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HomeMy WebLinkAboutPlanning Comm min 1972/03/20 MINUTES OF A REGULAR ADJOUNRED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA March 20, 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, Chandler, Rudolph, Whitten, Rice, and ex-officio member Miller. Also present: Director of Planning Warren, Senior Planner Williams, Associate Planner Lee, City Attorney Lindberg and Assistant Director of Public Works Robens. APPROVAL OF MINUTES MSUC (Macevicz-Rudolph) The minutes of the meetings of February 28 and March 6, 1972, be approved as maileo. PUBLIC HEARING (Cont.): VARIANCE - 502 Broadway - Request to place 3'7" X 3'7" si~n on canopy structure area - Mobil Oil Corp./Chuck Mote Director of Planning Warren commented that this hearing was continued from the previous meeting so that representatives of the oil companies and the staff could attempt to determine what size a sign should be to meet their requirements and stay within the provisions of the ordinance. After some discussion it is felt there is justification for some type of directional sign and the provisions of the Zoning Ordinance can be interpreted to accommodate this type of sign. Based on othemin use, it is the staff's opinion that a 6 sq. ft. sign is adequate to direct customers to a self service pump island. Since the applicant has requested a larger sign, it is recommended that the variance be denied and the Planning Commission adopt a resolution stating the provisions for a 6 sq. ft. directional sign for self service pump in service stations. The Chairman declared the public hea~ng reopened for additional testimony. John Vrabel, engineer with Mobil Oil Corp., expressed agreement with the adequacy of a 6 sq. ft. sign. As no one else wished to speak, the public hearing was closed. MSUC (Chandler-Rice) The application for a variance to place a 3'7" X 3'7" sign on canopy structure area at 502 Broadway be denied since no hardship or unusual circumstances pertaining to this property has been shown. Member Rice commented that he had observed a similar sign which was approximately 2' X 2' and he felt that was an ample size to be easily read; he could not support a larger sign. MSC (Adams-Whitten) Approval of a resolution to standardize directional signs RESOLUTION NO. PCM-72-3 for all service stations using self-service facilities, size of sign limited to 6 sq. ft. and wording limited to "Self Service Island" and "No Stamps" The motion carried by the following vote, to-wit: AYES: Members Adams, Whitten, Rudolph, Stewart, Chandler and Macevicz NOES: Member Rice ABSENT: None -2- 3/20/72 PUBLIC HEARING: PREZONING and REZONING , Rienstra's Orange Avenue Annexation to R-1 and R-3-G-S-2 Associate Planner Lee displayed a plat and pointed out the location of approxi- mately 88 acres under consideration for annexation to the City of Chula Vista. This is presently zoned for agriculture in the County with a small area zoned R-1-B. It is proposed to prezone this property R-1 with the exception of approx- imately 1/2 acre adjacent to Orange Avenue at the east boundary of the property which is proposed for R-3-G-S-2 prezoning along with the rezoning of the adjacent five acres in the city. Mr. Lee reminded that plans have been submitted for development of the proposed R-1 area with a single family subdivision. The staff is now recommending that the 5~ acres proposed for multiple family zoning be zoned R-3-P, subject to a precise plan which would limit the density to that allowed in the R-3-G zone and limiting the height of the structures to one story in the first 100 feet adjacent to single family development. This being the time and place as advertised the public hearing was opened. Mr. Donald Worley, Attorney, 3003 Fourth Avenue, San Diego, representing American Housing Guild, expressed concurrence with the proposed R-1 zoning. He further commented that he believed ~nerican Housing Guild could satisfy all of the conditions of the Planning staff for the precise plan. He pointed out the feasibility of R-3 zoning for the 5½ acres since it fronts on a major thoroughfare and is across the street from a shopping center. Member Rice asked what had required the realignment of Orange Avenue which resulted in a larger parcel being requested for R-3 zoning. Jerry Linton, American Housing Guild, advised this was done to create a more developable configuration of their property; that it is proposed with concurrence of the City Engineer. Associate Planner Lee reported that petitions have been received with 52 signatures representing 32 properties opposing the rezoning to R-3. Robert Boggs, 251 Sandstone, expressed concern about increased traffic on Sandstone and asked if there would be access to the R-3 property from Orange Avenue. Barbara Silva, 1537 Malta, objected to zoning for apartments in an area developed with single