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HomeMy WebLinkAboutPlanning Comm min 1973/11/14 MIHUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CItULA VISTA, CALIFORNIA November 14, 1973 The regular meeting of the City Planning Commission of Chula Vista, California, ~as held on the above date beginning at 7:00 p.m. with the following members present: Macevicz, Whitten, Chandler, Rice, Rudolph, Swanson, Wilson (arrived at 7:25 p.m.) and ex-officio member Anewalt. Also present: Director of Planning Peterson, Associate Planner Lee, Assistant Director of Public Works Robens, Secretary Mapes, and for a portion of the meeting City Attorney Lindberg. Chairman Macevicz led in the pledge of allegiance to the flag followed by a moment of silent prayer. APPROVAL OF MINUTES - Meetings of October 17, 1973 and October 29, 1973 Commissioner Rudolph pointed out that in the minutes of October 29th the first paragraph on page 4 should refer to encouraging the utilization of areas for aquiculture, rather than agriculture. MSUC (~hitten-Chandler) The minutes of the meeting of October 17 be approved as mailed. MSC (Rudolph-Rice) The minutes of the meeting of October 29 be approved v~ith the correction noted. Commissioner Chandler abstained due to his absence from the meeting. Chairman Macevicz called for oral communications and none were presented. Chairman Hacevicz advised that he had been requested to consider item 11 on the agenda at the first of the meeting. ll. PUBLIC HEARING: EIR-73-14 - Revised general development plan for E1 Rancho del ReS Director of Planning Peterson reported that this environmental impact report was initiated to cover the area outside of the Sports World area. He advised that tile City Council, in meeting on the previous night, expressed an interest in a ne~ evaluation of the entire E1 Rancho del Rey area, including the Sports World property. If the Council pursues this direction there would be no advantage to taking testimony on this environmental impact report which covers only a portion of the total area. Mr. Peterson recommended that this item be filed. Chaimlan Macevicz inquired if anyone was present who was interested in this public hearing. Don Llorley, attorney, 3003 Fourth Avenue, San Diego, representing the Gersten Company, indicated they are in agreement ~ith a delay to a later date for consideration of this report. MSUC Chandler-Whitten) Environ~ental Impact Report EIR-73-14 be filed. City Planning Commission -2- 11/14/73 Commissioner Whitten suggested that in light of recent actions on the Sports World project, the Commission may wish to pursue their original recommendation that the area be placed in an A-8 holding zone until the area can be reviewed. Director of Planning Peterson advised that this change of zone could not be considered without first setting the matter for public hearing. 1. PUBLIC HEARING: PLANNED UNIT DEVELOPMENT PUD-73-2, Deerpark East - American Housin~ Guild MSUC (Whitten-Rudolph) The public hearing for consSderation of PUD-73-2 be continued to the meeting of November 28, 1973. Henrietta Kalasky and George Kalasky, 1555-150 Mendocino Drive, asked for clarification of the previous action and were advised that testimony concerning the project would be taken at the meeting of November 28th. 2. Tentative Subdivision Map PCS-73-4, Deerpark East - American Housing Guild MSUC (Rice-Whitten) Consideration of PCS-73-4 be continued to the meeting of November 28, 1973. 3. Consideration of request for modification of conditions on Green Tree T~ntat~ve Parcel Map, 280-290 K Street - Whittington and Ra mm Director of Planning Peterson reported that a parcel map was filed to permit the conversion of the Green Tree apartment complex to a condominium. During the review of this parcel map the Fire Department proposed two conditions to be placed upon the approval of the map: Access to the property from Del Mar Avenue and the location of two additional fire hydrants on the property. The applicant is appealing these conditions. Clyde Longerbone, Assistant Fire Chief, noted on the plot plan the limited onsite circulation for emergency vehicles and the excessive distance to lay fire hose from the fire hydrant at the corner of Church and K Streets. He indicated that with two additional onsite hydrants and provision for emergency access from the parking lot of the commercial property adjacent on the west, the map would be acceptable. Frank Whittington, 374 H Street, one of the owners of the Green Tree apartments, advised that when the property was developed; access into the site from Del Mar was discouraged due to the protest of residents on San Miguel to an increase in traffic on that residential street. He pointed out there