HomeMy WebLinkAboutPlanning Comm min 1972/04/24 MINUTES OF A REGULAR ADJOURNED MEETING OF THE
CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
April 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: Stewart, Macevicz, Rice, Chandler, Rudolph, Adams and
ex-officio member Miller. Absent (with previous notification): Member
Whitten. Also present: Director of Planning Warren, Senior Planner Williams,
Associate Planner Lee, Assistant City Attorney Blick and Assistant Director
of Public Works Roberts.
PUBLIC HEARING: REZONING - Property on west side of Fourth Avenue, north of H Street - R-3 to C-O-P - Chula Vista Group Properties
Associate Planner Lee pointed out the location of the approximately three acre
site along the west side of Fourth Avenue, 186 feet north of H Street. The
rezoning and a reduction of front setback along Fourth Avenue from 25 feet to
lO feet is requested to construct a five-story building to be used for physicians'
offices and auxiliary hospital facilities and services. A precise plan, sub-
mitted by the applicant, shows the building located near the southeast corner
of the property; parking to occupy the remainder, with the exception of an
existing apartment development located in the center of the site.
Mr. Lee indicated the access drives, traffic circulation and the proposed park-
ing areas. At a later date, to be determined, it is expected the apartment
buildings would be removed and the area used for parking; however, the access
would remain the same. To accommodate any additional traffic along this sec-
tion of Fourth Avenue, near the H Street intersection, would necessitate a
continuous left turn lane and no parking on Fourth Avenue.
Staff is of the opinion that the proposed location of the structure does not
relate well to the parking area, due to the intention of keeping the existing
apartments for an indefinite time. However, it does relate well to the exist-
ing hospital. They feel the parking problem created would be internal and
should not affect the traffic flow on Fourth Avenue. The number of doctors
expected to utilize this facility would be determined partially by the number
of parking spaces available. It is contemplated at this time approximately
four floors would be used for the facility and one floor be available for
office use.
Members of the Commission expressed concern regarding utilization of the pro-
posed parking area and the existing hospital parking area and the impact of
this development on traffic circulation.
Mr. Lee stated that after numerous conferences with the Engineering Division
staff it is felt the onsite improvements shown on the precise plan and the pro-
posed regulations on Fourth Avenue are adequate to maintain traffic flow, since
the peak hours of traffic generation at this facility do not coincide with
normal peak traffic hours.
This being the time and place as advertised, the public hearing was opened.
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Attorney ~illiam Bauer, representing Chula Vista Group Properties, and also
attorney and general counsel for Bay General Hospital, stated the hospital and
the proposed new facility are under the same ownership and expect to have total
utilization of the entire area. They worked for four or five months with the
staff to develop the parking plan. As the hospital parking lot is used mainly
at night by visitors to the hospital and the medical facility parking would be
utilized mostly during the daytime, it is believed the plan should work well.
Mr. Bauer said the apartment house has recently been purchased by the applicant
and is in escrow. For maintenance of cash flow they wish to retain the existence
of the apartments during construction of the new facility, but he feels the
apartments would be phased out when the new building is self-sufficient econom-
ically.
John Groom, architect with Richard Wheeler & Associates, observed that the
building plans presented to the Public Works Department showed Phase 1, as
exhibited at this meeting, and also Phase 2 which showed the parking arrange-
ment with the apartments deleted; the use of the site without the apartments
ties in with the present plan and parking spaces would be fully utilized in
that area.
Member Macevicz asked if it would not be architecturally more pleasing to
remove two or three units of one apartment building and construct the new facility
in the center of the site.
Mr. Groom replied that it might work better for the parking, but the grade drops
away substantially to the north of the present site and moving the building to
that location would present problems. Also, the grade on the entrance to the
hospital and the grade on the entrance to the proposed medical facility are
very nearly level.
Members of the Commission questioned if there were any intention of eventual
use of the apartments as offices and if a time schedule were set up for elimina-
tion of the apartments.
