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HomeMy WebLinkAboutPlanning Comm min 1971/08/02 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA August 2, 1971 The regular meeting of the City Planning Commission of Chula Vista, California, was held on the above date beginning at 7:00 p.m. with the following members present: Rice, Stewart, Chandler, Adams, Hillson and Rudolph. Member Macevicz was absent at the beginning of the meeting (with previous notification) but arrived at the meeting at 7:50 p.m. Also present: Senior Planner Williams, Associate Planner Lee, Assistant Director of Public Works Robens and City Attorney Lindberg. Chairman Rice introduced and welcomed Mrs. Dorothy Rudolph, newly appointed member of the Planning Commission. APPROVAL OF MINUTES MSUC (Chandler-Hillson) Approval of the minutes of the meeting of July 26, 1971, as mailed. PUBLIC HEARING (Cont.): VARIANCE - Northeast corner Otay Valley Road and Brandywine Ave., Offsite advertising sign for Brandywine Subdivision - Mission Industries Senior Planner Williams reminded the Commission that this public hearing was continued from the meeting of July 26 in order to obtain clarification of the developer's wishes regarding the proposed sign. Mr. Richards, Project Manager of the Brand~ine development, has made it clear that he does not support this request since it does not have the approval of the Planning staff. A letter has also been received from Mike Pack of Mission Industries, Inc. requesting that the application for variance be withdrawn. MSUC (Adams-Stewart) Application for variance submitted by Mission Industries be filed without action. PUBLIC HEARING (Cont.): PLANNED UNIT DEVELOPMENT - Zenith II, American Housing Guild Associate Planner Lee pointed out the area under consideration which is located east of Interstate 805, south of San Diego Gas & Electric Company right of way and west of Greg Rogers Park and School. He indicated the park land presently owned by the City and also the boundaries which will result if the proposed land exchange between American Housing Guild and the City is consummated. -2- 8/2/71 Mr. Lee also displayed a rendering showing the details of the proposed develop- ment which would consist of 162 townhouse type units, one and two story buildings on approximately 23 acres. This would be a 15% density bonus over the number of units allowed with R-1 zoning. Mr. Lee indicated the extension of Raven Avenue through this development con- necting the adjacent subdivision to Palomar Street which was a definite require- ment of the City Council in approving the map for the adjacent subdivision. He suggested a modification of the circulation pattern in order to carry some of the traffic out on to Oleander Avenue. The developers are requesting two exceptions from code requirements: carports and parking bays instead of two-car garages and reduction in the minimum required floor space. They also propose private patio areas of 234-372 sq. ft. and a storage enclosure of 18 sq. ft. The staff feels that a minimum of 400 sq. ft. of private open space should be provided for each unit and that 2 parking spaces should be associated with each unit, with 1/2 space per unit set aside for guest parking. The staff feels that due to the parklike setting of this project and the other residential development in the area, this proposed development will not be in harmony with or complementary to the surrounding area, and recommends that the project be redesigned. Mr. Lee pointed out the possibility of assessing a park fee, which is presently under consideration by the City Council in connection with the adoption of a new Subdivision Ordinance. The proposed fee for park land would be approximately $218 for a single family unit, and for this proposed development that would be approximately $35,000 from this project. City Attorney Lindberg confirmed that the requirement for dedication of park land or payment of fees in lieu thereof is under consideration by the City Council and is expected to be adopted shortly. This requirement would be applied to developments which have not submitted a final map prior to adoption of the ordinance. This being the time and place as advertised, the public hearing was opened. Jerry Linton of American Housing Guild reported that the major obstacles of the land exchange have been resolved and it is their desire that the Planning Com- mission now consider their plans for the Planned Unit Development. Dale Naegle, 2210 Avenue De La Playa, La Jolla, representing the applicant, discussed the plans for the project, pointing out the cul-de-sacs and twisted streets designed for the purpose of keeping automobile traffic at a minimum speed. Automobile access is to the rear of the units only, with walkways leading to the front of the units where open space and landscaping is concentrated. Since the project is divided by a street, two recreation areas are planned. Mr. Naegle affirmed that the floor area of all units is below the minimum square footage required by City Code. He reported this will be an F.H.A. insured project and they insist on 400 square feet of yard space, but they will consider a portion of the open space in front of the buildings in determining the yard space provided for each unit. -3- 8/2/71 Mr. Naegle displayed floor plans of three models and an artist's sketch or perspective