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HomeMy WebLinkAboutPlanning Comm min 1987/04/22 Tape No.: 279 Side 2: 000-842 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA 7:00 p.m. Council Chambers Wednesday, April 22, 1987 Public Services Building ROLL CALL CO~qISSIONERS PRESENT: Commissioners Fuller, Tugenberg, Grasser, Carson, Cannon, and Green COMMISSIONERS ABSENT: Chairman Shipe - with notification STAFF PRESENT: Director of Planning Krempl, Associate Planner Griffin, Assistant Planner Schilling, Deputy City Attorney Moore, and Senior Civil Engineer Daoust THE PLEDGE OF ALLEGIANCE - SILENT PRAYER The pledge of allegiance to the flag was led by Chairman pro tempore Carson and was followed by a moment of silent prayer. -- INTRODUCTORY REMARKS Chairman pro tempore Carson reviewed the composition of the Planning Commission, its responsibilities and the format of the meeting. APPROVAL OF MINUTES MSUC (Fuller/Tugenberg) to approve the minutes of the meeting of April 8, 1987 with a correction to show that Commissioner Grasser was present. ORAL CO~.IUNICATIONS None Chairman pro tempore Carson advised that a request had been received to move agenda item no. 5 up on the agenda for consideration before the public hearings. There was no objection to granting the request. 5. REPORT: PCM-87-16: Request for reconsideration of an appeal of the City Zoning Administrator decision disapproving a conceptual site plan for the southwest corner of Broadway and Flower - Appel Development Director of Planning Krempl called attention to the letter received from Charles Gill, representing Appel Development, requesting that the Planning Commission reconsider its action of April 8, 1987, relating to the site plan Planning Commission -2- April 22, 1987 for property at Broadway and Flower, since that action reflected a tie vote, with Commissioner Shipe absent, rather than a definite recommendation to the Council. It is anticipated that all Commissioners will be present for the meeting of May 13. Commissioner Green pointed out that the time is near for considering the land use issue for the area and he felt that line of action would be preferable to consideration of site plans on a piecemeal basis. Commissioner Tugenberg recognized the applicant's desire to have this application go to the City Council with a definite recommendation, for or against, by the Planning Commission; he would, therefore, favor the continuance as requested. MSC (Tugenberg/Fuller) to reconsider the appeal by Appel Development on May 13. The motion carried, 4-2, with Commissioners Green and Carson dissenting and Commissioner Shipe absent. 1. PUBLIC HEARING: Conditional Use Permit PCC-87-35M: Request to establish a recreational vehicle storage yard on leased property within the San Diego Gas and Electric right-of-way of 1450 Jayken Way John Gardner and William Gretler (continued) Commissioner Cannon advised that he has a conflict of interest on this item; since no testimony was anticipated he was not required to leave the podium. Assistant Planner Schilling advised that the applicant has requested a continuance to have more time to work with the Montgomery Planning Committee on some of the issues; since an item cannot be continued for an indefinite length of time, it is the staff's recommendation that the Planning Commission file the application, and the applicant can then resubmit when they are ready for Commission action. MSUC (Green/Fuller) to file the application for Conditional Use Permit PCC-87-35M. Commissioner Cannon abstained from the vote; Commissioner Shipe, absent. 2. PUBLIC HEARING: Conditional Use Permit PCC-87-32: Consideration of an appeal of the City Zoning Administrator decision disapproving off-site subdivision directional signs for the Brandywine Townhomes development Pacific Coast Advertising Graphics Associate Planner Griffin reported that it was discovered at the last moment that a disclosure statement had not been received for this request. It is recommended that the hearing be continued to the meeting of May 13. MSUC (Tugenberg/Grasser) to continue the public hearing on Conditional Use Permit PCC-87-32 to the meeting of May 13, 1987. Planning Commission -3- April 22, 1987 3. PUBLIC HEARING: Conditional Use Permit PCC-86-24M; request to extend the deadline to vacate an existing auto recycling yard located at 128 Mace Street - Mary Reed Assistant Planner Schilling noted on the locator plat the two contiguous lots, at 128 Mace Street and 140 Center Street, for which a major use permit for auto dismantling yards was requested. The application was recommended for approval by the Montgomery Planning Committee subject to conditions, and was granted by the Planning Commission on April 9, 1986, subject to revised conditions. The applicant appealed one of the conditions requiring street improvements to the City Council. Upon considering that appeal, Council ruled that the use be allowed to continue until December 31, 1986, and be abated at that time. In November, 1986, Council granted an extension of time to March 31, 1987. The latest request is for an additional 3-month extension and the scheduling of a public hearing before Council to consider continuance of the use. Staff recommends an extension of time from March 31 to a date six weeks from the date of Council consideration of this request. This being the time and place as advertised, the public hearing was opened. Don Lindberg, 4201 Bonita Road, representing the owner of the property and the operator of the auto dismantling yard, reviewed the previous actions taken by the Commission and the City Council, and urged the Commission to reiterate their earlier position of allowing the operation to continue for 24 months from the time of the original request or for 6 months after adoption of the Montgomery Specific Plan. He stressed the need for this type of operation, for the dismantling of used automobiles, the stripping and recycling of usable parts, and the crushing of scrap material. He pointed out that under new ownership the operation of the auto recycling yard has been cleaned up and maintained, with all material stored within the confines of the fence. In response to a question from Commissioner Carson, Mr. Lindberg advised that his clients had sought to find another location, and while there is a possibility for another site, the cost of relocation becomes a prohibitive factor, so that abatement of the use at this site would mean going out of business rather than relocating. As no one else wished to speak, the public hearing was closed. MSUC (Cannon/Green) to grant a two-year extension from April, 1986, or an extension of 60 days after the adoption of the Montgomery Specific Plan, whichever comes first, subject to the conditions recommended in the Planning Commission resolution adopted in April, 1986. 