Loading...
HomeMy WebLinkAboutPlanning Comm min 1988/05/25 Tape No: 289 Side 2 : 0-700 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA 7:00 p.m. Council Chambers Wednesday, May 25, 1988 Public Services Buildin9 ROLL CALL COMMISSIONERS PRESENT: Chairman Carson, Commissioners Cannon, Casillas Fuller, Grasser (7:05 p.m.), Shipe and Tugenberg COMMISSIONERS ABSENT: None STAFF PRESENT: Director of Planning Krempl, Principal Planner Lee, Assistant City Attorney Rudolf, Senior Civil Engineer Daoust, Associate Planner Griffin, Chief Building/Housing Inspector Cunningham 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 responsi- bilities and the format of the meeting. ORAL COMMUNICATIONS None Chairman Carson acknowledged a request that Item 3 be considered first on the Agenda. 3. OTHER BUSINESS: General Plan Policy Discussion Director Krempl noted the continuance of the item from the previous workshop meeting of May 18, 1988 at the Commission's request. He asked for further continuance to either the regular business meeting of June 8 or the workshop meeting of June 15 to afford staff more time to evaluate available alternatives and options regarding whether or not development should be permitted within the 25-percent slope areas. Commissioner Cannon said he had missed the last presentation and as he would be on vacation on June 15, he would like the item continued to June 8. Charles Gill, 600 B Street, Suite 1100, San Diego, representing the Buie Corporation, stated support of the continuation and extended a formal invitation to the Commission to tour sites in the Rancho Bernardo area developed on slopes in excess of 25 percent. Discussion ensued about the restrictions of the Brown Act and avoidance of seriotum meetings. The Saturdays of June 4 and June 11 were offered as possible dates for either the entire Commission or a sub-committee. It was agreed that the Secretary would contact the Commissioners and arrange the tour. MSUC (Cannon/Fuller) to continue the item to the meeting of June 8, 1988. 1. PUBLIC HEARING: PCZ-87-J CONSIDERATION TO REZONE 1.4 ACRES AT THE NORTHWEST CORNER OF BONITA ROAD AND PLAZA BONITA ROAD FROM A-8 TO C-V-P - COUNTY OF SAN DIEGO Associate Planner Griffin noted that the request had been submitted by the County to rezone 1.4 acres located at the northwest corner of Bonita Road and Plaza Bonita Road from Agricultural to Visitor Commercial which is consistent with the General Plan as well as the zoning on the westerly adjoining site. The parcel is a remnant portion of the Sweetwater Regional Park separated from the major portion of the park holdings by Plaza Bonita Road. Approval of the request would allow sale or lease by the County to a private developer to generate funds for the development and maintenance of the balance of the park. Planner Griffin pointed out that the application had been submitted a year ago and had been held in abeyance awaiting completion of the traffic study which was accepted by Council on March 17, 1988. The study looked at three long-term solutions for the Bonita Road/I-805 interchange. The preferred solution (which is supported by CalTrans) would add a loop on-ramp from eastbound Bonita Road on the northbound 1-805. It would also realign the northbound off-ramp from 1-805 to the east and Plaza Bonita to the west and help reduce conflicts from the present turning movements. Although this alternative is designated as a long-term solution (5-15 years); once the design solutions are resolved, the City will know better how this particular proposal site fits into the overall program for improvement of the traffic situation. Staff will be meeting with CalTrans on Friday, May 27, to discuss a time frame. The actual design will have to wait until completion of the new General Plan for the eastern territories. Because of these uncertainties, staff recommends that the Commission either deny the request or continue it indefinitely until the appropriate decisions are made. If the Commission decides on approval, staff recommends a continuance to June 22 to finalize the environmental review on the item. This being the time and the place as advertised, the public hearing was opened. George Kost, 3609 Belle Bonnie Brae Road, Bonita, President of and representing the Sweetwater Valley Civic Association, said he agreed with staff's recommendation. He expressed great concern over the traffic conditions despite the many mitigation measures. He suggested that the land be used as part of the park or made into an attractive area rather than installing a service which would cause more traffic congestion. Mr. Kost noted that part of the land may be necessary to be used in a short-term solution to the traffic situation and it was his belief that to make a change at this time would be inappropriate. No one else wishing to speak, the public hearing was closed. Commissioner Cannon said he was outraged at the proposal presented by the County which had created the road that cut across the regional park isolating the referenced parcel. The road built for access to Plaza Bonita had caused great traffic problems for the residents of Bonita, the County, the City of Chula Vista and would cost an incredible amount of money to State taxpayers who derive no benefit from Plaza Bonita. He cited the danger of establishing a precedent of selling portions of park land to develop other portions of open space and suggested that the County as the creator of the problem should solve it. MSUC (Cannon/Fuller) to deny PCZ-87-J. Commissioner Shipe also expressed his concern about the negative impact of Plaza Bonita on the City of Chula Vista and said he would not approve anything that added to the traffic congestion and would support the denial. 2. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-88-47 - REQUEST TO APPROVE MASTER PLAN FOR FUTURE DEVELOPMENT OF THE ELKS LODGE AT 901 ELKS LANE - ELKS LODGE NO. 2011 Associate Planner Griffin stated that the project site totals 12.8 acres between Telegraph Canyon Road and East Naples Street with a 120-foot change in elevation between the north and south portions. The northerly portion of the site is zoned R-1H, single-family residential, with a hillside modifying district and the southerly portion is zoned R-lO, single-family minimum lot size. There are single-family homes adjoining the site to the west; multiple-family and Telegraph Canyon Road to the north; a small vacant piece and the Rancho del Sur project to the east; and a vacant parcel, single-family dwellings and Rancho del Sur to the south. He explained that the existing and proposed improvements to the property consist of the existing lodge building (8,200 square feet) and surrounding parking area (+200 spaces) taking access from Telegraph Canyon Road. The property also c~ntains Elks' Park which consists of an outdoor barbeque, picnic tables and other recreational