Loading...
HomeMy WebLinkAboutPlanning Commission Minutes 2003/06/25 MINUTES OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA Council Chambers 6:00 p.m. Public Services Building Wednesday, June 25, 2003 276 Fourth Avenue, Chula Vista ROLL CALLI MOTIONS TO EXCUSE: Present: Castaneda, Cortes, Hall, Hom, Felber Absent: Madrid, O'Neill Staff Present: Jim Sandoval, Assistant Director of Planning Luis Hernandez, Principal Planner John Schmitz, Principal Planner Dawn Van Boxtel, Associate Planner Lynette Tessitore-Lopez, Associate Planner Harold Phelps, Associate Planner Jeff Steichen, Associate Planner Elizabeth Hull, Deputy City Attorney III MSC (Castaneda/Hall) (5-0-0-2) to excuse Commissioners Madrid and O'Neill. Motion carried. PLEDGE OF ALLEGIANCE/SILENT PRAYER INTRODUCTORY REMARKS: Read into the record by Vice Chair Castaneda APPROVAL OF MINUTES: MSC (Horn/Felber) (4-0-1-2) to approve minutes of June 11, 2003 as submitted with noted corrections to the correct spelling of Mr. Rasso's name. Motion carried with Cmr. Castaneda abstaining. ORAL COMMUNICATIONS: Olga Seinz-Agua addressed the Commission stating she would like to inquire where she could request assistance to help her attend a symposium in Austin, Texas on July 13th so that she may be able to present her proposal on how to feed and provide water globally. ," ---- _...,.. ..'0 _._..._. "_ _._ __________~~.__ Planning Commission Minutes - 2 - June 25, 2003 1. PUBLIC HEARING: Consideration of the following applications filed by The Eastlake Company involving 9.3 acres located on the east side ofthe future Eastlake Parkway, north of Otay lakes Road. a. GPA 03-05 amendments to the Chula Vista General Plan land Use Diagram in order to change the land use designation from Commercial, Professional & Administrative to Commercial, Retail. b. PCM 03-29; amendments to the Eastlake II General Development Plan, Eastlake I Village Center North Supplemental Sectional Planning Area (SPA) plan and Eastlake II Planned Community District Regulations to change the land use designation from PA, Professional- Administrative to CR, Commercial Retail, and the Land Use District Designation from VC-2 to VC-4. Background: Jeff Steichen, Associate Planner reported that the requested amendments include: . amending the General Plan and the General Development Plan of Eastlake II changing the designation from Professional Administrative Commercial to Commercial Retail; and . changing the Land Use District Map designation of the PC District Regulations from VC-2 to VC-4 with its own list of land uses which are permitted, not permitted, or conditionally permitted. Unlike most land use project districts, the VC-4 is being referred to as a project-specific land use district. Mr. Steichen further stated that the proposed project consists of a commercial center for a 98,497 sf Kohl's department store to be located at the northeast corner of the site and two 8,400 sf retail restaurant buildings to be located at the southwest corner of the site. Staff Recommendation: That the Planning Commission adopt Resolution GPA 03- OS/PCM 03-29 recommending that the City Council review and consider the adopted Negative Declaration (IS-03-28) and its addendum, and approve the proposed amendments to the General Plan, Eastlake II GDP, Eastlake I Village Center North Supplemental Sectional Planning Area (SPA) Plan and Eastlake II Planned Community District Regulations. Public Hearing Opened and Closed 6:25. -- --------~.__._-_._"._-_.._"'_._--_._-- Planning Commission Minutes - 3 - June 25, 2003 MSC (Felber/Hom) (5-0-0-2) that the Planning Commission adopt Resolution GPA 03- 05/PCM 03-29 recommending that the City Council review and consider the adopted Negative Declaration (15-03-28) and its addendum, and approve the proposed amendments to the General Plan, Eastlake II GDP, Eastlake I Village Center North Supplemental Sectional Planning Area (SPA) Plan and Eastlake II Planned Community District Regulations. Motion carried. 2. PUBLIC HEARING: PCM 03-33, Precise Plan to establish development standards in order to construct four detached condominiums on one lot at 216, 218, 220 Davidson and 261 Twin Oaks in the R-3 Apartment Residential, Precise Plan (R3-P22) Zone. Applicant: Harold D. West Background: Lynette Tessitore-lopez, Associate Planner reported that the project consists of constructing 4 detached condominium units of varying sizes, each having a two-car garage. The project incorporates facades, various roof pitches, patios and porches creating important elements of Victorian architecture, which will assimilate well with the Victorian home to the east, and the historic flair of downtown Chula Vista to the west. The applicant is also proposing a 7 to 8 foot high wall enclosures, which may deter from the overall open design of the Victorian style. Additionally, he is proposing uti I izi ng mature landscaping and wi II provide street trees along the length of the project. The two-car garages will meet the required parking for this project and the provision of on-site parking will help alleviate any parking impacts created from downtown activities. The applicant has requested the following deviations from the 22 front yard setback requirement: · A three foot deviation for unit #1 and #2 · A two foot deviation for unit #3 · A four foot deviation for unit #4 The rear yard requirement is a minimum of 15 feet, and the applicant has requested a minimum 3 feet 6 inches. The maximum height ofthe zone is 28 feet; the applicant is proposing to exceed that height by 4 feet in units #2 and #3. The applicant has requested the deviations in order to maximize use, based on the size restrictions of the site, as well as to develop an upscale condominium project, while at the same time creating a single-family allure. Perimeter fencing and on-site walls will be an important design component to this --,.