HomeMy WebLinkAboutPlanning Comm min 1972/04/17 MINUTES OF A REGULAR ADJOUNRED MEETING OF THE
CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
April 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: Rice, Adams, Macevicz, Chandler, Rudolph, Whitten, and
ex-officil member Miller. Chairman Stewart was absent with previous notification
to attend the annual A.S.P.O. conference in Detroit, Michigan. Also present:
Senior Planner Williams, Associate Planner Lee, Assistant City Attorney Blick,
and Assistant Director of Public Works Roberts.
APPROVAL OF MINUTES
MSUC (Chandler-Whitten) Minutes of the meetings of March 27 and April 3, 1972
be approved as mailed.
PUBLIC HEARING (Cont.) a. REZONING - Northwest quadrant 1-805 and Bonita Road,
C-C-D-F and R-l-15-F to C-V - Bond, Ltd.
b. CONDITIONAL USE PERMIT - Bonita Road - Service station
in C-V zone and construction in Flood Plain District
c. VARIANCE - Bonita Road - Request for reduction in side
Nard from 25' to 10' - Bond, Ltd.
Associate Planner Lee noted that at the meeting of April 3 the Commission requested
that this hearing be readvertised to consider adding the Precise Plan requirement
to the zoning and to include the property at the intersection of 1-805 and Bonita
Road owned by Humble Oil Company. He reiterated that since visitor commercial
use on the east side of the freeway has been virtually eliminated because of the
proposed Sweetwater Park, it is the staff's opinion that expansion of the visitor
commercial zoning on the west side of the freeway is logical. However, commercial
development should not take place until there is a change in the area to create a
need. The Highway Department has indicated completion of the freeway will not
take place until late 1974, and since visitor commercial zoning is to accommodate
freeway oriented business, it is the staff's feeling that it would be better to
place this area into the A Agricultural zone and adopt C-V-P zoning which would
become effective in January of 1974.
Mr. Lee reviewed the various actions which have affected this property since
1965 when the adoption of the General Plan designated a visitor commercial pattern
for all four quadrants of the Bonita Road/I-805 interchange. Following that
action, in 1967 Humble Oil Company filed an application for a conditional use
permit to construct a service station at the northwest corner of 805 and Bonita
Road, stating they did not intend to build immediately but that construction
would take place no later than the completion of the freeway at this intersection.
This application was approved in 1967 and two years later extended to March, 1972.
A letter from Humble Oil indicates it is still their desire to have the develop-
ment of their property coincide with the opening of Interstate 805.
Mr. Lee reiterated the staff's belief that there should be only one service station
on the north side of Bonita Road at this intersection and that a precise plan
for the entire 3½ acres should stipulate the location of the service station.
4/17/72
With reference to the application for variance Mr. Lee indicated that in
consideration of a preclse plan, it is possible to waive the setback requirements.
The variance would therefore not be necessary if the requirement for a precise
plan is attached to the zoning.
Vice-Chairman Rice declared the public hearing reopened.
Cliff Burford, Planning Consultant representing Bond, Ltd., reported that the
design of their proposed project has taken over two years, and if it were approved
now construction would not be completed until 1974. He contended that Bond, Ltd.
have prepared plans for a coordinated development which he felt should be approved
at this time so they could proceed.
Ted Hotsey, representing Humble Oil Company, confirmed that it is still their
desire to develop their property with a service station concurrent with the
completion of the freeway.
As no one else wished to speak the public hearing was closed.
In discussion the Commission concurred that development of this property at this
time would be premature and that it should be placed in the Agricultural holding
zone until 1974, then rezoned for visitor commercial use when the freeway is under
construction.
MSUC (Whitten-Macevicz) Recommend to the City Council the change of zone for
RESOLUTION PCZ-72-G approximately 3½ acres located in the northwest quadrant
of Interstate 805 and Bonita Road 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.
MSUC (Macevicz-Chandler) The conditional use permit and variance applications
submitted by Bond, Ltd. be filed.
PUBLIC HEARING: REZONING - 619-625 Mankato - R-2 to C-T-P - P.A.B. Enterprises,
dba The Butcher Shop
Associate Planner Lee displayed a plat indicating the location of two existing
R-2 zoned lots fronting on Mankato which are proposed for rezoning to C-T-P to
be developed in connection with adjacent commercial property fronting on Broadway.
