Loading...
HomeMy WebLinkAboutPlanning Comm min 1972/08/21 MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA August 21, 1972 The regular adjourned 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: Rice, Macevicz, Adanns, Chandler, Rudolph, Whitten and ex-officio member Miller. Also present: Assistant Director of Planning Williams, Assistant Planner Reid, Assistant City Attorney Blick, and Assistant Director of Public Works Robens. The pledge of allegiance to the flag was led by Chairman Rice followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (Chandler-Rudolph) Minutes of the meetings of July 24, 1972 and August 7, 1972, be approved as mailed. The chairman called for oral communications and none were presented. PUBLIC HEARING (Cont.): CONDITIONAL USE PERMIT - 4140 Bonita Road - Request to construct residential care facility - Samuel E. Horowitz Assistant Director of Planning Williams indicated the location of property on which the applicant proposes to locate and operate a 48 bed residential care facility for elderly ambulatory persons. This is a 1.79 acre panhandle parcel served by a 25 foot wide access road at 4140 Bonita Road in the C-C-D zone. It is felt this location is suitable for such a facility since it is within short level walking distance of commercial uses, and yet is located at the rear of the commercial uses and would serve as a suitable barrier between commercial and residential use. Mr. Williams discussed the topography of the property noting a difference in eleva- tion of 25 feet between the front and rear property lines. This difference in elevation makes access from the easement at the south property line infeasible. A plat was displayed indicating the location of the proposed one story structure, parking area and open space. Mr. Williams noted the conditions recommended by the staff with regard to grading, irrigation, landscaping and proposed signing. This being the time and place as advertised, the public hearing was opened. David Allee, Architect from Rancho Santa Fe, representing Mr. and Mrs. Horowitz, requested that landscaping and irrigation for the entire site not be required with the initial construction, since the open space at an elevation 20 feet higher than the building will not be used it is desired to leave it in the natural state. Member Macevicz pointed out the need for clearing weeds and brush from the open space and providing landscaping to lessen the fire hazard. -3- 8/2~/72 c. That the proposed use will comply with the regulations and conditions specified in the Code for such use. Ail 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. This use can be considered to be eon~nercial in nature and would provide a logical transition between commercial and residential uses. The General Plan indicates this area for commercial use. PUBLIC HEARING: CONDITIONAL USE PERMIT - Northwest corner Bonita Road and 1-805 - Request to locate a service station in C-V-P zone - Humble Oil Co. Assistant Director of Planning Williams advised that a representative of the applicant has requested that this hearing be postponed to the meeting of October 2, 1972. MSUC (CHANDLER-Macevicz) The public hearing to consider request for a conditional use permit to locate a service station at the northwest corner of Bonita Road and 1-805 be deferred to the meeting of October 2, 1972. PUBLIC HEARING (Cont.): a. Consideration of Planned Unit Development - Rancho Rios 6~ 7 and 8 b. Consideration of Tentative Map for Rancho Rios Units 6, 7 and 8 Assistant Director Williams noted the location of a 26 acre site south of Otay Valley Road and west of Interstate 805, prezoned R-2 and R-3-G, covered by guide- lines for the development of a 70 acre project. The density of this development falls within that approved for the project. He noted that approximately 13 of the 26 acres will be developed into usable landscaped areas. Development consists of 66 2-bedroom one-story units and 198 3-bedroom two-story units with patios and storage areas for each unit. Assistant Director of Public Works Robens noted that the tentative map shows the northerly boundary approximately 450 feet south of Otay Valley Road~ he requested that this be revised to include the entrance road as well as the southerly half of Otay Valley Road 100 feet east and west of the centerline of Melrose Avenue. This being the time and place as advertised, the public hearing was opened. Ted Odmark, 3910 Chapman Street, San Diego, developer, discussed the development plans, including the recreational facilities and landscaped open space. He pointed out a swimming pool was constructed with Units 1-4 and a second pool will be con- structed for Units 6, 7 and 8. He noted the swale between these units and those previously constructed will comprise 7 acres of landscaped open space. With reference to the recommended conditions, Mr. Odmark