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HomeMy WebLinkAboutPlanning Comm min 1970/03/02 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA March 2, 1970 The regular meeting of the City Planning Commission was held on the above date in the Council Chamber, Civic Center, 276 Guava Avenue, beginning at 7 P.M. with the following members present: Rice, Stewart, Macevicz, Chandler, James and Adams. Absent: None. Also present: Director of Planning Warren, Associate Planner Lee, City Attorney Lindberg and Assistant City Engineer Gesley. APPROVAL OF MINUTES Chairman Rice asked that the following corrections be made: Minutes of February 9, 1970, page 6, second paragraph: change to read: "With the concurrence of the City Attorney, Chairman Rice stated he would ask Mr. Janosik one more time to confine his testimony to the proposed revisions of the General Plan or be seated. At this time, Mr. Janosik took his seat of his own volition." Minutes of February 16, 1970, page 17, regarding Hilltop & Naples Shopping Center: Chairman Rice commented on the landscaping that had been removed in this center on both the east and west sides. He wished to clarify the fact that he was referring to the fotomat building which was recently added to this center, and not to the entire shopping center. MSUC (Adams-Chandler) Minutes of the meetings of February 9 and 16, 1970, be approved with the corrections as noted by Chairman Rice. Request for change in fence materials - Apartment project south of K Street, west of Third Avenue - Creaser Since the applicant was not present, Director of Planning Warren asked that this matter be discussed later on in the meeting. Request for approval of Precise Plan - C-N-P Zone - Bonita Road and Sandalwood Drive - Eugene York Director of Planning Warren submitted a plat noting the area in question, the adjacent land use and zoning. He explained that the City Council has recently adopted an ordinance rezoning this area from R-3 to C-N-P upon approval of a precise plan. At such time as this precise plan is approved, then the zoning would become effective. The applicant has now submitted a precise plan showing the area as a convenience shopping center with a market and several small shops. The architecture of the buildings will be patterned after the apartment project to the south and the service station to the east; the Center will be called the "English Village." Shown schematically on the plan but which must have final approval by the staff before building permit is requested is the parking, land- scaping, lighting, trash enclosures, and walk areas. Mr. Warren noted the northwest corner of the site which is shown as temporary landscaping or for 2 future development. It should be the primary decision of the Planning Com- mission as to whether or not they will approve this plan with this area left as it is, thus effectuating the zone change, or to stipulate that plans for this corner be delineated. Member Macevicz questioned the distance from the corner of one of the buildings to the service station. Mr. Warren said he believed it was 10' to 15'. Mr. Eugene York, 280 K Street, stated he did not know the exact distance here. There is a brick wall built on the easterly property line. Mr. Warren commented that there is no ordinance requirement here since it is in the C-N zone. Mr. York stated he is in complete agreement with the recommendations of the staff, and he will work these out with them. He was a little surprised that the staff asked him to submit a precise plan for that corner property. At the time of the rezoning request, he showed this corner as one that could accommodate a service station; the Commission imposed a restriction that no service station can be built there at least until such time as the freeway opens in this vicinity. The freeway is about two years away, and with the shortage of federal funds, it may be cut back and will be more years than that. Mr. York declared he was not in a position at this time to design something that will be going on that corner. In reviewing the ordinance, he feels the Commission has ample control over this corner since final plans for any development of that corner must be brought to the Commission for approval of parking, landscaping, etc. He added there should be no problem here tonight ~n approving the Plan as submitted. Chairman Rice questioned whether the zone change would take place on the portion or on the whole of the site, should the Commission approve the precise plan as submitted by Mr. York. City Attorney Lindberg stated that it is understood that zone lines ordinarily follow property lines and this C-N zoning should follow through. The remarks made by Mr. York are perfectly valid. The concept of deferring the effectuate date of zoning is intended to assure that there will be no premature zoning of the property that might result in speculation or infeasible projects. Mr. Lindberg added that it was apparent when they start with C-N zoning, it would become ridiculous to say that 3/4 of the property be rezoned C-N and the remainder of the property be withheld until such time as a precise plan is presented for the entire C-N zoned site. Director Warren stated that the staff would not want to see just a portion of this property rezoned. Member Stewart remarked that he