HomeMy WebLinkAboutPlanning Comm min 1985/09/26 Tape 264, Side 1
0-727
MINUTES OF A REGULAR BUSINESS MEETING
OF THE CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
7:00 p.m. Council Chambers
Wednesday, September 26, 1985 Public Services Building
ROLL CALL
COMMISSIONERS PRESENT: Chairman Cannon, Commissioners Carson, Grasser,
Guiles, Green, Shipe, Tugenberg
STAFF PRESENT: Director of Planning Krempl, Principal Planner Lee,
Assistant City Attorney Gill, Senior Civil Engineer
Daoust, Environmental Review Coordinator Reid
PLEDGE OF ALLEGIANCE & SILENT PRAYER
The pledge of allegiance to the flag was led by Chairman Cannon and was
followed by a moment of silent prayer.
INTRODUCTORY REMARKS
Chairman Cannon reviewed the composition of the Planning Commission, its
responsibilities and the format of the meeting.
APPROVAL OF MINUTES
MSC (Guiles/Green) Shipe and Grasser abstained - to approve the minutes of the
meeting of September ll, 1985, as mailed.
ORAL COMMUNICATIONS
None
1. CONSIDERATION OF FINAL EIR-85-3 - EASTLAKE OTAY WATER DISTRICT IMPROVEMENTS
Commissioner Grasser declared that because of the relationship between her
husband's law firm and EastLake, she had been advised there might be a
potential conflict of interest and left the dais and the Chambers.
Assistant City Attorney Gill pointed out that the Fair Political Practices
Commission had been asked for an opinion as to whether or not a potential
conflict of interest was involved but, in the meantime, the City was taking a
conservative stand on this matter.
Environmental Review Coordinator Reid stated that the EIR was the subject of a
public hearing before the Commission on September ll, 1985. No testimony
requiring a response was heard and responses to written comments have been
Planning Commission -2- September 25, 1985
incorporated into the EIR following page 8-2. He noted that in response to
one of the criticisms the text of the document has been altered to indicate
mitigation measures would be specifically included in the project. The City
Landscape Architect has indicated that landscaping of the land intended for
the larger reservoir prior to construction would be inappropriate. Most of
the other criticisms were technical in nature and regarding the project
research portion of the document. Staff recommends certification of the Final
EIR.
Commissioner Tugenberg expressed concern that the visual impact of the 32 ft.
high reservoir (project #6) be not in words only, but in action to prevent an
eyesore in the future. He was assured that such provisions had been made in
the EIR.
MSC (Green/Carson) Grasser abstained to certify that EIR-85-3 has been
prepared in compliance with the California Environmental Quality Act, the
State CEQA Guidelines and the Environmental Procedures of the City of Chula
Vista.
Commissioner Grasser returned to the dais at this time.
2. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-85-24 REHEARING OF
REQUEST TO UTILIZE CHURCH PARKING AT 610 PASEO DEL REY
FOR PARK-AND-RIDE
Principal Planner Lee stated that the application was considered at the
Commission meeting of August 14, 1985. A motion to approve the project
received a 3-2 vote (with two absent) and thus fail ed to receive the necessary
four votes for a favorable decision on the application. The applicant has
elected to have a rehearing before the Commission. The item involves a
request to utilize 24 parking spaces of the Chula Vista Alliance Church
located at the northeasterly corner of Telegraph Canyon Road and Paseo del Rey
for park-and-ride use, Monday through Friday, during the hours of 6:30 a.m.
and 5:30 p.m. Mr. Lee presented slides showing the location of the proposed
park-and-ride, the entry road, nearby houses and a detailed plan of the
parking. He pointed out that the separation topographically between the
buildings and the parking lot will minimize both noise and visual impact. In
response to a question by Commissioner Guiles, he stated that if the CUP were
revoked, the parking spaces would be turned over to the church, and that any
such revocation would have to be reviewed by the Planning Commission.
This being the time and the place as advertised, the public hearing was opened.
Doug Sherburne, 1260 Footpath Way, Grossmont, 92020 - representing CalTrans -
stated that CalTrans was in agreement with the conditions including the
landscaping. He described the typical park-and-ride lot as containing between
10 and 40 spaces and that many are located on institutional property as in
this case. He described the prospective users of the rides and the process by
which users are contacted. He emphasized that neither CalTrans nor the church
wished to take any action that would disturb the neighbors. In reply to
Commissioner Grasser, he noted that the park-and-ride off Sweetwater Road has
a capacity of 150 and uses 40 percent; and that another major facility with
150 spaces was planned when the shopping center was built.
Plannin~ Commission -3- September 25, 1985
Nicholas Besker, 660 Del Rey Place, CV 92010 - homeowner - said that since the
last meeting he and Mr. Gore had changed their position and would favor the
project provided the slope area is vacant of any property southwards, adjacent
to the parking lot, to provide a buffer zone and that some plant material like
"sickleweed," is planted to minimize fire danger from cigarettes.
Allen Gore, 656 Del Rey Place, CV 92010 - homeowner - asked if there would be
operational times for the facility; requested the buffer zone be maintained
all the way to the street to prevent fire hazard from cigarettes; that cleanup
and maintenance was important; and that the area be lighted, and any obnoxious
noise be curtailed. He requested that during consideration of the landscape
proposal, wiring be installed for lighting.
In reply to the Chairman's question about provision for lighting, Mr.
Sherburne replied that the application does not include any proposal for
lighting other than that used by the church on a regular basis, as CalTrans
did not wish to provide any lighting that would cause a problem for the
neighbors.
