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HomeMy WebLinkAboutPlanning Comm min 1970/04/27 MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA April 27, 1970 The regular adjourned meeting of the City Planning Commission was held on the above date beginning at 7 p.m. in the Council Chamber, Civic Center, 276 Guava Avenue, with the following members present: Rice, Stewart, Macevicz, Chandler, James, Adams and Hillson. Also present: Director of Planning Warren, Associate Planner Lee, City Attorney Lindberg, and Senior Civil Engineer Harshman. APPROVAL OF MINUTES MSUC (James-Macevicz) Minutes of the meeting of April 20, 1970 be approved, as mailed. PUBLIC HEARING - VARIANCE - 181 Corte Maria Avenue - Reduction of side yard from 5' to 3' - Michael F. Galka Director of Planning Warren submitted a plat noting the location of the property in question and a plan of the proposed construction. The applicant plans to construct a 12 1/2' wide garage within the existing 15 1/2' side yard immediately adjacent to the present single-car garage. The ordinance requires a minimum of 10' as an inside dimension for a single car garage and this plus the width of the wall would be 10 1/2' leaving the applicant a 5' side yard if he adhered to the ordinance. The staff feels the existing side yard is sufficiently wide to accommodate a garage without any encroachment into the side yard setback and is, therefore, recommending denial of the request since there is no peculiar hardship to the property. This being the time and place as advertised, the public hearing was opened. Mr. Michael Galka, the applicant, explained that he spoke tothe neighbor, Duke Ellington, of this proposed construction, and Mr. Ellington voiced no objection to it. In answer to Member Macevicz' inquiry, Mr. Galka stated that only part of the bearing wall of the existing garage would come down. He would retain most of it for structural purposes. Mr. Nicholas Kromydas, speaking for the applicant, explained that the cost would be prohibitive if Mr. Galka had to remove the bearing wall and the footing. There being no further comments, either for or against, the hearing was declared closed. Member Adams, speaking from experience as a retired contractor, explained that the applicant would have no difficulty in removing that wall - a beam or a column could be put in for support. He added he can see no reason for reducing the setback in this case. 2 Member Stewart commented that the Commission must find some hardship that pertains to the land - this is the basis on which they can grant a variance. MSUC (Chandler-James) Denial of the variance based on the fact that no hardship peculiar to the property could be found to justify the granting of this variance; that the garage can be constructed within setback requirements. Chairman Rice informed the applicant of his right to appeal this decision to the City Council within 10 days. PUBLIC REARING - VARIANCE - Northwest corner of Orange and Melrose Avenues - Signs in excess of ordinance - Alpha Beta Acme Markets~ Inc. Associate Planner Lee submitted a location map noting the property in question, the adjacent land use and zoning. He explained that the applicant is requesting approval of the following signs: 1 freestanding sign to be located on Orange Avenue, eliptical in shape, 35' high with a sign area totalling 142 square feet; an Alpha Beta sign on the building consisting of nine 5' x 6' panels totalling 270 square feet; one discount sign approximately 4' x 4 1/2' to be located on the parapet of the building. Also shown on the elevation but not requested in the application is an additional sign on the face of the building 18" high and 13' long of cut out letters that spell out the name of the market. The staff feels that this particular sign is not needed. Mr. Lee discussed the sign requirements presently under revision for the C-N zone. These would increase the allowable sign area to 320 square feet for this zone, for a comparable situation. He then submittted colored photos showing Alpha Beta signs in other shopping centers commenting that this particular center will total about 10 acres which takes on more of a central commercial center than that of a neighborhood center. Mr. Lee then discussed the signs in detail, as requested, noting that the freestanding sign was a deviation from their traditional sign and was aesthetically more pleasing and in keeping with the general character of the shopping center. The staff recommends approval of the signs, as requested, subject to the discount sign being placed on the face of the building below the parapet instead of above and on the parapet as shown on the elevation plans. This being the time and place as advertised, the public hearing was opened. Mr. Robert Brown, 15509 Fullmat Drive, La Mirada, representing Alpha Beta Markets, described the freestanding sign which he stated was a new design for the market. He answered the Commission's inquiry as to lowering the height of this sign by declaring that it would look odd and out of proportion to the building, if this was done. Member Chandler asked if other signs would be attached to the freestanding sign. Mr. Brown stated this would be the only freestanding sign in the center and there would be no readables on this sign whatsoever. He added that the discount sign would be placed on the face of the building, rather than on the parapet, as recommended by the staff. 