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HomeMy WebLinkAboutPlanning Comm min 1971/06/21 MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA June 21, 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, Stewart, Adams, Macevicz, Chandler, James and Hillson. Also present: Director of Planning Warren, Senior Planner Williams, Associate Planner Lee, Director of Public Works Cole, City Engineer Gesley, Assistant City Attorney Blick and City Attorney Lindberg. APPROVAL OF MINUTES MSUC (Chandler-James) Approval of the minutes of the meetings of May 24, June 2 and June 7, 1971, as mailed. PUBLIC HEARING: PLANNED UNIT DEVELOPMENT - Zenith 2 - American Housing Guild Director of Planning Warren advised that this Planned Unit Development is based on an exchange of land between the City of Chula Vista and American Housing Guild, which must be approved by the City Council. The Council members made a field trip inspection of the property in question on this date but will not take action until June 13. It is, therefore, recommended that this public hearing be deferred to the Planning Commission meeting of July 19. MSUC (Adams-Macevicz) The public hearing concerning the Planned Unit Development for Zenith 2 be deferred to the meeting of July 19, 1971. PUBLIC HEARING: CONDITIONAL USE PERMIT - 865 Third Avenue - Location of telephone traffic office in C-C zone - Pacific Telephone & Telegraph Co. Director of Planning Warren reported that the applicant has requested that this public hearing be deferred to the meeting of June 28 to enable them to submit a revised site plan. MSUC (Macevicz-James) The public hearing concerning a conditional use permit at 865 Third Avenue for Pacific Telephone & Telegraph Co. be deferred to the meeting of June 28, 1971. -2- 6/21/71 Request for vacation of public right-of-way - Rohr Corporation Director of Planning Warren stated that Rohr Corporation has asked the City to reactivate their request for the vacation of public right-of-way of "I" Street, Walnut Avenue south of "H" Street and the alley south of "H" Street in the area between the I-5 freeway and the Coronado branch of SD&AE railway. Mr. Warren displayed a plat indicating the location of this request. Mr. T. J. Roth, Attorney for Rohr Corporation, stated it is their desire that vacation of "H" Street as indicated on their original application filed last year be removed from consideration at this time. MSUC (Macevicz-James) Recommend to the City Council the approval, in accordance with the staff report, of the vacation of the portion of "I" Street, also of Walnut Avenue south from "H" Street and the alley south of "H" Street, between I-5 and the SD&AE Railway, Coronado Branch. The motion carried by the following vote: AYES: Members Macevicz, James, Stewart, Adams and Hillson NOES: None ABSTAINED: Members Rice and Chandler PUBLIC HEARING (Cont.) - Consideration of development klans for E1 Rancho del Rey Area A - Otay Land Company a. Planned Unit Development Director of Planning Warren reminded the Commission that this hearing was continued from the meeting of June 2 in order that the developers and staff might restudy the development to insure that adequate open space would be provided together with additional amenities. Mr. Warren advised that it has been determined that a zone change from P-C to another residential category is not required and that application has therefore been dropped. Under the ordinance provisions only a Planned Development permit is required after P-C zoning has been adopted. Mr. Warren reported that a letter was received from Mr. Hogue, a property owner in the area, objecting to this development. Associate Planner Lee displayed a plat indicating the location of this Planned Unit Development. He discussed the open space, pointing out that the 15~ acre natural canyon is part of the open space system for the whole Planned Community and although much of this is not under the ownership of the Otay Land Company it should be retained in the total plan as open space. He also discussed charts showing the basis used in determining the required open space and the amount included in the proposed plan. He reported that Otay Land Company had asked that development plans for an additional 49 acres adjacent to the west of this -3- 6/21/71 Planned Unit Development be taken into consideration in determining the required open space. While detailed development plans have not been submitted, the plan does include a 5 acre neighborhood park. With this consideration the staff feels the parks and open space requirement will be accommodated in accordance with presently accepted standards. The staff recommends that the Planned Unit Develop- ment concept be approved, but redrawn incorporating the following conditions prior to transmitting a recommendation to the City Council: 1. The Planned Unit Development is subject to approval of a final subdivision map for each increment of development. 2. The applicant shall grant an easement to the City for traffic enforcement and access rights over all areas for vehicular travel or maintenance unless such areas are dedicated to the City, and further shall request that the City adopt a resolution imposing all provisions of the California Vehicle Code and the Traffic Code of the City of Chula Vista as regulations upon said private streets and parking areas within the subdivision. 