HomeMy WebLinkAboutPlanning Comm min 1975/06/25 MINUTES OF A REGULAR MEETING OF THE
CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
June 25, 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, Smith, Rice and Starr. Absent (with previous
notification): Commissioners Pressutti and Floto. Also present: Director of
Planning Peterson, Current Planning Supervisor Lee, Senior Civil Engineer
Harshman, City Attorney Lindberg, Environmental Control Commissioner Gillow,
and Acting Secretary Scholl.
The pledge of allegiance to the flag was led by Chairman Chandler followed by
a moment of silent prayer.
OP~qL COMMUNICATIONS
The Chairman called for oral communications and none were presented.
Director of Planning Peterson introduced Assistant Director of Public Works
John Lippitt, who will be representing the Engineering Division at future
Commission meetings.
1. PUBLIC HEARING: Rezoning PCZ-75-E - 376-380 Telegraph Canyon Road from R-3
to C-O-P, Southwest Investment Corporation
Director of Planning Peterson pointed out the location of the 15,000 sq. ft.
site, comprised of 2 vacant lots, noting that the adjacent property on the north
is zoned R-3, on the south and west the property is zoned R-1 and developed
with.single-family homes, while to the east the property is zoned C-N with a
service station and small shopping center. The single-family homes to the west
are approximately 18 feet above the elevation of this site and are screened by
retaining walls and fences on top of the retaining walls. The apartment buildings
to the north are set back about 65 feet from this property, with one of the
parking areas located directly adjacent.
He advised that the request for rezoning to C-O-P is to accommodate the proposed
location of an 1800 sq. ft. real estate office on the site. Although there is
ample commercial zoning available in this area, the C~O zoning is minimal. The
site is unsuitable for residential uses because of an adverse living environment
caused by noise, traffic and incompatible commercial uses. Its unique orientation
and topography would prevent intrusion into the residential areas, and it is
unlikely commercial zoning would set a precedent for further expansion as the
surrounding areas are fully developed and relatively new.
Mr. Peterson called attention to the findings for approval of the zone change as
contained in the written report to the Commission, noting that the project is
categorically exempt from environmental review.
Commissioner Smith questioned the conformity of the use wi th the General Plan,
as the nearest commercial district is shown as approximately 1/4 mile distant
on the General Plan.
-2- June 25, 1975
Mr. Peterson was of the opinion that the new zoning and subsequent land use does
support the intent of the General Plan, although the General Plan obviously is
not designed to address itself to individual lot zoning considerations of such
minor magnitude. The General Plan presently shows this area as lying between a
Thoroughfare Commercial designation and a Residential designation. At the next
regular time the General Plan is amended, this site should be changed to reflect
the "Professional and Administrative Commercial," in order to clarify the matter.
This being the time and place as advertised, the public hearing was opened.
Richard Taylor, 4609 Schaumberg Place, Bonita, representing Southwest Investment
Corporation, mentioned that he had spoken with several of the residents in the
area and they were all pleased to have that corner utilized by the low-keyed,
small business which is proposed. About 50% of the site will be dedicated to
landscaping, and he believed the architecture of the building they wish to move
on it will fit well into the area.
As no one else wished to speak, the public hearing was closed.
Commissioner Starr agreed with the staff that it was not a desirable residential
location, but thought it would lend itself well to a commercial establishment.
Commissioner Rudolph remarked that there seemed to be a tendency to try to com-
mercialize every intersection by a freeway, but she thought the City had a policy
of not allowing commercial on every quadrant.
Mr. Peterson noted that the basic policy statement is the General Plan Map itself,
which designates quite large areas for commercial use around freeway interchanges.
He doubted that there is a market to support such a volume of commercial use,
but this being a 15,000 sq. ft. lot which is undesirable as a dwelling site,
believed it appropriate in this particular case to be considered for commercial
zoning.
Commissioner Rice was of the opinion that this site was suited for C-O use,
making a good buffer between the residential and the C-N, and should be con-
sidered on its own merits rather than the fact that it is an intersection adjacent
to a freeway.
MSUC (Starr-Smith) The Commission recommends to the City Council the change of
zone for 1/3 acre of property at the northwest corner of "L" Street and Telegraph
Canyon Road from R-3 to C-O-P based on the findings as stated in the staff report.
