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HomeMy WebLinkAboutPlanning Comm min 1979/02/14 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA February 14, 1979 A regular business meetin9 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: Smith, Pressutti, R. Johnson, G. Johnson~ O'Neill, Williams and Stevenson. Also present: Director of Planning Peterson, Supervisor of Current Planning Lee, Environmental Review Coordinator Reid, City Engineer Lippitt, Assistant City Attorney Harron and Secretary Mapes. The pledge of allegiance to the flag was led by Chairman Smith, followed by a moment of silent prayer. APPROVAL OF MINUTES Commissioner G. Johnson requested that the minutes of the meeting of January 24, 1979 be corrected to show that she voted no on the first motion under the first public hearing. (The minutes incorrectly list R. Johnson after both "Ayes" and "Noes".) MSUC (O'Neill-R. Johnson) The minutes of the meeting of January 24, 1979 be approved with the correction as requested. ORAL COMMUNICATIONS Chairman Smith call ed for oral communications and none were presented. CONSENT CALENDAR 1. Consideration of request for deferral of public improvements in alleS between FirSt Avenue and Minot, north of "E" Street It was recommended that the request for deferral be approved subject to three conditions to assure future installation. 2. Consideration of the state of conformity of the CountS of San Diego's proposed disposition of certain real property on "H" Street to the Chula Vista General Plan The proposed sale of single family lots is in conformance with the General Plan. MSUC (Pressutti-R. Johnson) The requests under items 1 and 2 be approved in accordance with the findings and recommendations in the staff report. 3. PUBLIC HEARING: Environmental Impact Report EIR-79-2 on Bonita Long Canson Sectional Plannin~ Area Environmental Review Coordinator Reid advised that the environmental impact report covering the proposed development of 650 acres east of Otay Lakes Road -2- '" February 14, 1979 with an ultimate 768 sinale family dwellings and 56 multi-family units was prepared by Multi-Systems Associates, and Dr. Richard Glenn of that firm will make a presen- tation on the report. Mr. Reid noted that written communications have been received which will require a response in the final EIR, so it is appropriate to hold the public hearing and schedule consideration for the final EIR at the meeting of February 28. He pointed out that the project could result in one or more significant environmental impacts. If mitigating measures are not carried out, the Planning Commission and City Council would have to make certain findings with reference to the infeasibility of the mitigation measures or deny the project. Richard Glenn of Multi -Systems Associates reviewed the environmental impact report and by the use of display maps indicated the areas of the project proposed for grading and pointed out the slope areas and canyon floor which would be left in a natural state. He pointed out the six phases of development, beginning with single family homes near the College Estates and Bonita High School and proceeding in order to a 56 unit apartment structure. He indicated the proposed road system which will tie into existing development to the north, south and west. He indicated the 100 year flood line and acknowledged the existing problems of drainage below this site. The report observes the mud slide areas as well as an earthquake fault and suggests various techniques that can be used to overcome the problems of development near those areas. Dr. Glenn discussed the biological concerns related to the stands of Snake Chollas cactus and Cleveland sage. He pointed out the areas which will remain in open space in order to mitigate the impact on that resource and noted the area of unique sage which would be destroyed by the project. He discussed traffic projections and its impact on the existing road network. He pointed out areas of offsite improvements which would be necessary to alleviate that impact. He acknowledged the problem of schools already operating at or above capacity, and suggested that if higher school fees are needed that should be resolved by the school districts and the developer. Chairman Smith opened the public hearing for testimony on the adequacy of the environmental impact report. Stanley Wade, 5617 Galloping Way in Bonita Highlands, objected to any development that would increase the traffic on Central Avenue, which he pointed out narrows down to two lanes and represents a traffic hazard. He asked about the coordination between the City and the County in providing necessary public improvements. Mrs. Gail Burkey, 4807 Del Prado, submitted a letter from the Sweetwater Community Planning Group which she requested be included in