HomeMy WebLinkAboutPlanning Comm min 1969/06/23 MINUTES OF A REGULAR ADJOURNED MEETING OF THE
CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
June 23, 1969
The regular adjourned meeting of the City Planning Commission of Chula Vista,
California, was held on the above date beginning at 7 p.m., in the Council
Chamber, Civic Center, 276 Guava Avenue, with the following members present:
Rice-Adams, Chandler, Macevicz, Putnam, and Stewart. Absent: Member Hyde.
Also present: Director of Planning Warren, Assistant Planner Lee, City
Attorney Lindberg, Assistant City Engineer Gesley, and Zoning Enforcement
Officer Hodge.
PUBLIC HEARING - VARIANCE - 249 E Street - Sign Height- Wilson Insurance Agency
and W.H. Eckhart
Director of Planning Warren pointed out the property and the location of the sign
on a plat and explained that when the Planning Commission granted a zone variance
in 1967 for the construction of this office building in an R-1 zone they restricted
signs as approved in the new C-O zone.
The applicant is requesting approval of a sign 3' x 6', double faced, 6' high,
with the bottom of the sign 3' above the ground. The staff recommends approval
since they found no visibility problem with the sign located as is and the
adjacent wall otherwise would hide the sign.
This being the time and place as advertised, the public hearing was opened.
Mr. William H. Eckhart, 249 E Street, the applicant, informed the Commission
that when they ordered the sign from the sign company it was their instructions
to conform to all ordinances and they were not aware until recently that the
height of the sign was in violation of the provisions of the ordinance. They
feel this height is necessary in order to be visible from the street when cars
are parked in front of the office and request the Commission's approval of the
sign as it is.
There being no further comment, either for or against, the hearing was declared
closed.
MSUC (Putnam-Chandler) Approval of variance concerning height of sign at
249 E Street.
PUBLIC HEARING - VARIANCE - 503 H Street - Reduction in setback from 10' to 3~'
and increase Tn si_~n area ~e' Federal savings & Loan
Director of Planning Warren showed a rendering of the signs proposed and the
location, which would be at an angle to the building, 3~' from the property line.
He described the freestanding sign as 42' high and measuring 15'6" x 8'4". This
property is in the supplemental "D" zone which restricts signs to 50 square feet.
He commented that the staff has no objection to the design or materials proposed
for this sign but feel it is unnecessarily high and large in scale for the location
and in comparison to the building. The staff recommends that Home Federal be
requested to submit a new design scaled down to a total of 150 square feet and
limiting the height to 30-35'.
-2- 6/23/69
Mr. Warren also discussed the tri-faced rotating sign which would display time,
temperature and current rate of interest, and called attention to the fact that
there is presently a moratorium in effect prohibiting moving signs. He stated
that the staff does not have strong feelings against this sign as proposed.
This being the time and place as advertised, the public hearing was opened.
Mr. Tom Warfield, Vice President of Home Federal Savings and Loan, stated that
their request for this variance was made in order to use the same sign as they
have at eight other offices in the San Diego area which are identical to the
one they are going to construct here. They feel the 42' height of the sign is
important because it is a two-story building, Colonial or Monterey brick, and
that the sign is not overbearing to the building itself.
Mr. Warfield submitted a photo taken at another location, showing the height
of the sign in comparison to the building, and contended that cutting down the
height and scaling down the size of the sign would make it inadequate to the
size of the building. In answer to a question from Member Putnam, Mr. Warfield
admitted the sign is "slightly higher than the roof of the building;" it is
7 feet above the building.
Mr. Warfield maintained that the rotating sign is important if they are to show
time and temperature; if the sign were to face in one direction it would not
meet its purpose. In describing the sign, he indicated one side has a clock,
another side has a hand which points to the temperature (rather than having
numbers flash on) and the third side displays the rate of interest being paid.
The sign is not interior lighted, but at night an exterior light will shine on
the sign.
Mr. Jack Stump of Fletcher, Jennings and Mack, arrived at the meeting to repre-
sent Home Federal Savings and Loan, and asked permission to answer any questions
the Commission might have. Mr. Stump declared the sign was not designed to be
spectacular but is a modest and "a relatively decent sign" to serve the purpose.
