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HomeMy WebLinkAboutPlanning Commission Minutes 2003/07/30 MINUTES OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA Council Chambers 6:00 p.m. Public Services Building Wednesday, July 30, 2003 276 Fourth Avenue, Chula Vista ROLL CALL/ MOTIONS TO EXCUSE: Present: Madrid, O'Neill, Hall, Castaneda, Horn, Felber Absent: Cortes Staff Present: Jim Sandoval, Assistant Director of Planning and Building John Schmitz, Principal Planner Duane Bazzel, Principal Planner Dawn Van Boxtel, Associate Planner Rich Whipple, Senior Planner Dave Hanson, Deputy City Attorney I MSC (Castaneda/Hall) to excuse Commissioner Cortes who is out of the country. Motion carried. PLEDGE OF ALLEGIANCE/SILENT PRAYER INTRODUCTORY REMARKS: Read into the record by Chair Hall APPROVAL OF MINUTES: June 25, 2003 MSC (Castaneda/Felber) (4-0-2-1) to approve minutes as submitted with noted comments made by Cmr. Felber regarding street improvement requirements in the redevelopment areas. ORAL COMMUNICATIONS: No public input. 1. PUBLIC HEARING: PCC 03-80; Conditional Use Permit proposal to allow a dwelling group consisting of three single-family dwelling units in the R-1- 5P Zone, at 1198 Alpine Avenue. Background: Dawn Van Boxtel, Associate Planner reported that the Planning Commission continued this item on June 25th in order to allow the applicant time to further fine-tune his proposal and return with enhanced elevations and a landscape - - -..,.-.-.--.-------- ----.--- Planning Commission Minutes - 2 - July 30, 2003 concept plan. Ms. Van Boxtel stated that the applicant submitted streetscape elevations from Alpine Ave. and Oxford Street and a landscape concept plan. Commission Discussion: Cmr. O'Neill stated that his understanding behind the rationale for allowing dwelling groups was envisioning a family compound with a single entry. He further stated that this would be a perfect lot to subdivide because the proposal calls for constructing three houses with street-frontage. He is concerned that this is an inexpensive way of creating three "for-rent" houses in the R 1- Zone without having to spend the time or money to subdivide the property. Jim Sandoval, Acting Director of Planning and Building stated that staff is recommending approval because the proposal meets the provisions of the Code. He further indicated that this is one of those cases where the intent and purpose of this code provision will be closely reviewed during the Zoning Code update. Cmr. Castaneda stated he concurs with Cmr. O'Neill's comments and raised practically the same issues at the last Planning Commission meeting when this item was first reviewed. Additionally, although the applicant has submitted streetscape and landscape concept plans, he is concerned with the "cookie-cutter" design of all three homes and was under the impression that the applicant was going to fine-tune the entire proposal to include design elements on each home that would set them apart from each other, thereby better integrating into the surrounding single family neighborhood. Cmr. Horn stated that, in his opinion, the proposal would greatly improve the condition of the existing site, surrounding area and provide street improvements. Public Hearing opened. Tom Kaywood, 9041 EI Dorado Parkway, Sp. 45, EI Cajon, stated that at this time the applicant is not interested in subdividing, mostly because of time and substantial increase to the cost of the project, however, that option would remain open and mostly likely the owner would opt to subdivide the properties some time in the future. Furthermore, if the lot were to be subdivided, the homes could be built without the benefit of added requirements that the project is currently proposing, like enhanced building design and landscaping. Cmr. Felber asked who would be responsible to ensure that the landscaping is maintained. Mr. Kaywood stated that most likely, the landlord would be willing to do the maintenance if that is include as a Conditional Of Approval. __.___...__. _.' __._. ..._......___u._..._ _____________ ----.-...-- - -~--_.__..,.,,------- Planning Commission Minutes - 3 - July 30, 2003 Cmr. Madrid stated that, in her opinion, the product already looks like three single fam i Iy residences, which assimi late well into the neighborhood, and the issue of whether they are rental units is something that no one has control over because even if the lot was subdivided and three residences were built, the owner still has the right to rent out the property. Cmr. Felber expressed concern with the possible lack of landscape maintenance and inquired if there was a means by which the project could be conditioned to include landscaping maintenance requirements. Mr. Sandoval stated that some projects require a bond for up to one year, which ensures that the landscaping germinates