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HomeMy WebLinkAboutPlanning Comm min 1978/04/12MINUTES OF A REGULAR MEETING - OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA April 12, 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, Pressutti, G. Johnson, O'Neill and Renneisen. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Senior Civil Engineer Harshman, Fire Marshall Monsell, 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 March 22, 1978 be approved as written. Commissioners Smith and R. Johnson abstained due to their absence from that meeting. ORAL COMMUNICATIONS Chairman Chandler called for communications and none were presented. 1. Report on proposed rezonin~ of Palace Gardens Mobile Home Park from R-3 to R-3-L-"M" Director of Planning Peterson reported that on January 11 the Planning Commission recommended to the City Council the rezoning of three mobile home parks from R-3 to R-3-L zone. The Council subsequently enacted that change on two of the areas, namely, Brentwood and Chula Vista Travelodge, but referred the rezoning of Palace Gardens mobile home park back to the Commission for further consideration and a report. Mr. Peterson summarized the reasons for the staff's recommendation to rezone that property to R-3-L-"M". He pointed out that Second Avenue constitutes a dividing line between higher density and commercial development to the west, and the lower density residential area to the east. The subject property is on the east side of Second Avenue and therefore it is staff's opinion that it should be in the lower density category. He noted that even the lower density multiple family designation would permit more apartment units than the number of mobile homes presently on the property. He further pointed out that the size of the site lends itself, at such time as redevelopment might occur, to a residential village which might feature, a variety of different housing types as allowed by the proposed zone. Mr. Peterson also related the actions taken by the City Council in 1961 and 1962 when the property was annexed to the City and the R-3 zoning established for the specific purpose of allowing a mobile home park. The City, therefore,does not have a moral obligation for anything other than a mobile home park on the property. Mr. Peterson acknowledged the receipt of several letters from people both inside -2- April 12, 1978 and outside the mobile home park, all of which stressed the need to retain the mobile home park site in its present use. Chairman Chandler announced that although this is not a public hearing, he would entertain comments from the floor, but such comments would not be treated as public testimony. Paul Peterson, attorney representing the Muroaka family, owners of Palace Gardens, asked that the Commission consider a density of 17 units per acre rather than the 12 per acre under the recommended zoning. He contended this would be appropriate since the streets and sewers are designed to accommodate the higher density. He displayed a plat of the surrounding area which indicated that the zoning in the vicinity of this property is a higher density than that being proposed for this property. Mr. Chet Powers, 444 Anita Street, Regional Director of Golden State Mobilehome Owners League, made reference to a letter mailed to the Commission Chairman last month and further reiterated his opposition to any action which might tend to reduce the number of mobile home sites, since Chula Vista has a shortage of good mobile home sites. Commissioner Pressutti expressed the opinion that the issue under consideration by the Commission, while clear to the Commissioners is apparently not understood by others. Mr. Peterson again explained that it is thought that the proposed rezoning would deter rather than encourage the redevelopment of this site to another use, Since the recommended density would be a substantial reduction from that allowed under the present zone. Chairman Chandler acknowledged receipt of a letter from Mary Francis Click opposing any change in the use of the property. Joe Stearne, columnist for the San Diego Evening Tribune, advised that he had received a number of unsigned letters supporting the proposed change of zone. He also made reference to legislation, known as AB 450, presently under consideration which he felt could have a serious effect on mobile home parks. John Fabrick, President of Del Rey Seniors and a mobile home dweller, urged that the zone designation previously approved for two other mobile home parks be broadened to include this and other mobile home parks in the city. Commissioner O'Neill questioned applicability of the same zone designation to mobile parks in different locations. He felt each site should be judged on its own merits. He expressed support for Mr. Paul Peterson's suggestion of applying the "P" Modifying District to the zone designation. He also had reservations about lowering the density to the extent proposed. MS (Pressutti-R. Johnson) The Commission reaffirms their former recommendation as contained in Resolution PCZ-78-E to rezone the Palace Gardens Mobile Home Park from R-3 to R-3-L-"M". The motion carried by the following vote: AYES: Commissioners Pressutti, R. Johnson, Chandler, G. JohnsOn, Renneisen and Smith NOES: Commissioner O'Neill ABSENT: None -3- April 12, 1978 Chairman Chandler advised that this recommendation will go to the City Council, which will make the final detemination in rezoning application. 