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HomeMy WebLinkAboutPlanning Comm min 1981/02/11 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA February 11, 1981 A regular business meeting of the City Planning Commission of Chula Vista, California was held on the above date beginning at 7:00 p.m. in the City Council Chambers, Public Services Building, 276 Fourth Avenue. Commissioners present: Pressutti, R. Johnson, G. Johnson, O'Neill, Stevenson and Williams Commissioners absent: Smith (with previous notification) Staff present: Director of Planning Peterson, Principal Planner Lee, Assistant City Attorney Harron, and Secretary Mapes The pledge of allegiance to the flag was led by Chairman Pressutti, followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (Stevenson-R. Johnson) The minutes of the meeting of January 14, 1981 be approved as written. ORAL COMMUNICATIONS Chairman Pressutti called for oral communications and none were offered. 1. PUBLIC HEARING: Conditional use permit PCC-81-6, request to allow the sale of gasoline in conjunction with retail market at 495 Telegraph Canyon Road - Atlantic Richfield Company Director of Planning Peterson reported that the request to convert a full service and self-service gasoline station to a retail market to be open 24 hours a day with self-service pumps, is similar to requests approved in past years for three other ARCO station sites. The company proposes to convert the office space and service bays to a retail market to handle convenience items. The ARCO station at Broadway and "E" recently converted the lubrication and service bays to a retail sales area and offer gasoline at self-service pumps. The stations at Third and "L" and at Bonita Road and Otay Lakes Road have converted only the office area to the sale of food snacks and drinks, including beer and wine, and have retained the service bays for automobiles. Mr. Peterson pointed out the dissimilarity in the location of the subject site and those locations previously approved since this is a freeway location whereas the others are in commercial areas served by local streets. He felt there is a -2- February 11, 1981 need to maintain a certain amount of automobile service at freeway interchanges areas. Using a plat of the area he pointed out the location of stores in the vicinity that handle the type of merchandise this mini-market would offer, also the location of other service stations in the area, two of which offer full service and one self-service only. He pointed out that in addition to serving freeway traffic the subject station is in a good location to provide automobile service to the Halecrest neighborhood to the north and to the developing Telegraph Canyon area to the east. No specialized automobile repair facilities exist in this area so the service stations provide that service. Mr. Peterson reiterated the recommendation contained in the staff report for denial of the application based on the finding that it is in the best interest of the community and neighborhood to retain the existing automotive service. He acknowledged receipt of a letter from Mr. Donald Hale, owner of property at 484 Hale Street, who expressed opposition to the change in type of service due to the increased traffic and noise during the late night and early morning hours, and to the increased potential for vandalism in the adjacent neighborhood. The letter requested that the application not be approved due to its detrimental impact on the value and privacy of the adjacent residential property. This being the time and place as advertised, the public hearing was opened. Sam Blick, attorney with Higgs, Fletcher and Mack, San Diego, representing Atlantic Richfield Company, spoke of the conversion recently completed on the station at Broadway and "E" and the improved esthetics on that site. He asserted that the arguments presented by the staff deal with economic considerations rather than land use issues. He advised that the Atlantic Richfield Company made a market study for this site and would not have requested the change in the operation if the study had not shown it would be economically feasible to spend the money required for the conversion. He reported that in this area there are 55 such operations, each had a market study which indicated the need for that type of service, and the studies to date have not been wrong. He urged the Commission to approve this request. Commissioner Pressutti expressed the opinion that the recommendation of the staff was not based on economic factors but on the fact that there is no evidence to support a need for the type of service being proposed in this area, whereas there is evidence that at this freeway location there is a need for automotive service for travelers as well as for local residents. Bob Lowrey, resident at the corner of Hale Street and Halecrest Drive, expressed the opinion there is not a need for a convenience store in this location since a nearby 7-Eleven store remains open all night and the Von's market across the street is open until nine or ten o'clock at night. He affirmed the need for a service station in the area since the Shell station is always busy, and he felt the ARCO