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HomeMy WebLinkAboutPlanning Comm min 1986/12/17 Tape No: 276 Side: 2 0-1500 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA Council Chambers 7:00 p.m. Public Services Building Wednesday, December 17, 1986 ROLL CALL COMMISSIONERS PRESENT: Chairman Shipe, Commissioners Cannon, Carson, Grasser, Green and Tugenberg COMMISSIONERS ABSENT: None STAFF PRESENT: Director of Planning Krempl, Principal Planner Lee, Deputy City Attorney Moore, Senior Civil Engineer Daoust, Associate Planner Griffin, Principal Planner Pass, Assistant Planner B. Reid, Assistant Planner Herrera, Deputy Director Engineering/Public Works Department Garibay PLEDGE OF ALLEGIANCE - SILENT PRAYER The pledge of allegiance to the fl ag was led by Chairman Shipe and was followed by a moment of silent prayer. INTRODUCTORY REMARKS Chairman Shipe reviewed the composition of the Planning Commission, its responsibilities and the format of the meeting. APPROVAL OF MINUTES MSUC (Carson/Cannon) to approve the minutes of the meeting of November 9, 1986 as amended by Commissioner Cannon; i.e., on page 3, paragraph l, as follows: "...he maintained that if a fair argument exists that the clubhouse is a historical building, then an EIR should be written that is supportable... ORAL COt~MUNICATIONS: None. PLANNING COMMISSION MINUTES -2- December 17, 1987 l(a) PUBLIC HEARING: GPA-86-6 - PROPOSAL TO AMEND THE PLAN DIAGRAM OF THE LAND USE ELEMENT OF THE CHULA VISTA GENERAL PLAN BY THE REDESIGNATION OF TWO ADJOINING PARCELS OF LAND, WHICH HAVE AN AGGREGATE AREA OF ABOUT 4.32 ACRES, AND ARE LOCATED IN THE SOUTHEASTERLY QUADRANT OF EAST "H" STREET AND OTA¥ LAKES ROAD, FROM "MEDIUM DENSITY RESIDENTIAL" TO "RETAIL COMMERCIAL" Principal Planner Pass stated that staff's recommendation regarding the redesignation and rezoning of the 4.32-acre site from "Medium Density was to · 'al" Resldentl to "Retail Commercial" and from zoning "R-l" to "C-C-P" adopt the Negative Declaration issued under IS-87-1 and to recommend that Council deny the request to amend the Chula Vista General Plan on the basis that no discernible community or neighborhood need would be met and that such an amendment would increase commercial overzoning in Chula Vista. Mr. Pass noted that the conclusion reported in the marketing report that 84,000 square feet would still be required to serve the general trading area of the project fails to take into consideration the large number of active and retired military families in the vicinity who utilize the Commissary and Naval Exchanges and EastLake's planned 132-acres of commercial usage. He pointed out that no indication has been found within the College Estate area or the surrounding territory that the residents are not being adequately served by the existing or planned commercial areas in the neighborhood. Further, that the applicant's existing center opposite Southwestern College is only about 50 percent developed and if redeveloped could serve a larger trading area than at present. For these reasons, staff recommends denial of the GPA. This being the time and the place as advertised, the public hearing was opened. Paul Manganelli, 701 "B" Street, Ste. 1300, San Diego, CA 92101, representing the applicant, stated that for commercial purposes the property location is ideal since it is at the corner of two major roads and on the homeward-bound corner for EastLake residents. Conversely, for residential purposes the property is in an isolated island location surrounded by institutions not conducive to R-1 medium density; left turns are not permitted on East "H" Street; noise from traffic would create an adverse environment for residents; and the small size and triangular shape would make the property difficult to develop residentially. He contended that the bulk of the commercial overabundance referred to in the staff report occurs in the western part of the City along Broadway and Third Avenue and that the General Plan specifies that additional commercial locations can, by analysis, be proven to be desirable and can be approved without detriment to the General Plan. John Shumway, 3188-A Airway, Costa Mesa, Executive Vice President of Market Profiles, introduced Annie Gerard, Project Manager, and stated their availability to answer technical questions. He outlined the procedure used to determine the market analysis starting from a 3.5-mile study area and concluding with the prime trade area in a 1.25-mile radius of the site; he PLANNING COMMISSION MINUTES -3- December 17, 1987 cited the current population figures and those projected by the sales from the nine projects in the area and said that by utilizing the combined existing and projected population, the sales dollars per capital, his firm had determined there would be an additional need of 84,337 square feet of commercial space even with the development of the EastLake commercial area and the already zoned