Chair of the Otay Valley Rd. Project Area Committee,
the Committee was charged with implementing the goals envisioned for that redevelopment area
by encouraging more positive investments in that area, therefore, he is committed that upholding
the integrity of the Implementation Plan.
Commissioner Castaneda stated that recently the Commission reviewed a proposal for a
commercial site that was planned a number of years ago and was envisioned to be a pedestrian-
oriented village-~pe commercial site. Ultimately, what was revealed is that there is no market
demand for that type of concept and as difficult as it was, a decision had to be made based on
realistic market demands, therefore the concept plan was modified.
Similarly, the Implementation Plan that is currently driving the allowed uses for this
redevelopment area, was developed in 1983 and in his opinion, it is totally feasible that the Plan
may need to be amended at this time (17 years later), which as previously stated, is what the
Commission will be voting on, to recommend or not, that the Plan be amended.
Commissioner Castaneda further stated that it is unconscionable to him that a concrete batch
plant would not be an allowed use along side a landfill, auto-wrecker, and future heavy
institutional uses as the City's Public Works Corp Yard, and school district's bus yard.
Furthermore, the only other site that is zoned to allow a batch plant is on Bayfront, which is
inherently ecologically sensitive, irrespective of it requiring approval from the Port District.
The City of Chula Vista is creating a tremendous demand for concrete with every Master Planned
Community that is being built and it is only fair and equitable that a concrete batch plant be
located within the City, which would benefit from tax revenues, and not have to be transported
from another jurisdiction.
Public Hearing Opened 7:25.
Dave Shibley, 1923 Bedford PI., Escondido, CA, representing Arie de Jong, owner of the
property, stated that at the last Planning Commission meeting when this item was first
considered, as well as tonight, a lot of the discussion centered around site specific concerns,
although legitimate, deviate from the proposal at hand, to amend the Implementation Plan. The
amendment would allow the applicant to move forward and submit an application for a Special
Use Permit, at which time all site-specific questions and concerns would be addressed.
Arnold Veldkamp, Superior Ready-Mix stated he does not consider a batch plant a heavy
industrial use considering that in the City of Chula Vista a batch plant is allowed by right in the
industrial zone, and in the County of San Diego is allowed by right in two manufacturing zones
Planning Commission Minutes - 4 - June 14, 2000
and under three commercial zones.
As stated at the last meeting, there exists a bias against batch plants, because there is an existing
batch plant in Chula Vista where rock crushing and processing is taking place, and is therefore
generating much more dust pollution. The Superior Ready-Mix batch plant facility would be
paved and watered-down every day.
Public Hearing closed 7:35.
MSC (Castaneda/O'neill) (3-2-2-0) that the Planning Commission adopt the Negative
Declaration and approve Resolution PCM-00-23 amending the Otay Valley Road
Redevelopment Project Area Implementation Plan and Design Manual Addendum to list a
concrete batch plant as a use allowed by Special Use Permit. Motion failed.
3. PUBLIC HEARING:
PCC-00-31; Conditional Use Permit for an outdoor stage and drive-in
church service; and for increasing the number of participants in the
adult day care center from 18 to 60. Chula Vista Community Church.
Commissioner Thomas stated for the record that he spoke with the applicant and attended the
community meeting as an observer.
Background: Klm Vander Bie, Associate Planner, reported that the Chula Vista Community
Church located at 271 East J Street is requesting a Conditional Use Permit for:
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an outdoor stage and drive-in church service, and
to increase the number of participants, from 18 to 60, in the existing adult day care
center located on church premises.
The day care center is licensed by the State to have 60 participants, and they currently have 50 to
60 participants, however, a CUP from the City is required.
City staff conducted an Initial Study of possible environmental impacts and the Environmental
Review Coordinator concluded that there would be no significant environmental impacts,
therefore, a Negative Declaration has been prepared for the Commission's consideration and
adoption.
The project site is bordered by single family residential in all directions and consists of a church
building (sanctuary, fellowship room and classrooms); 81 parking spaces and some storage sheds;
2 basketball hoops, one of which is approximately 15 feet from the northern property line and
the other 50 feet from the property line; and the outdoor stage. At the southwest corner of the
property is a house that was converted into church offices and a preschool.
Since 1991, a 270 square foot wooden stage and a mobile truck have been situated in the
northwest corner of the church parking lot where drive-in church services have been conducted
on stage from 9:00 a.m. to 10:00 a.m. on Sunday mornings. The drive-in church service provides
an alternative style of worship to individuals who would otherwise not attend church, i.e. senior
Planning Commission Minutes - 5 - June 14, 2000
citizens and/or disabled individuals who find it difficult to ambulate. Approximately 40 to 55
cars attend the drive-in worship service.
