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HomeMy WebLinkAboutPlanning Comm min 1976/08/09 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA August 9, 1976 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, Floto, Pressutti and G. Johnson. Absent (with previous notification): Commissioner R. Johnson. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Assistant Director of Public Works Lippitt, Assistant City Attorney Beam and Secretary Mapes. Chairman Chandler led the pledge of allegiance to the flag, followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (Floto-Pressutti) The minutes of the meeting of July 26, 1976 be approved as written. ORAL COMMUNICATIONS Greg Callahan, 53 Bishop Street requested that items 7 and 8 on the agenda be moved to the top of the agenda due to the number of persons attending the meeting ~ho are interested in those hearings. Chairman Chandler put the question to other applicants to determine if they were amenable to changing the order of the agenda as requested. Mr. Carmen Pasquale, the applicant under items 5 and 6, expressed a willingness to allow items 7 and 8 to be heard prior to his items. Applicants for items 1,2,3, and 4 did not consent to the requested change. 1. Request for deferral of public improvements at 192 Minot Avenue, Robin A. DaleS Director of Planning Peterson reported that the applicant has obtained approval of a parcel map for division of his lot, creating a new parcel fronting on the alley proposed to be developed as Las Flores Drive. A deferral of the installation of public improvements of that street was previously approved. One of the conditions of the parcel map was the requirement to install sidewalk and driveway approaches on Minot Avenue in front of the existing home. The applicant is now requesting a deferral of that requirement. Mr. Peterson indicated on a plat the location of 22 of the 33 properties fronting Minot Avenue between "D" and "E" Streets which have improved driveway approaches, noting that 8 of those properties have installed the sidewalk. Since the staff cannot make the findings required to approve the deferral, it is recommended that the request be denied. Thomas Marshall, 815 Third Avenue, appearing on behalf of Mr. Daley, contended that installation of the sidewalk would be incompatible with the present develop- ment of the neighborhood since there is presently no sidewalk on either side of the street in that vicinity, although there are a number of paved driveway approaches. -2- August 9, 1976 He suggested that the public improvements be deferred until other lots extending from Minot Avenue to Las Flores are divided and a similar requirement can be made for all properties. He also suggested that sidewalk installation at this time may be impractical since increased traffic on Minot due to future development may necessitate a widening of the street which would require relocation of the sidewalk. Assistant Director of Public Works Lippitt supported the recommendation for denial of the deferral pointing out that any length of sidewalk installed is a benefit to school children who walk along that street. He also advised that When 50% of the sidewalk in the block has been installed the City Council may require, through a short form 1911 Act, that the remainder of the sidewalk be constructed. Commissioner Starr noted that this is a narrow street and anything that can be done to enhance the area should be done. MSUC (Starr-Pressutti) The request for deferral of installation of sidewalk and driveway approach at 192 Minot Avenue be denied. Chairman Chandler advised the applicant this matter may be taken to the City Council if he wishes to seek a reversal of the Commission's action. 2. PUBLIC HEARING: Conditional Use Permit PCC-76-11 - Amend previous conditional use permit for operation of day care nursery, 544 Glover - Turner and Edna Stark, William & Sarah Smithey Director of Planning Peterson advised that a nursery school for 15 children was - approved on this site six years ago; the request now is to increase the number of children to a maximum of 35. He pointed out there is an apartment complex adjacent to the west and another across the street on the east side of Glover; those apartments, however, do not take access from Glover Avenue. He called attention to the conditions recommended which include the conversion of the garage for day care activities to accommodate the maximum of 35 children. This being the time and place as advertised, the public hearing was opened. Responding to a question raised by the Commission, Edna Stark advised that they are now in the process of converting the garage into a classroom. She also confirmed that all recommended conditions are acceptable to the applicant. As no one else wished to speak, the public hearing was closed. MSUC (Pressutti-Floto) Based on the findings as stated in the staff report, the Commission approves conditional use permit PCC-76-11 for expansion of a day nursery at 544 Glover Avenue, subject to the four conditions enumerated in the report. 