Loading...
HomeMy WebLinkAboutPlanning Comm min 1974/02/13 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA February 13, 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 ex-officio member Anewalt. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Environmental Review Coordinator Reid, Senior Engineer Harshman, Deputy City Attorney Beam and Secretary Mapes. APPROVAL OF MINUTES MSUC (Chandler-Rudolph) The minutes of the meeting of January 23, 1974 be approved as mailed. CONSENT CALENDAR 1. Consideration of request for deferral of public improvements, 20 Bonita Road - Pat Hart 2. Consideration of request for deferral of public improvements, 1165 Walnut Ave., Robert F. Kroeger These are routine requests for deferral of installation of street improvements. - The Engineering Division has recommended approval subject to the execution of an agreement to guarantee future installation and the posting of surety to cover the cost of the installation. MSUC (Rice-Rudolph) The two items on the consent calendar be approved subject to the conditions recommended in the staff report. 3. PUBLIC HEARING: Environmental Impact Report EIR-73-18, Canyon Apartments Environmental Review Coordinator Reid advised that durino the ~ostin~ period for the draft report, written comments were received from on~ person which were enclosed in the report to the Commission. He also noted the four primary con- cerns reported by the Environmental Control Commission following their considera- tion of the report, and the staff's suggestions for revisions and additions to the report in the preparation of a final E.I.R. He asked for the Commission's comments and direction on the inclusion of these revisions in the report. Chairman Macevicz opened the public hearing for consideration of EIR-73-18. Lawrence Herman, 1830 West Olympic Blvd., Beverly Hills, advised that this development of approximately 10 acres of R-3 zoned property is the balance of the 160 acres which was master planned in 1958 including the adjacent commercial site. He pointed out this apartment development is a buffer between the single family residential area to the north and east and Telegraph Canyon Road. He indicated their original plans were for 300 a~artment units on this property and this has now been reduced to 204 units which is under the maximum Cits Planning Commission -2- February 13~ 1974 allowed by the General Plan. He advised their development plans will utilize the sloping topography. He also reported that the site was explored by an archaeological expert who found nothing on this site. He felt the impact of increased traffic would not be great since there will be shopping adjacent, recreational facilities are included in the development and Telegraph Canyon Road is on the bus line. Since these will be rental units, the developer will include noise attenuating factors as needed to make the units desirable. He concluded by stating that planning for people and their basic necessity of housing is as important as planning for environmental concerns and he felt this development would be an asset for people and for the surrounding ~hysical aspects. Rick Odiorne, environmental consultant for Rick Engineering Company, 5620 Friars Road, San Diego, reported their survey had not revealed any archaeological resources on this site and the proposed development would have no more effect on offsite resources than the present use of the property by motorcyclists. Commenting on the effect of this development on the long range availability of various natural resources, Mr. Odiorne felt the energy crisis does not warrant the delay of any project for the orderly population growth of the area and that apartment construction does result in a saving in resources needed for heating and air conditioning. He also asserted the growth inducing aspects of the collector street at the southeast corner of the property should not be attributed to this project, since it is a requirement made by the City and not by the developer. Peter Watry, 81 Second Avenue, advised that he had submitted a written report on the E.I.R. which he would not repeat, but he did comment on the impact on schools in the area, pointing out that if the normal increment of school children is derived from this development, it would bring all three levels of schools over their capacity. He also felt the impact of traffic should take into consideration the added traffic on Telegraph Canyon Road that can be expected with the development of the area to the east. He expressed the opinion that these two areas of concern demonstrate the need for a complete overall of the General Plan in lieu of the approval of each development proposal based on its singular impact. As no one else wished to speak, the public hearing was closed. Commissioner Rudolph expressed the opinion that the revisions to the E.I.R. suggested by the staff should be included for the Commission's information in evaluating