HomeMy WebLinkAboutPlanning Comm min 1978/09/13 M~NUTES OF A REGULAR BUSINESS MEETING
OF THE CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
September 13, 197B
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
R. Johnson, G. Johnson and O'Neill.
membe P L -~-~or of Planning Peterson, Assistant Director of Planning
· rs resent: Chandler, Smith, Pressutti, and
Also present: u,-:~
Williams, Associate Civil Engineer Daoust, Assistant City Attorney Harron
Secretary Mapes.
It was noted that Commissioner Renneisen has resigned from the Planning Commission
due to his transfer in employment to Phoenix, Arizona.
The pledge of allegiance to the flag was led by Chairman Chandler, followed by a
moment of silent prayer.
APPROVAL OF MINUTES
R Johnson-Smith) The minutes of the meeting of August 23, 1978 be approved
MSUC ( ...... n,~ 1 abstained due to his absence fom that meeting.
as written. COmmissiOner v ,,~il
ORAL COMMUNICATIONS
Director of Planning Peterson advised that an attorney for Mr. Frank Debbas has
requested permission to address the Commission with regard to moving agenda
item No. 8 to the first of the meeting.
Chairman Chandler granted permission for Mr. Haddad to address the Commission.
8 to a future
d that such arguments should be heard when
Mr. Haddad began to present arguments for continuing agenda item
enmmi~s' ner Smith suggeste ........ ~ ~h d not be changed.
meeting .......... lo - ~ +~ n~4er oT ~n~ o~c, .... oul
that item is reached and tnau
MSUC (Smith-R.Johnson) The order of the items on the agenda for this meeting
not be changed.
1. ConsideratiOn~acati°n °Y"lg-[°~! easement south of Davidson
Street betwe6n Ash and Beech Avenue
Assistant Director of Planning Williams advised that the subject easement was
granted to the city in 1946 when a subdivision map for the area was approve~; the
purpose of the easement was not specified. An investigation by the Engineering
Division has determined that neither the City nor the utility companies have a
need of the easement; it is therefore recommended that the request for vacation be
granted.
MSUC (Smith-O'Neill) The Commission recommends that the City Council approve the
vacation of a l0 foot easement south of Davidson Street between Ash Avenue and
Beech Avenue.
-2- ~ September 13, 1978
2. PUBLIC HEARING (Cont.): Tentative subdivision map PCS-78-8 (Should read PCS-78-5) for Stratford
Arms, 250 Kennedy Street - Alton Beauchamp
Assistant Director of Planning Williams reported that consideration of this
tentative map has been continued from a number of previous meetings and the appli-
cant has now expressed his desire to withdraw the application. It is therefore
appropriate for the Planning Commission to file the tentative map.
MSUC (R. Johnson-Smith) Tentative subdivision map PCS-78-8(Should read PCS-78-5) for Stratford Arms
be filed.
3. PUBLIC HEARING: Consideration of precise plan PCM-79-3 for industrial structur~
in the 1800 block of Nirvana Avenue in the I-P zone
C & B Steel, Inc.
Assistant Director of Planning Williams reviewed the development plans for a lot
within the Otay Industrial Park to be used for a steel fabricating operation. The
development will include a 6,000 sq. ft. metal warehouse, 2,000 sq. ft. stucco
office building, and a 4,800 sq. ft. craneway. The open storage area will be
surfaced with decomposed granite. Landscaping plans include the planting of
eucalyptus trees around the periphery of the site.
Mr. Williams pointed out that the 5' x 10' sign proposed by the applicant to
be located behind the six foot fence at the front of the property would not be
visible from the street and it is recommended that the sign be reduced to 4' x 10'
and located in the area in front of the fence to assure visibility. It is also
recommended that proposed parking layout be modified to indicate 90 deg. parking
and additional paving which will result in better onsite circulation.
Mr. Williams called attention to the Negative Declaration for the project and to
the findings for approval of the precise plan.
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-79-2 and the findings stated therein, this development
will have no significant adverse environmental impact, and adopts the Negative
Declaration.
MSUC (G. Johnson-Pressutti) Based on the findings stated in the staff report,
the Planning Commission recommends that the City Council approve the precise
plan for development of an industrial site on Nirvana Avenue, subject to three
conditions set forth in the staff report.
4. PUBLIC HEARING: Conditional use permit PCC-79-6 - construction and operation
of Girls Club & Boss Club facilitS at Greg Rogers Park sitn
Assistant Director of Planning Williams advised that the plat on display showing
the location of the site was prepared when the initial ne§otiations for the site
were conducted. The site has been increased in size and the driveway entrance moved
to the north to be directly across from Redwing Drive at the request of the City's
Traffic Engineer who felt this would result in less conflict of traffic. The site
contains six acres and development is proposed in two phases. The first phase will
consist of the construction of the main building to accommodate both Girls Club and
-3- September 13, 1978
Boys Club activities, as well as a gymnasium and community room. It is proposed
to provide 59 parking spaces with the first phase of development. The second
phase will include construction of a swi~m~ing pool and additional parking.
