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HomeMy WebLinkAboutPlanning Comm min 1976/07/26 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA July 26, 1976 A regular meeting of the City Planning Con~ission of Chula Vista, California was held on the above date beginning at 7:00 p.m, With the following members present: Chandler, Starr, Floto, Pressutti, Smith, Roy Johnson and Gayle Johnson. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Environmental Review Coordinator Reid, 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- R. Johnson) The minutes of the meeting of July 12, 1976 be approved as written. Commissioners Smith and G. Johnson abstained from voting as neither was in attendance at that meeting. ORAL COMMUNICATIONS Chairman Chandler called for oral comm~nications and none were presented. 1. Consideration of request for one sear extension of conditional use permit PCC-75-10 for racquetball facilits at 3901 Bonita Road- Clark, Hartles & Crane Associates Director of Planning Peterson reported that this conditional use permit was approved about a year ago and the applicant has not been able to break ground for construction of the facility, although they have made progress on the design, engineering, and paper work necessary before construction can begin. He noted that the conditions which warranted approval of the application have not changed and it is recommended that the request for a one year extension be granted. In response to a question from the Commission, Mr. Peterson advised that no activity has begun on the adjacent property to be developed by Kaiser Medical; however, their conditional use permit is still a valid one. MSUC (Starr-Pressutti) The Commission approves a one year extension of time on conditional use permit PCC-75-10 for a racquetball facility at 3901 Bonita Road. 2. PUBLIC HEARING: Variance PCV-76-12, request for reduction of sidesard setback from 10' to 5½', 1040 Buena Vista W~~ - Z.& D. Chacon Current Planning Supervisor Lee noted the location and the irregular shape of the lot at the corner of Santa Cruz Court and Buena Vista Way, in which the width of the the lot varies from 65' to 95'. The applicant wishes to construct a 37' long open beam patio, attached to the house on the side adjacent to Santa Cruz Court, which would extend to within 5½ feet of the property line. A permit was previously granted for construction of a 6 foot high wall on the property line -2- July 26, 1976 on this side of the lot; that wall would screen the patio from the street. It is recommended that this request be granted, subject to the condition that the patio be stained or painted dark brown to match the trim of the dwelling. This being the time and place as advertised, the public hearing was opened. Zacarias Chacon, owner and applicant, reported that it is his intention to stain the new construction to match the exterior trim of the house. He neglected to indicate that on the plans which were submitted. As no one else wished to speak, the public hearing was closed. MSUC (R. Johnson-Floto) The Commission approves variance application PCV-76-12 based on the findings as enumerated in the staff report and subject to the condition that the patio addition be stained brown. 3. PUBLIC HEARING: Variance PCV-76-13, request to use temporary trailers for office space, 3 North Second Avenue, Vista Hill Hospital Director of Planning Peterson reported that a substantial expansion program for the Vista Hill Hospital was approved by the Commission last fall. It has been reported that in figuring the projected cost of that expansion program the hospital has become concerned about the high cost and are thinking of some alternate plans. In the meantime they have an immediate space need for office space in order that the present office area may be used as classroom space. They have requested permission to use three trailers to be located behind a 10 foot high wall which would screen them from Second Avenue. Mr. Peterson noted the 7 conditions recommended in approval of the request, stressing the dedication of l0 feet of right of way along the existing alignment of Edgemere Avenue. He pointed out that the conditional use permit for the expansion of the facility included a requirement for the installation of full street improvements adjacent to the site. Considering this as the first step in the expansion program, it is appropriate that the street dedication be made prior to installation of the mobile units. This being the time and place as advertised, the public hearing was opened. Ruth Blank, Administrative Assistant of Vista Hill Hospital, 3 North Second Avenue, requested that condition 4, which required the paving of the planter area directly behind the mobile units to provide traffic circulation, be deleted. She advised that they had originally anticipated using 10' x 52' trailers, but since they would extend beyond the existing building, they