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HomeMy WebLinkAboutPlanning Comm min 1980/12/10 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA December 10, 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, G. Johnson, R. Johnson, O'Neill, Stevenson and Williams Commissioners absent (with previous notification): Smith Staff present: Director of Planning Peterson, Environmental Review Coordinator Reid, 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 November 26, 1980 be approved as written. Commissioner O'Neill abstained because of absence from that meeting. ORAL COMMUNICATIONS Chairman Pressutti called for oral communications and none were offered. 1. PUBLIC HEARING (cont.): Environmental impact report EIR-80-7 on Brandywine Industrial Park Environmental Review Coordinator Reid advised that this hearing was continued from the meeting of November 12 to allow additional time for comments from state agencies. Comments were received from the State Department of Fish and Game, and their comments related to the area south of Otay Valley Road, which is no longer being considered in the report. The letters of comment and response to those letters will be included in the final EIR. It is recommended that the EIR be certified. Chairman Pressutti announced that the public hearing on the environmental impact report is still open if anyone has additional information to submit. As no one wished to speak, the public hearing was closed. -2- December 10, 1980 MCUC (R. Johnson-Williams) The Planning Commission certifies that EIR-80-7 has been prepared in accordance with CEQA and the environmental review procedures of the City of Chula Vista and that the Planning Commission will consider the information in the document as it makes a recommendation on the project. 2. PUBLIC HEARING (cont.): Consideration of General Plan Amendment GPA-81-1 to change the desi§nation of 19 acres at Ota~ Valley Road and Brandywine Avenue from Medium Density Residential to Research and Limited Industrial Director of Planning Peterson pointed out the location of the 19 acres north of Otay Valley Road and extending both east and west of Brandywine Avenue. As shown on the General Plan diagram the area to the east is designated for general industrial use, while properties to the north and west are developed residentially. The proximity of this property to residential use is a legitimate concern, however, it is believed that this property can be graded for industrial use to create downslopes from the residential area, and with those slopes and some walls and landscaping there can be adequate separation between industrial use and the residential use. The EIR indicated a deficiency in water pressure, however, that is not a General Plan consideration but will have to be addressed at the zoning stage and develop- ment planning stage. It is indicated the problem can perhaps be resolved by installing pumps to increase the pressure. Mr. Peterson pointed out that the proximity of the Omar Rendering Plant to the east argues more for limited industrial use rather than low density residential. As the property immediately to the south is presently zoned for limited industrial use this site does not seem ideally located for residential development. It is recommended that the request for the General Plan amendment to Limited Industrial be approved. Chairman Pressutti reopened the public hearing. Dick Kau, 3404 Bonita Road, expressed concurrence with the staff recommendation, and pointed out the need for increased industrial land and development in Chula Vista. As no one else wished to speak, the public hearing was closed. MSUC (G. Johnson-R. Johnson) The Commission recommends that the City Council amend the General Plan diagram from "Medium Density Residential" to "Research and Limited Industrial" for approximately 19 acres of vacant land located north of Otay Valley Road at Brandywine Avenue. 3. PUBLIC NEARING: Consideration of application PCZ-81-A to prezone 3.54 acre~ at the northwest corner of Main Street and Walnut Drive to R-3-P-12 - Construction Management Services Director of Planning Peterson pointed out that this area is presently outside the city limits, it is vacant, but zoned R-S-6 in the County which permits 6 dwelling units per acre. The applicant is requesting prezoning to permit 12 units to the acre, to be followed by annexation to the city. -3- December 10, 1980 Mr. Peterson noted that in October the Commission considered an application for prezoning the 2½ acre parcel adjacent to the east of this site. The staff's recommendation on that application was for R-3-P-8, but the Commission recommended R-3-P-12. The application is still pending before the City Council. In connection with that recommendation the Commission requested staff to study the alignment of Maple Drive and its intersection with Otay Valley Road. As a result of that study it is recommended that Maple Drive and Walnut Avenue be vacated south of Lotus Drive and that Maple Drive then be realigned to intersect Otay Valley Road at a point east of the present intersection in order to provide enough space between intersections to allow proper turning movements. If the Council adopts the recommended alignment and the street vacations, the property covered by this application would gain some area, if the street right of way had originally been dedicated by an owner of this property. Mr. Peterson discussed the zoning pattern in both the city and the county and the existing land uses in this area, noting that there is quite a concentration of multiple family development and some commercial development, with a total of just under 890 units either existing or authorized. To the west of the subject site the land use changes to single family detached homes, so at some point there must be a transition from multiple family to single family and the staff feels it should occur on this site. Immediately adjacent to this property on the west there are two new single family homes and to the north there are six new single family homes on Walnut and some new two story homes on Maple Drive. While the Woodlawn Park area has many older homes, some not in good repair, there is some remodeling and improvement