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HomeMy WebLinkAboutPlanning Comm min 1973/04/02 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA April 2, 1973 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, Chandler, Rudolph, Whitten, Wilson and Swanson. Absent (due to illness and with previous notification): Member Rice. Also present: Director of Planning Peterson, Associate Planner Lee, Assistant Director of Public Works Robens and Assistant City Attorney Blick. The pledge of allegiance to the flag was led by Vice Chairman Macevicz, followed by a moment of silent prayer. No oral communications were offered. APPROVAL OF MINUTES Member Whitten requested that the minutes of the meeting of March 19, 1973 be corrected in the last paragraph on page 3 to indicate the speaker was Roy Adams instead of Roy Evans. The correction was entered by the secretary. MSUC (Whitten-Chandler) The minutes of the Planning Commission meeting of March 19, 1973 be approved as corrected. PUBLIC HEARING ( Cont.): a. Consideration of Environmental Impact Report relating to development of Bonita Acres - EIR-73-4 b. REZONING - Approximately 94½ acres located west of Otay Lakes Road, approximately 1/4 mile south of Allen School Lane, from R-E-20 and R-E-40 to R-k-P - KB Environmental Developers, Inc. - PCZ-73-F c. Consideration of tentative map for Bonita Acres - PCS-73-1 With reference to the Environmental Impact Report, Director of Planning Peterson noted this property has been zoned for residential development for some years and is shown for that use on the General Plan. It is felt the proposed development will have as minimal an impact on the environment as would be possible. The staff recommends adoption of the report with the revisions noted in the report of the Environmental Review Coordinator. Associate Planner Lee noted the location of the 94½ acre property for which rezoning is requested from R-E-20 and R-E-40 to R-E-P. He advised the proposed plan is for approximately 151 units, which is approximately a 22 per cent increase over the density allowed under the present zoning. He pointed out the property is south of the proposed Rancho Robinhood subdivision and would obtain access from Allen School Lane by the ridge route street through Rancho Robinhood, with a second access from Otay Lakes Road by a private street. Mr. Lee discussed the topography, noting the elevation varies from 130 feet to 459 feet. He pointed out the location of the La Nacion earthquake fault, and the portion of the area which was subject to ancient land slides and noted that no structures will be located in that area. -2- 4/2/73 In discussing the precise plan for development, Mr. Lee noted the extension of the ridge route collector street which will be extended from Rancho Robinhood through this development to the undeveloped property to the south owned by Sports World. He pointed out the private road system which will serve the eastern portion of the development, two recreation centers and a small equestrian center with riding and hiking trails connecting this area to the Sweetwater Regional Park. Mr. Lee reviewed the 15 requirements which the staff recommends in approval of the precise plan, including phasing, landscaping, grading, walks and paths, lighting, vehicle storage, construction sequence and fire protection, design criteria, setback, parking, traffic control, maintenance of open space, deed restrictions, and seismic development standards. In discussing the proposed tentative map, Mr. Lee noted the development is proposed in two units and since it is a condominium development there are only nine lots; Unit I containing 4 lots for dwelling units, one for the recreational area and one for the equestrian area; Unit II is comprised of 2 lots for residential development and one for the recreational facility. The staff recommends approval of the tentative map subject to the conditions recommended by the Director of Public Works which relate to street grades and standards of construction, street lights, utilities, sewer and drainage. Vice-Chairman Macevicz opened the continued public hearing for testimony. Phillip Walling, representing the applicant with regard to the Environmental Impact Report, expressed agreement with the staff's recommendations and readiness to answer any questions from the Commission. Wayne Blackman, an officer in KB Environmental Developers, advised it is their intention to create a true hillside or natural slope housing concept, not a conventional subdivision, and he felt there may be some difficulty in meeting all of the staff recommendations, which appear to relate to standard subdivisions. He requested that the development be approved with some flexibility wherein they could work with the City in the details of the final planning. He advised it is their intent to develop a total of 155 dwelling units. Answering a question from Commissioner Whitten concerning the specific problems, Mr. Blackman indicated their main concern involves the installation of curbs and gutters throughout the project, stating their desire to include those only in problem areas; also with the requirement for a foot path along the private collector street leading to Otay Lakes Road, pointing out this would require additional cut or fill over what is required for the street right of way. He pointed out that each homesite is different and each street is different and he would appreciate the opportunity to work out the problems under some flexibility from the standard requirements. Associate Planner Lee indicated it is the staff's feeling that pedestrian walkways should be included as recommended, although the staff would consider reasonable alternatives. As no one else wished to speak, for or against, the public hearing was closed. -3- 4/2/73 MSUC (Whitten-Wilson) Adoption of Environmental Impact Report for Bonita Acres