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HomeMy WebLinkAbout2005-02-23 PC MINS MINUTES OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA 6:00 p.m. Wednesday, February 23, 2005 Council Chambers Public Services Building 275 Fourth Avenue, Chula Vista ROLL CALLI MOTIONS TO EXCUSE: Present: Absent: O'Neill, Felber, Hom, Hall, Madrid Cortes Staff Present: Nancy Lytle, Assistant Planning Director John Schmitz, Principal Planner Jeff Steichen, Associate Planner Rich Zumwalt, Associate Planner Dave Hanson, Deputy City Attorney II MSC (Hall/Horn) to excuse the Commissioner Cortes. Motion carried. PLEDGE OF ALLEGIANCE/SILENT PRAYER INTRODUCTORY REMARKS: Read into the record by Vice Chair Madrid ORAL COMMUNICATIONS: No public input. 1. PUBLIC HEARING: PCS 05-03; Consideration of a Tentative Subdivision Map to convert 202 apartment units at 750 E. Naples Court into individual ownership condominiums. Background: Rich Zumwalt reported that the apartment complex was constructed in 1989 and consists of a pool, spa and playground. Tentative and Final Map approvals are required to create the one-lot 202-unit condominium map. The project consists of 133 two-bedroom units and 68 one-bedroom units and 1 studio unit arranged into 22 two-story building. There are 373 carport and open parking spaces. Planning Commission Minutes - 2 - February 23, 2005 No significant exterior structural changes are proposed, however, the landscaping will be refreshed and parking lot resurfaced. The applicant proposes to provide the required storage space by remodeling the coat, patio storage closets, and laundry closets. The tenants have been made aware of the conversion proposal since the applicant has completed the tenant noticing required by the State and Municipal Code requirements, and they will be notified that they have first option to purchase a unit. The applicant will assist with the relocation of those tenants who prefer not to purchase their unit by providing them with $1,000 for moving expenses and their full security deposit refunded. Staff Recommendation: That the Planning Commission adopt resolution recommending that the City Council approve the proposed Tentative Map in accordance with the findings and subject to the conditions contained therein. Public Hearing Opened. Jim Neil, 4365 Executive Drive, San Diego, CA representing the applicant stated that the units are very much suited for condo conversion as they are attractive, each having its own washer/dryer hookups, individual water heater, nice community facilities and open space. Mr. Neil stated that he and his partner some time ago went door to door speaking to the tenants and informing them of the conversion plans, approximate timelines, their rights in terms of the noticing requirements; they were able to talk to approximately 70% of the residents. Mr. Neil also stated that a couple of letters have gone out updating the tenants on where they are in the process. Mr. Neil further stated that for tenants who wish to purchase their units, they will provide the homebuyer with a $3,000 credit towards the purchase of their unit, and assistance with information on Community Housing Works, a non-profit organization that assists first-time homebuyers by providing access to special loan and grant programs available through state and local government. They also assist with budgeting and credit repair. Public Hearing Closed. MSC (Felber/Hall) (5-0-1-0) That the Planning Commission adopt resolution recommending that the City Council approve the proposed Tentative Map in accordance with the findings and subject to the conditions contained therein. Motion carried. Planning Commission Minutes - 3 - February 23, 2005 2. PUBLIC HEARING: PCM 04-16; Consideration of an amendment to the Eastlake Business Center II Sectional Planning Area (SPA) plan, Planned Community District Regulations, Design Guidelines and associated regulatory documents. Background: Jeff Steichen reported that the proposal is a request to amend two sections of the Eastlake Business Center II SPA Plan and to add provisions for the development of a design district within the center. The first part of the request is to amend the PC District Regulations to add a Design District Overlay to the Land Use District Map and define allowable uses within said district. Secondly, to amend the District Guidelines to add sign criteria which is specific for businesses that will be located within the Overlay District. The area encompasses 36 acres located at the southeast corner of the Eastlake Business Center; surrounded to the north, east and south by existing residential and to the west a variety of business offices including corporate headquarters for Hitachi and Leviton. The first part of the amendment request is to establish a Design District Overlay. New language is proposed to be added to the PC District Regulations pertaining to the development within the Overlay District, which will include the requirement of a Master Use Permit in order to implement the specific land use provisions. Although the underlying land use district designation will remain BC-1, only the land uses which are specifically listed in the newly-created section of the SPA PC District Regulations will be allowed within the designated area once the MUP is approved. One of the points that staff differs with the applicant is the request to add the category of "paint and wallpaper" within the "wholesale/retail" category. Staff believes that this does not fall into the category of "wholesale" and it could open the door to retail uses that are not necessarily complimentary within the center. The second point where they differ is the applicant's proposed sign criteria, which contains provisions that exceed the allowable number, size and area for signs within the district. Staff concurs with the applicant that due to the uniqueness of the design district concept, certain provisions should be added for signage, however, since the area is within the business center, certain boundaries still need to be maintained. Siqn Type "A" - District Identification Monument. One of the most significant deviations relates to the proposed 30 foot high entry monument sign, with a primary concern being the number of tenant panels, which this sign could accommodate up to 8 panels. Staff recommends that a maximum of five panels be allowed. Planning Commission Minutes - 4 - February 23, 2005 Siqn Type liB" - District Entry Monument. While staff concurs with the applicant over the appropriateness of the entry identification signs, the applicant is proposing to have up to 50 tenant logos on the base of the sign. Staff believes it's unnecessary to have tenant logos and is recommending that all they have is the district logo. Siqn Type "C" - Tenant Identification Siqn. Staff recommends allowing only one of these signs at each entry driveway rather than two as proposed by the applicant. Staff Recommendation: That the Planning Commission adopt Resolution PCM 04-16 recommending that the City Council approve the proposed amendments to