3. PUBLIC HEARING: Consideration of Precise Plan for construction of warehouse and office buildings in Otay Industrial Park, north of Otay Valley Road, in I-P zone - Pride Van & Storage Current Planning Supervisor Lee reported that about three years ago the City zoned the area on the north side of Otay Valley Road for industrial land use and attached the "P" Modifying District. Approval has also been given to a 98 acre industrial subdivision. This proposal represents the first precise plan for development in the area. In includes a 12,000 sq. ft. warehouse and a 1600 sq. ft. office building. The basic operation will be the rental of trucks, trailers and lift -3- August 9, 1976 equipment which will be stored in the warehouse building between jobs. This being the time and place as advertised, the public hearing was opened. Scott Sims, applicant, indicated he had nothing further to add to the staff's presentation of the project and also that he is in full agreement with the recommended conditions. As no one else wished to speak, the public hearing was closed. MSUC (Pressutti-Starr) The Co~mission recommends to the City Council the approval of the precise plan for development of Lot 3 in Otay Industrial Park by Pride Van and Storage. 4. PUBLIC HEARING: Rezoning PCZ-76-I, property at westerly terminus of Seavale, north of Third Avenue extension, from R-3 to R-1 - City iniLiated Director of Planning Peterson reported this is the third area to be considered for rezoning from R-3 to R-1 as a result of the study directed by the City Council on neighborhoods in transition from single family to multiple family development. The two previous considerations have been finalized by the Council. He noted this is a small area, containing two lots with two single family homes; the property is very rugged, sloping down sharply to C Street and Third Avenue extension. Commissioner Smith made reference to an article in a Construction Industries Coordinating Council pamphlet and asked when liability against the city for the downzoning of property might be applicable. Mn Peterson advised that generally speaking the courts have held that a downzoning is valid as long as it does not result in the property becoming virtually valueless. It was also pointed out that downzoning for the purpose of acquiring property at a lower cost could also result in liability against the city. Commissioner Floto questioned the need for rezoning a parcel this small in size. This being the time and place as advertised, the public hearing was opened. Ray Yoder, 296 Seavale, spoke against the proposed rezoning, noting that the R-3 zoning would serve as a buffer between R-1 development to the east and the commercial zoning along Third Avenue extension. He also suggested that Third Avenue redevelopment may create a need for more apartment development near the core of the city. He indicated he is not representing the owners of the property in question, but suggested that the property not be rezoned at this time. Clay Morud, 32 Plymouth Court, spoke in support of the proposed zone change to R-1. As no one else wished to speak, the public hearing was closed. Commissioner Pressutti pointed out that if the City is to provide all types of housing there must be areas to increase the multiple family dwellings. He felt the center city area is the most suitable. He also felt that with the topography as a constraint on the number of units that could be constructed and provide the necessary parking this would be an acceptable location for apartments. He suggested that the zoning be left as it is. _ -4- _ August 9, 1976 Commissioner Starr concurred with leaving the property in the R-3 zone. MSUC (G. Johnson-Floto) In accordance with the findings in the negative declaration on IS-76-46, the Commission finds the proposed rezoning would not have any possible significant impact on the environment and certifies the negative declaration. MS (G. Johnson-Chandler) The Commission recommends that the City Council approve the rezoning of approximately 1.45 acres at the westerly terminus of Seavale Street from R-3 to R-1. The motion failed to pass by the following vote: AYES: Commissioners G. Johnson and Chandler NOES: Commissioners Smith, Pressutti, Starr and Floto ABSENT: Commissioner R. Johnson Chairman Chandler announced that in accordance with the request and consent at the opening of the meeting, item 7 on the agenda would be considered at this time. 7. PUBLIC HEARING: Rezonin9 PCZ-76-K - Property on north and south sides of Quintard, between Hilltop Drive and First Avenue, from R-3-G and R-3-G-P to R-l, R-2-T and R-3-L-P - City Initiated Director of Planning Peterson suggested that since this item is complex it might be well to break the area down and take testimony and act separately on portions of the staff recommendation. He suggested considering areas A and B (north of Quintard) first, then areas C and D, as shown on the plat displayed, and lastly area E. With regard to Areas A and B, the properties are presently zoned R-3-G-P where the