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HomeMy WebLinkAboutPlanning Comm min 1981/05/13 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA May 13, 1981 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: None Staff present: Director of Planning Peterson, Principal Planner Lee, Assistant Planner Bazzel, Senior Civil Engineer Daoust, Assistant City Attorney Harron, and Secretary Mapes. The pledge of allegiance to the flag was led by Chairman Pressutti, and was followed by a moment of silent prayer. APPROVAL OF MINUTES Commissioner O'Neill commented that at the meeting of April 22, 1981, during discussion of the environmental impact report on Bonita Long Canyon, he made the statement that he had heard nothing to convince him that the significant problems related to traffic and drainage in the area would be acceptably mitigated by the measures proposed. Since that opinion was the basis for his negative vote on the environmental impact report, as well as on the development plan and tentative sub- division map, he felt it should be recorded in the minutes, and requested that the minutes be so amended. MSUC (O'Neill-Stevenson) The minutes of the meeting of April 22, 1981 be approved as corrected to include Commissioner O'Neill's comments regarding the environmental impact report for Bonita Long Canyon. ORAL COMMUNICATIONS Commissioner Pressutti called for oral communications and none were presented. 1. PUBLIC NEARING: EIR-81-4 for general plan amendment, prezonin~ and annexation of proper%s at the southwest corner of Broadway and Naples, Price Company Assistant Planner Bazzel advised that the purpose of this EIR is to analyze the environmental impact of prezoning, annexation and a general plan amendment for 43 acres of property located between Oxford and Palomar Streets, east of Industrial Boulevard and west of Broadway. The area is presently designated on the General Plan as thoroughfare commercial, medium density residential and parks and open space. The proposed General Plan amendment would change the designation to retail -2- May 13, 1981 commercial for the 33 acres fronting on Broadway and limited industrial for the 10 acres to the west fronting on Industrial. As no specific site develop- ment plans are available at this time, the report is based on maximum allowable figures under the proposed zoning. Mr. Edward Dilginis of New Horizons Planning Consultants reviewed the environ- mental impact report in detail, addressing all impacts, whether significant or not, which might result from the maximum development that might occur. He noted that the most significant development would be the Price Company's retail commercial store containing 98,400 sq. ft., with an additional 350,100 sq. ft. to be used in the future by other retail facilities. A light industrial complex, totalling 305,300 sq. ft. is proposed on the westerly 10 acres of the site. This is the maximum amount of development that could take place in the area and not necessarily the amount that will occur. Mr. Dilginis discussed soil conditions, the drainage basin, conversion of agri- cultural land, air quality, ambient noise levels, stationary noise source, the community tax structure, parks and open space, emergency service, waste disposal and sewer availability, energy conservation, and traffic projection and circulation. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. Commissioner Stevenson expressed concern over the deletion of a park site adjacent to the elementary school. In response to a question from Commissioner G. Johnson, Director of Planning Peterson affirmed that a zoning wall would be required on the boundary of the industrial development adjacent to the school site. Commissioner Williams questioned the removal of agricultural land which apparently was quite productive in the past. He asked why it is not considered prime agricultural land. Assistant Planner Bazzel advised this is in accordance with a State definition, and since the property is now surrounded by urban land uses it does not qualify as prime agricultural land. He also pointed out that the present zoning estab- lished in the county on the property has indicated a change to urbanization. Assistant City Attorney Harron affirmed that since no public testimony was presented for inclusion in the EIR, it is appropriate for the Planning Commission to take action on the EIR at this meeting. MSUC (Stevenon-R. Johnson) The Commission certifies that EIR-81-4 has been prepared in accordance with CEQA, the State EIR guidelines and the environmental review procedures of the City of Chula Vista. 2. PUBLIC HEARING: PCS-81-2 - Tentative subdivision map for Chula Vista Tract 81-2, for conversion of 32 unit apartment complex to condominiums at 564 "J" Street - David, Rigdon & St. Marie Principal Planner Lee noted the location of the 2 acre site which extends from "J" Street to James Street. It is presently developed with a 34 unit apartment -3- May 13, 1981 complex constructed in 1959. The applicant proposes to remove two units and the swimming pool in order to increase the onsite parking from 32 to 55 spaces and provide additional landscaping. All units are single story, two bedroom, and have a minimum of 250 square feet of private open space. The project has been approved by the Design Review Committee, and approval of the tentative map is recommended subject to a list of 7 conditions relating to street tree planting and easements, installation and repair of public improve- ments, provision of a fire hydrant and construction of a zoning wall on the west property line. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. MS (R. Johnson-Stevenson) Based on the findings stated in the report, the Commission recommends that the City Council approve the tentative subdivision map for David, Rigdon & St. Marie, Chula Vista Tract 81-2, subject to the 7 conditions listed in the report. The motion carried by the following vote: AYES: Commissioners R. Johnson, Stevenson, Williams, Pressutti and G. Johnson NAY: Commissioner O'Neill ABSENT: None Commissioner O'Neill advised that he voted against the approval because he does not feel the conversion of these rental units is consistent with the Housing Element of the General Plan as it will not provide housing for low or moderate income persons. 3. PUBLIC HEARING: PCC-81-12 - Conditional use permit to construct and operate junior/senior high school on site of Hilltop Baptist Church, 740 Hilltop Drive, Southland Christian Schools Principal Planner Lee noted the site of the Hilltop Baptist Church on the west side of Hilltop Drive and adjacent to Hilltop Park. The church buildings and parking lot occupy the eastern half of the 3 acre site and it is proposed to lease the westerly 1¼ acres of the site for a junior/senior high school for a five year period. For this purpose a single story modular building, 60' x 100', would be located in the northwest corner of the property. The building would be divided into eight classrooms. There would be a maximum of 175 students for the 1981-82 school year, with enrollment ultimately increasing to 288 students toward the end of the five year lease period. The school hours are from 7:00 a.m. to 4:30 p.m. Mr. Lee noted this site is small as compared to public school standards. It has been indicated that gym classes will be scheduled at the end of the day so the students can shower at home. There is no cafeteria or administration building. The play area will be in the southwest corner of the site, between the church parking lot and the park. The site is fairly well isolated with the exception of the northwest corner which abuts single family development. Hilltop Park abuts two sides of the project--south and west--with the church buildings located to the east. -4- May 13, 1981 Approval of the conditional use permit is recommended, subject to six conditions, which include limiting the enrollment to 175 students for the first year and additional enrollment predicated upon review of the operation at the end of the school year. The approval would be for a five year period, but could be terminated earlier by the Planning Commission if there is just cause based on adverse impacts to the neighborhood. This being the time and place as advertised, the public hearing was opened. Ed Oas, 939 15th Street, San Diego, Principal of the Chula Vista Christian High School, asked that the review proposed for the end of the first year be scheduled earlier during the year, since their enrollment begins in February for the following school year and it is important that they know at that time the number of students they can enroll. He advised that there have been some changes in the building as originally proposed, so they would have some office space in the building, and they are also considering providing showers and additional rest- room space. This would require increasing the building to 60' x 134'. Commissioner R. Johnson expressed concern that 20 square feet per student would not be adequate. Mr. Oas indicated that the maximum enrollment of 288 would probably not be reached during the five year lease period. Jeanie Johnson Adcock, 725 J Place, reported that her residence is 500 feet to the west of the proposed school. She feared that having 175 students within that distance would create a noise and visual impact on her home; she also objected to the ringing of school bells at frequent intervals from 8:30 a.m. to 3:45 p.m. She further expressed concern over students loitering in the park before and after school hours which would add to the noise pollution in the neighborhood. She contended the park acts as a natural amphitheater and magnifies the sound. She requested that if the permit is approved two additional conditions be applied: 1) A modification of the sound of the bell system; 2) A zoning wall to be constructed next to and as high as the existing chainlink fence to run west to the southern boundary and north to the existing gate, to provide a noise and visual buffer. Elizabeth Ballesteros, 730 J Place, advised that she, too, has a noise problem from activity in the church parking lot as well as the park. She pointed out there is already an elementary school, a junior high school, and another parochial school within the area. She expressed opposition to having additional school facilities on this site. Mr. Oas requested permission to respond to the concerns expressed by the two nearby residents. He pointed out that playground area of the park is located between the school and Mrs. Adcock's house