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HomeMy WebLinkAboutPlanning Commission Minutes 2003/03/12 MINUTES OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA Council Chambers 6:00 p.m. Public Services Building Wednesday, March 12, 2003 276 Fourth Avenue, Chula Vista ROLL CALL/MOTIONS TO EXCUSE: Present: Madrid, O'Neill, Cortes, Hall, Castaneda, Horn Staff Present: Jim Sandoval, Assistant Director of Planning and Building Luis Hernandez, Principal Planner Marilyn Ponseggi, Environmental Review Coordinator Steve Power, Environmental Projects Manager John Schmitz, Principal Planner Dawn Van Boxtel, Associate Planner Michael Walker, Associate Planner Dave Hanson, Deputy City Attorney I PLEDGE OF ALLEGIANCE/SILENT PRAYER INTRODUCTORY REMARKS: Read into the record by Chair Hall ORAL COMMUNICATIONS: No public input. 1. PUBLIC HEARING: ZAV 02-19; An appeal of the Zoning Administrator's decision to deny Variance Application. The variance request is a waiver of the two-car garage requirement created by a proposed lot split on a lot containing two single-family dwellings with historical designations. The lot is located at 616 Second Avenue in the Single Family Residential Zone. Applicant: Pamela Bensoussan. Background: Michael Walker, Associate Planner reported that on January 22, 2003, the Planning Commission voted to continue this item. Subsequent to the hearing, staff met with the applicant to discuss options to satisfy the code requirements, and the applicant is now proposing to construct a single-car carport with an attached trellis, behind the Nadine Davies House. The carport would accommodate one car, with room for a second car under the trellis. Staff Recommendation: That the Planning Commission consider the variance request based on the new evidence that the applicant has provided. Planning Commission Minutes - 7 - March 12, 2003 MSC (Castaneda/Hom) (5-0-1) that the Planning Commission reverse the decision of the Zoning Administrator and grant the request for a Variance (ZAV 02-19) to waive the two-car garage requirement of the R-l, Single Family Residential Zone. Motion carried. 2. PUBLIC HEARING: PCM 03-20; Consideration of amendments to the San Miguel Ranch Sectional Planning Area (SPA) and Planned Community (PC) District Regulations to change the Land Use Designation for Planning Area "G" from SF4 to SF3. Trimark Pacific Homes. Background: Richard Zumwalt, Associate Planner, reported that the project proposes an amendment to the SPA Site Utilization Plan to change the Land Use District for Planning Area G from SF 4 to SF 3. The project also proposes to amend sections of the PC District Regulations. The change in the Land Use District would permit an increase in the maximum building area from 3,500 to 4,000. The increase of building area would have the additional benefit of al lowing future owners the flexibility of adding room additions and other improvements subject to the FAR requirements. Staff Recommendation: That the Planning Commission recommend approval of the SPA and PC District Regulations amendment in accordance with the findings contained in the Council resolution. Public Hearing opened and closed 6:30. MSC (Castaneda/Madrid) (5-0-1) that the Planning Commission recommend approval of the SPA and PC District Regulations amendment in accordance with the findings contained in the Council resolution. Motion carried. 3. PUBLIC HEARING: Consideration of the Final Project Environmental Impact Report (EIR 02-05) for Bella Lago Precise Plan, Rezone, and Tentative Parcel Map. Background: Steve Power, Environmental Projects Manager gave an overview of the environmental document. The project site is 180 acres in size; 86.5 acres of the site (and an additional 2.5 acres off site) would be dedicated as permanent open space. The site is considered to have high habitat value (i.e. Coastal Sage Scrub, grasslands, Otay Tar Plant). Sensitive wildlife (i.e. California gnatcatcher, golden eagle, horned larks and white tailed kites) were identified either on or near the site. The EIR looked at 14 environmental issue areas and all environmental impacts associated with this project can be mitigated to a level of Less than Significant. Planning Commission Minutes - 3 - March 12, 2003 Staff Recommendation: That the Planning Commission adopt resolution EIR 02-05 recommending that the City Council certify that the Project Environmental Impact Report has been prepared in accordance with CEQA, the State CEQA Guidelines and the Environmental Review Procedures of the City of Chula Vista; making certain findings of fact; and adopting a Mitigation Monitoring and Reporting Program. MSC (Hom/Castaneda) (6-0) recommending that the City Council certify that the Project Environmental Impact Report has been prepared in accordance with CEQA, the State CEQA Guidelines and the Environmental Review Procedures of the City of Chula Vista; making certain findings of fact; and adopting a Mitigation Monitoring and Reporting Program. Motion carried. 