HomeMy WebLinkAboutPlanning Comm min 1973/12/12 MINUTES OF A REGULAR MEETING OF THE
CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
December 12, 1973
The regular 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: Macevicz, Whitten, Chandler, Rice, Rudolph, Swanson and Wilson. Also
present: Director of Planning Peterson, Current Planning Supervisor Lee,
Environmental Review Coordinator Reid, Assistant Director of Public Works Robens,
Deputy City Attorney Beam and Secretary Mapes.
Chairman Macevicz led in the pledge of allegiance to the flag, followed by a
moment of silent prayer.
APPROVAL OF MINUTES
MSUC (Whitten-Rudolph) The minutes of the meetings of November 21, 1973 and
November 28, 1973 be approved as mailed.
1. Consideration of request for deferral of public improvements~ northeast
corner of First and D - F. Ran~el
Director of Planning Peterson advised this is a routine request as covered in
the written report.
MSUC (Rudolph-Rice) The request for deferral of public improvements at the
northeast corner of First Avenue and D Street be approved, subject to the fol-
lowing conditions:
1. Execution of an agreement to guarantee the future installation of the
public improvements upon written notice by the City.
2. Posting surety in the amount of $4,000 to cover the cost of the
installation.
3. Applicant shall waive the right to protest in the event a 1911 Act or
similar proceeding is initiated for the purpose of installing the public
improvements.
2. Consideration of installation of public improvements - 441 James Court
Director of Planning Peterson advised that the installation of public improvements
at this address was previously deferred and an agreement executed by the appli-
cant to install the improvements within thirty days of written notice by the City.
Inasmuch as surrounding property owners are installing the required improvements
in James Court, it is felt this property should be included also.
Assistant Director of Public Works Robens displayed a plat showing the location
of lots at 429, 431 and 435 James Court, for which the owners have applied for
City Planning Commission -2- 12/12/73
permits for the public improvements. If 441 James Court is also improved, it
will complete the public improvements around the bulb of the cul-de-sac, and
the City will initiate a 1911 Act district to complete all improvements of
James Court.
Ted Melton, 441 James Court, advised that he has no objection to installing the
improvements in front of his lots but wants assurance that the balance of James
Court will be improved also.
MSUC (Rice-Whitten) The owner of the property at 441 James Court be given
notice that the installation of public improvements in front of the property
is required at this time.
3. PUBLIC HEARING (Cont.): PCA-73-5 Amendment to Zonin9 Ordinance relatin~ to
landsca~in~ and parkin~ requirements for condominium
conversions
The staff report recommended filing this item for rescheduling at a future date.
MSUC (Whitten-Wilson) The proposed amendment PCA-73-5 be filed.
4. PUBLIC HEARING (Cont.): VARIANCE PCV-73-18~ request to develop 2 lots without
street fronta~e~ 5~ J Street - Beatrice. M. Dieterle
Current Planning Supervisor Lee reported that the site plan for this proposed
development has been revised since the continuance of the hearing on November 14.
The major change involves a lot line to include the slope in parcel 2. Mr. Lee
called attention to the list of conditions recommended in the staff report.
He reported the receipt of one letter of protest from the church which uses the
same access easement and objects to additional traffic on this access road.
This being the time and place as advertised, the public hearing was opened.
Frank Phillips, 3942 Horton Road, Bonita, Civil Engineer representing the appli-
cant, indicated no objections to the recommended conditions.
As no one else wished to speak, the public hearing was closed.
MSUC (Whitten-Chandler) Approval of Variance PCV-73-18, subject to the follow-
ing conditions:
1. Division of the property shall be subject to the submittal and approval
of a parcel map limiting total development to two (2) lots.
2. The access easement to serve the parcels shall have a minimum width
of 15 feet and shall be paved in Portland concrete cement on both parcels;
the remaining portion of the easement, located offsite, may utilize the
standard City requirement for residential driveways consisting of 2" A.C.
over 4" of aggregate base.
City Planning Commiss,on -3- 12/12/73
3. If this property is to be served by a sewer, a pump station must be
utilized. If private disposal systems are to be utilized, a percolation
test, by a registered civil engineer, shall be made by the applicant to
determine the number of private disposal systems that can be accommodated
on the subject property. Should the tests indicate that two lots cannot
be accommodated, the Zoning Administrator shall deny the proposed parcel
map.
4. A landscaping plan for all existing and new slopes shall be submitted
and approved subject to the following guidelines:
a. Complete landscaping and irrigation plans with related specifi-
cations including construction techniques, maintenance and guarantees,
shall be submitted and approved by the City's Landscape Architect
with the issuance of a grading permit.
b. All landscaping and irrigation systems shall be installed within
30 days after any grading is completed except that the requirement
shall be postponed for any lots that have been issued building permits,
until 30 days after final inspection. In cases of partial development,
the developer may request in writing to the Zoning Administrator,
within 15 days after grading is completed or the parcel mad is
recorded, deferral for all or part of the remaining areas. The
developer shall show just cause for such deferral and shall indicate
the estimated time of completion of the remaining area.
c. All landscaping shall be maintained by the contractor or developer.
