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HomeMy WebLinkAboutPlanning Comm min 1973/03/05 ~INUTES OF A REGULAR MEETING OF THE CITY PLANNING COIqMISSION OF CltULA VISTA, CALIFORNIA March 5, 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: Rice, Hacevicz, Chandler, Rudolph, Swanson, Whitten and Wilson. Al Hooper, Chairman of the Environmental Control Commission attended in place of ex-officio member Miller. Also present: Director of Planning Peterson, Associate Planner Lee and Assistant City Attorney Blick. The pledge of allegiance to the flag was led by Chairman Rice, followed Dy a moment of silent prayer. APPROVAL OF MINUTES MSUC (~Ihitten-Rudolph) The minutes of the meeting of February 21, 1973~ be approved as mailed. ORAL COMMUNICATIONS The Chairman called for oral communications and none were presented. PUBLIC HEARI~G (Cont.): CONDITIONAL USE PERMIT - Request to install self- service 9asoline facility at 70 East "J" Street - Simkins & Sons, -- Inc. Director of Planning Peterson reported that this hearing has been continued a number of times awaiting clearance from the Air Pollution Control District. Although the A.P.C.D. has approved a gasoline vapor recovery system, the applicant has not had an opportunity to check this system in operation and has requested a further continuance of the public hearing until March 26, 1973. MSUC (Chandler-Wilson) The public hearing for consideration of a conditional use permit to install a self-service gasoline facility at 70 East "J" Street be continued to the meeting of March 26, 1973. PUDLIC HEARING: CONDITIONAL USE PERi, IT - Request to construct addition to building in I-L-F zone (flood plain district) at 105-115 North Glover - Christensen Construction Compan~ Director of Planning Peterson noted that San Diego County has declared a moratorium on the issuing of building permits in the Sweetwater Valley flood plain area. The Public Works Director has suggested that the City of Chula Vista explore a similar course of action. The proposed moratorium will be taken to the City Council for action in the very near future, therefore, tNe staff questioned the advisability of taking action on this request, since any approval might be in conflict with the course of action the Council may take. It was therefore recommended that this public hearing be continued to April 2, 1973. iqSC (Whitten-Macevicz) The public hearing for consideration of a conditional use permit to construct an addition to a building in the I-L-F zone at 105-115 North Glover be continued to the meeting of April 2, 1973. -2- 3/5/73 The motion carried by the following vote: AYES: Members Whitten, Macevicz, Rudolph, Rice and Chandler NOES: llembers Wilson and Swanson ABSENT: None The applicant was present and indicated a desire to be heard and was recognized by the Chairman. Mr. Christensen of Christensen Construction Company noted that he felt he was being penalized in his attempts to develop his property, stating that develop- ment is being permitted by National City in the flood plain area. Director of Planning Peterson pointed out there is some uncertainty as to whether the flood control channel is going to be constructed. He felt the forthcoming consideration by the City Council warrants a continuance of this hearing. PUBLIC HEARING: CONDITIONAL USE PERMIT - Request to establish pre-school child daN care center at 175 Fifth Avenue - Pilgrim Evangelical Lutheran Church Director of Planning Peterson indicated the location of the proposed day care nursery on Fifth Avenue adjacent to the Lutheran church which occupies the corner of Fifth and E Street. This nursery would be operated by the church in connection ~ith the existing primary school which accommodates about 147 children. Mr. Peterson advised that nursery schools are a permitted use in the R-3 zone. He noted the staff's concern over the effect of this use on adjacent properties due to increased noise and traffic, and pointed out the conditions recommended for approval which would limit the hours of outside activity for the children and require the picking up and dropping off of the children at the rear of the property off Brightwood Avenue. He reported that a petition was received signed by 55 persons expressing opposition to this use~ and that two letters of protest were submitted this evening in which it was claimed t~ere was no need for this addi- tional day care center in the area. Associate Planner Lee reported there are presently 15 licensed day care nurseries in the city with a combined capacity of approximately 500 children. Two additional nurseries with a combined capacity of 180 children have been approved but have not been built. Staff investigation indicated that all of the centers were operating at or near capacity and some have substantial waiting lists, which would indicate that there is a need for this service. This being the time and place as advertised, the public hearing was