HomeMy WebLinkAboutPlanning Comm min 1970/08/17 MINUTES OF A REGULAR ADJOURNED MEETING OF THE
CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
August 17, 1970
The regular adjourned meeting of the City Planning Commission of Chula Vista,
California, was held on the above date beginning at 7 p.m. in the Council
Chamber, Civic Center, 276 Fourth Avenue, Chula Vista, California, with the
following members present: Stewart, Macevicz, Chandler, James, Adams and
Hillson. Absent (with previous notification): Chairman Rice. Also present:
Associate Planner Lee, City Attorney Lindberg and City Engineer Gesley.
APPROVAL OF MINUTES
MSUC (Macevicz-James) Minutes of the meeting of August 3, 1970, be approved
as mailed.
PUBLIC HEARING (Continued) - PREZONING - 4700 block Otay Valley Road, 600'
east of Oleander to "I" Zone (General Industrial) - Jimmie
Shinohara
Associate Planner Lee explained that this item was continued from the meeting
of June 15, 1970, and the staff has now received an application for the develop-
ment of the 160 acres to the north of this site. The applicant is now request-
ing an additional continuance so that this request may be considered by the
Commission in conjunction with the request of the proposed development to the
north.
This being the time and place as advertised, the public hearing was opened.
The Commission concurred that the request should be continued.
MSUC (Adams-Chandler) Public hearing on this item be continued to the meeting
of August 31, 1970 in order to be considered in conjunction with the proposed
development to the north of this site.
Mr. Virgil Clapp, 1199 Broadway, realtor, corroborated the fact that this item
would be heard simultaneously with the proposed "Brandywine" development.
PUBLIC HEARING - REZONING - 562 K Street - from R-3-G-D to R-3 - Mestler & Gentry
Associate Planner Lee submitted a plat noting the property in question, the
adjacent land use and zoning. The applicants are requesting a change of zone
from R-3-G-D to R-3 for a parcel measuring 72,500 square feet, located 370 feet
east of Broadway on the south side of K Street. Mr. Lee reported on the past
history of the zoning of this particular parcel indicating that the present
zoning would permit 29 units, whereas the applicant's request would permit a
maximum of 53 units. The staff recommends R-3-T zoning which would allow a
maximum of 36 units, subject to a precise plan and to the conditions that no
two story structure shall be located closer than 50 feet to the east property
line; usable open space shall be 400 sq. ft. per unit; and side yard setbacks
on the east and west to be 5' for structures up to 2~ stories and 7~ for those
structures above 2~ stories.
A letter was read from the applicant at this time in which he requested a
continuance to the meeting of August 31, 1970.
MSUC (Chandler-Hillson) This item be continued to the meeting of August 31, 1970.
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page 2
PUBLIC HEARING - CONDITIONAL USE PERMIT - No~th of Elmhurst Street, east of
Otay Lakes Road - Church buildings - San Diego South Stake
Church of Jesus Christ of Latter-Day Saints.
Associate Planner Kenneth Lee explained that this request was continued from
the meeting of August 3, 1970, since the applicant was not present. He
submitted a location map, noting the property in question, the adjacent land
use and zoning, explaining that the applicant filed for this request in
January 1968. The request was denied by the Commission, appealed to the
Council, and subsequently approved. This is a new request for the same use,
since the old application has since expired. Because this site was previously
approved for this church, and conditions in the area have not changed except
for some new homes which were constructed, the staff recommends approval of
this request, subject to four conditions, which were delineated.
Member Hillson questioned the "adequate screening" indicating that it should
be a decorative solid wall.
Mr. Lee commented that no details have been submitted, but the staff would
recommend the solid wall with landscaping. Final plans will have to be
submitted for approval, and this includes landscaping.
This being the time and place as advertised, the public hearing was opened.
Mr. Cal Andreas, Director of the Institute at State College, remarked that
they will be constructing two buildings: one will be the church and the
other will be the institute of religion, which will be the building facing
Otay Lakes Road. They propose to start construction in 1~ to 3 years.
Mr. Andreas stated that the conditions, as outlined by the Associate Planner
were acceptable.
Mr. Kenneth Maynard, representing Keith Myres, President of the Church, stated
that all the provisions will be met. The institute of religion building
will be constructed before the church. The landscaping will meet the standards
of the City, and they will agree to the solid decorative wall.
