HomeMy WebLinkAboutPlanning Comm min 1999/04/287:00 p.m.
Wednesday, April 28, 1999
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:
Present:
Chair Willett, Commissioners Castaneda, Hall, Ray, Thomas, and
Tarantino
Absent:
Commissioner O'Neill
Staff Present:
Jim Sandoval, Assistant Director of Planning and Building
Luis Hernandez, Senior Planner
Jeff Steichen, Associate Planner
Ann Moore, Assistant City Attorney
MOTION TO EXCUSE
MSC (Castaneda/Hall) to excuse Commissioner O'Neill who called in to say he would not be present
at the meeling. Motion carried.
PLEDGE OF ALLEGIANCE/SILENT PRAYER
INTRODUCTORY REMARKS:
ORAL COMMUNICATIONS:
Read into the record by Chair Willett
No public input.
1. PUBLIC HEARING:
PCS-99-03; Tentative Subdivision Map for Eastlake Trails, Chula Vista
Tract 99-03, involving 749 single family lots, four residential super lots
with capacity for 394 dwelling units, 3 open space lots and two public
quasi-public lots on 322. 8 acres located on the east side of Hunte
Parkway between Otay Lakes Road and Olympic Parkway - The Eastlake
Company.
Background: Luis Hernandez, Senior Planner, reported that the applicant has submitted an
application for a Tentative Subdivision Map in order to subdivide and develop 322.8 acres east
of Hunte Parkway between Otay Lakes Road and the future alignment of Olympic Parkway. The
terrain slopes west to east about 100 to 150 ft. from Hunte Parkway to the bottom of the Salt Creek
open space corridor, and $0 to 80 ft. from Otay Lakes Road to Olympic Parkway.
Planning Commission Minutes - 2 - April 28, 1999
In November 1998, the Planning Commission and City Council approved the SPA plan and
associated documents including Planned Community District Regulations for the Trails
Neighborhood.
The proposed Tentative Subdivision map contains a variety of residential products, lots for public
facilities, which includes the school site, private recreational facility, a 20 acre community park,
community center, and includes 40 acres of open space preserve area.
The Trails subdivision is primarily single family detached in three lotting categories: 1) traditional
single family, 5,000 to 7,000 sf lots, 2) single family detached, 2,750 to 4,500 sf lots, and 3) multi-
family designed to accommodate attached products such as apartments, condominium and
townhouses.
The proiect is surrounded by three major streets; Otay Lakes Road, Hunte Parkway, and Olympic
Parkway and off-site street improvements are required, they are:
1. Installation of remaining street improvements along the east side of Hunte Parkway (sidewalks,
street lighting);
2. Full improvements for the remaining segment of Hunte Parkway bet~,veen South Greensview
Drive and Olympic Parkway;
3. Full improvements for Otay Lakes Road from Hunte Parkway to the eastern boundaries of the
subdivision, and
4. Construction of full improvements for Olympic Parkway between SR-125 to Hunte Parkway.
Commission Discussion:
Commissioner Hall inquired when the City overall park master is expected to be completed.
Mr. Hernandez responded that it is expected to be completed in October, which will enable staff
to provide the applicant with sufficient guidelines to develop a plan that is acceptable to the City.
Chair Willett asked who would transfer the responsibility to the HOA to include in their CC&R's
the requirement to maintain all public facilities and improvements within open space areas and
ROW.
Mr. Hernandez responded that it would be expected that when the HOA formulates the CC&R's,
such a condition would be included, however, if the HOA ends up not having this responsibility,
an alternative solution would be to create a facilities district in lieu of having the HOA maintain
the open space lots and medians.
Public Hearing opened 6:40
Bill Ostrem, Eastlake Development Company, 900 Lane Avenue, Chula Vista, CA stated that had
no further comments and just wanted to thank staff for bringing this item forward.
