CITY OF STOCKTON PLANNING COMMIS

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					                                MINUTES OF THE
                           CITY PLANNING COMMISSION


A regular meeting of the City Planning Commission was held on Thursday,
May 27, 2004 at 7 p.m., in the Council Chambers, second floor, City Hall, with Chair
Emily Bruce presiding.

PRESENT: Chair Emily Bruce, Vice Chair Christopher Kontos, Planning
         Commissioners Ashland Brown, Salvador Charles Lauron and George
         Lucas; Community Development Director James Glaser, Deputy Director
         Michael Niblock and Deputy City Attorney Guy Petzold; Senior Planners
         Dianne Keil Smith and Richard Larrouy and Associate Planners Jenny
         Liaw and Denise Jefferson.

ABSENT:        Commissioners Cusumano and Lowery.


Item E-1:    Cultural Heritage Board nominations for Awards of Excellence for
             2004.

             The following individuals were presented with a 2004 Award of Excellence:

RESIDENTIAL REHABILITATION

   1.       2106 Allston Way

            P/O James J. & Carolann Rosen                    Recipient(s): Jim Rosen
            546 West Fremont St. (03)                                  and Jim Calvin

   2.       839 N. Commerce Street

            P/O Greg Mace                                    Recipient(s): Greg Mace
            839 N. Commerce Street (03)

   3.       30 West Rose Street

            P/O Sunil L & Shobhana S. Yadav                  Recipient(s): Sunil L &
            Shobhana S. 1050 S. Cherokee Lane                              Yadav
            Lodi, CA 95240
                                                                P.C. Minutes
                                                                May 27, 2004
                                                                Page 2

  4.   209 E. Vine Street

       P/O David J. & Lorrielyn McMinn              Recipient(s): David J. &
       Lorrielyn 209 E. Vine St. (02)                             McMinn


COMMERCIAL REHABILITATION

  5.   924 Yosemite Street

       P/O Stephen & Linda M. Castellanos           Recipient(s): Steve
       8115 Highway 26                              Castellanos, Neil Valley
       Springs, CA 95252                            Linda Derivi, Billings,
                                                    David Harrington

  6.   521 E. Acacia (Supt. Residence, Phase I)

       P/O Cal State Stanislaus                     Recipient(s): Dan Keyser
       c/o Grupe Commercial                                       Carrie Sass
       Dan Keyser, Sr. Vice President
       3255 West March Lane, 4th Floor (95219)

  7.   Southern Pacific Depot/Cabral Ace Station

       P/O Anita Merlo Trust, et al.                Recipient(s): Stacey
       c/o San Joaquin Regional Rail                              Mortensen
       P. O. Box 1810 (95210)

  8.   1110 North Lincoln Street-Plaza

       P/O Roman Catholic Welfare                   Recipient(s): Patsy Erardi
       c/o John Armistead                                   Carla Donaldson
       425 West Magnolia (03)                               and Alex Toccoli


       Tom Bowe, WMB Architects                     Recipient(s): Tom Bowe
       246 East Main Street (03)


PUBLIC ART

  9.   Weber Avenue tree well grates, tree cages,
       landscaping improvements
                                                              P.C. Minutes
                                                              May 27, 2004
                                                              Page 3

        P/O City of Stockton                       Recipient(s): Pam Sloan
        c/o Park & Recreation Department                         Robin Burror
        Pete Waller

  10.   Anderson Park-Stockton Skate Park

        P/O City of Stockton                       Recipient(s): Pam Sloan,
        c/o Park & Recreation Department                         Robin Burror
        Pete Waller

        INDIGO Architects                          Recipient(s): Bruce Playle
        231 “G” Street, Suite 2
        Davis, CA 95616

  11.   Brookside Pump 231 “Stations

        P/O Municipal Utilities/OMI/Thames         Recipient(s): Pam Sloan
        c/o City of Stockton                                     Robin Burror
        Susan Loyko

        WOWHAUS Design                             Recipient(s): Scott Constable
        Scott Constable & Ene Osteraas-Constable     & Ene Osteraas-Constable
        384 44th Street
        Oakland, CA 94609


NEW CONSTRUCTION

  12.   555 East Weber - COG Building

        P/O San Joaquin Council of Government      Recipient(s): Steve Dyle
        555 East Weber Avenue                                    Larry Wenell
        Stockton, CA 05202

        Larry Wenell, WMB Architects               Recipient(s): Larry Wenell
        246 East Main (03)

  13.   222 N. El Dorado-City Centre Cinema

        P/O Stockton City Center, LLC              Recipient(s): Anthony
        c/o Atlas Properties, Inc.                               Barkett
        2800 West March Lane, Suite 250 (95219)
                                                                         P.C. Minutes
                                                                         May 27, 2004
                                                                         Page 4

Consent:

           Deputy Director Niblock indicated that the minutes of the Special Workshop
Planning Commission meeting of April 22, 2004 and regular meeting of May 13, 2004
were not available and requested they be removed from the consent calendar.

