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HomeMy WebLinkAboutPlanning Comm min 1971/02/22 MINUTES OF A REGULAR ADJOURNED MEETING OF THE - CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA February 22, 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, Chandler, Macevicz and Hillson. Also present: Director of Planning Warren, Senior Planner Williams, Associate Planner Lee, City Engineer Gesley and City Attorney Lindber§. Chairman Rice led the pledge of allegiance to the flag, followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (Chandler-Macevicz) Minutes of the meeting of February 1, 1971, be approved as mailed. PUBLIC HEARING - a. PREZONING - 70.6 acres south side of Main Street between Sweetwater Road and Interstate 805 - A-l(8) to R-2, R-3-T, C-V, C-C - Rancho Rios b. PLANNED UNIT DEVELOPMENT - South side of Main Streets between Sweetwater Road and Interstate 805 - Rancho Rios Director of Planning Warren displayed a plat indicating the location of 70 acres for which prezoning is requested along with approval of a Planned Unit Development, and pointed out that the request is for the following zoning: Areas A and B, 33.75 acres, R-2 zone with Planned Unit Development at 10.3 dwelling units per acre; area F, 5.3 acres, R-2 zone with Planned Unit Development at 12 dwelling units per acre; area E, 14 acres, R-3-T at 20 dwelling units per acre; area D, 12 acres, C-C zone; area C, 5.55 acres, C-V zone. Mr. Warren indicated the development proposed for areas A and B is in basic conformance with the density and design criteria previously adopted by the Commission. Due to the rough topography of area F the staff recommends that this area be prezoned A-8 as presently zoned in the county until an acceptable plan for development is pre- sented. It is felt that area E, adjacent to Interstate 805, could be developed for residential use at the density permitted in the R-3-G zone. Mr. Warren acknowledged the need for some commercial zoning to serve the residents of this development, but felt the C-N (neighborhood commercial) zone should be applied to area C, rather than the C-V zone as requested. He recommended that this zoning become effective only after approval of a precise plan for development and enumerated guidelines for the precise plan. Mr. Warren pointed out the staff's recommendation for C-V (visitor commercial) zoning for area D which is adjacent to the intersection of Interstate 805 and Otay Valley Road, with such zoning to become effective upon approval of a precise plan for development. -2- 2/22/71 Associate Planner Lee displayed renderings of the Planned Unit Development proposed for Areas A and B. He pointed out the dwelling units would be contained in four-plex buildings and each unit would inclUde a private patio area. He observed the recreation center and open space has been moved to utilize the natural drainage through the area; a culvert would be installed to contain the 5 year flood volume of water with the remaining water being carried in the landscaped swale to the Otay Valley Flood P12in. Mr. Lee indicated the location of schools in the vicinity and advised there are presently 2,000 children attending these schools; the anticipated increase in school enrollment from this and other proposed developme~ in the vicinity would necessitate two additional schools. The school districts have not indicated their desires for school site locations. City Engineer Gesley briefly discussed the public improvements required for Sweetwater Road and indicated there ~re no conditions of any serious nature on which Engineering is in disagreement with the developer. This being the time and place as advertised, the public hearing was opened. Ed Malone, 2136 Avenida de la Playa, La Jolla, representing ~he developer, advised that they have reviewed the previous proposals for development of this area and have attempted to meet all recommendations and conditions required by th~ Planning Department and the Commission. He spoke on their experience in constructing Planned Unit Developments. He expressed agreement with the width of Sweetwater Road to be improved in connection with this development but asked that the requirement for sidewalk and the decorative masonry wall adjacent to Sweetwater Road be left open until development plans are finalized. He indicated that if alternate methods of screening th~s area were not acceptable they would follow the staff's recommendation. Concerning the under§rounding of utility lines on Main Street, Mr. Malone indicated they would be agreeable to this if the power lines do not exceed 4 kv. He also requested that two conditions applying to the commercial area be held open until a definite plan for development is presented; namely, limiting access from Otay Valley Road to one point, and the requirement that the shopping center not be started until after completion of the development of areas A and B. He asked that construction of the shopping center be coordinated with the construction of the residential units. Mr. Malone discussed traffic circulation through the residential development indicating their desire to dedicate the alleys at the rear of the buildings so they could be used for trash pickup and by emergency vehicles. They would, however, like to raise walkways to accommodate pedestrian travel from the units to the open space and to discourage ordinary traffic in these alleys. In answer to a question from the Commission, Mr. Malone confirmed that this housing probably would qualify