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HomeMy WebLinkAboutPlanning Comm min 1978/10/11 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA October 11, 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: Pressutti, R. Johnson, G. Johnson, O'Neill and Williams· Absent ( with previous notification): Commissioner Smith. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, City Engineer Lippitt, Senior Civil Engineer Daoust, Fire Marshall Monsell, Assistant City Attorney Harron, and Secretary Mapes. The pledge of allegiance to the flag was led by Acting Chairman Pressutti, followed by a moment of silent prayer. APPROVAL OF MINUTES Commissioner G. Johnson requested that the minutes of the meeting of September 27, 1978 be corrected on page 5 to show that she voted "yes" on the motion for the approval of a conditional use permit for the Girls' Club and Boys' Club facility. MSUC (R. Johnson-O'Neill) The minutes of the Planning Commission meeting of September 27, 1978 be approved as corrected. ORAL COMMUNICATIONS Acting Chairman Pressutti call ed for oral communications and none were presented. · RING' Cond~ermit PCC-~9-8.-.Re.u~ to copstruct 1 PUBLIC HEA ~~lain District at nort~-~e~-corner of restauranb mn r/vuu ~Potter Current Planning Supervisor Lee noted the location of an .82 acre parcel adjacent to Bonita Road and between Bonita Mesa Road and 1-805, which lies within the Sweetwater Valley Flood Plain District. The elevation of the property is presently 44 feet and the water surface level of a 100 year flood is 49 ft. ro osed development plans both the restaurant building elevation. Under the ~ ~aised above the elevation of a lO0 year flood. This and the pad area will e volume of fill will not restrict the flow of flood waters in this area and it is recommended that the Negative Declaration of environmental impact be adopted and the conditional use permit for development in the flood plain district be approved. In response to a question from Commissioner G. Johnson, City Engineer Lippitt advised that the elevation of a lO0 year flood does not raise due to cumulative development in the upstream area since the maximum elevation of flood waters was based on ultimate development. He advised that the Fogg Report issued in 1963 studied the drainage under thethen existing conditions and under ultimate development conditions; the figures used for the 100 year flood level relate to the ultimate development. 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 - O'Neill) The Commission finds that the proposed development -2- ~ October ll, 1978 will have no additional significant environmental impact and adopts the Negative Declaration on IS-78-11. MSUC (R. Johnson-O~Neill) Based on the findings set forth in the staff report the Commission approves conditional use permit PCC-79-8 for the construction of a restaurant within the Sweetwater Valley flood plain district at Bonita Road and Bonita Mesa Road. 2. PUBLIC HEARING: ~CMz7~_~I - Considerat!? of ~recl'se plan for restaurant in C-V-P-F zone at northwe~~nd bonita Mesa ~ Potter Current Planning Supervisor noted that this is the precise plan for the develop- ment covered by the previous agenda item. The proposed restaurant will contain just under 4,000 sq. ft. and have seating capacity for 119 people;theproposed parking area with a total of 48 spaces meets the ordinance requirements. The Traffic Engineer has recommended that the easterly driveway be moved further west out of the radius of curve of Bonita Mesa Road to provide better sight distance at the driveway; this will require some revision in the parking layout. The applicant has requested a freestanding sign, 40 ft. in height and 288 sq. ft. in area, while the precise plan guidelines applied to the property restrict the signing to a ground sign, 8 ft. in height, 50 sq. ft. in area. Mr. Lee discussed the difficulty of making a freestanding sign visible to freeway traffic in advance of either the north bound or south bound offramp, due to the length of those ramps, and it is felt that a ground sign will furnish adequate identification for motorists on local streets. Mr. Lee advised that due to the possible realignment of Bonita Mesa Road by the County the applicant may wish to request deferral of the required public improve- ments and a portion of the landscaping until a decision is reached on that alignment. In response to a question from Commissioner Williams, Mr. Lee affirmed that a realignment of Bonita Mesa Road might also affectthe location of the access driveways to this development. 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-Williams) Based on the findings as stated in the staff report, the Commission recommends that the City Council approve the precise plan submitted by Ronald Potter for a restaurant at the northwest corner of Bonita Road and Bonita Mesa Road, subject to the 8 conditions listed in the staff report. 