RESOLUTION NO. EIR-73-4 with the inclusion of revisions noted in the March 27, 1973 report from the Environmental Review Coordinator. MSUC (Chandler~Whitten) Adoption of resolution recommending to the City Council RESOLUTION NO. PCZ-73-F the change of zone for approximately 94½ acres located west of Otay Lakes Road, one quarter mile south of Allen School Lane, from R-E-20 and R-E-40 to R-E-P, with the precise plan adhering to the 15 conditions recommended by the staff and included in resolution. MSUC (Whitten-Rudolph) Recommend to the City Council approval of the tentative PCS-73-1 map for Bonita Acres with a maximum of 155 dwelling units and subject to conditions stipulated by Director of Public Works in his report of March 28, 1973. PUBLIC HEARING (Cont.): CONDITIONAL USE PERMIT - Request to construct addition to building in I-L-F zone (Flood Plain District) at 105-115 North Glover - Christensen Construction Company - PCC-7~-3 Director of Planning Peterson noted that this application was formerly presented to the Planning Commission prior to the adoption by the City Council of a moratorium prohibiting construction in the flood plain district, which action excepted any applications submitted prior to that enactment. He advised, however, that the Zoning Ordinance gives authority to the City to require that plans for construction in the flood plain district be designed so as to provide a minimal obstruction to the flow of flood waters. The staff has indicated to the applicant it will be necessary that he do some redesigning of his building and site. If he does not wish to follow this course it is suggested that he wait and see what recommendation C.P.O. makes with regard to the flood control channel. Vice Chairman Macevicz declared the continued public hearing reopened, but as the applicant was not present and no one wished to speak, the hearing was declared closed. MSUC (Whitten-Chandler) Adoption of the resolution approving a conditional use RESOLUTION NO. PCC-73-3 permit for the construction of a cement block addition to an existing building for storage and sale of carpet materials, and additional parking facilities, as required, at 105 and 115 North Glover, in the I-L-F zone, subject to the following conditions: 1. The proposed building and/or buildings shall be redesigned to permit the flow of flood waters through the development in accordance with the requirements of Section 33.525 C 2 (d) of the Zoning Ordinance. The proposed building and/or buildings shall be subject to review by the Engineering Division for compliance. 2. The revised site plan shall be submitted for approval by the Engineering Division and Planning Department. 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. The proposed addition is a logical expansion of the present facility. -4- 4/2/73 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. If the building is redesigned to meet the Zoning Ordinance requirements for structures constructed in the flood plain such construction would not be detrimental to the health, safety and general welfare of persons in the vicinity or injurious to property and improvements. c. That the proposed use will comply with the regulations and conditions specified in the Code for such use. City Council action establishing the moratorium exempted applications which had previously been filed. d. That the granting of this conditional use will not adversely affect the General Plan of the City of Chula Vista or the adopted plan of any governmental agency. PUBLIC HEARING (Cont.): CONDITIONAL USE PERMIT - Request to operate halfway house for recuperative patients from hospitals, 380 Broadway - Harold Drinkwine - PCC-72-36 Director of Planning Peterson noted that this request has been on several previous agendas and was continued from the last meeting in order that the applicant's attorney and the City Attorney might reach a decision on whether or not a condi- tional use permit is required for this use in the C-T zone. It was determined that a conditional use permit is required. Mr. Peterson indicated that the staff's recommendation is not changed. It is felt this use is not appropriate in a busy commercial zone since the living environment would not be the most desirable for this particular use. It is therefore recommended that the application be denied. In response to a question from Commissioner Whitten, Mr. Peterson confirmed that patients are presently living at this facility and that no complaints have been received with regard to this use. Vice-Chairman Macevicz opened the continued public hearing. Burton Shamsky, attorney representing the applicant, reported that the State has mandated that local communities establish facilities for the housing of patients who have been discharged from mental hospitals until they can resume their role in the community. He contended the C-T zone is better suited for this use than a residential zone due to the availability of public transportation, recreation and the labor market. He compared this operation to the La Mesan (a facility presently operating in the City of La Mesa) which he asserted has been a success- ful and desirable operation in a similar type of location. He indicated that for economic reasons the most suitable place for this type of facility is a by-passed motel, which is not readily accessible to freeway travelers. Member Wilson asked how this operation would differ from Hillcrest Manor in National City, Vista Hill, and Southwood. -5- 4/2/73 Elizabeth Haulk, Social Worker from Vista Hill Hospital, 3 North Second Avenue, reported that Vista Hill is an accredited psychiatric hospital, and when a doctor feels a patient is ready to leave the hospital and go to an open setting, but not ready to return to his normal home, he will certify the patient for a halfway house. She reported that there are usually not enough such beds in