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HomeMy WebLinkAboutPlanning Comm min 1974/06/26 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA June 26, 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, Rice, Rudolph, Starr, Wilson and exofficio member Anewalt. Absent, with previous notification: Member Floto. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Assistant Director of Public Works Robens, Deputy City Attorney Beam and Secretary Mapes. Acting Chairman Chandler led the pledge of allegiance to the flag, followed by a moment of silent prayer. APPROVAL OF MINUTES Director of Planning Peterson suggested a correction to the minutes at the bottom of page 5 by adding the sentence that the Commission concurred with his statement that approval of a freestanding sign would require different findings than the variance for a rooftop sign under consideration and, therefore, should not be considered by the Con~nission without review and evaluation by the staff. MSUC (Rudolph-Rice) The minutes of the meeting of June 12, 1974 be approved with the correction noted by Mr. Peterson. 1. Presentation on CPO Regional Comprehensive Plan Director of Planning Peterson introduced Mr. Walter Jaconski of CPO. Mr. Jaconski reported on the regionwide plan which CPO has been working on for the past year and a half. It is their intent to develop a plan to deal with issues of regionwide concern and particularly with the public facilities and services that have a regionwide impact. One item to be covered will be regional growth; the effects of population and employment growth on the region's environ- ment and economy. Among the physical aspects of the plan are housing needs, open space, recreational lands, and water, sewer and flood control. Mr. Jaconski indicated that the most widely known element of the CPO plan is the transportation plan, in which they are trying to forecast the region'~ future demand for transportation, the kinds of problems which future travel demands may generate, and alternative ways of meeting those demands. Mr. Jaconski discussed the different regional development alternatives which were tested by CPO and displayed slides of the various mass transportation modes. The alternatives fell into the categories of existing trends, radial corridors and controlled trends. Their studies reveal that the high volume corridors should have a fixed transit system, either on steel rails or rubber tires; the moderate volume corridors could rely on express bus service. Commissioner Rudolph inquired if the radial corridors were designed to serve any of the alternative airport sites under consideration. Mr. Jaconski indicated any of the sites could be served by the proposed corridors. -2- 6/26/74 Commissioner Rice asked if consideration has been given to a high speed corridor to the Los Angeles vicinity. Mr. Jaconski advised there is separate work on that to determine trip demands; it does not appear feasible to correlate the two studies. Mr. Anewalt asked if the fixed guideway system would run to the colleges and universities in the area. Mr. Jaconski reported this is being considered by the people working on a specific route system; he felt service would be provided to the U.C.S.D. campus but was not certain about the smaller colleges. Acting Chairman Chandler thanked Mr. Jaconski for the interesting and informative presentation. CONSENT CALENDAR 2. ~equest for extension of conditional use permit PCC-72-14 for construction in flood~in a~ lO~ion~'~ service~-{a~ion in c~v zone, ~6mmercial Venture~ The applicant has requested a one year extension; tile staff recommends approval extending PCC-72-14 to July 3, 1975. 3. Re__quest for extension of conditional use permit PCC-7I-7 for mobile classrooms at 34~'"F Street, Sweetwater Union Hig~_h S~hool--~-~-{-r~ct - The applicant has asked that this use be extended to June 30, 1975. The staff recommends that the Commission adopt a motion: (1) Approving extension of PCC-71-7 until June 30, 1975, subject to the condition that the discrepancies noted by the Fire Marshall shall be corrected; (2) Suggesting to the Sweetwater Union High School District that they begin now to consider relocation of their automobile repair facilities to another, more compatible location; and (3) Suggesting to the District that if they desire to utilize this location for permanent vocational classrooms that consideration be given to redevelop- ing the site in keeping with City standards. These standards would include landscaping, parking, architectural compatibility with the Civic Center. MSUC (Wilson-Starr) The consent calendar items be approved in accordance with the staff recommendations. REGULAR CALENDAR 4. Consideration of adoption of EIR-74-.6~on Inland Industries, Inc. develop- m~r light i~dustr~al and~ehousing~ses~ Uirector of Planning Peterson noted that the public hearing held on June 12, 1974 - to consider this EIR resulted in no new input. The staff report enumerates four revisions made to the draft EIR and recommends adoption of the final Environmental Impact Report. MSUC (Rudolph-Rice) EIR-74-6 be adopted. -3- 6/26/74 5. Consideration of ad_a~tion of EIR-74-7 on Rancho Robinhood Subdivision Unit 2 Director of Planning Peterson noted at the public hearing considering the draft EIR on this project, it was Suggested that the applicant explore the possibility of providing some lower cost dwellin uni . 