HomeMy WebLinkAboutPlanning Comm min 1974/02/27 MINUTES OF A REGULAR MEETING OF THE
CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
February 27, 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: Macevicz, Chandler, Rice, Rudolph, Wilson and Floto. Also present:
Director of Planning Peterson, Current Planning Supervisor Lee, Environmental
Review Coordinator Reid, Assistant Director of Public Works Robens, Deputy City
Attorney Beam and Secretary Mapes.
APPROVAL OF MINUTES
MSUC (Rudolph-Chandler) The minutes of the meeting of February 13, 1974 be
approved as mailed.
CONSENT CALENDAR
1. Consideration of request for vacation of Date Road in Deerpark, American
Housing Guild
2. Consideration of request for conversion of residential structure at
293 Whitney Street to office use, C-O zone - Marvel Lutton
Director of Planning Peterson reported there is no further information on item 1
which is a routine request for vacation of right of way which was never graded
or improved as a road and is not needed for circulation purposes.
Mr. Peterson noted, however, that under item 2 the last two recommended conditions
should be deleted as they are not proper requirements for approval of this conver-
sion, since the primary purpose of the review is for consideration of the architec-
tural compatibility of the structure. It is recommended that approval be given sub-
ject to the first two conditions.
MSUC (Rudolph-Chandler) Recommend to the City Council the vacation of Date Road
in Deerpark, as shown on Exhibit A, and approve the conversion of a residential
structure to office use at 293 Whitney Street, subject to the following conditions:
1. All requirements of the Department of Building and Housing shall be complied
with prior to occupancy.
2. Signs shall be limited to a 3 sq. ft. name plate either attached flush to
the building or attached to a pole (maximum 6' in height).
3. Consideration of precise plan for development of property at 1165 Walnut Avenue,
Robert F. Kroeger
Current Planning Supervisor Lee passed to the Commission a display of photos of an
industrial development in E1 Cajon similar to the one proposed. He pointed out the
I-L-P zoning of this property requires approval of a precise plan for its develop-
ment. The building proposed is slightly in excess of 6,000 sq. ft. and will contain
four units to be leased for industrial purposes under the general categories of light
manufacturing, printing and warehousing. The parking requirements of one space for
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800 sq. ft. of floor area is the standard for light manufacturing uses. If the
ultimate use of the units requires more than the 9 spaces provided, the applicant
would be required to provide this on the property or rent additional property as
needed, prior to occupancy of the units.
Mr. Lee also pointed out that the normal setback of industrial buildings adjacent
to residential zoning is 50 feet; however, since this property abuts a 250 ft. wide
SDG&E easement, the applicant is requesting approval to locate the building at the
rear property line.
Mr. Lee called attention to the 10 conditions recommended by the staff for approval
of the plan, and suggested the following modification of those conditions:
Condition 2 be changed to state that the applicant will be required to supply
sufficient parking spaces to meet the requirements of the Zoning Ordinance for
the specific uses.
Condition 5 specifies the street improvements required by this development,
however, a deferral of the installation of these improvements was granted to
the applicant at the last meeting.
Condition 7 should be corrected to indicate the encroachment permit is required
for sewer lines within the public street.
Mr. Lee advised that condition 11 should be added to provide for the proper clearance
between the SDG&E transmission lines and the proposed building. He suggested that
this condition read as follows:
11. The applicant shall be required to submit verification from the San Diego
Gas & Electric Company regarding the necessary clearance between the building
and the existing power lines in the easement adjacent to the north property line
prior to the issuance of any building permit by the City.
Commissioner Chandler commented that the photos of the similar development indicate
a need for more landscaping. He asked if Chula Vista's landscaping standards would
not require more than that.
Mr. Lee confirmed that more landscaping would be required in conformance with the
Landscaping Manual and the plans would be submitted for departmental approval.
Robert F. Kroeger, 1219 Manor Drive, El Cajon, expressed his concurrence with the
first ten conditions and advised he will discuss condition ll with the SDG&E rep-
resentative after the meeting and felt this would pose no problem.
MSUC (Chandler-Rice) The precise plan for development of industrial property at
1165 Walnut Avenue be approved subject to the following conditions:
1. A revised precise plan shall be submitted with a correct legal description
and exact boundary measurements shown.