2. Consideration of Precise Plan for 376-380 TelegraPh c~ns~n Road~ S~uthwest
Investment Corporation
Director of Planning Peterson pointed out the southerly portion ~f the two lots
where an 1800 sq. ft. building will be located, with twelve parking spaces
provided on the north end adjacent to the parking area for the apartments to the
west. The parkin9 access will be off Telegraph Canyon Road.
He noted that the 20 ft. high, 24 sq. ft. pole sign proposed for location on
- East "L" Street is 4 feet higher than the Zoning Ordinance allows and should be
reduced in heigh~ to conform with the Ordinance. Due to the difference in
-3- June 25, 1975
elevation, the illumination of the sign should be no basis for concern for the
single-family homes to the west.
Commissioner Smith asked why the two legal lots comprising the site should be
required to be consolidated.
Mr. Peterson replied that when a site is being used for a single use it is usually
best to have the consolidation of the property so it cannot be divided in the
future; the setback requirements are related to the property lines and this may
cause a problem in the siting of the building. Further, as a general rule, the
parking serving a commercial use should be on the same property as the com-
mercial use itself.
Commissioner Smith moved for approval of the Precise Plan for development of
1/3 acre of property at the northwest corner of East "L" Street and Telegraph
Canyon Road subject to all conditions of the staff report except Condition #1.
Commissioner Starr inquired as to the amount of the adjustment plat fee.
Mr. Peterson answered that the adjustment plat process is a new process to avoid
the filing of a parcel map and the fee is nominal.
City Attorney Lindberg advised that the Attorney General made it plain that the
lots automatically by operation of law are merged because they are both in the
same ownership and the only purpose of filing an adjustment plat is to provide
a clear record for all parties concerned. It is not expensive and there is no
great burden imposed on the property owner.
Commissioner Smith amended his motion:
MSUC (Smith-Rice) The Commission recommends to the City Council the approval of
Precise Plan for development of 1/3 acre of property at the northwest corner of
East "L" Street and Telegraph Canyon Road subject to the conditions of the staff
report.
3. Consideration of architectural compatibility of a commercial building
proposed to be moved onto the property at 376-380
Telegraph Canyon Road) Wikander Construction Co.
Director of Planning Peterson reported that this item considers the architectural
compatibility of the building proposed to be moved onto the site mentioned in
the last two items. He believed the structure is compatible with the surrounding
architecture and with the five findings listed in the staff report the Commission
could recommend approval of the moving permit to the City Council.
MSUC (Starr~Rudolph) Based on the findings stated in the staff report the Com-
mission finds the building proposed to be moved onto the property at 376-380
Telegraph Canyon Road is architecturally compatible with the surrounding area
and recommends that the City Council approve the moving permit subject to the
conditions of the staff report.
-4- June 25, 1975
4. PUBLIC HEARING: Consideration of Tentative Subdivision Map PCS-75-2 for
Palomar Garden Estates, southeast corner of Palomar Street
and Second Avenue
Current Planning Supervisor Lee pointed out the 2.5 acre site for which the
Planning Commission has previously recommended approval of the rezoning from
R-1 to R-2-T-P and approval of the precise plan. The present proposal is for
the subdivision of the property into 24 individual lots served by four private
driveways. Tile staff has determined that the subdivision map conforms closely
to the precise plan approved by the Commission on May 28th.
Mr. Lee noted that the Initial Study (IS-74-27) was also certified on May 28th
in conjunction with the rezoning and called attention to the findings for approval
of the tentative subdivision map contained in the written report to the Commission.
This being the time and place as advertised, the public hearing was opened.
Dick Reynolds of Phillips-Reynolds, Civil Engineer for the applicant, stated
that they would like to have further consideration of conditions IO and ll of
the staff recommendation. Item 10 requires the jacking of the sewer main under
the existing concrete line channel at Lot 22. He thought this would be an undue
expense, since the channel could be repaired to a serviceable condition. The
only good reason to jack the utility is in case of heavy traffic. Item ll
requires manholes at the terminus of the sewer main at Lots 4 and 10, and he
thought clean-outs should be acceptable so far as maintenance is concerned.
Senior Civil Engineer Harshman advised that something could probably be worked
out regarding the jacking of the sewer main if the applicant provides a means
suitable to tile Director of Public Works. With regard to sewer mains terminating
in clean-outs, the City has found this not acceptable, and therefore has required
manholes for a number of years. He suggested this, too, should be resolved to
the satisfaction of the Director of Public Works.
