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HomeMy WebLinkAboutPlanning Comm min 1975/01/22 MINUTES OF A REGULAR MEETING OF THE - CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA January 22, 1975 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, Rudolph, Rice, Floto, Pressutti and Smith. Absent, with previous notification: Commissioner Start. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Environmental Review Coordinator Reid, Acting Director of Public Works Robens, 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 (Pressutti-Rudolph) The minutes of the meeting of January 8, 1975 be approved as written. ORAL COMMUNICATIONS Chairman Chandler called for oral communications from the audience and none were forthcoming. Commissioner Pressutti commented on the notification received that a member of the Environmental Control Commission has been assigned to observe Planning Com- mission meetings and he suggested that if Ms. Keith is present in the audience that she be identified to the Commission. Environmental Review Coordinator advised that there have been several recent resignations from the Environmental Control Commission and Ms. Keith was just informally appointed at the last workshop meeting and has not been formally appointed. She indicated she has some scheduling problems to work out before she will be able to attend the meetings regularly. Director of Planning Peterson noted that the applicant involved in the first agenda item has not arrived at the meeting and suggested that the first item be delayed until later in the meeting so that Mr. Money could be heard with regard to his request. 2. PUBLIC HEARING: Consideration of Draft Environmental Impact Report EIR-74-11 for proposed Chula Vista Public Library Environmental Review Coordinator Reid advised that there is no input from the Environmental Control Commission as yet since they have considered the report only at a workshop meeting and will take action on the report at their meeting on January 23rd. He called attention to the items which need to be updated as set forth in the staff report to the Planning Commission. These relate to air pollution levels, metropolitan sewage treatment capacity and mitigating measures through the retention of as many of the existing mature trees on the site as possible. -2- Jan 22, 1975 Mr. Reid acknowledged written input presented to him by Commissioner Rudolph and indicated that the questions which she raised would receive response in the preparation of the final report. He pointed out that any testimony received at this meeting or additional comments from Planning Commissioners would be included in the Executive Summary of the 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 (Rudolph-Floto) The draft EIR-74-11 for the proposed Chula Vista Library be referred to the staff for preparation of a final report to be considered by the Planning Commission on February 5, 1975. t for def~~~twee~n~ Thl~dv Avenue and 1. Re ues one Acting Director of Public Works Robens advised that this request for deferral of alley improvements adjacent to Mr. Money's lot has not been recommended for approval since the required improvements would be adjacent to Madrona Street and it is their opinion that such installation is not impractical or premature at this time, as would be the case if it were a segment in the middle of the block. He pointed out that improving the alley at its intersection with Madrona would present an opportunity to increase the curb radius, thus making it a safer turn from Madrona Street into the alley; for that reason it is recommended that the request for deferral be denied. Commissioner Smith asked if the existing 2 foot radius of the curb at the inter- section of the alley and Madrona Street was in conformance with City specifica- tions when it was constructed. Mr. Robens advised that he could not verify that, but that Ordinance 1205 calls for improvements to existing standards in any event. Although this consideration does not require a public hearing, Chairman Chandler gave the applicant the privilege of speaking in regard to the request. Tom Money of Money Realtors advised that two years ago they had improved their property by building about 2,000 sq. ft. of additional office space and no public improvements were required. The property improvements which they now propose consist of the removal of the older construction and rebuilding about 950 square feet in conformance with the new structure. He felt this amount of improvement did not justify the requirement for installation of alley improve- ments. He also pointed out that the City is spending money for a study of the Third Avenue area and a redevelopment plan may be undertaken in the near future. In the event redevelopment does not take place, he felt that a 1911 Act improve- ment district might be initiated for improvement of the alley in the entire block. He expressed his desire to have the deferral granted even with a time limit of two or three years. In response to a question from Commissioner Smith, Mr. Money expressed the opinion that the owners of the property adjacent to his, as well as those directly across the alley would support the formation of a 1911 Act Improvement District. -3- Jan. 22, 1975 It was moved by Commissioner Smith, seconded by Commissioner Rudolph that action on this request be deferred for a period of one month, to the meeting of February 26tho and that Mr. Robens and Mr. Money investigate the possibility of a 1911 Act for the improvement of the entire block. Chairman Chandler asked if such delay would be satisfactory to Mr. Money. Mr. Money advised that the delay would put him in a bad position since he has sold the building which is to be