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HomeMy WebLinkAboutPlanning Comm min 1977/07/13 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA July 13, 1977 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, Pressutti, Starr, G. Johnson and Renneisen. Absent (with previous notification): Commissioner R. Johnson. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Assistant Director of Public Works Lippitt, 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 (G. Johnson-Renneisen) The minutes of the meeting of June 22, 1977 be approved as mailed. ORAL COMMUNICATIONS Chairman Chandler called for oral communications and none were presented. CONSENT CALENDAR 1. Consideration of request for vacation of a portion of Tobias Drive and Quintard In conjunction with the filing of a subdivision map, Shepherd Investments has requested the vacation of the westerly 4 feet of Tobias Drive and the northerly 12 feet of Quintard Street. Findings in support of granting the vacation are contained in the staff report. 2. Consideration of request for substitution of nonconformin~ use at 585 G Street A request has been received to replace a beauty salon in the C-O zone with a dry cleaning pick-up business; both businesses are nonconforming in the C-O zone. It has been determined that the proposed business, operating under the procedure outlined by the applicant, would be more desirable than the existing business. Approval of the request is recommended. MSUC (Smith-Starr) The two items on the consent calendar be approved. 3. PUBLIC HEARING (Cont.): Consideration of Precise Plan PCM-77-20 for 4 lot split and construction of 3 single family dwellings, 1394 Hilltop Drive - David Eyres Director of Planning Peterson noted that this request was continued from a previous - meeting to give the applicant additional time to modify the plans for a better relationship of the new homes and the yard areas, and also to provide for off- street parking for the existing triplex which will be retained on one of the parcels. Mr. Peterson displayed a plat showing the configuration of the parcels which meet the requirements of the R-l-5 district in terms of yard area. He -2- July 13, 1977 also pointed out the provision for four offstreet parking spaces to serve the triplex. While that aspect of the plan is not ideal, it is felt it represents a feasible solution to an existing problem. Findings in support of approval of the precise plan are included in the staff report, along with three conditions, relating to the recording of a parcel map, connection of sewers, and the provision of suitable fencing for each of the lots. Chairman Chandler reopened the continued public hearing. Mr. David Eyres, applicant, expressed concurrence with the recommended conditions and asked for the Commission's favorable action in approval of the plan. Clay Morud, 32 Plymouth Court, asked if the development as proposed complies with the zoning for the area. It was affirmed that the development is in conformance with the R-l-5 zoning. As no one else wished to speak, the public hearing was closed. MSUC (Starr-Pressutti) The Commission finds that in accordance wi th the Negative Declaration on IS-77-38 and the findings stated therein, this project will have no significant adverse environmental impact and certifies the Negative Declaration. MSUC (Starr-Pressutti) Based on the findings as stated in the staff report, the Planning Commission recommends to the City Council the approval of precise plan PCM-77-20 for the division of the property and development of three additional lots at the northwest corner of Hilltop Drive and Quintard Street, subject to the conditions enumerated in the staff report. 4. PUBLIC HEARING: Conditional use permit PCC-77-11 for construction and operation of Skateboard Park, 4620 Otay Valley Road -Salvador Cano & Sons Current Planning Supervisor Lee noted the location of approximately two acres of property on the north side of Otay Valley Road. He advised that the applicant proposes to develop the rear two-thirds of the site as a skateboard park and reserve the front one-third for industrial use. The property is in the I-L zone, with R-1-H zoned property abutting to the north. In addition to the skateboard course, the development would include a 20' x 40' metal building to be used as an office, ticket booth, skateboard rental and the sale of soft drinks, candy and snacks. Twenty-four parking spaces would be provided. Mr. Lee pointed out the lack of sidewalks and street lights in the area and expressed the opinion that the age group that this type of facility would appeal to would need good public access, which is not present in this area. It is felt that the proposed use is not desirable in this