He also displayed a plat showing the proposed development of this property as a
parking facility. This plan includes walls on the south and west property lines
with landscaping to screen the street and adjacent residential use. A solid
locked gate would permit entrance from Mankato for maintenance purposes. The
staff recommends approval of the zone change and the precise plan submitted.
This being the time and place as advertised, the public hearing was opened.
Martin Gutfleisch, Attorney, 3400 Fourth Avenue, San Diego, representing the
applicant~ confirmed their need for additional parking area and their concurrence
with the requirements for walls, landscaping and driveways.
-3- 4/17/72
Kenneth Kolk, 618-620 Mankato, owner of the property immediately south, stated
that he also spoke for other adjacent owners. He reported they are not generally
in opposition to the incursion of this use into the residential area if it is
properly done and properly maintained. However, they wish to go on record as
opposed to the site development in the event it proves detrimental to the value
or desirability of their residential property. He spoke of damage to shrubs and
refuse left on his lot after construction of the wall.
Kathryn Moore, 1134 Tobias Drive, questioned why portions of this wall were per-
mitted to be built before the property was rezoned.
Vice-Chairman Rice pointed out that the ordinance permits construction of a wall
at the side property line in a residential zone regardless of the use.
As no one else wished to speak the public hearing was closed.
MSUC (Macevicz-Whitten) Recommend to the City Cguncil the change of zone for
RESOLUTION NO. PCZ-72-H property at 619-625 Mankato Street from R-2 to C-T-P
and approval of the precise plan for development of
the property as a parking facility subject to the
requirement that the parkway area adjacent to Mankato
be filled with concrete and all existing driveways which
are abandoned be closed.
- PUBLIC HEARING: CONDITIONAL USE PERMIT - 3066 Edgemere Road - ZONING Administrator
referral of request to construct storage barn in Flood Plain
District - M. S. Briggs
Associate Planner Lee displayed a plat indicating the area directly north of
the proposed freeway right of way and west of Edgemere, indicating the proposed
location of a barn within the area which has now been designated by the County
as the easement for a drainage channel. Mr. Lee reported that about a year ago a
building permit was issued to Mr. Briggs for a foundation in this location before
the city had been advised of the County's intentions. The County has now confirmed
their intent to purchase this property for a drainage facility and the staff
recommends a continuation of this hearing for 90 days, since the County will not
have funds for this purchase until the beginning of a new fiscal year in July.
The Commission requested that the Chula Vista Engineering Division review the design
of the proposed drainage channel and report back to the Planning Commission.
This being the time and place as advertised the public hearing was opened.
M. S. Briggs, 2030 "E" Avenue, National City, advised that the slab was placed in
anticipation of moving a barn from property acquired by the state for freeway
right of way, however, this was sold to someone else. He felt that since he had
been given permission to move a structure to this location, he should also be
allowed to build a new structure. He protested that this is not the best location
for the drainage channel,
The Chairman explained that since the County has designated the location of the
drainage channel this Commission must abide by that decision and it would not be
proper to permit construction which would have to be removed when the channel is
constructed.
4/17/72
AS no one else wished to speak the public hearing was closed.
MSUC (Adams-Chandler) The public hearing for consideration of request for a
conditional use permit by M. S. Briggs for construction of a storage barn at
3066 Edgemere be continued for approximately 90 days, to the meeting of July 17,
1972.
SUBDIVISION - Request fOr approval of tentative map of Southwestern College
Estates Units 8 and 9
Associate Planner Lee described the existing uses in the area and noted that this
development will consist of 189 lots on 48~ acres, and will include the extension
of Rutgers Avenue to H Street. The staff and subdivider have resolved the original
differences regarding the circulation plan. The staff recommends approval of the
map subject to conditions for the treatment of slopes and for landscaping require-
ments.
N. B. Randall, 5109 Waring Road, San Diego, requested that the boundary of the
subdivision at the southwest corner be realigned to include the slope for which
maintenance would be required until the adjacent area is developed.
The Commission concurred with this request for change of boundary.
Tom Mitchell, 908 Nolan Way, Chula Vista, asked where the drainage would flow
from this development.
Assistant Director of Public Works Robens reported that details of drainage
are not worked out on a tentative map but will be resolved prior to approval
of a final map. He indicated there are concrete pipe drains in the vicinity to
handle this.
MSUC (Chandler-Rudolph) Recommend to City Council the approval of tentative
subdivision map for Southwestern College Estates Units 8 and 9, subject to the
conditions enumerated by the staff and the change in boundary requested by the
applicant.
