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HomeMy WebLinkAboutPlanning Comm min 1975/08/13 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTAs CALIFQRNIA August 13, 1975 A 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: Chandler, Rudolph, Floto, Pressutti, Smith, Starr and ex-officio member Pat Keith of the Environmental Control Commission. Absent (with previous notification): Commissioner Rice. Also present: Assistant Director of Planning Williams, Current Planning Supervisor Lee, Environmental Review Coordinator Reid, Associate Planner Quinney, Community Development Director Desrochers, Assistant Director of Public Works Lippitt, Assistant City Attorney Beam, and Secretary Mapes. APPROVAL OF MINUTES Commissioner Rudolph asked that the minutes of the meeting of July 23, 1975 be corrected on page 6 to state that the motion to adopt a resolution designating the boundaries of the Third Avenue Central Business District Redevelopment Project failed since it did not receive the affirmative vote of the majority of the Planning Commission. MSUC (Rudolph-Floto) The minutes of the meeting of July 23, 1975 be approved with the correction as noted. Commissioner Pressutti abstained from voting on the motion due to his absence from the meeting of July 23rd. ORAL COMMUNICATIONS Chairman Chandler called for oral communications and none were presented. CONSENT CALENDAR 1 Consideration of public improvements to unnamed street behind 145 Second Avenue - Nathan and Linda Thomas MSUC (Floto-Rudolph) The consent calendar be approved in accordance with the recommendation in the staff report to the Commission. REGULAR CALENDAR 2. PUBLIC HEARING: Environmental Impact Report EIR-75-3 on Park West Apartments/ Restaurant Environmental Review Coordinator Reid advised that the only input received during the review period came from the Environmental Control Commission which recommended approval of the report with the inclusion of a statement submitted by Commissioner Roeder, which has been inserted in the report. Mr. Reid noted that it is the finding of the report that there would be no overall significant impact from the project, and pointed out the five items of highest potential impact which are covered in the report. He also advised that the project could have an indirect impact by precluding options that would be available in the redevelopment project for the downtown area. He called attention to the recommendation that the report be adopted if there is no additional input in the public hearing that requires response. If additional revisions are recommended the Commission should schedule consideration of the final EIR for August 27th· -2- Au9ust 13, 1975 This being the time and place as advertised, the public hearing was opened. No one wished to speak and the public hearing was closed. MSUC (Pressutti-Rudolph) EIR-75-3 including the revisions noted in the staff report to the Commission be adopted as the City's final environmental impact report on the project of Park West Apartments/Restaurant. 3. PUBLIC HEARING: Rezonin~ PCZ-75-F, consideration of addin.."P" ~re.?~s_~ ~ I-5 and Palomar, ~ Street, ~ Street, and E Street Associate Planner Quinney reported that this program of rezoning by adding the "p" Precise Plan Modifying District to the existing zone on various parcels adjacent to freeway interchanges is the result of a study performed over a period of time, which was initiated by the City Council due to their concern over the unique characteristics of such properties with regard to access and coordinated development. He also pointed out that the Scenic Routes Element of the General Plan calls for the application of precise plans for the develop- ment of property at major freeway intersections within the city in order to assure attractiveness at these gateways to the city as well as compatibility with adjacent uses. The complete study covered the l0 existing interchanges in the City and two which are proposed when construction of freeway Route 54 is under- taken. Mr. Quinney pointed out that this particular application relates to just four of the interchanges where it is felt application of the Precise Plan District can be readily justified. The Environmental Review Committee considered each of these proposals and found there would be no significant impacts from the proposed zone change. The draft Negative Declaration on each of the areas is submitted for Commission approval and certification. In summary, he advised that if the four proposals as recommended are adopted, a total of 8 parcels amounting to 13.75 acres will be affected. The intent of the proposals is to control access by limiting the number of curb cuts in conjunction with new development or redevelopment in order to lessen traffic conflicts with freeway bound traffic, and to coordinate access, circulation and architecture if more than one parcel is involved. Mr. Quinney reported that while the four quadrants of the intersection of I-5 and Palomar were studied, findings for application of the "P" Modifying District were made for four parcels at the southeast quadrant which are between Frontage Road and the freeway offramp and presently zoned C-T. Property to the east of Frontage Road, fronting on Palomar, is presently zoned C-T-P. At the interchange of I-5 and L Street, it is recommended that 3.95 acres, lying north of L Street, which includes surplus land from the freeway widening and the 80 ft. wide dedicated right of way for Industrial Blvd., be zoned I-L-P. This property is presently undeveloped. 