family housing. She asserted that planning should take into consideration the desires of the people who are already living in the area. Lambert B. Helsema, 1605 Palm Road (Woodlawn Park), speaking also for Mr. Valdivia and as a member of Woodlawn Park Civic Club, reported that they have had problems with flooding in that area since the development of Holiday Estates where there was no problem prior to that development. He felt this problem would be increased with additional development and particularly if the catch basin is filled in. He contended the area should remain in an agricultural zone. -3- 3/20/72 Michael DeCaro, Loma Lane, spoke of the pond back of the lots on Loma Lane which presently catches excess runoff of rain water, and asked whether or not that land would be developed. As no one else wished to speak, the public hearing was closed. The Commission asked about development plans for the R-3 property. It was pointed out such plans have not been drawn up, but under the R-3-P zoning a precise plan for the development must be brought for Commission approval. MSUC (Chandler-Macevicz) Recommend to the City Council the prezoning to R-1 RESOLUTION PCZ-72-C (1) for 87~ acres included in the Rienstra Orange Avenue Annexation. MSC (Macevicz-Adams) Recommend to the City Council the prezoning and RESOLUTION PCZ-72-C (2) rezoning to R-3-P for approximately 5½ acres of land located between Rohr School and the proposed exten- sion of Orange Avenue. The Precise Plan shall be subject to the following conditions: (1) The overall density of the development shall be no more than 17 dwelling units per net acre. (2) Those units constructed within 100 feet of the east and southwest property lines shall be limited to one-story and the remainder of the development shall be limited to two-story units. (3) All other setbacks shall conform to Section 33.505 G of the Chula Vista Zoning Ordinance. (4) As a guideline, 600 sq. ft. of open space (as defined in Sec. 33.505 I) per unit shall be provided. (5) Pedestrian access shall be provided from Orange Avenue to Rohr Elementary School. Precise location and design shall be subject to staff approval. (6) Automobile access on Malta Avenue shall be limited to one curb cut. Curb cuts on Orange Avenue shall be coordinated with existing access points and shall be subject to staff approval. (7) All other conditions will apply that are deemed necessary by the Planning Commission or required in the Chula Vista Zoning Ordinance. The motion carried by the following vote, to-wit; AYES: Members Macevicz, Adams, Whitten, Rudolph, Stewart, and Rice NOES: Member Chandler ABSENT: None SUBDIVISION (Cont.): Request for approval of tentative map of Larkhaven Units 1 and 2 - American Housin9 Guild Director of Planning Warren reminded that consideration of this map was continued from the previous meeting in order that the applicant and staff might attempt to -5- 3/20/72 together with curb and gutter and the adjacent 4 ft. of pavement on each side will be the responsibility of the city. (7) Size, type and location of drainage provisions shall be determined at a later date, subsequent to submission of drainage calculations and plans. (8) Sewers should be designed to provide capability of sewering adjacent unsewered properties. (9) A charge of $70 per acre for sewer connections within the Montgomery Sanitation District shall be required prior to final map approval. SUBDIVISION: Zenith II - Request for approval of tentative map - American Housing Guild Director of Planning Warren reported that the City is negotiating with American Housing Guild for the acquisition of this land and their representative may wish to request a continuance. Donald Worley, attorney for American Housing Guild, confirmed they are negotiating with the City and requested that consideration of this tentative map be deferred for four weeks. MSUC (Rice-Chandler) Consideration of the request for approval of the tentative map for Zenith II be deferred for four weeks. PUBLIC HEARING: REZONING - 300 block of Palomar Street, R-3 to C-C-P - Bart Corporation Director of Planning Warren recommended that the public hearing for rezoning be continued to April 3 so that it can be considered along with the applicant's precise plan for development. MSUC (Rice-Chandler) The public hearing to consider rezoning property in the 300 block of Palomar Street from R-3 to C-C-P be continued to April 3, 1972. PUBLIC HEARING: REZONING - 562 K Street, R-3-G and C-T-D to C-T-P, South BaS Chevrolet Co. Associate Planner Lee indicated the location of approximately 1.7 acres of property fronting on K Street adjacent to the auto sales facility of South Bay Chevrolet. They are requesting the rezoning in order to create new storage area for automobiles. The Precise Plan for development as submitted with the zone change application proposes to develop the area