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HomeMy WebLinkAboutPlanning Comm min 1971/12/06 MINUTES OF A REGULAR IqEETING OF THE - CITY PLA,~NING COMMISSION OF CHULA VISTA, CALIFORNIA December 6, 1971 The regular meeting of tile City Planning Commission of Chula Vista, California was ileld on the above date beginning at 7:00 p.m. with the following members present: Stewart, Rice, Adams, Chandler, Macevicz and Rudolph. Also presennt: Director of Planning Warren, Senior Planner ~illiams, Associate Planner Lee, Assistant Director of Public Works Robens and Assistant City Attorney Blick. Director of Planning Warren introduced Dr. Richard Glenn of tile Environmental Control Commission, who will serve as an ex officio member of this Commission with Mr. Allen Miller as an alternate. Dr. Glenn expressed ilis appreciation of the opportunity to provide environmental input into ti~e Planning Commission I'~eari ngs. APPROVAL OF MINUTES NSUC (Chandler-Rudolph) Minutes of t~le meetings of November 15 and November 22, 1971, be approved as mailed. PUBLIC HEARING: REZONING - Southeast corner Second and Palomar - R-1 to R-3-P - Pacific Property Fund, Inc. Director of Planning Warren advised that the applicant has not submitted suf- ficient data for the staff to make a recommendation on the precise plan for development of the property and has agreed to a deferment of the public hearing to December 20, 1971 in order that he may submit more detailed plans. MSUC (Rice-Macevicz) The public hearing to consider rezoning property at the soutt~east corner of Second and Palomar from R-l to R-3-P be deferred to the meeting of December 20, 1971. PUBLIC itEARING: PREZONING - 497.tS1 acres north of Otay Valle,v Road, from A-3-(8) to A-8 - Co~,]ission initiated Director of Planning Warren reported that at the direction of City Council the City is pursuing tire annexation of almost 500 acres of land north of Otay Valley Road, eas~ of ~305. This annexation was originally initiated due to a request by the County for services for the proposed Boys' Rehabilitation Center; that project bas been temporarily placed aside but it is the desire of tile Council to pursue the annexation, and it is therefore necessary to prezone the property. This property is presently zoned A-3-(8) in the County and is surrounded by agriculture-zoned property with the exception of tire residential developi~nt by Brandyv~ine adjacent oil tile west. Mr. Warren enumerated the various uses now existing oil the property, pointing out that the flog farm is tile only use which could not be accommodated if tile property is annexed since tilis use is expressly prohibited in any zone within the City; this use could be continued, without enlargement, for a period not . to exceed three years after the date of annexation. - 2 - 12/6/71 It is recommended that the property be prezoned A-8 because while the General Plan places it in medium density residential classification, such development appears premature at this time and in the next review of the General Plan con- sideration will be given to additional industrial zoning in the area. This being tile time and place as advertised, the public hearing was opened. Gus Pappas, attorney representing Omar Rendering Company, requested tilat in- dustrial zoning be considered for the 40 acres occupied by that plan to be consistent ~ith the use established there. Mr. Pappas discussed the operation of the plant which is a process where inedible tallow is produced out of ~ones an~ meat scraps. Ilo slaughtering is done on the site. Mr. Pappas also pointed out that of the 500 acres, approximately 150 acres is presently in agricultural use and the bulk of the land, which includes the ~oys' Rehabilitation Center and the dump site, would not be usable as agricultural land. In response to Commission questioning concerning objectionable odors from this operation, Mr. Pappas advised that the firm is constantly striving to eliminate this problem and hopefully have it controlled; water pollution has been elimin- ated. He pointed out this plant is owned by Darling-Delaware, Inc., which owns 14 other renuering plants throughout United States and Canada. Virgil Clapp, 1199 Droadway, reported that he is one of the owners of the property adjacent to the east of t~e rendering plant, which takes in 58 acres. 17~ acres of this property has been used for automobile dismantling and a con- siderable amount i~as been spent in cleaning up this site. Since they had plans for requesting permission for an automobile dismantling operation they would oppose A-8 zoning on that 17~ acres. Director of Planning ~arren pointed out that the proposed A-8 zone is the same as the zoning now existing in the County, so it is not proposed to take away anything that is permitted at the present time. ~e further pointed out that since ~le duration of some of the present uses is uncertain it was not felt advisable to apply specific zones to accommodate each existing use. As no one else wisiled to testify, the public hearing was closed. Dr. Glenn asked what the advantages are to the City to annex ti~is property. Member Adams contended it is desirable for the City to annex this land so tilat it ~ill