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HomeMy WebLinkAboutPlanning Comm min 1972/02/28 MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA February 28, 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 and ex-officio member Miller. Absent (with previous notification): Member Rice. Also present: Director of Planning Warren, Associate Planner Lee, City Attorney Lindberg and Assistant Director of Public Works Robens. APPROVAL OF MINUTES Member Chandler requested that the minutes of February 7, 1972 be corrected to indicate that Member Rudolph would serve on the City Beautification Awards Com- mittee instead of Mr. Chandler on a permanent basis, rather than just for the meeting of February 9th. Member Rudolph concurred that she would serve per- manently. MSUC (Rudolph-Chandler) The minutes of the meeting of February 7, 1972 be approved as corrected. PUBLIC HEARING (Cont.): REZONING - 4 acres east of Albany between Tremont and Mont~omer~ - I-L to R-3 - I~nacio Arellano Director of Planning Warren indicated on a plat the property involved and re- minded that this application for rezoning has been continued twice because no decision has been made as to whether or not the City will acquire the site for a park. It has been designated as a neighborhood park site and the City is working with HUD to obtain federal financing. While this property was zoned industrial some years ago, adjacent development has been to residential uses and the staff recommends rezoning the property to R-1. Mr. Baldauf, attorney for the applicant, has advised that he would not be at the meeting but would accept the recommendation for R-1 zoning. This being the time and place as advertised the public hearing was opened, and as no one wished to speak, the public hearing was declared closed. MSUC (Adams-Chancier) Recommend to the City Council the change of zone RESOLUTION NO. PCZ-71-U from I-L to R-1 for 4 acres located on the east side of Albany Avenue between Tremont and Mont- gomery. Findings of fact are as follows: a. If development should take place, the R-1 zoning will insure development that will be compatible with the adjoining development, and not be detri- mental to the general welfare of adjacent medium residential uses. b. The rezoning is in conformance with the General Plan. -2- 2/28/72 PUBLIC HEARING: PLANNED UNIT DEVELOPMENT - 3 dwelling units on 3.8 acres on Horton Roads R-E-40 zone - James E. Miller Director of Planning Warren indicated the boundaries of the 3.8 acre parcel planned for development with three single family residential lots and open space, a portion of which would be used for equestrian facilities. Annexation of this property to the City of Chula Vista has been approved by LAFCO and the City Council; most of the adjacent property still remains unincorporated. Mr. Warren displayed a plat showing the configuration of the lots to be created, each of which will be in excess of 20,000 square feet, and will be located on the higher more level portion of the property, the steeper slopes would be left in natural topography, and the level area below the slopes would include the equestrian facilities. Mr. Warren reviewed the conditions recon~ended by the staff to be applied to this development. This being the time and place as advertised, the public hearing was opened. James E. Miller, 4819 Whippoorwill Lane, Bonita, applicant, discussed the plans for development, pointing out their aim to limit the grading as much as possible and to take advantage of the views from the higher elevation of the property. He expressed his willingness to allow an easement for equestrian travel through the open space area of the property. He expressed acceptance of the staff reco~endations for offsite road improvement. Member Macevicz expressed the opinion that the stable and corral should be expressly limited to the use of the residents of this development. Mr. Miller concurred. Attorney Bill Bauer, 530 Broadway, San Diego, representing Dr. Miller, Dr. Fife and Dr. Bean, who own property in the vicinity, expressed their feeling that this type of development will tend itself to the area, providing the following conditions are adhered to: (1) The development will include widen- ing Horton Road to 20 feet for a 300 foot length; (2) A condition be imposed that stable and corral will be limited to use by the three lots; and (3) That the planting called for will lend itself to the adjoining area. As no one else wished to speak the public hearing was closed. Member Whitten expressed concern about approving a P.U.D. application before detailed plans for improvement of all lots are submitted. It was pointed out that detailed plans will require approval by the Planning Commission prior to construction. MSUC (Chandler-Macevicz) Approval of a Planned Unit Development consisting RESOLUTION NO. PUD-72-1 of three single family dwelling units on 3.8 acres located adjacent to Horton Road, south of Bonita Road, subject to the following conditions: (1) The division of the property shall be made by a subdivision map, a copy of the deed restrictions shall be filed in the Planning Department; they shall make the following provisions: -3- 2/28/72 a. The establishment