The Commission agreed that with these conditions the development should be
an acceptable one.
MSUC (Adams-Macevicz) Conditional use permit for church site be approved
subject to the following conditions:
1. Care must be taken in preparation of the final site plan to provide
adequate screening of the facilities from adjacent residential uses. This
screening shall be a solid decorative wall to be constructed at the time the
church is built.
2. All proposed signs shall be subject to the Zoning Administrator's
approval.
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page 3
3. Dedication and improvement of affected streets shall be as recommended
by the City Engineer.
4. Access point to Columbia be limited to one driveway, located as close
to Fordham as is feasible.
Findings be 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 church will provide a necessary and desirable service to the area
and the Community.
b. That such use will not, under the circumstances of the particular case,
be detrimental to the health, safety, or general welfare of persons residing
or working in the vicinity, or injurious to property or improvements in the
vicinity.
A church is a normal adjunct in residential areas, and with proper
design, is not detrimental to the area.
c. That the proposed use will comply with the regulations and conditions
specified in the Code for such use.
The final plans will comply with all codes.
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 - 131 Broadway - Auto repair facility -
Harrison Motors
Associate Planner Lee submitted a plat of the area noting the property in
question, the adjacent land use and zoning. The applicant is requesting
permission to locate and operate an automobile repair facility and auto parts
sales on property at 131 Broadway. There is an existing structure here which
will be remodeled to accommodate the proposed uses. At the present time, the
applicant is operating a new car sales adjacent to this property at 149 Broad-
way as well as the repair of automobiles, which is presently a nonconforming
use. The building presently being used for the repair of automobiles will
be torn down and used for the new car sales operation.
The staff recommends approval subject to the following conditions: a 6'
high solid fence or wall be constructed along the east property line; the
colors of the remodeled building shall correspond to their existing sales
office--elevations to be submitted for staff approval.
8/17/70
page 4
This being the time and place as advertised, the public hearing was opened.
Mr. Harrison, the owner and applicant, indicated that they badly need the
facility to expand, and will comply with the regulations as proposed by the
staff. He assured the Commission that the present building will be torn out.
Member Hillson questioned whether there was a possibility of getting any
landscaping.
Associate Planner Lee declared that this is required by the Planning Depart-
ment; it is part of their review of the plans; however, it will affect only
the property in question and not the entire area owned by the applicant.
This being the time and place as advertised, the public hearing was opened.
Member Adams stated the Commission should put in the condition that the painting
should be solid in color--no striping permitted.
Mr. Lee felt that condition #2 covers this aspect.
Member Macevicz indicated that the Commission should stipulate the condition
that the old building be removed, even though the applicant had verbally
stated he intends to do this.
MSUC (James-Chandler) Conditional use permit be granted subject to the
following conditions:
1. A six foot high solid fence or wall shall be constructed along the
east property line from the building to be remodeled to the south property
line except that said fence shall be reduced to a height of 3~feet within
l0 feet of the south property line.
2. The colors of the remodeled building shall correspond with their
existing sales office; elevations shall be submitted for staff approval.
The building shall be painted a solid color--no stripes will be permitted.
3. The building presently being used for the repair of vehicles will be
removed.
Findings be 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.
New car dealerships nomally operate an auto repair facility as a part of
their service. The operation will be wi thin an enclos~ed structure which
will not disrupt the surrounding uses.
8/17/7O
page 5
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
vacinity.
The auto repair facility is in general keeping with existing surrounding
uses. The demoli~onof the existing repair structure will provide better
traffic circulation on the site.
c. That the proposed use will comply with the regulations and conditions
specified in the Code for such use.
The use shall comply with all regulations and conditions.
d. That the granting of this conditionsl use permit will not adversely
affect the General Plan of the City of Chula Vista or the adopted plan of
any governmental agency.
The proposed use will not affect the General Plan.
PUBLIC HEARING - VARIANCE - 942 Monterey Court - Reduction of side Nard from
5' to 2~' - F. W. Paprocki
Associate Planner Kenneth Lee submitted a location map noting the property
in question. The applicant is requesting a reduction in rear yard setback
from 5' to 2~' for the construction of an addition (285 sq. ft.) to his
dwelling. This addition would be less than the allowable coverage of 400
square feet allowed, or 30% of the rear yard. Mr. Lee then noted the topog-
raphy in the area indicating there was a 20' to 25~ elevation difference
between this property and that adjoining to the rear. The staff recommends
approval of this request since similar variances have been granted and the
request is in conformance with the intent and purpose of the Zoning Ordinance.