Seeded areas, cuttings, plants, shrubs and trees shall be replaced if
seeds fail to germinate or if any plants fail to grow. Maintenance
shall continue by the contractor or developer until the owner, lessee
or renter takes occupancy, at which time they shall assume responsibility.
d. Planting standards, soil preparation, fertilization, and weed
control shall be in conformance with the City of Chula Vista Landscape
Manual adopted by Resolution 5295 of the City Council.
e. Slopes shall utilize fine leaf ice plant, such as mesembrianthemum
croceum or rosea. Substitutes or alternatives may be considered by the
City's Landscape Architect subject to the submission of complete
specifications. Plant cuttings shall be tip cuttings and not lateral
cuttings and not less than 6" in length. Cuttings shall be staggered
spacing a maximum of 12" on center.
5. All utilities shall be undergrounded on the site.
6. The handling of drainage within and through the property is subject to
detailed approval by the City Engineer.
7. Two guest off-street parking stalls (minimum 20' X 20') for each parcel
shall be required in addition to the required two-car garages. Minimum
backup area for guest parking stalls shall be 24 feet.
City Planning Commiss,on -4- 12/12/73
8. The details of the turn-around area on Parcel 2, including length,
grade and safety~ are subject to approval by the Zoning Administrator
and City Engineer prior to parcel map recordation.
9. All structures shall be set back a minimum of 15 feet from the driveway
easement, provided, however, that all garage doors facing the easement
shall be set back a minimum of 22 feet from the easement.
10. The northerly lot line of Parcel 2 shall be adjusted to include all of
the slope within Parcel 2 by placing the property line at the tope of the
slope, while maintaining a net lot area of 7,000 sq. ft. on Parcel 1.
ll. Structures shall maintain a minimum 3 ft. setback from top of slope.
12. Deed restrictions prohibiting garage conversions and establishing
responsibility for maintaining the access easement shall be submitted
for Planning Department approval prior to recordation.
13. Site plan and architectural review shall be required for all lots,
structures and fencing prior to obtaining building permits.
14. The subdivider shall comply with the requirements of the General Plan
concerning adequacy of public facilities.
Findings are as follows:
a. The previously applied division of land in this area has created a lot
that can only be served by a driveway easement.
b. The lots that are proposed will be similar in size and configuration to
other lots in the area and zone.
c. Subject to the conditions stipulated in this resolution, no detrimental
effect would be created.
d. The residential density resulting from this variance is in conformance
with the General Plan.
5. PUBLIC HEARING (Cont. l: Environmental Impact Report EIR-73-17 - Bonita
Ridge Estates
Environmental Review Coordinator Reid reported there were four items of major
concern aired at the previous public hearing: drainage, traffic, compatibility
of proposed development with adjoining property and the extent of grading pro-
posed by the development. He advised that with regard to traffic a detailed
analysis of the capacity of Acacia Avenue and the amount of trips to be
generated by this development has been conducted with the finding that this
development and the residual traffic will mean that Acacia will be at about 50%
of its eventual capacity with the existing improvements.
Also added to the report is a comparison of the lot sizes and densities of this
development with the adjoining properties, noting that although the net lot
City Planning Commis~.an -5- 12/12/73
sizes could be increased merely be extending lot lines into the open space lot,
this would have no impact as far as the physical appearance of the site. He
pointed out that grading the property to produce half acre level pads would
greatly increase the amount of grading and the height and magnitude of slopes
in the project.
Mr. Reid also pointed out there was a mistake in the original draft EIR with
reference to the maximum height of slope; this should be 65 feet and has been
correctly noted in the revised EIR.
The staff recommends adoption of this Environmental Impact Report and a further
recommendation that the City and County initiate a study of the drainage problems
in this basin to arrive at a solution to the existing serious downstream problem.
Commissioner Whitten asked why no consideration is given to connecting the
access for this development to Palm Drive rather than Acacia.
Mr. Reid pointed out this would interfere with the natural drainage channel
in the area and would increase velocities of the drainage, thus compounding the
problems more than they already are. In response to a question he noted there
are 44 dwelling units that have access via Acacia Avenue and 12 with access to
Palm Drive, the balance of the project would have access from Otay Lakes Road.
Chairman Macevicz reopened the public hearing.
Donald Worley, 3003 Fourth Avenue, San Diego, attorney representing Par Construc-
tion Company, pointed out that the Environmental Impact Report is an informational
document, and consideration of this item is to determine whether this report is
complete and should not concern the merits of the development itself.
Bob Walton, 4030 Acacia Avenue, felt that two things were not covered in the
EIR: first, the interface with the existing development on Acacia which
utilizes larger individual lots than the proposed development; second~ the
possible future development of Long Canyon and the combined effect of all such
development.
Mr. Reid advised that page 43 in the final EIR deals with a comparison of
densities, lot sizes, zoning, etc., as it relates to the compatibility of this
development with adjoining property. He suggested that Mr. Robens of the
Engineering Division discuss the drainage problems in the Long Canyon Basin.
Assistant Director of Public Works Roberts advised that very thorough review
was given by the Engineering Division of all computations on drainage for the
Long Canyon Basin, with the finding that the additional runoff due to this
project is insignificant; it will never be noticed downstream. He noted the
developer will be required to install drainage improvements where necessary
to protect adjacent property.
