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HomeMy WebLinkAboutPlanning Comm min 1973/02/05 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA February 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, Macevicz, Chandler, Rudolph, Swanson and Whitten. Absent (with previous notification): Member Wilson and ex-officio member Miller. Also present: Acting Director of Planning Williams, Associate Planner Lee, Assistant Director of Public Works Robens and Assistant City Attorney Blick. The pledge of allegiance to the flag was led by Chairman Rice, followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (Rudolph-Whitten) The minutes of January 15, 1973 be approved as mailed. WRITTEN COMMUNICATIONS Chairman Rice reported the receipt of a letter written on January 26 concerning a conditional use permit granted for a nursery school day care center at Fourth Avenue and I Street. It was noted that the conditional use permit was approved on January 22nd, following a public hearing held on that date, therefore, the letter was sent too late to affect the Commission's action on that application. OP~qL COMMUNICATIONS Charles Sollazzo, Larwin-San Diego, Inc., 6150 Mission Gorge Road, San Diego, reported that a problem had arisen with regard to obtaining F.H.A. loans for E1 Rancho del Rey Unit 1 subdivision consisting of 240 lots, due to the provision for 3' and 7' side yards on a number of the lots. F.H.A. indicated this did not meet their standards and they would require a minimum side yard of 4 feet to ac- commodate drainage from the back of the lot to the street on both sides of the dwelling. Mr. Sollazzo indicated it would present a hardship if they were required to alter the house plans to provide the additional side yard width. He therefore asked Commission consideration of modifying the side yard provision to permit 4' and 6' widths. Associate Planner Lee noted that our Zoning Ordinance provides for side yards of 3' and 10' in standard single family subdivisions. Larwin-San Diego, Inc. had requested and received approval of a reduction from 10' to 7' on one side yard on 54% of the lots which are less than 7,000 sq. ft. in area and under the 60 foot lot width requirement. Mr. Sollazzo agreed that if this request is granted they would submit building plans to the staff for review prior to applying for building permits on any unit of development. The Commission felt it would be desirable to have this development approved for F.H.A. financing and that the side yard modification should be approved. -2- 2/5/73 It was moved by Whitten, seconded by Chandler, that the resolution concerning the development of E1 Rancho del Rey Unit 1 be amended to allow 4' and 6' side yards and the builder be required to submit plot plans to the Planning Department for review prior to applying for building permits. Assistant City Attorney Blick suggested that this motion should be an action requiring the Planning Department to bring an amended resolution to the Planning Commission for approval. The motion was amended by Member Whitten, with the consent of Member Chandler, to direct the staff to bring an amended resolution to the Planning Commission on February 21 covering this modification. The amended motion passed by the following vote: AYES: Members Whitten, Chandler, Macevicz, Rice and Swanson NOES: Member Rudolph ABSENT: Member Wilson PUBLIC HEARING (Cont.): REZONING - Otay Lakes Road and Allen School Lane - R-E-D to R-E-P - Rancho Robinhood Homes, Inc. Acting Director of Planning Williams reported that the Environmental Impact Report has been filed by the applicant and the Environmental Review Coordinator was scheduled to complete his review on this date. Since no comments to the Commission concerning this report have been made it is suggested that the public hearing be continued to the meeting of February 21st. MSUC (Chandler-Macevicz) The public hearing for consideration of rezoning of property at Otay Lakes Road and Allen School Lane be continued to the meeting of February 21, 1973. SUBDIVISION (Cont.): Revised Tentative Hap of Rancho Robinhood This subdivision map is for the property under consideration for rezoning under the previous agenda item and should likewise be continued to the meeting of February 21. MSUC (Macevicz-Whitten) Consideration of the revised tentative map of Rancho Robinhood be continued to the meeting of February 21, 1973. PUBLIC HEARING (Cont.): CONDITIONAL USE PERMIT - 70 East J Street - Request to install self-service gasoline facility - Simkins & Sons, Inc. Acting Director of Planning Williams reported that the Environmental Impact Report for this project was delayed because the applicant had not obtained a permit from the Air Pollution Control District for this facility. The applicant anticipates they will have this approval on February 6 or 7 and will then submit their Environmental Assessment for review. The staff recommends continuing this public he~ring until March 5th. MSUC (Whitten-Rudolph) The public hearing for consideration of a conditional use permit to install self-service gasoline facility at 70 East J Street be continued to the meeting of March 5, 1973, -3- 2/5/73 PUBLIC HEARING (Cont.): CONDITIONAL USE PERMIT - 24 Broadway - Request to operate auto body repair and paint shop in C-T zone - Manuel P. Machado Acting Director of Planning Williams reported that a letter was received from Mr. Machado requesting that this hearing be continued to March 5 since he is attempting to obtain a permit from the Air Pollution Control District and antici- pates clearance within a week. William B. O'Neal, attorney for the applicant, called attention to a petition prepared and distributed to each member of the Commission, and concurred with the request for a continuance to March 5. MSUC (Chandler-Whitten) The public hearing for consideration of a conditional use permit to operate an auto