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HomeMy WebLinkAboutPlanning Comm min 1973/01/08 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA January 8, 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, Swanson and Wilson. Absent: (with previous notification) Member Rice, due to illness. Ex-officio member Miller was not present due to a conflicting meeting of the Environmental Con- trol Com~ission. Also present: Acting Director of Planning Williams, Associ- ate Planner Lee, Assistant Planner Lettieri 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. APPROVAL OF MINUTES ~ember Chandler pointed out on page 6 of the minutes of December 18, 1972, a portion of the minutes was apparently omitted under the item of "request for vacation of drainage easement at 534 Broadway," since the discussion appears to be incomplete and the action taken is not included. Men~ber ~ilson reported ~hat he had voted "no" on the request for deferral of zoning wall at 778 Broadway, whereas the minutes of December 18, page 5, indicated he had voted "yes." MSUC (Whitten-Chandler) The minutes of the meeting of December 11, 1972 be approved as mailed and the minutes of the meeting of December 18, 1972 be corrected and brought back for approval at the next meeting. ORAL COMMUNICATIONS Kathryn Moore, 1134 Tobias Drive, speaking for South Bay Citizens Planning Committee, called to the attention of the Commission that tile area at the rear of the Safeway, Fed-Mart complex south of Palomar is in very bad con- dition, with broken fence, large hole in blacktop, and trash and debris littering the area. She reported this condition has existed for weeks. Vice-Chairman Macevicz directed the Acting Planning Director to call this to the attention of the Zoning Enforcement Officer on the following morning. PUBLIC HEARING: REZONING - .75 acre, east of ~alnut, north of Palomar - R-3 to C-T - Commission initiated Acting Director of Planning Williams reported that since there was an error in the public notice for this rezoning, it was necessary to readvertise the hearing for the meeting of January 15, 1973. -2- 1/8/73 PUBLIC HEARING: REZONING - 2.2 acres~ southeast corner Fourth Avenue and Center Street - R-3-D to C-O-U - Commission initiated Assistant Planner Lettieri indicated the location of the property noting the adjacent commercial uses on the north and west sides with vacant land and the Memorial Park on the east and south. The proposed zone change would make the zoning consistent with the General Plan. Mr. Lettieri advised that the staff also recommends a change of setback from 15 feet to l0 feet adjacent to Fourth Avenue to be consistent with the setback established for the other side of Fourth Avenue. This being the time and place as advertised the public hearing was opened. Eugene York, 72 Sandalwood Drive, speaking for the owner of the property indicated concurrence with the proposed zone change and that it had been the owner's and the city's intent that this property be developed with a commercial office use for some time. As no one else wished to speak, the public hearing was closed. MSUC (Chandler-Wilson) Recommend to the City Council the change of zone RESOLUTION NO. PCZ-73-A for 2.2 acres located at the southeast corner of Fourth Avenue and Center Street from R-3-D to C-O-D. PUBLIC HEARING: REZONING - 7.27 acres~ north of quintard, from 150' east of First Avenue to Hilltop D~ive - R-3LG-D t~ R-1 - Commission initiated Assistant Planner Lettieri advised that this hearing was initiated by the Planning Commission to consider changing the zone to R-1 to conform to the General Plan. He noted this includes 3 acres ~est of Tobias Drive and 4 acres east of Tobias Drive to Hilltop Drive, with a total of 10 lots. He pointed out that this property was annexed at different times, in 1966 and 1968, with prezoning established by the City Council as R-3-B-3-D, overruling the Planning Commission's recommendation for R-1 zoning. Mr. Lettieri pointed out the range of lot sizes from 1/3 of an acre to 1-3/4 acres, and the irregular topography which would make development as a standard single family subdivision difficult without excessive grading. He indicated three alternative zoning actions considered by the staff as fol- lows: (1) rezone to R-l; (2) take no action; and (3) rezone to R-3-P with a precise density stipulation. The staff recommends rezoning the properties to R-3-G-P with the following guidelines for a precise plan: 1. The maximum density shall be l0 units per acre. 2. 50% of the units on each lot shall be one-story to prevent a wall-like appearance adjacent to the single family homes. 