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HomeMy WebLinkAboutPlanning Comm min 1977/05/11 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA May ll, 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, Environmental Review Coordinator Reid, Fire Chief Smithey, Assistant Fire Chief Longerbone 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 M6UC (Pressutti-R. Johnson) The minutes of the meeting of April 20, 1977 be approved as mailed. ORAL COMMUNICATIONS Chairman Chandler called for oral communications and none were presented. CONSENT CALENDAR Chairman Chandler advised that the consent calendar items would be approved by one motion, with no discussion unless good cause is shown prior to Commission action on a motion to adopt. 1. Consideration of request for extension of time for variance PCV-76-5 for reduction of lot frontage and increase in density at 511 Park Way in R-3 zone 2. Consideration of formation of Open Space District No. 8 in Rancho Robinhood III MSUC (G. Johnson-R. Johnson) The items on the consent calendar be approved as requested and in accordance with the recommendations in the staff report. 3. Council referral for reconsideration of conditional use permit application PCC-76-3 for change of hours for Pizza Hut at 271 E. Orange Avenue in the C-N zone Director of Planning Peterson noted that the C-N District restrictions require all businesses to close at 11:00 p.m. unless otherwise approved by the Planning Commission. Last January the Commission considered a request to extend the hours of the Pizza Hut to midnight on Sunday through Thursday and to 1:00 a.m. on Friday and Saturday. As no evidence was presented at that time of the support of the extended hours in the neighborhood commercial center, the request was denied by the Commission. The applicant was not present at that Commission meeting and reported that he did not receive notice of the hearing until the day after the meeting. He appealed the Planning Commission's decision of denial to the City Council, who has referred the request back to the Commission in -2- May ll, 1977 order that the applicant may make a presentation before this body. Since the previous action the applicant has presented petitions circulated in the immediate neighborhood which bear 109 signatures in support of the request for a later closing time for the restaurant. In light of this support by adjacent residents, the staff is recommending that the request be approved. Commissioner G. Johnson asked if, in the event the request is approved and there are problems or complaints due to the late closing hour, would it be possible for the Commission to review the conditional use permit and revoke the extended hours. Director of Planning Peterson affirmed that is the Commission's right. Robert Alexander, attorney representing the applicant, reported that he had nothing to,add to the staff report but would be pleased to answer any questions the Commission may have. MSUC (Renneisen-Pressutti) The Commission approves the extension of the closing hour for Pizza Hut at 271 East Orange in the C-N zone to 12:00 midnight on Monday through Thursday and 1:00 a.m. on Friday and Saturday, with the stipulation that if complaints arise, the conditional use permit will be reviewed by the Planning Commission. 4. PUBLIC HEARING: Consideration of Precise Plan PCM-77-17 for 15 unit garden apartments at 914 and 916 Fourth Avenue in R-3-P-14 zone - Betty Padelford Director of Planning Peterson pointed out that when this property was prezoned last year to R-3-P-14 a number of guidelines were adopted to protect the adjacent single family homes. This plan adheres to all of the guidelines and is suitable for the property. The plan consists of 3 fourplex and one triplex building with an enclosed parking space for each unit. In addition, there will be 24 open parking spaces. The plan shows only a 22' driveway width, but the site plan will allow for an adjustment to the standard 24' width without any problem. Mr. Peterson noted there is ample landscaping and the open space exceeds the amount specified in the guidelines, as do the patio and balcony areas. The exterior elevations are rough sawn wood and stucco siding and will be compatible with the single fal~ily neighborhood. It is recommended that the plan be approved subject to the six conditions listed in the staff report. 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 (Starr-R. Johnson) The Planning Commission finds that in accordance with the Negative Declaration on IS-77-33 and the findings stated therein, this development project will have no significant adverse environmental impact and certifies the Negative Declaration. MSUC (Starr-R. Johnson) Based on the findings stated in the staff report, the Planning Commission recommends to the City Council the approval of the Precise Plan for a 15 unit apartment complex to be located at 914 and 916 Fourth Avenue, subject to the 6 conditions listed in the report. -3- May ll, 1977 5. PUBLIC HEARING: EIR-77-1 for Fire Fighters Trainin9 Center and multiple field sports park Environmental Review Coordinator Reid reported that the firefighters training center, for use by the Chula Vista, National City, and Montgomery and Bonita/ Sunnyside Fire Protection Districts is proposed for consideration in the 1977- 78 Capital Improvements Program, along with the multiple field sports park. A site has not definitely been selected for this facility, but