be controlled by City ordinances and can be guided into the best use and development possible. MSUC (Adams-iqacevicz) Recommend to the City Council prezoning to A-8 for RESOLUTION PCZ-71-T 497.61 acres located north of Otay Valley Road and extending to the eastern boundary of Rancho de la Nacion, based on the following findings: - 3 - 12/6/71 a. The existing County zoning is A-3-(8) and 430 acres is presently being used for agricultural uses or is vacant (156± acres used for agriculture, the remainder by the County and City of San Diego). b. There is a surplus of industrial zoning within the City and therefore there is currently no need for "I" zoning at this location. c. Residential development would be premature at this time due to the lack of sewers, schools and definite plans for the County Boys' Rehabilitation Center. PUBLIC HEARING: CONDITIONAL USE PERMIT - 4201 Bonita Road - Construct multiple- familS dwellin9 units in Flood Plain District - Richard Wilson Director of Planning Warren pointed out the location of property adjacent to the apartment complex at 4201 Bonita Road, reminding the Commission this was zoned for multiple-family dwellings some years ago, and later a variance was granted to allow a density transfer to this property from the adjacent developed property. Recently a land exchange between the City and the applicant was completed in or- der to create a more usable lot configuration for both properties. Due to the fact that the Flood Plain Modifying District was applied to the Sweet- water Valley in 1970, any development now requires a conditional use permit to assure that construction meets the restrictions of the Flood Plain. This being the time and place as advertised, the public hearing was opened. As no one wished to speak the public hearing was declared closed. The Commission concurred that this project has progressed to a point where denial of a conditional use permit would not be justified. MSUC (Chandler-Adams) Approval of a conditional use permit for the construction RESOLUTIOI~ PCC-71-30 of multiple-family dwelling units in a flood plain dis- trict on property just east of 4201 Bonita Road, zoned R-3-G-D-F, subject to tile condition that the dwelling unit floors shall be one foot above the lO0-year flood level. Findings are as follows: 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. This development is a logical addition to the apartment complex of the Bonita area, and will add to the diversity of dwelling types in the community. 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. - 4 - 12/6/71 The proposed use is in conformance with the allowed uses in the zone, with the required fill stipulated to protect the public interests. c. That the proposed use will comply with the regulations and conditions specified in the Code for such use. All regulations and conditions will be complied with. d. That the granting of this conditional use permit will not adversely affect the General Plan of the City of Chula Vista or the adopted plan of any govern- mental agency. This proposal is in conformance with the General Plan. PUBLIC HEARING: VARIANCE - 985 Nacion - Reduction in front yard 15' to O' for 6' fence - John L. Dow Associate Planner Lee pointed out the location of the property on the east side of Nacion and adjacent to the west side of 805 freeway right-of-way. He dis- played a plat of the lot showing the location of the dwelling and of the wooden fence which has been constructed on the front property line, extending from the corner of the garage to the end of the lot. He also passed to the Corrmission photos of the fence. He pointed out there would be ample rear yard area if the fence observed the required 15' setback, and that no hardship had been shown to justify the reduction in setback. This being the time and place as advertised, the public hearing was opened. John Dow, 985 Nacion, applicant and owner of the property, apologized for having constructed the fence without obtaining the necessary building permit. He pointed out a curve in Nacion just south of his property and contended that the fence as constructed offers some protection to children in his back yard from cars going too fast to make the curve. He cited three accidents at that location. Mr. Dow advised that he had obtained letters from all eight nearby residents who could view the fence and none objected to its location. As no one else wished to speak, for or against, the public hearing was closed. In discussion the Commission could find no hardship to justify granting the requested variance and felt it would serve the same purpose if it was con- structed at the 15' setback. MSUC (Macevicz-Adams) The request for variance for reduction of front yard setback from 15' to O' for a 6' fence at 985 Nacion be denied. Chairman Stewart advised the applicant that this decision may be appealed to the City Council within 10 days. Request for reduction of sideyard setback from 10' to 5' for sign at 486 Broadway Associate Planner Lee advised that the applicant is requesting a 5' reduction in the side yard setback for a pole sign at the new Jack-in-the-Box at 486 Broadway. - 5- 12/6/71 Pole signs are required to observe a 10' side yard