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HomeMy WebLinkAboutPlanning Comm min 1971/12/20 MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA December 20, 1971 The regular adjourned meeting of the City Planning Commission of Chula Vista, California was held on the above date beginning at 7:00 p.m. with the following members present: Stewart, Rice, Adams, Macevicz, Chandler and Rudolph. Also present: Director of Planning Warren, Associate Planner Lee, Assistant City Attorney Blick and Assistant Director of Public Works Robens. Chairman ~ welcomed Mr. Allen Miller of the Environmental Control Commission serving as an ex-officio member of this Commission. APPROVAL OF MINUTES MSUC (Chandler-Macevicz) The minutes of the Planning Commission meeting of December 6, 1971 be approved as mailed. PUBLIC HEARING (Cont.): REZONING - Southeast corner Second and Palomar - R-1 to R-3-P - Pacific Property Fund, Inc. Director of Planning Warren reported that the applicant has indicated that due to the requirement for payment of fees for the provision of schools he is unable · to develop plans for the property. He has requested by letter that the request for rezoning be cancelled. The staff recommends that the Commission file the application without action. Chairman Stewart directed that the application be filed. PUBLIC HEARING: REZONING - North of Bonita Road, east of Allen School Road - A-8-D-F to R-3-G-D-F - City initiated Director of Planning Warren pointed out the location of the two parcels of land recently involved in a land exchange between Richard Wilson and the City of Chula Vista. · He advised that the City Council recently adopted an emergency ordinance changing the zoning on the parcel transferred to Mr. Wilson from A-8-D-F to R-3-G-D-F. He also reviewed recent actions taken by the Commission concerning this and adjacent property. The staff recommends that permanent zoning of R-3-G-D-F be adopted for the parcel owned by Mr. Wilson and the parcel transferred to City ownership be rezoned from R-3-G-D-F to A-8-D-F. This being the time and place as advertised, the public hearing was declared open. As no one wished to speak, for or against, the public hearing was closed. Member Chandler asked if there are plans for the use of the property now under the City's ownership. - Mr. Warren advised no definite plans have been formulated. -2- 12/20/71 MSUC (Rudolph-Adams) Recommend to the City Council the adoption of R-3-G-D-F RESOLUTION PCZ-71-X zone for Parcel "A" and A-8-D-F zone for Parcel "B" as shown on plat. PUBLIC HEARING: VARIANCE - 685 Broadway - Increase in maximum size and projection of si~n in C-T zone - James H Harris Associate Planner Lee displayed a plat showing the location of the site and of the building on the site; also a plat showing dimensions of the building which includes a 12' X 16' pilaster located above the roof and projecting 9' beyond the face of the building. The applicant's request is to use this pilaster for a sign. This would result in larger sign area and further projection than permitted under the current ordinance provisions. Mr. Lee reviewed the findings for the staff's recommendation for denial of the variance request. This being the time and place as advertised, the public hearing was opened. James H. Harris, President of Valueland, 685 Broadway, advised that they are not the owners of the property but are the tenants of the premises. They, therefore, do not feel justified in modifying the size or projection of the pilaster which is an integral part of the building. He asserted that their actual sign, if the variance is granted, would be less than 150 sq. ft. and they would use the pilaster simply to support the sign. He added the sign would not be gaudy or flashy and would be in keeping with the decor of the building. He commented on their interest in beautifying the city and on their improvements on their site. As no one else wished to speak, for or against, the public hearing was closed. In discussion the Commission could find no valid reason for granting the variance and felt the provisions of the ordinance should be upheld in regard to signs. It was their conclusion that this pilaster could be easily ren~ved or modified. MSUC (Macevicz-Rudolph) The request for a variance at 685 Broadway to increase the maximum size and projection of a sign in the C-T zone be denied since no justification or hardship is found, and granting the variance would give the ap- plicant a special privilege not accorded to other properties in the same zone and vicinity. Chairman Stewart advised the applicant of his right of appeal to the City Council within ten days. PUBLIC HEARING: VARIANCE - 453~ 455~ 457 "C" Street - Roof top si~n in C-C-F zone - Jack Meyers Associate Planner Lee pointed out the location of the building on which the ap- plicant proposes to raise an existing 4' X 24' wall sign, to 4 feet above the roof. The building faces