as a paved parking area for new car storage enclosed with chain link fence and landscaping adjacent to K Street and a 6' high masonry wall along the east side abutting the R-3 zone. The staff recommends approval of the rezoning and change of setback to 0 adjacent to K Street to accommodate the chain link fence and landscaping. -6- 3/20/72 This being the time and place as advertised the public hearing was opened. Travis Reneau of South Bay Chevrolet, reported that he had nothing further to add but would answer any questions of the Commission. Member Rudolph asked where the new cars are unloaded upon delivery. Mr. Reneau stated it is across the street at a service station; unloading will not be done on K Street. Dorothy Adams, 546 K Street, expressed opposition to the rezoning and further expansion of the commercial use as they have not had adequate protection from this use in the past. Since the residents were there first she felt they should be given adequate consideration. Peggy Holcomb, with residence at the corner of Beech and K, expressed opposition to the expansion of commercial zoning, also to the noi~from the body shop and to the flood lights used to illuminate the parking lots, and to the noise from the loud speakers used to call employees working on the lots. City Attorney Lindberg commented with reference to the testimony concerning noise from the body shop operation and felt the question of noise control should be looked into to determine if amendments to the Zoning Ordinance are needed in this regard. He suggested that this be the subject for a workshop session in the near future. As no one else wished to speak, the public hearing was closed. In discussion the Commission concurred with the need to allow increased depth of commercial zoning along Broadway to meet the expanding needs of the businesses established there, and added that sufficient standards would be applied to prevent incompatibility with adjacent use. MSUC (Macevicz-Whitten) Recommend to the City Council the change of zone from RESOLUTION PCZ-72-D R-3-G and C-T-D to C-T-P for property at 562 K Street and change of front setback to O. PUBLIC HEARING: CONDITIONAL USE PERMIT - 710 E Street - Request to locate camper/ trailer/motor home parking facility in R-3 zone - Cavalier Motor Hotel Associate Planner Lee indicated the location in the C-V zone where the applicant proposes to develop 23 parking stalls for campers and trailers. This property abuts a bowling alley to the west, office building and motel to the east and the City Public Works yard on the south. He displayed a plat of the proposed develop- ment and commented on the need to provide for additional parking spaces for auto- mobiles which would accompany the trailers. This being the time and place as advertised the public hearing was opened. Charles E. Brown, co-owner of Cavalier Motor Hotel, 710 E Street, advised that they have discarded their original idea of adding more units to the motel and feel this is an adequate use for the property, providing accommodations for tourists with campers, trailers or motor homes. He commented there is adequate ingress and egress from E Street and from Woodlawn to serve this use. With reference to -7- 3/20/72 furnishing additional parking spaces for automobiles he stated they would designate 6 trailer spaces, 28' X 30', in place of the 12 spaces now shown along the westerly property line, and the spaces along the easterly line would be for camper spaces or motor homes only. With reference to length of occupancy Mr. Brown stated they would concur with the staff's limitation of 14 days rather than 30 days as stipulated in their application if it is the Commissionls desire. Member Rudolph asked what utilities would be provided and Mr. Brown agreed to provide water, electricity and sewer connections at each space. The Commission, after discussion, concluded that the 30 day limitation would be reasonable. MSUC (Adams-Chandler) Approval of a conditional use permit to construct camper/ RESOLUTION PCC-72-9 trailer/motor home parking facility on property located at 710 E Street, subject to the following conditions: (1) Adequate fire protection shall be provided by the use of an access easement for emergency vehicles or a fire hydrant, subject to the approval of the Chula Vista Fire Department. (2) Spaces shall be limited to: six 28'X30' spaces adjacent to the westerly property line to accommodate trailers and automobiles, ten 14'X30' spaces and one 19'X30' space at the south property line adjacent to the easterly property line for campers and motor homes. (3) To insure that the required setback is maintained a 3' planter, landscaping and a sprinkler system shall be installed along the western property line. The areas indicated as redwood tubs on the site plan shall be expanded areas of this planter area. (4) Trash bins shall be provided and enclosed