13 lots on 4½ acres ~ ...... ~ ts Since this project consists of only ' ~: >~ questions whether it is reasonable to ask the developer to come up with a different housing type and different marketing program; the ll3 homes in Unit 1 are definitely upper income type of homes. The staff has not incorporated a provision for lower cost housing on these 13 lots in considering the revision to the precise plan for this property or the tentative subdivision map of Unit 2 which appear next on the agenda. Commissioner Rudolph advised that B.C.A. in a recently published report states that 60 per cent of the people in this area cannot afford to buy a home. She felt that an effort should be made to lower that percentage whenever possible. She pointed out that this land was originally set aside for purchase by the City as undeveloped land so it was not included in the original calculations for public improvements. She asked if consideration of the development plans might be deferred for a couple of weeks and get a task force of members of the Planning Commission and Human Relations Commission to see what might be done. Commissioner Wilson voiced the opinion that the development plans are too far along to consider low cost housing in this project. MSC (Wilson-Rice) E~R-74-7 in the final form be adopted. The motion carried by the following vote: AYES: Members l~ilson, Rice, Starr and Chandler NOES: Member Rudolph ABSENT: Member Floto 6. PUBI_IC HEARING - ~C~-~7.4.?G -.Consideration of revision of D~o~ D Current Planning Supervisor Lee reported that the subdivision map wtiich fulfilled the precise plan requirement under the R-E-P zoning on this property reserved this 4½ acres for a park site; however, the City Council chose not to purchase the park site and advised the Owner to prepare development plans for the property. By including the 13 new residential lots, the total density of the Rancho Robin- hood project is still lower than that allowed in the basic R-E zone. Mr. Lee called attention to the findings in support of this revision to the precise plan and to the staff reconm~endation for approval with requirement that development of the property shall conform to an approved subdivision map. ?ir. Lee discussed the tentative map, noting that the averane lot size will be Slightly under 13,000 sq. ft. which compares to the lot si~e of the original Rancho Robinhood subdivision of lO,O00 sq. ft. ~te advised that lot 130 should be regraded to be usable or be included in the open space district; an amendment to the Open space district would be necessary in order to include additional open space. Mr. Lee pointed out the lot reserved to serve as an access easement to the Allen Elementary School site and advised this will require some offsite grading -4- 6/26/74 in order to obtain a reasonable grade for the walkway to the school. He called attention to the conditions recommended for the approval of the tentative map. Commissioner Rudolph asked if it is legal to consider this map at this time when it is not according to the General Plan. Deputy City Attorney Beam advised that subdivision maps and the General Plan must be consistent in accordance with State law, but it does not speak to the time and he felt there is not a conflict in approving the tentative map at this time. Mr. Lee pointed out that the General Plan designates a neighborhood park.for this area but does not identify a particular location, and there are other properties in the vicinity which the City could obtain for a park if desired. It is anticipated the General Plan will be revised to eliminate the designation for a park in this area. James Ashbaugh, planner with George Nolte and Associates, consultant for the applicant, pointed out that in an attempt to make this development compatible with the adjacent neighborhood to the north and to minimize the slope bank between the properties, they had requested permission to install a lift pump to sewer this development and this has been recommended for approval by the Director of Public Works. Under this plan the lots at the end of the cul de sac are only 3 feet to 4 feet above the natural grade. Arthur Filson, Bonita, owner of property adjacent to the proposed development, spoke of problems which they have experienced in the past due to trash and mud washing down from this area during heavy rains and of the erosion which has occurred on the school property. Assistant Director of Public Works Robens con~ented on the sewer pump station, noting that the cost of maintaining this facility would be born by the homeowners association. He also gave assurance that the development of this property will not increase tile amount of runoff onto adjacent property. Mrs. William A. Spies, resident of Bonita and Vice President of Sweetwater Valley Civic Association, pointed out that her property also adjoins the proposed development, and affirmed the problems due to runoff and erosion which they have experienced in the past. She asserted that the soil is unstable and shifting. She concurred that if the embankment is only 5' in height, properly sloped and substantially landscaped, it would be an improvement over the existing condition. Mr. Ashbaugh advised that adjacent to the Spies property will be a 20 ft. easement, a portion of which will be used to accommodate drainage from the school property, and a portion graded for a pedestrian access to the school site. He reported that the grade of the subdivision is nearer the elevation of the existing residential lots than to the school site. As no one else wished to speak concerning the revision to the precise plan, the public hearing was closed. -5- 6/26/74 MSC (Rice-Wilson) Recommend to the City Council the approval of a revision to the precise plan for Rancho Robinhood, based on the following findings: a. Inasmuch as the subject property will not be used for park purposes, good zoning practice makes it desirable that the precise plan be revised to incorporate it so that this undeveloped property can be developed in coordination with, and in the same manner