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HomeMy WebLinkAboutPlanning Comm min 1982/08/25 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA August 25, 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 City Council Chambers, Public Services Building, 276 Fourth Avenue. Commissioners Present: Pressutti, R. Johnson, Green, G. Johnson and O'Neill Commissioners Absent: Stevenson and Williams Staff Present: Principal Planner Lee, 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. APPROVAL OF MINUTES MSUC (O'Neill-Green) The minutes of the meeting of August 11, 1982 be approved as written. Commissioner R. Johnson abstained due to his absence from that meeting. ORAL COMMUNICATIONS Chairman Pressutti called for oral communications and none were presented. 1. Request for two sear extension of tentative subdivision map for East Orange Village Condominiums, Chula Vista Tract 80-23, 225-255 East Orange Avenue Principal Planner Lee advised that the tentative map for the conversion of a 128 unit apartment complex to condominiums was approved in October, 1980. Due to unfavorable economic conditions the final map has not been filed and a two year extension of the tentative map has been requested. MS (G. Johnson-R. Johnson) The Commission approves a two year extension of the tentative subdivision map for East Orange Village Condominiums, Chula Vista Tract 80-23. The motion carried by a vote of 4-1, with Commissioner O'Neill voting no. 2. PUBLIC HEARING (cont.): Conditional use permit PCC-83-1 to establish a day care facility for 20 children at 142 Third Avenue - Hazel Daniels, President, Dan-X Corp. Associate Planner Liuag noted that this hearing was continued from the meeting of July 28 at the request of the applicant so they could prepare revised plans. -2- August 25, 1982 The new plans had not been received at the time the report was sent to the Commission, but have since been submitted and will be discussed during the hearing. It is proposed to convert the small single family dwelling into a day care center with an outdoor activity area at the rear of the lot. The major change in the plans is for the removal of the attached garage and relocation of a driveway to reach the three parking spaces behind the building from the south property line to the north side of the lot. This will permit a 15 ft. wide access drive instead of 10 feet as originally proposed. Although some of the concerns by staff expressed in the earlier report have been addressed, it is recommended that the application be denied due to the small lot size, the need for dropping off children at the curb on a thoroughfare street and the interruption of the single family character on the west side of Third Avenue. Mr. Liuag acknowledged the receipt of one letter of opposition from an adjacent home owner and the presentation by the applicant of several letters from potential users requesting approval of the day care facility. Chairman Pressutti reopened the continued public hearing. Bonnie McElroy advised that she will be the operator of the proposed pre-school facility. She presented exhibits showing other pre-school facilities on smaller lots than the 7,293 sq. ft. lot under consideration, also of facilities located on streets with heavier traffic volumes than this segment of Third Avenue. She reported that due to the loss of space through removal of the garage, it will be necessary, under State licensing, to reduce the number of children enrolled, and, consequently, the staff will be changed from three to two. Mrs. McElroy contended this location is not in a typical residential area and that a pre-school facility will not change the character of the street, and since the children will arrive at varied times, there will be little impact on the traffic or problem with cars stopping at the curb to leave or pick up children. She discussed improvements to be made on the site, and affirmed that the front yard will be devoted to landscaping which will be well maintained. She reported that in a canvas which she made of residents on the street, little opposition was expressed against the proposed use. Mr. James Lincoln, owner and resident of the property at 148 Third Avenue (adjacent on the south) advised that he does not wish to oppose this application, although opposition on his behalf was expressed in a letter.written durin§ his absence. He pointed out there is not sufficient width between the house and his property line to locate a driveway on that side, but if the garage is removed and the access drive located north of the house he has no objection to the proposed use. Chairman Pressutti advised that from his own personal observation in using that street daily the traffic is not heavy and there should be no problem with curb side parking. He commended the applicant on her presentation concerning similar facilities and on the nature of the neighborhood. Commissioner O'Neill expressed the opinion there is a decided need in the community for more pre-school facilities due to more working parents. He indicated the revised plan is acceptable. -3- August 25, 1982 As no one else wished to speak, the public hearing was closed. MSUC (Green-O'Neill) The Commission finds that this project will have no significant environmental impact and adopts the Negative Declaration on IS-83-1. Commissioner Green asserted that the finding that the facility would provide a service to the community has been established; that it does not represent a departure from the character of the neighborhood since it is in a mixed use area; that compliance with regulations and conditions specified in the code have been taken care of through the provision of parking and site plan require- ments; and that the use will not affect the General Plan. MSUC (Green-O'Neill) Based on the findings previously stated, the Commission approves a conditional use permit to establish a day care facility at 142 Third Avenue in accordance with the revised plans presented at this meeting, which, along with landscaping plans, will be subject to staff approval, and with the condition that the onsite parking spaces shall be reserved for employees and shall be so designated. 