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HomeMy WebLinkAboutPlanning Comm min 1991/01/23 Tape: 317 Side: 1 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA 7:00 p.m. Council Chambers Wednesday, January 23, 1991 Public Services Buildinq ROLL CALL COMMISSIONERS PRESENT: Chair Grasser Horton, Commissioners Carson, Casillas, and Fuller COMMISSIONERS ABSENT: Commissioners Tugenberg (with notification) and Decker (without notification) STAFF PRESENT: Assistant Planning Director Lee, senior Planner Griffin, Sr. Civil Engineer Ullrich, Assistant City Attorney Rudolf PLEDGE OF ALLEGIANCE - SILENT PRAYER The pledge of allegiance to the flag was led by Chair Grasser Horton and was followed by a moment of silent prayer in remembrance of Mayor McCandliss. INTRODUCTORY REMARKS Chair Grasser Horton reviewed the composition of the Planning Commission, its responsibilities and the format of the meeting. APPROVAL OF MINUTES - Meeting of November 13, 1990 MSUC (Carson/Fuller) 4-0 to approve the minutes of November 13, 1990. ORAL COMMUNICATIONS - None ITEM 1: PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-1-09; REQUEST TO REDEVELOP SERVICE STATION AND ADD MINI-MARKET AND CAR WASH AT 765 "E" STREET - Mobil Oil Corporation Senior Planner Griffin located the project as being on the north side of "E" Street just east of the trolley tracks and the northbound on-ramp onto the I-5 freeway. He gave an overview of PC Minutes -2- January 23, 1991 the project and stated the improvements would include additional landscaping and enhanced paving at the entrances to the property. Mr. Griffin reported the Design Review Committee had approved the project on January 14, 1991, subject to several minor conditions, the most significant conditions dealing with additional landscaping and some enhanced paving adjacent to the mini market. Senior Planner Griffin stated the issues staff felt were significant were traffic circulation and noise. The conflicts which occur with left-turns exiting the site onto "E" Street and the delays brought on by the trolley could cause a problem. There was really no short-term solution, but there would eventually be a raised median along "E" Street which would effectively shut off left turns. The developer would be contributing to the cost of the median, as well as providing 16 additional feet of dedication in order to provide an exclusive right-turn lane onto the northbound on-ramp onto the I-5 freeway. Staff was also concerned with the noise having to do with the carwash during the late evening and early morning hours which could conflict with the city's noise standards. Staff recommended a condition of approval that would limit the hours to daytime and early evening use pending the construction and operation of the carwash, at which time an actual study could be done of the noise emanating from there. If found to conform to the standards, the Zoning Administrator could authorize an extension of the hours. Chair Grasser Horton asked when the raised median would be installed. Senior Planner Griffin replied it was not presently in the five-year capital improvement program, and possibly had to do with CalTrans' plans for improving the interchange. Staff did not have a specific time. Chair Grasser Horton was concerned with the possibility of U-turns and cars stacking into the street. Assistant Planning Director Lee noted there would probably be U-turn movement upon construction of the median. Senior Planner Griffin stated the improvements to be made by the project may alleviate the problem of stacking, because additional islands are being provided and will be perpendicular to the street. Commissioner Carson was concerned about the noise potential to the adjacent motel and what could be done to help reduce the noise. She referenced page 4 of the Negative Declaration which stated 76 dba's were projected the full hour, and further states that the proposed project had the potential for significant noise impacts to the adjacent motel use and would require mitigation to reduce noise impacts. She asked if adjusting the hours would be sufficient. Senior Planner Griffin concurred and stated it was possible the 76 dba indicated in the Negative Declaration might be right at the PC Minutes -3- January 23, 1991 source and there was a certain distance involved between the source and the motel. There was also the factor of ambient noise levels-- what is generated by the freeway and the trolley traffic. Chair Grasser Horton asked if the noise factor from the carwash could be less than the traffic noise already in existence. Commissioner Casillas commented