two alternative sites under consideration were shown on plats in the report. The report indicates that implementation of the project on either of the proposed sites would not result in substantial adverse impacts if the mitigation measures contained in the report are carried out. Comments on the report were submitted by the Environmental ¢ontmol Commission but no response is required. If no testimony requiring response is submitted during the hearing it is recommended that the Environmental Impact Report be adopted. This being the time and place as advertised, the public hearing was opened. Fire Chief Smithey, in response to a question raised by Commissioner Starr, advised that there is a very definite need for a training facility for fire fighters; there is no way to get that training but through simulated conditions. He reported there is one training facility in E1 Cajon and two partial facilities in San Diego. Commissioner Pressutti commented that the Commission is making a decision on a project which they know very little about and at an undetermined location. Commissioner G. Johnson expressed the opinion that the site near Brandywine would be preferable as the sports field would be more readily accessible to residents. As no one else wished to speak, the public hearing was closed. MSUC (Pressutti-Renneisen) The Planning Commission adopts EIR-77-1 wi th the inclusion of the written comments from the Environmental Control Commission as the final Environmental Impact Report on the proposed Fire Fighters Training Facility and multi field sports park. It was moved by Commissioner G. Johnson that the Commission state their preference for alternative site No. 1 as shown in the Environmental Impact Report. The motion died for lack of a second. 6. PUBLIC HEARING: EIR-77-4 for implementation of first phase of Chula Vista Bayfront Redevelopment Environmental Review Coordinator Reid reported that this EIR covers the public improvements required to implement the Bay Front Redevelopment Plan. He advised that the proposals specified for the public improvements are being refined at this time and there may be changes to the project description in the EIR before it comes back for final adoption. What is basically proposed is the extension of Tidelands Avenue from its current terminus north to the mean high tide line; a preliminary grading plan for the entire northern secti~on of the Bay Front area; the alignment of utility corridors, mainly within the right of way; a plan to accommodate drainage in the northern section of the redevelopment area to provide -4- May ll, 1977 for minimal impact on the marsh and mudflat areas; the alignment of extensions of E Street and F Street; and the enhancement of certain marsh areas and improve- ment of the buffer areas near those marsh lands. Mr. Reid reported that no input has been received from State agencies through the State Clearinghouse although notice has been received that it is being mailed. It will therefore be necessary to continue the public hearing until that input can be included in the report. Mr. Reid called attention to the problems as covered by the report with regard to development in the northern section of the Bay Front area. These include poorly planned fills which will have to be excavated and recompacted in order to construct portions of the roadway; the importation of about one million cubic yards of fill material in order to get proper drainage and good sewer flow from the project area. Unless carried out properly, the crossing of the Sweetwater Marsh and Sweetwater River could restrict flow through that area and cause poor flushing and backwater p~oblems east of the crossing. The drainage pattern through most of the project site will be altered which will be generally beneficial as it will change the runoff from into the marsh land to the bay directly. The report notes there is some rare and endangered plant life in the area, as well as nesting of some wild life. It also notes the loss of several acres of existing marsh land and it is proposed that additional marsh lands be generated to compensate for that loss. Commissioner G. Johnson asked for additional comment with regard to the deletion of agricultural uses in the area since the report states that the removal of agricultural use has been discouraged by the Coastal Commission. Director of Planning Peterson advised that it is the City's feeling that the intent of the Coastal Act to preserve the large agricultural areas along the coast in Central California rather than the small scattered patches, such as exist in the Bay Front area. The local Coastal Commission staff seems to be coming around to that viewpoint and recognizing that in an urban area the retention of agriculture is not that essential in the coastal area. This being the time and place as advertised, the public hearing was opened. Patty Hall, speaking for Mrs. Whiteman, the owner of property on F Street, reported that Mrs. Whiteman had been taken ill and could not attend this hearing but that she has many questions as to what is planned for the area. Mr. Peterson suggested that Mrs. Whiteman be advised to make an appointment and come in to the office to obtain detailed information with regard to the plan and how it may affect her property. MSUC (R. Johnson-Pressutti) The public hearing in consideration of EIR-77-4 be continued to the meeting of June 8, 1977. 