reported they are dealing with the school districts and will have an agreement prior to submission of the map to the City Council. Mr. Odmark requested that they be allowed to furnish a bond for construction of the loop street through Unit 8 during the construction of Unit 7. He also requested that consideration be given to another design for vehicular turn around at the end of the alleys instead of the 24' radius. -2- 8/21/72 Reena Horowitz, applicant, described the rest home which she operates in Imperial Beach and her plans for establishing a home for elderly ambulatory patients here. Clifford McLean, whose residence is just south of this property, indicated his primary concern is against bright lighting which detracts from the rural atmosphere of the Bonita Village area. E. O. Roger, also adjacent on the south, felt that grading to obtain access from the easement at the south property line should not be permitted. As no one else wished to speak, the public hearing was closed. The Commission discussed the possibility of deferring landscaping of the entire area but felt there should be some assurance that the open area would be kept cleaned up and landscaping would be installed at a future date. Assistant Attorney Blick suggested that the Commission instruct the applicant to meet with the Planning staff and City Attorney's office to come to an agreement as to a reasonable time of deferment for landscaping and irrigation and a means of assurance that this will be accomplished. MSUC (Macevicz-Chandler) Approval of a conditional use permit to construct a RESOLUTION PCC-72-24 residential care center at 4140 Bonita Road, subject to the following conditions: 1. A grading plan shall be submitted and approved before a building permit is issued. 2. A parcel map shall be filed and approved before issuance of a building permit; said parcel map shall consolidate the L shaped parcel with that of the service station. 3. Landscaping and irrigation of open space shall be deferred for a reasonable time as determined by the Planning Department and City Attorney's office and with assurance for installation at a future date. 4. The easement at the southerly boundary of the property shall not be used for access to this facility. 5. The proposed ground sign (4' X 6') at the entrance shall be subject to staff approval. 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 site is particularly suited to this form of residential use since it is within close proximity to commercial services and yet buffered by a substan- tial setback from the street. 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. The topography of the property will shield the adjacent residential area from this use and the 25' access road should not disrupt the continuity of the commercial uses. The required conditions will insure proper development. -4- 8/21/72 Member Whitten inquired who is responsible for maintaining the landscaping in the previously constructed units, indicating he felt this was not being properly cared for. Mr. Odmark indicated this is the responsibility of the home owners association but he will check and see that it is properly taken care of to maintain a good appearance for the area. As no one else wished to speak, the public hearing was closed. Member Whitten asked if a traffic study had been undertaken to determine if Otay Valley Road will be able to handle the traffic generated by this development. Mr. Robens indicated there is no problem; the County has plans for widening Otay Valley Road. MSUC (Whitten-Macevicz) Approval of the Planned Unit Development for Rancho RESOLUTION NO. PUD-72-4 Rios 6, 7 and 8 subject to the conditions in the resolution. MSUC (Whitten-Chandler) Recommend to the City Council approval of the tentative map for Rancho Rios Units 6, 7 and 8, subject to the conditions of the PUD resolution and those recommended by the Engineering Division. SUBDIVISION: Consideration of Tentative Map for Rancho Robinhood - Casey Construction Company Assistant Planner Reid displayed a plat showing the location of a tentative sub- division map for 101 lots on 68+ acres of land located south of the Allen Elementary School and Allen School Lane and west of Otay Lakes Road. The property is zoned R-E-D, approximately 1/2 acre lot size. He noted this is in the hilly area east of Chula Vista and previous proposals for development have been flat land planning on a hillside that would result in massive grading with no respect for the natural features and were denied for that reason. Mr. Reid advised there are basically three methods for hillside development: Mass grading, to provide suitable street patterns and grades and level lots; grading only to produce an acceptable street pattern; or retaining natural features and designing a street pattern which will be less convenient for some development areas and reduce the