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HomeMy WebLinkAboutPlanning Comm min 1994/12/07 MINUTES OF A SPECIAL BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA Council Chambers 7:00 p.m. Public Services Building Wednesday, December 7, 1994 276 Fourth Avenue, Chnla Vista ROLL CALL COMMISSIONERS PRESENT: Chair Tuchscher, Commissioners Fuller, Martin, Moot, Ray, Salas, and Tarantino COMMISSIONERS ABSENT: None STAFF PRESENT: Assistant Planning Direct~or Lee, Principal Planner Griffin, Associate Planner Hernandez, Senior Civil Engineer Ullrich, Contract Attorney Basil MOTION TO EXCUSE - None PLEDGE OF ALLEGIANCE Chair Tuchscher led in the pledge of allegiance to the flag and a moment of silence. INTRODUCTORY REMARKS Chair Tuchscher reviewed the composition of the Planning Commission, its responsibilities and the format of the meeting. Chair Tuchscher noted that the Commissioners would be entering and leaving at various times during the meeting to interview for the vacant Council seat. At this time Commissioner Tarantino was not present on the dias. APPROVAL OF MINUTES - MSC (Fuller/Moot) 6-0 (Commissioner Tarantino had temporarily left the room) to approve the Planning Commission minutes of October 26, 1994. MSC (Fuller/Moot) 5-0-1 (Commissioner Tarantino away from dias, Commissioner Martin abstained) to approve the minutes of November 9, 1994. ORAL COMMUNICATIONS - None ITEM 1: PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-94-23: REQUEST TO ESTABLISH A FULL SERVICE CARWASH AT THE SOUTHWEST CORNER OF BONITA ROAD AND LYNWOOD DRIVE - Charles Tibbett PC Minutes -2- December 7, 1994 Associate Planner Hernandez presented the staff report, noting that the days of operation would be Monday through Sunday. He asked that Condition 'M' be revised as follows: "The applicant shall agree to participate in a water conservation or fee offset program that the City may have in effect at the time of building permit issuance." Mr. Hernandez noted that, as a result of safety concerns expressed by area residents about the left-mm movement from Lynwood Drive onto Bonita Road westbound, a no-turn sign had been installed for southbound traffic on Bonita Plaza Road. He also noted that the land annexed to the City included the entire intersection. The Traffic Engineer would be working with CalTrans for the phasing of the signal. The applicant had also agreed to monitor a program of the carwash to evaluate at 6, 12, and 18 months the stacking and circulation system. Staff reconunended that the Planning Commission adopt PCC-94-23, subject to the conditions contained in the resolution. (Commissioner Tarantino returned to the dias at this time; Commissioner Moot left - 7:15 p.m.) At Commissioner Martin's request, Mr. Hernandez read the proposed Condition 'M'. Commissioner Ray questioned the grading on the slope to the east of the project site. Staff deferred the question to the project designer. This being the time and the place as advertised, the public hearing was opened. Greg Cox, 3130 Bonita Road, Suite 200, CV made some introductory comments, and stated that they agreed with staff recommendation. He noted that the carwash price would start at $5.95; however, they anticipated that with the add-ons, the average price would be around $8.50. It was anticipated that the carwash would average approximately 125 cars per day. Regarding peak hour traffic and the impact on traffic flow, Mr. Cox stated the carwash would have no adverse impact on the current level of service. He noted that Charles Tibbett and Paul Magnatto, the developers of the project, were in attendance and available to respond to any questions. Also in attendance were Ron Lane, the architect, and Dan Marum, the applicant's traffic engineer. Ron Lane, 3907 Massachusetts Avenue, La Mesa, answering Commissioner Ray's question regarding grading, stated that the existing driveway going up the hill would be taken out, and they would be grading back to the planting on site. A landscape crib wall and landscaping would be installed. The site would filled up above the floodplain to make it level with the street. Commissioner Ray and Mr. Lane discussed the area of grading and the slope, using the overhead projection. Mr. Lane stated there was a landscape easement on the neighboring property, on which they would plant trees. Their grading wall would be below that area. The existing trees and bushes would remain. Assistant Planning Director Lee noted that the easement would remain in the County; the actual City boundary would be where the wall would be located. If the applicant planted the easement area, it would be under the control of the County. PC Minutes -3- December 7, 1994 Answering Commissioner Ray, Mr. Lee stated that staff would be in touch with the County if the planted area needed attention. It was the applicant's intent to landscape and maintain the area. Mr. Cox pointed out that the adjoining property was owned by Mr. Tibbett, and he was planning on renovating the house and living there. While it was different jurisdictions, it was the same ownership. No one else wishing to speak, the public hearing was closed. MSC (Martin/Fuller) 6-0 (Commissioner Moot had left the meeting) to adopt PCC-94-23 and approve the Conditional Use Permit PCC-94-23, based on the findings and conditions contained therein. ITEM 2: PUBLIC HEARING: PCS-95-03; TENTATIVE SUBDIVISION MAP FOR PARCEL R-20, KNOWN AS VENTANA, CHULA VISTA TRACT 95-03, WITHIN THE EASTLAKE GREENS PLANNED COMMUNITY - Brehm Communities Principal Planner Griffin presented the staff report, noting that the project was consistent with the EastLake Greens SPA Plan