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HomeMy WebLinkAboutPlanning Comm min 1987/07/08 Tape No: 279 Side 1: 845-1686 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA 7:00 p.m. Council Chambers Wednesday, July 8, 1987 Public Services Building ROLL CALL COMMISSIONERS PRESENT: Chairman Shipe, Commissioners Cannon, Carson, Fuller, Green and Tugenberg COMMISSIONERS ABSENT: Commissioner Grasser STAFF PRESENT: Director of Planning Krempl, Principal Planner Lee, Deputy City Attorney Moore, Senior Civil Engineer Daoust, Library Director Lane PLEDGE OF ALLEGIANCE - SILENT PRAYER The pledge of allegiance to the flag was led by Chairman Shipe and was followed by a moment of silent prayer. INTRODUCTORY REMARKS Chairman Shipe reviewed the composition of the Planning Commission, its responsibilities and the format of the meeting. ORAL COMMUNICATIONS None 1. PUBLIC HEARING: VARIANCE ZAV-87-28M - REQUEST TO REDUCE REQUIRED NUMBER OF PARKING SPACES FROM 375 TO 152 SPACES FOR WAREHOUSE AND OFFICE AT 1650 INDUSTRIAL AVENUE - RTA INTERNATIONAL (CONTINUED) Principal Planner Lee stated that the applicant had withdrawn the request for a zoning variance; therefore the request to reduce the number of required parking spaces was no longer necessary. Planning Commission -2- July 8, 1987 2. PUBLIC HEARING: (CONTINUED) PCZ-87-L - CONSIDERATION TO REZONE 2.6 ACRES LOCATED AT THE SOUTHEAST CORNER OF FLOWER STREET AND JEFFERSON AVENUE FROM C-T TO R-3 - APPEL DEVELOPMENT COMPANY Principal Planner Lee noted that the request to rezone 2.6 acres of property located at Flower Street and Jefferson Avenue was continued from the meeting of June 24, 1987, to consider the attachment of the "P" modifier and a density limitation on the basic R-3 request. He explained the flexibility given by the "P" modifier to both the applicant and the City in modifications from the City Code; such as, height of structure, encroachments, higher privacy wall and the like without the use of a variance request. In this particular case, it will be used as a density control. Mr. Lee continued that because of the location of the particular site, it is believed inappropriate to authorize a large apartment complex at 32 du/ac and it is therefore recommended that the density be limited to 22 du/ac with a height limit of two-stories. This is consistent with the potential and existing character of the area and ensures the neighborhood will not be overpowered by bulk and activity levels. Also recommended is a setback requirement of 25 feet along Flower and Jefferson Avenue to ameliorate the impact of development. This being the time and the place as advertised, the public hearing was opened. Charles Gill, 600 "B" Street, Ste llO0, San Diego, stated concurrence with the precise plan recommendation, the "P" modifier, the 25-foot setback and the limitation of height to two stories, but objected to the density limitation to 22 du/ac as presenting a financial handicap. Tony Ambrose, HCH & Associates, 4877 Viewridge Avenue, San Diego, voiced concern that with such a density limitation it would be impossible for the property to develop to maximum density. He noted that the site was in an urban infill location, adjacent to major transportation lines and commercial services, the density limitation is not necessary to protect adjacent R-3 zoned property exempt from similar density restrictions. He said that the City s older commercial areas in need of redevelopment need quality residential and there should not be a flexibility limitation by imposed density caps. A discussion followed regarding the density limitation depending on the size of the units; namely, 28, 26, or 25 d.u. per acre depending on the market mix. Ron Barefield, 2254 San Diego, Avenue, representing Appel Development, said that their intent had been to utilize a density of 28.6 or 28.7 at build out. He commended the Planning Commission at providing affordable housing in the past and commented that the site is unique because of the R-3 density on one side, the commercial, the school and the mass transit. The site is ideal for high-density but also for affordable houses which would create pedestrian traffic instead of vehicular. Planning Commission -3- July 8, 1987 Commissioner Green stated that if studios were developed, there would be no families with children to utilize the nearby school and park. Dan Appel, Appel Development, indicated he was available to answer questions. MSUC (Tugenberg/Fuller) to recommend that Council enact an ordinance to change the zone for 2.6 acres at the southeast corner of Flower Street and Jefferson Avenue from C-T to R-3-P-22 with a height limit of two stories and setbacks of 25 feet along both streets. 3. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-87-35M REOUEST FOR A RECREATIONAL VEHICLE STORAGE LOT WITHIN UTILITY EASEMENT PROPERTY OWNED BY S.D.G. & E. LOCATED AT 1450 JAYKEN WAY - TOY STORAGE Assistant Planner Schilling said the applicant had requested continuation of the item until February, 1988, after the completion of the Montgomery Specific Plan. MSUC (Cannon/Green) (6-0) to continue the item to the meeting of February lO, 1988 and readvertise the hearing. 4. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-87-42 - REOUEST TO CONSTRUCT 86-UNIT SENIOR CITIZEN APARTMENT PROJECT LOCATED ON THE SOUTH SIDE OF DAVIDSON STREET BETWEEN ASH AND BEECH AVENUE - JOSEPH M. BURKHART Principal Planner Lee stated that the item is a request to construct an 86-unit senior-citizen apartment complex on 1.65 areas located on the south side of Davidson Street with frontage on Ash and Beech Avenues in the R-3 zone; off-street parking includes 66 open spaces and 18 garage spaces incorporated into the rear of the structure, plus three additional guest spaces off Davidson; of these 87 total spaces, 22 (25%) are compacts. The building is oriented to the north and surrounds an interior courtyard with a pool and recreation/office structure; there are 48 one-bedroom and 38 two-bedroom rental units within the U-shaped, three-story structure. The proposal involves the following exceptions from the underlying R-3 standards; density increase from 53 to 86 units (+62%); decrease in parking from 155 to 87 spaces (-44%), with 25% compact spaces instead of 10% allowed by Code; decrease in open space from 400 to 330 square feet per unit (-18%) and increase in building height from 45 to 47 feet. Mr. Lee pointed out that the Municipal Code allows for exceptions from normal zoning standards for housing developments reserved for low and moderate income seniors through a conditional use permit; however, City Council had placed a 180-day moratorium on accepting applicants for density bonus projects and although the moratorium time has expired, the item is still open for input from the Commission on Aging and necessary staff work. The study is expected to be completed within the next 2 months. Findings cannot be made at this Planning Commission -4- July 8, 1987 time for a density bonus and staff is therefore recommending denial. If, however, the Commission elects to recommend approval of the project, staff recommends (a) maximum of 79 units (50% density bonus); (b) parking ratio of l:l for one-bedroom units, 1.5:l for two-bedroom units, and no more than 10% compact spaces; (c) removal of parkings spaces off Davidson Street. Principal Planner Lee commented that the location is suitable for senior housing being in walking distance of restaurants, convenience markets and transit; however, the bulk and mass of the proposed structure is inconsistent with the neighborhood, the density, parking and open space issues need further review and, for those reasons staff recommended denial of the project. This being the time and the place as advertised, the public hearing was opened. Bill Hedenkamp, Architect, 1331 India Street, San Diego, 92107, representing Joseph Burkhart, declared that after receiving the report, the plans and issues were reviewed, specifically the open space and height issues; the drawings were revised to reflect open space numbers that conform with the underlying zoning requirements. All aspects of the project, except density and parking ratios, conformed to or exceeded requirements of the underlying R-3 zone; the temporary moratorium was placed 2 years ago and the applicant does not feel he can wait longer to make the application. Mr. Hedenkamp stated that senior housing is an immediate issue in the City; that the local senior housing projects were canvassed on July 7, 1987 and were all filled with the exception of some of the newer projects which have two or three vacancies. SANDAG projects that by 1995 there will be 100,000 increase in the population over 65 in the San Diego region. He pointed out that the site plan is designed with security in mind - the parking area, interior court yard, and public open space can all be secured by a wall and gate plus there are a number of enclosed parking areas underneath the groundfloor building level. He explained that the two-bedroom units were provided for additional living space for seniors (den, guestroom) and did not require additional parking allocation. He reviewed the locational benefits of the site (proximity to buses, stores); noted that the moratorium affected primarily the redevelopment area of the City, not the entire City; pointed out that the three-story building on Davidson had a lO0-foot setback; the arrangement of 28 units on the ground floor, 36 on the second floor and 22 on the third floor included outdoor terrace areas developed on the roof area; cited the density and parking of existing senior projects in Chula Vista; the density being requested {the underlying zoning permits 53 dwellings) plus a 25 percent low-income density bonus permitted by the State equates to 66 dwelling units automatically; however, reducing the total of units to 79 as suggested by staff would require rental of 100 percent of the project to people of low and moderate income; the removal of those seven units from the floor plan would make the entire third floor and the elevators economically infeasible and would have no positive Planning Commission -5- July 8, 1987 benefit for either the project or its design. Mr. Hedenkamp concluded saying the developer was requesting some relief from the density; the building height and bulk amounts to 38 percent lot coverage where 50 percent is permitted in the R-3 zone; and the project is less in height, scale and bulk than a comparable R-3 project for this particular site with the underlying zoning. R. L. McNertney, 212 Beech Avenue, CV 92010, said he and the neighbors support the project as the area needs to be improved to increase their homes' value; and the density of senior citizens won't increase traffic because seniors do not drive around much. No one else wishing to speak, the public hearing was closed. MSUC (Green/Carson) 6-0, to find the project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-87-65. MSUC (Green/Carson) 6-0 to deny the project. Commissioner Cannon commented that he could not support the project because the density was "incredible for the size of the lot" and there was a need for guest parking. Commissioner Tugenberg said a senior citizen facility at this location would be ideal and would improve the neighborhood; however, Ash Avenue, Beech Avenue and Davidson Street all have single-family residences or two-story apartments with flat roofs and a three-story building would dominate the neighborhood. 