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HomeMy WebLinkAboutPlanning Comm min 1970/10/19 MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA October 19, 1970 The regular adjourned 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, with the following members present: Rice, Adams, Macevicz, Hillson and James. Absent (with previous notification): Chandler and Stewart. Also present: Director of Planning Warren, Associate Planner Lee, City Attorney Lindberg, and City Engineer Gesley. APPROVAL OF MINUTES MSUC (Adams-James) Minutes of the meetings of September 28 and October 5, 1970, be approved as mailed. SUBDIVISION - Chula Vista Gardens Unit No. 7 - Tentative Map Director of Planning Warren pointed out the location of the subdivision southeast of Nolan Avenue and East Oneida. The map consists of 19 lots, two of which have less than desirable configuration and may require a variance in order to be developed, but little alternative seems available. Mr. Warren briefly reviewed the conditions submitted by the Planning staff and by the City Engineer. Mr. Eugene York, 280 K Street, representing the subdivider, advised that they are in accord with the conditions as set forth. MSUC (Adams-Hillson) Recommend to City Council approval of the tentative map for Chula Vista Gardens Unit No. 7, subject to the following conditions: 1. Prior to the submission of the final subdivision map, the applicant shall submit to staff plot plans for development of Lots No. 210, 213, 217 and 226, and any necessary variance applications. 2. A small illegal lot on the west side, created by the proposed alignment of Nolan Avenue, shall be designated as Lot "A" and the subdivider shall effect a transfer of ownership so as to incorporate the parcel into the adjacent legal parcel, reserving any slope easement as may be necessary. 3. The subdivider is required to acquire and dedicate that portion of Lot "F" per Map Ilo. 4201, lying inside and adjacent to the subdivision boundary as Oneida Street. 4. Full improvements shall be constructed in Nolan Avenue, including but not limited to 36' of pavement, curb, gutter and sidewalk on both sides of the street, sewer and street lights. -2- 10/19/70 5. All slopes shall be planted as follows, with plans to be approved prior to the issuance of any building permit, except Lot. No. 226: a. Slopes less than 6' (vertical height) shall utilize fine leaf ice plant such as mesembreanthemum croceum or rosea. Substitutions may be considered by the staff. b. Slopes 6' to 15' shall utilize the fine leaf ice plant as in (a) on the top 6' with the balance to be planted with carpobrotus edulis. Substitutions may be considered by the staff. c. On all slopes greater than 15' add to item (b) one shrub or tree per 150 square feet of slope area, 1 gallon size minimum, to be selected by a landscape architect for deep rooting qualities as well as aesthetic values. d. All slopes exceeding 10' in height shall be watered by a sprinkler system controlled by a valve located on the lot to be sprinkled. PUBLIC HEARING - CONDITIONAL USE PERMIT - Rear of 40 Third Avenue - Expand existing use of rear of lot as trailer storage area - Mrs. Charles W. HickeS Director of Planning Warren explained that the request is to expand a vehicle storage area located on the same parcel at the rear of 40 Third Avenue in a C-C zone and in the "F" Flood Plain Modifying District. He enumerated the surrounding land use and zoning which is predominately commercial. He also reviewed the conditions recommended by the staff. This being the time and place as advertised, the public hearing was opened. Mrs. Charles Hickey, 1623 Kearsarge Road, raised a question as to the require- ment for enclosing the facility with a solid fence and asked if this applied only to the expanded area. Mr. Warren felt this condition could not be made applicable to the existing use. Member Macevicz expressed his opinion that it would be preferable to extend the existing chain link fence rather than use a solid fence around this portion of the lot. Member Adams agreed and added that he would favor having a condition of landscaping and sprinkler system for the entire lot. Edna Crandall, testified that she works in the building in the front of this lot and she felt the trailer storage area does not look bad. There being no further comment, for or against, the public hearing was closed. -3- ]0/19/70 MSUC (Macevicz-Hillson) Approval of conditional use permit for expansion RESOLUTION NO. PCC-70-31 of trailer storage area at the rear of lot at 40 Third Avenue, subject to the following condi- tions: 1. The property shall be improved with permanent paving. 2. The facility shall be enclosed with a chain link fence of the same type as the adjacent storage area and a 5' landscaping strip. 3. A sprinkler system shall be provided for existing and all new planting. 4. All lighting shall be directed away from residential areas and the public right-of-way. 5. The facility shall not be used for the storage of wrecked vehicles. 