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HomeMy WebLinkAboutPlanning Comm min 1974/10/09 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA October 9, 1974 The 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, Rudolph, Starr, Floto, Pressutti and Rice. Also present: Current Planning Supervisor Lee, Associate Planner quinney, Senior Engineer Harshman, Assistant City Attorney Beam, dunior Planner Roberts and Secretary Hapes. The pledge of allegiance to the flag was led by Chairman Chandler, followed by a moment of silent prayer. APPROVAL OF MINUTES MSC (Rice-Rudolph) The minutes of the meeting of September 25, 1974 be approved as mailed. Chairman Chandler abstained due to his absence from that meeting. No oral communications were presented. 1. Consideration of request for waiver of block zoning wall, 3422 Edgemere Avenue, Tex and Monique Richie - Associate Planner quinney pointed out that a variance was previously approved for reduction of sideyard from 50 feet to 28.5 feet to accommodate the construc- tion of a mini-warehouse on this narrow parcel. The Zoning Ordinance also requires a concrete zoning wall between the industrial zone and adjacent resi- dential use; property to the south of this site is zoned R-3. The applicant is requesting that this requirement be waived. In reviewing this request the staff found that the same factors that justified the variance would apply to the waiver of the zoning wall, namely, the low intensity use, light weight vehicular traffic, low profile of the building, and the higher elevation of the R-3 property. For these reasons the staff recommended granting the request for waiver with the condition that screening be provided by planting trees along the south property line. The applicant has since advised that gas and water lines to serve the existing residence on the property are located about 3 feet from the property line and might be in conflict with the planting of trees. The appli- cant has requested permission to install a chainlink fence with wooden slats inserted to provide the desired screening in lieu of the planting. Chairman Chandler called for the applicant to discuss this proposal, but no representative of the applicant was present. Commissioner Rice commented that he would be receptive to buffering the area with trees since he felt there is sufficient difference in elevation of the two properties that the trees would serve the intent of the ordinance, but he would object to the use of a chainlink fence with the wood slats, because the slats are not permanent. They deteriorate in time and are removed or become broken, leaving just the chainlink fence. He, therefore, felt the applicant must choose between planting the trees or constructing the concrete zoning wall. -2- ~ October 9, 1974 MSUC (Rice-Rudolph) The request for waiver of a zoning wall on the south lroperty line at 3422 Edgemere be approved subject to the condition that trees minimum 15 gal. size) be planted along the south property line at approxi- mately 23 foot centers to provide screening. 2. PUBLIC HEARING: Consideration of rezoning a~plication PCZ-74-L for 255 E Street from C-O to C-T'- U. S. Capital Corporation Associate Planner Quinney pointed out the location of the lot on the north side of E Street, east of Third Avenue, for which the applicant has requested a change of zone from C-O to C-T to accommodate a lease with Raffee Carpets in the existing building. The adjacent lot on the east is zoned C-O, property to the west is zoned C-T. There are apartments to the south and Fredericka Manor cottages to the north. Mr. Quinney advised that the parking required for the proposed operation, based on the sales area, would be 14 parking spaces, which can be accommodated in the parking area at the rear of the lot behind the building. Mr. Quinney pointed out that the C-T zone, as requested by the applicant, is the most intense commercial zone since it provides for all retail commercial uses. The staff felt that another commercial zone which would protect and buffer the residential uses around the site would be more appropriate; the C-C zone does this. In addition, it was determined that the application of the Precise Plan District would be appropriate, in order to require the upgrading of the parking area and the construction of a zoning wall along the northern property line to buffer the adjacent residential use. Mr. Quinney called attention to the requirements of a precise plan and to the findings for approval of change of zone to C-C-P. This being the time and place as advertised, the public hearing was opened. Ken Kolk, 530 Azalea Street, representing U. S. Capital Corporation, expressed agreement with the findings and requirements presented by the staff and a willingness to accept the C-C-P zone designation. As no one else wished to speak, the public hearing was closed. Commissioner Rudolph expressed concern about the C-C zone and its compliance with the General Plan and the intent of the General Plan which advocates the clustering of thoroughfare commercial uses in order to overcome the undesirable scattering in evidence. In this regard, the General Plan indicates that thoroughfare commercial use should be restricted from E Street except for the frontage between Broadway and the Montgomery Freeway and the area north of the Third Avenue Business District between Fourth and Church Avenue. She pointed out that the property under conslderatlo is east of Church Avenue and she felt it should not be rezoned from CmO to C-C in order to protect a desirable residential neighborhood from intrusion of commercial uses. Current Planning Supervisor Lee pointed out that the parking area of this property, which is adjacent to residential use, would receive the same use whether the structure is used for retail commercial or for office use. In -3- October 9, 1974 addition, the requirement for landscaping of the parking lot and construction of a zoning wall should improve the relationship of the property to the resin dential use to the north. It was moved by Commissioner Rudolph, that due to inability to make the finding that it is consistent with the General Plan, the rezoning