There being no further comment, either for or against, the hearing was declared
closed.
Member Adams expressed agreement with the recommendation that the identification
sign should be scaled down to be in better proportion to the building and site.
He felt the Commission could approve the revolving sign for time and temperature.
Member Stewart objected to the rate of interest being shown on the rotating sign,
maintaining that this represents a form of advertising not enjoyed by competitors.
Chairman pro tem Rice pointed out that the time and temperature represents a
service to the public, and felt they could permit one-third of the sign to be
devoted to advertising as long as two-thirds is devoted to public service.
MSUC (Chandler-Macevicz) Approval of the variance for reduction of front set-
back at 503 H Street to 3~' for the erection of a freestanding sign--height of sign
to be in the 30' to 35' range and sign area scaled down to 150 square feet total--
also to allow a tri-faced rotating sign.
-3- 6/23/69
Findings are as follows:
a. That the strict application of the zoning regulations or requirements would
result in particular difficulties or unnecessary hardships inconsistent with the
general purpose and intent of the regulations.
The variance requested with the modifications imposed by the Planning Com-
mission is comparable to similar signs approved in this area.
b. That there are exceptional circumstances or conditions applicable to the
property involved or to the intended use or development of the property that do
not apply generally to other property in the same zone or neighborhood.
The 50 square foot sign limitation is not reasonable for this type of
commercial use. The 150 square feet placed on the sign will be in keeping with
other signs in this area.
c. That the granting of a variance will not be materially detrimental to the
public welfare or injurious to property or improvements in such zone or neighbor-
hood in which the property is located.
The sign allowed will conform to those existing in the area.
d. That the granting of a variance will not be contrary to the objectives of the
General Plan.
The General Plan'will not be affected.
PUBLIC HEARING - VARIANCE - Northeast corner of H Street and Woodlawn - Reduction
in setbacks and ~ncrease i-_~nn sign~rea - Standard Oil Com~an~f
CaT?fornia
Director of Planning Warren enumerated the requests for reduction of front setback
as follows:
(1) One 51 sq. ft. freestanding sign on "H" Street, from 20' to O.
(2) One poster sign, 18 sq.ft., and two pole signs, 13 sq. ft., from 20' to 10'
on "H" Street and Woodlawn Ave.
(3) One freeway sign, 445 sq. ft., on Woodlawn Avenue, from 20' to O.
Mr. Warren recommended the granting of these setback reductions since all of
those requested are in keeping with similar uses in the area.
Mr. Warren then discussed the request for an increase in maximum height allowed in
a C-2 zone from 65' to 84'. He referred to three other service stations in the
area for which freeway oriented signs have been approved--these ranging in height
from 55' to 77' He remarked that as the distance from the freeway to the service
station increases, the request for height increases. He also pointed out that
the freestanding sign requested by Standard Oil Company measures approximately
7' x 53' (445 sq. ft.) which is considerably in excess of the size of other signs
in the area. He recommended approval only if the sign adheres to the 65' height
limitation and that it be reduced in size to 7' x 37'; with the total sign area
for the site not to exceed 358 sq. ft.
-4- 6/23/69
This being the time and place as advertised, the public hearing was opened.
Mr. Elmer Rens, representing Standard Oil Company, maintained that this site is
freeway oriented due to the offramp at H Street. He felt that a 65' sign would
not quite do the job of identifying the business to approaching freeway traffic.
Mr. Rens passed around photos of the signs in the area taken from some distance
away on the freeway pointing out that from a distance the difference in height
is not noticeable.
City Attorney Lindberg asked at what distance down the freeway Mr. Rens
believed the sign should be visible and readable.
Mr. Rens commented that with the present four lane freeway two miles is all
right, but when the freeway is widened to eight lanes and traffic travels at a
higher speed it would require visibility from a greater distance for motorists
to be able to make the offramp.
Member Putnam pointed out that the proposed Standard sign contained both the
name and the company emblem whereas all of the other signs have just the name.
He felt they could reduce the size of the sign by eliminating the emblem, or if
they preferred, use the emblem only.