body repair and paint shop at 24 Broadway be continued to the meeting of March 5, 1973. Werner Hirzel, 618 Seavale, requested permission to speak with reference to this continuance. He reported that he had attended each Commission meeting at which this hearing was scheduled since October 30 as he felt he could offer testimony which was pertinent to the operation. He will be in Florida on March 5 and unable to attend a meeting here on that date, and therefore requested permission to present his testimony at this meeting. The Commission felt it was preferable to hear all testimony at the same meeting and suggested continuance to a later date when Mr. Hirzel would again be in - Chula Vista and able to attend. Mr. Hirzel indicated he may be back by March 19, and it was noted that if he is not he could request a further continuance by mail. MSUC (Chandler-Whitten) The previous motion be amended to continue the hearing to the meeting of March 19, 1973. PUBLIC HEARING (Cont.): CONDITIONAL USE PERMIT - Request to construct a helistop on the site of hospital complex, south of Telegraph Canyon Road, east of the extension of Brandywine Avenue - Community Hospital of Chula Vista Acting Director of Planning Williams advised that a request was submitted by the administrator for the hospital for another continuance of this hearing to the meeting of February 26 in order to determine if the hospital board of directors wishes to pursue the request. MSUC (Macevicz-Whitten) The public hearing for consideration of a conditional use permit to construct a helistop on the site of the hospital complex for Community Hospital of Chula Vista be continued to the meeting of April 26, 1973. PUBLIC HEARING (Cont.): REZONING -Misc. properties on east and west side of Walnut, north of Palomar, R-3 and I-L to C-T-P Acting Director of Planning Williams reported that several requests for continuance of this item have been received, one of which specifies a continuance until after April 10th. James E. Miller, 307 Kalmia Street, San Diego, attorney for one of the property OWners requested that the hearing be continued to April 16. -4- 2/5/73 MSUC (Rudolph-Chandler) The public hearing for consideration of rezoning of properties on the east and west side of Walnut, north of Palomar, be continued to the meeting of April 16, 1973. PUBLIC HEARING: CONDITIONAL USE PERMIT - 89 First Avenue - Request to construct building for worship - South Bay Church of Christ Associate Planner Lee indicated on a plat the location of a one-acre parcel on which there presently exists a single family dwelling and a storage building. The applicant proposes to construct an auditorium connected to the storage building with a seating capacity for approximately 122 persons and to provide parking for 35 cars. This parcel and the surrounding property is in the R-1 zone. He pointed out that the applicant's property does not have frontage on a dedicated street, but on a narrow sliver set aside for a future street, but which is connected to a public street only through a 12 foot easement which is not paved. Mr. Lee noted that the Engineering Division's analysis of this request called attention to the problem of access, and also a problem of connecting to a public sewer line, and the fact there is presently no storm drain facility in the area. He further pointed out that the Environmental Review Committee had continued the matter to February 8 for further study. It is therefore recommended that this hearing be continued to the Planning Commission meeting of February 21. MSUC ~Whitten-Macevicz) The public hearing for consideration of a conditional use permit to construct a building for worship at 89 First Avenue be continued to the meeting of February 21, 1973. PUBLIC HEARING: VARIANCE - 475 H Street - Request for reduction of side yard setback from 10' to 4' for freestanding sign - Discount Fabrics Associate Planner Lee displayed a plat of the Home Fair shopping complex at the northeast corner of H Street and Fourth Avenue, indicating the location of the proposed freestanding sign for Discount Fabrics and of the three existing free- standing signs at this shopping center site. This request is for a 96 sq. ft. sign, 20 feet high, to be located back of the required front setback adjacent to H Street. He called attention to previous Commission action approving a 47 foot high, 200 sq. ft. pole sign for the Home Fair store with the condition that no other new freestanding signs shall be erected on the site. This being the time and place as advertised, the public hearing was opened. Duane Heth, 5360 Marengo Avenue, La Mesa, expressed his need of a sign near H Street to make customers aware of his location. He pointed out that the location of his store, in the east end of the Home Fair store building, is visible only from a short distance along H Street, and in advertising they have attempted to designate the location in various ways, but customers still express difficulty in finding the store. Joe Schmith, QRS Sign Company, asked that in the event the proposed sign is not approved, the hearing be continued until a design for placing the sign on the Home Fair pylon could be presented, so that it would not require the filing of a new application. -5- 2/5/73 It was pointed out the ordinance would not permit adding additional signage to the existing pylon, but that the Home Fair sign could be redesigned to incorporate the names of businesses at the location. It was suggested that Discount Fabrics contact the Home Fair owners in this regard. As no one else wished to speak the public hearing was closed. MSC (Rudolph-Macevicz) The request for a variance to erect an additional freestanding sign within the side yard setback at 475 H Street be denied. The motion carried by the following vote: AYES: Members Rudolph, Macevicz, Chandler, Rice, and Whitten NOES: Member Swanson ABSENT: Member