have changed to 10' x 47' trailers, which should leave sufficient circulation area without eliminating the planter. Mrs. Blank also questioned the need for dedication of street right of way as required by condition 7 at this time. She concurred with the need for widening Edgemere, but pointed out this involves a good deal of legal work, appraisals and engineering. She felt this would require a good deal of time and stressed the urgency of installing the trailers at an early date in order that the rooms presently used for office space may be converted to classrooms. Mr. Peterson concurred with the deletion of condition 4 but maintained that it is appropriate to ask for the 10' dedication of street right of way at this time. If additional right of way beyond the 10' is required in the realignment of Edgemere the City would be obligated for pay for that. -3- July 26, 1976 In further discussion between the Commission, Assistant City Attorney Beam and Assistant Director of Public Works Lippitt, it was affirmed that Vista Hill is obligated at some time to dedicate the 10 feet of right of way and install improvements in that area; this was a condition of previous applications approved for the hospital. Commissioners Smith, Starr and Floto expressed the opinion that requiring the dedication at this time is premature. As no one else wished to speak, the public hearing was closed. MSC (Starr-Smith) Based on the findings as stated in the staff report, the Commission approves variance application PCV-76-13 for the use of three mobile commercial coaches as temporary office space for Vista Hill Hospital, subject to the conditions enumerated in the staff report with the deletion of conditions 4 and 7. The motion carried by the following vote: AYES: Commissioners Starr, Smith, Floto, G. Johnson, and Pressutti NOES: Co~issioners Chandler and R. Johnson 4. PUBLIC HEARING: Variance PCV-76-14, request to increase density from one unit per 1350 sq. ft. to one unit per 1311 sq. ft., 590 Casselman Street - Robert Hazelwood (et al) Director of Planning Peterson reported that the subject property is zoned R-3 and is presently underdeveloped in terms of the density allowed by the zoning; it contains 6 units where the zoning ordinance would allow 9. The applicant wishes to construct 4 additional units and has applied for a variance to permit the increased density of a total of 10 units on the 13,110 sq. ft. parcel. The staff was not able to make the necessary finding of hardship related to this property in order to approve the variance and have therefore recommended denial of the request. Mr. Peterson pointed out that prior to 1969 a higher density was allowed in the R-3 zone. Although some parcels in the area were developed prior to 1969 at the higher density, that is not justification for granting a variance from the present ordinance regulations. The standards in existence prior to 1969 really needed up- grading and it is not appropriate to defeat such an upgrading via the variance procedure. In response to a question from the Commission, Mr. Peterson affirmed that the applicant has demonstrated that he can provide the required offstreet parking for the total of 10 units requested. This being the time and place as advertised, the public hearing was opened. Robert Hazlewood, half owner of the property, 674 Landis Avenue, acknowledged that the staff report is thorough and complete, and adheres strictly to the letter of the law. He expressed his point of view that the spirit of the law should be given some consideration. He pointed out that by a strict accounting of the number of units that would be allowed on that parcel, it figures at 9.7 units. He advised that in the development design submitted all requirements for open space, parking, and landscaping have been completely met. He contended that improvement of the presently vacant half of the property would not be a detriment to the neighborhood; however, he feels it is economically infeasible to construct only three additional units. -4- July 26, 1976 Roger Vandervliet, 4623 Toni Lane, San Diego, engineer for the project, demonstrated that if the vacant half of the property were developed as a separate parcel from the existing 6 units, a total of 4.85 units would be allowed under the present R-3 regulations; if it had been developed under the previous zone regulations a total of 6 additional units could have been constructed. He contended that the vacant half of the property should be used properly for 4 units in accordance with the current zoning ordinance. As no one else wished to speak,the public hearing was closed. Commissioner Starr comented that the exhibit showing the proposed development appears to be very crowded. MSC (G. Johnson-Pressutti) Based on the findings as stated in the staff report that no hardship to justify granting a variance has been shown, the Commission denies variance application PCV-76-14 