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HomeMy WebLinkAboutPlanning Comm min 1973/07/25 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA July 25, 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, Wilson, and ex-officio member Anewalt. Also present: Director of Planning Peterson, Associate Planner Lee, Assistant Director of Public Works Robens, City Attorney Lindberg, and Secretary Helen Mapes. The pledge of allegiance to the flag was led by Chairman Macevicz, followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (Whitten-Rudolph) The minutes of the meeting of June 27, 1973 be approved as mailed. Member Rice abstained due to his absence at that meeting. MSUC (Rudolph-Chandler) The minutes of the meeting of July ll, 1973 be approved as mailed. Member Whitten abstained due to his absence at that meeting. 1. PUBLIC HEARING: CONDITIONAL USE PERMIT - Request to locate parkin9 facility for commercial use in R-3 zone at 183 Broadway - Ocean Fresh Seafood - PCC-73-15 Director of Planning Peterson reported that meetings with the applicant have revealed that he is exploring the possibility of some additional uses on the property along with the parking. The staff has some concerns about the onsite circulation and access to the public street. Due to these problems, the applicant has agreed to a continuance of the hearing to August 22. MSUC (Rice-Chandler) The public hearing for consideration of conditional use permit PCC-73-15 be continued to the meeting of August 22, 1973. 2. PUBLIC HEARING: CONDITIONAL USE PERMIT - Request to establish bowlin~ alley with snack bar and dance/cocktail lounge at 475 H Street in C-C zone - Leisure Time Sports - PCC-73-16 Director of Planning Peterson reported this is a proposal for recreational type of uses to occupy a portion of the Home Fair building which is mainly vacant. These uses are basically compatible with the other leisure time uses at this site--theater and fast food establishments--but review of the proposed use and the offstreet parking requirements indicate a shortage of about 200 parking spaces for the existing and proposed uses. In order to further study this, a continuance to August 22 is recommended. The Commission commented on other uses at the location which appeal to youth~ particularly Farrell's Ice Cream Parlour~ and questioned whether the cocktail lounge might create a problem; also the fact that the peak parking requirements of the existing uses, with the exception of the bank, probably occur at the same time as they would for the bowling alley. -2- 7/25/73 MSUC (Whitten-Rice) The public hearing for consideration of conditional use permit PCC-73-16 be continued to the meeting of August 22, 1973. 3. PUBLIC HEARING (Cont.): Consideration of amendment to Zoning Ordinance and adoption of Development Policy relating to Mobile Home Parks - PCA-73-2 Director of Planning Peterson reported that a meeting with the owners, managers and developers of mobile home parks resulted in suggestions for some modifications to the proposed ordinance and policy. These suggestions included the need for smaller parks than the 15 acre minimum proposed, and for a policy oriented toward a 4 or 5 acre park. Mr. Peterson suggested that a revised draft be submitted to the same group to obtain their comments prior to conducting the public hearing. He recommended continuing the hearing to August 22. MSUC (Chandler-Whitten) The public hearing to consider an ordinance amendment and development policy for Mobile Home Parks be continued to the meeting of August 22, 1973. 4. Clarification of action relative to construction in Flood Plain District by Dunphy Construction Company - PCC-73-7 Director of Planning Peterson reported that the conditional use permit applica- tion filed by Dunphy Construction Company was a dual request--construction in the Flood Plain District, and construction of a truck terminal in the I-L zone. Since the findings for denial by the Commission referred only to the truck terminal, it is felt the Commission should clarify their intent with regard to construction of industrial buildings in the Flood Plain. Mr. Peterson advised that the Planning and Engineering staff had evaluated this and previously reported that the proposed construction would have no adverse effect. MSC (Rice-Wilson) Approval of a conditional use permit for construction RESOLUTION PCC-PCC-73-7 of industrial buildings south of Industrial Drive and east of Press Lane, but no approval for a truck terminal at that location. The motion passed by the following vote: AYES: Members Rice, Wilson, Chandler, Macevicz and Rudolph NOES: Member Swanson ABSTAINED:Member Whitten (due to absence at the meeting of July ll when the public hearing was closed) 5. Consideration of request to construct Roma~ Ticket statiOn in Tidelands area - Rohr InduStries Jim Hewitt, Engineering Supervisor with Rohr Industries, displayed a model of the proposed two-story structure which he indicated would serve as a ticket station and boarding station for a people moving system which would be an elevated car suspended from a beam system. He indicated they propose to build a model for demonstration only. This would be constructed of precast concrete and would