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HomeMy WebLinkAboutPlanning Comm min 1987/11/18 Tape No.: 285 Side 1 : 0-767 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA Council Chambers 7:00 p.m. Wednesday, November 18, 1987 Public Services Building ROLL CALL COMMISSIONERS PRESENT: Chairman Carson, Commissioners Cannon, Casillas, Fuller and Tugenberg COMMISSIONERS EXCUSED: Commissioners Grasser and Shipe STAFF PRESENT: Director of Planning Krempl, Principal Planner Lee, Deputy City Attorney Moore, Senior Civil Engineer Daoust, Associate Planner Griffin PLEDGE OF ALLEGIANCE - SILENT PRAYER The pledge of allegiance to the flag was led by Chairman Carson and was followed by a moment of silent prayer. INTRODUCTORY REMARKS Chairman Carson reviewed the composition of the Planning Commission, its responsibilities and the format of the meeting. APPROVAL OF MINUTES MSC (Cannon/Casillas) Tugenberg abstained, to approve the minutes of the meeting of September 23, 1987. Only three Commissioners were present who had attended the meeting of October 14, so approval of the minutes for that meeting will be delayed until a quorum vote can be obtained. MSC (Cannon/Casillas) Fuller abstained, to approve the minutes of the meeting of October 28, 1987. ORAL COMMUNICATIONS None 1. PUBLIC HEARING: PCZ-88-F and P-88-5: Consideration to rezone ll.9 acres located on the southwest and southeast corners of East "H" Street and Rutgers Avenue, from R-1-H to R-1-H-P and Precise Plan for 40 single family attached units - Kelton Tile Company MINUTES -2- November 18, 1987 Principal Planner Lee advised that a request was received from the applicant to continue this hearing to December 2, 1987, and corrected notices were sent out. MSC (Cannon/Fuller) to continue the public hearing on PCZ-88-F and P-88-5 to the meeting of December 2, 1987. 2. PUBLIC HEARING: PCC-88-14 and ZAV-88-6: Request to establish church offices and fellowship meeting place at 110 Third Avenue - Calvary Chapel Associate Planner Griffin pointed out the proposed site, a single family dwelling on an R-1 parcel with single family homes adjoining on the south, west and north and Fredericka Manor across the street. The adjacent zoning is R-1 and R-3. He displayed the site development proposal and advised that the application is to use the existing dwelling, modifying the interior to accon~odate church offices and counseling during the day and small groups in the evening between 7:00 and 9:30 p.m.; the church will continue to hold Sunday services in rented space at Southwestern College. Mr. Griffin noted that churches are allowed in the R-1 zone, subject to a conditional use permit and subject to certain development standards relating to site size, setbacks and fencing. Since this site does not meet those standards, the variance application was filed. The staff can find no hardship related to the property for granting the variance and recommends denial of both applications. This being the time and place as advertised, the public hearing was opened. Cynthia Williams, 114 Third Avenue, owner and resident of the adjacent property to the south, objected to the proposed use as an invasion of her personal privacy, and because of parking problems. She feared the possible future as a meeting house for a church or as a halfway house, or a counseling place for drug abusers. If the group becomes larger, parking will be more difficult. She contended the church is a business and the city should zone the area commercial or reject the proposal. Don Schock, 853 Blackwood Road, pastor of Calvary Chapel of Chula Vista, pointed out that with two driveways and extended parking at each side of the house, they can accommodate six vehicles and could provide additional parking on the site if desired. He affirmed that the church has purchased the property and has been using it as offices and for counseling for about two weeks. This was done to afford an equity in an investment rather than paying rent. There will be no change to the outside of the house and the only interior modification will be a handicap bathroom, so that the house can be resold for residential use. Member Cannon commented that, other than economic, he was unable to determine any hardship necessary to grant the variance as required by law. MINUTES -3- November 18, 1987 MSC (Cannon/Casillas) Tugenberg dissenting, to find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-88-27. MSUC (Cannon/Casillas) to deny PCC-88-14 and ZAV-88-27. 