3. A copy of the deed restrictions shall be filed with the City and these restrictions shall prohibit conversion of any parking stalls, carports or garages for any other use. 4. The permittee shall make provision as outlined below, to assure the continued maintenance and operation of all open space and improvements above specified and obtain the City Planning Commission's approval of such provision: The permittee and all persons, firms or corporations owning the property subject to this special use permit at the time of the recording of the final map and their heirs, administrators, executors, successors and assigns shall establish a Homeowners Association which shall have the duty to operate, maintain and repair such open space, facilities and improvements until such time as the operation and maintenance of said recreational facilities and improvements is assumed by some public agency, district, corporation or legal entity approved by the City Planning Commission. In lieu of said Homeowners Association or in combination there- with, the permittee may establish an Open Space Facilities and Improvement Maintenance District pursuant to the ordinances of the City of Chula Vista, which district shall have the power to assess the homeowners within the Planned Unit Development and levy such assessment annually to be collected with the tax bill by the County Assessor for such amounts as may be necessary to perform said service by contract with a private maintenance service corporation. The terms and conditions of this Planned Unit Development shall be binding upon the permittee, all persons, firms and corporations having an interest in the property subject to this Planned Unit Development and the heirs, executors, administrators, successors and assigns of each of them, including municipal corporation, public agencies and districts. -4- 6/21/71 5. A landscaping and irrigation plan shall be submitted concurrently with the filing of the final subdivision maps of development plans for each increment of development. Such plans shall incorporate the following guidelines: a. Areas shall be irrigated by sprinkler system. b. All standards of landscaping shall be in conformance with the Landscape Manual of the City of Chula Vista. c. Slopes shall be covered with a variety of ground cover material; any slopes higher than 6' may be required to use jute matting in addition to ground cover; any slopes higher than 10' shall utilize in addition to the above items a one-gallon tree or shrub per 100 square feet of slope area. d. Level areas shall be planted with ground cover such as grass to promote recreational activity. In addition a variety of shrubs and trees shall be utilized. e. When grading is completed, offsite slope landscaping shall be required on all cut and fill slopes created. Landscaping shall be to the standards herein stated and a sprinkler system approved by the Planning Department. 6. All utility transformer boxes shall be included in the development of the site and landscaping plans. THE LOCATION OF SUCH FACILITIES SHALL BE SUBJECT TO REVIEW BY BOTH THE DIRECTOR OF PUBLIC WORKS AND DIRECTOR OF PLANNING. 7. The developer shall submit detailed floor plans, elevations, colors and materials to the Planning Commission for approval prior to the acquisition of building permits. Specific architectural themes shall be established for the entire Planned Unit Development to be approved by the Commission. 8. All existing and proposed utilities shall be undergrounded as the increments of development take place. Note: This includes Telegraph Canyon Road. 9. Improvement of Telegraph Canyon Road adjacent to the Planned Unit Development will be completed in increments as determined by the Department of Public Works Division of Engineering. 10. Precise details of walkways, lighting, circulation, etc., for the multiple family and cluster residential areas shall be submitted for staff approval prior to that increment of development. ll. 5,000 sq. ft. lots shall be deleted and replaced with 7,000 sq. ft. lots in those areas bearing no direct relationship to the open space areas. 12. Real Estate Research Corporation recommended to the developers that l~ acre minimum church sites be provided for each 1,O00 dwelling units to attain a balanced community. There is presently a l0 acre site within the Planned Unit Development owned by a church, and in addition the developers have designated a 1.2 acre area adjacent to the westerly north-south collector for a church site. -5- 6/21/71 The staff would recommend that an additional l~ acre site be set aside within the multiple family area adjacent to J Street somewhere in the easterly portion of the property. 13. Deed restrictions should stipulate that no additions shall be made to any units or houses unless such plans are submitted to the Planning Department for review to insure not only architectural compatibility but building orientation relating to required drainage and the protection of any easements. 