not be a permanent structure. -3- 7/25/73 MSC (Whitten-Wilson) Approval of the request to construct Romag Ticket Station mock-up in the Tidelands area. Commissioners Rice and Chandler abstained from voting due to their employment at Rohr; Commissioner Rudolph abstained as her husband is employed at Rohr. 6. Consideration of request for freestanding sign at 4206 Bonita Road in C-C zone - Holiday House Liquor - PCM-73-17 Associate Planner Lee displayed a plat showing the location of the new building under construction and of the proposed freestanding sign. He also pointed out the location of nine existing freestanding signs along Bonita Road between the Brookside Winery and Otay Lakes Road. He noted the building is set back 70 feet from the street in line with the adjoining market building. Because of a row of eucalpytus trees located west of the property and an existing tree on the site, the building will be partially obscured and the wall sign not easily seen. It was noted the new building will be divided into two stores with Holiday House Liquor occupying the west half. Co~issioner Rice felt that approving this request would create a built-in hard- ship for the tenant in the other half of the building, noting that only one freestanding sign is permitted on a single lot. He suggested the sign be re- designed to accommodate both uses. Mr. Lee pointed out that this lot has 100 feet of frontage which is the minimum for which a freestanding sign is permitted. The present ordinance regulations provide for a freestanding sign to identify the name of the center or the major business at the site; there is no provision for tenant signs. That is being considered in the present revision of sign regulations. Such a request at this time would require a variance application. Fran Berger, of Pacific Sign Construction, raised objection to the condition recommended by the staff that the corners of the sign cabinet be rounded due to the added cost of construction which would be approximately a 6% increase over a sign with square corners. Edward Svatko, 665 Jefferson, owner of the building, indicated that while he does not have a tenant for the east half of the building, it would not work to deprive such tenant of a freestanding sign. Director of Planning Peterson recommended a continuance of this item to explore the possibility of a sign to serve the entire property. MSUC (Whitten-Rice) Consideration of a freestanding sign at 4206 Bonita Road be continued to the meeting of September 12, 1973 7. Consideration of Precise Plan for development of Saratoga Canyon apartments on Telegraph Canyon Road in R-3-G-P zone - PCZ-72-O Director of Planning Peterson noted that an Environmental Impact Report on this development was recently adopted, although of concern in that report as well as in approval of the precise plan, is the question of noise which will result from traffic on Telegraph Canyon Road and on 1-805. He noted that the report to the Commission points out a basic policy question which has to do with the extent of an applicant's obligation to mitigate noise from an outside source--a source -4- 7/25/73 not of his own making. Part of the rationale there is, if the developer doesn't do it, who is going to do it, since he, by virtue of the development, will be exposing people to a noise situation. Three alternatives which the Commission might consider are pointed out in the report. Mr. Peterson recommended that the Commission reach a decision on the policy question as to the extent of the applicant's obligation, and then consider approving the development subject to the conditions listed in the alternatives. The applicant has expressed a willing- ness to accept the condition that construction plans submitted for building permits bear the certification of an acoustician holding full membership in the Acoustical Society of America that the wall assemblies, window types, and construction techniques proposed will result in a dBA loss of, say 20 dBA, through the wall. Mr. Peterson pointed out other concerns of the staff having to do with access to the site from Telegraph Canyon Road, a slight deficiency in open space, and the recommendation that two recreational centers be developed because of the linear nature of the site. Mr. Peterson called attention to the traffic projection of an ultimate 57,000 cars per day on Telegraph Canyon Road and pointed out this does not take into consideration any development which may occur in the future on the south side of Telegraph Canyon Road in the area now zoned for agriculture. Commissioner Rice commented the noise from the anticipated amount of traffic on 1-805 should also be taken into consideration in the development of this area adjacent to an offramp of the freeway. Commissioner Whitten asked about the realignment of the offramp to coincide with Halecrest. Assistant Director of Public Works Robens reported that the State Division of Highways was contacted in this regard and their solution is not to realign the offramp, but to design, channelize and signalize the offramp and the intersection. Commissioner Whitten asked if the Hillside Development Policy could be applied to this development. Director of Planning Peterson agreed it is