3.75 acres south of L Street is partially developed with industrial uses under the existing I-L zoning. It is recommended that the "P" Modifying District be applied in order to control access points to future development on the property in the immediate vicinity of the freeway onramp, as well as permit review of the landscaping and architectural treatment on this site. -3- August 13, 1975 Commissioner Smith pointed out that the on and off ramps to the freeway are actually some distance south of the L Street bridge, and for that reason he felt consideration should be given to applying the Precise Plan Modifying District to the area south of those ramps in addition to that recommended in the staff report. Mr. Quinney pointed out that at I-5 and H STreet all four quadrants are presently developed, however, it is felt that the northeast quadrant is transitional since it has two duplexes located in the C-V zone fronting on Colorado Avenue. It is recommended that those two parcels be rezoned to C-V-P, so that in the event of future redevelopment, access may be limited to Colorado Avenue, due to the proxim- ity of the freeway entrance and the railroad crossing. Commissioner Smith suggested that the two service station sites on the south side of H STreet should also be considered for the Precise Plan District. At the interchange of I-5 and E Street, Mr. Quinney advised that all property to the west of the freeway has been excluded from this consideration since it is included in the Bayfront Redevelopment Project and is therefore subject to the guidelines adopted for that project. To the east of the freeway, on the south side of E STreet, the development appears stable with a service station and bowling alley. Als~ included in this quadrant is a small parcel utilized by the Tourist and Information Center, however, it is not felt it would be worth the Commission's time to rezone the entire area C-V-P to take care of one small land use out of three. On the north side of E Street a 7.4 acre parcel is partially developed with a service station, mobile home sales, and a realty office. A mobile home park located to the north in the R-3 zone actually intrudes into the C-V zoned parcel and the owner of the property has indicated he may prepare a parcel map which would split off the portion used by the mobile home park. The recommendation is for rezoning the entire parcel from C-V to C-V-P. The concern here is for coordinated access for property with a substantial amount of frontage, and also with coordinating the architecture and landscaping in the development of a property of this size. This being the time and place as advertised, the public hearing was opened. Chairman Chandler announced that testimony would be taken on any or all of the areas and separate actions would be taken by the Commission on each of the four areas under discussion. Merle F. Palmer, executor of the estate which includes the 7.4 acres on the north side of E Street, advised that he is attempting to sell the property and is negotiating with various hotel and motel chains. He felt that strict architectural criteria might hinder the sale of the property since many hotel chains and restaurants have their own architectural design that is used nationally. He reported that the mobile home sales business is being phased out since there is no demand for new mobile homes as no new parks are being developed in the area. He asked that this rezoning be delayed for 60 to 90 days in order that they might present a plan for development of the property. Ray Powell, representative of Shell Oil Company, 3511 Camino Del Rio, San Diego, asked if the proposed criteria for the property which they own at Palomar and I-5 would permit them to retain the two driveways as they now exist. It was affirmed that is correct. -4- August 13, 1975 Robert Carlin, one of the owners of property at I-5 and L Street, called attention to the letter which he had addressed to the Planning Comission requesting a continuance or postponement of this hearing. He advised that if none of the other property owners involved have expressed a similar reques"t, he would not want to be the only one to ¢lelay the actions of the Commission. He indicated that his request for a continuance was due to the limited time for analyzing the staff report, which he received on Friday prior to this hearing. Assistant City Attorney Beam affirmed that if Mr. Carlin felt that he had had insufficient time to study the proposed rezoning and development criteria, then he could rightfully ask that the hearing be continued. Mr. Carlin confirmed that he would like additional time to study the proposal before the Planning Commission takes action. Assistant Director of Planning Williams advised that the conditions referred to by Mr. Carlin are criteria which would be used in reviewing a precise plan. The properties under