can remember one other case whereby the developer was required to submit a precise plan for his entire project, even though he, too, had no definite plans for a part of it. He asked if the ordinance envisioned them approving a precise plan for a portion of an area, or if they should have the plans for the entire site. 3 City Attorney Lindberg explained that what is being discussed here is the precise plan concept - that this property cannot be effectually zoned C-N until such time as a precise plan is approved; however, if they are going to be confronted with not having an entire detail of what is §oing in, and the Commission desires to stipulate they will not approve it until such time as the plans for the entire site are in, is fine - the Commission can do this. However, as Mr. York stated, each aspect of the development must be brought in and reviewed by the Commission. Mr. Lindberg added that the determination here is that the Commission does not wish to have this zoning deferred; in fact, the limiting factors set forth in the ordinance have been met, and it has been determined that C-N zoning is what is desired for th~s site. Member Macevicz asked if there was a restriction in the C-N zone as to the space between buildings. Mr. Warren indicated there were none, unless one exists under the Fire code. Member Adams remarked that he felt the Commission should go ahead with this. It would be a hardship on the developer to make him bring in a plan for that corner when he has no idea what is going in there. Member Rice reminded the Commission of their provision that a conditional use permit for a service station could not be considered there at least until the freeway went in. MSUC (Chandler-Macevicz) Approval of the precise plan, as submitted at this meeting, subject to the following: A revised Precise Plan shall be submitted prior to the development of the vacant area located at the northwest corner of the site. The final site plan approval, including parking, landscaping, lighting, trash enclosures, and walk areas for the entire site shall be sub- ject to staff approval. Request for approval of sign - Auto Insurance Agency - Third Avenue Extension Mr. Kenneth G. Lee, Associate Planner, presented a plat noting the property in question, the adjacent land use and zoning. He passed around colored photographs to the Commission showing the proposed sign. The Commission at one time approved a 2' x 12' sign at this location for a real estate office. The proposed sign is 3' x 7', white and green background with red and white letters, which will be mounted flush on the westerly elevation. The staff requests that the colors be more closely coordinated with the structure and the existing signs - off-white background with red and black letters would be acceptable. Mr. Lee remarked that, in the staff's comments, they recommend the sign be limited to 2' x 10'; the staff is now recommending approval of a 2' x 12' sign, with the stipulation that the sign on the westerly elevation not extend above the top of the mansard roof at the front of the structure. The Commission briefly discussed the proposal and concurred that approval with those conditions should be given. 4 MSUC (Adams-Stewart) Approval of insurance agency sign for 29 Third Avenue subject to the following: 1. The proposed sign shall be limited to 2' x 12' (24 sq.ft,) which is a more appropriate proportion for the building. 2. The colors of the sign shall be more closely coordinated with the structure and existing signs; off-white background with red and black letters is acceptable; this shall be subject to staff approval. 3. The proposed location on the westerly elevation is acceptable as long as the sign does not extend above the top of the mansard roof at the front of the structure. Consideration of proposed land acquisition south of Greg Rogers School Park Director of Planning Warren explained that in 1967, the Commission approved a variance for Flair Subdivision for a reduction of lot sizes to 6,000 square feet with the preservation for open space of a 7.5 acre site which was part of a canyon. This was dedicated to the City for park and open space purposes. Mr. Warren submitted a map of the area noting the elementary school site and Greg Rogers Park to the north, commenting that in order to tie this area to the Greg Rogers Park, a 20 acre parcel on the canyon floor would have to be acquired by the City. He added that with this 20 acres, the 27 acre Greg Rogers Park, and some additional, a community park complex of about 60-70 acres would be realized. Director Warren added that this open space is shown on the revised General Plan. He added that the Parks & Recreation Commission have recommended acquisition of this land by the City Council based on its presence on the General Plan and the preliminary Parks & Recreation Element to the General Plan, and have stated that federal funds should be sought for the purchase of this land. Member Stewart remarked that this was a good move - the City is short of open space based on the development and recommendation for the changes in the General Plan. Member Adams agreed, adding the Commission made a good start in acquiring a portion of the canyon, and they should pursue the matter further and make some- thing of this. MSUC (Chandler-James) Recommend