Loading...
HomeMy WebLinkAboutPlanning Comm min 1971/05/03 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA May 3, 1971 The regular meeting of the City Planning Commission of Chula Vista, California was held on the above date beginning at 7:00 p.mo with the following members present: Rice, Stewart, Adams, Chandler, Macevicz, James and Hillsono Also present: Director of Planning Warren, Senior Planner Williams, City Engineer Gesley and Assistant City Attorney Blick. Chairman Rice led the pledge of allegiance to the flag, followed by a moment of silent prayer, APPROVAL OF MINUTES Chairman Rice asked that the minutes of April 19, 1971, under Commission Comments on page 12, be corrected to indicate that his comment concerning the dedication of Commission members made reference to the time and effort required in the performance of duties, during the meeting and in preparatory assignments and tasks outside of the meeting. MSUC (Chandler-Macevicz) Minutes of the meeting of April 19, 1971, be approved as corrected and the minutes of the meeting of April 26, 1971, be approved as mailed. Consideration of proposed Capital Improvements Pro~ram Director of Planning Warren r~minded the Commission the Capital Improvement Program was forwarded to them for review and to give them an opportunity to make a finding to the City Council concerning its conformance to the General Plan. The 1971-72 expenditure summary would become a part of the next annual budget and the remaining five years included in the program are subject to change in the review of the budget each ye&r. Mr. Warren advised that the Commission consideration should be whether the improve- ment items conform to the anticipated growth and development of the City as projected Dy the General Plan rather than with the funding of the program. Member Hillson questioned the Regional Tennis Center listed as a carryover project and suggested that it be delayed until the City can better afford it and the money set aside for that item could be used for a more urgent need or to reduce taxes. Member Macevicz expressed the opinion that this tennis center is already lar§ely constructed and possibly the City has not paid its share of the joint City-School project. Bill Jasinek, Director of Parks and Recreation, advised that the portion of the tennis center that is com@leted was totally college financeq. The portion~to ~e constructed by the City w~ll consist of 4 lighted courts ana a club house ~aci/ity. -2- 5/3/71 He pointed out this project has been delayed before due to a problem of site selection, the funds have been budgeted and set aside. The plans have been prepared and have been sent to the State Division of Architecture for approval since the facility will be located on school property. Chairman Rice asked for information on the item of Land Acquisition - J Street. Lane Cole, Director of Public Works, pointed out the location of the land proposed for acquisition which, together with excess land being acquired from the State Division of Highways, would provide a little over 6 acres. He pointed out this site is quite low and they propose to build it up on a long range basis and use it for a neighborhood park at a future date. Bob Bourcier, Assitant City Manager, pointed out this program was developed by a committee of 5 or 6 department heads and himself and it will go before the City Council with the rest of the budget. Member Hillson co~nented that he would like to see the recreational items given the lowest priority on the budget and the other items which are more or less mandatory for basic development of the City given priority ahead of them. Chairman Rice expressed his feeling that some of the recreational expenditures are as essential as any other items since recreational facilities are a direct benefit to the children and as the city develops higher density residential areas, it is imperative that the city provide recreational facilities to meet the needs of the residents. Member Hillson stated he was referring only to items proposed for the 71-72 program. Member Stewart felt the program as submitted is in conformance with the General Plan. MSUC (Stewart-Macevicz) Recommend to the City Council that the 1971-72 Capital Improvement Program conforms to the General Plan. PUBLIC HEARING (Cont.): VARIANCE - South side of East J~ east of 1-805 - Division of parcel into 4 lots to be served by easement - Thomas O. Terry Director of Planning Warren recalled that this hearing was continued to this meeting in an attempt to obtain more information on development problems relating to sewerage, drainage and compaction, and concerning the area of level land available. The applicant originally proposed division into four lots and considerable objection to such development was presented at the previous meeting. The applicant has retained an engineer who did some survey work on the site and has submitted a new rendering depicting more accurately the level area and if developed into three lots each would be in excess of that required for single family