This being the time and place as advertised, the public hearing was opened.
Mr. and Mrs. F. W. Paprocki, the applicants, stated that the patio existed
at the time they purchased this home--it is located within one foot of the
property line.
Mr. Larry Hernandez, representing Larry's Drafting Service, stated he drew
the plans for the proposed addition, and spoke of the need and purpose in
placing this addition in this particular location.
There being no further comments, either for or against, the hearing was
declared closed.
Member Chandler commented that it was a logical request; existing patio
extends to wi thin 1' of the property line, however, this will be removed
for the construction of the addition. The Commission concurred.
8/17/70
page 6
MSUC (Hillson-Macevicz) Variance for reduction of side yard to 2~' at
942 Monterey Court be approved.
Findings are as follows:
a. That a hardship peculiar to the property and not created by any act of the
owner exists.
The lot is unusually shallow in depth and therefore does not provide for
logical expansion of the dwelling consistent with the majority of homes
in the area.
b. 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.
The irregular shaped lot makes it difficult to provide adequate area for
expansion.
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 elevation difference of 20' to 25' will provide for substantial
separation between structures and will not impair the light and air of
adjacent properties.
d. That the granting of a variance will not be contrary to the objectives of
the General Plan.
The General Plan is not affected.
Discussion - Tract directional signs along major roads - American Housing Guild
Associate Planner Lee reported that a letter was received from Mr. Don Sichel,
Marketing Director of American Housing Guild relative to directional signs
for housing tracts in which Mr. Sichel maintains that there is a need for larger
signs along major roads due to the higher speeds of traffic. Mr. Lee explained
the sign ordinance stating the intent of subdivision signs was to direct traffic
to these subdivisions and were not intended to be used as an advertising bill-
board. The staff contends that the 4~ sq. ft. signs are of sufficient size to
be read at any reasonable distance, and recommends that no increase be approved.
Mr. Don Sichel, American Housing Guild, stated they are basically in agreement
that the signs should not be overly large. They do, however, feel that streets
such as Palomar, Hilltop, Third, Broadway or National should be permitted to
have larger signs; the traffic along these streets is such that a 4~sq. ft.
sign is quite small and almost impossible and dangerous for cars to read.
Mr. Sichel showed several renderings of different types of signs they would
propose for these streets, which would be submitted for Commission approval.
8/17/70
page 7
Chaiman pro tem Stewart remarked that this company advertises their develop-
ments once a week in the local papers. He asked Mr. Sichel how many complaints
they have received from people about not being able to find their developments.
Mr. Sichel indicated it was very few.
Member James questioned the possibility of American Housing Guild erecting
one of the proposed signs which showed a wooden structure around it. Mr. Sichel
stated they would agree to erecting this sign, taking out the "rainbow" back-
ground, but that the sign would have to be a minimum of 4' x 8', otherwise
it would lose its purpose.
Member Adams commented that he was in full agreement with the staff's recom-
mendation; the size of the sign as proposed by American Housing Guild would
be out of place in a residential area. The Commission discussed the proposed
size of the sign and concurred that the staff's recommendations should be
upheld.
MSC (Adams-Chandler) The Commission moves to retain the present sign
regulations in regard to directional signs, and that no larger signs be
permitted.
The motion carried by the following vote, to-wit:
AYES: Members Adams, Chandler, Hillson, Macevicz, Stewart
NOES: Member James
ABSENT: Chairman Rice
Site plan approval of room addition structure - 555 Fifth Avenue - Sears
Roebuck parking lot
Associate Planner Lee explained that this is a request by United Remodeling
Systems to locate a 16' x 20' building on the Sears parking lot directly east
of Fifth Avenue. Mr. Lee indicated on a Sears parking lot plan the exact
location of the proposed building and showed a configuration of the building.
He noted that the architecture of this proposed building will be different
than that of the main store and the key shop. Mr. Lee reported that there
has been only one similar request in this area which was for an outdoor
display of merchandise by the Big Apple Store, which the Commission denied.
