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HomeMy WebLinkAboutPlanning Comm min 1977/05/25 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA May 25, 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, Pressutti, Starr, R. Johnson, G. Johnson and Renneisen. Absent (with previous notification): Commissioner Smith. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Assistant Director of Public Works Lippitt, Assistant Fire Chief Longerbone, City Attorney Lindberg, 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-R. Johnson The minutes of the meeting of May 11, 1977 be approved as mailed. ORAL COMMUNICATIONS Chairman Chandler called for oral communications and none were presented. 1. Consideration of request to move house on to 337 "L" Street - Irvin Rose Current Planning Supervisor Lee advised that the lot at 337 "L" Street contains 30,000 sq. ft. and has 130 feet of frontage on "L" Street. There is one residential dwelling on the property. The applicant proposes to divide the lot and to move a three bedroom home on to the property from its present location at 347 Roosevelt. The materials and building style of the house to be moved are similar to the dwellings presently in the area and it is recommended that the Commission determine that it would be architecturally compatible in the neighborhood and recommend approval of the move-on request, subject to the four conditions enumerated in the staff report. Commissioner R. Johnson reported that this property adjoins his own property and he would therefore abstain from voting on this matter. MS (Starr-G. Johnson) The Commission finds that the building proposed to be moved onto the property at 337 "L" Street is architecturally compatible with the surrounding area, and recommends that the City Council approve the moving permit subject to the following conditions: I. A parcel map dividing the lot into two or more parcels shall be recorded before the house may be moved onto the property, or the applicant shall sub- mit evidence that the property is a legal R-1 lot. 2. The existing garage shall be remodeled to provide parking for two cars or a two car garage shall be provided. 3. All requirements of the R-1 zone relating to setbacks, driveway, and -2- May 25, 1977 other applicable standards shall be complied with. 4. The applicant shall comply with the requirements of the Building and Housing Department. The motion carried unanimously with Commissioner R. Johnson abstaining. 2. Consideration of request for deletion of condition in City Council Resolution No. 7427 limiting the hours of operation to 7:00 a.m. to 11:00 p.m. for restaurant at 937 Otay Lakes Road in the C-N zone - Jack Blakely Director of Planning Peterson reviewed the history of the conditional use permit for this restaurant operation, noting that the original application filed in 1974 requested three things: Permission to sell beer and wine in conjunction with the restaurant; permission to install amusement machines, pool tables and outdoor horse- shoe pi ts; and extension of the hours of operation beyond ll:O0 p.m. The Commission was short one member at that time and with two members absent from the meeting at which the request was considered, a motion for approval failed to pass by a 2-2 vote. That decision was appealed to the Council. The Council approved the sale of beer and wine incidental to the restaurant but denied the use of pool tables, pinball machine and horseshoe pits, and also specifically limited the hours of operation to 7:00 a.m. to ll:O0 p.m. In June, 1976 the applicant again filed a conditional use permit application to install two pool tables in the restaurant. The Planning Commission's denial of the request was appealed to the City Council, who granted the appeal with the condition that the operation be reviewed by the Planning Commission in one year to determine if the circumstances and character of the restaurant have changed. On April 28, 1977 Mr. Blakely made a request by letter that the 11:00 p.m. closing hour restriction for the restaurant be deleted, stressing the need to serve students and patrons who attend the various evening activities at the Sweetwater College. Mr. Peterson advised that the staff has concern about the noise in the parking lot after the closing hour which could be disruptive, particualrly to the 14 single family homes whose lots back up to the shopping center site. Mr. Peterson reported that while no outside support of this request had been received at the time the staff report was sent to the Commission, Mr. Blakely had since presented petitions, signed by 169 persons, supporting the request for a later closing houri Most of the signators were students or instructors at the college, but of the 169 a check of the addresses revealed that 9 were residents in the adjacent College Estates tract. He displayed a plat which indicated the location of the residents who had signed the petition. Mr. Peterson also reported the receipt of a letter from Mr. and Mrs. Hensley