for Plan 235 of government subsidized interest to permit purchase by low income families. He advised the price range of individual units will be about $16,000 to $21,000. George Buckley, San Diego real estate representative for Humble Oil and Refining Company, spoke of their intent to construct a service station at the interchange of Interstate 805 and Otay Valley Road. He confirmed they are the owner of the property designated as areas D and E, and indicated they would not support annexation or prezoning until they apply for a permit for the service station either from the County or from the City. -3- 2/22/71 Director of Planning Warren commented that most of the condition to which Mr. Malone objects can be held until a tentative subdivision map is approved or precise plans are submitted for commercial development. Mr. Malone confirmed that they would be willing to submit a precise plan for development of the C-V zoned area and that they would like to coordinate develop- ment of the neighborhood commercial center with the construction of the residential area and they would assure the Commission this will not be just a 7-11 store and service station. Concerning the recommendation for placing area F in the A-8 zone for holding, Mr. Malone asked if it could be zoned R-2 subject to a precise plan to assure development at an acceptable density. Mrs. Marshall Russell, 4046 Otay Valley Road, commented that all of the homes in that area between Main Street and Otay Valley Road west of this proposed development are single family homes and the small lot size precludes adding an additional unit. They would, therefore, object to area F being zoned R-2. There being no further comment, for or against, the public hearing was closed. Director of Planning Warren commented further on the school situation and the fact that the school officials have not yet responded satisfactorily to the inquiry as to their need for additional school sites in this area. He reiterated this is a growing problem and the City Council has directed that a policy concerning the availability of school sites as a requirement for approval of residential development be submitted for their consideration. This study has not been completed and Mr. Warren suggested that the schools be advised of the action taken by the Planning Commission tonight and ask that they make specific requests prior to Council approval of this prezoning. MSUC (Chandler-Macevicz) Recommend to the City Council the prezoning of 70.6 acres RESOLUTION PCZ-70-A acres on the south side of Main Street between Sweetwater Road and Interstate 805, be as follows: Areas A and B, prezone R-2, subject to approval of a Planned Unit Development and the filing of a final subdivision map and consideration of the need for schools and public facilities; Area F, prezone R-2, subject-to approval of a precise plan for development and consideration ~or schools and public facilities; Area C, with the exception of the western 100' ~ which is in the drainage area, prezone C-N, subject to approval of a precise plan; Area E, prezone R-3-G with the area at the southeast corner which lies within the 100 year flood plain to have the F Flood Plain Modifying District attached; all prezoning to be subject to the Conditions for public improvements. MSUC (Macevicz-Chandler) Application for Planned Unit Development by Rancho Rios RESOLUTION PUC-71-1 be approved subject to conditions enumerated in staff comments, and as modified by Commission comments. PUBLIC HEARING - CONDITIONAL USE PERMIT - NWC Third Avenue and Roosevelt - Fraternal Lodge ~acilities and retail rug sales - Ma'rian Club~ Inc.~ C/O Knights of Columbus Associate Planner Lee reviewed the request and pointed out that the adjacent areas are zoned C-C with the exception of that directly to the west which is zoned R-3. -4- 2/22/71 He displayed a plan for the building indicating the area to be used for lodge functions and the front area to be used for rug sales, utilizing the windows adjacent to the street for display of the merchandise. He pointed out the desirability of revising the parking plan and enumerated other conditions recommended for the approval of the request. The being the time and place as advertised, the public hearing was opened. Mr. Thomas Maguire, President of Marian Club, Inc. commented this is a legal identity in order to own property for the Knighs of Columbus, which is a fraternal organization. He reported their organization has been in the South Bay area since 1950 and their main purpose is the support of the Starlight Center and an orphanage in Tiajuana. He advised that the primary use of the lodge facility will be for family banquets, dancing and entertainment of this nature, and the facility will be available to other service organizations who may desire to use it. Concerning the operation of the retail rug sales, Mr. Maguire reported this is primarily for contract to subdividers so ther is not a great deal of customer traffic. Mr. Maguire stated that Monsignor Ryan, pastor of St. Rose of Lima Church, although not able to be present at the meeting, had requested Mr. Maguire to report that he has no objection to this facility being located this near the school since their hours of operation are in the evening after school activities have closed. Mr. Maguire indicated his concurrence with the conditions stipulated by the Planning Department. There being no other comment, for or against, the public hearing was closed. MSUC (Adams-Macevicz) Application for conditional use permit for fraternal lodge RESOLUTION NO. PCC-71-2 facilities and retail carpet sales at the northwest corner of Third Avenue and Roosevelt Street be approved subject to the following conditions: 1. Slats shall be installed in the chain link fence located on the west property line. 2. A five foot (5') high wall shall be constructed on the south property line west of the most westerly driveway on Roosevelt Street and shall be of the same materials and construction as the existing wall on Roosevelt Street. 