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HomeMy WebLinkAboutPlanning Comm min 1978/12/13 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA December 13, 1978 A regular business 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: Smith, Pressutti, R. Johnson, O'Neill, Williams and Stevenson. Absent (with previous notification): Commissioner G. Johnson. Also present: Director of Planning Peterson, Supervisor of Current Planning Lee, Senior Civil Engineer Daoust, Assistant City Attorney Harron, and Secretary Mapes. The pledge of allegiance to the flag was led by Chairman Smith, followed by a moment of silent prayer. APPROVAL OF MINUTES Commissioners O'Neill and Stevenson pointed out that it was Commissioner Stevenson, rather than Commissioner O'Neill, who abstained from voting for the approval of the minutes of November 8, since Mr. Stevenson was not a member of the Planning Commission on that date. Commissioner O'Neill was not absent from the meeting of November 8. It was requested that the minutes of the meeting of November 22 be corrected to reflect the correct vote. MSUC (R. Johnson-O'Neill) The minutes of the meeting of November 22, 1978 be approved with the correction as noted. ORAL CO~qUNICATIONS Chairman Smith called for oral communications and none were presented. 1. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 79-1d, residehtial development in Tow~ Centre Project Area Director of Planning Peterson advised that the City engineering staff is still working with the applicant's engineer on this map, and the applicant concurs with a recommendation to continue the hearing to the meeting of December 27. Chairman Smith opened the public hearing, to entertain a motion for continuance. MSUC (Pressutti-Williams) The public hearing in consideration of the tentative subdivision map for Chula Vista Tract 79-14 be continued to the meetina of December 27. ' Director of Planning Peterson reported that although a full report on Item 5 was sent to the Commission, Mr. Levesque contacted the Planning Department late this afternoon asking that his request for an extension of time be withdrawn inasmuch as he was able to remove the equipment from the site and will not be operating from that address. It is therefore appropriate to file the request, and Mr. Peterson suggested that it be moved ahead on the agenda in the event anyone is attending the meeting for that item only. 5. Consideration of request for extension of time for home occupation permit for tree maintenance service at 640 Fifth Avenue - Leo Levesque -2- December 13, 1978 MSUC (Pressutti-Stevenson) The request for extension of a home occupation permit at 640 Fifth Avenue be filed without action, since the operation has been dis- continued at that address. Kenneth de Haan, 623 Fifth Avenue, advised that he had taken off work in order to attend this meeting to speak against the request for an extension of time. He felt the request should not have been scheduled for Planning Commission consider- ation but should have been denied administratively by the staff. Chairman Smith advised Mr. de Haan that any applicant has the right to have his request considered by the Planning Commission. 2. PUBLIC HEARING: Consideration of precise plan PCM-79-16 to add warehouse to existing Auto transfer business, 880 Energy Way - CountS Auto Pool Supervisor of Current Planning Lee noted the location of a 5 acre parcel on the south side of Energy Way toward the east end of Otay Industrial Park. The site is presently used as an auto transfer operation with outside storage and this plan proposes the construction of a metal warehouse building almost 4,000 sq. ft. in size to be placed in an existing parking area. The site is completely enclosed with a solid fence. Approval of the plan is recommended subject to a condition requiring that the landscaping be brought into conformance with City standards. Commissioner Williams suggested that the fence, as well as the landscaping, should be brought up to City standards. Mr. Lee concurred and advised that would be required with the issuance of a building permit. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the hearing was closed. MSUC (O'Neill-Pressutti) Based on the findings stated in the report, the Com- mission recommends that the City Council approve the precise plan for construc- tion of a warehouse at 880 Energy Way, subject to the requirement that the landscaping and fencing be brought up to City standards prior to occupancy of the building. 3. PUBLIC HEARING: Tentative subdivision map PCS-79-11 for Palo del Amo, conversion of apartments to condominiums at 54-94 Kingswood Drive - Norman Starr Supervisor of Current Planning Lee reported that the Palo del Amo apartment project is presently under construction and that prior to the adoption of the new condominium conversion ordinance the developer filed a map to convert the project to condominiums. In adopting the condominium ordinance, the City Council made it applicable to any project which had not received tentative map approval from the council. This project meets all requirements of the ordinance except for the amount of private storage. The master bedroom has a separate storage area located at the end of a large walk-in closet as well as limited outside storage in the front patio area. It was pointed out that inside storage provides better security for stored items than storage area with outside access. Using a combination of inside storage and storage with outside access, the project con- tains an average amount of storage of 284 cubic feet per unit with the least amount for any unit being 236 cubic feet, whereas the ordinance requires 256 cubic feet per unit. -3- December 13, 1978 Since Section 18.12.120 