2. PUBLIC HEARING (Cont.): Conditional Use Permit PCC-78-24 - Request for additional commercial parking in R-3 zone at 410 "H" Street - First National Bank of San Diego CountS Director of Planning Peterson noted the location of two lots at the northwest corner of Fourth Avenue and Shasta Street, which abut the commercial property fronting on "H" Street occupied by the First National Bank of San Diego, The bank has a definite need for additional offstreet parking. A redesigned parking plan and circulation pattern have been submitted, which eliminated direct access for the new parking area to either Shasta Street or Fourth Avenue. This negated the possibility of an adverse impact and resulted in the issuance of a draft Negative Declaration for the Commission's consideration and certification. The staff recommends approval of the request subject to a condition requiring a six foot masonry zoning wall along the west property line adjacent to a residential use. Chairman Chandler reopened the continued public hearing. Phil Markham, architect representing the bank, expressed appreciation for the work of the Planning Department staff in resolving the initial problems confronted by this proposal, and concurred with the condition for the zoning wall. As no one else wished to speak, the public hearing was closed. Commissioner R.Johnsonexpressed concern over the expansion of a commercial use on to property fronting on Shasta Street and the effect this may have on the remaining four residential lots on the north side of Shasta Street. MSUC (G. Johnson-O'Neill) The Commission finds that in accordance with the Negative Declaration on IS-78-53 and the findings stated therein, this project will have no significant adverse environmental impact, and certifies the Negative Declaration. MS (G. Johnson - Renneisen) Based on the findings as stated in the staff report, the Commission approves conditional use permit PCC-78-24 to use two parcels at the northwest corner of Fourth Avenue and Shasta Street in the R-3 zone for bank parking, subject to the requirement of a six foot high masonry zoning wall along the west property line. The motion carried by the following vote: AYES: Commissioners G. Johnson, Renneisen, O'Neill, Chandler, Smith and Pressutti NOES: Commissioner R. Johnson ABSENT: None 3. PUBLIC HEARING: Variance PCV-78-6 - Request for reduction of required lot frontage from 100 feet to 25 feet at 55 Pepper Tree Road in the R-E zone - Jorge and Eva Leal Current Planning Supervisor reported that this applicant has a 1½ acre lot on the north side of Pepper Tree Road which he desires to split in order to create an additional half acre lot. This meets the criteria of the zone for lot size but -4- April 12, 1978 will not have the required 100 feet of frontage on a dedicated street. Granting the variance would permit the development to be served by a 25 foot access easement. Mr. Lee discussed possible redevelopment of other large sized parcels in the vicinity which are in the County, as determined in a meeting with property owners in the area. It was found that development of this site without the provision of a dedicated street would not affect possible development plans of the surrounding sites since they have other means of access. Mr. Lee called attention to the list of four conditions recommended in approving the variance request. Commissioner Smith questioned the need for 18 foQt wide pavement in the driveway to serve a single family residence. Mr. Lee concurred that 18 feet would accommodate two way access which would not be necessary to serve a single dwelling and, therefore, staff would agree to reducing the width to 15 feet. This would still meet the needs of the Fire Department. This being the time and place as advertised, the public hearing was opened. Mike Rust with Biggs and Rust Engineering Company, 124 East 30th Street, National City, agreed that the 18 ft. driveway seems excessively wide and he would prefer a 15 ft. width with asphalt surfacing. In response to a question from Commissioner G. Johnson, Mr. Rust expressed assurance that the intersection of the access drive with Pep~rTree Road does have adequate sight distance in both directions. This would not be true on the opposite side of Pepper Tree Road. It's not an ideal situation but is adequate for the limited traffic and low density along Pepper Tree Road. A1 Flint, 167 F Street, owner of a parcel adjacent to the proposed lot split, advised that the existing horse stables on that site are about the last such stables near the center of the city. A number of people make use of those stables and he would hate to see them removed. He also commented that the point of entry of the access drive from Pepper Tree Road may be hazardous due to the speed of cars traveling a downhill grade in coming from either direction to reach that point. As no one else wished to speak, the public hearing was closed. In response to a question from Commissioner Pressutti, Mr. Peterson affirmed that asphalt paving for the access driveway would be acceptable to the staff. MSUC (Smith-Pressutti) Based on the findings contained in the staff report, the Planning Commission approves variance PCV-78-6 for creation of an additional lot to be served by a 25 foot access easement, subject to conditions 1, 3, and 4 as stated in the staff report, and condition 2 revised to read: "The access drive for parcel shall be paved with asphalt for a minimum width of 15 feet." -5- April 12, 1978 4. PUBLIC HEARING: Conditional use permit PCC-78-28 - Request to locate automotive tune-up shop at 355 Broadway in C-T zone - G. W. Dunster (Tune Craft) Current Planning Supervisor Lee advised that this 12,000 sq. ft. parcel on the east side of Broadway presently contains two commercial buildings. It is proposed to remove the building nearest the street and replace it with a new structure to be used for the auto tune-up shop. The corrugated metal, quonset hut located near the rear of the site would be retained and rented on a month to month basis until further redevelopment of the site takes place. A landlocked parcel directly to the east of this property is developed with a duplex which requires access across this commercial property. It is necessary that such access be afforded with the redevelopment of the site. It is recommended that a zoning wall be constructed adjacent to the duplex to alleviate noise from the commercial activity. The staff recommends approval of the request subject to four conditions enumerated in the report. This being the time and place as advertised, the public hearing was opened. Bill Dunster, 1411 Savoy Circle, San Diego, expressed concurrence with the condi- tions recommended by the staff. As no one else wished to speak, the public hearing was closed. MSUC (R. Johnson-Renneisen) The Commission finds that in accordance with the Negative Declaration on IS-78-59 and the findings stated therein, this project will have no significant adverse environmental impact, and certifies the Negative Declaration. MSUC (R. Johnson-Renneisen) Based on the findings contained in the staff report, the Commission approves conditional use permit PCC-78-28 for an automotive tune- up shop at 355 Broadway, subject to the four conditions enumerated in the staff report. 5. PUBLIC HEARING: Rezoning PCZ-78-H - 447 "I" Street from R-1 to C-O-P - Richard Kau Director of Planning Peterson noted the proposal to rezone a 16,000 sq. ft. lot at the corner of Fig Avenue and "I" Street from R-1 to C-O-P. The property is presently developed with a two story single family home. The precise plan, which is also submitted for consideration, proposes remodeling of the interior of the building only, with no changes to be made to the exterior. This property is surrounded on three sides with single family homes, including the adjacent lot to the west which is zoned C-O but developed with a single family dwelling. Three single family homes face this property from across Fig Avenue and another single family home abuts the property on the north. It is staff's opinion that rezoning the property as requested could result in high traffic generating uses, which would have a detrimental effect on the properties on Fig Avenue. The applicant's precise plan, which is the next item on the agenda, proposes vehicular access to Fig Avenue. The staff recommends denial of this rezoning request. Mr. Peterson acknowledged receipt of a petition signed by 46 residents of Fig Avenue expressing opposition to the rezoning. -6- April 12, 1978 This being the time and place as advertised, the public hearing was opened. Dick Kau, 4203 Acacia, Bonita, representing the owners, Mr. and Mrs. Joe Rainbolt, reported that they wished to sell the house since they no longer have need of a 5 bedroom home. He argued that at this location an office use would result in less traffic than if a condominium were to be constructed on site. The potential buyer of the property has no plans to tear down the house or make any alteration to the exterior, anc~ the interior modifications would be only those required by the building code for conversion to office use. He contended that the adjacent C-O parcel and shopping center to the west support C-O zoning for this property. He also noted the Environmental Review Committee's finding of no adverse environmental impact from the proposed rezoning and office use. Marvin Hill, 554 Fig Avenue, reported on the volume of traffic on Fig Avenue as determined by a traffic analysis taken on April 6th and 7th. This indicated that only about 2% of the 1105 daily trips resulted from the residential use in the block, with the remainder being attributable to commercial use. Lucille James, 593 Fig Avenue, spoke against the proposed rezoning, contending that an office use would add to the already heavily congested traffic condition. Linn Cannavino, 446 "I" Street, resident directly across the street from the subject property related the difficulty of even getting out of their driveway due to the heavy traffic. Mr. Perkins, 554 Fig Avenue, pointed out that although the present intention is to convert the residential structure to an office, it could in the future be torn down and a larger office building constructed on the site if the C-O zoning is approved. William Bell, 575 Fig Avenue, spoke against the expansion of commercial zoning to Fig Avenue which has been a residential street for many years. Mr. Dick Kau, pointed out that under the proposed precise plan for this property adequate offstreet parking will be provided and with the access drive to Fig Avenue closed, it would not cause added traffic on that street. He also contended it is unlikely a commerical office building would be constructed on a 9,000 sq. ft. lot. Rita Lane, 584 Fig Avenue, spoke against rezoning the property for a commercial use. As no one else wished to speak, the public hearing was closed. In response to a question from Commissioner Smith, Mr. Peterson affirmed that office uses are permitted