Public Hearing closed 6:45
Planning Commission Minutes - 3 - Al~ril 28, 1999
Based on density figures, Commissioner Hall questioned the student population that will be
created by the Trails.
Mr. Hernandez responded that the figures were arrived at based on a formula that calculates the
student population.
Cheryl Cox, representing the Chula Vista Elementary School District stated that the generation rate
that was presented to staff is 40 students per 100 homes. The school district has looked at that
typically over the entire community and have historically used 30 students per 100 homes. When
Eastlake Greens was looked at, the District was looking at 44 students per 100. The District is
looking at a range of anywhere from 35 to 45 per 100.
MSC (Tarantino/Ray) to adopt Second Addendum to EIR 97-04 for the Eastlake Trails/Greens
Subsequen EIR, and adopt Planning Commission Resolution PCS-99-03 recommending approval
of the Tentative Subdivision Map, Eastlake Trails, Chula Vista Tract 99-03, in accordance with
the findings and subject to the conditions contained in the draft City Council resolution.
2. PUBLIC HEARING:
PCC-99-31/PCM-99-09; Consideration of an amendment to the Rancho
del Rey SPA 1 Commercial District Regulations to allow self-storage
facilities subject to approval of a Conditiona~ Use Permit and associated
Conditional Use Permit to allow a self-storage facility to be constructed
at 860 Lazo Court in the C-1 Commercial District - Caster Group, L.P.
Chair Willett stepped down from the dais due to a conflict of interest. Vice-Chair Thomas
presided as Chair for this public hearing.
Background: Jeff Steichen, Associate Planner reported that Caster Group, L.P. is requesting:
1. An amendment to the Rancho del Rey SPA 1 Commercial District Regulations in order to
allow self-storage facilities subject to approval of a Conditional Use Permit, and
2. A Conditional Use Permit to allow a self-storage to be constructed at 860 Lazo Court in the
C-1 Commercial District on a 1.8-acre site.
Amendment to Specific Plan
The proposed 1.8 acre project site is located within the Rancho del Rey SPA I Plan which under
the C-1 Commercial District Regulation currently does not allow self-storage uses. Although the
SPA amendment would encompass the entire commercial district, the project site is the only
remaining vacant parcel within the district.
Staff from the Planning Department and the Community Development Department are
recommending that the Commercial District Regulations not be changed for the following reasons:
1. Staff does not believe that this is the best use in terms of economic viability, creating
employment and generating tax revenue,
Planning Commission Minutes - 4 - April 28, 1999
2. It does not create the synergistic effect that you try to create in a commercial center, and
3. It is located within a high commercial activity area and could potentially create a "dead zone"
area, particularly in the evening when there is reduced activity.
it should be noted that if the Commission determines that this is an appropriate type of land use
for this area and approves the district regulation amendment, staff believes that this is a high-
quality proposal and would then recommend approval of the Conditional Use Permit.
Conditional Use Permit
The project consists of a 95,000 sf storage facility and will be divided into two 3-story buildings
separated by a 30 foot wide drive aisle. Staff requested that the applicant submit a photo-
simulation study to show how the facility would appear visually from the surrounding area and
concluded that it could be architecturally designed in such a way as to minimize the appearance
of three stories. Since the district regulations allow a maximum of 2 stories or 35 feet, if the CUP
is approved, staff would request a waiver to the height requirements to allow three stories.
Since neither the PC District Regulations nor the Municipal Code contain parking requirements
for self-storage facilities, both staff and the applicant conducted parking analysis based on review
of other approved storage facilities located within the City and other jurisdictions.
The applicant's analysis which was based on 25 other storage facilities they operate, indicated that
a maximum of 9 vehicles per peak hour can be anticipated and is therefore proposing a total of
22 parking spaces; 18 regular, and 4 handicapped spaces located at various sites throughout the
project.
After review of both parking analysis, staff concluded that the proposed parking is adequate for
the size of the project and is consistent with other approved self-storage facilities within Chula
Vista.