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 use is well oriented to commercial activities which it is to serve. 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. Because of the substantial grade differences to the rear of the property and the required enclosures, the proposed use will not be detrimental 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 - REZONING - North side of Otay Lakes Road, 2400' east of intersection of Otay. Lakes Road and Telegraph Canyon Road - R-1 to R-3 - Allied Contractors, Inc. Director of Planning Warren explained that this request for rezoning and the consideration of Mobile Home Park design, the next item on the agenda, will be discussed together, although they will require separate action by the Commission. -4- 10/19/70 Associate Planer Lee indicated on a map the 3~ acre parcel with frontage on Otay Lakes Road and adjacent to the area planned for development of a mobile home park. He pointed out this is a fairly steep slope and the open space needed for an apartment development would be carved out of the slope. He advised that the staff does not believe R-3 zoning is justified in this area and the three or four story apartment building which would be required to get the density requested would make the development incompatible with the single family development which has been approved for the area directly west of this site. Planner Lee discussed the proposed layout of the mobile home park and recalled that the Commission had directed the applicant to design a mobile home park to include the 3½ acres and to design a park in keeping with the area. The staff finds the plan submitted is essentially a grid pattern with a few loop streets. Mr. Lee presented two schematic sketches prepared by the staff which they feel are better suited to the topography. These designs would result in a slightly lower density than that proposed by the applicant. This being the time and place as advertised, the public hearing was opened. Mr. Richard Kelton of Allied Contractors, Inc., 5109 Waring Road, San Diego, presented a rendering to show the terrain. He felt the terrain would be appropriate for an apartment building but agreed that the location of the building is too close to the R-1 homes and suggested moving the building further to the east, thus accommodating parking at each end of the building. He stated they would have no objection to having a precise plan requirement attached to the zoning. Mr. Kelton pointed out that the widening of Otay Lakes Road to 126' as stipulated by the County will entail considerable cut back into the bank, and planning for the property has to begin with the fact that widening the road creates a steep graded bank. Mr. Kelton spoke of their experience in other trailer park locations and affirmed that they wish to keep the terrain of the park on as much a common level as possible. If there is much grade variation the residents find it more difficult to get to laundry facilities or recreation areas. He stated that the plans which they have developed have F.H.A. approval and that they provide pads wide enough for double trailers. He did not feel there was any way to incorporate the area for which R-3 zoning is requested into the mobile home park and make it compatible with the rest of the park. Mr. Kelton pointed out that with their grading plan, even a four story apartment building would be below the level of the mobile home park. Mr. Richard Marasso, Ithaca Court, Chula Vista, commented that this proposed development is not in the best interest of the plans of the South Bay Citizens Planning Committee in terms of a scenic corridor to be overlaid on the Telegraph Canyon-Otay Lakes Road. Inasmuch as there seems to be no urgency for building the apartment, he requested that the Commission not approve R-3 zoning at this time since it might be in direct conflict with their proposal for scenic control. -5- 10/19/70 Mr. Richard Kelton commented with respect to the scenic corridor, that if the property is zoned R-3-P the Planning Commission would retain control over the R-3 use. Director of Planning Warren advised that the staff felt the R-3 development would have no relationship to the existing community or to the topography; they feel it would be poor land use. Mr. Kelton then further discussed the mobile home park design defending their plan for a more level terrain rather than retaining the existing topography. He pointed out the advantage of developing to F.H.A. standards which requires larger spaces but affords the buyer better loans. After considerable discussion the public hearing was closed. Member Macevicz expressed the opinion that the R-3 development would not be appropriate in this area and that the property should be included in the mobile home park. Chairman Rice agreed, pointing out that in the past when a small area was left for later development there were problems. The possibility of realigning Otay Lakes Road at this point to