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HomeMy WebLinkAboutPlanning Comm min 1971/07/26 MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA July 26, 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: Rice, Adams, Chandler, Macevicz and Hillson. Absent (with previous notification): Members Stewart and James. Also present: Director of Planning Warren, Senior Planner Williams, Associate Planner Lee, Director of Public Works Cole and Engineer Gesley. APPROVAL OF MINUTES Member Adams requested that a correction be made to the minutes of July 6, 1971 under Commission Comments to indicate that Member Stewart, as well as the City Attorney and Member Chandler, expressed concurrence with the comment made by Member Adams concerning newspaper article regarding the Environmental Control Commission. MSUC (Chandler-Hillson) Approval of the minutes of July 6 as corrected by Member Adams and approval of the minutes of July 19 as mailed. SUBDIVISION: Tentative Map of E1 Rancho del Rey Unit 2 Associate Planner Lee pointed out the necessity of deferring consideration of this tentative map until the tentative map for Unit 1 has been approved. It is recommended that this item be continued to the meeting of August 2. MSUC (Chandler-Macevicz) Consideration of tentative map for E1 Rancho del Rey Unit 2 be deferred to the meeting of August 2, 1971. PUBLIC HEARING (Cont.): PLANNED UNIT DEVELOPMENT - Zenith II, American Housing Guild Director of Planning Warren reported that the City Council has not yet completed negotiations for the exchange of land between the City and American Housing Guild, and the applicant has requested that this matter be continued to the meeting of August 2. The residents in the area who have expressed an interest in this public hearing have been advised of the delays which have been granted by the Commission. MSUC (Macevicz-Adams) The public hearing on the application for Planned Unit Development for Zenith II be continued to the meeting of August 2, 1971. -2- 7/26/71 PUBLIC HEARING: VARIANCE - Northeast corner Otay Valley Road and Brandywine Avenue~ Offsite advertising sign for Brandywin~ Subdivision - MiSsion Industries Associate Planner Lee indicated the location of the Brandywine subdivision approximately 1300 feet north of Otay Valley Road; the application for variance filed by Mission Industries is for an 8' X 20' sign, 14' high, to direct traffic to this subdivision. The Zoning Ordinance permits offsite directional signs 4~ sq. ft. in area for subdivisions in addition to onsite identification signs. The staff feels that a sign of the size proposed would be an advertising rather than a directional sign and recommends denial of the request. Mr. Lee further advised that in a phone conversation with the Project Manager for the development this afternoon, Mr. Richard had indicated that he was not in favor of requesting a sign that would not be in keeping with the Zoning Ordinance of the City. Mr. Lee provided photos to the Commission showing existing subdivision signs along Otay Valley Road which included a large sign for Brandywine located on property that was in the County when the sign was erected but has since annexed to Chula Vista. Director of Planning Warren questioned whether the Commission should be consider- ing a sign if it has not been requested by the developer. The City Attorney was called to the meeting for an opinion on this matter. Assistant City Attorney Blick advised the legality of the application would depend upon the extent of the developer's interest in the request. He would have to check into this before he could give a definite opinion and this would necessitate a continuation of the hearing. Mike Pack, 7255 Alvarado Road, La Mesa, stated that he is the lease manager for Mission Industries and is the agent for AVCO Community Developers and that this was the first he had heard that the developer was not interested in obtaining the sign as they had instructed the sign company to make application to erect the sign. Prior to n~king the application Mr. Pack had not been aware that this would be an offsite sign. Assistant City Attorney Blick recommended a continuation on this matter in order to get a clarification of the developer's wishes. MSUC (Adams-Macevicz) The public hearing for a variance for an offsite sign at the northeast corner of Otay Valley Road and Brandywine Avenue be continued to the meeting of August 2, 1971. -3- 7/26/71 Request for Home Occupation License, ll9 Quail Drive~ Mrs. W,ilma R. Gilhuber Associate Planner Lee reported this request is for a Home Occupation License to reupholster furniture at a single family residence in the R-1 zone. The ap- plicant has indicated the intention to reupholster one piece of furniture at a time in the garage and an adjoining sewing room. While this might not be ob- jectionable, it becomes a problem in trying to limit the volume that might be accomplished in