the project. She also pointed out that under climate there is no discussion as to air patterns, winds, inversions, air pockets, etc., and she felt these factors should be addressed in the report. She felt the statements relating to an adult oriented development should be deleted from the E.I.R. since there is nothing in the site plan to indicate there will be no children. She also asked that noise mitigating measures should be included, and also that affirmative housing as backed by the B.C.A. should be encouraged. MSUC (Rudolph-Wilson) Consideration of the Environmental Impact Report for Canyon Apartments be continued to the meeting of February 27, 1974. City Planning Commission -3- February 13, 1974 4. PUBLIC HEARING: Rezonin~ PCZ-74-C~ 96 Del Mar Avenue and adjacent souther~ lot, R-3 to C~ - M.E. G~a~r and J.C.' WOodward Director of Planning Peterson displayed a plat showing the location of the property proposed for rezoning and advised that the General Plan is not definitive enough in the boundary lines between designations to determine whether this particular property should be office use or multiple family; it could be interpreted either way. He pointed out the drainage channel which traverses this property making any development difficult and resulting in the need to take access to the property from Del Mar Avenue rather than G Street. Although the site plan provides for 17 offstreet parking spaces which would fulfill the requirements for the use contemplated, it is felt that any commercial use of the property would result in an increase in the onstreet parking which would not be desirable in this predominantly residential neighborhood. Mr. Peterson commented on the factors favoring the rezoning and those factors arguing against the rezoning. The staff's recommendation is for denial of the request. Mr. Peterson reported the receipt of two letters supporting the rezoning request, one from Dwight Gove Agency and the second from the Downtow~ Third Avenue Business Association. Commissioner Wilson asked the number of apartment units that could be developed under R-3 zoning on the property, and it was reported the number would be 16. This being the time and place as advertised, the public hearing was opened. Ralph Arnold of Taylor Wheeler Planning Corporation, 2828 N. Wishon Avenu% Fresno, reported they specialize in plans for medical and dental offices throughout California. He felt the anticipated traffic generation of 100 trips per day is too high as each of the doctors would serve a maximum of 32 patients per day resulting in 64 trips per day; the proposed laboratory would not generate additional traffic since it would do no outside work. He felt that due to the topography and drainage problem on the property, a professional office building is the only feasible development for the property. Jim Fritchard, Jim's Gun Shop, 277 G Street, spoke of his efforts over the past years to improve the appearance of the area and get someone to develop the corner property. He complained that owners and employees of the businesses located on Third Avenue do not use the City parking lots, but park along the residential streets in the area. He expressed support for the proposed pro- fessional office building in order to keep the density of the area from coming heavier. He felt there is presently too much apartment development in the area. As no one else wished to speak, the public hearing was closed. Commissioners Chandler and Wilson expressed the opinion that the proposed office use would be preferable to R~3 development in this area. Commissioner Rudolph commented that good planning does not allow the intrusion of commercial development on side streets; it should be contained in a cen- tralized area. City Planning Commission ~4- February 13, 1974 MS (Wilson-Chandler) Rezoning request PCZ-74-3 from R-3 to C-O be approved. The motion failed to carry by the following vote: AYES: Members Wilson and Chandler NOES: Members Rice, Macevicz and Rudolph ABSENT: None Chairman Macevicz advised the applicant of the right of appeal to the City Council within ten days. Commissioner Rice suggested that in the event this rezoning is not appealed and approved by the City Council, the staff undertake a study of this area and make a recommendation for possible rezoning or changes in the traffic plan. 5. PUBLIC HEARING: Variance PCV-74-1~ Request for reduCtion of rear Nard 10' to 5", 2~7 Third Avenue - Ward FitZ~'atrick .... Current Planning Supervisor Lee indicated the location of the property at the northeast corner of Third and Davidson where the applicant proposes to con- struct a two story commercial building with the lower floor 7~ from the alley and the second story 5' from the alley. The adjacent building to the north observes a 5' setback from the alley, and the Traffic Engineer has indicated that the 7' setback will not present a problem. The Downtown Association has expressed support