in accordance with the Zoning Ordinance. (5) The paving shall be brought up to current standards of maintenance. (6) The entire site shall be lighted to a level of one foot candle. (7) A parcel map shall be filed and approved to consolidate all parcels being utilized by the Cavalier Motor Hotel. (8) The maximum occupancy shall not exceed 30 days. (9) Electricity, water, and sewer connections shall be available at each parking space. PUBLIC HEARING: CONDITIONAL USE pERMIT - 529-533 Fourth Avenue - Request to locate parkih~ facil~t~ for service club in R-3 zone - Chula V~sta service'C~bs, !nc. Director of Planning Warren pointed out the location of the property at the corner of Fourth and Mankato and displayed plats showing the applicant's proposal for additional parking on two lots north of the present service club facility for parking using the same property but limiting access to the alley from Mankato Street. This alley is presently unimproved but efforts are being made to form a 1911 Block District to improve the alley. -8- 3/20/72 Andrew Henrys 22 Casselman Court, President of Chula Vista Service Club, discussed the club's efforts to obtain the required amount of offstreet parking. He reported that they have purchased one of the lots proposed for additional parking and have a lease on the second lot as the owner does not wish to sell. They propose to use only the back portion of both lots for parking and leave the existing single family dwellings on the front portion of the lots. He requested that condition (1) recommended by the staff, which requires a parcel map for lot consolidation, be modified to state either a parcel map or lease acceptable to the City. Mr. Henry also asserted the landscaping as required by staff recommendation brings up a big problem since landscaping along the alley would run $1200 to $1500. Member Rice felt the Commission could not forego the landscaping requirement but might be receptive to a 3 to 6 month allowance for putting it in. As no one else wished to speak, the public hearing was closed. MSUC (Whitten-Rudolph) Approval of conditional use permit to Chula Vista Service RESOLUTION PCC-72-10 Club Center to install parking facilities on property at 529-533 Fourth Avenue, subject to the following conditions: (1) A parcel map shall be required for lot consolidation, or a lease executed for use of the property. (2) The entire width of the alley (20 feet) shall be paved from the northern property line to Mankato Street in accordance with engineering standards. (3) The parking area shall be separated from adjacent residential uses to the west and north by a 6' high solid wall or fence subject to staff approval. (4) A detailed site plan showing proposed new parking areas and their relationship to existing parking areas and adjacent land uses shall be submitted for staff approval. (5) An enclosed trash storage area with minimum required dimensions shall be required. The design and location shall be submitted for staff approval. (6) A landscaped area shall be required to separate the proposed parking area from the alley. Installation of landscaping may be deferred for six months or until the alley is paved. 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. There is currently a shortage of offstreet parking in this area that would be alleviated if this request is approved. -9~ 3/20/72 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 be beneficial to the health, safety, and general welfare of persons residing in the vicinity and to property and improvements in the vicinity. c. That the proposed use will comply with the regulations and conditions specified in the Code for such use. All regulations and Code requirements will be met. 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 governmental agency. The granting of this request will not adversely affect the General Plan. Following a short recess, Member Macevicz was absent from the rostrum for the hearing of the next item. PUBLIC HEARING: VARIANCE - Terminus of East I Street - Request to create lot with street access from Private easement - John A. and MarS E. Macevi~z Director of Planning Warren pointed out the location of the property formerly intended to be used as a water tank site but as it was not needed for that purpose it was sold by the water company. The lot is more than adequate for one dwelling, being in excess of 17,000 sq. ft. This is a landlocked parcel with access by a 20' wide easement beginning at the easterly end of East "I" Street. It would be necessary to waive the standard limiting the grade of the drive to 15%; it is proposed to use an 18% grade. A memo from the Fire Chief indicates the proposed driveway would provide adequate access for emergency vehicles. This being the time and place as advertised the public hearing was opened. John A. Macevicz, 698 Myra Avenue, concurred with the conditions