and doesn't die within a few weeks. Additionally, as a Conditional Use Permit, if any terms of the conditions are not met, it can be brought back to the Commission for review. Furthermore, as with any other project or residential community, one would only hope that the residents would take ownership and pride in their unit and maintain it. For egregious violations, upon a complaint, Code Enforcement has stepped in and required compliance. Cmr. Felber asked if having a common driveway would preclude the property from the ability to subdivide it later? Mr. Sandoval responded that he wasn't absolutely certain and would have to refer it to Engineering and the Subdivision Ordinance. There are situations where the Code allows common driveways as long as the one owner grants an access easement to the other. MSC (Castaneda/O'Neill) (6-0-1-0) that this item be continued to August 13, 2003 to allow staff time to work with the applicant addressing the issues raised by the Commission relative to the design of the various structures and to ensure the compatibility with the single family neighborhood and preserve the opportunity to subdivide these properties at a later date. Motion carried. 2. PUBLIC HEARING: PCC 03-47; Conditional Use Permit for Cingular Wireless to construct an unmanned wireless telecommunications facility at 525 Hunte Parkway. Background: Stan Donn, Associate Planner reported that the applicant is proposing to construct an 87 foot monopine supporting twelve antennas with the capability to accommodate antennas for a future provider. A 10 foot tall equipment shelter is proposed, having a 200 sf footprint and will reflect the architectural features and landscaping of the existing Otay Water District facilities. ._._..._._....__._nM_______n________. _ _ _____.,.___,,_,_,___,__._~_______.___ Planning Commission Minutes - 4 - July 30, 2003 Approximately 4,500 feet to the southwest within the Auld Golf Course area, there is a 63 foot monopine Nextel facility. An attempt to co-locate at this site was made, but Cingular engineers determined that the site was too low and technically unfeasible. Staff Recommendation: That the Planning Commission adopt Resolution PCC 03-47 approving the proposed wireless telecommunications facility, subject to conditions therein. Commission Discussion: Cmr. Castaneda stated he was pleased to see the condition stating that the facility will be energized for the sole purpose of testing the facility and will then be shut-off until the project is finaled. Public Hearing opened and closed 7:10. MSC (Felber/Horn) (6-0-1-0) that the Planning Commission adopt Resolution PCC 03-47 approving the proposed wireless telecommunications facility, subject to conditions therein. Motion carried. 3. PUBLIC HEARING: Draft Greenbelt Master Plan; A plan for implementation of a 28-mile open space and trails system surrounding the City. City Initiated. Commissioner Felber recused himself from the dais. Background: Duane Bazzel, Principal Planner introduced Peggy Gentry, Consultant, and reported that on May 28, 2003 the Greenbelt Master Plan was presented to the Commission and has subsequently been presented to a number of bodies and received significant input. Mr. Bazzel made a Power Point presentation delineating key elements to the Plan, which includes: 1. Greenbelt Master Plan Goals · To establish a greenbelt system · To provide connected open space areas · Establish a greenbelt that ensures public access · Provide resources for open space, parks and trails · City to designate a staff person or dept. as trail manager -.--- ---.----.-------........---- .._-----_.._---._.._.._..._--~,._--~--------~_._-------- Planning Commission Minutes - 5 - July 30, 2003 2. Segments of the Greenbelt encompassing a 28-mile open space corridor that links parks and open space through a trail system. 3. Design Criteria and Standards 4. Greenbelt Issues · Trail connectivity · Routes · Coordination with other jurisdictions/agencies · Grade-separated crossing locations · T rai I alternatives · Selection of Greenbelt Manager 5. Implementation deals with: · Acquisition of Open Space · Trail design & construction funding · Greenbelt Implementation Plan dealing with staffing, funding and general management priorities 6. Plan Modifications · Provides more emphasis on open space and park connectivity to balance trail focus · Provides more information on where other jurisdictions and open space programs occur · Calls for implementation plan to select Greenbelt Manager, staff and an on-going annual budget. · Mise. edits resulting from a total of 6 public meetings on draft plan Staff Recommendation: That the Planning Commission approve Resolution PCM 03-38 recommending that the City Council adopt the City of Chula Vista Greenbelt Master Plan Commission Discussion: Cmr. Hall stated he noticed that work on the Bayshore Bikeway has stopped and inquired what the status of that was. Mr. Bazzel responded that the cessation of work is due to the breeding season for the sensitive species and work should commence at the end of the breeding season, sometime in September. Cmr. Madrid commended staff for the great work they've done on this plan. She further inquired if there will be a marketing plan that will regionally disseminate information about this valuable asset that will be utilized not only by Chula Vista residents, but the entire region. Mr. Bazzel responded that currently there is no marketing plan, however, he is confident --"-'-- - - --------~-~-- - -- --,----~~._._~-_.,_.