opened. Matt Lucas, 497 E Street, administrator of the school, commented that they felt there is a need to extend their service to include pre-school children in addition to the primary children presently attending the school and they purchased the additional property for that purpose. He indicated the children would play in the fenced area at the rear of the structure and would be under much closer supervision at all times than at a normal school play ground. He concurred with the conditions recommended and noted it had been their intent to have the children brought in and picked up at the rear of the lot from Brightwood. -3- 3/5/73 Kathryn Moore, 1134 Tobias Drive. spoke in favor of the application, pointing out the advantage to a working mother of being able to have pre-school children care for at the same location as older children attend school. Myron Dalseth, 114 Guava Avenue, pointed out that this location adjacent to a school and church would not have the same impact on the neighborhood as one completely surrounded by residences. Lewis Thompson, 164 Murray Street, noted the location of various apartments of which he is co-owner, and indicated they would not be concerned with the noise, however, they are concerned with the traffic situation as it is difficult to get out onto Flower Street during peak traffic hours. He noted that he is against removing property from the tax rolls and converting it to a business which competes with people trying to make a living from that type of business; he therefore asked that the request be denied. Clarice Olin, 171 Fifth.Avenue, objected to this use adjacent to her residence since the wooden fence which she erected and the hedge on her property are not an adequate barrier against the noise and it would be impossible to live there if the nursery school is permitted. Francis Gee, 171 Fifth Avenue, felt the Commission should not disregard the wishes of the taxpaying residents of the immediate area. He pointed out the inadequacy of the fence and hedge and noted that the parking lot does not eliminate bumper to bumper parking along the streets during churci~ services. Ite also questioned the need of this type of facility in this area. Doris Ballard, 4722 68th Street, San Diego, Director of the Pre-School, advised that pre-school child care centers are operated under the auspices of the State and are under more stringent regulations than elementary schools. They must have a regular nap time, eating time and a structured program for learning. Out- side activities must be within a fenced area and the children supervised at all times. As no one else wished to speak, the public hearing was closed. The Conmlission discussed the proposed conditions and the possible requirement of other conditions to control the noise. It was agreed that an additional require- ment should prohibit outside activities of the nursery care children at the same time as the older children were outside. They discussed the location of the play area (to limit said operation between the house and the hedge to the east) but determined that the applicant must meet State regulations for minimum square feet of play area. MSC (Wilson-Swanson) Approval of a conditional use permit to establish a RESOLUTION NO. PCC-73-4 pre-school day care center for 25 to 30 children on property located at 175 Fifth Avenue, subject to the following conditions: 1. The picking up and dropping off of children will be done at the rear of the property off Brightwood Avenue. 2. Outside activities for the children shall be restricted to one hour in the morning and one hour in the afternoon; in addition, one hour at noon time may be utilized. Such outside activity time shall not coincide with the out- side activity time of school children at the adjacent elementary level school. -4- 3/5/73 Findings are as follows: a. There is a need for this type of facility in the community and this property is well situated for the uses being adjacent to an existing school and convenient to working parents. b. The conditions required for approval will insure the health, safety and welfare of the adjacent neighborhood. c. All codes, both local and State, will be complied with. d. The General Plan recognizes the need for this type of facility. The motion carried by the following vote: AYES: Iqembers Wilson, Swanson, Rudolph and Rice NOES: Members Macevicz, Chandler and Whitten ABSENT: None The Chairman advised the applicant and audience of the right of appeal of this decision to the City Council within ten days. PUBLIC HEARING: CONDITIONAL USE PERMIT - Request to sell used cars at service station site in C-T zone at 1099 Third Avenue - Milton J. Halter Director of Planning Peterson indicated the location of the service station site at the corner of Third Avenue and Naples and displayed a detailed plat showing the area on the site adjacent to Naples where cars for sale would be stored. The staff recommendation is