the report. Martha McDonald, 4425 Acacia Avenue, Bonita, president of Long Canyon Home Owners Association composed of 120 families, advised that she has also been asked to represent the 667 members of the Bonita Highlands Home Owners Association. She read a lengthy written report which she then submitted for incorporation into the EIR. June Bessel, resident of Central Avenue, discussed at some length the severe flooding conditions which have taken place during the last two years in that area. She urged that something be done for their protection. -3- ~bruary 14, 1979 George Emerson, 4335 Corral Canyon, objected to additional %raffic on Corral Canyon, contending that it will become a racetrack. James Ashbaugh, planner with CEP Associated, representing the Gersten Company, commented on the biology concerns expressed in the EIR. He pointed out that Cleve- land Sage is not on the rare and endangered list and he felt that the large percentage of the area left in open space should compensate for any loss of that species due to development. He also questioned the traffic projections used in the report and advised that the developer retained the traffic engineering firm of Jim Fedderhart and Associates to do a parallel analysis of this. Hi~s figures worked out to be from 70 to 80 per cent of the peak trips shown in the EIR. He submitted for the record a letter outlining that study. Mrs. Challis, 1627 Mills Street in College Estates, pointed out that the one elementary school in the area is presently serving the children from four housing developments. If there is not money to build additional schools she questioned where additional children would attend. Jack Swift, 1639 Mills Street, contended that the traffic impact from the initial phase of development would be on H Street, which is adjacent to Tiffany School and Bonita Vista High School. He pointed out that at the present time the traffic in the vicinity of the high school is a hazard that should be taken into consideration. In addition, Mr. Swift felt that the biological concerns were not adequate. He suggested that more important than the sage and cactus is the complete ecological system, consisting of quai~l, dove, coyotes, rabbits, even rattlesnakes, which presently exists in the canyon and will be completely wiped out by the proposed development. He suggested that with enough concrete and asphalt the flooding and mud slides can be controlled, but that the area will end up looking like downtown San Diego. As no one else wished to speak, the public hearing was closed. MSUC (Pressutti-O'Neill) Consideration of the final EIR-79-2 on Bonita Long Canyon be scheduled for the meeting of February 28. The meeting recessed at 8:00 p.m. and was reconvened at 8:10 p.m. 4. PUBLIC HEARING: Environmental Impact Report EIR-79-5 on Town Centre Comercial Development Environmental Review Coordinator Reid reported that this EIR was prepared by Toups Corporation for the Redevelopment Agency for a project which involves the commercial component of the Focus Area of Third Avenue Redevelopment District. An EIR covering the residential development of the Focus Area has previously been adopted. EIR-79-5 has been reviewed by the Environmental Control Commission and it was their finding that it meets the requirement of CEQA. There have been no other written comments on the report, however, some additional information relative to the traffic impact at the corner of Third and F was recently supplied to the City, but has not been reviewed by the City Traffic Engineer. It is there- fore appropriate to hold the public hearing at this time and schedule consideration of the final EIR, which would include further evaluation by the Traffic Engineer, for the meeting of February 28. -4- February 14, 1979 Tom Larkin of Toups Corporation, displayed the site plan for the entire Town Centre Focus Area covering 16 acres, including residential development previously considered by the Planning Commission. The commercial component will be comprised of approxi~a~tely 100,000 square feet of retail space, restaurants and office space with a two story parking garage in the central portion. The three major areas of concern are: traffic, noise and potential historic resources, The report indicates that there will be noise from the commercial component which would affect the proposed residential area, but that adequate mitigation would be installed through insulation in accordance with the State Building Code so that no further mitigation of that impact would be required, Mr. Larkin reviewed the traffic analysis as contained in the report and noted the conclusion as a result of the proposed development "F" and "G" Streets and Fourth Avenue would maintain the current level of service, which is adequate, but that Third Avenue would have a higher