- Planning Commission Minutes - 6 - July 30, 2003 the City Council will echo the same sentiments and give direction to develop such a plan. Cmr. Castaneda recommended that part of the expertise the City should be looking for in a Trails Manager, should be experience in community outreach and education. He further noted that the Master Planned Communities will accommodate and maintain the trail system that traverses those communities, and inquired if there is a similar provision for the privately owned segment of the Mid-Bayfront property. Mr. Bazzel responded that any proposal to develop the Mid-Bayfront would be accompanied by extensive input from staff, and the process would most definitely include all aspects related to the trail system, ensuring its connectivity and maintenance. Public Hearing Opened John Willett, representing the OVRP Subcommittee stated the Otay Valley River Park has been in planning since 1989. Addressing Cmr. Madrid's comments regarding the public outreach, Mr. Willett stated that the outreach began approximately five years ago with a series of 7 video tapes that are circulated throughout the elementary and high school districts. Additionally, the OVRP is on Channel 24. Mr. Willett further stated that he has coordinated the clean-up of the river valley, and to date 1,064 tons of trash have been removed between 1-805 and the Bay. The OVRP Subcommittee is very proud of the hard work Duane Bazzel and company have put into the Plan; are supportive of the Greenbelt Master Plan and urged the Commissions support. Patricia Aguilar, representing Crossroads II stated that the original Crossroads group supported the Plan when it first came up during the 1989 General Plan Update. Now, fourteen years later, Crossroads II is privileged to see the Plan coming to fruition and enthusiastically supports it. Ms. Aguilar pointed out that back in May, when the first public hearing was held, Crossroads II submitted a letter to Mr. Bazzel with their comments. Along with its enthusiastic support of the Plan, the letter pointed out that they bel ieved the issue of the trails was over-emphasized, and they felt that the system was much more than interconnected trails. The Plan contains a substantial amount of open space, park space, golf courses, and they felt that that aspect of the Greenbelt, as described in the document, was missing. The Greenbelt also serves to set aside the City of Chula Vista as a unique and special place. Ms. Aguilar also indicated that an element that is missing is the creation an advocacy group for the Greenbelt, much like the OVRP Committee is an advocacy group for that park. " -------.---.----...------------- -- ----.-----..------.------ Planning Commission Minutes - 7 - July 30, 2003 Duane Severn, trails coordinator for the Bonita Valley Horsemen for the last 12 years stated that they support the Greenbelt concept and emphasized that the trails make up the backbone, which interconnects the entire Greenbelt system. Mr. Bazzel stated that there are issues that are yet unresolved, such as connectivity of equestrian trails throughout the entire system. In due time, it is anticipated that those issues will be addressed and worked out with the different jurisdictions. Public Hearing Closed 8:05. Cmr. Castaneda inquired if the public will have the opportunity to give input to this process as projects start to develop or will the Planning Commission and City Council have an opportunity to see those documents. He further stated that there is merit to Ms. Aguilar's recommendation that an advocacy group similar to the OVRP Committee, is a good vehicle to facilitate input in the process. Mr. Bazzel responded that most likely the Planning Commission would have a recommending role in those major projects that come through and the City Council would be the one making the final decision. The process may differ, however, depending on its location and other agencies/jurisdictions that may be involved. MSC (O'Neill/Castaneda) (5-0-1-1) that the Planning Commission approve Resolution PCM 03-38 recommending that the City Council adopt the City of Chula Vista Greenbelt Master Plan including language contained in the errata sheet. Motion carried. 