The 4 foot high wooden stage measuring 6' X 22' is attached to the rear of the truck, which
contains the sound equipment. The truck is opened during the service to provide a stage back-
drop access to various items used for the service i.e. a piano, microphone and a small monitor.
All sounds from the stage are broadcast by radio into the radios inside the cars of the people
attending. There are no outside speakers on stage other than the small monitor so that the
worship team can hear the tape music. Loud speakers for amplification are not used or proposed.
Since 1984, an adult day care center administered by the non-profit Adult Protective Services of
San Diego County has been serving an average of 50 people per day, Monday through Friday
from 8:30 a.m. to 3:30 p.m. in the Fellowship Room of the church.
There are 3 to 4 Red Cross mini buses and 3 vans owned by Adult Protective Services that
transport the participants to the center and back home each day. Drivers utilize the west
entrance of the church for loading and unloading passengers which takes approximately 15
minutes per vehicle.
In response to complaint letters received from neighbors, staff conducted a meeting with the
applicant and their neighbors on May 10, 2000 to discuss their concerns about the project.
Marvin Amick, the neighbor directly behind the church parking lot is concerned with, sound
emanating from the drive-in services; visual impacts of the stage from his property, and
basketball hoops that encourage kids playing at all hours when there is no other activity going on
in the church.
Phillip Hoffer, the neighbor whose home is directly across from the area where loading and
unloading takes place has complained that diesel fumes are a nuisance and have affected the
health of his child.
Staff Recommendation: That the Planning Commission adopt the Negative Declaration and
adopt resolution approving the outdoor stage and drive-in church service, and approve increasing
the number of participants from 18 to 60 in the adult day care center.
The resolution contains the following conditions of approval addressing the neighbor's concerns:
· that a 6 foot high fence be erected along the northern property line to act as both a sound and
visual barrier
· that the 2 permanent basketball hoops in the parking lot be removed and allowing the use of
portable hoops for church activities, and
· that an access ramp be installed at the south end of the building to enable loading and
unloading of participants.
Commission Discussion:
Commissioner O'Neill asked for clarification on whether the fence would need to be a masonry
sound wall.
Planning Commission Minutes - 6 - June 14~ 2000
Ms. Vander Bie stated that Planning staff conducted two site visits on Sunday mornings and the
Environmental Planner who prepared the Initial Study and Neg Dec determined that an acoustical
analysis was not necessary because the amount of sound was so minimal. Therefore, it is staff's
opinion that by erecting a 6 foot tall wooden fence along the northern property line would
certainly minimize any noise that may be generated by the drive-in service.
Commissioner Thomas stated that as a former member of the Chula Vista Community Church,
he designed and built the stage.
Commissioner Thomas inquired if the City has received any complaints on these uses since the
inception of the day care and drive-in church in 1984 and 1991 respectively.
Ms. Vander Bie responded that the only complaints on record date back to a couple of years ago.
Public Hearing opened 8:05
Robb Hurt, 2562 Walking Stick Ct., Chula Vista, read into the record a letter from Pastor
Veenstra, who was unable to attend the meeting due to health problems. Pastor Veer~stra's letter
addressed the following concerns with the conditions of approval contained in the resolution:
Condition #9 - relating to diesel emission nuisance
'A handicapped ramp shall be installed at the front entrance of the church, and loading and
u n loading of Ad ult Day Care participants shall take place rather than at the side entrance closer to
the adjacent landowner."
Response: As stated on the Negative Declaration prepared by the Environmental Review
Coordinator, no significant environmental impacts are associated with the proposed project.
This requirement would inflict an undue hardship on the day care participants because the
majority are unstable in their gait and use ambulatory aides i.e. cane, walkers, or wheelchairs.
This would require the participants to walk 275 feet instead of 20 feet from the drop-off area to
the closest handicapped access door into the Adult Day Care Center.
Condition #5 - relating to noise nuisance
"Two existing basketball hoops in the church parking lot shall b removed. A portable basketball
hoop used for church activities shall be placed a minimum of fifty feet from the property lines."
Response: We request that only one basketball hoop that is closest to the north property line (20
feet) be removed, and that the other basketball hoop, which is 75 feet away from the property
line remain.
Condition #7
"A security plan that includes gating the church driveway when church facilities are not in use,
Planning Commission Minutes - ? - June 14, 2000
and reducing the number of parking lot lights at night shall be submitted to the Crime Prevention
Unit of the Chula Vista Police Department for review and approval, and subsequent
implementation."
Response: How does gating relate to the CUP and will this be a requirement o£ other churches
as well.
