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HomeMy WebLinkAboutPlanning Comm min 1976/10/25 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COM~qISSION OF CHULA VISTA, CALIFORNIA October 25, 1976 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, Smith, Pressutti, R. Johnson and G. Johnson. Absent (with previous notification) Commissioner Starr. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Assistant Director of Public Works Lippitt, Assistant City Attorney Beam and Secretary Mapes. ORAL COMMUNICATIONS The chairman called for oral communications and none were presented. 1. Slide presentation bs C.P.O. on Water Qualits Management Director of Planning Peterson introduced Mr. Walt Jaconski of C.P.O. Mr. Jaconski reported that C.P.O., as the San Diego County area's 2~8 Water Quality Planning Agency, is starting a project which will be about a two year program to identify the seriousness of water quality problems in the county and find what can be done about them. He advised that they have broken the project down to look at three sets of generalized problems: first, protection of lagoons and bays and the ocean water for wild life and recreational areas; second, preservation and restoration of the region's ground water basins and potential future use in water reclamation; third, trying to coordinate the provision of waste water facilities and other public facilities in a manner that will allow the area's jurisdictions to provide all of these facilities for urban growth in a manner that they can afford. Mr. Jaconski reported that the impetus for the program is a set of water quality standards set forth in federal legislation. This project will try to identify how those standards apply and what problems in San Diego keep the area from meeting federal water quality standards and which of those problems can be solved. In seeking solutions it will be their aim to involve a minimum of additional agencies, legislation or cost. They will try to work with the existing institutional arrangements, legislation and within minimal cost requirements. Another aspect of the plan will hopefully provide some benefits to all of the communities within the county by identifying how waste water facilities can be provided in conjunction with other public facilities and services, to be timed in accordance with growth programs in order to allow communities to pay for the facilities that are needed when they're needed. One of the first steps in this program is obtaining a set of population forecasts for the county and the community areas within the county. The next step would be to identify the kinds of waste water facilities needed to support this population growth. During the second six months of the program a survey will be made of the institutional arrangements for those agencies currently involved in providing water, providing for water treatment, or waste water collection, and determine if changes could be made to improve the delivery of services in conjunction with meeting the federal water quality standards. This may include alternative regulations with -2- October 25, 1976 regard to urban and agricultural runoff. During the second year of the program a set of criteria will be developed to evaluate the alternative plans, which would include economic and environmental aspects. C.P.O. anticipates making presentations to local jurisdictions several timesduring the next two years to get their reactions to the various elements as they are developed. Chairman Chandler thanked Mr. Jaconski for his presentation. Chairman Chandler advised applicants or interested persons in the audience that any action by the Commission requires a majority vote of the total body. With five Commissioners present, this means at least a 4:1 vote on a motion. He suggested that if anyone wished to have their request held over until more members are present, such request should be made prior to opening the public hearing. 2. PUBLIC HEARING (Cont.): PCZ-76-B - Rezoning property at 720, 740, 751 Dora Lane from R-1-H to C-O-P - Community Hospital of Chula Vista 3. PUBLIC HEARING (Cont.): Consideration of precise plan for convalescent hospital, medical offices and related facilities on the west side of Dora Lane opposite Chula Vista Community Hospital Chairman Chandler announced that the public hearings on these two items would be held simultaneously. Current Planning Supervisor Lee reported that on the staff's advice the Community Hospital had included their entire 30 acre site in this request for rezoning along with the submittal of plans for a convalescent hospital and medical office building. It is now uncertain when or if the convalescent hospital will be constructed and it is now the staff's recommendation that consideration of rezoning to C-O-P be limited to the 5 acre parcel to be occupied by the medical office building. The medical office building, which is designed to accommodate up to 53 doctors is architecturally compatible with the existing hospital facility. One of the primary reasons for the continuation of this hearing from previous meetings related to offsite improvements and the amount of participation by the City. The staff has met with the applicant and tried to resolve the problem. but it has been determined it would be more appropriately resolved by the City Council. The primary offsite improvement is the construction of a traffic signal, necessary intersection modifications, transitional lanes, and channel modifications at or near the intersection of Brandywine Avenue and Telegraph Canyon Road. Justification for these improvements is covered in the memo included in the staff report, entitled "Traffic Engineer's Justification of Conditions of Approval - Dora Lane Medical Facilities." Based on that justification the