area. In response to inquiries from the Commission, Mr. Shumway commented that the military demographics in the area were not considered to be a significant factor in reducing the market demand and that the center would not have a major anchor tenant. Bill Hedenkamp, 1331 India Street, San Diego, architect for the project, displayed exhibits of the proposed site plan pointing out the similar design of the free-standing pad buildings and the main building, the continuous roof structure and the amount of street frontage available because of the arrowhead shape of the site. He noted that the square footage would range from 22,000 square feet for the main building down to 5,000 to 2, 800 square feet in the free-standing structures; 220 parking spaces are provided; the landscaped area is 15 to 25 feet wide with a substantial landscaped buffer behind the main building and that the loading area for the shops is buffered by the slope. The site plan includes four buildings, possibly a small kiosk-type structure (ATM) plus provision for sign advertising. The centers are designed so the buildings can be broken into 20-foot modules with perhaps 10 to 15 individual businesses in the main building. Richard Kelton, 5109 Warning Road, San Diego, Bollenbacher and Kelton, observed that there has been no issue about the suitability of the land use; there has been no community objection; in fact, the prime issue seems to be whether the developer is investing his money soundly in developing the proposed commercial site. He pointed out that the center will serve a neighborhood of approximately 1-1/2 mile radius; the type of services offered (banks, cleaners, barbers, etc.,) are not affected by local military facilities; this will be a convenience center composed of small tenants none of which will be dominant enough to draw people to the center like an anchor tenant in a 12- to 15-acre center; the firm has received inquiries from businesses looking for an immediate location; one of the main positive features is that the center will be located on the homeward bound side of traffic and that because of the triangular shape there is a double row of parking available making circulation easier. He indicated an intent to redevelop the existing center; commented that no great demand had existed in the past; their firm is conservative and does not build spec spaces to remain vacant; and that small tenants need an established residential neighborhood and cannot afford to wait for residential construction in the area. No one else wishing to speak, the public hearing was closed. PLANNING CO~MISSION MINUTES -4- December 17, 1987 Director Krempl, in reply to the Commission, said the issue is not whether the location is a good site for commercial but whether there is a need for commercial at this location; that he had difficulty matching statements of the market analysis with those of Mr. Kelton about completing his own existing center; and expressed interest in why additional commercial development is being sought when the shopping center on the northwest corner has not been developed, Mr. Kelton's center is still incomplete and yet the market analysis indicates a shortage of 7,500 square feet of marketing. He added that to him, proof of the shortage would be to have both of those centers in place before placing any additional commercial zoning in the area. MSUC(Carson/Grasser) to adopt the Negative Declaration issued under IS-87-1. MS (Carson/Grasser) to recommend City Council deny the applicant's request for amendment of the Chula Vista General Plan. Commissioner Cannon said he would vote against the denial since he considered the site ideal for commercial; has never seen residential zoning on a corner site such as that; the area is growing and people are driving to Bonita for services now; the services in EastLake will not affect the residents on Gotham Street,in the new condos, in the area behind Southwestern, or in Bonita Long Canyon. Existing commercial zones do not detract from the need; the existing commercial center is not very attractive and needs upgrading; and if the applicant is willing to put in a good-looking center with good-looking buildings, he will support it. Commissioner Shipe also spoke against the denial on the basis that "EastLake will support anything that goes in there marketwise"; anyone with even a little marketing expertise should be successful; the military aspect can be dismissed because residents will not want to travel to North Island for services offered locally; and, in his opinion, the area will not be over-commercialized. Commissioner Tugenberg supported staff's recommendation of denial noting that he resided in the area and had observed the existing center for approximately 12 years; this is the first year it has been totally occupied; it attracts undesirable elements from Chula Vista with resultant troubles in the parking lot; that at 5:00, today, the lot was filled