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HomeMy WebLinkAboutPlanning Comm min 1976/11/22 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA November 22, 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, Start, Pressutti, R. Johnson and G. Johnson. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Assistant Director of Public Works Lippitt, City Attorney Lindber9 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 8 be approved as written. ORAL COMMUNICATIONS The Chairman called for oral communications but none were presented. 1. PUBLIC HEARING (Cont.): Rezoning PCZ-76-M - 7.45 acres north of East Orange Avenue, west of Melrose, from R-1 to R-3-P-17 - Celia Seligson Current Planning Supervisor pointed out the location of the 4 acre property for which the application was filed and the adjacent 3.45 acres between that parcel and East Orange Avenue. He also noted the multiple family development adjacent to the west, which is developed at a density of 17 units to the acre. He pointed out that the subject property was included in the C-N zone at the ~ime development of the shopping center was initiated; that zoning, however, was subject to a five year limitation based on submittal of a market analysis. The time limitation expired before any market analysis was submitted, therefore, the zoning reverted to R-1 prior to the filing of this application. Mw Lee called attention to the proposed conditions which relate to filing a parcel map and obtaining access through adjacent development. Chairman Chandler reopened the continued public hearing. City Attorney Lindberg advised that the comments of the staff should be incorporated within the public hearing process as part of the record and he would suggest opening the public hearing prior to the oral presentation by the staff. Celia Seligson, applicant, advised that she developed Phase I of East Orange Plaza on the property adjacent to this site, for which she received a City of Chula Vista Beautification Award. In response to a question from the Commission she reported that she had assurance from both the Sweetwater High School District and the Chula Vista Elementary District that existing schools could take care of this development. She indicated that her development generates relatively few school enro~ees since the apartments cater to families with very young children. As no one else wished to speak, the public hearing was closed. -2- - November 22, 1976 MSUC (Starr-R. Johnson) Based on the findings in support of multiple family residential zoning fo~ this area, the Commission recommends to the City Council - the approval of the zone change for 7.45 acres from R-1 to R-3-P-20, subject to three conditions as stated in the staff report. 2. PUBLIC HEARING: Consideration of Precise Plan PCM-76-24 for East Orange Plaza Phase II - Celia Seligson Current Planning Supervisor Lee discussed the rendering of the proposed elevations which features considerable wood siding and wood trim and is similar to the existing units to the west. The buildings are two story w~th mainly flat roofs with shingles for accent. Due to the slope of the property, there will be changes in elevation within the buildings w~ich tend to break up the mass of the structures. Chairman Chandler opened the public hearing. Commissioner G. Johnson questioned the number of covered parking spaces, since it is less than one per unit. Mr. Lee pointed out that the code does not require covered parking for an apartment development, so the covered spaces included in this project are a bonus for the residents. Celia Seligson indicated she had no objections to the recommended conditions. Sh~ r~nted out her intent t¢> provide a good residential atmosphere. As no one else wished to speak, the public hearing was closed. MSUC (R. Johnson - G. Johnson) Based on the findings stated in the staff report, the Planning Commission recommends that the City Council approve the Precise Plan PCM-76-24 for East Orange Plaza Phase II, subject to the conditions enumerated in the report. 3. PUBLIC HEARING (Cont.): Conditional Use Permit PCC-76-17 - Request to construct and operate ice skatin9 rink at 711 "E" Street - Chula Vista Ice Palace Director of Planning Peterson recounted the objections to the proposed plan which were raised at the meeting of October 25 and resulted in a continuance of the hearing to this meeting in an attempt to have the plans revised. This related to the architecture of the building and the onsite circulation system which did not provide adequate stacking area for cars to drop off or pick up patrons. He reported that subsequent meetingswith the applicant's designer have not resulted in revisions to the plan. It is therefore recommended that the application be denied in accordance with the findings contained in the staff report. The Chairman opened the public hearing, but as no one wished to speak, the public hearing was closed. Commissioner Starr expressed the opinion that the type of building proposed might be made acceptable if it were painted a dark color, since it is located toward the rear - of the lot and will be mostly obscured from view from "E" Street by the parking area and other buildings. It was moved by Commissioner G. Johnson, seconded by Commissioner Pressutti, that the application for conditional use permit PCC-76-17 be denied based on the findings -3- ~ November 22, 1976 of the inconsistency of the precise plan with the guidelines established in the C-V-P zoning on the property. City Attorney Lindberg suggested that instead of denial the Commission might consider filing the application, which would give the applicant the opportunity to come back with a revised plan that would be acceptable. Commissioner G. Johnson withdrew the original motion and moved that the application for PCC-76-17 be filed; Commissioner Pressutti consented to the withdrawal and seconded the motion for filing. The motion carried unanimously. 