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HomeMy WebLinkAboutPlanning Comm min 1972/03/06 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA March 6, 1972 The regular meeting of the City Planning Commission of Chula Vista, California was held on the above date beginning at 7:00 p.m. with the following members present: Stewart, Rice, Adams, Macevicz, Chandler, Rudolph and Whitten, and ad hoc member Miller. Also present: Director of Planning Warren, Associate Planner Lee, Assistant City Attorney Blick and Assistant Director of Public Works Robens. PUBLIC HEARING: Consideration of prezoninq to R-3 - Arizona Street 1911 Act Annexation - Commission initiated Director of Planning Warren indicated the location of property on the south side of Arizona Street, east of Broadway, which is being considered for prezoning as an annexation petition has been sent to LAFCO. He pointed out adjacent zoning in the City of R-3 and C-T and that this property was recently rezoned from R-2 to R-3 by the County. The staff recommends that the property be prezoned R-3 to encourage redevelopment, since the property is too close to Broadway to be devel- oped with a single family subdivision. This being the time and place as advertised, the public hearing was opened. But as no one wished to speak, for or against, the public hearing was declared closed. · MSUC (Macevicz-Chandler) Recommend to the City Council the prezoning for 3.18 RESOLUTION PCZ-72-B acres located on the south side of Arizona Street, approximately 200 feet east of Broadway. Findings of fact are as follows: a. The Castle Park Zoning Study recently rezoned this property from R-2 to R-3 in the County. b. This zoning designation will encourage redevelopment of the properties. c. Because of surrounding zoning and land use it is unreasonable to assume that this property will be redeveloped with a single family subdivision. d. The adjacent zoning to the north and south is R-3. PUBLIC HEARING (Cont.): VARIANCE - 502 Broadway - Request to place 3'7" X 3'7" sign on canopy structure area - Mobil Oil/Chuck Mote's Service Associate Planner Lee passed a photo to the Commission showing the type of sign requested to identify one island at the service station as "Self Service". He displayed a plat of the property at 502 Broadway showing the location of the three pump islands with the self service sign requested for the island nearest to Broadway. Their request is for a sign almost 13 sq. ft. in area while the ordinance provides for a 3 sq. ft. area sign. The staff feels that a 3 sq. ft. sign is sufficient for identification and therefore recommend denial of the variance request. The Chairman declared the public hearing open. -2- 3/6/72 John Vrabel, representative of Mobil Oil Corporation, commented on the need for a sign large enough for motorists to see and react to quickly as they enter the service station in order to avoid confusion. He reported this is a stock sign used throughout the United States at their stations but indicated they would be willing to accept a 10 sq. ft. sign. Richard James, 410 Santa Cecelia, Solano Beach, Area Sales Manager for Mobil Oil, reported that they have 13 stations in the greater San Diego area in which they have converted a pump to self service. At 12 stations they are using the sign for which they are applying in this variance request. They feel these signs have been beneficial in generating business and in identifying where the customer is to go to take advantage of self service gasoline. He indicated the 3'7" X 3'7" sign seemed to be the smallest sign that would be effective. Pat Haywood, operator of American Oil station at Bonita and Willow, reported that they have 2' X 3' canopy signs for their self service island. He advised they feel 3 sq. ft. is inadequate for customers to readily identify the island. That company tried a smaller sign in Idaho, approximately 3 sq. ft., and had a problem of identification, and felt that a 6 sq. ft. sign is more readily available to the eyesight. Member Rice pointed out that the sign which they use states "Self Service Island No Stamps" and if only the words "Self Service" were used they could reduce the size by half. As discussion continued Director of Planning Warren suggested that if the staff could get some indication from the Commission as to whether there is a need for larger signs for this purpose, they would attempt to work out a solution. MSUC (Adams-Rudolph) The public hearing for consideration of a variance applica- tion to place a 3'7" X 3'7" sign on the canopy structure at 502 Broadway be continued to the meeting of March 20, 1972. PUBLIC HEARING: VARIANCE - 172-178 K Street - Request to create 4 lots with street access from a private easement - Gentry Construction Co. Associate Planner Lee indicated the location of the property on the south side of K Street, east of Second Avenue, where it is requested to create 4 lots to be served by a 20' wide access easement. He also pointed out the location of other similar variances in this vicinity. He reported that in this particular case each of the four lots would contain in excess of 7,000 sq. ft. excluding the easement area. The applicant proposes a bulb at the end of the access drive with three of the lots adjoining this bulb. One lot is a "pan-handle lot" with 15 ft. of frontage on the easement extending back 50 to 60 feet to the bulk of the lot. The staff questioned the advisability of this pan-handle lot and recommend that the development be limited to three lots. Mr. Lee reviewed the conditions recommended if approval of the variance is granted. He also reported that the developer has been requested