Fourth Avenue but is located west of the Unimart park- ing lot, approximately 650 feet west of North Fourth Avenue and 40 feet north of "C" Street. This is located in a C-C zone which has no provision for roof top signs and the existing roof top signs in the vicinity are under abatement. -3- 12/20/71 This being the time and place as advertised, the public hearing was opened. Jack Meyers, 798 Hilltop Drive, applicant, pointed out the need for raising the sign to make it visible from public streets because the low elevation of the building causes the existing sign to be obscured if large campers or trucks are parked in front of the store. He stated that out of town customers are directed to the Unimart parking lot, but then state they cannot find the store. The store operates under the name of "Beads 'n Jewels" and the sign is an identification sign only. When asked about the staff's recommendation that the entire front fascia of the building be raised and the sign placed on the fascia, Mr. Meyers indicated this would be quite expensive and the owner of the building will not agree to do this. Paul White, QRS Sign Company, 3524 Gail, San Diego, confirmed Mr. Meyers' state- ment concerning the difficulty of locating the store. He advised it is their desire to raise the sign above the roof and make it a double face sign which can be read by motorists on National Avenue, as well as Fourth Avenue and C Street. Joe Schmith, 6919 Saranac Street, San Diego, asked if the Commission would consider approving the sign if the 4' between the proposed elevated sign and the top of the building was filled in with corrugated metal in a manner that was structurally sound. Director of Planning Warren asserted that any addition to the building would have to be architecturally compatible with the building and he felt added height would have to extend the entire length of the building. City Attorney Blick remarked that it is not right to bring to the Commission ques- tions which were not included in the application under consideration and that these would be staff determinations. In discussion the Commission could find no justification for granting the requested variance and felt it would be poor practice to permit a sign of the type that are presently being abated in the area. MSUC (Rice-Chandler) The request for a variance to permit a roof top sign on the building at 455 C Street be denied as there is no hardship or unusual circum- stances applicable to this property and it would be possible to obtain adequate sign exposure within the scope of the ordinance. Chairman Stewart reminded the applicant of tile right of appeal to the City Council within ten days. -4- 12/20/71 .Request for deferral of public improvements - 168 "D" Street - Mrs. Carrol B. Hauenstein Assistant Director of Public Works Robens displayed a plat showing the location of the property under consideration and pointing out other properties in the vicinity for which deferral of public improvements has been granted. He advised that due to the nature of the existing terrain it is impractical to construct the street improvements in small segments and recommended approving the request for deferral. MSUC (Chandler-Rice) Approval of the request for deferral of public improvements at 168 "D" Street. Council Referral - Reconsideration of extension of conditional use permit for Castle PlNmouth at 200 block Church Avenue Director of Planning Warren advised that tile Commission action granting a one-year extension on the conditional use permit for new car storage was reported to the City Council last week. The Council indicated they had received a number of phone calls protesting the one-year extension and had asked the Commission to reconsider the action and grant a six-month extension instead. The Commission concurred that this would be reasonable. MSUC (Rudolph-Rice) Commission action taken on December 6, 1971 granting a one- year extension of time on conditional use permit PCC-70-25 be rescinded and an extension of six months or until the completion of the Castle Plymouth facility at Third and E Street, whichever occurs first, be granted. Request for waiver of landscapin~ requirement - 1057-1059 Third Avenue - Herbert Vo~t Associate Planner Lee advised that the property at 1057-1059 Third Avenue is developed with two duplexes but the front duplex has been converted into two office uses. Although business licenses were secured no zoning permit had been obtained for the commercial uses. Mr. Vogt was advised of the changes which would be necessary in order to make this property conform to the Zoning Ordinance for commercial use. Mr. Lee indicated on a plat the location of the property which is adjacent to the Chula Vista City boundary with Third Avenue still in the County. One of the re- quirements was for two additional parking spaces which could be located in front of the structure with a landscaping screen between tile