recommended by the staff and reported that he had discussed paving requirements for the access drive with the Engineering Division and would agree to install 2" asphalt pavement over D.G. base on a 12' width. He also concurred with the recommendation of the Fire Chief for providing a water supply necessary for fire protection. As no one else wished to speak, the public hearing was closed. Member Macevicz did not participate in Commission discussion or in voting on this item. MSUC (Chandler~Rice) Approval of a variance for the development of a residential RESOLUTION PCV-72-9 lot to be served by a 20' access easement from East "I" Street, subject to the following conditions: (1) The access road be paved to a minimum width of 12 feet. The method of paving shall be determined by the City Engineer upon application for a building permit. (2) A turn around area and two guest parking spaces shall be provided on the property. -10- 3/20/72 (3) The applicant shall provide a site plan in accordance with Sec. 33.901 B paragraph 30 upon application for a building permit. (4) The applicant shall retain as many trees as possible. Tree removal shall be subject to approval by the Landscape Planner. (5) Any grading shall be in accordance with plans approved by the City staff. (6) Water for fire protection shall be available, subject to the approval of the Chula Vista Fire Chief. Findings are as follows: a. That a hardship peculiar to the property and not created by any act of the owner exists. The property was originally intended for use as a water tank site for which it is no longer needed. The extension of East I Street would serve no other property than the applicant's. b. That this variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same zone and in the vicinity of the subject property. The area of the property exceeds the minimum area requirements of the R-1 zone. Originally East "I" Street was intended to serve the properties to the east. The need no longer exists as those properties are now served by other roads. c. That the authorizing of this variance will not be of substantial detriment to adjacent property and will not materially impair the purposes of the ordinance or the public interest. The site is physically separated from the adjacent properties by the topography of the area. d. That the granting of a variance will not be contrary to the objectives of the General Plan. The increase of density created by development of the property would not affect the General Plan. PUBLIC HEARING: Consideration of amendments to Zoning Ordinance relatinq to sign provisions in R-3 and C-O zones Associate Planner Lee discussed proposed amendments to the Zoning Ordinance concerning sign provisions in the R-3 and C-O zones. These revisions are the result of a study conducted at the direction of the City Council. The proposed amendment would allow more flexibility in the type of sign to be used in the R-3 zone and would relate the size of a residential wall sign to the lineal front- age of the building on which it is placed rather than to the number of units within the building. -11- 3/2O/72 Mr. Lee displayed examples of residential signs which would be permitted and which would contain only the name and address. In the event a freestanding sign is used the information concerning vacancy or no vacancy should be incorporated within the sign. If a wall sign is used, a separate freestanding vacancy sign, a maximum of 3½' in height and 2 sq. ft. in area, may be used. In addition, a real estate sign declaring only sale or lease may be used for each street front- age. Mr. Lee discussed the proposed provisions for signs in the C-O zone pointing out that the basic change is that it would allow a larger wall sign than previously permitted in this zone, and would permit directional signs the same as for other commercial zones. This being the time and place as advertised, the public hearing was opened. Jim Lay, 576 Third Avenue, asserted that the reason for a sign is for identifica- tion of a business and that the size should be commensurate with the speed of traffic on the street it faces. He felt that rather than reducing the size of signs the City should take away the utility poles and numerous large palm trees. Wes Goodwin, Goodwin Realty, 561 Third Avenue, reported they have a freestanding sign, 15' high, 30 sq. ft. in area which they feel is the minimum for adequate identification, but because the city rezoned the property it will necessitate removing the sign. This will work a hardship on them not only from the cost of removing the sign but from reduced identification. Jim Patton, 580 Third Avenue, commented that the C-O zone seems to be primarily concerned with doctors' offices or the type of operation that "doesn't require people finding you if they are driving down the street." He expressed the opinion that the new regulations