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HomeMy WebLinkAboutPlanning Comm min 1981/05/27 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA May 27, 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, Williams, R. Johnson, G. Johnson, O'Neill and Stevenson Commissioners absent: None Staff present: Director of Planning Peterson, Traffic Engineer Hansen, and Secretary Mapes. The pledge of allegiance to the flag was led by Chairman Pressutti, and was followed by a moment of silent prayer. APPROVAL OF MINUTES Commissioner O'Neill asked that his statement on page 3 with reference to his reason for voting against the conversion of rental units to a condominium be corrected to read, "it will further reduce available housing for low and moderate income persons." MSUC (Stevenson-Williams) The minutes of the meeting of May 13 be approved with the correction requested by Commissioner O'Neill. ORAL COMMUNICATIONS Commissioner Pressutti called for oral communications and none were presented. 1. Annual report of Design Review Committee Director of Planning Peterson noted the annual report of the Design Review Committee as required by City Ordinance. It is submitted for the Planning Commission's information md forwarded to the City Council. Commissioner O'Neill advised that he has been favorably impressed with the work the Design Review Committee has been doing and the results of that work. MSUC (Stevenson-O'Neill) The annual report of the Design Review Committee be accepted. -2- May 27, 1981 2. PUBLIC HEARING: Consideration of General Plan Amendment 81-4 to redesignate 43 acres located at the northwest quadrant of Broadway and Oxford Street from "Thoroughfare Commercial," "Medium Density ~'esidential," and "Parks and Public Open Space" to "Retail Commercial" and "Research and Limited Industrial" Director of Planning Peterson advised that this property is presently in the County. Annexation efforts are underway and LAFCO will not consider the annexation until the property has been prezoned so that the property owner will know what the zoning will be once the annexation is complete. As noted in the EIR which was certified at the meeting of May 13th, development plans for a portion of the property have been submitted to the County. This General Plan amendment and the prezoning to be considered in the next hearing are necessary to accommodate the proposed development. Mr. Peterson pointed out the present General Plan designates a narrow strip along Broadway for commercial use, about 200 feet deep, which is not adequate to accommodate commercial center development under present standards. This amendment would deepen the commercial designation along Broadway to make it similar to existing commercial uses which have been established in the county to the south. Thirty-three acres are proposed for commercial use and 10 acres for limited industrial use. The property designated for industrial use is directly south of Harborside School. That 10 acre area is zoned for industrial use in the county and the designation and zoning proposed by the City would be more restrictive than it is in the county. Mr. Peterson discussed concerns that have been raised over the lack of public park area in this vicinity. Although it is the City's policy to establish a neighbor- hood park adjacent to a school site, if feasible, there is no park adjacent to Harborside School. In reviewing this matter it was noted that a neighborhood park normally serves 750 to 1,000 homes and in the nearby residential area on the west side of Broadway there is a total of only 100 homes, so it is hard to justify a full size neighborhood park in this area. On the existing school ground about 3 acres are devoted to ballfields and a play area, and it was the conclusion of the planning staff that this recreational area will serve the needs of the 100 homes. Mr. Peterson expressed the opinion that the area along Broadway lends itself for additional commercial development of the type being proposed, which is discount retail stores, with The Price Club being the major firm considering development at this time. He recommended changing the General Plan to Industrial for the 10 acres south of the school with the remaining area, including the length of the Broadway frontage, being designated as Commercial. In response to a question from Commission G. Johnson, Mr. Peterson affirmed that if the property is annexed and the zoning takes effect there would be a requirement for a zoning wall between the commercial zoning and the residential zone in which the school is located; also between the industrial zone and the residential zone. 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 (R. Johnson-O'Neill) The Commission recommends that the City Council amend the General Plan for the 43 acres at the northwest quadrant of Broadway and Oxford Street to "Retail Commercial" and "Research and Limited Industrial." -3- May 27, 1981 3. PUBLIC HEARING: PCZ-81-E to prezone 43 acres located at the northwest quadrant of Broadwa~ and Oxford Street to C-C Central Commercial and I-L Limited Industrial Director of Planning Peterson advised that this prezoning will implement the General Plan designations just recommended for approval. Commissioner Stevenson asked about the possibility of establishing the "P" Modifying District on this property. Mr. Peterson discussed the use of the P zone in the area to the south along Palomar which is of greater concern since it is an entry point into the City from the freeway. Mr. Peterson reported that it is the intent of The Price Club