possible, but it comes down to a question of fairmess. The property was formerly zoned R-3 and was subsequently down zoned in density to R-3-G. Apparently the Council felt this was a fair designation. The applicant's proposed density is below that which would be allowed in the R-3-G zone; he is proposing 10.7 units per acre whereas the R-3-G zone permits 17 units per acre. Since this developer has been proceeding with these plans for some time, Mr. Peterson felt it was a little late to recommend that the Hillside Ordinance apply to this property. With regard to the policy question concerning sound, Commissioner Whitten maintained the Planning Commission is charged with more responsibility than land use. He felt Commission action should assure that the sound level within the buildings would be reduced to an acceptable level; he contended the require- ments of the second alternative were not specific enough and favored the third alternative. He also suggested further reducing the density of the development. Commissioner Rudolph asked when this development is proposed to be constructed. -5- 7/25/73 Director Peterson suggested that the applicant could answer that question but he understood the urgency of having the precise plan approved was for the purpose of obtaining a grading permit since the Division of Highways is interested in obtaining fill dirt from this site. Commissioner Rudolph pointed out the Environmental Impact Report had indicated certain factors could not be determined at this time because development is so far in the future. She expressed the opinion that any piece of property must be developed within the constraints of the property as determined by topography and location. One of the constraints to be considered in this case is unacceptable noise level and it is the property owner's responsibility to bring the noise level within the development down to an acceptable level. Commissioner Swanson asked about the availability of schools and other public facilities, utilities, and adequate drainage. The Commission discussed the matter of approving the E.I.R. when information was not available to determine certain factors of the impact. Director of Planning Peterson pointed out that in approving the E.I.R. the Commission expressed reservations about the noise problem and indicated to the applicant that when precise plans were pre~ented he would be required to address himself to that problem. City Attorney Lindberg pointed out that in a situation of this sort a supplement to the E.I.R. may be demanded if plans are submitted at~a significantly later date. Commissioner Whitten suggested that with the determination that the applicant should play a substantial role in sound attenuation, this item should be continued for additional study by the applicant. Chairman Macevicz invited the applicant's representative to address the Commission. Art Simpson of the firm of Simpson and Gerber, Architects,~8008 Girard Avenue, La Jolla, expressed the belief that aside from the sound problem they have complied with all other ordinances in the City. He confirmed that the plans were submitted to enable the applicant to obtain a grading permit and is prepared to continue discussion on building details. The Commission expressed concern over whether the development will actually be completed if grading is permitted prior to approval of a complete and detailed precise plan. Mr. Simpson maintained that the configuration of the grade as proposed will be less of an eye sore than the existing site. He suggested that conditions could be imposed with reference to planting and maintenance of the slope until the buildings are constructed. It was noted this is a requirement of the existing ordinance. Mr. Simpson introduced Dr. Robert W. Young, Senior Scientist and Consultant for the Acoustics Division of the Naval Undersea Research and Development Center, who has been retained by the City of San Diego to work on their acoustics and noise ordinance. -6- 7/25/73 Dr. Robert W. Young, 1696 Los Altos Road, San Diego, acoustical consultant, reviewed the report submitted in writing to the Commission relative to a noise study made at the site. He indicated there are two sets of guidelines for deter- mining acceptable noise levels. He reported at the site in question under existing conditions with the noise as measured, the site would be judged discretionary acceptable. He felt it is desirable to use requirements of the State Law in regard to the noise around California airports, which provides that if the existing sound level is 65 decibels the developer must take measures to bring the level down to 45 decibels. He felt this is a reasonable approach to take with regard to noise from other modes of transportation, and he would propose following those guidelines in approving structures in this development. In response to a question from Commissioner Whitten, Dr. Young confirmed that 45 dBA is a reasonable sound level for living conditions. He suggested that in view of the predicted noise at this site the necessary sound level reduction through the walls of the structures should be 25 or possibly 30 decibels. He would recommend structures to attain that level of reduction rather than 