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HomeMy WebLinkAboutPlanning Comm min 1976/12/13 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA December 13, 1976 A 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: Chandler, Smith, Starr, Pressutti, R. Johnson, G. Johnson and Renneisen. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Assistant Director of Public Works Lippitt, Assistant Fire Chief Longerbone, Assistant City Attorney Beam and Secretary Mapes. The pledge of allegiance to the flag was led by Chairman Chandler, followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (R. Johnson-Starr) The minutes of the meeting of November 22, 1976 be approved as written. New Commissioner Renneisen abstained from voting. Chairman Chandler introduced and welcomed Mr. Robert Renneisen to the Planning Commission. ORAL COMMUNICATIONS The Chairman called for oral communications but none were presented. CONSENT CALENDAR Chairman Chandler advised that the following items on the consent calendar would be approved by one motion without discussion unless good cause is shown prior to the motion to adopt. 1. Adoption of resolution changing Planning Commission meetings to 2nd, 3rd, and 4th Wednesday of each month commencing in January 1977 This action will formalize the decision previously made by the Planning Commission to change meeting days from Monday to Wednesday. 2. Consideration of request to annex 3.98 acres located on the south side of "L" Street between Fourth and Fifth Avenues - Charles Offerman This action will approve the boundaries of the proposed annexation and authorize filing the application with the Local Agency Formation Commission. 3. Consideration of request for extension of time on variance PCV-76-3 for tempora[y use of classroom trailers - Chula Vista Presbyterian Church This variance will expire February 23, 1977; a master plan for new permanent buildings was due by November 23, 1976. It is requested that the variance to permit use of the trailers be extended for one year to February 23, 1978, and the -2- December 13, 1976 date for submittal of plans be extended nine months to August 23, 1977. 4. Consideration of request for extension of time on variance PCV-75-20 for temporars use of classroom trailers - Hilltop Baptist Church This variance expired November 24, 1976. The applicant has advised that construc- tion of permanent facilities will begin in the near future and requested a one year extension of the use of the trailers. 5. Consideration of request for extension of time on conditional use permit PCC-75-15(B~ for multiple familS development in C-C-P zone - Norman/Ashwill Although development as allowed by this conditional use permit has not been commenced, the applicant states it is anticipated to start around the first of the year. It is requested that the expiration date be extended to November 24, 1977. 6. Consideration of state of conformits to the Chula Vista General Plan of the CountS of San Diego's proposed acquisition of the lands of a certain portion of Mankato Street Development of the South County Regional Center, previously found to be in conformity with the General Plan, will require the vacation of a portion of Mankato Street and its acquisition by the County. State Law requires certification that such acquisition conforms to the City's General Plan. MSUC (R. Johnson-G. Johnson) The six agenda items on the consent calendar be approved in accordance with staff recommendations. 7. PUBLIC HEARING: Rezoninq PCZ-76-R - ll foot strip at the northwest corner of Fourth Avenue and "E" Street, from C-T to R-3- CitS Initiated Current Planning Supervisor Lee noted that the property in question at the northwest corner of Fourth Avenue and E Street is adjacent to a service station site. Develop- ment of the Service Station several years ago resulted in an unused ll foot wide strip being created at the north side of the property. This narrow strip was subsequently sold to the owner of the adjacent property and incorporated into that parcel, which is zoned R-3. The proposed rezoning will make the zone boundary conform to the lot line boundary. It is recommended that the Negative Declaration of environmental impact be certified and a recommendation for approval of the rezoning be forwarded to the Council. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. MSUC (Starr-Pressutti) The Commission finds that in accordance with the Negative Declaration on IS-76-106 and the findings therein, this rezoning will have no significant adverse environmental impact and certifies that the Negative Declaration was prepared in accordance with CEQA 1970, as amended. -3- December 13, 1976 MSUC (Starr-Pressutti) Based on the findings set forth in the staff report, the Planning Commission recommends that the City Council approve the rezoning of an 11 ft. wide by 160 ft. deep strip of property adjacent to the north side of the parcel at the northwest corner of Fourth Avenue and "E" Street from C-T to R-3. 