of the request, and the staff recommends approval subject to conditions relating to the filing of a parcel map, site plan and architec- tural review by the Planning Department, and the requirement of landscaping and irrigation. This being the time and place as advertised, the public hearing was opened. Frank Phillips, 3942 Horton Road, Bonita, representing the applicant, indicated it is their intent to limit landscaping to the patio area. He felt that the proper architectural treatment of the front of the building would be preferable to strip landscaping which would be difficult to maintain. As no one else wished to speak, the public hearing was closed. MSUC (Chandler-Wilson) Approval of Variance PCV-74-1, subject to the following conditions: 1. A parcel map shall be filed in accordance with the Subdivision Ordinance. 2. Prior to issuance of building permits, site plans shall be submitted for review by the Planning Department in accordance with Zoning Ordinance Sections 33.507 H 3, 33.901 B 30, and 33.1313. 3. Landscaping and irrigation plans shall include landscaped areas fronting on Third Avenue and Davidson Street. City Planning Con~ission -5- February 13, 1974 Findings are as follows: a. Orientation of entrances toward the alley and public parking area precludes the use of the area for trash containers and for parallel parking; therefore, a 7' setback at ground level is sufficient. b. Other buildings in this area presently have setbacks from the 20' alley ranging from O' to 5' so the granting of this variance does not constitute a special privilege not enjoyed by other properties in the vicinity. c. The granting of this variance will not be detrimental to adjacent owners; furthermore, the Traffic Engineer has determined that the reduced setback will not create a traffic or pedestrian hazard. d. Granting this variance will not affect the General Plan. 6. PUBLIC HEARING: Variance PCV-74-2~ Request to create a lot Without street f~onta~e~ 50 J Street' ~6hn A..' Bake~ .............. Current Planning Supervisor Lee indicated the location of the property which is proposed to be split into two lots to accommodate the construction of a 2100 sq. ft. split level house on the eastern portion of the existing parcel; there is an existing house on the western portion of the lot. This property and adjacent lots are served by a 45' easement from J Street. There has been no dedicated road system put in this area and it is not practical to do so at this time. Mr. Lee reported the receipt of one letter of protest to this additional develop- ment on the private road from a resident in the area. Commissioner Rice asked if the easement adjacent to this property would be used as an access route to the Hilltop Telegraph Canyon Park, and it was reported this is not planned. This being the time and place as advertised, the public hearing was opened. Frank Phillips, 4932 Horton Road, representing John Baker, expressed concurrence with the conditions recommended by the staff. The Commission discussed the possibility of improving the conditions of the private road and it was noted this would have to be a joint effort by the 11 residential properties using the road. As no one else wished to speak the public hearing was closed. MSUC (Rice-Wilson) Variance PCV~74-2 be approved subject to the following conditions: 1. Division of the property shall be subject to the submittal and approval of a parcel map. 2. If this property is to be served by sewer, installation of a pump station may be required by the City Engineer. If private disposal systems are to be utilized, a percolation test shall be made by the applicant to determine City Planning Commission -6- February 13, 1974 whether an additional private disposal system can be accommodated on the subject property. The results of such a test shall be submitted to the Building Depart- ment concurrent with improvement plans for the property. The Building Department may approve or disapprove the private disposal system as required to protect the public health and safety. 3. A landscaping plan for all existing and new slopes shall be submitted and approved subject to the following guidelines. a. Complete landscaping and irrigation plans with related specifications including construction techniques, maintenance and guarantees, shall be submitted and approved by the City's Landscape Architect with the issuance of a grading permit. b. All landscaping and irrigation systems shall be installed within 30 days after any grading is completed. c. All landscaping shall be maintained by the contractor or developer. Seeded areas, cuttings, plants, shrubs and trees shall be replaced if seeds fail to germinate or if any plants fail to grow. Maintenance shall continue by the contractor or developer until the owner, lessee or renter takes occupancy, at which time they shall assume responsibility. d. Planting standards, soil preparation, fertilization, and weed control