4. ACTION: Adopt Resolution of the Planning Commission of the City of Chula Vista approving the Revised Added Area Boundary for the Merged Chula Vista Redevelopment Project Area. Commissioner O'Neill recused himself from the dais. Background: Miguel Tapia, Senior Community Development Specialist reported that concurrently with merging the three existing project areas (Otay Valley, Southwest, and Town Centre II) the Agency is proposing to add 22 parcels (referred to as the "Added Area") totaling approximately 520 acres of noncontiguous commercially and industrially zoned properties in west Chula Vista. The Added Area was initially approved and designated by the Planning Commission and Redevelopment Agency in November 2002. Upon further analysis of the Added Area boundary, staff has determined that the boundaries require modification to exclude a few residential properties unintentionally included in the initial area (including a portion of a . . ..._..._,._."--_._---~..--_..._-_.._- Planning Commission Minutes - 8 - July 30, 2003 mobile home park) and to include the KOA Campground facility that may be a candidate for future redevelopment that would facilitate the development of nearby sites. Commission Discussion: Cmr. Hall inquired if any of the mobile homes parks along Broadway are being required to upgrade any part of their property, specifically the part that faces Broadway. Mr. Tapia responded that they are not at that stage yet because the current focus is to establish the boundaries. At some point in the future, a closer look will be conducted of the issues surrounding specific areas, which would address these concerns. Mr. Estes added that they are not adding any mobilehome parks, but they are adding trailer parks, which are handled differently because they are zoned as commercial property. Cmr. Hall also stated he would like to see an enforcement program of some kind that requires property owners that have vacant or abandoned property along the revitalization corridors to be required to maintain the property clean and free from weeds, graffiti, and trash. Mr. Estes indicated that the Broadway Revitalization Strategy program contains strong recommendations with respect to having a property maintenance code, enforced along Broadway and other areas. Cmr. Felber inquired why KOA Campground would ask to be included within the Redevelopment area. Mr. Estes responded that, in fact, its somewhat rare to have a request to be included in a redevelopment area, however, in this case, the property owner is working with the City on potentially developing a soccer field complex and related facilities, and is looking to the Redevelopment Agency to potentially help assist with that project. Cmr. Castaneda commented that with such small fragmented parcels along Broadway, based on their size, he questioned whether they would see any significant redevelopment. Mr. Tapia responded, that is true, however, potentially through a consolidation of land on a couple of these 6 to 7,000 sf lots, they might be able to facilitate a larger project. Mr. Estes added that there are numerous shallow parcels along the commercial corridors, and traditionally, the City has avoided including residential properties in redevelopment areas, however, although this is not being proposed in this particular amendment, it may ~'----"'-'--"---'- --- ---...- -.,..-"" --...-- ---"---,~--_._-,_.- ---- -- --..------------- Planning Commission Minutes - 9 - July 30, 2003 be time to look into it. MSC (Hall/Castaneda) (6-0-1-0) that the Planning Commission recommend approval of the revised added area boundary for the merged Chula Vista Redevelopment Project Area. Motion carried. 5. REPORT: Broadway Revitalization Strategy initial focus area from "H" to "L" Street for the "H" Street entry-way of the Broadway Avenue Corridor. Background: Xavier Del Valle, Community Development Specialist, reported that the Broadway Revitalization Strategy (BRS) initial focus area encompasses the H to L Street segment, including the H Street entryway and its purpose is to implement a revitalization effort along the entire Broadway corridor, including major gateways (E, H and Palomar Streets between 1-5 and Broadway) by reversing and eliminating deteriorating conditions and making the area more attractive for investors, visitors and consumers. The intent of BRS is to build upon recent and anticipated successes, i.e., Walgreen's, Starbucks and the former Fuller Ford site, which will host a 40-unit mixed-use condominium project that will break ground before the end of the year. It is anticipated that these types of investments will lead to similar revitalization efforts throughout the corridor. Mr. Del Valle further stated that two public workshops were held in January to solicit input on how to revitalize the Broadway corridor. The