of a homeowners association to provide for the continual maintenance of all commonly owned facilities including but not necessarily limited to private roads, landscaping, equestrian facilities and all other common areas. The permittee shall make pro- vision as outlined below, to assure the continued maintenance and operation of all open space and improvements above specified and obtain the City Planning Commission's approval of such provision: The permittee and all persons, firms or corporations owning the property subject to this special use permit at the time of the recording of the final map and their heirs, administrators, execu- tors, successors and assigns shall establish a Homeowners Associa- tion which shall have the duty to operate, maintain and repair such open space, facilities and improvements until such time as the operation and maintenance of said recreational facilities and improvements is assumed by some public agency, district, corporation or legal entity approved by the City Planning Commission. In lieu of said Homeowners Association or in combination there- with, the permittee may establish an Open Space Facilities and Improvement Maintenance District pursuant to the ordinances of the City of Chula Vista, which district shall have the power to assess the homeowners within the Planned Unit Development and levy such assessment annually to be collected with the tax bill by the County Assessor for such amounts as may be necessary to perform said service by contract with a private maintenance service corporation. b. The deed restrictions shall insure that covered parking space for a minimum of two cars per dwelling unit will be permanently available, and that stable and corral facilities will be limited to use by property owners of this development. (2) The project shall be landscaped in conformance with the following guidelines: a. All slope and natural areas shall be hydro-seeded with native plant materials, the Landscape Planner will recommend an acceptable seed mix. One 1-gat. tree shall be planted for every 100 sq. ft. of slope or natural area; suggested trees are a combination of eucalyptus, acacia and California pepper. b. All areas landscaped shall be irrigated by a sprinkler system. c. Planting standards and initial maintenance standards shall be subject to approval by the Landscape Planner. d. The applicant shall request the formation of an Open Space Maintenance District. The District shall be used by the City only if the maintenance of the landscaping fails to meet acceptable standards. -4- 2/28/72 (3) The floor plans and elevations of the additional dwelling units shall be submitted to the Planning Commission for approval prior to the issuance of a building permit. (4) If any grading is proposed the grading plans shall be reviewed by the staff with the following considerations: a. Harmonious relationship to the natural topography of the site. b. All slopes shall utilize variable slope ratios with toes and tops rounded. (5) The subdivision map shall include an equestrian and bike path easement crossing the lower swale area towards the westerly property line to provide a portion of the north-south link shown on the Sweetwater Valley equestrian plan. (6) Setbacks for the undeveloped building sites shall conform to the R-E zone. (7) All access easements on the property shall be paved in accordance with the standards for permanent paving to a minimum width of 20'. (8) The 60' off-site easement extending from the northwesterly edge of the subject property around the bend shall be improved with a minimum width of 20' of permanent paving and striped to form two travel lanes for a distance of approximately 300 feet. (9) Applicant must comply with resolution #6140 before approval of final map by City Council. PUBLIC HEARING: CONDITIONAL USE PERMIT - 623 Telegraph Canyon Road - Construc- t'~n of Church in R-1 zone - Chula Vista All~i'ance Church'~'f the Christian and Missionary Alliance Associate Planner Lee pointed out the location of a 2~ acre parcel on which it is proposed to construct a church and educational units north of Telegraph Can- yon Road. Most of the adjacent area is vacant and includes commercial zoning on Telegraph Canyon Road and P-C (Planned Con, unity) zoning on the north and east. The topography of this particular property is relatively flat, except for the southeast corner ~here there is an approximate 50 foot drop. Mr. Lee advised that due to uncertainties concerning future land use, street alignment, grading and drainage existing in this area, it is not possible to properly analyze site development at this time, but the staff does recommend approval of the basic site for a church facility. Assistant Director of Public Works Robens reported that for some time the Engineering Division has been studying the future alignment of Telegraph Can- yon Road. They are within six months to a year of reaching a determination on this alignment. -5- 2/28/72 This being the time and place as advertised, the public hearing was opened. Bob Crane, representing the church, reported that at present their plans are to use an existing access road from Telegraph Canyon Road to the south of their property. He indicated they ~ould not object to obtaining access from the west of their property. As no one else wished to speak the public hearing was closed. MSUC (Macevicz-Rudolph) Approval of a conditional use permit to the Chula RESOLUTION NO. PCC-72-8 Vista Alliance Church of the Christian & Missionary Alliance for site approval only for church facility at 623 Telegraph Canyon Road, with specific site plan and architectural design to be approved prior to construction. 