HomeMy WebLinkAboutPlanning Comm min 1968/12/02 MINUTES OF A REGULAR MEETING OF THE
CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
December 2, 1968
The regular meeting of the City Planning Commission 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: Hyde, Stewart, Chandler, Rice, and Adams.
Absent: Member York (with previous notification). Also present: Director of
Planning Warren, Assistant Planner Lee, Junior Planner Liuag, City Attorney Lind-
berg, and Assistant City Engineer Gesley.
APPROVAL OF MINUTES
Member Rice asked that the insertion "with previous notification" be recorded
after his and Member Chandler's name in not attending the afternoon meeting
of November 18.
MSUC (Rice-Chandler) Approval of the minutes of November 18, 1968, as mailed,
with the correction as noted.
PUBLIC HEARING - REZONING - Property on the north side of L Street, approximately
126' east of Third Avenue - from R-3 to C-2 - M. Rocle
Director of Planning Warren submitted a plot plan noting the location of the
property, the adjacent land use, and zoning. The applicant requests rezoning of
a vacant piece of land (99' x 125') for the purpose of expanding their present
facility (service station) into the usable 25' of this property. There is a
drainage channel going through this parcel which leaves only the westerly 25' to
30' as a usable area.
The request as related to the redevelopment of the existing service station on
the west is a reasonable one, and for that purpose, it should be granted.
Assurance should be given, however, that some transfer of ownership will take place
here and that a separate commercial parcel would not remain fronting on L STreet.
Director Warren discussed this same situation which existed on Broadway and "E"
Street in which the Commission recommended the rezoning of a parcel of land to
accommodate the adjacent service station; however, this was never developed and
the land is now for sale. He suggested that a parcel map be filed to show the
land as owned by the service station on the corner and that it will be developed
in conjunction with that. Mr. Warren added that the setback should be reduced to
15' for this entire parcel. Member Rice questioned whether there was some way of
conditioning the covering of the ditch.
City Attorney Lindberg felt this was contrary to the discussion held at the last
meeting (November 25) to use the zoning device to coincide with lot lines.
Mr. Lindberg felt the parcel map idea could be a means of uniting these two lots
to assure a type of development more satisfactory to the commercial zone.
The Commission discussed other types of uses that could take place on this parcel.
Director Warren discussed three ways in which the parcel could be used: (1/ part
of the service station expansion, and they could fill the drainage ditch; (2~ as an
outlet for the property to the north; (3) in conjunction with the property to the
east. He reiterated that there was no basis for rezoning this property fronting
on L Street if they don't have the assurance that it would be incorporated into one
parcel.
Mr. Howard Gesley, Assistant City Engineer, discussed the drainage channel.
He stated that an open line channel 15' wide on the bottom and 40' wide at the
top is the easiest type channel to construct. This particular channel is nowhere
near what the Division of Engineering would require to be put in. If it is covered,
it would have to be 6' deep and 25' wide.
Mr. Lindberg indicated there was no objection to using the approach of rezoning a
portion of this lot to C-2 to become effective upon the filing of a parcel map.
This being the time and place as advertised, the public hearing was opened.
Mr. Gary Emblem, with the Construction and Maintenance Division of Shell Oil
Company, stated they need 25' of this parcel for the expansion of the service
station on the corner. They felt it would be in the property owner's interest
to rezone the entire parcel to commercial.
There being no further comment, either for or against, the hearing was declared
closed.
The Chairman explained to the applicant the Commission's reasons for desiring to
rezone just that segment of the parcel to be used for the service station and the
requirement for the parcel map. Mr. Emblem agreed to this proposal.
MSUC (Stewart-Rice) Resolution of the City Planning Commission Recommending
RESOLUTION NO. 548 to the City Council the Rezoning of Property from R-3
to C-2 on the North Side of L Street, East of Third Avenue
Findings be as follows:
1. The front setback on the entire parcel be established at 15 feet.
2. Rezoning a portion of this parcel to C-2 would be in conformance with the
General Plan.
3. It wo~ld allow a commercial use to develop at a sufficient depth to
accommodate such a development.