Attorney Bauer stated that there is a substantial investment in the apartment
houses and for economic as well as legal reasons they would ask that at this
point there not be a date absolute fixed for the removal of the apartments.
Planning Director Warren commented that a staff recommendation would be not for
a date, but simply for Phase 2, calling for the eventual elimination of the
apartments.
Dr. Anthony Pierangelo, Chairman of the group of doctors who are proposing the
construction, remarked that the apartments are not practical for office use and
are not intended for such. There are reasons from a medical standpoint for
locating the new building at the proposed site; the major reason being that it
is central to the hospital building and has access to the support facilities
which can be placed in the hospital, and also to take care of the non-emergency
cases.
As no one else wished to speak, the public hearing was closed.
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The Commission members commented on the beautiful edifice and the fine improve-
ment it would be for the City. They discussed at some length the parking
layout, pedestrian traffic, access to the hospital, impact on Fourth Avenue
traffic, the placement of the facility on the site and questioned Assistant
City Attorney Blick as to the feasibility of insisting on a time-table for
removal of the apartments.
Mr. Blick replied that even if the apartments were intended for demolishing,
applicant would not wish it made a matter of public record, and he believes
it is a decision the Commission need not make if the applicant is willing to
work with the staff and come to an agreement as to generally when they will
be removed. The applicant has expressed an interest in resolving the problem.
It is obvious restrictions may be imposed, but the reasonableness of those
restrictions should always be subject to careful scrutiny.
It was moved by Member Rudolph and seconded by Member Adams that the property
on the west side of Fourth Avenue, north of H Street, be recommended to the
City Council for rezoning from R-3 to C-O-P subject to the conditions and
recommendations of the staff.
Member Macevicz moved that the motion be amended to include a five-year limita-
tion for removal of the existing buildings on the site.
The motion died for lack of a second.
Members Chandler and Rice expressed the opinion that some restriction on the
phasing out of the apartment buildings should be included in the resolution,
and after further discussion it was agreed to accept the staff recommendation
for Phase 2.
MSUC (Rudolph-Adams) Recommend to the City Council approval of change of
RESOLUTION PCZ-72-I zone from R-3 to C-O-P for approximately three acres
along west side of Fourth Avenue, north of H Street,
and reduction of front setback along Fourth Avenue
from 25 ft. to 10 ft., with the Precise Plan subject
to the following conditions:
1. Such plan shall be drawn incorporating all of the development requirements
covered in the Chula Vista Zoning Ordinance.
2. "No Parking" shall be stipulated on the Fourth Avenue street frontage.
3. A continuous left turn lane shall be provided along the Fourth Avenue
frontage.
4. The plan shall also note that occupancy of the proposed facility will be
regulated by the amount of parking available, according to ordinance
standards required by the City of Chula Vista.
5. Access to the existing apartment building remaining within the project
shall be limited to the main drive leading to the medical facility;
direct access onto Fourth Avenue will not be permitted.
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6. The applicant shall sign an agreement waiving any future opposition to
undergrounding utilities along Fourth Avenue.
7. It shall be required that the apartment buildings located northeasterly
of the proposed high-rise structure be phased out and replaced with
parking and landscaping in a reasonable period of time.
Findings are as follows:
a. This zone change and precise plan will produce a land use pattern that
will be complementary to the existing land uses and the land uses shown on
the General Plan.
b. This zone change is in conformance with the General Plan.
PUBLIC HEARING: CONDITIONAL USE PERMIT -llO North Glover - Request to locate
wholesale grocery in Flood Plain District, I-L-F zone -
Alfred M. Lewis~ Inc.
Associate Planner Lee indicated the location in the Flood Plain Modifying Dis-
trict where the applicant is requesting a conditional use permit to operate a
wholesale grocery. The applicant has an existing wholesale grocery building
on the southeast corner of Glover and Willow, which is in the proposed Route
54 right-of-way, and has chosen this site on the west side of Glover to build
a new facility. The applicant has submitted a site plan showing the location
of the building towards the west end of the property, parking and loading
primarily in the front, and landscaping in the front parking area.