as, the surrounding property in the same ownership. b. The General Plan indicates the general land use for this area as a park, however, the City has expressly chosen not to purchase it; therefore, a General Plan revision will be the responsibility of the City at the next time the General Plan is amended (October 1974). The motion carried by the following vote: AYES: Members Rice, Wilson, Starr and Chandler NOES: Member Rudolph ABSENT: Member Floto 7. Consideration of tentative map of Rancho Robinhood Unit 2, PCS-74-? As this map was discussed during the public hearing for the previous item the chairman asked for a motion indicating the Commission's wishes. MSC (Rice-Wilson) Recommend to the City Council the approval of tentative map PCS-74-2 subject to the conditions enumerated in the staff report to the Commission. The motion carried by the following vote: AYES: Members Rice, Wilson, Starr and Chandler NOES: ~tember Rudolph ABSENT: Member Floto 8. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-74-13 - Request to construct buildings in flood plain at 71 North Fourth Avenue, A1 Beaucham~_ Current Planning Supervisor Lee indicated the location of a l~ acre parcel at the northeast corner of North Fourth and future Brisbane Street, which was formerly used for storage by Pacific Telephone Company. The applicant proposes to use the existing building and construct two new buildings for electrical and plumbing contractors' storage. This site is about 2 feet above the Sweetwater River bed and would be inundated under flood conditions but is sufficiently removed from the mainstream. Mr. Lee pointed out the extent of development within the Sweetwater Valley flood plain and the fact that this site is situated with streets on three sides which makes it suitable for this type of operation. He reported that the Traffic Engineer has requested the closing of the driveway from Fourth Avenue when Brisbane Street is constructed on the other two sides of the property. Mr. Lee also reported that the applicant has submitted a letter requesting approval of an expansion of a nonconforming use since the property is zoned C-C -6- 6/26/74 and this use is in the light industrial category. The use is not unlike the previous use on the property and the applicant is proposing to renovate and remodel the existing building and to install extensive landscaping around the periphery of the project which would be an asset to the area. He pointed out that Brisbane Street will be the main entrance into the industrial park. This being the time and place as advertised, the public hearing was opened. Jim Patton, representing the applicant, expressed concurrence with the conditions recommended by the staff, and offered to answer any questions of the Commission although he had nothing further to add to Mr. Lee's presentation. As no one else wished to speak, the public hearing was closed. MSUC (Rudolph-Wilson) Conditional use permit PCC-74-13 be approved subject to the following conditions: 1. An adjustment plat establishing the boundaries of the project shall be submitted in accordance with the State Map Act, unless the applicant has legal documents certifying that the parcel is a legal lot by other approved means. 2. Development of the project is subject to site plan and architectural approval, which includes detailed landscaping and irrigation plans, building elevations, and signs. Guidelines are on file with the Planning Department. 3. All structures shall be firmly anchored and floodproof; plans subject to the approval of the Director of Public Works. 4. All floatable materials shall be secured within the structures to prevent them floating away during flooding. 5. The driveway onto North Fourth Avenue shall be eliminated as permanent access. Should the project be constructed prior to the construction of Brisbane Street, the North Fourth Avenue access shall be permitted as temporary only. The applicant shall post a surety bond for the removal of this driveway when Brisbane Street is completed. Findings are as follows: a. The construction of contractors' storage facilities at this location will provide a convenient and desirable service to the community. b. Subject to the conditions of approval, the proposed storage facilities will not detrimentally affect the health, safety or general welfare of persons in the vicinity, nor will they be injurious to adjacent property or improvements. c. Subject to the conditions of approval, the project will comply with the regulations of the Zoning Ordinance for this use. d. The proposed use is an expansion of a nonconforming use in the C-C zone and if approved conforms to the General Plan of Chula Vista; the location of the facility is compatible with plans for the Route 54 freeway, the flood control channel, and plans for construction of Brisbane Street. -Z- 6/26/Z4 9. Consideration of request to ex~and nonconforming use of storage of ~ndustr~a] su~in C-C zone, A1 Beaucham~ James Patton, 580 Third Avenue, suggested that rather than industrial supplies this should probably be termed plumbing and electrical supplies. He reported that all supplies will be stored inside the buildings. The contractors' trucks will come in from a job to obtain the supplies needed, load up, and leave. MSUC (Starr-Rice) The request for expansion of a nonconforming use on the property at 71 North Fourth Avenue be approved. 