3 Member Hillson asked if this sign would be close enough to be seen from the freeway. Mr. Brown remarked that it was not a freeway-oriented sign - it would be only 35' in height. Director of Planning Warren explained that, generally, a sign to be seen from the freeway would be 60' to 65' in height. There being no further comments, either for or against, the hearing was declared closed. Member Adams stated he agreed with the recommendations of the staff for two reasons: (1) When the sign ordinance is revised, these proposed signs would conform to the ordinance regulations; (2) the signs are in very good taste and in good proportion to the building. The Commission concurred. MSUC (Adams-Macevicz) Approval of the variance request subject to the discount sign being placed on the face of the building below the parapet. Findings be as follows: 1. That a hardship peculiar to the property and not created by an act of the owner exists. The ultimate size of this shopping center will create a need for greater identification and signs in scale with the building. 2. 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 center more closely resembles a central commercial center than a neighborhood center. 3. 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. Under the circumstances, the signs will not be detrimental to the adjacent properties. 4. That the granting of a variance will not be contrary to the objectives of the General Plan. The General Plan will not be affected. PUBLIC HF~RING - STREET NAME CHANGES - "I" Esplanade and "J" Esplanade to Manor Drive and National Parkway to Halsey Street Director of Planning Warren stated that this matter was referred to the Commission from the Administration Office. The Commission set this for public hearing, even though none is required at Commission level. Some of the residents in the area have indicated there is some confusion in finding these streets to people who are not familiar with the area. Mr. Warren sub- mitted a plat noting the streets in question declaring that there are presently 33 residences with addresses on West Manor Drive, 26 on East Manor Drive, 2 on "I" Esplanade, 2 on "J" Esplanade, and 1 on National Parkway. The staff recommends the change in street names as follows: "I" and "J" Esplanade to Manor Drive and National Parkway to Halsey Street. This being the time and place as advertised, the public hearing was opened. Mrs. Everett Lamb, 695 "J" Esplanade, stated she has lived here for 22 years and opposes the change in street name. She has never had much difficulty in directingpeople to her home, and moreover, it would require a great deal of paper work to change all her records. Mr. Edward Lamb, sone of Mrs. Everett Lamb, 695 "J" Esplanade, agreed with his mother's testimony and added that with the telephone and road maps, there has never been any great difficulty in directing people to this street. Mr. Gus Schwing, 662 East Manor Drive, said he has lived here for 14 years, and spoke of the difficulty people have in locating these streets. There is no problem finding the street on which the Lambs live, but there is for the Manor. He felt most of the residents on East and West Manor Drives wanted this change and in view of this majority, it should be changed. There being no further comments, either for or against, the hearing was declared closed. Member Chandler and Member Hillson discussed their visits to this area and the difficulty they encountered in finding the streets. The Cormnission discussed adding new signs to the area indicating the location of these streets. Chairman Rice felt the changes, as delineated by the staff, were logical and long overdue. MSUC (Stewart-Chandler) Recommend to the City Council approval of the following street name changes: "I" and "J" Esplanade to Manor Drive and National Parkway to Halsey Street. City Attorney Lindberg was excused from the meeting at this time. 5 Architectural approaval - Sign at Fourth Avenue & C Street (southeast corner) - F. Bur~er Associate Planner Lee submitted a plat noting the location of the restaurant as the southeast corner of Fourth Avenue and C Street (Third Avenue Extension), formerly Plantation Cafe. The new owner, Miki-Ya Sukiyaki restaurant, is requesting permission to replace the existing freestanding sign with a new one and approval of a tower sign. Mr. Lee referred to the rendering of the new sign and colored photos of the existing tower sign commenting that because this business is in the supplemental "D" zone, it needs the approval of the Commission. The existing freestanding sign is 25' high having an area of 120 square feet. The applicant plans to replace this with one containing 70 square feet, 19' in height. The tower sign contains 30 square feet and there is a roof sign measuring 2' x 3'. These signs would be in conformance with the proposed C-C zone sign ordinance, and the staff recommends approval of the signs subject to the roof top sign being removed prior to the issuance of a sign permit. Member Macevicz expressed concern