is a fire hydrant at the corner of Del Mar and San Miguel and there are gates in the fence surrounding the apartments; however, there is no bridge across the drainage channel for vehicular access. He expressed his willingness to provide two additional onsite fire hydrants and to install an emergency gate in the fence on the west boundary line to permit access from the Yellow Front parking lot. Commissioner Wilson arrived at the meeting during discussion on this item. City Planning Commission -3- 11/14/73 MSUC (Rice-Swanson) The owners of the Green Tree Apartments shall be required - to install two onsite fire hydrants and a gate for emergency access from the commercial parking lot to the west, also to retain the existing gates in the fence on the southern boundary. Mr. Whittington asked about the requirement for placing utility lines under- ground and for providing an additional street light on K Street between the existing lights at Church and at Del Mar. Fie was advised that only the Council can grant a waiver for undergrounding utility lines. Assistant Director of Public Works Robens advised that the requirement for the additional street light was in accordance with the master plan for street lights. The Commission felt since they had no background on this particular item they could not make a decision on it and advised Mr. blhittington to discuss this requirement with staff members of the City departments. 4. Consideration of amendment to Zoning Ordinance relating to the use of trailers as office space in Industrial zones - Rohr Industries Director of Planning Peterson advised that the recommendation in the written report for denial of this amendment was based on the finding that the trailers do not meet minimum structural standards or fire standards as required by the City for permanent structures. He indicated he has been informed that represen- tatives of Rohr Corporation are working with the Fire Department and Building and Housing Department to determine if their trailers could be modified to meet the minimum standards, lqr. Peterson therefore recommended that this public hearing be continued to the meeting of December 12, 1973. MSC (Whitten-Wilson) The public hearing for consideration of an amendment to the Zoning Ordinance relating to the use of trailers as office space in Industrial zones be continued to the meeting of December 12, 1973. Commissioner Rice abstained from voting on the question. 5. PUBLIC HEARING (Cont.): CONDITIONAL USE PERMIT PCC-73-15, request for commercial parking in R-3 zone, 590 Flower Street - Ocean Fresh seafoods Associate Planner Lee displayed a plat of the property under consideration and advised that the applicant has submitted for consideration a precise plan for the development of additional commercial property fronting on Broadway, along with the enlarged parking facility, a portion of which would be in the R-3 zone, thus requiring a conditional use permit. He indicated the first phase of the redevelopment would be the parking needed for the existing Ocean Fresh restaurant, but future development would conform to the precise plan if it is approved. He advised that this expansion represents a transitional change in the area in the vicinity of Flower Street where the depth of commercial zoning along Broadway is too shallow for good redevelopment. Mr. Lee discussed the proposed circulation which he felt would function fairly well with certain revisions recommended by the staff which include widening the driveway from "E" Street and from Flower to a minimum of 24 feet to accommodate two way traffic, el~inating some parking spaces and relocating others. He noted the staff's recommendation for approval subject to submission of a revised plan incorporating the conditions stipulated in the report. City Planning Commission -4- 11/14/73 Chairman Macevicz reopened tire public hearing. ~fr. Frank Kozak reported he owns property on Flower Street, and is also speaking for other apartment owners in the area. He contended that Flower Street is too narrow to accommodate additional traffic which would be generated by this commercial parking during all hours of the day and night. Ne felt there should be no expansion of a cmlmercial use into the residentSal zone. He expressed the belief that such expansion would mean a loss to apartment owners whose tenants would move due to added traffic congestion. Malcolm Ward indicated he owns property directly across the street from this proposed development. He noted the various condit4ons proposed to protect the residential area and suggested the best protection would be tile elimination of the parking lot which encroaches into the residential area. Mary Kozak pointed out there is vacant