This being the time and place as advertised, the public hearing was opened.
Carl Peterson, of Alfred M. Lewis, Inc. commented they now operate a strictly
wholesale grocery and hope to relocate across the street and continue in
business.
As no one else wished to speak, the public hearing was closed.
MSUC (Macevicz-Chandler) Approval of conditional use permit for the construction
RESOLUTION PCC-72-17 and operation of a wholesale grocery at 110 North
Glover Avenue in the Flood Plain Modifying District
subject to the following conditions:
1. A site plan shall be submitted for staff approval prior to the issuance
of a building permit.
2. The proposed use shall be subject to initial and continued compliance with
the performance standards established in the Zoning Ordinance.
3. 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.
4. Any building constructed shall be able to withstand inundation by water
and velocities expected in the area, certification required by a registered
civil or structural engineer.
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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 wholesale grocery is well located since it is adjacent to a
proposed freeway off-ramp and will not adversely affect the well-being of
the community.
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 proposed use will not be detrimental to the health, safety, or general
welfare of persons or property in the area provided the required conditions
for structures and uses in the Flood Plain are adhered to. The proposed use
will be compatible with existing land uses in the area.
c. That the proposed use will comply with the regulations and conditions speci-
fied in the Code for such use.
The proposed use will comply with the regulations and conditions specified
in the Code for structures in the Flood Plain.
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.
PUBLIC HEARING: CONDITIONAL USE PERMIT - 352 Third Avenue - Request to install
freestanding pole sign in C-B-D zone - Jack Seedorf
Associate Planner Lee displayed a drawing of the proposed freestanding pole sign
for which the applicant is requesting a conditional use permit for installation
on property located at 352 Third Avenue to identify an existing service station.
There is presently a freestanding pole sign identifying a drive-through photo
processing service that is located on the site. This sign does not have a con-
ditional use permit; it is nonconforming and subject to abatement and removal
after two years. The Zoning Ordinance permits only one freestanding sign on a
lot in the C-B zone. The staff recognizes the need to identify both uses on
this property, and recommends that the applicant redesign the proposed sign to
accommodate the identification of both of the uses on one sign, and to comply
with the requirements of the Zoning Ordinance.
This being the time and place as advertised, the public hearing was opened.
Jack Seedorf, owner of the property, stated that he has landscaped the property
and at the suggestion of the City Landscape Architect landscaped around the
existing pole. His attorney has advised him that he cannot legally notify Dean's
Photo that their sign must be removed at the end of two years; however, Dean's
lease expires in approximately 2-1/2 years and there would then be no problem
with their sign.
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Upon discussion, the members of the Commission concurred there would be no
objection to an extra six months in phasing out of the Dean's sign.
John Hoffman, representing Martin Sign Co., agreed to the redesigning of the
proposed sign.
MSUC (Rice-Rudolph) The public hearing for considering the request to
install a freestanding pole sign in C-B-D zone be continued to the meeting of
May 1, 1972 in order that applicant may submit a new design for sign.
SUBDIVISION (Cont.): Request for approval of tentative map of Zenith II -
American HoUsin~ Guild
Associate Planner Lee advised that a letter has been received from American
Housing Guild requesting a continuation to May 22, 1972, at which time they
wish a public hearing to request a modification of the General Plan in this
area.
MSUC (Chandler-Rice) Request for approval of tentative map of Zenith II be
continued to the meeting of May 22, 1972.
SUBDIVISION: Request for approval of revised tentative maR of Candlewood
Associate Planner Lee indicated on a map the location of the Candlewood sub-
division which is directly west of E1 Rancho del Rey Unit No. 1. He mentioned
the original map for a 20-acre parcel was before the Commission on November l,
1971, and the applicant has since acquired an additional 20 acres directly
south of that parcel which is included in the revised tentative subdivision.
