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HomeMy WebLinkAboutPlanning Comm min 1978/01/11 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA January 11, 1978 A regular meeting of the City Planning Commission of Chula Vista, California, was held on the above date beginning at 7:00 p.m. with the following members present: Chandler, Smith, G. Johnson, R. Johnson, Pressutti, Renneisen and O'Neill. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Assistant Director of Public Works Lippitt, Assistant City Attorney Harron, and Secretary Mapes. The pledge of allegiance to the flag was led by Chairman Chandler, followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (Renneisen-O'Neill) The minutes of the meeting of December 14, 1977 be approved as mailed. Commissioner Pressutti abstained from voting on the motion due to his absence from that meeting. ORAL COMMUNICATIONS Chairman Chandler asked for oral communications and none were presented. 1. Consideration of request for deferral of public improvements at 559 Roosevelt Street - Robin Franklin Current Planning Supervisor Lee noted the location of the property at 559 Roosevelt which is proposed for development with an additional single family dwelling to have access by an unimproved alley extending from Smith Avenue to Broadway. The subject site is on the south side of the alley, one lot west of Smith Avenue. In checking the proposed plans for building it was noted that paved access would be required from Smith Avenue, for the new dwelling would face on to the alley. Mr. Lee pointed out that the adjacent apartments to the east provide parking spaces at the rear, from which it is necessary to back into the alley. That adjacent property, as well as two parcels on the opposite side of the alley, were developed for multiple family or duplex use several years ago when there was no requirement for paving of the alley in connection with the improvement of the property. The owners of all four parcels at the east end of the alley would benefit from having the alley paved but there is no means of distributing the cost of such paving among the various property owners except through the formation of an improvement district to include the total block long alley. The physical characteristics of this alley do not make it impractical or premature to improve the east end of the alley at this time. It would be preferable, however, to have the entire alley improved and for that reason it is recommended that the applicant attempt to obtain sufficient signatures from the property ownersto petition the city to form an improvement district. In the event that is not possible, a deferral for a period of two years might be granted subject to the usual conditions of executing an agreement for future installation, posting surety and waiving the right to protest in the event an improvement district is initiated. Although not a public hearing, the Chairman recognized the applicant. -2- January ll, 1978 Robin Franklin, 561 Roosevelt Street, advised that when he applied for a building permit to construct the new dwelling he was given the impression by the Engineering Department that there would be no problem in obtaining a deferral. It was also suggested that he circulate a petition among other home owners to have the entire alley paved, but he did not understand that this would be at the expense of the homeowners. The petition was filed with the city, but upon being appraised of the cost of alley improvements a number of the signers had requested that their signature be withdrawn. Mr. Franklin contended that it would not be practical to pave a short portion at the end of the alley while the rest remained a dirt surface because the paved section would soon become covered with mud and dirt from the unpaved portion. He reported that most of the traffic in the alley comes from Broadway and exists on Smith Avenue. He expressed the opinion that even if he paves the east end of the alley it is questionable whether otherresidents will improve their properties or pave the remainder of the alley. The Commission and Assistant Director of Public Works Lippitt discussed the possibility of the City initiating some proceeding to improve this alley. In comparing this to the improvement of Walnut Avenue, Mr. Lippitt advised along Walnut Avenue enough property owners had signed waivers not to protest the formation of a 1911 Improvement District; but that is not true in this area. Mrs. Franklin advised that in circulating the petition she gained the impression that many of the residents were opposed to having the alley paved, regardless of the cost. In light of information presented, Commissioners O'Neill and Renneisen expressed the opinion that the conditions in the staff report which relate to the circulation of a petition should be deleted. MSUC (Renneisen-Smith) Based on findings contained in the staff report, the Commission approves the request for a deferral of the alley improvements at the rear of 559 Roosevelt Street for a period of two years, subject to the following conditions: The applicant shall: a. Execute an agreement to guarantee the future installation of the public improvements upon receipt of written notice from the City. b. Post surety in the amount of $4,100 to cover the cost of the installation. c. Waive the right to protest in the event a 1911 Act of similar proceeding is initiated for the purpose of installing the public improvements. 