Mr. Rens remarked that they had tried this up north, using the emblem only, but
on freeway locations, the identity was lost.
There being no further comments, either for or against, the public hearing was
declared closed.
Member Stewart expressed the opinion that 700 feet is too far from the freeway
to be considered a freeway oriented location, and if Standard Oil can't operate
within the limits suggested by the staff they should find a closer location.
MSUC (Adams-Chandler) Approval of the request for reduction in setback on the
basis that the sign height be limited to 65', area of the freeway sign be
7' x 37', and the total sign area not to exceed 358 square feet.
Findings are as follows:
a. That the strict application of the zoning regulations or requirements would
result in particular difficulties or unnecessary hardships inconsistent with
the general purpose and intent of the regulations.
The variance requested with the modifications imposed by the staff is needed
to compete with similar uses in the area.
b. That there are exceptional circumstances or conditions applicable to the
property involved or to the intended use or development of the property that do
not apply generally to other property in the same zone or neighborhood.
50 sq. ft. sign limitation is not reasonable for this type of commercial use.
c. That the granting of a variance will not be materially detrimental to the
public welfare or injurious to property or improvements in such zone or neigh-
borhood in which the property is located.
This variance will not be detrimental to the public welfare since the signs
allowed will conform to those existing in the area.
-5- 6/23/69
d. That the granting of a variance will not be contrary to the objectives of
the General Plan.
The General Plan is not affected by this request.
Architectural Approval - Standard Oil Service Station - H Street and Woodlawn Avenue
Director of Planning Warren displayed a plot plan of the site pointing out that a
problem with drainage facilities and an easement across the property had necessitated
an unusual arrangement for the building and pump islands. He listed three condi-
tions recommended by the staff for the approval of the architecture and site plan.
Mr. Rens raised a question concerning the undergrounding of the electric line as
they did not know what this would entail.
Mr. Warren advised that if discussion with the San Diego Gas & Electric Company
indicated undergrounding would be infeasible this requirement could be waived.
MSUC (Putnam-Macevicz) Approval of the architecture and site plan for the Standard
oil station at H and Woodlawn subject to the following:
1. All planter areas shall be enclosed with used brick, extending four courses
high.
2. The parkway area adjacent to Woodlawn Avenue shall be filled in with concrete
except for a 3' x 4' tree well.
3. Drainage ditch shall be covered and the electrical wiring extending from H
Street to the north property line shall be undergrounded. The undergrounding
requirement may be waived by the Director of Planning if, after discussions with
the San Diego Gas & Electric Company, it is determined infeasible.
PUBLIC HEARING - VARIANCE - Southeast corner Ota~L~kes Road and Gotham Street -
~Red~cti-~'~"o~ setbac'k and in--se ~ si~n area - Standard Oil Co.
of CaTif.
Director of Planning Warren pointed out that a conditional use permit was previously
granted for the construction of a service station in this C-N zone. This variance
request is to permit an increase in the allowable sign area from 50 sq. ft. to 191
sq. ft., increase in height for a freestanding sign from 20' to 36', and reduction
in front setback from 5 feet to zero for the freestanding sign. The staff recom-
mends that the freestanding sign be limited to 50 sq. ft., with the other signs
requested to total 50 sq. ft., which would be in accordance with the new ordinance
which allows a total of 100 sq. ft. of sign area for service stations in the
C-N zone. They further recommend that the 20' height restriction remain, but
that the reduction in front setback be approved.
This being the time and place as advertised, the public hearing was opened.
-6- 6/23/69
Mr. Elmer Rahs, representing Standard Oil Company, agreed that this location
is entirely unlike the other situation considered. Inasmuch as this is a
residential college area, they are in agreement with limiting the size of the
freestanding sign and with the height restriction, since the sign is for
identification only and not to attract motorists from a highway.
Planning Director Warren reported that a petition of protest containing
68 signatures had been received; also one letter of protest.
Mr. Robert Bourquin, 5898 Gotham Street, stated that he was appearing on behalf
of the residents in the area, particularly those adjacent to the station. He
remarked that before Mr, Rens spoke he had been prepared to protest strongly.