The staff feels that the erection of another building in this area would
represent a conflict between pedestrian and motor vehicle traffic causing
congestion at this location, and therefore, recommends denial of the request.
The staff would, however, recommend approval of a site which would be south
of and adjacent to the open display area on this parking lot.
M~. Joseph Ochoa, Manager of Sears, stated this specific location was decided
upon because it would have the most exposure to the majority of the people
coming into the store.
8/17/70
page 8
Mr. Harold Sheave, Operating Assistant for Sears, explained that the model
will be built on a platform and can be removed at any time. This is purely
a test program for Sears to determine the market value of this product. It
is a new concept and requires exposure to customers, and as business is
developed, they can move it to another location.
Mr. Sal Rako, United Remodeling Company, declared they have the contract with
Sears to put these rooms up. The rooms can be built in 3 weeks, possibly
two. Mr. Rako showed a further rendering of the model and commented that
they will put some astro grass and shrubs around the structure.
Member Chandler commented that the idea was a very good one, but he would go
along with the staff's proposal that the structure be located in the southern
area of the parking lot.
Member Hillson remarked that he would not like to see this denied because
he felt that it would be of great benefit to the community, but that he is
not enthused about the location since it is in the busiest traveled area
they have. He would go along with the proposal if it were moved further west
toward Fifth Avenue, if necessary, and a time limit of 6 months be put on it.
Member Adams suggested the time period be one year.
Mr. Ochoa stated they would be willing to move the building west toward
Fifth Avenue to alleviate any congestion, and also agree to the 6-month
trial period. This would be sufficient time to determine its market value.
The Commission discussed the location proposed for moving this model further
west toward Fifth Avenue. Chairman pro tem Stewart felt it would distract
further.
MSC (Chandler-Adams) Site plan and architectural approval be denied based
on the location of the proposed structure due to the traffic circulation and
the incompatibility of the model. Approval is given to locate the structure
south of and adjacent to the open display area.
The motion carried by the following vote, to-wit:
AYES: Members Chandler, Adams, and Stewart
NOES: Members James and Hillson
ABSENT: Chairman Rice
The applicant was informed of his right to appeal this decision to the City
Council within 10 days.
8/17/70
page 9
Southwestern College Estates~ Units 5-6-7 - Revised tentative map
Associate Planner Lee submitted the revised tentative map of this subdivision
which is located north of Otay Lakes Road, one-half mile east of the South-
western College. Mr. Lee reported that the original map had 145 lots whereby
this revised map shows an increase of 14 lots. The subdivider is utilizing
the option as provided in the Zoning Ordinance which specifies that a maximum
of 30% of the lots within any subdivision may be less than 7,000 square feet,
subject to Commission approval. Mr. Lee reviewed the number of lots in each
unit which would be less than 7,000 sq. ft., indicating that the staff has
reviewed these smaller lots and feel that such lots can be built upon with
the models as proposed by the developer. Mr. Lee added that the staff has
received a few phone calls concerning the extension of Acacia Avenue to the
north, and declared that the discussion tonight should not be involved with
t~is since the basic design of the subdivision was previously approved. The
staff recommends approval of the map subject to a number of conditions which
Mr. Lee explained.
The Commission discussed the average size lot and the smaller lots proposed
in this subdivision.
Mr. Norton Randall, representing Southwestern College Estates, stated that
they accept all the conditions.
MSUC (Macevica-Adams) Recommend approval of the tentative map, as presented,
subject to the following conditions:
1. Unit 7 contain one lot designated for a mobile home park rather than its
present designation of two separate lots.
2. That a preliminary landscaping plan be submitted to the staff prior to
the submission of the final map of any Unit. Said plan shall encompass all
of the slopes using the following criteria for planting:
a. Slopes 3' to 15' (vertical height) shall have the top 6' strip
planted in a fine leaf ice plant such as mesembrianthemum croceum or
rosea, the balance to be planted with carpobrotus edulis. Substitutions
will be considered by the staff.
b. Slopes 3' or less shall utilize fine leaf ice plant, such as
mesembrianthemum croceum or rosea.
c. On all slopes greater than 15', add to item a, one shrub or
tree per 150 square feet, 1 gallon size minimum, to be selected by a
landscape architect for deep rooting qualities as well as aesthetic
value.
d. Special attention shall be given to the area adjacent to Otay
Lakes Road with specimen trees required for the Acacia Street entrance
and the access to the trailer park.
e. All slopes exceeding 15' in height shall be watered by a sprinkler
system (plans to be submitted with landscaping plan).