Preparation of the site will include approximately 34,000 cubic yards of cut and
fill to provide a level pad for the building and play field.
The Parks and Recreation Commission has conceptually approved the project and
the City Council recently ratified a lease agreement for use of the site.
Mr. Williams pointed out that the most intensive activity proposed at this facility
in the bingo game offered twice a week which usually attracts about 200 people.
For this reason the staff is recommending that 100 parking places, in lieu of
the proposed 59, be provided with the initial phase of development.
Findings for approval and recommended conditions are included in the staff report.
This being the time and place as advertised, the public hearing was opened.
Steve Owens of Owens Araiza Architects, 272 Church Avenue, representing the Boys
Club and Girls Club on this project, called attention to the model which they
had prepared and placed on display to indicate the size of the buildings in
relation to the site, the difference in grade elevations, md the extent of the
slope at the southerly extension of the park. He reported that the grading will
be done by a Reserve Construction Battalion that has heavy equipment to compact
the fill to 90 or 95 per cent density.
Mr. Owens discussed the parking requirements and expressed their preference to
construct 75 parking spaces, paved with A. C., and that an additional 25 spaces
for overflow parking be handled on the turfed play area. He indicated their
maximum parking requirement has been running 60 to 80 cars. He advised that if the
full playing field were used for overflow parking they could accommodate 178 cars.
Larry Schulthesis, 484 Redwing Road, complained that many of the residents adjacent
to this site has not received notice of the public hearing. He also advised that
when they moved into the development they were told that this site would remain
open land which would eventually be made into park land but that there would not
be buildings on the site. He agreed that this type of facility is good for the
children but felt the added traffic would make it unsafe for children crossing
the street. He expressed particular objection to having the entrance driveway
directly across from Redwing Road as he felt this would encourage traffic to use
Redwing, which is a residential street.
Kathy Fender, 496 Redwing, raised objection to the proposed development in the
park, noting that the ball games presently held there result in traffic hazards
and parking problems.
In response to a suggestion that the driveway access be opposite Oak Place instead
of Redwing, Mr. Owens expressed the belief that the bank adjacent to Oleander at
that point would make it impractical. He advised that the proposed driveway
location was established by the City Traffic Engineer, and while it would be
agreeable with him to move the driveway 50 to 75 feet south he doubted if the
Traffic Engineer would agree.
Commissioner O'Neill expressed concern over the adequacy of the notification of
this public hearing.
-4- September 13, 1978
Director of Planning Peterson reported that the mailing list, as taken from the
County Assessor records, indicated that many of the lots were still listed under
the ownership of the Parkview Company, which developed the tract, although they
have apparently since been sold and occupied by residents. He advised that
addresses can be obtained from another source and new notices mailed if it is
the Commission's desire to continue the item.
MSUC (O'Neill-Smith) The public hearing be continued to the meeting of
September 27 and that the staff and representatives of the Boys and Girls Clubs
examine the possibility of another location for the driveway access.
5. PUBLIC HEARING: Tentative subdivision map PCS-79-1 for Melrose Condominiums
on north side of Otas Valles Road, both sides of Melrose Avenue
Director of Planning Peterson reported that when this property was rezoned from
R-1 to R-3-P-12 earlier this year, the City Council had insisted on seeing a
development plan. The plan was then referred to the Design Review Committee who
approved it. The tentative map is the implementation of the plan which has been
approved. It is recommended that the map be approved subject to the conditions
set forth in the written report, with the deletion of condition l0 which requires
that the development comply with the requirements of any condominium conversion
ordinance adopted prior to approval of the final map of the subdivision. At this
late stage in the design of the project, the applicant deserves to have a definite
answer from the City.
Mr. Peterson affirmed that the underlying zone is the same for a condominium
development or an apartment complex.
This being the time and place as advertised, the public hearing was opened.
Bob Whitus, Toups Corporation, representing the developer, expressed concurrence
with the conditions with the deletion of condition 10. He advised that this
development was planned as a condominium based on a market study to determine the
need.
As no one else wished to speak, the public hearing was closed.
MSUC (R. Johnson-Pressutti) The Commission recommends that the City Council
approve the tentative subdivision map for Melrose Condominiums subject to the
first nine conditions enumerated in the staff report.