consideration are subject to site plan and architectural review. By adopting guidelines at this time, the owner is made aware of what the city would be looking for when development plans are prepared. Mr. Williams also recommended that all of the proposed rezoning be considered by the City Council at the same time; therefore, if continuance is desired on some of the parcels, all should be continued to the same date. He suggested the meeting of September lOth for the continued hearing. MSUC (Chandler-Starr) The public hearing on rezoning application PCZ-75-F be continued to the meeting of September 10, 1975. Commissioner Pressutti asked if it might be possible to develop a policy statement to cover all interchanges, rather than applying the precise plan with individual criteria for each separate area. Mr. Williams pointed out that the fundamental statement of policy is included in the Scenic Highways Element which states that the Precise Plan District shall be applied to the properties adjacent to the interchanges. He also pointed out that the characteristics of each area are unique, and therefore, it is preferable to establish separate criteria for each area. 4. PUBLIC HEARING: Conditional Use Permit PCC-75-11, request to locate truck and trailer rental service in I-L-F zone, 99 North Fourth Avenue - U-Haul Company of San Die~o, Inc. Current Planning Supervisor Lee pointed out the location of a 36,000 sq. ft. lot at the corner of Trousdale and Fourth Avenue, formerly a service station site, which the applicant proposes to refurbish and use as a rental office for trucks and trailers. The site is within the flood zone with flooding anticipated at a 4 ft. height in a maximum lO0 year flood. As noted in the staff report, construction of Route 54 as a freeway will effect the access to this site. It is therefore suggested that development be planned in two phases: Before Route 54 and after Route 54. Conditions are written to cover both phases. August 13, 197§ This being the time and place as advertised, the public hearing was opened. Robert G. Sharp, Jr., 9611 Distribution Avenue, San Diego, president of U-Haul Company of San Diego, pointed out that this facility will be entitle~ the"U-Haul Moving Center,"which is different than a truck and trailer rental serving commercial or industrial firms. Their business is with families for household moving. He discussed their plans for upgrading the existing structure, utilizing a mansard roof, and brown and white exterior. He expressed concurrence with all conditions recommended in the report, including the requirement for review of the project three years after installation, since they are leasing for a three year term. As no one else wished to speak, the public hearing was closed. MSUC (Pressutti-Rudolph) The Commission finds that application PCC-75-11 will not have any possible significant impact on the environment and certifies that the Negative Declaration has been prepared in accordance with CEQA 1970, as amended. MSUC (Pressutti-Rudolph) Based on the findings stated in the staff report, the Commission approves conditional use permit PCC-75-11 subject to the conditions stipulated in the staff report to the Commission. 5. PUBLIC HEARING: Conditional Use Permit PCC-75-12, request to use vacant lot in R-3 zone for truck and box storage, 318 K Streut - T & D Transfer and STorage Current Planning Supervisor Lee reported that the applicant has used the vacant and unimproved lot for the past several years for overflow parking of trucks. It was recently noted that it is also being used for the storage of large crates; since this use is not allowable in the R-3 zone, the firm was requested to abate that use and to apply for a conditional use permit for the parking of trucks on the property. The application filed is for a one year period. It is the opinion of the staff that due to the proximity of apartment buildings, the proposed storage is not appropriate for the site. It is recognized, however, that the applicant should be given sufficient time to find a new location in order to vacate this site. It is recommended that the application be denied due to the findings as stated in the report with six months allowed for vacating the present site used for parking and storage. Commissioner Rudolph questioned whether the parking of commercial trucks comes within the regulations for parking in the R-3 zone. Assistant City Attorney Beam advised that while the zoning ordinance doesn't specifically speak of the parking of other than private vehicles, he did not feel it excludes the parking of commercial vehicles. He concurred that the ordinance does not permit the open storage of boxes in the R-3 zone. He pointed out that while an unautherized use may be subject to immediate abatement, he felt the city wishes to be sensitive to problems the applicant might have in moving on short notice. He suggested that it would be reasonable to slowly - phase out the operation, if the Commission chooses not to grant a conditional use permit. -6- August 13, 1975 In answer to a point raised by Commissioner Pressutti that no special site preparation had been accomplished on this lot, Mr. Lee pointed out that the ordinance