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HomeMy WebLinkAboutPlanning Comm min 1972/07/17 MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA July 17, 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 following members present: Stewart, Rice, Adams, Chandler, Macevicz, Rudolph, Whitten, and ex-officio member Miller. Also present: Director of Planning Warren, Assistant Director of Planning Williams, Assistant City Attorney Blick and Assistant Director of Public Works Robens. The pledge of allegiance to the flag was led by Chairman Stewart followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (Adams-Chandler) Minutes of the meetings of June 26, 1972 and July 3, 1972, be approved as mailed. PUBLIC HEARING: REZONING - Property at 1-805/Telegraph Canyon Road Interchan§e - Various zone designations - Commission intiated Assistant Director of Planning Williams commented that the proposed zone changes are the result of the 1-805/Tele~raph Canyon Road Study which was reported to and reviewed by the Planning Commission previously. He called attention to the recom- mendation that the General Plan be amended simultaneous to and in conformance with the recommended zones change to comply with newly adopted State legislation. He also recommended approval of the following items: A. Establish a moratorium on development in the area until the rezoning is completed. B. Widen Telegraph Canyon Road to six lanes. C. Construct a landscaped median on Telegraph Canyon Road between Halecrest and Crest Drives. D. Realign the existing northbound offramp from 1-805 to conform with the align- ment of Halecrest Drive. Mr. Williams then delineated on the displayed plats the proposed zone changes pointing out this would result in increasing the amount of commercial zoning on the north side of Telegraph Canyon Road and eliminating commercial zoning on the south side, applying R-3-G-P zoning to that property. He pointed out this would decrease potential traffic safety problems which result from commercial development on both sides of a major thoroughfare. He also noted the inclusion of C-O-P zoning for a parcel west of Halecrest Drive, which would permit medical and dental offices to serve the community. He also pointed out a proposed change from C-V-P to R-1 and R-3-T-P for the parcel located west of 1-805 on the north side of Telegraph Canyon Road since this property does not have convenient access from the freeway to properly serve visitor commercial use and the residen- tial zoning proposed would conform to the zoning of the property adjacent to the west. -2- 7/17/72 Members Rice and Whitten raised questions concerning the compatiblility of C-O-P zoniDg adjacent to residential use and it was pointed out that the guidelines proposed would limit the length and bulk of any structure to be in scale with the single family nature of the area and maximize the separation from the single family dwelling to the west from any structure on the subject property. It was also noted that the hours of operation for C-O uses are generally about 9 to 5 which is more desirable in a residential area than other commercial uses. Director of Planning Warren reported the receipt of a letter from The Gersten Companies protesting the rezoning from C-V-P to R-1 and R-3-T-P for the property west of 1-805. He noted that a representative of the company was present and~ould probably present their views. Mr. Warren read the following letter from Humble Oil & Refining Company as their representative had advised he could not attend the hearing: "The proposed down-zoning of properties, as recommended by the Planning Department at the subject location, has been brought to our attention. Please be advised that we are adamantly against the down-zoning of properties and specifically against the down-zoning of the southeast quadrant, which is owned by Humble Oil & Refining Company. "We respectfully remind the Commission that Humble bought the property for a specific use. In addition, proper zoning was obtained as a condition subsequent to the close of escrow. "In the event that our property is devalued by down-zoning, we will take whatever step are necessary to defend and protect our interests in our property specifically purchased for a definite purpose and approved by the City." Mr. Warren noted that Humble Oil Company has a conditional use permit for development of their property which may have to be honored even if the zone is changed. But, if the State realigns the offramp as requested, the site in question would be unusable. This being the time and place as advertised the public hearing was opened. Carmen Pasquale, partner in Otay Land Company, contended that contrary to the staff report which indicated they have access only from a local street, they do, in fact, have access from Telegraph Canyon Road just beyond the freeway offramp. He also maintainged that with Nacion as a barrier between the residential use to the west and the freeway on the other side, this property is better suited to some type of commercial zoning than to residential. He expressed a preference for C-N zoning for the property in order to provide neighborhood shopping facilities for the area and strongly opposed residential zoning since it is not possible to get financing for housing adjacent to a freeway. James Hutchison, Wilsey and Ham, pointed out the alighment of Nacion has been set and this collector street serves as a boundary between th6ir