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HomeMy WebLinkAboutPlanning Comm min 1981/09/16 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING CO~MISSION OF CHULA VISTA, CALIFORNIA September 16, 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, Williams, R. Johnson, Green, G. Johnson, O'Neill and Stevenson Commissioners Absent: None Staff present: Director of Planning Peterson, Principal Planner Lee, 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 MSUC (Stevenson-R. Johnson) The minutes of the meeting of August 26, 1981 be approved as mailed. Commissioner G. Johnson abstained due to absence from that meeting. ORAL COMMUNICATIONS Chairman Pressutti called for oral communications and none were presented. 1. Request for extension of time of tentative subdivision map for Chula Vista Tract 80-12,-Bonita Vista Principal Planner Lee advised that this tentative map, approved in April 1980, authorized the conversion of 60 apartment units at 4243 Bonita Road to condominiums. The applicant has cited poor market conditions and high interest rate as the reason for not wanting to file the final map at this time. Development conditions in the surrounding area have not changed, however, there have been some changes in the city's policy relating to condominium conversions, and it is therefore recommended that one of the conditions for approval be amended to require that the necessary improvement work be completed or bonded for prior to approval of the final map. The developer advised staff earlier that he has no objection to the amended condition. Although a two year extension was requested, it is recommended that the tentative map be extended for one year at this time, and an additional one year extension may be requested next year. MS (R. Johnson-Stevenson) The Commission approves a one year extension of the tentative subdivision map for Chula Vista Tract 80-12, Bonita Vista, subject to the condition that condition 2.3 in the original Resolution PCS-80-12 be amended to read as follows: -2- September 16, 1981 The developer shall have completed the work required for approval prior to approval of the final map, or shall bond for such work. All existing and proposed storage space shall comply with Municipal Code standards. No units shall receive a certificate of occupancy until final inspec- tions have been made and all work required by this approval is complete. The motion carried by the following vote: AYES: Commissioners R~ Johnson, Stevenson, Williams, Green Pressutti and G. Johnson ~Y: Commissioner O'Neill ABSENT: None 2. PUBLIC HEARING: Request for amendment to conditional use permit PCC-76-10 for revision to master plan for development of Basview Orthodox Presbyterian Church, 505 East Naples Street Principal Planner Lee reported that a conditional use permit for the construction of a church and Sunday School building was granted in 1962. In 1976 a master plan for the expansion of the church facilities in two phases was approved. In 1978 the Zoning Administrator approved the temporary use of a mobile unit on the site for use as classrooms during the construction phase. Due to an increase in student enrollment, the church is now requesting a revision to the master plan to allow the construction two 20' X 48' classroom in back of the north end of the existing structure. Phase II expansion, as originally approved, will increase the seating capacity of the main sanctuary from 136 to 290 seats requiring the parking spaces to be increased to a total of 83. Mr Lee displayed slides of the site which revealed a lack of maintenance of the existing landscaping. He advised that on a recent visit to the site it was noted that an effort is being made to rejuvenate the landscaping along Naples Street. Mr. Lee reviewed the conditions recommended for approval of the project which relate to additional landscaping, curbing, construction of a 3 foot high decorative wall to screen the parking from adjacent residences, the matching of material and colors to the existing building, limiting the number of students to 180, and the provision of additional parking in conjunction with the expansion of the sanctuary. In response to a question from Commissioner O'Neill, Mr. Lee affirmed that the church has indicated their intent to use mobile units and refinish the exterior to match the existing building. This being the time and place as advertised, the public hearing was opened. Roger Vandervliet, 8046 Sarawak Drive, Lemon Grove, representing the applicant, expressed concurrence with the recommended conditions, and affirmed that it is their intent to use modular units which will be refinished to conform to the color and texture of the building. He questioned the need, however, for a 3 foot decorative wall since it is also required that landscaping be installed in front of the wall. He contended that a landscaping hedge would screen the headlights of cars from the adjacent residences. He also felt such landscaping would add more to the esthetics of the site than a wall. -3- September 16, 1981 Mr. Lee concurred that the Commission could require a solid landscaping screen acceptable to the City's Landscape Architect. In response to questions from Commissioner Stevenson, Mr. Vandervliet affirmed that no