to the City Council the approval of the purchase of the 20-acre parcel of land south of Greg Rogers School Park for park purposes. The Commission concurs with the recommendation of the Parks & Recreation Commission that federal funds should be used for the purchase of this land. To be set for hearing - Zone Change from R-E to R-l-lO - H Street Extension Director of Planning Warren submitted a map of the area noting the lots in question. He explained that with the widening of this street, they are left with an unusual zoning pattern. A portion of the lots are zoned R-l-lO and the remainder of the lots are in the R-E category. To develop these lots in the R-E category would greatly limit the available building area because of the set- back requirements. The staff is recommending that a hearing be called to change 5 the zoning on these lots to R-l-lO; otherwise, it would be unreasonable to develop. MSUC (Stewart-Adams) Public heairng be called for March 23, 1970 to consider a change of zone from R-3 to R-l-lO for certain lots at the H Street Extension. Request for change in fence materials - Apartment project south of K Street, west of Third Avenue - Creaser Director of Planning Warren stated the developer was still not present, but suggested the Commission consider this item at this time. He explained that one condition of approval of the development plans for the apartment project south of K Street, west of Third Avenue was a masonry wall to be constructed at the ends of the two cul-de-sacs: San Miguel Drive and Sierra Way. The remainder of the wall will be a combination of masonry pilasters with stained cedar panels. Mr. Creaser, one of the developers, is now requesting permission to substitute the masonry and wood fence for those two areas at the ends of these streets. He felt this would be architecturally more pleasing. One matter of concern here is the question of maintenance which must be considered by the Commission. Quite probably, if the fence was wood, the owners of the apartments would maintain it on their side, and the residents of the single-family dwellings would maintain it on the other side. Since this plan was previously adopted by the City Council with guidelines, the Commission should make their recommendation to the Council if they desire this change. The staff sees no reason why the change should not be approved if the question of maintenance is resolved. Member Stewart asked if the area of land around the curvature of the cul-de-sacs is still City-owned; if so, the problem of the maintenance of the ground here is the City's. Director Warren stated this was correct, as far as the length of the right-of-way is concerned. Mr. Kenneth Lee, Associate Planner, stated he lives at the end of one of these cul-de-sacs and declared that the question was definitely one of maintenances and the only way to take care of this would be with a concrete wall. Mr. A. J. Stamer, 352 San Miguel Drive, spoke of the wooden fences in the area being torn down by teenagers. He would like to see the entire project surrounded by a solid concrete block wall, even if he has to pay for part of it himself. He added that they are not getting the finest apartments in Chula Vista, as promised by the developers. Mr. Dick Shot, 358 San Miguel Drive, stated there is a flute for floodwaters at the ends of both cul-de-sacs. If a wooden fence is put in there, with that water going through, there will be much more trouble with maintenance. He reminded the Commission that what was accepted by the adjoining property owners and was granted by the Commission was a permanent decorative concrete wall. Member Chandler star,ted he was impressed with the testimony presented, and is inclined to go along with the originally approved concrete block wall. Member Adams agreed, adding that this was accepted by the residents and the Commission would not be wise in interferring with that. 6 Director Warren commented that if the adjacent property owners are interested in participating in the cost of a solid concrete wall, he would pass this information on to the developer. MSUC (Stewart-Macevicz) The request for a change in fence material for the ends of the two cul-de-sac~ (San Miguel and Sierra Way) be denied, based on testimony presented at this meeting by residents of both San Miguel Drive and Sierra Way declaring a maintenance problem would exist if the fence material were changed. Since the masonry wall was first approved and accepted by the adjacent residents, it should not now be changed. Director's Report Director Warren reported that the appeal filed by Mr. Horman for a reduction of setback on 639-641 Chula Vista Street was subsequently denied by the Council. The appeal filed by Castle Plymouth was considered by the City Council and continued for 90 days. The staff was directed to study a proper land use between Third and Fourth Avenues on E Street and make a recommendation on permanent zoning for this area, and how additional depth could be accommodated. The staff will be reporting first to the Planning Commission and then to the Council on this matter. - ADJOURNMENT MSUC (Stewart-Macevicz) Meeting adjourn to a workshop session. The meetiing adjourned at 8 p.m. The next meeting will be held on March 16, 1970. Respectfully submitted, ,//Jennie M. Fulasz ~ m" Secretary