4. PUBLIC HEARING: Consideration of the following application filed by Bella Lago LLC: a. PCZ 01-04: Approving amendments to the Zoning map or maps established by Section 19.18.010 of the Chula Vista Municipal Code rezoning 180 acres east of the future SR-125 freeway and north of Proctor Valley Road, from PC (Planned Community) to REP (Residential Estates with a Precise Plan "P" Modifying District). b. PCM 02-12; Approving a Precise Plan for 180 acres to be known as the Bella Lago Precise Plan c. PCS 03-03; Approving a Tentative Subdivision Map to subdivide 180 acres east of the future SR-125 freeway and north of Proctor Valley Road into 140 single-family residential lots. Background: Luis Hernandez, Principal Planner, gave an overview of the project as presented in the staff report. The proposed rezone will allow the Bella Lago development to rely on the adopted Residential Estates Zone District standards instead of creating a General Development and SPA Plans for 140 residential lots. The Precise Plan establishes development regulations and standards for Bella Lago; refines and implements goals, objectives and policies of the City's General Plan and establishes the planning design parameter for the site. The design of the Bella Lago subdivision includes two objectives: 1) Provide for a continuation of Rolling Hills Ranch residential neighborhoods; and 2) surrounding mountains to the east and Upper Otay Lakes to the south. The subdivision consists of two main components: four open space lots totaling approximately 86.5 acres, and 140 residential lots on 93.5 acres. Planning Commission Minutes - 4 - March 12, 2003 Staff Recommendation: That the Planning Commission adopt Resolution PCZ 01-04, PCM 02-12 and PCS 03-03 recommending that the City Council approve the Rezone, Precise Plan and Tentative Subdivision Map, Chula Vista Tract 03-03, in accordance with the findings and subject to the conditions contained in the Council resolution and Ordinance. Commission Discussion: Commissioner Castaneda stated that since the developer will not be required to dedicate and construct parklands due to its limited size and is instead paying in-lieu fees, he asked where the nearest park to this project would be located. Mr. Hernandez responded that the nearest park would be located approximately 2 miles in Sub-area 3 of Rolling Hills Ranch. Cmr. Castaneda questioned how the figure was arrived at, stating that the Bella Lago project will generate 10 new high school students, which, in his opinion, is grossly underestimated. Public Hearing Opened 7:15. Tim Wilson, 13039 Brixton Place, San Diego, CA, applicant stated that tonight is the culmination of a dream, and its taken fifteen years to bring this project to fruition. Mr. Wilson gave an overview of what transpired in the planning of Bella Lago as reflected in the Precise Plan and also a peek into the future vision for this project. Mr. Wilson shared his vision with the McCoy family, the land-owner and partner. His vision encompassed creating a perfect community, in balance and harmony with nature. The project withstood meticulous scrutiny from the Wildlife Agencies because the project will be surrounded by a wildlife preserve. A buffer zone was designed into the project in order to protect the preserve from possible fire and incursion. The streets were designed in such a way to maintain the views into the preserve and the ends of the streets are open so that there is a clear view on every cul-de-sac into the preserve. There will be minimal grading in order to maintain the land as close to its natural state as possible. The vision for Bella Lago was to create a village similar to those found in northern Italy where beautiful estate homes blend with the landscape of the region. Classic old-world home designs, luscious landscaping highlight the Italian, Tuscan and Spanish architecture in the region. The goal is to create the most beautiful project in all of Chula Vista, while preserving large amounts of natural habitat and resources. Planning Commission Minutes - 5 - March 12, 2003 Mr. Wilson thanked the many people he's worked with throughout the years; staff, for their diligence in ensuring excellence in the project, and the Commission's time in reviewing it. Public Hearing closed 7:35. The Commission collectively expressed their support for the project and stated that, just as affordable housing is needed in a community, the high-end housing is equally needed because of the benefits it brings to the community. They commended Mr. Wilson for the excellence in planning this community. MSC (Hom/Castaneda) (6-0) that the Planning Commission adopt Resolution PCZ 01- 04, PCM 02-12 and PCS 03-03 recommending that the City Council approve the Rezone, Precise Plan and Tentative Subdivision Map, Chula Vista Tract 03-03, in accordance with the findings and subject to the conditions contained in the Council resolution and Ordinance. Motion carried. 