removed and has rented office space at a temporary location for the duration of the reconstruction of the new office space. However, they cannot obtain a building permit for this construction until the matter of public improvements is resolved. With the consent of Commissioner Rudolph, Commissioner Smith withdrew the previous motion. He expressed the opinion that approval of the requested deferral could be supported by the finding that it would be desirable to install said improve- ments as a part of an overall plan for the development of public improvements in the area. MSC (Smith-Floto) A deferral of the installation of alley improvements as requested by Mr. Money be granted for a period of two years or until such time as an improvement plan for the entire block is enacted, whichever is sooner; this deferral is contingent upon the fulfillment of the following requirements: 1. Execution of an agreement to guarantee the installation of concrete alley improvements upon written notice by the City following the period of deferment. 2. Posting surety in the amount of $2,000 to cover the cost of con- struction. 3. Waiving the ri§ht to protest in the event a 1911 Act proceeding is initiated. The motion carried by the following vote: AYES: Commissioners Smith, Floto, Rudolph, Chandler and Pressutti NOES: Commissioner Rice ABSENT: Commissioner Starr 3. PUBLIC HEARING (Cont.l: Review of conditional use permit PCC-73-17 for residential care facilit~ 1169 FrOntage Road~ William B. Sumner Current Planning Supervisor Lee noted that on December 11, 1974 the Planning Commission considered a staff initiated resolution calling for the revocation of the subject conditional use permit due to the applicant's failure to meet the conditions stipulated in the conditional use permit. Action on that revocation was delayed until this meeting based on the applicant's report that action was being taken to meet the conditions. Mr. Lee advised that the site has been inspected and the conditions relating to landscaping and the wall adjacent to Walnut Street have been met. The parking -4- Jan. 22, 1975 area still needs to be striped and the proposed fence between the care facility and the vacant building to the north has not been installed. A request has been received from the applicant that the requirement for that fence be deleted since he is negotiating to acquire the vacant building. Mr. Lee showed slides which verified the improvements that have been completed, and pointed out that due to a change in the landscaping plan, the proposed fence would not effectively separate the two properties and would end in the middle of the surfaced parking area. It is therefore recommended that the condition requiring the installation of fencing between the care facility and the building to the west be deleted. Chairman Chandler declared the public hearing reopened. Gregory Robinson, director of the facility in question, reported that the striping of the parking area has been commenced and will be completed tomorrow. He reiterated the request that the fence at the west boundary not be required since there is very little pedestrian traffic from the care facility in that direction and the fence would serve no useful purpose. As no one else wished to speak the public hearing was closed. MSUC (Rudolph-Floto) The consideration of revoking conditional use permit PCC-73-17 be filed. MSUC (Pressutti-Rice) The applicant be directed to complete the improvements as specified in the resolution no later than February 14, 1975, with the exception that the installation of a fence at the northwest boundary be deferred for a period of two years from this date at which time the need for the fence will be reassessed, and that the staff report to the Commission on February 26th con- cerning the satisfactory completion of the improvements. 4. PUBLIC HEARING: Variance PCV-75-1~ request to split lot into 3 parcels without street fronta~e~ extension of First Avenue, Dennis Mickey. Current Planning Supervisor Lee indicated on a plat the location of a one acre parcel approximately 800 feet north of D Street, on which a request has been made to divide the property into three building lots. Inasmuch as these lots would not have frontage on a dedicated street as required by the Zoning Ordin- ance, approval of a variance is necessary in order to divide the property. Access to the property would require an easement from D Street. Mr. Lee pointed out that these parcels are landlocked and construction of a public street would require the dedication of additional land to widen the 40 ft. wide strip presently owned by the City. The only use presently scheduled for the 40 ft. wide area is the construction of a sewer line through a 1911 Act pro- ceeding. Mr. Lee pointed out that the vacant area to the north of this property, which lies in the flood plain, has been under consideration as an extension to the Sweetwater Regional Park and for that reason it is desirable that the City retain a possible access route into the area, which is limited by the extreme topography of the area. Mr. Lee noted that if this variance is approved, it may be necessary for the applicant to request a conditional use permit for grading and construction -5- Jan. 22, 1975 within the flood plain which extends into the borders of this property. The filing of a parcel map would be required in order to split the property into three lots. He advised that due to the steepness of the slope on the subject property, approval of a parcel map would be dependent upon fairly detailed grading plans to assure that the lots are developable. Mr. Lee called attention to the 13 conditions enumerated in the staff report upon which approval of the variance would be contingent. He