and he believed the noise from that playground would drown out any noise from the school. He expressed reluctance to constructing a solid zoning wall on the boundary of the property, noting that it would be more of a permanent visual impact as opposed to the few hours a day when students would be outside of the school building. In response to a question from Commissioner Stevenson, Mr. Oas advised that the only night time activities they anticipate would be parent/teacher fellowship meetings to be held within the church; there will be no outside athletic activities in the evening. He also reported that the church fellowship hall would be used by -5- May 13, 1981 the students during the lunch hour. With regard to school bells he indicated it would be quite feasible to have bells ring outside only for the opening of school in the morning, at the end of the P.E. activities and for the close of school. As no one else wished to speak, the public hearing was closed. In response to a question from the Commission regarding the space limitation, Mr. Lee affirmed that it is a small area as compared to public schools. He pointed out that having the site surrounded on two sides by the public park should lessen the impact on the residential area. The only homes that abut this site are at the north side of the property. Commissioner O'Neill expressed concern about approving temporary facilities for a period of five years, as it has been his experience that this sort of thing tends to become permanent after a couple of years. While he supports private schools and feels they have a place in the community he felt the facilities should be more adequate than are being proposed here. In response to a question from Commissioner Pressutti, Mr. Peterson advised that any expansion in the size of the building or added facilities would have to be brought back for Commission approval. Commissioner G. Johnson pointed out that in the past when approval is given on a temporary basis, the applicant comes back and requests extensions of time so it becomes difficult to terminate the use. She also pointed out that with the elementary school and junior high school in the immediate vicinity, the residents of the area are already fairly impacted by students and she was hesitant to add another school facility to the area. MSUC (G. Johnson-Stevenson) The Commission finds this project will have no significant environmental impact and adopts the Negative Declaration on IS-81-36. MS (G. Johnson-Stevenson) The Commission denies the request for the conditional use permit to operate a junior/senior high school at 740 Hilltop Drive. The motion carried by the following vote: AYES: Commissioners G. Johnson, Stevenson, R. Johnson and O'Neill NOES: Commissioners Williams and Pressutti ABSENT: None Chairman Pressutti advised the applicant that this decision may be appealed to the City Council within ten ~ays. 4. PUBLIC HEARING: PCZ-81-G - Prezone approximately 18 acres located between Oxford and Palomar Streets, north of Industrial Boulevard, from County M-52 to C-C, Central Commercial - City initiated Director of Planning Peterson reported this is an 18 acre vacant property on the north side of Palomar, just west of the Fed Mart and Pic-N-Save stores. The General Plan designates the area for retail commercial use and it is recommended that it be prezoned to C-C-P to conform with the General Plan. Preliminary development plans indicate a small shopping area of about 38,000 sq. ft. of floor area fronting on Palomar Street, with the area to the north proposed for a 130,000 to 145,000 sq. ft. industrial development. -6- May 13, 1981 When annexation of the property occurs and development plans are finalized it may be necessary to amend the General Plan and change the zoning to accommodate the development plans, but for now it is appropriate to prezone the area to C-C so that the annexation can proceed expeditiously. Mr. Peterson pointed out that in the recommended precise plan guidelines, item "c" requires that driveways be limited to three. It has since been determined that a raised median will be constructed in Palomar, so four curb cuts for drive- ways on the north side of Palomar would be allowed with only two having breaks in the median to permit left hand turning movements. He requested that guideline "c" be deleted. 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-O'Neill) The Commission finds that the prezoning will have no significant environmental impact and adopts the Negative Declaration on IS-81-21. MSUC (R. Johnson-O'Neill) Based on the findings in the report, the Commission recommends that the City Council prezone the 18 acres C-C-P with the following precise plan guidelines: a. The westerly driveway shall be located in line with the driveway leading to the MTDB station. b. A coordinated sign program shall be submitted and will be subject to Planning Department approval. 