basic zoning would allow 17 units to the acre, but in establishing the precise plan zoning the Council limited the density to 10-14 units per acre. The residents of the area became aware of a building development proposal on both properties and circulated a petition in opposition to the development and to the zoning. The Council considered that petition and placed a moratorium on multiple family development in the area and directed the Planning Commission to consider rezoning the property to R-1. Mr. Peterson displayed the staff proposal of a method of dividing Area A into 5,000 sq. ft. lots. He expressed the opinion that the property could also be developed at 12 units to the acre and still be compatible with the adjacent single family homes. He indicated that Area B lends itself fairly well to lotting for R-l-5 while still maintaining most of the existing homes in the area. Chairman Chandler opened the public hearing for testimony related to Areas A and B only. Mrs. William Pryor, 49 Plymouth Court, stated that this property was in an R-1 or R-2 zone until two or three years ago when it was changed to a higher density to permit apartments. Margaret Schutte, 1376 Tobias, asserted that apartment development in this area would be right in the middle of R-1 zoning and would invade the privacy of single family homes. -5- August 9, 1976 Herman Clayborn, resident of Long Beach and owner of the property at the corner of Hilltop Drive and Quintard Street, which includes one lot developed with a large lot used as a duplex, and a second lot that is vacant. He advised that the property has been zoned R-3 for almost 10 years, not 3 years. He spoke of the work and money which he has put into the property during the last year. One end of the duplex is now rented and he in continuing work on the other end. It is his desire to add additional units on the vacant portion of the property. He indicated that if the property is rezoned to R-l, it would yield only two single family lots. Carlos Lopez, 14 Quintard, called attention to the extensive apartment development already in existence on Palomar Street and Quintard Street. He felt the area is full of apartments and trailers. Ken Green, 865 Fairway Court, owner of the property at the northeast corner of Quintard Street and Tobias, reported that he had negotiated for over a year before purchasing the property, after thorough investigation of its potential under the R-3 zoning which has been on the property for l0 years, with reduced density enacted three years ago. He spoke of the expense involved in preparing the Environmental Impact Report and the development plans, which conform fully to the General Plan and the zoning. He contended that a change of zone at the last moment is unfair. Felicitas Cofer spoke of the damage to her property due to the runoff of water from the vacant property. She also asserted that property is now a fire hazard due to uncut weeks and debris. Herman Clayborn objected to remarks made by other speakers regarding apartment dwellers, asserting that they are not all derelicts and trash, as insinuated, but many have the same moral standards as people living in houses. Greg Callahan, 53 Bishop Street, expressed the opinion that living conditions in the area should be considered above profit making ventures on land investment. Bob Hastings, 1475 Max Avenue, contended there has been almost uncontrolled development of apartments in the southern part of the City. He felt there should be a buffer between R-3 and R-1 area, also that it is time to arrest the rapid growth in that area. Margaret Schutte, 1376 Tobias Drive, read from a book used in colleges in courses on real estate and property management, which points up the differences in living conditions between single family homes and apartment dwellings and the effect of those differences on inter-personal relations. Lorraine Cypher, 1404 Hilltop Drive, expressed the hope that the area be developed with R-1 housing. Clay Morud, 32 Plymouth Court, reviewed the previous zoning actions on this property, and stated it was his understanding when the property was downzoned from 17.4 to 10.4 units to the acre, there would be no apartment construction and that there would be one and two story structures. Bill Cofer, 68 Provence Court, noted that 90% of the residents in the area signed petitions requesting that the area be maintained for R-1 as it is in an R-1 condition; he felt this should be given consideration over the desires of three or four developers. Donald Dean, 45 Plymouth Court, contended that a developer who checked the zoning and saw the property was surrounded by R-1 zoning should have been aware there -6- August 9, 1976 would be opposition to apartment construction. - Bob Hastings reiterated that the property should be developed to the best interest of the community as a whole, and considering the need for public services-- schools, sewers, streets, etc.