application PCZ-74~L for 255 E Street be denied. The motion died for lack of a second. MSC (Pressutti-Floto) Recommend to the City Council the change of zone for property at 255 E Street from C-O to C-C-P with the requirement for landscaping of the rear parking area, including an automatic irrigation system, and con- struction of a zoning wall along the north property line. Findings of fact are as follows: a. The C-C zone will satisfy the needs of the applicant and will add a convenient commercial use to the community. b. The assignment of the "P" Precise Plan Modifying District will safeguard the existing environment of the neighboring residential uses through the requirement of a zoning wall and landscaping. c. The C-C zone is consistent with the General Plan and with adjacent commercial uses. The motion carried by the following vote~ to-wit: AYES: Commissioners Pressutti, Floto, Starr, Chandler and Rice NOES: Commissioner Rudolph ABSENT: None 3. PUBLIC HEARING: Consideration of prezoning application PCZ-74-K for 2.4 acres north Of Camino del Cerro Grande to R~E - Grace Baptist Temple Associate Planner Quinney reported that this request emanates from the appli- cant's desire to obtain access from an existing city street in order to develop the upper portion of property fronting on Bonita Road. He pointed out the steep slope, ranging from 150 feet to 180 feet in height between the front and rear of the property. The applicant proposes to divide approximately 2.4 acres at the top of the steep slope into two parcels, later to be developed with three dwelling units, with access from Camino del Cerro Grande. Mr. Quinney noted that the staff considered applying the Hillside Modifying District to this property, but felt this would create an inequitable situation for the applicant. It is therefore recommended that the property be Drezoned R-E-P so that precise plan guidelines may be applied. Mr. Quinney ca~led attention to the suggested guidelines in the staff report and advised it is now the staff's recommendation that condition 2 relating to grading be deleted. Assistant City Attorney Beam reported that although he had originally advised the Planning Department the application of the Hillside Modifying District -4- October 9, 1974 _ provisions as to grading would be inappropriate, further discussion with the City Attorney led to the conclusion that recommending those grading provisions is not recommending the imposition of a burden which would be peculiar to this property, but rather a burden which would be borne by all properties of similar zone, with similar topographic features. On that basis it is the Attorney's opinion that recommendation 2 is an appropriate one to make at this time. Current Planning Supervisor Lee pointed out that the only area to be prezoned and annexed is the area which can be developed, while the natural terrain that is steepest in character will remain in the County. He felt it is not practical to attach the Hillside District to an area this small, and recommended that item 2 be deleted. Associate Planner Quinney advised that one of the major public improvements that would be required with the development of the subject property would be the finishing of Camino del Cerro Grande in a cul-de-sac. This being the time and place as advertised, the public hearing was opened. David H. Stowe, 178 Camino del Cerro Grande, asked for clarification on the number of houses proposed for the subject property. It was confirmed this would be three ho~ses. ' Frank Phillips, 3942 Norton Road, Bonita, representing the applicant expressed agreement with the staff that item 2 of the precise plan guidelines should be deleted, since the prezoning only includes the usable areas. He expressed concurrence with the other conditions recommended. Dorothy Yantis, 179 Camino del Cerro Grande, pointed out that their lot is the last one on the east side of Camino del Cerro Grande and is adjacent to the subject property. She expressed concern over the grading that will be required in order to construct the cul-de-sac at the street level, also as to how the property will be sewered. Current Planning Supervisor Lee advised that the sewer line will be constructed to the north to Bonita Road. Senior Engineer Harshman advised that no plans have been prepared for the cul~ de-sac but he would presume that the bulb would start within the existing right of way and the major portion would be on the adjacent property. He felt that this improvement should not infringe upon the Yantis prooerty. Mr. Phillips reported that the physical improvements of the road will be within the right of way, the plan as presently drawn would require slope rights on the Yantis property, but if these rights are not obtained a retaining wall could be constructed. ' As no one else wished to speak, the public hearing was closed. Commissioner Starr expressed the opinion that this is a legitimate request for this property since ii is difficult to see how it could be used in connection with the lower property. -5- October 9, 1974 MSUC (Starr-Rudolph) Recommend to the City Council the prezoning of 2.4 acres located at the north terminus of Camino del~Cerro Grande to R-E-P, subject to the following precise plan requirements: a. Density shall be limited to three dwelling units on the 2.4 acres. b. Adequate provision shall be made to enable fire fighting equipment to negotiate the turn from Camino del Cerro Grande onto the access road serving the westerly parcel as well as providing adequate turning areas for fire fighting equipment on each of the sites. c. Prior to the issuance of building permits each site will be reviewed to determine whether adequate water pressure exists to accommodate fire flow standards. If such pressure is deemed to be inadequate by the Fire Chief, a fire hydrant will be installed on or near the subject properties. d. Adequate drainage provisions shall be provided subject to the approval of the Director of Public Works. e. Proposed methods of sewering the property and all necessary agreements and/or dedication of right of way are subject to the review and approval of the Director of Public Works. Findings are