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HomeMy WebLinkAboutPlanning Comm min 1970/09/14 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA September 14, 1970 The regular meeting of the City Planning Commission of Chula Vista, California, was held on the above date beginning at 7 p.m. in the Council Chamber, Civic Center, 276 Fourth Avenue, Chula Vista, California, with the following members present: Rice, Stewart, Adams, Chandler, Macevicz, Hillson and James. Also present: Director of Planning Warren, Associate Planner Lee, City Attorney Lind- berg, and City Engineer Gesley. APPROVAL OF MINUTES MSUC (Macevicz-James) Minutes of the meeting of August 31, 1970, be approved as mailed. Director of Planning Warren announced that requests had been received for with- drawal or continuance of four items on the agenda and the Commission concurred with taking action on those items first. PUBLIC HEARING (Cont.) - REZONING - 562 K Street - from R-3-G-D to R-3 - Mestler & Gentry A request by Mr. Mestler that this application be withdrawn was received by telephone on September 10. MSUC (Chandler-Macevicz) Application for rezoning of property at 562 K Street PCZ 70-R be filed without action. SUBDIVISION - HOLIDAY ESTATES, Unit No. 6 - Revised tentative map PUBLIC HEARING - VARIANCE - Holiday Estates Subdivision, Unit #6 (Hilltop & Orange) Fence setback, projection into side yard and offstreet parkinq - Jafro, Inc. Chairman Rice reiterated that a telephone request was received fr~m John Morgan that action on these items be deferred to the meeting of September 21. MSUC (Adams-Macevicz) Consideration of tentative map for Holiday Estates, Unit No. 6, and the public hearing on a variance application for this subdivision be continued to the meeting of September 21, 1970. RESOLUTION - Approving prezonin~ to P-C for property north of Otay Valley Road, South of Orange Avenue extension - George and Lucile Sears (Brand~wine) T he applicant requested that this item be deferred to the meeting of September 28. MSUC (Chandler-Macevicz) Action on the resolution approving prezoning for property PCZ-70-S north of Otay Valley Road, south of Orange Avenue exten- sion be deferred to the meeting of September 28, 1970. 9-14-70 page 2 PUBLIC HEARING (Cont.) - PREZONING - 4103 Otay Valley Road - from A-l(8) County to R-3-G (24 acres) and C-C 31 acres) - Louis C. Bur~ener Director of Planning Warren announced that this hearing actually involves prezoning of 70 acres of land, as advertised in public notice, lying along the southerly side of Main Street, west of Interstate 805. He stated the staff had included for consideration 15 acres lying between the applicant's 55 acre parcel and the freeway as it would be undesirable to try to consider one without the other. Mr. Warren pointed out on a plat the location and boundaries of the property, which is essentially vacant. The General Plan places the area in an industrial reserve, however, in view of the open space to the south, in a flood zone, and the adjacent residential use, some form of residential use might be more desirable. Mr. Warren reviewed the applicant's plan for development in which they propose 392 units, about half the number originally proposed in the County. This density would comply with the R-3-G zone requested. He advised, however, that the City Engineer's report states the sewer capacity in the area is presently inadequate to serve this development. Mr. Warren pointed out that the western 24 acres are separated from the rest of the parcel by a natural drainage channel. It is felt this drainage channel makes a logical boundary for the separation of various types of land use. Director Warren questioned the advisability of creating a regional shopping center at this site due to the already existing commercial zoning at a number of points along Freeway 805 as well as other sites in the County in this vicinity. Mr. Warren reported that the Planning staff feels the total 70 acre site should be planned as one unit. They propose a more suitable density for the 24 acres vould be one of the R-1 zones wi th R-3-G on the remaining land wi th possibly lO acres for a neighborhood shopping center. The continued public hearing was declared open. Mr. Daniel Grady spoke, representing the applicant, Mr. Burgener. He reviewed the history of attempts to develop this property in the County. Their proposal to the County Planning Commission was for residential development consisting of 892 units for the property adjacent to present R-1 development. They discussed the desirability of having a small area zoned commercial to provide services necessary to the residents of their property together with the neighboring residents. They were requested to develop a precise plan for the development (the plan was shown to the Commission). This plan provided for 55 acres for residential purposes, with 6 acres to be devoted to a neighborhood shopping center and 3-1/2 acres to be devoted to a visitor-motel facility. This plan did not receive final approval by the County due to a problem of the availability of sewer and the applicant was advised to discuss development with the City of Chula Vista. Mr. Grady expressed the feeling that this property should be developed to