As no one else wished to speak, the public hearing was closed.
Commissioner Smith believed conditions l0 and ll to be Engineering items rather
than Planning and could be left up to the Public Works Department.
Commissioner Smith moved that Chula Vista Tract No. 75-2 Tentative Subdivision
Map complies with the State Map Act, Section 66473.5 and recommended that Council
approve the revised map, subject to the conditions of the staff report, deleting
conditions 10 and 11 and adding: "All public works construction, whether or
not on easement or on public streets, shall be performed to the satisfaction of
the Public Works Department."
Commissioner Rudolph seconded the motion.
Mr. Peterson agreed that if it was acceptable with the Engineering Division, it
was suitable to the Planning Department.
City Attorney Lindberg advised that it is his understanding that a Tentative Map
is a contract with the developer and should therefore be as definitive as pos-
sible. He wished reassurance from the Engineer that this does constitute a
definite contract.
-5- June 25, 1975
Mr. Harshman believed if it referred to the standards of the City as well as
the satisfaction of the Director of Public l~orks it would be more appropriate.
Commissioner Smith amended his motion to add the words, "and to the standards
of the City of Chula Vista."
Commissioner Rudolph agreed to the amendment.
Commissioner Starr thought the two items should be listed with the other con-
ditions; with the suggested wording, the Engineering Division could be very
arbitrary and the applicant would be left with no recourse.
Commissioner Rice also believed the items should be left as listed and adding
that they should be resolved to the satisfaction of the Director of Public Works.
The motion failed by the following vote:
AYES: Commissioners Smith, Rudolph and Chandler
NOES: Commissioners Rice and Starr
ABSENT: Commissioners Pressutti and Floto
MSUC (Rudolph-Rice) The Commission finds that the Chula Vista Tract No. 75-2
Tentative Subdivision Map complies with the State Map Act, Section 66473.5
(effective 3/1/75) and recommends that Council approve the revised map, subject
to the conditions contained in the staff report, adding to conditions 10 and ll
that they may be resolved to the satisfaction of the Director of Public Works.
City Attorney Lindberg announced to those in the audience that the next three
public hearings on the agenda were requests for variance, and findings for or
against would become final by the action of the Planning Commission unless
appealed to the City Council. Since only 5 members of the Commission were
present, it would require an affirmative vote of at least four members to
approve a request, and if any of the applicants or opponents should desire to
wait until all members of the Commission are present, please make that wish
known so the matter might be continued.
5. PUBLIC HEARING: Variance PCV-75-8 - request to create two lots with less
than required lot depth, 144 First Avenue - Warren & Charlenn
Harding
Current Planning Supervisor Lee pointed out the existing parcel with an area of
just under 20,000 sq. ft., in the R-2 zone, which the applicants wish to divide
into two sites, both of which would have less than the required lot depth of 90
feet. The front parcel, which is occupied by a single family dwelling would
remain as a 7000 sq. ft. lot. Two attached units are proposed for the rear
parcel, which would contain 12,172 sq. ft. A 10 ft. wide unimproved driveway
which exists on the southerly property line would be widened to 20 feet and
improved. The plan shows that adequate usable yard areas would be provided for
both the existing house and the new units, even though the lots are less than
90 feet deep.
-6- June 25, 1975
Mr. Lee called attention to the findings for approval of the variance contained
in the staff report and noted that the request is categorically exempt from
environmental review.
Commissioner Starr mentioned there were a number of lots in that area which had
houses built at the rear. He wondered about the General Plan aspect and if it
were good planning to encourage this sort of thing.
Mr. Lee replied that the configuration of the lots makes it more or less necessary
unless a precise plan is developed for the entire area. This has been attempted
in other areas of the City but it has not been possible to bring all property owners
together to agree on the formulation of a precise plan.
Commissioner Smith asked if there is a public sewer in existence which is avail-
able to the site.
Mr. Lee said that it is scheduled for construction under the 1911 Act sometime
this year.
This being the time and place as advertised, the public hearing was opened, and
as no one wished to speak the public hearing was closed.
MSUC (Rudolph-Smith) Approval of variance request PCV-75-8 to create two lots
with less than the required depth at 144 First Avenue be approved in accordance
with the findings and subject to the conditions listed in the staff report.
6. PUBLIC HEARING: Variance PCV-75-9 for additional pole sign in shopping
center, 15 Fourth Avenue - Chula Vista Wallbangers, Ltd.
