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HomeMy WebLinkAboutPlanning Comm min 1968/03/18 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA March 18, 1968 The regular meeting of the City Planning Commission of Chula Vista, California was held at 7 p.m. on the above date with the following members present: Stewart, York, Hyde, Gregson, Rice, Adams, and Guyer. Absent: none. Also present: Director of Planning Warren, Assistant Planner Lee, Junior Planner Masciarelli, City Attorney Lindberg, and Assistant City Engineer Gesley. APPROVAL OF MINUTES Member Adams requested that the statement on page 3 of the minutes stating that he had "indicated that the Commission shoula have received the letter from the County in order to have given them time to study this," be stricken from the minutes. MSUC (Adams-Guyer) Approval of minutes of meeting of March 4, 1968, as corrected. PUBLIC HEARING - Rezonin~ - Property south of Allen School Road, west of Ota~ Lakes Road - from interim R-1-A to R-l, R-3-B-3 and C-N.- Tri-County Building, Inc. An application was read requesting rezoning 186 acres presently zoned interim R-1-B-1-A as follows: Parcel A to R-1 zone; Parcel B, C and D to R-3-B-3 zone; Parcel E to C-N zone. Director of Planning Warren submitted a plot plan pointing out the location of the various parcels referred to, and identifying the zoning and land use of adjoining property. Director Warren stated that this request for rezoning should be considered along with the subdivision map following on the agenda since we do not have an adopted Planned Unit Procedure. He pointed out that under the present zoning, from this 186 acres, 186 lots could be permitted, whereas the applicant's plans under the rezoning represent approximately 700 dwelling units. The Planning Commission in the past has recognized that the proper zoning for this area would be R-I-B-20, which would permit 405 dwelling units for this acreage, calculated on a gross density basis. With respect to the request for C-N zoning, Director Warren called attention to the present commercial zoning along Bonita Avenue, west of Otay Lakes Road, of approximately 8 acres which is still undeveloped, this area being within 1/4 mile of the proposed development. Director Warren said the staff has been encouraging the use of the Planned Unit Development procedure in order for the developer to make better use of the land and retain more of its natural topography. This procedure allows the City to permit a density bonus of up to 25% if it can be demonstrated that the proposed development represents better use of land. It is felt Mr. Ferreira's concept is good although the density is too high. The staff recommends rezoning to R-l-B-20 and initiating the adoption of Planned Unit Development procedure which would permit a density high enough to encourage the Planned Unit Development concept. An alternative to this would be to grant the zoning as requested by the applicant, but the ordinances would not be effective until such time as the final maps for the subdivision are recorded. -2- Member Adams asked for a clarification of the 25% density bonus and this was explained. There was discussion by the members of the location and grade of the open space and of the use that could be made of it, also of alternatives for the C-N and R-3 zoning requests. Clarification was requested from the City Attorney on adopting a zone change but delaying the effective date of the ordinance until a subdivision map is approved. Mr. Lindberg stated this is common practice in the City of San Diego. Mr. Warren stated this procedure has previously been used in Chula Vista. This being the time and place as advertised, the public hearing was opened. Mr. Eugene Cook, representing Tri-County Builders, Inc., stated he had prepared the tentative map and rezoning petitions, and it was their decision to come to the Commission with a rather complex plan to develop this part of Bonita in a manner that would be a credit to the community, and it was not their intent to chew up the hillside into rectangular lots. He stressed the 40 acres of open space provided by this proposal, pointing out the portion near Allen School which would be level enough to provide additional playground and other areas on steep slopes that would be left in their natural condition as much as possible. He also pointed out that many of the streets have lots on only one side, which reduces cut and fill grading. Included in the plan is a proposal to replace the present natural drainage channel along Otay Lakes Road with an enclosed conduit for the entire length of the project, thereby improving that area. Chairman Stewart called for any petitions of protest in order to get them into the record of the hearing. Planning Director Warren read petitions representing 112 property owners in the vicinity of the proposed development. These petitions opposed the development due to the high density of population and increased traffic that would result. In an attempt to discourage each person present from coming to the microphone, Chairman Stewart called for a show of hands of those in the audience who opposed the application. A large majority of those present expressed opposition. Mr. Clancy Close, 3925 Palo Drive, Bonita, and Mrs. William A. Spies, Allen School Lane, Bonita, testified in opposition to the proposed development. There being no further comment, for or against, the hearing was declared closed. Questions were raised and discussion held concerning the possibility of R-l-B-15 zoning with Planned Unit Development. Members Hyde and Adams expressed