staff is recommending approval of the change of zone to C-O-P for 5 acres on the west side of Dora Lane subject to three conditions relating to approval of a precise plan, filing of a parcel map and responsibility for offsite improvements. -3- October 25, 1976 A precise plan for the medical office building, to be constructed in three phases, has been submitted and reviewed, Approval of the plan is subject to 13 conditions a~ enumerated in the staff report. A representative of the applicant has expressed general agreement with most of the conditions but specific disagreement with the following: Trenching required to determine any problem of earthquake faults. The applicant has asked that this occur when foundations are being constructed rather than prior to the finalization of development plans. The staff feels that if there should be a problem, waiting until such a late date to reach a determination would result in additional cost in making the necessary changes to avoid unsafe construction. The applicant feels that pedestrian walks should not be required to connect the medical offices with the hospital. The applicant also indicates that the existing street lights and lights from the new facility would be adequate to meet city standards without additional installation of street lights. The design of the cul-de-sac also remains to be resolved since the staff feels that driveways from the parking areas should not enter the street in the cul- de-sac area. Commissioner G. Johnson asked if there has been a case when trenching has been done in the area and faults found. Mr. Lee affirmed this was the case when the Community Hospital was constructed. The location of faults required moving the location of the building from the original proposal. This being the time and place as advertised, the public hearings were opened for consideration of the change of zone and approval of the precise plan. Brent Bergh, representative of the architect and engineer for the hospital project, addressed several of the points raised by Mr. Lee. He contended that the earth- quake faults in the hospital area were minor in nature and required only a small change in building location. He pointed out that whereas the hospital is five stories in height, the proposed medical office building will be only two or three stories. He contended that if faults were discovered at the time of trenching for the foundations, any problems could be overcome by construction methods. With regard to water flow for fire fighting, Mr. Bergh felt it ~ouldbe sufficient to state that the applicant will comply with good engineering standards and with code requirements. He also contended that this building is somewhat independent with reference to the hospital and there would not be a need for pedestrian walkways to connect the two facilities. He indicated that the matter of street light requirements and design of the cul-de-sac can be resolved. He pointed out that construction of the medical office building is proposed in three phases over a five year period, and for this reason full improvement of the cul-de-sac should not be required prior to the second phase of construction. Phil Creaser, vice-chairman of the hospital board, responded to a question from Commissioner Smith concerning city participation and applicant responsibility for public improvements in Telegraph Canyon Road, that although the improvement may be needed, the hospital does not feel it can participate in that improvement October 25, 1976 because the hospital does not have the money with which to participate in that expense. He called attention to the fact that concurrent with the construction of the hospital they were required to install $198,000 worth of public improvements involved in the construction of Dora Lane and lighting facilities. He also pointed out the hospital is a quasi-public facility for the good of the community and to ask for improvements on Telegraph Canyon Road is almost immoral in his opinion. He indicated he would welcome the Commission's support if they feel the public improvements are not the applicant's responsibility, but he understood that decision would be made by the Council. Mr. Creaser also expressed the strong view that trenching in advance of trenching for foundations represents an un- warranted expenditure. This can be accomplished much more cheaply at the time of construction. Dr. James Collins contended that based on the number of employees at the hospital and the number anticipated at the medical offices, they should not be expected to finance public works facilities in the area. He felt if funds are not available for a traffic light the problem could be solved with a three way stop sign. Phil Creaser, 400 Third Avenue, pointed out that due to the distance between the hospital turn-off and the freeway, the heavy flow of traffic to the college would back up tremendously with a stop sign at this intersection. He supports the need for a traffic light but felt gas tax funds should be spent to pay for it. As no one else wished to speak, the public hearing was closed. Commission R. Johnson commented that approval of a subdivisio~ recently on the other side of Telegraph Canyon Road addressed the need for installing a traffic signal but this was to be delayed and included in an assessment district. He felt the expense of the traffic light should not be required of the hospital. Commissioner Smith expressed the opinion that condition 3 in the recommendation for approval of rezoning should be deleted. Assistant City Attorney Beam advised, for the record, that he had instructed the staff that if they wish to mandate that condition it is appropriately attached as a condition of the rezoning. MS (Smith-R. Johnson) The Planning Commission recommends that the City