Loading...
HomeMy WebLinkAboutPlanning Comm min 1970/07/06 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA July 6, 1970 The regular meeting of the City Planning Commission of Chula Vista, California, was held on the above date beginning at 7:00 p.m., in the Administrative Conference Room, Civic Center, 276 Guava Avenue, Chula Vista. The following members were present: Rice, Stewart, Macevicz, Chandler, Adams, James. Absent: Hillson (with prior notification). Also present were Director of Planning Warren, City Attorney Lindberg, and Assistant City Engineer Gesley. APPROVAL OF MINUTES Approval of the minutes of the meetings of June 15 and June 22, 1970. MSUC (Chandler-James) Minutes of the meeting of June 15 and June 22, 1970, be approved as mailed. PUBLIC HEARING - PREZONING: North of Telegraph Canyon Road - Otay Lakes Road to "P-C" - Otay Land Company Director of Planning Warren explained that this was a public hearing to consider prezoning this property to P-C which is a planned community zoning and that this will be the first time that they have used this particular zoning in Chula Vista. This item involves 3100 acres owned by the Otay Land Company, whose ownership is generally north of Telegraph Canyon Road and west of Otay Lakes Road, but, they also own a considerable portion on the east side of Otay Lakes Road. It was pointed out that the main purpose of the P-C zone is to give approval of the concept of development. Mr. Warren then advised the Commission that the staff does not assume that they should take any action at this time. Director Warren began by reporting that copies of the Land Use Plan and reports were sent to several agencies and the notice of the hearing was sent to over 450 property owners around the area involved. Mr. Warren continued his presentation advising the Commission that the staff does have several observations to make. The following is a brief summary of them: Circulation: The County Planning Department had done no detail planning for this area and are not in a position to comment specifically except to observe an apparent conflict between the County General Plan and this Plan in regards to the proposed shopping center at Interstate 805 and H Street. The Division of Engineering suggests that better vehicular access from this project to the north is necessary. The planning staff believes that the Planning Commission and City Council should consider the adoption of standards for the development along Telegraph Canyon Road and H Street in order to assure that the proper aesthetics would be utilized along these streets. Page 2 Parks and Open Space: The staff has been working with the Department of Parks and Recreation in preparing a Parks and Recreation Master Plan. The staff expressed the feeling that there are not enough parks and usable open space proposed for this development. Commercial areas: A regional shopping center is proposed which represents about 90 acres. There are also plans for several smaller shopping and convenience centers which the staff recommends should be kept to a minimum. Public Facilities and Schools: The staff suggested that at least two additional elementary sites and one additional high school and junior high school sites will be required besides those already proposed in the Plan. Fire Stations, Police Facilities and Library: At least two fire stations will be required. No comments have been received regarding the police facilities or a branch library. Residential: The staff believes the density of the development, which is approximately 35,000 people on 3100 acres is quite reasonable. The Plan proposes a complete range of housing types and will provide housing for low and high income families. The staff believes that with this density, the basic topography features can be retained. Director Warren closed his presentation by suggesting that the Commission have the applicant make his presentation and receive comments from the floor. No recommendation from the staff will be submitted at this time, because they feel they should hear comments from the public and suggest that the Commission continue the hearing to July 20, 1970. This being the time and place as advertised, the public hearing was opened. Mr. Carmen Pasquale, a partner of the Otay Land Company, began his presentation by speaking of the extensive studies, evaluations and analyses covering all facets of this development. Mr. Pasquale advised that their Plan of 3100 acres provides for approximately 13,000 dwelling units and a population of more than 35,000 people and that, when fully developed, Rancho Bonita will increase the population of Chula Vista more than 50%. Mr. Ron Calhoun of Wilsey and Ham in Arcadia began his presentation by explaining how they undertook several studies in regard to land use, view, access, drainage, topography and other features that tie a com- munity together. Mr. Calhoun explained that several meetings were held with the Planning Department, Engineering Division, City Attorney and the City Manager of Chula Vista. Meetings were also held with the Otay Municipal Water Company, San Diego Gas & Electric Company, State Traffic and the Division of Highways. Information gathered from these agencies was utilized in feasibility studies for the develop- ment. Mr. Calhoun then discussed the circulation element of the Plan and explained why H Street was taken out of Rice Canyon, Mr. Calhoun spoke of the regional shopping center which would be located at the Southwest quadrant of H Street and Interstate 805, explaining that a complete market analysis was conducted by Real Estate Research Corporation. He also