for denial of the request since the site is not large enough to accommodate the two uses~ also the Zoning Ordinance stipulates that all items offered for sale on the site shall be items normally incidental to service station business, except accessory uses, such as rental of utility or travel trailers. Mr. Peterson noted that there is ample land zoned for used car lots in the city without combining them with another use. This being the time and place as advertised, the public hearing was opened. Milton Halter, 1061 Corte Maria, commented that he did not wish to establish a used car lot, but only wanted permission to sell a few cars. As no one else wished to speak, for or against, the public hearing was closed. MSUC (Whitten-Chandler) The request for a conditional use permit to sell used cars at a service station site at 1099 Third Avenue in the C-T zone be denied based on the following: 1. The proposal is contrary to the intent of the Zoning Ordinance. 2. Approval would set an undesirable precedent. 3. The sale of used cars as a use should be located near other similar uses. 4. Approval of the application would result in the unattractive overcrowding of this small service station site. -5- 3/5/73 PUBLIC HEARING: CONDITIONAL USE PE~qIT - Request to perform precision repairs to equipment in connection with parts supplS facility in C-T zone at 146 Broadway - John Bablewski & Victor Battrick Director of Planning Peterson indicated the location of the parts supply store at the corner of Broadway and Flower and noted that the proposal would be to use the rear of the building for a small machine shop, which is a reasonable accessory use to a parts store. It is felt that this use within the existing structure would not generate a volume of noise which would inconvenience the residents across the alley from this location. This being the time and place as advertised, the public hearing was opened. John Bablewski, 1028 Vista Way, indicated in answer to a question raised by the Co~nission that he would not object to limiting the hours of operation to 8:00 a.m. to 4:30, but felt they should be permitted to work on Saturdays if desired. He further stated the doors of the machine shop would be closed during the hours of operation. As no one else wished to speak, for or against, the public hearing was closed. MSUC (Chandler-Rudolph) Approval of a conditional use permit to utilize the RESOLUTION NO. PCC-73-6 rear portion of an existing building at 146 Broadway as a precision equipment repair shop, subject to the following conditions: 1. Hours of operation shall be limited to 8:00 a.m. to 4:30 p.m., Monday through Saturday. 2. Machine shop doors shall remain closed during operations. Findings are as follows: a. The proposed use is compatible with other thoroughfare commercial uses in the area and complementary to the use now occupying the structure. b. The use is adequately buffered from surrounding uses and must comply with the performance standards specified in the Zoning Ordinance. c. This proposal conforms to the General Plan. PUBLIC HEARING: VARIANCE - Request for approval of freestanding sign on lot with 60' frontage in C-C zone - 779 Third Avenue - Ron Floyd Associate Planner Lee passed photos of the site to the Commission and displayed a plat indicating the location of a proposed 32 sq. ft. sign, 15 feet high. He also indicated the locations of existing freestanding signs in the area. He noted t~is property is located in the C-C zone which permits freestanding signs on lots with 100 feet of frontages subject to Commission approval. He further pointed out that this is actually a strip commercial retail area which does not conform with central commercial zoning which was intended for shopping centers, therefore, the sign regulations for the C-C zone do not fit this particular site or area. After reviewing the architecture and the general location of the building the staff feels some type of freestanding sign is necessary. It is recommended, -6- 3/5/73 however, that the maximum area be limited to 25 sq. ft.~ that the sign shall not project over the public right of way, and that no other signs will be allowed on the site. This being the time and place as advertised, the public hearing was opened. Gordon Boltz, 531 EAst J Street, partner of Ron Floyd, showed the Commissioners pictures of an existing sign at Third Avenue and Palomar, which is a 4~ X 8' sign as they haYe requested. They felt that at a 15' height the readability of a 4' × 8' sign would be better than one reduced to 4' X 6'. As no one else wished to speak, for or against, the public hearing was closed. MSUC (Whitten-Macevicz) Approval of a variance request to erect a freestanding RESOLUTION NO. PCV-73-2 sign on a lot with 60' frontage in C--C zone at 779 Third Avenue, subject to the following: 1. The sign shall have a maximum area of 25 sq. ft. and a maximum height of 15 feet. 2. The sign shall not project over the public