Staff recommendation: Based on incompatibility of land use, the fact that self-storage uses are
al lowed by right in the nearby Employment Park District, and other locations throughout the City,
staff recommends denial of both the SPA amendment and associated Conditional Use Permit.
Commission Discussion:
Commissioner Hall asked if there were any projections of what the potential employment could
be for this site under the allowed land use, and if there is any particular reason why there has been
difficulty in marketing this site.
Cheryl Dye, Economic Development Manager, responded that she did not have the employment
projection, however, the property owner has indicated that the site is suitable for a 40,000 sf office
facility or a 6,000 sf full-service restaurant.
Ms. Dye further stated that from a marketing stand point, there is no dispute that the site has
visibility limitations which is a deterrent to any commercial establishment who's viability lies on
visibility to the public. An office use, however, would be adequate because this would be a
destination-oriented establishment.
Planning Commission Minutes - 5 - April 28, 1999
Commissioner Castaneda reaffirmed his understanding of the proposal in that the facility would
not allow any vehicle storage or rentals and that everything that is allowed to be stored will be
contained within the confines of the storage units themselves.
Mr. Steichen responded that if approved, the CUP would contain a condition that prohibits the
storage of vehicles or moving truck rentals.
Commissioner Thomas stated that another consideration that should be factored in is the loss in
revenue to the City by having the site unoccupied. In addition, southwest Chula Vista seems to
have experienced a saturation of these types of facilities, however, the developing area east of I-
805 has a shortage which will only get worse as the area builds-out.
Public Hearing Opened 7:23
Brian Caster, Caster Family Enterprises, 4607 Mission Gorge Place, San Diego, CA, applicant,
gave a power-point presentation on the proposal. Mr. Caster reported that they have conducted
an analysis of over 18,000 customers they serve throughout the25 facilities they operate in order
to establish an accurate profile of the clientele they serve as well as to determine what should be
the optimal demographics and make-up of the community when considering opening a new
location. The proposed site meets most of the conditions they are seeking, which includes:
50% homeowners
50% multi-family residential
the average age is 30 to 35 years
a population of approximately 125,000 within a 3 mile radius, and
income of $50,000 +
One of the biggest concerns their 18,000 + customers have indicated is their desire for service
that is clean, efficient and in close proximity to their home.
The project includes state-ofithe-art security amenities, a creative landscaping plan, and the
building design is innovative, minimizing any concerns with aesthetic incompatibility to the
surrounding commercial sites.
More important[y, the project will provide a service to a fast growing community that is
experiencing a shortage of storage facilities that are located in close proximity to their home.
Therefore he urged the Commission's approval of the project.
Craig Clark, C.W. Clark (seller), 4130 La Jolla Village Drive #405, La Jolla, CA, gave a brief
overview of his experience and credentials establishing his expertise in the industry. He is general
partner with Paseo Corners Limited and three other partnerships that have developed properties
within Rancho Del Rey who built Pet-Smart, Chili's, Maytag, Regal Cinemas, Pep Boys, Krauses,
and Rubio's, has owned a brokerage company with 60 employees, and has been involved with
over 165 shopping centers throughout San Diego County over the last 25 years.
Mr. Clark stated that they have offered and exhausted every known incentive in the industry in
an attempt to attract buyers or leasees, to no avail.
Planning Commission Minutes - 6 - April 28, 1999
Three different storage facilities offered to buy the site before The Caster Group expressed an
interest in purchasing it, but they decided to turn down the other storage-facility offers.
Mr. Caster has been approached by some major tenants like Office Depot and Staples who want
to be in Rancho Del Rey, but have declined after visiting the site and realizing that there is not
enough visibility from the major thoroughfare.
The Caster Group represents a clean, responsible, substitute user from what everyone would prefer
to see in that location and urged the Commission to approve the project.
Craig Fukuyama, 2727 Hoover Avenue, National City, CA representing McMillin and Rancho
Del Rey Partnership stated that the land has been sitting vacant for 10 years. Supporting Mr.