5. Consideration and approval of street names for Bonita Long .Canyon Estates Principal Planner Lee reported that at the time the Commission considered and approved the Sectional Planning Area plan and tentative map for Bonita Long Canyon Estates the applicant had just submitted street names for review. Those names have now been reviewed by the Engineering, Fire and Planning Departments and it was determined there are no conflicts with existing street names. Mr. Lee pointed out that in the first phase of development, for which the tentative map was approved, the street names will follow the established theme of the area in using college names. The streets in the later phases of development will have equestrian related names. Mr. Lee suggested the substitution of the name Saratoga Street for Horseback Street. MSUC (R. Johnson-Stevenson) The street names for Bonita Long Canyon Estates be approved as submitted with the substitution of Saratoga Street for Horseback Street. 6. Consideration of request for extension of time on tentative subdivision map for Twin Oaks Condominiums, Chula Vista Tract 80-4 Director of Planning Peterson advised that this tentative map was approved a year and a half ago and the developer followed that up with a request for approval of the final map. The finap map was approved but was not recorded due to a lack of suitable financing to construct the project. -7- May 13, 1981 At the time the tentative map was considered some concern was expressed over the construction of three story buildings 15 feet from the rear property line, although that setback is permitted in the R-3 zone. In recent months the Planning Department has been reviewing some of the provisions of the R-3 zone and may suggest some changes in the setback provisions which would not conform with the proposed development under this map. Mr. Peterson expressed reluctance to recommend that the map be extended since the construction might be at odds with new standards soon to be adopted. It is therefore recommended that the extension not be approved. The applicant still has the possibility of meeting the original conditions and recording the final map. MSUC (Stevenson-O'Neill) The request for extension of time on tentative subdivision map for Twin Oaks Condominiums, Chula Vista Tract 80-4 be denied. 7. Consideration of Capital Improvement Program for fiscal sear 1981-82 for conformance to the Chula Vista General Plan Director of Planning Peterson advised that State law requires the Planning Commission to review the Capital Improvements Program each year to determine if the projects conform with the General Plan. He noted that many of the projects are of a small scale not addressed in the General Plan, such as traffic signals and conversion of lighting. The Planning Department has reviewed each of the projects and determined that none are in conflict with the General Plan. MSUC (Stevenson-R. Johnson) The Planning Commission finds that the Capital Improvements Program for 1981-82 conforms to the Chula Vista General Plan. DIRECTOR'S REPORT Director of Planning Peterson reported that the City Council will interview applicants for the Planning Commission vacancy on Thursday and will likely make a choice in the near future. Mr. Peterson further reported that next week's meeting will be a study session beginning at 5:00 p.m. followed by dinner at 7:00 p.m. COMMISSION COMMENTS Commissioner R. Johnson commented on the length of the EIR considered this evening-- 135 pages--which he felt could have been reduced to half that length, and on the presentation by the consultant, which despite its length, did not contain any new information that was not in the EIR. He felt a verbal report should only include additional information or respond to questions raised by the Commissioners or in the public hearing. He asked if the process could be simplified. Director of Planning Peterson concurred that the process is too involved and reported that he drafted a bill which was introduced in the State legislature by Wadie Deddeh which would allow cities to determine for themselves the kinds of projects that require environmental impact reports. The bill is meeting severe opposition in the legislature and Mr. Peterson suggested that the Commissioners write and express their opinion on the bill--AB 620. -8- May 13, 1981 Chairman Pressutti called attention to a notice that appeared in the Evening Tribune announcing workshops to begin on June 4th to train citizens for low and moderate income housing advocacy. He suggested that it might be profitable for one or two of the Commissioners to attend those sessions. Commissioner G. Johnson reported that she could not arrive for next week's study session until about 5:15, and requested that if there is to be discussion on energy conservation methods in building that it not be held as the openi~ng item of the meeting as she wishes to be present for such discussion. Commissioner Stevenson recalled that about two months ago the Council voted to deny an amendment to provide reimbursement for tenants forced to move due to conversion of apartments to condominiums, but indicated they might consider such reimbursement for handicapped and elderly persons. He felt that should be further discussed at a study session. Commissioner G. Johnson suggested it would also be helpful to discuss the establishment of standards for private schools which could be applied in such requests as the one considered this evening. ADJOURNMENT Chairman Pressutti adjourned the meeting at 9:00 p.m. to the study session at 5:00 p.m. on May 20, 1981. Respectfully submitted, Helen Mapes Secretary