2. Consideration of request for extension of time on Variance PCV-75-20 for use of temporary portable classrooms :at 740 Hill top Drive- Hilltop Baptist Church Current Planning Supervisor Lee reported that a variance for the use of portable classrooms at this site for a one year period was approved by the Planning Commission in 1975. It was subsequently extended for one year. An ordinance amendment adopted since that time provides for the temporary use of commercial coach units for quasi- public and certain other uses for a period of three years, if approved by the Planning Commission. The one year extension being requested in this instance is in line with that time limitation Since the church is moving ahead with plans for permanent facilities, it is recommended that a one year extension be approved. MSUC (R. Johnson-O'Neill) The Commission approves a one year extension of time on variance PCV-75-20. -. -3- --.January ll, 1978 3. PUBLIC HEARING: Conditional use permit PCC-78-18 - Request to conduct rental and sales of motorhomes, trucks, used vehicles at 696 Broadway in the C-T zone - Affordable Rentals and Sales, Donald A. Painter, Agent Director of Planning Peterson reported that this application proposed to use a lot adjacent to an existing service station lot on the north side of J Street and the west side of Broadway for the sale and rental of motor homes, trucks and used autos. The service station had been temporarily closed but has recently been reopened. The staff believes the proposed use is compatible with the service station operation but is concerned about the limited area available for the storage of those vehicles. An area in the service station will provide the necessary office space for the sales and rental operation so that no additional structure is required. Mr. Peterson expressed the opinion that the two uses could exist on the relatively small sites if they are appropriately managed. Mr. Peterson called attention to the four conditions recommended for approval of this request, which relate to a zoning wall, landscaping, and relocation of the property line through the adjustment plat procedure. This being the time and place as advertised, the public hearing was opened. Donald A. Painter, 920 Beech Street, treasurer of Affordable Rentals and Sales, Inc. expressed concurrence with the conditions for the zoning wall and landscaping. Responding to a question raised by the Commission he advised that the property line between the two lots is being adjusted because the storage tanks for the service station extended across the original property line. It was also noted that a division of the property is required because the proposed rental openation would exceed the allowable accessory use with the service station. As no one else wished to speak, the public hearing was closed. MSUC (G. Johnson-R. Johnson) The Commission finds that in accordance wi th the Negative Declaration on IS-78-38 and the findings stated therein, this project will have no significant adverse environmental impact, and certifies the Negative Declaration. MSUC (G. Johnson-Renneisen) Based on the findings stated in the staff report, the Commission approves conditional use permit PCC-78-18, subject to the four conditions enumerated in the staff report. 4. PUBLIC HEARING: Conditional Use Permit PCC-78-19 - Request to construct apartment complex in flood plain district at Woodlawn and Sea Vale - E. C. Glad Properties Current Planning Supervisor Lee noted the location of the property adjacent to the freeway right of way and located within the flood plain area. Although development of the site will require 8 or 9 fee~ of fill, the site is located well to the south of the main channel and will not have an effect on the flood plain. It is recommended that the application be approved subject to three conditions relating to grading and lot consolidation. This being the time and place as advertised, the public hearing was opened. The applicant indicated his presence in the audience and his desire to withhold comment unless there is opposition. -4- January ll, 1978 As no one wished to speak, the public hearing was declared closed. MSUC (Pressutti-R. Johnson) The Commission finds that in accordance with the Negative Declaration on IS-78-39 and the findings stated therein, this project will have no significant adverse environmental impact, and certifies the Negative Declaration. MSUC (Pressutti-R. Johnson) Based on the findings as stated in the staff report, the Commission approves application PCC-78-19, to build within the Sweetwater Valley flood plain, subject to three conditions enumerated in the staff report. 5. PUBLIC HEARING (Cont.): Rezonin~ PCZ-78-E - Various areas occupied by mobile home parks, from R-3 to R-3-L-/M) Director of Planning Peterson noted that this rezoning was considered by the Planning Commission in November, and after some discussion and testimony was continued to the fourth Wednesday in December. That meeting was cancelled due to the holidays and the continued public hearing was rescheduled for this date. Mr. Peterson reported that following meetings with representatives of the Palace Gardens Mobile Home Park, the staff reconsidered the proposal but did not change the recommendation for rezonin9 to R-3-L-(M). He discussed the various factors considered in making this recommendation. He pointed out the location of the site on the east side of Second Agenue and that Second Avenue is the dividing line between higher density apartment development on the west where it abuts the commercial uses along Third Avenue, and the lower density designation to the east. Mr. Peterson also noted that the Brentwood Park and Chula Vista Travelodge are in a different kind of area bordering industrial uses. If those properties were vacant today they might be rezoned to industrial. It is not felt that high density residental use would be compatible in those areas so rezoning to the lowest density R-3 category is recommended. Mr. Peterson advised that on a site as large as 30 acres (the Palace Gardens site) there is an opportunity to develop a unique residential village with a full range of housing types and if the property is rezoned R-3-L it would provide some incentive for a creative plan of development. It is the staff's recommendation that all three properties under consideration be rezoned to R-3-L-(M). Chairman Chandler reopened the continued public hearing. John Thelan, Attorney, 520 B Street, San Diego, distributed to each commissioner a letter which set forth arguments for higher density zoning for the Palace Garden property, and requested that the zoning remain unchanged or possibly be changed to R-3-M or R-3-T to permit 21 units to the acre, rather than the 12.4 units to the acre as recommended by the staff. Mr. Thelan pointed out that the commercial development nearby provides every need required by residents of this area, and th~ site is