PUBLIC HEARING - CONDITIONAL USE PERMIT - Southwest corner of Bonita Road and
Bonita Glen Drive - Request for service station in C-1-D zone -
American Oil Company
PUBLIC HEARING - VARIANCE - Southwest corner of Bonita Road and Bonita Glen Drive -
Request for reduction of setbacks - American Oil Company
The Commission concurred that these two items should be considered together.
Director of Planning Warren submitted a plot plan noting the site of the proposed
service station. The applicant is requesting permission to construct a service
station at the southwest corner of Bonita Road and Bonita Glen Drive, a vacant lot
zoned C-1-D. A variance is also requested for a reduction of setbacks a~d for an
increase in sign area as follows: (1) one 51 square foot free-standing identification
sign, 20' high, located 5' from Bonita Road and 10' from Bonita Glen Drive; (2)
one 9 square foot price sign located within the front setback area; (3) the
intrusion of the canopy an additional 8' into the front setback on Bonita Road and
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9½' on Bonita Glen Drive. The plans submitted by the applicant show a residential-
type structure with a simulated shake shingle roof and brick used at certain points.
The architecture is similar to the apartments being built to the south. The
Commission should give architectural consideration to this proposal along with the
request for a variance and conditional use permit, because it is in a "D" zone.
Mr. Warren noted the access points to the service station area, and pointed out
that the access to the service area will be from the rear. He then reviewed the
conditions recommended by the staff for approval. As to the request for signs,
the staff recommends approval subject to the condition that they be non-flashing
and moving.
This being the time and place as advertised, the public hearing was opened.
Mr. Troy Waltrip, Engineer for American Oil Company, 1229 Marina Boulevard, San
Diego, stated they tried to come up with the standards set up by the owner of this
land and by the architecture already established in the area. They have no
objection to the conditions set forth. Mr. Waltrip stated that when the freeway
is completed in this area, they want the opportunity of coming in again and
requesting a larger sign.
Chairman Hyde explained that the applicant would have to submit a new application
at that time, and it would be considered on its own merit.
There being no further comments, either for or against, the hearing was declared
closed.
The Commision discussed the two requests and agreed that they were reasonable.
MSUC (Rice-Stewart) Conditional use permit request be approved subject to the
following conditions:
1. Approval of this request excludes approval of any signs proposed (signs to be
considered in the variance request).
2. Preliminary landscaping plans shall be submitted to the Planning Director for
approval prior to the issuance of a building permit. Final landscaping must be
approved prior to final inspection.
3. The roofing material shall be of a medium or dark color, imitation shake or
shake shingles, to be in keeping with the approved service station and existing
buildings in the Bonita area.
4. The trash enclosure shall be large enough to enclose a typical dumpster
used by the trash collection service.
5. All sales shall be limited to those normally considered incidental to service
station needs and confined within the building or beneath the canopied areas.
In no case shall tires and other items for sale be stored or displayed outside
of this area.
6. Flags, pennants, whirligigs, or other attention-getting contrivances shall be
specifically excluded from use at this station.
7. Planter areas shall be enclosed with used brick planters (minimum 4 courses
high.
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a. That the proposed use at the particular location is necessary or desirable to
provide a service or facility which will contribute to the general well-being of
the neighborhood or the community.
The proposed use will offer a desirable service to the community and the
freeway traveler at this location.
b. That such use will not, under the Circumstances of the particular case, be
detrimental to the health, safety or general welfare of persons residing or
working in the vicinity, or injurious to property or improvements in the vicinity.
The design of the station and the unusually large amount of landscaping
proposed is such that no danger to the welfare of persons residing in the area
is evident.
c. That the proposed use will comply with the regulations, and conditions
specified in the Code for such use.
The proposed use will comply with the regulations, and the conditions imposed
would result in the compliance of all applicable codes.
d. The granting of this conditional use will not adversely affect the General Plan
of the City of Chula Vista or the adopted plan of any governmental agency.
The General Plan designates this area as Visitor-Commercial, and the
subject use is compatible with that designation.
Architectural approval be granted for the building and site plans subject to
the following conditions:
1. The used brick utilized on the elevations shall be carried forth to the
canopy supports.
2. Any light standards proposed shall be in keeping with the residential
character of the building and shall be subject to staff approval.
3. Any baked enamel finish to be applied to the station shall be semi-gloss.
Variance request be approved subject to the following condSt$on_:
1. Any signs shall be non-flashing and non-moving.
Fin dings be 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.