cafeteria service is available to the students, so they must bring their own lunches; at times milk is provided. He advised that the restroom facilities in the multi-purpose room are adequate to meet the needs of the students. John Culley, 2791 Beatrice, San Diego, reported that in conjunction with the first phase of construction, which is now nearing completion, they were directed to construct a 6 ft. high cedar fence on the west side of the property, where it is now indicated a 3 ft. decorative wall should be constructed. He indicated they have plans drawn for the 6 ft. high fence and felt they should be permitted to make that installation to screen the parking area, rather than the wall and landscaping now recommended. As no one else wished to speak, the public hearing was closed. MSUC (Stevenson-R. Johnson) The Commission finds that this project will have no significant environmental impact and adopts the Negative Declaration issued on IS-82-4. MS (Stevenson-R. Johnson) Based on the findings stated in the report, the Commission approves the revision of the master plan for the Bayview Orthodox Presbyterian Church at 505 East Naples Street, subject to conditions "a" through "k" as listed in the report. It was moved by Commissioner Green that the motion be amended to change condition "b" ko require either a 3 foot high wall or solid landscape screening acceptable to the City Landscape Architect. The motion for amendment died for lack of a second. The original motion carried by the following vote: AYES: Commissioners Stevenson, R. Johnson, Green, Williams, G. Johnson and O'Neill NAY: Commissioner Pressutti ABSENT: None Commissioner Pressutti advised that he voted against the motion because he felt that the option of providing a wall or landscape screening should be made available. 3. PUBLIC HEARING: Conditional use permit PCC-82-4 for construction of 48 unit senior citizen project at the northwest corner of Fifth and Park WaS - Bordi, Sutherland, and Palumbo Director of Planning Peterson reported that this conditonal use permit is for a low and moderate income senior citizens housing development. The proposal is for the construction of 48 one-bedroom condominium units, in a three story building with parking located partially below the second floor units. The open drainage channel near the west boundary of the parking would be covered and used for additional.parking area. -4- September 16, 1981 The project would include a recreation room, laundry facilities on each floor, an elevator and a security fence and gates which would be activated by magnetic cards. This type of development is covered in a rather new section of the zoning ordinance which requires approval by both the Planning Commission and City Council and allows for exceptions to the normal requirements of the zoning ordinance. In this project the applicant is asking for three exceptions: Decrease in front yard form 25 ft. to 10 ft; reduction in number of parking spaces from 48 to 40; increase in density from 32 units per acre to 60 units per acre. Under a variance granted by the Planning Commission several years ago limiting the development on a portion of this site, a total of 6 units could be built on the property. When the section of the ordinance relating to senior citizen housing was adopted, it was recognized that senior citizens normally do not have as many automobiles as younger residents who live in multiple family developments, so some exception to the ordinance seems appropriate in that regard. Mr. Peterson advised that his greatest concern is whether the economic advantage offered to seniors is sufficient to compensate for the bonus in density the developer is requesting. The units will contain 550 square feet and it is anticipated they will sell for $50,000. He felt that further economic study and analysis should be done before the Planning Commission takes action on the proposal. Mr. Peterson expressed his belief that the project is good, but at the same time he has concern about their marketability; and if the units are not purchased by senior citizens the city may be asked to remove the income restrictions or open the occupancy to younger residents which might generate a need for more parking, and the rationale for the density bonus would be lost. He recommended that the Commission take testimony at this meeting and then continue the hearing to the meeting of October 14 for further study. Mr. Peterson acknowledged receipt of a petition this afternoon signed by 50 persons expressing their opposition to the development citing as their reasons: the density is too high; there would be inadequate offstreet parking; inadequate onstreet parking in the area now; the development should be less than three stories high; the project should adhere to normal setback regulations; if the drainage channel is covered it would not function properly. Slides were displayed of the existing condition of the site, and also of the proposed site plan and elevations of the building. In discussing the parking situation, Mr. Peterson pointed out this property has a large frontage on Fifth Avenue and with only one driveway from that street into the property, there would be a good deal of onstreet parking space available. This being the time and