20 decibels. He affirmed it is not a problem to build this kind of soundproofing into the walls of the proposed structures. When asked about the use of landscaping as an outside acoustical b~rrier, Dr. Young reported it takes 50 to 100 feet of trees to get several decibels reduction of noise level. He indicated a solid barrier is the only way to get marked reduction in sound level. He suggested that walls could be used to provide some defense for the area around the swimming pools. Commissioner Wilson asked if Dr. Young felt the requirements listed as the third alternative are necessary. Dr. Young responded that 2/3 of the requirements are necessary and probably half of them have already been accomplished. Recommendations are available on types of construction that can be used to accomplish the reduction mentioned. He felt they can expect the average sound level to be brought down to the acceptable level.of 45 decibels. Commissioner Whitten felt the Commission should have a concise report from the staff on the methods to be used to bring the sound level down and also that further consideration should be given to reducing the density of the development. MSUC (Whitten-Rudolph) Consideration of this item be continued to the meeting of September 12, 1973 with direction to the staff that all items under alternative 6-C be seriously investigated and a report submitted. 8. Consideration of request for 6 month extension on conditional use permit C-68~12 ~ First Assembly Of God Church~ 395 D Street MSUC (Whitten-Rice) Approval of a six month extension, to January, 1974, for conditional use permit C-68-12. 9. Consideration of petitiOn for DeeparkAnne×atlo~ MSUC (Rice-Chandler) Recommendation for approval of the Deepark Annexation be forwarded to the City Council. -7- 7/25/73 10. Consideration of request to retain freestandin~ Kentucky Beef sign located at 465 H Street Associate Planner Lee called attention to the display of the proposed sign for the "Hot Potato" to replace the existing Kentucky Beef sign which is 33 ft. high and 100 sq. ft. The applicant is requesting approval of this sign for a 4 year period and the staff recommends approval for 2 years with a condition requiring the posting of a cash bond to assure removal of the sign at the end of that period or sooner if this business closes. Commissioner Rudolph suggested th2t with the request for the bowling alley this might be an appropriate time to consider a policy for signing for the entire center. Mr. Lee advised they have indicated the desire for a sign to identify the various uses in the main building. He pointed out that the proposed "Hot Potato" sign would replace a sign which would have been permitted to remain for 17 years if Kentucky Beef had remained in business ~t that location. This applicant has indicated a need for the sign until the business is established and after a period of time the sign would no longer be needed due to the location near the street. A1 Beit, applicant, maintained that the need for a freestanding sign is demonstrated; that every major franchise throughout the country has a freestanding sign. He felt the request for a four year period is reasonable and would permit this new business to become established. He pointed out that food franchises depend on impulse buying to a large extent and therefore need identification which can be seen before the motorist is past the site. Commissioner Wilson indicated his willingness to support the request for a four ~ear period of time because of the cest of the sign and what he considers the state of flux which the City's sign ordinance is in. MSC (Whitten-Rudolph) Approval of request to retain a freestanding sign at 465 H Street for a period of 2 years, subject to the requirement of a cash bond to assure its removal at the end of that time. The motion carried by the following vote: AYES: Members Whitten, Rudolph, Macevicz, Chandler and Rice NOES: Members Wilson and Swanson ABSENT: None Commission Comments Commissioner Rice commented on the horrendous system of signal lights and traffic circulation at Bay Boulevard and H Street. He also pointed out the undesirability of the service structures on the slope between the onramp for the freeway and Bay Boulevard. Assistant Director of Public Works Robens reported he had observed the traffic on a couple of occasions and it seemed to flow freely, althouGh-he did not observe at a peak period. He felt this problem results when ~he State attempts to save money by using a diamond pattern rather than cloverleaf resulting in -8- 7/25/73 left turns and cross patterns of traffic which requires a great number of signals. He indicated the new Traffic Engineer will observe this operation for a few months to determine its acceptability. He also indicated the State is still attempting to improve the situation. Chairman Macevicz reported that at the intersection of Broadway and E Street the left turn arrow cannot be ~een. This refers to south turns on to Broadway from E Street. Mr. Robens reported he had received another complaint in this regard and he would investigate the problem. ADJOpRNMENT MSUC (Whitten-Rudolph) The meeting be adjourned at 10:20 p.m. Respectfully submitted, Helen Mapes, Secretary