of Wayne Avenue opposing the extended hours of operation. The letter indicated that at the present 11:00 p.m. closing time there is some noise in the parking l~t which they feel is tolerable at that hour but would be a real nuisance if the closing hour were much later. A letter was also received from Mrs. Violet Ragland, 1616 Gotham Street, objecting to the extended hours of operation. Based on the concern that there is a potential for a nuisance to the adjacent single family area if the hours are extended, it is the staff's recommendation -3- May 25, 1977 that the request be denied. Chairman Chandler announced that while this is not an advertised public hearing, the Commission would be pleased to hear from either the applicant or anyone else present who wished to speak for or against this request. Mrs. Violet Ragland, 1616 Gotham Street, affirmed that she did bring the letter of protest to the office this afternoon and in discussing the matter, she was shown a plat which indicated her residence as being the address of a supporter of the petition, and this was not correct. Mr. Robert Ragland, 1616 Gotham Street, added his protest to his wife's that someone had used his name or address on the petition. Mr. Peterson advised that the Ragland's name did not appear on the petition, but that a similar address had been misread and therefore improperly marked on the original plat. As a result of Mrs. Ragland's visit to the office, the addresses were carefully rechecked and the plat on display accurately shows the location of the residents within this adjacent tract who signed the petition. Commissioner R. Johnson pointed out that at a recent meeting a similar request for extended hours of operation in the C-N shopping center on Orange Avenue was approved. Approving that request makes this one also appear feasible. He also felt that to allow the 7-Eleven store to stay open and deny this request is inconsistent. Commissioner Renneisen pointed out that it has been the staff's and the Commission's position in the past to attempt to preserve the C-N restrictions unless there is support for the request from the neighborhood residents themselves. Commissioner Pressutti expressed the opinion that the adjacency of the college might make some extension of hours feasible, but this request does not state how late they wish to remain open, and he felt anything beyond midnight would be unreasonable. MS (Chandler - G. Johnson) The Commission denies the request by Blake's Restaurant to delete the ll:O0 p.m. closing time from the resolution approving the operation, thus upholding the restrictions established in the Municipal Code for the C-N District. The motion carried by the following vote: AYES: Commissioners Chandler, G. Johnson, Starr and Pressutti NOES: Commissioners R. Johnson and Renneisen ABSENT: Commissioner Smi th 3. PUBLIC HEARING (Cont.): PCZ-77-I - Rezonin~ .44 acre at Third Avenue Extension and Kimball Terrace from R-1 to R-3-P-12 - Michael Roark Director of Planning Peterson reported that at an earlier hearing on this zone -change application on March 23, the Commission indicated a desire to approve the change of zone but referred it back to staff to develop guidelines for the project. Mr. Peterson reviewed the guidelines which are presented for consideration and which relate to access to the site, setbacks, landscaping and open space. It is recommended that a recommendation for approval of the zone change be sent to the Council with the inclusion of the guidelines. -4- May 25, 1977 Commissioner Starr questioned the condition of requiring that a 20,000 lumen street light be installed on Third Avenue at the northwesterly corner of the site. He asked if this is a usual requirement for the development of one piece of property.~ Mr. Peterson advised that street lights are always required in the approval of a new subdivision, but in non-subdivision cases the need for additional lighting is reviewed by the Engineering Division. Due to the slope of the road as well as the curve at this location the Engineering Division has cited the need for an additional street light at that location for safety reasons. Chairman Chandler reopened the public hearing on the zone change application. Michael Roark, the applicant and developer, expressed agreement with all conditions, including the requirement for a street light. However, he asked that the Commission keep an open mind if they find it necessary to come back later to request relief from the requirement of the street light. As no one else wished to speak, the public hearing was closed. MS (Starr-Pressutti) The Commission recommends that the City Council approve the zone change from R-1 to R-3-P-12 for .44 acre at Third Avenue Extension and Kimball Terrace, subject to the conditions and guidelines as stated in the staff report. The motion carried by the following vote: AYES: Commissioners Starr, Pressutti, Renneisen, G. Johnson and R. Johnson NOES: Commissioner Chandler ABSENT: Commissioner Smith Chairman Chandler reiterated his position as expressed at the previous heari~ng that five units are excessive for this site due to access. 