place as advertised, the public hearing was opened. Speaking against the project were: Mr. Goldman, 366 Hedge Way; Robert Bowden, 2859 E1Cajon Blvd., San Diego, manager for the Royal Apartments immediately adjacent to this site; Myron Baker, 361 Fifth Avenue; Carol Hamilton, 332 Garrett, owner of property at 347 and 349 Fifth Avenue; Dean Bowden and Fay Bowden, 8283 La Jolla Shores Drive, co-trustees for the Royal Apartments; -5- September 16, 1981 Richard Carlson, 1355 Fifth Street, Imperial Beach; Woodrow Turner, 387 Fifth Avenue; Zack Boyd, 371 Fifth Avenue. They stressed the reasons for opposition listed on the petition, with particular attention to the problems of traffic and parking in the area, and to the flooding problems which have occurred in the area during periods of heavy rain, with the fear that covering the channel would make it impossible to remove the debris that washes down the channel and excessive problems would occur. It was moved by Commissioner R. Johnson, seconded by Commissioner O'Neill, that this hearing be continued to October 14. Commissioner Williams pointed out that this piece of property was approved a few years back for low density residential use in order to compensate for the high density development which originally included this area and on that basis more units were constructed on the adjacent property than the designated zoning would allow on the smaller area. The motion carried by the following vote: AYES: Commissioners R. Johnson, O'Neill, Pressutti, Green, G. Johnson and Stevenson NAY: Commissioner Williams ABSENT: None Commissioner Green requested that the staff report include some comment on the objectives of the City to provide this type of housing. Commissioner G. Johnson asked for additional information as to whether the drainage ditch could be cleaned out if necessary. 4. Consideration of appeal of Design Review Committee condition requiring removal of pump island canopy of 696 Broadway - Varg~ and Barrera Principal Planner Lee advised that this appeal relates to a conditional use permit approved by the Planning Commission two months ago to establish a used car sales lot at a former service station site. One of the conditions of the Commission was approval by the Design Review Committee of the site plan and building remodeling. The Design Review Committee approved the project, based on plans submitted, subject to the removal of the pump island canopy. The applicant is appealinq that condition to the Plannina Commission. Slides were displayed of the existina site and of the proposed remodelinq plans. In his appeal the applicant contends the canopy would be neither physically nor visually disruptive and provides an opportunitv for liQhtinq the lot. The plans include landscape planters and a more desirable color combination for the buildinQ and canopy than presently exist. In response to Questions from the Commission, Mr. Alfredo Canizalez, representinQ the applicant, advised that they have a ten year lease on the site and if the canopy if removed they would be required to replace it at the end of their lease. MSUC (Stevenson-Green) The Planning Commission grants the appeal of the applicant to allow the canopy to remain in place and to remodel the building and canopy as -6- September 16, 1981 shown on plans submitted to the Design Review Committee. 5. Request for determination of permitted land use at 345 "K" Street in the C-O zone - Amatzu, Inc. The applicant has requested that this item be continued to the next meeting for submission of additional information. MSUC (Stevenson-R. Johnson) Consideration of the request for determination of permitted land use at 345 "K" Street be continued to the meeting of September 30, 1981. 6. Consideration of amendment to the land use element of the General Plan by the inclusion of the Growth Management Policy Director of Planning Peterson reported that the Planning Commission approved a growth management policy a little over a year and a half ago and forwarded it to the City Council with a recommendation for adoption. In that policy the easterly portiOn of the Chula Vista Planning Area was divided into five phases and the policy required that each area phase be 80% developed before development in the next phase area could be undertaken. The City Council considered that policy in numerous public hearings and conferences and about three weeks ago the Council reached the decision that they did not wish to adopt a geographically oriented policy. Instead, Council drafted a revised policy and directed that it be referred to the Planning Commission for review and recommendation. That policy, which is more generally worded and allows for broad discretions by Council, is before the Commission at this meeting. Mr. Peterson pointed out that one of the more significant statements in the policy is the statement which indicates development shall be self-supportable in terms of operating and capital costs; another significant statement is that development will be allowed only if the public facilities which are required for service are either in place or will be constructed as part of the development. Public facilities would include streets, schools, sewer, water, utilities, etc. Under this policy the lands held by United