7. PUBLIC HEARING: EIR-77-5 for development of industrial property on the north si de of C Street between Broadway and Fifth Avenue Environmental Review Coordinator Reid reported that this EIR is for a project proposed for development in two phases; the first phase being 10 lots adjacent to C Street and the second phase, 25 acres to the north of that area, not as yet designed, and not to be implemented until the Sweetwater flood control -5- May ll, 1977 channel has been completed, since that portion of the property is in the flood plain area. A traffic analysis of both phases indicates that the increase in traffic would not reduce the carrying capacity of any of the streets, nor sub- stantially increase noise levels. Mitigation measures are proposed to alleviate the effect of industrial development on the residential development to the south. This being the time and place as advertised, the public hearing was opened. A spokesman for Mr. and Mrs. Rodri§uez reported that they had received a notice of this hearing and did not understand what it means. She asked if they were supposed to sell their home. Director of Planning Peterson ascertained that the home of Mr. and Mrs. Rodriguez is to the south of C Street and they received the notice since it is the Department practice to notify everyone within 300 feet. He further explained that the purpose of the Environmental Impact Report is to provide information to the Commission on what effect a proposed development will have on the adjacent area and the community as a whole. Mr. Peterson also noted that the following item on the agenda will be a consideration of subdividing the property north of C Street to use it for industrial purposesl. This would not affect the ownership of the Rodriguez property. William Burgess, resident in the 500 block of SeaVale Court, expressed concern over the noise that might be generated from industrial development, noting that just the starting of equipment at the existing equipment rental yard between four and six o'clock in the morning is an annoyance to the people living on the hill above the site. As no one else wished to speak, the public hearing was closed. MSUC (Starr-R. Johnson) The Planning Commission adopts EIR-77-5 with the inclusion of the testimony presented in the public hearing as the final Environmental Impact Report for the development of industrial property on the north side of C Street between Broadway and Fifth Avenue. 8. PUBLIC HEARING: Consideration of tentative subdivision map PCS-77-1 for Hodge Bros. Industrial Park No. 1 Current Planning Supervisor Lee noted the location of approximately 6½ acres located on the north side of C Street which is proposed to be subdivided into 10 lots for industrial development. The westerly 2 acres are already developed with a drive-through dairystoreand an equipment rental yard. A small portion at the eastern end of the project lies within the 100 year flood plain district and it is proposed to fill that area to raise it above the flood plain. Mr. Lee called attention to the eight conditions recommended with the approval of the tentative map. In response to a question from Commissioner Renneisen, he advised that any of the uses listed in the Municipal Code as allowable in the I-L zone would be permitted on this site. This being the time and place as advertised, the public hearing was opened. Wayne Lill, engineer for the applicant, expressed concurrence with the eight conditions recommended in the report. -6- May ll, 1977 As no one else wished to speak, the public hearing was closed. MSUC (G. Johnson-Pressutti) Based on the findings of consistency with the General Plan Elements, the Planning Commission recommends to the City Council the approval of the tentative subdivision map for Hodge Brothers Industrial Park No. 1, subject to the eight conditions as enumerated in the staff report. 9. PUBLIC HEARING: PCZ-77-K - Rezonin~ property at 287 L Street from R-3 to C-O-P - Ken Green 10. PUBLIC HEARING: Precise Plan PCM-77-18 for office building at 287 L Street - Ken Green Chairman Chandler announced that these two items pertaining to the same site would be heard simultaneously with separate action on each application. Current Planning Supervisor Lee noted that the property, containing 9,000 sq. ft., is located on the north side of L Street, adjacent to a service station to the west and to R-1 zoning to the east. A drainage ditch traverses the property and nearly the entire site is subject to inundation in a 100 year flood. The applicant will be responsible for any required improvements to the storm drain and the design of that structure must be resolved with the Department of Public Works prior to approval of the parcel map for the property. The existing R-3 zoning, which has been in effect about 17 years, was established to provide a buffer between the commercial use along Third Avenue and the residential use to the east. Neither the Precise Plan District nor C-O zoning was available at that time. It is recommended that the Negative Declaration be certified and a recommendation for approval of the zone change, subject to three guidelines, be forwarded to the City Council. With regard to the Precise Plan, it is proposed that a one story Office building containing just under 1,000 sq. ft. be placed over the drainage channel, to be supported by pilings, with an access drive on the west side of the site adjacent to the service station. Mr. Lee called attention to the 8 conditions recommended