-----.-...----,.--.-- Planning Commission Minutes - 4 - June 25, 2003 project, however, staff feels that exceeding the six foot height requirement, as proposed by the applicant, would detract from the single family residential allure of this project. Staff Recommendation: That the Planning Commission recommend approval of the Resolution, recommending that the City Council adopt the Ordinance approving PCM 03-33 to deviate from the development standards of the R-3 Zone and for wall and fence heights not to exceed six feet. Commission Discussion: Commissioner Castaneda asked for further elaboration on the fencing material and what is meant by "mature landscaping material". Harold West, 145 Second Avenue, Chula Vista, CA, applicant, responded that they would plant 30 inch box trees, and could possibly incorporate larger trees that would require a crane to plant them, however, given the small area where the trees will be planted, the 30-inch box trees would be more appropriate. Cmr. Castaneda expressed his desire to ensure consistency in upholding development standards for street frontage and design in terms of landscaping and hardscaping. He further stated he was surprised to see that there appears to be no opposition from the area residents opposing the proposal to exceed the height requirements. Mr. West stated that they are also developing another project (3 homes) just down the street from the proposed site and they have had very good response from the neighborhood. The enhancements for the proposed project include widening the street by 3 feet and the project also addresses the parking issue by providing on-site parking, therefore, it is no surprise to him that there would be no neighborhood opposition. Commissioner Hom expressed concern with potential graffiti and asked who is responsible for the maintenance of the perimeter fence. Mr. West responded that they are required to use graffiti resistant material for the fencing. Public Hearing Opened 6:50. Harold West, 145 Second Avenue, Chula Vista, CA, applicant addressed the fence height issue, indicating that because these units are small and don't have a big back yard, in his opinion, the least they ought to be able to offer the residents is a bit more privacy in their yards. By raising the fence height, the yard is integrated more as part of the living area by offering more privacy for jacuzzi's, patio furniture and outdoor cooking areas. ---..--.-..- --'-'---'--'-"-'--'-""-'-"-~-- Planning Commission Minutes - 5 - June 25, 2003 Public Hearing Closed 6:55. With the exception of the proposed fence height, the Commission felt they could support the project because it is well designed, fits in with the character and vision set forth for that neighborhood, and because of the benefit of street enhancements associated with the project. MSC (Castaneda/ Hom) (5-0-0-2) That the Planning Commission recommend approval of the Resolution, recommending that the City Council adopt the Ordinance approving PCM 03-33 to deviate from the development standards of the R-3 Zone and for wall and fence heights not to exceed six feet. Motion carried. 3. PUBLIC HEARING: PCC 03-80; Conditional Use Permit proposal to allow a dwelling group consisting of three single-family dwelling units in the R-1-5P Zone, at 1198 Alpine Avenue. Background: Dawn Van Boxtel, Associate Planner reported that a dwelling group is defined in the Municipal Code as "a group of two or more detached buildings used for dwelling purposes located on any parcel of land in one ownership and having any yard or court in common." They are permitted in the R-1 zone with a conditional use permit. The applicant proposes to build three 1,544 sf single-family dwelling units on a 18,725 sf lot. The lot size is adequate to meet the minimum 5,000 sf lot size requirement for each unit. The proposal includes the removal of the existing 957 sf single-family dwelling and to construct three new single-family detached dwelling at the northwest corner of Alpine Avenue and Oxford Streets. Each of the 3 units would include a two-car garage, and the front yards would be oriented toward Oxford Street with vehicular access from Alpine Avenue by a drive along the rear of the units. Staff Recommendation: That the Planning Commission adopt Resolution PCC 03-80 approving a conditional use permit allowing a dwelling group in an R-1-5P zone based on the resolution and the findings and conditions contained therein. Commission Discussion: Commission Cortes stated that the lack of sidewalks in that area of the City is in the forefront of his concerns, and asked for an update on any Capital Improvement project targeted for street improvements in that area. --... --...-,-..,-..-.-- - -- .-.-------.---.--.------.'--..