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HomeMy WebLinkAboutPlanning Comm min 1973/10/10 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA October 10, t973 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: Macevicz, Whitten, Chandler, Rice, Rudolph, Swanson, Wilson, and ex-officio member Anewalt. Also present: Director of Planning Peterson, Associate Planner Lee, Environmental Review Coordinator Reid, Assistant Director of Public Works Robens, Associate Engineer Daoust, and City Attorney Lindberg. Chairman Macevicz led in the pledge of allegiance to the flag followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (Whitten-Rice) The minutes of the meeting of September 19, 1973 be approved as mailed and the minutes of the meeting of September 26, 1973 be approved with the correction to show that it was Chairman Macevicz who adjourned the meeting. 1. Consideration of request for deferral of public improvements - 623 Telegraph Canyon Road, Chula Vista Alliance Church Director of Planning Peterson advised that since the ultimate alignment of Telegraph Canyon Road has not been established, it is recommended that this request be approved subject to the posting of a surety bond to guarantee the future installa- tion of the required improvements. MSUC (Chandler-Whitten) The request for deferral of public improvements at 623 Telegraph Canyon Road be approved subject to the conditions enumerated in the report. 2. Consideration of Precise Plan for development at 428 H Street - San Diego Gas and Electric Company Associate Planner Lee pointed out this is the last piece of property on the south side of H Street to be developed under the C-O-P zone established a few years ago. Located between the SDG&E district office and Balboa Bank, it is proposed for development as a parking facility for 28 SDG&E employees. An exit only driveway would be provided on to H Street, with the entrance from Fig Avenue. Mr. Lee noted the conditions relating to signing, landscaping and a zoning wall. Commissioner Rice questioned the feasibility of permitting cars to exit on to H Street due to the proximity of the Balboa Bank driveway. Commissioners Macevicz and Whitten agreed and suggested having no driveway opening on to H Street. Bob Baumgarten, representing San Diego Gas & Electric Company, pointed out their desire to relieve parking and traffic congestion on Shasta Avenue. It is their intent to use this parking lot for 18 company owned vehicles with the remainder of the parking spaces to be used by employees, leaving the lot south of the office available for customer parking and eliminating the need for parking on the streets. He felt the most efficient traffic pattern would be for cars to enter from Fig Avenue and exit onto H Street. They would not anticipate a large flow of traffic in and out of the proposed parking lot since the company trucks would normally leave in the morning and be returned to the lot in the evening. Planning Commission Meeting -2- 10/10/73 Mr. Baumgarten indicated that with a l0 foot landscaped strip at the front of the lot, it would be necessary to reduce the landscaping at the rear and in the island in order to accommodate the desired number of parking spaces. He also requested consideration of permitting a redwood fence at the rear of the lot rather than the specified 6 foot masonry wall. He was advised the zoning wall is required by ordinance. Commissioner Rice suggested reducing the front landscaping and routing the traffic from the new parking area to the driveway adjacent to the east side of the office building. Commissioner Rudolph suggested that the staff evaluate alternative systems of interior circulation and make a recommendation to the Commission. It was pointed out that the City's Traffic Engineer has reviewed the plan and found it satisfactory. MSUC (Whitten-Wilson) Approval of the development of parking facilities at 428 H Street with a request that the staff consider an alternative to provide the safest and most feasible ingress and egress to the property. 3. PUBLIC HEARING: Environmental Impact Report for Ranchito Robinhood - EIR-73-15 Environmental Review Coordinator Reid advised this report covers a project of 72 single family dwellings on 51.5 acres, wherein the discretionary acts are the rezoning of the property and the filing of a tentative subdivision map which will be considered at a later date. He called attention to the setting of the project with regard to topographic features, and to the revisions made in the Draft E.I.R. He also noted one correction to be made on page lOa in the next to the last para- graph to change the figure of revenue over per capita costs to $42.08. The staff recommends adoption of the draft report with the inclusion of the revised sheets. Commissioner Whitten commented on the inclusion of cable television