6. PUBLIC HEARING: Tentative subdivision map PCS-79-5 for Villa Hermosa
Condominiums, 479 "F" Street - Firstwest Devco
Director of Planning Peterson advised that this map is for a condominium development
of 30 units, located in an area with apartments on all sides. The developer has
acquired two lots to be combined for the project. The project has been approved
by the Design Review Committee and meets all standards of the R-3 District
- regulations.
It is recommended that the tentative map be approved.
This being the time and place as advertised, the public hearing was opened.
-5- September 13, 1978
Bruce W~c~an, representing Firstwest Devco, expressed his desire to answer any
questions the Commission might have concerning the project.
As no one else wished to speak, the public hearing was closed.
MSUC (G. Johnson-R. Johnson) Based on the findings stated in the staff report
the Commission recommends that the City Council approve the tentative subdivision
map, PCS-79-5 for Villa Hermosa.
7. PUBLIC HEARING: Tentative subdivision map PCS-79-6 for Casa Verde, 295 "D"
Street - Ray Burgess
Director of Planning Peterson reported that this map provides for the conversion
of an existing 6 unit apartment building, constructed about 8 years ago in the
R-3-G zone, into condominiums. The project meets most of the present standards
for development but does fall short on private usable open space; it is not
recommended that this be required. Also, the parking spaces are not screened as
presently required and it is recommended that such screening be a condition of
approval of the map.
Mr. Peterson noted that condition 4 in the report calls for compliance with all
requirements of a condominium ordinance in effect at the time of approval of a
final map. He felt this is not justified and recommended that condition 4 be
deleted.
This being the time and place as advertised, the public hearing was opened.
Syd Xinos, representing Ray Burgess, concurred with the recommendation of the
Director of Planning for the deletion of condition 4. He also questioned the
need for condition 5, requiring screening of the parking area. He passed to the
Commission photos of the site taken from the street which show that the parking
area is 3 to 4 feet below the grade of the street, which partially obscures
parked vehicles. He suggested that~the construction of a 2½ ft. screening wall
near the driveway entrance could result in a safety hazard.
As no one else wished to speak, the public hearing was closed.
Commissioner O'Neill advised that, as int~epast, he is opposed to the conversion
of occupied apartments to condominiums until the City has an ordinance pertaining
to such conversions.
MS (Pressutti-Smith) Based on the findings in the staff report, the Planning
Commission recommends that the City Council approve the tentative subdivision map
for Casa Verde subject to the conditions set forth in the staff report with the
deletion of condition 4.
The motion carried by the following vote:
AYES: Commissioners Pressutti, Smith, R. Johnson and Chandler
NOES: Commissioners O~Neill and G. Johnson
ABSENT: None
-6- September 13, 1978
8. Review of conditional use permit PCC-70-35 for major auto repair facilits
at rear of 24 Broadwas, Frank Debbas
Director of Planning Peterson indicated he was not certain whether the Commission
wished to proceed with consideration of this item at this meeting or continue it
as requested by the applicant's attorney at the beginning of the meeting.
MSUC (R. Johnson-Smith) Review of the auto repair' facility be considered at
this time.
Mr. Peterson reported that the conditional use permit for an auto repair operation
was originally approved in 1970. The business has since changed ownership and
the present business license designates minor auto repair. The ordinance requires
that either major or minor repair work be conducted within an enclosed building.
After receiving complaints about this operation about a year ago the staff in-
vestigated and found that the ordinance regulations concerning no outside work
were not being adhered to and the appearance of the lot was that of a
salvage operation. The owner was contacted and for a short time the appearance
was improved; it again deteriorated until complaints were received a second time,
and the condition was again temporarily rectified. Since then the lot has again
become filled with appare~tly inoperable vehicles so it seems apparent that the
type of business being conducted is not suited to the C-T district and should be
moved to an industrial area. Mr. Peterson passed photos showing the amount of outside
storage of vehicles that has been occasioned over the past year. He also reported
that he had expected the Zoning Enforcement Officer to be present at this meeting
to make a report on his numerous contacts with this owner during the past year.
Ronald Haddad, attorney, representing Mr. Debbas, reiterated his strong desire to
have this matter continued to afford him an opportunity to work with the Planning
Department to resolve the problems and reach an alternative rather than having the
permit revoked and closing the business.
The Commission asked for photos of the present condition of the lot and a desire
to hear a report from the Zoning Enforcement Officer, noting this would necessitate
a continuance to the next meeting.
MSUC (Pressutti-G. Johnson) Review of the conditional use permit for an auto
repair facility at the rear of 24 Broadway be continued to the meeting of
September 27.
