HomeMy WebLinkAboutPlanning Comm min 1972/05/22 MINUTES OF A REGULAR ADJOURNED MEETING OF THE
CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
May 22, 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, Adams, Macevicz, Rice, Chandler, Rudolph, Whitten
and ex-officio member Miller. Also present: Director of Planning Warren,
Associate Planner Lee, Director of Public Works Cole, Assistant Director of
Public Works Robens, City Attorney Lindberg, Assistant City Attorney Blick and
Assistant City Manager Bourcier.
APPROVAL OF MINUTES
MSUC (Adams-Chandler) Minutes of the meeting of May 15, 1972 be approved as
mailed.
Consideration of Proposed 1972-73 Capital Improvement Program - City Planning
Commission and Environmental Control Commission
Members Hooper, Miller, Marasso and Mitchell of the Environmental Control
Commission were present. Assistant City Manager Bourcier and Director of
Public Works Cole answered questions by members of both Commissions on various
items of the proposed program. The Environmental Control Commission agreed that
they wish to give the proposal further consideration at their meeting later in
the week.
Member Rice expressed a desire for more lead time in the review of the Capital
Improvement Program.
MSUC (Chandler-Adams) Recommend to the City Council that the proposed Capital
Improvement Program for the fiscal year 1972-73 is in conformance with the
approved General Plan and will accommodate the orderly implementation of such
plan.
PUBLIC HEARING: Request b~ American Housing Guild to amend Chula Vista General
Plan bs eliminating open space classification for cannon area
south of Zenith Subdivision and Greg Rogers Park
Director of Planning Warren indicated the location of the approximately 30 acres
east of Interstate 805 south of Greg Rogers Park, currently shown as open land,
where American Housing Guild has requested a change in the General Plan to allow
land use for residential development. He noted that a tentative map for an 85
lot subdivision on this property had been filed; the applicant had requested and
was granted a continuance from April 24 to this date, as staff had recommended
denial based partially on nonconformance to the General Plan.
Mr. Warren remarked that the City has indicated a desire to preserve the canyon
area much as it is; they have conducted some negotiations with the applicant
relative to purchase of the property for park purposes, and these may possibly
again be opened. He pointed out the canyon might be preserved either by outright
acquisition or by approval of some type of development plan that would permit
development of the northerly portion of the property and retain the canyon. The
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staff opposes amendments to the General Plan until an overall analysis of a
recommended plan for open space on a City-wide basis has been completed.
This being the time and place as advertised the public hearing was opened.
Donald Worley, 3003 Fourth Avenue, San Diego, attorney for American Housing
Guild, reviewed the reasons for requesting amendment of the General Plan.
Paul Stuhler, 1384 Oleander Avenue, representing a group of area residents,
presented a petition with 99 signatures opposing amendment of the General Plan
to substitute residential area for park space. He also submitted a supporting
statement signed by Robert A. Crumly, Principal of Parkview Elementary School.
Ondina Wade, 486 Thrust Street, expressed agreement with the statements in the
petition.
Mary Fountain, 1402 Oleander Avenue, commented on how thoroughly the children
of the area have enjoyed the recreational opportunities afforded by the open
space and that it has provided a play area which keeps them off the streets.
Kathrym Moore, 1134 Tobias Drive, stated that the City Council is expected to
consider an ordinance to permit the forming of assessment districts to help in
the purchase of park land. She suggested that the interested people present
might wish to appear at the time this ordinance is discussed, as they would be
in a position to form such an assessment district for the purchase of park land.
Member Adams observed that this was a good point, since many people do not
realize that because land is marked "open space" on a map the City does not
automatically acquire possession of it.
Member Rice agreed and added that in the event a bond issue to acquire the land
is not supported or the City has no funds with which to purchase it, there is
nothing which guarantees the area will become park land.
David Snyder, 1388 Oleander, a student whose home is in one of the houses adjac-
ent to the canyon, commented on the use the general public might make of the
area, especially for cycling or hiking, since it is connected through to Greg
Rogers Park, also it is one of the few areas left in the City providing natural
shrubs and vegetation which could be used in the educational programs of the
various schools.
Several property owners in the area stated they were told by the salesmen from
whom they purchased their home that this canyon is owned by the City and would
be a park. The Commission expressed concern about misleading statements often
attributed to salesmen in such tracts.
As no one else wished to speak, the public hearing was closed~
The Commission concurred that this canyon is an important part of an open
space program for this area and that it is unwise to make changes in the General
Plan on a piece-meal basis upon applications of individual property owners.
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MSUC (Macevicz-Rice) Recommend to the City Council that request by American
Housing Guild to amend the General Plan by eliminating open space classification
for the canyon area south of Zenith Subdivision and Greg Rogers Park be denied.
PUBLIC HEARING (Cont.): CONDITIONAL USE PERMIT - 60 Broadwas - Request to
inStall self-service ~asoline pumps in conjunction with food
market in C-T zone - Autotronic Ssstems, Inc.