service with other utilities and asked if it is legal to force residents to subscribe to this service. City Attorney Lindberg advised there is no requirement that the residents use cable TV, but there can be a restriction against erecting individual television antennas. Commissioner Whitten also pointed out that the section on schools on page 7 indicates the current enrollment of existing schools in the area ~.? at or above capacity and suggested that this development be delayed until school facilities are available. Mr. Reid noted that the report deals with schools that will be available in the future and that the developer will be providing funds to make available temporary facilities to alleviate the existing problem. Commissioner Rice pointed out that the boundaries for individual schools are frequently changed to adjust the enrollment in order to make full use of all facilities. It was also pointed out that schools cannot be constructed to accommodate a particular development prior to the construction of that development. Planning Commission Meeting -3- 10/10/73 Commissioner Chandler commented on the large number of developments just started or planned to start in the near future and expressed concern that the City may be growing too fast. He suggested that the Commission may wish to consider regulating new development to permit all public facilities and improvements to keep pace with the growth. City Attorney Lindberg reported that the City Council has directed the staff to search out the problem of growth and report on any problems the planners may come up with. He noted that the immediate problem is one of having an E.I.R. that will show where the problem is with the schools and will permit the schools to present to the City and to the developers a realistic appraisal of the needs which must be satisfied in connection with the development. Mr. Lindberg felt these needs should not be met by imposing a flat rate on anyone who wished to build any place in the city. He noted that the E.I.R. does consider the needs that will be created by this development; this will be helpful to the school districts in providing the necessary facilities. Commissioner Whitten still maintained that the E.I.R. should call particular attention to the serious need of having school facilities available in the district prior to tile approval of the project. He requested that a statement be included in the E.I.R. that the project should not be approved without assur- ance from the school districts that facilities are available. MSUC (Whitten-Chandler) EIR-73-15 be approved with the addition of a statement that approval of the project will require a statement from the schools that facilities are available to meet the needs of this development. 4. PUBLIC HEARING: REZONING - 52 acres, north of Otay Lakes Road, approximately 1/2 mile west of Bonita High School, from R-E and R-l-lO to R-I-IO-P - PCA-73-L - Robinhood Homes, Inc. Associate Planner Lee indicated the location of the property on which approximately 7 acres is zoned R-E and the remaining 45 acres is zoned R-l-lO. The present zoning would permit about 172 units on the property if it were all developable. The proposed development, which will be submitted on a tentative map in the future, will include 72 dwelling units, tie pointed out this development conforms to the Hillside Development standards, by leaving approximately 50% of the area ungraded and undisturbed. He pointed out that although a limited number of the lots are under 10,000 sq. ft., the smallest lot size is 8,100 sq. ft. and the average size is nearly 14,000 sq. ft. Mr. Lee advised that although this plan shows only one access road into the development, the ultimate development of adjacent property would provide three access points to this area. This being the time and place as advertised, the public hearing was opened. James Ashbaugh, planner with George Nolte and Associates, in response to a question concerning the fire hazard of the undisturbed area, advised this would be placed in an open space maintenance district with a special assessment to take care of landscaping and fire protection. As no one else wished to speak, the public hearing was closed. Planning Commission Meeting -4- 10/10/73 -' MSUC Whitten-Rice) Recommend to the City Council approval of PCZ-73-L RESOLUTION ?CZ-73-L rezoning 52 acres from R-E and R-l-lO to R-I-IO-P. 5. Consideration of establishing Open Space Maintenance District No. 3 - Rancho Robinhood Associate Planner Lee advised that the report from the Director of Parks and Recreation and Director of Public Works has recommended setting up an Open Space Maintenance District on Rancho Robinhood for an area of approximately 8~ acres with an assessment of approximately $6.50 per month per unit in the development. The staff recommends approval with the hope of getting this district set up prior to residents moving into the area. MSUC (Whitten-Wilson) Recommend to the City Council the establishment of Open Space Maintenance District No. 3 in the Rancho Robinhood development. 