this type of use. Mr. Lee reported that the adjacent residents had been notified of this request and no written protests have have been received. Mrs. Wilma Gilhuber, 119 Quail Drive, confirmed that she would be working on only one piece at a time due to the limited space, that no items would be stored outside and that all work would be done in an enclosed area. She re- ported that none of the neighbors had expressed protest to her and she felt they would like her to do their furniture. Kathryn Moore, 1134 Tobias Drive, spoke in favor of granting this request, pointing out that a neighbor of hers on Tobias Drive has been doing this type of work in her home for 20 years and it has not been a nuisance or detriment to the neighborhood. The Commission questioned the possibility of limiting this type of occupation. Director of Planning Warren advised that approval could be subject to review and that anytime a home occupation becomes a nuisance in the neighborhood the license can be revoked. Member Adams expressed his opinion this is not a suitable activity for a residence. Member Hillson favored granting the request for a home occupation license, point- ing out this is the only way one can start such a business and if the volume of work increased it would be necessary to move the operation to a different area. MSC (Hillson-Chandler) Approval of the request for a Home Occupation License at ll9 Quail Drive. The motion carried by the following vote: AYES: Members Hillson, Chandler and Rice NOES: Members Adams and Macevicz ABSENT: Members Stewart and James -4- 7/26/71 Request for extension of time on Variance 65-35~ 288 F Street, St. John Knits Associate Planner Lee commented that this variance was originally granted on July 28, 1969, as a temporary location to knit dresses using hand operated machines; in 1970 the variance was extended for one year, and the applicant is again requesting an extension. Mr. Lee further reported that in October, 1969, another variance was granted on the subject property for the construction of a high rise senior citizen housing project. Indications are that this project is in the 1971-72 budget of HUD and that construction should take place and this would necessitate discontinuance of St. John Knits operation. Member Adams objected to an implication in the staff report that the variance for the high rise should be terminated. The staff recommends that the variance for St. John Knits be extended for one year or until the use is discontinued, whichever occurs first. MSUC (Chandler-Hillson) Approval of an extension of time for a period of one year or until the use is discontinued, whichever occurs first. Request for sign approval, 265 Broadway, Midas Muffler Shops Associate Planner Lee displayed a rendering of the existing freestanding sign for the Midas Muffler Shops and of the proposed addition of a 3' X 10' panel placed vertically below the existing sign. The staff feels that the sign should be redesigned to include the proposed addition in a manner more compatible with the area and the building. This is an appeal of staff denial of the sign permit. Walter Gore, owner of the Midas franchise in Chula Vista, advised that the upper portion of the sign belongs to the Midas company and is given to him to use as long as he has the franchise, and the sign itself cannot be altered. Since his shop performs other work, such as brakes, front end alignment, and tune-up, he felt this should be included in the sign, and that the sign proposed is within the provisions of the Zoning Ordinance. Mr. Gore presented photos of other signs with "tacked on" additions and ex- pressed his feeling that his proposed addition would be more pleasing in appear- ance than many others. Mr. Warren commented that unfortunately those signs which Mr. Gore had chosen for comparison are nonconforming under the new ordinance and will be abated in accordance with provisions of the ordinance. MSUC (Hillson-Chandler) The proposed addition to the existing sign be denied and the applicant be advised to redesign the sign if necessary to better accom- modate the desired messages and eliminate the clutter. -5- 7/26/71 Discussion and recommendations on Subdivision Ordinanc~ Associate Planner Lee advised that the changes to the proposed Subdivision Ordinance as suggested by the Commission at a previous hearing and at a workshop meeting have been enumerated for their review and comment at this hearing. Rather than go through all of the suggestions he asked for the Commission's com- ments. Chairman Rice restated his original objection to the use of "Civil Engineer" in section 28.203, and requested that it be changed to "registered engineer." Director of Public Works Cole described the various engineering licenses, the qualifications and services pertaining to each type of engineer. Chairman Rice also suggested that section 28.902, sub-section F.3, pertaining to pedestrian walkways