HomeMy WebLinkAboutPlanning Comm min 1977/02/23 MINUTES OF A REGULAR MEETING
OF THE CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
February 23, 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,
Environmental Review Coordinator Reid, Assistant Director of Public Works Lippitt,
Assistant Fire Chief Longerbone, Assistant City Attorney Beam 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 (R. Johnson-Pressutti) The minutes of the meeting of February 9, 1977 be
approved as mailed.
ORAL COMMUNICATIONS
The Chairman called for oral communications and none were offered.
1. PUBLIC HEARING: Consideration of Precise Plan PCM-77-5 for development of
77 unit apartment complex on Edgemere Avenue in R-3-P-20 zone,
V & V Development
Current Planning Supervisor Lee noted the location of the proposed 77 unit apart-
ment complex on 3.9 acres on the west side of Edgemere Avenue across from K.O.A.
campground. The architectural rendering of elevations was displayed, as well as
the site plan which provides 126 parking spaces to accommodate both guest and
resident parking onsite since parking will not be allowed along Edgemere at this
location. The buildings cover 18% of the lot area being developed, compared with
50% lot coverage allowed by the zoning. The units face out from both sides of
the buildings, which are grouped around a common open space area. The architecture
includes composition shingle roof with stucco walls and wood trim. Part of the
elevation change in the site is accommodated in the building design.
Mr. Lee advised that the City Council, in rezoning the property to R-3-P-20, did
not include in the ordinance the development guidelines as previously recommended
by the Planning Commission. While those proposed guidelines have been adhered
to in this development plan, it is deemed appropriate to include them in the
resolution approving the Precise Plan, in the event the property is sold to
another developer or otherwise not developed under this particular plan. Mr. Lee
reviewed the additional conditions recommended for approval of the plan, which
cover architecture, location of fence and zoning wall, grading, handling of surface
water run-off, paving and the undergrounding of utilities.
This being the time and place as advertised, the public hearing was opened.
Bill Hedenkamp of Schwerin, Xinos and Hedenkamp indicated they are the designers
of the project for V & V Development who owns the property. He discussed the
proposed plan, noting the extent of landscaping which will be used to screen the
development, and the extent of setback from the property lines which exceeds the
distance required by ordinance.
-2- February 23, 1977
Mr. Hedenkamp expressed concurrence with the conditions recommended with the
exception of No. 15, which requires 6 foot high fenced patio areas for the first
floor units. He pointed out that in some instances this would deprive the residents
of an excellent view of the landscaping and open area, and suggested the use of
a 3 foot high fence around the patio area to provide some privacy without making
them feel closed in. He also discussed the possibility of constructing carports
in place of a zoning wall at the property lines which abut industrially zoned areas.
He expressed the desire of the owner to provide a development which they and the
community can be proud of.
Chris Dunphy, representing the owner of the industrial property to the west,
suggested that a V ditch be installed on the west side to collect any water that
may run off.
It was pointed out that condition 9, as recommended, provides for proper and
adequate handling of run-off water.
As no one else wished to speak, the public hearing was closed.
In discussion, the Commission determined there should be some flexibility with
regard to the fencing around patio areas, and suggested that deviation from the
6 foot high fence could be approved by the Director of Planning for the units in
which a lower fence seemed preferable. It was also felt that condition 16 should
be modified to require Bird Architect 70 shingles, or equal, rather than specifying
just one proprietary name.
MSUC (Starr-R.Johnson) Based upon the findings stated in the staff report, the
Planning Commission recommends to the City Council the approval of the Precise
Plan as submitted for Brentwood Arms, subject to the 16 conditions enumerated in
the report with the addition to condition 15 of the words, "unless otherwise approved
by the Director of Planning," and the addition of the words, "or equal" to condition
16.
2. Consideration of boundaries of Helm Property Annexation
Chairman Chandler advised it will be necessary to continue consideration of this
proposed annexation until the environmental impact report for the development of
the property has been adopted. It is recommended that this item be continued to
the meeting of March 9th to allow time for action on EIR-76-11.
MSUC (Pressutti-R. Johnson) Consideration of the boundaries of Helm Property
Annexation be continued to the meeting of March 9, 1977.