of the subdivision ordinance allows for variation from the stipulated requirements if it can be demonstrated the variance will not be detrimental to the general welfare, it is recommended that the proposed storage be allowed. Mr. Lee advised there will be separate meters for electricity, no gas will be used, and the water will be on common meters, to be paid for by the home owners association. It is recommended that the tentative map be approved subject to two conditions: One requiring the dedication of drainage and access easements, and the second stipulating the provision of storage space. Chairman Smith asked if this arrangement of storage space would be permitted if the buildings were not already under construction. Mr. Lee advised that the staff would support such plans, but the variation would require approval of the Planning Commission and City Council. Chairman Smith pointed out that the report and discussion have referred to cubic feet of storage area, whereas cubic feet is a measure of volume, and area is measured in square feet. This being the time and place as advertised, the public hearing was opened. Norman Starr, applicant for the subdivision map, expressed concurrence with the recommendations of the Planning Department. He pointed out this project is developed at a density of 12 units to the acre which is a lower density than most condominium projects. He called attention to the amount of open space within the project as well as the nearby park land. He contended this type of development is best suited to individual home ownership. He also asserted that payment for water for the entire project could most equitably be handled by the home owners association. He pointed out there are two water meters on the fire hydrants, two on the landscape irrigation line and a multi-meter for domestic water use. As no one else wished to speak, the public hearing was closed. MS (R. Johnson-Stevenson) Based on the findings contained in the report, the Commission recommends that the City Council approve the tentative subdivision map for Palo Del Amo, subject to two conditions as stated in the report. Commissioner Williams spoke against the motion on the basis that the require- ment for storage space was carefully studied during the consideration of the recently adopted condominium standards. It was his feeling that the storage should be accessible from the outside if it is to serve the purpose intended. He asserted that the ratio of inside and outside storage (two-thirds inside and one-third outside) in this project does not make it appropriate for con- version to home ownership. He pointed out that in this project there is adequate area to provide for adequate storage with outside access. -4- December 13, 1978 Commissioners Pressutti and R. Johnson supported the motion for approval, pointing out that the inside storage would meet an important need and there will be some storage accessible from the outside. The motion for approval of the tentative map carried by the following vote: AYES: Commissioners R. Johnson, Stevenson, ?ressutti and Smith NOES: Commissioners Williams and O'Neill ABSENT: Commissioner G. Johnson 4. PUBLIC HEARING: ConsiderAtion'of precise plan PCM-79-17 for C~Plaza Shopping C6n~er, Phase II, 551-599 Telegraph Canyon-~-~ - Ruben Poplawski Supervisor of Current Planning Lee noted that when Phase I of Plaza Canyon Shopping Center was approved by the Planning Commission, Phase II was submitted in schematic form to show the circulation system and access to Crest Drive as well as a third access drive to Telegraph Canyon Road. The applicant has now submitted a modified plan for development of Phase II. In place of a large building for a home improvement center, it is proposed to extend the line of retail stores located nearer to the slope bank; in addition the proposed savings and loan building has been reduced slightly in size. Some modification of the parking plan has been suggested to provide an improved circulation system into and out of the center. The architecture and signing are in keeping with that approved for the Phase I development. In response to a question from Chairman Smith concerning the location of the access driveway to Crest Drive, Mr. Lee advised the location was established by the Traffic Engineer. The Commission discussed at some length the hazardous traffic conditions which continue to exist on Telegraph Canyon Road at the 1-805 interchange. It is felt this may be further compounded with the opening of this shopping center and the completion of the multiple family housing development on the south side of Telegraph Canyon Road. This being the time and place as advertised, the public hearing was opened. Doug Paul of Project Design Consultants, 610 A Street, San Diego, responded to a question raised by the Commission regarding the reduced traffic figure used in the EIR revision. This was attributed to a reduction in the area of floor space in retail stores, which was due partly to the traffic problem in the area and to a desire to keep the buildings further from the flood control channel. He asserted the traffic center does not create traffic, and instead this center may lessen the amount of traffic going further west to reach other shopping centers. As no one else wished to speak, the public hearing was closed. -5- December 13, 1978 MSUC (Pressutti-O-Neill) The Commission certifies that EIR-74-3 (supplement) has been prepared in accordance with CEQA and the Environmental Review Policy of the City of Chula Vista and that the Commission has reviewed and considered the in- formation contained in the EIR prior to consideration of the project. MSUC (Pressutti-O'Neill) Based on the findings stated in the staff report, the Commission recommends that the City Council approve the precise plan for Phase II of Canyon Plaza Shopping Center, subject to the four conditions enumerated in the report. 