David E. Olsen, 680 Gilbert Place, CV 92010 - representing Chula Vista
Alliance Church - noted that at the meeting they had with the neighbors,
CalTrans and the church, the concerns of the neighbors were presented and
discussed. The church intends to put an electrical conduit and water access
underground before the parking spaces are constructed. They as a church are
also concerned about the parking lot and its safety and lighting as they have
meetings every night. There was some question about lighting shining in the
windows of neighboring homes. The church is willing to put in some trees
and/or foliage and to work with CalTrans. When asked about enforcement of the
6:30 a.m. to 5:30 p.m. operational hours, Mr. Olsen replied that, if
necessary, a barrier would be installed.
No one else wishing to speak, the public hearing was closed.
MSUC (Tugenberg/Green) to find the project will have no significant
environmental impacts and adopt the Negative Declaration issued on IS-85-49.
MS (Tugenberg/Green) that based on findings contained in Section "E" of the
staff report, to approve the request, PCC-85-24, to utilize church parking at
610 Paseo Del Rey for park-and-ride use, subject to conditions "a" through
"c", with "a" modified to read: "A landscape plan shall be prepared in
accordance with the City's Landscape Manual and shall be submitted for review
and approval prior to the utilization of the site."
(Commissioner Cannon requested the addition of conditions "d" and "e" (see
below) which were accepted by Commissioners Tugenber9 and Green).
P1 anni n9 Commi ssi on -4- September 25, 1985
AMENDED MOTION
MSUC (Tugenberg/Green) that based on findings contained in Section "E" of the
staff report, to approve the request, PCC-85-24, to utilize church parking at
-c-61,O, Paseo del Rey for park-and-ride use, subject to conditions "a" through
with condition "a" modified as follows, and with the addition of
conditions "d" and "e" as follows:
a. A landscape plan shall be prepared in accordance with the City's Landscape
Manual and shall be submitted for review and approval prior to the
utilization of the site.
d. The facility shall open at 6:30 a.m. and close at 5:30 p.m.
e. Electrical wiring suitable for the installation of outdoor lighting shall
be stubbed into the site.
In reply to Assistant City Attorney Gills' comment that stubbing in requires a
permit and if the intent was that this be accomplished prior to approval of
the sites, Commissioner Cannon replied affirmatively.
3. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-86-5 - REQUEST TO CONSTRUCT
75-UNIT APARTMENT PROJECT AT SOUTHEAST CORNER OF
FLOWER STREET AND JEFFERSON AVENUE - BERT EPSTEN
Commissioner Shipe declared that because of a personal financial relationship
with the architect he had a potential conflict of interest and left the dais
and the Chambers.
Principal Planner Lee noted that the request is to construct a 75-unit
apartment project on 2.55 acres located at the southeast corner of Flower
Street and Jefferson Avenue in the C-T thoroughfare commercial zone in an area
currently used as a rental and storage yard. This site is physically isolated
and appears to have been a very marginal commercial development over the
years. Mr. Lee pointed out that CT zoning provides for multifamily usage in
the commercial area by use of a conditional use permit and a minimum frontage
depth of 200 feet. The site has access from Flower and Jefferson and can be
easily separated from the commercial land uses; is in close proximity to
schools and commercial services; is a logical transition into the R-3 zone;
and would generate less traffic than commercial usage which would likely have
a loading area adjacent to Flower and access on Broadway.
Principal Planner Lee reviewed the petition in opposition submitted by six
neighbors which cited (1) increase in traffic (thoroughfare commercial
development would generate considerably more traffic); (2) increased noise
level {loading docks and trucks would generate more noise and the proposed
building orientation is to the inside of the project thus inhibiting noise
impact); {3) less tax dollars and residential not self-supporting
(multi-family has proved to be self-supporting as opposed to single-family; no
additional public roads would be involved, and less dollars would occur only
Planning Con~nission -5- September 25, 1985
if this property could be developed as a viable, commercial business which
seems unlikely); (4) additional fire and police personnel required (present
manpower is sufficient); and (5) most of the area is zoned R-2 {there is no
R-2 zoning in the area). Mr. Lee concluded by recommending approval subject
to five conditions; and that condition "c" should be removed since, if
approved, this would be a permanent land use.
The public hearing was opened, however, no one requested to speak and the
hearing was closed.
MSC (Tugenberg/Green) Shipe abstained to find this project will have no
significant environmental impacts and adopt the Negative Declaration issued on
IS-85-41.
MSC (Tugenberg/Cannon) Shipe abstained - that based on findings contained in
Section "E" of the report, to approve the request, PCC-86-5, to construct a
?5-unit apartment project at the southeast corner of Flower Street and
Jefferson Avenue subject to the conditions contained in the staff report with
the deletion of condition "c".
Commissioner Shipe returned to the dais at this time.
DIRECTOR'S COMMENTS:
Director Krempl noted that the Commissioners had received the prospectus for
the LCC annual meeting on the 6th through 9th of October in San Francisco;
that money was budgeted for one Commissioner to attend or, if no one
interested, more than one Commissioner could attend the Planning
Commissioners' Institute which would be held in February. After discussion
among the Commissioners, it was decided that the Commissioners would rather
attend the Institute to be held in February, 1986.
Assistant City Attorney reviewed the recent Supreme Court decision regarding
condominium conversions in which it was decided that the local jurisdiction
did have the right to limit or prohibit condominium conversions by Ordinance.
Director Krempl stated that a study dealing with condominiums should be
available for the Commission in about 30 days. He added that in the last
couple of years, the number of conversions has fallen off and there are very
few actual conversions.
COMMISSION COMMENTS: None
ADJOURNMENT AT 7:50 p.m. to the Regular Business Meeting of October 9, 1985,
at 7:00 p.m. in the Council Chambers
Ruth M. Smith, Secretary
WPC 2202P