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HomeMy WebLinkAboutPlanning Comm min 1977/03/09 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA March 9, 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, Starr, Pressutti, R. Johnson, G. Johnson and Renneisen. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Senior Civil Engineer Goldkamp and Secretary Anderson. The pledge of allegiance to the flag was led by Chairman Chandler, followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (R. Johnson-Starr) The minutes of the meeting of February 23, 1977 be approved as mailed. ORAL COMMUNICATIONS The Chairman called for oral communications and none were offered. CONSENT CALENDAR 1. Consideration of request for vacation of ~eneral utilities, sewer and access easement in Bonita Ridge Estates #4 2. Consideration of request for vacation of a portion of quintard Street and Tobias Drive adjacent to Sweetheart Manor Subdivision 3. Consideration of request for deferral of public improvements at 71 North Fourth Avenue, Philips-Reynolds and Associates 4. Consideration of architectural compatibility of sin§le family residence to be moved onto lot at 605 Fourth Avenue in R-3 zone MSUC (G. Johnson-R. Johnson) Items 1 through 4 under the Consent Calendar be ap- proved in accordance with the recommendations in the report to the Commission. 5. PUBLIC HEARING: Variance PCV-77-2 - Request for reduction of rear yard setback from 25' to 10' at 272 Greenwood Place, Bonita Hills Properties (Charles Lewsader~ Current Planning Supervisor Lee reported that the request for a reduction of the rear yard setback from 25' to lO' involved a 12,000 square foot lot developed under the "P" zone, which provided for a reduction in lot sizes with the largest portion of the property to be retained as common open space. He noted that the proposed floor plan is polygonal and that the encroachment constitutes approximately 15% of - the total rear yard area. He emphasized that this type of encroachment is allowed by ordinance for lots of 5,000 sq. ft. to 15,000 sq. ft. in size but that there is -2- March 9, 1977 no provision in the larger lot portions of the code, i.e. one-half acre, because normally the lots are of sufficient size to avoid such an encroachment. Mr. Lee discussed the topography of the area including the slope banks and lot depth. He reported that a petition had been received from 25 residents of the area opposing the approval of the variance. Mr. Lee stated that the applicant is not approaching the maximum lot coverage; the house appears to cover less than 40% of the lot. He passed around some pictures of the adjacent areas and commented on the objections stated in the petition wherein the Planning Department saw no problem with erosion and that this type of encraochment was allowed in other zones. Mr. Lee informed the Commission that the Department was recommending approval of the variance based on the findings in the staff report. This being the time and place as advertised, the public hearing was opened. William Cohen of 563 McIntosh Street, architect for the applicant, explained that the lot was a difficult shape to work with. He pointed out that it would be possible to construct a two-story house on the lot and adhere to the setback; however, a two-story house would block more of the line of sight than this house would. David Shine, 225 Camino del Cerro Grande, spokesman for the group that signed the petition, stated that he thought that the property line was inaccurate, that his line of sight would be blocked by the proposed house and that most of the neighbors were opposed to the construction of the house with the reduced setback. Donald Rudisell, lll4 Calle Mesita, stated that he thought that everyone should maintain a 25 foot setback, and that he was opposed to this variance. William R. Holland, 235 Camino del Cerro Grande, expressed his opinion that the builder should conform to the same regulations as they have had to conform to. Commissioner Pressutti made some comparisons between the construction of a two- story house versus a one-story house. Robert Remer, 245 Camino del Cerro Grande, questioned the reasons for establishing a 25' setback. Mr. Lee stated that the 25' setback was to provide adequate separation between re- sidential dwellings, and that this building would be 85 feet from the adjacent residence which exceeds the minimum ordinance requirement. As no one else wished to speak, the public hearing was closed. The Commissioners discussed the slope bank, setbacks and design of the house, special privileges which might be enjoyed by the owner in regard to the design of the house and the setback and separation between the houses. MSUC (R. Johnson-Renneisen) Variance PCV-77-2 (request for reduction of rear yard setback from 25' to 10') be denied due to the inability to meet the finding of hardship peculiar to the property, and that there could be different house designs for the lot which would meet the setback requirements. 