Clark's comments on how difficult it has been to market the property, he stated that the Mello-
Roos and assessment district costs have also been a deterrent in selling the property.
The Partnership supports the application and believes that the applicant has attempted to find a
tenant that is more compatible with the existing retail operations, but has been unsuccessful.
Caster Group has taken numerous good-faith measures by self-imposed a number of characteristics
and conditions that they intend to apply to themselves to make this property and this use
compatible ranging from security, landscaping, fencing, and hours of operation and for this reason
Mr. Fukuyama urged the Commission to support the project.
Cheryl Cox, Cox and Associates, 647 Windsor Circle, Chula Vista, CA representing the Caster
Group in closing, stated that the applicant has adequately and in good-faith addressed the
concerns that staff raised with regard to adequate parking, and issues related to building height.
The applicant has committed $6 million dollar for this project which will include state-of-the-art
security systems and fencing and any law enforcement concerns are minimal to non-existent,
which would not be the case in any other type of retail business.
Lastly, Ms. Cox stated that the loss of revenues to the City will continue as long as the property
remains vacant, and therefore urged the Commission to approve the project.
Public Hearing closed 7:55
Commission Castaneda stated he understood staff's position in opposing the project based on
the economic impacts to the City, however, having been out of the recession now for about 2
years, enough time has gone by whereby if there were going to be any of the envisioned tenants,
they would have already come forward. Realistically, this may not happen because of the
reasons that have already been stated with visibility problems, therefore, he supports the project.
Commissioner Ray expressed concern with the City making a hasty decision now and was
concerned with the loss of revenue under the proposed land use. He believes the City would
be short-selling itself by not holding out for the right commercial use to come forward, therefore,
he does not support the project.
Planning Commission Minutes - ? - April 28, 1999
Commissioner Tarantino stated the applicant has done an excellent job in marketing his proposal
and it is evident by the power-point presentation that he operates all of his facilities with utmost
professionalism, efficiency and strives to design a product that is aesthetically pleasing to the eye,
and compatible with adjacent commercial uses, therefore, he supports the project.
Commissioner Thomas stated he agrees somewhat with Commissioner Ray's statement about
holding out for the best commercial user, however, he also believes it may not ever attract the
type of user that the City had envisioned for that location. He supports the project for the
following reasons; 1) the project is first-class in its genre; 2) would be fulfilling a demand for this
type of facility in the area; and 3) will generate some evenly dispersed traffic to the area who will
patronize other commercial sites.
Commissioner Hall stated that holding out for something that may or may not come down the
line, that is economically-driven, in his opinion is not a wise risk to take because there are no
guarantees when it comes to a volatile economy; one day it is strong, the next day it can dip into
a recession. We have a first-rate proposal at hand, therefore, he support the project for the
reasons stated earlier.
MSC (Tarantino/Castaneda) (4-1-1-1) recommending to the City Council the approval of an
amendment to the Rancho Del Rey SPA 1 Commercial District Regulations to allow self-storage
facilities subject toapproval of a Conditional Use Permit. Motion carried with Commissioner
Ray voting against the motion.
MSC (Tarantino/Castaneda) (5-0-1-1) to approve a Conditional Use Permit to allow a self-storage
facility with the inclusion of the following conditions: 1) to waive the height restriction to allow
a 3 story building, 2) that no outside storage be allowed, 3) that no rental of moving trucks be
allowed, and 4) that there will be no attendant living on-site. Motion carried.
Chair Willett resumed his seat at the dais.
DIRECTOR'S REPORT:
Jim Sandoval, Assistant Director of Planning, reviewed the calendar of upcoming meetings.
COMMISSIONERS COMMENTS:
ADJOURNMENT at 8:30 p.m. to the Planning Commission meeting of May 12, 1999.
Diana Vargas, Secretary to Plal~t~ing Commission