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HomeMy WebLinkAboutPlanning Comm min 1973/07/11 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA July ll, 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, Rice, Chandler, Rudolph, Swanson and Wilson. Absent (with previous notification): Member Whitten. Also present: Director of Planning Peterson, Associate Planner Lee, Senior Engineer Harshman, 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 (Chandler-Rice) The minutes of the meeting of June 13, 1973 be approved as mailed. Director of Planning introduced John Annewalt, newly appointed ex-officio member from the Youth Commission, to the Planning Commissioners. 1. PUBLIC HEARING (Cont.): CONDITIONAL USE PERMIT - Request to construct loadin9 dock~ warehouse and office for truck terminal and industrial Bark at Trousdale and Press Lane in I-L-F zone - Dunph~ Construction Co. - PCC-73-7 Director of Planning Peterson noted that this matter was continued from the June 13 meeting for referral to the Safety Commission for their evaluation as to t~affic safety and the possible need for additional access to this site. He indicated Senior Engineer Harshman would report on the Safety Commission meeting. Mr. Peterson reiterated that from the st~d~O~nt~of access ~om the f~ee~a~, this site is a good site for a truck terminal; from the standpoint of the proximity of this site to the mobile home park, there are conflicts. He noted that this area has been zoned for industrial use for many years, even before the mobile home park was established there and the developers of that park must have recognized there was a potential for industrial use. Many other uses would generate as much traffic as a truck terminal. The Planning Department feels the mobile home park is mislocated in this industrial area and therefore recommend approval of the application under consideration. Mr. Peterson noted two additional conditions which have been recommended since the previous hearing; namely, that the doors on the south side of the terminal shall remain closed.durin~ the hours of 6 p.m. to 6 a.m., and that construction of the terminal shall be concurrent or later than construction of the industrial buildings on the south side of Trousdale. It is felt these two conditions would help to eliminate the conflict that might exist between the two land uses by serving as a noise buffer. Senior Engineer Harshman advised that the Engineering Division and Safety Commission had reviewed the proposed development to determine the safety and adequacy of current routes of access as well as the proposed access to the Sweetwater -2- 7/11/73 Industrial Park area when the freeway interchange is completed. He reported the Safety Commission had considered each of the five questions previously raised by the Planning Commission, and the Commission recommends that the City seek an easement across such private property as deemed expedient in order to provide access for emergency vehicles, only, at such times as it is required, and also that reflectors and/or barriers be installed in the area of the intersection of Brisbane Street and North Glover Avenue. Mr. Harshman displayed a plat showing the proposed access road to the site as covered by the agreement with the State Division of Highways in connection with the freeway construction and indicated two possible additional access roads to the site. Although the agreement with the State indicates certain improve- ments to be accomplished, the Highway Department has indicated that to the ex- tent possible they would use the funds allocated for this project in whatever way the City desires. Right of way for the proposed access street and widening of North Glover has been purchased. ~r. Harshmen reported that the Safety Commission further recommended that future Industrial developments within the Sweetwater Industrial Park area provide sufficient space on site to maneuver and park delivery vehicles in such fashion that they will not disrupt the free flow of traffic within the development. Director of Planning Peterson reminded the Commission of the previous receipt of two petitions of protest of this development signed mainly by residents of the adjacent mobile home park and of the single family homes at the top of the hill to the south and east of this project. Chairman Rice declared the public hearing reopened. Dean Dunphy, President Dunphy Construction Company, advised that the added condition relative to keeping doors closed during the night presents no problem, but the condition requiring construction of the terminal concurrent or later than construction of the industrial buildings on the south side of Trousdale does pose a problem, although, as indicated previously, it is their intent to develop four of the buildings in the first phase of development with the remaining three buildings to be constructed as needed. He indicated the truck termi, nal would be constructed by G. I. Trucking Company and the remainder of the development by Dunphy Construction. He pointed out that economics would dictate that development be accomplished as soon as financing can be obtained, but he would ask that the proposed condition not be included. Niek Slijk, representing the Chula Vista Chamber of Commerce, spoke in favor of the proposed development pointing out Chula Vista's need for additional industry and for additional tax base. Norval Richardson, Administrator of Vista Hill Hospital located on North Second Avenue, questioned what level of noise might be anticipated from the night time operation of the truck terminal and if this could be controlled to such a degree that it would not disturb patients of the hospital. Ed Witek, co-owner and manager of Chula Vista Travelodge Park, pointed out the need for low cost housing in Chula Vista, as well as for industry, and mobile homes are about the only answer to that need. He again discussed the issues of noise and traffic safety as it would relate to residents of the mobile home park, and felt if the truck terminal is permitted it should be on the condition -3- 7/11/73 of requiring an access further west than North Glover with the closing of Brisbane Street east of such access to prevent trucks from using the road adjacent to the mobile homes. He also