HomeMy WebLinkAbout2004-01-21 PC MINS
- MINUTES OF THE
CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
Council Chambers
6:00 p.m. Public Services Building
Wednesday, January 21, 2004 276 Fourth Avenue, Chula Vista
ROLL CALU MOTIONS TO EXCUSE:
Present: O'Neill, Hall, Castaneda, Cortes, Hom, Felber
Absent: Madrid
Staff Present: Luis Hernandez, Deputy Planning Director
Ed Batchelder, Deputy Planning Director
Duane Bazzel, Principal Planner
Miguel Tapia, Sr. Community Development Specialist
Dave Hanson, Deputy City Attorney I
PLEDGE OF ALLEGIANCE/SILENT PRAYER
INTRODUCTORY REMARKS: Read into the record by Chair Castaneda
APPROVAL OF MINUTES: November 12, 2003
-
No action due to lack of quorum.
ORAL COMMUNICATIONS: No public input.
1. PUBLIC HEARING: PCC 03-51; Consideration of a Conditional Use
Permit for an expansion of an existing beer and
wine liquor license to include hard liquor for a retail
store located at 72 East "J" Street. Applicant:
Horman Razuki.
Staff recommended that public hearing be opened and continued to the regular
Planning Commission meeting of February 25, 2004.
Public Hearing Opened 6:15.
Frank Lopez, 731 Brookstone Rd. Unit 101, Chula Vista, CA stated he opposes
this CUP requesting to expand the present beer and wine liquor license to include
hard liquor; he also submitted a document delineating the reasons for his opposition,
they are:
0 It will reduce the quality of life, safety and security for area residents
0 This establishment is in close proximity to Hilltop Park, Hilltop Middle School,
- and along the path of children walking to the elementary school.
He further indicated that, in his opinion, the store is successful with its present
inventory of selling beer and wine, and does not need to expand to the sale of hard
Planning Commission Minutes - 2 - January 21, 2004
liquor. Mr. Lopez urged the Commission to deny the project.
Rodney Garcia, 511 G Street, Chula Vista, representing the Youth Coalition and
also speaking as an advisor to the City of Chula Vista Youth Commission. Mr.
Garcia stated that the coalition supports the stance made by Mr. Lopez, and it is their
concern that approval of this Conditional Use Permit would provide an easier access
of alcohol to young people. Mr. Garcia further stated that the Youth Advisory
Commissioners were asked what were the main concerns they were dealing with in
their high schools; unanimously, they stated their biggest concern is access to drugs
and alcohol. He urged the Commission to oppose the project.
MSC (Hom/O'Neill) (S-0-2-O) that the Planning Commission continue this item to
February 2S, 2004. Motion carried.
2. REPORT: Review of proposed Southwest Area General Plan
Alternatives to be tested.
Background: Ed Batchelder, Deputy Planning Director stated that the purpose for
tonight's meeting is to review the proposed land uses and transportation alternatives
for the Southwest area. A brief update followed on the prior week's presentation at
the joint City Council and Planning Commission GPU workshop, which covered three
of the four major planning subareas (Northwest, EastlOtayRanch, and Bayfront;). The
Southwest planning area was tabled and will be presented at tonight's meeting.
Duane Bazzel, Principal Planner, presented the three alternatives proposed for the
Southwest Area and what is being considered for the subareas; they are: existing
and future transit stations, identifiable town center, Otay Valley edge, changing
Broadway, future of West Fairfield, and Main Street opportunities. The main
components for each of the three alternatives were discussed as follows:
Alternative #1
0 Mixed use commercial west of 1-5
0 High intensity mixed use around Palomar transit station
0 Broadway remains commercial
0 Main St. remains auto-oriented and industrial
0 Mixed use with town center at 3rd & Oxford
Alternative #2
0 Industrial uses west of 1-5
0 High density housing west of Palomar transit station
0 Mixed use with housing on Broadway
0 Main Street expands industrial depth to north and south
0 Increase of mixed use around town center at 3'd & Oxford
,.,---^-^^-"
Planning Commission Minutes - 3 - January 21, 2004
Alternative #3
0 Mixed use with housing west of 1-5
0 Mixed use along Palomar with high density housing to south
0 Mixed use with housing on Broadway
"0 Main Street becornes expanded cornrnercial on the north side
0 Reduce depth of commercial along part of:Jri A venue
Commission Discussion
Cmr. Felber asked for clarification on what type of educational facility was envisioned
in the Fairfield site and how many acres it encompassed.