occurri~§on existing homes. It is recommended that the Commission endorse R-1 prezoning for this property. This being the time and place as advertised, the public hearing was opened. Sid Xinos, with the consulting engineering firm of Schwerin, Xinos and Associates, discussed planning issues concerning this site. He noted that the road encroaches on to this property to a certain extent. He felt vacating Walnut would be appro- priate. Mr. Xinos displayed a proposed site plan showing development of the property at a density of 12 units to the acre, which he contended is the most appropriate zoning since the property is surrounded on three sides by streets, one of which is a major road, which can accommodate higher traffic generation than would result from single family use. Mr. Xinos contended that R-3-P-12 zoning is consistent with adjacent uses. Their proposed development would be similar to the Playmor homes across the street to the south. The Commission recently recommended prezoning the property to the east R-3-P-12 and if Walnut is vacated that property would then adjoin this site. By having a planned residential type of project it would be more amenable to closing Walnut, whereas individual single family lots would require street access. He asserted that development of the property under R-1 standards would not be practical from an economic standpoint, since development costs and interest rates would price the homes out of the reach of many families. A planned residential development at higher density could provide moderate cost housing for the community. Paul Buss, 1875 Third Avenue, San Diego, architect with Buss Silvers Hughes & Associates, pointed out that by skewing the buildings they have added variety to -4- December 10, 1980 the plan, and it is only a corner of the building that protrudes toward the property line and there is a good deal of openness along the property line between the buildings. Paul Greene, Montgomery Fire Protection District, expressed the opinion that Chula Vista should not pursue the annexation or development of property presently located in the county as this disturbs the peace of their community. He suggested that Chula Vista is trying to bribe developers to annex land to the city by promising higher density than they can get in the county. He questioned the right of the city to prezone area that is in the county. D. O'Donnell, 1641 Spruce Road, owner of a vacant lot on Lotus Street, spoke in favor of the proposed development as it would probably enhance future develop- ment that would upgrade the area. Colin Seid, 5051 San Aquario Drive, owner of the property, assured the Commission and residents it is their desire to develop a well functioning, affordable residential tract in the area that is consistent with the General Plan and with what the area can sustain in the way of market price. As no one else wished to speak, the public hearing was closed. In response to a question from the Commission, Mr. Peterson advised that prezoning becomes effective only upon annexation of the property to the city. Until that time the county zoning continues to be in force. It is a process by which a property owner can have some advance knowledge as to how he can use the property if he does annex to the city. Commissioner G. Johnson asked if R-3-P-8 zoning might be appropriate for this land. Mr. Peterson advised that the staff had considered R-l, R-1-5, R-2 and R-3-P-8, and giving consideration to all things it appeared this is the place to make the transition to single family homes. It would be expected that such development would occur on private streets rather than individual access to public streets. Commissioner O'Neill expressed the opinion it makes sense to have higher density in areas which are already developed and have a main artery to carry added traffic. He concurred that there should be a transition area between high density development and R-l, and he felt there should be some compromise. He pointed out that the area has ready access to transportation routes and it is in an area of police and fire protection. MSUC (G. Johnson-Stevenson) The Commission adopts the Negative Declaration on IS-81-19 and finds that this project will have no significant environmental impact. MS (G. Johnson-Stevenson) The Commission recommends that the City Council prezone the property to R-3-P-8. Although the public hearing had been closed, Commissioner Pressutti asked for comment from the applicant on the motion. Mr. Sid Xinos expressed the opinion that this property can support at least 10 units to the acre. He pointed out that with each drop in density the price of the units increases. -5- December 10, 1980 MS (O'Neill-R. Johnson) The preceding motion be amended to recommend prezoning to R-3-P-IO. The motion to amend failed to pass by the following vote: AYES: Commissioners O'Neill, R. Johnson, Stevenson NOES: Commissioners Williams, Pressutti and G. Johnson The motion for prezoning to R-3-P-8 carried by the following vote: AYES: Commissioners G. Johnson, Stevenson, Williams, R. Johnson and Pressutti NAY: Commissioner O'Neill ABSENT: Commissioner Smith DIRECTOR'S REPORT Director of Planning Peterson reported that next week's study session will begin at 5:00 p.m. and adjourn to dinner at 7:00 p.m. There are a number of items on the agenda for discussion but if the Commission has any urgent concerns they could be added. In response to a question from Commissioner Stevenson, Mr. Peterson affirmed that the study sessions of the Planning Commission are open to the public and to the press. COMMISSION COMMENTS Commissioner Pressutti reported on a workshop for Planning Commissioners which he and Commissioner Stevenson attended recently. Topics covered included solar energy, a work program for the Planning Commission including objectives and goals, how to relate to counsel and staff, and new laws. Mr. Pressutti requested that printed material which he received at the workshop be duplicated for each Planning Commissioner to be discussed at future study sessions. ADJOURNMENT Chairman Pressutti adjourned the meeting at 8:15 p.m. to the study session at 5:00 p.m. on December 17, 1980. Respectfully submitted, Helen Mapes,