contended that a report should be obtained from qualified noise engineers before a decision is made on this proposal, since it has not been indicated what the noise level will be. Ernest Arnold, Vice-Chairman of the Chula Vista Safety Commission, expressed the opinion their report had covered all questions previously raised by the Planning Commission with regard to traffic safety. William Zellar, resident of Travelodge Park, objected on the basis of the noise generated by the heavy diesel trucks making deliveries throughout the night time hours. Dean Dunphy reviewed the operation as proposed by the truck terminal, noting that 17 delivery trucks would load and go out in the morning and would not return to the terminal until afternoon. The diesel trucks bringing merchandise in would be scheduled for arrival one per hour between 8 p.m. and 8 a.m., which he pointed out does not constitute heavy traffic. He also pointed out that legislation for increased control of noise and air pollution will apply to this operation and it must conform to the standards adopted. In response to questions raised by the Commission, Mr. Storer, terminal manager of G. I. Trucking Company confirmed that only minor maintenance would be performed at this location during the night, such as changing batteries, lights and mirrors. They employ one mechanic for servicing the smaller trucks who works from lO:O0 a.m. to 6:30 p.m.. Major repair is done by an outside service firm. Alfred R. Welker, 168 Del Mar Avenue, spoke in behalf of the residents of the area above the industrial park site, indicating they are not opposed to light industrial development in the valley but thought uses which do not confirm to industrial zone regulations should not be permitted in that area. As no one else wished to speak, the public hearing was closed. The Commission discussed the possibility of providing a second access road into the area. It was moved by Commissioner Wilson that the application be approved in accordance with the staff recommendation but deleting the last two conditions. The motion died for lack of a second. The Con~nission discussed a further continuance to allow additional study of access roads. It was pointed out that amending the freeway agreement with the State Division of Highways in order to provide an alternate or additional road would be time consuming. Mr. Dunphy indicated their need for a decision on the application at this time. It was m~ved by Commissioner Rudolph that Conditional Use Permit application PCC-73-7 be denied. The motion died for lack of a second. MS (Wilson-Swanson) Conditional Use Permit application PCC-73-7 be approved subject to the conditions recommended by the staff, but deleting the ~ast condition -4- 7/11/73 to require construction of the industrial buildings and truck terminal concur- rently. The motion for approval failed to pass by the following vote: AYES: Members Wilson, Swanson and Rice NOES: Members Chandler, Macevicz and Rudolph ABSENT: Member Whitten The applicant was advised of the right to appeal this decision to the City Council within 10 days. 2. Consideration of request for conversion of residential structure to office use at 287 G Street in C-O zone~ Co~ehdYGove-Rhoades-Weimer - PCM-73-16 Associate Planner Lee pointed out that in accordance with the Zoning Ordinance remodeling of a residential structure for office in the C-O zone must have Planning Commission approval. He reviewed alterations proposed and the staff's recommendation for approval subject to the requirement of front yard landscaping and automatic sprinkler irrigation. Richard Rhoades, member of the applicant firm, indicated they have no objection to the proposed conditions but do not understand the need for an automatic sprinkler system. MSUC (Chandler-Rice) Approval of PCM-73-16 for conversion of a residential structure to office use at 287 G Street in the C-O zone, subject to the following conditions. 1. The front yard shall be landscaped in accordance with the Landscape Manual. 2. The front yard shall be irrigated with an automatic sprinkler system. 3. Consideration of request to eliminate landscapin9 requirement of PCC-72-10~ Fourth and Mankato~ Chula Vista Service ClUbs, Inc. Associate Planner Lee displayed a plat showing the existing building approved in 1970 and the extension of the parking area approved in 1972 with a condition for a landscaped strip between the parking lot and the alley. He noted zoning regulations which require that offstreet parking be screened by a 10 ft. wide (or less, if justified) landscaped strip and that 10 per cent of all parking lots be landscaped. Inasmuch as this parking is visible only from the alley the requirement was modified to a 6 ft. wide strip adjacent to the alley which represents only 3.4 per cent of the parking area. Clint Matthews, 4305 Vista Coronado Drive, representing Chula Vista Service Clubs, pointed out the landscaping requirement was deferred until the alley was paved, which has just recently been accomplished. He indicated they will eventually move out the three houses facing Fourth Avenue and utilize the entire area for parking, at which tim~ they would expect to install additional landscaping along -5- 7/11/73 Fourth Avenue. For security reasons they are now requesting permission to install a 6 ft. fence along the alley instead of lanscaping. If this cannot be granted indefinitely they would request that the landscaping be deferred for a year, since other improvements, such as an air conditioner, are needed at this time, and a lack of capital funds prevents the installation of all items at the present time. Mr. Lee pointed out that due to visual problems a fence must necessarily observe a setback, so that no additional parking area would be available if the fence is used in l~eu of the 6 ft. landscaping strip. Henry Mueller, 6525 Bantam Lake Circle, San Diego, newly elected president of the Lions Club Cummunity Center spoke of the need to provide a fence and locked gates around the parking area to eliminate the problem of youngsters using the area as a playground. He expressed a willingness to work with the staff in preparing an acceptable landscaping and fencing plan. MSUC (Rice-Rudolph) Consideration of the landscaping requirement for the parking area of Chula Vista Service Clubs be continued to the meeting of July 25 in order that the applicant and staff may prepare an acceptable landscaping concept for approval by the Commission with actual installation to be deferred for one year. 4. Consideration of deferral of public improvements at 3850 Palm Drive, James W. Watkins Associate Planner Lee noted the conditions requested by the Engineering Division in recommending approval of this request. MSUC (Rice-Chandler) Approval of the request for deferral of public improvements at 3850 Palm Drive in accordance with the recommendation of the Director of Public Works. 