3. Plans for the parking layout shall be submitted for staff approval prior to the issuance of a building permit. 4. The "Exit only" sign located at the southwest corner of the building shall be removed. 5. A trash enclosure of masonry construction with a minimum inside dimension of 5' X 8' shall be provided. -5- 2/22/71 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 the community. The location is well suited for this type of quasi public use due to i~s access to a major road and within the central portion of Chula Vista. 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 use will not affect the adjacent commercial uses and will have less affect on the residential uses surrounding the property than most commercial businesses. c. That the proposed use will comply with the regulations and conditions specified in the code for such use. All regulations and code requirements will be met. 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 - VARIANCE - 1367 Third Avenue - Request to maintain existing double faced 6' X 12' sign installed beneath Fed Mart sign - House of Fabrics Associate Planner Lee presented photos of the existing sign to the Commission and another photo which demonstrates the staff's concern regarding additional signs if this one is approved. Mr. Lee reviewed the events concerning the installation of this sign which was done illegally after the applicant was informed it could not be approved. He pointed out that within the Fed Mart complex there are six businesses, beside the Fed Mart store, each with a marquee sign that is easily read from the street. He also observed that the existing Fed Mart sign is of excess height and size as permitted by the zoning ordinance. This being the time and place as advertised, the public hearing was opened. Morrie Abramson, with House of Fabrics, reported they are leasing the sign from the Local Neon Sign Company of Santa Monica. He testified they are trying to establish a business in th~s community and in order to do so they must be seen by prospective customers who are not aware of their location. He contended that the driver of a car travelling south cannot see the sign on the store in time to enter the shopping center. Mr. Abramson pointed out the value to the community in having this business established, due to sales tax, employment of residents and advertising revenue for the local paper. Mr. Oberlies, employee of Fed Mart, stated that they have no objection to this sign being placed on the pole. There being no further comment, the public hearing was closed. MSUC (Hillson-Adams) Request forvariance for the retention of the existing double faced sign installed beneath the Fed Mart sign at 1367 Third Avenue be denied. -6- A 2/22/71 Chairman Rice advised the applicant of the right of appeal to the City Council within lO days Request for deferral of public improvements: a. 4066 Bonita Road - Bonita Village, Gordon Pettit, President b. 172 D ~treet~- Allison W. Evans c. 239 Third Avenue - Roman Health Spa Director of Planning Warren displayed a plat showing the location of buildings in the Bonita Village shopping center, and pointed out the location at which it is proposed to construct an office building at the rear of the property, between and almost behind two existing buildings. Mr. Warren reviewed the development of this area and recalled that with the construction of each building deferral of public improvements has been requested. There is an existing deferral which may still be in effect depending upon the interpretation as to whether the proposed building utilizes street frontage. Mr. Pettit has also expressed the desire to form an improvement district to install street lights, landscaping, and undergrounding of utilities. The Engineering Division has recommended deferral for a period of 90 days in order to take action on the proposed 1911 Act Improvement District and that the deferral be granted for a total of 18 months if the Council approves the formation of this Improvement District. City Engineer Gesley reported that the existing agreement between Mr. Pettit and the City calls for improvements to be installed at the end of a 5 year period or when a building permit is issued for a building utilizing street frontage. This agreement has approximately 2-1/2 years until expiration. Fred Longworth of Bonita Village, representing Mr. Pettit, reported that he is interested in installing a unique type of ornamental street lights and that Mr. Pettit recently went to Scotsdale, Arizona to see the lights installed there. He further advised that Mr. Petti~ is desirous of installing the ornamental street lights, installing land- scaping, sprinkler system and sidewalk all at the same time. Mr. Longworth expressed the opinion that an 18 month deferment would be a little short and that it should be extended to the 2-1/2 years remaining uder the present agreement. MS (Chandler-Hillson) Deferral fo the installation of street lights, sidewalks, landscaping and sprinkler