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HomeMy WebLinkAboutPlanning Comm min 1989/01/11 Tape: 296 Side: i _ MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA 7:00 p.m. Council Chambers Wednesday, January 11, 1989 Public Services Building ROLL CALL COMMISSIONERS PRESENT: Chairman Carson, Commissioners Casillas, Fuller, Shipe and Tugenberg COMMISSIONERS ABSENT: Commissioners Cannon and Grasser with notification STAFF PRESENT: Director of Planning Krempl, Principal Planner Lee, Associate Planner Griffin, Senior Civil Engineer Daoust, Deputy City Attorney Fritsch, Environmental Review Coordinator Reid, Associate Planner Bazzel, Senior Community Development Specialist Buchan, and Principal Community Development Specialist Putnam PLEDGE OF ALLEGIANCE - SILENT PRAYER The pledge of allegiance to the flag was led by Chairman Carson and was followed by a moment of silent prayer. INTRODUCTORY REMARKS Chairman Carson reviewed the composition of the Planning Commission, its responsibilities and the format of the meeting. APPROVAL OF MINUTES MSUC (Shipe/Fuller) 5-0 to approve the minutes of November 30, 1988 with the addition of Commissioner Cannon's name in paragraph 7, page 7. MSUC (Shipe/Fuller) 5-0 to approve the minutes of December 14, 1988 as mailed. ORAL COMMUNICATIONS None 1. PUBLIC HEARING: VARIOUS AMENDMENTS TO TITLES 17 AND 19 OF THE MUNICIPAL CODE RELATING TO OFF-SITE ADVERTISING SIGNS Associate Planner Bazzel stated that because of changes made in California State Law and previous billboard litigation, staff recommended various amendments relating to off-site signs to the Municipal Code. Chapter 17.04 Planning Commission Minutes -2- January ll, 1989 which discusses the amortization of non-conforming off-site signs is proposed for deletion because of adoption of a State Law requiring cities to pay compensation for compelled removal of off-site advertising signs in commercial or industrial zones. Amortization may still occur in residential and agricultural zones subject to State standards. Definitions have been proposed to clarify off- and on-site signs and there is a proposed revision to support the First Amendment Constitutional rights Ifreedom of speech) to permit non-commercial sign messages wherever commercial sign messages are currently allowed. Staff is recommending that the Commission adopt the Negative Declaration and its addendum and that Council enact an ordinance to amend the Municipal Code as shown on Exhibit "A" attached to the staff report. Mr. Bazzel stated further that a letter had been received from representatives of the billboard companies which proposed an amendment to the Municipal Code to permit the relocation of billboards through a conditional use permit; however, staff does not support that recommendation because the movement of the sign to another location would only transfer that problem to the other location. Commissioner Tugenberg inquired into the City's plans regarding purchase of any of the billboards and was informed that Council has expressed interest in the purchase of one or two. He then asked if the proposed conditional use permit would allow the billboard to be moved to a place where ordinarily they would not be in use. Mr. Bazzel indicated that the relocation would be to a mutually acceptable site. This being the time and place as advertised, the public hearing was opened. No one wishing to speak, the public hearing was closed. MSUC (Tugenberg/Casillas) 5-0, to adopt Negative Declaration IS-89-28 and Addendum. MSUC (Tugenberg/Casillas) 5-0, to recommend that the City Council enact an ordinance amending the Municipal Code as shown on Exhibit A attached to the staff report. 2. PUBLIC HEARING: PCS-89-3 CONSIDERATION OF TENTATIVE SUBDIVISION MAP FOR LADERA VILLAS, CHULA VISTA TRACT 89-3, LADERA VILLAS DEVELOPMENT (CONTINUED) Associate Planner Griffin stated that the item concerned a 29-1ot subdivision proposed for 10 acres located at the easterly terminus of Paseo Entrada. The matter was continued from the meeting of December 14 when the Commission expressed a favorable attitude toward the project but questioned several items needing updating in the Environmental Impact Report. Those items included schools, traffic and water facilities. The report has been updated with an Addendum. Staff recommended approval of the map based on the conditions and findings in the staff report. Planning Commission Minutes -3- January ll, 1989 Environmental Review Coordinator Reid said that information had been prepared in the form of an Addendum to the EIR so it will automatically accompany the EIR to the City Council if so recommended. The following issues have been addressed with more information: Educational services - At the elementary school level, the Chula Vista Elementary School will be opening on January 23, 1989 and students will be transferred to that facility over several weeks to reach a total of 322 students. The capacity of the facility will be 600 students initially on a standard schedule; if it changes to a year-round facility, the capacity would increase to 900. In the fall, the school site under construction in the EastLake Community will open and further capacity will be available. The impact of this subdivision is anticipated at 15 elementary school students. On the secondary level, a table has been provided indicating the school capacity/enrollment in the project vicinity. It is anticipated that seven junior and six senior high students would be generated by the proposed project. Also indicated is the attendance capacity levels in the overall Sweetwater Union High School District. Grading for the EastLake High School on the south side of Telegraph Canyon Road will begin shortly and planning has begun on a junior high school facility to be located on Paseo Ranchero across from this subdivision. That project is anticipated to be completed within 3 to 4 years. Both on an interim and a long-term basis, the policy of the Secondary School District is to increase the capacity and facilities at the Senior High School sites so that