Marvin Amick, 630 Mission Ct., Chula Vista, resides directly behind the church parking lot stated
he opposes the approval of the permit and believes the drive-in church in this location is
inappropriate. Mr. Amick further stated that they have lived with the drive-in services since its
inception in 1991, and they can hear speaking and singing emanating from the services.
Although it has not been an egregious problem, it is a combination of uses that occur in the
parking lot i.e. basketball-playing during hours when there is no church activity, parking lot
lights, and visual blighting created by the stage and truck that has created, more than anything, a
nuisance to live with.
Ms. Amick read into the record a note from Mrs. Santos who lives across the street from the
church. '1 feel that this should not be approved because of the noise. We, too, have complained
and the church has not been responsive.,
Mai Murphy, Executive Director of Adult Protective Serivces, Inc. stated the Center has been at
this location since 1984 providing excellent quality care for its participants and providing a much
needed service to this community. Mr. Murphy further stated he is available to answer questions
from the Commission.
Armenia Ishkamian, Program Manager at South Bay Adult Day Health Center, 301 E. J Street,
Chula Vista, restated Pastor Veenstra's concern with moving the loading and unloading site to the
south side of the facilities and urged the Commission to be mindful of the hardship this would be
to the participants, especially during inclement weather.
Ms. Ishkamian also stated that not all of the vehicles need to have tbeir engines running in order
to operate the lift and they have been told to turn off their vehicles when they are loading and
unloading; a greater effort will be made to ensure that the drivers comply. One reason why
there is an apparent non-compliance with this request is because there is a high turn-over rate of
drivers; perhaps larger and more visible signs posted in the area where they load and unload
would help.
Public Hearing closed 8:30.
Commissioner O'Neill stated that he is supportive of the service the adult day care center
provides to the community and the concerns with diesel emissions can be easily mitigated by
keeping a tighter enforcement and ensuring the drivers turn off their engines.
Cmr. O'Neill further stated that he does not support a drive-in church in this location because the
surrounding area is too residential. Allowing drive-in churches in residential areas is probably
going beyond the scope of allowing churches in residential areas and in his opinion, the issues
surrounding the drive-in services with sound emanating from the service and the visual blighting
Planning Commission Minutes - 8 - June 14, 2000
created by the stage that is attached to an inoperable heavy truck is going beyond those
parameters.
Commissioner Cortes stated that the conditions of approval that staff if recommending are not
unreasonable and the concerns that have been raised are not egregious and are mitigable with a
little effort, therefore he supports conditionally granting the CUP.
Elizabeth Hull, Deputy City Attorney, stated that there has been some discussion about
bifurcating the application and rendering a decision separately on the adult day care center and
the drive-in church. If that is the direction that the Commission may be considering, then it
would be her recommendation to continue this item to allow staff time to make the necessary
changes to the resolutions addressing and conditioning the two uses separately.
Commissioner Castaneda stated that he too shares Commissioner O'Neill's concerns and is
supportive of the adult day care center. He would also feel more comfortable continuing this item
not only to afford staff the needed time to prepare the necessary documents to bifurcate the
application, but also to allow him time to visit the drive-in church when services are being
conducted, thereby allowing him the opportunity to make a more informed decision on this
application.
MSC (Castaneda/O'Neill) (5-0-2-0) that this item be continued to July 19t" and direct staff to
bifurcate the permits and include information on potential additional traffic safety measures to
improve traffic flow to the entrance into the church parking lot. Motion carried.
4. PUBLIC HEARING:
PCM-00-26; Consideration of a request to change street names in the
Sunbow Development Phases lB (Units 3,4, & 16), Phase 2A & 2B,
Phase 1C (Units 5,6,13,14,15) to honor deceased Chula Vista War
Veterans.
Background: Caroline Lewis, Development Services Technician, reported that at the City
Council meeting of May 9, 2000 Councilmember Salas stated that in 1990 the City accepted a
proposal made by the Veterans Advisory Committee, and committed themselves to recognizing
Chula Vista deceased war veterans by naming the street after them in the Sunbow development, a
Master Planned Community that was then in the initial planning stages. Subsequently, Council
directed staff to investigate this issues leading to the City not following through with the proposal.
The street boundaries surrounding the proposed area are to the north, the Sharp Chula Vista
Medical Center and the new Veterans Home; Olympic Parkway to the South; Telegraph Canyon
Road to the north; and Medical Center Drive to the West.
In June 1990 Sunbow Associated submitted a list to the City, selected from the Plaque at
Memorial Park and compiled by a committee of five veterans. All appropriate City departments
reviewed and approved the list, including the Post Office, however, 8 names were excluded
because the Planning Department indicated they were similar to existing street names.