Associate Planner Lee displayed a plat showing the area in the C-T zone where
the applicant proposes to install self-service gasoline pumps with a food market
operation. He noted that the hearing had been continued from the May 15 meeting
at the request of Autotronic Systems, who were seeking to demonstrate their
compliance with the City's requirements stipulated for a conditional use permit.
They have submitted a petition with approximately 1000 signatures of neighbor-
hood residents, specifying that the self-service operation is a necessary and
desirable service contributing to the well-being of the neighborhood.
Mr. Lee stated the Fire Department has indicated their safety requirements will
be met, subject to a specific condition regarding the installation of the equip-
ment. He reiterated the staff's opinion that the gas pumps could not exist
without the store but that the store could be successful without the gas pumps;
they are concerned that an overabundance of service stations not only leads to
a high rate of failure but reduces the amount of land available for needed
commercial services.
Planning Director Warren read the statement in the petition and commented on
the difficulty of establishing a need for additional gas pumps when there is a
proliferation of them in this area of the City. He stated the question of self-
service is unimportant since most of the major stations are converting some of
their pumps to this type of operation, and added that it continues to be staff's
recommendation that this request be denied, but the Planning Commission might
wish to refer this item to the City Council for a policy decision.
This being the time and place as advertised, the public hearing was opened.
Larry Wasserman, 8647 Navajo Road, San Diego, an attorney representing the
applicant and Fairmont Foods, owners and operators of the food market, gave a
brief background of his clients and their current operations in the City and
County of San Diego. He emphasized the neighborhood orientation, the convenience
aspect and the cash saving offered by the self-service, and described the
particular location chosen at Broadway and Chula Vista Street. He referred to
this type of operation as a marketing revolution and predicted a significant
change in the marketing of gasoline in the next five to ten years. He displayed
a rendering of the architectural concept of their market establishments, express-
ing the belief it would represent a distinct improvement to the area.
Members of the Commission questioned him regarding the attendant on duty, rest
room facilities, and the specific operation of the equipment.
David Zephyr, 6175 Sarita Street, La Mesa, who circulated the petition, stated
it was his impression that the people signing liked the competition and were
definitely in favor of the lower prices and convenience, but admitted the signers
were not advised that this would be a market with pump islands in front.
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Grant Arnold, 1905 Sherwood Avenue, Modesto, with Autotronic Systems, offered to
answer any further questions regarding operation of the gasoline pumps.
As no one else wished to speak, the public hearing was closed.
The Commission concurred that the proposed use in this location is not necessary
or desirable to provide a service or facility which will contribute to the general
well-being of the neighborhood or community, as there are presently 72 operating
service stations in the City, 9 of which are within a one-half mile radius of
the proposed operation.
MSUC (Rudolph-Whitten) Request of Autotronic Systems, Inc. for conditional use
permit to install self-service gasoline pumps in conjunction with food market
in the C-T zone at 60 Broadway be denied.
Chairman Stewart reminded the applicant of the right to appeal the decision to
the City Council within ten days.
Subdivision (Cont.) - Tentative map of Zenith, Unit #2
Planning Director Warren again pointed out the approximately 30 acres of land
east of 1-805 and generally south of Greg Rogers Park where American Housing
Guild is proposing to build 85 single family residences and have submitted a
tentative subdivision map for approval. He mentioned that this matter has twice
been continued by the Commission at the request of the applicant because they
stated they were negotiating with the City for the sale of the land and that
they were requesting an amendment to the General Plan.
Attorney Don Worley, representing American Housing Guild, stated that in view
of the previous Commission action denying their request for amendment to the
General Plan it would appear private development of this particular parcel would
be prohibited and it would be useless at this time to discuss the merits of the
subdivision plan.
MSUC (Chandler-Rice) Request for approval of tentative map of Zenith Subdivision
Unit #2 be denied based on the following:
(1) The map does not conform to the General Plan for the City of Chula Vista.
(2) The site is not physically suitable for the proposed density as evidenced
by the fact that the subdivider has not blended the proposed grading with the
existing topography, but instead has utilized land cut and fill operations to
achieve building sites, which is basis for denial under Section 11549.5
subsection D, State Map Act.
(3) The map does not conform to Section 28.104 subsection 2 of the Chula Vista
Subdivision Ordinance which states that trees, topography, and other natural
cover of the land shall be respected and the streets shall be designed so as to
prevent excessive grading and scarring of the landscape.
(4) The proposed l:l cut and 1½:1 fill slopes are not acceptable due to inability
to adequately landscape said slopes in accordance with the Landscape Manual of
the City of Chula Vista and the fact that such slopes do not blend with the
existing topography in the area. Minimum slope to be accepted would be 2:1 to
achieve adequate planting.
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(5) Lots adjacent to the freeway do not meet the minimum standards as set
forth in Subdivision Ordinance, Section 28.908 subsection 6, which requires
lots adjacent to freeways to utilize minimum lot depth of 110 feet.
(6) Certain lots do not have proper frontage on dedicated streets as required
in Section 33.503 G of the Chula Vista Zoning Ordinance and Section 28.901
subsection 3 of the Subdivision Ordinance.
