HomeMy WebLinkAboutPlanning Comm min 1974/01/23 MINUTES OF A REGULAR MEETING OF THE
CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
January 23, 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, Assistant Director of
Planning Williams, Current Planning Supervisor Lee, Assistant Director of Public
Works Roberts, Environmental Review Coordinator Reid, Deputy City Attorney Beam
and Secretary Mapes.
Chairman Macevicz led in the pledge of allegiance to tile flag, followed by a
moment of silent prayer.
Chairman Macevicz noted the resignation of Commissioner Whitten and relayed
Mr. Whitten's expression of regrets in leaving the Planning Commission.
APPROVAL OF MINUTES
MSUC (Rudolph-Chandler) The minutes of the meeting of January 9, 1974 be approved
as mailed.
1. Request for deferral of public improvements between First Avenue and Minot,
north of "E" Street, Dean Butterfield.
Director of Planning Peterson reported this is a routine request for deferral of
alley improvements. The staff recommends approval of the request since it would
be impractical to construct the alley paving in individual segments behind each
lot.
MSUC (Chandler-Wilson) The request for deferral of public improvements at the
rear of 168 First Avenue be approved subject to the following conditions:
1. The applicant shall execute an agreement to guarantee the installation
of concrete alley improvements upon written notice by the City.
2. The applicant shall post a surety in the amount of $2,600 to cover
the cost of construction.
3. The applicant shall waive the right to protest in the event a 1911 Act
proceeding is initiated.
2. PUBLIC HEARING (Cont.): Environmental Impact Report EIR-73-16 - Windsor Views
Environmental Review Coordinator Reid reported that the most significant revisions
to the Environmental Impact Report since the previous hearing included an
evaluation of the development's relation to the Open Space Element, evaluation
of the destruction of natural features of the property and the relationship
between the grade and natural features, and the result of the archeology survey
of the site which has been conducted. It is recommended that the report as
revised be adopted with the condition that in considering a Planned Unit Develop-
ment or tentative map for the development noise attenuation measures be required.
Chairman Macevicz declared the public hearing reopened.
City Planning Commission -2- January 23~ 1974
David ?arkinson, Westec Services, 1520 State Street~ San Diego~ reported that
an archeological survey of the site had indicated there are some scattered
the ro ~rty. In a one day salvage operation conducted by the
art?a~ts.~ ~-~¢~:~elv 18 small artifacts were recovered an~ ~ere
arcneo/ogls~ ~p~.u^.,,,~
to the Huseum Of Man and the State University. He passeo arouno Tor oDservd~u.
a sample of a side scraper stone tool which had been found. The importance of
the site is deemed by archeologists as moderate to minor. He reported that
thcs ty~e of finding is quite widespread throughout San Diego County and he felt
the salvage performed is an adequate mitigating measure to permit development
of the site.
Richard Carrico, 2562 Ridgeview Drive, San Diego, archeologist employed by
r this survey, reported that this general area has never been surveyed
Westec fo . _ · ' ' He felt the recordation of the
by an institutlon for archeolog~ca/ purposes.
artifacts found would be sufficient for museum purposes. The type of tools found
indicate this was a working area rather than a habitation site.
As no one else wished to speak, the public hearing was closed.
MSUC (Rudolph-Wilson) EIR-73-16 be adopted as the City's Environmental Impact
Report for the Ilindsor Views project subject to the staff recommendation for
attenuating measures.
3. Consideration of Tentative Map for Bonita Ridge Subdivision PCS-73-6
Current Planning Supervisor Lee discussed the revised map submitted by the
applicant in response to the Commission's request for redesign of the circulation
system. The revised map has increased the number of lots from 131 to 136 and
proposes development in three phases instead of four. The eastern access from
Acacia Avenue has been deleted with access for that portion of the development
to come from Otay Lakes Road through the Ranchito Robinhood development. This
would result in a reduCtion of 220 trips per day of the anticipated additional
traffic on Acacia Avenue from this development. He reported that the developer
has shifted some of the slopes and provided different house plans to increase
the amount of usable lot area in most of the instances cited in the staff report
as problems. Conditions for approval of the revised map are contained in the
staff report.
Chairman Hacevicz called on the applicant for his response to the staff recommenda-
tion.
James Ashbaugh, planner with George Nolte and Associates, consultants for Par
Construction Company, reported that in seeking alternatives to access from Acacia
Avenue it was determined that the center cul de sac could not be served from any
other access without requiring grades of 17 to 19 percent and massive grading
of the hillsides merely to cut the street through. This is counter to their
objective of trying to retain a maximum area of natural open space, tie indicated
the developer would prefer approval of the revised map rather than the original
since it does provide a means of access to all phases of the proposed development.
On the original map one portion of the development would require access through
undeveloped property for which no development plan has been proposed.
City Planning Con~n~osion -3- January 23, 1974
Frank Saras, President of the newly formed Long Canyon Home Owners Association,
expressed their concern with traffic and drainage from this development as it
affects the residents of Acacia Avenue. He felt this development would set a
precedent for future development for the Long Canyon area and noted their desire
to maintain an atmosphere of rural living. He reported they are in the process
of preparing a letter to the County requesting a study and recommendation to
solve the drainage problem.