4. PUBLIC HEARING: PCS-87-7 - Consideration of tentative subdivision map for Bel Air Ridge, Chula Vista Tract 87-7 - Louis S. Cohen and Associates Assistant Planner Schilling pointed out the location of the project site on the north side of East "J" Street, which would be extended from the intersection of Paseo Ladera and connect into the proposed E1 Rancho del Rey Planning Commission -4- April 22, 1987 SPA to the east. The map proposes the subdivision of 12.2 acres into 47 lots, to be developed for single family dwellings, and would include a 1.07 acre open space lot to be dedicated in fee title to the City. In addition to "J" Street, one residential street would connect with the SPA plan, with two cul-de-sacs extending from that street. A half street would be constructed at the eastern boundary of the site, which would be completed with implementation of the E1 Rancho del Rey specific plan. This subdivision and the development standards that were submitted will conform to the development standards for the surrounding area; the density of the project is 3.85 units per acre. The staff has no objection to the proposed 30 foot setback for lots which abut onto East "J" Street--rather than the 35 foot setback in E1 Rancho del Rey 6--since the developer is required to dedicate 2 additional feet of right-of-way for utilities. Mrs. Schilling noted that the minimum lot size proposed is 5,500 sq. ft. but the average lot size in the subdivision is 7,990 sq. ft. A high proportion of the lots are less than 60 feet wide and the developer proposes a 5 foot sideyard setback for those lots. On the smaller lots, staff has no objection to exempting patios in figuring the ratio of floor area to lot size. Mrs. Schilling called attention to an error in the staff report relating to school fees; the school fees are $1.50 per square foot, not $.50 as shown. Discussion followed on the deviation from the floor area/lot size ratio, and Director of Planning Krempl indicated that the Commission and City Council may be asked to consider some revision to the established ratio for smaller lots. This being the time and place as advertised, the public hearing was opened. James Hutchinson, Consulting Engineer, 4400 Palm Avenue, La Mesa, representing the applicant, advised that they have read the recommendation and the conditions and agree to abide by them; he encouraged approval of the project as recommended. In response to Commissioner Tugenberg's question, Mr. Hutchinson advised that Lot "A", which is to be dedicated to the City, is open space as shown on the specific plan of E1 Rancho del Rey. It is located in the south leg of Rice Canyon. In the past the City has experienced some problems if the open space is shown as an easement rather than a dedicated lot. He also explained that the reason for the cut and fill grading within the site is the need to meet the established grade of "J" Street at Paseo Ladera and at the eastern edge of the project; also the grades on proposed development to the east. He expressed the belief that their grading plan maximizes the number of view lots within the site. Planning Commission -5- April 22, 1987 Mr. Hutchinson advised that only one lot is as small as 5,500 sq. ft., all of which is usable area; most of the lots are around 7,000 sq. ft. of usable area. He indicated that the lots that are narrow have more depth so that a good sized rear yard would be provided. He stated that houses and lots are being designed to§ether. As no one else wished to speak, the public hearing was closed. Commissioner Tugenberg reported that he visited the site and feels this is one of the most beautiful pieces of property in all of E1 Rancho del Rey; ~t affords views of the Coronado Islands, Point Loma, downtown San Diego, and the Silver Strand. He voiced objection to the fact that all developments in Chula Vista are beginning to appear the same and feels that this property affords an opportunity for a really distinctive development. He indicated he could not support the project as presented. Commissioner Cannon stated that he is unwilling to waive the floor area/lot size ratio. He also objected to the narrow lots and to the smaller sized lots. MSC (Tugenberg/Grasser) to find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-87-33. The motion carried by a vote of 5-1, with Commissioner Cannon dissenting, and Commissioner Shipe absent. MSUC (Tugenberg/Cannon) to recommend that the City Council not approve the tentative subdivision map for Bel Air Ridge, Chula Vista Tract 87-7. DIRECTOR'S REPORT Director Krempl reported that at the meeting of May 13, it is staff's intent to bring a draft resolution as requested by Commission, regarding concerns with development of Otay Mesa, and how it's being coordinated, or the lack thereof, with regard to land use and traffic issues. He further reported that the workshop meeting on May 20 at 5:00 p.m. is targeted for ongoing discussion of the General Plan update, with alternative land use scenario concept plans for central Chula Vista. Staff also hopes to have a framework for growth management as a component of the General Plan update, with examples of thresholds and certain benchmarks. For the Commission's information, Mr. Krempl reported that on Thursday, May 28, there will be a City Council conference on the General Plan update, at which time PRC will be representing three land use scenarios for the eastern territories which the Commission has discussed at several workshops. Council will take no action at that time, but the information will be presented for their discussion and reaction. Planning Commission -6- April 22, 1987 COMMISSION COMMENTS Commissioner Carson asked for a copy of the ordinance relating to dogs in parks. She reported that in the park directly behind her home a number of dogs are allowed to run loose and to leave their doggie logs, which is becoming a serious health problem. Commissioner Tugenberg called attention to the problem of ants on the podium and asked that it be sprayed. ADJOURNMENT at 8:05 p.m. to the next regular meeting of May 13, 1987 at 7:00 p.m. in the Council Chambers. ~Hel~n Mapes, Acting Se~etary WPC 3835P