Norman Raines, 4392 Acacia Avenue, expressed the opinion reported that the
development of lots smaller than one-half acre is objectionable to the citizens
of that area from the point of visual contact.
Mrs. Gail Burkey, 4807 Del Prado, discussed the course of runoff water in the
event of heavy storms, noting that their lot becomes virtually surrounded by
City Planning Commission -6- 12/12/73
water running down Palm Drive, Del Prado and the drainage ditch parallel to
Bonita Road, which is at the back of their lot. She also spoke of damage to
a neighboring lot from mud and silt.
Sally Hooper, 4037 Acacia, expressed concern for the safety of the children
who walk to the school bus on Acacia Street since there are no sidewalks.
Billy Johnson, 3946 Acacia Avenue, reported he was required by the County to
place 30 tons of rock in the bottom of the drainage ditch where it crosses his
property prior to building on the lot. He asked who would be required to pay
the cost of further improvement of this channel if it is required.
As no one else wished to speak, the public hearing was closed.
Commissioner Whitten felt the report was deficient in that it did not show
the costs to the City related to this development, although it did show the
revenue.
Mr. Reid pointed out this information is contained in Appendix F of the report.
Commissioner Swanson felt that physical aspects and property values are given
more consideration than human values. He felt more attention should be given
in the report to retaining the present character of the area and protecting the
life style of the inhabitants.
Commissioner Whitten noted that valid concerns have been expressed, but he felt
the report had furnished a great deal of information which can be used in making
a decision about the project.
MSC (Whitten-Wilson) The revised report, with testimony taken at this hearing,
be adopted as the City's Environmental Impact Report for the development project
known as Bonita Ridge Estates.
The motion carried by the following vote:
AYES: Member Whitten, Wilson, Chandler, Rice, Macevicz and Rudolph
NOES: Member Swanson
ABSENT: None
6. PUBLIC HEARING (Cont.): PREZONING AND REZONING PCZ-73-P - Approximatels
110 acres between Otas Lakes R~ad ah~ ACacia~ south Of
Bonita Road~ R-E tO R-E~P ~ Par ConstructiOn Cb.
Current Planning Supervisor Lee advised this is an action to prezone 76 acres
pending annexation to R-E-P and rezone 34 acres within the City from R-E to
R-E-P. This action would permit the developer to reduce lot sizes below 20,000
sq. ft., thus preserving more open space in a natural state. It does not permit
increasing the density of the entire parcel. He pointed out that lot lines could
be extended into natural open areas to create 3/4 acre lots, but this would not
create a better environment than the proposed plan. The present zoning would
City Planning Commiss,on -7- 12/12/73
technically permit 191 units on the property, whereas the developer's plan is
for 131 units.
Commissioner Wilson expressed the belief that creating half or three-quarter
acre lots would require flattening out the hills to a great extent. He felt
it is far more desirable to develop in the manner proposed to leave the hills
in a reasonable condition.
Commissioner Rice asked about the possibility of including the additional lots
in the annexation as suggested at the previous meeting.
Mr. Lee advised that the area in question consists of 11 parcels. One owner
recently split his property into 4 parcels to be served by an easement under
the County jurisdiction. He has indicated he is not interested in annexing
to the City.
Chairman Macevicz declared the public hearing reopened.
Donald Worley, attorney for the developer, reported that the sole reason for
seeking rezoning is to enable the developer to design a better project through
reduction of lot sizes and required grading, and the retention of as much space
as possible as natural open space. He also noted the attachment of the "P"
District gives the City greater flexibility in reviewing the plans than under
a standard subdivision map. He pointed out the density of the total project
will be less than every single development area in the immediate vicinity. This
plan meets the intent of the Hillside Ordinance, which is designed to reduce
grading, protect vegetation and natural open areas. He felt there would be no
visual pollution since the homes will be very expensive and will be attractive.
Bob Walton, 4030 Acacia Avenue, pointed out there are 1200 acres in the total
canyon area, and presently only 106 homes.
Shirley Smith, resident of Bonita Bel Aire, spoke of the quality of life in that
area which results from the half acre lots that provide ample separation between
units. She felt development of the area should follow the map adopted by the
Sweetwater Valley Planning and Prezoning Committee, which is the only study
conducted to date of the entire Sweetwater Valley area.
Donald Rudisell, 255 Camino del Cerro Grande, reported that the area abutting
his lot is proposed for much greater density than one home per half acre, which
he was informed was the case when he purchased his home. Having open space in
another part of the development will not be of benefit to him.
Norman Raines, 4392 Acacia Avenue, pointed out they are not putting 131 homes
on 108 acres; they are putting the homes on a small number of acres. He recalled
that during the campaign to annex the Bonita Valley area to the City of Chula
Vista, the mayor had assured the residents he would do what he could to insure
that the character of Bonita would continue to exist. He felt the clustering
of homes is incompatible with the neighborhood.
As no one else wished to speak, the public hearing was closed.
Commissioner Rice expressed the opinion that many people haven't grasped what
the developer and City are trying to accomplish by retaining as much as possible
City Planning Commission -8- 12/12/73
of the natural topography. He felt this is far more desirable than a cut and
fill operation required to create large level lots. He felt the proposed
method of development will provide an open space environment.