the Eastlake II Planned Community District Regulations and the Eastlake Business Center II Design Guidelines based on the findings contained in the draft City Council Ordinance and Resolution. Public Hearing Opened. Mike Vogt, Developer, 368 Surrey Drive, Bonita, CA, stated that the design district will be the only home-improvement showroom district south of Interstate 8, but more significantly it can become the best design district in all of San Diego County. Unlike other design districts located on Mira Mar Rd. and the 78 corridor, which one could describe as a mass of unplanned and disconnected showrooms; by contrast, the Eastlake Design District will be located on a Master Planned 34 acres site and will bring a cohesive district with clarity that appeals to today's upscale shoppers. The center will be a state-of-the-art regional design district with showrooms for flooring, game room tables, spas, appliances, tile, lighting, and many fine furniture showrooms. In order to achieve the vision for the district, it is essential that the SPA amendment incorporate the carefully-designed sign program, as well as all of the uses that are necessary to be truly a complete home-improvement showroom district. The center will consist of ten buildings with approximately 50 showrooms ranging in size from approximately 2,000 to 50,000 sf., and will benefit the City by generating approximately 1.3 million dollars in tax revenue and creating approximately 500 jobs. Mr. Vogt stated that in order to ensure the center's success, they recognize there are some obstacles they must overcome with respect to image, therefore, they are pursuing an aggressive marketing and PR campaign in order to attract the design industry to Chula Vista. The second obstacle is that the district has no freeway visibility and has very little frontage on a major street. To address this issue, a comprehensive sign program has been designed. The main entry monument sign (sign A) has been designed to allow for four anchor Planning Commission Minutes - 5 - February 23, 2005 tenants of Phase I and four anchor tenants of Phase II. The tenant logos that are proposed to be on the tile base of the entry monument signs (B) are intended to be more of a backdrop and an incentive for people to come into the district, letting them know that there are several types of showrooms in that district. The reason for proposing two tenant directional ground signs (C) on both sides of the driveway is not to duplicate names; for example, Bassett would have their name on one sign and another company would have their name on the other sign. Additionally, the tenants will collectively be spending millions of dollars in advertising and are of the opinion that it is important to make it convenient to their customers to know which driveway to turn into and not have to look through dense landscaping material to try to read a sign on a building fascia. Ground Sign D, the interior tenant directional signs are simply to direct customers to the showroom locations once they come into the site. There are no issues with staff regarding this sign. Mr. Vogt concluded by stating that he appreciated the Commission's consideration of their project and he and his consultants were there to answer any questions the Commission might have. Public Hearing Closed. Cmr. Horn stated that in recent reviews of commercial centers, it has been a consensus of the Commission to recommend that the name of "Chula Vista" be incorporated in to the design of the sign plan; he inquired if any consideration had been given to include "Chula Vista" in the sign plan for this project. Mr. Vogt responded that although they have been encouraged by The Eastlake Company to name it The Eastlake Design District, the PR and marketing campaign that they've embarked upon in order to attract the industry to come to Chula Vista, essentially is a marketing campaign selling the City of Chula Vista. Mr. Vogt further stated that he would like to see the design district advertised on the kiosk roadside signs located on the main arterials in eastern Chula Vista advertising the master planned communities. Cmr. Felber reaffirmed Cmr. Hom's statement regarding the Commission's desire and recommendation to incorporate the name of "Chula Vista" in the sign program. Cmr. O'Neill stated that he too echoes Cmrs. Hom and Felber's statements regarding the name of Chula Vista, and also supports the applicant's desire to add the design center to the kiosk arterial signs that shows the master planned communities. Planning Commission Minutes - 6 - February 23, 2005 Cmr. O'Neill further stated that he supports the applicant's design proposal for the entry monument sign B, however, he is concerned that as tenants come and go, that could create a mish-mash of empty tiles, therefore, he would recommend as a condition of approval that the applicant ensure that a new tile replaces the vacated tile. Cmr. O'Neill stated that although he understood staff's concerns with adding the category of "paint and wallpaper" as an allowed use, in his opinion this is an appropriate use for the design center and suggested that perhaps language could be added to the description in the Master Use Permit stating that an equal or significant amount of floor area be designated for both paint and wallpaper. Mr. Vogt responded that that had been discussed with their sign company and they were assured that there would be a means by which to do this. A discussion followed regarding adding the name of "Chula Vista" to the signage. Dave Hanson stated that it is within the Commission's purview to make a recommendation to the applicant as to what their preference would be to name the center, however, there are First Amendment rights involved with signage, therefore, he admonished the Commission to refrain from compelling the applicant to name his project in a specific manner. MSC (Hall/Felber) (5-0-1-0) that the Planning Commission recommend that the City Council; 1.) approve the amendments to the Eastlake II Planned Community District Regulations adding "paint and wallpaper" as an allowable land use, and 2.) approve the Eastlake Business Center II Design Guidelines incorporating the applicant's proposals for the sign program and their recommended language contained in the PC District Regulations with the following clarification on their recommendations: · That the Planning Commission is accepting the applicant's proposal for the number of tenant logos on district identification sign A, the number of tenant logos on entry monument sign B and the number of entry monument signs C. · That consideration be given to incorporate the name of "Chula Vista" on the district identification signs, and · That language be added to the Master Use Permit stating that an equal or significant amount of floor area be designated for both paint and wallpaper. Motion carried. Planning Commission Minutes - 7 - February 23, 2005 ADJOURNMENT to the Special Joint meeting of the City Council and Planning Commission on March 9, 2005. I Diana~~~Planning Commission