Wilson PUBLIC HEARING: REZONING - Northwest corner of Second and Palomar - R-3-D-G to R-3-M - Peter Aardema Associate Planner Lee indicated the location of approximately 4.13 acres for which the rezoning was requested and an additional 1.82 acres adjacent on the north which the department included for consideration of rezoning to R-3-M. He pointed out that the adjoining property on the north, south and east is zoned R-3, either in the City of Chula Vista or in the County, and the property to the west is zoned C-C-P. He also noted that the applicant's property was at one time zoned for a density of one unit per 2,000 sq. ft., but the Zoning Ordinance adopted in 1970 did not have a designation for that density so the property was designated as R-3-G (one unit per 2,500 sq. ft.). An amendment to the Zoning Ordinance, enacting the R-3-M zone, now provides for the density of one unit per 2,000 sq. ft. and it is recommended that the subject property be rezoned R-3-M which would be compatible with surrounding uses and densities. This being the time and place as advertised, the public hearing was opened. Peter Aardema, owner of the property, confirmed that it is their desire to have the property redesignated to the density formerly permitted and he felt their proposed development would be compatible with the surrounding area. Sten Covin, 1278 Second Avenue, supported Mr. Aardema's request for the zone change. As no one else wished to speak, for or against, the public hearing was closed. MSUC (Chandler-Whitten) Recommend to the City Council the change of zone for RESOLUTION PCZ-73-D approximately 5.94 acres located at the northwest corner of Second Avenue and Palomar Street, based on the findings presented. PUBLIC HEARING: CONDITIONAL USE PERMIT - 666 Third Avenue - Review of permit for public use in C-O zone - Our House Acting Director of Planning Williams advised that this hearing for review of the conditional use permit for the operation of Our House was a requirement in the City Council resolution which approved that use in February, 1972. He pointed out that during the past year quarterly reports have been made by the Human Relations Commission to the Council as stipulated in the resolution. The Zoning -6- 2/5/73 Enforcement Officer has made a number of visits to the facility and finds they have complied with all conditions. He reported there have been no complaints concerning this operation since it was moved to this location. Mr. Williams further noted that a telephone call was received from Mrs. Stotts, 659 Landis Avenue, property adjacent to Our House, commending the occupants of Our House on the way the grounds have been kept and expressing her support of the operation. This being the time and place as advertised, the public hearing was opened. Kathryn Moore, 1134 Tobias Drive, speaking for South Bay Citizens Planning Commiteee, spoke in support of the Our House operation and asked if the condition prohibiting outdoor activities in the rear yard might now be withdrawn, as she has noted they presently have to go next door to the Salvation Army facility in order to have outdoor activities. It was pointed out there are recreational facilities available at the Salvation Army and none exist at the Our House location. Sue Gates, 542 Seavale Court, representing Salvation Army, reported that they are happy to have Our House as neighbors and have no complaints whatsoever concerning their activities. As no one else wished to speak, the public hearing was closed. MSUC (Macevicz-Whitten) Recommend to the City Council that the operation of Our House at 666 Third Avenue under conditional use permit be allowed to continue. Discussion of proposed open drainage channel north side of Telegraph Canyon Road, east of Halecrest Drive Acting Director of Planning Williams reminded the Commission that on December 18, 1972 Rick Engineering Company had presented a possible alternative to the require- ment for undergrounding the drainage adjacent to the proposed commercial develop- ment at the corner of Halecrest Drive and Telegraph Canyon Road. That proposal contemplated a small underground system paralleling Telegraph Canyon Road with the major portion of storm runoff to flow over the shopping center parking lot. That proposal was not approved by the Commission. A new proposal has been submitted to carry the runoff in an open concrete lined trapezoidal channel adjacent to the northerly right of way line of Telegraph Canyon Road. The channel width would be approximately 42 feet wide at the top with a 14 foot bottom and an average depth of about 9 feet. They propose to install a 3 foot high concrete block wall between the street and adjacent to the channel with landscaping along the length of the wall. The staff still recommends that the drainage be placed underground due to the amount of property which would be required for the open channel. Underground drainage would also permit better exposure for the shopping center. Gilbert Dreyfus, 615 South Flower Street, Los Angeles, one of the owners of the property, reminded the Commission their request for relief from the requirement for undergrounding the drainage was due to a proposed development by Safeway Company which would use about half of the 6 acre site which has been commercially zoned for the past 13 years. This development, if approved, would commence - 7- 2/5/73 immediately with the hope of having a Safeway store open by the coming fall. He contended that the economics of this development are such that they would not be able to underground the drainage at this time. Lyle Gabrielson of Rick Engineering Company, representing Pacific Bay Development Company, felt that the Planning Department's concern that the wall and landscaping along the channel would screen the shopping center can be mitigated by the fact that the building pad will be 3 feet above the street level and