Mr. Bazzel responded that the site is approximately 76 acres and that there was no
specific type of educational facility recommended; it could potentially be a trade
school, university or even a high school site.
Cmr. Castaneda stated that in his opinion the issues along Broadway go beyond
zoning and land use, and is more about being able to attract the type of development
envisioned for that area. He further indicated that while a mixed-use district will bring
in residential and commercial projects, we may be encouraging a proliferation and
over-saturation of small commercial suites along this corridor.
Ed Batchelder responded that various templates with varying percentages of
residential, retail or office use will be tested in the mixed-use district. Additionally,
market studies will be utilized to determine what types of commercial uses would be
most appropriate.
Furthermore, we don't envision the mixed-use as all being vertical with retail on the
ground floor and residential on top, but rather, the mixed-use could be independent
areas of residential parcels with nearby commercial services.
Cmr. Castaneda further stated that the biggest challenge that the City faces is in the
Southwest redevelopment area and careful consideration needs to be given as to the
efficacy of what is being proposed. For example, a mixed-use as proposed in
Alternative #3 makes most sense in the West Fairfield area because of it valuable
setting with a view. It would be short-sighted to site an educational facility at that
location.
Cmr. Castaneda restated his vision of a promenade-feel along Main Street and hoped
it does not become a hodge-podge of industrial buildings.
Lastly, Cmr. Castaneda stated that although this is outside of the focus area, was any
consideration going to be given to re-examining the residential zones as it relates to
the integrity of the single-family zone.
-_.__..~._.--_._- . _ _._ __...,._.,..._.____.__.~__'_·_M·_
Planning Commission Minutes - 4 - January 21, 2004
Mr. Batchelder responded that after the General Plan Update is complete, we're going
to have to look at zoning level plans. If there are General Plan changes that don't
agree with today's zoning, we're going to end up in a rezoning program. At this point,
we're not proposing as part of the General Plan Update to evaluate the adequacy and
appropriateness of the zoning districts and areas. When we come back as a
department in a zoning program borne out of the General Plan, it would be
appropriate at that time to consider zoning districts.
Cmr. Hall stated he would like to see visual aides depicting what some of the
definitions are; for example, what is envision for high density commercial or
residential high density.
Cmr. Hall further stated that his position is that the City, at some point, will need to
take more aggressive measures and start knocking down some of the urban blight in
these areas and acquire some land in order to attract the caliber of development that
is envisioned for this area.
Cmr. Cortes stated he concurs with Cmr. Hall's earlier statement regarding removing
the urban blight. Furthermore, he indicated that the southwest has endured neglect,
first by the County before it was annexed, and then by the City, with apathy toward its
progress and development. In his opinion, the City has been remiss in their
commitment to place the infrastructure before development goes in. as was the case
of the Trolley Plaza on the southwest corner of Broadway and Palomar. Although
strides have been recently made with the widening of Palomar towards 1-5, this
improvement, as it relates to the shopping center going in first, was like putting the
carriage before the horse.
Cmr. Cortes also stated that the gateway leaving San Diego and coming into the City
of Chula Vista on Beyer Blvd. needs to be looked at in much more detail.
Cmr. Felber inquired how, after these plans are tested, do we tentatively set some
space aside for schools.
Mr. Batchelder responded that the school districts would determine if there is a need
for an additional school. The General Plan process would not be site-specific, by any
means, but with the district's directive, we would place a "floating symbol" with a
Public Quasi designation for a school, which simply means that a future school in that
general vicinity could be envisioned.