yield which has been prevalent in past developments. He indicated the first method would not be acceptable for this area. If the second method were used, a second access road from Otay Lakes Road to serve the property south of this development could be installed across the southeast corner of the property, such a road, however, would require a street grade of approximately 23% for a distance of 800 to 1000 feet. Mr. Reid noted this subdivision map represents the basic development philosophy outlined in the third method. The maximum 25% 15,000 sq. ft. lots would be utilized in the lower, more level area with much larger lots on the hillside. The area would not be overgraded to accommodate the maximum number of units that would be allowed under current zoning. Mr. Reid pointed out a staff suggestion to eliminate a T inter- section near the entrance of the development and provide instead two elbow streets to serve the same number of lots. Mr. Reid also noted the developer has proposed sidewalks along one side of the residential collector streets with the exception of the collector that provides access to the south. The Planning staff believes pedestrian access along this -5- 8/21/72 route is also needed. The Engineering Division may have additional recommendation concerning sidewalks. The original development plans indicated a covered pipe would be utilized to handle the drainage required along Otay Lakes Road, but the developer has recently indicated a desire to install an open channel instead. This would require some revision to the plans. Assistant Director of Public Works Robens confirmed that the Engineering Division recommends against constructing a road at a 23% grade, since it would not accommodate large trucks, fire trucks, or many of the olde~ vehicles which could not make that steep a grade. With reference to sidewalks, Mr. Robens reported it is Engineering's recommendation to have sidewalks installed on both sides of residential collector streets. He pointed out that particularly on sloping lots such sidewalks help prevent erosion along the curb from run-off which results in damage to the subgrade and rapid deterioration of street paving. Mr. Robens displayed a cross section of the proposed improvement to Otay Lakes Road, which would include two travel lanes in each direction, with a parking lane for uphill traffic, a 16 ft. landscaped center median, graded shoulders but no sidewalks. Jim Ashbaugh with George Nolte and Associates, 7895 Clairmont Mesa Blvd., San Diego, representing the developer, objected to the proposed change to eliminate the "T" intersection, maintaining their design would not create a traffic hazard. He sub- mitted plans for the utilization of an open channel along Otay Lakes Road rather than a covered pipe. He discussed various grades which would result between the channel and the building pads. Assistant Director of Planning Williams suggested that with so many issues unresolved consideration of this map should be continued for a week to give the staff time to review the applicant's proposal and rewrite some of the conditions. Mr. Splitstone of George Nolte & Associates, indicated that Mr. Casey is anxious to go ahead with the development but inasmuch as there are controversial items to be resolved, concerning access, street patterns and sidewalks, he concurred that a continuance is probably necessary. Mrs. William A. Spies, Jr., member of the board of the Sweetwater Valley Civic Association, and a resident in the adjacent area, commented that the proposed concept of development is the most desirable that has been presented for this area. She expressed pleasure that the developer is working on development plans under the existing R-E zoning. With reference to the proposed park site immediately west of Allen School, Mrs. Spies indicated this is very unstable soil. She noted a percola- tion sump was installed there by the school with drain pipes coming from various parts of the school ground to the sump. She also noted there is an 11 foot bank between the park site and the school boundary which would make access by that route very difficult. The Commission further discussed the need for sidewalks and the effect they have on the rural atmosphere they desire to retain in this area. MSUC (Rudolph-Chandler) Consideration of the tentative map for Rancho Robinhood be continued to the meeting of August 28, 1972. -6- 8/21/72 Request for modification of Conditional Use Permit for beer bar/restaurant facility at 1459 Melrose - Stephenson & Fitzgerald Assistant Director of Planning Williams recounted that a conditional use permit for operation of a bar/restaurant facility in a neighborhood shopping center was issued last year. The applicants are requesting that two of the conditions included in that permit be modified. The requested changes would extend the hours on Fridays, Saturdays