concern about rezoning this land to R-I-B-20 without an approved subdivision map. They felt proper control of grading would no longer be available. -3- Planning Director Warren stated that Planned Unit Development is an alternative that is available but cannot be forced on a developer, but that any map submitte~ which reflected improper development could be rejected, even if in basic compliance with zoning. Chairman Stewart stated it is the intent of the applicant to deed all of the open land to the City, and the Commission has an indication from the Parks and Recreation Department that there would be considerable maintenance involved. He felt the large area around Allen School could be used for park land, but the Commission should take a careful look and not commit the City to the maintenance of any small scattered strips of land bordering the streets, and such areas should be taken care of by an association of home owners. He expressed the feeling that the Commission should stick to 20,000 square foot lot zoning. Mr. Cook stated the R-l-B-20 zoning would not be economical for the area and the developer would likely have to withdraw their map; they would need at least 600 units. Member Adams stated that such a proposal goes beyond what he considers to be suitable density for the area. Such density would not permit development in keeping with the established character of the community involved. MSC (Rice-Guyer) Resolution of the City Planning Commission Reco~ending to the RESOLUTION NO. 501 City Council the Rezoning of Property south of Allen School Road west of Otay Lakes Road to R-1-B-20-D. The motion carried by the following vote, to-wit: AYES: Chairman Stewart, Members Rice, Guyer, York, Hyde NOES: Members Gregson, Adams ABSENT: None SUBDIVISION - Tentative map of Whisperin~ Trails City Attorney Lindberg advised that the Commission could not approve the map as submitted since it does not conform to the zoning proposed, but the plan could be considered in concept only. Mr. Frank Ferreira requested discussion and consideration of the concept only of the proposed development. Planning Director Warren discussed the map pointing out access roads, area desig- nated for townhouse clusters and that planned for single family detached houses. Assistant City Engineer Gesley also discussed the proposal. He concurred that sidewalks might be deleted in various areas where streets have houses on only one side, but the Engineers would recommend the same illumination on these streets that have been required in other areas. The developer proposed the use of lower light standards on each lot and this would require an additional number of lights for t~e proper illumination. -4- Mr. Cook declared that this plan is a completely different concept than the normal subdivision and unless concessions are made in some requirements, the City will not see a subdivision of this nature come into existence. The R-l-B-20 zoning without a Planned Unit Development would permit 376 lots and this could not be achieved in an economical way without chewing up the hillside. He felt the street width requirements should be lower than 40 feet, reduced to 30 feet in some areas of low traffic. The development would involve large expense in the improvement of Otay Lakes Road, the installation of 40" to 60" concrete pipe for drainage in place of the open canyon along Otay Lakes Road, and three separate water pressure sources to supply water at the various elevations. MSUC (Rice-Guyer) Approval of concept of Whispering Trails subdivision and deferral of action on a map until a revised map is submitted in conformance with permanent zoning. PUBLIC HEARING - Variance - 281 Eucalyptus Court - Request to use R-1 property for access for parkin~ for multiple-family use - Frank Ferreira Mr. Frank Ferreira requested that the public hearing on this matter be deferred for two weeks. MSUC (Adams-Guyer) Hearing to be extended to April 1, 1968. Meeting recessed for 10 minutes. PUBLIC HEARING - Rezonin~ (continued) - South side of Telegraph Canyon Road between Proposed Interstate 805 and Oleander Avenue - from R-1 to R-3 and C-1 - Saratoga Development Company, et al Director of Planning Warren reviewed the application which was continued from the meeting of March 1, 1968 and the map of the area, showing the 17-1/2 acres in question as well as property across the street on Telegraph Canyon Road. He pointed out that rezoning the subject property would create a coI~mercial area split by a major highway. It would appear to the staff that co~ercial activities on both sides of a major street at a busy interchange would impair the efficient movement of traffic, but to accommodate tourists from the freeway the staff would recommend zoning 1/2 acre at the intersection for C-N use to accommodate a service station and rezone the remainder of the property R-3-D. If additional shopping space is needed it should be on one side of the road only by enlarging the present C-N zone. Member Gregson raised a question as to whether the C-N and R-3 north of Telegraph Canyon Road totalling about 18 acres, is undeveloped at the present time. It was confirmed that it is. This being the time and place as advertised, the public hearing was reopened. Mr. Cliff Burford, Planning and Development Consultant, San Diego, representing the applicant made reference to a report submitted one week ago substantiating the economic feasibility of community shopping facilities at the proposed location, anO offered to answer any questions about the report. -5- Mr. Burford took exception to the statement that community shopping