eliminate cutting into the bank was discussed. MSUC (James-Hillson) The request for rezoning the north side of Otay PCZ-70-W Lakes Road, 2400' east of intersection of Telegraph Canyon Road, from R-1 to R-3 be denied, in accordance with findings presented by the staff. Chairman Rice advised the applicant of the right to appeal to the City Council within ten days. Consideration of Mobile Home Park Design - Allied Contractors, Inc. MSUC (Adams-Hillson) This matter be referred back to the staff with the recommendation that the original condition for integrating the 3½ acres into this development shall remain. Request for approval of RB Furniture site plan - 476 Broadway Director of Planning Warren reminded the Commission that the rezoning from R-3 to C-2 for property located north and west of the intersection of Broadway and H included the attachment of the D Design Control to assure orderly development of the several parcels involved. The applicant has been unable to acquire all of the property but have a plan for development of a portion of the property fronting on Broadway. While this is a change from the schematic plan formerly presented it is not felt it would be detrimental to the rest of the property since it would provide access to both Broadway and H Street. MSUC (Adams-Hillson) Approval of site plan for RB Furniture Store at 476 Broadway -6- 10/19/70 PUBLIC HEARING - REZONING - Phase II - Area between Second and Fifth Avenues, H Street and Moss Associate Planner Lee exhibited a plat of the entire area under consideration and explained proposed changes would be discussed by sections divided by each of the lettered streets. He presented the following proposed changes: Section 1 (between H and I Streets, including 6 lots on south side of I Street east of Del Mar) Area between H and I Street on the east side of Fifth (occupied by Sears Department Store and Boys Club) change from C-T to C-C. Area at southwest corner of H Street and Fig (used by bank) rezone from C-C to C-O. Lot fronting on I Street, adjacent to Sears parking lot (occupied by single family dwelling) change from R-2 to C-O. Area south of Mankato Street, east of Garrett (presently vacant) change from C-C to R-3, in keeping with General Plan. Property on west side of Third Avenue from Mankato south to I Street, change from C-C to C-O. All property with frontage on east side of Third Avenue from H to I Street (includes mixture of uses including a barber shop and an apothecary shop, but primary use is and will remain in an office category) change from C-C to C-O zone. One lot fronting on Whitney Street (one lot removed from Third Ave., presently used for single family dwelling) change from C-C to R-1. One lot on south side of H Street, 60 feet west of Second Avenue (developed with apartment) change from R-1 to R-3 to reflect present land use. North side of I Street from Second Avenue to within 125' of Third Avenue (developed with single family dwellings) change from R-3 to R-1 zone. South side of I Street between Del Mar and Second Avenue (six lots developed with single family dwellings) change from R-3 to R-1. Chairman Rice questioned the C-O zone for the southeast corner of the area of Sears Department Store and Mr. Lee advised this is an effort to prevent a retail commercial establishment facing on to I Street; it is felt an office structure would be more in keeping with the neighborhood character, and the C-O zone offers fairly strict signing requirements, landscaping, etc., which make it more compatible with residential use with which I Street is developed. The public hearing was opened to take testimony on this section. Mrs. Helen Williams, 268 I Street, questioned the zoning of their property and was advised it is zoned R-3 and no rezoning is under consideration for that particular area. -7- 10/19/70 Mr. Sam Brinkley, 598 Del Mar, at the corner of "I" and Del Mar, commented that he had been there for 26 years during which time it has always been zoned R-3. He spoke of the possibility of building a rental on the back of the lot and referred to a petition signed by all property owners in the block wanting their property to remain R-3. Associate Planner Lee advised the reason for considering a change to R-1 is the fact that it is developed with single family homes and most of the lots are too small to permit multiple family development unless lots are combined for an apartment development. Edna Crandall, 581 Twin Oaks Avenue, referred to the six lots facing Twin Oaks and contended that none of the property owners would favor a change from R-3 to R-1 zoning. Helen Corbett, 256 I Street, on the corner of Del Mar and "I", was advised that lot is zoned R-3 and no change is proposed for it. Bob Duckworth Ford, 635 Windsor Circle, owner of property at 312 "I" Street (third lot west of Third Avenue) raised objection to the proposed change from C-C to C-O, stating this would limit the type of development that could take place. Associate Planner Lee pointed out this lot has