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HomeMy WebLinkAboutPlanning Comm min 1971/05/24 MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA May 24, 1971 The regular adjourned 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, Adams, Macevicz, Chandler, James and Hillson. Also present: Director of Planning Warren, Senior Planner Williams, Associate Planner Lee, City Engineer Gesley and City Attorney Lindberg. APPROVAL OF MINUTES MSUC (Macevicz-Chandler) The minutes of the Planning Commission meeting of May 17, 1971, be approved as mailed. Request for approval of 8'X16' Subdivision Si~n - Apollo Unit #2 Director of Planning Warren reported that the developer of Apollo Subdivision Unit No. 2 is requesting approval of tract signs for the subdivision. The ordinance provides for one sign for each principal entrance to a subdivision. This subdivider plans to place his model home area at the entrance near Melrose Avenue and wishes to place a sign in that area. Since there are two entrance drives he believes he qualifies for two signs and wishes to place a second sign, 8' X 16', on a bank at the westerly end of the subdivision, just south of East Rienstra Street. Since both drives enter from the same area on Melrose Avenue the staff feels this does not qualify as a second principal entrance to the sub- division. It is requested that the Commission give an interpretation of the ordinance in this matter. Robert Kolkey, President, Apollo II, Ltd., displayed a rendering of the sign they propose to use at the westerly end of the subdivision, contending it is a directional sign for the purpose of directing people on East Rienstra to turn on Melrose. The Commission felt directional signs should be limited to the size stipulated in the Zoning Ordinance and the proposed sign would not be in conformance with other provisions of the ordinance. MSUC (Adams-Hillson) Request by Apollo II for 8' X 16' subdivision sign be denied. Request for amendment to Conditional Use Permit for operation of Day Nursery - 544 Glover Avenue - Frank J. Bliss Director of Planning Warren reported this is a request for a minor change in one condition of the conditional use permit approved in November, 1970, to permit hours of operation to be 9:00 a.m. to 4:00 p.mo instead of 8:30 a.m. to 3:30 pom. Frank J. Bliss, applicant, was present but the Commission had no questions con- cer~ling the request or the operation. -2- 5/24/71 MSUC (Chandler-Macevicz) The request to change hours of operation of day nursery at 544 Glover Avenue to 9:00 a.m. to 4:00 p.m. be approved. PUBLIC HEARINGS: VARIANCE - 902 Third Avenue and 502 Broadwa~ - Request for second pole Si~n and reductiOn of side yard ~rom 10' to 0 - Mobil Oil CorporatiOn - Associate Planner Lee displayed plats of both service station sites indicating the location of the existing pole sign at each site and the location on the interior side property line at which it is requested to erect a second sign. He advised that the Ordinance provides for only one freestanding sign at a location and further that any freestanding sign must be 10' from the property line. He commented that a letter had been received protesting the granting of the variance request for the station at Third Avenue and L Street. The staff can find no justification for two freestanding signs at either location and has recommended denial. John Vrabel, engineer for Mobil Oil Corporation, reminded the Commission that these stations formerly had rotating signs and they had complied with the City Ordinance by making these signs stationary. He contended the stations at these sites need the additional signs requested and that granting the request would increase their volume of business. In answer to a question by the Commission, Mr. Vrabel reported that business is off about 30% at these stations since discontinuing their rotating signs; this applies to both repeat and new customers. Member James pointed out that if this request is granted, there will be about 68 others wanting the same thing within three months. Fred Drew, 1275 Banner Avenue, commented that it is not the size or number of signs which attracts him to a service station. As no one else wished to speak, for or against, the public hearing was closed. MSUC (Hillson-Chandler) The variance request for a second pole sign at 902 Third Avenue be denied. MSUC (Macevicz-James) The variance request for a second pole sign at 502 Broadway be denied. The Chairman advised the applicant of his right of appeal to the City Council within l0 days. -3- 5/24/71 PUBLIC HEARING: E1 Rancho del Re~ Development area A - Ota~ Land Company a. Chan~e in Prezonin~ - P-C to R-1 and R-3-G b. Planned Unit Developmen~ c. Tentative Subdivisioh Map Director of Planning Warren reported this is a request for prezoning 225 acres lying north of Telegraph Canyon Road, west of Southwestern College. The staff added 75 acres of land surrounded by the proposed development, but not owned by the Otay Land Company, for consideration of prezoning. The total area involved is 300 acres, with 61 acres proposed for R-3-G and the remaining 139 acres proposed for R-1. This is the first increment implementing the general development plan approved for 3100 acres plus land owned by others. The applicant will present the plans for the Planned Unit Development and action by the Commission should be delayed until June 7th, at which time a readvertised public hearing will be conducted to consider modifications to the P-C (Planned Community) general development plan. This being the time and place as advertised, the public hearing was opened. Carmen Pasquale, partner of Otay Land Company, advised that they are requesting a change in prezoning from Planned Community to R-1 and R-3-G, approval of the Planned Unit Development for 225 acres, and a tentative subdivision map on 97~ acres, located north of Telegraph Canyon Road and west of Southwestern College. This increment contemplates the construction of approximately 2200 dwelling units which conforms with the density approved in the Planned Community general development plan. Ron Calhoun, Wilsey and Ham, and Robert McFarland, Project