for approval of the precise plan. This being the time and place as advertised, the public hearing was opened. Mr. Ken Green, applicant, expressed concurrence with the conditions recommended. In response to a question from Commissioner Starr as to why the ground elevation of the building is above the level of L Street, Mr. Green advised that due to the inadequacy of the present culvert under L Street at this location, it is necessary to place the building at that elevation to preclude flood damage. Don Mauney, resident on L Street, discussed flooding conditions which occurred at - that location last year when the drain became clogged and it required backhoes to remove the silt. He expressed concern that if a building is located over the ditch there would not be enough room to get equipment in to do such cleaning in the future. -7- May ll, 1977 Assistant Director of Public Works Lippitt advised that one of the conditions of approval of the project is that the building will be located far enough back from L Street so that equipment can get in and clean out under the culvert. Anthony Nazdeo, resident on Sierra Way just behind this property, expressed opposition to having anything constructed over the drainage ditch due to the past experience of flooding conditions in the area. As no one else wished to speak, the public hearing was closed. Mr. Lee suggested that the Planning Commission could require that the question of ample space for access of equipment to clean the storm drain be resolved by the applicant and the Public Works Department prior to consideration of the rezoning and precise plan by the City Council. MSUC (Starr-Pressutti) The Commission finds that in accordance with the Negative Declaration on IS-77-5 and the findings stated therein, this rezoning and develop- ment plan will have no significant adverse environmental impact, and certifies the Negative Declaration. MSUC (Starr-Pressutti) Based on the findings stated in the staff report, the Commission recommends to the City Council the approval of a zone change from R-3 to C-O-P for the property at 287 L Street, subject to three precise plan guidelines as listed in the report. The Commission further discussed the past problem of flooding at this storm drain and the need for assuring accessibility for equipment to remove debris from the culvert. MSUC (Pressutti-R. Johnson) Based on the findings as stated in the staff report, the Commission recommends to the City Council the approval of the Precise Plan for location of an office building at 287 L Street, subject to the 8 conditions enumerated in the staff report, and with the added requirement that a means for satisfactory maintenance of the drainage channel be assured prior to final adoption of the zone change and precise plan. ll. PUBLIC HEARING: PCZ-77-E - Consideration of addin9 "P" Precise Plan Modifying District to property on both sides of H Street between Third and Fourth Avenues - City initiated Director of Planning Peterson advised that about a year ago, just prior to the adoption of the Town Centre Redevelopment Plan, the Council expressed concern about development which might occur just outside the redevelopment district. As an interim measure they adopted a resolution which provided that any development proposed along H Street and outside of the redevelopment district would have to come before the Planning Commission and City Council for site plan and archi- tectural approval. That was an interim measure until the "P" Modifying District could be applied. It is now recommended that the "P" Modifying District be applied with 12 guidelines for precise plans. Mr. Peterson reported it is anticipated construction will start on the court complex in September of this year with completion scheduled by October, 1979. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. -8- May ll, 1977 MSUC (Renneisen-G. Johnson) The Commission finds that in accordance wi th the - Negative Declaration on IS-77-6 and the findings stated therein, the establishing of the "P" Modifying District on property on both sides of H Street will have no significant adverse environmental impact, and certifies the Negative Declaration. MSUC (Renneisen-G. Johnson) Based on the findings stated in the staff report, the Planning Commission recommends that the City Council attach the "P" Precise Plan Modifying District to those properties lying on both sides of H Street between Fourth Avenue and the boundary of the Third Avenue Project Area, with development or redevelopment of the property to be subject to 12 guidelines as enumerated in the staff report. DIRECTOR'S REPORT Director of Planning Peterson reported that the Human Relations Commission has asked that the Planning Commission consider appointing a member of the Commission to serve on an ad hoc committee on human care services. This committee would serve as a steering committee to guide the Human Relations Commission in establishing a social policy for the City of Chula Vista. He suggested that this be discussed at the study session which is scheduled for 5:00 p.m., next week, May 18, with adjournment to dinner at 7:00 p.m. He asked the Commission for suggestions of other items they would wish to discuss. Commissioner G. Johnson asked that they discuss the requirements for building permits as it relates to individual home owners. ADJOURNMENT Chairman Chandler adjourned the meeting at 8:30 p.m. Respectfully submitted, e en pe Secretary