3. PUBLIC HEARING: Consideration of EIR-76-11 on proposed subdivision north
of E Street at Hilltop Drive - Morgan & Gardner
Environmental Review Coordinator Reid reported that this document was issued for
review on January 20, 1977 before the effective date of the guideline revisions
on February l st; therefore, it is reviewed under the previous EIR policy.
Mr. Reid advised that the Environmental Control Commission did not have a meeting
to review this document, but one member of that body submitted written input which
was distributed to the Planning Commission this evening and will be included in
the input section of the report.
Mr. Reid noted that the lower portion of this property lies within the 100 year
-3- February 23, 1977
flood plain, and the development plan as submitted proposes to place fill in that
area to raise the elevation above the 100 year flood level. The report notes
that there will be a noise impact problem from 1-805 and from E Street. Walls
and earth mounding along E Street are proposed to shield the single family area
from excessive noise, and the multiple family development adjacent to the freeway
will be required to employ construction techniques which will alleviate the
noise in that area.
He pointed out that a portion of the property is covered with eucalyptus trees,
of which about .15 acres will be removed, but a substantial additional area in
excess of 1 acre will be planted with one gallon eucalpytus trees as a replacement
for those removed.
The report acknowledges that the elementary school in the area is presently at
or near capacity, and additional students generated by this development could
produce a long term impact upon the district.
Mr. Reid suggested that the public hearing be opened and all testimony received,
with consideration of adopting the report scheduled for the March 9th meeting.
The Chairman declared the public hearing in consideration of EIR-76-11 open.
Jerry Moriarity of Inter City Engineers advised that his firm prepared the initial
report for John Morgan and Jack Gardner, the developers, and he would be happy to
answer questions with regard to the report.
Michael Huskey, 130 First Avenue, elaborated upon the traffic in the vicinity of
Rosebank School and expressed the opinion that closing Corte Maria, through
construction of a cul-de-sac at either end, would result in increased problems of
traffic circulation for that entire area.
Director of Planning Peterson discussed the possibility of constructing a cul-de-sac
near the intersection of Flower Street, thus allowing the residents of Corte Maria
access from E Street, or of placing the cul-de-sac near the southern end of
Corte Maria just before it reaches E Street, thus eliminating a potentially
hazardous intersection on E Street and requiring all traffic to enter Corte Maria
from Flower Street. Mr. Peterson informed the Commission that this question as
to the possible closing of Corte Maria probably would be the subject of considerable
testimony this evening.
Mr. Huskey contended that the street was put there for a purpose and that it also
serves residents further to the north; also that with additional homes in the
area closing that street would result in extremely heavy traffic on the only
remaining access route to the area.
John Linn, Business Manager for the Chula Vista School District, spoke of the
traffic hazards near the school and of the desirability of retaining a route for
busses to go around the school. He pointed out that if Corte Maria is closed the
busses would be required to go north to D Street to get back to First Avenue,
or continue east on Flower Street when it is extended to intersect Bonita Road.
Either route would be more circuitous and involve a longer run than the present
route of entering by First Avenue and going out Corte Maria. He indicated they
would like to change their bus loading area to the east side of the school adjacent
to Corte Maria in order to relieve some of the congestion on Flower Street at
the front of the school.
John O'Meara, 191Corte Mama,spoke in favor of placing the cul-de-sac near the
-4- February 23, 1977
south end of that street, thus retaining their access from E Street.
Albert W. King, 192 Corte Maria, expressed the opinion that neither Corte Maria
nor Hilltop Drive should be closed.
Robert Bush, 10509 Challenge Boulevard, La Mesa, addressed the need of conserving
energy, and contended this could be done through proper design of the houses and
facing of the units with consideration given to wind and sun exposure. He also
suggested that run-off water should be diverted to the eucalpytus grove or to
grassy areas rather than through a storm drain ~ystem into the river.
Ray Prisbylla, 75 Bonita Road, took exception to a statement on the last page
of the EIR which made the assumption that this type of growth would preclude
further growth. He pointed out that a portion of this property was zoned R-3
due to the fact there were already apartments in the area. He also pointed out
that there is vacant property in the area which will surely be developed at some
future date. He pointed out there are no plans for park development within this
area, and since no parks are presently existent, there is a need for parks.