to come in with more detailed plans before approval is granted. Director of Planning Warren reported that written comment signed by H. E. Bean and W. T. Cash states they have no objection to this development. He also reported the receipt of a letter from Mrs. Harold Foster in which she objects to dividing the property into four lots. -3- 3/6/72 This being the time and place as advertised, the public hearing was opened. Mrs. Harold Foster, 179 K Street, commented that she did not think it is right to use a variance to create lots without the required street frontage as it would create more traffic on K Street and it will be hard for cars to get in and out of this driveway. Arnold Neubauer, 836 Elm Avenue, stated that he has no objection at this time, but is interested in the grading plan as it may put these lots at a higher level than his which is adjacent at the rear of this property. Inasmuch as the applicant was not available for comment and the staff desires more detailed plans, the Chairman requested a motion to continue the public hearing. MSUC (Rice-Chandler) The public hearing to consider a variance request to create 4 lots with street access from a private easement at 172-178 K Street be continued to the meeting of March 27, 1972. PUBLIC HEARING: VARIANCE - 212 K Street - Request to create 3 lots with street access from a private easement - Bonita Band, Ltd. Associate Planner Lee indicated the location of the property west of Second Avenue on the south side of K Street. This property is zoned R-1 with R-3 development to the west. The applicant proposes to divide this rpoperty into four lots, retaining the existing dwelling next to K Street and serving three lots at the rear with an easement from K Street along the east property line, past the rear of the existing dwelling, then turning to the west property line and extending to the southern edge of the property. Mr. Lee submitted a sketch of an alternate pro- posal submitted by the staff which would extend the easement along the east property line stopping at the entrance to the last lot. The staff also proposes including a 5' landscaping strip between the property line and the driveway and a T-type turn around at the end of the easement. Director of Planning Warren reported the receipt of a petition signed by the owners of 17 properties adjacent to or nearby this development opposing this development because it would "require 4 dwelling sites to use a 20 foot driveway, and since K Street is an already heavily traveled thoroughfare, a hazardous situa- tion could easily be created at this particular point a short distance between busy Second Avenue and Twin Oaks Avenue. This being the time and place as advertised, the public hearing was opened. Pat Hart, of Hart and Sons, 33 Third Avenue, the builder for Bonita Band, Ltd., reported that he had talked at some length with the Engineering Division with regard to the drainage ditch at the rear of the property for which the staff proposes providing a 22' wide easement. He reported that this drainage ditch was realigned some years ago and it does not now lie wholly on their property. He felt a 22' drainage easement is not required. He indicated he would like to have the hearing continued so that this and other problems could be resolved. -4- 3/6/72 George Hart, residing at the corner of Second and K Street, commented that he believed in developing property along the street as it has been done but he is not in favor of eliminating all open area and suggested this is one open area that could be retained. If it is to be developed he suggested constructing a street from Second Avenue to serve all lots which could be formed back of those fronting on ~K Street. Douglas Tarvin, 208 K Street, resides in the property adjacent on the east and objected to the easement which would run alongside his lot. He questioned the type of wall and landscaping that would be provided. He also referred to the increased amount of traffic on K Street in the last 5 years and felt that allowing an easement this close to the intersection of Second and K would result in a traffic hazard. Mr. Adams, 224 K Street, has the property adjacent on the west, and also expressed opposi~on to having an easement adjacent to the side of his property. Mr. Hathaway, 818 Second Avenue, questioned why anybody would buy a house which was surrounded by back yards. Mrs. Ralph O'Toole, 205 K Street, pointed out there would be no sidewalk along the easement for children to walk on. She also felt this easement, so close to the corner, would be a detriment to the traffic. Mr. Pat Hart reported it is their plan to construct 2 bedroom homes which would limit the number of people that would occupy the homes. Chairman Stewart reminded that the applicant has requested a continuance of this hearing and that the testimony given tonight has been recorded and will be taken into consideration when a decision is made on the variance request. MSUC (Rice-Rudolph) The public hearing on the variance request for 212 K Street be continued to the meeting of March 27, 1972. SUBDIVISION: Larkhaven Units 1 and 2 - Request for approval of tentative map - American Housing Guild Director of Planning Warren pointed out the location of the property which would be bisected by Orange Avenue and is included in the Rienstra Orange Avenue Annexation presently under consideration by LAFCO. The subdivision is adjacent to the area containing the Little League ball fields which Mr. Henry Rienstra has discussed dedicating to the City for public use. American Housing Guild has requested that they be given some credit for this land against their open space