no relationship to any street but "I" and the staff does not recommend that retail establishments be oriented towards "I" Street as this would encourage strip commercial zoning down the side streets. It is felt the C-O zone would be compatible with the proposed R-3 development to the west. The staff recommends that retail commercial use be concentrated in areas where adequate shopping facilities can be developed with adequate parking and without adverse effect on traffic flow. Director of Planning Warren suggested that Mr. Lee complete his presentation on Phase II, pointing out there is a philosophy that is associated with this section of town that really can't be described block by block. Associate Planner Lee continued, enumerating the following proposed changes: Section 2 (between I Street and J Street) The area between I and J Streets on both sides of Third Avenue (developed with residential and office uses) change from C-C to C-O with the exception of property at the corner of Third Avenue and J which is developed with commercial uses and proposed to remain in the C-C zone. One lot on the north side of J Street, 200' east of Third Avenue (developed with single family dwelling) change from C-C to R-1. -8- 10/19/70 Section 3 (between J Street and K Street) The area on both sides of Third Avenue, extending from J Street to Kearney on the east side of the street and just below that on the west side, change from C-C to C-O, with the area included in the site for the new post office being changed from R-1 to C-O. One lot at northwest corner of Church and K (developed with medical office) change from C-C to C-O. Area on north side of K Street, 510' west of Third Avenue (developed with an office structure and a storage warehouse facility) presently zoned C-T, I-L and R-l, change to C-O. Section 4 (between K Street and L Street) The west side of Third Avenue between K and L is zoned C-C; the east side is presently zoned Thoroughfare Commercial, but is being developed in a manner that is conducive to Central Commercial; change zoning on east side of Third Avenue from C-T to C-C. The southwest corner of Third and K is zoned C-T and has a mixture of commercial uses; change to C-C to conform to Third and K complex. Vacant lot on south side of K Street, 320' west of Third Avenue, is adjacent to apartment development to the south and to the west, change from C-T to R-3. Property on south side of K Street, east of Third Avenue, developed with apartments under a zone variance procedure, change from R-1 to R-3-G in accordance with the density that is on the property. Section 5 (between L Street and Moss Street) One lot at southwest corner of Third and L is within the City limits, developed with a service station, change from C-T to C-C which would not effect present operation. Director of Planning Warren reported that a number of petitions and letters were received too late to evaluate and spot on a map, but several persons interested in the property west of Third Avenue and south of Mankato have expressed opposition and indicated there is litigation pending on this property that has prevented development but plans are in the making. Chairman Rice continued the hearing and invited comments from the audience. Jim Patton, owner of property at 580 Third Avenue, felt rezoning is premature and if a commercial need comes along which can be fit on to one of those lots the owner should be able to develop the property in that way. Dr. Lawton, owner of property at 576 Third Avenue, also expressed opposition to changing the zone to C-O, stating that future development will bear out C-C use. -9- 10/19/70 Dick Schuler, owner of property at 549 Third Avenue, felt the present zoning of C-C is more advantageous, and rezoning at this time is premature. Anna Marie Roy, 275 I Street, stated they bought that property because it was R-3, with the intention of building a small one family unit on the back, which they couldn't do at that time, but still wish to. Director of Planning Warren recommended that the public hearing be continued to permit further evaluation by the staff and by the Commission. MSUC (Adams-Macevicz The public hearing concerning rezoning - Phase II - Area between Second and Fifth Avenues, H Street and Moss, be continued to the meeting of November 16, 1970. PUBLIC HEARING - Guidelines for development along Telegraph Canyon Road/ Otay Lakes Road Director of Planning Warren recalled a request made several months ago by the South Bay Citizens' Planning Committee. Their recommendations are as follows: A. That the City of Chula Vista and County of San Diego work in concert to designate a scenic corridor in the subject area (from Interstate 805 to State Highway 94 - along Telegraph Canyon/Otay Lakes Road). The boundaries of the corridor should conform to the high points of land adjacent to Telegraph Canyon/Otay Lakes Road and visible from points along this road (distant landmarks, such as Mt. Miguel would not be included). B. That the city prepare