the community, particularly in the South Bay area. She felt it is desirable to have this housing in the same vicinity as the hospital from which the patient has been released in order that the patient may return to see the doctor handling his case. Steve Tetterington, Executive Program Director for the Vistaan, reported this facility is licensed under the Welfare Institutions Code and is not classified as an acute treatment center. He noted that Vista Hills and Southwood deal with persons who do not have their legal rights. The Vistan would take only people who have been certified by a doctor and have had their legal rights restored. He felt this location is ideal for such use because within a 4½ block radius there are 85 services, as well as 4 major bus stops, each offering bus service on a half hour schedule. He reported that the Broadway Association has submitted a rs~n letter specifically endo ' g the Vistan in its location on Broadway. Mr. Tetterington then submitted a plot plan indicating their proposed changes to accommodate this use. It was noted this plan had not previously been submitted for staff review. Clarence Ritter, 125 Corte Maria, speaking on behalf of the owners of property at 629 G Street, contended that one of the main requirements of such a facility should be a homelike atmosphere which he felt would not be afforded by the motel. He felt there should be an outdoor area for gardening or flowers. He further added that the location is not a desirable one for the type of people who are to utilize it. Robin Williams reported she is a resident at the Vista after having been a patient at a mental hospital. Help which she has received at the Vista has made her ready to go out and seek emplo~nent. She stressed that this is an ideal location for people who do not have their own cars, since shopping and recreation centers are within walking distance. Burton Shamsky noted that the patients released from the hospitals make their own independent choice as to where they want to go, although a social worker from the county refers them to the facilities available. Commissioner Whitten asked if the applicant would be agreeable to removing the motel sign and making this exclusively a care center. Mr. Shamsky believed they would be, but he did not know if this has been considered as a condition. In answer to a question from Commissioner Wilson, Mr. Shamsky confirmed that the licensing of this facility is dependent upon the action of the Planning Commission in granting the conditional use permit. He noted that they cannot obtain a fire inspection until they have the conditional use permit for the use and they cannot obtain a license from the State until they have a fire inspection. He reported that the licensing requirement is new and he did not believe any facilities have obtained license as yet. Kathryn Moore, 1134 Tobias Drive, asked the medical status of the people referred by the Welfare Department. -6- 4/2/73 Mr. Shamsky advised they are on Medi-Cal; the State provides them with psychiatric and medical care. As no one else wished to speak, the public hearing was closed. In discussion the Commission acknowledged the need of locating such a facility in the City but questioned the desirability of this location or of making it a joint use in a portion of the motel facility. Member Whitten asked about converting the entire motel to a care facility and redesigning to provide some screening from the street and a more homelike atmosphere. It was suggested that the hearing be continued to explore this possibility with the applicant. MSUC (Chandler-Whitten) The public hearing for consideration of PCC-72-36 to operate a halfway house for recuperative patients from hospitals at 380 Broadway be continued to the meeting of May 7, 1973. PUBLIC HEARING: VARIANCE - Request for reduction in front yard 25' to 15' and side yards 25' to 10' in R-3 zone at 223 Davidson Street - A1A. Sharamitaro - PCV-73-4 Director of Planning Peterson advised that although the staff had recommended approval of the request it was later determined that the plan submitted is not entirely correct in that the existing setback from Twin Oaks Avenue is 15 feet rather than l0 feet as shown on the plan. Other homes on Twin Oaks apparently also observe the 15 ft. setback. He recommended opening the public hearing to obtain clarification on the proposed development. This being the time and place as advertised, the public hearing was opened. A1 A. Sharamitaro reported they had not been aware until today that the measure- ment taken from the street is not the correct setback. He suggested that his builder might provide the information desired. Bill o"Keefe explained that the error resulted from assuming that Twin Oaks is a 60 foot street, whereas the right of way is 50 feet wide. He indicated the setback observed on various lots in the vicinity and noted that their proposed plan would maintain the setback required by the Zoning Ordinance for the R-3 zone, which is a 15 foot front and l0 foot exterior side setback. He indicated their plans are not firm as to whether or not they will utilize the existing structure in their development. He affirmed they would be in agreement with removing that structure if that is preferred by the Commission. Frank Sipan, 335 Kimball Terrace, indicated the setback of various homes in the vicinity of the subject property, advising that he was the builder of those homes. He contended that reducing the side yard adjacent to Twin Oaks would project the building much beyond the houses facing that street. Mrs. Benita Sipan, 335 Kimball Terrace, expressed the opinion that changing the setback for this property would interfere with the single family homes on Twin Oaks since it would permit the proposed apartment building to extend closer to the street than the existing homes. Mr. Monschein, 211 Davidson