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HomeMy WebLinkAboutPlanning Comm min 1980/10/22 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA October 22, 1980 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. in the City Council Chambers, Public Services Building, 276 Fourth Avenue. Commissioners present: Pressutti, R. Johnson, G. Johnson, O'Neill, Smith, Stevenson and Williams Commissioners absent: None Staff present: Principal Planner Lee, Environmental Review Coordinator Reid, Associate Planner Liuag, Senior Civil Engineer Daoust, Assistant City Attorney Harron and Secretary Mapes. The pledge of allegiance to the flag was led by Chairman Pressutti, followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (R. Johnson-Stevenson) The minutes of the meeting of September 24, 1980 be approved as mailed. Commissioner O'Neill abstained due to his absence from that meeting. ORAL COMMUNICATIONS Jerry Valk, 291 Camino Vista Real, addressed the Commission on the problem of school facilities and requested that the Planning Commission cease to approve developments until the school districts have complied with the government code. He contended that a report was due from the school districts by October 15, 1980 covering the amount of school fees received during the preceding fiscal year, how the money was used and the balance in the account at the end of the fiscal year. The report should also specify which school facilities will continue to be overcrowded during the new fall term, and where conditions of overcrowding will no longer exist. If overcrowding no longer exists, the city shall cease levying fees against new developments. Mr. Valk further contended that the City's General Plan is not kept up to date in showing the location of future schools to be built as development occurs. Chairman Pressutti advised that a request has been received to withdraw the application listed as agenda item 10 for this meeting, so that anyone interested only in that item might not wish to remain until the end of the meeting. -2- October 22, 1980 1. PUBLIC HEARING: Consideration of request to delete requirement for provision of low and moderate cost housing from tentative subdivision map for Chula Vista Tract 80-21, Bonita Centre East Principal Planner Lee advised that approval of this project included a condition for 11 units of affordable housing for moderate income families would be included in the project. On more recently approved developments the Council has not assessed that requirement and has indicated that previously approved projects could request relief from that requirement. The Council has expressed the need for additional study on the question of inclusionary housing prior to making it a condition for approval of individual developments. The developer of Bonita Centre East has submitted a written request for deletion of the requirement for the 11 units of affordable housing. This being the time and place as advertised, the public hearing was opened. Jack I. Mann, speaking on behalf of ADMA Co., Inc. expressed concurrence with the staff's recommendation for deletion of the condition. He spoke against inclusionary housing and pointed out that the Housing Element of the Chula Vista General Plan does not mandate a requirement for low cost housing or the payment of in lieu fees in every development. He described the features in their development which make the provision of low cost housing infeasible. Jerry Valk, 291 Camino Vista Real, stated that the city should establish a policy in regard to affordable housing which would not be changed from one project to the next, so developers would know what the requirement would be. As no one else wished to speak, the public hearing was closed. Commissioner O'Neill suggested it is not just a question of inclusionary housing but the fact that the city should be providing low and moderate income housing by some means. He felt it is a matter of incentive and if the city does not provide the incentives, the market will not provide low and moderate income housing. In response to a question from Commissioner Stevenson as to the City Council's position on inclusionary housing, Mr. Lee advised that the Council has indicated the need for further study and have planned a field trip to Orange County to explore the type of program that was instituted there. The County of San Diego is also putting together a program that is being explored by Chula Vista's Housing Coordinator. Commissioner Smith expressed the opinion that the condition as applied to this development would result in 98 purchasers subsidizing the 11 units at a lower cost. MS (Smith-G. Johnson) The Planning Commission recommends that the City Council delete the condition requiring 11 units of affordable housing in the Bonita Centre East subdivision and modify that the finding of conformance with the Housing Element to read: The developer has addressed the problem of providing low and moderate income housing. The motion carried by the