Current Planning Supervisor Lee reported that several months ago the Commission
approved a conditional use permit for a handball court facility in the flood
plain, to be constructed in the interior portion of a 2.6 acre commercial site.
The property is occupied by several unrelated freestanding buildings, and this
facility is screened off from the public. The applicant is requesting permission
to erect a 12 ft. high, 15 sq. ft. freestanding sign, located on the Fourth
Avenue frontage, for identification.
Mr. Lee pointed out there are three existing freestanding signs on the property,
and the ordinance allows only one. Two of those signs must be removed at the
end of the 15 year abatement program. He called attention to the findings for
approval of the variance in the staff report, and noted that the request is
categorically exempt from environmental review.
This being the time and place as advertised, the public hearing was opened, and
as no one wished to speak the public hearing was closed.
Commissioner Rice agreed that identification was needed and there is a valid
case for a variance.
Chairman Chandler concurred that without a sign no one would find them.
MSUC (Rudolph-Starr) Approval of variance PCV-75-9 for a 12 ft. high, 15 sq. ft.
freestanding sign for "Chula Vista Wallbangers" at 15 Fourth Avenue, in accordance
with the findings and subject to the condition that the base of the sign be land-
scaped in accordance with standards set forth by the Landscaping Architect.
-7- June 25, 1975
7. PUBLIC HEARING: Variance PCV-75-10 for 20 ft. hi~h~ 36 sq. ft. directional
siQn at "H" Street entrance to Jack-in-the-Box - Foodmaker,
Inc.
Current Planning Supervisor Lee pointed out the location of the Jack-in-the-Box
restaurant at 486 Broadway, with access from Broadway, and a secondary entrance
on "H" Street, between a service station and another restaurant sign. The
applicant is requesting permission to replace an existing 177 sq. ft. sign with
a new directional sign of 39 sq. ft. The new sign conforms with the standards
established in the Zoning Ordinance for height and size, but requires a variance
since it is classified as a directional sign which, under the ordinance, would be
limited to an area of 10 sq. ft. and a height of 10 feet.
Mr. Lee observed that the structure itself and its identifying sign are visible
from Broadway, and the sign is intermittently visible from "H" Street, but it
does not provide identification for the "H" Street entrance. He noted that the
request is categorically exempt from environmental review and called attention
to the findings for approval of the variance in the staff report.
This being the time and place as advertised, the public hearing was opened.
Lon Wallace of California Neon Products, representing the applicant, concurred
with the staff report.
As no one else wished to speak, the public hearing was closed.
Chairman Chandler was pleased that the large sign is being taken down, but agreed
that the smaller one is needed for direction.
MSUC (Rice-Starr) Approval of variance PCV-75-10 for a 20 ft. high, 39 sq. ft.
directional sign, to be located at the "H" Street entrance to the Jack-in-the-
Box restaurant at 486 Broadway in accordance with the findings listed in the
staff report.
8. Consideration of request for one year extension of Tentative Map for Zenith II
Director of Planning Peterson reported that the City Council had approved the
Tentative Map for this subdivision on February 5, 1974. The approval is valid
for 18 months, by which time the subdivider is obligated to file a final map.
Because of depressed economic conditions, the subdivider, American Housing Guild,
has requested a one year extension for the recording of the final map and devel,
opment of the property.
MSUC (Rice-Rudolph) Approval of a one year extension for Zenith II Tentative
Subdivision Map, to expire July 25, 1976.
9. Consideration of formation of Open Space District #5 in South Bay Villas
Subdivision
Current Planning Supervisor Lee reported that South Bay Villas Subdivision was
approved by the City Council on November 12, 1974. The subdivider has now
-8- June 25, 1975
petitioned the City to form an Open Space Maintenance District on approximately
12.7 acres. The number of assessable lots within the District is 119--113 on
which dwellings will be constructed, and 6 to be developed at a future date.
The monthly assessment per lot is estimated to be $6.18, or approximately $74.00
per year, per lot. The subdivider would be responsible for a period of one year
for the maintenance of the open space landscaping. The assessment would be col-
lected as a part of the regular tax bill and a substantial amount of the annual
$8,825 maintenance cost would be accrued before the land was turned over to the
District.
He noted that the request is categorically exempt from environmental review.
MSUC (Rice-Rudolph) The Preliminary Report of June 13, 1975 from the Directors
of Parks and Recreation and Public Works on the Establishment of Open Space
District #5 be accepted, and recommend to the City Council the formation of
Open Space District #5 in the South Bay Villas Subdivision.