traffic volume and would experience a D level of service during peak hours. Mitigation measures may be required to offset that impact~ With regard to historic resources, Mr. Larkin reported that the Peters Home and Garden Shop on Third Avenue is the only remaining structure of the original town center. That structure has been substantially altered during the years and the use has changed. He suggested it no longer has great significance. Chairman Smith opened the public hearing on EIR-79-5. As no one wished to speak, the public hearing was closed. ChaiKman Smith questioned the statement in S~ction 3.9.3 which states that in relocation of merchants, care should be taken to find low rent relocation sites which would be likely to attract enough customers to support the business. He questioned the possibility of accomplishing that aim. MS (Stevenson-Pressutti) Consideration of the final EIR-79-5 be scheduled for February 28. The motion carried by the followiin~vote: AYES: Commissioners Stevenson, Pressutti, G. Johnson, R. Johnson, O'Neill and Williams NOES: Commissioner Smith ABSENT: None Chairman Smith advised that he voted "NO" as he intends to do on any proposal that takes property away from one owner and makes it available to another, which he does not believe is a proper procedure. 5. Consideration of vacation of portions of Center, Madrona and Landis City Engineer Lippitt noted that the proposed vacation was discussed during the public hearing on the subdivision map for the residential development in the area. The Commission is now being asked tomakea recommendation which the City Council will take into consideration when they decide, following a public hearing next week, whether to vacate the streets. Mr. Lippitt pointed out that the utility companies have indicated they would not concur with this vacation unless the lines are relocated and new easements given. The developer will therefore be required to make the relocation and grant new easements. MS (G. Johnson-Williams) The Commission recommends that the City Council approve the vacation of portions of Center Street, Madrona Street and Landis Avenue; deleting -5- February 14, 1979 a portion of the proposed vacation at the intersection of Garrett Ave. and Center St. to facilitate traffic flow westbound on Center St. through to Fourth Ave., and that rights of way be reserved for utilities pending agreement as to appropriate easements. The motion carried by the following vote: AYES: Commissioners G. Johnson, Williams, Stevenson, Pressutti and O'Neill NOES: Commissioners Smith and R. Johnson ABSENT: None 6. Consideration of request for amendment of conditions in Resolutions PCC-78-3 and PCC-78-6 allowing mini-shops in service statiOns at 196 Broadway and 898 Third Avenue - Atlantic Richfield Company Supervisor of Current Planning Lee reported that approximately a year and a half ago the Planning Commission approved conditional use permits for the two service stations to allow for the sale of prepared food items and soft drinks. Modifications were made to the stations to accommodate these operations and there have been no problems. One of the conditions of the original approval prohibited the sa'le of any alcoholic beverages. The applicant is now asking for an amendment to that condition to allow the sale of packaged beer and wine. It is proposed to use the existing display refrigerator at each site and there will be no additional signs installed. The operations at both service stations have been monitored during the past year and there have been no problems related to traffic congestion or signs. Findings are included in the report to support the requested amendment to the conditional use permits, subject to the conditions recommended in the report. Sam Blick, with Higgs, Fletcher and Mack in San Diego, representing Atlantic Richfield, expressed concurrence with the staff recommendation. He noted that the mini-shops were a new concept when it first came before the Planning Commission a year ago, but it has worked and there have been no problems. He asked that the Commission amend the conditions as requested. Commissioner G. Johnson commented that she could not find that the proposed use at the particular location is necessary or desirable to provide a service that will contribute to the neighborhood. She did not feel beer and wine are appropriate to be sold in a service station. Commissioner Pressutti advised that the position he held when this was approved a year ago was that items to be sold in this kind of place should be driver related, which could include food snacks and soft drinks. It does not include alcoholic beverages. MS (Pressutti-R-Johnson) The request to amend conditional use permits PCC-78-3 and PCC-78-6 is denied. The motion carried by the following vote: AYES: Commissioners Pressutti, R. Johnson, G. Johnson, O'Neill, Stevenson and Smith NOES: Commissioner Williams ABSENT: None 7. PUBLIC HEARING: Tentative subdivision map PCS-79-13 for conversion of Offeman apartments at 440 L Street to condominiums Supervisor of Current Planning Lee reported that this complex is presently under construction, having received approval as an apartment development.