facilities should be confined to the north side of the road. It was his assertion that having all shopping facilities extend along a greater length of one side only would cause a greater back up of cars attempting to turn in and out of the parking area, and by utilizing both sides this would be cut in half. They would alleviate the back up of traffic by controlling the left turn exit from the shopping center. If there is a traffic hazard then it is the City's responsibility to require the applicant to relieve the hazard. Nearly two-thirds as much traffic comes from an R-3 zone as from commercial zone. Mr. David Raney of Technology, Inc. stated ti~at he had been employed by the applicant to analyze the traffic pattern. He made a study of the existing traffic and assumption of the increased traffic with the installation of the freeway and develop- ment of property. He would advise channelling all left turning traffic to the easterly portion of the property, some 600 feet from the intersection, and, if necessary, install a traffic light at that point. Mr. Dennis Wittman of Saratoga Development Corporation stated that they are in agreement with having some commercial development on the north side but there should also be commercial development on the south side, as their studies indicate there is commercial need for both sides. That area is far enough from the down town shopping area that they will not be robbing them of customers. Mr. Wittman called attention to their housing developments, stating that they have done their part in trying to build Chula Vista. Member Rice asked how firm is the location of the freeway interchange. Planning Director Warren advised it is quite firm; they have purchased the right-of- way. Member York asked if the applicant has plans for immediate development of the area. Mr. Wittman confirmed that they plan to go ahead immediately; they plan to construct facilities themselves and acquire leases. A letter was read from Mr. Irving Sutter protesting the zoning change to C-1 stating this would not service the convenience or economic need of the immediate community or be justified for public necessity and would be detrimental to the residential character of the area. Mr. Gilbert Dreyfus, 615 South Flower Street, Los Angeles, stated he is one of the owners of the property zoned R-3 on the north side of the road and has filed a letter in opposition to C-1 zoning and in approval of R-3 zoning on the south side. He said they developed a plan for commercial use in 1960 which the Planning Commission said would not be approved and which they withdrew. They later sold 6 acres to Mr. Sutter. He felt the issue now is whether the City wants two neighborhood centers competing with each other, or if they want a community center which will serve not the western part but the eastern part of the city. He felt it would not make sense to develop a center where people would have to walk acmoss the street. Mr. Dreyfuss expressed the opinion that Mr. Wittman's plan is premature. In the future the property may be rezoned commercial, but that should come after the freeway is in. -6- Mr. Irving Sutter, owner of 6 acres of C-N zoned property at Telegraph Canyon Road and Halecrest, stated that since purchasing the property in 1965 he has endeavored to develop the property into a community shopping center, but he has not been successful in obtaining a suitable market operator, although he has had a lease with T. G. & Y. for three years as an enducement to obtain a market. He had given A & P an option for a four month period, but a letter from them indicated they did not wish to exercise the option. One reason for the disinterest is the low volume of traffic on Telegraph Canyon Road at this time, and another is the fact that there is not enough residential development in the immediate area. Mr. Sutter indicated he had also attempted to lease to Safeway Stores, Mayfair, Lucky Stores, Michaels, Big Bear and Food Giant. Mr. Wittman called attention to a map showing all main roads within a 2 mile radius of the area, stating that a developer must know Chula Vista and its road system in order to be successful. Pointing out in particular Oleander Avenue, Nacion Avenue and Melrose Avenue, he declared that these particular roads are going to change the environment of this interchange drastically. T here being no further comment, for or against, the hearing was declared closed. Member York remarked that based upon the presentation of the property owners and the staff comments there appears to be a definite need for additional commercial zoning in this area, and since the property on the north is really two properties, as there is split ownership, and Mr. Dreyfus has expressed no interest in commercial zoning at this time on his property. As Mr. Wittman had summarized the problem very well, Mr. York said he would favor granting the zoning he requests. Mr. Rice observee that the C-1 applicant's property has better frontage as far as the freeway is proposed, but as Mr. Dreyfuss pointed out, there will be traffic from the east. It appears that it is not inconceivable that there could be commercial development on both sides of the street and both could be adequately used. The original applicant apparently is not considering commercial use at this time but is considering multiple use, or that he will hold until such time as he feels commercial development is justified. The applicant in this hearing states he is ready to develop now. Chairman Stewart stated that a great amount of patronage is going to be from the south, the development to the south is