Commissioner Whitten asserted that the proposed open space is actually
undevelopable property, but he did feel this is the most logical development
concept.
Commissioner Wilson asked about the side yard setbacks of the proposed lots
as compared with existing homes on Acacia.
Director of Planning Peterson reported that the smallest lot proposed is 7~600
sq. ft. in area and the average lot size is 1t,000 sq. ft., which is not crowding
houses together.
Mr. Lee displayed a map showing the separation of dwelling units along Acacia
and those on the proposed subdivision map which are quite comparable. He again
noted that the proposed development has a number of single loaded streets where
they could extend the lot lines and end up with half acre lots. He further
asserted they are not increasing the density in any given area, but are simply
taking what would be the extension of lots and putting it into common areas where
it can be utilized by the entire population in the area without having encroach-
ments into that area.
MSUC (Wilson-Rice) Recommend to the City Council the adoption of prezoning
RESOLUTION NO. PCZ-73-P and rezoning from R-E to R-E-P for 110 acres between
Acacia Avenue and Otay Lakes Road
7. SUBDIVISION: Tentative Map PCS-73-6 for Bonita Ridge Estates
Current Planning Supervisor Lee reported this tentative map is proposed to be
developed in four phases. Phase 1 is at the top of the ridge, extending to
Otay Lakes Road. Units 2 and 3 are separate cul-de-sacs adjacent to Acacia,
and Unit 4 is proposed to be served from another property which would gain its
access from Otay Lakes Road. The approximate area left in the natural state
would be 55%. He displayed a cross section of the area adjacent to Acacia,
noting the natural slope is approximately 3:1, and the fill which would take
place on that portion of the property is about 2:1. The manufactured slopes
will require landscaping and irrigation.
Chairman Macevicz asked if work on the drainage channel would start with the
construction of Unit 1.
Mr. Roberts advised no time table has been established. This would be included
in the subdivision agreement executed after the tentative map is approved. He
felt certain the drainage channel would be required prior to the construction
of the units adjacent to Acacia. He pointed out that most of the water from
developed lots drains to the streets so the unit with access from Otay Lakes
Road would mainly drain in that direction.
Commissioner Whitten asked about the possibility of connecting Units 2 and 3
and then providing access over the hill from Otay Lakes Road, and eliminating
access to Acacia Avenue.
City Planning Commission -9- 12/12/73
Mr. Lee discussed the existing topography and pointed out that constructing a
road up that grade would create side slopes of such magnitude as to defeat
the purpose of trying to retain the area in its natural state.
Commissioner Whitten still maintained that additional traffic should not be
routed on to Acacia Avenue.
Mr. Lee pointed out that on both the City and County General Plans Acacia is
shown as a collector street extending from Bonita Road to H Street, then via
Rutgers on to Otay Lakes Road. Unless an alternate route is provided, this
street will be needed in the future to service additional development in the
future. He agreed it is evident there needs to be a detailed study with the
County to explore the alternate routes if some exist.
Commissioner Whitten suggested that the staff again study this proposed develop-
ment and try to find an alternate route of street circulation that does not put
any traffic on to Acacia.
Commissioner Rudolph asked if consideration had been given to the feasibility
of transportation other than the automobile. Mr. Peterson reported there has
not been.
MSUC (Whitten-Wilson) Consideration of the tentative map for Bonita Ridge
Estates be continued to January 23, 1974 and referred back to the staff for
redesign of the traffic circulation.
Mr. Lee asked if there are other points which the Commission would like to have
studied or clarified. The Commission mentioned the matter of the drainage
problem and a time table for improvement of the downstream drainage. Com-
missioner Rudolph also suggested the possibility of providing a mix of dwelling
types and to consider all energy saving practices. She referred to suggestions
included in the Rand report.
8. PUBLIC HEARING: REZONING PCA-73-Q~ 614-682 Second Avenue - R-1 to R-l-15
Director of Planning Peterson reminded the Commission of their denial of a
variance application last September to create three lots at 656 Second Avenue
with two of the lots to be served by an access easement rather than a public
street. This denial was based on the recommendation that such lots could better
be served by a public street. It was indicated at that time that if the resi-
dents of Second Avenue do not wish to form an improvement district to put in a
public street at the rear of the lots, consideration should be given to rezoning
all of the property on the west side of Second Avenue between "I" and "J" Streets
to R-l-15. There has been no apparent cooperative action on the part of the
residents.
Mr. Peterson further noted there was a similar rezoning enacted in 1966 on the
properties backing up to these properties and fronting on Del Mar.
Commissioner Wilson indicated it was not his understanding that such rezoning
would be initiated unless the residents indicated this was their desire.
This being the time and place as advertised, the public hearing was opened.
City Planning Commission -10- 12/12/73
Tom Money, representing his mother, Jane Money Boone~ owner of the property
at 674 Second Avenue, spoke in opposition to the proposed rezoning, pointing
out that these lots fronting on Second Avenue are not of estate size, many
are only 50 feet wide and improved with smaller homes. He felt this side of
Second Avenue is not of the same character as the homes on Del Mar in the
R-l-15 zone. He expressed the opinion there needs to be a better use of this
property which is near the shopping district, which could be realized bS
dividing the lots or developing to a higher density.