property adjacent to Broadway which she felt should be used to meet tire parking needs of the fish market rather than expanding the commercial use into the R-3 zone. City Attorney Lindberg commented on the absence of the applicant and felt he should be called upon to speak in behalf of tile proposed development. The Commission asked the earliest date to which this could be continued in order to give the applicant an opportunity to be present. Director of Planning Peterson advised it could go on the agenda for the meeting of November 21st. It was moved by Whitten, seconded by Rudolph, that the public hearing in consideration of PCC-73-15 be continued to the meeting of November 21, 1973 Frank Kozak protested that this hearing has been postponed a number of times since July, and felt a decision should be made. Katherine Ward advised that their apartments are directly across Flower Street from the proposed driveway of the parking lot and she felt cars exiting might easily enter tile apartment area where small children play. The motion carried by the following vote: AYES: Members Whitten, Rudolph, Swanson, Macdvicz, Rice and Wilson NOES: Member Chandler ABSENT: None 6. PUBLIC HEARING: REZONING PCZ-73-O, Northwest corner of Second Avenue and Palomar~ R-3-G-D to R-3-M - Pete Aardema & Ray Huffman Director of Planning Peterson advised this is a proposal to rezone 4 acres which, if approved, would permit the development of 86 units in place of 69 under the existing zoning. The Commission recommended approval of the same request a year - ago, which was subsequently denied by the City Council. The Council at that time expressed concern over tire volume of multiple family development taking place in the adjacent County area and asked the County to place a moratorium on such a development until a study could be made of the area. The County City Planning Commission -5- 11/14/73 declined to do so, and the City Council lifted the moratorium which they had placed. He pointed out the permitted density under the R-3-M zone is lower than that realized in the adjacent properties in the County. He felt that with the attachment of the "P" Modifying District, a desirable development could occur at a density between that allowed in the R-3-G and R-3-M zones. Commissioner l~hitten questioned the negative declaration of environmental impact on this proposal. Mr. Peterson explained this negative declaration was based on the limited increase in the number of apartment units (17), which would be permitted if this applicantion for rezoning is approved. Mr. Peterson further pointed out that either zone would fall within the density range indicated on the General Plan; also that the former zoning of the property would have permitted the density now being requested, but this ~as reduced with the adoption of the comprehensive Zoning Ordinance in 1969 since at that time it contained no zone designation for that density and R-3-G was the closest until the R-3-~t was enacted at a later date. This being the time and place as advertised, the public hearing was opened. Peter Aardema, 1282 Second Avenue. applicant and owner of the property, expressed concurrence with the staff report. In answer to a comment from the Commission he indicated he had not developed the property at the time it was zoned for higher density (5 years ago) because he lacked the experience and know-how. ~te is proposing this development with Ray Huffman who knows the business. He expressed concern that if restricted to 69 units on this property, they could not build units which would make the development pay for itself, since improvement costs of grading, streets, etc., would have to be absorbed by the lower number of units. He indicated he would not object to having the "P" ~lodifying District attached to the zoning. Commissioners Whitten and Rudolph spoke against the higher density zoning. Commissioner Wilson expressed the opinion there has been no significant change since the Commission approved this same request earlier this year, which was then denied by the Council. He felt high priced units would not be feasible in that area and felt the 17 additional units are justified. Commissioner Rice spoke against allowing any increase in density due to the existing problems of over congestion in the area. MSC (Whitten-Chandler) Rezoning application PCZ-73-O be denied and the R-3-G-D zone be retained on the property. The motion carried by the following vote: AYES: Members Whitten, Chandler, Rice and Macevicz NOES: Members Wilson, Swanson and Rudolph ABSENT: None The applicant was advised of his right of appeal to the City Council within lO days. City Planning Commission -6- 11/14/73 7. PUBLIC HEARING: VARIANCE PCV-73-18, request to develop 2 lots without street frontage, 52 J street - Beatrice M. Dieterle Associate Planner Lee reported that approval to split this property was granted in 1968, but with the submission of the plans for grading of the lots the staff noted problems which need to be resolved and it is recommended that the hearing be continued to December 12th. MSUC (Chandler-Whitten) The public hearing for consideration of Variance application PCV-73-18 be continued to the meeting of December 12, 1973. 