MOTION: It was duly moved (Lauron), seconded (Kontos) and carried 5 to 0
(Cusumano and Lowery absent) to approve the following consent item:

            1)   STATUS REPORT - USE PERMI – SUNG U. AND YOUNG OH
                 (UP47-97): Report to the Planning Commission on the status of
                 required improvements for the El Dorado Flea Market Use Permit.


Item E-5:   Public hearing regarding the requests of Industrial Development
            International, Inc., for the Parkside Industrial Park project:

            a) Approval of a proposed Initial Study/Mitigated Negative Declaration
               (IS7-03);

            b) General Plan amendment to amend a 28.6-acre site from
               Low/Medium-Density      Residential to Performance-Industrial
               designation (GPA2-03); and

            c) Rezoning of a 28.6-acre site from R-1, Single-Family District, to E-P,
               Enterprise-Performance District, for property located on the
               northeast corner of B and Zephyr Streets (Z-3-03).

           The public hearing was declared open and the Affidavits of Mailing and
Publication were filed.

            Deputy Director Niblock indicated that a letter was received from the
applicant requesting a continuance to the meeting of June 24, 2004.

MOTION: It was duly moved (Lauron), seconded (Brown) and carried 5 to 0
(Cusumano and Lowery absent) to continue the public hearing regarding the rezoning
request of Industrial Development International, Inc. (Z-3-03) to the meeting of June 24,
2004.


Item H-2: Community Development Director’s Report

            2. General Plan Update/Discussion
                                                                          P.C. Minutes
                                                                          May 27, 2004
                                                                          Page 5

             Commissioner Kontos mentioned that he did not see a public
announcement of tonight’s Planning Commission meeting regarding the General Plan
Update/Discussion in this past Sunday’s newspaper and questioned our procedure for
notifying the Record.

          Director Glaser indicated that the normal process of sending the agenda to
The Record was followed.

           Chair Bruce reminded The Record’s representative, Audrey Cooper, who
was present at the meeting, of the importance of this announcement being placed in the
“Public Meeting” section of the newspaper and requested that she convey that
reminder/request to the editor of the newspaper.

            Community Development Director James Glaser then provided the
Commission with a General Plan update and stated the GPAT was in agreement with
the 50-year time horizon for growth in Stockton. He also discussed single-family and
multi-family development and the emphasis in the Plan, based on public input, on
downtown redevelopment, housing in the downtown area and infill development. Other
areas covered in the last GPAT meeting were: open space buffers, growth phasing,
commercial development, parks and recreation and job growth.

          Chair Bruce asked if a more detailed discussion, regarding the General Plan
update could be scheduled for the next Planning Commission meeting on June 10,
2004. Director Glaser indicated that the GPAT presentation would be placed on that
agenda and the audience will be welcomed to participate.

             Commissioner Kontos asked that staff contact The Record to ensure that
the public is notified that there will be a General Plan presentation at the next meeting.

           Director Glaser stated that staff will ensure that The Record receives a copy
of the agenda for the June 10, 2004 Planning Commission meeting.

           Deputy Director Niblock then introduced the Planning Division’s new
Associate Planner, Jose Rubianes.


Item E-2:   Public hearing regarding the request of Daniel and Eliza Meintasis for
            a Home Occupation Permit to allow a home office for a blinds and
            shutters business with no on-site customers; commercial vehicles;
            non-resident employees or storage of equipment/merchandise at
            3129 Strickland Drive (HOP72-04).

            The public hearing was declared open and the Affidavit of Mailing was filed.

            Assistant Planner Greg Mace summarized the staff report.
                                                                         P.C. Minutes
                                                                         May 27, 2004
                                                                         Page 6

            It was noted that the applicant was not present.

            No one else desired to be heard and the public hearing was closed.

MOTION: It was duly moved (Kontos), seconded (Lauron) and carried 4 to 1
(Cusumano and Lowery absent and Lucas dissenting) to approve the Home Occupation
Permit request of Daniel and Eliza Meintasis (HOP72-04), based on the findings and
subject to the condition as listed in the staff report.