told Page 3 of the proposed recreation center and wilderness park and their plans to enhance the natural vegetation of this park. He said that industry was rejected as a possible use to the area because of the topography and general location. Mr. James Hutchinson of Wilsey & Ham in Arcadia spoke next continuing the presentation in regard to utilities, schools and traffic situation. Based on their studies, they feel that two additional elementary schools and one or two junior high schools will be adequate. Mr. Hutchinson explained in detail the present traffic situation and their proposed plans regarding expansion and access of existing and new roads. Mr. Calhoun spoke again, referring to several renderings, on landscaping and their proposed ideas on the development of the landscaping. Mr. Pasquale informed the Commission that the Equestrian Center would be owned privately and would be available to the Public. Member Macevicz commented on the first unit to be developed in the south- east section near the Southwestern College explaining that he felt that once this was developed and occupied, there would not be enough schools in the area to handle all of the children. Mr. Pasquale said that he realized that he must work closely with the school authorities as to the projection of the schools, and plans to meet with the school districts shortly to work out the problems of concern regarding the location of the schools and the number of schools that may be required. Mr. Bernard Hauser, Chula Vista City School District, commented regarding the possible need for more elementary schools besides the ones proposed. Their studies at present reveal the need for two additional schools. Mr. Vernon Ballard, representative of the Sweetwater High School District informed the Commission that Hilltop High School, Bonita Vista High School and Bonita Vista Junior High School are almost full to capacity, and he believes the minimum need for this development is one high school and two junior high schools. Mr. Verne Wolfe, Southwestern Business Manager for Sweetwater Junior College District at ~outhwestern College said his main concern is access and roads. The proposed H Street extension cuts through one corner to the college just below the new stadium and parking lot undergoing develop- ment at this time. They would like to know how much of their property is going to be taken. He also feels that it is essential that a back road be brought in off Telegraph Canyon Road into the back of Southwestern College in order to insure the public access to and from the parking area and recreation facilities and ease the burden that exists at Telegraph Canyon Road and Otay Lakes Road. Mrs. Kathryn Moore, 1134 Tobias Drive, Chula Vista, of the South Bay Citizens' Planning Committee, indicated that the plan looks good, but she is concerned about the effect of construction along Telegraph Canyon Road and Otay Lakes Road which would destroy the natural beauty and open Page 4 space environment of the area. She asked for strict development controls to be adopted in these areas. Mr. Michael Poe, South Bay Young Historians, Historical Society of South Bay Anthropology Club at Southwestern College, is concerned with the total loss of historic and prehistoric sites and requests written permission from the land developer to survey this area for sites of historic or prehistoric nature in an attempt to save them for the heritage of the South Bay area. Mr. Stanley Frenzel, 828 Delaware, Imperial Beach, owns acreage to the northeast of this property and he suggests the possibility of 10 or 30 acre parks to substitute for the agricultural land being absorbed in this development. Mr. Gus Chatham, 4430 Vista Coronado, is concerned with the equestrian community around his area and the access to the area. He also feels the developers should provide for more school sites. Mr. Richard Glenn, South Bay Citizens Planning Committee, would rather have an industrial development where the regional shopping center is proposed so that there will be available employment locally for this development. He is also concerned with the disposal of sewage. Mr. Glenn also asked why the equestrian area will have guards at the gate and if the community center is private or public. Mr. Louis Kaiser, 3855 Grevillea Way, Bonita, is concerned with the proposed access road, Route B. At the entrance of this area are old grevillea trees, and he would not like to see these trees destroyed as such a street would destroy the character of the area. Mr. Howard Gesley, Assistant City Engineer for Chula Vista referred to the · proposed access Road on the Plan, Route B, and explained that if the road is going in there, the trees need not be destroyed. Mrs. Piastro, Vista Coronado Drive, said that she did not understand exactly what prezoning meant and what exactly was the hearing to accomplish this evening. Director Warren answered her by explaining again the purpose of the planned community. Mr. John Bibbo, 805 Lori Lane, was concerned that the two schools, Hilltop High and Bonita Vista High would become wealthy high schools and the new proposed high school in the low income housing would become a low income school and though~that we should be careful not to cause segregation by income. Mrs. Frank Luxom, 869 Dover Court asked what would prevent the Commission from rezoning the proposed housing (4 Lots per acre) in the next few years to allow apartments to be constructed in the area. Chairman Rice explained that there was nothing to prevent anyone coming before the City to request rezoning, but, it does not mean that it would necessarily