3. All other conditions of the R-3-G zone shall be adhered to. -3- 1/8/73 - Mr. Lettieri further advised that if the Planning Commission concurs with this rezoning, it is recommended that the 4 acres located on the south side of Quintard between First Avenue and Tobias Drive be scheduled for con- sideration of a zone change from R-3-G-D to R-3-G-P (10 dwelling units per acre). This being the time and place as advertised the public hearing was opened. George Edwards, 10 Helen Edwards Lane, Winterhaven, California, reported that the property was prezoned R-3 prior to annexation and the differences dis- cussed at that time were not whether it should be R-1 or R-3 but the density of R-3 development that would be permitted. He indicated that the dwelling on one of his lots was constructed as a triplex, but later converted to a duplex to accommodate a large size family in residence there. He further reported they have filed for a lot split to develop a portion of this property with six additional units. Acting Director of Planning reported that two letters in protest of a change in zone were received on this date: one from Mr. Edwards and one from Claire Guillory. Saburo Muraoka, 1480 First Avenue, reported that he is representing C. Yamamoto, owner of one of the lots, who now resides in Sacramento. tie indicated the lot in question has a large drainage ditch which would make it difficult to sell the property if it were zoned R-1 due to the expense of filling the ditch. Hanslei Alagata, 85 Quintard, reported that he had developed his lot by improving an easement to gain access from Quintard Street and had undergrounded the utilities. He requested that the zoning remain R-3-G-D. Roy Muraoka, 102 Quintard, requested that the zoning remain unchanged due to the topography of the lots which makes development difficult. Gene York, 72 Sandalwood Drive, reported he is representing Mrs. Guillory, Virgil Clapp and Mr. Yamamoto, and recalled that the staff had originally recommended a revision to the General Plan to bring it into conformance with the existing zoning, but were asked to restudy the property in view of the traffic problem it might present at the intersection of Quintard and Hilltop. He advised that he had discussed this with the City Traffic Ellgineer who in- dicated that under the density allowed in the R-3-G zone the development of the property should have no effect on the traffic problem at that inter- section. Mr. York further pointed out that these properties were annexed to the City based on the prezoning approved at that time which gave the owners an indica- tion the property could be developed in the city at the density of 17 units to the acre. Some of the owners had indicated at that time they would not wish to annex their property under a more restrictive zoning. He noted that no appreciable change has taken place in the area since that time except the development to the south at the R-3-G density. He indicated his clients would have no objection to the requirement for a precise plan but do object to the guidelines which would limit development to 10 units per acre and -4- 1/8/73 that 50% of the units on each lot should be one story. He felt that the attachment of the P zone would give the Commission an opportunity to evalu- ate the plans for development, which would be adequate assurance of a good project. The son-in-law of Mrs. Guillory reported that she was very upset that the Commission would consider rezoning the property to R-1. He felt she would accept the P attached to the zoning, but felt that it makes good sense to give the developer as much freedom as possible to come up with a good plan for development of the property which would then require the approval of the Comnission. Clay Morud, 32 Plymouth Court, expressed the concern of residents on that street over two-story apartment buildings being constructed adjacent to their properties. As no one else wished to speak, the public hearing was closed. The Commission discussed the problems of topography and the current land use and existing zoning in the area. Member Wilson pointed out that the zoning has been considered previously and the owners have relied on the zoning that exists there now. He would therefore favor leaving it as it is presently zoned. Member Macevicz felt that the P zone should be applied in order that the Commission might have an opportunity to consider development plans prior to the construction. In questioning the owners who had testified, it was determined that they would not object to the attachment of the P zone, but would object to a limitation of 10 units to the acre. MS (Wilson-Swanson) Recommend to City Council the change of zone for 7.27 acres north of Quintard, from 150' east of First Avenue to Hilltop Drive, from R-3-G-D to R-3-G-P without guidelines. The motion failed by the following vote: AYES: Members Wilson and Swanson NOES: Members Chandler, Rudolph, Whitten and Macevicz ABSENT: Member Rice MSC (Whitten-Rudolph) Recommend to the City Council the change of zone RESOLUTION NO. PCZ-73-B for 7.27 acres located north of Quintard Street, from 150 feet east of First Avenue to Hilltop Drive from R-3-G-D to R-3-G-P, with guidelines for a precise plan as follows: a. Maximum density of development shall be l0 to 14 units per acre. b. Each lot shall contain a mix of one-story and higher structures. The motion carried by the following vote: -5- 1/8/73 AYES: Members [~hitten, Rudolph, Swanson, Macevicz and Chandler NOES: Member Wilson ABSENT: Member Rice Eugene York asked for a clarification of the motion as to whether the lO-14 units are a guideline or a density liraitation which cannot be exceeded regard- less of the plan presented. Assistant City Attorney Blick advised that guidelines are really included for the benefit of the appiicant to give the applicant an idea of what the Plan~ ning Commission and ultimately the City Council will probably feel is the best development, but they are guidelines and not conditions. PUBLIC HEARING: CONDITIO[~AL USE PERMIT - Request to operate halfway-house for recuperative patients from hosp~l§"~ 300:~oa~W~ ~ Harold J. Drinkwine ........... Acting Director of Planning Williams advised that the applicant has requested permission to use a portion of an existing motel in the C-T zone as a halfway house for the recuperation of patients from hospitals. He reported that at this time the staff is unable to specifically categorize this operation as defined by the applicant. It is apparently an intermediate care facility and there is no classification in the Zoning Ordinance for that use. The staff recommends that this hearing be continued for a period of approximately 70 days to the meeting of March 19, 1973, to allow the staff time to conduct a study on these facilities and prepare guidelines and determine where they should be classified in the ordinance. The Vice-Chairn~an asked for the applicant's reaction to this continuance. Mrs. Drinkwine reported that they have offered to gather all the material they possibly can to aid in this study in order to have the hearing at an earlier date because they would like to commence this operation. MSUC (Chandler-Whitten) The public hearing for consideration of a conditional use permit to operate a halfway house at 300 Broadway be continued to the meeting of February 26, 1973. The meeting recessed at 8:48 p.m. and reconvened at 8:56 p.m. Consideration of architecture for E1 Rancho del Re~ Unit 2, perimeter fencing for Units 1 and 2, and permanent identification si~'ns ~br Units 1 and 2 - Larwin-San Dieg% Inc. Associate Planner Lee reported that in approving the Planned Unit Development for E1 Rancho del Rey, the Planning Commission stipulated the following con- ditions: (1) that specific floor plans, elevations, color schemes and materials -6- 1/8/73 would be submitted for Commission approval prior to the issuance of any build- ing permits; (2) that a specific fencing plan would be submitted to staff for approval; and (3) that desi§ns for permanent signs would be submitted for staff approval. Larwin has now submitted architectural plans for Unit 2 as well as the design for both fencing and permanent signs for the project. Mr. Lee displayed a map showing the location of this project, which is directly north of Unit 1,west of Southwestern College, and adjacent to "H" Street. He noted their plans include 24 two-bedroom units, 107 three-bedroom units, and 49 four-bedroom units. The two-bedroom units would contain 972 sq. ft. of floor area rather than the 1,000 sq. ft. required by ordinance, and 12 of the three-bedroom units would contain 1156 sq. ft. instead of the required 1200 sq. ft. Mr. Lee noted that the developer proposes a two-car garage for each unit ap- proximately 23~ feet in width which allows storage area in the garage in con- trast to previous planned unit developments which utilized the open patio area for storage. 95 guest parking spaces are also provided. Mr. Lee also noted the private patio areas and the recreational facilities included in the plans, and advised that the staff recommends approval of the floor plans as submitted, as well as the perimeter fencing and permanent signs. Charles Sollazzo, Larwin-San Diego, Inc., 6150 Mission Gorge Road, presented slides of a similar development illustrating the exterior architecture, loca- tion of the structures with relation to the open space and recreational facilities. He also showed the landscaping at different invervals following completion of the project. When questioned about the price of the units, Mr. Sollazzo indicated they would range from $26,500 to $32,000. Member Rudolph asked if the developer has any plans for units for low income people. Mr. Sollazzo reported that they do have such plans for developing the property contiguous to this unit. Member Sqanson commented that he felt there will be a need for public trans- portation to serve this area of the City and asked if there had been any thought given to the dedication of an area along "H" Street to be used for that purpose. Acting Director of Planning Williams advised the right of way width provided for "H" Street will be 100 feet. This will provide three traffic lanes in each dir- ection with a median strip between. There are, however, no plans for a public transportation system. MSUC (Whitten-Chandler) Approval of the architectural plans as submitted for E1 Rancho del Rey Unit 2, and the architecture of the perimeter fencing and permanent signs for Units 1 and 2. -7- 1/8/73 Review of Conditional Use Permit of First Assembly o~ God_ Chu?c~/~ Fou?