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HomeMy WebLinkAboutPlanning Comm min 1978/06/28 MINUTES OF A REGULAR MEETING BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA June 28, 1978 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, R. Johnson, G. Johnson, Renneisen and O'Neill. Absent (with previous notification): Commissioner Pressutti. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Environmental Review Coordinator Reid, Community Development Director Desrochers, Assistant Director of Public Works Lippitt, Assistant City Attorney Harron, 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 (Renneisen-O'Neill) The minutes of the meeting of June 14, 1978 be approved as written. ORAL COMMUNICATIONS Chairman Chandler called for oral communications and none were presented. CONSENT CALENDAR 1. Consideration of request for deferral of public improvements at 114 First Avenue - Ken Green 2. Consideration of request for deferral of public improvements at 120 First Avenue - Jeff Bender MSUC ( Nelll-Renne~sen) The two items on the consent calendar be approved. REGULAR CALENDAR 3, PUBLIC HEARING: PCC-78-33 - Conditional use permit to create a dwelling 9roup at 1348 Hilltop Drive - Edward Gonzales Current Planning Supervisor Lee noted the location of a lot nearly 18,000 sq. ft. in area, served by a 30 ft. wide easement, at 1348 Hilltop Drive. A single family dwelling is located in the northern portion of the property and this request would permit the construction of an additional single family dwelling on the site without dividing the property. A site plan was displayed showing the manner in which two dwellings can be accommodated on the property. It is recommended that the request be approved subject to conditions relating to onsite parking, paving of access, and a requirement for fencing on the north and east property lines. Commissioner G. Johnson suggested that due to the parking requirements a condition should be added to prohibit conversion of the garage. -2- June 28, 1978 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-G. Johnson) Based on the findings stated in the staff report, conditional use permit PCC-78-33 is approved, subject to the conditions enumerated in the staff report and with an added condition to prohibit conversion of the garage in the new dwelling. 4. PUBLIC HEARING: PCV-78-9 - Variance to create two lots without frontage on a dedicated street, 178-182 First Avenue - Winner & Jeter Current Planning Supervisor Lee noted the location of lots at 178 and 182 First Avenue which have sufficient depth to allow dividing the property and creating two lots at the rear which would receive access from the alley. While the staff has mixed emotions about providing access from an alley, the configuration of lots in this area make access from the alley preferable to creating an access easement from First Avenue. It is not feasible in this instance to widen the alley to full street width. The alley is not presently improved and one of the conditions for granting the variance would be the paving of the alley from the subject property to E Street. Other conditions relate to public improvements, private driveways, parking, landscaping and fencing. This being the time and place as advertised, the public hearing was opened. Jim Algert, 428 Broadway, engineer for the project, asked the Commission to consider a clarification to condition "h" to require that the driveway paving be installed after the sewer connection has been made. He also asked that the Commission consider deleting the requirement for an easement and pedestrian access throuqh to First Avenue. Mr. Lee pointed out the need for that pedestrian access to serve school children walkinq to Rosebank Elementary School. Mr. Alqert then asked if the width of the steps could be reduced from 5 feet to 4 feet, and Mr. Lee indicated that would not be a problem. Raymond Raqlund, 181 First Avenue, asked if there would be vehicular access to the rear lots from First Avenue. It was affirmed that such access will not be provided. As no one else wished to speak, the public hearing was closed. MSUC (G. Johnson-Renneisen) The Commission finds that in accordance with the Negative Declaration on IS-78-71 and the findings stated therein, the creation of two additional lots at the rear of 178-180 First Avenue will have no signi- ficant adverse environmental impact and certifies the Negative Declaration. MSUC (G. Johnson-Renneisen) Based on the findings as stated in the staff report, the Commission approves variance request PCV-78-9 to create two lots without street frontage at the rear of 178 and 180 First Avenue, subject to the conditions enumerated in the staff report with a clarification to condition "h" to indicate that paving of the driveway to parcel 4 s~ll be installed after the sewer connection for the property has been completed, and a modification to condition "i" to indicate the