3. PUBLIC HEARING: ~-7g~9----~Re uq1~t~t-°~ o er~ ~ -T zone - Joseph A. ~aso Director of Planning Peterson advised that while the Municipal Code limits the total number of cardrooms in the city to four, and four cardrooms have previously been approved, one conditional use permit expired without being implemented. It is, therefore, proper to consider this request. Mr. Peterson noted the proposed location on the west side of Broadway, south of "F" Street, adjacent to a Kawasaki motorcycle shop. The staff considers this an appropriate location for this use and the parking area at the rear will serve as a buffer for the adjacent residential uses. Although the number October ll, 1978 of parking spaces available do not represent the exact ratio recommended for the proposed number of seats in the cardroom as applied to other permits for cardrooms, an observation of the parking activity in the lot reveals that it is used very little by the adjoining businesses, due to ample street parking in this segment of Broadway, It is felt the available parking spaces will be adequate to serve the combined uses. Finding for approval of the request are contained in the staff report. Commissioner G. Johnson commented on the poor condition of the landscaping in front of the building and in the parking lot, and suggested that approval be conditioned upon proper maintenance of the landscaping. 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-Williams) The Commission finds that the proposed use will have no significant environmental impact and adopt the Negative Declaration on IS-79-8. MSUC (G. Johnson-R. Johnson) Based on the findings contained in the staff report, the Planning Commission approves conditional use permit PCC-79-9 for a cardroom at 312 Broadway, subject to the condition that the landscape island in the parking lot and the area in front of the building be upgraded and maintained. 4. PUBLIC HEARING: PCZ-~~~^~ S~Unmtheast ~-V-ff b - - ~cres at the southwest corner of Ota~ Valley Road and Melrose from C-N-P to R-3-G, City initiated Current Planning Supervisor Lee pointed out that the General Plan was recently amended to change the designation of the southeast corner of Melrose and Otay Valley Road from Visitor Commercial to Retail Commercial. That change was prerequisite to this request for rezoning to C-N-P and R-3-G. The Commission al so recently approved a Conditional use permit for the development of condominium units on the west side of Melrose in the C-N-P zone. The Planning Department added this area for consideration of rezoning in order to make the zoning consistent with the approved use. Inasmuch as adjacent commercial development has been limited to monument signs, it is recommended that such restriction of signs be included in the precise guidelines for the subject rezoning. In accordance with mitigating measures included in the Initial Study (IS-79-16) for development of this property a small grove of eucalyptus trees must be retained. Approval of the change of zone subject to the two precise plan guidelines is recommended. This being the time and place as advertised, the public hearing was opened. Syd Xinos of Schwerin, Xinos and Associates, representing Dawat on this project, expressed concurrence with the recommendation for approval of the zone change but felt the condition allowing only monument signs is overly restrictive. He advised that they will preserve the eucalyptus trees, but in doing so the visibility of some of the tenants of the building will be restricted. He contended that a commercial development of this size and in this location should not be restricted to a ground sign. He felt the center should have a free- standing sign to identify all tenants except the fast food restaurant which should have its own monument sign as it will be in a different area of the site -4- ~- October ll, 1978 than the main buildings, In response to a question from Commissioner O'Neill he indicated that he would envision the sign as being visible from 1-805. Mr. Xinos requested that the Commission allow as much flexibility as possible with regard to signs and that approval of the actual signing be discussed under the design review process. As no one else wished to speak, the public hearing was closed. MSUC (R. Johnson-O'Neill) The Commission finds that this project will have no significant environmental impact and adopts the Negative Declaration on IS-79-16. MSUC (R. Johnson-O'Neill) Based on the findings contained in the staff report, the Commission recommends to the City Council the change of zone from C-V-P to C-N-P and R-3-G for 6.4 acres at the southeast corner of Otay Valley Road and Melrose Avenue, and from C-N-P to R-3-G for 3 acres at the southwest corner of Otay Valley Road and Melrose, subject only to the precise plan guideline for the retention of the grove of eucalyptus trees, and with the understanding that signing will be resolved at a later time. 5. PUBLIC HEARING: ~southeast ~- Dawat Corp~ Current Planning Supervisor Lee reported that this precise plan is for the development of the 2~ acre commercial portion of the area just rezoned; a 4~ acre residential development will be located on the southern