6. PUBLIC HEARING (Cont.): CONDITIONAL USE PERMIT - Request to construct medical office building in the "F" zone at Willow Street and Bonita Road - Kaiser Foundation Health Plan, Inc. - PCC-73-20 Director of Planning Peterson reported that fill and grading of this property has occurred after an intensive investigation by the Engineering Division indicated that the fill and proposed construction would not adversely affect the carrying capacity of the floodway and would not endanger other properties in the flood plain. The applicant has requested approval with an allowance of two years in which to utilize the permit since it may not be possible to begin construction within one year. The staff recommends approval of the request. Commissioner Chandler reported that residents in the Bonita Verde tract have expressed concern over the fill taking place in the flood plain before the County has completed its study on the effect of additional fill in the area. Commissioner Rice asked if thought has been given to changing the Zoning Ordinance to require that any request for a grading permit within the flood plain would require approval of the Planning Commission. City Attorney Lindberg pointed out that the present City Code requires a professional examination of the problems of grading, and the Department of Public Works is not going to authorize grading within the flood plain that would impose restrictions on the flow of water which would pose problems on existing develop- ments. The Chairman declared the continued hearing reopened. James W. Baldwin, 555 South Flower, Los Angeles, attorney and Assistant Secretary of Kaiser Foundation Health Plan, reported that they are in escrow for the purchase of the property covered by their application, and any for sale signs at the site apply to other portions of the graded area. He confirmed that they do have plans to build medical offices at this site and have no intention of reselling the property. He reported that the reason for the two year request is a matter of financing and the development of final construction plans. They would not want to worry about getting an extension of time if this were not accomplished within a one year limit. Planning Commission Meeting -5- 10/10/73 Peter Graham, with John Burnham Company, confirmed that the "For Sale" sign applies only to the property to the west of that purchased by the Kaiser Foundation. As no one else wished to speak, the public hearing was closed. MSUC (Whitten-Rudolph) Approval of PCC-73-20 for a 2 year period. RESOLUTION PCC-73-20 Commissioner Wilson abstained from discussion or voting on the question. The meeting recessed at 8:20 p.m. and reconvened at 8:30 p.m. 7. Consideration of Environmental Impact Report EIR-73-11 for extension of H Street from Hilltop Drive to 1-805 Chairman ~cevicz advised that although the hearing on this E.I.R. was closed at the meeting of September 26, a request has been received that an attorney repre- senting the people on Shasta be permitted to comment on this report. Roger Hedgecock, 1800 Home Tower, San Diego, representing the Hilltop Home Owners Association, called attention to the goals contained in the Environmental Impact Report Ordinance relative to examining and instituting methods of reducing adverse effects and considering alternatives. He felt the report is not specific enough in certain areas, such as a factal basis for determining the additional pollution incurred through the use of this street. He also pointed out the noise graph curves are based upon a 30 mile an hour speed; he felt the curves should also be shown for cars traveling at 45 miles an hour. He further noted that the ordinance calls for costs of mitigating measures, but he does not find cost figures for the various types of noise and safety barriers mentioned in the report. Mr. Hedgecock contended that the construction of this road presents a potential serious harm not only to the environment and livability of the neighborhood, but to the actual property values, and this has to be balanced. He further indicated there is no real immediate need for a six lane road and there will not be in the future if the area east of 1-805 is not developed. He felt this road should be considered when development of that area is considered, and that there is no expediency for a decision in this matter. Environmental Review Coordinator Reid responded to the points raised, noting that the air speed used was a conservative figure, probably lower than would normally be the case, which indicates a more serious air condition than would actually be expected. He also pointed out