8. PUBLIC HEARING: CONDITIONAL USE PE~qIT PCC-73-23, request to construct warehouse in Flood Plain at Trousdale Drive and North Glover - James P. Price Associate Planner Lee noted on a plat the location of a 8700 sq. ft. lot in the Flood Plain which the applicant wishes to develop similar to the development on the two adjacent lots to the west which he owns. The proposed ~arehouse would cover approximately 50% of the lot area. The Division of Engineering has reviewed the plan and recommends approval of the construction subject to the two conditions contained in the written report. This being the time and place as advertised, the public hearing was opened. As no one wished to speak the hearing was declared closed. _ MSUC (Wilson-Rudolph) Conditional Use Permit PCC-73-23 be approved subject to the following conditions: 1. The building shall be designed and constructed to resist flotation, destruc- tion or major damage by flooding resulting from a 100 year intensity storm. 2. The building shall be firmly anchored to prevent the structure from floating a~ay. Findings for approval are as follows: a. Adjacent parcels are developed in the same manner. b. Conditions imposed to resist flotation of the building and materials will minimize the potential damage to other properties in the area. c. The proposed use will be required to comply ~vith all applicable regulations. d. The General Plan ~ill not be affected by this proposal. 9. PUBLIC HEARING: VARIANCE PCV-73-19, request for increase in sign area for ~all signs, 410 It Street - Balboa Bank Director of Planning Peterson advised this application involves two requests: one for an increase in the sign area from 50 sq. ft. to 112 sq. ft. on the side of the building facing Fourth Avenue; and the second is to place a 160 sq. ft. sign on the west elevation of the building which does not abut a street. The Zoning Ordinance does not provide for a wall sign on the west side of the building at all. He advised that the staff has reviewed the applicant's arguments for the City Planning Commission -7- 11/14/73 increased sign area; namely, that the building is set back from ttle intersection of Fourth and H, and secondly, that the building may be partially obscured by the SDG&E building to the west. The staff feels this is not justification for the requested variance. The staff does recommend permitting a 50 sq. ft. sign on both tile east and west elevations of the building, subject to the condition that no additional sign be placed on the building. This being the time and place as advertised, the public hearing was opened. Bob Barrick, 1113 Via Trieste, Vice President of Balboa Bank, discussed their rationale for locating the bank building back approximately 170 feet from the intersection in order to provide good circulation for patrons using their drive up windows. For this reason and the fact that it is a two story building with rather large faces toward both the east and west, they felt the larger signs as requested would be proportionate to the building and easily visible from the street. He passed around for Commission inspection, photos taken from the intersection with the signs drawn in to show their reletion to the building. He pointed out that the colors of the signs are brown and beige to match the colors of the building. Commissioner Rudolph asked about the comment in the staff report that the proposed signs contain reader boards. Mr. Barrick asknowledged there is room at the bottom of the signs for a message. As no one else wished to speak, the public hearing was closed. Commissioner Whitten expressed support for the staff recommendation for smaller signs and pointed out that the pictures indicate there is a clear view of the sign area going either direction on H Street. He did not favor allowing additional area for a message. MSC (Whitten-Chandler) The request for Variance PCV-73-19 be denied and the Balboa Bank building be limited to two 50 sq. ft. signs to be located on the east and west elevations of the building. The motion carried by the following vote: AYES: Members Whitten, Chandler, Rice, Macevicz, Rudolph and Swanson NOES: None ABSTAIIIED: Member Wilson The meeting recessed at 8:53 p.m. and reconvened at 9:00 p.m. 10. Tentative