proposed commercial zoning and the residential zone. He felt that if Nacion is completed to connect -3- 7/17/72 J Street and Telegraph Canyon Road this property would be much better suited for commercial use than for residential. Allen Glick, Saratoga Development Corporation, 8885 Balboa Avenue, San Diego, reported they own the property at the southeast quadrant of the interchange, which is presently zoned for commercial use, and the 6.7 acre parcel adjacent to the east zoned R-3. He expressed opposition to the zone change as he felt commercial use is the best for property oriented to Telegraph Canyon Road. He further indicated they could "live with" R-3 zoning but not with the require- ment for 2 to 1 slope as this would reduce the net usable area of their R-3 Property from approximately 5.65 acres to 3.04 acres and on the commercially zoned area it would reduce it from 4.3 to some what less than 3.5 of usable area. He maintained that they have found landscaping will hold on a 1 to 1 or 1½ to 1 slope if properly placed and irrigated. He, therefore, strongly opposed a change in the slope requirement. Chairman Stewart pointed out that the soil stability in this area is not the same as in other areas and he doubted that the soil in this area on a 1 to 1 slope would hold planting. Director of Planning Warren also voiced the opinion that 1 to 1 slope would not be acceptable; possibily if a l½ to 1 slope could be worked out with retaining walls and planting, that might be the answer. Lawrence Herman, 1830 West Olympic Blvd., Los Angeles, reported that along with Gilbert Dreyfus he is one of the owners of the property on the north side of Telegraph Canyon Road. He concurred that commercial zoning is appropriate for 18 acres on the north side of Telegraph Canyon Road. He reported they are ne- gotiating with a large market chain for development in the area and also with aiser Hospital for medical center. He also concurred with the recommendation that the entire shopping center be developed level with Telegraph Canyon Road. Wayne Jones, 581 Fifield Street, raised questions as to what effect the commercial development would have on the residential area to the north, as regards taxes and traffic in the area. Kathryn Moore, 1134 Tobias Drive, speaking for South Bay Citizens Planning Committee, expressed the opinion that the elimination of any shoppdhg center on Telegraph Canyon Road would be to the advantage of the City. She supported Mr. Pasquale's suggestion to put it west of the freeway, rather than along Telegraph Canyon Road. John Gels, 3995 Hill Road, owner of the property at the corner of Halecrest and Hale, proposed for rezoning to C-O-P. expressed agreement with the recommendations of the staff including the guidelines for the precise plan of development. He also felt there is a need for a community shopping center in the area to serve the residents of the area who presently must travel miles to reach a market. He pointed out there are no facilities in the area and he intends to put one in. -4- 7/17/72 Bill Frank, 574 Fifield, expressed support for a shopping center, but felt there is no need for additional apartments to increase the residential population of the area. Norris Bowling, 566 Douglas Street, asked if there would be a height limitation on apartments which might be constructed in the area. He was advised there could be 3-story apartments. Sandy Shulman, Thousand Oaks, associated with Mr. Herman and Mr. Dreyfus, who own the property on the north side of Telegraph Canyon Road proposed for the shopping center, commended the staff on their recommendations for zoning of the entire area, but requested that the parcel zoned C-C-D remain in that category rather than being changed to C-C-P due to negotiations presently under way with Safeway Stores. He was advised the "D" designation is now obsolete as applied here and the C-C-P zone is no more restrictive than the present zone. James Juerling, 381 East Millan, expressed the hope that Nacion woulU not be extended to connect J Street and Telegraph Canyon Road, but would stop as it presently does at Telegraph Canyon Road, which would deter through traffic from the Hilltop area to Telegraph Canyon Road and the freeway; he supported the rezoning from C-V. As no one else wished to speak, the public hearing was closed. Director of Planning Warren commented that the question of whether Nacion will go through is an important one, but one which cannot be resolved with this action. He pointed out that it was determined before some access from the residential area to the north, to Telegraph Canyon Road, would be needed when the freeway is com- pleted and the adjacent area is fully developed. In discussion each of the Commissioners concurred with the recommended zone changes although Member Whitten expressed some reservations regarding the medical facility on Hale Street, and Member Rudolph felt there is some question as to the advisability of residential zoning adjacent to the freeway. MSUC (Whitten-Macevicz) Recommend to the City Council approval of zone changes RESOLUTION PCZ-72-O in the vicinity of 1-805 and Telegraph Canyon Road, as follows: A. Parcel on the north side of Hale Street, west of Halecrest Drive, from R-3 to R-3-G. Findings: While multiple family units are appropriate, the R-3-G zoning category, being more restrictive than R-3, will result in a development more compatible with adjacent single family development to the north, west, and southwest. B. Parcel on the south side of Hale Street, west of Halecrest Drive, from R-3 to C-O-P, with guidelines for a precise plan as follows. 