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HomeMy WebLinkAboutPlanning Comm min 1981/08/26 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA August 26, 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, Williams, Green, O'Neill and Stevenson Commissioners absent: G. Johnson (with previous notification) Staff present: Director of Planning Peterson, Principal Planner Lee, Environmental Review Coordinator Reid, Senior Civil Engineer Daoust, Assistant City Attorney Harron 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 MSUC (R. Johnson-Stevenson) The minutes of the meeting of August 12, 1981 be approved as mailed. Commissioner O'Neill abstained due to absence from that meeting. ORAL COMMUNICATIONS Chairman Pressutti called for oral communications and none were presented. 1. PUBLIC HEARING (cont.): Conditional use permit PCC-81-14, request to construct multi-purpose recreational facility at 900 block Buena Vista Way - Bonita Valley Girls Softball Assn. Director of Planning Peterson reported that a letter was received from the applicant requesting that their application be withdrawn. The Commission's action should be to file the application. MSUC (Stevenson-O~Neill) Conditional use permit application PCC-81-14 be filed. 2. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 81-1, Town Centre Townsite Tract 2, development of 7 lots at 300 block Center Street Principal Planner Lee reported that this tentative map covers 9½ acres designated for commercial use in the Town Centre Redevelopment area at the southwest corner -2- August 26, 1981 of Third Avenue and "F" Street. The project abuts Memorial Park to the south and the Parkwoods condominiums to the west. This map will allow for the consolida- tion of the existing lots along with the vacation of various streets and alleys within the area, and will provide for the creation of 7 new lots. Six of the lots are proposed for commercial development, including a theater, restaurants, retail stores and a parking structure; the most southwesterly lot, adjacent to the Parkwoods condominiums will be developed residentially. It is anticipated that some lot line adjustments will be required with the submission building and site plans for the individual parcels. It is recommended that EIR-79-3 and EIR-79-5 be certified for this development and the tentative map approved subject to the 12 conditions listed in the staff report to the Commission and an added condition to read: "All conditions and requirements of approval of the tentative subdivision map for Chula Vista Tract 81-1, contained herein, will be performed in accordance with the Disposition and Development Agreement between the Chula Vista Redevelopment Agency and Richard G. Zogob dated September 26, 1978, as assigned to Centre City Associates, Ltd., and as amended heretofore and hereafter." Mr. Lee advised that the reason for the additional condition is that there are some portions of the development which would normally be handled by the developer, but under the cited agreement would be handled by the Redevelopment Agency. This being the time as advertised, the public hearing was opened. Jerry Valk noted that part of the development proposed for this area would be a six screen theater. He felt this use should not be included in the development plans due to the caliber of movies now being produced and the fact that National City has six screens going in. He contended that the two theaters in Chula Vista now cause problems for the Police Department, and constructing six additional screens would be asking for more problems. Chairman Pressutti advised that this hearing is concerned only with the division of the land to allow the developer to provide plans that will come up for considera- tion at a later date. Frank Phillips, 71 North Fourth Avenue, representing Centre City Associates, Ltd., asked for approval of the map with the added condition as stated by Mr. Lee. Mr. Phillips advised that it may be the developer's wish to file a separate final map on each of the parcels shown on the tentative map, due to the fact that letters of agreement and financing may come in at different times. Filing separate final maps would permit the adjustment of lot boundaries as necessary. Mr. Lee concurred that filing a final map for each lot would not present a problem but he recommended modifying condition "h" to require that the study showing the impacts of the proposed sewer connections, etc., be submitted prior to approval of the final map for the first phase of development. As no one else wished to speak, the public hearing was closed. Commissioner Stevenson pointed out the description of the project under the executive summary of the EIR's indicates more residential development and parking than presently proposed. 