location as it would tend to disrupt the continuity of the industrial uses which the City desires to attract to this area, and also that it might have a disruptive effect on potential residential use to the north due to lighting and noise that would be generated by the use. For those reasons it is recommended that the application be denied. This being the time and place as advertised, the public hearing was opened. Mr. Salvador Cano, applicant, asked for the Commission's approval of his request. In response to questions from the Commission he indicated that the facility would consist of four concrete ramps which would be separated by synthetic turf. While he had no exact specifications for the facility he indilcated it would be similar to one in operation in E1 Cajon and another on Home Avenue, with a third one being -3- July 13, 1977 constructed in Spring Valley. As no one else wished to speak, the public hearing was closed. Commissioner Starr questioned whether any more noise would be generated by the proposed operation than by anormal industrial use. Mr. Lee pointed out that, with the exception of storage, industrial uses are required to be enclosed within a building. MSUC (Renneisen-G. Johnson) The Commission finds that in accordance with the Negative Declaration on IS-77-45 and the findings stated therein, this project would have no significant adverse environmental impact, and certifies the Negative Declaration. MS (Renneisen-G. Johnson) Based on the findings of undesirability of the use in this particular location and the possibility of detrimental effect on residential use, the Commission denies conditional use permit application PCC-77-11 for construction and operation of a skateboard park at 4620 Otay Valley Road. The motion carried by the following vote: AYES: Commissioners Renneisen, G. Johnson, Starr, Chandler and Pressutti NOES: Commissioner Smith ABSENT: Commissioner R. Johnson The applicant was advised of his right of appeal of the Commission's decision to the City Council within ten days. He was also invited to visit the Planning Department office to discuss a more suitable location for a skateboard facility. 5. PUBLIC HEARING a. Conditional use permit PCC-77-10, locate parkin9 lot at 371-377 H Street in C-O-P zone - Bay General Hospital b. Consideration of precise plan PCM-77-21 for redevelopment of property at 371-377 H Street in C-O-P zone -Bay General Hospital Director of Planning Peterson advised that a precise plan is required due to the application of the P Modifying District to this area, and a conditional use permit is required for construction of a parking lot in the C-O zone. He pointed out that the two lots involved are presently improved with older residential structures which would be removed. Development of the proposed parking lot would provide parking for 152 cars to serve Bay General Hospital which has been experiencing a parking problem for some time. The parking lot would be provided for use by employees of the hospital and the adjacent medical center. In accordance with guidelines adopted for the modifying district, the front 25 feet of the site will be landscaped. There will be a single access drive from H Street. Mr. Peterson called attention to the conditions recommended, which relate to surface run-off, light standards, solid fence and control of the use of the lot. He recommended that the conditional use permit and precise plan be approved. -4- July 13, 1977 This being the time and place as advertised, the public hearing was opened. Mr. Duhamel, owner of the property adjacent to the east of the proposed parking lot requested that the condition for a 6 foot high solid wood fence Be changed to a block wall. He contended that a wood fence will only last a few months, and can be knocked down or have boards removed to permit trespassers onto his property which is developed with apartments. c~ay Morud, 32 Plymouth Court, questioned whether this lot would be restricted to parking for Bay General employees, or that it might be the start of a parking area for the County Court House complex. Mr. Peterson pointed out that one of the conditions of approval indicates it is for the use of Bay General and Medical Center employees, and that any expansion or change in use would be subject to review by the Planning Commission. Marion Crowl, representing Bay General Hospital, affirmed their intention to restrict the use of the parking lot to employees of the hospital and of the Medical Center offices. He indicated it would be used by day shift employees, as there is sufficient parking on the hospital lot for the night shift employees. He felt it would probably be necessary to have a guard at the gate of the parking lot. He also discussed