1. The length and bulk of the structure, relative to the single family -5- 7/17/72 dwelling to the west, must be minimized to be in scale with the basic single family nature of the area. 2. The separation from the single family dwelling to the west and any structure on the subject property shall be maximized. 3. The architectural theme and bulk of the structure shall be harmonious with the basic single family character of the area. Any architectural theme established on the structure should be utilized on all elevations. Findings: This parcel will be directly across the street from a community shopping center and under the precise plan guidelines will be developed to provide medical-dental services in this area. C. Area between Halecrest Drive and Crest Drive on the north side of Telegraph Canyon Road, with the exception of the parcel at the corner of Halecrest Drive and Telegraph Canyon Road already developed with a service station, from C-C-D and R-3-D to C-C-P, with guidelines for a precise plan: 1. Access to Telegraph Canyon Road shall be limited to two points. 2. Cars entering the site shall enter through a drive that does not directly serve any parking stall. This drive shall provide adequate holding capacity to prevent any cars from stopping on Telegraph Canyon Road. 3. Onsite circulation shall form a frontage road system. 4. The Telegraph Canyon basin drainage shall be carried through this property underground. 5. Elevation of property shall be graded to correspond with existing C-C-D property to the west. Findings: I. This will provide adequate land appropriately zoned for a community shopping center. 2. Further it will improve the traffic carrying function of Telegraph Canyon Road and access to the freeway interchange. D. Property on the south side of Telegraph Canyon Road, from 1-805 to and including the property at the corner of Oleander Avenue and Telegraph Ca.nyon Road, from C-C-D and R-3-D to R-3-G-P, with guidelines for a precise plan: 1. Access to Telegraph Canyon Road shall be limited to one point. -6- 7/17/72 2. The circulation system for the site shall forma private frontage road. 3. No slopes steeper than 2 to 1 shall be created unless the City finds that a combination of 1½:1 slope and retaining walls is feasible. Standards for landscaping and irrigation shall be presented with the precise plan. Findings: This parcel is too small and the topography too severe for use as a community shopping center. Therefore, to alleviate traffic safety problems that would result from having commercial development split by a major highway that is tied to a freeway interchange, R-3-G-P is recommended, as it will ensure that a proposed development will reflect the limited amount of usable space on this parcel and the precise planning process will enable the City to work out the circulation and access problems connected with this property. E. Parcel west of 1-805 on the north side of Telegraph Canyon Road, east of the future extension of Nacion Avenue, from C-V-P to R-1 and R-3-T-P, with guidelines for a precise plan: 1. The development of all R-l, R-3-T-P and R-3-T zoned area north of Telegraph Canyon Road to the existing single family subdivision shall be developed concurrently and shall be subdivided with the smae subdivision map. 2. As part of the precise plan, standards for type, size and spacing of landscape materials along the eastern property line shall be submitted. This landscaping shall form a dense buffer between the residential area and the freeway. Findings: The purpose of the C-V zone is "to provide areas in appropriate locations where centers providing for the needs of tourists and travelers may be established, maintained, and protected. The regulations of this zone are designed to encourage the provision of transient housing facilities, restauran%s, service stations, and other activities providing for the convenience, welfare, or entertainment of the traveler." Although this parcel has visible exposure to the freeway, its only access will be from the extension of a local street. This is by no means convenient access for the freeway traveler. Rezoning to R-1 and R-3-T-P will permit it to be planned and developed in conjunction with the property to the west in the same zone. RESOLUTION PCM-72-13 Recommend to the City Council the revision of the General Plan as follows: A. North side of Telegraph Canyon Road, east of 1-805: (1) Extend the present retail commercial land use easterly to Crest Drive to provide adequate land for a community shopping Center. (2) Between Crest Drive and the city boundary, redesignate from the present high density residential (13-26 DU/Ac.) -7- 7/17/72 to very high density residential (27-43 DU/Ac.) due to the proximity of a proposed community shopping center and the location of a major thoroughfare street. B. South side of Telegraph Canyon Road, east of 1-805: (1) Redesignate the present retail commercial to high density residential {13-26 DU/Ac.) Recommend further to the City Council the approval of the following items: A. Establish a moratorioum on development in the area until the rezonin9 is completed. B. Widen Telegraph Canyon Road to six lanes. C. Construct a landscaped median on Telegraph Canyon Road between Halecrest and Crest Drives. D. Realign the existing northbound