4. PUBLIC HEARING (Cont.): Precise Plan PCM-77-9 for development of 5 units at Third Avenue Extension and Kimball Terrace - Michael Roark Director of Planning Peterson described the plans for the five unit development, noting that the building will be constructed into the slope bank in a split level design, with a three story elevation facing Third Avenue and two stories visible from Kimball Terrace. The colors and materials proposed should blend nicely into the landscaping which is required as part of the precise plan approval. Mr. Peterson noted that the zoning ordinance requires a l0 ft. front setback to the parking area and the applicant has requested approval of a 5 ft. setback. In staff's opinion this is acceptable as it will be screened with a wooden fence and landscaping. Also, a condition is added to require textured paving at the entrance rather than plain asphalt paving. The plan provides for ample patio or balcony areas for each unit, as well as sufficient parking and attractive landscaping. The staff recommends approval of the precise plan subject to four conditions contained in the staff report. Chairman Chandler reopened the public hearing for consideration of the precise pland. As no one wished to speak, the public hearing was closed. MS (G. Johnson-Renneisen) Based on the findings contained in the staff report -5- May 25, 1977 the Commission recommends that the City Council approve the precise plan for a five unit apartment complex at the northwest corner of Third Avenue and Kimball Terrace subject to the four conditions listed in the staff report. The motion carried by the following vote: AYES: Commissioners G. Johnson, Renneisen, Starr, Pressutti and R. Johnson NOES: Commissioner Chandler ABSENT: Commissioner Smith 5. PUBLIC HEARINGS: a. Rezonin9 3.4 acres at the northwest corner of Fourth Avenue and K Street from R-1 to R-1-5-P - August Development Company and Stewart Pritikin b. Tentative subdivision map PCS-77-3 for Garden Views at Fourth Avenue and K Street c. Precise Plan PCM-77-19 for Garden Views Chairman Chandler advised that the public hearings on these three related items would be held concurrently with separate action by the Commission on each item. Current Planning Supervisor Lee noted the location of the 3½ acre site at the northwest corner of Fourth Avenue and K Street. The developer proposes to retain two existing dwellings which front on Fourth Avenue in the northeast corner of the site and develop 19 additional lots within the subdivision. Mr. Lee reported that the R-l-5 zone was created in 1969 to be applied to relatively level lots with little area taken up by slope. Other criteria for its application is that there be open space available in the area. In this case the Chula Vista High School site is in the immediate area and affords recreational facilities--tennis courts, gymnasium and play fields. Therefore this property, being relatively flat and having open space available nearby, meets the criteria for R-l-5 zoning. It is recommended that the "P" Modifying District be attached so that the total development can be reviewed by the Planning Commission and City Council. Mr. Lee discussed the subdivision design, pointing out that Guava Avenue and Fig Avenue are presently stubbed out at the north boundary of this property. It was felt that extending those streets through to K Street would encourage high school traffic to circumvent the Fourth and K intersection and create additional traffic on those residential streets. Also, night school classes result in considerable parking along K Street and if Fig and Guava were extended that parking would filter up those streets. For those reasons the developer has proposed the subdivision design, as displayed, with a cul-de-sac coming off K Street, then turning east parallel to K, with the lots backing up to K Street or to existing development. All lots will front on the cul-de-sac street. It is proposed that the terminus of Fig and Guava be modified to permit a turn around area but not a fu~cul-de-sac. Mr. Lee indicated the boundary areas that would require a solid wall--adjacent to Fourth Avenue, K Street, and the terminus of Guava Avenue and Fig Avenue--and noted that the condition recommended in the staff report specified that this be a 6 ft. decorative masonry wall. After talking with the developer, it was -6- May 25, 1977 determined this would add a considerable amount to the cost of this relatively small development, and the developer has asked that the Commission consider a modification to that condition to require a solid wood fence with masonry pilasters. Since landscaping will be placed outside the fence and a Homeowners Association formed to insure maintenance of the fence, it is suggested that this modification in fence design be approved. Mr. Lee discussed the parking available within the tract, pointing out that the