steps in the pedestrian access to First Avenue shall be 4 feet in width. -3- June 28, 1978 5. PUBLIC HEARING: PCS-78-7 - Tentative subdivision map for conversion of Telegraph CanNon Terrace, 152 apartment units, into Condominiums - J-Len Inc. Director of Planning Peterson reported that this apartment complex was originally approved about five years a~o. The property subsequently changed hands and a revised plan was submitted which reduced the number of units from 179 to 152. Building permits have recently been issued for construction of this project. J-Len Inc. is now proposing to divide the property into four lots for financing purposes and to divide the airspace in order that the units may be sold as condominiums upon completion. Mr. Peterson called attention to the list of conditions which relate to right- of-way dedication and installation of public improvements, and noted that included in the list should be a standard condition which requires that the developer pay the difference between the Residential Construction Tax for apartments and for condominiums. At the present time that difference is $100 per unit, which would amount to $15,200 on this development. This fee may be increased as a result of fee adjustments presently under consideration by the City Council. This being the time and place as advertised, the public hearing was opened. Joseph Lathers, J-Len, Inc., contractor and owner, indicated their concurrence with the public improvements as required for Telegraph Canyon Road and asked for the cooperation of the City in approving this request in order that the units may be sold upon completion. Charles Averill, resident of Manzanita Street (the street just abovethis site), asked about the elevation of the units nearest his home and whether this would block their view. Mr. Lathers explained that the ground elevation in that section of his development is at least 100 feet below the elevation of the adjacent lots on Manzanita and that the roofs of the building would be 50 feet below those adjacent lots. He reported that there will be no units which will block anybody's view of the bay or of Point Loma. Jean Michelle, also a resident on Manzanita, asked what the sight would be from their backyard. Mr. Lathers advised that at the western edge of their site, one building will be located on a table at a higher elevation than other units to the east, but neither that building, nor any others, will obstruct the view of the residents above except for a portion of the shopping center and the traffic on Telegraph Canyon Road. J.D. Leach, 531Manzanita, expressed concern about their view to the left and also their view of Mount Helix to the right. Mr. Lathers reiterated that there will be nothing in his development which will obstruct the view which any resident presently has of Point Loma, the ocean, or Mount Helix. He reaffirmed that in all cases the top of the apartment buildings will be below the ground level of the houses above the area. As no one else wished to speak, the public hearing was closed. -4- June 28, 1978 MSUC (Renneisen-Smith) Based on the findings stated in the staff report, the Commission recommends that the City Council approve the tentative subdivision map, PCS-78-7, for Telegraph Canyon Terrace, subject to the conditions enumerated in the staff report and with the added condition that the owner will be required to pay the additional Residential Construction Tax fee required by the conversion of apartment units to condominiums. HEARI~~t~]]~.limited historic sites and to permit private recreational facilities in R-1 and R-3 zones as a conditional use. Director of Planning Peterson reported that within the city there are a number of historic sites, nine of which have been officially designated as such and others which are not official but which have some significance. Most of these consist of an older home on a good sized single lot. The Planning Department occasionally receives inquires from developers interested in acquiring such sites, removing the existing building and subdividing the lot into A or 5 smaller parcels for development. The City is trying to find a way to preserve some of the older homes by allowing latitude in the use of the building but still having control so that the use would not be a burden on the residential area. The proposed amendments would allow limited office use on historic sites and also permit limited recreational use in residential zones. Commissioner Smith questioned the recommended conditions for permitting professional offices on historic sites, with particular reference to the requirement that the lot be within 300 feet of a thoroughfare or heavily traveled collector road. Mr. Peterson acknowledged this is not a precise designation but pointed out that the Planning Commission would review each request and determine whether existing streets could serve the desired use without an adverse impact. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. Commissioner O'Neill reported that he had noticed in the City of San Diego there are several places which have been given this treatment and it has added considerably to the neighborhood in which they are located. Commissioner Smith asked why the conditions for allowing professional offices should be stated in the ordinance if they are subject to change through approval of a conditional use permit. Commissioner Renneisen suggested that the wording in the new Section 19.58.44 be changed from "under the following conditions", to "by applying the following guidelines." Commissioner O'Neill suggested that the guidelines should be fairly precise in order to preclude a rash of requests to change residential property to office uses · MS (Renneisen - G. Johnson) The Commission finds that in accordance with the Negative Declaration on IS-78-4 and the findings stated therein, this proposed amendment will have no significant adverse environmental impact and certifies the Negative Declaration. -5- June 28, 1978 The motion carried by the following vote: AYES: Commissioners Renneisen, G. Johnson, O'Neill, Chandler and R. Johnson NOES: Commissioner Smith ABSENT: Commissioner Pressutti MS (Renneisen-G. Johnson) The Commission recommends that the City Council amend Section 19.24.040 and 19.28.040 of Title 19 in the Muni~cipal Code and add Section 19.58.244 with the substitution of the word~ "by applying the following guidelines," for "under the following conditions." The motion carried by the following vote: AYES: Commissioners Renneisen, G. Johnson, O'Neill and Chandler NOES: Commissioners Smith and R. Johnson ABSENT: Commissioner Pressutti 7. PUBLIC HEARING: EIR-78-13 - Environmental impact report on Redevelopment Plan for Town Centre Project II Director of Planning Peterson clarified for those in the audience that this public hearing is for consideration of the environmental impact report only. Notices have also been mailed out concerning the public hearing before the Redevelopment Agency to be held on Thursday, July 13. At that hearing the boundaries of the redevelopment district will be established. Environmental Review Coordinator Reid reported that the document under consideration is to serve as a Master E.I.R. on the redevelopment district and provide an initial overview of the probable environmental impacts of the project. When specific projects are implemented, they would be subject to further environmental review. As noted in the report it is the primary focus of the redevelopment project to provide for revitalization of the shopping center and prevent further deterioration. The most substantial impact of the project would be traffic problems due to the expansion of commercial facilities. When combined with other developments, this could produce a significant impact. Mr. Reid advised that the only written comment received on the E~.'I.R. is a letter from the Otay Municipal Water District which has been distributed to the Commissioners. He emphasized the the purpose of this hearing is to take testimony on the adequacy of the E.I.R. Commissioner Smith pointed out that the portion of the E.I.R. dealing with the traffic impact includes a condition that Fifth Avenue be closed. An examination of the effect of that closing deals with four major intersections: Broadway and "H", Fourth and "H", Fourth and "I", and Broadway and "I"; but there is apparently nothing about the effect on Fig Avenue, which is a through street extending from "H" to "J" and would probably pick up some traffic if Fifth Avenue is closed. Mr. Reid advised that he did discuss that with the Traffic Engineer and it was his opinion that the portion of Fig immediately adjacent to H Street is currently operating virtually at its physical capacity and there would not be a great amount of traffic diverted on to Fig because of that condition. This being the time and place as advertised, the public hearing was opened. -6- June 28, 1978 William Moore, representing Jack Hillier, owner of l0 small cottages at 385 H Street, expressed the opinion that the traffic count shown in the E.I.R. does not accurately reflect the present traffic at the intersection of Fourth and "H". He reported that a count taken by Mr. Hillier and a colleague during peak traffic at noon resulted in a count of 3,448 cars, nearly 7% increase over the number shown in the report, which was apparently taken about six months ago. He pointed out that development of the proposed court complex and also development of the large area east of Freeway 805 would result in substantially increased traffic on "H" Street. Such increased traffic, and the resulting congestion, could have a serious effect on air pollution and since the Air PollutionBoard is working to clear up this condition they could have the authority to severely affect the project. Mr. Moore also reported that the 10 cottages are rented