served by public transit lines, all of which make it ideal for higher density residential use. Take Muraoka described the family's involvement in this area of the city since before his birth, noting their early farming operations north of the San Diego Golf Course. In 1952 the farming operation was moved to this area, where it has continued until the land was taken for residential or commercial development. He reported that the -5- January ll, 1978 Muraoka family were pioneers in the mobile home park business in Chula Vista and contended theirs is an outstanding park which the family intends to continue operating. Despite that fact, he requested that a zone change not be enacted which would limit the potential redevelopment of the property. Roy Muraoka, 1478 First Avenue, manager of the mobile home park, stressed the desirability of this location for high density residential use due to its nearness to a commercial shopping center. As no one else wished to speak, the public hearing was closed. Commissioner O'Neill questioned the rationale of applying the same zone designation to each of the park sites when they are in different types of locations. Commissioner Smith agreed and noted that nearly all of the discussion had been centered on the Palace Garden site. He did not believe the same conditions apply to the other two sites that apply to this one. MSUC (G. Johnson-R. Johnson) The Commission finds that in accordance with the Negative Declaration on IS-78-36 and the findings stated therein, this change of zone will have no significant adverse environmental impact, and certifies the Negative Declaration. It was moved by Commissioner G. Johnson, seconded by Commissioner R. Johnson, that based on the findings contained in the staff report, the Commission recommends that the City Council approve the rezoning from R-3 to R-3-L-(M) of the three mobile home park sites as shown on the plats. It was moved by Commissioner Smith, seconded by Commissioner Renneisen, that the previous motion be amended to delete the sites of the Brentwood Park and the Chula Vista Travelodge and make the motion pertain only to the Palace Garden Mobile Home Park site. The motion for amendment carried by the following vote: AYES: Commissioners Smith, Renneisen, O'Neill, Pressutti and R. Johnson NOES: Commissioners G. Johnson and Chandler ABSENT: None The amended motion to recommend rezoning of the Palace Garden Mobile Home Park site from R-3 to R-3-L-(M) carried by the following vote: AYES: Commissioners G. Johnson, R. Johnson, Smith and Chandler NOES: Commissioners O'Neill, Pressutti and Renneisen Commissioner Smith pointed out that the Brentwood Park is entirely surrounded by industrial properties and faces on Industrial Boulevard. He asked if changing this to an industrial zone with the "M" Modifying District applied would not permit the trailer park to be a legal use in the industrial zone. Director of Planning Peterson advised that the mobile home park would then be an existing nonconforming use. He reported that consideration had been given to recommending some industrial zone, but staff is recommending that the industrial zone not be considered until after the April General Plan amendment hearings at which time this area and others may be considered for change. He felt until that time that some form lof lower density multiple family zoning should remain on the property. Since a proposed change was advertised, and a public hearing held, he would suggest that -6- January 11, 1978 the Commission finalize a recommendation in that regard, rather than tabling the matter. Commissioner Smith asked the rationale of making any zone change prior to the General Plan review. Mr. Peterson advised that clearly the R-3-L zone is more appropriate than the R-3 zone. He also reported that he has some reservations width regard to changing the zoning to an industrial category because, while the existing mobile home park could continue to operate as a nonconforming use under that zoning, it would have impacts on the owners ability to secure a loan to make improvements, or the ability to rebuild the park in the event a certain percentage is destroyed by fire or other natural disaster. Commissioner Chandler pointed out that at this time the Commission could not recommend a more intense change in zoning other than that which was advertised. It was moved by Commissioner Renneisen, seconded by Commissioner Smith, that the rezoning on the two remaining park sites be filed until the General Plan hearings, or until the staff presents a plan or recommendation on the possible use of industrial zoning for the sites, whichever comes first, and that the staff be directed to investigate the problems involved in industrial zoning. The motion failedto pass by the following vote: AYES: Commissioners Renneisen, Smith and O'Neill NOES: Commissioners Chandler, G. Johnson, Pressutti and R. Johnson ~" It was moved by commissioner Pressutti, seconded by Commissioner R. Johnson, that the Commission recommend to the City Council the rezoning of the property occupied by the Brentwood Park and the Chula Vista Travelodge from R-3 to R-3-L-(M). The motion carried by the following vote: AYES: Commissioners Pressutti, R. Johnson, G. Johnson and Chandler NOES: Commissioners Renneisen, Smith and O'Neill ABSENT: None DIRECTOR'S COMMENTS Director of Planning Peterson advised that the study session scheduled for the following Wednesday could be devoted to further consideration of the E1 Rancho del Rey plan if the Commission wishes. The plan will be considered in public hearing at a special meeting of the Planning Commission on February 1, so if the Commission feels no need for a study session meeting they may wish to consider cancelling the study session scheduled for January 18. Chairman Chandler suggested that the study session be cancelled and the Commission concurred. COMMISSION COMMENTS Commissioner G. Johnson indicated she would be interested in a study session ~-. devoted to a discussion of the County complex under development in Chula Vista. ADJOURNMENT Chairman Chandler adjourned the meeting at 8:40 p.m. -7- January ll, 1978 Respectful ly submitted, Helen Mapes, Secretary