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 use will properly serve this community at such time as development details are determined for the surrounding area. 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. Development of this site will not be detrimental to the health, safety or general welfare of persons or property in the vicinity at such time as it can be determined that access and grading will conform to adjacent area plans. c. That the proposed use will comply with the regulations and conditions specified in the Code for such use. Future review of site and development plans will assure compliance with regulations and conditions specified in the Code for such use. 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. -6- 2/28/72 PUBLIC HEARING: VARIANCE - 486 Broadway - Request for additional pole in C-T zone - California Neon Products Associate Planner Lee indicated the location of the property which fronts on Broadway and has an access drive to H Street. Jack-in-the-Box has installed a new sign on Broadway and have an existing sign on H Street which would be abated in three years. Due to the number of driveways on H Street and the distance to the Jack-in-the-Box restaurant a normal directional sign would not be sufficient identification for their driveway. The staff recommends that the applicant be allowed a 20 sq. ft. sign, limited in height to no higher than existing signs in the area, permitting the name and the word "ENTRANCE" on the sign. This being the time and place as advertised, the public hearing was opened. Gerald Bates, representing California Neon Products, contended that if the sign were limited to 20 sq. ft. and they used the same design it would limit the letters to 4 inches in height, which he felt could not be read by approach- ing motorists. He requested consideration of their request for a 64 sq. ft. sign but lowering the height to 25 feet rather than 35 feet as requested in their application. He felt that an entrance sign less than what they have proposed would not be adequate. He also pointed out this is a standard sign for Jack-in-the-Box, and reducing the size would require a special face which would add to the cost. He reported he does not have authorization to accept the recommendations of the staff with regard to the sign. Dave Caneck, 4387 Hill Street, San Diego, representing Foodmaker, Inc., re- affirmed Mr. Bates' statements that a smaller sign would not be adequate. He pointed out the amount of development that Foodmaker has constructed in the area, including the restaurant to the west of the driveway as well as the Jack-in-the-Box drive-in, and he felt the proposed sign is a reasonable com- promise of the existing sign that is there. He stated the identification of this ingress and egress drive is significant to the operation of the business, and if their request for the proposed new sign is not approved their only recourse would be to leave the existing sign. As no one else wished to speak, the public hearing was closed. In discussion the Commission concurred that a smaller identification sign as proposed by the staff would be adequate at the second driveway and would be more compatible with other signs in the area and in keeping with the provisions of the ordinance. MSUC (Rudolph-Adams) Approval of a variance for erection of a modified RESOLUTION NO. PCV-72-5 directional sign on the property line (setback reduced from 10 ft. to O) at the It Street driveway easement to 486 Broadway, subject to the following: (1) That the proposed sign have a maximum area of 20 sq. ft. (2) That the proposed sign have a maximum height of 16 ft. (3) That the word "ENTRANCE" and arrow be placed on the face of the sign and replace the word "HAMBURGERS." -7- 2/28/72 (4) That the design, color, lighting and materials for this sign duplicate those used on the existing sign on Broadway. (5) That the required l0 foot sideyard setback be waived and reduced to O. (6) That a final plan and rendering of the sign be submitted and approved prior to the installation of the sign. Findings are as follows: a. That a hardship peculiar to the property and not created by any act of the owner exists. Strict application of the Zoning Ordinance would preclude the placement of a second freestanding sign and, therefore, would result in a hardship peculiar to this property. The location of the access drive is such that the use of only a directional sign to identify the entrance would still result in confusion as to which business the drive serves. It is, there- fore, necessary to include the name of the business on the sign and con- sequently increase the sign area if the sign is to remain readable. b. That this variance is necessary for the preservation and enjoyment of sub- stantial property rights possessed by other properties in the same zone and in the vicinity of the subject property. The installation of a freestanding directional sign that identifies the location of the access drive as well as the property to which it leads will minimize confusion and maintain more efficient traffic circulation in this area. 