6. PUBLIC HEARING: Conditional Use Permit PCC-77-1 - Request for expansion of Starlight Center, 1280 Nolan, San Diego County Association for the Retarded -3- March 9, 1977 6. PUBLIC HEARING: Conditional Use Permit PCC-77-1 - Request for expansion of Starlight center, 1280 Nolan, San Diego County Association for the Retarded- Director of Planning Peterson noted that the original conditional use permit was granted in 1970 and he went on to describe the proposed 12,000 sq. ft. expansion, noting that this use was compatible with adjacent uses. He reported that on the basis of observation of the site, the Planning Department has not required any additional parking but that there was adequate space for more parking if the need should develop. This being the time and place as advertised, the public hearing was opened. Doris Blackman, 1172 Oleander, Director of Starlight Center, explained the services of the Center and stated that they do have a waiting list and a need for expansion. As no one else wished to speak, the public hearing was closed. MSUC (Starr-Renneisen) The Commission finds that in accordance with the findings in the Negative Declaration on IS-77-7 the proposed project will not have any sig- nificant adverse environmental impacts, and certified the Negative Declaration. MSUC (Starr-Renneisen) Conditional use permit PCC-77-1 (request for expansion of Starlight Center) be approved subject to the conditions enumerated in B(2) of the staff report. 7. PUBLIC HEARING: Conditional Use Permit PCC-77-2 - Request to operate automotive service and repair shop at 590-A Arizona Street in C-T zone Director of Planning Peterson described the previous uses in the building at this location, noting that the persons using the building will be vacating the premises by March 15th. He stated that the proposal before the Commission involved a repair operation which, due to the building orientation, could adversely affect the adja- cent properties and that based on the fact that the staff could not make the first two findings required by Ordinance, the recommendation is that the application be denied. Commissioner Smith asked Mr. Peterson if the different heights of the zoning wall were normal. Mr. Peterson explained that the wall was reduced in part so that the line of sight of traffic coming out of the driveway would be clear. Commissioner G. Johnson asked Mr. Peterson if there was a restriction on the hours of operation for a use of this type. Mr. Peterson stated that there was no such restriction in the Ordinance, but that it could be addressed by the Commission in the form of conditions of approval. Mr. Renneisen asked about the use across the street to the north. Mr. Peterson stated that this is a zoning enforcement problem and the department is currently working on it. -4- March 9, 1977 This being the time and place as advertised, the public hearing was opened. Fritz Eleiter, 340 Naples Street, applicant, indicated that there were other auto repair facilities in the vicinity and that was one of the reasons he liked this lo- cation. He stated he didn't think noise would be a problem because of the wall and the limited nature of his operation. Mr. Smith asked Mr. Eleiter if his work included body work. Mr. Eleiter advised Mr. Smith that it did not. Pat Barajas, owner of the building, informed the Commission that he had objected to the zoning wall at the time of construction, but that he felt it was there for a purpose. He stated that he had trouble renting out the building to other types of businesses because of the location. He has asked the noisy tenants to move and has offered to buy the property next door but the owner will not sell, so the prop- erty adjacent to him will remain residential. He felt that the wall would reduce any noise from this facility, so it would not adversely affect the adjoining prop- erties. As no one else wished to speak, the public hearing was closed. The Commissioners discussed the possibility of limiting time and days of operation. MSC (R. Johnson-Pressutti) The Commission recommends approval of PCC-77-2 and refers it back to staff for conditions of approval. The motion carried by the following vote, to-wit: AYES: Commissioners R. Johnson, Pressutti, G. Johnson, Renneisen, Starr, Smith NOES: Commissioner Chandler ABSENT: None 8. Consideration of EIR-76-11 on proposed subdivision north of E Street at Hilltop Drive - Morgan & Gardner Director of Planning Peterson informed the Commissioners that this EIR was heard on February 23, 1977, and that a transcript has been incorporated into the EIR. He noted that all the pertinent testimony has been responded to and incorporated into the EIR, therefore the staff recommends adoption of the EIR as the City's EIR. MSUC (Pressutti-G. Johnson) The Commission adopts the draft EIR as the City's final EIR which consists of the text of the draft EIR, a transcript of the public hearing and the responses as specified in Section C of the staff report. 