following vote: AYES: Commissioners Smith, G. Johnson, Stevenson, Pressutti, R. Johnson and Williams NAY: Commissioner O'Neill ABSENT: None -3- October 22, 1980 2. PUBLIC HEARING: Consideration of request to delete requirement for provision of low and moderate cost housing from tentative subdivision map for Chula Vista Tract 80-5, E1 Rancho del ReS Unit 6 Principal Planner Lee advised this request is similar to the preceding agenda item. In this case the applicant was required to have 37 units for rent to low and moderate income families within their 396 unit subdivision. This project contains a variety of housing types, including single family detached homes, zero lot line units and duplexes, so there should be some range in price. The developer has requested deletion of the requirement. This being the time and place as advertised, the public hearing was opened. Dick Brown, 1050 Pioneer Way, E1 Cajon, representing E1 Rancho del Rey, advised that they had made a strong effort to find a way of meeting that requirement but had not been successful. They learned there are no Section 8 housing funds avail- able. They have therefore submitted a letter requesting deletion of the condition, and concur with the staff's recommendation. As no one else wished to speak, the public hearing was closed. MS (G. Johnson-Williams) The Planning Commission recommends that the City Council delete the condition requiring that at least 10% of the units be made available for rent to low or moderate income families. The Commission also directs that the finding in Resolution PCS-80-5 regarding conformance to the Housing Element be revised to read: The project proposes three housing types, single family detached, zero lot line, and couplets, which provides a varied choice of units within the subdivision. Additionally, the applicant has determined that subsidy programs are not available to allow units to be rented at prices affordable by median income families. The motion carried by the following vote: AYES: Commissioners G. Johnson, Williams, Smith, Pressutti, R. Johnson and Stevenson NAY: Commissioner O'Neill ABSENT: None 3. PUBLIC HEARING (cont.): PCA-80-G - Request to prezone property on the north side of Main Street at Maple Drive to R-3-P-12 - Pacific Engineering Principal Planner Lee noted that this hearing has been continued a number of times without being considered. The original request included an additional 1½ acres to the north, but that area has been withdrawn from the request leaving the area under consideration totalling 2½ acres adjacent to Main Street and divided by Maple Drive. The property is presently in the County and the zoning would become effective only upon annexation to the City. Mr. Lee displayed aerial photos showing surrounding zoning and land uses which consists of multiple family development to the south and east at a density of 10 to 17 units to the acre. The area to the north and west is developed with -4- October 22, 1980 single family homes and is zoned R-S-6 and R-S-7 in the County. Since the multiple family developments are quite extensive in size (totalling over 800 units on some 85 acres), the staff believes it is appropriate to zone the subject property R-3-P-8 to provide a reasonable transition between the higher density and the single family neighborhood to the north and west. Mr. Lee also displayed slides of the development plans proposed by the applicant showing 12 units in the parcel west of Maple Drive and 20 units to the east. The units would be clustered in groups of three or four units per building. It is the staff recommendation that the property be prezoned R-3-P-8 subject to the six conditions enumerated in the report, which includes the requirement for the installation of an underground drainage system through the easterly parcel. This being the time and place as advertised the public hearing was opened. Richard Pearson, Pacific Engineering, 9471 Ridgehaven Court, San Diego, representing the applicant, expressed their disagreement with the staff recommendation with regard to density, but they are willing to accept the conditions recommended. He contended the density which they have requested is necessary in order for the property to be economically developed and provide housing at an affordable cost. The public improvements required for this development is estimated at $450,000 due to the drainage channel and the extensive street frontage. If that cost is spread over the 32 units they have requested it is about $15,000 per unit; if only 20 units are allowed the cost is increased by about $10,000 per unit, which would place the units in a significantly higher price range. He felt the development as they have proposed it would be compatible with the surrounding areas. James Hunt, 1640 Maple Drive, expressed support for the density recommended by the staff. He also pointed out that since Maple Drive is the only ingress/egress to Otay Valley Road for the subject property as well as the existing development to