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HomeMy WebLinkAboutPlanning Comm min 1982/05/26 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA May 26, 1982 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 Council Chambers, Public Services Building, 276 Fourth Avenue. Commissioners Present: Pressutti, Williams, Green, G. Johnson, O'Neill and Stevenson Commissioner Absent: R. Johnson (with previous notification) 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, and was followed by a moment of silent prayer. ORAL COMMUNICATIONS Chairman Pressutti called for oral communications and none were presented. 1. PUBLIC HEARING: Conditional use permit PCC-82-16; request to establish a residential care facility in the O0 block of Second Avenue in the R-1 zone - Sue Hudson Principal Planner Lee displayed a plat of the site, slightly over 2 acres in size, located on the east side of Second Avenue at the terminus of "C" Street and extending east to Las Flores Drive. A tentative subdivision map was previously approved to divide the property into nine single family residential lots. The proposal under consideration is for the construction of a 105 unit residential care facility for seniors, consisting of 47 one-bedroom units and 58 studio units. There will be no individual kitchens and a central dining area will serve all residents. Other amenities include a chapel, library, activity room, laundry, gift shop, and beauty/barber shop. The buildings will be set back 130 feet from Second Avenue and 80 feet from Las Flores Drive. The buildings will be stair stepped down the slope at five different levels with no portion of a building more than three stories in height. There will be 12 parking spaces with access from Second Avenue and 36 spaces adjacent to Las Flores Drive. Mr. Lee advised that rest homes are an unclassified use which can be located in any zone if the necessary findings are made. Similar facilities in Chula Vista include the Chula Vista Inn and Fredericka Manor; both are located in an R-3 zone. -2- May 26, 1982 It is the conclusion of the staff that the density proposed is a significant departure from the single family homes; the buildings are not in scale with single family homes; and the development would result in a substantial impact of traffic on Las Flores Drive, which is a residential street. For those reasons denial of the application is recommended. Mr. Lee acknowledged the receipt of five letters of protest and a petition containing 293 signatures opposing the project. In response to a question concerning traffic volumes, Mr. Lee advised it is expected this use would create about three times as much traffic as a single family development on the same property. In response to a question from Commissioner G. Johnson, Mr. Lee reported that the Fire Marshal has indicated a requirement will be made to install a sprinkler system in all buildings; there is no problem with access to the site. In response to a question from Commissioner Green concerning the policy of in-filling, Mr. Lee advised that this property has been approved for the develop- ment of nine single family lots so the owner is not being denied the right to develop the property. The in-filling of vacant parcels should be compatible with the zoning and use of surrounding property, and does not necessarily mean higher density. Mr. Lee also discussed the City's policy on senior citizen housing, which is usually restricted to the R-3 zone due to the density desired. He also assessed the formula used in determining the ratio of parking spaces per resident for residential care facilities. This being the time and place as advertised, the public hearing was opened. Bob Van Der Meid, 20 Second Avenue, spoke of the restoration they have completed on the old Colonial type home they purchased a year ago. He described the neighborhood as a unique residential area with heritage and charm which he would like to see preserved. Linda Navarro, 9 Second Avenue, described the hazardous traffic condition at the intersection of Second Avenue and "C" Street, and urged denial of the proposed facility at that location. Carol Pasimio, 10 Second Avenue, spoke of unsafe conditions for children trying to cross Second Avenue due to the limited sight distance of motorists coming from Edgemere Avenue. Mrs. Joe Trevisani, 149 "D" Street, expressed the opinion a residential care facility of this nature should be located in a commercial area rather than a single family neighborhood. Arthur Harrington, 260 Sea Vale Street, pointed out that traffic using Las Flores Drive must turn on "D" Street to reach Second Avenue, which due to the steep grade, presents a traffic hazard. Carol Smith, 276 Sea Vale, pointed out that this neighborhood already has the Vista Hill Hospital, South Bay Pioneers and Fredericka Manor. She would like to see the R-1 neighborhood protected from further institutional type use. -3- May 26, 1982 Robert French, 129 Second Avenue, reported that he had followed the development of the Las Flores Drive area closely because that street will parallel his property and it will be a major expense. He indicated he did not object to the development of property, but felt the