He expressed the feeling that in an area such as this a service station should
attempt to maintain a pleasing architecture and not detract from the appearance
by using a large sign.
There being no other comment, either for or against, the public hearing was
declared closed.
In discussion the Commission brought out the fact that the total 100 sq. ft.
sign area had been granted to numerous service stations in neighborhood
shopping areas and also the fact that the C-N zone at this location was estab-
lished at the time the subdivision map was approved so everybody had an oppor-
tunity to know that there would be a commercial development on that vacant land.
MSUC (Chandler-Putnam) Approval of the variance for reduction of setback with
the provision that the freestanding sign be limited to 50 sq. ft. area and a
height of 20 feet, with the total sign area not to exceed 100 sq. ft.
Findings are as follows:
a. That the strict application of the zoning regulations or requirements would
result in particular difficulties or unnecessary hardships inconsistent with
the general purpose and intent of the regulation.
The ordinance does not provide sufficient sign area to meet the needs of
a service station development.
b. That there are exceptional circumstances or conditions applicable to the
property involved or to the intended use or development of the property that
do not apply generally to other property in the same zone or neighborhood.
The signs recommended would be in keeping with the regulations proposed
for the C-N zone.
c. That the granting of a variance will not be materially detrimental to the
public welfare or injurious to property or improvements in such zone or neigh-
borhood in which the property is located.
T he signing recommended will be compatible with the signs approved in the
area.
d. That the granting of a variance will not be contrary to the objectives of
the General Plan.
The General Plan is not affected by this request.
-7- 6/23/69
Architectural. Approval - Standard Oil Service Station - Otas Lakes Road and
Gotham Street
Director of Planning Warren displayed a rendering of the station proposed,
commenting that he felt such a structure would not be in keeping with the
character of the area or compatible with the architecture proposed for the
rest of the shopping center. The staff recommends that the Commission deny
the architecture as submitted and instruct the company to submit a design
incorporating seven recommendations set forth by the staff.
Mr. Rens commented that they are a little disappointed but they will attempt
to come up with anything the Commission wants, as they wish to meet the
requirements of the community. They hoped that by using aluminum shake shingles
in place of the white rock roof and slumps, tone instead of brick for the elevations
and columns, they could still use the basic design of the building. He
expressed concern that if they had to submit an entirely new design they
might not be able to have it completed before their conditional use permit
expires in August of this year.
Member Adams suggested the conditional use permit be extended for the time
necessary.
MSUC (Putnam-Adams) Denial of the architectural plans submitted, and the
applicant be instructed to submit a new design incorporating the following:
1. Roof design of the main building and canopy shall duplicate the mansard
style used by the adjoining shopping complex. Shake shingles are not
practical for a service station because of the fire regulations and we,
therefore, recommend the use of dark brown tile or aluminum shakes.
2. Since the exterior elevations of the service station face both Otay
Lakes Road and Gotham Street, with two curb cuts on each street, slump-
stone shall be utilized on both elevations matching the shopping center
colors. The remaining elevations may be metal with dark brown vertical
supports or "plant-ons" and facia board, with metal siding to be coor-
dinated with the shopping center.
3. Canopy columns shall be covered with slumpstone veneer.
4. Planter beds adjacent to both Otay Lakes Road and Gotham Street shall
be increased in width to 6' inside dimension. All planters shall be
constructed of slumpstone (minimum of four courses high).
5.Any baked enamel finish to be used shall be semi-gloss, color coor-
dinated with other materials used on the station.
6.Additional planter areas shall be added adjacent to southern and
eastern elevations facing shopping center site.
-8- 6/23/69
Mr. Rens expressed appreciation to the Commission for the consideration given to
Standard Oil Company's requests, and requested a one-year extension of time on
the conditional use permit for the service station at Otay Lakes Road and Gotham
Street.
Mr. Robert Bourquin was called upon for his comments concerning this extension
of time, and stated that while he did not favor having a service station at that
location, he felt it would not be fair to protest the extension of time.
MSUC (Adams-Macevicz) Grant a one-year extension of time on conditional use
permit No. C-65-3.