the north, he expressed concern that development at a higher density would add to the congestion on Maple Drive and to the unsafe condition of entering Otay Valley Road. Elmer Allan, 1668 Maple Drive, expressed opposition to the project as he felt 30 or 31 units would make the area too congested, and could not provide a sufficient amount of open space or parking. Charleen LaSalle, 1640 Maple Drive, Unit 34, addressed the problem of hazardous traffic conditions where Maple Drive connects with Otay Valley Road due to the volume of traffic on that thoroughfare, which will increase with future development to the east. Harry Solway, 1640 Maple Drive, Unit 15, voiced his concern that approval of this project would lead to future requests on the surrounding property presently zoned for 7 units to the acre. Richard Pearson pointed out that the plan they have proposed meets the open space and parking requirements of the City. They will improve the adjacent streets to meet city standards which will raise the level of service above the present condition. -5- October 22, 1980 Norman Schwartz, 6306 Rancho Mission Road, San Diego, one of the owners of the subject property, spoke of the problem facing builders with regard to providing affordable housing. He contended the only way that can be done is with increased density. Peggy Sullivan, 1640 Maple Drive, No. 66, commented on the problem of onstreet parking on Maple Drive. She indicated their project provides three spaces per unit and that is not enough. As no one else wished to speak, the public hearing was closed. Commissioner O'Neill expressed support for higher densities in areas that are already developed. He felt the applicant in this case had presented an attractive plan. In response to questions from the Commission, Mr. Lee pointed out that a project of this size does not significantly affect the overall traffic in the area, but it can be reviewed again by the Traffic Engineer if the Commission deems it necessary. MSUC (O'Neill-G. Johnson) The Commission finds that the project will not have a significant environmental impact and adopts the Negative Declaration on IS-80-57. MS (O'Neill-R. Johnson) The Commission recommends that the City Council prezone the 2.56 acres of property to R-3-P-12 and establish the guidelines stated in the staff report, with an additional guideline that the alignment of Maple Drive be restudied. The motion carried by the following vote: AYES: Commissioners O'Neill, R. Johnson, Pressutti, Smith, and Stevenson NOES: Commissioners Williams and G. Johnson Chairman Pressutti noted that this action is a recommendation to be made to the City Council which will conduct a public hearing on the subject. 4. PUBLIC HEARING (cont.): Conditional use permit PCC-81-3, request to locate psschiatric hospital at 730 Dora Lane - Vista Hill Hospital Principal Planner Lee noted the location of the five acre site west of the Chula Vista Community Hospital and adjacent to a new medical office building. This site has been contemplated for an additional hospital facility since the location of the Community Hospital; approval is recommended subject to two conditions relating to site plan and architectural approval and participation in a reimbursement district for the improvement of Telegraph Canyon Road. This being the time and place as advertised, the public hearing was opened. Thomas Northrop, 3147 Casa Loma Court, Bonita, administrator at Vista Hill Hospital, commented on the need to move that facility to larger premises and felt this close proximity to the general hospital would be advantageous to both. He concurred with the conditions as recommended. -6- October 22, 1980 As no one else wished to speak, the public hearing was closed. MSUC (R. Johnson-Williams) The Commission certifies the environmental impact report EIR-76-6 as it relates to this project. MSUC (R. Johnson-Williams) Based on the findings as stated in the staff report, the Commission approves the conditional use permit to locate the Vista Hill Hospital at 730 Dora Lane, subject to two conditions listed in the report. 5, PUBLIC HEARING: Consideration of environmental impact report EIR-81-1 on Ladera Villas Environmental Review Coordinator Reid reported that through an initial study it was determined the proposed development of Ladera Villas could result in potentially significant impacts. Therefore, a focused environmental impact report was required. Preparation of the report included a public meeting in order that the public would have an opportunity to present the issues they felt were important and should be discussed in the report. The EIR was prepared by the city staff and was issued for public and agency review. During the review process the Environmental Control Commission and the Otay Water District provided comments. It is recommended that the public hearing be opened for testimony, and if there is none requiring response, the environmental impact report can be certified. The Chairman opened the public