supporting the area. Member Gregson declared he does not believe they will get the generation of traffic that has been forecast, and he would be inclinced to rezone the whole area to the north as C-N, instead of this property. Member York stated it is not inconceivable that if this property is still available in a few years all of the property should be zoned C-1 and not C-N; C-1 is the proper zoning for both sides. MSC (York-Adams) Resolution of the City Planning Commission recommending to the RESOLUTION NO. 503 City Council the Rezoning of property at the south side of Telegraph Canyon Road between proposed Interstate 805 and Oleander Avenue be rezoned from R-1 to R-3-D and C-l-D, and that the setback be established at 15' -7- Findings be as follows: a. The interchange of this freeway with a major highway will create a tremendous volume of traffic which would justify a shopping center on this south side of Telegraph Canyon Road. Also because of this high volume of traffic projected at this interchange, a service station site would be justified; therefore the rezoning to C-I would represent good zoning practice. b. The rezoning to R-3 is dictated by good zoning practice because of the relation- ship of the property to the topography and zoning pattern of the area. The proximity of this site to the proposed freeway interchange will provide high-density development within easy driving range of many work centers. The motion carried by the following vote, to-wit: AYES Members York, Adams, Hyde, Rice, Guyer, Chairman Stewart NOES: Member Gregson ABSENT: None PUBLIC HEARING - Rezoning - Property south of "I" Street~ east of Garrett Avenue from R-1 to R-3 - Planning Commission initiated In response to a request from some property owners to study the zoning in this area, the Commission initiated a hearing to consider rezoning all properties which presently have two zone classifications. Director of Planning Warren submitted a plot plan of the area noting the property in question and stated that the zoning should be more property established as it relates to property lines. This being the time and place as advertised, the public hearing was opened. R. N. Garand, 328 "I" Street, asked for clarification of the properties concerned. There being no further comments, either for or against, the hearing was declared closed. MSUC (Gregson-Hyde) Resolution of the City Planning Commission Recommending to RESOLUTION NO. 502 the City Council change of zone from R-1 to R-3 for portions of those properties at 320, 326, 330, 332 "I" Street, and change of zone from R-3 to R-1 a portion of that property at 613-615 Garrett Avenue Findings be as follows: a. The existing zoning on a portion of the subject property is R-3 and it is the policy of the Commission to recommend the elimination of dual zoning situations whenever possible. b. In the immediate vicinity of the subject property (south of "I" Street five low density (duplexes or trip~exes), one-story developments exist. -8- PUBLIC HEARING - Variance (continued) - 669 East Manor Drive - Request for C-2 use on property zoned R-1 George The application was reviewed in which a request was made for permission to allow an 8' extension into an R-1 zoned area for the construction of a commercial structure which would face Broadway. Director of Planning Warren submitted a large plot plan pointing out that this type of zoning cannot accommodate commercial development as desired on Broadway. He sug- gested that the Commission initiate a change in the text of the zoning ordinance which would set up development standards for this sort of situation; rezone the lots in their depth for commercial and require landowners to build a 6' high masonry wall and landscape outside the wall. It is recommended that the variance application be filed and that rezoning and Ordinance Amendment proceedings be initiated for the April 1, 1968 meeting. Mr. William George, 670 Broadway, stated that plans for his proposed building now reveal that he would need a 12' instead of 8' extension into the R-1 zoning. It would, therefore, be necessary to amend his application. MSUC (Rice-Guyer) That the application for use variance at 669 East Manor Drive be filed without action. Thereafter the Commission set April l, 1968, as the date for public hearing to consider rezoning all lots of the 600 block of East Manor Drive and an ordinance to cover commercially zoned double frontage lots. PUBLIC HEARING - Variance - 238 Davidson Street - Request for reduction of rear yard setback from 16' to 5' - Thomas M. Haynes The application was read in which a request was made to reduce the rear yard setback from 15' to 5'. Planning Director Warren submitted a plot plan pointing out the irregular shape of the back portion of the lot and reminding that the Commission previously granted a reduction of setback on one portion of the rear yard. This being the time and place as advertised, the public hearing was opened. Mr. Thomas Haynes declared that in order to improve the lot he must have adequate use of the space. The rear of the lot backs on to a side yard which allows a 5' setback on that side. Mrs. Teresa Demara, 223 Guava Avenue, expressed the opinion that it could create a fire hazard and would not allow sufficient space to paint and maintain the building. She was advised that 5 feet is considered adequate for this purpose. There being no further comment, for or against, the hearing was declared closed. MSUC (Adams-York) Approval of the request for reduction of setback from 15' to 5' subject to the following conditions: -9- 1. A landscaping plan for the entire parcel shall be submitted for staff approval. A sprinkler system shall be provided for irrigation. 