reduced radius of the bulb of the cul-de-sac precludes onstreet parking but that the developer has provided guest parking on the three lots which front on that bulb. In addition, there is room enough for 19 parking spaces on the street, which is a ratio of 1:1 to the number of lots in the subdivision. This being the time and place as advertised, the public hearings for all three items were opened. George Wingate, 789 Brightwood, a resident adjacent to the west side of the subdivision, noted that no mention was made of a fence along that boundary of the subdivision. He commented on a drainage problem in the area and on the run- off water that comes down K Street; he asked if improvements would include curb and gutter along K Street. James Ashbaugh, planner with CEP, 5555 Magnatron, San Diego, reported that the developer is in general agreement with the conditions recommended with the exception of two items. He requested some flexibility be permitted in the location of the fire hydrant since locating it on lot 19 might conflict with undergrounding utilities at that location. He suggested that the condition require that the fire hydrant be located at the end of the cul-de-sac. With regard to the fence, he reported that their landscape architect, Mr. Pekarek, had suggested using a combination wood and masonry fence; they are asking the Commission's consideration of modifying the condition requiring a masonry wall if it is determinedthat this type of fence will satisfactorily alleviate traffic noise. Mr. Ashbaugh noted the present drainage pattern of the area and advised that with the exception of a small area at the northwest corner of the site, the lots will be graded to drain to the cul-de-sac street which will carry the water out to K Street. George Wingate asked the anticipated selling price of the homes to be built. Stewart Pritikin, 9360 Activity Road, Suite B, co-developer of the project, advised that the homes will be from 1600 sq. ft. to 2100 sq. ft. in area and they anticipate a price range between $60,000 and $70,000. Ralph Blakely, 771 Fig Avenue, asked if these lots will be on the level with theirs or lower. Mr. Ashbaugh advised the lots adjacent to Fig will be at almost the same elevation or maybe ½ foot higher than the street. The lots adjacent to Guava will be about 2 feet below the existing lots. Jim Garvey, 776 Guava Avenue, indicated it is presently closer to a 4 foot drop near his lot and asked if a retaining wall could be constructed at the end of the proposed decorative wall at the terminus of Guava. -7- May 25, 1977 Norbert Stein, 783 Brightwood Avenue, suggested there should be a fence on the west side of the development to afford privacy and to prevent students from walking through that area. He expressed the opinion that locating the access to the development as shown on the map would result in considerable conflict of traffic with cars entering or leaving the school parking area. He suggested moving the access further to the east. Mr. Ashbaugh explained that the access as shown will best accommodate the drainage from the development since the property slopes toward the west. He felt the proposed design offers the best solution to all of the problems inherent in the site. Ronald Lee Jowers, 761 Guava Avenue, asked for clarification of the wall design at the end of Guava. Mr. Lee advised that it is up to the Commission to decide whether it will be a solid block wall or wood with masonry pilasters. Mr. Garvey asserted it must be a strong fence and made reference to the existing 4 x 4 barricade which he indicated is about to fall down. Jake Bagnell, 819 Fourth Avenue, expressed opposition to the project in general. He felt the lots will be too small and thus result in an overly congested develop- ment. He further asserted it would compound the traffic problem in the vicinity of the school as well as the drainage problem at Fourth and K. He also strongly objec~to having a 6 foot wall adjaCent to K Street. In response, Assistant Director of Public Works Lippitt reported that a storm drain is being constructed at Fourth Avenue which will handle the drainage at Fourth and K. He also pointed out K Street in this block is 50 feet wide curb to curb whereas a normal residential street is 36 feet wide. The 50 foot width allows several alternatives for handling heavier traffic loads; there could be a two way left turn lanel in front of the school and still allow parking on both sides of the street. Joan Cook, 777 Guava, questioned whether the proposed reduction in lot dept from 90 feet to 70 feet applies to all of the lots in the subdivision or to one lot only. Mr. Lee pointed out the only lot that has the reduced depth, noting that it is a wider than usual lot so that a usable side yard area will take the place of the normal rear yard. As no one else wished to speak the public hearing was closed. Commissioner G. Johnson asked if it would be feasible to put a sidewalk through from the end of Guava to the school. Mr. Lee expressed