expense of access streets should be born by those who will benefit from the street. He also recounted numerous incidents of damage to his cars parking at the curb due to traffic conditions on Second Avenue. Vi Hertzberg advised that she has a retirement lodge in Lemon Grove; her 180 guests have 8 cars; a bus is used for transportation. The average age of the residents is 82 years. Don Paxton, 142 Minot, pointed out this is one of the oldest residential areas in Chula Vista and is being revitalized, and he felt a commercial building should not be approved in the R-I area. Peter Watry, 81 Second Avenue, related the history of that neighborhood and the battles fought by the residents to preserve it as a desirable R-1 neighborhood. Myron E. Moore, 69 Minot, expressed concern that some people coming from Las Flores and desiring to 9o east will take Minot, which he contended is not wide enough for cars parked on each side and two way travel. As no one else wished to speak, the public hearing was closed. Commissioner O'Neill commented on the increasing senior population and the need to provide housing for seniors. He also pointed out that this development conforms to the profile of the land and it complies with the in-fill policy. Commissioner Stevenson expressed agreement but asserted this kind of facility is intended to go into the R-3 zones and to be located closer to means of transportation. He also objected to the increase in density requested by this proposal. Commissioner G. Johnson commented that she likes the development plan but has concern over the traffic that would be added to Las Flores Drive and does not believe adequate parking is provided for employees and residents. Commissioner Stevenson expressed agreement with the staff recommendation, noting there are many reasons for denying the project, the foremost being the high density increase. MSUC (Stevenson-G. Johnson) The Commission finds that the project would have no significant environmental impacts and adopts the conditioned Negative Declaration issued on IS-82-28. MSUC (Stevenson-G. Johnson) The Commission denies the request for PCC-82-16 based on the lack of compatibility with the R-1 zone and the extreme density increase requested. DIRECTOR'S REPORT Principal Planner Lee reported that in a consultation with the City Attorney's office concerning the denial by the Planning Commission of the General Plan Amendment requested for the EastLake project, it was determined that the -4- May 26, 1982 Planning Commission should take action on the requested prezoning to P-C to clear the record on that application. A letter addressed to the Planning Commission from the City Attorney makes that request and is presented tonight for the Commission's consideration and action. The recommended action is for the Planning Commission to deny the P-C zoning on the basis of it being inconsistent with the existing General Plan. Attorney Craig Beam, 225 Broadway, San Diego, affirmed that it was the applicant's understanding that it was the intent of the Planning Commission not to recommend establishment of a P-C zone based upon the denial of the General Plan Amendment. The action requested tonight is just to clarify the matter, since State law requires that zoning be consistent with the General Plan. Commissioner O'Neill advised that it was his intent at the previous meeting that the Commission disapprove the General Plan Amendment and that would include disapproval of the establishment of P-C zoning. MS (O'Neill-G. Johnson) The Planning Commission recommends denial of the rezoning of 3,073 acres for the EastLake project to P-C. The motion carried by the following vote: AYES: Commissioners O'Neill, G. Johnson, Williams and Pressutti NOES: Commissioners Green and Stevenson ABSENT: Commissioner R. Johnson Mr. Lee reported that the only application scheduled for the June 9 Commission meeting may be handled administratively or delayed until the June 23rd meeting, if it is the Commission's desire to cancel the meeting of June 9. A study session is scheduled for June 16th at 5:00 p.m. and if the Montgomery annexation is approved by the voters the future planning of that area will be the topic of the study session. With the concurrence of the Commission members, Chairman Pressutti announced the cancellation of the meeting of June 9, 1982. Mr. Lee advised that the Acting Director of Planning was unable to attend tonight's meeting due to a previous commitment. Due to his heavy schedule, he would prefer to be absent from meetings with a light agenda unless the Commission specificially desires his presence. He will attend meetings with a full agenda. COMMISSION COMMENTS Chairman Pressutti reported that he was advised of the Commission's request with regard to restoring 6 dinner study sessions to next year's budget instead of budgeting for one member to attend the annual League of California Cities Planners Institute. He indicated he would be willing to make that request at the City Council hearing on the Planning Commission's budget on May 27 at 7:00 p.m. ADJOURNMENT Chairman Pressutti adjourned the meeting at 9:20 p.m. to the meeting of June 16, 1982 at 5:00 p.m. Respectfully submitted, Helen Mapes, Secretary