~ The project -6- ebruary 14, 1979 meets or exceeds all of the requirements of the condominium ordinance and it is recommended that the tentative subdivision map be approved subject to three conditions listed in the staff report. The density of the project is approximately 14 units to the acre, or about half the density of normal R-3 development. This being the time and place as advertised, the public hearing was opened. Charles Offen~an, 331 "L" Street, owner and applicant, has nothing further to add but offered to answer any questions which the Commission might have, As no one else wished to speak, the public hearing was closed. MSUC (R. Johnson-Stevenson) The Commission recommends that the City Council approve the tentative subdivision map for Offerman Condominiums, Chula Vista Tract 79-13 subject to the conditions recommended in the staff report. Commissioner Pressutti requested that the records note the Commission's concern about projects which receive approval as apartments and then prior to completion are converted to condominiums. He pointed out that in the climate today of continuing decreasing availability of apartments and increasing numbers of people who need apartments, the Commission must be concerned. 8. PUBLIC HEARING: PCZ-79-E - Rezonin~ four mobile home parks at 345 "C" Street, 1100 Industrial Boulevard, 1425 Second Avenue and 1925 Otas Lakes Road to MHP zone. Director of Planning Peterson reviewed the background on this item, pointing out that for years mobile home parks were permitted as a conditional use in R-3 zones which also allow apartments and condominiums. Last spring, in response to direction by the City Council, the Mobile Home Park Modifying District was adopted, to be combined with the underlying zone to signify suitability for a mobile home park. The Council felt that such a district would help to preserve existing parks although the underlying zone was still effective and the site could be redeveloped. Upon learning that mobile home parks could be redeveloped under the Modifying District the Council suggested the enactment of an Exclusive Mobile Home Park Zone to afford greater protection. Such an ordinance was prepared and has been adopted by the City Council. In conjunction with the application of the Mobile Home Modifying District, three mobile home park sites were rezoned last year to a lower density. It is now proposed to apply the MHP zone to the four larger mobile home park sites in the city. Such rezoning would not mean that the mobile home parks must exist forever, but that prior to converting to another use the owner would have to file an application and receive approval for a change of zone. This being the time and place as advertised, the public hearing was opened. Chet Powers, original director of Region 7 of Golden State Home Owners League; this organization has chapters in 140 parks in the County, including all four of the parks now under consideration for rezoning. He expressed enthusiasm and appreciation for the action being undertaken by the City as a means of protecting the home sites of mobile home residents. He indicated that the department's statement which supports the rationale for this change very well expresses their views. He commended the Planning Department in this matter and pointed out that the City of Chula Vista has an opportunity to lead the County and the whole state -7- ebruary 14, 1979 in a humanitarian move of landmark proportions. Hmnry Shave, Space C-31, Brentwood Park, expressed agreement with the remarks made by Mr. Powers. He pointed out that the residents of parks would have insurmountable problems if they were told to move since there are no locations to move to. Ann Fabrick, resident on Anita Street in Montgomery and a member of the Area Agency on Aging Advisory Council, and as such has a special interest in senior citizens. She expressed the hope that the action which is being started in Chula Vista will spread through the County. Don Eggleston, president of the Mobil~ Owners Executive Group No. 4 which consists of the executives of the Golden State Mobile Home League of almost 30 chapters in the South Bay area. He commended the City of Chula Vista, and particularly the Planning Commission and staff on the foresightedness shown here for the mobile home owner. He stressed that the mobile home is the last ditch for the low and middle income owner to afford the space for a home. He contended that