of the exterior elevations of the buildings which will utilize plaster and wood siding with composition shingle roofs. He reported they are trying to maintain continuity of design throughout the project. They have attempted in the arrangement of the buildings to create open space along the streets. With reference to the need for boat or trailer storage space, Mr. Naegle re- ported they are working with SDG&E on an arrangement to use a portion of their right of way easement for such storage area. Anthony Tiber, 1267 Raven Avenue, commented on a petition signed and presented by residents of that area protesting the alignment of Raven Avenue since they felt this would generate additional traffic through their tract. Kathryn Moore, 1134 Tobias Drive, asked the kind of recreational facilities they plan to provide, and also if there will be central laundry facilities. Mr. Neagle advised there will be a floor mounted washed and dryer in each unit and that the recreation area would include a swimming pool with cabana and restrooms and there will be open space for children to play. Anthony Tiber, 1267 Raven Avenue, again asked about the possibility of relocating the extension of Raven Avenue. Dale Naegle expressed the willingness of the developer to place Raven Avenue along the end of their development rather than through it. Associate Planner Lee reported that the alignment of Raven Avenue was rather firmly fixed after considerable discussion with SDG&E since they have existing towers and other facilities in the area. They were instrumental in determining the location of the street which would cross their easement and Mr. Lee would question whether this street could utilize any other portion of that easement. Mr. Lee also raised a question concerning the possibility of dedicating the streets within the development. He reported that this has not been discussed with the Planning staff. He felt the street pattern as presented would not meet the criteria of the Engineering Department and the City would not be interested in accepting those as dedicated streets. Jerry Linton, American Housing Guild, reported that he had discussed this matter with the Director of Public Works and that their concept is based on dedicated alley ways. These are concrete streets and they had discussed the possibility of using a wider street constructed of asphalt. Mr. Cole had advised that his department would study this and evaluate it and he did not make any commitment as to what would be the final outcome. Member Stewart commented that while the concept of this development is accept- able it does have weaknesses which need to be resolved before action is taken by the Planning Commission. Based on this concept he felt the developer is not entitled to the density bonus requested. -4- 8/2/71 Member Adams commented that in the past the Commission has frequently required changes in proposed developments which increase the price of the home to the buyer and there is a large segment of the society who can't afford to buy homes at today's prices. He felt this developer has made an effort to try to get the cost within the range of a lot of people who could not otherwise afford a home. Member Macevicz remarked that his concern is that the Commission does not allow an instant ghetto to be started with carports and small storage areas. Member Hillson concurred and pointed out the lack of sufficient private outdoor space and storage space. He commented he could not approve the design as it is, with regard to the decrease in floor space. He felt no density bonus could be granted on this plan. Member Chandler felt the developer should be requested to consider a basic re- design of the area in accordance with the staff recommendation, which would include adherence to minimum floor space as required by ordinance. Member Rudolph questioned whether the entire development was designed as low cost homes or if there would be some which were more expensive. Mr. Linton advised that this is not a subsidized housing program and basically the cost of the units would be in the low $20,000 bracket. Chairman Rice asked the developer if he would be interested in having this pub- lic hearing continued in light of the Commission comment and the staff recommend- ation. Mr. Linton favored continuing the hearing in order that the plan might be revised. MSUC (Chandler-Macevicz) The public hearing on the Planned Unit Development for Zenith II be continued to the meeting of September 8, 1971. PUBLIC HEARING: CONDITIONAL USE PERMIT - 1459-63 Melrose - Establish bar/restaurant in C-N zone - Kenneth A. Stephenson and Charles J. Fitzgerald Senior Planner Williams reported that the applicant is requesting approval to operate a beer bar in conjunction with a restaurant and to remain open until 12:00 p.m., which requires approval of the Commission. He pointed out the need for additional parking spaces to accommodate this type of use, since parking for the center was based on floor area and a restaurant requires parking based on seating capacity. Mr. Williams pointed out the 15' difference in elevation between this center and the adjacent residential use which should minimize any detriment to the resi- dential use. The staff recommends granting the extension of operating hours to 12:00 p.m., and approval of the conditional use permit subject to the provision of 