3 August 26, 1981 Mr. Reid affirmed that the plan has been revised after the EIRts were originally certified and it is being revised again. Director of Planning Peterson reported that last Thursday the Redevelopment Agency granted to the developer a continuation, or stay, in the original schedule which would have called for him to begin construction of the Phase 2 residential area some time fairly soon. Sales in the Phase 1 area have not been as rapid as expected so the developer requested permission to delay construction of the Phase 2 residential area; that permission was granted last Thursday. In response to a question from Commissioner Stevenson concerning the approval of final development plans, Mr. Peterson advised that those plans would not be submitted to the Planning Commission, since in the Third Avenue Redevelopment area such plans are considered by the Design Review Board with final approval under the jurisdiction of the Redevelopment Agency. Commissioner Williams pointed out that the development plans under the proposed tentative map are so sketchy at this time that it is difficult to determine what the impact of development will be and whether that impact is adequately covered by the previously prepared EIR~s. Mr. Reid advised that if there is a significant revision to the project beyond that described in the EIR, the revision would have to go back to the Environmental Review Committee for a public hearing to review the revision and determine if the EIR is adequate or whether a supplement would have to be prepared to insure adequate information for approval of the final project, which would be considered by the Design Review Board and Redevelopment Agency. Mr. Reid further noted that the Environmental Review Committee has determined that at this level of review the EIR is adequate. MSUC (O'Neill-Stevenson) The Commission certifies that EIR-79-3 and EIR-79-5 have been prepared in accordance with CEQA and the information contained therein has been considered. MSUC (O'Neill-Stevenson) Based on the findings stated in the report, the Commission recommends that the City Council approve the tentative subdivision map for Town Centre-Townsite Tract 2, Chula Vista Tract 81-1, subject to conditions "a" through "1" as listed in the report with the modification of condition "h" to stipulate "final map for the first phase of development," and adding condition "m" relating to Disposition and Development Agreement between the Chula Vista Redevelopment Agency and the developer, and adding condition "n" giving the developer the permission to file individual final maps on the separate parcels. 2. PUBLIC HEARING: Conditional use permit PCC-82-3~ request for temporary classrooms and expansion of church facilities at 470 "L" Street - Church of Christ Principal Planner Lee noted the site of the existing church and school facility located on 3.2 acres on the south side of "L" Street just east of Fifth Avenue. He displayed slides of the site, the buildings and the parking lot and advised that the property has recently been annexed to the City. The sanctuary seats 4 August 26, 198I approximately 730 people and the school has an enrollment of I00 children in kindergarten through sixth grade. The existing parking lot, as shown on the slide, can accommodate 98 cars, which provides parking at a ratio of one car for 7.4 seats. This application is for permission to construct a two story addition to the northwest end of the sanctuary, which would include a fellowship hall and kitchen on the first floor and additional classrooms on the second floor. They have requested permission to use two portable classrooms during the construction period. Each of the portable classrooms would accommodate 50 students and the maxmimum capacity of the school at any time would be 175 students. Another phase of the expansion program is the addition of a parking lot to accommodate 206 cars and bring the parking ratio into conformance with city regulations; additional landscaping will also be provided. There will be no increase in the seating capacity of the sanctuary, and the maximum school enroll- ment permitted will be an increase of 75 students over the present enrollment. A 6 ft. high fence will be constructed at the property line adjacent to the single family dwellings facing Fifth Avenue. The temporary classrooms will be screened from "L" Street. It is recommended that a Negative Declaration be adopted with two mitigating measures and the conditional use permit be approved subject to the five conditions listed in the report. Commissioner Stevenson pointed out that the report indicates the temporary class- rooms may be used for a period of three years, but the last condition requires their removal by July, 1983, which is two years from now. It was acknowledged that the condition should be changed to read "by July, 1984, or sooner . . ." Commissioner Stevenson also su§gested that a deadline be included for the completion of the parking lot. Mr. Lee felt the applicant would not object since they have commenced grading and plan to move ahead with the parking lot construction. Mr. Hardesty of Hardesty Homes, Inc. 245 Church Avenue, advised that he has been working on this project for the church. He reported that the sidewalk, curb and gutters are in already and it is their intention to pave the street adjacent to their property. They have graded the area for the parking lot and are only waiting for approYal of this application in order to obtain permits for completion of the work. In response to a question from the Commission he advised that the single family dwelling on the church property is presently occupied by one of the church custodians and it may eventually be removed. John Manor, architect for the project, urged approval of the plans and affirmed their efforts to mitigate any problems during the transition period. As no one else wished to speak, the public hearing was closed. MSUC (Stevenson-R. Johnson) The Commission finds that this project will have no significant environmental impact and adopts the Negative Declaration on IS-82-3, together with the following mitigating measures: (a) Parking lot lights shall be shielded to avoid excess glare on adjacent residential areas; (b) An acoustical analysis shall be prepared by a qualified acoustician prior to the addition of permanent classroom space and recommendations shall be incorporated into the project prior to issuance of building permits. 