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HomeMy WebLinkAboutPlanning Comm min 1982/10/13 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA October 13, 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: O~Neill, G. Johnson, Cannon, Green and Shipe Commissioners Absent: Pressutti (with previous notification),R. Johnson (with previous notification) Staff Present: Director of Planning Gray, Principal Planner Lee, Senior Civil Engineer Daoust, Attorney Lindberg and Secretary Mapes The pledge of alle§iance to the fla§ was led by Vice-C~irman O'Neill as Chairman Pro Tem for the meeting, and was followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (Green-Cannon) The minutes of the meeting of September 22 be approved as written. ORAL COMMUNICATIONS Chairman Pro Tem O'Neill called for oral communications and none were presented. 1. Consideration of request for extension of tentative subdivision map for Tele§raph Canyon Villas, Chula Vista Tract 80-32 - Telegraph Canyon, Ltd. Principal Planner Lee advised that the subject map was scheduled to expire on October 14, 1982, however, at the City Council meeting on October 12th an emergency ordinance was adopted which extends the life of all tentative maps from two years to three years. The map for Telegraph Canyon Villas will therefore remain valid until October 14, 1983 so no action by the Planning Commission is necessary at this time. It is recommended that the request be filed. MSUC (Cannon-Shipe) The request for extension of the tentative map for Telegraph Canyon Villas, Chula Vista Tract 80-32 be filed. 2. PUBLIC HEARING: PCC-83-7 - Conditional use permit to establish used car dealership at 804 Broadway in the C-T zone - Ranver Corp. Principal Planner Lee noted the location of the half acre site on the west side of Broadway and south side of "K" Street. There are numerous automobile related business in this area so this proposed use would be compatible. A schematic site plan was submitted with the application. -2- October 13, 1982 Approval of the request is recommended subject to five conditions enumerated which relate to site improvements and public improvements. Mr. Lee reported that redevelopment of this site would automatically require the installation of curb, gutter and sidewalk along the "K" Street frontage. The applicant has inquired about obtaining a deferral of those improvements. Such deferral would require a separate request submitted to the Engineering Department without action by the Planning Commission. In response to a concern raised by Commissioner G. Johnson, Mr. Lee suggested that the Commission could add another condition to state if an unpaved area of the site was used in the operation of the business it would be grounds for review and possible revocation of the conditional use permit. This being the time and place as advertised, the public hearing was opened. David Calvani, 1031 Buena Vista Way, representing the applicant, expressed concurrence with the conditions enumerated and advised that it is the intent of the Ranver Corp. to request a deferral of the improvements on "K" Street until the business has been established. That request will be made through the proper channels. Mike Joseph, 1971Bucknell Street, advised that he is co-owner of the adjacent property on the west which fronts on Riverlawn. He concurred with the construction of a 6 foot zoning wall between the properties but reported that the Callahan Company had brought in fill dirt to level their lot and some of that dirt extends on to his property. He asked that this problem be corrected with the construction of the zoning wall. As no one else wished to speak, the public hearing was closed. MSUC (G. Johnson-Cannon) The Commission finds that this project will have no significant environmental impact and adopts the Negative Declaration issued on IS-83-6. MSUC (G. Johnson-Cannon) Based on the findings stated in the report, the Commission approves the conditional use permit PCC-83-7 to establish a used car dealership at 804 Broadway, subject to the five conditions enumerated in the report and with added conditions to state that if any portion of the site is not paved, later use of that area would be in violation of the conditional use permit and would result in review by the Planning Commission for possible revocation, and further, that the project plans shall be subject to review by the Engineering Department with regard to §rading. 3. PUBLIC HEARING: PCZ-83-8 - Consideration of rezonin§ 6.28 acres at East "J" Street and 1-805 from R-I~ P-C and R-1-H to R-l-P(4) or R-1-H - Dr. Harold Weinber§er Principal Planner Lee advised that rezoning this 6.28 acres to R-l-P(4) would allow a development of 4 dwellin§ units per acre, or a total of 25 units on the site. The applicant has submitted a schematic plan showing the location of that number of units. Mr. Lee displayed a topographic map which shows a deep ravine -3- October 13, 1982 running from the southwest corner of the property down to the freeway right-of-way. The change in elevation is about 100 feet, with an average natural slope of 25 per cent. Mr. Lee reported that a year ago the Planning Commission and Design Review Committee considered a similar rezoning and development plans for a total of 29 units. The plan was rejected by the City Council and referred back to the Planning Commission for consideration of the R-1-H zone. The applicant has reduced the density of the project to 25 units and reapplied for R-l-P(4) zoning. This hearing will combine the consideration of R-1-H or R-l-P(4) zoning. Mr. Lee explained that the Hillside Modifying District regulations were developed a little over ten years ago and are a mechanical approach to a complex issue which does not address the quality of development. As the natural slope of an area increases, the amount of grading and density decreases on a sliding scale. This particular site would allow for 5 units with 10 per cent of the site graded. He noted that attachment of the "H" District to this property would represent the only "H" zoning in the area--an area which has been graded and built out