14. The developer shall submit cross sections of all bicycle routes to be approved by the staff; the cross sections will include Telegraph Canyon, H Street, residential minor and collector streets, together with routes bisecting park areas as well as school facilities. A revised plan shall be drawn showing a bicycle route connecting H Street and Telegraph Canyon near the easterly portion of the development. Bicycle routes are to be constructed concurrently with other public improvements in each increment of development. 15. An overall plan for all proposed fencing must be submitted for staff approval prior to the approval of a final subdivision map for the first unit of development. Decorative block walls should be used along H Street and the north-south collector street at the western end of the P.U.D. 16. Prior to City Council approval of the first subdivision unit within the P.U.D. the conditions required by the Chula Vista City School District in their letter dated May 28, 1971, will be satisfied by filing an additional letter with the Chula Vista Planning Department indicating that a satisfactory agreement has been reached between the school district and Otay Land Company. A similar letter will be required from the Sweetwater Union High School District also acknowledging their agreement that a satisfactory arrangement has been reached with this development. 17. The developer has divided open space into seven categories as shown on the following chart: -6- 6/21/71 Ultimate Development Operation & Fee Responsi- Maintenance Ownership bilities Responsibility 1. Neighborhood Park C C C 2. Natural Open Space C C C 3. Greenbelt H 0 or T H or T 4. Common Open Areas in Cluster Neighborhoods H 0 or T H or T 5. Common Open Areas in Multi-Family Neigh- borhoods 0 0 0 6. Slope Areas C 0 or T C or T 7. Roadway Medians C 0 or T C or T Legend: C - City of Chula Vista 0 - Otay Land Co. H - Homeowner's Association T - Tax District The Planning staff has revised the chart submitted by the developers and recommend that the following changes be adopted: Ultimate Development Operation & Fee Responsi- Maintenance Ownership bilities Responsibility 1. Neighborhood Park C 0 C 2. Natural Open Space C 0 C 3. Greenbelt C 0 H 4. Common Open Areas in Cluster Neighborhoods H 0 H 5. Common Open Areas in Multi-Family Neigh- borhoods 0 0 0 6. Slope Areas H 0 H 7. Roadway Medians H 0 H Legend: C - City of Chula Vista 0 - Otay Land Co. H - Homeowner's Association -7- 6/21/71 18. An access road to Southwestern College shall be provided at the easterly end of the P.U.D. at approximately the southwest corner of the college which is proposed for development as a botanical garden. The road will be used to provide access to the botanical garden as well as future areas of development lying east of the P.U.D. It is not intended that this road be used for access to the college itself nor any of the parking areas within the college; the representatives of Southwestern College have agreed. 19. The proposed land use plan indicates various identification and directional signs to be used throughout the development. The exact location and design of these signs shall be submitted for staff approval and shall be in con- formance with the Chula Vista Zoning Ordinance. 20. Design and specifications for the underpass proposed at the westerly edge of the P.U.D. (north-south collector) shall be approved by the staff prior to Planning Commission approval of the final map affecting that area. The underpass, or an approved alternate, shall be completed by the Otay Land Company at the time this north-south collector is built. Director of Planning Warren read the letter from the Chula Vista City School District, referred to in condition 16, indicating their need for two school sites within this development. He also reported that the letter from Mr. Hogue objected to the proposal to use 90% of the lO acres of land which he owns for a school. The Chairman declared the public hearing opened. Ron Calhoun, Wilsey and Ham, South Pasadena, representing the applicant, made the following comments concerning the recommended conditions: 1. The applicant concurs, with clarification that a final map would not be required for the apartment area, unless it is subdivided in accordance with the definition of a subdivision as defined in the State Subdivision Map Act. 2. Believe the applicant concurs, but they have not had an opportunity to review the California Vehicle Code or the traffic code of the City. 3. Applicant concurs. 4. Applicant concurs with the principal, but feels the language should be revised to apply to this particular project. 5. The landscape standards are principally what they had in mind, although under item d. they would suggest consideration of walks and some paved or gravel area for recreational activity rather than just ground cover. 6. The location of utility transformer boxes is largely the responsibility of San Diego Gas & Electric but it will be the goal of the developer to have these placed where they will be as unobtrusive as possible. 7. Applicant concurs with this condition. -8- 6/21/71 8. The applicant feels this is a San Diego Gas & Electric requirement and their plans are not complete enough to determine what the requirement will be along Telegraph Canyon Road. All utility lines within the development will be placed underground. 