hearing. James Hutchinson, Project Design Consultants, 209 A Street, San Diego, representing Lalande and Bordi, owners of the property, discussed the land form alteration and grading as presented in the EIR. He indicated the grading for this project would be no more excessive than that of the surrounding areas. Most of the development will occur on top of the ridges and it is necessary to lower the top of the ridges to provide a wider area for development. Substantial grading is also required to align the street elevation with that of adjacent development. As no one else wished to speak, the public hearing was closed. Commissioner O'Neill expressed his displeasure with the excessive land form alter- ation that is taking place in this area. He felt the development should conform with the existing contours of the land. MS (Stevenson-Williams) The Commission certifies that EIR-81-1 has been prepared in accordance with CEQA and the Environmental Review Procedures of the City of Chula Vista and that the Commission will consider the information in the document as they consider the project. The motion carried by the following vote: AYES: Commissioners Stevenson, Williams, R. Johnson, Smith, Pressutti and G. Johnson NAY: Commissioner O'Neill ABSENT: None -7- October 22, 1980 6. PUBLIC HEARING: Consideration of Candidate CEQA findings for development of Ladera Villas Environmental Review Coordinator Reid reported that most of the impacts that would result from the project can be mitigated to a level of insignificance. The one exception is land form alteration and information is presented relative to an overriding consideration and finding of infeasibility of mitigating the land form alteration. The findings relate to economic considerations and are outlined in the staff report. This being the time and place as advertised, the public hearing was opened. James Hutchinson, 209 A Street, San Diego, advised that their reluctance to change the amount of land form alteration was not based on economics but on the general character of the area, the need to align streets with grades already determined. Since single family detached homes will surround this area they did not feel that clustered development of townhouse style buildings would be as compatible as the plan which they are proposing. Assistant City Attorney Harron advised that if a proposed alternative would have as great an impact as the original plan, then it cannot be deemed a feasible alternative. MS (G. Johnson-Stevenson) The Commission finds that, subject to standard develop- ment regulations and the conditions of approval, the proposed project will not result in significant environmental impacts in the areas of geology/soils, archaeology, schools, biology or those issues identified in Section 4.0 of the EIR, and further finds that implementation of the project would result in a significant land form alteration and it is infeasible to implement alternatives that would significantly reduce this impact. The motion carried by the following vote: AYES: Commissioners G. Johnson, Stevenson, Pressutti, Smith, R. Johnson and Williams NAY: Commissioner O'Neill ABSENT: None 7. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-10, Ladera Villas, north of Telegraph Canyon Road, west ot Buena Vista Way, in P-C zone - Lalande and Bordi Principal Planner Lee reported that this 10 acre site, located at the southeast corner of the Ladera Sectional Planning Area, is proposed to be divided into a 26 unit subdivision. The area has been designated on the Specific Plan for E1 Rancho del Rey at 3 to 5 units to the acre. The proposed development is 2.6 units to the acre. Although lying adjacent to Paseo Ranchero, this development will not have a connection to that street, but will have access by extending Paseo Entrada which runs through the Casa Del Rey subdivision. It is recommended that this tentative map serve as the Sectional Planning Area plan for this portion of Ladera and in that regard this development plan should address the overall circulation system of the Sectional Planning Area, and -8- October 22, 1980 particularly the cost of constructing the major roads. For that reason it is recommended that a condition of approval of the tentative map be the requirement that the developer prepare and submit for approval a plan for financial participation in the cost of Paseo Ranchero from Telegraph Canyon Road to "H" Street. As an alternative to preparing such a plan and depositing his estimated fair share of the cost for Paseo Ranchero, this developer may build full improvements for the westerly half of Paseo Ranchero from Telegraph Canyon Road to his northerly boundary line. This being the time and place as advertised, the public hearing was opened. James Hutchinson, 209 A Street, San Diego, representing the owners, expressed concurrence with the conditions recommended in the staff report with exception of condition d.2 which states that all property lines shall be located at the top of slope. He advised