supplementary development controls for this corridor, including all those proposed in the staff report. In conjunction, we recommend that the County place its SC overlay zone on the corridor designated above. We feel that the SC zone, being a product of joint work between the County and City of La Mesa, represents reasonable and effective Guidelines, and, in the interests of consistency and time saved, we recommend that the City of Chula Vista consider the provisions of the SC zone as the Guideline for its own controls. C. Once the controls have been developed, we recommend that the City of Chula Vista impose them on the proposed Gersten and Allied Construction Co. plans along the north side of Telegraph Canyon/Otay Lakes Road, as a part of the condition for approving annexation. For the south side of the road, we recommend the scenic corridor controls to be included in the prezoning of this land, when and if the owners decide to develop. D. We recommend that commercial development along the roadway designated be prohibited. E. That the City of Chula Vista and County of San Diego undertake action to secure easements along both sides of the roadway for riding, hiking, and bicycle trails. The demand exists now, as shown by the most casual observa- tion, and by a transportation poll of 2000 students recently completed at Southwestern College. -10- 10/19/70 F. That the trails (suggested in E) system proposed be projected for eventual tie-in with the projected National Pacific-Crest Scenic Trail which is planned to run east of Lower Otay Lakes. Mr. Marasso discussed the poll taken at Southwestern College concerning the use of a proposed bicycle riding trail to the college, suggesting that such a trail be established on the north side of Telegraph Canyon Road. Mrs. Dorothy Rudolph, President of South Bay Citizens' Planning Committee, presented interesting and colorful slides depicting the need for preservation of scenic areas along Telegraph Canyon Road. Kathryn Moore, member of the Committee, introduced Mr. John Carradozian of the U. S. Forest Service. Mr. John Carradozian, of Cleveland National Forest, spoke of the Pacific Crest Trail which runs from Canada to Mexico. This trail for hiking and horseback riding is administered by the U. S. Forest Service and presently comes to the junction of Highway 94 and Otay Lakes Road, the route from this point is not definite. Mr. Carradozian commented he could not visualize such a trail bordering on a six lane freeway. Mr. Richard Kelton, Allied Contractors, pointed out they are the only property owners that would be affected by controls established by the city, the balance of the property being in the County at this time. While he is in favor of the concept of open space, he felt it is unrealistic to single out property owners in this area to leave their property undeveloped. He suggested the community create an easement district to acquire the property to keep it in that character. Chairman Rice commented he felt there is no attempt to prevent development along this road, but an attempt to put controls on the type of development that would take place. Mr. Richard Marasso reaffirmed the position of the South Bay Citizens Planning Committee that a Scenic Corridor zone be established as an overlay to the basic zone under which the property would be developed. The Chairman declared the public hearing closed, and suggested the matter be referred to the staff for further study and recommendation to the Commis- sion. MSUC (Hillson-Macevicz) The guidelines for development standards along Telegraph Canyon Road/Otay Lakes Road be referred back to the staff for further study and coordinating with the County. -ll- 10/19/70 DIRECTOR'S REPORT Director of Planning Warren advised that Rohr Corporation had requested a building permit for a structure on Tidelands property. This requires approval by the Planning Commission. Mr. Bill Mack, Rohr Corporation, explained their request for approval of a three sided structure, 125' x 50' x 25' high, to enclose a work station for spray painting. The outside architecture would be similar to the existing structures. This structure would be needed for 1½ to 2 years. MSUC (Macevicz-James) Approval of request by Rohr Corporation to construct structure on Tidelands north of G Street. Chairman Rice abstained from voting on the motion. League of California Cities Conference Director Warren advised money has been budgeted to register any Commissioners who desire to attend this conference. Members Adams and Stewart expect to attend. ORAL COMMUNICATIONS Member Macevicz questioned the City Attorney about the City's obligation to property owners in case a more restrictive zone is applied which limits the development of the property. City Attorney Lindberg advised there is no liability, or no obligation between the city and the property owner to maintain a certain zoning. Chairman Rice declared the meeting adjourned at ll:lO p.m. Respectfully submitted, ~len S. Mapes, Secretar~v