Ralph Swanson, 174 Corte ~Maria, elaborated upon the development of the lot at
the corner of Corte Maria and E Street, noting that a house was moved from that
lot at the time E Street was extended to connect with Bonita Road. Another house
has since been constructed there but it has been set far back from the street and
designed in a manner so as not to hinder sight distance at the intersection. He
also reported that he had polled all of the families living on Corte Maria between
E and Flower Street, and with the exception of one, they expressed a preference
to have the cul-de-sac placed at the north end, thus allowing faster access to
their properties for fire protection, police protection and ambulance service. He
indicated that school busses are a headache for those who live on that street as
well as the congestion contributed to parents taking their children to school or
picking them up. Mr. Swanson stressed that he is not speaking for the residents
of Corte Maria, he is simply reporting the results of his poll. He suggested that
the high concrete wall around the school ground at the corner of First Avenue
and Flower Street should be cut back and that corner rounded off to improve vision.
Mrs. William Murray, 78 D Street, expressed deep concern about the closing of any
streets in the area. She felt that with the development of additional property
one road could not adequately handle the traffic for the area. She also commented
on the hazardous juncture, due to steep grade and limited sight distance, at
Flower and First Avenue and reported that they use Hill top or Corte Maria in order
to avoid that hazardous corner.
Ralph Dotinga, 131Corte Maria spoke in favor of keeping Corte Maria open to
provide for better traffic circulation around Rosebank School and to serve
resid~ents and provide faster access for emergency vehicles.
Jack Maloney, 170 Corte Maria, advised that he was originally in favor of closing
Corte Maria at the north end because it is a dangerous street, particularly with
regard to making a left turn from Corte Maria onto E Street. He favored establishing
no left turn regulations at that intersection, and suggested that further study
should be conducted into all the factors that affect the residents of the area
since neither D Street nor Flower represent a good alternate route.
Peter Watry, 81 Second Avenue, discussed at length a meeting held between parents
of Rosebank students and Chief of Police Winters, two other police officers, and
Mr. Shields representing the traffic division of the Public Works Department. He
contended that their appraisal of the possible traffic hazards in the area does
-5- February 23, 1977
not conform to the Planning Department's assessment. He also felt there should be
adequate access for fire, police and ambulance service to Rosebank School. He
urged that Corte Maria not be closed. He acknowledged that he finds making a
left hand turn from Corte Maria onto E Street very exciting but indicated he would
not oppose making that a no left turn corner. He pointed out that if Flower Street
is extended to connect with Bonita Road further to the north, there would not be
the need for making left turns from Corte Maria.
Jack Gardner, 4363 Grace Road, Bonita, one of the developers along with John
Morgan, advised that they did not propose the closing of Corte Maria, but have
designed the subdivision both ways, and will be happy to build it either way.
He further commented that he did not feel their development would have a great
deal of impact on the school enrollment since their houses will be priced out
of the range of most people with children. Their apartments will also be at a
high rental which will not attract families with children. He reported it will
be an expensive development and a nice development.
Greg Adams, 47 D Street, expressed support for leaving both Corte Maria and
Hilltop open, and then if Flower Street is extended to Bonita Road it would give
enough access so that none of the routes would be heavily congested, thus
eliminating traffic problems from that angle.
Eric Adney, 93 Corte Maria, agreed with Mr. Adams, the previous speaker that there
should be as many access routes as possible. He also contended that turning
around at the end of a cul-de-sac with a standard size car is very difficult if
other cars are parked at the curb. He described an accident involving his daughter
making a left hand turn onto Corte Maria from E Street.
Phil Hoffman, 98 Hilltop Drive, expressed a desire to have Hilltop Drive closed
as he felt the construction of apartment units in the nearby area v~uld increase
the traffic flow to a considerable extent.
Wayne Copp, 12 Casselman Court, reported that he has lived in the area for 12
years and feels that Hilltop should be opened as a full street rather than being
closed.
John Rindone, 43 Corte Maria, asked what is the rationale on the part of the City
to have a cul-de-sac placed on Corte Maria.
Director of Planning Peterson advised that it is based on the expectation that with
the added number of dwelling units which the zoning would permit there is a greater
potential for a safety hazard and the staff is seeking alternatives which might
help ameliorate that possible safety hazard.