2. The developer shall supply sufficient parking spaces to meet the require-
ments of the Zoning Ordinance for the specific uses on the site.
3. Development will be subject to site plan and architectural approval in
accordance with the Zoning Ordinance Sections 33.901 B and 33.1313.
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4. Landscaping and irrigation plans shall be submitted in accordance with
the Landscape Policy.
5. The site plan shall include, in addition to the normal requirements, street
improvements on Walnut Avenue including curb, gutter, sidewalk, and pavement
along the eastern half of Walnut Avenue and the cul de sac. The site plan shall
show existing contours and finished grades if any grading is contemplated. A
grading permit will be required if 250 cu. yds. or more of grading is to be
performed.
6. Location of signs on the property shall be shown on the site plan. All
signs shall be submitted to the Planning Department for approval prior to
installation.
7. An encroachment permit shall be required for the private force sewer lines
within the public street.
8. Both utility lines, telephone and power, shall be placed underground on site.
This requirement shall be reviewed by the Building Department at the time the
building permit is taken out.
9. Fire protection measures shall be specified by the Fire Department at the
time a building permit is taken out.
10. A 6 ft. high solid masonry zoning wall will be required along the 16 ft.
wide easterly property line separating the industrial zone from the R-3 zone.
11. The applicant shall be required to submit verification from the San Diego
Gas & Electric Company regarding the necessary clearance between the building
and the existing power lines in the easement adjacent to the north property line
prior to the issuance of any building permit by the City.
4. Adoption of Environmental Impact Report EIR-73-18, Canson Apartments
Environmental Review Coordinator Reid reported that in addition to the revisions
enumerated in the staff report, an indication was received from the applicant and
included in the final report that he will conform to the BCA-HUD memorandum of
understanding relating to fair housing practices.
Mr. Reid requested the following modification to the recommendation:
2. Advise the Zoning Administrator that the following should be considered
as requirements in review of the project.
a. Construction of the buildings within the unacceptable noise zone shall
adhere to the following elements .....
MSUC (Rudolph-Wilson) EIR-73-18, as modified by the City staff, be adopted as the
City's Environmental Impact Report for Canyon Apartments, subject to the inclusion
of the minutes of the public hearing in the input section, and further that the
Zoning Administrator be advised the following should be considered as requirements
in review of the project:
a. Construction of the buildings within the unacceptable noise zone shall adhere
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to the following elements for the attenuation of a 30 dBA noise loss through
the walls:
(1) A forced air circulation system so that windows can be kept closed.
(2) l" thick sound absorbent lining of air ducts, etc.
(3) 1/2" thick material on inside and outside walls with 3" of fibrous
thermal insulation between.
(4) Bends in ceiling and exhaust ducts to prevent direct line of sight
transmission.
(5) Prohibition of direct openings from interior to exterior of the
building (such as mail slots).
(6) Chimneys provided with well-fitting dampers.
(7) Exterior hinged doors of solid-core construction.
(8) Specified quality of workmanship around doors and windows to
eliminate gaps.
(9) Window glass set in an elastomer gasket (or double glazing).
(10) Top floor construction of 5/8" plaster or gypsum supported on
resilient clips or channels.
(11) Floor of lower rooms to be a concrete slab.
Note: The construction materials and techniques summarized above are
described in more detail in Sec. 91.0806 (a), (b) and (c) of the draft
of the San Diego Noise Ordinance on file in the office of the Secretary
to the Chula Vista Planning Commission.
b. Outdoor recreation areas shall be screened with walls or berms and
otherwise treated so as to minimize the effects of noise external to the area.
5. PUBLIC HEARING: Consideration of Environmental Impact Report EIR-74-1,
Hilltop Terrace
Environmental Review Coordinator Reid advised that no written input to the report
was received from the public during the time of its posting although copies of the
report were obtained by several people. He further noted that this report will be
reviewed by the Environmental Control Commission this week and their input will be
included in the final report.
Mr. Reid pointed out that the significant factors in the setting of the project
are the natural drainage channel along Telegraph Canyon Road, the noise and poor
air quality associated with 1-805, availability of educational services, and the
relationship of the property to the single family development to the north.
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Mr. Reid called attention to the suggested revisions to the EIR and advised that
the applicant's environmental consultant is working on these and providi~ng the
necessary information to the staff.