that at the request of the Planning Department the slope area adjacent to Paseo Ranchero has been included in the open space district, and for the lots adjacent to that slope it is requested that the property line be located 10 to 20 feet below the top of the bank, in order that the lot line fence not obstruct the view from the lot. Mr. Lee concurred with the deletion of that condition. As no one else wished to speak, the public hearing was closed. MS (Stevenson-R. Johnson) Based on the findings contained in the report, the Commission recommends that the City Council find that the tentative map satisfies the requirement of a Sectional Planning Area and approve the plan subject to the four conditions listed in the report. The motion carried by the following vote: AYES: Commissioners Stevenson, R. Johnson, Williams, Smith, Pressutti and G. Johnson NAY: Commissioner O'Neill ABSENT: None MS (Stevenson-R. Johnson) Based on the findings contained in the report, the Commission recommends that the City Council approve the tentative subdivision map for Ladera Villas, subject to the conditions listed in the report with the deletion of condition d.2. The motion carried by the following vote: AYES: Commissioners Stevenson, R. Johnson, Williams, Smith, Pressutti and G. Johnson NAY: Commissioner O'Neill ABSENT: None Commissioner O'Neill advised that his negative vote was due to the severe land form modification proposed to develop this project. -9- October 22, 1980 8. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-25, Castle Park Townhomes, 1436 Hilltop Drive, in R-3-G-D zone, T. L. Sheldon Corp. Principal Planner Lee advised that this is an existing 39 unit, two-story townhouse complex. It includes 23 two bedroom units and 15 three bedroom units and one unit having four bedrooms and a den. There are a total of 76 parking spaces in the project with 24 of those in carports. It is recommended that 15 additional carports be constructed to provide one for each unit. The interior of the project is well landscaped and maintained. The Design Review Committee has not yet approved the project and have asked the applicant to address the entry ways. It is recommended that the map be approved subject to six conditions enumerated in the report. Commissioner G. Johnson reported her observation that the west access to the development has been closed with a secured gate. This being the time and place as advertised, the public hearing was opened. Terry Sheldon, 2254 Moore Street, San Diego, expressed agreement with the conditions recommended in the report. In response to Commissioner G. Johnson's question regarding the closure of the west access, Mr. Sheldon advised that had become necessary due to excessive traffic of school students through the project. The tenants were having problems with the youth vandalizing automobiles and asked for that entry to be closed. Mr. Lee advised that it is not uncommon to have the entrance to such private areas closed off and indicated he would ask the Fire Department to review the condition and advise if they have concerns. As no one else wished to speak, the public hearing was closed. MS (R. Johnson-Smith) Based on the findings contained in the staff report, the Commission recommends that the City Council approve the tentative subdivision map for Castle Park Townhomes, subject to the six conditions listed in the report. Commissioner G. Johnson asked if the maker of the motion would include a seventh condition to require that the gate controlling access at the west driveway of the project adjacent to Tobias be reviewed by the Fire Department prior to City Council consideration of the final map. Commissioners R. Johnson and Smith concurred with the addition of that condition. The motion carried by the following vote: AYES: Commissioners R. Johnson, Smith, G. Johnson, Pressutti, Williams and Stevenson NAY: Commissioner O'Neill ABSENT: None 9. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-30 Oaklawn Townhouses, 35 Oaklawn Avenue, in R-3 zone, Palm Homes, Inc. Principal Planner Lee reported that this site, containing approximately 15,000 square feet, is located on the east side of Oaklawn Avenue in the R-3 zone. It -10- October 22, 1980 is the developer's intent to remodel the existing house and construct 8 new units on the rear portion of the lot. Seven carports would be located under a portion of the structure. Storage and open space in the development will comply with the standards for condominiums and the project has been approved by the Design Review Committee. It is recommended that the tentative map be approved subject to two conditions relating to dedication for street trees and the recon- struction of the southern driveway to city standards. Commissioner Smith asked if the two parking spaces in front of the house would be within the required front setback. Mr. Lee advised that the circular driveway is an existing condition therefore the area can be used for parking. There is adequate room to provide landscaping