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HomeMy WebLinkAboutPlanning Comm min 1981/03/11 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA March 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: Pressutt~,G. Johnson, R. Johnson, O'Neill, Smith, Stevenson and Williams Commissioners absent: None Staff present: Director of Planning Peterson, Principal Planner Lee, Senior Civil Engineer Daoust, 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 (R. Johnson-O'Neill) The minutes of the meeting of February 25, 1981 be approved with the addition of the statement made by Commissioner O'Neill during the public hearing on the EIR for Pepper Tree Estates that it is the regular practice of the Commissioners to individually visit the property sites to be discussed at each meeting; he assured the audience that practice was followed for the project in which they were concerned. Commissioner G. Johnson abstained from voting due to her absence on February 25. ORAL COMMUNICATIONS Chairman Pressutti called for oral communications and none were offered. 1. PUBLIC HEARING: Tentative subdivision map PCS-77-10 for Hudson Valley Estates Unit No. 1, 100 block of Las Flores Drive Extension Principal Planner Lee reported that a subdivision map for this property was formerly approved in 1977 for 11 lots on 4~ acres. The owner has since divided the property by filing a parcel map to separate the lot fronting on Second Avenue, which is developed with a single family hom~ from the undeveloped portion. A revised tentative map has been submitted to divide the remaining 3.38 acres into 15 lots, of which 8 will have frontage on Las Flores Drive and 7 will be panhandle lots with access from Las Flores Drive. Mr. Lee pointed out the boundary of the flood plain through this site and the significant topographical change within the area. A conceptual grading plan has been submitted which would raise all lots above the flood plain elevation. The conditions recommended for approval of the map include the requirement for a coor- dinated grading plan with adjacent properties. He noted that condition "n" refers to a 1913 Act district and asked that it be changed to an "improvement district" without specifying the type of legal procedure. -2- March ll, 1981 Commissioner Smith pointed out that conditions "e" and "n" seem to overlap in the requirement of street improvements and suggested they be combined to indicate it may be either an impn~vement district or the developer's responsibility to construct the improvements. Co~missioner Williams asked about a portion of Las Flores Drive remaining lower than the 100 year flood elevation and suggested that potential buyers be notified their access might be inundated in the event of a flood. This being the time and place as advertised, the public hearing was opened. Larry Smith, 110 Minot Avenue, objected to increasing the number of lots in this development from 11 to 15, as he felt it would increase traffic on Minot Avenue as the shortest route to the freeway. Minot is a narrow residential street not capable of carrying additional traffic. He felt it would be a strain on the community to add five additional homes over the amount previously approved in the development area. As no one else wished to speak, the public hearing was closed. MSUC (Stevenson-O'Neill) The Planning Commission certifies the environmental impact report EIR-78-1 on the proposed project. MSUC (Stevenson-Smith) Based on the findings stated in the report, the Commission recommends that the City Council approve the revised tentative map for Hudson Valley Estates Unit No. 1, subject to the conditions enumerated, with conditions "e" and "n" being combined and an added condition to require information on the final map showing the portion of Las Flores Drive subject to inundation during a 100 year flood. 2. PUBLIC HEARING: PCC-81-9 - Conditional use permit to install two gasoline pumps at the site of an existing market a~ 60 Broadway - U ToteM Market Director of Planning Peterson displayed a site plan of the market at the northwest corner of Broadway and Chula Vista Street at which the applicant requests permission to install two gas pumps toward the front of the lot. This will require relocating the curb cut and driveway on Broadway and removing the landscape planter along the north property line to provide six parking spaces in that area. Additional land- scaping will be provided along Broadway. A letter from the applicant to justify their request stresses their desire to remain in a competitive position with the recently approved AM-PM mini market at the ARCO station. U ToteM feels they should offer their customers the same conveni- ence of purchasing both grocery items and gasoline at one location. Mr. Peterson recognized the company's position in this regard, but felt it is difficult to make the finding that there is a need for gas pumps at this location to serve the neighborhood and the community with the existence of three service stations a short distance to the south at Broadway and "E" Street. He also expressed concern that the location of the pumps could result in a conflict with the circulation system that presently exists for the store. -3- March ll, 1981 Mr. Peterson advised that the recommendation for denial of the application is based on the lack of a clear finding that the addition of the pump island is necessary to provide a needed service for the neighborhood and community. Mr. Peterson acknowledged the receipt at the beginning of this meeting of petitions bearing 500 