5 August 26, 1981 MSUC (Stevenson-R. Johnson) Based on the findings contained in the report, the Planning Commission approves PCC-82-3 for the use of two portable classroom structures and expansion of the existing church facilities located at 470 "L" Street, subject to the five conditions enumerated in the report, with condition "e" changed to read "July, 1984," and condition "c" modified to require completion of the parking lot within 120 days. 4. PUBLIC HEARING: Request for modification of conditional use permit PCC-72-33 to permit 24 hour child care at 406 "I" Street - Louise and Clifford Peterson Principal Planner Lee reported that the conditional use permit granted for this child care center in 1973 limited the center to 30 children between the hours of 6:30 a.m. and 6:30 p.m. The present request is to extend the operation to permit 24 children between the hours of 7:30 p.m. and 6:30 a.m. It is intended that the children arriving in the evening would be dropped off between 7:30 p.m. and 10:30 p.m. and would be picked up between 5:30 a.m. and 6:30 a.m. Mr. Lee reported that he had received a telephone call on this day from an adjoining neighbor who expressed concern over the noise that would be caused by cars dropping off and picking up the children during the extended hours. This being the time and place as advertised, the public hearing was opened. Cliff Peterson, 212 Ash Avenue, one of the owners of the property, expressed the opinion there would be less noise from this operation than is caused by cars on the street. He advised that this request was initiated to provide child care service for nurses who work at night. The children would be left at the care center in the early evening and would not be picked up in the morning until around 6:30, there might be a slight overlapping of the time they were there and the arrival of the day care children. In response to questions from the Commission, Mr. Peterson described the sleeping arrangements and the care given to the children who range in age from 2 to 7 years. Allison Blake, Acting Public Relations Director at Bay General Hospital, advised that hospital representatives had requested the I Corner Preschool to start the nighttime care as a service to nurses who work at the hospital at night. She urged Commission approval of the request. Jim Mohr, 548 Fig, speaking on behalf of Mrs. Esther Garcia who owns the property adjacent to the day care center, contended that allowing this expanded use would lower the value of residential property in the neighborhood. He commented that noise from the center, even the music played for the children's nap time, is easily heard from the adjacent property, and he felt such noise at night would be disturbing to the residents, particularly the noise of cars bringing the children in the evening or picking them up in the morning. Mr. Cliff Peterson pointed out that if the nursery school is not operated there, the lot could be divided into an 8 unit apartment house. He affirmed that the school will operate only Monday through Friday; also that the day care center has been in operation since August, 1973. 6 August 26, 1981 MS (O'Neill-R. Johnson) Based on the findings stated in the report, the Commission approves the request to permit nighttime child care at 406 "I" Street. Commissioner Williams made a motion to amend the original motion to condition approval on review of the operation by the Planning Commission in one year. Commissioners O'Neill and R. Johnson, as the maker and second of the original motion agreed to include the condition for review in the motion. The motion carried unanimously. 5. PUBLIC HEARING: Conditional use permit PCC-82-2~ request to allow the sale of gasoline in conjunction with retail market at 4498 Bonita Road - Atlantic Richfield Company Director of Planning Peterson noted that in November, 1979 the Planning Commission approved a conditional use permit to allow the sale of fast food snacks, beer and wine at the ARCO station at Bonita Road and Otay Lakes Road in the office area of the station. The company now proposes to expand that food and snack area to the lubrication bays, thereby converting the station to an AM-PM market. They would also expand the building approximately 12 feet to the west to further enlarge the mini-market area. They propose to replace the existing pole with a monument sign and to increase the landscaping. Mr. Peterson briefly reviewed the arguments both for approval and for denial of this request and concluded that if there is no public interest to support denial of the request, his recommendation would be for approval. Mr. Peterson also described the difference in the location and characteristics of this site and the ARCO station on Telegraph Canyon Road adjacent to 1-805 where a similar request was denied. He reviewed the 7 recommended conditions which relate to signing, site plan and landscaping. Commissioner Stevenson commented that the ARCO AM-PM market at Broadway and "E" Street is very attractive. He also asked if a convenience market will be included in the new commercial development across Otay Lakes Road from this site. Mr. Peterson reported that at this time the only firm tenants in the new ADMA development are a savings and loan and a women's spa; to his knowledge they have no plans for a convenience market in that development. This being the time and place as advertised, the public hearing was opened. Sam Blick, attorney in San Diego, representing Atlantic Richfield, pointed out that this is a concept that is working well in this city. He stressed the proposed improvements to the aesthetics of the site, and the fact that the service bays at this station have been closed for 3½ years so the conversion of this station to an AM-PM market will not take away any existing service. He also called attention to a petition containing many names of customers in support of this request and urged the Commission's approval. He also asked for approval of the use of a microwave oven to heat packaged foods which he contended would add only a few seconds to the time required to serve customers in the market who desired heated sandwiches. Commissioner Stevenson expressed concern over the proposal to delete one of the restrooms. 