they would operate as a 4-year institution and switch the current 3-year junior high schools to 2-year mid-schools thereby increasing capacity of those facilities also. The high school capacity is determined by a restriction to the number of relocatable classrooms that can be allowed before additional space for gymnasium, administrative, and restroom facilities is required. The District currently has five Mello Roos Districts in operation which gives them adequate financial ability to provide these facilities. The same is true of the Elementary School District. Water Capacity - The Otay Water District terms this the central portion of their District. The District is in the process of forming Improvement District No. 27 to provide a 5-day emergency supply service within that area. It is anticipated that the financial mechanism will be chosen and put in place within 30 days. Transportation/Access - Access to the property is via Telegraph Canyon Road and Paseo Ladera. Current average daily trips on Telegraph Canyon Road to the west of the project are around 23,000 and on Paseo Ladera about 2,500. These are well within the capacity of the facilities and will provide a higher than "C" level of service. The project would generate less than 300 trips onto these roads and is not anticipated to create any significant impact on the service levels. Commissioner Casillas extended his congratulations upon the excellence of the Addendum that covered the issues surfacing at the last meeting. He asked the method by which the School District projects the number of students at Planning Commission Minutes -4- January ll, 1989 different levels would be generated by the project. Coordinator Reid replied that the District provides generation factors based on the dwelling unit type. The Commissioner asked if the year-round school system had become a fact. Mr. Reid replied that it had in National City Junior and the Sweetwater High School. Commissioner Fuller added that this was being done not because of overcrowding but for purposes of enriching the curriculum. Commissioner Carson added further that it also coordinated with elementary schools and helped control absenteeism. Commissioner Tugenberg suggested that whenever approval of a tentative map is brought before the Commission, information of this type be presented. It is not sufficient that the School District just indicate the situation will be taken care of. Commissioner Carson said she would like to see this type of information particularly concerning projects where the EIR is over 2 years old since the information changes so rapidly. This being the time and the place as advertised, the public hearing was opened. Max Stewart, 762 Barbara Ave., Solana Beach, CA, applicant, stated that he, Charles Pearson and Don Lindber9 were here as a group and were available to answer any questions. He thanked the Commission for their patience and cooperation at the last meeting. No one else wishing to speak, the public hearing was closed. MSUC (Casillas/Shipe) 5-0 to certify EIR-81-1 with Addendum and adopt the CEQA Findings and Statement of Overriding Considerations contained in Exhibit A of the staff report. MSUC (Casillas/Fuller) 5-0 that based on the findings contained in Section "E" of the staff report, to recommend that the City Council approve the tentative subdivision map for Ladera Villas, Chula Vista Tract 89-3, subject to conditions "a" through "u". 3. PUBLIC HEARING: PCM-89-12 CONSIDERATION OF PROPOSED AMENDMENTS TO THE CERTIFIED LOCAL COASTAL PROGRAM AND BAYFRONT SPECIFIC PLAN - CITY INITIATED Principal Planner Lee commented that the current version of the Bayfront Specific Plan/LCP was adopted approximately 2 years ago. The Plan document established the development criteria, land use and sign regulations, as well as outlining the Coastal Development permit procedure. The amendments proposed tonight are divided into two parts; the first is site specific and concerns the area located on "J" Street just west of 1-5. These two parcels are split by "J" Street, are about 5 acres in size and are encumbered by a drainage channel. The cost of covering this channel were quite expensive considering the development potential and the present floor area ratio (FAR) of .25. Through joint efforts of the applicant and the City's contract architect criteria were Planning Commission Minutes -5- January ll, 1989 developed which addresses building massing, increased setbacks, percentage of landscaping required and would permit the applicant to increase the building heights from 22 feet to 45 feet for the main part of the building and a doubling of the FAR. Using a schematic developed earlier, he demonstrated to the Commission what had been considered in developing the criteria. The second part under consideration involves the entire Bayfront Area in five different elements: (1) clarifies requirements of seasonal grading; (2) establishes permit waivers for non-appealable areas; (3) allows Planning Director to conduct certain hearings instead of the City Council; (4) requires public hearings for the non-appealable areas which are subject to a conditional use permit; (5) and requires special information for coastal development of areas involved in toxic waste storage. These are intended to streamline and clarify some of the present language in the LCP. Approval of both part 1 and 2 are recommended by staff. Commissioner Tugenberg asked which segments of the channel are expected to be capped. Principal Planner Lee replied that coverage of both segments for parking space is anticipated. He noted that the amendment is drafted to allow for the increase in height and floor area ratio only if the channel area were covered. Commissioner Tugenberg asked about the requirement that persons notify the Fire Department regarding storage or use of toxic materials. Mr. Lee replied that a separate program now exists regarding toxic waste but it is essentially the same as described. 