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HomeMy WebLinkAboutPlanning Comm min 1972/07/24 MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA July 24, 1972 The regular adjourned meeting of the City Planning Commission of Chula Vista, California, was held on the above date beginning at 7:00 p.m. with the follow- ing members present: Rice, Macevicz, Chandler, Rudolph, Adams, Whitten and ex-officio member Miller. Also present: Assistant Director of Planning Williams, Associate Planner Lee and Assistant City Attorney Blick. Chairman Rice, in accepting the resignation of member Kyle Stewart, requested that a Resolution of Commendation be prepared in recognition of his many years of distinguished service to the community as a member of this Commission. The chairman called for oral communications and none were presented. PUBLIC HEARING: Consideration of amendment to Zoning Ordinance relati.n.g to control of political signs Associate Planner Lee reviewed for the Commission the previously submitted proposed amendment. The proposed changes include setting a maximum size limit of 4 sq. ft. in residential zones and 12 sq. ft. in conmrercial and industrial zones; in addition, the posting of signs would be limited to a maximum of 30 days prior to an election. This being the time and place as advertised the public hearing was opened, and as no one wished to speak the public hearing was closed. The proposals were discussed by the Commission, their main area of concern centering on enforcement of the ten-day limitation for removal of signs after an election. Chairman Rice suggested the possibility of requiring a permit, without fee, to be applied for by the person or persons responsible for putting up the signs and accepting the responsibility for the removal of such signs. Assistant City Attorney Blick agreed that such a procedure is legally accept- able; however, it is necessary to exercise care that the right of free speech is not inhibited. Signs are certainly free speech, and they may be regulated but not inhibited. He believed the requirement of a permit would lead in the right direction, although it would be difficult to enforce sign removal and it could not be expected to be 100% effective. Members of the Commission requested that the staff investigate whether or not adjacent cities have limited the maximum number of days prior to an election for the posting of signs. The Commission concurred on the size of the signs as recommended by the staff. MSUC (Whitten-Chandler) The public hearing to consider an amendment to the Zoning Ordinance relating to control of political signs be continued to the meeting of August 7, 1972. -2- 7/24/72 Request for consideration of addition to nonconformin~ use - Town and Country Animal HosPital - ~055 Bonita Road - J. ~. Dowe Associate Planner Lee pointed out the location of the existing building and the proposed addition (approximately 40 feet square) to be used primarily for surgery, for which the applicant has submitted plans to obtain a building per- mit. Mr. Lee stated that the C-C zone requires a conditional use permit for animal hospital or veterinarian clinics, also that the hospital be located no closer than 100 feet to any residential zone. The hospital abuts a residential zone along the easterly property line, and under the present ordinance it would not be possible to grant a conditional use permit. The zoning on both properties was C-1-D when the hospital was built in 1963, and the easterly property was rezoned for residential use in 1964. Further requirements of a conditional use permit and the supplemental conditions were added to the ordinance in 1969. The hospital could not now qualify for a conditional use permit, and it is necessary to consider it as a non-conforming use. The ordinance provides that the Planning Commission may authorize the enlargement or completion of a building devoted to a non-conforming use. Members of the Commission inquired regarding the existing block zoning wall along the easterly property line between the hospital and the adjacent apart- ment building, questioning whether it had been built by the applicant prior to the construction of the apartments and if it should now be lengthened beyond the distance of the new addition and the entire length increased to 6' in height. Dr. J. T. Dowe, the applicant, responded that the block wall was put in and paid for basically by the owners of the apartment. There was an extension about 30 feet to the rear which was approximately 2~' to 3' high on the property of the apartments, but he split the cost with them when it was built. He further observed that the new addition is intended for surgery and treat- ment of horses and for X-ray of small animals. ~e does not intend to have kennels for dogs. The chairman inquired of the Attorney if any residents of the area to the east of the hospital felt a zoning wall to be necessary, would it be proper to require that Dr. Dowe share in the expense of the wall increase as a condition of the approval. Mr. Blick replied that it definitely would be proper; the Commission would have to make the decision as to whether or not the zoning wall is necessary, but they may delegate such authority to the Planning staff. The Commission concurred that although no complaints have ever been registered relative to noise or odor of the hospital, they do have a responsibility to the adjoining property owners. MSUC (Adams-Macevicz) Request for addition to nonconfo~ning use at Town and Country Animal Hospital, 4055 Bonita Road, be approved with the condition that a zoning wall be required between the building and the adjacent apartments. Authority to make final determination on the need for this wall will be delegated to the Planning staff; height and length of the wall will be determined by the staff, also. -3- 7/24/72 Request for consideration of additional wall ~ign for Gulf Oil Co. - Broadwa~ and H Associate Planner Lee submitted photos and displayed elevations of the "H" Street frontage and Broadway frontage of an existing service station and car wash complex for which the applicant is requesting approval of an additional wall sign. He also displayed a facsimile of the proposed sign reading "Free Car Wash with Fill-up or 8 gals. or more." Mr. Lee noted that the property is presently zoned C-T-D and was recently redeveloped and upgraded under the provisions for site plan and architectural control. One proposed sign would face "H" Street and be 100 sq. ft. in area; the second would face Broadway and be 20 sq. ft. in area. A 12 sq. ft. sign with similar wording is attached to an existing freestanding pole sign. The staff approved