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HomeMy WebLinkAboutPlanning Comm min 1979/03/28 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA March 28, 1979 A regular business 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: Smith, Pressutti, G. Johnson, R. Johnson, O'Neill, Stevenson and Williams. 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 MSUC (R. Johnson-O'Neill) The minutes of the meeting of February 28, 1979 be approved as written. ORAL COMMUNICATIONS Chairman Smith called for oral communications and none were presented. 1. Consideration of request for vacation of road easement across a portion of Lot H in South BaS Villas tract Supervisor of Current Planning Lee noted the location of a temporary road easement at the eastern edge of South Bay Villas which was required because the area to the east was not in the City. That area has since been annexed and is being developed as E1 Rancho del Rey Unit 5, which development includes the extension of East "J" Street and Entrada Place. The temporary easement is no longer needed. Mr. Lee pointed out that the easement also covered portions of lots 17, 18, 19 and "A" in the South Bay Villas tract and that portion should be vacated also. He also advised that the City has the necessary bonding to cover the landscaping of Lot "A" so that need not be a condition of the vacation. MSUC (R. Johnson-Williams) The Planning Commission recommends that the City Council approve the vacation of the temporary road easement as requested. 2. PUBLIC HEARING: Environmental Impact Report EIR-79-7 on Bonita Center East Environmental Review Coordinator reported that the subject EIR was prepared by PRC Toups Corporation for a project in which Chula Vista is -2- March 28, 1979 the lead agency with the County of San Diego and LAFCO serving as responsible agencies. The project includes a General Plan Amendment and subsequent rezoning and annexation. The General Plan Amendment is for a change from High Density Residential to Retail Commercial at the southeast corner of Bonita Road and Otay Lakes Road, to permit a 3 acre retail center. The balance of the development will be residential with the number of units reduced from the 151 indicated in the EIR to about 130 on the latest site plan. Mr. Reid advised that the most important issues in the project relate to geology, change of land form, noise, school capacity and traffic impacts. He acknowledged written comments from Mr. and Mrs. Wheeler, the County of San Diego and the Sweetwater Community Planning Group. Those comments and a response thereto will be included in the final EIR. He suggested that following the report from a representative of PRC Toups Corporation, the public hearing be opened for additional testimony, then closed, and consideration of the final EIR be scheduled for April 18, when the amendment to the General Plan will be considered. Tom Larkin, manager of the environmental studies group for Toups Corporation, discussed the major areas of concern that were addressed in the report and included geological impacts, land use, noise and traffic. He advised that the development as proposed would stabilize the landslide area and reduce the risk that currently exists in that area. Chairman Smith questioned the recommendation of aligning the access to the proposed retail center from Otay Lakes Road with the access to the existing center on the west. Mr. Larkin advised that was the recommendation of the City's Traffic Engineer and would facilitate turning movements of cars leaving the centers. Commissioner Williams asked about the cumulative effect of additional traffic. Mr. Larkin reported there are no future projections of traffic for Bonita Road because of the uncertainty as to the construction of "H" Street. He indicated little can be done to relieve traffic congestion on Bonita Road west of Otay Lakes Road until "H" Street is constructed. Chairman Smith opened the public hearing for testimony on the Environmental Impact Report. As no one wished to speak, the public hearing was closed. MSUC (Stevenson-Pressutti) Consideration of the final EIR on Bonita Center East be scheduled for April 18, 1979. 3. PUBLIC HEARING: Consideration of precise plan for construction of two storage buildings at 787 Energy Way, Otay Industrial Park, in I-P zone - James Jones Director of Planning Peterson advised that last week the City Council adopted the guidelines for development in the Otay Industrial Park as recommended by the Planning Commission, and gave staff the responsibility -3- March 28, 1979 of reviewing development plans in the park. It is therefore appropriate to file this request without action. Chairman Smith declared the item filed and suggested that the staff pay close attention to the guidelines and the type of development that results. 4. PUBLIC HEARING: Consideration of tentative subdivision map for Chula Vista Tract 79-06 for conversion of Casa Verde apartments, 295 "D" Street to condominiums Supervisor of Current Planning Lee indicated the location of the site at the northeast corner of Third Avenue and "D" Street, noting that a tentative map for the conversion to condominiums was filed with the city prior to the adoption of condominium conversion ordinance. The tentative map was considered by the Council in the same month as the condominium ordinance and it was referred back to the Planning Commission for a determination as to its conformance to the new standards. A revised map has now been filed which provides for storage and open space area in excess of the amount required by the ordinance. The revised map also indicates a screening wall for the parking area and the addition of a fence to provide private areas for the lower units. This being the time and place as advertised, the public hearing was opened. Ed Jackson, 350 Broadway, expressed his opposition to any action that reduces the number of rental units available because of the scarcity of such housing. As no one else wished to speak, the public hearing was closed. MSUC (Pressutti-R. Johnson) Based on the findings as stated in the staff report, the Planning Commission recommends that the City Council approve the tentative subdivision map for Casa Verde, subject to the four conditions listed in the report. 