requires paving andqnstallation of landscaping if a conditional use permit is approved. This being the time and place as advertised, the public hearing was opened. Chester S. Thomas, owner of T & D Transfer and Storage, spoke of the 29 year history of this firm in Chula Vista, moving from the original location at 248 H Street to the present site of their operation at 245 K Street 25 years ago. He reported that they have been using the lot in question for the past 15 years and have had no complaints. He indicated they do not start until 8 o:clock in the morning and have no week end or night work. In response to a question from the Commission, he advised that the crates being stored are empty and are used for overseas shipping. They were moved to that location because the City Fire Department felt the current site of their opera- tion is too congested for movement of fire trucks in the event of an emergency. One fire has occurred in 25 years of operation at the site. He spoke of their efforts to find a new location and the hope that this could be accomplished in a year's time. He indicated that vacating the lot in question within six months could present a problem. Craig Starkey, treasurer of Starkey Investment Company, 3800 Fifth Avenue, San Diego, reported that he concurs that the storage of the boxes is unsightly, but he felt the parking of the trucks should be permitted. He advised that he is the owner of the property and leases it to Mr. Thomas. As no one else wished to speak, the public hearing was closed. Commissioner Rudolph noted that the zoning of the property is R-3, so the R-3 regulations should be adhered to. If it is determined that this use is appropriate in the area, then the zoning should be changed. She contended that the parking of commercial trucks is not in keeping with the intent of the R-3 zone. She expressed agreement with the findings in the staff report and supported a limit of 6 months time for abating the use. Mr. Starkey pointed out that at the time the property was purchased it was zoned C-2, and in 1969 the present use was an allowed use. Mr. Beam advised that if the Commission denies the conditional use permit they do not have authority to set a specific time before abatement would be affected, but could request the City Attorney's office to consider the equities of the situation in bringing abatement proceedings. Mr. Williams suggested that if the Commission favors granting the conditional use permit, it should be referred back to the staff for the establishment of conditions of approval, which would include paving and landscaping. Commissioner Floto asked if it would not be possible to grant a conditional use permit for a period of one year with the conditions to remain as they are at the present. Mr. Williams affirmed that improvement requirements for parking lots are set forth in the ordinance; these include surfacing and landscaping. -7- August 13, 1975 MSC (Pressutti-Floto) The application for conditional use permit PCC-75-12 be denied and a recommendation made to the City Attorney's office that abatement proceedings not be initiated until one year from this date due to the equities to be considered. The motion carried by the following vote: AYES: Commissioners Pressutti, Floto, STarr, Chandler and Smith NOES: Commissioner Rudolph ABSENT: Commissioner Rice 6. PUBLIC HEARING: Conditional use permit PCC-75-13, re~ues~ to operate 9arage for major and minor auto repairs in C-T zone, 142 Broadway - Albert W and Terry L. Rep~s~ Associate Planner Quinney noted that the applicant requests permission to use an existing building, containing about 1250 sq. ft., for auto repair. This is an allowable use in the C-T zone subject to a conditional use permit. During review of the request the Building Department inspected the structure and found a number of major discrepancies which would need to be corrected before a zoning permit would be issued. These alterations include fire walls and additional exits. Based on the findings of the desirability of this use at the location requested, and its compliance with City Code regulations, the staff recommends approval of the application subject to the seven conditions contained in the staff report. Commissioner Smith questioned the need of condition 6 which requires the filing of a parcel map on a long term basis. Assistant City Attorney Beam confirmed this requirement as stated in the staff report. This being the time and place as advertised, the public hearing was opened. John Gimbel, owner of one of the apartment buildings adjacent to the 20 ft. alley at the rear of the subject property, spoke of the problems of maintenance of this poorly surfaced alley and water which stands in the chuck holes that continuously develop. Mr. Quinney pointed out that one of the conditions of approval of this applica- tion is the improvement of a 12 ft. portion of the alley where it abuts the building. This, of course, would not alleviate the problem with the remainder of the alley, and might be deferred until such time as complete alley improvements are installed. Assistant Director of Public Works Lippitt confirmed that the City's Street Department is responsible for maintaining this public right of way and the policy for the upkeep of alleys has been to fill in the chuck holes. It is acknowledged that water does deteriorate this temporary pavement and the best solution would be to form an assessment district for improvement of the alley with concrete pavement. This would entail participation by all property owners adjacent.to the alley. As no one else wished to speak, the public hearing was closed. -8- August 13, 1975 MSUC (Rudolph-pressutti) Based on the findings stated in the staff report, the Planning Commission approves conditional use permit application PCC-75-13, subject to the conditions enumerated in the report. 