as well as the PC District Regulations. Mr. Griffin stated that the project was considered a small lot project and was subject to site plan and architectural review, which had been completed by staff, and the project had been approved. Commissioner Martin asked how much of a grade there was on the project. Mr. Griffin deferred to the project engineer. This being the time and the place as advertised, the public hearing was opened. Randy Safino, SB&O Inc., 3615 Kearny Villa Road, SD, the project engineer, stated that the lowest pad elevation was at 25 contour elevation; the highest was at approximately 54, with a gradual slope of 3 or 4%. Commissioner Martin questioned Mr. Safino regarding runoff, and how he visualized the effect of torrential rains. Where would the water go? Mr. Safino stated that there was already an approved set of improvement plans, with the improvements currently underway. A storm drain was currently under construction at the northerly boundary, which this project would tie into. They had an existing storm drain system stubbed out for their site, which would pick up all of the storm drain runoff. Commissioner Martin asked if there was only one drain. Mr. Safino stated there was one major drainage facility, which was typical to all subdivisions, but there were several inlets within the subdivision. He indicated on the map where the storm drain would be installed and where it would tie into an existing system. Commissioner Martin questioned the elevation of certain areas which were shown on the map. Senior Civil Engineer Ullrich explained the existing contour and the elevation, which was about a 20' drop. He noted that most of it was taken up in slope. PC Minutes -4- December 7, 1994 Commissioner Martin asked if the road would mn across the ridgeline. Principal Planner Griffin stated that the general slope across the entire property was very gentle; there would be a fairly significant manufactured slope where the property interfaces with the next development property to the southeast. Commissioner Martin asked if the water would run down from the top to the row of houses at the bottom, with the drains at the other end. Mr. Griffin stated the water would surface drain from the lots into the street, then into the drains in the street. Mr. Ullrich said if there was an off-site area that would drain into the lots, a brow ditch would be required to collect the water from off-site to go into a storm drain. At the time the grading plans are submitted, Engineering staff would look at the drainage in detail. Scot Sandstrom, Director of Development of Brehm Communities, 2835 Camino del Rio South, #220, SD, expressed their appreciation to staff, and stated that Brehm Communities enjoyed their relationship with the City due to its progressive nature. He stated was available for questions. Commissioner Ray asked staff how the interim pre-SR-125 impact fee was being determined, since it had not been determined what kind of road it would be. Senior Civil Engineer Ullrich said an SR-125 fee had been established, which was scheduled to go into effect January 1. He was not sure of the exact dollar amount. Chair Tuchscher noted this was for the interim solution for SR-125, a series of roadways, off- site improvements, etc. Mr. Ullrich said it would basically be in the 125 corridor, but would not be a freeway. It could be a two-lane road or a four-lane road without the overpasses. Commissioner Ray questioned whether the developers would be responsible later if the road were developed into a four-lane or if the additional improvements would be paid by future developments. Mr. Ullrich stated that staff would look at the fee each year and update the costs. He was uncertain as to whether the City would be charging for the entire freeway system, since he was not involved in that. Cormmissioner Ray felt the City was being short-sighted if a two-lane road was installed, and then later a four-lane had to be installed. (Commissioner Moot returned to the dais at 7:45 p.m.) Chair Tuchscher noted that a number of the developers/property owners had worked with the City to look at potential interim solutions to SR-125. He believed all of the major developers were in favor of this type of solution and supported the impact fees as an interim solution, knowing that the potential existed that some of the street improvements might be torn out when a freeway was built. Assistant Planning Director Lee stated that the end result may be a road system that connected EastLake to the north without having a connection to Otay Valley and to Otay Mesa for a number of years. If the developers could continue to develop and have a north/south route that meets the traffic demands, that was their goal. PC Minutes -5- December 7, 1994 Commissioner Ray was concerned that fees for incremental development would mean that the developments building last would bear the brunt of the costs as a result of the larger improvement, which would be required at buildout. Mr. Lee stated that the question was whether there was an intention to build a two-lane system as opposed to a four-lane. He assumed a four-lane would be built, and that the cost would be spread over that. He would check into it and report back to the Commission. Mr. Ullrich stated that one of the designs he had seen was a four-lane using the future off-ramps as the roadway, so there would not be as much throw-away. Staff was trying to save as much of the pavement as possible. Chair Tuchscher noted there were a number of other road improvements outside of the 125 corridor that were required in order for the interim solution to work. Mr. Ullrich