5. PUBLIC HEARING: PCZ-79-I - Consideration of rezonin~ mobile home park sites at 677 and 731 "G" Street from R-3 to MHP - City initiated Director of Planning Peterson reported that following the adoption of an exclusive Mobile Home Park zone last November, the City Council directed staff to look at existing mobile home parks and also vacant land which would be suitable for the application of that zone. The Planning Commission has since recommended rezoning four existing mobile home parks to the MHP zone and Council has placed an ordinance adopting that action on first reading. At this meeting two additional mobile home parks are being considered for rezoning: Terry's Mobile Park at 677 "G" Street and the Cabrillo Mobile Lodge adjacent to Terry's on the west. Terry's Mobile Park contains 192 spaces on 15.8 acres; many of the coaches are double width and appear to be quite new. The park is well maintained and very attractive. Cabrillo Mobile Lodge has 125 spaces on 6.4 acres. Many of the coaches are single width, -4- March 28, 1979 which permits the higher density. The park, nevertheless, is attractive and well maintained. It is felt these parks deserve the protection of the exclusive mobile home park zone so it is recommended that the zoning be changed from R-3 to MHP. In response to a question from Chairman Smith, Mr. Peterson advised that the MHP zone does not specify the density of spaces; however, the City has adopted a Mobile Home Park Policy that relates the size of spaces to the size of units placed thereon. This being the time and place as advertised, the public hearing was opened. Gary Bownan, attorney, 595 H Street, representing Mrs. Duvall, owner of Cabrillo Mobile Lodge, expressed opposition to reclassification of the property to the MHP zone. He contended this zone would not allow the highest and best use of the property and that the city is imposing on these owners the burden of maintaining a certain type of housing which could decrease the value of the property. He pointed out that rezoning this site would not add one unit of housing to the community. He felt the emphasis of the city should be on adding new areas where mobile homes could be placed. He suggested this area may be unsuitable for a mobile home park in the future. Ed Jackson, 350 Broadway, commended the Commission and the City for the empathy and compassion shown to residents of mobile home parks. He expressed strong support for this action to preserve the mobile home parks. John Kolsters pointed out that many residents of mobile homes are over 60 years of age and mobile home is the only affordable type of housing which they can own. He stressed that the existing mobile home parks should be preserved. Joe Stern, columnist for the San Diego Evening Tribune, spoke at length on his concern for older citizens. He expressed appreciation to this city for their efforts of protecting the home sites of many older citizens through this type of legislation. He suggested that every attempt should be made to Open new parks and to create condominium parks or cooperative parks to free the residents from the threat of losing their homes. As no one else wished to speak, the public hearing was closed. Commissioner G~ohnson expressed the opinion that both of these parks are in a very desirable location for mobile home residents because of the nearby shopping center, restaurants, hospital and availability of public transportation. MSUC (R. Johnson-O'Neill) Based on the findings stated in the staff report, the Commission recommends that the City Council approve the change of zone for 677 "G" Street and 731 "G" Street from R-3 to MHP. -5- March 28, 1979 6. PUBLIC HEARING: PCZ-79-H - Consideration of request for zone boundary adjustment from R-1 to R-3, 233 Twin Oaks Avenue - Charlotte McBride Supervisor of Current Planning Lee pointed out this application involves two back to back parcels. The westerly lot is 50' x 100', faces Twin Oaks and is zoned R-3; the east lot is 50' x 165', faces Second Avenue and is zoned R-1. The owners have requested a lot line adjustment to make the two lots equal in size. The zone boundary line should coincide with the lot line. The staff cannot support the reduction of the R-1 lot below the 7,000 sq. ft. minimum required by the ordinance and has therefore recommended that the lot line adjustment occur, along with the rezoning, which would leave the R-1 lot at 50' x 140', or 7,000 sq. ft. This would increase the size of the R-3 lot to 50' x 125', or 6,250 sq. ft. and would allow development of that site with a total of three units. In response to a question from Commissioner Pressutti, Mr. Lee advised that a lot line adjustment as requested by the applicant would also allow no more than three units on the R-3 parcel. This being the time and place as advertised, the public hearing was opened. Mr. Garrett, 238 Second Avenue, owner of the large lot adjacent on the south, expressed