9. The applicant asks permission to work with the Engineering staff in analyzing the full length of Telegraph Canyon Road and determine exactly how it is to be treated, and make that application specifically to this P.U.D. 10. The applicant concurs with this condition. 11. The applicant concurs with this condition. 12. The applicant concurs, with a proposed modifier to the extent that church sites can be made available, but tilere can be no guarantee they will be put to that use until some church denomination is interested in acquiring the land and constructing the facilities. Mr. Calhoun suggested this condition read: Sites of a size required to meet church requirements shall be made available in the apartment area until the last unit of the apartment area is constructed; if no offers of acquisition are made by that time the applicant should have the right to convert it to another use. 13. The applicant concurs with this condition. 14. They concur with the principal of what is suggested concerning bicycle routes in terms of a connection between Telegraph Canyon Road and H Street, but it is felt the use of the south access road which has an 11% grade is too steep for this purpose. They suggest that this connection be made further to the west near the proposed high school site. 15. The applicant concurs with the intent of having decorative walls or other treatment along the major roadways, but propose that alternates to the block wall be considered where appropriate, so there is not a regimented long block wall. 16. They recognize there needs to be some clarification between the developer and the school districts. They are not certain what the content of this agreement needs to be to satisfy the City. 17. Concerning the ownership, development and maintenance responsibilities of the various categories of open space, Mr. Calhoun suggested the following changes in the staff's proposal: If the City has ownership of the Greenbelt it should also provide the maintenance after the developer has developed the area. It would be impractical for the Homeowners' Association to own the Roadway Medians; the City should own this as part of the street right-of-way, recognizing that the developer has agreed to develop the medians and they are to become the responsibility of the Homeowners' Association for maintenance. -9- 6/21/71 18. Concerning the access road to Southwestern College, this road should serve only as an entrance to the botanical gardens, and should not be continued on to serve additional development along Telegraph Canyon Road. Mr. Calhoun felt there should be a clear understanding and some form of agreement with the College that they will not connect that road to their parking lots, and that it will terminate at the botanical gardens. 19. The applicant concurs with this condition. 20. The applicant concurs with this condition. Director of Planning Warren commented on Mr. Calhoun's remarks, agreeing that the location of transformer boxes and undergroundin9 of utilities along Telegraph Canyon Road cannot be definitely determined at this time, but the staff will want to work with the developer in this regard. He also agreed that the suggestion of reserving church sites for a limited time would probably be satisfactory. He felt that alternatives on fencing along the major roads could be worked out. He also concurred that the ownership of the Greenbelt, where it is not an actual neighbor- hood park, should be with the Homeowners' Association. City Engineer Gesley concurred with the applicant that the ownership of the Roadway Medians would be by the City and the maintenance by the Homeowners' Association. Steven A. Lister, representing the South Bay Citizens Planning Committee, presented a report from that committee which included a recommendation that the Greenbelts be widened; that bicycle and pedestrian paths connect all focal points of the community, including the neighborhood commercial areas; and that the developer be encouraged to participate in Federal low and moderate-income housing programs in order to provide housing for every economic and racial segment of the City. Myron Dalseth, 114 Guava Avenue, spoke with reference to the 10 acre parcel owned by the Pilgrim Lutheran Church, noting that about 2 acres of that land has been designated as open space area, and raised the question as to whether this is expected to be given by the church or if they will be paid for it. He also asked what zoning would be applied to the remainder of their property. Mrs. Gary S. Krueger, 3859 Avenida Palo Verde, representing the League of Women Voters of Chula Vista, asked how this rather heavy density development relates to the rest of the total Planned Community as to price range. She pointed out that to avoid making one-class ghettos, this unit should be considered not only in terms of what it does itself, but what it does in terms of the entire Planned Community. She felt equality of housing should be provided which means combining various price ranges in all areas. Mrs. Krueger also raised a question concerning the provision of public facilities and whether the Otay Land Company would pay a portion of the cost of those facilities which may be located on property under other ownership. -10- 6/21/71 City Attorney Lindberg, in response to the question of public improvements, com- mented that it is expected in the