Item E-3:   Public hearing regarding the request of Irma E. Madero, on behalf of
            Monique Reyna, for a Home Occupation Permit to allow a home office
            for a proposed balloon bouquet, party favor, gift basket and flower
            arranging business with on-site storage of merchandise and no on-site
            customers at 1512 Capitola Circle (HOP91-04).

            The public hearing was declared open and the Affidavit of Mailing was filed.

            Assistant Planner Greg Mace summarized the staff report.

           Applicant Monique Reyna spoke briefly in favor of the application stating
how she intended to operate her business.

           During their deliberation, the Commissioners expressed the opinion that the
proposed business operation will be inconsistent with the previsions of the Home
Occupation Ordinance due to the storage of merchandise and use of helium.

            No one else desired to be heard and the public hearing was closed.

MOTION: It was duly moved (Bruce), seconded (Lauron) and carried 5 to 0
(Cusumano and Lowery absent) to deny the Home Occupation Permit request of Irma
Madero (HOP91-04), based on the findings as listed in the staff report.


Item E-4:   Public hearing regarding the request of Jesus O. Rodriguez, II, for a
            Home Occupation Permit to allow a home office for a rental
            management business with no on-site customers or non-resident
            employees at 2207 North Yosemite Street (HOP103-04).

            The public hearing was declared open and the Affidavit of Mailing was filed.

            Assistant Planner Greg Mace summarized the staff report.

            Applicant Jesus Rodriguez spoke briefly in favor of the application
explaining more about his business.
                                                                          P.C. Minutes
                                                                          May 27, 2004
                                                                          Page 7

            No one else desired to be heard and the public hearing was closed.

MOTION: It was duly moved (Lauron), seconded (Brown) and carried 5 to 0
(Cusumano and Lowery absent) to approve the Home Occupation Permit request of
Jesus Rodriguez (HOP103-04), based on the findings and subject to the condition as
listed in the staff report.


Item E-6:   Continued public hearing regarding the request of Stockton Montego,
            LP., for the Montego II Subdivision:

            a)   Approval of an Addendum/Initial Study to the previously-
                 approved Initial Study/Mitigated Negative Declaration (IS8-03) for
                 the Stockton Montego project (IS5-04); and

            b)   Tentative subdivision map to subdivide a 2.8-acre parcel into 15
                 parcels for property located approximately 800 feet west of
                 Palermo Street, on the north side of Alpine Avenue (TM7-04).
                 This item was continued from the Planning Commission meeting
                 of May 13, 2004.

            Associate Planner Denise Jefferson summarized the staff report.

            Trevor Smith, California Homes, spoke briefly in favor of the application and
explained that this application was an addition to a larger project. Due to issues related
to the purchase of the property, this parcel is now available for development.

            No one else desired to be heard and the public hearing was closed.

MOTION E-6(a): It was duly moved (Lauron), seconded (Brown) and carried 5 to 0
(Cusumano and Lowery absent) to approve the Addendum/Initial Study to the
previously-approved Initial Study/Mitigated Negative Declaration (IS8-03).

MOTION E-6(b): It was duly moved (Lauron), seconded (Brown) and carried 5 to 0
(Cusumano and Lowery absent) to approve the tentative map request of Stockton
Montego, LP (TM7-04), based on the findings and subject to the conditions as listed in
the staff report.


Item E-7:   Public hearing regarding the request of Pauline F. Villa, Trust, for a
            tentative subdivision map to subdivide a 0.99-acre site into four lots
            and a 0.24-acre designated remainder, for property located on the west
            side of Stockton Street and north of Eighth Street (Scism Park,
            TM11-04).
                                                                        P.C. Minutes
                                                                        May 27, 2004
                                                                        Page 8

            The public hearing was declared open and the Affidavits of Mailing and
Publication were filed.

            Associate Planner Jenny Liaw summarized the staff report.

            William Koch, Siegfried Engineering Inc., spoke briefly in favor of the
application explaining the project further, and respectfully requested the Commission’s
approval.

            No one else desired to be heard and the public hearing was closed.

MOTION: It was duly moved (Kontos), seconded (Lauron) and carried 5 to 0
(Cusumano and Lowery absent) to approve the tentative map request of Pauline F.
Villa, Trust (TM11-04), based on the findings and subject to the conditions as listed in
the staff report.