-- he felt R-1 development would best serve the community interest. Assistant City Attorney Beam pointed out that decisions on land use are not based on a popularity contest, but that the Planning Commission must make a determination as to what is the most appropriate use and zoning of the property, both in terms of the surrounding neighbors and in terms of the interest of the city as a whole, and this decision cannot be based on the number of persons who have expressed one view or the other. Jackie Morud, 32 Plymouth Court, pointed out that the schools in the area are al ready crowded and using temporary facilities. She again stressed the large number of apartments already constructed in the area and that additional apartments could not be in the best interest of the city. She also called attention to the shortage of park and recreation facilities in the area, and requested that consideration be given to purchasing the land for park purposes. Meredith Roeder, 1065 Second Avenue, suggested that in the spirit of compromise the Commission should consider R-2 zoning for this area. Roy Winder, 1465 First Street, expressed the opinion the property should be developed as it was zoned in conformance with the General Plan. Ethel Pryor, 49 Plymouth Court, read figures of the number of accidents per year since 1963, noting a decided increase beginning with 1972. She contended that more apartments would result in more accidents and add to the safety hazard of children walking to the schools. In response to a question, Director of Planning Peterson advised that the General Plan designation for the area north of Quintard is 4 to 12 dwelling units to the acre. Mr. Peterson also acknowledged the receipt of two communications received today expressing opposition to downzoning the property. As no one else wished to speak, the chairman closed the public hearing for areas A and B. Commissioner Start pointed out that the Council had asked the Commission to review the possibility of R-1 zoning. He acknowledged that the sketches shown illustrate a method of developing under R-l, but he questioned that such a pattern would be followed due to the number of owners of the parcels under consideration. He felt the solution shown would not solve the problem or be practical. He asked about the location of a park in the area. Mr. Peterson advised that the possible acquisition of park land in the area would be covered in a report from the Director of Parks and Recreation to the City Council. Mr. Peterson has indicated that neither Area A nor B is well suited for park purposes. He felt that should not be a part of the Commission's deliberations in determining the most appropriate zoning for the property. Commissioner Pressutti pointed out the rise in the cost of housing which makes it impossible for many young couples to purchase a home. If Chula Vista is to provide the housing needed, some of it will have to be in multiple family dwellings. He -7- August 9, 1976 felt the arguments raised concerning the type of people who live in apartments should be ignored. Commissioner Starr expressed the wish to relay to the Council the need for additional park land in this area. MSUC (Floto-Pressutti) The Commission finds that in accordance with Negative Declaration on IS-76-50 and the findings therein, the proposed zone change will have no significant adverse environmental impact and certifies the Negative Declaration. MS (Floto-G.Johnson) The Commission recommends the approval of rezoning of approximately 7 acres north of Quintard, Areas A and B, from R-3-G-P to R-1-5-P in accordance with development standards as stated in Section E of the staff report. Commissioner Pressutti expressed a desire to amend the motion to also consider R-2-T zoning. Assistant City Attorney Beam advised that rather than an amendment, the necommendation should be made in the form of a substitute motion. As a substitu~motion, it was moved by Commissioner Pressutti, seconded by Commissioner Smith, that the City Council consider rezoning the 7 acres north of Quintard to R-2-T. The motion failed to pass by the following vote: AYES: Commissioners Pressutti, Smith and Starr NOES: Commissioners Chandler, Johnson and Floto ABSENT: Commissioner Ro Johnson The original motion was restated by Commissioner Floto, seconded by Commissioner G. Johnson, that the Commission recommends to the City Council that Areas A and B, 7 acres north of Quintard, be rezoned from R-3-G-P to R-1-5-P in accordance with development standards in Section E of the staff report. The motion carried by the following vote: AYES: Commissioners Floto, G. Johnson, Chandler and Pressutti NOES: Commissioners Smith and Starr ABSENT: Commissioner R. Johnson A recess was called at 9:40 p.m. and the meeting reconvened at 10:00 p.m. Chairman Chandler announced that items 5 and 6 on the agenda would be considered before resuming consideration on item 7. 