These 40 acres, as shown on the E1 Rancho del Rey plan, included cluster and
single family development for approximately 150 units. The proposed sub-
division would create 113 lots for single family development, and basically
conforms to the original plan with respect to open space areas, density and
road alignment. The major exception would be the alignment of the major col-
lector road, which has been moved to coincide with the applicant's west boundary
line for a short segment. Approximately 14.2 acres have been set aside for
park and open space. A 10' wide bench has been included, which would provide
for a connection with the bicycle path proposed in E1 Rancho del Rey Unit 1.
The sewer collection system would be gravity flow within the subdivision,
leading to a pump station which would lift the sewage to a gravity flow line
in the E1 Rancho del Rey development until such time as an outfall sewer is
constructed to serve this development, when the pump station would be abandoned.
Because of the various ownerships involved, at some time in the future it would
be necessary to accomplish a series of land exchanges in order to develop the
entire project.
Letters have been sent by applicant to both school districts offering to enter
into formal agreement to insure availability of school facilities.
Chairman Stewart remarked that it seemed to him a good plan but he felt some
concern regarding the access to the subdivision; however, this would probably
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be solved by the development of E1 Rancho del Rey Unit 1 and the extension of
H Street and completion of the collector road.
Mr. J. R. Shattuck, President of Shattuck Construction Co., owners and developers
of the subdivision, stated that he had discussed with Director of Public Works
Cole the possibility of the formation of an assessment district to handle the
costs of the pump station maintenance until the outfall sewer is constructed or
some other means of collecting from the homeowners, as he did not feel he should
bear these expenses. He indicated, also, his willingness to pay his propor-
tionate share of building the east-west collector street which would connect at
the northeast corner with a street from E1 Rancho del Rey, involving collabora-
tion both with Otay Land Company and the Chula Vista Elementary School District.
If no agreement has been reached prior to submission of a final map, they would
prefer reduction of the number of lots developed in this area rather than post-
poning the total development.
Members of the Commission concurred that these were items to be solved before
the final map is presented to the Council.
MSUC (Rice-Adams) Approval of tentative map for Candlewood subdivision be
recommended to the City Council subject to the following conditions:
1. The subdivider shall comply with City Council Resolution 6140 concerning
the availability of public facilities prior to submission of a final map
to the City Council.
2. The toe of slope abutting the proposed park area shall be rounded to
blend with existing natural grade. Extension shall be not less than 5'
in horizontal distance from the theoretical hinge point of the slope.
3. Slope planting shall conform to the following standards and requirements:
a. Complete landscaping and irrigation plans with related specifications
including construction techniques, maintenance, and guarantees, shall be
submitted and approved by the City's Landscape Planner prior to the
issuance of a grading permit.
b. All landscaping and irrigation systems shall be installed within 30
days after grading is completed except that the requirement shall be
postponed for any lots that have been issued building permits until 30
days after final inspection. In cases of partial development, the
developer may request in writing to the Zoning Administrator, within
fifteen days after grading is completed, for deferral for all or part of
the remaining areas. The developer shall show just cause for such
deferral and shall indicate the estimated time of completion of the
landscaping for the remaining area.
c. Commencing with the approval of the installation of landscaping and
irrigation the developer shall guarantee the installation for a period
of one year; during the first 90 days of such guarantee the developer
shall actively maintain the lands.