10. Consideration of request for extension of Variance PCV-73-5 for use of
trailer for temporary office to June 15, 1976, 352 "Il"
Street - Chula Vista Federal Savings & Loan Association
Current Planning Supervisor Lee reported that the Planning Commission approved
a variance permitting use of trailer as temporary office on April 16, 1973.
The applicant has encountered delays in building of permanent facility as out-
lined in the staff report, and was granted an extension to June 15, 1975. The
present request is for an additional extension to June 15, 1976. The plans
for the permanent structure have been checked once by the City, returned to the
architect in April, 1975 and brought back into the Planning Department office
today. The schedule calls for completion of the permanent structure within six
months, and staff is recommending an extension of the variance for a six months
period.
MSUC (Smith-Starr) Variance PCV-73-5 for use of a trailer as a temporary
office at 352 "H" Street be extended for a period of six months, to expire
December 31, 1975.
ll. Determination of conformity of the proposed acquisition of certain real
pr--~tY~ located near the southwesterly corner of Third
Avenue and H Street, as the site of the South Bay Court-
house and related facilities, with the General Plan of
the Cit~ of Chula Vista
Director of Planning Peterson reported that the City Council has moved in the
direction of acquiring a site near Third and H for possible use of the SoUth
Bay Courthouse, but before that acquisition can commence the State Planning and
Zoning Law requires that the planning agency report upon its conformity with
the General Plan. The Public Building Element of the General Plan states that
the South Bay Judicial District should be located within the urban core of Chula
Vista. It is considered that the urban core includes the H Street commercial
complex, as well as the Central Business District and the Civic Center. The
Planning staff is of the opinion that this proposed acquisition of real property
for public use would substantially conform to this municipality's long range
comprehensive, and general goals, general objectives, and policy for growth
development.
-9- June 25, 1975
City Attorney Lindberg commented that as an attorney he has a deep interest in
the facility. The General Plan cannot contain the precise location of all the
necessary governmental buildings, and since there is sentiment to oppose this
location of the South Bay Courthouse facility, he wished to encourage the members
of the Commission to voice their opinions, whether pro or con. He believed it
would be appropriate to have a good record at Commission level for reference to
the City Council
Commissioner Rice thought it was a good location, close to the business district
and close to the Civic Center.
Commissioner Rudolph agreed that the site was a good choice, and would leave
the main part of the Third Avenue business district for shopping.
Commissioner Smith thought it was a good choice of location for the facility.
Commissioner Starr thought it a particularly good choice from the standpoint of
access; the property would get good frontage on "H" Street as well as Third.
Chairman Chandler concurred with the other members that the site was an excellent
choice.
MSUC (Rudolph-Rice) The Planning Commission advises the City Council that the
proposed acquisition of real property, located near the southwesterly corner of
Third Avenue and H Street, for the purpose of siting the South Bay Courthouse
and related facilities would be in substantial conformance with the General Plan
of the City of Chula Vista.
12. Determination of conformit~ with the General Plan of the proposed lease of
offices at 315 Fourth Avenue by the District Attorney and
Counts Sheriff
Director of Planning Peterson reported that the County of San Diego proposes to
lease 2400 sq. ft. of office space at 315 Fourth Avenue for use by the District
Attorney and County Sheriff. Both operations will be in direct support of the
new South Bay Court complex. California Government Code Section 65402 requires
the Planning Commission to determine that proposed public acquisition of long
term leases are in conformance with the Chula Vista General Plan. The staff
finds that the proposed use is in all respects an office operation, locating in
an office building in the C-C zone in an area designated on the Plan for com-
mercial use.
MSUC (Rudolph-Start) The Planning Commission finds that the County's lease of
2400 sq. ft. of office space at 315 Fourth Avenue for use by the District
Attorney and County Sheriff conforms to the Chula Vista General Plan.
COMMISSION COMMENTS
Commissioner Smith observed that his copy of the General Plan Map has no date
on it. He suggested it should carry the date of revision each time the Map is
amended.
Mr. Peterson concurred and noted that the revision date will appear on future
maps.
-10- June 25, 1975
ADJOURNMENT
Chairman Chandler adjourned the meeting at 8:15 p.m.
Respectful ly s ubmi tted.
q_eoda Schol 1
Acting Secretary