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 installation of the second freestanding sign will not be detrimental to adjacent properties. Since this property has access from two separate streets and since it is L-shaped, a directional sign that does not also indicate to which business the entrance drive leads would result in con- fusion. The height and area of the sign have been reduced to conform to the character of other existing freestanding signs in this area. d. That the granting of a variance will not be contrary to the objectives of the General Plan. The installation of a freestanding directional sign will not be contrary to the objectives of the General Plan. Chairman Stewart advised the applicant of the right of appeal of this decision to the City Council within ten days. -8- 2/28/72 PUBLIC HEARING: VARIANCE - 486 Broadwa~ - Request to place 3'7" X 3'7" sign on canopy structure area - Mobil Oil Corporation/Chuck Mote'~ Service A request was made on behalf of Mobil Oil Corporation that this hearing be delayed to the following meeting in order that their representative might have additional material to present. MSUC (Chandler-Macevicz) The public hearing to consider a variance for loca- tion of a sign at 502 Broadway be continued to the meeting of March 6, 1972. Discussion of proposed ordinance regulating Open Space and Maintenance Districts Director of Planning Warren advised that the City Attorney had drafted an ordin- ance covering Open Space and Maintenance Districts, copies of which were sent to the Commission, and while there will be some changes before it is presented to the City Council for adoption, the Attorney is asking for the Commission's endorsement of the concept of the ordinance if it meets their approval. Mr. Warren remarked this ordinance should be implemented for use in the first in- crement of development of E1 Rancho del Rey which will include townhouses and single family residential development and will include large slopes and open area. Chairman Stewart commented that if the staff feels this ordinance serves the needs in this area the details should be left up to the City Attorney. Ex-officio Member Miller asked for permission to take this matter to the En- vironmental Control Commission to get their recommendation to the City Council. MSUC (Chandler-Whitten) The concept of an ordinance for Open Space and Main- tenance Districts be approved and recommended to the City Council for adoption. Commission Comments Chairman Stewart asked for discussion on the proposed Commission budget for the fiscal year 1972-73. Senior Planner Williams reported some discrepancies in totalling the cost of convention trips had been found and he would correct the figures and have a revised copy of the budget ready for the Chairman's signature the following day. He also suggested they might wish to include a budget item for miscel- laneous publications; the current year's budget included $36.00 for this item. Chairman Stewart suggested that the same amount be included in the 1972-73 budget. There were no further suggestions for additional items to be included in the budget. Members Macevicz, Whitten and Rudolph expressed appreciation for the opportunity to attend the recent Institute for Planning Commissioners held in San Jose. Member Macevicz reported it had been brought to their attention that planning in todays community must and eventually will take in other aspects than land use; it will include economics and the sociological and ecological approach to planning. -9- 2/28/72 Member Adams called attention to a letter from the National City Chamber of Commerce concerning a community meeting to be held on Saturday, March 18, at Kimball Park on the subject of mass transit. Speakers at the meeting will include Wadie Deddeh, Senator Mills and Richard Huff of the C.P.O. Oral Communications Clint Matthews, 4305 Vista Drive, Chula Vista, speaking for the "E" Street businesses pointed out the need for a directional sign to direct traffic coming from the freeway at F Street during the construction of the new interchange. He reported the request for a sign had been presented to the City Council who referred the matter to the Planning Commission for consideration of a variance. Director of Planning Warren advised that in an effort to get a directional sign up as quickly as possible the City had issued an encroachment permit for location of a sign in the public right-of-way. He was not aware, however, that the sign proposed would be 10' X 20' Mr. Matthews requested that a variance be granted to locate the sign on the property line of Prudential Overall Supply at 740 F Street. Mr. Warren reported that a hearing on this request could be held by the Zoning Administrator. Adjournment MSUC (Macevicz-Adams) The meeting be adjourned at 9LO0 p.m. Respectfully submitted, n Mapes Secretary