This being the time and place as advertised, the public hearing was opened.
Carman Pasquale commented briefly on the suggested revisions and indicated that
provisions to insure that the adult area will remain an adults only facility will
be incorporated in the rules and bylaws of the home owners association. He also
indicated that he intends to conform to the BCA-HUD memorandum of understanding on
fair housing.
As no one else wished to speak, the public hearing was declared closed.
MSUC (Wilson-Chandler) Consideration of EIR-74-1 for Hilltop Terrace be continued
to the meeting of March 13, 1974.
6. PUBLIC HEARING (Cont.): Consideration of Planned Unit Development PUD-73-1,
Hilltop Terrace
Director of Planning Peterson noted that the history of this proposed development
dates back to 1969 when the Council approved in principle R-3 zoning for the property
with the exception of a narrow strip of R-1 zoning along the northerly boundary of
the property. On January 9, 1974 the Commission continued this public hearing in order
that an environmental impact report would be available to guide in making a decision
regarding approval of the project. He further pointed out that the plan presented
tonight is not in its final form, but the applicant is asking for conceptual approval
of a planned unit development which will encompass the entire area, including the
R-1 zoned strip of property. He reported that the staff had encouraged the applicant
to pursue a development of this type for the entire area due to the topography and
narrow configuration of the property.
Mr. Peterson briefly reviewed the plan, noting that it consists of split-level units
which are divided into family and adult areas with common recreational facilities
provided in each section. Each unit will have a two car garage and guest parking
for 263 cars is provided throughout the development. The project has access from
Telegraph Canyon Road and from Nacion Avenue. He also pointed out that the distance
between the townhouses in the upper tier of the development and the adjacent single
family homes ranges from 65 feet to 160 feet which is more than would be expected if
the property were developed with detached single family homes.
Mr. Peterson noted the 7 conditions stipulated in the report and recommended that
the Commission forward to the City Council a recommendation for conceptual approval
of the development as presented, with detailed plans to be prepared by the applicant
and presented for approval by the Commission at a later date.
Commissioner Wilson asked how the density of the proposed development compares with
the plan which included the strip of single family lots.
Mr. Peterson advised that the Council had previously expressed approval for a total
of 360 units, including 42 single family homes across the top. The total density
has now been decreased to a total of 263 units, or approximately 6.6 units per acre,
which Mr. Peterson felt is a reasonable density for townhouse development on this
type of property. He confirmed that the property to the east of Nacion Avenue is
zoned for visitor commercial and is not included in this development.
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Chairman Macevicz asked if consideration had been given to providing an additional
access into the project from Melrose or another street to the north of the area.
Director Peterson advised that this had been considered but it is felt the amount
of traffic generated by this development can be handled by the two accesses as
planned. He pointed out that opposition is frequently voiced when a new development
results in increased traffic through an existing residential neighborhood.
Chairman Macevicz declared the public hearing reopened.
Carmen Pasquale, representing Dale Building Company, concurred with the seven
conditions recommended by the Planning Department and called on Mr. Dan Salerno,
architect-designer of the project, to discuss details of the proposed plan.
Dan Salerno reported that the basic direction taken in the design of this project
is the reduction in the amount of exposed grading and development of as much usable
area throughout the project as possible. To that end, the split level units are
designed to go over the banks, rather than building on a level area and having banks
in the back yard or front yard. He displayed floor plans and elevations of their
uphill and downhill models. He indicated the adult area would consist mainly of
2 bedroom and den models while the family area will contain larger units.
Chairman Macevicz asked, with reference to the requirement for automatic garage
door openers, how many driveways will be less than 22 feet in length.
Mr. Salerno indicated that about 75% would be less than 22 feet and it is possible
they will want to provide garage door openers on all of the units. He reported
that no driveways are to be used for guest parking and pointed out the parking bays
located convenient to all units.
Commissioner Rudolph expressed the opinion that in this development, as in many
others, all units are the same type and are geared to the same income level. She
asked if consideration had been given to combining different kinds of housing units.
Mr. Salerno reported this has been attempted in much larger developments but he
did not feel it would be feasible in a development of this size.
Mrs. Rudolph also asked if thought had been given to including a bike path which
would not be within the roadway of Telegraph Canyon Road. It was indicated this
would be considered when the detailed plans are prepared.