7. PUBLIC HEARING: Conditional use ~?CC,75-14, request for wholesale ~on in R~3-G'P zone, 562 K Street - Geor_~_e_ Masumoto Associate Planner Quinney advised that approval of this request would permit expansion of the S & M Nursery, an established business at 841 Broadway. The existing nursery and expansion border two sides of the South Bay Chevrolet auto sales facility. The property in question is presently vacant and under zoning ordinance provisions, crop farming is permitted in any zone on a parcel one acre or larger; this parcel is larger. The applicant proposes to construct a greenhouse on a portion of the lot and to produce plants in flats on the ground. Mr. Quinney called attention to the findings for approval, the conditions recommended, and the need to certify the Negative Declaration of environmental impact. The meeting recessed at 9:05 p.m. so the tape on the recording machine could be changed. The meeting was reconvened at 9:15 p.m. This being the time and place as advertised, the public hearing was opened. Don Rolstad, realtor, representing the applicant, in response to a question raised by Commissioner Rudolph with regard to the use of insecticides in this operation, advised that the spraying done in the greenhouse would be a completely controlled situation since the greenhouse is air conditioned and tightly closed. The spraying of plants in flats in the open would consist of a liquid spray (not dust) in a mild solution sprayed directly on the plants when the wind is not blowing. This would be done every two or three weeks. Mr. Rolstad expressed concurrence with the conditions recommended by staff. Joseph Barahura, 542 K Street, expressed his objection to this proposal on the basis traffic into the site would raise dust. He admitted that the vacant lot which presently exists presents a constant problem of maintenance. He also objected because the five houses on the south side of K Street in this block, including his own, are not connected to the public sewer, and the subject property is their only means of obtaining connection to the sewer, since the residents cannot afford the cost of installing a line all the way to Broadway. He felt the subject property should be developed for residential use and that a further expansion of co~ercial use into the area should not be permitted. In response to the objection concerning dust, Mr. Rolstad pointed out that condition 3 requires the surfacing of the driveway with decomposed granite and oil, which should solve the dust problem that presently exists with the vacant lot. As no one else wished to speak, the public hearing was closed. -9- August 13, 1975 Commissioner Rudolph asked about the posibility of using systemic insecticide on the plants in the flats rather than spraying. George Masumoto advised that systemic insecticide could not be used on the flats because the small plants would burn too easily from such use; spraying is necessary. MSUC (Pressutti-Floto) The Commission finds that the proposed expansion of the nursery operation will not have any significant impact on the environment and certifies that the Negative Declaration was prepared in accordance with CEQA, 1970, as amended. MSUC (Pressutti-Floto) Based on the findings stated in the staff report, the Commission approves conditional use permit PCC-75-14 for crop farming in the R-3-G-P zone at 562 K Street, subject to the conditions listed in the report. 8. Consideration of request for architectural approval of racquetball facility, Bonita Road and Willow - Clark, Hartley & Crane Current Planning Supervisor Lee pointed out the location of the property at the northwest corner of Bonita Road and Willow and called attention to the two existing structures in this vicinity, the Brookside Winery and Union 76 service station, both of which have used a Spanish architecture with predominantly heavy wood and stucco walls and tile roofs. It is the staff's desire to tie the architecture of the proposed building to this theme through the use of similar materials. Mr. Lee reported that the applicant has been most receptive to this suggestion and the only difference is whether to use shake or tile roof material on the mansard style roof on the south side, east side, and a small portion on the west. Dan Hartley, Managing General Partner of Bonita Racquests, expressed the opinion that the basic disagreement with the staff is on the definition of the predominant architectural theme and the area to be considered. They feel the architectural theme should relate to the greater Bonita area, which