As no one else wished to speak, the public hearing was closed.
Mr. Peterson advised that he would not expect the Commission to make a decision
at this meeting as to the disposition of Corte Maria. Consideration of the
subdivision is scheduled for the next meeting and based on testimony presented at
this hearing the staff will formulate a recommendation concerning traffic circulation
for the proposed development.
Chairman Chandler reiterated that while action will not be taken tonight, all
testimony presented is on record and will be considered as a part of the environ-
mental impact report on the proposed development. He pointed out that the public
hearing on the EIR has been closed and adoption of that document will be considered
in two weeks when this testimony has been added to it.
-6- February 23, 1977
Commissioner Starr commented that the problems of traffic related to the school
and the topography of existing streets cannot be ignored. He expressed the
opinion that Corte Maria should not be closed, but that left hand turns both into
and from Corte Maria should be restricted.
Commissioner Pressutti pointed out that when the Commission has seen the developer's
plan for the area, and the Planning Department has addressed that plan, the Commission
will then be in a better position to determine the adequacy of this Environmental
Impact Report.
MSUC (Pressutti-R. Johnson) The final EIR-76-11 be scheduled for consideration
for the meeting of March 9, 1977.
4. PUBLIC HEARING: Consideration of EIR-76-12 on Telegraph CanNon Road/Drainage
Channel Improvements
Environmental Review Coordinator Reid reported that this EIR was issued prior to
February 1st and is therefore considered under the former policy. He indicated
that input from the Environmental Control Commission was not available at the time
the report to the Planning Commission was written. It has now been received
and was distributed to the Commissioners this evening along with a response to
that input from the Department of Public Works. This report covers a series of
alternative methods of widening Telegraph Canyon Road and providing the necessary
drainage facility to protect the roadway. It is assumed, for the purposes of
the report, that it will be a six lane arterial road with a grass lined, heavily
landscaped drainage channel. There is no specific information on the financing
grphasing of the project so the worst case condition has been assumed, which would
be the immediate installation of all facilities with no phasing. This maximizes
the esthetic impact and the growth inducing impact in the report.
Mr. Reid pointed out that the provision of the heavily landscaped drainage channel
reduces the time of concentration during flooding conditions and therefore reduces
the impact of runoff of downstream facilities, which in some cases are nonexistent
or inadequate.
He noted that the grading necessary to accommodate this street and drainage
improvement will cause a substantial land form change and during the period of
construction will result in a noise impact on adjoining residential uses. On a
long term basis, there is th~ potential of a noise impact on future development
along Telegraph Canyon Road due to the volume of traffic which will be accommodated;
such an impact can be mitigated through the design of adjacent subdivisions.
The report acknowledges the impact of the project on native flora and fauna of
Telegraph Canyon in terms of direct impact and secondary impact due to growth
inducement. The report also notes ~hear~haeological sites in the area and suggests
a minor field investigation and the preparation of technical reports to be filed
wit~ San Diego State University and San Diego Muesum of Man which will avoid
significant impact on these nonrenewable resources. It is acknowledged that the
construction project will change the current aesthetic value of Telegraph Canyon,
since it will eliminate much of the natural vegetation now covering the canyon's
bottom. Landscaping of the channel and slopes will be done with plant materials
tolerant of the soil, weather and topographic conditions and over a period of time
the natural vegatation should mix into the manmade channel landscaping. The
implementation of the project will most likely lead to increased urbanization of
the eastern Chula Vista area, thus increasing urban runoff, destroying natural
habitat, reducing open space and increasing the demand for urban services.
-7- February 23, 1977
Chairman Chandler opened the public hearing on EIR-76-12 and as no one wished to
speak, the public hearing was closed.
MSUC (Pressutti-Starr The Planning Commission adopts the Environmental Impact
Report as prepared with the inclusion of the input from the Environmental Control
Commission and the response thereto.
5. PUBLIC HEARING: PCZ-77-F - Rezonin~ 868, 872, 876 Halecrest Drive from
R-3-G to R-1 - City initiated
Director of Planning Peterson pointed out that amendments to the General Plan
adopted last fall lowered the density designated for this area. The three lots
have been developed with single family homes and should be zoned accordingly to
bring the zoning into conformance with the General Plan.