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 (Shipe/Fuller) 5-0, to recommend that the City Council adopt a resolution approving the proposed LCP Amendments as presented. Commissioner Shipe announced that the had a potential conflict of interest involving a financial transaction with Bert Epstein and left the dais and the meeting at 7:35 p.m. 4. PUBLIC HEARING: PCA-89-2 - CONSIDERATION OF AN AMENDMENT TO THE MUNICIPAL CODE TO ALLOW MIXED COMMERCIAL-RESIDENTIAL PROJECTS BY CONDITIONAL USE PERMIT IN THE C-C ZONE - APPEL DEVELOPMENT CORPORATION Associate Planner Griffin stated that the amendment would allow for mixed-use projects by conditional use permits in the central commercial zone. The request although privately initiated would implement a concept to be considered by the Commission in the new General Plan calling for selective use of the mixed-use concept in various locations. The Code presently allows for residential uses by CUPs in the C-B, central business district, as well as the commercial office zone. These are fairly limited in application. The Code used to allow residential uses in the C-C zone as well as the thoroughfare- Planning Commission Minutes -6- January ll, 1989 commercial zone and neighborhood-commercial zone. The ability to establish residential in these last three zones was deleted about 2 years ago when it was found that the mixed-use intent was not being acted upon and residential uses were displacing commercial uses on commercial land. Several factors favor the amendment; the C-C zone is a general retail and service-commercial zone which can be applied in various parts of the City and can accommodate various commercial uses; it would implement the proposal contained in the new General Plan; it would require that a mixed-use project combine both components in one package to be implemented together. The use of the CUP process would provide the ability to implement ~use projects which interface in a complex manner, such as multi-story. A precise plan would be required which would be subject to review and approval by the Design Review Committee. Several standards and guidelines, including a reliance on the basic density and open space standards of the R-3 zone are suggested. Independent parking, as well as access and circulation is required to avoid traffic conflicts. The CUP would be subject to review and approval by the City Council as well as the Planning Commission. Approval is recommended. This being the time and the place as advertised, the public hearing was opened. Anthony Ambrose, 4877 Viewridge Ave., S.D. 92123, representing HCH Partners, indicated the applicant's concurrence and his availability to answer questions. Paul Green, Sr., 141 Lotus Drive, CA 92011, representing the Extended Greene Family Homestead Heir Property, requested clarification of the process by which zoning had changed from the County's R-C zone to the present situation. After consultation with Deputy City Attorney Fritsch, Chairman Carson informed Mr. Green that the subject matter was not germane to the item being considered and would be better brought up under Oral Communications. No one else wishing to speak, the public hearing was closed. MSUC (Casillas/Tugenberg) 4-0, to recommend the City Council amend the Municipal Code to allow mixed commercial-residential projects by conditional use permit in the C-C-P zone as shown in Exhibit A attached to the staff report. OTHER BUSINESS None DIRECTOR'S REPORT Director Krempl reviewed the applications for the Chula Vista 2000 Task Force, noting the Task Force is an adjunct to the General Plan intended to address both current deficiencies in the developer portion of Chula Vista as well as respond to some of the major new proposals contained in the General Plan. It would be an implementation effort in the context of the General Plan Planning Commission Minutes -7- January ll, 1989 proposals. The idea was conceptually endorsed by the Council last June during budget deliberations, and in November of 1988, the concept was refined and Council directed the solicitation of names of persons willing to serve on the Task Force. It is envisioned that approximately 50 to 200 people might ultimately become involved. A nine-member Steering Committee is planned to oversee the effort which will focus on six main subject areas: cultural arts, open space, libraries, parks and recreation, economic development jobs and environmental concerns. Staff support would be provided for each of these task forces. Council also directed staff to prepare a Request for Proposals to hire a consultant to function as a facilitator or project manager for the entire process. Three proposals have been submitted and are being reviewed. Council will consider applications for the Task Force through the end of January. It is anticipated that service time may be between 9 to 12 months. The Director reminded the Commission about the presentation on the Olympic Training Site at the next dinner workshop, January 18th. At the present time, it appears that a meeting on January 25 will not be necessary. A City Council Conference on Growth Management will be held on January 26, 1989 at 4:00 in the Council Conference Room. Invitations will be sent to major developers, CROSSROADS, the Growth Management Oversight Committee and the Planning Commission. Commissioner Carson asked if members of the Task Force would be appointed based upon the application or would an interview be required. The Director replied that he did not believe there would be an interview involved. COMMISSION COMMENTS Commissioner Fuller commented that she had been pleased to see how everything came together in the General Plan. A brief discussion was held regarding when the General Plan would be coming before the Commission (March); that presentations on the General Plan could be scheduled; the proposed coffee- talks by the ~ontgomery Consultant on the Specific Plan. The Director indicated he would send a copy of the schedule to Commissioner Fuller. ADJOURNrqENT AT 7:55 p.m. to the Study Session of January 18, 1989 at 5:00 p.m. in Conference Rooms 2 & 3. Ruth M. Smith, Secretary Planning Commission WPC 5896P