retention of the existing trees and methods of handling surface drainage. As no one else wished to speak, the public hearing was closed. In discussion the Commission concurred that condition f in the staff report be modified to state the parking lot is approved for use by the employees of Bay General Hospital and Chula Vista Medical Center. MSUC (Starr-Renneisen) The Commission finds that in accordance with the Negative Declaration on IS-77-43 and the findings stated therein, this project will have no significant adverse environmental impact, and certifies the Negative Declaration. MSUC (Starr-Renneisen) Based on the findings as stated in the staff report, the Commission approves PCC-77-10 for the use of two lots at 371 and 377 "H" Street as a parking lot, subject to the conditions enumerated in the report with the modification of the last condition to specify employees of the hospital and Medical Center. With regard to the precise plan, Commissioner Smith questioned the need for the 25 foot front setback for landscaping. He suggested that in view of the water shortage the landscaped area be reduced to 8 or 10 feet. Mr. Peterson pointed out that the 25 ft. setback was included in the guidelines in the recent application of the "P" Modifying District to this area. MSUC (G. Johnson-Pressutti) The Commission recommends that the City Council approve the precise plan for development of the parking lot at 371 and 377 "H" Street based on the findings as stated in the staff report. - 6. PUBLIC HEARING: Consideration of tentative subdivision map PCS-77-6 for E1 Rancho del ReS Unit 5 Lot 340 Current Planning Supervisor Lee pointed out that the tentative map for E1 Rancho del Rey Unit 5, approved about two months ago, included Lot 340, an 18.3 acre -5- July 13, 1977 parcel located adjacent to Telegraph Canyon Road between the SDG&E easement and ._. the Windsor Views subdivision. The owner now proposes to subdivide this lot into 44 residential lots. The site includes a ridge with 22% average natural slope in two directions. Mr. Lee noted the proposed extension of Sesame Street from the Windsor Views subdivision, ending in a cul-de-sac at the SDG&E easement, and the construction of an additional cul-de-sac street winding up to the ridge top, with lots on the slopes developed with split level structures and with zero lot line on one side. He pointed out the open space bank areas which would be included in the Open Space Maintenance District for E1 Rancho del Rey Unit 5, as well as one level area which it is recommended be turfed and made available for recreational use by the residents and maintained by the district. Mr. Lee called attention to the list of 17 conditions recommended and discussed particular concern over the need for at least a 5 ft. wide level area at one side of the dwelling to afford entrance to the rear yard. He also called attention to the small ',~ard area provided for lot 384 and the staff recommendation for deletion of that lot. He noted the need for an additional condition to require an agreement for reimbursement by this developer to the developer of Windsor Views for certain improvements determined to be beneficial and necessary for the construction of this subdivision. This being the time and place as advertised, the public hearing was opened. James Ashbaugh, planner with CEP Associated, 5555 Magnetron Boulevard, representing E1 Rancho del Rey, discussed the separation between buildings as it compares to - side yards for single family developments, and contended that they have provided comparable types of access from the front to the rear to that found in R-1 develop- ment. He also advised that lot 384 would contain a rear yard area of 850 sq. ft. which is consistent with standards of single family detached housing. Mr. Ashbaugh requested that condition "a" for the deletion of lot 384 be eliminated, and that condition "b" relating to the level area between dwellings be modified. He asked that condition "¢" be changed to require "stairs" rather than "concrete steps" in the side yards of lots having front to back slopes exceeding 10% grade. He discussed condition "g" which related to the alignment and grade for Poppy Court and felt that since this should not require a major change in the map, the last two sentences of the condition should be stricken. He felt that condition %" should state "final map" in order that there be no implication against approval of a tentative map before E1 Rancho del Rey Unit 5 is recorded. In response to a question from Commissioner G. Johnson, Mr. Ashbaugh expressed the opinion that providingalot for recreational vehicle storage would not be practical. He suggested that a restriction could be included in the CC&R's to