Enterprises and Union Oil Company would be considered not ready for development. On the adopted General Plan most of those areas are designated as "Agriculture and Reserve" and would remain in that category. Mr. Peterson advised that while he prefers the more geographically defined policy recommended by the Planning Commission a year and a half ago, it is clear that the council is not going to adopt that type of policy, so he is therefore recommending that the Planning Commission endorse and recommend adoption of the policy presented here. In discussion of the policy, Commissioner Stevenson suggested that item 12, under General Objectives, should include health and welfare along with public safety. He also suggested adding another statement under General Objectives to state that the City would maintain an appropriate balance of residential, commercial, industrial, and public facility developments in the future growth of the city. -7- September 16, 1981 Commissioner Williams suggested that a policy statement like this should contain a paragraph regarding its implementation. Mr. Peterson advised that one of the main ways of implementing such a policy is by the zoning patterns applied to fringe areas. Commissioner Williams pointed out that one of the General Objectives includes the preservation of agricultural areas and he felt that should also be included in a Statement of Policy. He suggested including agricultural lands in policy statement No. 6 along with open space and greenbelts. Commissioner Pressutti noted that in most of the policy statements the word "shall" is used to denote requirements or conditions, whereas statement 5 uses the word "should". He recommended changing that statement to read "shall be self-supportable.. " He also felt statements 7 and 8 should be changed to place the responsibility on "the Planning Department" rather than "the City." Commissioner Stevenson suggested inserting the word "must" in policy statement 5 rather than "shall." The Commission discussed the meaning of the word "burden" in statement 5 and concurred that if a development is self-supportable, it is not then a burden; the development, however, would have assure the availability of all services, i.e., schools, water, sewer, and utilities. The Commission also discussed "in-filling rather than peripheral development," and suggested rewording policy statement 4 to read, "In-filling rather than peripheral development shall be encouraged." MSUC (O'Neill-G. Johnson) The Commission recertifies EIR-80-1 and recommends that the City Council certify EIR-80-1 and adopt the revised Growth Management Policy as submitted to the Commission, with the following revisions: Add "health, welfare," to General Objective No. 12; add General Objective No. 13 to read: "The maintenance of an appropriate balance of residential, commercial, industrial, and public facility developments in the future growth of the city"; reword policy statement 4, to read, "In-filling rather than peripheral development shall be encouraged"; revise statement of policy 5 to read, "All growth within the Eastern and Southeastern Territories must be self-supportable from the standpoint of public operational and capital costs, and not place a significant on-going burden upon the economic or financial capacities of existing local governmental agencies (City, schools, water districts)"; amend statement 6 by adding "agricultural lands"; change statements 7 and 8, to read, "The Planning Department . . ." rather than "The City . . ."; change section D.1 to read, "It is the intent of this policy that lands develop'in a general pattern from west to east and that undeveloped lands be considered ready for development only if they are both substantially contiguous with the city limits and with lands which already are developed"; change section D.3 to read, "This polic~ shall be reviewed annually by the Planning Commission in September and the City Council in October." DIRECTOR'S REPORT Director of Planning Peterson reported that a study session for the Planning Commission next Wednesday at 5:00 p.m. and will not be followed by dinner. One of the items on the agenda for that meeting is a presentation by Hartson's Ambulance Service. Commissioner O'Neill asked if the study session could include a discussion of the super city concept, that is, the legislation to permit development of five new cities that would be outside the control of local jurisdiction and planning would be done by the State. -8- September 16, 1981 COMMISSION COMMENTS Chairman Pressutti called attention to an article in Sunday's issue of the SAN DIEGO UNION that indicates a question is being raised as to whether lunch time meetings of the San Diego City Council constitute a violation of the Brown Act. Commissioner G. Johnson asked for a report from the Engineering Department about the drainage problem at the site of the approved used car sales lot (corner of Broadway and "J" Street). She also requested further report and discussion of standards for private schools. ADJOURNMENT Chairman Pressutti adjourned the meeting at 9:20 p.m. to the study session at 5:00 p.m. on September 23 and the regular business meeting at 7:00 p.m. on September 30, 1981. Respectfully submitted, Helen Mapes Secretary