HomeMy WebLinkAboutPlanning Comm min 1987/02/11 MINUTES OF A REGULAR BUSINESS MEETING Tape #27
OF THE CITY PLANNING COMMISSION OF Side 1; 1282-1610
CHULA VISTA, CALIFORNIA
Council Chambers
7:00 p.m.
Wednesday, February 11, 1987 Public Services Building
ROLL CALL
COMMISSIONERS PRESENT: Chairman Shipe, Commissioners Cannon,
Carson, Grasser, Green, Fuller, and Tu§enberg
COMMISSIONERS ABSENT: None
STAFF PRESENT: Director of Planning Krempl, Principal
Planner Lee, Deputy City Attorney Moore,
Assistant Planner Schilling
PLEDGE OF ALLEGIANCE - SILENT PRAYER
The pledge of allegiance to the flag 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
MSC (Cannon/Green) to approve the minutes of the meeting of December 17, 1986,
and January 14, 1987, as mailed. Commissioners Shipe, Grasser and Fuller
abstained on the January 14 minutes. Commissioner Fuller abstained on the
December 17 meeting.
ORAL COMMUNICATIONS
None
1. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-86-34M/P79-O13 -
CONSIDERATION OF ACTION TO CONDITIONALLY REVOKE MAJOR
USE PERMITS FOR OPERATION OF AN AUTO DISMANTLING FIRM
AT 3513 AND 3527 MAIN STREET - JOHN AND CAROLE MARQUEZ
(CONTINUED)
Assistant Planner Julie Schilling informed the Commission that revocation
action was initiated against the auto dismantling operation for failure to
adhere to conditions of the major use permit; namely failure to install and
maintain landscaping and the open storage of dismantled vehicles in a
Planning Commission - 2 - Februar~ ll, 1987
non-designated area. The open storage problem appears to have been resolved,
and the owners have obtained an approved landscape plan (2/8/87) and appear to
be proceeding with landscaping. Therefore, staff is requesting a continuation
of this item to the meeting of March 11, 1987 to permit completion of the
landscape work before a final decision is made. A question was raised by
Commissioner Cannon as to whether this item should be considered a public
hearing as the hearing was closed at the last meeting, and it was his
understanding that only the vote remained to be taken by the whole
Commission. The Deputy City Attorney advised continuation of the item.
IISUC (Cannon/Tugenberg) to continue this item to the meeting of March ll,
1987, and for it not to be noticed as a public hearing.
2. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-87-26M - REQUEST TO EXPAND
AN EXISTING 40-BED PSYCHIATRIC HOSPITAL AND 28-BED
RESIDENTIAL TREATMENT FACILITY TO ALLOW CONSTRUCTION
OF A 64-BED NURSING UNIT SOUTHWOOD MENTAL HEALTH
CENTER
Assistant Planner Schilling explained that the request by Southwood Mental
Health Center, 950 Third Avenue, was for expansion of the existing hospital
and treatment facility by construction of a 64-bed hospital unit. The
addition would consist of a three-story structure containing a basement, food
service facilities, reception area, offices and patient rooms with 125 parking
spaces provided on site. Slides were presented showing the location of the
existing structures and proposed addition in relation to each other and to
Moss Street and Third Avenue. Ms. Schilling pointed out that the existing
building now being used as a residential facility is located at the site of
the original (1946) hospital; the 40-bed hospital is adjacent and faces Third
Avenue while the 64-bed hospital expansion would face west taking its primary
access from Moss Street. In November 1986, staff was contacted about the
proposed expansion and the immediate need to house an additional 28 children
on an interim basis in a residential treatment facility. Temporary conversion
of the present administrative offices to that use with reconversion planned at
completion of construction of the new residential treatment facility was
proposed as the first phase. This tempora~ conversion {including grading,
paving and landscaping for the existing site) was submitted as a modification
to the major use permit and approved by the Zoning Administrator on December
26, 1986. The second phase of the project is the construction of the 64-bed
hospital wing, plus three temporary classrooms to be utilized during
construction of the new addition.
The ultimate result of the construction and redistribution of the uses on the
site will be a ll6-bed mental health center consisting of a 52-bed residential
treatment facility, a 64-bed acute psychiatric unit, offices and 125 on-site
parking spaces. Staff recommends approval subject to the conditions which
relate to street improvements and fire protection standards plus removal of
the temporary classrooms at the completion of construction or within 3 years.