6. Consideration of boundaries for the formation of Open Space Maintenance District No. 10, Casa del ReS and adjacent areas Director of Planning Peterson reported that one of the conditions of approval of the Casa del Rey subdivision map was that an Open Space Maintenance District be formed to maintain the slopes and other open areas within that development. The developer has now petitioned for the formation of such district. While a number of open space districts have been confined to the boundaries of a single subdivi- sion, it is felt that in this case the boundaries of the district should be extended to J Street on the north, Telegraph Canyon Road on the south, Paseo Ranchero on the east, and the SDG&E easement and E1 Rancho del Rey No. 5 on the west. This would include some areas for which no development plans have been filed and would also include the Windsor Views tract which was developed in 1974 and included a large landscaped slope bank adjacent to Telegraph Canyon Road. Approval of the Windsor Views development included a condition that the open space within that development would be maintained by the home owners association. The developer of that tract installed and maintained the landscaping in the open space areas for the required period of time and the responsibility was then turned over to the home owners association. Soon afterwards the association decided not to maintain the slope banks between Sesame Street and Telegraph Canyon Road and the parkway within Telegraph Canyon Road and ceased watering the area. It is now in very poor condition with most of the ground cover dead. By including that area in this maintenance district the City would have additional means of guaranteeing the maintenance of the banks and of assessing the residents for their share of the cost. In the initial stage assessments will be levied only against residents in the Casa del Rey development since that tract contains the only open space that has been dedicated to the City. If the home owners of Windsor Views choose to main- tain the landscaped slopes through their own association, it would not be necessary for the City to levy an assessment for that maintenance. Mr. Peterson recommended that the Planning Commission accept the report and recommend that the City Council establish Open Space District No. 10 with the boundaries as shown on the exhibit of the staff proposal. Chairman Smith asked about the legal requirements for maintaining the landscaped slope in the Windsor Views tract. -6- December 13, 1978 Mr. Peterson advised that the developer was required to maintain the slopes for one year after acceptance by the City, then turned it over to the home owners association, who decided they did not want to keep up the open space. Installa- tion and maintenance of landscaping on the slope was a condition of approval of the development and it is believed the City could go to court and obtain an order requiring them to maintain it. However, the present proposal to include the area in the Open Space Maintenance District may preclude court action. Chairman Smith asked if anyone in the audience wished to speak to this item. There was no response. MS (Stevenson-Pressutti) The Planning Commission accepts the preliminary report of November 29, 1978 from the Directors of Public Works and Parks & Recreation on the establishment of Open Space District No. 10, and recommends that the City Council establish Open Space District No. 10 with the boundaries as shown on the staff proposal. Commissioner O'Neill spoke against the motion, noting that the City already has a club over The Windsor View Homeowners and he did not feel they need two clubs. Assistant City Attorney Harron discussed the legality of requiring the home owners association to meet this requirement. Commissioner Pressutti called for the question. The motion carried by the following vote: AYES: Commissioners Stevenson, Pressutti, Williams and R. Johnson NOES: Commissioners O'Neill and Smith ABSENT: Commissioner G. Johnson Chairman Smith asked if there is a determined effort to utilize low water use plants for open space districts, in light of the increasing cost of water. Mr. Peterson advised this is done and one of the problems at the present time is that the nurseries cannot keep up with the demand for this type of plants. DIRECTOR'S REPORT Director of Planning Peterson advised that it will not be possible to cancel the business meeting scheduled for the last week in December due to the number of applications which have been received. It would, however, be possible to cancel the study session scheduled for one week from tonight if that is the Commission's wishes. The Commission concurred with cancelling the study session. COMMISSION COMMENTS Commissioner R. Johnson reported that he may be absent from the meeting of December 27, although this is not certain. Commissioner Williams commented on the extreme traffic condition at 1-805 and Telegraph Canyon Road and suggested this is an area which should be restudied. -7- December 13, 1978 Mr. Peterson advised that the City is aware of the problem, which will be in- creased when the apartment units are occupied. He felt that the Traffic Engineering Division will be doing everything possible with channelization to make the area as safe as possible. He doubted if any major physical changes could be made and felt it would continue to be a problem until another route to Southwestern College is constructed. ADJOURNMENT Chairman Smith adjourned the meeting at 8:28 p.m. Respectfully submitted, Helen Mapes Secretary