requirement. The Commission previously reached the conclusion that this would serve the needs of those units north of Orange Avenue but there is still a need for park land south of Orange. In developing an open space plan the Planning Department found there is a natural drainage area passing through this subdivision which they feel should be retained in some form. This subdivision map proposes to use that area for development and to carry the drainage water in pipes. The staff recommends that the map be returned to the subdivider for revision, but would first like to get the opinion of the Commission on the concept. -5- 3/6/72 Associate Planner Lee reported that the entire area encompasses 81 acres which would be developed into 241 lots; the present proposal is for 131 lots on 33 acres. He indicated certain lots which would be under the 7,000 sq. ft. area requirement, and some lots with less than 60 feet of street frontage. He reported that the subdivider has requested deleting the lots in the southeast corner from this map and placing them in phase 3 of the proposed development since there is a question of ownership of a small portion. The subdivider has proposed to extend a portion of the width of Orange Avenue beyond the boundary of this subdivision in order to connect with the present terminus of Orange Avenue to the east. Mr. Lee discussed the park service district south of Orange Avenue, extending to Main Street, and the need for a neighborhood park in this district. The Land- scape Planner has recommended locating a park in this development to tie in with the linear park system. This would place the park in the natural drainage area. Member Whitten asked how many building lots the developer would lose by placing this area in an open space park. Mr. Lee advised it would be approximately 22 lots and pointed out the subdivider may be required to donate only a portion of that land and to reserve the remainder of the area for the City to purchase. Assistant Director of Public Works Robens commented on the recommendation of the Engineering Division that Orange Avenue shall be fully improved, except for median landscaping, within the subdivision by the developer. Water shall be provided to the median islands for future landscaping. He recommended that the City limit ~ts participation in the improvement of Orange Avenue to the median island landscaping and the irrigation required for the landscaping. He also commented on the condition that sewers shall be designed to provide capability for sewering adjacent unsewered properties, pointing out that the area where the Little League park is located along with other portions of the area, do not lend themselves to gravity sewerage, and it will have to be determined whether this will require a pumping plant. Don Worley, 3003 Fourth Avenue, San Diego, attorney representing American Housing Guild, felt it should be noted that the land presently is in the unincorporated portion of the County of San Diego. Annexation is pending and will be considered by LAFCO in April of this year. He also pointed out that the land to the south is unincorporated and will probably remain so; this is developed with rather low grade development. Mr. Worley cited the following benefits to the city to be derived from this development: It would result in the connection of Orange Avenue from the present terminus at the western edge of this property, through the property to the present end of Orange Avenue at the shopping center, since they are offering to develop a 20' strip of pavement, plus curb and gutter, on beyond their development to make this connection. This would consist of 1800 feet of offsite improvements. -6- 3/6/72 Mr. Worley also noted that in connection with this development they have made arrangements with Mr. Rienstra whereby he will donate to the City of Chula Vista 14 acres, which is seven times the park needs of the entire area they contemplate developing. He remarked that Mr. Rienstra has made a verbal commit- ment that he would be willing to sell that land to ~nerican Housing Guild for development if they were unable to obtain some sort of credit for that park land against their requirements. Mr. Worley added that this development will be one of luxury type homes priced at $34,000 to $46,000, which will upgrade and enhance the neighborhood. Mr. Worley expressed agreement of the applicant to basically all of the recom- mendations of the Planning Department except the location of the 5 acre park site. They would also agree to all conditions of the Engineering Division with the exception of No. 5 requiring the improvement of the full width of Orange Avenue. In this regard he felt the policy of the past should be adhered to, which required the developer to construct a 20' portion of the street on each side, but not to improve the inner lanes of a major thoroughfare. With respect to the 5 acre park location south of Orange Avenue, the subdivider felt this would be the most advantageous location for model homes since it is at the entrance to their development and adjacent to a major street. If it is required that 5 acres be set aside for park purposes, they would agree to sell to the City up to 5 acres of land lying south of Orange Avenue at any other location than that recommended by the staff. After considerable discussion by the Commission, Director of Planning, and Mr. Linton of American Housing Guild, concerning the terms of park land dedica- tion and location of a park south of Orange Avenue, Chairman Stewart asked for a motion to continue consideration of the tentative map to a future meeting. MSUC (Chandler-Rice) Consideration of the