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HomeMy WebLinkAboutPlanning Comm min 1998/05/067:00 p.m. Wednesday, May 6, 1998 MINUTES OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA Council Chambers Public Services Building 276 Fourth Avenue, Chula Vista ROLL CALL/MOTIONS TO EXCUSE: Present: Absent: Staff Present: Chair Davis, Commissioners Willett, Ray, and Thomas Commissioners Aguilar, Tarantino and O'Neill Ken Lee, Assistant Planning Director Jeff Steichen, Acting Associate Planner Frank Rivera, Civil Engineer Ann Moore, Assistant City Attorney MSC (Ray/Willett) (4-03) to excuse Commissioners Aguilar, Tarantino, and O'Neill Ray who made prior notification they would not be able to attend the meeting. Motion carried. PLEDG[ OF ALLEGIANCE/SILENT PRAYER INTRODI. JCTORY REMARKS: Read into the record by Chair Davis APPROVAL OF MINUTES: April 8, 1998 MSC (Willett/Ray) (4-0-3) to approve minutes of April 8, 1998 as presented. Motion carried. ORAL (;OMMUNICATIONS: None PUBLIC HEARING: PCS 98-07/PCM 98-33p; Request for a Tentative Subdivision with 28 single family detached units and an amendment to the Ranchero Sectional Planning Area Plan to allow a reduction in current development standards for a project located on the south side of East "J' Street between River Ash Drive and the present terminus of Wild Oak Drive at Paseo Ladera, within the PC Zone. Background: Jeff Steichen, Acting Associate Planner, reported that the proposal is for a tentative subdivision map containing 28 single family detached lots that will range in size from 5000 to 7000 sf. The proposal includes extending Wild Oak Road through to East "J" Street and also requests an amendment to the Ranchero Sectional Planning Area Plan regarding minimum development standards in terms of lot sizes and building setback requirements. The site consists of 5.25 acres of vacant land located on the south side of East ] Street surrounded by existing single family residences to the west, south, and east. Planning Commission Minutes - 2 - May 6, 1998 Two separate public forums were held with area residents in which they voice their concerns with: lot size compatibility with surrounding development; they oppose the proposal to extend the stub street on Wild Oak Road to connect as a through street to East J Street; traffic and noise impacts; and concern with the disrupt]on of the biology on site. Testimony was given stating that the environmental review process that was conducted by the City and other outside resource agencies did not adequately address the biological sensitivity of the site. The general consensus was to oppose the project. As a result of the concerns raised by residents during the public forums, the applicant developed an alternative proposal which incorporates a dual cul-de-sac. The SPA Plan requires that single family detached lots adhere to the R-1-7 development standards and that they maintain the side yard setbacks of 3 and 10 feet. The applicant is requesting to amend this to allow the transitioning of lot sizes between 5000 and 7000 sf and also requesting to reduce the side yard setback to 5 and 5 feet. In addition, the applicant is requesting that the rear yard setback be reduced to 15 feet on the lots fronting along East J Street. These requested changes in setbacks would only be necessary if the dual cul-de-sac proposal is adopted. Should the alternative proposal be adopted, it will be necessary to name the cul-de-sac off of East J Street and the applicant's preferred name is "Vista Oak Court". Although residents raised significant concern with the biology of the site, staff does not concur that this is a significant concern. The site was previously hydro seeded with inland sage scrub as opposed to coastal sage scrub. During a biological survey, a pair of gnatcatchers were observed on site. As a result, a Iow impact Habitat Conservation Plan has been prepare, filed, and reviewed by the US Fish & Wildlife Service. This resulted in a loss permit being issued which contains mitigation measures which must be adhered to in developing the site. Staff Recommendation: That the Planning Commission adopt Reso. PCS 98-07 and PCM 98-33 recommending the City Council conditionally approve a proposed division of 5.25 acres into twenty eight single family lots ranging in size from 5000 to 7000 sf and amending the Ranchero Specific Plan to modify the required development standards affecting single family detached residential lots. Public Hearing Opened 7:15 Jesus Rodriguez, 957 Wild Oak Road, Chula Vista stated that the proposed development will impact the quality of life in their neighborhood because of added traffic, noise and air pollution impacts, sight hindrance of a view of the bay, and devalue their property, therefore, he strongly opposes the project and urged the Commission to vote against it. Norma Jaurequi, 1016 Red Oak Place, Chula Vista expressed concern with the reduction of the lot size and density of the most recent development and the proposed development, which has already, and will continue to devalue their property, therefore, strongly opposes the project and urges the Commission to vote against it. Bob Lechner, 1133 Del Rio Ct, Chula Vista, voiced concern with the proposed reduction in lot sizes and opposes the project. Planning Commission Minutes - 3 - May 6, 1998 James Lovewell, 1131 Del Rio Ct, Chula Vista, addressed the higher density with reduction in lot sizes and sideyard setbacks on the most recent development and how that has impacted the quality of life for the neighborhood. He urged the Commission to vote against the project, but also stated that if they could not do that, that they consider at least voting against reduction of the sideyard setbacks. Toni Sandoval, 1005 Red Oak Ct., Chula Vista, opposes the project because of adverse impacts it will have on the neighborhood. Robert Fisher, 512 Patricia Avenue, Chula