Architectural Approval - 521 H Street - Sam's Roast Beef Restaurant
Architectural Approval - 515 H Street - Mother Butler's Pie Shop
Director of Planning Warren reported that he had received a telephone call from
Zachary Sham of Colwell and Ray Architects requesting that consideration of
these two items be extended to the meeting of July 7, 1969.
MSUC (Macevicz-Putnam) Postpone consideration of architectural approval of Sam's
Roast Beef Restaurant and Mother Butler's Pie Shop to the meeting of July 7, 1969.
Requests for a~pproval of vacation of street ri~ht-of-way
a. Portion of Bonita Road west of Otay Lakes Road
Planning Director Warren indicated on a plot the area requested for vacation and
advised that the Engineering Division reports this is excess right-of-way caused
by the realignment of Bonita Road and approval of the request is recommended.
MSUC (Stewart-Adams) Recommend to the City Council that this portion of Bonita
Road right-of-way be vacated.
b. Portion of Frontage Road east of Interstate #5, north of Palomar Street
Director of Planning Warren indicated the area for which vacation is requested
by Mahy Construction Company. The Engineering Division report states this area
is not needed for street purposes and approval is recommended subject to the
provision of a 24' wide easement from Walnut Avenue to the property of Palomar Inn.
MSUC (Macevicz-Adams) Recommend to the City Council vacation of a portion of
Frontage Road right-of-way as requested subject to provision of a 24' wide easement.
Resolution approvingly, the Landscape Manual
Director of Planning Warren reported that a few suggestions for minor changes to
the Landscape Manual had been received and he requested this matter be held until
the meeting of July 7, 1969 so these changes can be discussed with the Landscape
Architect prior to adoption of the manual.
MSUC (Chandler-Adams) Place approval of the Landscape Manual on the agenda of
the meeting of July 7, 1969.
-9- 6/23/69
Request for reconsideration of variance - California Neon Products
Director of Planning Warren advised that a letter was received from Leslie C.
Taylor of California Neon Products requesting reconsideration of a variance to
allow erection of a freestanding sign on the front property line of Southern
California First National Bank at 1343 Third Avenue; the letter pointing out
that variances for signs in the front setback had been granted to Safeway Stores,
Inc., and Humble Oil Company, which was not indicated at the previous hearing.
The Commission started discussing this request and were advised by City Attorney
Lindberg that they must have a motion for reconsideration before it is discussed.
MS (Putnam-Adams) Reconsider a request for variance to permit erection of a
freestanding sign in front setback by Southern California First National Bank.
Member Adams commented that the granting of two variances are not material to
this request and other requests more similar to this have been denied.
Chairman pro tem Rice reiterated the fact that this bank is the nearest to the
street of all buildings in that shopping center and, therefore, does not need
additional signing of the type requested. He recommended that the original
decision should stand. The motion for reconsideration of the request failed
to carry by the following vote, to-wit:
AYES: None
NOES: Members Macevicz, Chandler, Stewart, Rice, Adams, and Putnam.
ABSENT: Chairman Hyde
Mr. Taylor was advised of his right to appeal this decision to the City Council
within 10 days from the date of this meeting.
Chairman pro tem Rice reported that he will be on vacation from July 21st through
August 4th, and contrary to his practice in previous years, he would like to be
excused from attending Commission meetings on those dates.
The motion to excuse Member Rice from the meetings of July 21, 1969 and August 4,
1969, carried unanimously with Member Rice abstaining from voting.
City Attorney Lindberg reported that the newly appointed Charter Review Committee
had met and one question raised was that of reimbursement in some form for Planning
Commissioners. He stated there was strong feeling that the Planning Commission is
worthy of some reimbursement for those members who have taken their time and
sacrificed their own interests to attend these meetings.
Chairman pro tem Rice commented on the improvement taking place in the landscaping
at the shopping center at Hilltop and Naples as a result of considerable effort
put forth by the Planning Department.
ADJOURNMENT
MSUC (Chandler-Macevicz) Meeting be adjourned. The meeting adjourned at 9 p.m.
Respectfully submitted,
Helen S. Mapes, Acting ~ecre~ary