Subdivision Map PCS-73-3, Ranchito Robinhood Associate Planner Lee pointed out the developer has proposed a subdivision containing 72 lots on 52 acres; rezoning has been approved by the City Council adding the "P" ~odifying District to the R-l-lO zoning in order to permit some lot sizes under 10,000 sq. ft., although the density is below that pemlitted in the R-l-lO zone. The developer propose~ to locate building sites on the City Planning Commission -8- 11/14/73 ridge top with the steeper slope area left in its natural state--38% would be left in natural open space. Mr. Lee noted the staff recommendation for approval of the tentative map subject to 28 conditions as listed in the report, but advised that after discussing the conditions with the applicant, the staff suggests that the following conditions be modified or clarified: Condition 2, which requires a 5'decorative slumpstone wall at the top of slope on lots 1-11, be modified to permit lowering portions of the wall to afford better views from certain lots, subject to staff approval. Condition 10 provides for split level units on lots 1-18; it is requested this be modified to provide that lots 1-18 shall utilize a combination of split level, half-split, and standard pads to create a variation in appearance. Condition 20 covering street improvements for Otay Lakes Road included 8 feet of the center island median; the Engineering Division has determined that construction of the center island would not be required of the developer. Condition 15, which stipulates the requirement for sideyard fencing on a number of lots, be amended by deleting lots 20, 39, and 40 from this requirement. Commissioner Whitten asked why the fee for schools and parks is not required prior to issuance of a grading permit rather than building permits. Associate Planner Lee pointed out that a permit is issued for grading an enti~ development area at one time, whereas building permits are requested in phases as the development progresses. He felt there had been no problem in requiring payment of the fees prior to issuance of building permits. Mr. Lee further pointed out that in this case it is specified that the land- scaping would be maintained by the developer for a one year period rather than for 90 days. In discussing this with the Directors of Parks and Recreation and Public ~orks, it was determined that it does present a problem for the city forces to take over maintenance of landscaped areas prior to the receipt of funds through the Maintenance District. Chairman Macevicz invited a representative of the developer to present their views to the Commission. James Ashbaugh with George Nolte and Associates, San Diego, planning and engineering consultants for this project concurred with the comments made by Mr. Lee concerning the modification of certain conditions. He advised they have attempted to meet the pattern of tile Hillside Ordinance with this development, and that any grading which occurs will be landscaped under the Open Space Maintenance District process. He indicated they would prefer that the payment of fees be contingent upon building permit applicati6ns and felt this is the logical time for requiring the fees since new students come only after construction of the homes, tie felt these fees are not used by the school districts for capital improvements but are limited to temporary measures to house additional children by providing mobile units until permanent facilities are built. City Planning Commission -9- 11/14/73 Commissioner Whitten reiterated that he felt more emphasis should be placed on providing new schools concurrent with the development of a new area. Director of Planning Peterson suggested this is a good topic for a study session with representatives of the school districts. He felt the Commission has flexibility of collecting the fees earlier but this should be considered as a change in the system rather than just for a certain development. MSUC (Chandler-Wilson) Recommend to City Council the approval of the tentative subdivision map PCS-73-3, subject to the conditions in the staff report and as modified in Mr. Lee's presentation. 12. PUBLIC HEARING (Cont.): PCA-73-5 Amendment to Zoning Ordinance relating to landsca~in~ and parkin~ requirement for condominium conversions. Director of Planning Peterson in a conference with the City Manager and other Department heads concerning this proposed change in the amendment, it was determined that implementing and enforcing such a policy would be a major undertaking from an administrative viewpoint. He suggested that this item be continued to December 12 in order for the staff to obtain some direction from the Council as to whether this should be pursued. MSUC (Swanson-Rice) The public hearing for consideration of PCA-73-5 be continued to the meeting of December 12, 1973. 