that page 7, under noise mitigation, it doesn't address the issue of how to reduce the noise level, just altering the hours of operation. Senior Planner Griffin replied that the mitigation would be to restrict it from that period of time. The City's Noise Ordinance has different levels for the daytime versus the late evening and early morning period which requires that less noise be generated during that period of time. Senior Planner Griffin, using an exhibit provided by Sr. civil Engineer Ullrich, showed that the noise levels toward the motel were significantly less than what was indicated in the Negative Declaration. Mr. Griffin noted that the Negative Declaration contained an incorrect statement. This being the time and place as advertised, the public hearing was opened. Ken Huepper, 18634 Lancashire Way, SD 92128, representing Mobil Oil Corporation, stated Mobil Oil concurred with the conditions of approval, and was available to answer any questions the Commissioners may have. No one else wishing to speak, the public hearing was closed. MS (Casillas/Fuller) that based on the Initial Study and comments on the Initial Study and Negative Declaration, find that this project will have no significant environmental impacts and adopt the Mitigated Negative Declaration issued on IS-91-03. Chair Grasser Horton commented she had a problem with the carwash and felt that, with future development of the bayfront, that area would hopefully be a destination focal point for our city. She would vote for the project excluding the carwash, but would not vote for it including the carwash. VOTE: 2-2 (Casillas and Fuller voted for; Horton and Carson against) (Commissioners Decker and Tugenberg absent) MOTION FAILED. Chair Grasser Horton asked if a motion could be made to approve the project without the carwash. Assistant Director Lee replied that PC Minutes -4- January 23. 1991 the applicant may wish to proceed without the carwash, or may opt to appeal to Council. Chair Grasser Horton deferred to Mr. Huepper, representing Mobil Oil, who stated Mobil was most interested in retaining the carwash which they felt would be a benefit to the community because of the short water supply. He asked again for their consideration in allowing the use, and it was their intention to appeal it further to retain the carwash use. MS (Casillas/Fuller) 2-2 (Commissioners Casillas and Fuller for; Horton and Carson against) (Commissioners Decker and Tugenberg absent) that based on the Initial Study and comments on the Initial Study and the Negative Declaration, find that this project will have no significant environmental impacts and adopt the Mitigated Negative Declaration issued on IS-91-03. MOTION FAILED. Assistant Director Lee informed the Commission that if they wanted to take action on the project, it could not be approved without certifying the Negative Declaration. However, if they wished to vote on the matter, if it proceeded on to City Council it would have some vote on the project itself. MS (casillas/Fuller) that based on the findings contained in Section E of this report, to approve the request, PCC-91-09, subject to conditions 'a' and 'b' and the additional conditions imposed by the Design Review Committee. Commissioner Fuller added that she supported the project; the design for the carwash was only a feature for the total facility. She didn't think there would be the type of impact there was concern about. She felt the project would improve the site over just an ordinary gas station; it would be an added attraction. She would support the motion, and urged the applicant to appeal to the City Council. Chair Grasser Horton agreed that it would visually improve the site, but was concerned with the stacking onto the street. Commissioner Casillas commented about the size of the site and didn't feel there would be as much stacking. He felt it was a good operation. Commissioner Carson stated the reasons she voted against the project and was still considering voting against it were: 1) the visual impact; 2) when the median island would be installed. She felt the development was nice, but was concerned about the traffic flow, and whether or not there would be a U-turn. PC Minutes -5- January 23, 1991 Ken Huepper, representing Mobil Oil, returned to the podium to explain the design of the project, and to assure the Commission that with other mini market/carwashes of the same size, they had no problem with stacking or circulation. The traffic flow would be the same type of street as "E" Street. Chair Grasser Horton suggested continuing the item. Commissioner Casillas withdrew his