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d. Planting standards, soil preparation, fertilization, and weed control
shall be in conformance with the City of Chula Vista Landscape Manual.
e. Slopes less than six feet (6') in vertical height shall utilize fine
leaf ice plant, such as mesembriantheum croceum or rosea. Substitutes or
alternatives may be considered by the City's Landscape Planner subject to
the submission of complete specifications. Plant cuttings shall be tip
cuttings and not lateral cuttings and not less than six inches (6") in
length. Cuttings shall be staggered and spaced a maximum of twelve inches
(12") on center. On 1N:I slopes, ground cover shall be planted eight
inches (8") on center.
f. Slopes of six feet (6') or greater in vertical height shall utilize
plantings as provided in paragraph (3) and slopes 1N:I or steeper shall be
covered with jute matting. Specifications shall be submitted and approved
by the City's Landscape Planner. These specifications shall specify length
of wire staples or other fastening device, amount of overlap, and other
pertinent details to insure proper installation in a workmanship manner.
Substitutes for jute matting may be considered and approved by the Land-
scape Planner.
g. Slopes greater than ten feet (10') in vertical height shall be planted,
in addition to the requirements listed in paragraphs (e) and (f) above,
with one shrub or tree (minimum 1 gal.) per 100 square feet of slope area.
These shrubs or trees are to be selected by a Landscape Architect for
aesthetic value as well as deep rooting qualities.
h. All slopes in excess of 10' in height shall be irrigated by a sprinkler
system controlled by a valve located on the lot to be sprinkled.
4. Slope contours near the southeast corner, below the bike path, shall have
a minimum 50' radius horizontal curve with the break in direction of the
original ground contour.
5. A 5' high decorative block wall shall be constructed at top of slope on
Lots 59-63 as required by the Subdivision Ordinance; design shall be sub-
ject to Planning Director's approval. Note: Since this road will extend
approximately 2 miles through the E1 Rancho del Rey area, it will be de-
sirable to provide a continuity of design throughout the entire distance
even though there is more than one owner developing property abutting
the road.
6. The extension of "D" Street north of Lot 113 shall be dedicated and im-
proved for the area between Candlewood subdivision and E1 Rancho del Rey
Unit 1.
7. The developer shall pay the following fees for the sewer connections made
to the Telegraph Canyon Trunk Sewer on a temporary basis:
a. $130.00 per acre for the gross area within the subdivision which
will ultimately be served by the Spring Valley Outfall Sewer.
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b. $62.50 for each family unit in a building containing not more than
three units, or in a building containing any number of units if the units
are intended for individual ownership.
c. $50.00 for each family unit containing more than three units where
the units are not intended for individual ownership.
d. For any other use, the charge shall be established by the Director of
Public Works in accordance with Section 26.403, paragraph B of the Munic-
ipal Code.
8. The developer shall pay his proportionate share for the improvement of
Telegraph Canyon Road in accordance with a formula devised by the Engi-
neering Division and applied to other development in this area.
9. The developer shall obtain necessary easements and construct off-site
sewer facilities required for the satisfactory discharge of sewage from
the proposed sewage lift station.
10. Pump Station Maintenance and Operation Costs - The developer shall pay
prorated actual costs incurred by the City in maintaining and operating
sewage pump stations constructed to serve the subdivision.
ll. A dry gravity sewer shall be constructed from the lift station to the
southwesterly corner of the subdivision.
12. Access roads with adequate turnarounds shall be constructed to all
sewer manholes. Dependent upon location, surfacing may be required.
13. "K" Street shall be fully improved or bonded for improvement to center-
line within the subdivision boundary.
14. The subdivision boundary shall be relocated 10' southerly on "D" Street
west of "A" Street to provide for 28' of pavement and standard curb,
gutter and sidewalk.
Request for extension of time on Conditional Use Permit for construction of
church on east side of Ota~ Lakes Road - New Testament Church
The Commission members agreed that the background material provided in the staff
comments was sufficient and no further discussion was needed.
MSUC (Adams-Rice) Approval of extension to April 24, 1973 of Conditional Use
Permit for construction of church on east side of Otay Lakes Road subject to
the following change in the original condition No. 5:
5. A landscaping and irrigation plan for all slopes created shall be submitted
using the following criteria:
a. Complete landscaping and irrigation plans with related specifications
including construction techniques, maintenance, and guarantees, shall be
submitted and approved by the City's Landscape Planner prior to the issu-
ance of a grading permit.