be granted. There would have to be some finding to justify this change. Chairman Rice then suggested that Mr. Calhoun try to answer some of the questions that were raised. Page 5 Mr. Calhoun said that they do plan to work closely with the school districts in regard to the school sites which will be needed. He said that the expansion of the utilities are the responsibility of the developer and the City and explained that the problems would be worked out. He answered the question on the Community Center saying it would be public. The equestrian center is a private development. On the school segregation problem, he answered that they have located several areas that are of different pricing structures in order not to create this type of problem. Mr. Pasquale wanted to clarify the question regarding the schools and said that it has not been decided definitely where the location of the schools will be at this time. He also spoke on the General Plan of Chula Vista and explained that their Plan would represent an amendment to the General Plan. Director Warren stated that the required number of school sites will be reserved, that the real problem relates to the provision of schools and other public facilities coincident with development. There being no further comments, either for or against, the public hearing was closed~ MSUC (Stewart-Adams) To continue the public hearing until July 20, 1970. PUBLIC HEARING - ZONE CHANGE - 315 L Street - from R-1 to C-C - Donald and Phsllis Learned The applicant has requested that this item be continued until the meeting of July 20, 1970. MSUC (James-Chandler) Recommended to continue the public hearing until July 20, 1970. PUBLIC HEARING - CONDITIONAL USE PERMIT (Continued) - 582/584 F Street - Request to use lot zoned R-3 for a parking lot in con- junction with commercial enterprise - Morris Naiman, et al Director Warren discussed briefly the applicants request for a conditional use permit for a parking lot in conjunction with a restaurant on F Street. Mr. Warren ad vised the Commission that the staff recommends denial of this request because of the availability of additional commercially zoned land adjacent to this site and because this would be an unnecessary intrusion into a residential area. This being the time and place as advertised, the public hearing was opened. David Block, Attorney, 835 Bank of America, San Diego, referred to the Code R-3 zoning in that it sets forth accessory uses and conditional uses and commercial parking lots and off street parking lots according to Article 8. Mr. Block, representing the applicant, feels that the Com- Page 6 mission should approve this request because the owner has a right to make the best use of his property as long as he doesn't infringe on the law or someone else's rights. He feels the applicant will be improving the area considerably. There being no further comments, either for or against, the hearing was declared closed. Member Chandler feels that the staff is correct in recommending denial of the request, because it would be an intrusion into a residential area. Member Adams feels it is significant that the adjoining property owners have not expressed their objection to this request, because they wish to further the commercial zoning along F Street, but, the City does not wish to extend the commercial zoning along F Street and recommends denial. Chairman Rice discussed the pros and cons of this request with the members of the Commission, and it was noted that a parking lot would probably be better than the present rundown state of the duplex located on this property at present. The Commission decided that if the applicant agreed to their conditions, then it would be better to have the parking lot than to leave the area in its present state. Mr. Block said that they would~ certainly be willing to abide by the conditions that the Commission sets forths. MSUC (Adams-Macevicz) Application for Conditional Use Permit for 582/584 F Street for parking lot in conjunction with a restaurant project be approved subject to the following conditions: 1. A decorative masonry wall 5' in height shall be constructed at a 10' setback along the eastern property line, at a O' setback along the south property line, and that a 3 1/2' high masonry wall be construction at a 10' setback from the northern property line. 2. All areas of landscaping including the parkway shall be watered by an irrigation system and shall be maintained in a healthy growing condition. 3. No access shall be granted to Ash Avenue. 4. The alley used for access shall be improved in accordance with adopted City standards for a distance of not less than 125' south of F Street. Findings be as follows: 1. 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 ~i:inity, or injurious to property or improvements in the vicinity. Adjacent properties would not be affected by the use as screening will provide adequate separation from the proposed use. 2. That the proposed use will comply with the regulations and conditions specified in the Code for such use. It will comply with all regulations and conditions. Page 7 3. 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 will not be adversely affected. PUBLIC HEARING - VARIANCE - West of Third Avenue, between K and L Streets - Request for revolvin9 sign 50' high - Vons Market & Longs Dru~ Store The applicant has requested that this item be continued until the meeting of July 20, 1970. MSUC (James-Chandler) Recommended to continue the public hearing until July 20, 1970. PUBLIC HEARING - VARIANCE - 881 Dover Court - Request for a reduction of rear yard setback from 20' to 12' - Frederick A.