Item E-8:    Public hearing regarding the requests of Carmel River, LLC., for:

            a)   Approval of a proposed Addendum/Initial Study (IS9-04) to the
                 previously-certified Supplemental Environmental Impact Report
                 (SEIR3-82/IS8-97/IS2-00); and

            b)   Tentative subdivision map to subdivide a 6.1-acre site into eight
                 parcels, for property located at the southeast corner of
                 Performance Drive and Sperry Road (TM12-04).

            The public hearing was declared open and the Affidavit of Mailing and
Publication were filed.

            Associate Planner Jenny Liaw summarized the staff report.

            William Koch, Siegfried Engineering Inc., spoke briefly in favor of the
application explaining the project further, and respectfully requested the Commission’s
approval.

            No one else desired to be heard and the public hearing was closed.

MOTION E-8(a): It was duly moved (Brown), seconded (Lauron) and carried 5 to 0
(Cusumano and Lowery absent) to approve the Addendum/Initial Study to the
previously certified Supplemental Environmental Impact Report (SEIR3-82/IS8-
97/IS2-00).

MOTION E-8(b): It was duly moved (Lauron), seconded (Kontos) and carried 5 to 0
(Cusumano and Lowery absent) to approve the tentative map request of Stockton
                                                                          P.C. Minutes
                                                                          May 27, 2004
                                                                          Page 9

Montego, LP (TM7-04), based on the findings and subject to the conditions as listed in
the staff report.


Item E-9:   Public hearing regarding the request of American USA Homes, LLC.,
            for a tentative subdivision map to subdivide a 14,414-square foot
            parcel into two parcels, for property located 240 feet west of Alturas
            Avenue on the south side of Pearl Avenue (TM13-04).

            Chair Bruce stepped down on this application due to a potential conflict of
interest.

            The public hearing was declared open and the Affidavits of Mailing and
Publication were filed.

            Associate Planner Denise Jefferson summarized the staff report.

           Jay Ranchhod, American USA LLC, spoke briefly in favor of the application
and respectfully requested the Commission’s approval.

            Richard McDonald, a neighbor, spoke briefly in opposition to the application
stating the unsightliness of the property and the excessive number of vehicles parked
continually along the front of the premise. He felt to split this parcel and allow another
residence to be built would only add to the current neglect as displayed by the current
owner. He also indicated he had left numerous messages with the City’s Code
Enforcement Division, but, without response.

           Commissioner Lucas requested, and Deputy Director Niblock confirmed,
that Stockton’s Code Enforcement Division would be contacted to investigate Mr.
McDonald’s concerns regarding this property.

            Kacey Closby, another neighbor, spoke briefly in opposition to the
application, stating her concern regarding the unsavory people that hang out in that
vicinity now and she questions whether a second home kept in this kind of condition
would only attract more individuals of this character. She also was concerned how
another home in this neighborhood would increase the traffic on this already-busy street
and she worried about the safety of the children in the neighborhood.

            Mr. Ranchod provided a brief rebuttal, stating they had completed an
extensive clean-up of this property and suggested they would be willing to “police” the
premise to make sure it is maintained adequately, and to meet with the neighbors to
address their concerns.

            No one else desired to be heard and the public hearing was closed.
                                                                        P.C. Minutes
                                                                        May 27, 2004
                                                                        Page 10

               During their deliberation, the commissioners noted that a brand new home
on this infill lot would only improve the area.

MOTION: It was duly moved (Lucas), seconded (Lauron) and carried 4 to 0
(Cusumano and Lowery absent and Bruce stepped down) to approve the tentative map
request of American USA Homes, LLC (TM13-04), based on the findings and subject to
the conditions as listed in the staff report.

      (Chair Bruce returned to the meeting).


Item E-10: Continued public hearing to consider the revocation/modification and
           one-year review of the Use Permit issued to Advanced Recycling
           Technologies, Inc., for a plastic collection, recycling and
           manufacturing center located at 1815 South Union Street (UP65-00).

            This item was continued from the Planning Commission meetings of
            December 11, 2003 and March 11, 2004.

            Associate Planner Jenny Liaw summarized the staff report.

            Applicant Arthur Davis, former owner, spoke briefly in favor of the
application and indicated what the new plan is for this recycling facility.

             Gary De Laurentis, ITEC Environmental Systems, spoke briefly in favor of
this application and explained more about their business and how they operate.

            Ralph Venturino, Deputy Attorney General representing the California
Integrated Waste Management Board, spoke briefly and indicated he was representing
the State in the bankruptcy matter and that this matter should be resolved in the next
month or two.

            No one else desired to be heard and the public hearing was closed.