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 (Pressutti-Renneisen) The Commission recommends to the City Council that
the property at 868, 872, and 876 Halecrest Drive be rezoned from R-3-G to R-1.
6. PUBLIC HEARING: (cont): Consideration of zoning text amendment PCA-76-11
relatin9 to freestandin9 signs in the C-N zone.
Director of Planning Peterson noted that the Commission considered this amendment
at a previous meeting and referred it back to staff - staff again reviewed the
existing neighborhood shopping centers and particularly those that are only partially
developed. In reviewing all ten of the existing centers, it was found that only
one center has an identification problem at this time, that being the center at
Otay Lakes Road and Gotham Street. When that center is fully developed there
should be no problem in identifying the center under the existing ordinance.
However, in the interim, there is a problem and the proposed resolution and ordinance
address this interim pmoblem. The resolution establishes ~uidelines for interim
signs during the development period of C-N centers -when they are only partially
developed.
In response to a question from Commissioner Smith, Mr. Peterson advised that
approval of a Planned Signing Program is handled at staff level without a public
hearing; however, if the applicant is unhappy with the decision of the staff
it may be appealed to the Planning Commission and on to the Councils if necessary.
He pointed out that the proposed resolution represents a liberalization of the
C-N sign regulations on a temporary basis before a center is fully developed.
The Commission discussed what constitutes a partially developed center and
determined this does not present a problem.
Chaiman Chandler reopened the public hearing in consideration of the proposed
amendment.
Noble Gay, owner of C-N zoned property on Melrose near Orange Avenue, pointed
out that a service station on adjacent property under separate ownership
presently has a freestanding sign, and there is a need for a freestanding sign
to identify the other tenants in the center.
The Commission and Director of Planning discussed the need for freestanding signs
-8- February 23, 1977
for service station in C-N centers. It was determined in the development of a
new neighborhood shopping center a service station could be adequately identified
without a freestanding sign, but in those cases where a freestanding service sign
presently exists there is still a need for an additional freestanding sign to identity
the center itself or the other tenants.
MS (R. Johnson-Starr) The Commission recommends to the City Council the adoption of
an amendment to Section 19.34.040 A.2.a of the Municipal Code, as recommended in the
staff report with the addition of the words, "in existing developed shopping centers
a freestanding service station sign shall be allowed to remain and will not be
included in determining the total number of signs allowed"~ the Commission also
adopts Resolution No. PCM-77-8 establishing guidelines for interim signs in C-N
Districts.
The motion carried by the following vote:
AYES: Commissioners R. Johnson, Starr, G. Johnson, Chandler, Renneisen
and Pressutti
NOES: Commissioner Smith
ABSENT: None
7. Consideration of givin9 notice to install deferred public improvements at 556 G Street
Current Planning Supervisor Lee reported that public improvements to the alley
at the rear of 556 G Street were deferred in 1972, and a lien agreement for those
improvements was subsequently executed by the City Council. Proposed improvements
to the property at 557 Vance Street now requires public improvement of a portion
of this same alley. It is deemed appropriate to install alley improvements adjacent
to 556 G Street at the same time and it is recommended that the Planning Commission
give notice to the property owner that this be accomplished within 30 days.
MSUC (Pressutti-Renneisen) The Commission directs that notice be given to the
owner of the property at 556 G Street that public improvements to the alley be
installed within 30 days.
DIRECTOR'S REPORT
Director of Planning Peterson had no report for this meeting.
COMMISSION COMMENTS
Commissioner R. Johnson commented on the issue raised concerning the need for parks
in the area of the proposed Morgan and Gardner subdivision. He felt the E.I.R. did
not clearly cover that subject,
Mr. Peterson advised that there will be no neighborhood park within that proposed
subdivision, but they are retaining the majority of the eucalyptus grove. The
City is also talking with the County about extending the regional park to the area
west of 1-805. It appears likely that this area will be developed for park purposes
by the County and then maintained by the City. By virtue of its access this would
almost become a city park.
ADJOURNMENT
Chairman Chandler adjourned the meeting at 9:30 p.m.
-9- February 23, 1977
Respectful ly submitted,
Helen Mapes
Secretary