maintains a rustic atmos- phere, rather than to this particular quadrant of street intersections. Mr. Hartley advised that their building will contain a total of 26,700 sq. ft., with about 4500 sq. ft. of the area located in the second story of the racquetball portion. The Kaiser building as proposed for the adjacent lot is about 17,500 sq. ft. He described their attempt to tone down the impact of this size of building and to blend in with the regional park which is adjacent on two sides of their site. To do this they used the horizontal effect of the roof at the one story height abutting the two story portion of the building. The shake shingles do not produce the massive effect achieved by a tile roof. Mr. Hartley called attention to four letters from individuals and associations in the Bonita area which expressed support of the architectural treatment suggested by Bonita Racquests. Commissioner Starr expressed the opinion that all of Bonita should be considered in approving this design. He pointed out that heavy shake is extensively used on the south side of Bonita. He also felt the shake is more appropriate and more reasonable due to the steep slope of the roof on which it will be applied. -10- August 13, 1975 Larry Daily, speaking as a resident of Bonita, expressed praise for the develop- m~nt which has taken place in Bonita. He voiced the opinion that since the greater part of Bonita features a rustic appearance, accomplished through the use of wood, this particular quadrant should not be set aside for a different type of architecture. He felt the winery can stand on its own, but should not set a precedent for other structures in the area. MSUC (Rudolph-Starr) The architectural theme of the proposed Bonita Racquets as shown on Exhibit A be approved with the heavy shake roof. 9. Consideration of boundaries of Third Avenue Central Business District Redevelopment Project Community Development Director Desrochers advised that establishment of the boundaries of the Third Avenue Central Business District Redevelopment Project was directed by the City Council through a letter signed by the City Clerk. He noted that at the previous meeting there was not a sufficient vote to approve this action. Assistant Director of Planning Williams displayed a plat showing the proposed boundaries, noting that these are preliminary boundaries for a study prior to developing and adoption of a plan for the redevelopment project and establishing final boundaries. He discussed some of the problems which were taken into consideration in preparing these preliminary boundaries. These included the shallow depth of the commercial lots on both sides of Third Avenue, as well as the narrow width of some of the lots and the need for expansion of the commercial facilities; some deteriorated structures which have been cited by the Building Department for removal; traffic and circulation problems due to narrow streets and narrow alleys in some areas; and the anticipation of expanded commercial activity in the vicinity of the proposed South Bay Court project. In response to a question from Commissioner Rudolph, Mr. Desrochers affirmed that not all of the property included in this preliminary boundary area would be eligible for tax increment designation. MSC (Rudolph-Pressutti) Adoption of a resolution designating the boundaries for the Third Avenue Central Business District Redevelopment Project as outlined in Attachment I in the staff report. The motion carried by the following vote: AYES: Commissioners Rudolph, Pressutti, Starr and Chandler NOES: Commissioner Smith ABSTAINED: Commissioner Floto ABSENT: Commissioner Rice MSC (Rudolph-Pressutti) The Commission directs the Planning Department staff in conjunction with the staff of the Redevelopment Agency, to develop a preliminary - plan for the Third Avenue Business District Redevelopment Project for the consideration of the Planning Commission. August 13, 1975 -ll- The motion carried by the following vote: AYES: Commissioners Rudolph, ?ressutti, Chandler and Start NOES: Con~nissioner Smi th ABSTAINED: Con~nissioner Floto ABSENT: Commissioner Rice DIRECTOR'S REPORT Mr. Williams indicated he had no report. CO__MMi~ S ! ~N COMME__NT~ Chairman Chandler reminded the Commission of the study session to be held on August 20 at 7:00 p.m. in the Council Conference Room. He also suggested that at the next regular business meeting when all Commissioners are present, election of Chairman and Vice-Chairman for the coming year should be held. missioner Rudolph raised a question about the possibility of clarifying the Com ' · ....... ~-~ ~rdinance relating to commercial parking in the R-3 zone. language in ~nu ~u,,,,~ v She fe~t it was not the intent of the ordinance to allow the parking of large commercial trucks, but that was not specifically stated, and such use was approved at tonight's meeting. She felt the wording of the regulation should be reviewed. Assistant Director of Planning Williams explained this was an unusual case and he would not recommend revising the ordinance due to the incidence of one problem. ADJOURNMENT. Chairman Chandler adjounred the meeting at lO:lB p.m. Respectful ly submitted, Helen Mapes Secretary