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HomeMy WebLinkAboutPlanning Comm min 1994/04/27 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA Council Chambers 7:00 p.m. Public Services Building Wednesday, April 27, 1994 276 Fourth Avenue, Chula Vista ROLL CALL COMMISSIONERS PRESENT: Chair Martin, Commissioners Fuller, Moot, Salas, and Tarantino COMMISSIONERS ABSENT: Commissioners Ray and Tuchscher STAFF PRESENT: Assistant Planning Director Lee, Associate Planner Miller, Planning Technician II Nevins, Sr. Civil Engineer Ullrich, Assistant City Attorney Rudolf MOTION TO EXCUSE MSC (Fuller/Tarantino) 5-0 to excuse Commissioner Ray who was out of town, and Commissioner Tuchscher who had a business conflict. PLEDGE OF ALLEGIANCE Chair Martin led in the pledge of allegiance to the flag and a moment of silence. INTRODUCTORY REMARKS Chair Martin reviewed the composition of the Planning Commission, its responsibilities and the format of the meeting. APPROVAL OF MINUTES - MSC (Tarantino/Salas) 5-0 (Ray and Tuchscher excused) to approve the Planning Commission minutes of December 8, 1993, and January 26, 1994 (Commissioner Martin stated he was not at the meeting of January 26, but had read the minutes and believed them to be accurate.) MSC (Fuller/Tarantino) 5-0 (Ray and Tuchscher excused) to approve the minutes of the Special Joint Meeting of City Council, Planning Commission and Resource Conservation Committee held December 4, 1993. ORAL COMMUNICATIONS - None PC Minutes -2- April 27, 1994 ITEM 1. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-94-40; REQUEST TO ESTABLISH A SUBSTANCE ABUSE COUNSELING AND MONITORING PROGRAM FOR PROBATIONERS AT 249-257 BROADWAY - Mental Health Systems, Inc. Assistant Planning Director Lee presented the staff report. Staff recommended approval of the conditional use permit, subject to certain conditions which addressed activity level, supervision, parking, loitering, a one-year review period, and a potential for revocation or new conditions based on complaints filed. Mr. Lee noted that Finding No. 3 should be revised as follows: "That both the Planning Commission and the City Council in approving this would find that the use is similar to the church/office use in that the meeting room used for group counseling would represent a typical parking ratio of 1 per 3-1/2 seats or approximately four spaces for the counseling area, giving them a total of eight required parking spaces for the entire facility." Staff concluded that the parking would be adequate based on the proposed operation, and there were conditions related to monitoring. Commissioner Salas asked why the applicants decided to move the operation from National City to Chula Vista. Assistant Planning Director Lee stated that there was a point of contention with the City of National City regarding the application of a conditional use permit. He felt the applicant could best address the issue. Commissioner Tarantino, referring to the report analysis, said there was some concern over the type of group counseling that was being held. He asked if it was the size, the method being used, or what the problem was. Mr. Lee said he did not believe the counseling was covered in their National City permit, and National City required the applicant to file a use permit to include counseling. The applicant then decided to seek a different location. This being the time and the place as advertised, the public hearing was opened. Vicki Markey, 2901 Meadow Lark Drive, San Diego 92123, had presented a speaker's slip, but noted that she was them to answer questions. Michael Aplikowsky, 5035 Saratoga Avenue, #2, San Diego 92107, stated he was a graduate of Probationers in Recovery, who worked with Mental Health Systems, and treated him for substance abuse. A year before, he was in detention for a crime; however, he now worked with other alcoholic addicts at the County Mental Health Center, was secretary for an AA group, volunteer service coordinator at a service center, worked with the Teen Recovery Center, and was working with a housing committee helping to write a grant for affordable living. He said he was a business owner and a tax paying citizen, and a representative to the Board of Directors PC Minutes -3- April 27, 1994 of Ocean Beach Recovery Referral, and on the safety planning committee of Ocean Beach, trying to develop a citizens patrol. He asked the Commission to consider the human factor. William Mead, Clinical Director of Mental Health Systems, 3420 Camino del Rio North, San Diego (business); 5428 Ravolla, San Diego (home), said Mental Health Systems was a private non-profit organization operating substance abuse, mental health, and vocational rehabilitation programs throughout San Diego County and San Bernardino County. They had been approached five years previously by San Diego County to initiate the Probationer and Recovery Program to provide drag abuse counseling for appropriate referrals from the Probation Department. The program combined a treatment facility and the Probation Office as a team, each working with the probationers to give them treatment. Mr. Mead explained that their program was part counseling and part educational. Additionally, the facility at National City was inadequate and too