at 4½ dwelling units to the acre. Mr. Lee concurred that this request is an attempt to refine the previous plan by reducing the density to 25 units and providing more separation between structures. The Traffic Engineer had indicated that "J" Street could easily handle the traffic to be generated by the previous plan and this plan would have a lesser impact--about 200 trips per day. It has been determined there is adequate sight distance at the proposed access drive of the project. Mr. Lee contended that clustered development at 4 DU per acre is compatible with the existing area which is developed at 4½ units per acre. The proposed units would face a private street and would be constructed with three levels to conform to the slope of the land. The applicant has also taken care to insure minimum impact of view along East "J" Street since the top of most of the units will be below the elevation of "J" Street. Development of the property under the Hillside District regulations could have more of an impact as far as views are concerned than the proposed development. The Precise Plan District is more versatile since it allows review of the total plan. Given the size of the site, location, topography and configuration, as well as the relation to single family homes in the area, it is the recommendation of the Planning Department that the R-1-P zoning be adopted rather than the Hillside District. Mr. Lee acknowledged receipt of a copy of a petition containing approximately 800 signatures opposing the project. The petition is not dated. In response to a question from Commissioner Shipe, Mr. Lee advised that based on average household size, the added population from this project would be about 60. In response to a question from Commissioner G. Johnson, Mr. Lee explained that condition "J", relating to an access easement into the canyon, was a mitigating measure adopted during the environmental review to assure access in the event of paleontological exploration. Responding to a question from Commissioner Cannon, Mr. Lee elaborated on the adoption and application of the Hillside Modifying District. He explained that -4- October 13, 1982 following its adoption, it has been found more beneficial to apply the Precise Plan Modifying District which permits the integration of design control along with grading and density. He reported that in 1976 the staff proposed attaching the "H" District to this property, but the Council turned the application down. He also affirmed that under the existing P-C zoning on the property, any plan that was submitted could be approved by the Planning Commission and City Council. City Lindber§ advised that a parcel of this size would not be zoned P-C, but this parcel is an unplanned remnant of a larger P-C district. This being the time and place as advertised, the public hearing was opened. Michael Wilkes, architect with Homer Delawie Associates, 2827 Presidio Drive, San Diego, speaking on behalf of the applicant, advised that this housing would sell at the level of homes in the neighborhood or slightly above. He pointed out that the proposed density has been reduced to a lower figure than shown on the General Plan for the area. He asserted that the Traffic Engineer supports their contention that traffic on East "J" Street will not be adversely impacted. He also pointed out that views to the north will not be blocked as all of the units, with the exception of the detached single family home at the east end, will be below the curb line. He sug§ested that this project is the only way of assuring that the canyon will be preserved and will be enhanced and maintained. At the request of Commissioner Cannon, Mr. Wilkes shows slides taken of the model that was prepared for the previous development proposal. Jackie Payne, 339 East "J" Street, reported that she is representing 746 people in her neighborhood who signed the petition opposing this development. She asserted that 90% of the neighborhood is opposed to the construction of condos in this area. She contended that the reason the developer is facing problems in developing is because the land is too steep, the freeway has cut through making it an undesirable place to live, and the economy is down, which affects all developers and citizens alike. She persisted that it was the Council's expressed intent to have the land zoned R-1-H and that the Planning Commission should support the Council's recommendation. She contended that clustering the development around the upper edge of the canyon makes it incompatible with the surrounding neighborhood which is developed with standard R-1 lots. She also asserted that the development would block the view of the San Diego skyline which the residents now enjoy. She presented slides taken from various locations in the vacant land which she maintained bore out the fact that it is a cliff which is undevelopable rather than a slope. Paul Kincade, 715 Nolan Avenue, elaborated on the hazardous traffic condition on this section of East "J" Street, which has become a speedway, and which would be made worse by the addition of 25 homes usin§ that street for access. He also maintained it was the Council's intent and expressed direction that the Hillside restrictions be applied to this property. Homer Delawie, one of the architects and planners on this project, called attention to the need for providing housing, and at the same time preserving open space and views and preventing urban sprawl. He advised they have planned similar projects -5- October 13, 1982 for areas which had been bypassed by standard development. He spoke of his desire to work with the residents of the neighborhood in developing a plan which would be compatible and have no adverse impacts on the area. He felt that by preserving the canyon and open space which others may enjoy, they have met that aim. He refuted the statement made by Mrs. Payne that sewage would be trucked out of the area, affirming that it will be handled by pumps as is done in many other parts of the city. He pointed out condominium is merely a method of ownership, and that these are attached single family homes