As no one else wished to speak, the public hearing was closed.
Commissioner Chandler expressed support of the proposed plan based on the reduced
density and usable open area.
Commissioner Floto commented that he lives right above this project and feels it
will be an excellent development for the area.
MSUC (Wilson-Rudolph) Recommend to the City Council that conceptual approval be
given to a planned unit development of 263 units encompassing the entire area.
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- 7. Review of proposed 1974-75 Capital Improvement Program
Director of Planning Peterson advised that it is the Planning Commission's
obligation to determine if the next fiscal year's Capital Improvement Program
is in conformance with the General Plan; whereas, the wisdom of undertaking each
project and the timing of it is reserved to the Council. He reported that the
staff has carefully considered each item and could find no conflict with the
General Plan and are recommending approval.
In response to a question, Assistant Director of Public Works Robens advised
that the proposed storm drain projects are all small projects designed to take
care of an immediate local problem. He doubted that any such projects had been
included in an overall storm drain plan for the City with the possible exception
of the project at Whitney and Hilltop at a cost of about $75,000.
Commissioner Rudolph asked if Revenue Sharing funds are included in this expendi-
ture summary. It was reported they are not included. It was also noted that
park fees collected on new developments are not included in this summary.
Mrs. Rudolph pointed out that one of the goals stated in the General Plan in
connection with the Capital Improvement Program was to make possible the purchase
of public sites at substantially lower cost in advance of subdivision or improvement.
She questioned why no acquisition of park sites was included in the Capital
Improvement Program, with the exception of one park site included in the 1979-80
expenditure summary. It was noted this is listed as site 25 at Castle Park, but
_ no definite information was available as to the exact location of this site.
Chairman Macevicz commented that park acquisition is usually accomplished through
dedication and improvements are budgeted through Capital Improvement Program.
Commissioner Rudolph recalled that two reserved park sites, Zenith II and Rancho
Robinhood, were recently passed up because the City lacked the funds for purchasing
the sites.
Commissioner Rice commented that if site 25 at Castle Park is the site near Lillian
Rice School it is about three or four years too far down the road, as it is needed
now since there are no parks in that area.
Assistant Director of Public Works advised the Commission that if this program is
approved by the City Council,.it only authorizes expenditure of funds for the items
listed for 1974-75 fiscal year, and there is always change in priority of items
for future years when they are brought back in subsequent years.
Commissioner Rice commented that the Planning Commission's recommendation might
include a suggestion to the Council that acquisition of the Castle Park site be
considered earlier than 1979-80 as indicated in the current program.
MSUC (Rice-Chandler) Recommend to the City Council that the Capital Improvement
Program for 1974-75 is in conformance with the General Plan, and further recommend
an earlier acquisition of the Castle Park site for park purposes.
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DIRECTOR'S REPORT
Director of Planning Peterson advised that March 14th is the tentatively scheduled
date for the briefing of the City Council on redevelopment procedures and programs
and since the Planning Commission will play a heavy role in any redevelopment
program undertaken by the City, the Commission is invited to attend this Council
conference meeting; the exact time will be confirmed shortly.
Mr. Peterson also called attention to the proposition placed on the ballot in the
upcoming election which would provide for payment of $20.00 per meeting, not to
exceed $60.00 per month, for Planning Commissioners only.
Mr. Peterson also asked for the Con~nission's preference of a date for holding
the next dinner workshop meeting, pointing out that March 20 is a regularly
scheduled workshop date, and this could be a dinner meeting to afford an opportunit-
to get better acquainted with the two new Planning Commissioners.
Chairman Macevicz advised that he would have a conflict on that date with a Kiwanis
meeting. The Commission decided to wait until the next meeting to make a firm date
for a dinner meeting.
Chairman Macevicz asked the Deputy City Attorney if there is further information
concerning the disclosure of assets and income.
Attorney Beam reported that a recent trial case has declared the Moscone Bill
unconstitutional, but the case will go to higher courts. Meanwhile the City
Attorney's office has the necessary forms for filing the declaration and will be
pleased to give advice and assistance to any Commissioners desiring it.
A~JOURNMENT
MSUC (Chandler-Rice) The meeting be adjourned at 8:15 p.m.
Respectfully submitted,
~elen Mapes, Secreta~ry