Manager, presented and discussed plans for the proposed development. They indicated a variety of housing types, including single family, cluster dwellings and apartments. They also indicated the location of two elementary schools, two parks and a chain of open space which would connect the schools and parks. The street pattern was designed to afford a view of this open space at each "T" intersection as well as afford easy access from residential streets ending in cul-de-sacs abutting the open space. Plans for the R-3-G development were schematic only but provided for no direct access from Telegraph Canyon Road. The plans indicate access to the development would be from Otay Lakes Road via an extension of H Street and by two north-south arterials from Telegraph Canyon Road. An extension of East J Street from the present city boundary would come through this development. Director of Planning Warren pointed out that the proposed plans for the 75 acres under other ownership were included at the staff's suggestion to show how the total area could be developed. The Otay Land Company has filed a subdivision map only on a portion of the Planned Unit Development devoted to single family homes. Mr. Warren also discussed the necessary school sites and the open space. He spoke of the staff's concern over the concentration of 5,000 sq. ft. lots and felt this should be broken up by including 7,000 sq. ft. lots on some streets not adjacent to some type of open space. He also discussed the cut and fill grading proposed for the development. -4- 5/24/71 Associate Planner Lee discussed the density of the proposed increment of development and its conformance to the approved general development plan. City Engineer Gesley discussed the grading plans commenting that in some canyon areas the proposed fill was quite extensive. Fred Drew, 1275 Banner, expressed his concern that usable open space would not remain open very long and felt it might be better to use the canyons as open space since they are not usable. City Attorney Lindber§ advised that the usable open space as contemplated in this development would be subject to dedication to the City which would preclude later development of the property. Kathryn Moore, 1134 Tobias Drive, speaking for the South Bay Citizens Planning Committee, expressed their support of the annexation of this area to the City of Chula Vista, since they agree that some growth must be allowed. However, they believe that before this massive development is allowed all of the questions raised in the report entitled "A Livable City" should be resolved. Mrs. Moore enumerated six issues relating to the environmental impact this would have on the City, requested a traffic impact study, consideration of the tax impact on the present and future residents of the City. She pointed out the need for industrial park sites as well as school and recreational facilities. She commended the Otay Land Company on the inclusion of bike trails within their development and urged that bike trails paralleling Telegraph Canyon Road and H Street be included in the plan. Mrs. Moore advised this report would be presented to the Planning Commission in writing next week. Stanley Pocodowicz, l0 Palomar Drive, felt that before any development of this area is undertaken the overall drainage problem of the area must be defined. He questioned whether drainage water might be trapped in some canyons as the result of fill placed in some areas. City Engineer Gesley assured Mr. Pocodowicz that no improvement plans would be approved unless the drainage is properly taken care of. Myron Dalseth, 114 Guava Avenue, spoke about 10 acres included within the Planned Unit Development which is owned by Pilgrim Lutheran Church. He advised it was t~eir intent that the church itself would occupy about half of their parcel and the remainder might be developed with a retirement home under a program of the church. Mrs. Gary Krueger, 3859 Avenida Palo Verde, Bonita, representing the League of Women Voters, expressed their interest with the provision of housing on a wide ran§e for people of all incomes. She felt this large development will have a considerable social and economic impact on the City of Chula Vista. They are concerned with the time table for the development of housing and of parks and schools. In addition to selecting school sites, she felt some provisions should be made for the housing of the children in schools until new schools can be built. -5- 5/24/71 Virgil Clapp, llg9 Broadway, pointed out a parcel facing on Telegraph Canyon Road which he owns and expressed his desire that it be included in the planning stage and be zoned similar to the adjacent property. Louis deRyk Millen, Coronado, President of Strand-Crown Realty Co. and a former chairman of the Coronado Planning Commission, expressed the opinion that this is one of the finest residential subdivision plans he has seen. He commented that in Coronado there are many 50' X 140' lots which they wish they didn't have; the 5,000 sq. ft. lot with cluster type development has proven very satisfactory. In discussion the Commission expressed concern about the density and whether it was the same for the 75 acres as for the balance of the development. It was felt there was too great a concentration of 5,000 sq. ft. lots and that these should be broken up with more 7,000 sq. ft. lots included, particularly where they were not readily accessible to the open space. Favor was expressed with leaving the topography basically undisturbed along Telegraph Canyon Road and with the provision of open space at the end of the cul-de-sacs. It was also pointed out that some of the studies requested by the South Bay Citizens Planning Committee would be impossible to conduct before the property was developed. MSUC (Chandler-Macevicz) Continue the public hearing on the Planned Unit Development and change in prezoning for E1 Rancho del Rey Development Area A to a special Planning Commission meeting on June 2. PUBLIC HEARING: Brand~wine Phase II - AVCO Communit~ Developers, Inc. a. Rezoning - P-C to R-l-5 b. Planh~ Unit Development c. Tentative Subdivisi~on Map Associate Planner Lee