opposition to this change of zone. He advised that his home is one of the older lemon orchard homes in Chula Vista, and he wished the area to remain in single family homes to protect the character of the neighborhood. Charlotte McBride, applicant and resident at 233 Twin Oaks, advised that she is acquiring the property from her grandfather who previously owned both parcels. She indicated that in the past there was some confusion over the establishment of a lot line, and as a result the line now runs through a small building which is occupied by another grandfather. John Lighthart, 232 Second Avenue, reported that he purchased the property which extends from Second Avenue to Twin Oaks in 1942. He constructed the house facing Twin Oaks which his granddaughter is now buying and it is his desire to divide the two parcels equally. As no one else wished to speak, the public hearing was closed. In discussion the Commission concurred that the staff recommendation is the only logical method of adjusting the lot line and that the zone boundary should coincide with the lot line. MSUC (Pressutti-R. Johnson) Based on the findings stated in the staff report, the Commission recommends that the City Council approve the change of zone from R-1 to R-3 subject to the condition that the lot at 232 Second Avenue contain a minimum of 7,000 sq. ft., by shifting the zone boundary line easterly 25 feet instead of 32½ feet as requested by the applicant. -6- March 28, 1979 7. PUBLIC HEARING: PCZ-79-G - Consideration of chan~e of zone for southwest corner of Del Mar and "I" Street from R-3 to R-3-M - Cit_~v initiated Director of Planning Peterson advised that on an appeal the City Council approved a variance for a reduction of setback for the property at the southwest corner of Del Mar and "I" Street, subject to limiting the development of that site to six units. At that time the Council directed that consideration be given to rezoning that property and the adjacent lots fronting on "I" Street from R-3 to R-3-G. Subsequently the Council raised the allowance for development of the corner lot to 8 units. That density corresponds to the density of the R-3-M zone which allows 21 units to the acre, and it would appear appropriate to rezone the properties to R-3-M. It is felt that the R-3-M zone would provide development more compatible with the single family development to the south facing Del Mar Avenue as well as the single family development on the north side of "I" Street. It is therefore recommended that the four parcels be rezoned from R-3 to R-3-M. Chairman Smith pointed out that the drawing labeled as Exhibit A indicates the rezoning of 11.8 acres, which is apparently in error, as it is more like 1¼ acres. Mr. Peterson acknowledged the error and advised it would be corrected before the plat is sent to the Council. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. MSUC (R. Johnson-Williams) The Commission adopts the Negative Declaration on IS-79-47 and finds that this rezoning will have no significant environmental impact. MSUC (R. Johnson-Williams) Based on the findings stated in the staff report, the Commission recommends that the City Council rezone the properties as shown on Exhibit A from R-3 to R-3-M and amend the Building Line Map to require a 25 foot setback along the south side of "I" Street for two story development and a 15 foot setback for one story development as shown on Exhibit A. DIRECTOR'S REPORT Director of Planning Peterson advised that there would be a meeting on the following day with Mr. Lipp of the Carter Howey Hale Company to discuss plans for remodeling the existing Broadway Center. Based on previous Council discussions he assumed the meeting would be a Council meeting and thus would be open to the public, but if any Commissioners are interested in attending they should contact the City Clerk to be sure it is a Council meeting. He also reported that the California Chapter of the American Planning Association is holding the State Conference in San Diego this year from -7- March 28, 1979 April 29 through May 2. Although the Commission is not budgeted to attend that conference, if any items on the program appear to be of particular interest an effort will be made to find a way for Commissioners to attend those sessions. He advised he will make the program of the conference known to the Commission. Mr. Peterson advised that no applications have been received which would require hearing by Planning Commission for the meeting of April 11. It is therefore possible to cancel that meeting and the next will be held on April 18 at which time the General Plan amendments will be considered. He also called attention to the notice of the League of California Cities dinner meeting scheduled for Thursday, April 19. Attendance at those meetings at city expense is now limited to two members from all commissions in the city at each meeting. Any commissioners interested in attending should notify the secretary, who will forward the names to the office of the City Clerk where a drawing is held to determine who may attend the meeting. COMMISSIONERS COMMENTS Commissioner Williams announced that he has a copy of the Barber report if anyone wished to see it. Chairman Smith advised that he has examined the report rather carefully and feels that there is still a problem that would not be resolved even if the drainage structures proposed in that report are constructed. He has asked the City Engineer to discuss it with him. ADJOURNMENT Chairman Smith adjourned the meeting at 9:00 p.m. Respectfully submitted, Helen Mapes, Secre ary~