3. PUBLIC HEARING: PCZ-88-E: Consideration to rezone 1.67 acres located between "C" Street and Trousdale Drive on Third Avenue extended from R-1 to R-3-P-21 - Pioneer Mortgage Associate Planner Griffin pointed out the location of the property, 800 feet north of "C" Street, and surrounded by a mobile home park on the west, light industrial use on the north, single family homes on the north and vacant land and an apartment complex to the south. The slope on the eastern part of this property will separate the buildings on this property from the single family homes to the east. The proposed zoning will allow 21 units per net Ac. and is in conformance with the General Plan. Mr. Griffin displayed precise plan drawings for the project which will include a total of 35 units in one two-story and two three-sorry structures, with a common recreation area to the east and south of the buildings, with the major portion of the easterly slope to be retained as permanent open space, which will provide a physical separation from the single family area. This area is in transition and the proposed develop will provide a buffer between existing uses. The staff recommends approval of the request subject to the recordation of a final map for the Las Brisas subdivision. Commissioner Tugenberg asked about the site being in the flood zone. Mr. Griffin acknowledged that is true and while the flood control project is not totally complete, the channel is at a stage where it would hold any flow of water so this site would not be adversely affected. This being the time and place as advertised, the public hearing was opened. Edwin Laser, lOlO Turquoise Street, San Diego, architect for the applicant, stated that he and the engineer, Steve Nasland, are present to answer any questions concerning the project. Gary Naiman, 5605 E1 Cajon Boulevard, San Diego, owner of the property, announced that he, too, would be happy to answer any questions, but had nothing to add to the staff's presentation. As no one else wished to speak, the public hearing was closed. MSUC ITugenberg/Fuller) to find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-85-12(A). MINUTES -4- November 18, 1987 MSUC ITugenberg/Fuller) to recommend that the City Council enact an ordinance to change the zone on 1.67 acres from R-1 to R-3-P-21 as shown on Exhibit A, subject to the recordation of a final map for Las Brisas. 4. PUBLIC HEARING: PCZ-88-C: Consideration to rezone 0.59 acres located to the westerly side of Otay Lakes Road, between Ridgeback Road and East "H" Street to P-C and C-C-P - Sudberry Properties, Inc. Associate Planner Griffin advised this is a zone boundary adjustment to straighten the line between the commercial site at the northwest corner of East "H" and Otay Lakes Road and the Planned Community project to the west. The staff recommends approval. This being the time and place as advertised, the public hearing was opened. Tom Sudberry, 4350 La Jolla Village Drive, Suite 210, San Diego, the applicant, stated he had nothing to add to the staff report but is present to answer any questions. As no one else wished to speak, the public hearing was closed. MSUC ITugenberg/Cannon) to recommend that the City Council enact an ordinance to change the zone on 0.59 acres to P-C and C-C-P as shown on Exhibit A attached to the staff report. 5. PUBLIC HEARING: Proposed Amendments to the Certified Local Coastal Program and Bayfront Specific Plan Principal Planner Lee reported that Community Development Director Desrochers indicated he wished to request a continuance of this hearing to the next Planning Commission meeting. MSUC (Cannon/Tugenberg) to continue the public hearing on proposed amendments to the Certified Local Coastal Program and Bayfront Specific Plan to the meeting of December 2, 1987. 6. REPORT: PCM-87-6: Report on additional consideration of Rancho Del Rey SPA-I pLan and related items. Director of Planning Krempl recalled that on November 4, when the Commission took action on the General Development Plan for E1 Rancho del Rey, they passed on to the next agenda item, without commenting or taking action four related items of the project, including the SPA I plan, the Public Facilities Plan, Financing Analysis and the Development Agreement. Because of the complexity of the project, the staff felt there would be some merit to having the Commission's thinking and commentary submitted to the City Council prior to their consideration of the project, which is scheduled for December 8. MINUTES -5- November 18, 1987 Mr. Krempl also pointed out that on the heels of the SPA plan, there are two tentative maps--one involving the employment park and the other on the residential component of the project--which had preliminarily been scheduled for Commission consideration on December 2. If the Council action on the SPA plan would make a difference in the consideration of either of the tentative maps, it would be possible to schedule those maps for the second meeting in December rather than the first meeting. Commissioner Cannon expressed the hope that the Council would take the Planning Commission's recommendation and deny the General Development Plan. He expressed the feeling that if the Council desires to pass this project, they may do so on their own wisdom. He did not feel the Commission should jump the gun on the Council's action and suppose that they are going to vote in favor, and go ahead and consider a tentative map prior to the Council's decision. Commissioner Fuller stated that since she is in favor of the plan, she would like an opportunity to express comments on the various related phases, as well as some of her concerns. She concurred with delaying the tentative maps until after the Council approves the plan. MSUC (Fuller/Cannon) that the Commission have discussion on the five items enumerated in the staff report for November 18 at the meeting on December 2 and hold the maps until the meeting of December 16. 