shall be in conformance with the City of Chula Vista Landscape Manual adopted by Resolution 5295 of the City Council. e. Slopes shall utilize fine leaf ice plant, such as mesembrianthemum croceum or rosea. Substitutes or alternatives may be considered by the City's Landscape Architect subject to the submission of complete specifica- tions. Plant cuttings shall be tip cuttings and not lateral cuttings and not less than 6" in length. Cuttings shall be staggered spacing a maximum of 12" on center. f. The existing pepper tree on site shall be retained and included in the landscaping plan. 4. All utilities shall be placed underground on the newly created lot. 5. The handling of drainage within and through the properties is subject to detailed approval by the City Engineer. 6. Two guest offstreet parking stalls (minimum 20' X 20') for the subject parcel 2 shall be required in addition to the required 2 car garage. Minimum back up area for guest parking stalls shall be 24 feet. 7. Deed restrictions prohibiting garage conversion and establishing the respon- sibility for maintaining the access easement shall be submitted for staff approval prior to recordation of the final map. 8. Site plan and architectural review shall be required for the proposed dwelling unit and fencing prior to the issuance of building permits. City Planning Commission -7- February 13, 1974 Findings are as follows: a. Previously approved division of land in this area has created a lot that can only be served by a driveway easement. b. The lots proposed will be similar in size and configuration to other lots in the area and zone. c. Based on conditions enumerated in this resolution, no detrimental effect will be created. d. The residential density resulting from this variance is in conformance with the General Plan. 7. PUBLIC HEARING: Consideration of alternate alignments for Tidelands Avenue and E Street Director of Planning Peterson displayed a plat showing the three alternate align- ments for Tidelands in the vicinity of E Street, west of Interstate 5, and a slight realignment of E Street where it intersects Tidelands. The reason for the changes is an attempt to achieve a right angle intersection between E Street and Tidelands Avenue and to avoid a reverse curve as proposed in the Sedway/Cooke report. With regard to the realignment of Tidelands Avenue, an attempt is made to improve the relationship between Tidelands Avenue and the future onramps to I-5 and also to minimize the cost of crossing the Sweetwater channel by using a straight line rather than the curvalinear bridge indicated on the Sedway/Cooke plan. This being the time and place as advertised, the public hearing was opened, but as no one wished to speak, the public hearing was declared closed. MSUC (Rudolph-Wilson) Approve Route "C" for the realignment of Tidelands Avenue and "E" Street and recommend to the City Council the adoption of this route. 8. PUBLIC HEARING (Cont.): Consideration of Parks and Recreation Element of the General--Plan Director of Planning Peterson noted that this hearing was continued from January 17 with a request from the Commission to include a trails system as part of the Parks Element. He reported it is difficult at this time to determine the exact location of such trails because of topographic conditions, but an addition to Policy No. 3 expressing the intent of the City to provide such trails as the area is developed is suggested in the staff report. Commissioner Rudolph commented that she felt this addition to the policy is adequate to express the intent of developing such trails. Commissioner Wilson asked if there are any plans for providing a large multi- purpose recreation area, which might include two or three baseball fields and a soccer field. City Planning Commission -8- February 13, 1974 Director of Planning Peterson advised that this is a strong desire on the part of the Director of Parks and Recreation and he has been looking at sites which may be reserved as permanent open space and used for this purpose, although it will be difficult to obtain a large level area. MSUC (Chandler-Rice) The Parks and Recreation Element with the proposed addition be approved and a recommendation for its adoption be sent to City Council. DIRECTOR'S REPORT Mr. Peterson commented on the appointment by the City Council of two new Planning Commissioners although it is not certain when they will meet the requirements of the State law for filing a statement of income and assets in order to take seats on the Commission. COMMISSION COMMENTS Commissioner Rudolph called attention to the League of California Cities dinner meeting on February 21 on the subject of mass transit. She expressed her desire for a reservation for this meeting. Chairman Macevicz also requested a reserva- tion and Commissioner Rice indicated he may also attend. Chairman Macevicz adjourned the meeting at 9:04 p.m. Respectfully submitted, Helen Mapes, Secretary