5. REPORT: REQUEST FOR WAIVER OF RCT FEES - SOUTH BAY PIONEERS, 270 "C" ST. Principal Planner Lee commented that the South Bay Pioneers have requested that City Council waive over $13,000 in fees associated with the construction of their 18-unit residential recovery facility at 270 "C" Street. At the meeting of June 23rd, Council, by Minute Action, waived the referenced fees with the exception of the $4,500 Residential Construction Tax {RCT) which required a recommendation from the Planning Commission. Staff has recommended approval of the waiver of the RCT based on Council's previous actions in waiving fees for public service groups. Discussion by the Commission included the special relationship of this non-profit organization between the City and the South Bay Pioneers and their contribution to the City of Chula Vista which should be supported; and whether one residential center should be "singled-out" among the many drug and rehab centers within the City and the County since the facilities named as having received fee waivers by Council (the Starlight Center and the Boys and Girls Club) were non-residential facilities. MSC (Tugenberg/Fuller) (5-1) Cannon, no - to recommend that City Council waive the RCT for the South Bay Pioneers. Planning Commission -6- July 8, 1987 5. OTHER BUSINESS: LIBRARY MASTER PLAN Library Director Lane said what was being reviewed was an auxiliary plan for the General Plan Update. She traced the history of the Chula Vista library from its inception in 1891 in rented quarters maintained by volunteers on donated money down to the present 55,000 square foot site opened in July 4, 1986. The library has been a tremendous success and has been recognized as the busiest in the State of California based on the number of books checked out per hour. The facilities need to be expanded. A consultant, HBW and Associates, of Houston, was hi red; a Library Master Plan Commitee composed of members from the Sweetwater and Chula Vista Elementary School Districts, Southwestern College, the Planning Commission, the Montgomery Planning Committee and the Library Board of Trustees produced a document approved by Council. Council recommended an adequate planning level of .5 to .7 square foot per capita; also review by the Montgomery Planning Committee and the Planning Commission. Director Lane showed overhead projections indicating the planning districts, the possible population and the consequent suggested building size range. In reply to a question, she said that 20,000 square feet was recommended for the Montgomery Planning Committee library (.6 sq ft per capita) based on the fact that the growth of the area is stabilizing. Site selection in two phases is suggested for the Sweetwater/Bonita area. Re formation of a site selection committee is recommended for the Eastern Territory and the Director invited a member of the Planning Commission to participate. The site selection committee would consider the area of Montgomery/Otay and of Sweetwater/Bonita. She noted that E1 Rancho del Rey has offered a 1-acre site; EastLake I has said they would provide a rental facility when their shopping center was constructed, give 5-years free rent and dedicate the site. Ms. Lane pointed out there are not many construction sites in the Montgomery/Otay area and consideration is being given to existing commercial facilities, the old Country Club building {which is the correct size), and other options. There are presently two facilities operating in that area through collaboration with the County - in Castle Park and in Woodlawn. The display of the User Survey indicated locations of customers of the present library - as far away as Santee, Ramona and Point Loma with the bulk coming from the south of the City. In reply to a question, Director Krempl stated that no action was demanded of the Commission, however, a minute motion of recommendation to the Council might be entertained. Commissioner Fuller interposed that she had not received a copy of the Library Master Plan and inquiry revealed that the document had inadvertently been left out of the Commissioners' packets. Director Krempl said special efforts had been made by the Library to have copies printed and that the Commissioners would be provided with a copy as soon as possible. Planning Commission -7- July 8, 1987 Commissioner Tugenber§ volunteered to be a member of the site selection committee. Director Lane extended her thanks. Chairman Shipe declared the library was outstanding and the Commission would like to go on record to support the library in any way possible. Director Lane offered to return after the Commission had the opportunity to review the Master Plan to either answer questions or provide further information. DIRECTOR'S COMMENTS Director of Planning Krempl stated that it had been Planning's responsibility to distribute the Library Master Plan, and that based on comments made by the Commission during the presentation, a resolution of support would be prepared for the Commission's review and approval. The next workshop (7/15/87) would feature a preliminary preview of ERDR's SPA I project. Andy Campbell, Sweetwater High School District, would be invited to attend either the workshop of the 15th or the next to present a full briefing on the School Master Plan Update and the long-range plans. COMMISSION COMMENTS Commissioner Shipe indicated he would be late for the workshop meeting, but would attend. ADJOURNMENT AT 8:30 p.m. to the Study Session Meeting of July 15, 1987 at 5:00 p.m. in Conference Rooms 2 and 3 Ruth M. Smith, Secretary Planning Commission WPC 4213P