4. Consideration of request for vacation of public right-of-waS at northeast corner of Willow Street and Bonita Road - Foodmaker, Inc. Director of Planning Peterson reported that in reviewing the plans of the Jack in the Box project in Bonita the Department of Public Works determined that the present right-of-way at that location is in excess of what is needed for adequate traffic circulation. They advised the applicant to apply for the request to vacate that portion of the right-of-way. Assistant Director of Public Works Lippitt, discussed the plat showing the proposed vacation and the street section of Bonita Road. He reported that this will result in a 35' radius curb return which is standard. Street improvements to be installed by Foodmaker, Inc., will include the widening of Bonita Road by 3 feet beyond the existing paved street. This will result in adequate width for a left turn lane, two through traffic lanes and a right turn lane. The City will also reserve a sidewalk easement at the front of the property to accommodate an equestrian trail. Assistant Fire Chief Longerbone reported that Foodmaker will also be removing three underground tanks, one of which extends into City property. MSUC (Starr-Pressutti) The Planning Commission recommends to the City Council that a portion of public right-of-way at the northeast corner of Bonita Road and Willow Street be vacated. 5. Consideration of request for conversion of residential structure to office use in the C-O zone at the northeast corner of Fourth Avenue and Davidson Street - Charles Rankin Current Planning Supervisor Lee indicated the location of the property just north of the new library. In addition to requiring approval for the conversion to office use, the property is located within the Civic Center Design Control District. A similar request for this property was denied by the Commission a few months ago since it did not include modifications to make it architecturally compatible with the area. Mr. Lee displayed renderings of the proposed elevations and discussed the modifications to the building to make it architecturally compatible for this site. MSUC (Pressutti-R. Johnson) The Commission approves the request for conversion of the existing residential structure at 247-249 Fourth Avenue to office use, subject to conformance with the approved design. -4- ~. November 22, 1976 6. Council referral for consideration of R-3-P-20 zoning on 3½ acre parcel on the west side of Ed~emere Avenue approximately opposite the K.O.A. campground Director of Planning Peterson recounted that this property was considered by the Planning Commission on October 18 for a possible change in General Plan designation from Limited Industrial to High Density Residential. The Commission recommended no change in the General Plan and at the same meeting denied a proposal to rezone the property from R-3 to R-3-G-P. The City Council considered General Plan amendments on November 16 and voted to change the designation of the subject property to residential. The Council also considered an appeal of the rezoning request and indicated a preference for R-3-P-20 zoning. State law and ou~ own Zoning Ordinance require that this be referred back to the Planning Commission for reconsideration. After further review of the site, the staff is still of the opinion it should be zoned for industrial use and recommend that the Commission reaffirm their former recommendation that the property be zoned I-L-P. In the event the Council does not follow that recommendation, it is suggested that the Commission recommend the adoption of development guidelines as enumerated in the staff report for residential use. Commissioner Starr questioned the effect the Planning Commission's recommendation would have on the ultimate decision of the Council. City Attorney Lindberg affirmed the comments of the Director of Planning that such referral is required not only by local ordinance, but also by State Law. He also asserted that the Council is aware of the time and effort the Commission spends in weightng their decisions on zoning matters and when the Council chooses to modify or totally disregard the recommendation of the Planning Commission they do not do so lightly but give full consideration to the Commmission's point of view. Commissioner G. Johnson voiced her opinion that the area should be developed as light industrial, but if it is to remain in R-3 perhaps the density should not be restricted and by allowing the ultimate number of apartments perhaps some lower income housing could be provided. Commissioner Pressutti pointed out that he alone had supported residential use at the previous hearing because he believed there is a relationship between the developer and his clients. He felt that a developer would confront the problem of the lack of recreational facilities for children, and would attempt to meet the needs of tenants within the constraints of the site. MS (G. Johnson-R. Johnson) The Commission reaffirms their recommendation that the 3½ acres west of Edgemere be rezoned I-L-P and I-L-P-F. The motion carried by the following vote: AYES: Commissioners G. Johnson, R. Johnson, Chandler and Starr NOES: Commissioners Smith and Pressutti MS (Pressutti-Starr) The Commission recommends that if the Council adopts the R-3-P-20 zoning for the property, the following development guidelines also be adopted. -5- ~ November 22, 1976 1. Buildings within 75 feet of the industrial zone shall not face the industrial zone but shall be oriented inward. 