10. PUBLIC HEARING: VARIANCE PCV-74-7 - Request for reduction in side sar, I, 50' to 28.5', 3422 Edgemere Avenue, Tex A. & Monique P. Richie Director of Planning Peterson pointed out that normally there is no requirement for a sideyard setback in the limited industrial zone, but in this case the property abuts an R-3 area and therefore the ordinance requires a 50' setback. The applicant is requesting permission to construct a building 28.5 feet from the side property line. The staff is recommending approval due to the narrow configuration of the property since a 50 ft. setback would restrict the use of over 50% of the lot. These is a difference in elevation of this property and that to the south of about 4 feet, and for this type of warehousing use it is felt the intensity of traffic would be quite low. The staff is recommending approval of the request. Commissioner Rudolph asked if access to this site would be from Edgemere and if the industrial use would involve truck traffic. Mr. Peterson reported that the applicant has indicated this will be a mini- warehouse operation for lease to residents of mobile home parks or apartments who desire additional storage space for personal belongings. This being the time and place as advertised, the public hearing was opened. Monique Richie, the applicant advised that the proposed building would be 164 ft. long, divided into 10' x 20' cubicles to be utilized by individuals for storage of furniture, or possibly the storage of files and records from profes- sional offices. She indicated the individual units will not have plumbing and will have one light fixture. They do not anticipate commercial or industrial type of storage due to the small size of the units. As no one else wished to speak, the public hearing was closed. MSUC (Wilson-Rudolph) Approval of variance PCV-74-7 for reduction of sideyard setback at 3422 Edgemere Avenue. Findings are as follows: a. The narrow, elongated configuration of this property would make it difficult to develop in any manner unless the 50 ft. sideyard setback requirement is relaxed, since the required setback would restrict construction in over 50% of the lot. b. Other properties in the City (in the same zone) which are narrow have been granted reductions in sideyard setbacks. -8- 6/26/74 c. Reduction of the side yard distance to the R-3 zoned property to the south will not be of substantial detriment to the adjacent property for the following reasons: 1. The proposed building has a low profile (10'). 2. The adjacent property is presently above the subject site in elevation. 3. The use of the proposed building for storage purposes will be of low intensity, i.e., low incidence of noise and vehicular activity. 4. The proposed use is permitted in the I-L zone and as such, conforms to the General Plan of Chula Vista. ll. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-74-15 - Request to conduct summer school at 545 East~a~es, Chula Vista Christian School Director of Planning Peterson reported this is a proposal to use an existing church building for summer school for up to 25 children. The applicant had made all of the arrangements he was aware of before he discovered he needed a conditional use permit to use the property. Although he started the operation last Monday be is prepared to terminate it if his request is denied. The staff recommends approval subject to three conditions relating to the time limit, hours of opera- tion and requirements to meet the fire safety code. This being the time and place as advertised, the public hearing was opened. Ralph Lyons, 838 Floyd Avenue, asked that the hours of operation be amended since one child is presently being brought to the facility at 6:30 a.m. when the parent goes to work. He advised that the school hours are 9:00 a.m. to 3:00 p.m. and no children would be allowed outside until 8:00 a.m. He questioned condition 3 as requested by the Fire Marshall which requires removal of a stove, since he could find no open burner stove within the building. He reported that he has been trying to contact the Fire Marshall to comply with all regulations concerning fire safety. As no one else wished to speak, the public hearing was closed. MSUC (Wilson-Starr) Approval of conditional use permit PCC-74-15 for the opera- tion of summer school at 545 Naples Street from June 24 through August 16, 1974. Findings are as follows: a. A summer elementary school at this location would provide a desirable and convenient service to families in the community where the parents work or desire to send their children to a private school on a temporary basis. b. Due to its isolated location, hours of operation, and adequacy of parking, this school, on a temporary basis, will not be detrimental to the heal~h, safety or general welfare of persons residing in the vicinity, nor will it be injurious to property or improvements. c. The proposed school will be in compliance with the provisions of the Zoning Ordinance. d. The use will not adversely affect the General Plan of Chula Vista. -9- 6/26/74 COMMISSION COMMENTS Commissioner Rudolph reported that she will be on vacation and absent from the meeting of July 24, 1974. Commissioner Rudolph also asked if any action had been taken to get the Highway Department to remove the sign which directs traffic from Highway 54 for the South Bay Freeway on to Edgemere and Second Avenue, which are residential streets. She felt the traffic should be directed west to Highland Avenue or National, then through Chula Vista to the freeway. Mr. Peterson advised that he had reported this to the Engineering Division and would follow up on it. Mrs. Rudolph suggested that if the Highway Department were approached by the City Council it might have some effect. Mr. Peterson affirmed that would be appropriate. MSUC (Rudolph-Wilson) The City Council be asked to request the Highway Department to change the traffic sign directing freeway traffic on to Edgemere and Second Avenue. AD~JOU~NMEN~T Acting Chairman Chandler declared the meeting adjourned at 9:20 p.m. Respectfully submitted, Helen Mapes Secretary