Planning Commission - 3 - February ll, 1987
Conditioned also is landscaping buffering the classrooms from the adjacent,
westerly apartment complex plus review by the Design Review Committee to
address further the scale and bulk of the new addition and means by which
future land-use conflicts with the adJacent apartment complex can be avoided.
Questions raised by the Commission included the variation in height of the
buildings; the type of landscaping proposed as a buffer between the classrooms
and the adjacent apartment building; the disposition of the eucalyptus trees
on the property; and whether lot consolidation would be a requirement.
Staff replied that the property flows from east to west with the building
height ranging from 46 to 60 feet from ground level depending on the land
slope; the maximum height is two stories which is mitigated by the lO0-foot
setback and the 145-foot separation between the hospital and the adjacent
building. An acacia hedge has been indicated as a proposed buffer; however,
the final decision would rest with the City Landscape Architect and the DRC
after review of the schematic landscape program submittal; and there is
adequate room for either a tree or hedge arrangement. With the exception of
any eucalyptus trees located at the proposed construction site, the rest of
the trees would be untouched; that a lot-consolidation process where buildings
cross property lines is a part of the normal building procedure.
This being the time and the place as advertised, the public hearing was opened.
John Millsap, architect with Brown Leary Architects, 11545 Sorrento Valley
Road, Suite 314, San Diego, 92121, indicated his willingness to answer any
questions. He emphasized the site slopes in two directions, the apartment
complex is at a lower elevation and is screened by an existing acacia hedge
from the new construction.
In reply to Commissioner Carson's inquiry about possible reduction of the
building height to two stories, Mr. Millsap explained the structure is
designed to appear as a two-story building from the street; but with three
stories, the building is more compact and the site configuration not so
large. He also pointed out that the wall of the apartment complex facing the
hospital was practically blank.
Jim LeBaron, Associate Administrator for Southwood Psychiatric Hospital,
indicated his availability to answer any questions.
No one else wishing to speak, the public hearing was closed.
Commissioner Green expressed concern about the height and street proximity of
some three-story projects within the City but added that the proposed
structure with its lO0-foot setback was not in that category. Commissioner
Tugenberg agreed and noted that the land falls off rapidly to both the west
and northwest further mitigating the circumstances.
Planning Commission 4 February ll, 1987
MSUC (Tugenberg/Grasser) to find this project will have no significant
environmental impact and to adopt the Negative Declaration issued on IS-87-32M.
MSUC (Tugenberg/Grasser) that based on the findings contained in Section E of
the staff report, to approve request PCC-87-26M to add a 64-bed addition to an
existing psychiatric hospital subject to conditions "a" through "f".
DIRECTOR'S REPORT
Director Krempl announced that
- the special meeting scheduled for February 18 to consider the Town Centre
EIR had been canceled and will be considered at the Regular Business
Meeting on February 25, 1987. There will be no meeting on February 18th.
- An additional workshop session for the General Plan Update has been
scheduled for Saturday, March 7, 1987, in Conference Rooms 2 and 3, from
9:00 a.m. to ll:O0.
COMMISSION REPORTS
Chairman Shipe welcomed the new Commissioner Susan Fuller.
Commissioner Green said he had spoken previously with the Planning
Director regarding the three-story buildings constructed in close
proximity to the streets, and the need to revise the Zoning Ordinance
regarding setbacks. Director Krempl said this subject was scheduled for
the March 18th Workshop along with items on the height of walls and
setbacks. He said staff would furnish some ideas and alternatives for
discussion and Commission direction although ordinance language might not
be available as yet. He asked that he or the Secretary be notified of any
other items desired for discussion.
Commissioner Cannon noted that "Quik Korner Deli" located in the Bonita
Shopping Center had gone out of business without removing their sign.
Director Krempl replied that the applicant had been notified to remove the
sign.
ADJOURNMENT AT 7:27 p.m. to the Regular Business Meeting on Wednesday,
February 25, 1987 at 7:00 p.m. in the Council Chambers.
Ruth M. Smith, Secretary
Planning Commission
WPC 3618P