Council rezone the 5 acre portion of the 30 acre site of the Community Hospital of Chula Vista designated as Parcel #1 and described in the legal description from R-1-H to C-O-P with the remainder of the site remaining in the R-l-H, subject to conditions 1 and 2 only, as stated in the staff report. It was moved by Commissioner Pressutti, seconded by Commissioner Chandler, that the previous motion be amended by adding a phrase that the Planning Commission requests that the City Council consider the need for establishing some funding source to meet the needs for construction of a traffic signal and other intersection modification and in their deliberations take into consideration the applicant's quasi-public status and the expense the applicant has ~lready incurred in providing similar facilities in construction of the hospital site. The motion for the amendment carried unanimously. The original motion, as amended, carried unanimously. The Commission reviewed the points of difference expressed by the applicant's representative relating to the 13 conditions recommended by the staff for the -5- October 25, 1976 approval of the precise plan. MSUC (Smith-R. Johnson) The Planning Commission recommends to the City Council the approval of the precise plan for the construction of the medical office building, subject to condition 1 as written in the staff report; amending condition 2 by deleting the words "Prior to the finalization of development plans," and allowing excavation of test trenches with the excavation for foundations; condition 3 as written; modifying condition 4 by omitting "in the range of 2,000 to 4,000 gallons per minute," and inserting instead, "as determined by the Fire Marshal"; modifying condition 5 by deleting "to be served by public transit," and substituting, "suitable for public transit", conditions 6,7,8, 9, 10 and 11 as written; modifying condition 12 by adding at the end of the first sentence, "concurrent with construction of the second phase of the medical office building'!; and condition 13 as written. 4. PUBLIC HEARING (Cont.): Variance PCV-76-18 - Request to install freestanding sign on 50' frontage lot in C-C zone at 575 "H" Street- Dol~as and Cook Director of Planning Peterson explained that in the C-C zone freestanding signs are permitted for properties having' 100 ft. or more of street frontage. This property has only 50 ft. so does not qualify under the ordinance for a freestanding sign, hence the need for the variance application. The formula used to determine the size of sign allowable is one sq. ft. per lineal foot of frontage, which would result in a 50 sq. ft. sign if the variance is approved. The applicant is requesting a 68 sq. ft. sign in accordance with the design submitted. Although the maximum overall h~ght for a sign under ordinance restrictions is 35 feet, it is the staff's opinion that in this case a 23 foot sign would be as easily visible and would be compatible with the height of the building. The applicant has agreed to the location for the sign as recommended by the staff. The staff recommends granting a variance subject to three conditions concerning size, height, location, and removal of the existing roof-mounted sign, and offers findings to support approval. This being the time and place as advertised, the public hearing was opened. Dr. Cook expressed concurrence with the location for the sign and with the removal of the nonconforming roof top sign. He then showed and discussed various exhibits of possible designs incorporating two names and contended that due to the length of the name "CAL International Travel" a 68 sq. ft. sign would permit better readability. The Commission posed a question concerning the possibility of changing the name by eliminating the word "International" Reynolds Heirot spoke of the advantages of being an international travel agency and enumerated the various conferences from which it was necessary to obtain approval in order to gain that designation, Commissioner Pressutti expressed the opinion that the sign as proposed by the applicant is more easily read and distinguishes between the two separate tenants of the building. Chairman Chandler felt the formula which would result in a 50 sq. ft. sign should be adhered to. -6- October 25, 1976 MS (G. Johnson-Chandler) The Commission approves a variance to allow a freestanding pole sign, 23 feet high, 50 sq, ft, in area, at 575 "H" Street, subject to the three conditions in the staff report, and based on the findings as stated. The motion failed to gain the required majority of the full body of the Commission by the following vote: AYES: Commissioners G. Johnson, Chandler and R. Johnson NOES: Commissioners Smith and Pressutti Assistant City Attorney Beam advised that although most bodies use the majority of the quorum present; the Boards and Commissions of the City of Chula Vista are required by City Charter to act on a majority of the total membership of the Commission. Mr. Peterson suggested the Commission may wish to continue consideration of thins request until more members are present. Commissioner Pressutti requested that his vote be changed to affirmative. Mr. Beam advised that this cannot be changed unless the Commission votes to re- consider the motion. MSUC (Pressutti-R. Johnson) The moticn for approval of a freestanding sign be reconsidered. The motion for approval of a variance to allow a freestanding sign, 23 feet ~igh, 50 sq. ft. in area, at 575 "H" Street, subject to three conditions as stated, carried by the following vote: AYES: Commissioners G. Johnson, Chandler, R. Johnson, Pressutti NOES: Commissioner Smith ABSENI: Commissioner Start Commissioner Smith advised that his no vote was not against allowing a freestanding sign but was against the limitation in size as contained in the motion. 