9. Consideration of boundaries of Helm Property Annexation Director of Planning Peterson stated that this petition involves the annexation of 2.32 acres located approximately 300 feet north of Bonita Road and contiguous to the westerly right-of-way of Interstate 805. He went on to describe the property and the prezoning of the area to R-3-P-13, and recommended approval of the boundaries with authorization given to the staff to file it with LAFCO. -5- -~ March 9, 1977 MSUC (Pressutti-G. Johnson) The boundaries for the annexation of 2.32 acres (Helm property) be approved and the staff authorized to file the application with the Local Agency Formation Commission. 10. PUBLIC HEARING: Consideration of Subdivision PCS-76-9, Morgan and Gardner Current Planning Supervisor Lee indicated that the applicant is proposing to sub- divide 32.8 acres located north of "E" Street and east of Corte Maria. The west- erly R-1 zoned 16.1 acres has been designed to accommodate 56 single family lots, and the easterly R-3-P-13 zoned 16.7 acres is planned for 217 multiple family dwellings. Mr. Lee went on to comment on the circulation problems and the closing of Hilltop Drive which would be a separate consideration by the City Council. He mentioned lot sizes, the topography of the area, fencing, slope banks, configura- tion of lots, undergrounding of utilities, and the naming of the streets, which has not been resolved at this time. He stated that the most controversial item in regard to this subdivision involves whether or not to close Corte Maria. The staff has worked closely with the developers and the residents on Corte Maria south of Rosebank School in studying the desirability of closing Corte Maria and to look at the options available to the City to alleviate problems in that area. Mr. Lee discussed the advantages and disadvantages of the different proposals and it was the conclusion of the staff that Corte Maria should be left open with direction given to the Traffic Engineer to monitor the intersection of "E" Street and Corte Maria to see if left turns should be eliminated in the future. He stated that the staff's recommendation on the subdivision is for approval based on the findings in the staff report and the conditions therein. This being the time and place as advertised, the public hearing was opened. Jerry Moriarity, Inter-City Engineers, engineer for the developer, advised the Commission that they would be glad to answer any questions and that they were in agreement with the conditions in the staff report. Ralph Swanson, 174 Corte Maria, wanted to clarify his position in regard to the cul-de-sac'ing of Corte Maria by stating that instead of cul-de-sac'ing the street they should reduce the speed limit on "E" Street. John O'Meare, 191 Corte Maria, suggested that a study be made as to the need for a traffic light at "E" Street and Corte Maria. Peter Watry, 81 Second Avenue, concurred with the staff recommendations and re- marked on the orientation of people going to the south and west, and the fact that they may not use the new Flower Street exit. Bill Murray, 78 "D" Street, was not clear as to the rational of closing Hilltop Drive. Mr. Lee explained that the staff recommendation was made on the basis that the number of access points onto "E" Street should be reduced, thus providing safer ingress and egress from this section of the community. Therefore, the staff ad- vised the developer to proceed with a subdivision design which contemplated the closing of Hilltop Drive. Nada Dixon, 96 Corte Maria, opposed the closing of Corte Maria now or in the future. -6- ~ March 9, 1977 Michael Huskey, 131 First Avenue, spoke to the problems of closing Hilltop Drive and the traffic on First Avenue and Flower Street. He pointed out to the Commis- sioners the width of Bonita Road and why Hilltop should be widened to accommodate traffic that may come from the proposed development to the north. Eric Adney, 93 Corte Maria, opposed the closing of Corte Maria and made a sugges- tion regarding opening the end of one of the cul-de-sac's to "E" Street and wanted to know why he wasn't notified of this meeting. Mr. Chandler informed Mr. Adney that only people within 300 feet of the project area are notified by male. Ralph Dotinga, 131Corte Maria, spoke of the need for an opening near Hilltop Drive. He had two suggestions for the Planning Commission: (1) Put a stop sign at First and "E" Street; (2) Stripe the middle of Flower Street. He also wanted to know about the proposed grade of the street in front of his house and how it would relate to his driveway. Mr. Lee informed Mr. Dotinga that he should get together with the City Engineer- ing Department and the developer's engineer to make sure the grades would coincide with his driveway. Carolyn Gomez, 134 First Avenue, advised the Commission that