to permit an increase in density for the property at 590 Casselman Street. The motion carried by the following vote: AYES: Commissioners G. Johnson, Pressutti, Smith, Chandler, Starr and Floto NOES: Commissioner R. Johnson Chairman Chandler advised the applicant of the right of appeal to the City Council within 10 days. 5. PUBLIC HEARING: Consideration of Draft Environmental Impact Report EIR-76-3 for E1 Rancho del ReS Environmental Review Coordinator Reid reported that the major input at the opening of this public hearing on June 28 concerned a different methodology for the economic analysis section; the staff report contains a detailed explanation.of the reasons a modification of that section of the report is not being recommended. Mr. Reid pointed out that some changes are proposed for the final report as follows: Additional noise level readings were taken in an attempt to more accurately report the existing noise levels at the different stations. The Social section of the report was expanded and while the conclusions should be considered only as very broad issues, it is concluded that generally the residents of the project can be expected to have high gross incomes, younger average age, lower unemployment and higher rent/mortgage payments. A projection of crime rates is included but this is based on citywide statistics as them is no information on specific areas. Sections 13 and 14, input and response, have been included in the report. The input~ section included all written input and a transcript of the June 28 public hearing testimony. In the response section it was noted that some of the comments were not relevant to the EIR; also no change in the economic impact section is recommended. Chairman Chandler declared the public hearing reopened. -5- July 26, 1976 Douglas Wood, representing the firm of Westec Services of San Diego, reported that this EIR was p~epared by a dual approach method; the first element of which is an EIR on a very broad, very generalized development concept of the 950 acre area, a refinement of a previously approved 3200 acre plan. This first element of the EIR is to be a Master EIR, which would flag all of the potential trouble spots which might come up in later considerations, such as observed archeological sites, areas of biological significance,the inferred and actual earthquake faults that run through the entire area. By having these trouble spots flagged at this time, the City and the developer will be better prepared to respond to them at the time detailed development plans are submitted. In the second element of the report an attempt was made to respond in a more detailed manner to two separate areas which are now being considered for develop- ment. These are designated at Phase 1 West and Phase 1 East. It is forseen that as further plans are submitted, additional supplements to the EIR will be necessary to focus in on the issues that have been identified in the Master EIR. Mr. Wood also reported that an attempt has been made to suggest measures which would mitigate the impacts. They also supplied a matrix in the report to assist in future reference or updating of the report, which they hope will extend the lifetime of the report to its maximum extent. Arthur Casey, Executive Director for Citizens Coordinate for Century III, pointed out that the information contained in the EIR should be used in making future decisions. He felt that the section on mitigating measures, in particular, deserves serious consideration. He suggested that in line with this EIR a revised development plan, taking into acoount the mitigating factors, should be adopted in place of the 1970 development plan. Mr. Casey explained that C 3 has two interests in EIR's; the first is that they become an active part of the decision making process. The second concern is the land form of the San Diego region. He asked that careful consideration be given to the grading and reshaping of the land, pointing out that the Hillside Development ordinance has not been applied to this plan. He also pointed out that a development as large as the one proposed has regional impacts on air quality and traffic demands, not only locally but on the freeways as well. He asked that the Commission give serious consideration to all mitigating factors contained in the report when development plans are considered. As no one else wished to speak, the public hearing was closed. Assistant City Attorney Beam advised that after discussing this item with Commissioners Smith and Gayle Johnson he would ask that they not vote on this EIR due to their absence from the previous meeting during which the public hearing was opened. He suggested that the Con~nission may postpone adoption of the EIR until response has been made to Mr. Casey's input and Commissioners Smith and Gayle Johnson have had an opportunity to read the verbatim testimony given at the earlier meeting. Mr. Reid noted