2. Existing trees on the site will be retained wherefeasible and shall be shown on the plot plan. 3. A 6' high solid fence or walt shall be constructed along the south property line. Findings be as follows: a. The requirement for open space of a 15' rear yard does not relate to the project and would represent an unnecessary hardship on the applicant. b. The rear lot line abuts an adjoining side lot line which permits a 5' setback. c. The adjoining property is developed within 5' of the south property line and the applicant has proposed the same setback for this parcel. d. The General Plan will not be affected. Request for approval of shopping center plans in C-N zone - Southeast corner of Hilltop Drive and Rienstra Street Hedric Greene A request in the form of a letter from the Fred B. Mitchell Co. was read. This request was to split a parcel of land located at the southeast corner of Rienstra and Hilltop Drive into three parcels. Planning Director Warren submitted a plot plan indicating the desired split which would result in a 150' × 150' service station site at the corner; a parcel with 8' frontage on Hilltop Drive, 150' deep, adjacent to the service station site for a proposed Speedee 7-Eleven store; and the remainder being left in an L-shape with frontage on Rienstra Street and Hilltop Drive. He expressed concern that approving the service station site would commit the Planning Commission to the subsequent approval of a Conditional Use Permit for a service station on that corner, and approving the Speedee 7-Eleven site in that location would apparently complicate future development of the remaining site area because of grading problems. Mr. Hedric Greene with the Fred B. Mitchell Co., 615 Ash Street, San Diego, appeared as agent for owners of the property. He stated the request for the split into three lots was made because the 150' X 150' corner parcel had been retained by the owner Rienstra and the balance sold to Mr. R. J. Lively. Mr. Riley Jo Lively, 3978 E1 Canto Drive, Spring Valley, stated that Speedee Mart wished to build a s~ore adjacent to the corner, and he felt this would leave sufficient area for ~other development beside Speedee Mart and facing on Hilltop Drive. As plans for grading and development of the remainder of the lot were not firm Mr. Lively suggested a postponement of the request. MSUC (Rice-Hyde) To continue for two weeks the request for approval of shopping center plans and that Mr. Lively meet with the staff in an attempt to resolve some of the apparent problems. -10- Request from Parking Place Commission for approval of proposed parking lot - 288 "F" Street The Parking Place Commission proposed that the property at 288 "F" Street be acquired for a public parking lot within the Parking District. This proposal was referred to the Planning Commission in order that they make a determination as to whether or not the use of this property for public parking purposes conforms to the General Plan. Planning Director Warren stated that to the extent that such detail is included in the General Plan, the use of this property for public parking is not in conflict with the General Plan and conforms to the Third Avenue and Civic Center Area Sketch submitted with the General Plan. MSUC (Guyer-Adams) Approval of the acquisition of land at 288 "F" Street for a public parking lot, with findings to the Council as previously stated. To be set for public hearing - Prezoning of certain CountS property north of "H" Street, east of Hilltop Drive Two pending annexations to the City, each of which consists of one residential lot, emphasize the need for prezoning areas adjacent to the City boundary. Section 33.75 (b) of the Zoning Ordinance permits the City to prezone unincorporated areas adjoining its boundaries, such zoning to become effective upon annexation. The staff recommends that this matter be set for public hearing for the April 15, 1968 meeting. MSUC (Rice-Guyer) Public hearing for the prezoning of property north of "H" Street, east of Hilltop Drive, be set for April 15, 1968. WRITTEN COMMUNICATIONS Planning Director Warren read a letter from Mr. Milo L. Berenson, Partner of Chula Vista Center, in which a request was made for an extension of 30 days for completion of the improvements, in the nature of additional parking area. The staff recommends approval of this extension as the present proposal for completion of the improvements seems more stisfactory than the original proposal. MSUC (York-Rice) To grant an extension of 60 days for completion of improvements at Chula Vista Center. Planning Director Warren read a letter from T. E. Bell for Kampground Enterprises in which a request was made for a deferment of the installation of public improvements-- curbs, gutters, sidewalks, at 3600 Edgemere. MSUC (Rice-Guyer) Deferral of installation of public improvements be granted in accordance with recommendations of City Engineer. -11- Planning Director Warren made an announcement of a League dinner to be held Friday, March 22, 1968 at Carlsbad. Any members wishing to attend should phone reservations to the Planning Department office. Member Rice asked the City Attorney what type of legal steps are contempleted in the event the neighborhood shopping center at Hilltop & Naples has not conformed with requirements by April. City Attorney Lindberg stated he would start by filing complaints. ADJOURNMENT MSUC (Rice-Hyde) Meeting be adjourned. Meeting adjourned at ll:30 p.m. Respectfully aubmitted, Helen Mapes Acting Secretary