15 additional parking spaces and that the planting areas in front of the store be replanted in conformance with the Landscape Manual. -5- 8/2/71 City Attorney Lindberg cautioned the Commission against getting involved in matters that are the concern of the Alcoholic Beverage Control Board, such as policing problems. He felt the Commission should accept the fact that this is a restaurant wi th the incidental sale of beer and determine how that land use is going to affect the neighborhood in terms of traffic, etc. Member Stewart commented that in adopting the C-N zone it was the intention to include only those uses which would be compatible to a residential neighborhood, and he felt any use requiring a conditional use permit in that zone should be subject to review and, if any detrimental effect is found, action to discontinue the use should be possible. He further felt the applicant should be made aware that this is a condition in granting the permit. Member Macevicz questioned the advisability of allowing the applicant to use parking spaces across the street to meet the required number of spaces; this would involve a safety factor for the pedestrians crossing the street. This being the time and place as advertised, the public hearing was opened. Charles Fitzgerald, 1034 Monterey Court, one of the applicants, confirmed that they plan to obtain the additional 15 parking spaces from the Alpha Beta Shopping Center across the street. Roy Hodgq354 Turquoise Court, commented that as a resident of the area he is opposed to allowing a beer bar in the residential area. He also objected to granting the request to remain open after ll:O0 p.m. The hours have been 7:00 to 11:00 since the C-N zone was established and he felt there should be no exception made in this case. He also asked the applicants to explain the type of operation they anticipate. If there are to be games, pool tables, or any- thing that would turn it into a beer bar, he is definitely opposed to allowing it in the C-N zone. Charles Fitzgerald again addressed the Commission affirming that it is their intention to operate on the basis of 50% food and 50% beer. He pointed to the need for restaurant facilities in this shopping center to serve the people who work there and have no place to get a hot lunch; it is their intention to present a working man's menu and they feel the sale of beer is necessary in this regard. He also felt it would be necessary to remain open until 12:00 p.m. to make the operation successful and pointed out that they had not requested a 2:00 a.m. closing as is customary with beer bars. He also affirmed that the additional space at 1463 Melrose would be leased for the purpose of installing pool tables in a room adjacent to the restaurant. He felt this would not interfere with a family type restaurant. As no one else wished to be heard, the public hearing was closed. Member Adams commented he was rather dubious about this operation if it is to include pool tables as well as the serving of beer, and he does not agree on the extension of the hours to 12 o'clock. -6- 8/2/71 Member Hillson remarked that he has seen pool parlors which presented no problem and he has seen restaurants and beer bars run separately without any problem, and he could foresee no problem with combining the two. While he would not support extending the hours beyond 11:00 p.m., he felt that, subject to review, the conditional use permit should be approved. Member Stewart expressed the opinion that the type of operation discussed here would not be compatible in the C-N zone or in a residential area. Member Macevicz commented that he had mixed feelings concerning this application. He could see the need for restaurant facilities in the area and, as long as the alcoholic beverage is incidental to the food, he would support the application with the exception of the extension of hours. The question of the operation of the pool tables in the C-N zone was discussed, and Senior Planner Williams suggested that the hearing be continued in order to obtain an opinion from the City Attorney who had left the meeting for another appointment. Chairman Rice asked the applicants if they would accept a condition excluding all games from this operation; if not, a continuance of the hearing would be necessary. Kenneth Stephenson, 1430 Nolan Avenue, indicated they would need additional time to consider this if the pool tables would not be permitted, since it would affect the lease which they have obtained for the adjacent room. He agreed to a con- tinuance of the meeting to August 16. MSC (Chandler-Hillson) The public hearing for consideration of a conditional use permit to establish a bar/restaurant in the C-N zone at 1459-63 Melrose be continued to the meeting of August 16, 1971. The motion carried by the following vote: AYES: Members Chandler, Hillson, Rudolph, Rice, Stewart and Macevicz NOES: Member Adams ABSENT: None -7- 8/2/71 SUBDIVISION: Tentative Map of E1 Rancho del ReS Unit 1 Associate Planner Lee discussed the revised tentative map for this subdivision which was submitted after the Commission had approved a tentative map subject to numerous conditions and with the provision that unresolved problems be brought back to the Commission. He pointed out that one of the major problems had been the proposed development of lots which could not be reached by dedicated