lots. With regard to the problem of sewer, Mr. Warren expressed the belief that it is feasible to pump into the sewer line in J Street and he recommended that this be~ made a condition in granting the variance. -3- 5/3/71 The Chairman called for additional testimony concerning the granting of this variance. Tom Harris, owner of the property, reported that he can now assure the Commission that over 30,000 square feet of the area is perfectly level, He expressed agree- ment with dividing the property into three lots and stated that he has no objections to the conditions recommended by the staff. He wants this development to be compatible with the adjacent area and if this means connecting to the sewer that will be done. Aubrey Kesterson, 428 East J Street, again raised objection to granting a variance that would permit the development of lots served by an easement as he felt this would lower the value of adjacent lots. Anita Haynes, 438 East J Street, again objected to the development of any lots served by an easement and felt all lots should have the required frontage on a dedicated street as the adjacent area is presently developed, As no one else wished to speak, for or against, the public hearing was closed. Member Adams expressed his support of permitting the development of three lots on this site with the conditions outlined by the staff and an added condition that each site shall have two additional offstreet parking places in addition to the 2 car garage requirement, and also that each of the lots be required to hook up to the sewer line. MSUC (Adams-Macevicz) Approval of a variance for the property on the south side of RESOLUTION PCV-71-9 East J Street for the division of the property into three lots, subject to the conditions specified by the staff and the added conditions stated above. Findings are as follows: a) That a hardship peculiar to the property and not created by any act of the owner exists. Because of the lot configuration it is impractical to create any additional lots with street frontage. b) That this variance is necessary for the preservation and enjoyment of substantial property rights possessed by other proper~ie$inthe same zone and in the vicinity of the subject property. This variance is necessary to create any additional lots, the subject property and all those that surround the property are zoned for 7,000 square feet. c) That the authorizing of this variance will not be of substantial detriment to adjacent property and will not materially impair the purposes of this Ordinance or the public interest. The lots created will be in conformance with all other provisions of the Zoning Ordinance, and therefore not detrimental. -4- 5/3/71 d) That the granting of a variance will not be contrary to the objectives of the General Plan. The proposed development will be in conformance with the General Plan, Chairman Rice advised of the right of appeal to the City Council within ten days. PUBLIC HEARING: CONDITIONAL USE PERMIT - 345 F Street - Locate mobile classroom~ 30' x 60' - Sweetwater Union High School District Director of Planning Warren displayed a plot plan of the proposed development and related it to the proposed Civic Center complex. He advised that the trailers are now on the lot and have been for some time as the schools were not aware of the need for a permit which is required by the Zoning Ordinance. There have been no complaints concerning this use and the staff recommends approval subject to annual review Dy the Commission to determine compatibility and the need for continuance of the use. The public hearing was opened and Bob Randall, Principal of Chula Vista Adult School, advised that these classrooms are used for Manpower Development Training classes, The instruction is mostly in English as a second language and job orientation, This program is funded for 52 weeks, There being no further comment, the public hearing was closed° MSUC (Chandler)Macevicz) Approval of a conditional use permit for the use of RESOLUTION NO, PCC-71-7 mobile classrooms at 345 F Street by the Sweetwater Union High School District, subject to the following condition: This use shall be subject to annual review by the Planning Commission to determine the continuing need and compatibility of the use. When the Planning Commission determines that such use is no longer appropriate or compatible with the uses in the area, the conditional use permit shall be revoked or conditions imposed which would make this use compatible. 