should apply on new construction, a new tenant, or a new use, but those who have been there for a number of years should have some consideration. Dick Schuler, 549 Third Avenue, concurred with what the others had mentioned and that identification is a primary factor in having a real estate office. He indicated a willingness to remove some of his signs. Andrew Henry, President of South San Diego Bay Cities Board of Realtors, commented on the provision for real estate signs in the R-3 zone to indicate sale or lease and suggested that a rider be permitted below the regular sign to give the realtor's name and telephone number. Kathryn Moore, 1134 Tobias, speaking for South Bay Citizens Planning Committee, expressed the opinion that the most unsightly part of Third Avenue is the large realtor signs. She supported an ordinance which would reduce the size of the signs. Gene York, 72 Sandalwood Drive, concurred with what Mr. Henry said about riders on real estate signs, and added that with reference to residential signs in the R-3 zone there are three things that are very important, not from an advertising standpoint, but as a service to the people and to cut down the traffic that the manager of an apartment complex has to put up with. These would include a sign directing the public to the manager's office, the status of the apartment as to the number of bedrooms, and whether it is furnished or unfurnished. He requested that provision for this information be written into the ordinance. 3/20/72 The Commission discussed the necessity and best means of identifying a manager's apartment or office. Chairman Stewart asked if the staff wants additional time to consider the suggestions made during the hearing. Director of Planning Warren reported there is no urgency on the adoption of the ordinance, but these arguments are not new, they have been presented at previous hearings and taken into consideration in writing the ordinance. He expressed the opinion that the staff responded as directed by the City Council in drafting this amendment and the philosophy heard tonight should be presented directly to the Council. MSUC (Chandler-Macevicz) The public hearing concerning amendments to the Zoning Ordinance relating to sign provisions in the R-3 and C-O zones be continued to the meeting of April 3, 1972. Director's Report Director of Planning Warren called attention to the report submitted concerning the relationship of the PUD process to city-wide density. It is obvious that the use of PUD developments will result in higher density, but it may also result in better designed neighborhoods. He advised this is an informational report and there will be a recommendation forthcoming for better standards in PUD development and better adherence to basic principles and goals. The City Attorney pointed out that the Planned Unit Development is a means of enforcing maintenance of residential property through the home owners association or a tax assessment by the city if necessary, and from that standpoint is desirable. Director of Planning Warren also reported on the San Diego County Regional Park Implementation Study, which was presented more thoroughly at a Parks and Recrea- tion Commission meeting on March 16. The County has asked each city for a resolu- tion of endorsement of the implementation program for regional parks. Chairman Stewart reported that he had attended the previous meeting and is in favor of making a recommendation to the County for adoption of the concept. MSUC (Macevicz-Rice) Recommend to the City Council the adoption of a resolution endorsing the San Diego County Regional Park Implementation Program. Mr. Warren also commented on the receipt of a copy of a letter from the Director of Building and Housing written to The Glenn restaurant at the golf course concern- ing the lack of roof top equipment screening. Commission Comments Member Rice asked if legal action has been taken in regard to the parking lot of the shopping center at Hilltop and Naples. City Attorney Lindberg reported that he was assured today that new individuals have been involved with this center and they are going to make a real effort to clean up the situation. He advised that if this is not accomplished a legal complaint will be filed this week. -13- 3/20/72 Oral Comments Gene York, 72 Sandalwood Drive, commented on the question of density and referred to the growth or urban sprawl which has taken place in Los Angeles and Orange Counties, noting that the former agricultural land of San Fernando Valley and other areas has now been converted to residential development. He contended the same number of people could have been accommodated in a smaller area if they had used foresight and planning. ADJOURNMENT MSUO (Chandler-Macevic~) The meeting be adjourned at 11:00 p.m. to the meeting of March 27, 1972. Respectfully submitted, -'Helen Mapes Secretary