to locate their store at the corner of Oxford and Broadway which is fairly well removed from the school and the residential area so that the "P" Modifying District would have more applicability to the later phases of the development. The Price Club has applied for a building permit in the County and expect to receive that permit before the annexation is completed. The structure will be similar to the the Price Club in Santee. All things considered Mr. Peterson indicated he did not have strong feelings one way or the other concerning the attachment of the "P" Modifying District. Commissioner Williams also expressed support for adding the "P" Modifying District to provide some control on the transitioning between industrial uses and the school and between the commercial development and the school. This being the time and place as advertised, the public hearing was opened. Hans Schoepflin, representing The Price Club, asked if adopting the "P" District would affect their efforts to get the permits from the County, since they are about ready to break ground. Mr. Peterson affirmed that the zoning adopted by the City would not affect the development for which building permits had been obtained prior to annexation. He pointed out that the subsequent phases of development would be subject to review by the Design Review Committee if the "P" District is applied. In this area the Committee would look toward maintaining compatibility with the residential area to the north and the treatment adjacent to the school site. Commissioner Stevenson commented on the congestion in the parking lot at the Price Club's Santee store, which probably speaks for the popularity of the business, but it can be frustrating if parking is not available. Mr. Peterson advised that the site plan for this location provides 25 to 30 per cent more parking than city regulations require. As no one else wished to speak, the public hearing was closed. MSUC (Stevenson-R. Johnson) The Commission recommends that the City Council approve prezoning 33 acres to C-C-P and 10 acres to I-L-P. -4- May 27, 1981 DIRECTOR'S REPORT Director of Planning Peterson advised he had no report other than that the City Council approved the Planning Commission's budget for next year in their meeting held this evening. COMMISSION COMMENTS Commissioner O'Neill reported that he checked through Parts I and II of the Housing Element and also the Conservation Element of the General Plan and found nothing on energy conservation with regard to new building construction as discussed at the study session last week. Director of Planning Peterson advised that several years ago the Planning Commission and Council adopted a policy on energy conservation. He suggested that he could include copies of that policy in the Commission's packets for the next meeting. He further advised that many of the things discussed at the study session with regard to energy are included in the building code. Chairman Pressutti reported that he had read an item in the paper which said Poway has declared a moratorium on the conversion of apartments to condominiums because of the depletion of the rental market, and they based that action on a State Law that now mandates certain things. He asked whether a law has been adopted that requires maintaining a balance between rental apartment units and condominiums to which the Commission should adhere. Mr. Peterson expressed his belief there is no law making such a requirement. In the last two years there has been a lot of legislation introduced in the State Legislature to regulate the conversion of apartments to condominiums, however, recent research into adopted state laws reveals no legislation that mandates that the cities do one thing or another. Recent legislation requires an apartment owner to notify all tenants of his intent to convert the units to condominiums and his failure to do so may result in a penalty payment to the tenants who were not so notified. Mr. Peterson further reported there was some legislation passed a couple of years ago that requires the Planning Commission to make a finding prior to approval of a tentative map that the Commission has considered the impact of the tentative map upon the existing housing market and housing conditions. That finding has been included in the staff reports on tentative maps, and he supposed that if the Council wished to do so, they could use that language as a basis for denying conversions. Commissioner Stevenson commented that many units which have been sold in a condominium project are being rented, so it really just amounts to a change of landlord for the tenants. It is felt that many of the conversions are merely a protection against future rent control rather than an intent to sell the units in the immediate future. Mr. Stevenson also commented on an article in the last issue of the BCA magazine about the process of converting apartments to condominiums and the fact that it takes between 18 months and two years to go through the process. Mr. Peterson offered to include in the next packets the language contained in the Subdivision Map Act with regard to the finding that has to be made before a tentative map can be approved, which probably can be interpreted as a basis for denial of a request for conversion. -5- May 27, 1981 Commissioner O'Neill reported that he had found a copy of the paper on private school site standards; it was dated December 12, 1979. ADJOURNMENT Chairman Pressutti adjourned the meeting at 7:36 p.m. to the meeting of June 10, 1981. Respectfully submitted, He en Mapes Secretary