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, The facility is well located near major and collector streets to serve the entire Sweetwater Union High School district° bo 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. Because of the separation from adjacent residential uses and the temporary nature of the use, there will be no detrimental effect° c. That the proposed use will comply with the regulations and conditions specified in the Code for such use. All conditions and regulations will be complied with. -5- 5/3/7l 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 governmental agency. The General Plan is not affected. PUBLIC HEARING: CONDITIONAL USE PERMIT - 338 West Bay Boulevard - Automobile disman'tling and Salvage - Jack L. Stanley " Director of Planning Warren pointed out the location of the one acre site between Interstate 5 and the railroad right of way. This is excess property owned by the State Division of Highways which will not be needed for the widening of the freeway. Mro Warren pointed out that owners of other salvage yards in the area have indicated their intent to phase out those uses within the next two years. The staff, therefore, recommends denial of this request as it is inconsistent with the change in the trend for the area. The public hearing was opened, but as no one present wished to speak, for or against, the public hearing was closed. MSUC (Stewart-James) The request for a conditional use permit for automobile dismantling and salvage at 338 West Bay Boulevard be denied based on the findings presented. PUBLIC HEARING: REZONING - 176 Third A_~enue, R-3 to C-T-P - Castle Plymouth, Inc. Director of Planning Warren indicated the location of a vacant lot, 50 feet wide, extending from Third Avenue to Landis, adjacent to property owned by Castle Plymouth which was recently approved for rezoning to C-T-P, subject to implementation of a precise plan. The necessary agreement for development of that property has not been executed by the owner and it is now their desire to include this additional lot in their expansion program. Mr. Warren discussed the applicant's proposal for development of this total site and expressed his opinion that granting this zone change request would not lead to further expansion down Third Avenue because this would accomplish the total development for this operation. The public hearing was opened, and Gus Pappas, representing Castle Plymouth, discussed their plans for expansion and contended that granting this rezoning would permit a better esthetic development for not only the corner property at Third and E, but for the entire parcel. The use of this portion of the property for new car storage only would serve as a buffer between the commercial use and the adjacent residential area° Mr. Pappas indicated the applicant's acceptance of the conditions recommended by the staff that this lot would be used only for new car storage and that there would be no access directly to this lot from Third Avenue - access would be from their adjacent property. The Commission questioned the estimated time for improving this property and Mr° Joe Husk, Manager of Castle Plymouth, confirmed that they have plans, if this rezoning is granted, to request bids immediately for improvement of the property, with construction to commence within 30 days and be completed hopefully by October of this year° -6- 5/3/71 Don Rolstad, sa}esman with Paul Miller Realty, handling the sale of this property, spoke of the problems in attempting to develop it under R-3 zoning due to the long narrow configuration of the lot. He felt the proposed expansion by Castle Plymouth would provide the best development for the property and urged the Commission to favorably consider the request for rezoningo As no one else wished to speak, the public hearing was closed° The Commission further discussed the conditions proposed by the staff and concurred this would result in development compatible with the area. MSUC (Macevicz-Adams) Recommend to the City Council the change of zone for property RESOLUTION PCZ-71-H at 176 Third Avenue from R-3 to C-T-P, with the Precise Plan subject to the following conditions: 1. Subject property shall be used only for the storage of new automobiles° 2. There shall be no ingress or egress to this parcel from Third Avenue or Landis Avenue; the only access shall be from within the development. 3. A 10 foot landscaped area shall be provided on Landis Avenue and 15 foot area on Third Avenue. All landscaped areas shall be provided with an appropriate irrigation system approved by the staff. 4. An 8 foot high decorative wall shall be provided behind the landscaped areas and on the north line to enclose the storage area. 5. Subject rezoning shall become effective upon approval of a precise plan by the Planning Commission. Findings are as follows: a. Expansion of the commercial area is necessary to accommodate modern development standards° The attachment of the precise plan modifying district and the conditions required for approval will minimize the effect on adjacent properties. b. This change is in conformance with the General Plan in that it is a logical expansion of a recognized commercial use. Consideration of Precise Plan for 621 L Street - Imperial Truck Lines~ Inc. PUBLIC HEARING (cont./.. VARIANCE - 621L Street~ reduction, in rear ~ard~ 5~' to o~ Imperial Truck Lines~ Inc. Director of Planning Warren reminded the Commission recommended rezoning of this property to I-L based upon approval of a precise plano This rezoning and an appeal of the conditional use permit approved by the Commission will be considered