over the freestanding sign as to whether or not it would be a traffic hazard. Mr. Lee indicated it would not as it is only the one pole - approximately 12' from the base to the bottom of the sign. Mr. Harold Schauer, Jr., partner of Pacific Sign Company, stated the freestanding sign would be 23' in overall height, and 16' from the base to the bottom of the sign. It will be a double-faced sign. The Commission discussed the proposed signs and agreed it was a vast improvement over the existing signs. MSUC (Chandler-Adams) Architectural approval of the proposed freestanding and tower signs as submitted at this meeting, subject to the removal of the roof top sign prior to the issuance of a sign permit, and the freestanding sign not to exceed 23' in height. Report on request for fiberglas manufacturin8 plant in Sweetwater Valley Industrial Park Director of Planning Warren stated that this matter was discussed at the previous Commission meeting and continued to th~s meeting. The staff has not received any information from Home Federal Savings or the boat manufacturers; however, Mr. Lee, the Associate Planner, spoke to a representative of the bank and they have indicated that the matter is not as urgent as previously assumed. We are, therefore, recommending that this item be placed on the May 18 Commission agenda. On this same agenda will be a conditional use permit request by the boat manufacturers. No action is required by the Commission at this time. 6 Request for vacation of portion of alley north of "G" Street and east of Third Avenue Director of Planning Warren submitted a plat noting the area in question for vacation of public right-of-way. He explained that a request has been filed with the Division of Engineering for this alley vacation. The City Engineer has recommended approval subject to the reservation of a drainage easement over the entire area. The staff concurs with this opinion and requests that the Commission forward this recommendation to the City Council. Mr. Pritchard, the applicant, explained that he wants this particular segment of the alley so that he can deed it to Lot 14 to be used for building purposes. The area is presently zoned R-3. Member Macevicz questioned why they aren't considering the vacation of the entire alley way. Director Warren, after conferring with Senior Civil Engineer Harshman, stated they are not sure they would recommend this entire street vacation at this particular time, since it is being used. The Commission held a brief discussion on the request and agreed to the vacation. MSUC (Hillson-James) Recommend to the City Council the vacation of the portion of the alley north of "G" Street and east of Third Avenue, subject to the easement being retained. Director's Report Director of Planning Warren stated he attended a Council conference this after- noon at which the change of Council meeting night was discussed. Since there was a definite conflict, as far as one of the new members was concerned, the Council felt they did not want to consider any change at this time. Chairman's Report Chairman Rice discussed the landscaping of the Fotomat business place at the shopping center at Hilltop and Naples. Several weeks ago, he mentioned that it had been removed; however, he can now report that the landscaping has been replaced and seems to be a better job than the original. He felt they should run a check on these matters to be sure landscaping is replaced when once removed. Service Station at E Street, next to Freeway Member Chandler discussed the excessive amount of signs at the Philips service station on "E" Street, close to the Freeway. Director Warren stated there were no sign regulations for this zone, at this time. Service Station at H Street & Woodlawn Member Macevicz referred to the service station being constructed on this site and stated there is a drainage problem here. He wondered who pays for the drainage construction here - covering the ditch, etc. Director of Planning Warren stated it would be the developers of this site. 7 Pizza Hut - Third & Moss Chairman Rice discussed the inadequate parking facilities for this restaurant, as approved by the County Planning Department. He stated that not only is there insufficient parking spaces, but the spaces themselves are too narrow, and this fact is jeopardizing the business. Water Pressure Member Hillson questioned the City's water pressure as he stated he gets very little pressure when trying to water his lawn. Chairman Rice commented that he should contact the Cai-Am Water Company, and they will come out and check the pressure count. Easement and Drainage Member Chandler declared he has a City-approved drain which the City is supposed to maintain which is part of an easement on his property (Bonita Verde Subdivision). The City has never done anything about it, and the water just sits there. Director of Planning Warren indicated that the Commissioners seem to be using the podium as a sounding board for their personal protests, but they must realize that these matters should be taken up with the Council or Administration. ADJOURNMENT MSUC (Stewart-James) Meeting be adjourned. The meeting adjourned at 8:15 p.m. Respectfully submitted, '?/Jennie M. Fulasz, Secretary