right of way. 3. No other signs shall be allowed on this site. Findings are as follows: a. The architecture of the building will not permit adequate iden~fication under the present sign regulations. b. Other properties in the area are permitted freestanding signs if they enjoy 100 feet of street frontage. This applicant would be denied a freestanding sign because of limited street frontage. c. The proposed sign will not unreasonably obscure any other signs existing on adjacent properties. d. The General Plan recognizes the need for proper identification of businesses. PUBLIC HEARING: Consideration of revision to General Plan to specify requirements for public facilities Director of Planning ?eterson advised that the City Council adopted an emergency resolution in December, 1972, to require adequate public facilities to satisfy the needs created by newly developed areas. The purpose of this public hearing is to consider adopting these provisions as a permanent amendment to the General Plan. The public hearing was opened and as no one wished to speak, the public hearing was declared closed. Member Wilson. questioned how this effects smaller projects and whether the City should be collecting monies for the school districts. Assistant City Attorney Blick advised this was done at the direction of the Council since there was a void in the law as far as the means by which the school districts could obtain funds to build new schools at the time they were needed. -7- 3/5/73 MSC (Macevicz-Chandler) Recommend to the City Council the adoption of a revision RESOLUTION NO. PCM-73-2 to the General Plan for specific requirements for public facilities. The motion carried by the following vote: AYES: Members Macevicz, Chandler, Rice, Rudolph, Swanson and Whitten NOES: Member Wilson ABSENT: None PUBLIC HEARING (Cont.): Consideration of Standards for Planned Unit Developments and revisions to Zoning Ordinance Associate Planner Lee spoke of the Commission workshop meeting and various conferences with representatives of the building industry and F.H.A. concerning Planned Unit Development standards. He noted the changes which have been made in the original proposal to bring the ordinance more in line with recommendations agreed upon at the previous meetings. Tile principal changes include a limitation in the R-1 zone which would allow the use of 5,000 and 6,000 square foot lots only when the overall average of the subdivision lots equalled 7,000 sq. ft. and a reduction in the minimum floor area requirements for this zone, so long as the overall floor area adheres to the present standard. The proposed amendment revises the Planned Unit Development procedure by making it a modifying district rather than a process which would assure development in accordance with the approved plans unless the property is rezoned. The basic standards for Planned Unit Developments other than density have been deleted from the Zoning Ordinance and included in a P.U.D. Manual to be adopted by resolution. The public hearing was opened and as no one wished to speak, the public hearing was declared closed. MSUC (Whitten-Rudolph) Recommend to the City Council the adoption of amendments RESOLUTION NO. PCA-72-5 to the Zoning Ordinance relating to Planned Unit Develop- ments. RESOLUTION NO. PCM-73-4 Recommend to the City Council the approval of the City of Chula Vista P.U.D. Manual Consideration of request for "V" shaped wall sign - 641 E Street - Red Carpet Realtors Associate Planner Lee indicated the location of the property and discussed a rendering of the building, noting the existing painted wall signs on the front of the building used by other tenants. The applicant proposed to locate a V- shaped sign on the parapet which would extend 4 feet from the wall. Since the staff did not feel this sign would be compatible with other signs on the building, the request was presented for Commission consideration. It was the staff's opinion that a structure of this type should have a uniform sign program for all occupants of the building. -8- 3/5/73 Neil Powell, 800 Coronado Avenue, Coronado, representing Red Carpet Realtors, commented that the proposed sign would replace a previous wall sign which has been painted out and would be an improvement over that sign. He submitted a written statement from the owner of the building indicating he had no objection to the proposed sign. Chuck Richardson, Culver Sign Company, was called upon by Mr. Powell and pointed out that the existing signs on the building are painted signs and this would be the first electric sign in the center. He felt that no theme for signing has been established, since each of the signs use a different color scheme. He contended the sign extending at an angle would be more easily read than one flush against the wall or extending perpendicular to the wall. lqember Wilson expressed the opinion that without a pole sign to identify the center, flush wall signs