%h and "D" Street Acting Director of Planning Williams reported that this church has requested a six month extension on the utilization of a storage building located in an area designated for parking. Since the church is still operatin§ below the maximum seating capacity, it is felt the 75 parking spaces available will adequately meet the needs. MSUC (Whitten-Wilson) Approval of a six month extension, to expi're on July 8, 1973, of a conditional use permit for reduction of parking from 90 spaces to 75 spaces at the First Assembly of God Church, Fourth and "D'~ Street. Review of Chula Vista Visitors agd. Cony99_~ig~ ~p~ ]1~_'~]"] ~.t~eet Acting Director of Planning Williams advised that on November 17, 1970 the City Council approved a move-in structure for temporary use by the Chula Vista Visitors and Convention Bureau as an information center with the condition for review of the facility in two years. Investigation has revealed that no significant problems have arisen with traffic in tile area because of the opera- tion and aside from freeway construction, no other changes have occurred in the area which would alter the original findings in approving the facility. How- ever, since approval was based on a temporary facility, the staff feels the Bureau should give some indication of their plans for a permanent location and the additional time they intend to use the temporary facility. The staff recommends approval of a one year extension for the use of the temporary facility. MSUC (Chandler-Whitten) Approval of a one year extension of time for the use of temporary facilities at 710 "E" Street by the Chula Vista Visitors and Con- vention Bureau with the understanding that any change in the use of the build- ing would require approval by the City. Director's Report Acting Director of Planning Williams reported the need for a workshop meeting to discuss amendments to the Zoning Ordinance relating to Planned Unit Develop- ment, and suggested scheduling the workshop at 5:00 p.m. on January 29, 1973, to be followed by dinner. MSUC (Whitten-Chandler) A workshop meeting be scheduled at 5:00 p.m. on Janu- ary 29, 1973 to discuss Planned Unit Development provisions, followed by dinner at 7:30 p.m. Acting Director of Planning Williams noted that two Mondays in February are legal holidays and suggested that the Commission may wish to schedule meetings on another day during those weeks. MSUC (~hitten-Rudolph) February 14 and February 21, 1973 be designated as regular meeting dates of the Planning Commission. -8- 1/8/73 Mr. Williams advised that a letter received from San Diego Gas & Electric Company indicated it is their policy to run service underground from tile nearest existing utility-owned pole where an underground connection is re- quired. It is not their practice to install new poles. Mr. Williams indicated he felt the emergency ordinance requiring City approval of the location of new power poles would not be necessary. MSUC (Whitten-Chandler) Direct the Acting Director of Planning to present San Diego Gas & Electric Company's letter to the City Council. Commission Comments Member Rudolph commented that there had apparentlS been some misunderstanding at the Council meeting concerning the Planning Commission's recommendation that neighborhood parks be included in the Open Space Maintenance District for E1 Rancho del Rey. She advised that she had prepared a written statement giving the reasons for including them. Mr. Williams suggested that this statement be sent to the other Commissioners and if they concurred the statement could then be forwarded to the City Council at their conference concerning this issue. Member Rudolph expressed appreciation for the confidence which Councilman Hyde expressed for the Planning Commission at the January 2nd Council meeting and that Mayor Hamilton expressed in his letter of January 4th to the Board of Ethics. She added that she had hoped the impartiality of the Board of Ethics ~ould remove any doubt caused by misconception of the Commission's actions. She suggested that a workshop meeting with the City Attorney concern- ing questions about the conduct of Commissioners would be beneficial. Mr. Williams suggested that any questions in that regard be submitted to his office for forwarding to tile City Attorney with a request for a written opinion. Member Macevicz added that he felt the Commission had been wrongly accused and that, in fact, no secret meeting had been conducted. It was merely an exchange of greetings in the public foyer. He resented the tones that have been used in the paper. Assistant City Attorney Blick advised that any questions concerning conduct should be submitted to his office for research and advice on the question prior to any public discussion. ADJOURNMENT MSUC (Whitten-Chandler) The meeting adjourn at 10:00 p.m. to the meeting of January 15, 1973. Respectfully submitted, Helen Mapes · Secretary