streets to be constructed with the subdivision. These lots have not been excluded from the map, resulting in the development of 76~ acres with a total of 249 lots, with the minimum lot size 5,000 sq. ft. and the average nearly 6,000 sq. ft. Mr. Lee reported that agreement has not been reached on all matters concerning bike routes or the improvement of streets and these items are covered by con- ditions recommended by the staff for approval of the tentative map. He commented that the City Attorney has requested that another condition be considered, which is that the developer would agree to the payment of fees in lieu of parks and open space in accordance with the ordinance presently under consideration by the City Council, and if adopted this would be imposed as a condition of the final map. He felt that basically the open space areas are in conformance with the ordinance, but this is to assure the City that all of those conditions would be met. The City Attorney has asked that this be included as a condition of approval. Senior Planner Williams read the condition proposed by the City Attorney as follows: "That the developer shall understand and agree that in lieu fees for parks and open space, in accordance with the ordinance presently under consideration and as may be adopted, be imposed as a condition of the final map." Ron Calhoun, Wilsey and Ham, commented that it has been the intent of the Otay Land Company to develop the open spaces, and if this is not done the agreement to the in lieu fees would be acceptable. He did not believe that alternate would be necessary. He felt the matters concerning the development of the streets and bike paths could be resolved between themselves and the staff. MSUC (Macevicz-Hillson) Recommend the approval of the tentative map for E1 Rancho del Rey Unit 1, subject to the conditions enumerated by the staff, including the condition for payment of in lieu fees, and the provision that any difference which cannot be resolved by the staff will be brought to the Commission. SUBDIVISION: Tentative Map of E1 Rancho del ReS Unit 2 Associate Planner Lee discussed the map for Unit 2, which lies directly north of Unit 1. This is 23 acres with a total of 192 units designed for townhouse develop- ment, with the lot lines extending just beyond the boundaries of the buildings. At the request of the staff, the developers have designated a boat storage area; however, the staff is concerned about the location since it utilizes an area which was primarily usable open space, and it is the staff's reco~endation that this storage area be divided into two or three smaller areas distributed through the development for the convenience of the residents and to eliminate traffic problems in reaching them. Mr. Lee called attention to the conditions of the Planning and Engineering Departments for approval of the map but felt there were no particular problems. -8- 8/2/71 Member Hillson questioned the use of the boat storage area since he felt it might not be used unless the owners could be guaranteed some security for their boats. Senior Planner Williams pointed out that in any type of housing units people are not prevented from owning campers and boats, and in this kind of a develop- ment there is no place to park them unless some provision of this type is made. City Attorney Lindberg pointed out that the desirability of having the storage area is because of the burden placed upon the entire community if such an area is not available. Carmen Pasquale, partner in Otay Land Company, felt the requirement for these storage areas is reasonable and there should be no problem in distributing them throughout the project. He expressed agreement with the conditions recommended by the staff. Senior Planner Williams reported that the City Attorney has again requested that the condition concerning park dedication or in lieu fees be applied to this development. Mr. Pasquale indicated acceptance of this condition. MSUC (Chandler-Macevicz) Recommend approval of the tentative map for E1 Rancho del Rey Unit 2, subject to the conditions recommended by the staff, including the in lieu fee provision for park land. Director's ~eport Senior Planner Williams reported that Director of Planning Warren will be on vacation for the next three weeks. Also, that Mr. Bill Robens, Assistant Public Works Director will be attending Planning Commission meetings to represent the Engineering Division. Commission Comments Member Hillson reported that he noticed numerous signs in front of the residence at 618 E Street advertising water beds. This will be referred to the Zoning Enforcement Officer for investigation. Oral Communications Kathryn Moore, 1134 Tobias Drive, called the Commission's attention to the fact that the tree which was destroyed in front of the Roman Spa has not been replaced and she suspected there was something intentional about the destruction of the tree in the first place because the ivy was also destroyed. They were possibly concerned about their sign being hidden. -9- 8/2/71 Chairman Rice commented that the destruction or loss of landscaping materials in shopping centers is quite com~n and it seems ve~ difficult to get replace- ments made so that the center ends up with half the landscaping desired. A~journment The meeting adjourned at 10:00 p.m. Respectfully submitted, Helen S. Mapes ~ Secreta~