5. PUBLIC HEARING: Consideration of revision to General Plan redesig.nating Second Avenue from a collector road of 4 lanes to a residential ~collector of 2 lanes Director of Planning Peterson recommended that consideration of this revision be continued until the entire Circulation Element of the General Plan is reviewed and revised. This recommendation was presented to the City Council and no ob- jection to the continuance was raised. MSUC (Chandler-Rice) Consideration of redesignating Second Avenue as 2 lane street be continued until review of the Circulation Element is undertaken. PUBLIC HEARING (Cont,): Consideration of amendment to Zoning Ordinance and adoption of Developmen~ Pollc~ relating to Planned Unit Developments ~ PCA-72-5 ' ' Director of Planning Peterson reported that the proposed amendment was previously considered by the Commission and recommended for adoption. The City Council, however, referred it back to the Commission requesting that special attention be given to the provisions for density bonus. Also incorporated into the PUD policy have been some setback, lot coverage and open space standards. Mr. Peterson noted the major changes which are being proposed from the existing -6- 7/11/73 ordinance as follows; One, making the PUD a Modifying District so that it would be a zoning prooedure; two, retaining the density bonus, resulting from computation on a gross basis, rather on a net basis, but eliminatin§ the additional 25 per cent density bonus. Mr. Peterson called attention to the table of maximum density to be allowed and to the list of six density incentive features by which the developer could be eligible for the density bonus. Mr. Peterson noted that a correction should be made under the parking and cir- culation section to designate mimimum width for two way access roads with no parking would be 24 feet. He also recommended an additional section to the policy which would allow for the inclusion of some small convenience uses within a planned unit development, and would read as follows: Applicants shall be encouraged to provide such uses as small convenience markets and service shops, eating places, etc., in central locations so as to encourage pedestrian rather than vehicular traffic. Mr. Peterson indicated such use would not be on the same scale as a Neighborhood Commercial center as permitted in the C-N zone, and would not be located at a major intersection but within the development to best serve the surrounding residents. Commissioner Wilson expressed the opinion such use would not fit in with the highly controlled living environment desired and that it would take a very large development to make it economically feasible. Commissioner Rudolph felt the provision for convenience uses should be included in the policy and that with architectural control it could be assured that it would be a pleasing addition to a neighborhood as well as a definite service and convenience to housewives. Chairman Macevicz asked who makes the decision on the density increase to be granted for each of the density incentive features. Mr. Peterson pointed out it is the ultimate decision of the City Council but the Planning Commission would submit their recommendation to the Council in this regard. Commissioner Chandler pointed out that the proposed policy did not make clear the role of the Planning Commission in approving P.U.D.'s. Mr. Peterson indicated the wording of the policy would be revised to indicate Planning Commission considera- tion prior to sending the policy to the City Council for adoption. This being the time and place as advertised, the public hearing was opened. Kathryn Moore, 1134 Tobias Drive, spoke in support of the proposed amendment and policy and the inclusion of the provision for convenience uses. As no other testimony was offered, the public hearing was closed. MSUC (Rice-Chandler) Recommend to the City Council the amendment of RESOLUTION NO. PCA-72-5 Sections 33.502, 33.503, 33.601, 33.602 and 33.1312 of the Zoning Ordinance relating to Planned Unit Development procedure MSUC (Rudolph-Swanson) Adoption of the PUD Policy and recommendation that the RESOLUTION NO. PCM-73-4 City Council also adopt the Policy -7- 7/11/73 Director's Report Director of Planning Peterson called attention to the regular monthly dinner meeting of the League of California Cities on Thursday, July 19th, at Grossmont Gardens in La Mesa, and also to the Annual League Conference to be held in San Francisco from October 21 to 24. Funds have been budgeted for two Commissioners to attend that conference. Chairman Macevicz indicated he and Vice Chairman Whitten are considering attending this conference and will confirm this within a week or two. Commission Comments Commissioner Swanson commended Mr. Peterson for the dignity and quality of his letter sent to Mr. Campbell with reference to a Motel 6 at Bay Boulevard and E Street. It was moved by Commissioner Swanson, seconded by Chairman Macevicz, that the Commission Secretary be requested to write a letter of sympathy and condolence on behalf of the Planning Commission to Mayor Thomas Hamilton on the death of his brother. Commissioner Rudolph asked if any action has been taken on the formation of a Transportation Committee. Commissioner Swanson indicated he felt that idea had been dropped. He felt the Council did not intend to create such a committee since this is a regional problem and would have to be dealt with on a broader basis than a committee within one city. Adjournment Chairman Macevicz adjourned the meeting at 10:35 p.m. to the special meeting to be held at 7:00 p.m. on July 18, 1973. Respectfully submitted, Helen Mapes, Secretary