Other variance of a similar nature have previously been approved in the
recognition that a strict application of the 50 square foot requirement
in the "D" zone would cause an unnecessary hardship on service stations
within that zone.
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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 setbacks as proposed are primarily to keep the building back from the
front property line to assure proper vision and traffic safety--the signs
as proposed would not violate this criterion. Other stations in the "D"
zone have previously ~een granted signs in excess of the 50 square foot
maximum.
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.
Historically, setbacks in commercial areas have been reduced for such signs
and, while the sign area would be substantially larger than the "D" zone
permits, it is considerably smaller than a large majority of stations
throughout the city.
d. That the granting of a variance will not be contrary to the objectives of
the General Plan.
The sign requirements are compatible with others located throughout the
city and would nave no effect on the goals of the General Plan.
PUBLIC HEARING - (Cont'd) - Variance - 733 Broadway - Request for reduction in
number of off-street, parking spaces - Max Weinstock
Director of Planning Warren read a letter from Mr. Geerdes, attorney for the
applicant, requesting another continuance to the meeting of December 16, 1968.
The Commission indicated they would grant the continuance, but that it would be
the last one, and they would consider the matter at this meeting.
MSUC (Adams-Chandler) The variance be continued to the meeting of December 16,
1968 at which time the Commission will consider the matter.
PUBLIC HEARING - (Cont'd) - Variance - Property between First Avenue and Tobias
Drive~ south of quintard Street - Request to construct single-
family attached dwelling units on 2800 square foot lots and
other related variances - Robinhood Homes~ Inc.
Director of Planning Warren noted a letter from Stan Merritt, representing
Robinhood Homes, requesting a continuance of this item to the next meeting,
December 9. Mr. Warren commented that it was his understanding that this variance
request was to be filed, which was agreed upon by Mr. Casey and his attorney at a
meeting held in Mr. Warren's office.
City Attorney Lindberg suggested the request be continued to the meeting of
December 9 and filed on that date.
MSUC (Rice-Stewart) Variance request be continued to the meeting of December 9, 1968.
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Request for architectural approval in a supplemental "D" zone - 267 Woodlawn
Avenue - N. Besker
Director of Planning Warren submitted the plot plan noting the location of the
property in question and the location of the applicant's proposed apartments
which will be on the rear of the lot. It will be a two-story apartment building
with a mansard roof of shake shingles extending around three sides of the
building. There is a single-family home on the lot which is an interim use
and presently occupied by the applicant. The rear of the proposed apartment build-
ing will be abutting the front units of the adjacent apartments to the east.
For this reason, the staff is recommending that the mansard roof be carried forth
on all sides. Another condition of approval is that the parkway area be filled
with concrete and two 6' high trees planted in the parkway area. The staff is
suggesting cupania carrotwood.
Mr. Nicholas Besker, the applicant, questioned the requirement for the specific
trees. Mr. Ken Lee, Assistant Planner, indicated this was the type of tree
prevalent on that street now.
Mr. Besker discussed the requirement for extending the mansard roof along the
fourth side of the building and felt it was architecturally undesirable,
unnecessary, uneconomical, useless in light of the purpose of safety and welfare,
non-conforming, and totally without merit, and the extension of the mansard
roof on three sides was even questioned by the loan officer.
Mr. Lee pointed out that this proposed building will be 20' to 25' from the
apartments to the east.
Mr. Warren indicated that generally, such plans are "rubber-stamped" by the
department, but in this case, it was felt the Commission should consider
a modification of these plans. The staff is also becoming a bit frustrated over
many of the FHA and loan company requirements, and it would be interesting to
take a ride and view some of the projects constructed under FHA and loan
institution requirements.
Member Adams indicated it would be a hardship to impose this condition of
extending the mansard roof to the rear of the building just to please the
tenants in the apartment building to the east. He felt three sides was reason-
able. The Commission concurred.
MSUC (Adams-Chandler) Architectural approval be given to the building and site
plans for the proposed apartment building to be constructed at the rear of
267 Woodlawn Avenue subject to the parkway area being filled with concrete and
two 6' high trees planted within the parkway area (Cupania carrotwood or an
acceptable alternate).