signatures which read, "In my opinion, self-service gasoline dispensing pumps located at the U ToteM market at 60 West Broadway would be a necessary and desirable service that would contribute to the general well being of the neighborhood." He also acknowledged the receipt of copies of letters written by Lawrence Wasserman in 1972 concerning the request of the market to install gasoline pumps at that time, which was denied. This being the time and place as advertised, the public hearing was opened. Lawrence Wasserman, attorney, 591Camino de la Riena, Suite 711, San Diego, representing U ToteM Markets, described the goal of that firm to furnish full service based on the same concept as the country store with accompanying gasoline pumps. He advised that U ToteM Markets is part of a fairly large organization which has approximately 1500 locations in the western states. Of the 33 locations in the San Diego area, 22 have self service gas pumps. He reviewed their original application and attempt to include gas pumps at this location. He contended the present competitive aspect in this area could have a very adverse effect on the operation. He pointed out that the site complies with all zoning regulations and space regulations. He reported that U ToteM has historically been competitive on gasoline prices due to their facilities for supplying their needs. He advised that their business comes primarily from within a half mile radius of the store location and they are really a neighborhood convenience center. Richard Ragen, manager of Tandy Leather Co., the adjacent store, expressed his support for the installation of the pumps and his opinion that there would be no opposition from anyone in the neighborhood based on contacts with his own customers. Jean Binsfield, manager of the U ToteM store, reported that the addition of gasoline pumps has strong support from her customers who feel it will be an added convenience. She stated that all the signatures on the petitions submitted were obtained in just one day. Glenn Li Fonti, E1Cajon, District Manager of U ToteM Markets in South San Diego, requested approval of the application in light of the recent conversion of the ARCO station. He suggested that the remodeling of the U Totem Market that would accompany the site plan changes could lead the way for the upgrading of other business sites within the block. As no one else wished to speak, the public hearing was closed. MSUC (R. Johnson-Williams) The Commission finds that the project will have no significant environmental impact and adopts the Negative Declaration on IS-81-29. MS (R. Johnson-Smith) Conditional use permit PCC-81-9 to install two gasoline pumps at the site of the U Totem Market at 60 Broadway be approved subject to the conditions that the landscaping plans are subject to the approval of the City Land- scape Architect and any additional signing shall be approved by the Zoning Adminis- trator. -4- March 11, 1981 Findings in support of the conditional use permit are as follows: A. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. Petitions bearing 500 signatures in support of the added service substantiate that the service is desirable to the neighborhood and community. B. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. The gasoline pumps are proposed to be located in front of the store in line with vehicles backing out of parking stalls adjacent to the store; the plan complies with city standards for back-up and maneuvering room. C. That the proposed use will comply with the regulations and conditions specified in the code for such use. The City has the ability to enforce all applicable regulations. D. That the granting of this conditional use will not adversely affect the General Plan of the city or the adopted plan of any governmental agency. Increasing the service available at a developed commercial site does not affect the General Plan. The motion carried by the following vote, to-wit: AYES: Commissioners R. Johnson, Smith, Williams, Pressutti, G. Johnson and O'Neill NAY: Commissioner Stevenson ABSENT: None DIRECTOR'S REPORT Director of Planning Peterson reported that for the study session scheduled for next week the staff had attempted to get representatives of the City and County of San Diego to make presentations on events and proposed development around Brown Field, which could have an impact on Chula Vista. It has not been possible to get a representative from those jurisdictions for next week's meeting and unless the Commission has other subjects they wish to consider, the study session could be cancelled. With the concurrence of the Commission, Chairman Pressutti announced that the study session meeting scheduled for March 18 shall be cancelled. -5- March ll, 1981 COMMISSION COMMENTS Commissioner G. Johnson suggested that information be obtained concerning energy use in new condominium and apartment developments. She has noted that many of the new developments include electric water heaters and electric room heaters which may be cheaper to install but are probably more expensive for the residents~ She asked if a study could be made concerning this with a focus toward making the most energy effective method of heating a condition of approval. Director of Planning Peterson affirmed his awareness of the problem but expressed uncertainty whether that is an area which the city can regulate. ADJOURNMENT Chairman Pressutti adjourned the meeting at 8:17 p.m. to the next regular business meeting of March 25, 1981. Respectfully submitted, ~e~en mapes, ~ecre~ary