with people with brown bags of "booze"; referred to an article in the Star News concerning drinking in the parking lot at Southwestern College, maintained that, in his opinion, the shopping center did not serve the needs of the community; and that Californians are used to traveling to shopping centers featuring lower prices. Mr. Tugenberg continued that he did not consider the proposed site ideal as residential but another land use might be considered; and commented that one of the suggested uses in the new center is a liquor store which he considered would be unsuitably located in such close proximity to a church and high school. Commissioner Cannon replied that the appearance and condition of one site plan should not reflect on another; liquor sales are likely to occur anywhere; if a problem existed, the police should be asked to investigate the parking lots of PLANNING COMMISSION MINUTES -5- December 17, 1987 both Southwestern and the center; the fault was not the tenant's; ABC regulations might prohibit a liquor store at the proposed site; however, it was not the province of the Planning Commission to choose tenants; the issue before the Commission was whether the site should be residential or commercial; and, in his opinion, the site plan and prospects supported commercial use. Commissioner Green expressed sympathy with staff's position in not changing the General Plan but considered that the property would eventually become commercial so it might as well be now. He mentioned that he found the marketing analysis as presented confusing but found Mr. Kelton quite persuasive and would oppose denial. The motion for denial of the General Plan Amendment failed by the following vote: AYES: Commissioners Tugenberg, Grasser and Carson NOES: Commissioners Shipe, Cannon and Green ABSENT: None ~S (Cannon/Green) to recommend approval of the applicant's request for a General Plan Amendment. AYES: Commissioners Shipe, Cannon and Green NOES: Commissioners Tugenberg, Grasser and Carson ABSENT: None Because of the 3-3 vote, the Planning Commission recommendation will go forward as a denial of the applicant's request to amend the General Plan. l(b) PUBLIC HEARING: PCZ-86-E - CONSIDERATION TO REZONE 4.3 ACRES LOCATED AT THE SOUTHEAST CORNER OF OTAY LAKES ROAD AND EAST "H" STREET FROM 4-1 TO C-C-P Because of action taken on GPA-86-6, this item was not considered by the Commission. 2. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-87-22 - REQUEST TO ESTABLISH A CHILD DAY-CARE CENTER AND PRESCHOOL AT 618 FOURTH AVENUE - EDUCARE CHILDREN'S CENTER Principal Planner Lee stated that this item involves a request to establish a child day-care center and preschool for approximately 24 children in an existing single-family dwelling at 618 Fourth Avenue. This proposal would represent an expansion of the preschool located to the north. The single-family dwelling would be converted internally to preschool use. The play area would be limited to the front of the building. The majority of drop-offs and pick-ups would occur in the preschool's parking area at the corner of Fourth and "I". There is a lack of on-street parking adjacent to the site and approval includes a condition requiring the permit to be reviewed PLANNING COMMISSION MINUTES -6- December 17, 1987 by the Commission if problems develop with traffic or parking. The hours of operation will remain from 6:00 to 6:30, Monday through Friday. Two additional parking spaces will be provided to the nine existing spaces. The school presently has an enrollment of 57 children with a maximum of 84 capacity. This being the time and the place as advertised, the public hearing was opened. No one wishing to speak, the public hearing was closed. MSUC (Cannon/Carson) to adopt the Negative Declaration issued on IS-87-12. MSC(Cannon/Carson) Green, no, that based on findings contained in Section "E" of the staff report, to approve the request, PCC-87-22, to establish a child day-care center and preschool at 618 Fourth Avenue subject to the conditions contained in the staff report. 3. PUBLIC HEARING: PCS-87-2 - CONSIDERATION OF TENTATIVE SUBDIVISION MAP FOR GENTRY VILLAS, CHULA VISTA TRACT 87-2 GENTRY VILLAS Comissioner Green declared he had a potential conflict of interest and left the dais and the Chambers. Associate Planner Griffin stated that the applicant had submitted a tentative subdivision map to develop a one-lot condominium project consisting of 33 two- bedroom and 7 one-bedroom units on 1.3 acres located at 569 "E" Street in the R-3 zone. The existing buildings on the site will be removed for the construction of the 40 condominium units in two 3-story and one 2-story structures. A total of 80 parking spaces are provided, 30 of which will be in one-car garages and 22 within carports. The proposed development meets the condominium requirements for private open space, storage and parking, and was approved by the Design Review Committee on September 