courts. The proposal would adopt a master plan for the property which would add essentially four components - the enlargement of the lodge building by approximately 6,000 square feet; the addition of approximately 24 additional parking spaces; three single-family lots created adjacent to East Naples Street and five single-family retirement cottages on the northwesterly portion of the site served by a short cul-de-sac from the existing parking area. Also proposed are improvements to the Elks' Park area including a snack bar, restroom and tennis court. Mr. Griffin noted that the lodge expansion appears supportable by the on-site parking and staff suggests the Commission approve that component subject to review of the building details, floor space and potential occupancy by the Zoning Administrator. The residential components are consistent with the underlying zoning. The three single-family lots will require a parcel map or subdivision map. The lots meet the minimum size requirements and while the details of lot configuration, grading and other items are not yet established, it could be approved in concept. The 3.2 acre area proposed for the retirement cottages on the northwesterly portion is presently vacant and has certain density and grading standards based on the average natural slope (±25 percent) of the property and would be consistent with the hillside standards for that type of slope. Later approvals would be required based on the details of grading, etc., and would be returned through the Commission and Council. Staff also supports the improvements to the Elks' Park area provided the applicant establish a landscape buffer around that area which would protect some of the existing and proposed residential areas from some of the noise and activity impacts. In summary, staff recommends approval of the master plan subject to the conditions noted in the staff report. This being then time and the place as advertised, the public hearing was opened. Doc Goodmanson, 600 Anita, Space #15, Chula Vista, 92011, representing the Chula Vista Elks Lodge 2011, indicated agreement with the exception of the word "any" in last phrase of Condition 2e, "...with the implementation of "any" of the master plan components". He requested the word "any" be removed. In return for permission by the Elks Lodge for Rancho del Sur to grade an area on their property, Rancho del Sur had agreed to install the trees and shrubs plus a decorative wall on the crown of the hill. With retention of the word "any" in Condition 2e, if Rancho del Sur does not complete the project, the Elks will be prevented from starting any other project prior to installation of the improvements. Director Krempl indicated that the Elks Lodge might have an agreement with Rancho del Sur, however, that agreement is not enforceable by the City. Therefore, if the word "any" were to be removed, a stipulation should be added to the effect that a time schedule be presented and approved by the Zoning Administrator relating the improvements to the landscape and irrigation plan. Mr. Goodmanson said the grading has already been done and layout of the area is beginning. The landscaping plan has been submitted, but there has been no time element commitment. He suggested that contingent with removal of the word "any", a change in the wording be added that "should there be a complaint, the Elks would then take action necessary to implement what is needed". Planner Griffin noted that a buffer treatment around the entire perimeter of the area including the slopes adjacent to Rancho del Sur is conditioned. The single-family dwellings in that area have not been developed to their full potential as yet. Staff would wish to review the landscape improvements to ascertain if visual and noise buffers have been provided for that development. Dewey Hughes, 936 Monterey Court, CV, said that he has been Chairman on the Home Improvement Land Use Committee for the past 3 years and is signatory on the conditional use permit. He said they would be happy to submit a copy of the agreement between Rancho del Sur and the Elks Lodge to the Planning Department. The agreement states that Rancho del Sur will perform the necessary landscaping and irrigation as required by the City of Chula Vista on the graded area on the Elks' property in return for permission to grade approximately 15 feet of hillside up to 42 feet on the Elks' property. With regard to a time frame, Mr. Hughes said that City regulations require that Rancho del Sur establish the necessary erosion controls or begin the landscaping on all graded areas no later than October 1st. No one else wishing to speak, the public hearing was closed. Associate Planner Griffin said that the City Attorney had suggested some language for use in the last portion of Condition 2e. This would read, "...shall be reviewed, approved and installed in conformance with a time table approved by the Zoning Administrator". The Elks Lodge indicated agreement with the wording. MSUC (Cannon/Shipe) that based on the Initial Study and comments on the Initial Study and Negative Declaration, to find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-88-53. MSUC (Cannon/Shipe) that based on the findings contained in Section "E" of the staff report as they were modified by the City Attorney's comments on the record, to recommend that the City Council approve the request, PCC-88-47, subject to those conditions. DIRECTOR'S REPORT Director Krempl said that no action need be taken regarding the June 8th meeting since there will be a regular meeting at that time; however, the meeting place will be moved to Conference Rooms 2 and 3 because of budget considerations by Council in the Chambers. He added that the Planning Commission budget is one of those items; however, no changes have been suggested in any fundamental way to the budget of previous years. Cancellation of the meeting had been considered, however public hearing notices had already been mailed out regarding the EIR for the Town Centre II and that also there was some time sensitivity in needing the Commission to take action. COMMISSION COMMENTS Commissioner Cannon congratulated the Commission for recommending to Council to deny Rancho del Sur. He said that viewing the project on today's tour was an awe-inspiring experience similar to that of going by the Great Wall of China -- only much uglier. Commissioner Casillas asked if Commissioners made input to the budget or if it was too late. Director Krempl replied that the meeting was an open meeting and was an opportunity to any Boards and Commission to make comments regarding their budget. Commissioner Casillas said he would submit one in writing regarding a fee for Commissioners. ADJOUNRMENT AT 8:45 p.m. to the Regular Business Meeting of June 8, 1988 at 7:00 p.m. in Conference Rooms 2 and 3 Ruth M. Smith, Secretary Planning Commission