8. PUBLIC HEARING: Rezoning PCZ-76-Q - Applying "P" Modifyin9 District to two parcels (7.64 acres) located north of "E" Street, between Jefferson and the extension of Woodlawn, in the C-V zone, City Initiated Director of Planning Peterson pointed out that last year the Council initiated a program of attaching the "P" Modifying District to property in the vicinity of the various interchanges of the I-5 freeway. The property in question is adjacent to an 8.88 acre area on the north side of "E" Street which was placed in the "P" District. It presently contains a single family residence, known as the Greg Rogers House, and the Feaster Elementary School. The staff has recently become aware of a development proposal on the site of the Greg Rogers House and believe it is appropriate to include that site and the adjacent school site within the "P" District, which gives the City an opportunity to establish specific conditions to promote an attractive and compatible development in this important gateway to the City. Proposed guidelines for precise plan approval are included in the staff report. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. -- MSUC (G. Johnson-Pressutti) The Commission finds that in accordance with the Negative Declaration on IS-76-101 and the findings therein, this rezoning will have no significant adverse environmental impact, and certifies that the Negative Declaration was prepared in accordance with CEQA 1970, as amended. MSUC (G. Johnson-Pressutti) Based on the findings of fact as stated in the staff report, the Commission recommends that the City Council approve the rezoning from C-V to C-V-P for approximately 7.64 acres north of "E" Street between the extension of Woodlawn Avenue and Jefferson Avenue, and adopt the precise plan guidelines enumerated in the staff report. 9. PUBLIC HEARING: Variance PCV-76-19 - Request to develop two lots without required street frontage, 600 block Telegraph Canyon Road, Oltin D. Lee Current Planning Supervisor Lee advised that this application was submitted to allow development of two parcels lying north of Telegraph Canyon Road but having no frontage on a dedicated street. Permission is requested to utilize an easement for access to the properties. The two parcels are one acre and one-half acre in size and are zoned R-1-H so that development would be required to comply with the Hillside Modifying District regulations. Mr. Lee pointed out that if the proposed realignment of this section of Telegraph Canyon Road is executed, it would necessitate the acquisition of the smaller parcel for street right of way and a proposed drainage channel. The larger parcel would remain as a buildable lot, and access would still depend on an ease- ment in a different configuration serving the adjacent church site. Based on the findings of hardship and necessity for use of the property, it is recommended that the variance be approved. -4- December 13, 1976 Commissioner Smith asked if the topography makes it impractical to place more than one house on the larger parcel. Mr. Lee advised that under the R-1-H zone the one acre parcel could be split. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. MSUC (Starr-Pressutti) The Commission finds that in accordance with the Negative Declaration on IS-76-98 and the findings stated therein, this variance will have no significant adverse environmental impact, and certifies that the Negative Declaration was prepared in accordance with CEQA 1970, as amended. MSUC (Starr-Renneisen) Based on the findings of fact as stated in the staff report, the Commission approves the variance request to develop two lots without the required street frontage, subject to three conditions to assure compliance with city standards. 10. PUBLIC HEARING: Conditional use permit PCC-76-23 - Request to construct and operate a facility for automobile radiator repair, tune- up, brake and upholstery service, 44 Broadway - Ro~elio Vazquez Current Planning Supervisor Lee reported that the applicant is presently operating a similar business on this property, which, due to the inadequacy of the existing building, is conducted mostly outside. The applicant now proposes to construct a 2,000 sq. ft. building to accommodate the repair work. The building will be separated from the residential use to the west by a 75 ft. area used for parking. The large doors of the building will be oriented toward the south with a solid wall on the north side. Since there is a need for this type of service and the building construction and accompanying landscaping will result in a significant improvement to the site, it is recommended that the application be approved, subject to three conditions set forth in the report. It was noted that the request is categorically exempt from environmental review. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. MSUC (R. Johnson-Smith) Based on the findings stated in the staff report, the Commission approves conditional use permit PCC-76-23 for the construction and operation of an automobile repair facility at 44 Broadway, subject to three conditions enumerated in the staff report. ll. PUBLIC HEARING: Rezonin~ PCZ-76-P - 16.5 acres located south of "F" Street between Fifth Avenue and Broadwas, from R-3 to R-1 and R-2- Cits Initiated Director of Planning Peterson advised that this area was included in a study directed by the Council of R-3 zoned areas developed with lower density residential use. This area includes 75 parcels; 42 developed with duplexes, 31 with single family homes, one with a triplex, and one lot devoted to parking for an adjoining restaurant. He displayed a plat denoting the existing type of housing and delineating the proposed boundaries for the R-1 and R-2 zoning districts. It is recommended that the zone change be enacted to bring the zoning into conformance with the existing use. -5- December 13, 1976 In response to a question from Commissioner Starr, Mr. Peterson advised that due to lot size most of the parcels would accommodate about four dwelling units. He further advised that the existing triplex and parking lot use could remain as preexisting nonconforming uses, but could not be expanded. This being the time and place as advertised, the public hearing was opened. Julius Skinner, 534 Center Street, asked for a clarification of the use allowed in the R-2 zone. It~as pointed out that this zone permits a single family or a duplex on a lot, but no more. Mrs. Peterson asked about the number of families that could occupy a dwelling unit in the R-1 or R-2 zone, and was advised it is restricted to one family. Joan Smith, 534 Madrona Street, reported that a communal household has occupied the residence at 540 Madrona for the past six years. Current Planning Supervisor Lee explained that communal households are allowed by conditional use permit under the existing R-3 zoning of the area. The existing household requested a conditional use permit, but when it was learned the site did not meet the requirements established for that use, the application was withdrawn. As no one else wished to speak, the public hearing was closed. MSUC (R. Johnson-Renneisen) The Commission recommends to the City Council the rezoning of approximately 16.5 acres located south of "F" Street between Fifth Avenue and Broadway from R-3 to R-1 and R-2. 12. PUBLIC HEARING: Zoning text amendment PCA-76-10 - Relating to provisions of P-C zone Director of Planning Peterson reported that the City Council, at a conference held last September, expressed concern about the lack of development, or lack of adherence to an adopted development schedule in the P-C zone. The City Attorney proposed the adoption of an ordinance amendment which would require that all Planned Community zoning be reviewed at least every four years and that during the period of review no precise development plans would be approved unless the Council could make two findings: That the precise development plan conforms with the adopted General Development Plan for that P-C zone, and further, that the plan conforms with modifications which might result from the review in process. It is the staff's recommendation that the requirement for review be established by adoption of an amendment to the zoning ordinance, but that the procedure and scope of the review be set forth in a resolution to be adopted by the Council. Such resolution has not been drafted, but if the Commission recommends approval of the ordinance amendment, then the City Attorney would prepare the necessary resolution for submission to the Council along with the ordinance amendment. In response to a question from Commissioner Starr, Mr. Peterson advised that the need for such review becomes apparent when development has not occurred as proposed by a General Development Plan under a P-C zone, or the approved ~equence of develop- ment has not been followed. He reported that some jurisdictions require annual review in P-C zones, but he felt a four year review is adequate. This being the time and place as advertised, the public hearing was opened. -6- ~ December 13, 1976 Carmen Pasquale, representing E1 Rancho del Rey, reported that he did not wish to express either support or opposition to the proposed amendment, but felt that a draft or proposal of the procedure to be embodied in the resolution should be available for review by the Planning Commission and developers prior to making a recommendation to the Council. Commissioner Smith concurred with regard to the desirability of reviewing the contents of the resolution prior to making a recommendation on the ordinance amend- ment. He expressed the opinion that to do otherwise is like signing a blank check. MSUC (Smith-Renneisen) The public hearing in consideration of a zoning text amend- ment relating to the P-C zone, be continued to the meeting of January 12, 1977. The Commission further discussed the problems which have been encountered in the applica- tion of the P-C zone, and the General Development Plan of the E1 Rancho del Rey area. 13. PUBLIC HEARING: Zonin~ text amendment PCA-76-6 - Relatin~ to lot coverage permitted in residential districts for open sun screens Current Planning Supervisor Lee reported that last year when the Council approved a variance request to increase the permitted percentage of coverage of a rear yard by a sun screen, they indicated that there should be a difference between solid patio covers or roofs and open sun screens. Mr. Lee reviewed the proposed changes pointing out that a new section, as proposed, would provide that the first 300 sq. ft. of an open sun screen would not count toward the permitted lot coverage requirements, but any open sun screen area in excess of that size would be counted. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. Commissioner Smith expressed support of the intent of the amendment but indicated there were three sentences which he felt needed to be clarified to lessen the possibility of controversy as to the application. First he suggested that in the definition, Section 19.04.175, following the words "intermittent roof covering 50% or less," add the words "of each square foot of such structure." This would require a lattice type roof, rather than a solid roof over half of the area with the remainder uncovered. Mr. Lee affirmed it was the intent of the ordinance to encourage a lattice type roof. Commissioner Smith also suggested that in Section 19.58.020, Subsection B 5, which includes the wording "provided that the perimeter of the patio area is not enclosed," the word "patio" be deleted, th~s leaving"perimeter"of the area" which refers to the sun screen area indicated earlier in the sentence. He further asked that in subsection C, the phrase which says "with the exception of open sun screens," be amended to read "with the exception of that portion of open sun screens as noted in Section B 5 above." Mr. Peterson concurred with the suggestions made by Commissioner Smith. MSUC (Smith-R. Johnson) The Commission finds that in accordance wi th the Negative Declaration on IS-76-39 and the findings stated therein, that this amendment will have no significant adverse environmental impact and certifies that the Negative Declaration was prepared in accordance with CEQA 1970, as amended. -7- December 13, 1976 MSUC (Smith-R. Johnson) After incorporating the modifications suggested by Commissioner Smith, the Commission recommends to the City Council that amendments to Section 19.04.175 and Section 19.58.020 relating to sun screens be adopted. 14. Recommendation for the allocation of 1977-1978 Block Grant Funds Director of Planning Peterson reported that the estimated amount of Block Grant Funds for next year is $965,000. Under the Block Grant program the city is obligated to solicit testimony from various segments of the community as to how the money should be spent. The Mayor has therefore invited each of the commissions of the city to offer their recommendation. The staff report lists four possible uses for the funds but points out the advantage of using the major portion of the funds for a single project in order that something visible could be accomplished, as opposed to spending it in broader programs scattered accross the community. To this end the staff recommends that the bulk of the funds be spent in the Third Avenue Redevelopment area, since that area will face limited funds as a result of tax increment financing. It is felt, however, that there are some very desirable view sites in the hilltop area of the E1 Rancho del Rey property which should be reserved for a city view park prior to approval of development plans for the area. It is therefore suggested that portions of the funds be reserved for the purchase of one or two of those possible view sites, with the remainder devoted to the Third Avenue Redevelopment Project. Commissioner Pressutti indicated he had no objection to this but would like to find a way to provide low cost housing in the vicinity of the Third Avenue Town Centre. He felt that providing affordable housing within walking distance of that shopping area would improve the chances of successful business in the center. Commissioner G. Johnson expressed agreement with the desirability of establishing view site parks and felt they should be planned for easy access. She cited the example that Surrey Drive would not be an appropriate type of street for people to try to get to a public park. Commissioner Smith pointed out that with development the subdividers will provide some park land or park money. Mr. Peterson affirmed this is true but there is speculation that the developer might ask to be relieved of the normal requirement if substantial canyon areas are dedicated for public use as a result of the study now under way. He felt it may be necessary to purchase one or two park sites. MSUC (G. Johnson-Renneisen) The Commission recommends that the Council allocate a portion of the $965,000 Block Grant money to the purchase of one or two hilltop park sites in the El Rancho del Rey area, with the balance of funds to be devoted to the Third Avenue Redevelopment Project. DIRECTOR'S REPORT Director of Planning Peterson noted the announcement of the 1977 Planning Commissioners' Institute to be held in Los Angeles, February 2-4, 1977. Funds have been budgeted for five Commissioners to attend. Reservations are due not later than January 21, 1977. Mr. Peterson advised that due to the scheduling of a public hearing, the Commission -8- December 13, 1976 is committed to a business meeting on December 27th. ADJOURNMENT Chairman Chandler adjourned the meeting at 8:20 p.m. Respectfully submitted, Helen Mapes Secretary