and which states that the minimum requirement shall be a 6' high chain link fence and landscape screen on each side, should be amended to give the City the right to require a masonry wall instead of chain link when it is deemed necessary or advisable. Associate Planner Lee agreed this requirement could be inserted if guidelines were included to indicate when this requirement could be made. Chairman Rice suggested that these guidelines could relate to separation of land use, a sound barrier, and to preserve an architectural theme. Associate Planner Lee commented that the only other item on which the staff needs the Commission's decision is the park dedication: whether this will become part of the Subdivision Ordinance or whether a separate method is more equitable. Mr. Lee explained that a property development tax could be estab- lished under the taxing power of the City. He felt this would be more equitable as it would apply to all property being developed or improved, not just to subdivisions. Members Hillson, Chandler and Rice agreed that a separate ordinance should be enacted to cover park dedication. Senior Planner Williams enumerated the three changes discussed at this meeting on which action should be taken; these include, requirement for block wall, changing designation of civil engineer to registered engineer, and the recom- mendation on utilizing the property development tax as opposed to implementing the Quimby Bill through the Subdivision Act. It was moved by Member Adams, seconded by Member Chandler, that all three changes suggested be approved. Member Macevicz felt these items should be considered under separate actions. Member Adams withdrew his motion with the consent of Member Chandler. -6- 7/26/71 MSUC (Adams-Chandler) Approval of the change to permit the City to require a masonry wall bordering walkways, with guidelines established for such requirement. MSUC (Hillson-Adams) Recommend to the City Council the adoption of a Sub- division Ordinance including the changes listed in the staff comments, and that a separate ordinance be enacted to establish property development tax to provide public facilities and services. ORAL COMMUNICATIONS Kathryn Moore, 1134 Tobias Drive, speaking for the South Bay Citizens Planning Committee, extended the support of that committee to the City on the proposed revisions of the Subdivision Ordinance. With specific attention to Sec. 28.903 covering "Hillside Subdivisions" the committee urges the adoption of a highly restrictive and specific standard for development of hillside areas. It is felt the proposed ordinance leaves a great deal unsaid, particularly concerning the density in the hills, the grading restrictions and the development guidelines. After adoption of the Subdivision Ordinance the City should continue to develop a more definitive standard for future inclusion in the ordinance. Concerning park land dedication, Mrs. Moore contended the developer should see to as re- quired by the City that the new residents have enough land on which to satisfy their recreational needs and that the new residents pay for the cost of their added load on the city. She reported the South Bay Committee would question the crediting of the developer with land he has provided for private open space. This policy may lead to closed neighborhood enclaves in the newer parts of the city. They are opposed to giving any developer credit for park land which is not open to the general public. Gene York, 280 K Street, representing South Bay Improvement Association, felt the developers should be given credit for any private recreational facilities which are included in a development. Senior Planner Williams pointed out that under the Quimby Act such credit is permissive and may be granted at the discretion of the City. Member Hillson expressed concern over large tracts or developments developing only private open space or recreational facilities and having no public open space at all. He felt such a practice would be discriminatory against lower income people. He would not be in favor of developing private open space in lieu of public open space. Associate Planner Lee commented that in most cases the developers have been quite happy to dedicate open space to the city, thus relieving the homeowners association of the burden of maintenance. -7- 7/26/71 Gene York commented that this has been true in the past but he felt they would be less true in the future. He believed the concept of private owner- ship of recreational facilities is just beginning to take hold in San Diego. Mr. York further commented that lack of comment from the South Bay Improvement Association regarding the changes proposed tonight does not mean they are in complete accord with the changes but they did not have time to completely evaluate them in order to come up with comments. The meeting adjourned at 9:00 p.m. Respectfully submitted, Helen S. Mapes Secretary