tentative map for Larkhaven Units 1 and 2 be continued to the meeting of March 27, 1972. Re__quest for modification of condition of approval of Southwestern College Estates Subdivision Units 5 and 6 - Allied Contractors, Inc. Director of Planning Warren advised that a representative of Bollenbacher and Kelton had requested by phone that this request be withdrawn from the agenda. MSUC (Chandler-Rice) The request for modification of a condition of approval of Southwestern College Estates Subdivision Units 5 and 6 be filed. Request for deferral of public improvements - 105 First Avenue - Baldwin Noyes Director of Planning Warren reported that the staff recommends approval in accordance with the memorandum from the Director of Public Works. MSUC (Chandler-Rice) Approval of request for deferral of public improvements at 105 First Avenue. -7- 3/6/72 Request for modification of conditions for deferral of public improvements - ' 965 F~Street.~i~ames Cappos Director of Planning Warren advised that Mr. Cappos has indicated he wishes to install street improvements in front of his business located at 965 F Street; strict application of the City Code in this instance would obligate him to provide additional street improvements in an area that is virtually unimproved. The Director of Public Works recommends approval of the request to waive the posting of a bond or lien upon the undeveloped portion of the frontage until such portion is built upon, paved or utilized in any way. MSUC (Macevicz-Rice) Approval of the modification of conditions for deferral of public improvements at 965 F Street as requested. Appeal of staff disapproval of sign for Earl Scheib at 951 Broadwas in a C-T zone Associate Planner Lee reported that the proposed freestanding sign, as denied by the Planning staff, is a pole sign of 65 sq. ft., 20 ft. in height. One side of the double faced sign contains the message "$29.95 Auto Painting," while the other side contains a pictorial representation with the words "Earl Scheib." Mr. Lee pointed out that the Zoning Ordinance stipulates that price signs are allowed only for gasoline stations. The staff also felt that the pictorial repre- sentation does not harmonize with the architecture of the building or the sign placed on it. R. W. Anderson, 1601 South Soto Street, Los Angeles, Division Manager for Earl Scheib, commented that the proposed sign is their national image or logo. It is used in many states throughout the country. It is usually used as a rotating sign, but they were aware of Chula Vista's ordinance against moving or rotating signs, and propose to install a stationary double faced sign. If it is objection- able to have the two faces of the sign different, they would be willing to use either of the proposed faces. He pointed out that due to the large setback from the street they have no exposure to the motoring public without a freestanding sign. Mr. Anderson commented on the pictorial rendering on the sign of Kentucky Fried Chicken and also on various price signs other than gasoline prices. He was advised that such signs are nonconforming and will be abated under the regulations of the Zoning Ordinance. Mr. Anderson commented that the company is working on a new design for a freestanding sign and would like to get permission to install the sign as requested until the new design has been approved and is ready for installa- tion. In discussion the Commission concurred that the proposed sign would be contrary to the standards they are attempting to establish in Chula Vista. Recognizing the need for a freestanding sign at this location, it was suggested that Mr. Anderson meet with the staff to determine an acceptable design for the sign. MSUC (Rudolph-Whitten) The appeal from the staff's disapproval of the proposed freestanding sign for Earl Scheib be denied. Chairman STewart advised Mr. Anderson that this matter could be appealed to the City Council within 10 days if desired. -8- 3/6/72 Director's Report Director of Planning Warren displayed a new rendering submitted by International Plaza Motels of the side elevation of a proposed motel on Broadway. This rendering shows pilasters on the northern elevation which help to break the solid appearance of the wall. The Commission concurred this is some improvement over the previous proposal but felt more of the architectural theme proposed for the front should be included on the side elevation. No representative of International Plaza Motels was present to discuss the plans. Director of Planning Warren called attention to the letter from California Roadside Council concerning highway beautification and to City Attorney Lindberg's opinion sent to the City Council, including his recommendation for a re-examination of the program for highway beautification. If the Planning Commission concurs, it is requested that they send their endorsement to the City Council. MSUC (Rice-Macevicz) Endorsement by the Planning Commission of the City Attorney's recommendation concerning the highway beautification program. Director of Planning Warren called attention to the film entitled "Multiply and Subdue the Earth," to be shown in the Council Chamber on March 13 for the Planning Commission, Environmental Control Commission and members of the City Council. Commission Comments Member Rudolph called the Commission's attention to the film on the California Tomorrow sketch plan to be shown on Channel 15 on March 9 at 7:00 p.m. and again on March 12 at 12:30 p.m. ADJOURNMENT MSUC (Chandler-Macevicz) The meeting adjourn to the meetings of March 20 and March 27, 1972. The meeting adjourned at 10:05 p.m. Respectfully submitted, Helen Mapes Secretary