advised this is a request for precise zoning for Phase II of the Brandywine development together with their Planned Unit Development application and subdivision map. He displayed a plat indicating the total area in this Planned Community, and delineating Phase I and Phase II. Phase II is adjacent to Valle Lindo Elementary School and contains 15~ acres with a 4~ acre park site adjacent on the south between Phase II and Phase I. He displayed a detailed plan showing the location of the dwellings on the 105 lots; these units are identical with those in Phase I and provide for open patio area and carports serviced from the alleys. The alleys would be dedicated. The staff recommends rezoning to R-1 rather than R-l-5 since R-1 will accommodate tile development requested with the granting of certain exceptions in square footage requirements. The subdivision map contains 105 residential lots, 4 open space lots, and the 4~ acre park site which is to be dedicated to the City with this developemnt. Mr. Lee enumerated conditions requested for approval of the tentative map. The conditions require the grading of the park site but do not include improvement except for the installation of a drainage pipe to carry storm water through the site. The applicant will provide landscaped recreational areas within the development. -6- 5/24/71 Member Chandler questioned the reduced square footage of some of the dwelling units and Mr. Lee pointed out these smaller sizes are allowed in the R-2 and R-3 zones. Mr. Lee also reminded the Commission that in approval of the original Planned Community development plan the overall density was 8 units to the acre, and there are under 7 units to the acre in this phase. He also pointed out that the open space on this plan is relatively flat and usable. This being the time and place as advertised, the public hearing was opened. William Rick of Rick Engineering Co., San Diego, representing AVCO Community Developers, Inc., commented that this second phase of the Brandywine Development follows as closely as one could hope the plan approved in the Planned Community. He reported that on the first phase the grading has been started and construction should start fairly soon. The first phase resulted in an option to the Chula Vista School District for a school site and this second phase will bring to the City the dedication of a park and will bring the master sewer line down to Sequoia Street. Mr. Rick stated they concur with the conditions recommended by the staff. Dan Salerno, architect for AVCO, discussed the architecture of the units, contend- ing it is their desire to develop very good living units, compact in size. He reported they have worked closely with F.H.A. and all units meet their requirements. This phase is the last of this particular design, and in Phase III the units will be larger and more expensive. As no one else wished to speak, the public hearing was closed. MSUC (Stewart-Macevicz) Recommend to the City Council the change of zone from RESOLUTION PCZ-71-L P-C to R-1 for 20 acres north of Sequoia Street, west of Brandywine Avenue MSUC (Stewart-James) Approval of Planned Unit Development for Brandywine RESOLUTION PUD-71-3 Phase II, subject to conditions enumerated in the staff comments. MSUC (Hillson-Macevicz) Recommend to City Council the approval of tentative map for Brandywine Phase II, subject to conditions enumerated by the Planning Department and by the City Engineer. Director's Report Mr. Warren reported that a request to annex to the City of Chula Vista was received from Mr. Fred Drew, owner of property at the southeast corner of Banner and Orange Avenue, which is contiguous to the city limits. The parcel contains 11,600 sq. ft. or .27 acre. It is uncertain whether LAFCO will approve a one lot annexation, but the staff recommends that the Commission authorize the staff to proceed with the annexation of this parcel. MSUC (Stewart-Macevicz) Approval of annexation of property at the southeast corner of Banner and Orange Avenue. -7- 5/24/71 Discussion of proposed Policy on provision of public facilities concurrent with development Mr. Warren referred to the draft of the proposed policy for provision of public facilities which was mailed to the Commission members and has also been referred to both school districts at the staff level. This policy is similar to that adopted by the City and County of San Diego. Senior Planner Williams enumerated the staff's recommendations as follows: 1. The Commission approve this policy and a procedure to implement the policy requiring the developer to make some provision for schools and have some certification from the school districts to the City that this has been done. 2. Recommend that the City Council support passage of Assembly Bill 1032 by the State Legislature. This is to permit dedication of land for school purposes as a condition of approval of final subdivision map. It is quite similar to the Quimby Act for parks, but this is for schools. 3. Recommend attempting to get changes in the State policy concerning the availability of construction funds. The Planning Department feels that in so,lie cases the State should permit the school district to take the risk that a school would be under utilized for a short period of time, rather than having students waiting for the construction of a new school. 4. The staff feels this policy is only an interim solution and would like to have the Commission direct the staff to begin work with the school districts on a comprehensive school plan to be adopted as an element of the General Plan. This would, in essence, put developers on notice as to where schools will be needed, get some school boundary problems worked out, and, hopefully, get things moving in the direction they should be going if the State legislation is passed. The Commission expressed agreement with these recommendations. City Attorney Lindberg advised that a public hearing should be held prior to adoption of this policy. The Chairman called for oral communications and there was no response. The meeting adjourned at 10:40 p.m. Respectfully submitted, Helen S. Mapes, Secretary Chula Vista Planning Commission