between the two parking spaces and the sidewalk thus the Design Review Committee felt that it would be preferable to establish two parking spaces in that driveway rather than delete landscaping in order to accommodate one of the spaces in the interior of the lot. This being the time and place as advertised, the public hearing was opened. Mr. Pearson, 4810rset Street, owner of properties at 44 and 46 Oaklawn, expressed concern about parking in the area and asked how many parking spaces are being provided in this project. Mr. Lee explained that under the code one parking space is required for the existing dwelling, plus 1~ spaces for each of the eight new units in addition to 3 on site guest spaces or a total of 16; the plan shows 16 parking spaces. Lloyd Neeley, 1044 Broadway, owner of the project, advised that concurrent with the construction of the eight new units, the house in front will be renovated to give it an attractive appearance, which it does not presently have. As no one else wished to speak, the public hearing was closed. MSUC (Stevenson-G. Johnson) The Commission finds that this project will have no significant environmental impact and adopts the Negative Declaration on IS-78-35. Commissioner Stevenson expressed disfavor with approving new multiple family units and leaving an existing single family house on the lot. He felt the existing structure should be removed so that the entire lot could be used in the site plan design for the multiple family project. MS (Stevenson-G. Johnson) The Commission recommends denial of the tentative subdivision map for Oaklawn Townhouses. The motion failed to carry by the following vote: AYES: Commissioners Stevenson and G. Johnson NOES: Commissioners Williams, R. Johnson, Smith, Pressutti and O'Neill ABSENT: None Commissioner Williams suggested that the project be referred back to the Design Review Committee with the Commission's concerns over the compatibility of the design of the existing house and the architecture of the proposed new development, also to consider revising the site plan to eliminate parking at the front setback. -11- October 22, 1980 It was noted that such referral would delay consideration of the tentative map beyond the time limit required by State Law and unless the developer concurs with such delay, the map would automatically be approved. MS (Smith-O'Neill) Based on the findings contained in the report, the Planning Commission recommends that the City Council approve the tentative subdivision map for Oaklawn Townhouses, subject to the two conditions stated in the report and an added condition to require that the present driveway across the front be paved and marked with two parking spaces on the easterly edge so that parking will be adequately set back from the sidewalk. The motion carried by the following vote: AYES: Commissioners Smith, O'Neill, Williams and Pressutti NOES: Commissioners Stevenson, G. Johnson and R. Johnson ABSENT: None 10. PUBLIC HEARING: Consideration of variance request PCV-81-1 for reduction of required parking spaces in order to install a drive-thru- land at McDonald's, 4340 Bonita Road - Robert Sutherland As announced earlier, this item was withdrawn from the agenda at the request of the applicant. ORAL COMMUNICATIONS Jerry Valk pointed out that an EIR considered this evening indicated there were no school problems; yet both districts have on file with the City resolutions indicating overcrowding and the need to collect school fees. He also again referred to the report required by law from the school districts by October 15 regarding the use of school fees collected and the current status of school availability. COMMISSION COMMENTS Commissioner Smith asked for a report on the standards presently required for R-3 development with reference to parking and setbacks. Commissioner Stevenson asked for a report on single family dwellings in areas that have subsequently been zoned R-3. He questioned the desirability of having such areas redevelop by adding additional units and leaving the original house on the lot. Commissioner O'Neill reported that on a recent trip on Main Street he recalled a variance recently granted to a homeowners association to leave an existing fence on the slope bank provided it be painted green. He noticed that has not yet been done. Commissioner Stevenson asked about the procedure of lifting moratoriums. He cited the moratorium on the conversion of apartments to condominiums that was placed after a recommendation by the Planning Commission. The moratorium has since been listed without a referral to the Planning Commission of the results of the study conducted. He asked if that is standard procedure. -t2- October 22, 1980 Commissioner Williams asked if the next study session could include information on the status of the report that is due from the school districts. ADJOURNMENT Chairman Pressutti adjourned the meeting at 10:00 p.m. to the meeting of November 12, 1980. Respectfully submitted, l~elen Mapes, ecre~ary