setback to avoid the cancel- ing out effect of two signs adjacent to each other; the Planning Commission has the authority to waive this requirement. Granting this request would permit location of the sign in the center of a planter area and away from the entrance drive. The applicant proposes to remove a large existing freestanding sign and replace it with a 35' high, 64 sq. ft. sign, to be located in the planter area. A sign in this location would not conflict with the adjoining property and the staff recommends approval of the request. MSUC (Rudolph-Chandler) Approval of request for reduction of sideyard setback from 10' to 5' for location of 35' high, 64 sq. ft. sign, in planter area at 486 Broadway. ~equest for extension of time - Conditional Use Permit for Castle Plymouth at 200 block Church Avenue Director of Planning Warren reported that a request has been received from Castle Plymouth for a one-year extension on their conditional use permit for a storage yard located in the 200 block of Church Avenue, which is due to expire December 31st of this year. Castle Plymouth has enlarged and is remodeling their facility at Third and E Street, but because this remodeling is being done in phases that site will not yet accommodate the automobiles stored on t~e two lots on Church Avenue, and they are requesting a one-year extension for the use of that storage. Mr. Warren reported that conditions have not changed in the area since the con- ditional use pem~it was granted, and since work is in progress on the new site, the staff can see no objection to an extension up to one year or until the new site is completed, whichever occurs first. He advised that the Council has asked that this request for an extension of time be referred to them. Jim Wetzel, 1220 Oleander, representing Castle Plymouth, reported on the progress of the enlarging of their Third and E Street site, advising that they hope the total project ~ill be completed in September, and the offices should be done in April or May. He confirmed that when remodeling of this site is completed they will not require storage at other sites. MSUC (Chandler-Macevicz) Approval of an extension of time on conditional use permit for Castle Plymouth, Inc., for a car storage lot in the 200 block of Church Avenue until the Third and E Street facility is completed or until December 31, 1972, whichever occurs first. Recommendation on Ratner's Arizona Street Annexation Director of Planning Warren indicated the boundary of property for which Ratner has requested annexation to the City, and reported that the staff had attempted to extend the boundaries to Moss Street on the south and I-5 on the ~est, but the property owners protested. The staff, therefore, limited the expansion of boundaries to include those lots on Arizona Street which would be left in a County island if not included in this annexation. - 6 - 12/6/71 William Robens, Assistant Director of Public Works, reported that Arizona Street in this area is not improved to City standards and would require con- siderable maintenance in its present condition if it were to be annexed to the City. He also indicated the location of a drainage channel running through the property, which is overgrown with weeds and not near the capacity necessary for storm runoff. That portion of the channel within the public right-of-way would have to be improved by the City. Dr. Glenn questioned the use of this land if it is annexed. Mr. Warren advised that no plans have been submitted, but Rather is faced with the need for expanding their parking facilities for employees to get the cars off the streets and relieve the traffic congestion in front of their plant. A discussion followed concerning the desirability of Rather expanding their park- ing facilities. The Con~ission discussed the need for improving the drainage in this area and recommended that approval of the annexation should require that the applicant make satisfactory arrangements for the drainage. It was also pointed out that a portion of this drainage channel will still be in the County and that larger culverts under the railroad track may be required. Kathryn Moore, 1134 Tobias Drive, reported that this was part of the drainage system in the bond issue that recently failed in the County. She felt the reason the people in the Castle Park area did not pass the bond issue was that they felt the area would be annexed to the City of Chula Vista and they did not wish to obligated for County bonds. MSUC (Adams-Macevicz) Recommend to the City Council approval of Ratner's Arizona Street Annexation if the drainage problem can be solved in a manner satisfactory to the City. Recommendation on 1911 Act - Arizona Street Annexation Director of Planning Warren advised that the City has initiated a 1911 Act Assessment District for construction of street improvements for Arizona Street east of Broadway. Since a portion of the street right-of-way was not within the city limits, the City Engineer requested that annexation proceedings be initiated. With that in mind the Planning staff felt it would also be desirable to annex the seven lots fronting on that portion of Arizona Street since this would eliminate