7 August 26, 1981 George Ryan, Retail Sales Representative for Atlantic Richfield, affirmed that the plans provide for only one restroom which would be primarily for use of the employees, but could be made available to customers if the operator wishes. He also urged approval for use of a microwave oven. As no one else wished to speak, the public hearing was closed. Commissioner Green expressed the opinion this would be an added service to the community since they propose to keep the station open 24 hours a day. It was moved by Commissioner Green that, based on the findings stated in the report, the Commission approve PCC-82-2 subject to the conditions listed, with an additional provision that a third price sign for gas be included, that gas be sold 24 hours a day, unless the supply is restricted, at which time it would be sold during the evening hours; also that the bathroom be advertised as being available to the public; and that permission be given to use a microwave. The motion died for lack of a second. MS (Stevenson-O~Neill) Based on the findings in the report, PCC-82-2 be approved subject to the 7 conditions in the report and the added condition that there will be two public restrooms, that the microwave oven be approved, and that gas be sold 24 hours a day as long as it is available. In discussion of the motion, Commissioner R. Johnson voiced his objection to the 24 hour a day requirement for the sale of gasoline. He pointed out that in some instances the Commission has restricted hours but have not required any business to remain open for extended hours; he felt that should be left up to the operator. The motion failed to carry by the following vote: AYES: Commissioners Stevenson, O'Neill and Green NOES: Commissioners R. Johnson, Williams and Pressutti ABSENT: Commissioner G. Johnson MSUC (Stevenson-O'Neill) Based on the findings in the report, conditional use permit PCC-82-2 be approved subject to the 7 conditions in the report and the added condition that there will be two public restrooms, that the sign be redesigned to include the price of three kinds of gasoline sold, and with the provision that the use of a microwave oven is authorized. The meeting was recessed at 8:50 p.m. and reconvened at 9:00 p.m. 6. PUBLIC HEARING: Consideration of draft EIR-81-5 for development of East "J" Street Condominiums Environmental Review Coordinator Reid reported that this is a focused E.I.R. prepared at the direction of the Environmental Review Committee, and the draft E.I.R. was issued by that Committee on July 23, 1981. As noted in the report, the project is comprised of 28 single family attached units and one single family detached dwelling, for an overall density of about 4.6 dwelling units to the acre. The attached units will be multi-level which step down the terrain of the property. Access to the units will be from a private driveway; each unit will have a two car garage and there will be 16 onsite guest parking spaces. 8 August 26, 1981 It is pointed out that this site, due to its adjacency to 1-805, will be subject to a noise impact that will require special design techniques on several of the units. The development of the property will substantially change the view of the property, both from the freeway and East "J" Street, to a more urban character. Schools in the area are either at or below capacity. The number of units in this project would have a minimum impact on those facilities, however the cumulative impact with other developments in the area could be significant. Approximately 236 new automobile trips will be generated by this project. The traffic study shows that capacity of the streets and the intersections are adequate to accommodate that and other projects in the vicinity. An important consideration is the line of sight from the access drive to the property, which must be maintained. It is suggested that a better alternative would be to locate the access drive farther to the west where the topography is flatter. Mr. Reid acknowledged written comments from the Resource Conservation Commission, Engineering Department and Mr. and Mrs. Payne, along with a petition containing 129 signatures. This evening a letter was submitted from Molly Herrill. Commissioner Williams referred to the traffic figures for Nacion and asked if prior to consideration of the final EIR that portion of the report could be supplemented with information contained in EIR-80-2 covering the Hilltop Courts development on Nacion which will also impact with a great deal of traffic on Nacion. Mr. Reid indicated that can be done. He pointed out, however, that it is anticipated that the majority of the traffic trips generated by Hilltop Courts will be going south from that project site. In response to a question from Commissioner