Elsa O'Neill, 682 Second Avenue, reported that earlier in the year she had
canvassed the area of Second Avenue to determine if there was interest in
forming a district to construct a street at the rear of these lots, and only
one owner indicated an interest in doing so. She expressed her preference
that the property be rezoned to R-l-15.
As no one else wished to speak, the public hearing was closed.
MSC (Chandler-Rice) Recommend to the City Council the change of zone from
RESOLUTION PCZ-73-Q R-1 to R-l-15 for the property at 614-682 Second Avenue.
The motion carried by the following vote:
AYES: Members Chandler, Rice, Whitten, Swanson, Rudolph and Macevicz
NOES: Member Wilson
ABSENT: None
9. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-73-26. request to operate amuse-
ment arcade in C-N zone~ 1465 Melrose Avenue - A&S AmuseL
ment Co., Inc.
Director of Planning Peterson indicated the location of the proposed use known as
Footsball within the shopping center on the east side of Melrose Avenue. While
a recreational use is not generally considered appropriate in the C-N zone, it is
an unclassified use and the Commission has the discretion of approving it in this
location. The staff recommends approval of this particular recreational use
since it is deemed to be a wholesome type of activity suitable for location near
the homes of persons who would use it. Mr. Peterson noted two conditions recom-
mended for approval of this permit.
Commissioner Whitten expressed concern over the suitability of this type of use
in a neighborhood shopping center.
In response to a question from Commissioner Wilson, Mr. Peterson confirmed that
this request was referred to the Police Department and they expressed no opinion
for or against it. He further advised the applicant has indicated they seek
locations close to homes since this game appeals to youth and this eliminates the
need for traveling long distances.
This being the time and place as advertised, the public hearing was opened.
City Planning Commission -11- 12/12/73
John Weeks, 3889 Haines Street, Pacific Beach, described the proposed game as
table soccer, which gained popularity in Europe during the past ten years and
has been imported to the United States where it has received support on the
East Coast and is now being introduced in California. He pointed out the game
has no electrical components at all, but requires a high degree of skill, such
as bowling or billiards. Four game parlours for this activity have been
established in and around San Diego with no problems. He concurred with the
proposed hours of operation, running to 11:00 p.m. on week nights and until
midnight on week ends and legal holidays. He reported the game is played by
either 2 or 4 players at a time, and they would install 8 game tables. He
also confirmed there would be no alcoholic beverages sold on the premises,
although a coke machine might be installed.
Tom Money expressed support for this request, pointing out the difficulty
which the owner has experienced in keeping the stores in this center occupied.
He felt the landlord deserves a chance to let this tenant make a go of it.
As no one else wished to speak, the public hearing was closed.
Commissioner Whitten again expressed strong feelings against this type of use
in the C-N zone. He felt the pool table requested by the nearby beer bar/
restaurant was denied for a logical reason and this request should also be
denied.
Commissioner Wilson commented that he felt some concern about the use in this
area but is prepared to support it with an additional condition for review on
a periodical basis.
MSC (Wilson-Swanson) Approval of conditional use permit PCC-73-26 subject to
the following conditions:
1. Hours of operation shall be limited to 7:00 a.m. to 11;00 p.m., Sunday
through Thursday. The hours may be extended from 11:00 p.m. to 12:00 mid-
night on Fridays, Saturdays and legal holidays.
2. A detailed floor plan specifying a maximum installation of nine Foots~
ball machines shall be submitted and approved by the Planning Department.
Any additional equipment to be installed must be submitted for Department
approval.
3. The operation shall be reviewed by the Planning Commission at the end
of 9 months to determine its suitability in this location.
Findings are as follows:
ao An amusement arcade is appropriate in this location which is proximate to
other entertainment uses which have similar hours of operation and which
offers a highly visible location on a public street.
b. This use is adequately separated from residential areas both in distance and
elevation and it should complement a number of the existing uses in the
center.
c. This use meets all regulations and conditions specified in the code for
such use.
City Planning Commission -12- 12/12/73
d. The General Plan provides for the placement of unclassified uses in any
zone upon a determination of compatibility, which has been reasonably
assured in this case.
The motion carried by the following vote:
AYES: Members Wilson, Swanson, Chandler, Rudolph, Rice and Macevicz
NOES: Member Whitten
ABSENT: None
10. SUBDIVISION: Tentative Map PCS-73-7 for Vehicle Recycling Park
Current Planning Supervisor Lee suggested that the Commission consider the
conditional use permit requested in the following item, and if it is approved
then consideration should be given to the subdivision map.
II. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-73-27~ request to operate auto-
mobile dismantlin§~ scrap me~al Collection and shreddinq
facility, north of Otay Valley Road~ e~'st of I-~O~ -
Vehicle Rec~Clli~i~i Pa~k ~
Current Planning Supervisor Lee advised this is a blanket request for the sub-
ject uses to be included in a 98 acre industrial park which would be divided
into 25 parcels to be leased or sold for development. Three-fourths of the
proposed uses involve auto dismantling or storage. Most of the adjacent land
is vacant and is zoned "I", I-P and Agriculture. He advised that the EIR which
was adopted some months ago brought out the noise problem which will be created
by the metal crushing and it was noted the use must conform to the performance
standards relating to noise. Each of the individual operations will be reviewed
by the Planning Department for site plan and landscaping.