- - Planning Commission Minutes - 6 - June 25, 2003 Jim Sandoval, Assistant Planning Director, responded that as part of the requirements for development in that area would include frontage improvements that typically consist of curb, gutter and sidewalk. Additionally, if the street is in disrepair, they would be required to improve the street to the center line. Mr. Sandoval further stated that the newly adopted budget targets a significant amount of money (approximately 4 million dollars) toward infrastructure and improvements in this area of the City. He further stated that at a future Planning Commission meeting a staff member from the Engineering Department could apprise the Comrnission of where those funds are targeted and what types of improvement will be made. Commissioner Castaneda stated he wrestles with the Code's definition of a dwelling group in the R-1 Zone. In his opinion, if someone wants to develop a piece of land such as this, they ought to subdivide it. Cmr. Castaneda inquired if staff tries to discourage such proposals and encourage subdividing. John Schmitz, Principal Planner stated that the dwelling group provision was put into the ordinance in the '80's when the State came out with the granny flat and accessory unit ordinance requirements. Looking back to the historical record, it appears that the dwelling group provision was an alternative method of allowing over-sized lots to have additional units without requiring them to subdivide the land. The dwelling group provision is in place and if the applicant can meet all of the standards, we don't try to talk them out of it. Cmr. Castaneda stated that even though the Municipal Code allows dwelling groups and accessory units in the R-1 Zone, in his opinion, compromising the integrity of the Single Family Zone, he believes that when proposals such as this come around, the City ought to ask for something a little above and beyond just the bare minimum. Cmr. Castaneda further stated that there ought to be consistency in the submittal requirements for all projects. The Commission needs to be able to make an informed decision evaluating every supporting document that will assist them in better understanding of what the end-product will look like, i.e. landscape and hardscape plans, not just a site plan. Crnr. Castaneda also indicated that it appears that the City's new budget may provide for the installation of street improvements in this area, therefore, he would like to know if the developer of this project, or any other project that would be developing in areas targeted for street improvements, would they be required to reimburse the City for their share, had the improvements not been installed. _ ._... ___..."...__........._...._.._. _..__._-..-.___ __ _ __ __ _ ____ ____~_________ ._______ . u ..----~ -----~---- - .~ ( Planning Commission Minutes - 7 - June 25, 2003 Mr. Sandoval responded that there is merit to these comments and would be passing it on to Engineering for consideration. Commissioner Felber inquired if staff knew what intentions the owner has for these units and if they would become rental units. Public Hearing Opened 7:00. Tom Kaywood, 9041 EI Dorado Parkway, EI Cajon, CA, applicant's representative stated that he believes the owner would live in the front unit and would, most likely, rent the other two, since he can't sell them without subdividing them. Public Hearing Closed 7:03. Cmr. Castaneda stated he has not seen enough of this project to feel comfortable rendering a decision. He further indicated that, in his opinion, he believes the City should hold to a higher development standard projects such as this in order to ensure that a quality product is developed, in exchange for allowing dwelling groups in the Single Family Residential Zone. I MSC (Castaneda/Cortes) (5-0-0-2) that the Planning Commission continue this item to the next regularly scheduled meeting in order to allow the applicant time to further work with staff and develop enhanced revised plans, i.e. a conceptual landscape plan, enhanced elevations and design treatments that will elevate the project from what is currently being proposed. Motion carried. 4. PUBLIC HEARING: PCM 03-08; Precise Plan including a Density Bonus to allow for 14-unit condominium project in the R2P Zone at 815 Ada Street. Background: Harold Phelps reported that the proposal is to construct a 14-unit townhome project consisting of 7 duplex buildings each incorporating two-story Unit A and Unit B floor plans. Unit A would measure 1,560 sf with a 420 sf two-car garage, and Unit B would measure 1,352 sf with a 436 sf two car garage. Each building is 24 feet high and will be enclosed by private fenced-in rear yard areas with patios. A 24 ft. wide driveway through the center of the property will serve the complex, including sidewalks on both sides for both vehicular and pedestrian paths to the garage and condominium entrances. Recreation areas are located on both sides of the driveway, including playgrounds and BBQ picnic areas behind guest parking spaces and ~ the trash enclosure. - Planning Commission Minutes - 8 - June 25, 2003 The project site is a vacant lot located in an older residential area (Harbors ide B) in the Montgomery Specific Plan. A Precise Plan is being requested to accomplish the following: . an increase in the allowable density from 12 to 14 units which the Montgomery Specific Plan provides that a net density bonus of 25% may be given to projects "characterized by outstanding planning or urban design"; . deviations from the underlying zoning with regards to the building set-backs, open space areas, two-car garage dimensions, guest parking spaces and floor area ratio. Although the DRC could not make the findings of "outstanding planning or urban design" because the two common open space areas and the number of guest parking spaces were reduced as a result of the 100 year inundation line over a large part of the southerly portion of the property prevented full utilization of the property. However, the landscape treatment of the area adjacent to the drainage channel will provide a passive open space amenity that should be considered beneficial to the complex, therefore, staff believes that the finding can be made. Staff Recommendation: That the Planning Commission adopt Resolution PCM 03-08 recommending that the City Council approve the Precise Plan subject to the conditions and findings contained in the draft City Council Precise Plan Ordinance and grants the Density Bonus pursuant to the Montgomery Specific Plan. Commission Discussion: Cmr. Hom inquired if staff had addressed the concerns raised by a resident, Mr. Galbraith with regards to the run-off. Mr. Phelps stated that the applicant and architect met with Mr. Galbraith after the DRC meeting and his concerns were resolved because he didn't realize thatthere would be a retaining wall along the southern property line, which is adjacent to his property and all of the drainage would be controlled within the property lines. Public Hearing Opened and Closed 7:15. Cmr. Felber stated its unfortunate that some of the guest parking has been lost; expressed concern with the size of the small yards, and felt the layout is too closed in even with the two open space areas. MSC (Felber/ ) that the Planning Commission deny the density bonus and approve the project for 12 units instead of the 14. Motion failed for lack of a second. _._~_._..n'.._________'_.___·_.. -----~--- Planning Commission Minutes - 9 - June 25, 2003 Jorge Sanchez, 345 Moss St., Chula Vista, CA, applicant, stated that he developed a 14- unit project on Moss St. practically identical to the proposed project with two open space areas and 6 parking spaces, which has been adequate. Cmr. Castaneda stated that he lived in a similar complex that was gated and didn't have the benefit of on-street parking as this project will have. He stated it takes enforcement of the CC&R's to ensure that residents use their garages. Cmr. Cortes stated that he supports this project not only on the merit of its design, but also because of the pedestrian-oriented elements and its close proximity to the trolley. MSC (Cortes/Hall) (5-0-0-2) that the Planning Commission adopt Resolution PCM 03-08 recommending that the City Council approve the Precise Plan subject to the conditions and findings contained in the draft City Council Precise Plan Ordinance and grants the Density Bonus pursuant to the Montgomery Specific Plan. Motion carried. 5. PUBLIC HEARING: PCM 03-31; Precise Plan including a Density Bonus to allow for 14-unit condominium project at the R2P Zone at 774 Ada Street. Background: Mr. Phelps described the proposed project, which mirror the same elements as the previously described project on 815 Ada Street. The proposal is to construct a 14 unit town home project consisting of four duplex and two triplex buildings. Each building incorporates two-story units, with UnitA measuring 1,560 sf with a 420 sf two-car garage, Unit B measuring 1,352 sf with a 436 sf garage, and Unit C measuring 1,663 sf with a 420 sf garage. There is one common open space area that includes a picnic area and a child tot lot. Staff concurs with the DRC and believes that the finding of "outstanding planning and urban design" can be made. Staff Recommendation: That the Planning Commission adopt Resolution PCM 03-31 recommending that the City Council approve the Precise Plan subject to the conditions and findings contained in the draft City Council Precise Plan Ordinance and grants the Density Bonus pursuant to the Montgomery Specific Plan. Public Hearing Opened and Closed 7:25. --- -- --.-------------..,---.---------.-..-.-,--- Planning Commission Minutes - 10 - June 25, 2003 MSC (Cortes/Felber) (5-0-0-2) that the Planning Commission adopt Resolution PCM 03- 31 recommending that the City Council approve the Precise Plan subject to the conditions and findings contained in the draft City Council Precise Plan Ordinance and grants the Density Bonus pursuant to the Montgomery Specific Plan. Motion carried. DIRECTOR'S REPORT: . Announced Bob Leiter's resignation and appointment as the new Director of Transportation and Land Use Planning for SANDAG. . Change in meeting dates for July to 7/9 and 7/30 due to the P&B remodel. COMMISSIONERS COMMENTS: Commissioner Castaneda stated he would like to see more consistency in the information contained in the reports i.e. project manager and applicant's name, site plans, landscape plans, etc. Jim Sandoval stated that his comments are well taken and its in the workings to set submittal requirements from the applicants. ADJOURNMENT at 7:45p.m. to the Planning Commission meeting of July 9, 2003. ~-----¡: - - Diana Vargas, Secretary Xng Commission ~ ..- - ~--.- ...---.-...--..-..-......------.- ---~_---.._._--~-----_._._,_.._--,---- ,------_."