Request for approval of Precise Plan for Balboa Bank, Fourth and H Street, C~O-P zone
Associate Planner Lee indicated the location of the property at the southwest
corner of Fourth Avenue and H Street where the applicant has consolidated
5 parcels for development under a Precise Plan. He discussed the plan which
shows a two story bank building with a total floor area of 10,440 sq. ft. and
four drive-through banking facilities along the southerly portion of the bank,
with a storage area for the drive,through traffic which will accommodate a maximum
of 26 cars. Of concern to the staff was the desirability of locating access
drives as far from the intersection as possible, and this has been accomplished
along with a satisfactory circulation plan and adequate onsite parking.
4/17/72
Justin Goostree, 4095 Bonita Road, president of Balboa Bank, in response to
Commissioner s questions, reported that a marketing study to justify this
banking facility has been Conducted,
George Lykos, 2145 Paseo Dorado, La Jolla, discussed the traffic circulation,
storage, and parking of the proposed plan.
MSUC (Macevicz-Chandler) Approval of the Precise Plan by Balboa Bank for
RESOLUTION PCM-72-4 development of lot at southwest corner of Fourth
Avenue and H Street, subject to the following:
1. The areas designated for employee parking shall be marked as such.
2. Each exit shall be clearly marked for "No Left Turn."
Request for determination of parking requirements for billiard room - Henry
B--~i§ian
Associate Planner Lee displayed a proposed plan for development of a lot with a
billiard room at 35 Broadway which would include 18 offstreet parking spaces,
not all of which would function well. Since the requirements for offstreet
parking for a billiard room are not specifically covered in the Zoning Ordinance,
the applicant has asked for a determination of the number of spaces required for
this operation.
The staff indicated that the proposed plan did not include sufficient parking and
submitted an alternate plan which would reduce the length of the building
accommodating 8 pool tables rather than the 12 tables proposed and would include
24 parking spaces. The staff noted that the parking for this use would be
comparable to that required for a retail store and applied the standard of one
space per 200 sq. ft. of floor area for the billiard room with additional spaces
for the proposed bar.
Henry Bogigian, 4265 Newpoint Drive, Paradise Hills, reported that he has a
similar operation two blocks from this location and has no apparent problem even
though only 5 offstreet parking spaces are available. He contended that most of
his patrons are either pedestrian traffic from nearby residential development or
those who come by car, usually 2 to 4 in each car. He stressed that it is his
desire to give Chula Vista a first class recreational facility.
In discussion, the Commission concurred that since there can be no assurance that
the proposed structure will always be used as a billiard room, that it should be
designed so that the parking spaces available would be the same as those required
for a retail store.
MSUC (Rudolph-Adams) The parking requirements for a billiard room shall be the
same as the requirement for a retail store.
The staff was instructed to present a resolution makiDg this determination at the
next Planning Commission meeting on April 24, 1972.
4/17/72
Director's RePort
Senior Planner Williams called attention to the report on the Auto Sales
Park Study, and suggested that if the planning Commission approves this
concept that the staff be directed to continue the search for a suitable
location for such a development. This could be coordinated with the work
on revision to the General Plan.
MSUC (Chandler-Whitten) The Planning Commission endorses the concept of an
auto sales park and directs the staff to continue work on the location of a
suitable site for such development.
Senior Planner Williams reported that at a Council conference held on April 12th
the discussion centered around the approval procedure and criteria for determining
the architectural compatibility of signs with the buildings and immediate area.
The staff was directed by the Council to recommend whatever amendments they felt
were necessary to clarify this portion of the ordinance.
Mr. Williams also noted that the consultants for the Chula Vista Bayfront Study
will make a presentation to the City Council, Board of Port Commissioners and
others interested on April 25 at 6:00 p.m. in the Council Chamber. They will be
presenting recommendations for land use alternatives.
Mr. Williams read a letter received on this date from the Sweetwater Union High
School District stating, "The Board of Trustees revised its policy regarding
the amount and method of payment requested from housing developers constructing
new dwelling units in the district for assistance in providing classroom facilities
for incoming students. The new policy is that payment is to be made on the basis
of $300 per unit, payable prior to construction." They indicate further that
this change will effect the agreement to be completed with the E1 Rancho del Rey
developers.
There were no Commission comments or oral communications.
ADJOURNMENT
The meeting was adjourned by Vice-Chairman Rice at 10:15 p.m. to the meeting of
April 24, 1972.
Respectfully submitted,
Helen Mapes~×//~
Secretary