offramp from 1-805 to conform with the alignment of Halecrest Drive. PUBLIC HEARING (Contd.): CONDTIONAL USE PERMIT - 3066 Ed§emere Road -Request to construct storage barn in Flood Plain District -M.S. Briggs Director of Planning Warren recalled for the Commission that this item was first presented in a public hearing in April, 1972, and was continued for 90 days to this meeting, in an attempt to determine the County's intentions with reference to acquisition of the property for a flood control channel. He indicated there is no objection to the proposed use within the Flood Plain except that the specific location seemed to be within a designated channel area, although it appears to be outside of the dike area and the staff recommends approval of the conditional use permit. Chairman Stewart declared the public hearing reopened, and as no one wished to speak the hearing was closed. Member Macevicz asked for an explanation from the applicant as to why this building has now been nearly completed prior to the granting of a conditional use permit or building permit. M.S. Briggs again recounted his actions with regard to moving a storage barn from property acquired by the State for highway construction, and his construction of a foundation on which to place that structure. The building was subsequently sold to another bidder and Mr. Briggs desired to construct a new storage barn on the foundation. He maintained he was under the impression that as long as he was not constructing the building to live in, it was permissible in that area. -8- 7/17/72 Member Macevicz contended that granting approval after the building has been illegally constructed sets a dangerous precedence for future actions. The Commission indicated that the staff should determine what means is required to prevent construction without necessary permits. MSC (Adams-Chandler) Approval of a conditional use permit to allow construc- RESOLUTION PCC 72-12 tion of a storage barn on property at 3066 Edgemere Road within the Flood Plain Restrictive District, subject to the following ~onditions: 1. Any building constructed shall be able to withstand inundation by water and velocities expected in the area. 2. Any floatable material shall be confined within the building or secured in such a way that it will not be able to float away in case of flood. Findings are as follows: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or the community. The proposed barn is necessary and desirable at this location since it will serve as an enclosure and storage facility for farm equipment. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. The use will not be detrimental to the health, safety, or general welfare as long as the conditions prescribed for structures built in the flood plain are satisfied. c. That the proposed use will comply with the regulations and conditions speci- fied in the Code for such use. d. That the granting of this conditional use permit will not adversely affect the General Plan of the City of Chula Vista or the adopted plan of any govern- mental agency. The General Plan will not be affected by granting this request. The motion carried by the following vote: AYES: Members Adams, Chandler, Rice, Stewart, Rudolph and Whitten NOES: Member Macevicz ABSENT: None -9- 7/17/72 PUBLIC HEARING: Variance - 818 BrOadway - Request for reduction of rear yard, 25 ft. to 6 ft. - SOuth Bay Chevrolet Co. Director of Planning Warren indicated the location of the lot used for used car sales and the location of a proposed two-story sales building, 40 ft. in length, 6feet from the rear property line. He noted that the applicant proposes to fill the rear of his property to 5 feet above the adjacent property, and to construct a 6 ft. high masonry wall on top of the 5 ft. retaining wall. This wall would be located 6 ft. from the rear property line due to an easement at the back of the lot for power poles. This easement would be landscaped to soften the effect of the ll ft. high wall. He pointed out that placing a 26 ft. high building in line with the wall presents an imposing obstruction to the adjacent residents although no protests have been received. He noted, however, that the staff questions whether there is justification for a variance for the reduced rear yard and asked that the Commission make findings in this regard following the public hearing. He also asked the Commission to consider an amendment to the Zoning Ordinance. This being the time and place as advertised, the public hearing was opened. Travis Reneau, South Bay Chevrolet Co., pointed out the need for improvement to the property, and advised that the old existing building in the middle of the lot would be removed, and they felt the new building would function best located at the rear of the lot with the display area in front. Member Macevicz questioned the means of maintaining the landscaping in the 6 ft. strip at the rear, and Mr. Reneau advised they would have access to that area from the adjacent property which they also own. As no one else wished to speak, the public hearing was closed. Members Rudolph and Whitten suggested that another design for a sales building which could be placed near the center of the lot with display on all sides should be considered. In discussion the Commission could find no hardship or exceptional circumstance to justify granting a variance. MSUC (Whitten-Rice) Request for a variance for reduction of rear yard from 25 ft. to 6 