higher than R-1 density because of its proximity to the interchange and to the freeway; also that the proximity to the open space directly to the south is a strong factor in favor of developing the property to a higher density because this open space will be available to the residents. They feel it is necessary ~-14-70 page 3 to tie the east and west portions of the property together; therefore, they propose to enclose the drainage channel in a concrete culvert. It is their request that the property be classified to allow high density residential use, a small shopping center and visitor oriented commercial use at the northeast corner. Mr. Grady pointed out that if this project could be approved now, the sewer construction which is scheduled for 1971-72, would be completed by the time the buildings were completed. Member Chandler questioned the overall density that would result under the development of the 892 units. It was pointed out this wo~ld result in 23 units per acre. Mr. Grady expressed willingness to reduce the number of units to around 800.. Member Stewart asked if Otay Valley Road, which crosses the northwest corner of the property, would be left open, or if they plan to close it. Mr. Grady replied this is a detail which will be worked out according to the commission's desires. Member Hillson asked what assurance they have that the area to the south will remain open space. It was pointed out that since it is in a flood zone it will probably not be developed for a long time, if at all. Mr. Louis Burgener, the applicant, expressed his desire to c~perate with the Planning Commission. He stated that anything they propose to do in the area would be done in the spirit of improving the neighborhood. He had contacted all adjacent residents and they supported this type of development rather than some commercial use for the property. The Commission felt the public hearing should be continued and the staff directed to work with the applicant in developing an acceptable plan of development in general conformance with that proposed by the staff. MSUC (Adams-Macevicz) The public hearing on prezoning property at 4103 Otay Valley Road be continued to the meeting of September 28, 1970. SUBDIVISION - Rancho Rio~ Units 1 and 2 - Tentative map Director of Planning Warren advised this map cannot be considered until the prezoning has been approved. MSUC (Macevicz-James) Consideration of tentative map for Rancho Rio Units 1 and 2 be continued to the meeting of September 28, 1970. PUBLIC HEARING (Cont.) - CONDITIONAL USE PERMIT - Northwest corner of Trousdale Drive and North Glover Street - Truck freight terminal - Alec L. Cory Director of Planning Warren reviewed the request as discussed at t~e meeting o~ August 31. It was pointed out that the freeway and flood control channel will ~.-14-70 Page 4 be passing through the area which will change the land use and circulation pattern in the area as it will result in Glover Avenue and Trousdale Drive ending in cul-de-sacs. Mr. Warren also recounted the conditions proposed if the conditional use permit is to be approved. The chairman declared the continued public hearing reopened. Mr. Arnold Martin, realtor, 1909 State Street, San Diego, appeared representing the applicant and the proposed tenant, Alco Transportation Company. He stated the only problem in the conditions is with the lO~ landscaping strip along all street frontages, as that takes quite a lot of the property and may cause some concern to the tenant. The Commission agreed if this works a hardship it can be brought back for reevaluation. There being no other comment, either for or against, the public hearing was declared closed. Member Macevicz questioned the advisability of allowing heavy truck traffic on North Glover in view of the trailer park adjacent to this street. In answer to questions raised by the Commission, Mr. Arnold Martin pointed out that all of the property to the east of this area and abutting the future freeway is now zoned light industrial and with this zoning it will likely be developed as industrial property and these streets are the only outlets. MSUC (Adams-Hillson) Approval of conditional use permit for a truck freight terminal at the northwest corner of Trousdale Drive and North Glover Avenue subject to the following conditions: Conditions: (1) Access to the facility shall be limited to Trousdale Drive, and along North Glover Avenue to the future connection from North Glover Avenue to North Fourth Avenue. (2) A 10' landscaping strip shall be installed and maintained along all street frontages. Irrigation shall be by a sprinkler system. (3) The applicant shall work with the staff toward a goal of screening the loading docks with 6' high walls, as determined necessary and feasible. (4) Any floatable material shall be confined to a warehouse area. (5) The building shall be able to withstand inundation by water and velocities expected in the area. Findings are as follows: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well- being of the neighborhood or the community. 