HomeMy WebLinkAboutPlanning Commission Minutes 2007/05/09
MINUTES OF THE
PLANNING COMMISSION
OF THE CITY OF CHULA VISTA
6:00 p.m.
May 9, 2007
Council Chambers
276 Fourth Avenue
Chula Vista, CA
CALL TO ORDER: 6:08:50 PM
ROLL CALL / MOTIONS TO EXCUSE:
Members Present:
Felber, Vinson, Moctezuma, Bensoussan, Tripp, Clayton,
Spethman
Absent:
None
APPROVAL OF MINUTES: March 14, 2007 and March 21,2007.
MSC (Spethman/Moctezuma) (7-0) that the Planning Commission approve minutes
of March 14, 2007 and March 21, 2007 as submitted. Motion carried.
ORAL COMMUNICATION: Opportunity for members of the public to speak on an item
not on the agenda.
6: 12:38 PM Frank Ohrman, real estate broker, stated that a client of his is attempting to
open a bicycle retail/warehouse facility in an eastern Chula Vista commercial center, but
has encountered obstacles. According to Planning staff, the Planned Community District
Regulations for these centers do not allow this type of use. Mr. Ohrman stated that the
master builders of the planned communities have done an outstanding job in
implementing smart-growth development concepts, where people can live, work, shop
and recreate in their own community. For this reason they have incorporating very nice
bicycle and pedestrian trails; the entire eastern region is optimal for bicycling. He urged
the Commission's intervention in directing staff to reconsider the uses in these centers
so that the community gets some of the services and retail businesses that they want.
Mike Olson, owner of three Trek Bicycle Stores in San Diego stated that Chula Vista,
has great infrastructure for bicycle trails and would be an amazing spot to open a new
south San Diego regional store. Their inventory takes a lot of space and they need a
large facility; typically their stores are located in areas where there are furniture stores.
They generate low traffic and high price ticket sales. They have found a location in
Chula Vista where other allowable uses are furniture stores, however, bicycle retail
stores are not an allowed use.
6:24:48 PM Wolf Bielas, CEO of RSI, a high-tech research and development company
located in the Eastlake Business Center stated they have been looking for the right
tenant to rent the space adjacent to their facility and they were approached by Trek, who
is interested in renting the space. Mr. Bielas indicated that they were very excited at this
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May 9, 2007
prospect because it would serve as a laboratory for research and development of their
inventory barcode and tracking technology. He too urged the Commission to assist
them in initiating a recommendation to staff, directing them to reconsider the uses at the
business center.
6:2919 PM
1. SPECIAL ORDER OF BUSINESS: Beautification Awards Presentation and
Planning Commission Representative.
Nancy Lytle reported that the nominations for the 34th Annual Beautification Awards
banquet is being kicked-off and is tentatively scheduled in October at the Olympic
Training Center. Ms. Lytle also indicated that the Mayor's Office is seeking to
establish a review/judging committee comprised of representatives from various
boards and commission, civic groups and neighborhood associations.
Cmr. Bensoussan commended Nancy Lytle for her involvement in the planning of
this event, and stated that the outreach effort with the community, as well as press
coverage, gives excellent exposure to Chura Vista.
MSC (ClaytonNinson) (5-1-0-1) nominating Cmr. Mike Spethman's name to be
submitted to the Mayor for consideration to be the Planning Commission
representative on the Beautification Awards Committee. Motion carried with
Cmr. Bensoussan voting against the motion and Cmr. Spethman abstaining.
MSC (Felber/ ) nominating Cmr. Bensoussan's name to be submitted to the
Mayor for consideration to be the Planning Commission representative on the
Beautification Awards Committee. Motion failed due to lack of a second.
2. PUBLIC HEARING:
PCC 05-44; Consideration of a Conditional
Use Permit for a carwash facility and
expansion/relocation of an existing
convenience store at a service station
located within the Terra Nova Plaza
Shopping Center at 350 East H Street.
At the request of the applicant, staff is recommending a continuance of this public
hearing to a date uncertain.
MSC (Tripp/Clayton) (7-0) to continue PCC 05-44 to a date uncertain. Motion
carried.
3. PUBLIC HEARING:
PCS 06-08; Consideration of a Tentative
Subdivision Map to subdivide .26 acres
into seven (7) condominium units for
individual ownership at 148 Fourth
Avenue.
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May 9, 2007
6:47:44 PM Background: Caroline Young reported that the applicant submitted a
Tentative Map application proposing to convert an existing apartment complex into
seven condominium units for individual ownership. The apartment complex is
approximately 18 years old and was originally approved by the Design Review
Committee.
The Design Review permit proposes no significant exterior structural changes, but is
recommending minor upgrades including repair or replacement of fencing, provide a
new landscaping area and a new trash enclosure. Each unit's interior will have new
carpet, tile, doors, windows and storage areas
6:51 :58 PM Commission Comments.
6:52: 14 PM Cmr. Spethman stated that since the attic will count towards the storage
requirement, he asked if it would be a finished attic and will it have pull-down steps.
Cmr. Spethman expressed a concern with the lack of active open space within the
complex, where children can play or families can barbeque; instead, he noted that
the open space is simply landscaping areas along the perimeter of the project.
6:52:29 PM Luis Hernandez responded that the condominium requirements allow
the use of the attic to accommodate the storage space requirements, and that it
would be a Condition of Approval that the attic be finished and pull-down steps be
installed.