Request for architectural approval in a supplemental "D" zone - 4201 Bonita Road -
La Bonita Country Club Apartments
Director of Warren submitted pictures and a detailed plot plan of the proposed
apartment buildings. The applicant is requesting approval of a 64-unit project
to be built directly west ann adjacent to his existing apartments. The oas~c
design will be the same as the present apartments except for certain changes
which he reviewed in detail.
Mr. Warren then reviewed the recommendations of approval as suggested by the
staff.
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Mr. Howard Gesley, Assistant City Engineer, asked that street lights be inserted
as a condition of approval. He felt this project was large enough in size whereby
they could request it. It would be two street lights which would cost approximately
$750 each.
City Attorney Lindberg doubted whether the Commission could incorporate street
lighting as a condition of this approval.
The Chairman questioned whether underground utilities could be legally required.
Mr. Lindberg stated they have no means of requiring the distribution of lines
to go underground except in subdivisions. He indicated this was something
which they should look into in the near future.
Member Stewart remarked that the conditions seem reasonable and are well-founded.
Member Adams declared they should make sure the construction will be comparable
in quality to the existing units.
Member Rice indicated he would like to see some condition imposed about under-
grounding utilities. Mr. Lindberg suggested there may be some way that they
could take a look at setting up some type of requirement for an arbitrary length
of roadway where development is taking place where undergrounding would be
required rather than simply underground the service lines, because of the extent
of the development they should be required to go underground. It would be an
amendment to our present undergrounding ordinance.
Member Rice moved and Member Adams seconded the motion that the City Attorney
undergo this study.
MSUC (Stewart-Chandler) Architectural approval of the proposed apartments
subject to the following conditions:
1. The proposed shingle roof for the carports shall be carried around the
entire perimeter of the building.
2. Additional lights shall be attached to the slumpstone wall and shall be
coordinated with the units developed to the east (La Bonita) for spacing and
type. Subject wall shall be redesigned to break up the long monotonous blank
wall.
3. In addition to the siding indicated by the plans, the first two units of
each complex shall have siding placed on the westerly and easterly elevations
as well as the entire westerly elevation abutting the C-1 zone to the west.
4. A preliminary landscaping plan shall be submitted prior to the issuance of
a building permit, for development of the front setback area, as well as for
the total project; such plan shall include a sprinkler system acceptable to
the staff. Landscaping for the front setback area shall be accomplished in one
of the following ways:
(a) A 5~ wide planter could be attached to the wall similar to the units
developed to the east, with the remaining 3-1/2' distance between the
planter and sidewalk to be filled with concrete and tree wells pro-
vided approximately 50 feet apart.
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(b) Landscape the entire 8-1/2 foot wide area between the wall and
sidewalk, providing for tree wells approximately 50 feet apart.
5. Alt materials used on this project shall be color coordinateo with the
existing units to the east (LaBonita Apartments).
6. A minimum of 12 parking spaces shall be marked for "guest" use.
7. A written agreement shall be filed with the City giving the property owner
a joint access agreement with the adjoining property to the east.
8. Detailed plans for three trash enclosures shall be submitted for staff
approval prior to issuance of a building permit.
9. All signs shall be submitted for staff approval.
Member Hyde requested the Planning Director place the item of undergrounding
utilities on the next workshop meeting.
Request for approval of si§n - Hazard Products~ Inc., - 491C Street
Director of Planning Warren explained that the Commission gave approval to a
conditional use permit for Hazard Products in August 1967 to construct an
office/warehouse. One of the conditions was that all signs were to be approved
by the staff. The applicant did not request approval of any of the signs
presently erected on his building except for the one painted sign on the front
of his building. The staff advised the people at Hazard that these other signs
would have to be approved by the Commission, and a letter has been received from
them stating that the V-shaped sign is a temporary one and will be replaced.
They admit that the cut-out letters on the roof have not been approved but they
would like to have this sign remain. The staff feels that the roof top signs
are designed primarily for traffic on Fourth Avenue and Broadway, and if some
form of identification is needed the staff would suggest a flush sign on the
building or a free-standing sign. The cut-out letters on the roof are more
of a billboard type sign and not in keeping with the type of signs approved by
the Commission.