5. PUBLIC HEARING (Cont.) Consideration of Precise Plan, PCM-76-13, for E1 Rancho del ReS Unit 4 Current Planning Supervisor Lee displayed a plat of the Precise Plan, noting the changes made since the previous presentation. He pointed out that clarification is needed in the development standards, item 7C, to relate the minimum yard dimensions to the various sized lots. He acknowledged the change in lot frontage in some instances, the revision of the street design eliminating the problem of parking in one cul-de-sac, and the elimination of one proposed floor plan due to problems -8- August 9, 1976 or orientation of the dwelling on the lots. He reported that the applicant submitted design standards for mailboxes as well as fences and walls as required. He advised that the item covered in the report on the tentative subdivision map relating to park credit has not been resolved with the applicant, but it remains the staff recommendation that any remaining park credit be considered a trade off for approval of the small lots in this development. Chairman Chandler reopened the public hearing for consideration of the precise plan for E1 Rancho del Rey Unit 4. Carmen Pasquale, representing E1 Rancho del Rey, concurred that agreement has not been reached with regard to the park credit. He also noted that condition 6 a on the tentative subdivision map with reference to relocation of the southerly subdivison boundary line to the centerline for Telegraph Canyon Road. He reported that the Assistant Director of Public Works had indicated that condition would be with- drawn as it is not workable at this stage. Other than that, they agree with the recommendations made on the precise plan and on the tentative map. As no one else wished to speak, the public hearing was closed. MSUC (Starr-Pressutti) The Commission recommends that the City Council approve the precise plan, PCM-76-13, for 83 single family lots on 23¼ acres, subject to the conditions enumerated in the staff report. 6. PUBLIC HEARING (Cont.): Consideration of tentative subdivision map, PCS-76-4, for E1 Rancho del Rey Unit 4 Current Planning Supervisor Lee called attention to the written report on this subdivision of property, noting in particular the required finding of consistency between the proposal and the various elements of the General Plan. He reported that the Housing Element is the most difficult to address in terms or providing low and moderate cost housing, but the developer has indicated a willingness to make every effort to assist low and moderate income purchasers to qualify for the homes. He noted the recommendation for approval of the tentative map subject to the 13 conditions stated in the report with the deletion of condition 6a. Commissioner Smith questioned condition 7 which stipulates the improvements required for Telegraph Canyon Road as well as the requirement that the developer shall also acquire additional right of way necessary to construct these improvements. Mr. Lee suggested that the applicant may wish to speak to this question. The chairman opened the public hearing in consideration of the tentative subdivision map for E1 Rancho del Rey Unit No. 4. Mr. Carmen Pasquale advised that his company has met the requirement before in other areas where it was necessary to obtain additional right of way to install the required street improvements. As no one else wished to speak, the public hearing was closed. MSUC (Pressutti-Floto) The Commission recommends to the City Council the approval of tentative subdivision map PCS-76-4 for E1 Rancho del Rey Unit No. 4, based on the findings stated in the staff report and subject to the conditions enumerated in the report with deletion of condition 6a relating to relocation of the southerly August 9, 1976 subdivision boundary. 7. PUBLIC HEARING (continued): Rezoning PCZ-76-K - Property on north and south sides of Quintard, between Hilltop Drive and First Avenue, from R-3-G and R-3-G-P to R-l, R-2-T and R-3-L-P - City initiated Director of Planning Peterson pointed out on a plat Areas C and D located south of Quintard, which are presently zoned R-3-G-D allowing 17 units per acre. He reported that last May the Planning Commission recommended rezoning to R-3-P-15; the Council considered that recommendation on July 6, but did not accept it and instead referred it back to the Commission with a directive to consider R-3-L-P ~for 12.4 units per acre. The Council further directed that the Commission consider R-2-T zoning. Mr. Peterson noted that the area south of Quintard is developed to higher density than on the north and that the character of development is attached single family homes at 9 units to the acre and apartments at 17 units per acre. The staff felt that the character of development south of Quintard did not justify considering detached single family development. It was also determined that Area C does not lot out well for either single family or duplex use and that the flexibility that is inherent in apartment development can be better utilized in Area C and for that reason it is recommended that the area be rezoned R-3-P-12. He reported that much the same situation exists in Area D adjacent to the SDG&E easement, and although other zone designations were considered, the conclusion was reached that R-3-P-12 is the most suitable zoning