Derrick Smith, 4180 Acacia Avenue, asked for additional information concerning
the development of the area nearest to Acacia.
Mr. Ashbauqh advised that those lots would be single level pads which would be
improved with one story houses. Split level pads would utilize two-story house
designs.
Shirley Smith, representing Bonita Belaire I~ome Owners Association, expressed
their request that the development plan be denied due to the high density of the
development in certain areas, not the overall density. She felt the underlying
zone should govern the minimum lot size that would be permitted, and if the
t~illside Ordinance is applicable then the lot sizes should be increased. She
also felt that additional growth in that area would dilute the quality of services
available to the established residents. She asked who would take care of the
open space proposed by this development.
It was pointed out an open space maintenance district would be formed and the
residents within the district would be taxed to pay for the maintenance costs.
Commissioner Wilson asked the approximate price range of homes proposed for this
development.
Step,art Pritikin indicated the homes would be in the $50,000 to $70,000 price
range. He then discussed the various styles to be used on level pads, 4 foot
split level and 8 foot split level pads. He also advised there are no lots
where the side separation between houses would be less than 20 feet; the average
lot width is 80 feet.
IqSC (Chandler-Rice) Recommend to the City Council the approval of the revised
tentative map, providing only one access from Acacia Avenue, subject to the
conditions recommended by the Planning Department and the Engineering Division.
The motion carried by the following vote:
AYES: Members Chandler, Rice, Macevicz and Wilson
NOES: Member Rudolph
ABSENT: None
4. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-74-2 - Request to operate service
facilit~ for recreatio~ vehicles and mobile homes at 924
Industrial Blvd.~ Dase s Recreational Vehicle and Mobil~'~
Home Service.
Director of Planning Peterson displayed a plot map of the area, indicating the
llO0 sq. ft. portion of the industrial building proposed for this use, which
Ci.ts ?lanni. ng Comm~>sion -4- January 23, 1974
the staff feels would be compatible with existing uses within the complex.
Approval is recommended subject to the stipulated conditions.
This being the time and place as advertised, the public hearin§ was opened.
Joseph Daye, 150 Paisley Court, reported that he has been operating a vehicle
repair business in San Diego and is desirous of moving the operation to Chula
Vista to be nearer to the majority of the mobile home parks since the use of
recreational vehicles is declining due to the energy shortage. He expressed
agreement with the operating conditions recommended by the staff.
As no one else wished to speak, the public hearing was closed.
MSUC (Wilson-Rudolph) Conditional Use Permit PCC-74-2 be approved subject to
the following conditions:
1. No engine or drive-train repair or servicing shall be done at this site;
welding is also prohibited.
2. Body work and painting operations shall be limited to the replacement of
damaged sections and spot touch-up work only.
3. Onsite repair and servicing shall be conducted inside the building.
4. Due to parking space allocation for the industrial building, vehicles
· waiting for repair or service shall be limited to a maximum of one
outside of the repair area.
Findings are as follows:
l. The recreational vehicle and mobile home servicing facility is located
in convenient relationship to a number of mobile home parks and is compatible
with existing uses at the site.
2. The proposed use is located in a complex of compatible uses and is
adequately separated from residential and noncompatible commercial uses.
3. All applicable regulations and conditions of the City Code will be
complied with.
4. The General Plan allo~s for the location of conditional uses in the I-L
zone upon a determination of compatibility, which has been reasonably assured
in this case.
5. PUBLIC HEAtING~t eet, Gi erto Sanchez.
a~n
Director of Planning Peterson indicated the location of the lot back of the service
station, ~ith access from L Street, where the applicant proposes to construct
a 300 sq. ft. paint spray booth and a 600 sq. ft. enclosed auto storage shed.
It is also proposed to utilize two older structures on the property for body repair
work and storage. Mro Peterson advised the staff has concern about the compatibility
of this type of operation with the two-family residences to the northwest and
with the commercial uses fronting on Braodway, and for this reason it is recommended
that the application be denied.
City Planning Commission -5- January 23, 1974
This being the time and place as advertised, the public hearing was opened.
Gilberto Sanchez, 555 17th Street, san Diego, reported that all painting would
be done inside the paint spray booth, and the body work would also be done inside
a structure, but he did not feel he could afford expensive soundproofing conditions.
Herbert Young, 873 Riverlawn, expressed opposition to having a body and paint
shop located that close to the existing residences with nothing to buffer the
noise.
As no one else wished to speak, the public hearing was closed.
The Commission discussed the possibility of imposing conditions to buffer the
noise, and in response to questions by the Commission, Mr. Sanchez reiterated
that he could not afford that much expense in improving the property.
MSUC (Rice-Rudolph) PCC-74-1 be denied based on the finding that the noise from
the operation of a body shop at the proposed location would tend to be detri-
mental to the welfare and injurious to the property rights of the adjacent and
nearby residential dwellings and the laundry and motel uses.