confusion in the provision of emergency services to the resi- dents and would result in a logical extension of the city's boundaries. MSUC (Adams-Chandler) Authorize the staff to proceed with the 1911 Act - Arizona Street Annexation and recommend to the City Council approval of the annexation. - 7- 12/6/71 Recommendation on Harwood's Otay Valley Road Annexation Director of Planning Warren indicated the location of four lots at the southwest corner of Otay Valley Road and Rios Avenue for which annexation had been re- quested. The staff attempted to expand the annexation to include all property west to Palm Avenue and south to the lille of the present city limits; however, five of the twelve property owners protested inclusion of their property. When the applicant was advised of this he indicated his desire to withdraw his peti- tion for annexation. MSUC (Chandler-Rudolph) Petition for Ha~ood's Otay Valley Road Annexation be filed. Discussion - Proposed donation of Little League Field area to City - Rienstra and American Housin§ Guild Director of Planning ~arren reported that an offer was made to the City Council by Henry Rienstra to dedicate a 14-acre parcel to the city for recreational pur- poses. There was a contingency on the offer for dedication that it would remain for use for Little League purposes and also that this dedication would relieve American Housing Guild of the responsibility for dedication of park land or pay- ment of fees. The consideration by the Planning Commission should be whether that site is a logical location for a park site or expansion of the Loma Verde Center and whether or not there is a need for a neighborhood park of any type south of Orange Avenue. ~r. ~$arren enumerated and pointed out the existing park sites and schools in the area. In discussion the Commission concurred that this is a logical expansion of the Loma Verde Park facilities and should remain for Little League use, but it does not relieve developers of the responsibility for providing park facilities south of Orange Avenue. MSUC (Rice-Chandler) Recommend to the City Council that the 14-acre site be acquired as all addition to park facilities in the area, but that this does not fulfill the need for neighborhood park facilities south of Orange Avenue which lies within another park service district. Director's Report ~r. Warren asked the Commission's desires concerning a meeting on December 27. MSUC (Rice-Chandler) The Planning Commission meeting regularly scheduled for December 27, 1971, be cancelled. Mr. Warren announced that representatives of the consultants conducting the Chula Vista Bayfront Study will be here for presentations on Wednesday, December 8. A meeting with representatives of Planning Commission and Environmental Con- trol Commission has been scheduled for 4:00 p.m. Director of PLanning Warren opened discussion on ACA-49, a constitutional amend- ment dealing with property taxation, and recommended that the Commission support it ill concept, but reported the staff is not prepared to make a recommendation that the amendment be supported in its entirety. - 8 - 12/6/71 Member Rudolph stated that taxes have an important affect on land use and planning and she felt since the Transportation Committee of the Legislature is going around the state asking for input, she felt some declaration con- cerning the bill should be made. Member Stewart pointed out that any recommendation from the City would have to come from tile City Council as the Planning Commission is advisory to City Council. He reported that tile taxpayers association is studying this and will have somebody at the hearing on December 15th. He also indicated he will attend that hearing, but felt he did not have enough information at this time to make a concise recommendation. It was moved by Member Rudolph that the Commission make a recommendation to the City Council to support ACA-49 insofar as it aids ill good land use planning. Member Rice expressed the opinion that this motion is too vague to give the Council any guidance, tie also pointed out that taxation and tax matters are normally a Council responsibility, and the Commission might be overstepping their responsibilities in making a recommendation in this regard. Dr. Glenn suggested that a motion would be in order to recommend to the City Council that this bill is worthy of their consideration and that tile Planning Commission is presently studying it and may come up with a recommendation in the near future. Chairman Stewart asked the Assistant City Attorney if this has been called to the Council's attention. Mr. Blick was not aware that it had been. Member Rudolph withdrew her original motion. MSUC (Rudolph-Rice) The Planning Commission call ACA-49 to tile attention of the City Council and request that they consider the bill since it does affect land-use planning. Member Rudolph suggested that the Commission look more into tax policies ill order to be informed and in a position to make a recommendation on questions of this type in the future. ADJOURNMENT MSUC (Macevicz-Rice) The meeting adjourn to the meeting of December 20, 1971. The meeting adjourned at 9:30 p.m. Respectfully submitted, qt~len Mapes, Secretary