5. Consideration of request to move residential structure on to llO Las Flores Drive - M. E. Grant Current Planning Supervisor Lee reported that the applicant wishes to move an existing structure onto a vacant lot in the R-2 zone. The Municipal Code requires Planning Commission review of the architectural compatibility of the structure with other buildings in the area. On the proposed house, the exterior is stucco with wood trim and partial wood siding. It is recommended that the Commission find the building architecturally compatible and recommend approval of the move on subject to conditions requiring the construction of a two-car garage, additional floor area to meet the minimum for a two bedroom detached dwelling in the R-2 zone, and compliance with requirements relating to setbacks, driveway width and other applicable standards. - Mr. James Caldwell, representing the owner, reported that he has checked all requirements of the city and feels they are reasonable and will be complied with. He had not been aware of all permits needed, but now has a grading plan and will submit it for a permit. -7- ~ October 25, 1976 MSUC (Pressutti-R. Johnson) The Commission finds that the building proposed for move on to llO Las Flores is architecturally compatible with the area and recommends approval of the request subject to the conditions as enumerated. 6. PUBLIC HEARING: Conditional Use Permit PCC-76-17 - Request to construct and operate ice skatin~ rink at 711 E Street - Chula Vista Ice Palace Director of Planning Peterson noted the location for a proposed 31,000 sq. ft. ice skating rink on approximately 3¼ acres just west of the Black Angus restaurant. The property has been zoned C-V for a number of years and earlier this year the Council added the "P" Modifying District due to its proximity to the freeway interchange designated as a gateway to Chula Vista. Mr. Peterson indicated that this basic land use is appropriate in this location but expressed some concern about the peak traffic generation the use will have and about the access points and parking. He also pointed out that the applicant is proposing a metal ribbed building which will be very large and prominently visible from the freeway. This type of construction is generally associated with lower cost development in an industrial area. He passed photos of other skating rinks in the county some of which have used this type of construction. Mr. Peterson also expressed concern over the offstreet parking requirements since this particular use is not included in the City's ordinance relating to parking standards. Due to that concern it is recommended that the proposed restaurant between the skating rink parking lot and "E" Street should not be constructed until at least one year after operation of the skating rink has commenced in order to determine what the parking and traffic problems may be. It is also felt that the circulation and parking should be designed to accommodate cars handling drop-off and pick-up trade; the applicant has been asked to study the site plan and provide for this accommodation. Due to the changes which the staff has concluded are necessary in order to make a recommendation for approval, findings have not been offered, and it is suggested that the hearing be continued to either November 22 or December 13. This being the time and place as advertised, the public hearing was opened. Dan Arbaugh, representing the applicant, expressed no objection to continuing the hearing, but pointed out that the number of parking spaces required here are in excess of the number which has been sufficient at skating rinks in E1 Cajon and La Mesa. He acknowledged this rink will have a larger seating capacity but felt the parking as proposed should be ample. He expressed no objection to deleting the restaurant at this time but would not want to be required to pave and stripe the area proposed for the restaurant. With reference to revising the parking and circulation plan, he expressed the opinion this is the best they can come up with. If the staff wishes to prepare another design, the applicant will review and consider it. Mr. Arbaugh also reported that he has been told by the owner that if they are forced to do anything but the metal building they may as well scrap the project. Commissioner Pressutti pointed out that the Commission is very reluctant to permit a gateway site to be developed with anything but a really picturesque and -8- October 25, 1976 attractive entry into the city, Commissioners G. Johnson and Chandler concurred with the desire to obtain an attractive development of the same quality as the recently constructed Black Angus restaurant. Mr. Peterson indicated, with regard to Mr, Arbaugh's comment, that the staff would not be revising the applicant's plan to provide the necessary drop-off and pick-up circulation. That would be the applicant's responsibility. MSUC (R. Johnson-G. Johnson) The Commission finds that in accordance with the findings in the Negative Declaration on IS-76-72 the proposed project will not have any significant adverse environmental impacts, and certifies the Negative Declaration. MSUC (R. Johnson- G. Johnson) The public hearing in consideration of the conditional use permit PCC-76-17 and Precise Plan PCM-76-22 for an ice skating rink at 711 "E" Street be continued to the meeting of November 22, 1976. 