portion of the site, adjacent to the existing residential area. Mr. Lee briefly discussed the site plan and the six conditions recommended, which relate to a planned signing program, slight adjustment in building location and elevations, and the alignment of access driveways. This being the time and place as advertised, the public hearing was opened. Syd Xinos, representing Dawat Corporation, expressed concurrence with the conditions recommended. As no one else wished to speak, the public hearing was closed. MSUC (R. Johnson-O'Neill) Based on the findings stated in the staff report, the Commission recommends that the City Council approve the precise plan for shopping center and fast food restaurant at the southeast corner of Otay Valley Road and Melrose Avenue, subject to the conditions listed in the staff report. 6. PUBLIC HEARING: G~Az79_~ - Consideration of~~ic Plan of E1 Rancho-d~n~a~ti°n of SDG&E~s~t Director of Planning Peterson reported that the E1 Rancho del Rey Specific Plan recently adopted designates the full length of the SDG&E easement as open space and riding and hiking trails, The proposal under consideration is to change the extreme easterly portion of the easement within the Specific Plan area from the present designation to commercial so the area can be used for parking for an office building proposed to the south. This portion of the easement is located between - -5- ~' October ll, 1978 Otay Lakes Road and Ridgeback Road and contains one tower which supports transmission lines. It has very little value as natural open space but does have value as part of the trail system and the Gersten Company has agreed to install an equestrian trail along the northwestern edge of the easement. It is recommended that the proposed amendment to the Specific Plan be approved. In response to a question from Acting Chairman Pressutti, Mr. Peterson advised that E1 Rancho del Rey is the owner of the underlying fee of the property in question with an easement granted to SDG&E. Under the easement agreement the electric company has restrictions against the construction of buildings or the planting of tall trees which would interfere with their transmission lines. Commissioner Williams pointed out that making this easement available for commercial use intensifies the usage of the area previously zoned for office use, since a larger building can be constructed if more parking is available. He also asked if there are any safety considerations with respect to locating things underneath the lines. Mr. Peterson advised there should be no safety hazard in this regard since these same lines cross above heavily travelled streets and the parking lot use is not much different from that. This being the time and place as advertised, the public hearing was opened. James Fairman of Project Design Consultants, 610 A Street, San Diego, representing the Gersten Company, expressed the opinion that the amendment will be consistent with the Specific Plan objectives. It will allow more effective site design and site utilization of the adjacent property. There will be landscaping within the easement, and not only a 12 ft. wide strip devoted to equestrian and pedestrian purposes, but also a triangular area outside of the easement which will be added as open space and landscaped for the enjoyment of pedestrians. As no one else wished to speak, the public hearing was closed. Acting Chairman Pressutti asked if this site could be used for anything other than parking if it is designated as commercial. Mr. Peterson advised that the staff considered such possibility but there is not a designation in the General Plan for parking. He felt the San Diego, Gas & Electric Company would not permit other use under their policy for maintaining easements. MSUC (O'Neill-R. Johnson) The Commission adopts the Negative Declaration on IS-79-14 with the finding that the proposed p~oject will have no significant environmental impact. MSUC (O'Neill-R. Johnson) The Commission recommends that the City Council approve the proposed amendment to the E1 Rancho del Rey Specific Plan to change the designation of the SDG&E easement between Otay Lakes Road and Ridgeback Road from Open Space with trails to Commercial/Riding and Hiking Trail. PUBLIC HEARING: ~taavb~kke~ndR~ 7. .-- ~l!t!e~ at o~Road ~-C-P ~ - Gersten ~ Director of Planning peterson noted the precise plan for a bank and office building .... 