for both areas C and D. Chairman Chandler opened the public hearing for consideration of a zone change for these two areas. Greg Callahan, 53 Bishop Street, reported that a petition signed by 150 residents of the area was submitted today. He advised that many residents of the Castle Park area will be speaking to the Commission to give them a picture of the specific problems of the area--high density, overcrowded schools, children playing in the street, overloaded sewers and drains, social factors, unavoidable environmental impacts and so on. He acknowledged that much of this information was contained in the Environmental Impact Report for the Green-Vellinga project. Mr. Callahan reported that since purchasing his home there five years ago, the population of the area has doubled. Increased school enrollment has resulted in year round school sessions. He noted there is presently 7.7 acres of undeveloped land south of Quintard and if that is developed it will remove the last possible opportunity to provide a place for children to play in the area. He indicated there is now 1.25 acres of park land in the area which, by its population, warrants a total of 9.6 acres. He requested that consideration be given to devoting this undeveloped land to parks. Carlos Lopez, 14 Quintard Street, reiterated the request that the Commission consider this area for a park since it is the only open space left. Martha Spinler, 50 Bishop Street, commented on the statement in the report that R-3 zoning makes good use of the land and provides open space around or between the units. She advised that the managers of the apartments already in the area do not allow the children living outside of the apartments to play in the open space which they provide. -10- August 9, 1976 Caroline Butler, 97 Bishop, reported that the gounds of Castle Park Junior High School is locked to children without adult supervision, and that they do not like the small children to climb the fence due to the liability. She pointed out the need for a park on the west side of Hilltop Drive. She suggested constructing a park and playground for small children on the 3.4 acres north of the SDG&E easement and another park with grass and sidewalks on the property at First and Quintard. Robert Hastings, 1475 Max Avenue, pointed out the route which children from his street must take to get to the Loma Verde Park. He reported that the school grounds are reserved for Little League and Pop Warner teams but do not offer an opportunity for play to those children not on the teams. Linda Hefner, 1445 Friar Place, noted that there is a small park at the end of that cul-de-sac but it is too small to accommodate the number of children in the area. Kathy Henderson, 52 Sherwood Street, spoke of the need for more open space and parks in the area because of the extremely small lots, some consisting only of enough room for a patio and a drainage ditch. The elementary school and high school are east of Hilltop Drive which is too busy a street for small children to cross alone. Carol Hillman, 1442 First Avenue, expressed the opinion that with the trailer park and the apartments already constructed in the area, there are enough people, and additional apartments are not needed. She reported that the schools are on an extended day session due to high enrollment. As no one else wished to speak, the public hearing was closed. Commissioner Pressutti asked what action the Commission can take at this time concerning parks since it does not seem to be one of the options in this consideration. Assistant City Attorney Beam advised that since this public hearing was set to consider the zoning of the property, the Commission is obligated to make a recommendation in that regard. Any zoning applied would not preclude the City Council from considering acquisition of the land for park purposes. It would also be appropriate if the Commission wishes to make a recommendation in that regard. He pointed out that the question of zoning had been referred back to the Commission by the City Council with the request that R-2 and R-3-L-P zoning be considered, and that the zoning should be considered separate from consideration of property for park purposes. After discussion on the needs of the community Commissioner Pressutti suggested that after recommending what is considered the best zoning for the property, the Commission should unanimously recommend that the Council actively seek property in this area to build an effective playground for the youngsters in the area. MS (Starr-Pressutti) The Planning Commission recommends to the City Council that Areas C and D, located south of Quintard east of First Avenue, be rezoned from R-3-G-D to R-3-P-12 with development standards as set forth in Section E of the staff report. Chairman Chandler suggested that the motion be amended to include the recommendation that no occupancy be allowed in areas C and D without proper sewage and drainage facilities. Commissioners Starr and Pressutti agreed with the amendment, and the motion as amended carried