prohibit the parking of recreational vehicles on the street or in driveways. Mr. Lee responded to Mr. Ashbaugh's objection to the condition relating to the 5 ft level side yard and again stressed the staff's recommendation. He also advised that the requirement for concrete steps relates to maintenance and permanency of such steps. Assistant Director of Public Works Lippitt supported the condition for deletion of lot 384 due to a possible problem of sight distance around a rather sharp curve if that lot is developed. -6- July 13, 1977 As no one else wished to speak, the public hearing was closed. MSUC (Pressutti-Renneisen) The Planning Commission certifies that the information contained in EIR-76-3 has been reviewed and considered by the Commission. Commissioner Pressutti suggested that prior to taking action on approval of the tentative map, the Commission consider separate action on the conditions wi th which the developer has expressed disagreement. MSUC (Pressutti-Renneisen) Condition "g" be modified to delete the next to the last sentence in the staff recommendation, which reads, "This may entail a revision of the entire lot configuration of Lots 354 through 384, which represents a major change to the tentative map," and to include the last sentence of that condition but change the last two words to "City Council," and that condition "o" be modified to delete the last sentence of that condition and state only that"The applicant shall comply with State Map Act requirements." MS (Pressutti-Smith) The word "concrete" be deleted from condition "c". In discussion of the motion Commissioner G. Johnson spoke against the amendment to the condition, pointing out that she has seen similar developments where wooden steps are in very poor condition after a few years time. She felt that for permanency the condition should require concrete steps. Commissioner Pressutti pointed out that other materials, such as brick or steel could be used to construct permanent steps. The motion for the modification of condition "c" failed to pass by the following vote: AYES: Commissioners Pressutti, Smith and Starr NOES: Commissioners Chandler, G. Johnson and Renneisen ABSENT: Commissioner R. Johnson The Commission further discussed the necessity of requiring a 5 ft. level area in the side yard of each dwelling, and the feasibility of deleting lot 384 from the map. MS (Renneisen-Pressutti) Based on the findings of consistency with the General Plan elements, the Commission recommends that the City Council approve the tentative map for Lot 340 of E1 Rancho del Rey Unit 5, subject to the conditions enumerated in the staff report as modified by previous Commission action at this meeting and with the addition of a condition to require a reimbursement agreement with regard to improvements beneficial to this development, which were installed by the adjacent developer. The motion carried by the following vote: AYES: Commissioners Renneisen, Pressutti, G. Johnson and Chandler NOES: Commissioners Starr and Smith (Commissioner Starr later changed his vote to aye.) The meeting recessed at 9:00 p.m. and was reconvened at 9:07 p.m. -7- July 13, 1977 7. PUBLIC HEARING: Consideration of tentative subdivision map PCS-77-7 for Sweetwater Bluffs Current Planning Supervisor Lee reported that this subdivision is for an 8.03 acre parcel located on the west side of Hilltop Drive on the bluff overlooking Sweetwater Valley. It contains 36 lots with an average size of 7,000 sq. ft. The subdivision design proposes the extension of Vista Way which would end in a cul-de-sac, the creation of a new cul-de-sac bulb off of Vista Way, and the construction of the north half of Casselman Court, a short cul-de-sac off of Hilltop Drive. It is recommended that the tentative map be approved subject to two conditions, one requiring a block wall along the rear property line of those lots adjacent to 1-805, and the other to insure adequate sight distance along the curve in Vista Way through the restriction of landscaping or placement of structures in a delineated area adjacent to the street. The staff report also sets forth the Code requirements of any subdividion develop- ment relating to public improvements, sewers, grading and landscaping, utilities and fire protection. This being the time and place as advertised, the public hearing was opened. James Craig, Civil Engineer, reported that the developer concurs with the recommended conditions with the exception that a minor modification might be requested with regard to the provision of adequate sight distance around the curve. It was determined that this could be resolved wi th the Engineering - Division. As no one else wished to speak, the public hearing was closed. MSUC (G. Johnson, Starr) The Commission finds that in accordance with the Negative Declaration on IS-77-44 and the findings stated therein, this develop- ment will have no significant adverse environmental impact, and certifies the Negative Declaration. It was moved by Commissioner G. Johnson that the Commission recommend approval of the tentative map for Sweetwater Bluffs, subject to the conditions contaSned in the staff report and with an added condition to require the installation of additional insulation in the houses on those lots adjacent to 1-805. Commissioner Starr pointed out that thermal insulation would not cut down on the noise and acoustical insulation could be very expensive, which he felt would not be justified in this case. Commissioner G. Johnson withdrew the added condi~on from the motion for approval. The motion was then seconded by Commissioner Pressutti and carried unanimously. 8. PUBLIC HEI~RING: Consideration of tentative subdivision map PCS-77-8 for Shepherdville Director of Planning Peterson reported this subdivision is the 1.76 acres at the northwest corner of Quintard Street and Tobias Drive which was rezoned last year from R-3-G to R-1-5-P. It would contain 13 lots, with 8 of the lots served by a private street off of Tobias. A similar subdivision design has been approved for -8- July 13, 1977 the property on the east side of Tobias. Mr. Peterson pointed out that an unimproved drainage ditch presently traverses this property carrying water to the north into the Provence Court area. The developer approached the owner of the adjacent lot in an attempt to get permission to place the drainage underground through that lot. Such permission was not given and the developer has proposed an alternate solution which will divert about half of the drainage water carried by this ditch from the east and cause it to flow down Quintard Street to First Avenue, thus reducing the flow of water in the unimproved drainage channel by about 50 percent. Mr. Peterson called attention to the recommended conditions for approval including the provision of a home owners association to maintain the private street, sewer and lighting for this development. Another condition will prohibit connection to the sewer lines until such time as downstream improvements to the sewer system are completed. This being the time and place as advertised, the public hearing was opened. Donald Russell, the applicant, advised that the recommended conditions are acceptable to the developer. Bill Cofer, 68 Provence Court, advised that he is the adjacent property owner and objected to placing the drainage in an underground pipe because it has been his experience that such drainage pipes do become stopped up and result in flooding conditions. As no one else wished to speak, the publi~c hearing was closed. MSUC (Pressutti-Renneisen) Based on the findings of consistency with the General Plan, the Co~ission recommends that the City Council approve the tentative subdivision for Shepherdville subject to the 14 conditions enumerated in the staff report. DIRECTOR'S REPORT Director of Planning Peterson reminded the Commission of the joint meeting between the City Council, Planning Commission and ACCORD scheduled for 7:00 p.m. Thursday evening, July 14th, to hear a presentation by Tom Cooke of the consultant's study of the 450 acre portion of E1 Rancho del Rey. Mr. Peterson also reported that the study session on July 20th has been scheduled to start at 5:00 p.m. to take a field trip for the purpose of viewing a number of apartment sites in the City prior to consideration on July 27th of a number of zoning text amendments dealing with R-3 density and development standards. The study session will adjourn at 7:00 p.m. for dinner at the Stag 'N Hound. COMMISSION COMMENTS Commissioner Pressutti advised that he must attend a desegregation committee meeting for the high school district at 7:00 p.m. and would possibly be required to leave before the field trip was completed. He also expressed regret that he would be unable to attend the joint session on July 14th, due to a conflict in meeting dates. He expressed a strong interest in that report and the hope that he would have an opportunity to hear it on a future date. Mr. Pressutti further advised that he may be on vacation on August 24th. He -9- July 13, 1977 requested reservations for the League of California Cities dinner meeting to be held in Coronado on July 21st. Commissioner Starr requested that his vote on agenda item 5 be changed to aye, making the recommendation for approval of the subdivision map for Lot 340 of E1 Rancho del Rey Unit 5 a 5-1 vote. ADJOURNMENT Chairman Chandler adjourned the meeting at 9:30 p.m. Respectful ly submitted, Helen Mapes Secretary