9-14-70 page 5 The trucking terminal is well located to serve the adjacent businesses with improved shipping and delivery service, b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. With the conditions imposed on access there will be no detrimental effect to the area, c. That the proposed use will comply with the regulations and conditions specified in the Code for such use. All regulations and conditions will be complied with. d. That the granting of this conditional use permit will not adversely affect the General Plan of the City of Chula Vista or the adopted plan of any governmental agency. The General Plan is not affected. PUBLIC HEARING - CONDITIONAL USE PERMIT - East side Otay Lakes Road, approximately 1-1/4 miles south of Bonita Road - Church site - New Testament Church Associate Planner Lee pointed out the location of the proposed church site which is presently in the County and prezoned R-l-lO and lying just west of the present city boundary which enclosed Bonita Vista Junior and Senior High Schools and Southwestern College. This property is a 7.73 acre site and was originally part of a 55 acre parcel prezoned for residential development, He submitted a detailed plan indicating the topography involved on this rather rough piece of land. Although this development would preclude east-west access to the adjacent properties, it is felt those properties can be developed without such access. Mr. Lee enumerated the conditions recommended if the request is approved. This being the time and place as advertised, the public hearing was opened. Mr. Tommy Beard, representing New Testament Church, the applicant, asked about condition No, 1 which requires the dedication and improvement of Otay Lakes Road as it did not specify the width required. The City Engineer advised this would ultimately be 51' from center line of the road. There being no further con~nent, either for or against, the public hearing was declared closed. MSUC (Chandler-Macevicz) Approval of a conditional use permit for the New Testament Church site at the east side of Otay Lakes Road, subject to the following conditions: Conditions: 1o Dedication and improvement of Otay Lakes Road shall be as recommended by the City Engineer. 9-14-70 page 6 2. Grading for the access drive shall be subject to staff approval and if feasible the grade should not exceed 10%. 3. A grading plan shall be submitted and approved by staff prior to the issuance of the building permit. Said grading plan shall insure ample sight vision at the intersection of Otay Lakes Road and the access road. 4. A landscaping and irrigation plan for all slopes created shall be sub- mitted using the following criteria: ao Slopes of 3 feet in vertical height or less shall utilize fine leaf ice plant such as mesenbreanthemum crocea or rosea. b. Slopes of 3' to 15' in height shall have the top 6 foot strip planted in a fine leaf ice plant as in (a), the balance to be planted with carpobrotus eduliso Substitutions may be considered by the staff. c. On all slopes greater than 15 feet, add to (b) one shrub or tree per 150 square feet, one gallon size minimum, to be selected by a landscape architect architect for deep rooting qualities as well as aesthetic values. d. All slopes and landscaped area shall be watered by a sprinkler system. The irrigation plan shall be submitted with the landscape plan. 5. A pedestrian walk shall be provided on one side of the access road° 6. The access entrance shall be landscaped and treated to provide an aesthetic and pleasant effect. 7. Ten per cent of the parking area shall be devoted to landscaping. 8. The area around the church shall be landscaped. Findings are as follows: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well- being of the neighborhood or the community. Future development will require additional community facilities in the area. bo That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. The adjacent properties can be developed as they exist and this proposed use would not be detrimental. c. That the proposed use will comply with the regulations and conditions specified in the Code for such use. 9-14-70 page 7 All regulations and conditions will be complied with. d. That the granting of this conditional use permit will not adversely affect the General plan of the City of Chula Vista or the adopted plan of any govern- mental agency. The general Plan will not be affected. Community facilities are usually located where there is a need for them. PUBLIC HEARING - CONDITIONAL USE PERMIT - 200 block Church Avenue - New and used car stora§e parkin9 - Castle-Plymouth, Inc. Associate Planner Lee passed pictures to the Commission showing conditions on the lot as it is presently being used. He also corrected the staff comments wi~h reference to the time limit requested, which should read December 31, 1971, the request being for a year and three months. Mr. Lee pointed out on a plat the location of the 100~ x 116' site, presently being used for storage of cars, zoned C-T, and adjacent to a service station. Land use across the street includes single family and apartment residences. The staff feels that since this is an existing condition there should be a reasonable time to phase it out, and recommend that temporary paving be required to hold down the dust; and that further consideration should be given to some type of treatment on the parkway area. Director of Planning Warren reported the receipt of