ft. for location of a sales building at 818 Broadway be denied since no hardship peculiar to the property and no justification for granting the variance has been found. SUBDIVISION: Request for approval of tentative map for E1 Rancho del Rey Unit 3 Director of Planning Warren advised that the applicant has requested this item be taken off the agenda. The map will be resubmitted at a future date. -10- 7/17/72 Request fOr approval of pole sign in C-C zone - 804 Third Avenue - Union Oil Co. Director of Planning Warren indicated on a plat the location for a proposed pole sign on the property at the southwest corner of Third and K. The staff recommends approval of this request subject to removal of the existing roof top sign, limita- tion of height, area and projection of the proposed sign, and requirement for landscaping at the base of the sign. MSUC (Chandler-Macevicz) Authorization be granted for a freestanding pole sign RESOLUTION PCM-72-12 for Union 76 Service Station at the southwest corner of Third Avenue and K Street, subject to the following conditions: 1. The existing roof top sign shall be removed prior to the granting of any permit for the pole sign. 2. The pole sign shall have a maximum height of 30 feet and a maximum area of 70 square feet. 3. The base of the pole shall be landscaped subject to staff approval. 4. The sign shall project no further than five feet beyond the property line. Request for -approval of Move-In - 71 BroadwaS - WaS Construction Co. Director of Planning Warren passed to the Commission photos of a small office building proposed to be moved from 60 Broadway to 71 Broadway as the City Code specifies that the Planning Commission make a recommendation to the City Council on the architectural compatibility of the building with the area. He noted the building is single story and of wood framed stucco constrction with a wood shake roof. This building has a better general appearance than most of the buildings in the area and the staff recommends approval of the request. MSUC (Rice-Chandler) Recommend to the City Council approval of the request for Move-In of a building to 71 Broadway, subject to the following conditions and those enumerated in the inspection report of the Building and Housing Department: 1. All paving on the property shall be brought up to minimum standards prior to the issuance of a zoning permit. 2. The nonconforming sign shall be removed from the roof of the building. Council Referral - Reconsideration of zoning on east side of AlbanS Avenue between Tremont and Mont§omerS Streets Director of Planning Warren noted that this rezoning was referred back to the Commission by the City Council after they failed to approve the R-1 zone. This 4 acres has been designated as a park site and the staff feels it should not remain in an industrial classification which would not be compatible with the surrounding area. The staff therefore recommends that the Commission reaffirm its original recommendation to the City Council to rezone the property from I-L to R-1 to bring this area into conformance with the General Plan. -ll- 7/17/72 MSUC (Whitten-Rudolph) Reaffirm the original recommendation to the City Council to rezone property located east of Albany Avenue between Tremont and Montgomery Streets from I-L to R-1. Election of Chairman and Vice Chairman Chairman Stewart declared nominations open for the office of Chairman. Member Whitten nominated Member Rice to serve as Chairman. It was moved by Chandler, seconded by Rudolph, and unanimously carried, that nominations be closed. Member Rice abstained from voting. Member Rice was declared elected to serve as Chairman of the Commission for the year 1972-73. Nominations were opened for the office of Vice Chairman. Member Whitten nominated John Macevicz as Vice Chairman; seconded by Rudolph; and unanimously carried, with Member Macevicz abstaining. Director's Report Director of Planning Warren discussed the application of the Planned Unit Develop- ment procedure, noting this was originally adopted as a modifying district to be applied to the underlying zone. This was later changed to the procedure section of the Zoning Ordinance to be applied at the developer's request. Mr. Warren expressed the opinion that this should be placed back in the modifying zone section so that it can actually be placed on the zoning map to facilitate retaining the natural topography in some areas. A memo from the City Attorney indicates this is possible and proper. MSUC (Macevicz-Rudolph) The staff be directed to draft an ordinance for considera- tion to place Planned Unit Developments in the Modifying District section of the Zoning Ordinance. Mr. Warren called attention to a public hearing to be held before the City Council on Wednesday, July 19, 1972 to consider Planning Commission recommendations on the land use options for the Bay Front Plan. He also noted that a Council Conference would be held on Tuesday afternoon, July 18, at 3:00 p.m., to discuss various points concerning the development of E1 Rancho del Rey. Any Commissioners who can attend are invited to do so. Mr. Warren announced that a League of California Cities dinner meeting will be held on Thursday, July 27, 1972 at Singing Hills Country Club on Dehesa Road with Dr. Max Howell of San Diego State University as the speaker. He will compare services rendered by municipal governments in China with those rendered here. Respectfully submitted, Helen Mapes / Secretary