6. PUBLIC HEARING: Consideration of Parks and Recreation Element of the General Plan.
Director of Planning Peterson reported that in preparing this Plan the population
of the city was compared with the existing park'system; and the approximate future
population based on the General Plan holding capacity was compared with park
standards recommended by the National Recreation and Park Association. This study
revealed that the City has been exceeding its own standard of 2 acres per 1,000
population, but it appears that the attainment of the N.R.P.A. standard of 5
acres per 1,000 population would be difficult to achieve. The conclusion reached
is that a reasonable park standard to try to attain would be 4 acres per 1,000
population; this standard would require an additional 82 acres of park land to
serve the existing population.
Mr. Peterson noted that the Park and Recreation Commission, at a meeting earlier
this week, adopted this Parks and Recreation Element.
This being the time and place as advertised, the public ~learing ~as opened.
A1Hooper, 324 Patricia, member of the Environmental Control Commission, reported
that the standards adopted by other municipalities range from lO acres per 1,000
population in Escondito to 5 acres per 1,O00 in Imperial Beach, He felt
that Chula Vista should be in the median between these two figures. He further
suggested that since the western portion of the city is quite fully developed
making the attainment of additional park land difficult, an effort should be
made to obtain more park acreage in the eastern portion as it is developed to meet
the needs of the total population.
Assistant Director of Planning ~illiams displayed the map of the Park and
Recreation Element noting the community park districts and the neighborhood park
districts and the symbols indicating existing parks and areas where parks are needed.
City Planning Commission -6- January 23, 1974
~e also discussed the compilation of existing standards of the major cities
in San Diego County. He reported that the compilation included in the report
was prepared by the County of San Diego some time ago and recent contact with
the individual cities has revealed a number of revisions in the standards.
The recommended standard is as high or higher than the majority of the cities.
Commissioner Wilson inquired if the proposed park acreage includes golf courses
and was advised golf courses are not included in park land.
Commissioner Rudolph pointed out that with the adoption of the Bayfront Plan
there will be considerable acreage added to the park land in the western part
of the city. It was noted this will be a community park to serve all residents
of the city.
Commissioner Rudolph also commented on the desirability of establishing bicycle
and hiking trails to connect the parks with the various residential communities.
She felt the park plan map should include the trails system.
Director of Planning Peterson agreed that this should be investigated and felt
the trails should also be shown on the Open Space Plan. A trails system would
require precise planning and the park plan is not at that level but the plan
could indicate the intent to link certain areas by trails.
MSUC (Rice-Chandler) The public hearing for consideration of the Park and
Recreation Element of the General Plan be continued to the meeting of February
13, 1974.
7. Consideration of a schedule and fee for review of General Plan Amendments.
Director of Planning Peterson pointed out that State law now limits cities to
three General Plan amendments a year. It is, therefore, felt advisable to
establish a time schedule for receiving applications, preparing reports, and
holding the hearings. The schedule proposed would schedule hearings in April
and in October; this would reserve one of the allowed changes for City-initiated
amendments. Since the cost of advertising and processing General Plan amendments
would be similar to the cost of a rezoning application, it is suggested that a
fee of $200 plus $2.00 for each acre over 5 acres be established.
MSUC (Rudolph-Wilson) Recommend to the City Council the adoption of a time
schedule and fee for General Plan amendment~ as recommended by the staff.
DIRECTOR'S REPORT
Director of Planning Peterson asked if the Commission would want to schedule a
workshop meeting on January 30, in lieu of the regular date of February 20, in
order that they might consider the procedural policy for Environmental Impact
Reports prior to its adoption by the City Council by February 15.
Commissioner Rice commented that he would like to raise some questions concerning
the ordinance on Environmental Review Procedures. The first was in regard to
cumulative impact.
Attorney Beam explained that cumulative as defined in the new State Guidelines,
refers only to the continuing impact of a single development or project and not
City Planning Commission -7- 6anuary 23, 1974
to the cumulative effect of all development in an area.
Commissioner Rice then asked about phased projects, which the procedures state
require a single EIR on the total project. He felt this should have applied
to the conditional use for a borrow pit recently approved, on which the
Environmental Review Committee had rendered a Negative Declaration of Impact.
He asked that the Attorney review this case and give the Commission an opinion.
Fir. Rice's last question dealt with the exemption from environmental impact
procedures of project approved or given support by the City of Chula Vista prior
to the effective date of CEQA.
Commissioner Wilson pointed out this is a grandfather clause which is commonly
used to prevent legislation from being retroactive.
Chairman Macevicz asked for the Commission's desires on setting the date of the
workshop.
MSUC (Rudolph-Chandler) A workshop meeting be scheduled for January 30 in lieu
of the meeting regularly scheduled for February 20, in order to review the
Environmental Review Policy prior to its adoption by the City Council.
ADJOURNMENT
Chairman Macevicz adjourned the meeting at 9:55 p.m.
Respectfully submitted,
Helen Mapes, Secretaby