a petition of protest containing 18 signatures. This being the time and place as advertised, the public hearing was opened. Mr. Gus Pappas, Attorney, remarked that he is not representing the applicant on this request, but as a disinterested bystander on the particular matter, he requested that the matter be continued for one week since Castle-Plymouth is not represented at this meeting. Mr. Bob Minear, stated that he represents approximately 70 per cent of the property owners located on Church Avenue and that he has a petition signed by 70 per cent of the land owners protesting the granting of a conditional use permit to Castle-Plymouth because "such permission would create a public nuisance and constitute physical absolesence to the area." He pointed out that adjacent residents are very unhappy because there is no parking area for the trucks that unload these cars; the trucks park in the street which is an imposition on the residents of Church Avenue. Chairman Rice asked if consideration had been given to requiring that unloading of the cars be done on the lot itself. Director of planning Warren expressed the opinion that to try to set forth conditions as to where the cars could be unloaded would be an impossible condition 9-14-70 page 8 to enforce and if that is a problem it should be considered in determining whether to grant the conditional use permit. MSUC (Macevicz-James) Public hearing on the application for conditional use permit by Castle-Plymouth, Inco be continued to the meeting of September 21, 1970. Member Stewart asked that a ruling be obtained from the Police Department regarding the legality of unloading the trucks on a residential street. PUBLIC HEARING (Cont./ - REZONING - Portions of the area bounded by Second Avenue and Fifth Avenue and C Street and~t~e north side of H Street - Phase I of City Rezon'i'n'~ Plan Director of Planning Warren remarked that as a result of testimony taken at the ~earlng on July 27 some cnanges hag been made in the proposed rezoninq an~ these changes wou~d be reviewed Dy Associate P~anner Lee. It was decided to consider the area covered by Phase I in sect~onso Section I. C Street to D ~treet. No objections were raised to the changes proposed at the previous hearing and as reflected on the plat. The Commission unanimously favored the zoning proposed. Section z. D Street to E Street. ~n E Street between Bank of America and P--~-d~ Insurance Builoing the vacant lot had been prnpos~d for C-U zone. but as a result of testimony at the hearing, the staff recommends that C-T zoning be extended from Third Avenue to the Prudential bui~din§. Member Adams expressed his objection to this C-T zoning. Five members ~f the Commission favored aporoval of the znnin~ as shown nn th~ map, with Member Adams dissenting, and Member Macevicz absent during this hearing. Section ~ E Street to F Street No objections had been raised to changes as shown on the map. The Commission unanimously favored the zoning proposed. Section 4. F Street to G Street. Mr. Lee reported the San Diego & Arizona Railway Company had withdrawn their previous protest against rezoning from C-C to R-3 their property between Center Street and Memorial Park; this change therefore remains on the proposed map. Mrs. Marjorie Miles, owner of the triangular shaped lot at Fourth Avenue and Center Street, spoke in protest of changing the zone from C-C to C-O. Mr. Lloyd Lee spoke in support of Mrs. Miles. He also spoke about the suggested ~hapg~. of~oning for property at Center and Landis, and then concurred ~na~ ~ne b-~ zone proposed is as flexible as can be applied. After some discussion concerning the triangular shaped lot at Fourth Avenue and Center Street, the Commission failed to support the change from C-C to C-O, with Members Rice, James and Adams in favor of the change and Members Stewart, Chandler and Hillson opposed. The Commission favored the other changes proposed in Section 4. Section 5. G Street to H Street. No objections were raised to the changes proposed and the Commission favored the zoning as proposed. 0-14-70 page 9 MSUC (Chandler-James) Recommend to City Council change of zone of portions RESOLUTION PCZ-70-U of area bounded by Second Avenue and Fifth Avenue, and C Street to H Street, as delineated on the map, with the exception of the lot at the northeast corner of Center Fourth Avenue which should remain under the present zone of C-C. Request for extension of time on Variance #69-11 - 282 Madrona Street - Bettye Peters MSUC (Adams-Chandler) Approval of extension of time for one year on variance #69-11 for 282 Madrona Street. OP~qL COMMUNICATIONS The Commission discussed the League of California Cities 72nd Annual conference to be held in San Diego on October 25-28, 1970. Mr. Warren advised there are funds in the budget to pay for hotel rooms for those Commissioners who can attend the conference. Members Stewart and Adams expressed their desire to attend the conference and requested that rooms be reserved at the Uo S. Grant Hotel. The Commission concurred with this expenditure. ADJOURNMENT MSUC (Hillson-Chandler) The meeting be adjourned to the meetings of September 21 and September 28, 1970. Meeting adjourned at lO:O0 p.m. Respectfully submitted, Helen S. Mapes Secretary