the original architecture as submitted, which indicated the facade facing Broadway as the only area for a building sign. They strongly object, however, to the use of superfluous signs which impose on the archi- tecture of the building rather than enhance it. Albert Gordon of Gulf Oil Company, San Diego, observed that the sign on the pole at the corner is combined with a price sign and is not very effective. He concurred with the staff and Commission that the sign proposed for the side of the building is much too large but felt there should be no objection to the one for the front of the building. After discussion with the Com- nlission, he agreed to consult with the staff on guidelines and suggestions for Gulf Oil to work out a sign which will not detract from the existing character and architecture of the site and structures. The Commission commented on the very attractive style and design of the building. MSUC (Macevicz-Rudolph) Request for consideration of additional wall sign for Gulf Oil Co., Broadway and "H", be denied and that applicant be directed to confer further with staff for purpose of working out a sign more compatible with architecture and site. Request for extension of time on variance for 282 14adrona Street - Bettse Peters Associate Planner Lee reviewed for the Commission the conditions under which the variance was originally granted. The property on which the applicant proposes to build an apartment complex is partially in the parking district and is also adjacent to an existing public parking lot. The original pro- posal, in 1969, was to construct a 19 unit apartment building and provide 24 parking spaces. The approval of the variance waived the additional 5 park- ing spaces required by the ordinance. J. D. Peters, 682 Broadway, the applicant, explained the building delay has been caused by failure in the attempt to purchase another adjacent lot arid to obtain satisfactory financing. He said that a change in the ordinance had reduced the density in the zone and the number of units allowed. They are now working on plans for a 14 unit apartment, and have still been unable to obtain financing. -4- 7/24/72 The Chairman directed Mr. Peters to present the new plans to the staff for review, as the reduction in number of apar~lent units to 14 may result in the request for parking space variance being unnecessary. In any case the variance does not expire until September 17, 1972 and would allow ample time for a further request of extension. Director's Report Review of Home Occupation License - 119 E. quail Drive - Mrs. W. Gilhuber Associate Planner Lee noted that the Planning Commission had granted a Home Occupation License to Mrs. Gilhuber a year ago for reupholstering furniture in a single-family residence at 119 E. Quail Drive, with the stipulation that the operation be limited to one piece of furniture in the garage and that no items were to be stored outside. The Planning staff was requested to make a yearly review. The Zoning Enforcement Officer has visited the site and found that the applicant is working within the restrictions, and no complaints have been received. MSUC (Chandler-Whitten) Request for extension of Home Occupation Permit for Mrs. W. Gilhuber at 119 E. Quail Drive be approved. Request for Plannin9 Commission Report on Prezonin9 to R~l for approximately 40 acres located at the east end of "J" Street - S--~attu~k Construction Co. Associate Planner Lee reminded the Commission that at their meeting of June 5 they had denied a request of the Shattuck Construction Co. for prezoning to R-1 of the approximately 40 acres at the east end of "J" Street. Shattuck Construction Co. appealed the denial to the City Council. At their meeting of July 18, the Council by a 3-2 vote approved the prezoning, and have referred the matter back to the Commission for report. Mr. Lee and Assistant Director of Planning Williams briefly reviewed for the Commission the location of the property and the problems involved. MSUC (Whitten-Rudolph) Recommend to the City Council the original proposal made by the Planning Commission that the development of the approximately 40 acres at the east end of "J" Street by Shattuck Construction Co. is premature, and that this area should be included in the Hillside Development review. However, if the Council decides that it must be zoned, that the "P" designation be added, to read R-l-P, and that the Council would entertain a motion to pre- serve the canyon are~and other open space as presented by the Planning staff to the Planning Commission. Commission Comments Member Macevicz observed that the small office building which the Commission at the last meeting had approved moving from 60 to 71 Broadway has now been moved to 71 Broadway, but the small building which had already been on the lot is still there and he had been under the impression it was to be removed from the lot. Assistant Director Williams said he ~ould look into the matter. -5- 7/24/72 Member Chandler commented on the size of the signs which Union Oil Company is putting up on the service stations which they have acquired from American Oil Company and wondered if they were not exceeding the limitations provided in the Zoning Ordinance. Assistant Director Williams said he would call them to the attention of Zoning Enforcement Officer. MSUC (Macevicz-Chandler) Chairman Rice be excused from any meetings from August 7 through August 18, as he will be on vacation. Mamber Macevicz volunteered to serve as a member of the Telegraph Canyon Creek Citizens Advisory Committee and Member Whitten volunteered to serve as an alternate. The proposed Safety Commission Resolution which had been drafted by the City Attorney's office was discussed. Member Adams objected to "all site plans construction of facilities adjacent to major streets or having access to major streets" being referred to "the Safety Commission for evaluation and review prior to submission to the Planning Commission" and commented he thought the Planning Commission capable of recognizing problems and, as they come up for consideration, referring them to the proper agencies as deemed advisable. Chairman Rice agreed and suggested that whenever the staff has any questions they would recommend forwarding them to the Safety Commission for their con- sideration, and between the staff and the Commission care would be exercised that the Safety Commission should be consulted on all problem areas. The Commission concurred that they would wish to give the proposed Resolution further study and review. ADJOURNMENT MSUC (Chandler-Whitten) the meeting be adjourned at 8:35 p.m. Respectfully submitted, L~oda Scholl' Acting Secretary