Mr. Lee pointed out that the staff report recomended approving the conditional
use permit for a period of two years, but due to financing press, the applicant
has requested approval for a longer period with annual review of the individual
operations to insure their compliance with the required conditions. The staff
would therefore recommend approval for a 10 year period.
Commissioner Swanson pointed out that by giving a long term permit it will serve
notice on future developers that the use will be there for at least that length
of time.
This being the time and place as advertised, the public hearing was opened.
Robert Chapman, 1909 U. S. National Bank Building, San Diego, confirmed that they
do need assurance of a reasonable length of time if they meet the required con-
ditions. In line with one method of financing they are currently seeking, he
requested that the conditional use permit be issued for the period extending to
July 1, 1986. He pointed out that the operation will be located in a canyon
which will help alleviate the noise.
City Planning Commiss'on -13- 12/12/73
As no one else wished to speak, the public hearing was closed.
Director of Planning Peterson called attention to the conditions recommended and
suggested that an additional condition be included to make this permit valid
only upon approval of the subdivision map.
Commissioner Rice expressed concern over approving this type of use for a period
as long as 10 or 12 years since everything is developing rather fast.
MSC (~hitten-Wilson) Conditional Use Permit PCC-73-27 be approved subject to
the following conditions:
1. Site plans for each parcel shall be submitted in conformance with the
tentative map and the precise plan.
2. All uses shall conform to the City of Chula Vista performance standards
(Zoning Ordinance Section 33.702).
3. All uses shall conform to the regulations and permit requirements of
the Air Pollution Control District and the Water Quality Control Board.
4. Although this conditional use permit is a blanket application for uses
on the total 98 acres, each parcel, at the time a site plan is submitted,
shall be evaluated for its conformance to the conditions of approval as
stated herein.
5. Pattern of land uses shall conform to those set forth in the land use
chart shown on the tentative map.
6. A conditional use permit shall be approved for a period extending to
July 1, 1986; however, an annual review of each use shall be conducted
by the staff and a report filed with the Planning Commission to verify
compliance with the conditions of approval. The review process by staff
shall include information relating to:
a. Adequate fire fighting water pressure available at each parcel
as determined by the Fire Department.
b. Conformance to the City's performance standards and the regulations
of the Air Pollution Control District and the Water Quality Con-
trol Board.
c. Valid complaints and/or staff investigations, and determination
shall be made regarding any nuisance or detriment to property
abutting the site or to adjoining parcels within the ~ite.
7. This conditional use permit shall become valid upon recordation of a
final subdivision map for the Vehicle Recycling Park.
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.
City Planning Commission -14- 12/12/73
The site is in a relatively isolated and properly zoned location;
such a "park" is desirable and needed in the City in order to
enable similar uses in other parts of Chula Vista to relocate,
especially from the Tidelands area where the present "I" zoning
is in the process of being changed in conjunction with the
Bayfront Study.
b. That such use will not, under the circumstances of the oarticular 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.
Although such uses can be detrimental to other persons or properties
in the vicinity, this relatively isolated location, combined with
extensive landscaping screening requirements, as well as required
conformance to the performance standards and the Air Pollution Con-
trol District and Water Quality Control Board regulations, will
mitigate such undesirable impacts.
c. That the proposed use will comply with the regulations and conditions
specified in the Code for such use.
The uses of the Vehicle Recycling Park shall be required to be in
continuous conformance to the City Code set forth in the Zoning
Ordinance, those set forth by the Fire Department, and those regu-
lations established by other agencies.
d. That the granting of this conditional use will not adversely affect the
General Plan of the City of Chula Vista or the adopted plan of any
governmental agency.
As authorized by the conditional use permit, the uses proposed conform
to the General Plan.
The motion passed by the following vote:
AYES: Members Whitten, Wilson, Swanson, Rudolph, Macevicz and Chandler
NOES: Member Rice
ABSENT: None
10. SUBDIVISION: Tentative Map PCS-73-7 for V~hicle Recycling Park
Current Planning Supervisor Lee reported that this map is filed to meet the
requirements for a Precise Plan as required by the established zoning of I-P.
The map is for 98 acres to be divided into 25 parcels averaging approximately
4 acres in size. He pointed out that additional information pertaining to
landscaping plans, fence design, lighting and a sign program would be required
for approval by the Planning Department after approval of the tentative map.
Mr. Lee pointed out that fill will be required in two canyons and underground
drainage will be installed in those areas so there will be no flooding.
City Planning Commission -15- 12/12/73
He further noted that the ordinance requires l0 foot wide sidewalks in this
zone but the developer feels this should not be adhered to in this project and
the Engineering Division has recommended that 5 foot wide sidewalk be constructed
on both sides of interior streets.
Mr. Lee reported that Otay Valley Road is designed to handle the increased
traffic that would be generated by this project and that the visual impact will
be mitigated by the landscaping.