the report contains mitigating measures that could be implemented to reduce the impact of noise to an acceptable level, and alterna- tives of road widths are contained in the report. Chairman Macevicz suggested that this road could be designated as a no truck route. Commissioner Swanson pointed out there is still no provision for including a public transportation system along }~ Street as a measure for lessening the traffic count. Commissioner Wilson acknowledged that public transportation would be desirable but pointed out that Chula Vista cannot form its own transit district; this must be on a much larger regional scale. Planning Commission ~.,eeting -8- 10/10/73 MSC (Rice-Chandler) EIR-73-11 be adopted with the inclusion in the input section of the report of testimony taken and the points discussed at this meeting. The motion carried by the following vote, to-wit: AYES: Members nice, Chandler, l~ilson, Rudolph and Swanson NOES: Hembers Macevicz and l~hitten ABSENT: None 8. PUBLIC HEARING (Cont.) Amendment to Zoning Ordinance and adoption of Development Polics relating to >lobile Home Parks - PCA-73-2 Director of Planning Peterson reported that the staff had met a number of times with mobile home park developers and managers and he felt the amendment and development policy is acceptable to them. Commissioner Whitten raised a question in regard to the procedure item which states "An approval in principle" as he felt this might obligate the Commission to approval of the final project. Director of Planning Peterson explained this relates to approval of the land use prior to the preparation of development plans. He indicated he would not object to changing the wording to read, "An approval of the Land Use." The Chairman declared the continued hearing open, but as no one wished to speak, the public hearing was closed. The Co~l~ission discussed the advantage to the developer of having the land use or the site for a mobile home park approved before incurring the expense of preparing a precise plan for the development. Commissioner Swanson pointed out that mobile homes have in the past been recognized as an economical ~,~ay of living ~ithout lowering the standards of living. He felt items 4, 5, and 6 of the principles contained rather stringent standards which wo~ld raise the cost of this type of housing. Commissioner Rice pointed out that Item 4 would provide easier access to the mobile home parks, and that Items 5 and 6 might better be described as objectives rather than principles and the developer is not committed to those requirements. Commissioner Wilson reported that most parks being built today conform to these specifications with some minor modifications. He felt the manufacturers of mobile home coaches are driving up the costs by increasing the size. He pointed out that the proposed policy also allows for smaller mobile home parks. Commissioner Rudolph also expressed concern that mobile homes should provide low cost housing. She suggested delaying adoption of this policy until after the Housing Element of the General Plan has been considered. Commissioner Whitten expressed the opinion that the Policy as written allows sufficient flexibility and at the same time serves as a fine set of guidelines. Planning Commission ~,~eeting -9- 10/10/73 Commissioner Rudolph concurred that the provision of low income housing can probably best be dealt with when the housing element is considered. MSUC (Whitten-Chandler) Recommend to the City Council the adoption of amendments RESOLUTION PCA-73-2 to the Zoning Ordinance relating to mobile home parks and the adoption of the Development Policy for Hobile Home Parks with a change in item 3 of the procedure section to read, "An approval of the Land Use . . 9. PUBLIC HEARING: VARIANCE - PCV-73-13 - Request for modification of sign restrictions - 475 }t Street - Leisure Time Sports. Director of Planning Peterson advised that this is a request to increase the permitted sign area on a freestanding sign and to identify tenants on a free- standing sign in a shopping center. The existing ordinance does not provide for tenant identification, but the staff was considering a revision to the ordinance which would allow this. However, after reevaluating this provision, the staff is recommending against it, having reached the conclusion that the existing ordinance should be adhered to; this decision resulted in a recommendation for denial of this variance request. Mr. Peterson called attention to the three exhibits of proposed signs and advised that if the variance is denied the applicant can pursue alternative C to substitute Fiesta Lanes for the Home Fair copy presently on the sign. He asked for an expression from the Commission as to the allowance of tenant identification on freestanding signs at shopping centers. The Commission concurred that it is