Street, indicated that his house is 20 feet from the front property line, as are other residences on the street, and he felt the proposed structure should set back the same distance. -7- 4/2/73 Mrs. Monschein, 211 Davidson, reported that the proposed construction would completely cut off the view for the adjacent lot on Davidson and would provide parking at the property line next to the neighbor's bedroom. Bill O'Keefe indicated that if the existing structure is removed they could allow a 15 foot setback on one side by constructing the building 5 feet from the other side property line. The Commission felt the hearing should be continued in order that revised plans might be submitted for consideration. MSUC (Whitten-Chandler) The public hearing for consideration of PCV-73-4 for reduction in front and side yard setbacks at 223 Davidson Street be continued to the meeting of May 7, 1973. Council Referral - Report on proposed rezonin~ for properts at northwest corner of Second and Palomar - PCZ-73-D Director of Planning Peterson recalled Commission action several weeks ago recommending the change of zone from R-3-G-D to R-3-M for 4.13 acres at the corner of Second and Palomar and rezoning from R-1 to R-3-M for two vacant lots adjacent to that property. This would permit an increase in density from one unit per 2500 sq. ft. to one unit per 2,000 sq. ft. The City Council felt the R-3-M density is too high and the property should remain in the R-3-G-D classifi- cation with the two vacant lots also rezoned to that classification. The matter was referred back to the Planning Commission to obtain their opinion of this proposed zoning. The Commission members expressed concurrence with the zoning proposed by the City Council. Consideration of request to install 20' X 50' pre-fabricated building in antenna fabrication yard - Rohr Industries, Inc. Associate Planner Lee indicated on a plat the location of the proposed building within the developed area of the Rohr plant. This building would be used for steel cutting equipment presently located in an existing structure 300 feet to the north. The staff recommends approval of the request. MSC (Swanson-Wilson) Approval of the request to locate an additional building in the antenna fabrication yard of the Rohr Industries plant. Commissioners Chandler and Rudolph abstained from voting on the motion. Consideration (continued) of request for pole si~n at 1261 Third Avenue in C-C zone - Handsman - PCM-73-6 Director of Planning Peterson noted that this request was previously considered and was continued from the meeting of March 12 at the applicant's request and it was anticipated that he would submit a revised proposal; however, the applicant is asking for approval of the original sign which the staff feels is out of scale with the existing signs in that area. The staff recommends limiting the height to 30 feet, total area to 125 sq. ft., and the length to 20 feet. -8- 4/2/73 Corky Schauer submitted that the original design which they proposed complies with the provisions of the Zoning Ordinance which would allow a sign 50 feet high, 225 sq. ft. in area. He felt the size of sign recommended by the staff would not be in keeping with the Handyman logo which is used nationwide. He advised that the 145 sq. ft. sign is used at three other locations and for economic reasons they would like to use this design and size. Member Whitten asserted that a 30 foot high sign would be readily visible from Palomar Street. Director of Planning Peterson confirmed that the sign proposed by the applicant is within the provisions of the Ordinance, however, the Ordinance also provides that the staff should consider the character of the area and height of surrounding signs. He felt this should not be left to staff discretion, however, the recom- mendation is based upon the present Ordinance provisions. MSC (Chandler,Whitten) Approval of a double faced pole sign at 1261 Third RESOLUTION NO. PCM-73-6 Avenue, which shall adhere to the following specificatons: 1. Maximum sign height to be 30 feet above the elevation of the street. 2. Maximum sign area shall be 125 square feet. 3. The length of sign shall not exceed 20 feet. 4. If the applicant uses a logo, it shall be incorporated into the design of the main body of the sign. The motion passed by the following vote, to-wit: AYES: Members Chandler, Whitten, Rudolph and Macevicz NOES: Members Swanson and Wilson ABSENT: Member Rice COMMISSION COMMENTS Vice-Chairman Macevicz commented on the sign painted on the end of a purple apartment building on Broadway. He asked that this be checked for conformance to the ordinance. Member Rudolph expressed appreciation for the study on noise distributed to the Commissioners. Member Rudolph also raised questions concerning the Environmental Impact Reports, the first being that of the impact on air quality. She felt there should be some standard which would relate the impact to the size of the development. Director of Planning Peterson indicated this could best be handled in the General Plan in the adoption of appropriate land uses and densities. Member Rudolph questioned the definition between short term and long term uses. She was of the opinion the development of housing is a short term use and a long term use would be one which extends over generations. Her third concern was over the lack of mitigating measures. She felt a great deal more should be done in this area. -9- 4/2/73 Member Rudolph suggested recommending to the Council the adoption of a resolution supporting legislation before the Congress which would open the Highway Trust Fund to other uses than highway construction. Mrs. Rudolph's motion in this regard died for lack of a second. ADJOURNMENT Vice-Chairman Macevicz adjourned the meeting at 9:50 p.m. to the meetings of April 16 and April 23, 1973. Respectfully submitted, He~e~ Mapes, Secret~ry