Mr. Batchelder reviewed what the next steps will be; they are:
0 Forward the Planning Commission's recommendation to Council to test the
alternatives
0 Work with consultants and citizen committees, particularly the Steering
Committee who is the land use and transportation focus group, refine a set of
Planning Commission Minutes - 5 - January 21, 2004
alternatives to formally forward in the environmental document, and make a
preferred recommendation
[J Have the Steering Committee sponsor community forums in April to provide the
results of the testing to the public, and
0 Finalize the documents and put them out for formal public hearing review.
Mr. Joe Casillas, 559 Orange Avenue, Chula Vista addressed the Commission and
stated that he concurs with Cmr. Cortes' comments about the County's neglect of the
annexed area now in southwest Chula Vista. He further indicated that the neglect
and undeveloped southwest focus areas impacts the property values of surrounding
neighborhoods.
MSC (Castaneda/Hall) (6-0-1-0) that t he Planning Commission recommends that
the City Council test the proposed alternatives.
3. Action Item: Resolution of the Planning Commission of the City of
Chula Vista designating the proposed boundaries and
approving the Preliminary Plan for the Proposed
Amendment to the Town Centre II, Otay Valley and
Southwest Redevelopment Plans.
Background: Miguel Tapia, Senior Community Development Specialist stated that
the proposed Redevelopment Plan Amendment process is moving forward, however,
minor changes to the Plan have occurred with the removal of two of the
redevelopment areas from this amendment (the Bayfront and Town Centre I, and also
the removal of the West Fairfield site that is located within the City of San Diego).
Based on those changes, we felt it was important to come back to the Planning
Commission because there is a change in the boundaries. The amendment
continues to be basically the same and the added area consists of approximately 494
acres and is being proposed to be merged with the Merged Area, which consists of
Town Centre II, Otay Valley and Southwest. The proposal also proposes to extend
the eminent Domain authority within two ofthe areas, Otay Valley and Town Centre II
for a time period of 12 years, and the proposal is to consolidate the three
redevelopment plans into a single one.
Staff Recommendation: That the Planning Commission adopt the Resolution
designating the proposed boundaries and approving the Preliminary Plan for the
proposed Amendment to the Town Centre II, Otay Valley and Southwest
Redevelopment Plans.
Cmr. Hom asked for clarification on eminent domain authority in the residential zone
and mobile-home parks.
Mr. Tapia stated that the power of eminent domain will not be used on properties that
Planning Commission Minutes . 6 . January 21, 2004
comply with two requirements; that they are zoned for residential use and that they
are used for residential use.
The zoning designation for Mobile-Home Parks is MHP, and we also have trailer
parks, which we have a couple that are zoned MHP, but most of them, particularly
along Broadway are designated as commercial properties, therefore, these could
potentially be considered for use of eminent domain, because they are commercial.
MSC (HaIl/Felber)(6-0-1-0) that the Planning Commission adopt the Resolution
designating the proposed boundaries and approving the Preliminary Plan for
the proposed Amendment to the Town Centre II, Otay Valley and Southwest
Redevelopment Plans. Motion carried.
DIRECTOR'S REPORT:
0 Luis Hernandez reminded the Commission that the Planner's Institute in Monterey is
coming up in March and encouraged the junior members of the Commission to
consider attending and confirm with staff to make the necessary arrangements.
COMMISSIONERS COMMENTS:
0 Cmr. Hall raised concern with the condition of the Third Ave. & L Street corner and
stated Code Enforcement needed to check it out. He also highly commended the
City's Public Works Department for their quick response to trouble-shoot and/or
repair problems, particularly the street maintenance that handle the street lights.
0 Cmr. Hom asked if an unlit street light located around 121 Orange could be checked
out
ADJOURNMENT at 8:00 p.m. to the Planning Commission meeting of January 28, 2004.
~.
- Diana Vargas, secret:¡:nning Commission