not possible to allow identification of a large number of tenants on a freestanding sign and it is difficult to know where to draw the line if any tenant signs are allowed. This being the time and place as advertised, the public hearing was opened. Ned Bommer, of Coldwell Banker, 1365 Fourth Avenue, San Diego, indicated he is representing Leisure Time Sports and Julius Kahn, 6wner of the property, and advised that as a leasing agent it is difficult to attract tenants if identifi- cation of their location is not available. Of the three exhibits presented, their preference is for alternative A which would contain Fiesta Lanes in the main sign with three tenant signs below. Commissioner Wilson questioned whether it would be of any advantage to Fiesta Lanes to have the name on a free6tanding sign rather than on the front of the building. As no one else wished to speak, the public hearing was closed. MSC (Chandler-Whitten) The variance for increased sign area and installation of tenant signs be denied, and the applicant be permitted to change the copy on the existing freestanding sign. The motion carried by the following vote: AYES: Members Chandler, I~hitten, Swanson, Rudolph, Macevicz and Rice NOES: Member ~ilson Chairman Macevicz advised the applicant of his right of appeal to the City Council within 10 days. Planning Commission Meeting -10- 10/10/73 10. PUBLIC HEARING: VARIANCE - PCV-73-17 - Request for increase in sign area at 15 ft. height - 626 Flower Street (at Broadway) ' Cal- Neva Mobile Home Brokers, Inc. Associate Planner Lee advised that this application requested approval of a 96 sq. ft. sign to be located at a 15 ft. height; the ordinance would require that a sign of this size be placed at a 25 ft. height. In reviewing the site plan it was determined that this sign is proposed to be located on property adjacent to Broadway, whereas the applicant's parcel has frontage on Flower Street and JefferSon Avenue only. The requested sign would therefore be offsite advertising which is prohibited by ordinance. This being the time and place as advertised, the public hearing was opened, but as no one w~shed to speak, the public hearing was closed. Associate Planner Lee advised that the applicant was contacted over a week ago and informed of the staff's analysis, and no further word has been received from him. MSUC (Rice-Whitten) Variance request PCV-73-17 be denied based on the finding that this would constitute offsite advertising which is contrary to ordinance regulations. 11. Reconsideration of drainage system for commercial propertS north of Telegraph Canyon Road~ east of Halecrest Drive - Pacific BaS Development Corp. MSUC (Whitten-Rudolph) This item be continued to the meeting of November 28, 1973. 12. Consideration of fence desiqn and architecture for Candlewood Subdivision - Shattuck C~nstr~tion £ompanS. Director of Planning Peterson advised that a letter received from the applicant requests that no action be taken on this, since he is revising floor plans and architectural design, and will request approval at a later date. Commissioner Rice felt that the fence design submitted contained too much use of grape stake which does not stand up for a period of time. He suggested that a more substantial fence material be utilized. MSUC (Whitten-Chandler) The request for consideration of fence design and architecture for Candlewood Subdivision be file~. 13. PUBLIC HEARING: Amendment to Zoning Ordinance relating to landscaping and parking requirements for condominium conversions - PCA-73-5 The public hearing ~asope~d and the staff's recommendation for continuance noted. MSUC (Whitten-Swanson) The public hearing for consideration of amendment PCA-73-5 be continued to the meeting of November 14, 1973. Planning Commission Meeting -ll- 10/10/73 Director's Report Director of Planning Peterson called attention to the Boards and Commissions Orientation Meeting being held tonight and tomorrow night and asked which Commissioners will be attending. Commissioners Rice, Wilson, Swanson and Rudolph indicated they would be attending. Craig Beam, assistant to the City Attorney, suggested that those Commissioners who cannot attend should pick up the handbook, which includes the City Code with amendments and ordinances, and a copy of the Brown Act. Mr. Peterson also called attention to the all-day seminar to be held on Friday, November 30, in the Police Auditorium, sponsored by the University of California Extension, and geared to helping commissions get through the agenda in a shorter time and to make wiser decisions. This session will be followed at a later date by another half-day program. Commissioners Whitten and Rudolph expressed their desire to attend this seminar. Adjournment MSUC (Chandler-Wilson) The meeting be adjourned at 10:30 p.m. Respectfully submitted, Helen Mapes, Secretary