5. PUBLIC HEARING: PCC 03-18; Conditional Use Permit proposal to allow a 700 sf accessory second dwelling unit located in the front of the property, in connection with a 1,200 single-family dwelling unit located in the rear of the property of a Single-Family Residence in the R-1-5P zone, at 260 Zenith Street. The proposed unit is in compliance with State Government Code Section 65852.2(b)(1)(A)-(I). Background: Dawn Van Boxtel, Associate Planner reported that the proposal consists of a 1,200 sf single-family detached dwelling with an attached two-car garage. The new unit will take access from the alley at the rear of the property and would become the primary residence. The existing 700 sf single-family dwelling unit would become the accessory second dwelling unit with parking to be one uncovered space adjacent to the unit, taking access from Zenith Street. As part of the overall project design, existing accessory structures will be removed and new fencing will be provided around the property. The proposed unit exceeds the allowable square footage of the City's newly adopted Accessory Second Dwelling Unit Ordinance by 50 feet, however, because the application was received prior to the adoption of the ordinance, the application is being processed under the City's prior provisions. Staff Recommendation: That the Planning Commission adopt Resolution PCC 03-17 based on the findings and conditions contained therein for an accessory second unit, per State Government Code Section 65852.2(b)(1)(A)-(I). Planning Commission Minutes - 6 - March 12, 2003 Commission Discussion: Commissioner Castaneda expressed h is concern with the poor condition of the alley. He questioned the ability to condition the project requiring the applicant to sign a document stating he would not object to an assessment district in the future in order to pave the entire alley. Jim Sandoval, Assistant Planning Director clarified that there is an existing Engineering condition on the Resolution requiring the applicant to pave the full width of the alley behind their property or they can request a deferral, which would be the cost of paving half of the alley. Public hearing opened and closed. MSC (O'Neill/Hom) (6-0) that the Planning Commission adopt Resolution PCC 03-17 based on the findings and conditions contained therein for an accessory second unit, per State Government Code Section 65852.2(b)(1)(A)-(I). Motion carried. 6. PUBLIC HEARING: PCM 02-05; Precise Plan to allow for a redevelopment project for an existing shopping center. The project includes: (1) the demolition of four existing buildings; (2) a new Sav-On Drug store; (3) a new multi-tenant retail building that includes a drive-thru store; (4) a Kiosk; (5) new landscaping and paving; (6) grading; and (7) exceptions to the parking and front yard setback requirements. The existing 5,000 sf building and the LaFuente drive-thru restaurant will be remodeled. The project site is located at the intersection of Fourth Avenue and "C" Street in a Central Commercial Design zone district. Background: Michael Walker, Associate Planner reported that the proposal is to redevelop the shopping center located at the southeast corner of the intersection of Fourth Avenue and Third Avenue extension (also known as "C" Street). The project includes: Demolition of 4 existing buildings · A new 14,880 sf Sav-on Drug Store · A new 3,475 sf retail building that includes a drive-thru store · A 100 sfATM kiosk Planning Commission Minutes - 7 - March 12, 2003 · Install landscaping through the site · 5,700 cubic yards of grading The existing 5,000 sf building and the La Fuente drive-thru restaurant will remain and be remodeled. Additionally, the applicant is proposing the following off-site street improvements: · Widening along Fourth Avenue · Widening along the Third Avenue extension north of the site · Installing a median island in the Third Avenue extension · An 18 foot right-of-way dedication on Fourth Avenue, and · A 7 foot right-of-way dedication on Third Avenue extension Although the Municipal Code allows freestanding signs, staff has incorporated a condition that requires the applicant to obtain an approved sign program without a pylon sign. Background: That the Planning Commission recommend to the City Council adoption of the Mitigated Negative Declaration and Resolution PCM 02-05 approving the project. Public Hearing Opened 9:20. John Moot, 2512 Secret Canyon, Chula Vista, applicant's representative, stated that the project has been in the works for over two years, undergoing significant negotiations with the City as it relates to easement dedication and street improvements. Mr. Moot emphasized the much-needed upgrade to this urban area and gateway to the City. The project is well planned, with extensive landscaping throughout the project, attracting national tenants such as Sav-On Drug Store and Starbucks. He urged the Commission to approve the project. John Ziebarth, 800 W. Ivy St., San Diego, CA stated that as part of the negotiations with the City, they have agreed to make the necessary street improvements in order to satisfy the City General Circulation Element. Recognizing this location to be a gateway into the City, the project will incorporate 20,000 sf of lush landscaping throughout the project. The applicant is proposing to eliminate the two unattractive existing pylon signs and replacing it with an attractive architecturally compatible to the center's design, pylon sign, incorporating an arbor, trellis feature. Additionally, a proposal has been made suggesting the City incorporate a similar sign at the opposite southwest corner depicting a "Welcome to Chula Vista" message, with the Eucalyptus Park name below