2. The minimum building setback from Edgemere Avenue shall be 25 feet. 3. Buildings shall be designed so that part of the change in elevation on the site shall be taken up in the building design. 4. Three bedroom apartments shall be discouraged. The maximum floor area for any unit shall be 850 sq. ft. 5. The landscape plan shall conform to the Landscape Manual and shall incor- porate the use of 15 gal. trees adjacent to Edgemere Avenue and the industrial areas to the north and west. Spacing of such trees shall depend upon the variety selected but the objective shall be to provide a substantial landscape buffer. 6. Buildings within 100 feet of the south property line and Edgemere Avenue shall not exceed two stories in height. 7. Access shall be limited to one point at the north end of the site with an adequate turn around provided within the site to accommodate fire fighting equipment. 8. Conformance with conditions specified in Resolution PCC-76-7 relating to construction in the flood plain. The motion carried by the following vote: AYES: Commissioners Pressutti, Starr, Chandler and R. Johnson NOES: Commissioners Smith and G. Johnson 7. PUBLIC HEARING: Conditional Use Permit PCC-76-22 - Request to construct 50 unit apartment complex at the northeast corner of Sea Vale Street and Woodlawn Avenue in the Flood Plain District - Snell & Conner Director of Planning Peterson advised that this application was submitted in connection with a proposal for a 50 unit apartment complex since a portion of the site lies within the Flood Plain District, although the site has been filled to an elevation above the anticipated flood level. This fill, however, was uncontrolled and it will be the applicant's responsibility to have tests made to determine the compaction, and if it is not satisfactory, to strip the fill material and replace it with proper compaction. This being the time and place as advertised, the public hearing was opened. Commissioner G. Johnson asked for clarification of the comments in the staff report concerning flood insurance. Mr. Peterson advised that the Federal Flood Insurance Administration had prepared maps showing the boundaries of areas which they felt were subject to inundation, and any development within those boundaries was required to purchase flood insurance. Thoseboundaries were questioned as to validity and the maps were withdrawn. Assistant Director of Public Works Lippitt added that the Flood Insurance Adminis- tration has contracted with the State Department of Water Resources to prepare new -6- November 22, 1976 maps delineating areas in danger of flooding. When such maps are adopted, flood insurance may again be required. Mr. Gantert, owner of property at 685 Sea Vale adjacent on the east side of the subject property, recomended that the application be denied, as he felt 50 units is too high for that parcel, and that such development would result in excessive traffic on the two residential streets which serve the area. Scott Snell, resident of the Bonita-Sunnyside area and owner of the property, assured the Comission that adequate provision will be made for raising the develop- ment above the flood level. He advised that due to traffic and the sewer capacity they have deleted two units from their original plan and will have a total of 48 units on the 1.67 acre parcel. This is below the density allowed in the R-3 zone. Clay Youngblood, resident in Apartment B at 685 Sea Vale, voiced the opinion that 50 units are too many for that particular site. It was pointed out that the proposed development is within the density allowed by the existing zoning and the determination to be made by the Commission is whether adequate protection from possible flood damage will be provided. MSUC (Pressutti-Starr) The Commission finds that in accordance with the Negative Declaration on IS-76-100 and the findings Stated therein, the proposed project will have no significant adverse impact on the environment, and certifies that the Negative Declaration was prepared in accordance with CEQA 1970, as amended. MSUC (Pressutti-Starr) The Commission approves conditional use permit PCC-76-22 for construction in the Flood Plain District subject to the two conditions set forth in the staff report. DIRECTOR'S REPORT Mr. Peterson noted that because of five Mondays in November, the next meeting would be three weeks from tonight, on December 13. COMMISSION COMMENTS The Commissioners discussed the possibility of cancelling or rescheduling either of the meetings scheduled for the third or fourth Mondays in December. Commissioner R. Johnson indicated that he probably would not be present on December 27th. It was decided to leave the business meeting on the fourth Monday as regularly scheduled and to make a decision at the next meeting as to whether to hold a study session on December 20th. MSUC (R. Johnson-Pressutti) The Commission establishes a policy that consideration of no agenda item will be started after 11:00 p.m., except by unanimous consent of the Commission. ADJOURNMENT Chairman Chandler adjourned the meeting at 8:30 p.m. Respectfully submitted, elen Mapes, Secret~ry