if the city approves these four parks and moves on to rezone the balance of the parks in the city a major problem will be solved for many senior citizens and low income people. John Thelan, attorney, 530 B Street, San Diego, representing the Muraoka family, owners of Palace Gardens, submitted a letter on their position. He pointed out that within the past year the property occupied by Palace Gardens was downzoned from R-3 to R-3-P-15-M, which was a reduction from 30 units to 15 units to the acre. It is now proposed to further restrict the use of the property. He called attention to the medium density development already existing in the area and to the commercial development near by. He felt that the present "P" designation in the zoning affords the city an opportunity to review any proposed redevelopment of the property and would also allow such redevelopment to take place in stages. He contended that the residents of this particular mobile home park are protected now and there is no reason to rezone it from the existing R-3-P-15 classification. Takenori Muraoka spoke against the proposed action contending that the downzoning devalues the property from an appraisal standpoint. Since there has been no action initiated by the Muraoka family to develop the property, or no indication of intent by the family to develop the property, he felt that any change is unwarranted. He asked that the Commission consider this issue on the basis of merit rather than an emotional basis. He pointed out that the present zoning is in conformance with the General Plan for the area. Roy Muraoka, 1478 Second Avenue, manager of Palace Gardens park, advised that they have no intention at this time of changing the use of the property, but mobile homes are built on a temporary basis and it is not known how long the coaches will last. Some coaches may last 25 years or longer, but after that time should they require that the coaches be replaced with newer ones or change to another use for the property. He advised that at the present time the law allows a park owner to require the removal of a coach after 15 years, if it is in poor condition. As no one else wished to speak, the public hearing was closed. Commissioner O~Neill sympathized with some of the comments made by representatives of the Palace Gardens Mobile Home Park but expressed the opinion that the proposed zonSng action is for the good of the community and adds protection for the housing of low and moderate income residents, which he felt outweighs the impact on the owners. MSUC (R. Johnson-O'Neill) Based on the findings stated in the staff report the -8- February 14, 1979 Planning Commission recommends that the City Council approve the rezonin§ of 12.33 acres, located at 345 "C" Street and developed with the Travelodge mobile home park, from R-3-L-M-F to MHP. MSUC (Stevenson-G. Johnson) Based on the findings stated in the staff report the Planning Commission recommends that the City Council approve the rezoning of 26.56 acres, located at 1100 Industrial Boulevard and developed with Brentwood Park, from R-3-L-M to MHP. MSUC (Williams-O~Neill) Based on the findings stated in the staff report the Planning Commission recommends that the City Council approve the rezoning of 30.50 acres, located at 1425 Second Avenue and developed with Palace Gardens mobile home park, from R-3-P-15-M to MHP. MSUC (G. Johnson-R. Johnson) Based on the findings stated in the staff report the Planning Commission recommends that the City Council approve the rezoning of 30 acres, located at 1925 Otay Lakes Road and developed with Otay Lakes Lodge mobile home park, from R-1 to MHP. DIRECTOR'S REPORT Director of Planning Peterson called attention to the proposed Planning Commission budget which was sent to the members. While some of the items for attendance at seminars and conferences were cut last year, he felt it is worthwhile to request this kind of a budget with the hope that at least three Planning Commissioners would be able to attend the special planning conferences. It was suggested that the budget be discussed at next week's study session. Mr. Peterson advised that in response to a previous request from the Commission a portion of the study session will be devoted to a discussion of mobile home parks and the problems of owners and tenants. Mr. Len Hanse~.l, Chief Building Inspector, is knowledgable about state codes and will meet with the Commission, also some residents have expressed an interest in attending such a meeting and adding some of the knowledge they have. Commissioner G. Johnson requested that some future study session include a discussion of open space districts. COMMISSION COMMENTS Commissioner R. Johnson reported that he will be absent from the study session of February 21. Respectfully submitted, Helen Mapes, Secretary