13. Review and modification of Conditional Use Permit PCC-72-20 for vehicle dismantling north of Otay Valley Road - Daniel V. Kelley Associate Planner Lee reported that this conditional use permit was granted by the Commission in 1972 to allow the applicant to restore automobiles, subject to annual review of the operation by the Commission. The facility has been closed for some time and the applicant now wishes to reopen it just to dismantle vehicles and have them hauled away. He advised that the staff's recommendation is for approval subject to conditions limiting the hours and scope of the operation and subject to annual review. Chairman Macevicz requested that another condition be added to require that the property be cleaned up and kept free of trash and litter. MSUC (Whitten-Rudolph) Approval of the continued operation under PCC-72-20 subject to the following conditions: 1. No more than three employees shall be employed. They shall work only from 8:00 a.m. to 8:00 p.m., Monday through Saturday only. 2. No more than six vehicles shall be stored or worked on at any time. 3. This use shall not be open to the public since paved offstreet parking is not available. 4. Annual review by the Planning Commission to determine if the conditional use permit should be extended. City Planning Commission -10- 11/14/73 5. Signing shall be limited to a 4' x 4' wall sign attached to the structure used for dismantling. 6. The area shall be kept free of trash and litter and maintain a presentable appearance. DIRECTOR'S REPORT Director of Planning Peterson reported that the City Council at the previous night's meeting adopted the Conservation Element and the Open Space Element as recommended by the Planning Commission. The Council also adopted the P.U.D. Policy as recommended; the P.U.D. Ordinance was adopted a little over a month ago. CO~qlSSION COMMENTS Commissioner Rice asked if the Council's four week continuance of the rezoning and General Plan amendment for the Bayfront area would affect the Commission's consideration of the specific plan. Mr. Peterson advised that the Commission could still consider the specific plan assuming the Council will adopt the zoning and General Plan changes in accordance with the Commission's recommendation. Commissioner Whitten extended his gratitude to the Commission and the City for the opportunity to attend the League of California Cities Conference in San Francisco which he found very informative in many areas. He reported it was interesting to find out that although this City has a great many problems, there are a number of cities in California which are farther behind than Chula Vista. He felt the presentation made by the Mayor of Palo Alto concerning their open space program indicated they have something that is really outstanding for the good of the citizens. Mr. Whitten asked whether the newly installed sign on the front of the office building at 815 Third Avenue had been approved. Associate Planner Lee advised this was not submitted for approval, but does come within the Ordinance restrictions as far as size is concerned. He expressed the feeling that the building does not have any unique architectural characteristics and the large numerals mounted on the front of the building do add to its appearance. Commissioner Rice again questioned the large sign on the apartment building above the Highway Department maintenance yard and asked if they could be abated. Mr. Lee advised that the Zoning Enforcement Officer is pursuing this through the City Attorney's office. He reported that real problems are being encountered with reference to the abatement of signs. Commissioner Rice also commented on a sign which has just been erected on Third Avenue just outside the city limit for a massage parlour, which he feels is a definite hazard, due to the bright blinking lights used in the sign. Mr. Lee advised the County has been contacted in this regard and they have indicated they would check into it from a traffic safety standpoint. He noted City Planning Commission -ll- 11/14/73 they do not have a very restrictive sign ordinance, but he felt that as a freestanding sign this violates the setback regulations. Chairman Macevicz asked the status of the extension of "H" Street from Hilltop to 1-805. Director Peterson advised it is scheduled for consideration by the City Council on November 27th. Commissioner Wilson reminded the Commission he cannot be present at the meeting next Wednesday night on Thanksgiving Eve. ADJOURN~IENT The meeting ~vas adjourned by Chairman Macevicz at 9:45 p.m. Respectfully submitted, Helen [.lapes, Secretary