6- ' October ll, 1978 on property with frontage on Ridgeback Road and on Otay Lakes Road. The building is contemporary in design with beige aggregate finish and bronze windows. It is designed to fit the particular shape of the site, The parking for this building will be located on the SDG&E easement with 12 feet reserved along the northwest edge for a pedestrian and equestrian trail. Two monument signs and various wall signs, as pemitted by ordinance, are proposed for identification. Mr. Peterson called attention to the 7 conditions recommended for approval of the plan. In response to a ~uestion from Commissioner Williams, ~ity. Engineer Lippitt advised that from traffic safety standpoint the building is set back a sufficient distance from Otay Lakes Road to be in conformance with code requirements. This being the time and place as advertised, the public hearing was opened. James Fair man, representing the Gersten Company, concurred with the recommendation for approval of the precise plan with some reservations on two of the conditions. He indicated they have no objection to providing the trail and installing the adjacent landscaping, but felt they should be protected from liability connected with use of the trail. He also questioned condition 3 relating to widening portions of Otay Lakes Road. City Engineer Lippitt displayed a plat showing the segments of Otay Lakes Road which have not been widened to permit four full lanes. This widening should be accomplished as a prerequisite to any development that would result in increased traffic on Otay Lakes Road, and should be paid for through a reimbursement/ assessment district comprised of the properties abutting those segments. As no one else wished to speak, the public hearing was closed. In answer to a question from Commissioner O'Neill, Assistant City Attorney Harron advised that he believed the City could assure the developer he would not be liable for accidents which might occur on the riding and hiking trail since that trail would be similar to a dedicated street. MSUC (O'Neill-G. Johnson) Based on the findings contained in the staff report, the Planning Commission recommends that the City Council approve the precise plan for a bank and office building with parking facilities at Otay Lakes Road and Ridgeback Road, subject to the seven conditions listed in the staff report. $. PUbLiC ,~AR~: ~~ni~c~L^~1 ~de ~m'nium development or conversion Director of Planning Peterson related the concerns of the City Council over the conversion of apartments to condominium units and the three alternative approaches considered by the Council. Of the three approaches the Council tended to prefer the approach of bringing existing units up to present code standards wherever reasonable; they also expressed interest in protecting prospective buyers~ but did not express a strong interest in protecting tenants of exisiting apartment buildings. The Council, however, did not support a requirement for bringing all units up to code in every respect and did not want the seller to be required to warrant the units for a given period of time. -7- '- October ll, 1978 Mr. Peterson discussed the proposed amendment and called particular attention to the ten requirements which would have to be met prior to approval of a condominium project, whether newly constructed or converted from older units. This being the time and place as advertised, the public hearing was opened. Edward A. Jackson, 350 Broadway 26, reported that he represents several senior citizens organizations. He requested a delay of at least 30 days in the Commission's consideration of this amendment to permit time for citizen study of the proposal and their possible suggestions for alternatives. He pointed out this could have considerable effect on retired persons, or others on a fixed income. Ilene Skelly, 239 Fifth Avenue, past president of South County Council on Aging, expressed concern over the effect of conversions on senior citizens since the number of rentals which they can afford is very limited. Thomas Owen, 4201 Bonita Road, Apartment 204 A, read a letter which he had addressed to the Director of Planning relating to the deficiencies of the La Bonita Apartments with regard to fire protection devices and noise exclusion. Frank Wishon, resident of the La Bonita Apartments, expressed the opinion that conversion of that complex into condominiums would result in displacing at least one thirdof the residents who are on fixed incomes and could not purchase a unit. Don Armstrong, 7860 Mission Center Court, advised that he is a partner in the ownership of two buildings in Chula Vista aboUt ten years old, which he believed many people would like to buy, but the proposed restrictions would prevent their conversion since the parking and storage requirements could not be accommodated. Linda Bovet, 295 C Street, Apt. 15, expressed her distress that the Council appears cold and unfeeling with regard to the plight of residents on fixed or low incomes. She contended that Chula Vista is not encouraging low income housing. She asked that the Commission delay action on the proposal to permit citizen groups to study it. Chuck Smith, 406 Third Avenue, speaking as a representative of the South San Diego Cities Board of Realtors, reported that the board is split as to the position to take on this issue. They understand the value and positive aspects of what is incorporated into the ordinance, but feel that a larger issue is the question of affordable housing. He pointed out that a recent report in the San Diego Union listed the cost of new housing in San Diego County at an average price of over $80,000 including attached as well as detached housing in the