MOTION: It was duly moved (Lauron), seconded (Kontos) and carried 5 to 0
(Cusumano and Lowery absent) to approve the one-year review of the Use Permit
issued to Advanced Recycling Technologies, Inc. (UP65-00), based on the findings and
subject to the conditions as listed in the staff report.

Item F-1:   Redevelopment Plan:

            a) Public meeting regarding the request of the City of Stockton
               Redevelopment Agency and City Council for certification of the
               Final Environmental Impact Report for the North Stockton
               Redevelopment Plan (FEIR7-03/IS30-03) and adoption of the
                                                                           P.C. Minutes
                                                                           May 27, 2004
                                                                           Page 11

               Findings, Statement of Overriding Considerations, and Mitigation
               Monitoring- Reporting Program for the North Stockton
               Redevelopment Plan Project – The proposed North Stockton
               Redevelopment Plan includes approximately 3,822 acres in the
               general area between Interstate 5 and the Southern Pacific Railroad
               right-of-way, north of Harding Way and south of North Bear Creek
               Levee Road and including the Cannery Park Project area.

            b) Adoption of a resolution recommending to the City of Stockton
               Redevelopment Agency and City Council the adoption of the North
               Stockton Redevelopment Plan (RP1-03) and reporting that the
               Planning Commission has reviewed the Redevelopment Plan and
               determined that the Plan conforms with the City of Stockton
               General Plan.

            Senior Planner Steve Escobar summarized the staff report.

            Housing and Redevelopment Director Steve Pinkerton provided a
presentation regarding the Redevelopment Plan and its conformity with the General
Plan.

           Chair Bruce felt that this plan was a really huge and overly-generous
process and she was not convinced that this redevelopment plan was what the City
needed. She indicated she would not be supportive of a motion in favor of approving
this plan.

             Commissioner Kontos expressed his feelings that there are probably
numerous risks associated with this plan, but overall he felt that trying to retain more of
the tax dollars in the City is a worthwhile goal.

            No one else desired to be heard and the public hearing was closed.

MOTION F-1(a): It was duly moved (Kontos), seconded (Lauron) and carried 4 to 1
(Cusumano and Lowery absent and Bruce dissenting) to recommend certification of the
Final Environmental Impact Report for the North Stockton Redevelopment Plan
(FEIR7-03/IS30-03) and adoption of the Findings, Statement of Overriding
Considerations, and Mitigation Monitoring-Reporting Program for the North Stockton
Redevelopment Plan Project (RP1-03), based on the findings as listed in the staff
report.

MOTION F-1(b): It was duly moved (Lauron), seconded (Brown) and carried 4 to 1
(Cusumano and Lowery absent and Bruce dissenting) to recommend adoption of a
resolution recommending to the City of Stockton Redevelopment Agency and City
Council the adoption of the North Stockton Redevelopment Plan (RP1-03), based on
the findings as listed in the staff report.
                                                                            P.C. Minutes
                                                                            May 27, 2004
                                                                            Page 12

Community Development Director’s Report

        1.      Status of Key Pending CDD/Planning Programs/Projects

               Director Glaser provided a brief update of the key pending CDD/Planning
projects, stating that there were no really significant updates to provide. He did refer the
Commissioners to the bolded text on the enclosed chart which indicated changes from
the last update.

            Commissioner Kontos questioned when the City Council would be receiving
the draft Development Code.

           Mr. Glaser indicated staff is attempting to schedule this and is working with
the City Manager and the Mayor in order to determine the format. He anticipated it
would probably be brought before the City Council at their meeting of July 13, 2004.

            Commissioner Kontos questioned the delay in getting this to the Council,
especially after the Planning Commission worked so diligently to turn it around in such a
short timeframe. Mr. Glaser responded that preparation of the Council newsletter was a
very time-consuming one and this had to be done in conjunction with the processing of
several other large projects which were requiring immediate attention. He added the
amount of time the Planning Commission put into this project was appreciated and will,
no doubt, minimize the amount of time the Council will need to spend on it.

           Commissioner Kontos requested a copy of that staff report going to the
Council be provided to the Commissioners as well. Mr. Glaser indicated that once it
was available to the City Council, the Commissioners would receive a copy.

           Director Glaser reminded the Commission of the joint study session of the
Planning Commission and the City Council on June 8, 2004 at 7 a.m. (Kontos indicated
he would not be able to attend that session. Also, Commissioner Lauron stated he
would not be able to attend that study session, as he would be out of town).


Adjournment

              There being no further business, the meeting was adjourned at 9 p.m.

                                                        Respectfully submitted,



                                                        James E. Glaser, Secretary
                                                        City Planning Commission
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