briefly reviewed those conditions. Commissioner Smith expressed the opinion that the grade of the slope on this property makes it unsuitable as a building site. This being the time and place as advertised, the public hearing was opened. Dennis Mickey expressed the opinion that if his lots were graded on the same alignment as the vacant property further south, it would result in buildable lots. He felt that the owners of the lots to the south were in favor of develop- ment of the area and would be in agreement with dedicating additional land for construction of a public street. Mr. Mickey advised that he was aware of the proposed conditions and that they would be followed. Lawrence Girard reported that he owns and lives on the property at the foot of First and D Street and that the only easement through his property is a 12 foot easement granted to Mr. Warren for his use only. He maintained that no other property owners in the area have legal access. He felt there is considerable disagreement over easement rights and the possible location of a road. Assistant City Attorney Beam advised Mr. Gerard that the Planning Commission does not have authority to grant access over his property, and their considera- tion at this time is whether Mr. Mickey be granted a variance to divide his property without having the required frontage on a dedicated street. As no one else wished to speak, the public hearing was closed. MSUC (Rice-Floto) Variance PCV-75-1 to divide a lot into three parcels without street frontage be approved based on the findings and subject to the conditions set forth in the staff report, with the added provision that access shall be provided by a legal non-exclusive easement. 5. PUBLIC HEARING: Consideration of adoption of "Design Criteria for Hillside Development" Manual Director of Planning Peterson pointed out that this design criteria manual is not a new regulation but is recommended as a supplement to the Hillside Development Policy which was adopted in November, 1973. The manual illustrates various design principles suitable in hill areas. Associate Planner Quinney displayed and reviewed each of the illustrations con- tained in the manual showing the various methods of lot development to lessen the amount of grading required and to maximize the views available in hillside -6- Jan. 22, 1975 development. Mr. Quinney called attention to the maps of: South Bay Villas, which was developed under the Hillside Modifying District and features an open space canyon; Bonita Ridge Estates, which features a number of the suggested design techniques and places the development along the ridge top with the steep slopes left in a natural state; Bonita Acres and Zenith III, for which final development plans have not been submitted. Mr. Quinney then showed a number of slides of developed properties on steep slopes overlooking the ocean in the Del Mar area, as well as developments inland, including some in the Chula Vista area. He pointed out the value of intensive landscaping in this type of development. Following the slide presentation the public hearing was opened. As no one wished to speak, the public hearing was closed. Commissioner Rudolph commented that while the concepts are imaginative, she is still concerned that the Hillside Development Ordinance would drive the cost of development so high that housing for all economic segments could not be provided in those areas. She asked that consideration be given to what impact the design criteria would have on housing. She felt the City should see what steps can be taken to reduce the cost of housing to make it available to more people. Commissioner Pressutti pointed out that builders assess the economic factors, such as the market and the terrain with which they are working. MSC (Smith-Rice) Recommend to the City Council the adoption of the "Design Criteria for Hillside Development" Manual. The motion carried by the following vote: AYES: Commissioners Smith, Rice, Pressutti, Floto and Chandler NOES: Commissioner Rudolph ABSENT: Commissioner Starr DIRECTOR'S REPORT Director of Planning Peterson reminded the Commission that the next meeting would be held on February 5th, the first Wednesday of the month, due to the holiday on February 12th. Mr. Lee reported that landscaping of the borrow pit area on Telegraph Canyon Road will be completed with hydroseeding this week. Also that the manager of the Pep Boys store has been contacted and he indicated he would make an effort to police the parking area and keep it clean. Contact has also been made with the agents who are responsible for the maintenance at the Hillside and Naples shopping center requesting that they take care of the landscaping and also that they test the subsoil prior to repaving the parking lot. COMMISSION COMMENTS Commissioner Smith concurred that comments made earlier by Commissioner Rudolph -7- Jan. 22, 1975 with regard to excessive costs of housing are very important. He pointed out that if the fees for schools and other public facilities presently assessed against new developments are eliminated, it will mean that these costs must be borne by other taxpayers. He felt the fees should not be eliminated, but possibly should be examined to see if any of them are excessive. He suggested that a workshop to consider this matter would be helpful. Mr. Peterson suggested that this might be included in the study session to be held on February 19th. He also noted that the Housing Element will be ready for discussion and that C.P.O. has requested the opportunity to make a present- ation on the regional transportation plan in the near future. ADJOURNMENT Chairman Chandler adjourned the meeting at 9:25 p.m. Respectfully submitted, ~elen Mapes ~ Secretary