expensive. Chair Martin questioned the number of clients each counselor had in a given day. Mr. Mead said that the typical group session had 15 people, and a full-time counselor would carry a case load of approximately 30 people. There was a 2-1/2 line staff equivalent, and they would be able to manage a total case load of 75. Each individual came to the program at least three times a week, or more if they needed an individual session or to see the probation officer. There were 75 total participants in the program; there were five tracks of 15 people each; generally there were no more than two of those tracks present in the building at any one time--more often, there would be only one of those tracks. Commissioner Salas asked the scope of services provided beyond drag rehabilitation. Did they also direct them toward further vocational training or job placement? Mr. Mead responded that they did not provide it directly themselves; they did not have enough resources. They had done some vocational counseling which was more of a supportive nature to help the participants find jobs and learn skills for job seeking. They used other public agencies, where possible, to provide vocational training. Commissioner Moot asked about the nature of the disagreement with National City regarding counseling. Robert Gaudy, 14371 Classique Way, San Diego stated that at the time they took over the space in National City, National City staff was unaware that they would be doing group counseling and training in their facility. What Mental Health Systems considered training and education, National City considered counseling and would not allow group counseling in that particular setting without a conditional use permit. Mental Health then moved the counseling sessions elsewhere, but had to maintain two different sites. The facility at National City was also too small, and rather than proceed with an application for a conditional use permit, they decided to seek facilities elsewhere. PC Minutes -4- April 27, 1994 Commissioner Moot asked if there was a feeling that the group counseling posed some problem to the adjacent community. Mr. Gaudy was not sure, but National City did not want group counseling done in that area. No one else wishing to speak, the public hearing was closed. Commissioner Salas commented that on the way to this meeting she had seen three homeless men in the vicinity of "F" and Third, and she felt it was important to make this type of service available in our community. Most of the people on the street were there because of some kind of addiction. MSC (Fuller/Moot) 5-0 (Tuchscher and Ray excused) to adopt the Planning Commission resolution recommending that the City Council approve PCC-94-40 based on the findings and subject to the conditions contained in the attached draft City Council resolution, including the modification of the findings previously read into the record. Commissioner Salas requested that she be excused from the dias since she had a conflict of interest in the next item. EDD is her employer. ITEM 2. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-94-38; REQUEST TO ESTABLISH AN EMPLOYMENT SERVICE AND TRAINING CENTER IN THE PC ZONE IN RANCHO DEL REY AT 1045 TIERRA DEL REY - Western Devcon, Property Owner, for the State of California, Employment Development Department Associate Planner Martin Miller presented the staff report. Staff recommended that the Planning Commission adopt resolution PCC-94-38, recommending that the City Council approve the project, based on the findings and subject to the conditions contained in the draft City Council resolution. Staff also recommended that the Commissioners consider Addendum to EIR-87-01 and Supplemental EIR-92-02. Pursuant to Section 15164 of the California Environmental Quality Act, the Commission did not need to approve the Addendum, only consider it. This being the time and the place as advertised, the public hearing was opened. Janay Kruger, 4660 La Jolla Village Drive, Suite 1080, San Diego 92122, representing Western Devcon, noted that the project architect, project developer, the manager of EDD, and the manager of the South County Career Center were there to answer questions. They agreed with the staff report and the conditions. She noted the major program would be to link employers and employees together and counsel and employ people. All the unemployment checks are mailed; everything is electronically linked. The employment skills are coded in; the employers' needs are coded in; the people are matched and appointments are made by phone. There are 40 full-time employees, with some seasonal and part-time employees and students. She noted the opposition was from the current building owner who did not want them to leave, but she also noted some of the reasons for leaving. PC Minutes -5- April 27, 1994 Kay Riley, 1664 Industrial Boulevard, Chula Vista 91911, representing Employment Development Department, was there to answer questions. Ross Nicholson~ 3005 McKinley St. San Diego 92104, the current landlord, stated that the EDD was a very fine tenant to have. He did not feel the move was necessary and desirable to the community. He wanted to keep them as a tenant, and felt their objections to staying in his building were unfounded. He had