she supported all ingress and egress points to this area, and that she was concerned about accidents in this area. Mrs. William Murray, 78 "D" Street, stated that she thought that adding a signal at First and "E" would be a safety hazard, and asked whether or not people other than those within 300 feet shouldn't be notified of a cul-de-sac'ing since they too would be affected. Greg Adams, 47 "D" Street, concurred with Mr. Adney and his idea to open up the end of one of the cul-de-sac's to "E" Street and also suggested extending Toyon Drive. Bob StaY1, 87 Vista Way, suggested that if Hilltop Drive is kept open the apart- ment dwell6rs, instead of going into single family areas, could just get on Hilltop Drive and on out to "E" Street. John Linn, Chula Vista City School District, reported that if Corte Maria were closed the school district would request it be vacated in that portion which abuts the district since the street was developed from district funds and given to the City for street purposes. As no one else wished to speak, the public hearing was closed. Mr. Peterson explained that "E" Street is a thoroughfare within the City and that the City tries to limit access onto these streets because the main function of the street is to move traffic and the more access you have to the street, the greater the side friction and the less able that street is to do its job. That is the primary reason for the staff's recommendation to close Hilltop Drive. Mr. Lee informed the Commissioners that the City has been in touch with the County in regard to the regional park to the north and that there have been no decisions in regard to access, but because of the topography, Hilltop Drive could not be extended to connect with the park. -7- March 9, 1977 Mr. Starr agreed with staff that there should be no access from Hilltop Drive to "E" Street. Mr. Pressutti stated that the issues seemed to be the flow of traffic in the area and the dangers involved and that staff should look at this matter carefully. MSUC (Starr-R. Johnson) The Commission recommends that the City Council approve the tentative map PCS-76-9 for Morgan & Gardner in accordance with the findings in Section F of the staff report and subject to the conditions enumerated in said report. Mr. Pressutti complimented the staff on the format of the staff report in the lay- out of the advantages and disadvantages of the closing or leaving open of Corte Maria. Chairman Chandler advised the audience that there would be a public hearing on the Morgan and Gardner Subdivision, before the City Council, in the near future and that they would be notified by mail. Mr. Smith asked Mr. Beam if there would be a separate hearing for the vacation of Hilltop Drive. Mr. Beam indicated there would and that it would probably be held at the same time as the hearing on the subdivision. ll. PUBLIC HEARING: REZONING PCZ,-77-D - Change of zoning boundaries of R-1 and R-3-P-13 districts on property north of "E" Street, between Corte Maria and 1-805, Morgan and Gardner Current Planning Supervisor Lee pointed out to the Commissioners the areas involved and reported that the slope bank area east of Hilltop Drive and south of the sub- division could best be maintained by the proposed apartment complex to the east of the area. Mr. Lee went on to state that good zoning practice dictates that wherever possible zoning boundaries should be drawn at property lines, both for purposes of legal description and to avoid having the zoning standards for more than one zone apply to a single piece of property; therefore, the staff recommends adjust- ment of the zoning boundary to include one acre of slope bank in the R-3 zone. As this was the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. MSUC (G. Johnson-Pressutti) The Commission approved PCZ-77-D for adjusting the zoning boundary between the R-1 and R-3-P-13 zones to conform with the property lines as delineated in the Tentative Map PCS-76-9 and in accordance with the conditions contained in Resolution PCS-76-~ for the development of the property. ORAL COMMUNICATIONS None were offered. -8- -- March 9, 1977 DIRECTOR'S REPORT Director of Planning Peterson mentioned that the meeting next week was a 5:00 p.m. study session to be followed by dinner. He stated that the staff planned to brief the Commissioners on the work of Sedway/Cooke and ACCORD in the E1 Rancho del Rey area and also bring the Commissioners up to date on the Third Avenue area plans. COMMISSION COF~IENTS Commissioner Pressutti asked the staff to supply the Commissioners with a booklet regarding terminology of the Planning Department. Mr. Lee advised the Commissioners that the staff was looking at several publications and trying to put together a package for new Commissioners which could include planning terminology. ADJOURNMENT The meeting was adjourned by Chairman Chandler at 9:15 p.m. Respectfully~submitted, KIM ANDERSON Recording Secretary KA:ph