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b. All landscaping and irrigation systems shall be installed within 30
days after grading is completed except that the requirement shall be
postponed for any lots that have been issued building permits until 30
days after final inspection. In cases of partial development, the
developer may request in writing to the Zoning Administrator, within 15
days after grading is completed, for deferral for all or part of the
remaining areas. The developer shall show just cause for such deferral
and shall indicate the estimated time of completion of the landscaping
for the remaining area.
c. Commencing with the approval of the installation of landscaping and
irrigation the developer shall guarantee the installation for a period of
one year; during the first 90 days of such guarantee the developer shall
actively maintain the lands.
d. Planting standards, soil preparation, fertilization, and weed control
shall be in conformance with the City of Chula Vista Landscape Manual.
e. Slopes less than six feet (6') in vertical height shall utilize fine
leaf ice plant, such as mesembriantheum croceum or rosea. Substitutes or
alternatives may be considered by the City's Landscape Planner subject to
the submission of complete specifications. Plant cuttings shall be tip
cuttings and not lateral cuttings and not less than six inches (6") in
length. Cuttings shall be staggered and spaced a maximum of twelve inches
(12") on center. On l~:l slopes, ground cover shall be planted eight
inches (8") on center.
f. Slopes of six feet (6') or greater in vertical height shall utilize
plantings as provided in paragraph (e) and slopes 1~:1 or steeper shall
be covered with jute matting. Specifications shall be submitted and ap-
proved by the City's Landscape Planner. These specifications shall
specify length of wire staples or other fastening device, amount of over-
lap, and other pertinent details to insure proper installation in a
workmanship manner. Substitutes for jute matting may be considered and
approved by the Landscape Planner.
g. Slopes greater than ten feet (10') in vertical height shall be planted,
in addition to the requirements listed in paragraphs (e) and (f) above,
with one shrub or tree (minimum 1 gal.) per 100 square feet of slope area.
These shrubs or trees are to be selected by a Landscape Architect for
aesthetic value as well as deep rooting qualities.
h. All slopes in excess of 10' in height shall be irrigated by a sprinkler
system controlled by a valve located on the lot to be sprinkled.
Resolution determining offstreet parking requirements for billiard room
A copy of the resolution had been provided to each Commissioner previous to
the meeting and no further discussion was deemed necessary.
MSUC (Chandler-Macevicz) Adoption of resolution determining offstreet park-
RESOLUTION PCM-72-5 ing requirements for billiard room at 35 Broadway
in the C-T zone.
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Director's Report
Director of Planning Warren suggested that a Workshop meeting of the Commission
be scheduled for the second Monday of May (8), to discuss the status of some of
the programs and concerns of the Commission.
He also reminded the Co~ission of the joint meeting of the City Council and the
Port District Commission on the presentation of the next phase of the Bayfront
Study by Sedway/Cooke in the Council Chamber at 6:00 p.m. on Tuesday, April 25th.
Commission Comments
Chairman Stewart, who attended the ASPO Annual Conference in Detroit with Direc-
tor of Planning Warren, April 17-21, reported he had listened to HUD Director
Romney who felt that all metropolitan areas should be planned by one agency, which
he termed "The Real City" (and corresponds to our CPO) and stressed what was
happening to center city and the ghettos.
Member Macevicz suggested that the Oral Communications be moved to the third
item on the Agenda after the Pledge of Allegiance and Reading of the Minutes,
because there may be people in the audience who have something to say and want
to leave without sitting through a lengthy meeting. It was agreed this should
be an item for the Workshop Agenda.
Member Rudolph remarked that the CPO Goals Committee were meeting at 7:30 on
April 25 at Chula Vista High School.
ADJOURNMENT
MSUC (Macevicz-Adams) The meeting adjourn at 9:15 p.m.
Respectfully submitted,
L/eoda Scholl
Acting Secretary