in other commercial zones as well as the C-O zone. Commissioner O'Neill questioned the finding of no adverse environmental impact as a result of this proposal. Commissioner Pressutti spoke of the impact of the cost of housing and expressed the opinion it would not be advisable to remove this house from its current use and place it in office use. MS (Renneisen-R. Johnson) The Commission finds that in accordance with the Negative Declaration on IS-78-56 and the findings stated therein, this rezoning will have no significant adverse environmental impact, and certifies the Negative Declaration. -7- April 12, 1978 The motion carried by the following vote: AYES: Commissioners Renneisen, R. Johnson, G. Johnson, Chandler, Pressutti and Smith NOES: Commissioner O'Neill ABSENT: None MSUC (Renneisen-R.Johnson) Based on the findings contained in the staff report the Commission denies the request to rezone the property at 447 "I" Street from R-1 to C-O-P. Chairman Chandler advised the applicant of his right to appeal this decision to the City Council within ten days. 6. PUBLIC HEARING: Precise Plan PCM-78-17 - Real estate sales office at 447 "I" Street - Richard Kau Director of Planning Peterson explained that since the applicant had presented the precise plan along with the application for rezoning, the staff felt it was proper to submit those plans for the Planning Commission's consideration, despite the staff recommendation for denial of the zone change. The staff report included a list of 6 conditions recommended to make the plan acceptable if the rezoning was approved. Commissioner Renneisen expressed the opinion that consideration of the precise _ plan at this time would be meaningless. In the event the Commission action is appealed to the City Council, the precise plan could be considered at a later date. MSUC (Renneisen - G. Johnson) The precise plan for development of a real estate sales office at 447 "I" Street be filed. 7. Report on proposed rezonin~ of 600 block Telegraph CanNon Road from C-C-P to C-O-P Current Planning Supervisor Lee reported that earlier this year when the Planning Commission considered rezoning approximately 10 acres in this area, it was recommended that the portion lying south of Telegraph Canyon Road be rezoned C-O-P; the Council, however, excluded a small triangular area at the west end of that portion. The realignment of Telegraph Canyon Road will leave about 6900 sq. ft. of usable area, which the Council thought should be considered for R-1 zoning to agree with the adjoining area in the County. Mr. Lee noted that another 2,700 sq. ft. of the adjoining County area is also level and usable. However, due to a steep slope bank abutting the south side of the property and its orientation toward Telegraph Canyon Road it would not be suitable for R-1 use. Mr. Lee stated that all of the subject area located with the City limits is located within the existing right-of-way and therefore cannot be utilized unless the city vacates or abandons the right-of-way. It is recommended that the Commission reaffirm their recommendation to include this small area in the C-O-P zone. MSUC (O'Neill-Renneisen) The Commission reaffirms its recommendation that the triangular area lying west of the intersection of the new Telegraph Canyon Road alignment and the old road be included in the C-O-P zone, subject to the precise plan guidelines listed in Resolution PCZ-77-J. -8- April 12, 1978 DIRECTOR'S REPORT Director of Planning Peterson reported that the public hearing for consideration of an amendment to the development plans for E1 Rancho del Rey was continued to a special meeting to be held on April 19 in place of the regularly scheduled study session. Since that would normally have been a dinner session, he suggested the possibility of holding a dinner-workshop session at 5 p.m. on Wednesday, April 19 at the Black Angus, then returning to the Council Chamber for the business meeting at 7:00 p.m. Due to a recent submittal of material from a consultant of the Gersten Company, another continuance of that hearing will be necessary so the business meeting should not be lengthy. The Commission concurred wi th meeting at the Black Angus at 5:15 p.m. on April 19. Mr. Peterson also called attention to the League of California Cities dinner meeting to be held on April 20 at National City. The program will include a discussion of Senator Mills' bill which is proposed to dissolve C.P.O. COMMISSION COMMENTS Commissioner Renneisen commented on correspondence stemming from a recent Redevelopment Agency project proposal and expressed a desire to have City Attorney Lindberg attend a study session and discuss this procedure further. Commissioner Smith concurred with Commissioner Renneisen's request, advising that he was not satisfied that the question he raised had been answered. Commissioner G. Johnson asked about the publication from the American Society of Planning Officials which was included in the Commission's budget. Mr. Peterson advised that although the budget has not been approved, the staff felt the ASPO publication would be more useful to the Commissioners than CRY CALIFORNIA which the Commission has previously received. Chairman Chandler noted that no reporter from the STAR NEWS was present at this meeting although the agenda included a number of public hearings, some of which were quite controversial. ADJOURNMENT Chairman Chandler adjoumned the meeting at 8:55 p.m. Respectfully submitted, Helen Mapes Secretary