offer very little identification, particularly along a street with the volume of traffic on "E" Street. He supported the request for the V-shaped sign. HSC (Whitten-Rudolph) The request ~ Red Carpet Realtors to install a V-shaped wall sign on the store location at 641 "E~' Street be denied. The motion carried by the following vote: AYES: Iqembers Whitten, Rudolph, Swanson, Rice, Chandler and Macevicz NOES: Hember Wilson ABSENT: None Consideration of request for pole sign at 1261 Third Avenue, C-C zone - Handsman Associate Planner Lee indicated the location of the property with 300 feet of frontage on the east side of Third Avenue, noting the proposed structure for the Handyman store would be located approximately 380 feet from the street. It is proposed to erect a 50' high, double faced freestanding pole sign with an area of 223 sq. ft. at the corner of the .property adjacent to Kennedy Street and Third Avenue. Mr. Lee displayed a rendering of the proposed sign which includes a 6' X 7' logo above the 7' X 31' sign face using copy which states "HANDYMAN". Since existing freestanding signs in this vicinity range in height from 15 feet to 30 feet, it was the staff's recommendation that this sign be limited to a height of 30 feet, maximum sign area of 125 sq. ft., maximum length of 15 feet, and if the logo is used that it be incorporated into the main body of the sign, rather than located above. It was moved by Commissioner Rudolph, seconded by Commissioner Whitten, that a freestanding sign for Handyman at 1261 Third Avenue be approved subject to the size limitation recommended by the staff. Hr. Corky Schauer, 461 Berland Way, representing California Neon Products, requested permission to present a new design they prepared today, and the motion was with- drawn. The new design would reduce the size to 146 sq. ft., to be erected at a 35 foot height. -9- 3/5/73 ~.. The Commission was reluctant to take action on the new proposal before the staff had reviewed the proposal and submitted co~mlents concerning it. MSUC (Wilson-Macevicz) Consideration of a pole sign for 1261 Third Avenue be continued to the meeting of March 12, 1973. Director's Report Director of Planning Peterson reported that after observing the procedures and work flow of the department and the Commission agenda, he feels there is a need for the Commission to meet three times a month but not all three meetings need to be business meetings to hold public hearings, He felt that business could be done twice a month and the third meeting in the month could be devoted to a workshop or study session, which could be a discussion of policies or ordinances and might occasionally include an outside speaker, lie suggested that the Commission consider this suggestion and make a decision at a subsequent meeting. He also asked that the Commission consider the possibility of changing the meeting night from I4onday night to Thursday night. His objective in this change would be to give the Commission and applicants additional time to review the comments submitted prior to the meetings by getting the comments out six days before the meeting rather than three as at present. Assistant City Attorney Blick advised that he has discussed this with other City Attorneys who have had Monday meetings transferred to Thursday and without exception they found Thursday meetings preferable. Chairman Rice suggested that the Commissioners give throught to this and discuss it further at a future meeting. Director Peterson called attention to the American Society of Planning Officials annual conference to be held in Los Angeles at the Biltmore Hotel, April 7 to 12. Funds have been Oudgeted for two Commissioners to attend. He presented programs of the conference to the Chairman and Vice Chairman and if they can attend the office will make the necessary reservations. Commission Comments Commissioner Macevicz commented on the attractive appearance of the new Pacific TelephOne Company structure on Third Avenue, He felt this is the type of develop- ment the city should strive to attain with regard to architecture, setbacks and landscaping. Commissioner ~.lhitten called attention to the dangerous condition at the J Street Marina due to shallow water and hidden rocks and obstructions. He indicated it is very harardous to place a boat in the water at that location and it should be closed or posted. It was pointed out this facility is under the jurisdiction of the San Diego Port District and should be called to their attention. -lO- 3/5/73 Chairman Ri ce reminded the Commission of the workshop meeting to be held this Wednesday at 6:00 p.m. in the Council Conference room to discuss theEnviron- mental Impact Report for Sports World prior to the continued public hearing. ADJOURNMENT Chairman Rice adjourned the meeting at 9:40 p.m. to the workshop meeting of March 7 and regular meetings of March 12, 19, and 26, 1973. Respectfully submitted, Helen Mapes, Secretary