Vista, Conservation Scientist for field stations at San Diego State University addressed the biology of the site and disputed findings contained in the Habitat Conservation Plan (HCP). Ryan Green, Western Pacific Housing, 2385 Camino Vida Robie #107, Carlsbad stated that they initially submitted a proposal to develop 29 units, however, after considering the residents' concerns regarding density and compatibility, they subsequently decided to develop 28 units. In addition, taking into consideration some of the traffic issues that were raised by the residents, they developed an alternative proposal which proposes dual cul-de-sacs instead of a through street. Therefore, the applicant feels confident they are developing a quality product that is compatible with the existing neighborhood, and they have been sensitive to the community's concerns. Terry Rodriguez, 957 Wild Oak Road, Chula Vista, stated she opposes the project and expressed concern with the impact that the added traffic will have on East J Street, which is a designated bicycle path. She also asked if it is possible to rezone the property. Ryan Green indicated that as part of their conditions of approval, they will be installing a Class 2 bicycle path with signs and will be widening the road on that portion of East J Street that is currently a temporary easement. Maria Cunningham, 961 Wild Oak Road, Chula Vista, opposes the project because of noise, density, and traffic impacts, and the loss of open space. Public Hearing Closed 7:55 Commission Discussion: Chair Davis addressed the question raised about the feasibility of rezoning the property and stated that the property has had the ability to be developed for many years. Rezoning the property would deny the owner their right to develop the property and the only way to keep it as open space would be for the City to purchase the property, in which case, budgetary constraints would preclude this from happening. Commissioner Ray asked if staff had reviewed with the Traffic Engineer the generation of trips on East J Street and Paseo Ladera under the alternate plan. Planning Commission Minutes ~ 4 - May 6, 1998 Frank Rivera, Civil Engineer, responded that the alternate proposal would double the traffic on Wild Oak Rd. from approximately 100 trips per day to 200 and would increase the traffic on Paseo Ladera from approximately 1100 vehicles per day to closer to 1200 vehicles. The Vista Oak Ct. cul<te-sac would generate approximately another 150 trips on East J Street, which currently has a traffic volume of approximately 2500 vehicles per day. The through street proposal would generate more trips on Wild Oak Rd., but would be comparable on Paseo Ladera and East J St. MSC (Willett~Thomas) (4-0-3) that the Planning Commission adopt Resolution PCS 98-07 recommending City Council adopt dual cul-de-sac alternative to divide 5.25 acres into 28 lots ranging in size from 5000 to 7500 sf and adopt PCM 98-33 recommending the City Council amend the Ranchero Specific Plan to modify the required development standards affecting single family detached residential lots for the proposed subdivision. Motion carried. PUBLIC HEARING: PCM 98-10; Request to amend the General Development Plan, Ste Utilization Plan and land Use Map for Rancho Del Rey Specific Planning Area (SPA) III in order to change designation on subject parcel from CPF to OS-3 to allow the primary use of the site to be used for a "for-profit" day care - Rancho Del Rey Investors, L.P. Background: Jeff Steichen reported that the project site (1.8 acres) is located northeast of the intersection of Paseo Ladera and Paseo Entrada and is a request to change the current Community Purpose Facility (CPF) to Open Space (OS-3). The current land use designation is CPF and at one time, the site was being contemplated for park use until it was determined that it was too small. It was later marketed for a church site until it was determined that it too, was too small of a site. The applicant now wishes to change the designation with the intent to market the site for a day care facility. Staff has confirmed that there is in excess of 2.2 acres required CFD within the entire Rancho Del Rey area, therefore, removing the 1.8 acres is acceptable and the proposed land uses under the OS-3 are similar in nature in terms of relatively Iow impact to the surrounding area. A public forum held on March 16 was only attended by one resident who was concerned with traffic impacts. It has been determined that if a day care facility is developed on the site, because of the requirements for parents to sign in their children there would probably be no parking or stopping of vehicles along Paseo Ladera and also due to topographical constraints, no access to site will occur the southern boundary off of Paseo Entrada. Staff Recommendation: That the Planning Commission approve Resolution PCM 98-10 recommending Council adopt an ordinance and resolution to change the public maps and land use designation to OS-3. Planning Commission Minutes - 5 - May 6, 1998 Public Hearing Opened 8:10 No public input. Public Hearing Closed 8:10 MSC (Willetl/Thomas) (4-0-3) that the Planning Commission approve Resolution PCM 98-10 recommending Council adopt an ordinance and resolution to change the public maps and land use designation to OS-3. Motion carried. DIRECTOR'S REPORT: Ken Lee reported that the Annual Awards Banquet will take place on May 21st, and asked how many of the commissioners would be interested in attending the banquet and also if they would be willing to pay for the Chair of the Design Review Committee since they have no budget. MSC (Davis/Ray) (4.0-3) to purchase the Chair of DRC a ticket to the awards banquet paid out of the Planning Commission budget. Motion carried. COMMISSION COMMENTS: ADJOURNMENT at 8:15 to the next regular Planning Commission meeting of May 13, 1998. Diana Vargas, Secretary Planning Commission