for very nominal amounts to retired or low income tenants and any plan which might call for the removal of those housing units would result in a severe impact on the residents. Mr. Moore questioned the finding of blight and deterioration at the shopping center. His survey of the area revealed only one vacant store, that being the former Mayfair market site. In conclusion, Mr. Moore noted the change in the tax basis as a result of passage of Proposition 13 and questioned where the necessary funding aid for this redevelopment project would come from. R. K. Wootters, 620 Guava Avenue, objected to the closing of Fifth'~Avenue due to the already heavy traffic on Fourth Avenue and on Broadway, which makes it very difficult during peak traffic hours to enter or cross those streets at an intersection withouta light. As a result, residents on the side streets depend on Fifth Avenue which is not so heavily traveled. Jim Webster, 619 West Manor, expressed concern about parking facilities if the center is enlarged and the possibility of parking overflowing on the residential streets. Frank Orgovan, 620 West Manor Drive, raised objection to the noise which results from the loading and unloading of trucks at night at the shopping center; an increase in the size of the center would increase that problem. He felt the E. I. R. did not properly consider the impact of noise at night. Grant Jacobson, owner of parcels on Madison, felt the inclusion of that street in the redevelopment district was not consistent with the rest of the plan. Director of Community Development Desrochers, advised that due to the residential nature of the neighborhood around Madison Avenue the staff would be agreeable to eliminating that street from the redevelopment district. Mike McCauley, representing Mr. and Mrs. Tejelio Lafredo, 592 Oaklawn, expressed concern that enlarging the shopping center would impact the surrounding residential neighborhoods by increased traffic, air pollution and noise. Harriet Stone, 6566 Ridge Manor Avenue, representing the owners of the Mayfair Market, spoke of their desire to improve that site and the concern that closing Fifth Avenue would increase the traffic congestion at Broadway and H to the detriment of business at that location. June 28, 1978 Mike McCauley reported that another concern of Mr. & Mrs. Lafredo is the safety of school children walking to the nearby Mueller School if traffic is shifted to residential streets to avoid the center city area, or the redevelop- ment area. William Goldy, 597 Guava, resident at the corner of Guava and "I" Street, spoke of the noise which already results from the center, and expressed the opinion that enlarging the center would be a detriment in terms of traffic and noise pollution and that the project would destroy the whole neighborhood. Alfonso Magallanes, 653 "I" Street, pointed out the difficulty of trying to cross H Street between Jefferson and Broadway, particularly during the heavy traffic hours when Rohr traffic comes out or when Chula Vista residents who work in San Diego take H Street from I-5. Jack Hillier pointed out that consideration should be given to the impact of traffic from Southwestern College when H Street is extended, as well as traffic which will result from additional residential development east of 1-805 in the vicinity of H Street. Sheldon Woods, 465 H Street, advised that he is the owner of two businesses on the north side of H Street, Clancy O'Neal's Old Fashioned Hamburgers and the Dairy Queen, operating on a long term lease arrangement. He indicated his desire to modernize those sites, but would not wish to spend the money if the buildings might be removed as part of a redevelopment project. Mr. Desrochers encouraged such renovation and expressed his desire to work with Mr. Woods on an owner participation agreement. He advised that the city does not intend this to be a land acquisition project, but the aim is to increase the sales tax base and the commercial viability of the area. As no one else wished to speak, the public hearing was closed. Environmental Review Coordinator Reid recommended that a response to the testimony presented in the hearing be included in the final report and that consideration of the final report be scheduled for July 12th. Chairman Chandler reported that final consideration of EIR-?8-13 would be set for July 12. 8. Consideration of draft Redevelopment Plan for Town Centre Project II Chairman Chandler noted that this item cannot be considered until the Environmental Impact Report on the project has been certified; therefore consideration of the Redevelopment Plan for Town Centre Project II will be deferred to the meeting of July 12. DIRECTOR'S REPORT Director of Planning Peterson advised he had m~thing additional to report to the Commission. June 28, 1978 ADJOURNMENT tin-~at 8:45 p.m. chairman Chandler adjourned the mee ~ Respectfully submitted, Helen Mapes Secretary