and holidays from 11:00 p.m. to 2:00 a.m. and permit the use of games or amusements. Assistant City Attorney Blick referred to a memo from the Police Department which stated, "There are very little problems existing under the present restricted 11:00 p.m. closing." The Police Department suggested leaving the closing hour as it is, making the supposition that allowing them to stay open the extra hours on week ends and holidays would add to the potential of disturbing the peace and quiet of the neighborhood. Mr. Blick felt the Police Department was not qualified to make the suppositions and should only have reported the conditions as they presently exist. Charles Fitzgerald, 1432 Nolan Avenue, and Kenneth Stephenson, 1430 Nolan Avenue, were present to answer questions of the Commission concerning their operation. They reported they are presently selling 50% beer and 50% food. They felt their status in the community is good and that they have enhanced the small shopping center and provided a needed service. Due to the close margin of profit in the restaurant business, they felt the addition of a pool table would help to offset some of the operating cost and also draw additional business for the restaurant. Member Adams expressed the highest respect for the applicants but felt this type of operation -s not compatible in the C-N zone, which is a convenience center for residents of the area. Member Rudolph contended that since the ordinance states the sale of beer in a res- taurant in the C-N zone shall be incidental to the sale of food, no conditions should be written into a permit which would further the sale of beer. If necessary, the ordinance should be changed. MSC (Adams-Chandler) The conditional use permit for operation of a beer bar/restaurant at 1459 Melrose Avenue be modified to extend the hours of operation from ll:00 p.m. to 2:00 a.m. on Fridays, Saturdays, and legal holidays, but the request for installa- tion of games at the facility be denied. The motion carried by the following vote: AYES: Members Adams, Chandler, Whitten, Rice, and Macevicz NOES: Member Rudolph ABSENT: None Request for deferral of public improvements in alley at 272 Church Avenue - D. L. Hughes MSUC (Macevicz-Chandler) The request for deferral of public improvements in the alley at 272 Church Avenue be approved. -7- 8/21/72 Presentation of Policy Statement on Land Use Plannin~ by Buildin8 Contractors Association It was noted that although a written statement had been sent to the Commissioners there was no representative of the Building Contractors Association at the meeting to make a presentation. No discussion was held on the statement. Council Referral - Recommendation on Scenic Corridor Zonin8 Mr. Williams reported this referral was the result of a recommendation by the Environmental Control Commission that the City Council communicate with the Comprehensive Planning Organization Goals Committee recommending that the inplemen- tation of scenic corridor zoning be carefully considered. The staff recommends that the Planning Commission endorse this request. MSUC (Rudolph-Macevicz) Recommend to the City Council that a letter be sent to C.P.O. Goals Committee relative to scenic corridor zoning with specific reference to Otay Lakes Road scenic corridor. Director's Report Mr. Williams reported that a telephone message from Mr. Kyle Stewart requested that his appreciation for the very nice resolution presented to him be expressed to the Commission. Mr. Williams also asked the Commission's desires in regard to holding a regular Commission meeting on Wednesday, September 6, since the first Monday in September is a legal holiday. MSUC (Macevicz-Whitten) A regular Planning Commission meeting be scheduled for Wednesday, September 6, 1972. Mr. Williams called attention to a letter from the City Attorney relative to environmental impact statements on proposed developments. Commission Comments Member Macevicz felt an opinion should be rendered by the City Attorney with reference to field trips taken by the Planning Commission, as to whether this is a violation of the Brown Act. Assistant City Attorney Blick noted that whenever a number of Commissioners are called together there is a risk of violating the Brown Act, and it should be noted whether notice of such trips is given and the public given an opportunity to be present. He felt the field trips should not be eliminated since they are an aid to the Commissioners, and that the Commissioners should not be required to make such trips at their own expense. Mr. Williams suggested that the staff pursue this further with the City Attorney to determine if notice would be necessary to avoid violating the law. ADJOURNMENT MSUC (Whitten-Macevicz) The meeting be adjourned to the meeting of August 28, 1972. The meeting adjourned at 10:40 p.m. Respectfully submitted, Helen Mapes, Secretary