that Mr. Casey's comments seemed supportive of the EIR and its recommendations, to which he felt no response was required. He expressed preference that the Commission take action on the EIR at this meeting. Mr. Beam advised that if the EIR is adopted, Commissioners Smith and G. Johnson will not be required to abstain on subsequent actions after they have read and considered the final EIR. -6- July 26, 1976 MSC (Pressutti-Starr) The Commission adopts EIR-76-3, including the additions and the comments presented at this meeting, as the City's final master Environmental Impact Report for development of E1 Rancho del Rey. The motion carried by the following vote: AYES: Commissioners Pressutti, Starr, Floto, Chandler and R. Johnson NOES: None ABSTAIN: Commissioners Smith and G. Johnson 6. PUBLIC HEARING: Consideration of Precise Plan, PCM-76-13, for E1 Rancho del Rey, Unit 4 7. PUBLIC HEARING: Consideration of tentative subdivision map, PCS-76-4, for E1 Rancho del Rey Unit 4 Chairman Chandler advised that the two items would be presented jointly by the staff and the two hearings would be opened at the same time. Current Planning Supervisor Lee pointed out that this area, consisting of 23¼ acres, was included in the 300 acre Planned Unit Development which was approved several years ago. This site was originally designated for cluster housing and apartments. This proposal is for an 83 lot subdivision with access from Buena Vista Drive. The grade difference between the upper boundary of the development at Buena Vista and the lower boundary at Telegraph Canyon Road is 120 feet. The natural slope of the area is approximately 18%. In the proposed plans approximately half of the 23 acres is in slopes or street area. Mr. Lee pointed out that rather than adhering to the minimum lot size for R-1 development, the developer is attempting to establish a minimum size level pad for each dwelling. He pointed to the necessity of providing a 3' and a 10' side yard to allow access to the rear yard. Mr. Lee discussed some of the problems which were apparent in reviewing the plans, such as orientation of the floor plan to the usable yard area, lack of curbside parking in one cul-de-sac in particular, and the need for a 15' level rear yard. Mr. Lee discussed the 9½ acre park which was dedicated and built by this developer in conjunction with previous development within this Planned Unit Develop- ment. That park represented an excess of park land required at that time and the credit will be applied to meet the park requirements of this development. It is suggested that the approximately 50,000 sq. ft. of excess park land that will remain be considered as a trade-off for the small lots approved in this development. Mr. Lee advised that some of the problems discussed have been addressed by the developer in revised plans submitted today. He recommended continuing the public hearings to August 9th. This being the time and place as advertised, the Chairman opened the public hearings for consideration of the Precise Plan and the tentative subdivision map for E1 Ranch del Rey Unit 4. Carlos Romero, 1042 Buena Vista Way, reported, in response to a question raised by the Commission, that the park is used a great deal. He felt that restroom facilities areinadequate & that the children's play area is not properly maintained for safety or appearance. -7- July 26, 1976 It was pointed out that maintenance of the park area is the responsibility of the Parks and Recreation Department and any complaints or request should be directed to that department. In response to a question from Commissioner G. Johnson, Mr. Lee discussed the maintenance of slopes, indicating which areas are included in the Open Space Maintenance District and which will be a part of the private lots. MSUC (Pressutti-Starr) The public hearings for consideration of the Precise Plan and tentative subdivision map for E1 Rancho del Rey Unit 4 be continued to the meeting of August 9, 1976. 8. ELECTION OF CHAIRMAN AND VICE-CHAIRMAN FOR YEAR 1976-77 It was moved by Commissioner Pressutti, seconded by Commissioner Floto, that Commissioner Chandler be elected to serve as Chairman for the coming year. The motion carried unanimously with Commissioner Chandler not voting. Commissioner Johnson nominated Commissioner Pressutti for the office of Vice- Chairman. Commissioner Pressutti declined the nomination. Commissioner Floto nominated Commissioner Smith to serve as Vice-Chairman. The nomination was seconded by Commissioner Starr and unanimously carried with Commissioner Smith not voting. DIRECTOR'S REPORT Director of Planning Peterson indicated he had no report for this meeting. COMMISSION COMMENTS Commissioner Roy Johnson advised that he will be unable to attend the regular meeting of August 9 and the study session on August 16. ADJOURNMENT Chairman Chandler adjourned the meeting at 8:47 p.m. Respectfully submitted, Helen Mapes, Secret~ry