with a footprint similar to other homes in the area and with more space between structures. He contended that R-1-H zoning on this parcel would be inequitable as some of the lots under that district would be 20 times the size of any other lot in the neighborhood. Len Hummelman, 348 East "J" Street, asserted this process is unnecessarily repetitive. He urged that the directive of the Council and the will of the community be respected and carried out. Fred Whetmore, 334 East "J" Street, asserted it is the responsibility of the Commission to vote for that which best serves the public interest. He felt the public interest is the 750 citizens who signed the petition rather than the request of one developer. He commented on traffic hazards and on the fire hazard which he felt would result from having only one road into the development and having the garages and road above the level of the living area. Joy Short, 839 Halecrest Drive, recounted the reports, plans, and hours of testimony presented to the Council a year ago. She voiced the opinion that the particular application of the precise plan creates a commercial type development completely lacking the characteristics of the underlying zone, which is R-1. She contended that precise plan development standards are arbitrary and have never been approved by public hearings or submitted to the voters. The approval of these plans is the sole responsibility of the City Council, who in turn is directly responsible to the voters, who can either recall the Council or initiate a referendum. She pointed out that after careful consideration of all documents and testimony, the City Council did not support the findings in the staff report and recommended R-1-H zoning. She asked the Commission to support that recommendation. Mel Aden, 709 Nolan Avenue, contended this is not a new proposal; it is the same proposal as the last time and should again be denied. John Rachel, 380 East "J" Street, residing on the south side of "J" Street adjacent to the freeway, asserted that his view would be blocked by the single house proposed to extend above the street level. As no one else wished to speak, the public hearing was closed. In discussing the proposal, Commissioner Cannon advised there are arguments which he can support; the concerns with regard to traffic, and to retention of views have been very well handled by the proponent. On the other hand he felt the hillside ordinance was enacted for property like this, which is too steep. -6- October 13, 1982 The Council has directed the Commission to review the hillside ordinance and see if it should apply to this parcel, and he feels that it does, and such determination should have been made in the past. Commissioner G. Johnson compared the proposed development to Windsor Circle and Windsor Heights, which she feels are very attractive, and are at a density similar to this proposal. She expressed support for the staff recommendation of R-l-P(4) zoning. Commissioner Green commented that he supported the plan the first time and believes it is a better plan now. He suggested that the development be limited to 24 units by deleting the single family detached dwelling which would block the view of somebody. Commissioner Shipe advised that al though he supports affordable housing and thinks condominiums are a thing of the future, he did not feel this is a good project for this location. After viewing the site he did not feel comfortable with it, and while the project would benefit 60 people who would live there, it would be at the expense of 700 people in the area. For that reason he did not support the project. Commissioner O'Neill stressed the need for infilling and making use of vacant parcels where streets and public utilities are already available, rather than permitting sprawl into undeveloped areas. MS (Green-G. Johnson) The Commission recertifies that EIR-81-5 has been prepared in accordance with CEQA and that the information contained therein has been considered in the review of the proposed project. The motion carried by a vote of 4-1, with Commissioner Shipe voting "no." MS (Green-G. Johnson) Based on the findings stated in the report, the Commission recommends that the City Council approve a change of zone for 6.28 acres located at the northwest quadrant of East "J" Street and 1-805 from R-l, R-1-H and P-C to R-l-P(4) subject to the precise plan development standards enumerated in the report and with an additional requirement that the development be limited to 24 units by leaving out the detached house at the eastern end of the site. The motion failed to obtain the necessary four votes of the total Commission as follows: AYES: Commissioners Green, G. Johnson and O'Neill NOES: Commissioners Cannon and Shipe ABSENT: Commissioners R. Johnson and Pressutti City Attorney Lindberg advised that without four affirmative votes this will not be forwarded as a recommendation to the City Council, but will go as a report, noting the vote of the Commission. DIRECTOR'S REPORT Director of Planning Gray reported that the City Council has indicated a willingness to reconsider some of the travel budget cuts that were made in the current year budget. Since substantial cuts were made from the Planning Commission budget, -7- October 13, 1982 Mr. Gray expressed a willingness to request restoration of some of those funds if it is the Commission's desire. This would relate to permitting two Commissioners to attend the annual Planning Commissioners Institute in March, 1983, instead of one Commissioner as approved. It would also restore funds for all Commissioners to attend the regional League of California Cities dinner meeting when Chula Vista is the host. Mr. Gray also reported that the assessment center originally scheduled for October 11 for the selection of a new Director of Planning was cancelled and will be delayed until after the first of next year when a new City Manager has been hired. Mr. Gray will continue to fill the position until a new Director is selected. ADJOURNMENT Chairman Pro Tem O'Neill adjourned the meeting at 9:00 p.m. Respectfully submitted, Helen Mapes, Secre3/ary