not too distant future that subdividers will be required to dedicate park land, open space, etc., or fees in lieu thereof. There is a possibility that the Legislature will adopt regulations requiring the dedica- tion of school sites, although at the present time the law simply requires the availability of those sites and payment for them by the school districts at the unsubdivided land value. With reference to the price of homes to be constructed, City Attorney Lindberg pointed out that the City of San Diego is trying to insure the so-called balanced community. However, experience indicates that the City cannot dictate the valua- tion of housing in terms of zoning law. The experience of this community has been one of trying to maintain high valuation, not a balance in the community. In answer to Mr. Dalseth's question concerning the zoning of his property, the City Attorney advised that this is included in the P-C zone and the density is established in that zone. Mr. Warren pointed out this would fall in the range of 6 to 20 dwelling units to the acre which is quite a flexible range. As there were no further comments, for or against, the public hearing was closed. Director of Planning Warren commented on the report by the South Bay Planning Committee concerning the request for an environmental impact study and the inclusion of industrial development in this Planned Community; this however would not affect the Planned Unit Development under consideration now. The Council has approved the Planned Community which is, in effect, a contract permitting the development; if it is to be delayed for an environmental impact study, it should be done at the Council level. He also spoke of the open space linkage areas which have been expanded, and reported that the Director of Parks and Recreation has indicated that if active recreation areas are provided on the school sites, this Greenbelt serves the need for passive recreation. He also felt the developer has compensated in open space for the reduction of lot sizes and seems to meet the park land dedication requirements. With reference to the request for low and moderate income housing, Mr. Warren pointed out that the total Planned Community will accommodate almost every range of housing. In response to Mrs. Krueger's question he reported that the highest density is in the southeast corner which is being considered in this first phase of development. Member Hillson commented that the open space is land for which somebody must pay the development cost and the maintenance cost, and he felt that sufficient open space has been provided for this development. Member Adams commenting on the request for industrial sites in this community expressed the opinion that such a site would not be developed. He pointed out that Chula Vista has industrially zoned property which continues to be undeveloped, and he felt further industrial zoning is not advisable. Member Macevicz concurred that this should be a planned residential development wi th the inclusion of some commercial area to serve the needs of the residents. -ll- 6/21/71 MSUC(Macevicz-Adams) Approval of the Planned Unit Development for E1 Rancho del Rey Area A subject to the resolving of the conditions previously set forth and that the staff take into considera- tion the recommendations from the South Bay Citizens Planning Committee. b. Tentative Subdivision Map for E1 Rancho del ReS Area A Associate Planner Lee displayed the original subdivision map submitted for this development, which included a total of 393 single family lots on 9~ acres, with access provided from Telegraph Canyon Road and H Street extended from the development to Otay Lakes Road. Mr. Lee pointed out the developers have now deleted approximately 39 lots in the southeastern quadrant, and this is shown on the overall plan as a cluster develop- ment; separation between that development and the detached single family homes will be the proposed road to the botanical garden. Approximately 9 additional lots have been deleted within the area adjacent to the parks and the park area has been expanded. A total of 56 lots have been enlarged to 7,000 sq. ft. Mr. Lee indicated that the staff recommends deletion from this subdivision of that portion lying west of the most southerly neighborhood park unless proper access can be obtained other than the temporary access road across the park which is not acceptable to the Director of Parks and Recreation or the Planning Department. Mr. Lee commented that additional plans are needed for bicycle routes as well as a grading plan, including landscaping and irrigation, and numerous conditions concerning street, sewer and drainage facilities as enumerated by the City Engineer. It is recommended that a tentative map be redrawn incorporating all of these conditions for resubmission to the Planning Commission for approval. City Engineer Gesley indicated the Engineering Division and developer are in closer agreement than the 32 conditions enumerated would indicate, since agree- ment has been reached on over 80% of those items. The items still to be resolved include: Development of the north half of Telegraph Canyon Road for a distance of 700 feet adjacent to the south entrance road of the subdivision; the require- ment for 