6:55:38 PM Cmr. Vinson stated that to his knowledge, condominium space is
confined to the areas that are within the walls, therefore, he asked if the attic storage
space would be recorded on the deed and title as such.
Luis Hernandez responded that the HOA is responsible for maintaining the integrity
of the building structure, Le. roof trusses and common walls; the attic air space would
be considered as part of the condominium.
Cmr. Bensoussan inquired about:
· the unit sizes and the breakdown of storage square footage for each unit size;
· whether there is any indication if the apartment unit next door will be going
through a conversion, and
· does the proposed landscaping plan include any tall vegetation screening on the
north side of the property.
Mr. Hernandez stated that to his knowledge, there is no application on file for a
condo conversion of the adjacent apartment complex. With respect to the landscape,
there is not enough room to accommodate tree screening because its basically just a
walkway to connect the front and back property.
7:04:10 PM Cmr. Tripp asked what is the width of the dedication that the applicant
will need to provide for the right-of-way along Fourth Avenue, and if there are
currently and CIP efforts to widen Fourth Avenue.
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May 9, 2007
Mr. Hernandez responded that the dedication would be approximately two feet wide,
and to his knowledge, there are currently no CIP projects to widen Fourth Avenue.
7:07:25 PM Cmr. Spethman inquired if this project was reviewed by the DRC or was
it handled administratively.
Mr. Hernandez responded that when the project was built, approximately 18 years
ago, it did go through the Design Review Committee. The proposed conversion was
handled administratively by the Zoning Administrator and the complex was found to
be in very good condition.
7: 11 :06 PM Cmr. Bensoussan stated that in past review of condo conversions, staff
and the Commission have recommended the replacement of traditional water
heaters to tankless water heater. Not only does it promote sustainable development
practices, but tankless water heaters also occupy a significant less amount of space,
therefore, Cmr. Bensoussan inquired if this is still an option in this project.
Mr. Hernandez stated that typically staff will make such a recommendation,
particularly when the water heater is located in a strategic area i.e. the balcony or
inside the unit. In this case, the tank is located in the garage, where the applicant is
proposing to install cabinets for additional storage space. Mr. Hernandez further
indicated that if the Commission would feel more comfortable to provide the
additional needed storage space in the area where the water heater is now located,
instead of the attic, they could make that a Condition of Approval.
Public Hearing Opened.
7: 13:42 PM Michael Palumbo, applicant, stated that he purchased the building in
2000 because he liked the design and look of the building. Mr. Palumbo stated his
project meets all of the requirements, i.e. open-space, setbacks, parking and
storage. The strip along the north side that was suggested to be used to plant
screening material, is presently a strip of dirt that the tenants have used to plant a
vegetable garden. Mr. Palumbo indicated he would be amenable to planting some
screening material, as well as agree to finish the attic and install the pull-down steps.
7:20:03 PM Cmr. Bensoussan asked about the size of the units.
Mr. Palumbo stated that the average is 850 to 900 sf; there is one two-story unit that
is the largest that is 1,300 sf.
7:27:08 PM Cmr. Vinson asked if the applicant had had any preliminary title work
done to transfer the units in to individual ownership. Additionally, he is concerned
with whether the attic storage space would be included in the deed as part of the
condomium.
7:28:49 PM Phillip Diaz, realtor for the project, stated that the title and deed transfer
to individual owners has not yet begun, but the attic space that is in question will
certainly be adequately addressed. The attic storage could perhaps be handled
similar to the way private balconies are considered as part of the open space.
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May 9, 2007
7:29:39 PM Cmr. Felber asked if the applicant plans to have any type of financial
assistance or incentive for the current owners to encourage them to purchase their
unit.
Mr. Palumbo stated that they plan to give their tenants, who do not wish to purchase
their unit, a free last-month rent or possibly pay their first-month rent at the new
location they are moving to. They also plan to have a community meeting with a
financial lending advisor to walk them through the different types of programs and
first-time homebuyer programs they may be able to qualify for.
7:33: 12 PM MSC (Spethman/Clayton) that the Planning Commission adopt
Resolution PCS 06-08 recommending approval of a Tentative Subdivision Map
to subdivide .26 acres into seven (7) condominium units for individual
ownership at 148 Fourth Avenue, with a recommendation that an additional
Condition of Approval be added that the applicant install pull-down stairs to
access the attic storage area.
7:34:07 PM Cmr. Tripp pointed out that the motion should include amending
Condition #26. of the City Council Resolution by removing the statement that reads,
"..No additional work is required to provide the storage within the attic space and the
storage area below the stairway."
The maker and second of the motion accepted the friendly amendment offered
by Cmr. Tripp.
7:34:38 PM Cmr. Felber offered a friendly amendment to the motion that the
proposed list of upgrades be added to the City Council Resolution and that the
condition to add the plywood flooring in the attic be added.
7:38:03 PM Call for the question.
Motion passes unanimously (7-0).
Director's Report.
7:38:39 PM Jim Hare gave an update on the progress for putting together the topics
of discussion for the procedures workshop that is slated in the near future. Mr. Hare
indicated that on the same night of the procedures workshop, there will be a
presentation given on our Code Enforcement Program.
7:50:21 PM Adjournment to a regular Planning Commission meeting on May 23,2007.
Diana Vargas, Secretary to th fanning Commission