Commissioner Rudolph called attention to the condition permitting chain link
fencing with double slat screening and asked if consideration had been given to
requiring a block wall along Otay Valley Road. It was recommended that an
additional condition be included to state that the Planning Commission reserves
the right to require the construction of a masonry wall in any portion of the
development if it is deemed necessary upon annual review.
It was also recommended that condition 4 be modified to include periphery
landscape screening on parcels 14 and 20.
Robert Chapman expressed concurrence with the conditions but asked that condition
9 be modified to require a 30 foot side access road easement through parcel 3
rather than a stub street. He also discussed the requirement for sidewalks and
it was determined that 5 foot sidewalk would be necessary on both sides of any
street along which development occurs.
Robert Crensman, Attorney, 111 Elm Street, San Diego, a principal in the project,
asked for a clarification of the requirement for block walls. He requested that
the chain link with slats be permitted with a condition that it be properly
maintained.
Prior to a motion Commissioner Whitten again reiterated the modifications sug-
gested for conditions 4, 9 and 14, and an added condition to require a block
wall if deemed necessary during annual review.
MSUC (Whitten-Chandler) Recommend to the City Council the approval of PCS-73-7
subject to the following conditions:
1. The project shall comply in full with Section 28.909 of the Subdivision
Ordinance pertaining to non-residential subdivisions.
2. All existing and proposed utilities shall be underground.
3. Access from parcels 1, 2 and 3 shall be prohibited onto Otay Valley Road.
4. Landscaping and irrigation shall conform to the Grading Ordinance, the
Landscape Manual and the following standards:
a. Complete landscaping and irrigation plans with related specifica~
tions including construction techniques, maintenance, and guar-
antees, shall be submitted and approved by the City staff prior
to the recording of any final subdivision map, and before any
grading permit has been issued. The landscaping plan shall conform
to the preliminary plan dated May 24, 1973 on file in the City
Planning Department, plus periphery landscape screening on
parcels 14 and 20.
City Planning Commission -16- 12/12/73
b. All landscaping and irrigation systems for manmade slope areas
shall be installed within thirty days after grading is completed
except that the requirement shall be postponed for any lots that
have been issued building permits until thirty days after final
inspection. In cases of partial development, the developer may
request in writing to the Zoning Administrator, within fifteen
days after grading is completed, for deferral for all or part of
the remaining areas. The developer shall show just cause for
such deferral and shall indicate the estimated time of completion
of the landscaping for the remaining area.
c. Planting standards, soil preparation, fertilization, and weed
control shall be in conformance with the City of Chula Vista
Landscape Manual.
d. Manmade slopes 5:1 or steeper may utilize extensive hydroseeding.
Special emphasis on shrubs and trees shall be required on the
exterior boundaries and street areas. Plants shall be selected
based on their low maintenance requirements and their similarity
to existing natural vegetation in the area. Shrubs or trees are
to be selected by a landscape architect for aesthetic value as
well as deep rooting qualities.
e. All planted areas shall be irrigated by an automatic sprinkler
system.
_ 5. All manmade slopes shall be blended into the natural topography in
accordance with the standards adopted in the Chula Vista Grading
Ordinance.
6. Site Design Criteria. Prior to the recordation of a final map, the
applicant shall submit the following for staff approval:
a. A fencing plan for all parcels, consisting of an 8' high chain
link fence with double slat screening.
(1) Such fencing shall be required on the boundaries of all
parcels unless waived by staff in those cases where
similar uses are next to each other.
(2) The exterior fencing on Lots 1-3 above Otay Valley Road
shall be set back from the top of slope 10' to provide
a landscaping area.
b. A plan for security and decorative lighting.
c. A plan for the design, function and location of signs.
d. An architectural theme shall be established. Decorative metal
skin or ribbed construction shall be use on prefabricated metal
buildings. Corrugated metal coverings shall be prohibited.
City Planning Commission -17- 12/12/73
7. Parking requirements shall be determined for each parcel based on the
following criteria:
a. Nature of the operation
b. Number of employees
c. Floor area of proposed buildings
8. The C.C.& R.s for this project shall specify that a site plan for each
parcel shall be submitted by the lessor or buyer of the parcel prior to
any use being made of that parcel; such site plan is to conform to:
(a) the tentative map and conditions of approval; (b) the Precise Plan.
9. A 30 foot wide street easement shall be provided from the entrance road
through parcel #3 to the adjoining property and to the property to the
south on the boundary between parcels 18 and 19. The property owners shall
be responsible for improving the access to the specifications approved by
the Engineering Division.
lO. Fire Protection:
a. Concurrent with the installation of public improvements, the developer
shall install two 55 h.p. booster pumps so that a minimum fire flow
of 1500 GPM for a minimum of 10 hours duration with 20 psi pressure
is available to the fire hydrant at the highest elevation on the site.
b. All improvement plans shall include provisions for supplying a
minimum fire flow of 3000 GPM.
c. The Fire Department, in reviewing the site plans for each parcel,
shall determine when the fire flow is increased up to 3000 GPM.
d. The number and location of fire hydrants shall be determined by the
Fire Department. Hydrants shall have one 4 inch outlet and two
2-1/2 inch outlets.
e. Water supplies for fire protection shall be provided before any com-
bustible construction is started.