station would increase its trade if the operator would do more repair work. Gary Wilson, directly behind the service station, spoke against the requested conversion and reiterated that the loss of mechanical repair service to area residents would be a larger impact to the people in the neighborhood than has been indicated. He also expressed concern that the type of operation being proposed would bring an undesirable group of people into the area where it is not well lighted and this would affect the adjacent residents. He urged that the application be denied. -3- February 11, 1981 As no one else wished to speak, the public hearing was closed. MC (Stevenson-Williams) Conditional use permit application PCC-81-6 for conversion of the service station at 495 Telegraph Canyon Road to a mini-market be denied based on the lack of evidence to substantiate that the proposed mini- market would be a necessary or desirable service for the neighborhood or the community, and that the proposed use would be detrimental to the general welfare of persons residing or working in the vicinity since a viable and needed automo- bile service activity would be eliminated in order to provide the mini-market operation. The motion carried by the following vote: AYES: Commissioners Stevenson, Williams, G. Johnson, O'Neill and Pressutti NAY: Commissioner R. Johnson ABSENT: Commissioner Smith Chairman Pressutti advised the applicant of his right to appeal this decision to the City Council within ten days. 2. PUBLIC HEARING: PCZ-81-4 - Consideration of amendment to Section 15.56.020 of Municipal Code relating to storage requirements for condominiums Principal Planner Lee advised that following the approval of two condominium conversion projects where the Council felt there was some question about the method of providing the necessary storage space, the Council reviewed the ordinance provisions at a conference session and, as a result, requested the drafting of an amendment to the storage requirements to be submitted for Planning Commission review and recommendation. It was the Council's concern that the provisions as written were too flexible. The proposed amendment does not change the total amount of storage to be provided but raises from 40% to 70% the portion of the storage which must be contiguous with the living unit. This will provide for more security for the larger portion of the storage space and offer more convenience to the residents. The proposed amendment also deletes the language which states that storage space located within the living area of the unit will be counted toward the total required space only if it clearly exceeds the closed and cabinet space normally provided for such a unit. It has been very difficult to determine if storage space clearly exceeds that which is normally required and Council has expressed some concern about allowing existing interior space to count toward the required storage. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. MSUC (O'Neill-Stevenson) The Commission recommends that the City Council enact an ordinance amending Section 15.56.020 C of the Municipal Code to increase the required adjacent storage from 40% to 70% of the required total storage and to delete the provision which allows existing interior space to count toward the required storage area. -4- February 11, 1981 DIRECTOR'S REPORT Director of Planning Peterson reminded the Commission that a study session is scheduled for next Wednesday at 5:00 p.m. to be followed by dinner at 7:00 p.m. Included on the agenda will be a presentation from the Traffic Engineer as to his techniques in evaluating traffic flow and street requirements. The agenda will also include a report on the current status of Town Centre I and II and the Bay Front, as well as the Council conference held last Saturday morning on a growth management plan. Other items of interest to the Commission may be added by request. Chairman Pressutti asked for a report on the impact of the recent court decision on the regulation of communal living. Commissioner Stevenson requested further information on the parking requirements in the downtown redevelopment area. He also commented on the Council's denial of relocation assistance in the conversion of apartments to condominiums. He felt there should be some assistance provided to handicapped and elderly tenants. Mr. Peterson advised that some of the Council members had expressed support for some kind of payment to displaced persons but they couldn't agree on the amount or the rules for assessing the payment. Commissioner O'Neill commented on the fact that some land is to be dedicated back to the city adjacent to the route of 1-54. He asked if those parcels are of a sufficient size to provide a mobile home site. Mr. Peterson indicated he would obtain that information and advise the Commission at the next meeting. Commissioner Stevenson reported that he attended the Building Contractors Association dinner but was disappointed that their discussion had little to do with planning issues. ADJOURNMENT The meeting was adjourned by Chairman Pressutti at 7:45 p.m. to the study session to be held at 5:00 p.m. on February 18, 1981. Respectfully submitted,