as follows: a. Good zoning practice in compliance with the Open Space Element of the General Plan necessitates that positive measures be taken to utilize the natural attri- butes of the land, to minimize grading and to create visual and spacious open space while permitting a reasonable yield to the property owner consistent with the character of the surrounding area. The R-E-P zone will allow three dwelling units and will insure that the principles and purposes of the General Plan are fulfilled. b. The proposed prezoning of the property to R-E-P is consistent with the Chula Vista General Plan which designates the density for this area at 1-3 units per acre. 4. Consideration of request for annexation of 2,4 acres located north of C~ino del Cerro Gran~e - Grace Baptist Temple Associate Planner Quinney reported that the City has a one foot control lot at the end of Camino del Cerro Grande which makes annexation to the City necessary in order to obtain access from this road. Since access to this upper portion of the property can only be attained by this method it is felt this annexation represents a reasonable extension of the city boundaries. MSUC (Floto-Starr) The boundaries of the proposed annexation be approved and the staff directed to submit the annexation petition to LAFCO. -6- October 9, 1974 5. PUBLIC HEARING: Consideration of Environmental Impact Report EIR-74-9 for South Bay Villas, consisting of 113 dwelling units on 38.8 acres, adjacent to Crest Drive on the west and East J Street on the north Junior Planner Roberts indicated the location of 40 acres at the end of East J Street which was recently annexed to the City and is planned for development as a subdivision consisting of 113 single family dwellings, with approximately 12.2 acres in the southeast corner of the property proposed to be left as open space. The property is proposed to be developed in accordance with the Hillside Ordinance. Mr. Roberts pointed out that the EIR speaks to the preservation of colonies of rare Snake Chollas existing on the property and advised that the developer has discussed this with consultants and is prepared to make whatever feasible modifications to the grading plan that are necessary to retain this plant life. Mr. Roberts reported that this is the only unique characteristic found on the site and the proposed project is in keeping with surrounding land use at this time, which includes single family homes on Crest Drive and Lori Lane, vacant land owned by E1 Rancho del Rey, and to the north the proposed Plaza del Rey development. Mr. Roberts summarized the irreversible impacts of the project, which include the urbanization of 40 acres of land, the commitment of the resources necessary to develop the project, additional incremental increases in air pollution concomitant with urbanization, and impact on the school system. The school districts have indicated they will be able to accommodate the student enrollment from this develop- ment. Mr. Roberts suggested that the Commission take testimony in the public hearing, suggest additional input which should be included in the EIR, and schedule considera- tion of the final EIR for October 23, 1974. This being the time and place as advertised, the public hearing was opened. J. R. Shattuck, President of Shattuck Construction Company, 6150 Mission Gorge Road, San Diego, advised that they have met with the botanist who made the finding of the Snake Cholla and hope that she will be able to locate the specific portions that should be preserved so they may be plotted on the map and an effort made to preserve them and to replant those which cannot be left in a natural state. As no one else wished to speak, the public hearing was closed. MSUC (Rudolph-Rice) The revisions recommended in the staff report be incorporated into the EIR and consideration of the final EIR be scheduled for October 23, 1974. 6. Consideration of conformance of County of San Diego Facilities Development Budget with Chula Vista General Plan Current Planning Supervisor Lee noted the five projects included in the San Diego County Public Works budget for 1974-75 which are within the Chula Vista planning area. These include: Sweetwater Regional Park; Woodlawn Park, 115 Spruce Road; Chula Vista Branch Library, 1592 Third Avenue; Otay Refuse Disposal; Otay Landfill. State law requires a determination that County projects are in conformance with the General Plan of the local jurisdiction. The Commission is asked to make such determination with regard to the five projects. -7- October 9, 1974 _ MSUC (Pressutti-Rudolph) The Commission finds the five County projects as enumerated compatible with the Chula Vista General Plan. DIRECTOR'S REPORT Current Planning Supervisor Lee noted that the Planning Commission calendar for October includes a study session meeting on October 16. It has, however, been necessary to schedule public hearings to consider several General Plan amendments on October 30, 1974, and it is recommended that the study session meeting of the 16th be cancelled and the next study session be held on November 20th, which may be scheduled as a dinner meeting. MSUC (Rice-Floto) The study session meeting scheduled for October 16 be cancelled and a special public hearing meeting be scheduled for October 30, 1974. Mr. Lee also called attention to the League of California Cities annual conference scheduled for October 20-23, and advised that the budget includes the expenses of five Commissioners to attend this conference. To date, only Commissioner Rudolph has requested registration for the conference. If other members can attend they should advise the office immediately. COMMISSION COMMENTS Commissioner Rudolph asked about the report concerning the traffic problem on Second Avenue occasioned by the routing of traffic from South Bay Freeway. Ourrent Planning Supervisor Lee advised that a report is going to City Council in the near future on correspondence with the District Director of Transportation in this regard. It appears there is no immediate solution to alleviate this problem. ADJOURNMENT Chairman Chandler adjourned the meeting at 8:15 p.m. Respectful ly submitted, Helen Mapes Secretary