given the Commission a map showing the proximity to alternate EDD locations, and the facts given to EDD as to his ability to expand the building for their use. He did not believe the proposed location was compatible to the land use, and the location was less central. Commissioner Moot asked staff where the closest bus stop was located in relation to the new location and any light or controlled crossings across "H" Street. Associate Planner Miller noted the location of the nearest bus stop located along "H" Street, and noted the nearest controlled crossing at the intersection of Tierra del Rey and "H" Street. Senior Civil Engineer Ullrich noted that the nearest bus stop was on the north side of "H" Street, but there would be another one in the future on the south side when SPA III developed. Commissioner Tarantino noted that there was a bus stop further east at the intersection of Buena Vista and "H" Street. No one else wishing to speak, the public hearing was closed. Assistant Planning Director Lee noted that the bus routes and location of bus stops are reviewed periodically by the Transit Coordinator, and if this particular facility had the demand, there could be a bus stop located on the south side. He also clarified that the last speaker indicated that this particular applicant and this particular use did not fit in the zone. There were uses allowed by right, and uses that are set up as a conditional use permit--public and quasi-public uses require conditional use permits because they are generally unique in character and many issues have to be considered relating to noise, parking, etc. In this particular case, parking issues and the operation itself were being considered. There is a change in this operation in that they are going more into an electronic system than their present operation. The number of people going to the facility would be reduced, plus there was parking well beyond the typical office requirement. Staff was very comfortable with the amount of parking and the compatibility of the land uses. Commissioner Fuller clarified with the Assistant City Attorney that the Commission was being asked to verify that this application had met the findings and was suitable for this location. Assistant City Attorney Rudolf confirmed that the conditional use permit allowed for a public/quasi-public use, and the Commission needed to be satisfied that it was a public/quasi- public use and if it met the findings set forth in the resolution. PC Minutes -6- April 27, 1994 Commissioner Fuller noted that she wanted clarification because she felt the Employment Development Department had looked at the proposed location and the move and the restructuring of the services they were going to provide, and they were the individuals who would best know the location that would best suit the population they would be serving. She would agree with the findings. Chair Martin asked if there were any conditions which could be added to be certain EDD was really responsible; that that particular area would not detrimentally affect any of the areas around it. Mr. Nicholson in his handout had suggested that because the EDD would be handling a larger caseload, there would be mom people standing around, there may be more garbage, etc. Mr. Miller stated that staff had considered that, and given the assurances from EDD that the changes to their operations would preclude the forming of lines, their facility would be larger and the people would not have to stand outside waiting to get in, staff did not feel this would not be an issue. If the Commission felt otherwise, a condition could be included. Assistant City Attorney Rudolf stated there was a requirement in the conditions of approval for compliance with the requirements of the Code, applicable Fire Department and Building Department requirements which might address some of those issues, and the security survey with the Chula Vista Police Department which potentially could address things that could come up during the regular business hour. Normally any public nuisance-type behavior would be a cause for a neighbor or other complainant to bring it to the Commission's attention for additional conditions or revocation. Associate Planner Miller also pointed out that besides EDD going electronic with the mailing of unemployment checks directly to the recipients, it would be the exception to the rule that someone would go to the EDD to pick up their checks. It would happen periodically. Their main thrust would be for those who had most recently been unemployed to go to EDD to sign up for job interviews, training, etc. Commissioner Moot felt the conditional use permit was appropriate, but he was concerned that public access be maintained, and asked that staff review periodically to see if a bus stop was needed for people traveling east. Commissioner Tarantino thought it was an excellent location, since it was the geographic center of the City and would be closer to Southwestern College, Sweetwater High School District, and the Job Corps with whom the EDD would be working. MSC (Fuller/Tarantino) 4-0 (Commissioner Salas had left the dias; Commissioners Tuchscher and Ray excused) that pursuant to Section 15164 of the California Environmental Quality Act, the Commission had