80' right-of-way for the southern entrance road, which would include in addition to 4 travel lanes, a 14' landscaped median, 8' emergency parking and bicycle route and 5' sidewalk on one side; full improvement of H Street; payment of fee for the Telegraph Canyon Trunk Sewer; and the cost of lift stations to handle sewage until a gravity sewer system is installed. Ron Calhoun, Wilsey and Ham, commented on the items of disagreement. He contended it would represent a considerable loss to the development if the lots west of the southerly park were eliminated and discussed other possible routes of access on a temporary basis in order that those lots might be developed at this time. With reference to the south access road, he felt this did not represent a good bicycle route due to the steepness of the grade and felt a full 8' emergency parking land should not be required. -12- 6/21/71 Louis Millan, real estate broker, representing an owner of one of the out parcels, questioned the location and purpose of the road between Southwestern College and this subdivision. Member Hillson suggested that parking bays be provided along the southerly access road rather than a fully improved parking lane the length of the road. MSUC (Chandler-Macevicz) Approval of the tentative map for E1 Rancho del Rey Area A subject to the conditions enumerated by the Planning staff and Engineering Division, with the provision that unresolved problems be brought back to the Commission if agreement cannot be reached by the developer and the City staff; said questions to be resolved prior to submission of the map to the City Council. PUBLIC HEARING: CHANGE OF SETBACK - 103 Shasta Street - 25' to 15' Arthur D. Schule Associate Planner Lee displayed a plat indicating the variation in setbacks in this area which are fixed at 15', 20' and 25'. He pointed out that on this lot at the northwest corner of First Avenue and Shasta Street, the setbacks represent about 64% of the lot area, which makes it virtually impossible for the applicant to make any addition to the dwelling. The public hearing was opened, but as no one wished to speak, for or against, the public hearing was declared closed. MSUC (Adams-James) Recommend to the City Council the approval of a change of RESOLUTION PCZ-71-N setback from 25' to 15' adjacent to First Avenue for property at 103 Shasta Street, based on the following findings: a. The motorists' vision of oncoming traffic would not be hampered. b. The R-1 zone requires observance of a 10' exterior side yard setback for all new subdivisions. c. 64% of the lot is taken up by required setbacks, which prohibits the applicant from constructing to the maximum lot coverage of 40% allowed for R-1 lots. -13- 6/21/71 SUBDIVISION - Tentative Map of Rancho Rios Units 1-4 Associate Planner Lee displayed a map showing the entire Planned Unit Development indicating the area which the applicant proposed to develop in 4 increments which would contain a total of 228 residential lots and 20 open space lots on 23.3 acres. He pointed out this represents 64% of the units proposed in the Planned Unit Oevelopment and the staff feels that a larger area of the central open space should be included with this development. City Engineer Gesley discussed the conditions required by the Engineering Division relative to street and sewer improvements. Robert Kaplan, Attorney, 3003 Fourth Avenue, San Diego, representing the developer, raised objection to the requirement to put underground the power lines along Otay Valley Road. He felt that due to the elevation difference between this street and the development, undergrounding those lines would serve no useful purpose to the development. It is agreed that utility lines within the development will be placed underground, but he felt the imposition of a $60,000 expense for under- grounding the main line would be unfair. Mr. Kaplan also objected to the elimination of one building in the southwest area in order to provide additional open space. He contended that with the buildings in excess of 20' apart ample air and light were afforded to all units. )te also objected to the improvement of additional land in the central open space swale in connection with this phase of the development. Ted Odmark, 3910 Chapman Street, San Diego, President of the company developing this property, advised that they do not own the land proposed for enlarging the developed central open space, but have an option to purchase the 20 acres east of this development which would include that land. He also objected to the $60,000 cost for undergrounding the utility lines along Otay Valley Road, and to the provision of any additional open space in the vicinity of the dwelling units. In discussing this development the Commission felt there were unresolved questions which would require further discussion between the developer and the staff before a recommendation for approval could be forwarded to the City Council. It would also be necessary that the staff determine what has and has not been approved with the initial P.U.D. MSUC (Chandler-James) Consideration of the tentative map of Rancho Rios Units 1-4 to be continued to the meeting of June 28, 1971. -14- 6/21/71 PUBLIC HEARING: CONDITIONAL USE PERMIT - Southeast corner Broadway and Arizona - Automotive paint shop and body repair business in C-T zone - Earl Scheib Realty Corp. Associate Planner Lee displayed a plat indicating the location at the southeast corner of Broadway and Arizona Street proposed for this use. He indicated the adjacent zoning and land uses which are commercial on the north, south and west with residential use to the east. He pointed out that Arizona Street is not presently improved but will be through the use of the 1911 Act. He also indicated the need for widening of the drainage channel at the south boundary of this property which will require a redesign of the parking shown on the proposed plan. This being the time and place as advertised the public hearing was opened. E. L. Faiman, representing the Earl Scheib Corp., in response to comments from the Commission concerning some of the structures used by this firm, assured the Commission this would be a new concrete block building. He commented that the reason for wanting to locate in Chula Vista is that 51% of the business at the National City location comes from Chula Vista. He felt that the required parking could be accommodated after providing the additional easement for the drainage channel. Mrs. Jean Bentley, 935 Madison Avenue, spoke of the undesirable condition presently existing at the corner of Broadway and Arizona and of the County's efforts to do something about zoning in the area. As no one else wished to speak, the public hearing was closed. Member Macevicz expressed the opinion that this use would be a detriment to the area and should not be permitted due to the residential use to the east. Member Stewart felt the use would be compatible with the area since the painting and repair work would be done inside the building and the use would be subject to performance standards. MSC (Hillson-Chandler) Approval of a conditional use permit for the construction RESOLUTION PCC-71-16 of a new building to house an automotive paint and body repair business at the southeast corner of Broadway and Arizona Street, subject to the following conditions: 1. No building or parking shall be located on the southerly 30 feet of the property. 2. A grading plan shall be submitted and approved by the City Engineer prior to the issuance of a building permit. 3. Solid fencing shall be provided on the east property line to within 30' of the south property line. 4. A new site plan shall be submitted and approved by the Commission before issuance of a building permit. 5. No building shall be closer than 10' to the streets. -15- 6/21/71 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 community. The proposed use will be compatible with the adjacent uses in the general vicinity. 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 proposed use will not be detrimental in view of the conditions imposed. 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 tile City of Chula Vista or the adopted plan of any governmental agency. The General Plan will not be affected. This motion carried by the following vote: AYES: Members Hillson, Chandler, Stewart, Rice, James and Adams NOES: Member Macevicz ABSENT: None PUBLIC HEARING: CONDITIONAL USE PERMIT - 360 Third Avenue - Pole sign in C-B zone - Danish Freeze Associate Planner Lee discussed the proposal to install a new 40 sq. ft. plastic sign to replace the existing freestanding neon sign. He commented on the excellent exposure of this business, and pointed out that the existing pole sign, roof top sign, a projecting double faced sign and a wall sign on the north end of the building are all nonconforming and would have to be abated at different times in accordance with the amortization schedule of the ordinance. The staff recommends approval of this pole sign based upon the immediate removal of the roof top sign and the projecting double faced sign. Jack Seedorf spoke of the efforts he has made to improve the appearance of the building and of the lot. He expressed his agreement with removing the roof top sign but felt he should not be required to remove the double faced sign until he determined there was no need for it. -16- 6/21/71 The Commission discussed the ordinance provisions concerning signs in the Central Business zone and of the efforts being made to improve the appearance of the area. MSC (Hill son-James) Approval of a conditional use permit to install a 40 sq. ft. RESOLUTION PCC-71-17 new plastic sign on an existing pole andfooting to .... replace. an existing neon sign subject to the following cona~lon. The existing roof sign and projecting double faced sign shall be removed con- currently with the installation of the new sign. 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 community. The use of the pole sign is much more desirable as it does not disturb the architecture of the building. 