it, thereby, tying together both corner signs. Planning Commission Minutes - § - March 12, 2003 Mr. Ziebarth stated that the pylon sign is essential to the survival of the center and to attract major tenants. Public Hearing Closed. Commissioner O'Neill stated that, in fact, the City is committed to eliminating pole signs and non-conforming signs, particularly in proposals to renovate old commercial centers, however, in his opinion the proposed sign, in no way, resembles the unattractive pylon pole signs. Itisevidentthatthe architectural elements incorporated into its design, i.e. the arbor trellis and tying it into the overall architectural design of the center creates an aesthetically pleasing, quality product, worthy of standing at the one of the City's gateways. MSC (O'Neill/Hom) (6-0) that the Planning Commission recommend to the City Council adoption of the Mitigated Negative Declaration and Resolution PCM 02-05 approving the project, striking the following sentence, "Said sign program shall not include a pylon sign." from the Council resolution on page 5, Condition #7. Motion carried. 7. PUBLIC HEARING: DRC 03-21; An appeal of the Design Review Committee's decision to deny a three-level parking structure to accommodate the parking needs of the existing Corporate Plaza office building. The site is located at 678 Third Avenue in the Administrative Professional Office zone district. Background: Michael Walker, Associate Planner reported that on February 3, 2002 the DRC heard testimony and reviewed the proposal. A few neighbors, whose homes are adjacent to the proposal expressed their concern regarding privacy, security and visual impacts of the project. The DRC continued the item to allow the applicant time to meet with the neighbors. The applicant held a meeting with the neighbors on February 11 where they presented new elements to the project in an attempt to address some of their concerns. At the February 17, 2003 DRC meeting, the applicant presented the changes to the project, which included: · A locked security fence that would prevent access to the rear of the structure · Dense landscaping to provide screening, and · Relocation of the lights away from the residents At this meeting the neighbors stated the redesign was an improvement, but their Planning Commission Minutes - 9 - March 12, 2003 concerns remain. The DRC stated the project is not a compatible structure adjacent to residential uses and lacked architectural design. They offered the applicant the choice to continue to project to allow for further redesign, or to accept a denial. The applicant chose the latter. The applicant appealed the DRC's decision stating that the project is necessary to address the parking demands for use by the tenants and patrons of the existing office building. The 1.68 acre site contains a 48,000 sf three-story office building and 166 on- site parking spaces. The proposed parking structure would increase the number of on~ site parking spaces from 166 to 23,9. Staff Recommendation: That the Planning Commission adopt the Negative Declaration and Resolution DRC 03-21 granting the appeal and approving the proposed parking structure based on the findings and conditions contained therein. Public Hearing Opened 8:10. Jim Pieri, 303 H Street, Chula Vista, CA, applicant restated his long-time commitment to developing quality office buildings in Chula Vista' urban core, spanning a period of over 20 years. Mr. Pieri further stated that they have always endeavored to bring Class A tenants to Chula Vista Mr. Pieri stated that Corporate Plaza has been a very successful project and when it was built, approximately 20 years ago, the project exceeded the parking requirements. As time has passed, employers are requiring 1 employee to 150 sf, consequently parking requirements have become much more dramatic. The Master Plan for the urban core calls for removing street parking, thereby exacerbating the parking problem. Mr. Pieri stated they met with the residents and made every effort to incorporate elements into their project that addressed their concerns. Lastly, Mr. Pieri stated that it is imperative that the parking structure be built in order to keep up with the parking demands from it current tenant and to be able to retain the kind of tenants they now have and to attract future tenants of the same caliber. He urged the Commission to approve the project. Don Krammer, Senior Project Manager gave an overview of the project as described in the staff report. Commissioner Madrid inquired what measures have been considered to address the privacy issues with the surrounding residents. Mr. Krammer responded that they intend to use a tall trees that measure approximately Planning Commission Minutes - 10- March 12, 2003 30 feet at maturity. The Commission inquired of the applicant if they had exhausted looking into every other possible alternative designs, i.e. underground parking, staging back the third level further east, relocating the footprint of the structure, etc. Mr. Krammer responded that indeed various designs had been looked into and they were either cost prohibitive, would entail losing up to 1/3 of their targeted parking capacity or could not be accomplished given