system be granted for a period of 2-1/2 years and that the City work with the applicant in establishing a 1911 Act Improvement District. Member Adams commented that he could see no reasons to defer these improvements for 2-1/2 years and that the motion should be modified to establish a time limit of one year or 1-1/2 years. The original motion carried by the following vote: AYES: Members Chandler, Hillson, Rice, Stewart NAYS: Members Adams, Macevicz ABSENT: Member James -7- 2/22/71 Director of Planning Warren advised that the staff recommends approval of the request for deferral of public improvements at 172 D Street and 239 Third Avenue. MSUC (Adams-Chandler) Request for deferral of street improvements at 172 D Street by Allison W. Evans, and for deferral of alley improvement at 239 Third Avenue by Ruby D. Perreira, be approved. SUBDIVISION - Request for approval of Tentative Map of Neopolitan Villas Director of Planning Warren commented that he had received a call from a representative of the applicant requesting this item be deferred to the next agenda, March 1, and the staff recommends granting this request. MSUC (Macevicz-Chandler) Defer consideration of the tentative map of Neapolitan Villas to the meeting of March 1, 1971. PUBLIC HEARING (Continued) - Various changes to Zonin§ Ordinance Associate Planner Lee briefly reviewed the requests made by the South Bay Improvement Association as follows: Utilization of R-2 zone as density control - the staff recommends no,change in this regard. Reduction in lot width and garage requirements in R-2 zone - the staff reaffirms original recommendation. In R-3 zone, opposed to 15' setback for two story structures, requirement for open space and 6' minimum dimension for open space - the staff recommends no change from original requirement. Under Unclassified Uses, have mobile home parks included in commercial and industrial areas as an interim use - the staff is opposed to this request. Offstreet parking, reduce minimum garage width from 20' to 18' - the staff recommends retention of present requirement for 20' width. Requirement for zoning wall - the staff reaffirms original recommendation for requirement of this wall. Projection into required yards - the staff concurs that a modification could be added as follows: Section 33.1001 E. 1. (d) add "Except, bay windows, stairways, and balconies may not project into any required side or rear yard.area abutting an R-l, R~or R-2 zone." (e) "An open, unenclosed stairway not covered by a roof or canopy may extend or project into a required rear or side yard not more than three feet, except as provided in subsection (d)." Mr. Lee reminded the Commission that at the previous hearing they had requested that service stations again be placed under conditional use permit control,- and the staff reiterates that if the Commission and Council will acknowledge the need to prohibit new sites in the absence of evidence that a particular location is necessary or desirable to provide a service which will contribute to the general welfare of the neighborhood or community, then the staff concurs that such a change in the ordinance is warranted. -8- 2/22/71 The Chairman opened the public hearing. Joe Stransky, representing the Western Oil and Gas Association, 609 South Grand, Los Angeles, reminded the Commission of his appearance at a hearing 2-1/2 years ago when they agreed that service stations should not be placed under a conditional use permit, he felt that the Commission is regressing if service stations are placed back in that category. He felt that one particular commercial use should not be singled out to require a conditional use permit. City Attorney Lindberg pointed out that there are other uses which require a conditional use permit in order to locate in any zone. He further pointed out that under the present ordinance service stations are permitted in some comer¢ial zones without a conditional use permit, while it is required in other commercial zones. He felt this is inconsistent and should be corrected. In discussion the Commission expressed their preference that service stations be subject to a Conditional Use Permit in all commercial and industrial zones, excluding the C-O zone. MSUC (Adams-Chandler) Recommend to the City Council the adoption of various changes to the Zoning Ordinance as recommended by the staff and with the requirement of a Conditional Use Permit for service stations. Director's Report Mr. Warren reported that the Planning Commission budget had been requested as agreed upon at the workshop dinner meeting. He also requested notification from the Commissioners who wish to attend the Short Course for Planners to be held in San Francisco on March 11 and 12. Commission's Comments Member Macevicz expressed his concern for the need of curb and sidewalk on the north side of East J Street west of Myra. He felt this should be included in the Public Works budget for the coming year. It was sugested that this request be submitted to the City Council by Member Macevicz. Written Communications Director of Plannit§ Warren read a letter from Charles Haynes requesting that a vacant lot at Talus and Melrose be acquired for a tot lot and suggesting that Boy Scout Troop 877 would construct sandboxes, while the Girl Scouts and Brownies could plant trees and flowers in the lot. Mr. Warren advised that this request will be referred to the Parks and Recreation Department. The meeting adjourned at 9:20 p.m. Respectfully submitted, Helen S. Mapes, Secretary'