participants selected the following as the most important strategies: · Prevent abandoned properties from remaining dormant & creating blighting a condition · Expand the façade program to include Broadway and the City's major entryways · Install sign age identifying Broadway as the historic Hwy 101 route. · Any sign age improvements shall be based on an overall Broadway sign program · Link proposed higher density areas of the corridor to existing trolley stations · Encourage property owners/tenants to periodically clean their properties · Provide, maintain & upgrade deteriorating infrastructure i.e.curb, gutters, & sidewalks · Proactively implement graffiti prevention measures · Schedule proactive code enforcement inspections of businesses suspected of being in violation of Zoning regulations. Staff Recommendation: That the Planning Commission adopt resolution recommending to the Redevelopment Agency adoption of the proposed Broadway Revitalization Strategy, and to direct staff to develop an implementation plan for immediate action items. _..."--------,-,----- --_.._--~-,- Planning Commission Minutes . 10 - July 30, 2003 Commission Discussion: Cmr. Hall stated that if the City is going to attract the types of businesses envisioned for the redevelopment area, it has to create incentives and provide the necessary infrastructures, and in his opinion, the time has come for the City to take serious and drastic measures which could include relocating or eliminating substandard businesses that are barely existing. Cmr. Hall further stated that there are already a few quality restaurants, deli's and steakhouse on Third Avenue and Broadway that could serve as catalyst to attract other quality restaurants and create a restaurant district. Jim Sandoval stated as part of the General Plan Update process, there is a consensus with staff and the consultant that there is an over-saturation of retail in the redevelopment area. Planning and Community Development Departments are looking at mixed-use proposals and other ways to reduce the amount of retail and advocate other land uses. If there is a reduction in the amount of retail in that area, it would most likely increase the value of the commercial, which provides the opportunity to attract a quality user. Cmr. O'Neill, speaking as a recent property owner in the redevelopment area who is already making landscaping, parking lot and façade improvements, stated that it's a matter of ownership and pride in the individual business owners who will take the initiative to improve their business, but unfortunately, there are those who don't see the wisdom of doing this and will wait until they are compelled to make any improvements. Cmr. Madrid stated that incentives should be looked into, such as a deferred or low interest rate loans for program like the façade and rehab programs. Cmr. Castaneda stated, notwithstanding all of the good comments made tonight, he believes that an effective and proactive code enforcement program would go a long way in improving the area by enforcing the zoning code regulations and abating the myriad of violations. Cmr. Horn stated that the City needs to start thinking "outside-of-the-box" and implement new and aggressive alternatives. One such alternative would be to look into tapping into Transit Occupancy Tax funds and have a portion of the monies go back into a Community Development program to help implement some of these measures and attract the business base that the City is looking for. Cmr. Felber stated that he knew of communities that had successfully been able to turn around their image and become boom-towns by adopting a theme, i.e. a Bavarian Village or a Western theme, and stated this could be a consideration for some of these redevelopment areas i.e. a nautical or Route 66 theme. d____~ -,--_...._--"--..~_.._. .__._,--~---_..._._-- Planning Commission Minutes - 11 - July 30, 2003 He also noted that in the Plan calls for adopting a Broadway Property Maintenance Code and was surprised to see that the priority is "medium", and would recommend changing that to a "high" priority. Staff concurred. Business: Nomination of new Chair and Vice Chair for FY 03-04. MSC (Hall/Castaneda)(6-0-1-0) nominating Commissioner Cortes as Vice Chair for FY 03-04. Motion carried. MSC (Hail/O'Neill) (6-0-1-0) nominating Commission Castaneda as Chair for FY 03-04. Motion carried. DIRECTOR'S REPORT: Jim Sandoval handed out a copy of the Sign Urgency Ordinance, stating it doesn't substantively change any of the policies regarding signage, but it does clean-up a lot of provision in our code. A permanent ordinance, which is almost identical to this, will be forthcoming shortly. ADJOURNMENT at 10:15 p.m. to the Planning Commission meeting of August 13, 2003. ~V~t: - Diana Vargas, Secretary to Pia ning Commission _.. __ ___n____.___._______.____