the size of the lot and what they had to work with. Commissioner Horn stated that he toured the site and spoke with employees who confirmed that parking is a horrific problem. He also heard that the owner has tried innovative alternatives like shuttle services and sharing of parking and looked into other alternatives in an attempt to address this problem. Nancy Brett, Sales Manager for the San Diego Union Tribune, tenant of the building, stated they like doing business in Chula Vista and their office is very business. Their office represents the South Bay and they have an extensive team all over the Southbay having to meet all kinds of deadlines. They need to have access to their cars at a moments notice when covering stories and they need to have parking available to them for the many trips they make throughout the day. She urged the Commission to approve the project, as adequate parking is paramount to the survival and conducting business of their office. Michael Kohler, 665 Landis Avenue, Chula Vista, CA stated his residence will abut the project. He indicated he opposes the project because he has concern with the privacy and security of his family. Mr. Kohler further stated that the existing trees and landscaping are not being maintained now, therefore, he doubts the maintenance will be done for the new vegetation for the project. He urged the Commission to oppose the project. Amy Briggs, 675 Landis Avenue, Chula Vista, CA representing her parents, who live next to this site stated they absolutely are appalled at the prospect of having a parking structure situated 10 feet from their backyard. She felt that some of the alternatives that were previously brought up at other meetings, i.e. a subterranean parking lot are feasible, however, the applicant has simply chosen to ignore them, stating it would be a hardship. She urged the Commission to deny the appeal. Commissioner Hall inquired if any consideration has been given to installing some type of screening device between the parking levels to give more privacy to the residents. Planning Commission Minutes - 11 - March 12, 2003 Mr. Pieri responded that they would be more than willing to install such measures as Cmr. Hall suggested during the growth period that the trees need to reach maturity. Mr. Pied addressed the security concern by stating that they contract with a highly professional and the largest security company in Chula Vista. They patrol their projects on a regular basis through 2:00 a.m. and have a very Iow occurrence of vandalism and vagrancy as supported by Police records. They take pride in their buildings and the security they provide. Commissioner Cortes stated he would hope the applicant would use building material that would integrate creative textures, color and design of the structure, tied together with lush screening vegetation to help mitigate some of the visual impact concerns. The Commission expressed a collective concern for the plight of the residents and encouraged them to work with the applicant in addressing any future concerns, i.e. maintenance of landscaping and security. They also felt that, unfortunately, these are some of the risks that homeowners take on when they purchase homes that abut commercial zones, specifically such as this location, which is smack in the middle of a commercial urban core with large-scale businesses such as Henry's market and Albertson's in close proximity. MSC (Hom/Cortes) (6-0) that the Planning Commission adopt the Negative Declaration and Resolution DRC 03-21 granting the appeal and approving the proposed parking structure based on the findings and conditions contained therein with the following correction to Condition #3: · "The applicant shall install all of the landscape and hardscape improvements subject to the approval of the City Landscape Planner". Additionally, that a condition be added stating: The applicant shall submit site plans and building plans for review and approval by the Director of Planning and Building to include the following: a. Security measures that prevent access to the third level of the parking garage after 10:00 b. Screening measures for gaps on the west side of the parking structure until the proposed trees reach maturity, and c. Revise landscape and architectural treatments consistent with the exhibits presented at this meeting. Motion carried. Planning Commission Minutes - 12 - March 12, 2003 8. ACTION ITEM: PCC 02-15; Consideration of a resolution of denial to establish a dwelling group by adding a second single- family dwelling and a detached two-car garage on a lot that contains an existing single-family dwelling. The lot is located at 108 Corte Maria Avenue in a Single Family Residence Zone. MSC (Castaneda/Cortes) (6-0) that the Planning Commission adopt resolution PCC 02-15 denying the construction of a dwelling group at 108 Corte Maria Avenue in the Single-Family Residential Zone. Motion carried. DIRECTOR'S REPORT: COMMISSIONERS COMMENTS: · Commissioner O'Neill suggested for consideration that a workshop be scheduled regarding infrastructure in the Montgomery area. ADJOURNMENT at 10:00 p.m. to the Planning Commission meeting of March 26, 2003. Diana Vargas, Secretary to Planning Commission