Planning Commission Minutes - 9 - June 14, 2000
Subsequently, between 1990 and 1998, Ayres Land Company acquired the property from
Sunbow Associates and more recently tracts were sold to home builders, Kaufman & Broad, and
Centex.
Both Kaufman & Broad and Centex submitted a new list of proposed street names for Phase 1B
and 1C respectively in September 1998 and March 1999, which did not include any Veteran
names. The street names were approved and Final Maps (13720 and 13917) were recorded.
Ayres Land Company has also submitted a new list of proposed names for Phase 2A and 2B,
which do not include any Veteran names, and in April 1999 staff approved the list of names. The
project is currently in plan check with the Engineering Department, and the Final Map has not yet
been recorded.
The current developer has agreed to work with the City to ensure that the street names accurately
reflect the names of deceased Chula Vista war veterans. Out of a total of 804 future homes that
are yet to be built, presently there are 25 existing families living on Cirrus Place and Suncrest
Drive that would be affected by the street name change. Staff mailed each of these 25 families a
letter that specified the proposal to change the street names.
Staff Recommendation: That the Planning Commission adopt Resolution PCM-00-26
recommending that the City Council approve the name changes of streets in the Sunbow
Development (Sunbow Phase 1B,2A,2B & 1C) to honor deceased Chula Vista War Veterans
previously approved in 1990.
Public Hearing Opened 6:30
Joe Casillas, 1060 Calma Drive, Chula Vista, gave a brief history of how this proposal came
about back in 1990 and urged the Commission to make a formal recommendation to the City
Council that it move forward with this benevolent gesture to honor and recognize these war
veterans who gave their lives in service to their country.
Gregory Villarreal, 1447 Cirrus PI., Chula Vista, stated he is one of the 25 existing residents that
just moved in and he opposes the proposal because of the hardship it would create on his family
in having to go through another address change, making all of the necessary arrangements with
the Post Office, bank checking accounts, DMV records, utilities, etc.
Mr. Vi llarreal further stated that he supports the proposal on its own merit, however, he suggested
that the name changes occur on the streets that have not yet been developed and no residents
have moved in to.
John Kober, 1439 Cirrus PI., Chula Vista, stated he too is not in support of the street name
change on his street, as he is one of the 25 existing residents. Mr. Kober stated that he lives in the
first Phase of the development and it is his understanding that homes have been sold up to Phase
IV, and these new residents are in escrow but haven't moved in yet.
Public Hearing Closed at 7:00
Planning Commission Minutes - 10 - June 14, 2000
Commission Discussion:
Chair Willett inquired how many street names are being proposed.
Ms. Lewis responded that there are approximately 41 street names being proposed.
Commissioner O'Neill stated that he whole-heartedly supports the proposal, however, if the
street signs do not somehow incorporate a visual design that sets them apart from every other
street sign in the City, it would be an exercise in futility, because other than close friends and
relatives of the deceased veterans, no one would know why they are named that way.
Furthermore, the purpose of these street names are to memorialize these individuals beyond their
survivors' life time, therefore, he urged the responsible parties to be very mindful of this when
designing these signs. Some examples could be:
o to include the date of birth and date of expiration, and war they fought in
o to include a Purple Heart emblem
o to include a George Washington silhouette
Commissioner Castaneda asked if there were other streets within that subdivision that could
accommodate all of the names that are on the list, excluding Cirrus PI. and Suncrest Drive.
Jim Sandoval responded that there were no other street s in this subdivision, and it is unknown if
there is another developer in another area that would be willing to accept this proposal.
Commissioner O'Neill stated that although he recognizes the inconvenience and burden on the
existing 25 residents in changing their address, Sunbow is still the most unique and appropriate
location because the new Veterans Homes are located there and it is the originally envisioned
area. This proposal has been put off long enough and should move forward and be expedited.
Commissioner Cortes stated he concurs with Commission O'Neill's comments and indicated that
the City should move forward and expedite this proposal so as to avoid impacting any more
future residents that will gradually be moving into the area.
MSC (O'Neill/Thomas) (5-0-0-2) that the Planning Commission adopt Resolution PCM-O0-26
recommending that the City Council approve the name changes of streets in the Sunbow
Development (Sunbow Phase 1B,2A, 2B & 1C) to honor deceased Chula Vista War Veterans
I~reviousl~, al~l~roved in 1990 with the following recommendation:
That the street sign design should incorporate an emblem that would denote the
significance of the street name. Motion carried.
Planning Commission Minutes - 11 - June 14~ 2000
DIRECTOR'S REPORT:
Assistant Director Sandoval reviewed the schedule of upcoming
meetings.
ADJOURNMENT at 9:30 p.m. to the Planning Commission meeting of July 19, 2000.
Diana Vargas, Secretary to P!~nning Commission