~ Hahn Assistant Planner, Ken Lee, presented the request explaining the physical characteristics of the property and advising the Commission that the staff recommends approval of the setback reduction to 12' on the condition that has been found by the staff. This being the time and place as advertised, the public hearing was opened. There being no comments, either for or against, the hearing was declared closed. MSUC (Stewart-James) Approval of the request for a reduction of rear yard setback from 20' to 12' at 881 Dover Court by Frederick A. Hahn subject to the following condition: That a minimum of 5 feet of level ground be provided east of the proposed addition. Findings be as follows: 1. That a hardship peculiar to the property and not created by any act of the owners exists. Because of the location of the house on the lot, the owner would be able to make no improvement without encroaching into the rear yard setback. 2. That this variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same zone and in the vicinity of the subject property. The Commission has in the past approved reductions in rear yard setbacks when there would be no detriment to adjacent property. 3. That the authorizing of this variance will not be of substantial detriment to adjacent property and will not materially impair the public interest. Page 8 The improvement would cover only 16% of the rear yard; furthermore, because of the grade difference to the rear of the property no future development would be affected. 4. That the granting of a variance will not be contrary to the objectives of the General Plan. The General Plan is not affected. PUBLIC HEARING - VARIANCE - 1179 E. Frontage Road - Request for approval of directional si~n m~asurin~ 8' x 16' - Frank and Anthon~ Bal~Strierl Director Warren explained that this was a Council referral concerning an appeal for permission to erect an 8' x 16' wooden sign, 5 feet above the ground facing Palomar Street. The applicant feels it is necessary to have this sign in order to locate the access to his establishment. The Commission did grant the request of this sign, but it was determined by them that the sign should contain no more than 20 square feet and no higher than 10 feet. The applicant appealed this decision to the City Council, which felt that he had new information that had no been stated to the Commission and referred him back to the Commission. The applicant had stated that his lease was a temporary one and a permanent sign could not be built at this time. The staff still believes the sign is unnecessarily large and feels it would become a maintenance problem, The staff recommends approval of the sign for one year. This being the time and place as advertised, the public hearing was opened. Mr. William Cameron, Attorney, representing the applicant, presented pictures for the Commission to refer to. He said that the sign is needed and that he is willing to accept the conditions of the staff if they will be allowed to utilize the existing sign for a period of one year. Chairman Rice suggested, since it is a temporary sign, that they will agree to it for a period of one year at which time the owner must remove the sign. He asked City Attorney Lindberg what type of provision they could envoke in order to insure that at the end of the one year period, the sign would be removed~. Attorney Lindberg explained that the applicant, at this time, must agree that the sign would be a nuisance after a one year period and would have to be removed at the cost of the applicant. There being no further comments, either for or against, the hearing was declared closed. MSUC (Stewart-James) Sign in question be approved in accordance to the recommendations of the staff for a period of one year, at which time the applicant will remove the sign at no expense to the City and submit a plan of a sign that would be acceptable. Page 9 SUBDIVISION - Chula Vista Garden, Unit #6 - Final Map Assistant Planner Ken Lee, presented the request referring to the map and advising the Commission that the staff does recommend approval of the final map subject to the staff's conditions, which he delineated. MSUC (Macevicz-James) Subdivision - Chula Vista Garden - Final Map, Unit #6 be recommended for approval, subject to the following conditions: 1. Lot 54 shall be preserved for future street purposes until such time as determined unnecessary by the Director of Planning. 2. The final map shall not be submitted for Council action until corrections are made to the map in accordance with the check sheets, all fees are paid and all necessary bonds, agreements, deeds, letters, improvement plans and easements, as required by the City Engineer, have been delivered to the City. REQUEST FOR VACATION OF PUBLIC RIGHT-OF,WAY - Temporary alignment of East J Street Director Warren submitted the request of the Division of Engineering advising the Commission that the purpose of the temporary alignment was to provide for the construction of a bridge, by the State Division of Highways, over Interstate 805 Freeway on the permanent alignment of East J Street. The staff recommends approval of the vacation in accordance with the following condition:- Reservation of public right of way for Nacion Avenue. MSUC (James-Stewart) Request for vacation of public right-of-way of the temporary alignment of east J Street be approved subject to the condition. Director's Report None Oral Communications None Adjournment The meeting adjourned at 10:30 p.m. to the meetings of July 20 and July 27, 1970. MSUC (Macevicz-Chandler) Res~e~ctful ly submitted, Darlene Ames ~- Acting Secretary