at the City Council meeting this week. -7- 5/3/71 Mr. Warren displayed the applicant's plan in which the location of the service building at the northeast corner of the property would necessitate a variance from the 50 foot setback required on industrial property adjacent to residential lotso The staff has recommended that this service building be located west of the existing building, thus eliminating the need for the variance. The Chairman opened the public hearing for the variance and for discussion of the proposed plan for development. Donald Worley, attorney with Seltzer, Caplan, Wilkins and McMahon, San Diego, representing the owners of the property and Imperial Truck Lines, lessees, spoke concerning the guidelines established for the precise plan, particularly one which stated: "No truck access shall be granted from L Street between the existing structure and the westerly property line unless the applicant can show that such access will not interfere with the proposed use of this area for employee parking and l az~scapingoo." and another for the possible relocation of the proposed wash building. Mro Worley discussed the general traffic pattern followed in the operations of this truck terminal and pointed out the advantage of using the westerly access for exit of trucks during the day time hours. He contended use of this access would not pre- clude furnishing the required number of parking spaces for employees. In discussing location of the service building, Mr. Worley pointed out that their revised plans would locate this building 8 or 10 feet from the northern property line so they would not require a 0 setback. He also advised that the area west of the dock and office building is us,ed for the storage of merchandise unloaded from the large trailers on to pallets to be reloaded on to Mexican trucks for delivery across the border, He estimated this comprises about 40% of the business. He contended it would be a serious impediment to the flow of traffic and orderly operation of the terminal to place the service building any place other than the northeast corner of the property. He also pointed out that a building placed at that location with the only opening on the south side of the building would direct the noise from the servicing of the trucks away from the adjacent residential lots and toward L Street and other industrial uses. In answer to questions from the Commission, Mr. Worley confirmed that the service building would be 16 feet high, of masonry construction, and closed on three sides with the only door on the south side. Zorum Hurt, Manager of the terminal, confirmed that the repairs to be done at this facility would be minor, including such items as water pump, fan belt, and the checking and changing of tires° He stated this work is now done in the open area. Mro Hurt also confirmed that a 10' setback from the property line can be observed. Member Stewart asked if it is not common practice to leave diesel trucks idling for long periods of time within the yard. Mr, Hurt said, absolutely not° The drivers have been given strict orders to turn the motors off. When asked if he would accept that as a condition for operation after 10:00 pom~, Mr. Hurt stated that he would. -8- 5/3/71 Herbert Young, 873 Riverlawn, reported that the wall constructed at this location as a barrier against the noise was only completed about three months ago and it has seemed to lessen the noise° However, since the heaviest activity of the truck terminal is during the summer and fall months, Mr. Young requested a six month continuance of the variance application in order to determine what the effect of the wall will be during the busiest time. The public hearing was closed and in discussion the Commission agreed that erecting tile service building as an enclosure for activities now performed in the open area should help to make this use more compatible with the adjacent uses. It was also pointed out that the unusual depth of the two lots adjacent to the area proposed for the location of the service building results in the dwellings being further from the rear property line than is the case on other lots. The Commission concurred that this plan represents the best solution to problems which have arisen from an existing use. MSUC (Chandler-Macevicz) Approval of a variance for reduction of a portion of the RESOLUTION NO. PCV-71-4 rear yard setback from 50' to l0t on property located at 621 L Street, for the construction of a masonry service building, 40~ x 50' x 16t high, to be located adjacent to the northerly property line, subject to the following conditions: 1o The only door to this building shall be on the south side facing L Street. 