unanimously. -ll- August 9, 1976 MSUC (Pressutti-Chandler) The Commission recommends to the City Council that they expend some energy in pursuing the idea of acquiring land and developing a park in the area, and in so doing that they consider areas C and D as possible park sites. Area E (Three areas south of Quintard between Hilltop Drive and First Avenue.) Director of Planning Peterson recommended that this area should be zoned in accordance with the development which exists; this would require a change of zone from R-3-G-D to R-2-T. Chairman Chandler declared the public hearing for consideration of this area opened. Caroline Butler Requested confirmation that the proposed change of zone would not make any change in the existing development. This was affirmed. As no one else wished to speak, the public hearing was closed. MSUC (G. Johnson-Starr) The Commission recommends to the City Council that Area E, south of Quintard between First Avenue and Hilltop Drive, be rezoned from R-3-G-D to R-2-T. 8. PUBLIC HEARING: Consideration of precise plan for Palo del Amo, 40 unit apartment complex, between First Avenue and Tobias, south of Quintard - Norman Starr Current Planning Supervisor Lee displayed the plan of the proposed development, which includes five 2-story structures each containing 8 apartment units. The buildings are oriented toward the SDG&E easement, with the majority of the parking located adjacent to First Avenue. The recreation facilities and open space at the center of the property. The staff feels the plan is well conceived and has a good relation- ship between the units and the open space. In response to a question from Commissioner Smith, Mr. Lee pointed out the location of the accessory building which it is recommended be moved to the north of the pool area to shield existing development from noise generated at the pool. In response to a question concerning the adequacy of sewer facilities, Assistant Director of Public Works Lippitt advised that the Council has approved a project for $28,000 in the current fiscal year to construct a sewer between Quintard and Orange to alleviate the need for additional capacity which presently exists. He reported that this project will be completed during this fiscal year. He further advised that the City staff has checked on the capacity of the 12" sewer line running through the County area of Castle Park and found there is no apparent problem since inspection by the city determined that it was not near capacity at the peak load time. This being the time and place as advertised, the public hearing was opened. Caroline Butler, 97 Bishop, reported that the Director of Parks and Recreation has indicated the City does not like to purchase less than a 5 acre parcel for a park, and that he would not consider either parcel of land if the other was sold and developed. Fred Spinler, 50 Bishop Street, asked that the Commission continue consideration of the proposed plan until the Council has taken action on acquisition of park land, so that encouragement is not given to the developer that his plan will be approved. -12- August 9, 1976 Director of Planninq Peterson advised that Mr. Norman Starr recoqnized that he was proceedinq with a certain risk involved in preparinq the plans. It would not be necessary that he spend additional money on plans prior to submission to the Council. Mr. Peterson suggested that some recommendation from the Commission be forwarded to the Council along with the recommendation for rezoning the property. Kathy Henderson, 52 Sherwood, felt that an alternative land use should not be presented to the Council prior to their decision on park acquisition. Carol Hillman, 1442 First Avenue, asked what street the apartment residents would use to get into the development. Mr. Lee advised that the majority would use First Avenue since the major portion of the parking is at that end of the project. Mrs. Hillman contended that this would create a traffic problem on First Avenue, and that there is no way of widening the street. Kathy Henderson objected to the noise which is inherent with an apartment complex. As no one else wished to speak, the public hearing was closed. Commissioner Pressutti pointed out that this development is in conformance with the density of the zoning recommended for this parcel. He also felt the orientation of the buildings away from adjacent single family homes results in as desirable a use as can be anticipated. MSC (Pressutti-Starr) The Commission recommends that the City Council approve the Precise Plan for Palo del Amo, 40 unit apartment complex, between First Avenue and Tobias, south of Quintard, subject to the 7 conditions recommended in the staff report. The motion carried by the following vote: AYES: Commissioners Pressutti, Starr, Floto, Chandler and Smith NOES: Commissioner G. Johnson ABSENT: Commissioner R. Johnson DIRECTOR'S REPORT Mr. Peterson indicated he had no report at this time. ADJOURNMENT Chairman Chandler adjourned the meeting at 12:02 a.m. Respectfully submitted, Helen Mapes, Secret~ary