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 condition imposed on the applicant will enhance the general appearance of the area. c. T~.at the proposeu 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 tile 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 governmental agency. The General Plan will not be affected. The motion carried by the following vote: AYES: Members Hillson, James, Adams, Stewart and Chandler NOES: Members Rice and Macevicz ABSENT: None The Chairman advised the applicant of the right of appeal to the City Council within ten days. -17- 6/21/71 PUBLIC HEARING: VARIANCE - 21 Del Mar Avenue - Divide lot into two .parcels with one served by 20' wide easement - Martin and Muriel Hurlbut Associate Planner Lee pointed out the location of the property at the end of the improved portion of Del Mar Avenue. The applicant proposes to split the lot with access to the northerly half to be a 20' wide paved easement. The applicant has discussed development of this property with the Division of Engineering and the City Engineer indicated they did not desire to extend Del Mar further to the north as a dedicated street because of the maintenance and the topography. It was felt that serving the northern half of the property by an easement through the variance procedure would be preferred. Mr. Lee enumerated the conditions recommended by the staff for approval of this application. Director of Planning Warren reported that a letter protesting this use had been received from Mrs. Garcia Granados, 30 Del Mar Avenue, indicating that she is protesting because Del Mar has been a paved street in its entire width and has been in public use since 1928. Mr. Warren also reported on the receipt of a petition of protest signed by Mrs. Garcia Granados and Mr. and Mrs. Wm. McMahon. Mr. Warren commented that he felt there would be no change in land use and it is not a question of vacating the street. City Attorney Lindberg co~ented that he assumed there would be no change in the use of that street. If it has been dedicated to public use by use since 1928, there is no need for a variance. Member Stewart pointed out that the westerly half of Del Mar Avenue, which has been dedicated to the City, is not improved for vehicular traffic and is so steep you can hardly walk up and down it. City Engineer Gesley indicated that the paved area is a 20' easement owned by Martin Hurlbut. It was determined that the property in question actually has frontage on a dedicated street and there is no need for a variance; the action needed is a waiver of dedication and full improvement of the street, and the filing of a parcel map for division of the property. MSUC (Stewart-Hillson) Application for variance for 21 Del Mar Avenue be filed. MSUC (Stewart-Chandler) Public improvements in front of the property at 21 Del Mar Avenue be waived, provided that access not be closed off and that the conditions recommended by the staff for approval of the variance shall apply in the granting of the waiver of public improvements. -18- 6/21/71 Request for waiver of public sidewalk - east side of First Avenue from Flower Street to D Street - J, B, VigUs Associate Planner indicated the location of this request and reported that the City Engineer has recommended denial. MSUC (Macevicz-James) The request for a waiver of public improvements on the east side of First Avenue between Flower Street and D Street be denied in accordance with the staff report. Request for modification of condition of approval of tentative map - Neapolitan Villas Subdivision Director of Planning Warren reported that the applicant is requesting a modification to use a 5' high board-on-board wooden fence interspersed with slump block pilasters, instead of a 5' high decorative masonry wall at the top of the slope parallel to East Naples Street. He pointed out the difficulty experienced in the past in enforcing the maintenance of a wooden fence and that a masonry wall should be required for permanence. MSUC (Macevicz-Chandler) The request for modification of the condition requiring a masonry wall at Neapolitan Villas Subdivision be denied. Director's Report: Director of Planning Warren advised of the need to set an alternate meeting date since July 5th is a legal holiday. The City Council will not be meeting on July 6th and it is recommended that the Commission set this for their meeting date. MSUC (Hillson-Macevicz) The first meeting in July shall be held on July 6th. Commission Comments: Chairman Rice asked that he be excused for a vacation from the meetings between July 5 through July 19. It was moved, seconded and carried that Chairman Rice be excused from these meetings as requested. Member Macevicz reported that the 66 service station at the corner of G and Broadway has been vacated and there is need for improvement at the site; this site is being used as a dump and should be cleaned up. The Zoning Enforcement Officer will be requested to check this site. -19- 6/21/71 Member Hillson raised the question of changing to four meetings a month instead of three. It was felt tile second Monday should be saved for workshop meetings or special meetings rather than established as a regular meeting date, and that the staff can call meetings as the workload requires. Written Cor, muni cations: Director of Planning Warren read a letter from the South Bay Citizens' Planning Con~,]it~ee inviting the Commission to attend their meeting on June 24 at Hilltop High School at 7:30, where the guest speaker ~¢ill ue iqr. ~illard Johnson ~,~ho will speak on tile topic, "The Effects of Population Growth oil the Quality of Life in the Sail Diego Region." The meeting adjourned at 12:00 midnight. Respectfully submitted, Helen S. Mapes, Secretary Chula Vista Planning Comaission