Green, Mr. Reid affirmed that the present plans show the private access drive to be 10 to 15 feet below the elevation of East "J" Street at that location. That plan is being revised because it proposes grading within the East "J" Street right of way. The Commission discussed the elevation of the building pads and of the rooftops adjacent to East "J" Street. It was pointed out that the detached single family home would be located the nearest to East "J" Street and the top of the roof would be approximately 10 feet above the elevation of the street. Commissioner O~Neill expressed the opinion that the change in land form is the most significant impact and that the only mitigation that is offered is reduced density. Commissioner Pressutti pointed out that the purpose of the environmental impact report is to insure that all constraints which the developer of the project should address are clearly identified. This being the time and place as advertised, the public hearing was opened. Len Hummelman, 348 East "J" Street, requested permission to play a tape recording prepared by Paul Kinkaid, 715 Nolan Avenue, who due to illness was unable to attend this hearing. In the recorded message Mr. Kinkaid called attention to the fact that East "J" Street is designated as a scenic route in the General Plan and this project would significantly affect the view from that section of East "J" 9 August 26, 1981 Street. He called attention to the project increase of 236 vehicular trips and to the already hazardous traffic conditions on East "J" Street due to the speed of vehicles, the curve and the incline of the street. He felt the intersection at Nolan Avenue would be particularly impacted by traffic from this project. He contended the onsite parking would not be sufficient and would result in cars being parked along East "J" Street, which would further aggravate the traffic conditions. Mr. Hummelman contended that the traffic figures given in the study do not reflect the condition of traffic at the peak hours, at 7:00 a.m. or from 5:00 to 6:00 p.m. Fred Whitmore, 344 East "J" Street, voiced objection to the additional traffic which he contended would be a hazard to school children walking or riding bicycles along East "J" Street. Jerry Valk, 291Camino Vista Real, contended that the schools in the area are at capacity and students generated by this and other approved projects would have a serious impact on the schools. Charles Snyder, 740 Nolan Avenue and Norman Yaggie, 757 Nolan Avenue, stressed the unsafe traffic conditions and objected to any project in that location. George Capetanakis, 770 Lori Lane, advised that he rides a bicycle to his work at Rohr and this area is the worst spot for hazardous traffic conditions. Any development that would result in cars being parked on East "J" Street would compound the unsafe condition. Chester Culp, 338 East "J" Street, reported that he made a traffic survey from his house, from 5:00 to 6:00 p.m., and there were over 360 cars during the hour, most of which were well over the prescribed 35 mile an hour speed limit. Joy Short, 839 Halecrest Drive, objected to the devastation of the view from East "J" Street which is a designated scenic route. She also expressed concern that noise from the recreational area of the project would have an adverse impact on adjoining residents and asked that the site be designated as a "scenic overlook." George Fedder, 725 Nolan, described traffic patterns throughout the entire area, noting the lack of north-south collector streets, which results in heavy traffic on Nacion and on Hilltop Drive. Len Hummelman contended that the estimated number of people, and particularly new students, that would be generated by this proposed development is too low. Jackie Payne read a letter from Johnnie and Glenda Rachel and William and Kathleen Dunn, which raised objection to the project as it would be incompatible with the surrounding single family homes. Ms. Payne also objected to the obstruction of the view from East "J" Street, that would result from rooftops extending above the elevation of East "J" Street. She objected to the type of development proposed and suggested that the only suitable alternative would be to retain the area in permanent open space. 10 August 26, 1981 As no one else wished to speak, the public hearing was closed. MSUC (O'Neill-Green) Consideration of the final EIR-81-5 be scheduled for September 30, 1981. ORAL COMMUNICATIONS Jerry Valk asked if the Commissioners received a copy of the Sweetwater School District letter saying they are overcrowded in the schools. Director of Planning Peterson advised that the letter referred to was addressed to the City Council. He further reported that city staff has recently held meetings with representatives of both school districts to discuss this matter. Chairman Pressutti advised that there will be a meeting of the City Council and the School Districts on September lOth. DIRECTOR'S REPORT Director of Planning Peterson suggested that the Commission may wish to decide which Commissioners will attend the League of California Cities conference in San Francisco in October. It was determined that Commissioners Gerry Williams and Mike Green desire to attend this conference. COMMISS ION COMMENTS Chairman Pressutti noted that a recent copy of WESTERN CITIES has an interesting article on the Housing Element. He passed the magazine to Commissioner O'Neill. ADJOURNMENT The meeting was adjourned at 10:25 p.m. to the meeting of September 16, 1981 at 7:00 p.m. Respectfully submitted, Helen Mapes,