said the fee was split. The SR-125 had been included in the former Eastern Territory Transportation DIF, but it had been separated out. There were now two fees--one for the Eastern Territory roadway and one for SR-125. This would go into effect January 1, unless Council delayed it another year. There was further discussion regarding the grade of the slopes and where the water would mn. Mr. Griffin stated that the property lines were always located at top of slope and that the fence would generally be located there. Commissioner Martin was concerned about the separation between Boca Raton Drive and those bordering the cul-de-sacs. Mr. Griffin assured him that it was typical. Commissioner Martin asked if the Fire Department had approved the access and egress, since there seemed to be only one point of entry. He was concerned about the possibility of blocking the street. Mr. Dan Marum, the Traffic Consultant, replied that it was a possibility, but there were certain design criteria with certain densities, and that this project was within that standard, and it was common among subdivisions. Mr. Griffin stated that generally in the EastLake area, the basic backbone street system provided several points of access, but the individual development parcels were generally served by a single access point. The Fire Department had reviewed the original master plan, had reviewed this map, and was comfortable with it. Commissioner Martin asked if water would pool in the entrance way during a big rain. Mr. Griffin replied that it should be graded appropriately so there would be no ponding in the street. Mr. Lee noted that when there was a single point of access, the number of units and the number of trips coming out of the development were considered, and also the distance of that particular throw. It was only one lot deep with good width, so there was not a critical condition. Commissioner Ray asked the definition of a "knuckle." Senior Civil Engineer Ullrich indicated a knuckle on the slide. Commissioner Ray concluded that a street that was not a "T" or intersection that basically made a turn was considered a "knuckle." Mr. Ullrich concurred. Mr. Lee stated that a 90 degree turn with the road widened to allow for movement and parking was referred to as a knuckle. PC Minutes -6- December 7, 1994 No one else wishing to speak, the public hearing was closed. MSC (Fuller/Ray) to adopt Planning Commission Resolution PCS-95-03 recommending that the City Council approve the Tentative Subdivision Map in accordance with the findings and subject to the conditions contained in the draft City Council resolution. Commissioner Moot asked the City Attorney if he could vote, since he came in just as the public hearing was opened. He had read the material, but had missed the staff presentation. He felt comfortable from reading the materials and listening to most of the public hearing. Attorney Basil stated that if Commissioner Moot had read the material and had brought himself up to speed, it was correct for him to be able to vote. VOTE: 6-0 (Commissioner Salas had temporarily left the meeting) ITEM 3: CANCELLATION OF REGULAR BUSINESS MEETING OF DECEMBER 14 AND DECEMBER 28, 1994, AND HOLD A SPECIAL BUSINESS MEETING ON DECEMBER 21, 1994. Assistant Planning Director Lee stated that because the Planning Commission schedule had been shifted in December, the meetings on December 7 and 21 became special meetings, and that officially the regular meetings of December 14 and 28 should be cancelled. The next meeting would be December 21. Commissioner Martin noted that he may not be able to attend the meeting of December 21. MSC (Ray/Fuller) 6-0 (Commissioner Salas temporarily out of meeting) to cancel the regular business meetings of December 14 and December 28, 1994, and hold a special business meeting of December 21, 1994. DIRECTOR'S REPORT Assistant Planning Director Lee reported on recent Council actions, and noted that the workshop in January would include an update on biotech and Border Environmental Commerce Alliance (BECA) by Cheryl Dye of Community Development. He noted that the Salvation Army project which had been approved by the Planning Commission had been appealed to the City Council and would be considered at their meeting of 12/6, if any of the Commissioners were interested in attending. Mr. Lee memioned that he could talk with Engineering and possibly have a separate workshop on drainage, and the procedure Engineering uses in drainage analysis and how it works on a Citywide basis, if it was something the Commissioners would be interested in hearing. Chair Tuchscher thought it would be helpful if Engineering could go to the basics with regard to how initially the drainage issues were determined on a piece of land. He asked that the workshop on drainage be combined with an update on Interim 125. He also believed the biotech/BECA workshop would be worthwhile. PC Minutes -7- December 7, 1994 COMMISSIONER COMMENTS Commissioner Martin agreed with Commissioner Fuller's idea, presented at a prior meeting, of turning an area at the southern end of Broadway into an "antique" row. He wished to convey that idea to Council. Mr. Lee indicated that he would discuss it with Community Development, to see if anything had been discussed previously and what their thoughts were. Mr. Lee thought it would be better suited in a redevelopment area, since there may be consolidation of lots or purchase of property and relocation of people. ADJOURNMENT at 8:l0 p.m. to the Special Meeting of Wednesday, December 21, 1994 at 7:00 p.m. in the Council Chambers. Nancy R~ley, Se-c{etary Planning Commission (12 7 94.min)