motion with the concurrence of Commissioner Fuller, who seconded. MSUC (Carson/Casillas) 4-0 to continue the item to the meeting of February 13, 1991. ITEM 2: PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-91-23; REQUEST TO CONSTRUCT A BRUNSWICK RECREATIONAL CENTER AT 845 LAZO COURT WITHIN THE RANCHO DEL REY BUSINESS CENTER - Leiserv, Inc. Senior Planner Steve Griffin, using overhead projection, showed the location of the project and stated the property was designated E-P-1-B (Employment Park Limited Industrial) in the Rancho del Rey SPA I Plan. Mr. Griffin noted the surrounding land uses, and stated the proposal was for a 3,000 sq. ft. recreation center consisting of 48 lanes of bowling and associated activities, such as a game room, lounge, community meeting rooms, etc. The site would have two access drives off Lazo Court with 276 off-street parking spaces. Senior Planner Griffin showed the building elevations and the relationship of the building to East "H" Street. Mr. Griffin noted that the peak hours of the recreation center would occur at times when most of the uses in the business center would not be functioning. Staff recommended approval of the request subject to the conditions and based on the findings listed in the staff report. Commissioner Carson asked for confirmation that there would be a large meeting room in addition to storage lockers. Senior Planner Griffin answered affirmatively. Commissioner Casillas asked about the difference in elevation between East "H" Street and the top of the building. Phil Fitzgerald, Architect for Brunswick, answered that "H" Street varies between 16' and 20' to the building pad, and the building is 20' high with a 5' roof screen. With the line of sight, the roof screen could not be seen from "H" Street. This being the time and the place as advertised, the public hearing was opened. PC Minutes -6- January 23, 1991 Phil Fitzgerald, Architect for Brunswick, stated they were there to answer any questions the Commission may have regarding bowling, and showed some photographs of the interior of the center. Chair Grasser Horton asked if anything would be done for security purposes. Mr. Fitzgerald stated that, at other Brunswick Centers, over 50% of the bowlers are women, and one of the main concerns they have is of security lighting and security for the people. They have a minimum of 1-1/2 foot candles average over the entire site; and if there ever is a problem, Brunswick employs off-duty policemen. Commissioner Casillas asked when the project is anticipated to be finished. Mr. Fitzgerald answered it was his understanding it would be open by the end of July, 1991. No one else wishing to speak, the public hearing was closed. Commissioner Casillas stated it was something that was needed in the community, and he would support it. MSUC (Fuller/Casillas) 4-0 (Commissioners Decker and Tugenberg absent) that based on the Initial Study and comments on the Initial Study and Negative Declaration, find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-91-19. MSUC (Fuller/Casillas) 4-0 (Commissioners Decker and Tugenberg absent) that based on the findings contained in Section "E" of this report, approve the request, PCC-91-23, subject to the condition that the plan shall comply with the plan approved or conditionally approved by the Design Review Committee (DRC-91-42). OTHER BUSINESS - None DIRECTOR'S REPORT - None COMMISSION COMMENTS Commissioner Casillas asked if anything had been received from the League of California cities regarding the Planning Commissioners' Conference meeting. Staff informed him nothing had been received. Chair Grasser Horton asked if the question of safety was considered when the full service stations were converted into mini market service stations. Should it be a consideration when a project is approved. PC Minutes -7- January 23, 1991 Assistant Planning Director Lee said it had been considered in the past, and one of the service stations had opted to leave it as a full service station. However, the Planning Commission could not force the issue if the station decided to close down, since the garage operation had become much more sophisticated and specialized. The Planning Commission could deny the conversion in hopes the company would retain a full service station, but there was no guarantee that the station would continue to operate. Commissioner Casillas suggested the topic of full service stations be discussed at a workshop meeting. ADJOURNMENT AT 8:10 p.m. to the Regular Business Meeting of February 13, 1991 at 7:00 p.m. in the Council Chambers Planning Commission (PCl-23-91.MIN)