average. He pointed out that conversion of apartments to condominiums does not affect the amount of housing available, or to any great extent, the occupancy of the available housing. He felt that home ownership benefits the community since the residents then have a greater interest in 1, and use situations. Mr. S~ith pointed out that most of the requirements recommended in the proposed amendment will add to the cost of the units to be converted and will be reflected in the selling price of such units. Most of those requirements are endorsed by the Board of Realtors but they take exception to requirement "B" which states, "Walls which meet standards equivalent to those of the Uniform Building Code shall be installed between the airspaces of condominium units." If that con- dition does not currently exist in some of the older apartment units it should -- -8- - October ll, 1978 be a matter of choice between the buyer and seller of the unit just as it presently is between the owner and the tenant. He felt that there are people who, in the interest of lower cost, Would not require that extent of sound attenuation and that should be their free choice. He reiterated that the real issue is how to create more housing stock, so that the lack of housing does not cause a rise in the cost above the normal inflation rate. He suggested that government and private enterprise should work orted this has been done in the City of San toa er in this area. He r~p ........ ~ ,, ~nd th Board of Realtors hopes _ ~eth ...... · ~:~d "/ne urcn~ru~, ..... e Diego in a oeve/opmun~ to make a similar proprosal to the City of Chula Vista in the near future. Joy Sheresh, 688 Robert Avenue, spoke of the efforts of the Mayor's Ad Hoc Committee for Housing for Low Income Citizens. She indicated that committee had supported the conversion of apartments into condominium units and felt they should be brought up to code standards. She suggested that there should be some social guidelines along with this to allow only a certain number of conversions a year until it is determined if the city will be able to meet the needs of people who are renters by choice. Terry Sheldon, 2254 Moore Street, San Diego, reported that as a condominium converter he has spoken before the State Subcommittee on Aging. He asserted that the conversion of apartments to condominiums should reach the lower end of the spectrum of potential home buyers, and if too many requirements which add to the cost of such units are applied, it will soon reach a point where nobody in the low and moderate income bracket can afford to live in Chula Vista. As no one else wished to speak, the public hearing was closed. Acting Chairman Pressutti asked for the consensus of the Commission regarding the request made at the beginning of the hearing for a 30 day continuance of this matter. Director of Planning Peterson pointed out that the longer it is continued the more conversions there will be which do not have to meet these standards. He felt the City Council wants a recommendation from the Planning Commission in this regard as rapidly as possible. Commission O'Neill suggested that the social issues raised by some of the speakers should be addressed by the Planning Commission, but this would require some additional time. He moved that the consideration of the proposed amend- ment be delayed for 30 days. The motion died for lack of a second. It was moved by Commissioner G. Johnson, seconded by Commissioner O'Neill, that the public hearing be continued for two weeks. The motion passed by the following vote: AYES: Commissioners G. Johnson, O'Neill and Pressutti NOES: Commissioners Williams and R. Johnson ABSENT: Commissioner Smith Acting Chairman pressutti declared the public hearing reopened and continued to October 25, 1978, -9- October ll, 1978 DIRECTOR'S REPORT Director of Planning Peterson reminded the Commission that the study session scheduled for October 18 will begin at 7:00 p,m. in the City Manager's conference room and the main topic of discussion will be the General Plan and the question of revising or updating that plan. He suggested that the Commissioners review the text of the General Plan prior to the study session and bring a copy to the meeting for discussion purposes. COMMISSION COMMENTS Commissioner R. Johnson suggested that a study session be devoted to a discussion of the sign ordinance. He also pointed out that on some agenda items the Commission holds a fairly lengthy discussion with the staff prior to the opening of the public hearing and he wondered if discussion should be delayed until after the public hearing. Acting Chairman Pressutti advised that some of the questions which he raises are for the purpose of relaying information to members of the audience wh~ch might otherwise be requested during the public hearing. Mr. Peterson suggested that the procedure of handling public hearing items could be discussed at a study session. ADJOURNMENT Acting Chairman Pressutti adjourned the meeting at 10:03 p.m. Respectfully submitted, Helen Mapes Secretary