11. Developer shall be responsible for improvements for the northerly half
of Otay Valley Road with the exception of the center median curb and
landscaping. These improvements shall be constructed in accordance with
the major road typical section per Standard Drawing IO1A. The median
area shall be fully paved.
12. Southerly subdivision boundary shall be on ultimate centerline of Otay
Valley Road.
13. Interior streets shall be per Standard Drawing IO1B, Commercial/Industrial
Road. A 5 foot wide monolithic sidewalk shall be constructed on both
sides of interior streets with the issuance of building permits for
development of the lots.
City Planning Commission ~18- 12/12/73
14. Methods of handling storm drainage will be subject to the approval of the
City Engineer at the time of submission of improvement plans.
15. Electrical plans for street lighting shall be approved by the City
Engineer.
16. Easements necessary for offsite construction shall be obtained by
developer.
17. The subdivision boundary shall be tied to the Lambert Projection for
California Coordinate System Zone VI. This shall be accomplished by tying
the subdivision boundary to the minimum of two established horizontal
control monuments on file in the office of the City Engineer.
18. All work shall be done in accordance with the Chula Vista City Code,
resolutions, standard specifications and standard drawings of the City
of Chula Vista.
19. Sewer shall be extended in Otay Valley Road to serve the Vehicle
Recycling Park. After construction of the sewer, the developer may request
the City to prepare a sewer repayment agreement and diagram for partial
reimbursement to the developer for the costs incurred for constructing the
sewer. The City is willing to participate with the developer in the con-
struction of the sewer to provide sewer service to its proposed new animal
shelter. Commence construction date of the animal shelter is expected to
be about June 1, 1974.
20. Sewer assessments: Developer shall be responsible for payment of the
following sewer assessments:
a. Date-Faivre Trunk Sewer: Equivalent of $65.00 per dwelling unit plus
interest based on Section 26.403, paragraph B of the Municipal Code.
b. $70/gross acre charge: Montgomery Sanitation District.
21. Developer shall furnish the City Engineer with the results of R-value
tests performed by a registered civil engineer whose primary professional
activity is performing such tests, in the number and at such locations
and times determined by the City Engineer. The City Engineer will deter-
mine the structural street sections of streets based on these results.
22. County Engineer will approve improvement plans for any work to be per-
formed in the County.
23. The Planning Commission reserves the right to require block wall con-
struction at the developer's expense any place in the exterior boundary
of the subdivision if it is deemed necessary during the annual review.
City Planning Commission -19- 12/12/73
12. PUBLIC HEARING; PCA~73-6 Amendment to zonin~ Ordinance relatin~ to use of
Director of Planning Peterson reported this amendment was initiated at the request
of Rohr Industries who have been utilizing trailers for office space since 1966
under a variance, the last extension of which will expire on February l, 1974.
The original restriction against the use of trailers was based on their failure
to meet the Fire Code. There are now commercial coaches made which do meet the
fire requirements. Also of concern is the appearance of such units and the pro-
posed amendment contains a provision that they shall be rendered architecturally
compatible with other structures on the site.
Commissioner Whitten noted the provision that such units shall not be visible
from a public right-of-way and felt this would not be possible at many industrial
sites. It was recommended that this provision be eliminated.
This being the time and place as advertised, the public hearing was opened.
Leonard Theberge, Vice President of Public Affairs, Rohr Industries, discussed
the advantage of being able to utilize trailers on a temporary basis to handle
fluctuating work load demands. During the past years they have used trailers
as office space for engineering design work on research and development projects.
It is their intent to remodel the trailers now in use to meet the necessary
standards.
City Attorney Lindberg advised that since this amendment to the Zoning Ordinance
would not apply just to Rohr but to any industrial or commercial development in
the City, Commissioners with an interest in Rohr need not abstain from discussion
or action on this proposed amendment.
As no one else wished to speak, the public hearing was closed.
The Commission raised questions concerning standards of maintenance and a means
of assuring an aesthetic appearance of this type of structure.
Eugene Dean, Fire Marshal for the City of Chula Vista, reported that normal pro-
cedures are established for the inspection of commercial structures and mobile
homes by the Fire Department and Department of Building and Housing. He felt
this would suffice to insure that the coaches are maintained in good condition.
MSUC (Whitten-Wilson) Recommend to City Council the adoption of amendment
PCA-73-6 relating to Sections 33.901 B 33 and 33.1401 covering the use and
definition of trailers.
13. Consideration of PreCis~ Plan' for~ni,wareho.u99s,~]l~7.~a]?~~ Ayenue
MSUC (Rice-Rudolph) This request for consideration of Precise Plan be filed in
accordance with the request of the applicant.
City Planning Commission -20- 12/12/73
- DIRECTOR'S REPORT
Director of Planning Peterson reminded the Commission of the Workshop meeting
to be conducted on December 19th at 5:00 p.m., to be followed by dinner. The
Commission expressed a preference that the dinner be held at the Stag and
Hound Restaurant.
ADJOURNMENT
Chairman Macevicz adjourned the meeting at 11:30 p.m.
Respectfully submitted,
Helen Mapes, Secretary