considered the Addendum to the E1R-87- 01 and Supplemental EIR-92-02, and that the Commission adopt resolution PCC-94-38 recommending that the City Council approve the resolution based on the findings and subject to the conditions contained in the draft City Council resolution. PC Minutes -7- April 27, 1994 Commissioner Salas returned to the dias at this time. ITEM 3. PUBLIC HEARING: PCM-94-23: MODIFICATION OF THE PRECISE PLAN GUIDELINES FOR OTAY INDUSTRIAL PARK FOR SPECIFIED LOTS ALONG ENERGY WAY - City Initiated Associate Planner Miller presented the staff report, noting that the Environmental Review Coordinator had determined that this project was a Class (b) categorical exemption from environmental review as an action by a regulatory agency for the protection of the environment, pursuant to Section 15308 of CEQA. Staff recommended that the Planning Commission adopt the resolution for PCM-94-23 recommending that Council approve the project based on the findings and subject to the provisions contained in the draft City Council resolution. Mr. Miller noted that an amendment to the zoning ordinance had been before the Planning Commission the previous fall to include auctions as a conditional use in the 'T' zone. During the discussions for that, there was a question regarding paving. Staff had reviewed the guidelines for Otay Industrial Park in order to amend the guidelines to include revised paving standards only for the specific lots noted in the staff report. Staff, with the modifications, is attempting to keep the status quo regarding paving. The guidelines are implemented through the actions of the Redevelopment Agency currently through special use permits. Staff would do site plan analysis of the site plan to ensure that the areas are adequately paved for customer and employee park, that decomposed granite is placed in the open storage areas and the occasional parking areas for the auctions. Mr. Miller mentioned that one other consideration and concern of staff was the environmental issue directly related to stormwater runoff. Staff, after investigating and discussing and consulting with the property owners of the auto dismantling businesses, realized that they are under State regulations for stormwater runoff. Rather than requiring that they conform to some City standards, staff felt the State requirements were adequate. Staff was satisfied that the previous paving requirement would not be necessary based on the term of the life of these uses, approximately 13 years, or until redevelopment took place. This being the time and the place as advertised, the public hearing was opened. Rebecca Michael, 530 B Street, Suite 2300, San Diego, stated that last year when they were before the Commission with an amendment to the zoning code, they had asked that the scope be expanded to include auto auctions. There was the issue of paving, however. She supported the resolution brought forward to the Commission by staff. No one else wishing to speak, the public hearing was closed. Commissioner Moot complimented staff for being diligent on this issue; he appreciated staff going back, looking at the issue, and getting it resolved promptly. MSC (Fuller/Moot) 5-0 (Tuchscher and Ray excused) to adopt the Planning Commission resolution recommending that the City Council approve PCM-94-23 based on the findings and subject to the provisions contained in the attached draft City Council resolution. PC Minutes -8- April 27, 1994 DIRECTOR'S REPORT 4. NOMINATION OF PLANNING COMMISSIONER TO SERVE ON EASTLAKE PLANNED COMMUNITY AFFORDABLE HOUSING TASK FORCE Chair Martin noted that he had asked Commissioner Moot to serve on the Task Force, unless there was a volunteer. MSC (Fuller/Tarantino) 4-0-1 (Commissioner Moot abstained; Tuchscher and Ray excused) to select Commissioner Moot to serve as the Planning Commission representative on the EastLake Planned Community Affordable Housing Task Force. Assistant Planning Director Lee noted there would be Growth Management Oversight Committee meeting on May 11 at 5:30 p.m. in Conference Room 2/3. Dinner would be brought in at 5:30 and the meeting would begin at 6:00, lasting approximately one hour. The Planning Commission would then reconvene in the Council Chambers for their regular meeting at 7:00 p.m. There was also a workshop scheduled for the following Wednesday, May 18, at 5:30 p.m. at which there would be a presentation on small lots. It would also be their last dinner meeting for this fiscal year. COMMISSIONER COMMENTS Chair Martin noted that he had attended and enjoyed two workshops since the last meeting, and suggested that it might be beneficial for any Planning Commissioner of the future to spend a day in Davis, where they had one day dedicated to the Planning Commissioner's role in the community. He suggested that the Commission might be eligible for grant money if they wished to put together a tape for a Planning Commissioner and what was expected of them, how they got there, and the process. ADJOURNMENT at 8:09 p.m. to a Special Joint Meeting with Growth Management Oversight Committee at 5:30 p.m. in Conference Rooms 2/3, thence to the Regular Business Meeting of May 11, 1994, at 7:00 p.m. in the Council Chambers N~cY Riley, Secretary Planning Commission (4-27-94.rain)