3. PUBLIC HEARING: Amendment to conditional use permit PCC-77-1 for expansion of Starlight Center, 1280 Nolan Avenue - San Diego County Association for Retarded Principal Planner Lee advised that Starlight Center is an activity workshop for retarded people in the South Bay area, located on a 2.3 acre site at the southwest corner of Nolan Avenue and East Oneida Street. The surrounding neigh- borhood is single family homes with the exception of one lot containing a water tower which is located adjacent to the southwest corner of the subject lot. In 1977 the Planning Commission approved the plan for expansion of the center through the construction of a two story building to be located west of the existing structure. After construction was started, it was learned that the new addition encroaches 6 or 7 feet into the required side yard of the property. By ordinance, such buildings as hospitals and churches are required to maintain a 20 foot setback to allow adequate light and air to adjacent properties, however, the Planning Commission may make exceptions if it would not be detrimental to adjacent property. In this case the building is set back 65 feet from Oneida Street so that the front corner of the building is almost in line with the rear of the house on the adjacent property and it would therefore not restrict the light and air. The resident to the west has contacted the Engineering Department with regard to a drainage problem resulting from the difference in elevation of the two properties but that is not a concern of this hearing. It is recommended that the Commission approve a modification of the approved plan to permit the reduced side yard set back, subject to a condition that the second story of the building shall be located a minimum of 25 feet from the property line; that no windows be located in the west elevation of the building; that the sidewalk on the west side of the addition be removed and replaced with landscaping, and that the drainage problem be handled subject to the approval of the City Engineer. -4- Au§ust 26, 1982 In response to a question from the Commission, Mr. Lee affirmed that the approved plans for the expansion indicated the building would be located 20 feet from the property line and no revised plans reflecting the change were submitted to the Planning Department. This being the time and place as advertised, the public hearing was opened. Glendean Harrell, 305 E. Oneida Street, resident directly across the street, reported that because their lot is lower than property on the west side of the street they have had a problem with runoff water since they purchased their home seven years ago. Civil Engineer Daoust affirmed that water draining from the Starlight Center property would go out into the 9utter on Oneida Street and flow down the street. When construction is completed and landscaping installed, the drainage should not carry any great amount of dirt~ Helen Tiffany, 303 East Palomar Avenue, reported that with ice plant growing on the slope they have no trouble with mud slides during rainy periods. Robert Ghiloni, owner and resident of the adjacent property to the west, advised that he would have no objection to the reduced setback if certain stipulations are met. He asked that the condition stating there should be no windows on the west elevation of the building be changed to "no openings." He contended that the slope at the west side of the Starlight property and continuing on to his property is steeper than 2:1. He pointed out on a cross section drawing that the fence between the two properties is located on a flat area and is 16" within the Starli9ht property line so that a portion of their property lies outside the fence. He requested that a retaining wall be constructed at the property line. He estimated it would require a 4 foot high retaining wall. Orrin Joiner, 1644 Jason Street, San Diego, advised that the Board of Directors of the Starlight Chapter concurs with the recommendations of the staff, but asked that they not be committed to the construction of a retaining wall. They do accept the requirement of a 2:1 grade and will do whatever is necessary to meet that grade. In response to a comment concerning noise from the operation of the workshop, Mr. Joiner advised that their hours are from 9:00 a.m. to 3:00 p.m. and the type of equipment they use should not generate noise that would disturb anyone. He asked that the Commission accept the recommendation of the staff. He further requested that an emergency exit door be permitted at the southwest corner of the new structure. Commissioner R. Johnson suggested an added condition to require soundproofin9 in the west wall. Doris Blackman, 567 Wisteria, Director of Starlight Center, advised that the workshop is subject to all of the rules and regulations of OSHA and are inspected periodically. Noise is a concern of OSHA and the shop must keep the interior sound level down. In response to a suggestion from Commissioner Green, Mr. Lee concurred that the Building Department be asked to review the specifications for the west wall to determine if there should be additional soundproofing required in the construction. -5- August 25, 1982 Mr. Ghiloni again requested that a retaining wall be required at whatever height is necessary due to the difference in elevation. As no one else wished to speak, the public hearing was closed. MSUC (Green-G. Johnson) Based on the findings as stated in the report, the Commission approves the reduction in the required setback from 20 feet to 13 feet, subject to the conditions set forth in the report and with an additional condition that the Building Department review the soundproofing requirements for the machine shop activity to determine if the building is in compliance with city noise regulations. 