9. Consideration of Polics on Energy and Water Conservation
Director of Planning Peterson noted that a public hearing to consider this policy
was held last month, at which time Commissioner Smith raised a number of concerns
and asked for an opportunity to meet with the staff to attempt to incorporate
some of the issues discussed by a regionwide water conservation committee on
which he had served.
Following a meeting with Commissioner Smith, a revised draft of the policy was
sent to the Commission. Mr. Peterson noted, however, on his return from vacation,
that the revised draft did not contain all of the points discussed with Mr. Smith.
In a phone conversation with Commissioner Smith it was determined that minor
clarifications could be incorporated into some of the guidelines and there would
be an added guideline relating to the use of fixed or movable sun control devices
and adequate attic ventilation. He suggested that with the Commission's consent
-7- September 13, 1978
these minor changes could be incorporated into the policy.
Mr. Peterson expressed the opinion that this policy is not really a significant
measure in areas of water and energy conservation, but it is a first step and
would announce the City's concern and would have some influence on the way
development plans are reviewed. Ultimately, more significant controls would have
to be implemented through the adoption of ordinances.
It is recommended that the Planning Commission adopt the Negative Declaration
covering this policy and recommend that the City Council adopt the Policy, giving
leave to the staff to make the minor clarifications and additions as discussed
with Commissioner Smith.
Commissioner G. Johnson questioned the guideline which requires that a reduction
in the size of the R-1 lot be studied. She expressed the opinion that R-1
lots in Chula Vista should not be any smaller than allowed by the.present standards
and even though this is a policy statement it suggests the possibility of smaller
lots, to which she is opposed.
Commissioner O'Neill felt that a policy statement should be something more
positive than "should be studied." He suggested that the statement regarding
smaller lot size should be changed to read, "should be considered." He also
suggested that guideline M, relating to bulk and height standards should be
amended to indicate that variations from those standards may be granted to permit
innovative designs which are considered to have merit.
Commissioner Smith concurred with the comment about exceptions to the bulk
requirements, but felt that the reduction in the size of R-1 lots still should
be studied and indicated he would want that left in the policy.
MSUC (Smith-O'Neill) The Commission finds that in accordance with the Negative
Declaration on IS-78-58 and the findings stated therein, the proposed conservation
policy will not have a significant adverse impact upon the environment, and certifies
the Negative Declaration.
MS (Smith-O'Neill) The Commission recommends that the City Council adopt the
modified draft plan entitled, "Policy for Conservation of Energy and Water Within
the City of Chula Vista," including the addition of the comment by Co~nissioner
O'Neill about exceptions in bulk and height in item M, and the several clarifica-
tions in wording described by Mr. Peterson.
Commissioner Pressutti pointed out that changing the word "studied" to "considered"
in item P would result in the same language as used in other items. He also felt
that the word "substantial" carried toobroadadefinition to be meaningful in this
policy, and should be deleted. He, therefore, asked Commissioner Smith to amend
the motion by deleting the word "substantial" and changing the word "studied"
to "considered" in item P.
Commissioner Smith and Commissioner O'Neill concurred with the amendment to the
motion.
The motion as amended carried unanimously.
-8- September 13, 1978
DIRECTOR'S REPORT
Director of Planning Peterson advised that the study session next Wednesday is
scheduled for 5:00 p.m. in the Administrative Conference Room, followed by dinner
at 7:00 p.m. He noted that the newly appointed Planning Commi'ssioner,
Mr. Gerald Williams, is in the audience and suggested that he be invited to attend
that meeting since he is scheduled to be sworn into office the night before.
Mr. Peterson also called attention to the resignation of Mr. Robert Renneisen
who has accepteda~si~ionwith Ramada Inns in Phoenix, Arizona. He anticipates
appointment of another Commissioner in the near future.
COMMISSION COMMENTS
Commissioner Pressutti commented that he felt the presentation on the Boys Club
item tended to limit the role of the Planning Commission, He felt the Commission
should be concerned regarding the issue of adequate parking and other aspects of
this use to preclude an adverse impact on the residential neighborhood.
Mr. Peterson concurred that is the Commission's responsibility.
Commissioner R. Johnson again expressed concern over the lack of notification of
residents concerning the hearing on the Girls Club and Boys Club.
Mr. Peterson assured that this would be looked into and that additional notice
would be given since the Commission has continued the item.
Commissioner R. Johnson also requested that photos of the Debbas auto repair
site again be taken to show the condition of the lot at this time.
Commissioner Smith requested leave of absence from the Commission meetings starting
with October llth, extending through the first meeting in November; this will
include October 11 and 25 and November 8th.
ADJOURNMENT
Chairman Chandler adjourned the meeting at 8:50 p.m.
Respectfully submitted,
Helen Mapes
Secretary