Mr. Joe Hansen, manager of the business, explained that the V-shaped sign will
come down by February 1 at which time they will get a lighted sign which is
designed to attract customers from both streets.
Member Adams cautioned the applicant that all signs must be approved by the
Commission before they are erected or even manufactured.
Member Stewart commented that the sign proposed is a straight advertising sign
and not an identification. Most of the people coming to this place of business
are either repeat customers or have found the business by looking it up in the
phone book. Mr. Stewart felt that they do not need the type of sign they are
proposing.
MSUC (Adams-Rice) Approval of the request subject to the following conditions:
1. All existing signs, with the exception of that approved, (the painted
sign on the front elevation of the building) be removed in 60 days.
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2. Any permanent electrical signs proposed for the site be submitted to the
Planning Commission for approval prior to installation or manufacture.
3. The cut-out letters on the roof top are signs designed for traffic on
Fourth Avenue and Broadway; the Commission finds that such constitute
"bill boards" and shall not be permitted.
Request for waiver of underground utility service - 230 Del Mar Avenue and 4625 Calle Mesita
Director Warren asked that the staff's recommendations be approved for these two
sites. The Commission concurred.
MSUC (Stewart-Adams) 230 Del Mar Avenue: Denial of the request based on the
following reasons:
1. The existing utility lines which would serve this development are in the
alley east of this parcel. There is a pole directly opposite this lot and the
alley is unpaved. Discussion with the San Diego Gas & Electric Company reveal
that it would be a rather simple matter to bring service in underground.
2. The purpose of the underground utility ordinance requirement is to facilitate
conversion from overhead to underground in the future and in this case there
appears to be no justification for the waiver.
MSUC (Stewart-Adams) 4625 Calle Mesita: Approval of the request based on the
following reasons:
Since the utility lines are on the opposite side of the street, if underground
service is to be provided for this lot, it would be necessary for the San Diego
Gas & Electric Company to erect a new pole at the southwest corner of subject lot
and from that point on, service to the house would be underground. The Commission
determined that the above-ground service would be less objectionable.
Landscaping at the Bi§ Apple Shopping Center
Member Rice commented on the landscaping at the Gig Apple shopping center stating
that they are plan~ing large 6' trees on the outside and midget ones in the interior
of the lot.
Director of Planning Warren commented that the Landscape Architect intended to go
out and look at this. He will check into this. Mr. Warren added that by the end
of this week, the department will have hired, on a temporary basis pending the
examination, a Zoning Enforcement Officer. This man will ultimately be in the
field at least 50% of the time and will be able to check on all of these things.
Escondido Billboard Ordinance
Chairman Hyde referred to a newspaper clipping concerning Escondido's acts on the
removal of billboards in their city.
The Commission discussed the possibility of Chula Vista following through with
this same legislation.
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Director Warren indicated that when the new zoning ordinance is adopted, they
will be prohibiting the billboards not only from the freeway but also from within
the City.
Member Rice discussed the County allowing them to go into areas which border
Chula Vista. If these areas are eventually annexed to Chula Vista, some form of
abatement proceedings would have to be made in order to get the signs removed.
Director Warren commented that the ordinance as recommended by the Commission in
the new zoning ordinance is much stronger than that ~eing enforced now by Escondido.
This will be going to the Council shortly.
Undergrounding Cable T.V.
City Attorney Lindberg discussed a problem which has occurred in one of the
subdivisions with cable T.V. He asked the Commission if it was their intent that
all wires go underground when a new subdivision is constructed.
The Commission stated this was indeed their intent. Member Stewart commented on
the underground cable in Rancho Bernardo stating they have no problems with
reception or interference.
Minimum Size Lots
The Commission discussed the minimum size lots. Mr. Warren stated he would be
meeting with the City Attorney this week to discuss this item.
Member Stewart commented on the "Gentry Plan" of low-cost homes and suggested
that an ordinance be drawn up that would permit only this type of patio home to
be built on a small lot.
City Attorney Lindberg declared he would give this some thought.
ADJOURNMENT
MSUC (Rice-Chandler) Meeting be adjourned to the meeting of December 9 and
December 16, 1968. The meeting adjourned at 9:45 p.m.
Respectful ly yours,
Jennie M. Fulasz
Secretary
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