2. There shall be no windows on the westerly or northerly sides of the building. Findings are as follows: a. That a hardship peculiar to the property and not created by any act of the owner exists° Applicant is unable to construct any structure within the perimeter defined by the 50 foot side and rear yard requirements along the westerly and northerly boundaries of the property adjacent to R-2 property because there would be insufficient maneuvering room for the trucking operation equipment° bo That this variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same zone and in the vicinity of the subject property. This variance will permit the applicant to continue operations which have been conducted on the property since 1950 with less impairment to adjacent residential use, Co That the authorizing of this variance will not be of substantial detriment to adjacent property and will not materially impair the purposes of the Zoning Ordinance or the public interest° Location of the service buildin~ with the only opening facing toward L Street will direct the noise from service work away from adjacent dwellings. The adjacent lots are of unusual depth and the residences are sufficiently far away. -9- 5/3/71 do That the granting of a variance will not be contrary to the objectives of the General Plano The General Plan is not affected by~:this variance. Chairman Rice advised of the right of anyone to appeal this decision to the City Council within l0 days, PUBLIC HEARING: VARIANCE - 440 Woodlawn - Reduction of front yard from 15 feet and 20 feet to 2!¢eet for fence - Crown Investment Propertie~ Ltd~ Director of Planning Warren indicated the location of the Holiday Gardens apartments south of G Street and fronting on Colorado and Woodlawn Avenues. This is a series of four-plexes on 42 lots, comprising a total of 168 units with the available parking at a ratio of l:l. In some cases this parking is directly in front of sliding glass doors. It is proposed to permit parking in the front setback area to be screened with 6' high fencing which would be located 2' inside the property lineo This would permit 4' of landscaping since the property line is 2' from the sidewalk° Mr. Warren reported this would increase the parking ratio to approxi~k~tely 1-1/2:l and would also provide more privacy for patio areas, He indicated there would be no reduction in the available on-street parking as existing curb cuts will be used° The public hearing was opened, Eleanor Hill, architect, representing Crown Investment Properties, Ltd,, offered a correction to the comments presented indicating there would be some new curb cuts - three on each street - connected with this improvement plan. She also indicated acceptance of the conditions recommended by the staff, As no one else wished to speak, the public hearing was closed, MSUC (Stewart-Chandler) Approval of a variance requested by Crown Investment RESOLUTION NO, PCV-71-10 Properties, Ltd°, for reduction of front setback to 2' for construction of a 6' fence to screen parking and patio areas, This variance is subject to the following conditions: 1. The lots shall be consolidated into one parcel or as otherwise approved by the staff. 2o Planters, fencing and parking details shall be submitted and approved by staff. 3. An irrigation system for the entire project shall be submitted and approved by staff, 4. Approval by Engineering Division of additional curb cuts. Findings:are as follows: -10- 5/3/71 ao That a hardship peculiar to the property and not created by any act of the owner exists. The development was constructed prior to the present zoning requirements for off-street parking and site plan review process° b. That this variance is necessary for the preservation and enjoyment of substantial property rights possessed by others in the same zone and in the vicinity of the subject property. Properties developed under the present Ordinance are required to provide more parking and are also to provide for usable open space areas, c. That the authorizing of this variance will not be of substantial detriment to adjacent property and will not materially impair the purposes of the Ordinance or the public interest. Redevelopment of the properties will upgrade the general appearance of the neighborhood and provide additional off-street parking. d. That the granting of a variance will not be contrary to the objectives of the General Plan. The General Plan encourages the rehabilitation or renovation of older and deteriorating areas, Director's Report Mr, Warren reported that the Zoning Enforcement Officer attended a two day training session relating to performance standards covering the emission of polutants into the air° He passed a test during this course which qualifies him for a State Visible Emission Certification, Commission Comments Chairman Rice reported that he had attended a meeting in San Diego last week with regard to a Ford Foundation grant for San Diego County to assist in setting up a pilot program to improve the environment, Mr. Warren reported briefly on a meeting held here this afternoon at which Mr. Robert Small presented information on this program° Members Adams, Rice, Chandler, Stewart and Hillson indicated their intention of attending the tour of the Metropolitan Sewerage System on Saturday, May 22. The meeting adjourned at 9:30 p,m. Respectfully submitted, Helen So Mapes, Secretar~ Chula Vista Planning Commission