18, 1986. The map is for the purpose of subdividing the air space and for the sale of units, and could go forward as apartments without a subdivision map. The on- and off-site drainage is addressed in the conditions of approval. Drainage will be required to meet City standards upon approval of the grading plans subsequent to the subdivision map. The map meets all City standards and staff recommends approval subject to the conditions in the staff report. Conditions "h" and "i" should be excluded as they are actually Code requirements. This being the time and the place, the public hearing was opened. James Algert, 428 Broadway, CV, representing Algert Engineering, said they had received some recommendations from Mr. Jentz regarding the drainage situation and yielded precedence to him in speaking. Earl Jentz, 397-A Third Avenue, Chula Vista, CA, representing self and neighbors, expressed his concern about the drainage problems presently occurring and the possibility that the proposed development would aggravate the situation. He presented the Commission with a copy of the suggestions PLANNING COMMISSION MINUTES -7- December 17, 1987 submitted to the developer (just prior to the meetingl for abating the situation including a drainage ditch along the property line and requested cooperation among the neighbors and the developer. Mr. Algert. returning to the podium, said that, in general, most of the suggestions could be accommodated although he did not feel that this project should be held solely responsible for the entire drainage solution: but he was of the opinion that an appropriate solution could be worked out with the Engineering Department in terms of the final grading plan. Senior Civil Engineer Daoust stated that the general drainage pattern runs from east to west and the property line between the Gentry project and Mr. Jentz's property is basically the flow line of an old drain swale; the Gentry project is not called upon to correct such a situation; they have indicated their intent to cooperate which is all that can ~E,asked. The proposed development will include taking the drainage up to Street which should improve conditions; and when the project plan is submitted, the grading and improvements will be reviewed to ensure that the path of the drainage is not blocked. No one else wishing to speak, the public hearing was closed. MSUC (Tugenberg/Carson) Green out, 5-0, to find the project will have no 'significant environmental impact and adopt the Negative Declaration issued on IS-86-15. MSUC (Tugenberg/Carson) Green out, 5-0, that based on findings contained in Section "E" of the staff report, to recommend that the Council approve the tentative subdivision map for Gentry Villas, Chula Vista Tract 87-2, subject to "a" through "k" with the deletion of items "h" and "i". 4. REPORT: PCZ-87-C - CONSIDERATION TO REZONE PORTIONS OF THE LAS FLORES STUDY AREA FROM R-2 TO R-1 Principal Planner Lee commented that the Commission, in early October, had considered a zoning study of the 37-acre Las Flores/Minor area and had recommended that the R-2 zoning be retained and that street dedication be required through the normal z~,~g process. Council, last month, upheld that decision but requested that a modifier be attached to ensure that parking, bulk and scale of the buildings are appropriate to the area. Under the present Ordinance procedures the item is automatically referred back to the Planning Commission for additional consideration. The Commission presently has the alternative of adopting a motion (1) to endorse the action of the Council with or without comment or (2) to reaffirm the Commission's earlier recommendation of retaining the R-2 zone and maintaining the present development status quo. MSUC (Cannon/Grasser), 5-0, Green out, to endorse the action of the Council without comment. PLANNING COMMISSION MINUTES -8- December 17, 1987 DIRECTOR'S REPORT Director of Planning Krempl introduced Tom Garibay, Deputy Director of Public Works/Engineering; noted that Council had indicated that they were about to interview applicants for the empty Commission position; reminded the Commission that there might be a special meeting on January 7, 1987 at 5:00 to consider the Vegas Card Room; and thanked the Commission for their support and hard work during the previous year. COMMISSION COMMENTS: Commissioner Green suggested that the need for appropriate setbacks at locations where residential developments are next to commercial be considered as a subject for a Commission Workshop. As examples, he mentioned the 18-foot wall between Westy's and the adjacent residence and 13-foot high RVs located on property lines in RV storage lots. ADJOURNMENT AT 8:48 p.m. to the potential Special Business Meeting of January 7, 1987 at 5:00 p.m. in the Council Chambers or the Regular Business Meeting of January 14, 1987 at 7:00 p.m. in the Council Chambers. Ruth M. Smith, Secretary Planning Commission