4. PUBLIC HEARING: Conditional use permit PCC-83-5 for 59 unit low income senior housin§ project at 432-438 "F" Street Principal Planner Lee reported that the project site is one acre in size and is located on the south side of "F" Street directly across from the Civic Center. It is proposed to remove three single family dwellings from the site and construct a 59 unit complex for rental to low income seniors. Under the plan "F" Street will be widened to the west property line. The plan includes a 17 foot wide landscaping area along "F" St and 26 parking spaces located in front of the building. The building will be U-shaped with a courtyard in the center. A survey of the parkin§ provided in similar projects in the County shows a ratio ranging from .19 space per unit to .58 space per unit; this project, with a ratio of .42 space per unit is equal to or greater than the majority of the projects surveyed. Mr. Lee displayed renderings of the architecture and site plan which have been approved by the Design Review Committee. He advised that the primary issue of concern to the Planning Commission is the density of 59 units to the acre. He noted they are small one bedroom units and the reduction in parking is based on the age and income of the potential residents and the location of the project. It is recommended that the project be approved based on the findings stated in the report and subject to the widening of "F" Street. This being the time and place as advertised, the public hearing was opened. Cliff Lar§ess, representing the San Diego County Housing Authority, reported that the project is being developed pursuant to an agreement between the Housing Authority and the Chula Vista City Council, with financing in the amount of 1.9 million dollars being provided by the Federal Housing and Urban Development Corp. He advised that the Engineering and Architectural Division of Housing and Urban Development uses a ratio of .25, or one space for each four dwelling units for a project of this type. Because concern was expressed by the City that ratio has been increased~or this project to .44 spaces per unit, or almost one space for each 2 units. With regard to the density, it is expected that the 59 units in this project would result in a population density of about 60 persons. If the property were developed under R-3 zoning standards, 32 two-bedroom condominium units could be constructed which would result in about 75 persons, so in terms of population the increase in unit density will not have an impact on the community. -6- August 25, 1982 As no one else wished to speak, the public hearing was closed. Commissioner O'Neill expressed support for the project noting that it is badly needed. MSU¢ (O'Neill-R. Johnson) The Commission finds that the project will have no significant impact and adopts the Negative Declaration on IS-82-32. MSUC (O'Neill-R. Johnson) Based on the findings stated in the report, the Commission approves the request to establish a 59 unit rental housing project for low income seniors at 432-438 "F" Street, subject to the condition contained in the report. 5. PUBLIC HEARING: Variance ZAV-83-2 for reduction of rear yard setbacks 613 Broadway - George Merziotis Associate Planner Liuag reported that the subject lot has 190 feet of frontage on the east side of Broadway and is 120 feet deep. It is presently occupied as a used car sales lot and has a small office structure located near the rear of the lot. A sketch plan was submitted with the application showing possible commercial development on the property. The proposed plan shows a retail section located 5 feet from the rear property line and a two story office structure on the south property line. The plan would accommodate the necessary parking in front of the retail building. Commercial development adhering to the 25 foot rear yard setback on a lot this shallow would not be feasible. Mr. Liuag pointed out that the Negative Declaration presented for approval contains three mitigation measures to be applied to the development which concern roof mounted air conditioning units, architectural treatment of the easterly elevation and security lighting within the rear yard area. It is recommended that the variance be approved subject to four additional conditions listed in the report which relate to a sign program, limitation of height and restriction against the second story of a building being closer than 10 feet to the rear property line. Commissioner Green advised that he was involved in a case concerning this property a couple of years ago and will abstain from voting or discussion of the request. Commissioner G. Johnson noted that the development sketch shows trash enclosures adjacent to the rear property line. She suggested they be relocated further from the adjoining residential property. This being the time and place as advertised, the public hearing was opened. George Merziotis, owner of the property, advised of his desire to improve and upgrade the property. He contended the 5 foot rear yard setback is necessary in order to do that. Margaret Tuite, 734 Ash, owner of a house located at the rear (south) of this site, commented on their noise problem from adjacent business on Broadway. She asked for information concerning development plans for the subject site. It was pointed out that commercial buildings on this site would serve to shield the apartments to the east from traffic noise on Broadway. As no one else wished to speak, the public hearing was closed. -7- Au§ust 25, 1982 MSUC (R. Johnson-O'Neill) The Commission finds that this project will have no significant environmental impacts and adopts the Negative Declaration issued on IS-83-3 together with the mitigating measures recommended. The motion carried with Commissioner Green abstaining. MSUC (R. Johnson-O'Neill) Based on the findings stated in the report, the Commission approves the variance for reduction of the rear yard setback from 25 feet to 5 feet, with the four conditions regulating the development as stated in the report and an added condition to prohibit location of trash enclosures adjacent to the easterly property line. DIRECTOR'S REPORT Principal Planner Lee reported that the City Council appointed Tom Shipe and William Cannon to four year terms on the Planning Commission. He advised that since no applications were filed for consideration on September 8, 1982, that meeting has been cancelled and the next meeting of the Commission will be a study session on September 15 at 5:00 p.m., with the next business meeting scheduled for September 22, 1982. COMMISSION COMMENTS Commissioner G. Johnson advised that she would be on vacation on September 15 and asked that she be excused from that meeting. ADJOURNMENT Chairman Pressutti adjourned the meeting at 9:15 p.m. Respectfully submitted, Helen Mapes, Secrea~ary