parking area and a future 5' sidewalk adjacent to the curb. Mr. Vogt has objected to installation of the landscaping, stating it is not economically feasible to make extensive and costly improvements, although he has agreed to the other changes recommended by the staff. The staff feels the landscape screening should be required to make the conversion as esthetically pleasing as possible. Roy Bossert, 1059 Third Avenue, commented that Mr. Vogt is asking for the land- scaping requirements to be waived on the grounds of hardship because he is not -5- 12/20/71 getting any additional rent in changing to commercial use and the other require- ments which he has agreed to will be at considerable cost. He also pointed out that access to the parking spaces is somewhat limited and the landscaping would reduce the access. In discussion the Commission concurred that the requirement for landscaping is reasonable and should be enforced. MSUC (Macevicz-Chandler) The request for waiver of landscaping requirements for 1057-1059 Third Avenue be denied. Director's Report Director of Planning Warren called to the Commission's attention that they should make a recommendation to the Council concerning the policies recommended by the consultants in the Chula Vista Bayfront Study. It was suggested that this matter be placed on the January 3rd agenda. Mr. Warren also reported that the Planning Commission recommendation on ACA-49 was referred to the Council's legislative review committee. Commission Comments Chairman Stewart reported the receipt of a communication from the Human Relations Commission requesting the ethnic breakdown of the Planning Commission. After some discussion the Commission concurred that each member could individually report his own ethnic background if they wished to do so. Written Communications Director of Planning Warren reported the receipt of a letter from the Chula Vista Service Clubs, Inc. requesting a deferment of 180 days for meeting the condition concerning paving the alley and the parking area north of the building located at Mankato and Fourth Avenue. Associate Planner Lee reviewed the conditions referred to, one of which was to improve one-half the width of the alley prior to occupancy of the building, and another condition was to pave one-half of the rear parking lot to Engineering standards. It is understood that the applicant is attempting to attain the signatures of adjacent property owners in order to form a 1911 Act Improvement District to take care of the alley improvements. Mr. Robens reported that the petition submitted by the applicant contained signatures representing 44% of the property involved, and it would require 50% to take the request to the City Council. Mr. Robens further commented that Engineering Division feels the request for a six-month extension is reasonable if it is understood that the improvements are to be completed at that time and it is not the date for beginning the improvements or submitting a petition. Andy Henry, President of Chula Vista Service Clubs, discussed their problem in getting a 1911 Act district and also the problems of drainage in the parking -6- 12/20/7t area. He reported that one apartment owner refuses to work ~ith the other residents on improvement of the alley. Member Macevicz requested that the Planning Department staff attempt to get the owner of the apartment complex to cooperate in the improvement of the alley for the betterment of the area. Chairman Stewart requested that the staff write to the property manager in this regard and attempt to have all answer by January 3rd, so that the request for deferment can be considered at that time. Chairman Stewart read a communication from Mayor Hamilton requesting support by all Commissions for the library bond. It also requested that appointments be made to a committee of 100 to work to gain support for the bond issue. MSUC (Rice-Stewart) Member Rudolph be appointed to work on the committee to gain support for the library bond. Oral Communications Kathryn ~loore, 1134 Tobias Drive, speaking on behalf of South Bay Citizens Planning Committee, reported that she was notified by Century III that the City of San Diego will be considering the Tiajuana Slough on their agenda on December 21 and this will be broadcast on the State College proceedings of City Council meeting. Mrs. Moore also reported that the South Bay Citizens Planning Committee suggested that the Planning Commission form committees on three things: (1) A committee on legislation to bring all the legislation which would be pertinent to city planning to the Commission's attention; (2) a committee on land use; and (3) a committee on transportation. Chairman Stewart directed the Commissioners to keep these suggestions in mind and they will be discussed at the next regular meeting. Adjournment MSUC (Rice-Rudolph) The meeting adjourn at 8:30 p.m. Respectfully submitted, ~;elen Mapes, Secretary