7. REPORT: PCM-88-12: Consideration of a policy permitting reduced sideyard setbacks for single-family dwellings containing three-car garages. Principal Planner Lee reported that earlier this year the City Council received requests from different developers to allow for a reduction in the required sideyard setback on single family lots from l0 feet on one side to 5 feet if a three-car garage is constructed rather than the traditional two-car. The Council requested that the staff review this and report back outlining the issues and making a recommendation. In reviewing the ordinance and pro~ects in the field, the following issues surfaced: Speaking against the reduction of setback are the points that this can result in less curbing due to wider driveways, it also eliminates the ability to gain access to the rear of the lot, and the initial subdivision design could be laid out to provide three-car garaaes with some increases in lot width, although that generally results in increased cost to the buyer. Speaking in favor of the reduction: providing a three-car garage offers more security and gets vehicles off the street. If the number is limited to 33%, it results in a significant architectural diversity. Also the 10 foot sideyard required for a number of years is many times not usable without a substantial amount of work by the home owners as that area typically occurs on the site slope. MINUTES -6- November 18, 1987 Mr. Lee presented the staff recommendation offering that the City Council establish a policy for single family home areas that would allow the reduction of sideyard setbacks for the construction of three-car garages provided a minimum building separation of l0 feet is maintained and the sideyard be no more than a 2% grade; that a maximum of one-third of the lots within a subdivision could have reduced setbacks for three-car garage construction; and that garage conversions would not be allowed where the reduction is granted. In discussing the policy, it was noted that there is no guarantee that the additional garage space would be used for parking a vehicle, but it should help to get vehicles off the street. The developers have indicated there is a market for some three-car garages but it has not been as high as 33%. MSUC (Fuller/Tugenberg) to adopt a motion recommending that the City Council establish a policy with respect tot he reduction in sideyard setbacks for single family residential units containing three-car garages as outlined in items 1, 2 and 3 of the staff recommendation in this report. DIRECTOR'S REPORT Director of Planning Krempl reported that on the previous night the City Council considered the thresholds standards that have been proposed for ll different items, as well as the Growth Management Oversight Committee, and passed a resolution endorsing that. While there were some changes, most notably reqarding police, Mr. Krempl felt that the integrity and the spirit and content of those thresholds as recommended by the Commission are essentially intact. The staff will now be proceeding to conduct a number of studies called for by the program: a 12 to 15 month development forecast; economic profile of the city; evaluation of the level of service at all intersections in the city; and proceeding through the Council with the appointment and designation of a Growth Management Oversight Committee. It is not expected that the committee would start on January l, 1988, but when the mechanics and background information have been accomplished, it is likely that the group will be formed some time next summer and will be reporting to the Planning Commission on some preliminary findings. In response to a question from Commissioner Tugenberg, Mr. Krempl affirmed that these are interim thresholds, subject to refinement and verification, and once the growth management component is completed, it will be incorporated into the General Plan. He discussed the means of adhering to the thresholds, which could include a moratorium on the filing and processing of new tentative maps. COMMISSION COMMENTS None. ADJOURNMENT at 7:57 p.m. to the regular business meeting of December 2, 1987, at 7:00 p.m. in the Council Chambers. Helen Mapes, Secretary Pro Tem Planning Commission WPC 4558P