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page 10
f. It shall be the responsibility of the subdivider to maintain all
the slopes until individual owners take over, or for a period of not
less than 90 days. Such maintenance period to begin upon staff approval
of completed planting.
3. A final landscaping plan shall be submitted and approved prior to the
recordation of the final map.
4. All houses using Acacia Avenue for access shall employ "T" type drive-
ways approved by the Planning Department.
5. A pedestrian access, constructed to Engineering specifications, shall
be provided between the subdivision and the trailer park (near Lot 583).
Fencing of said walkway to be approved jointly by the City Engineering and
Planning Departments, with special attention given to the aesthetic design
of said fence.
6. The easterly half of Acacia Avenue shall be extended northerly from
Lot 583 approximately 200 feet; full improvements including drainage
structures shall be constructed therein and the subdivision boundary revised.
7. Twenty-eight feet of pavement shall be constructed in Acacia Avenue from
Ithaca Street north to the subdivision boundary and in Otay Lakes Road.
8. Development shall take place in a numerical sequence.
Reschedule August 24 Planning Commission meetin9 to August 31) 1970
Associate Planner Lee reported that no applications have been received for
the meeting of August 24 and since September 7 (first Monday in September) is
a legal holiday, the staff would suggest the Commission hold a meeting on
August 31, 1970.
MSUC (Chandler-James) Meeting of August 24 be canceled and rescheduled for
August 31, 1970.
Director's Report
Associate Planner Lee informed the Commission that a conference has been called
by the City Council for 3:00 o'clock, Monday, August 24, 1970, with the Planning
Commission to discuss the proposed development of the Chula Vista Tidelands
in preparation for the meeting to be held with the Port District officials.
The Secretary was asked to poll the Commission for their attendance.
8/17/70
page ll
Petition and letters received ob~ectin~ to proposed road to be constructed from
H Street extension to the L~nwood Hills area
Mr. Kenneth Lee, Associate Planner, noted the petition and letters received
from the residents of Lynwood Hills objecting to a proposed road being extended
through their area from the Rancho BOnita community. Mr. Lee submitted a plat
noting that the proposed access linking Bonita Road with the Rancho Bonita
development would be located approximately 200' east of the Lynwood Hills area
at its closest point and some 80' below the area. The road would be some
1,O00 feet east of the area, at one point. Mr. Lee added that it should be
noted that Vista Coronado Drive and Vista Nacion Drive are stub streets and
could, in the future, connect to some streets; however, he reiterated that
the proposed collector road would, in no way, connect to this area.
Chairman pro tem Stewart discussed the proposed Gersten development and the
public hearings held on this. He noted the access routes as proposed by this
developer and informed the people that the plans are on file in the Planning
Department office. He added that the access road, as petitioned against
tonight, is one which the Commission would not want to see go through.
Mr. Bob Jones, Vista Coronado Drive, Lynwood Hills, stated that the people
read an article appearing in the STAR-NEWS which stated that an access road
would be going in the Lynwood Hills area, and this is the reason for the
petition. Since then, there was another article in the newspaper stating the
road would be 200 feet east of the nearest property.
Mr. Lee noted on the plat the exact location of the proposed access road.
Mr. Jones questioned why he wasn't notified of the public hearing.
Mr. Lee explained that the City notifies only those residents within 300 feet
of a request.
Others speaking in opposition to the access road were: Robert Gallon,
4312 Vista Coronado Drive; Mike McQuillen, 4425 Vista Nacion; and Clarence
Benbow, 4306 Vista Coronado Drive.
Chairman pro tem Stewart discussed this proposal informing the people that
this is not a definite location for this proposed road; that a precise plan
must be submitted by the developers and approved by the Commission. The
people in this area should watch for the announcement of when this Plan will
be before the Commission, and then appear and let their wishes be known at
that time.
ADJOURNMENT
MSUC (Chandler~Macevicz) Meeting be adjourned to the meeting of August 31
1970. The meeting adjourned at 8:45 p.m. '
Respectfully submitted,
-
~ Jennie M. Fulasz, Secretary~