the opinion it would not be necessary due to the short distance to the north for pedestrians to take an alternate route down Brightwood or Fourth Avenue to reach K Street. MSUC (Pressutti-Renneisen) The Commission finds that in accordance with the Negative Declaration on IS-77-28 and the findings stated therein, this project will have no significant adverse environmental impact, and certifies the Negative Declaration. -8- May 25, 1977 MSUC (Pressutti-Renneisen) Based on the findings as stated in the staff report the Commission recommends that the City Council approve the change of zone for 3.4 acres located at the northwesterly corner of Fourth Avenue and K Street from R-1 to R-1-5-P subject to the precise plan guideline that the dwellings shall be architecturally treated on all building elevations visible from the street; and also that the Building Line Map be amended by deleting the 25 foot setback along the north side of K Street for a distance of 621 feet westerly from Fourth Avenue and along the west side of Fourth Avenue for a distance of 140 feet northerly from K Street. MSUC (Starr-G. Johnson) Based on the findings of consistency with the General Plan, the Commission recommends that the City Council approve the tentative subdivision map for Garden Views at the northwest corner of Fourth Avenue and K Street, subject to 8 conditions as stated in the staff report with the exception that condition 1 be modified to indicate the fire hydrant shall be located at the end of the cul-de-sac and condition 6 be modified to permit the use of a wood and 'concrete pilaster fence in lieu of a solid masonry wall. MSUC (Renneisen-Pressutti) Based on the findings contained in the staff report, the Planning Commission recommends that the City Council approve precise plan PCM-77-19 for the development of a single family subdivision at the northwest corner of Fourth Avenue and K Street, subject to the conditions specified for approval of the subdivision map. 6. Consideration of Capital Improvement Program for Fiscal Year 1977-78 Director of Planning Peterson advised that the first seven pages of the Capital Improvement Program report list the proposed expenditures for capital improvements tabulated by year for the next five years. The last nine pages of the report describe in detail the projects proposed for financing during the next fiscal year. The action of the Planning Commission is to determine whether or not the projects proposed for the next fiscal year are in conformance with the General Plan. Mr. Peterson reported that the staff has reviewed each of the proposed projects and made the determination that there is conformance with the General Plan, and have therefore recommended that the Commission find that all of the projects do conform to the General Plan. He indicated the projects would not be reviewed individually unless the Commission has some question regarding particular projects. MSUC (Renneisen-Starr) The Commission finds that the Capital Improvement Program for 1977-78 is in conformance with the Chula Vista General Plan. DIRECTOR'S REPORT Director of Planning Peterson reported that on June 16th the City of Chula Vista will be host for the League of California Cities dinner meeting, which will be held at 6:30 p.m. at the Lions Club, Fourth and Mankato. Mr. Peterson also reported that it will be the recommendation of the City Manager to the City Council that the Planning Commission's budget for dinner meetings be cut in half. The budget in the past has provided for six dinner meetings per year at $600. The City Manager is recommending that this be reduced to three dinners per year or $300. The Council is scheduled to consider the budget of Boards and Commissions next Tuesday, May 31st. He suggested that the Commission may wish -9- May 25, 1977 to have a representative present to address the Council on this item, or if they wish to express an opinion to him, he could speak for them. The Commission expressed strong dismay at the prospect of having the dinner meetings cut. It was moved by Chairman Chandler, seconded by Commissioner Starr, that the City Council be urged not to cut the number of dinner me~ings budgeted for the Planning Commission, and if necessary, an increase be made in the budgeted amount to meet inflationary costs. The opinion was expressed that the dinner meetings are very productive in affording the Commissioners an exchange of ideas and a better understanding of planning issues. It was suggested that if a cut must be made that it occur in the amount budgeted for annual conventions. COMMISSION COMMENTS Chairman Chandler commented on the very nice letter received from the former Assistant City Attorney, Craig Beam, expressing his pleasure in working with the Planning Commission during his tenure with the City. Mr. Chandler asked that the minutes record the Commissioners' gratitude for Mr. Beam's remarks. ADJOURNMENT Chairman Chandler adjourned the meeting at 8:40 p.m. Respectfully. submitted, 'lqelen Mapes, Secretary