a sign placed near the top of the building could readily be seen from Telegraph Canyon Road. Mr. Gabrielson also discussed the plans for parking, traffic circulation which provides through travel from Halecrest to Crest Drive and precludes the blocking of access drives from Telegraph Canyon Road. The driveways from Telegraph Canyon Road will utilize 25 foot radius curb returns in conformance with Engineering standards. He maintained their plans conform to all ordinance requirements with the exception of complete undergrounding of all storm drainage. Member Macevicz pointed out that water from this open channel would be required to enter the box culverts flowing under the service station site which are not adequate for the volume anticipated. Member Rudolph asked about the possibility of forming an assessment district to carry the cost of underground drainage at this location. Lawrence Herman, one of the principals of the property under discussion, reported they had discussed this possibility with the City officials and it was felt this presented too many problems to be undertaken at this time. Acting Director of Planning Williams noted that the method of drainage mhould consider future additional development of this commercial site rather than just the immediate proposal for a Safeway store. In answer to a question from the Commission, Acting Director of Public Works Robens confirmed that underground drainage would require three 7' X 8' culverts. He felt this facility could be installed in phases as the property is developed. He also noted there is presently no timetable for replacing the small culverts under the service station site and Halecrest Drive so there will be flooding at that site. Gilbert Dreyfus advised they are ready to submit an application for building permits for the construction of 200 apartment units east of Crest Drive and they are desirous of starting commercial development at the same time and feel this will not be possible if underground drainage is required at this time. Acting Director of Planning Williams reaffirmed his position that drainage at a commercial site should be placed underground and if the economics will not permit that at this time, perhaps the commercial development is premature and should be delayed until the underground drainage is feasible. Member Swanson questioned the p}ausibility of requiring underground drainage for this site when the underground drainage on the adjacent site below it is inadequate. MSC (Whitten-Hacevicz) The Commission reaffirms its position stated in the precise plan guidelines that an underground drainage facility shall be required for the commercially zoned property. -8- 2/5/73 The motion carried by the following vote: AYES: Members Whitten, Macevicz, Chandler, Rice and Rudolph NOES: Member Swanson ABSENT: Member Wilson Assistant City Attorney Blick affirmed that this condition can be appealed to the City Council within a reasonable time. Review of Home Occupation License - 128 K Street - A. H. Stahlheber Acting Director of Planning Williams reviewed the conditions for approval of a home occupation permit for the growing of trees on the rear portion of a lot at 128 K Street, which included annual review by the Planning Department and the use of systemic fertilizers and insecticides. Investig~ion by the staff confirmed that the conditions are being adhered to and the lot is neat and attractive. It is recommended that this operation be allowed to continue subject to annual review by the Planning Department. MSUC (Chandler-Whitten) The conditional use permit for the growing of trees at 128 K Street be allowed to continue subject to the original conditions concerning the use of systemic fertilizers and insecticides. Request for extension of time on Conditional Use Permit for day care center, 562 K Street - W.D.C. Services, Inc. Acting Director of Planning Williams reported that conditions have not changed substantially since the granting of this permit two years ago and the property continues to be a desirable location for the proposed use. However, the applicant has given no reason for delay in utilization of the permit and this requires planning around the proposed use in terms of future development in the immediate area and similar proposals within close proximity. For this reason it is recom- mended that a one year extension be granted and the applicant advised that failure to submit plans for development within that time would negate future requests for extension of time. Member Whitten suggested that the applicant be required to submit development plans within six months. MSUC (Whitten-Macevicz) Approval of a one year extension of time on the conditional use permit for construction of a day care center at 562 K Street subject to the requirement of the submission of plans including a proposed schedule of develop- ment within six months. Director's Report Acting Director of Planning Williams advised that budget requests for the ensuing year are now being prepared and he would welcome suggestions from the Commission concerning attendance at conferences and meetings. Member Macevicz suggested that a request be made for funds for attendance at League of California Cities dinner meetings by Commissioner's wi es or husband along with the Commission members, or allow an expense account for Commissioners which could be used for this purpose. -9- 2/5/73 Commission Comments Member Rudolph asked the status of a Transportation Committee which was discussed at a previous meeting; she read that this was to be discussed at a City Council workshop meeting on the 24th and she wondered if any decision was reached on the formation of such a committee. No information on this was available at the moment. ADJOURNMENT Chairman Rice adjourned the meeting at 9:30 p.m. to the meetings of February 14, 21 and 26. Respectfully submitted, Helen Mapes, Secretary