(7) The map does not show proper pedestrian access from the subdivision to
adjacent public facilities. Note: Park and elementary school.
(8) The applicant has failed to observe the principal outlined in Section
28.902 C 4 of the Subdivision Ordinance which states that four-way intersections
involving local streets shall be avoided whenever possible. In the case of this
development it is our opinion that the intersection involving Raven Avenue and
Palomar would create a dangerous situation since Raven Avenue is at approximately
a 12% grade south of Orange. This could be avoided with the redesign of the
subdivision.
Council Referral - Reconsideration of proposed rezoning and precise plan for
~-------'-~erts at northwest quadrant of 1-805 and Bonita Road
Director of Planning Warren recalled for the Commission their recommendation
to the City Council that this area be rezoned from C-C-D-F and R-I-15-F to
A-8-F until January, 1974 and thereafter change to C-V-P-F upon approval of
a Precise Plan for development of the property; the position being that although
C-V-P zoning was justified at this location, it would be premature without
completion of the freeway and interchange. At their May 9 meeting, the City
Council referred this item back to the Planning Commission for reconsideration
after the City Attorney advised that rezoning with time limitations is invalid.
Associate Planner Lee briefly explained why the Precise Plan originally sub-
mitted by the applicant was not acceptable and outlined the suggested changes
which the staff recommends.
Cliff Burford, Planning Consultant, representing Bond, Ltd., expressed general
agreement with the staff and discussed with members of the Commission and
Planning Director Warren and Associate Planner Lee various changes suggested in
the Precise Plan.
MSUC (Whitten-Macevicz) A public hearing be set for June 5, 1972, to consider
a Conditional Use Permit for Bond, Ltd. to construct a motel, restaurant and
service station in the flood plain district of C-V zone at the northwest
quadrant of 1-805 and Bonita Road, and a revised Precise Plan based upon the
following guidelines be submitted for review:
(1) Only one curb cut for ingress and egress to Bonita Road shall be permitted
and it shall be located directly opposite the intersection of Bonita Road and
Bonita Glen Drive.
(2) Two additional curb cuts allowing for ingress, with egress (right turn only)
located further to the west and east, may be considered based upon the proposed
Precise Plan layout.
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(3) Joint access shall be required between the applicant's property and the
property owner to the east to allow for joint use of the single egress curb
cut which is located on the applicant's property. This access easement shall
be a minimum of 24 feet in width.
(4) The location of the underground box culvert shall be indicated on the plan.
(5) The Precise Plan shall also include architectural concepts and circulation
plan.
(6) The Precise Plan shall also be designed so as to accommodate only one
service station on the north side of Bonita Road.
(7) The ultimate improvement width for Bonita Road will be 82 feet (100' ROW).
This will include an 18' median and 64' of travel lanes. The applicant shall
include these considerations in his Precise Plan design.
Report from Assistant Director of Public Works Robens concernin~ barriers for ~raina~e culverts
Mr. Robens reported that the main purpose of barriers on drainage culverts is to
keep people from getting inside, either willfully for purposes of mischief or
being accidentally swept in by storm water run-off. Spacing bars closely enough
to keep the mischief-makers out cannot be accomplished since in storm run-off
debris builds up in sufficient quantities to prevent water getting through and
causes flooding. On large culverts with a good amount of run-off, placing
vertical bars every 18"-24" will normally work.
Members of the Commission asked about a hinged or movable type of barrier which
could be removed by Public Works personnel during heavy storms and Mr. Robens
stated one such barrier is used; however, except in a very limited number of areas
this would be impractical, since the Public Works personnel have definite assign-
ments during heavy storms and very few could be available for the necessary
raising and lowering of grates.
Chairman Stewart commented he found the information interesting, but believed
the problem to be the concern of the Safety Commission and the Police Department.
Director's Report
Director of Planning Warren reported that the study on the Bayfront Plan is
reaching a point of decision and suggested it be considered soon at a workshop.
The Commission agreed it should be scheduled for a Workshop on Monday, June 12,
at 5:00 p.m.
Commission Comments
Member Whitten wished to express his thanks to Member Macevicz for encouraging
young Mr. Snyder to speak regarding the park area during the first public hearing
of the evening.
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Member Adams expressed concern about a number of cars and a heavy trailer
under various stages of repair in the yard and driveway of a house at the corner
of First Avenue and J Street for the past several months. Mr. Warren said he
would call it to the attention of the Zoning Enforcement Officer.
Member Rudolph asked about the legality of phased zoning and what authority cities
have in this matter. Assistant City Attorney Blick agreed to research the topic
and discuss it at the June 12 workshop.
Ex-officio Member Miller commented that he believed if a planned program of
environmental impact studies had been developed, several problems, such as those
in the proposed Zenith Subdivision, could have been avoided.
Planning Director Warren replied that assistance has been requested in developing
a procedure to implement the State legislation but he has not yet received a
complete opinion from the City Attorney.
MSUC (Macevicz-Whitten) The meeting adjourn at 9:15 p.m.
Respectfully submitted,
Le6da Scholl, Acting Secretary