7. PUBLIC HEARING: Conditional Use Permit PCC-76-18 - Request to expand car wash facility in C-T zone, 215 Woodlawn - Dennis Gray Director of Planning Peterson reported that this is a request to expand and rehabili- tate an existing car wash which presently contains two bays in a structure that is quite deteriorated. The remodeling and expansion will include installing a new mansard roof on that structure and adding two bays to the south which will be open for use by campers and recreational vehicles. Approval is recommended subject to the conditions enumerated in the report. This being the time and place as advertised, the public hearing was opened. Dennis Gray, applicant, pointed out that the proposed remodeling will result in a great improvement in the appearance of the facility. He concurred with the proposed conditions contained in the staff report. As no one else wished to speak, the public hearing was closed. MSUC (Pressutti-R. Johnson) The Commission finds that in accordance with the Negative Declaration on IS-76-73 and the findings therein, this project will have no significant adverse environmental impact and certifies the Negative Declaration. MSUC (Pressutti-R. Johnson) Based on the findings as stated in the staff report, the Commission approves conditional use permit PCC-76-18 for the expansion of a car wash facility at 215 Woodlawn, subject to the conditions enumerated in the report. 8. PUBLIC HEARING: Consideration of tentative subdivision map PCS-76-8 for Sweetheart Manor Current Planning Supervisor Lee indicated the location of the site at the north- east corner of Tobias and Quintard containing just under two acres, and noted that it was recently rezoned from R-3-G-P to R-1-5-P. The proposed development contains 5 lots fronting on Quintard and 8 lots which have access from a 24 ft. private road extending from Tobias. The private street will not accommodate parking, but on- street parking will be available on Tobias Drive along the frontage of the develop- .ment since there will be no curb cuts for individual driveways from that street. -9- October 25, 1976 A 5 ft. high slope bank would be created adjacent to Tobias Drive and landscaping of the slope will be required, as well as a decorative fence at the top of the slope. Mr. Lee noted that in previous hearings considerable testimony was presented with regard to the drainage problems in this area. It has been determined that approximately 16 acres in this area, including the subject property, drain in a northwesterly direction toward Provence Court, The flow at the present time is such that development of two acres would result in an increase in the flow between 2 and 3 percent, which is a relatively minor increase over existing conditions with the property undeveloped. Apparently the main problem with regard to drainage is the inability of the runoff water to reach the improved channel. Since the water presently flows across undeveloped property it accumulates considerable mud and debris before reaching the channel; developing the property should improve this condition. One of the conditions for approval of the tentative map is a requirement that this developer participate in a solution of the downstream drainage problems. Mr. Lee also pointed out that sewer capacity problems have also been experienced in the area and that while a larger line is scheduled for construction within the city boundaries, there also exists a problem in the County area to the south. One of the conditions therefore requires that sewer connections shall be made only after adequate capacity of downstream systems is assured to handle the increase in flow generated by this subdivision. This being the time and place as advertised, the public hearing was opened. Ken Green, owner of the property and the developer, expressed general agreement with the conditions set forth in the staff report. In response to a question from Commissioner Smith, Mr. Green affirmed that he is aware construction of the buildings cannot be started until sewer capacity is adequate. Clay Morud, 32 Plymouth Court, commented on condition ll which related to grading to eliminate drainage problems and a recommendation to acquire upward sloping areas of lots backing on proposed lots 3 and 4 for maintenance by the owners of lots 3 and 4. Mr. Morud is the owner of one of the slope areas and at this time would not favor that acquisition. Mr. Morud indicated he would have no objection of the development if it is built at the density permitted by the R-l-5 zone. Bill Cofer, 68 Provence Court, advised that he is directly concerned with the drainage of water off Hill top and to the west. He commented on the present inadequacy of the sewer and asked if this development will proceed if the County does not provide adequate sewer lines. Assistant Director of Public Works Lippitt noted there has been some history on this problem. He reported that the Council recently adopted a resolution that no new occupany permits would be issued until the sewer problem downstream is taken care of. He also reported that the County Board of Supervisors has agreed to submit an application under the Public Works Employment Act to seek funds for this project. The City Council has also committed themselves to trying to solve the problem in a cooperative manner with the County. In response to a question from Commissioner Pressutti, Mr. Lippitt affirmed that the Council's restriction is on the issuance of occupancy permits. He noted that in excess of 200 apartment units are presently under construction with 78 units nearly ready for occupancy, so this is an urgent problem. -10- October 25, 1976 Gail McCurdy, 1379 Tobias Drive, expressed favor wi'th conditions 5 and ll which suggest cooperation with adjacent owners to lessen slopes and the need for retaining walls. He expressed the opinion that this is a good plan and indicated his approval. As no one else wished to speak, the public hearing was closed. MSUC (R. Johnson-Pressutti) The Commission recommends that the City Council approve PCS-76-8 for the subdivision of 1.95 acres into 13 single family lots and consider the tentative map as the precise plan, in accordance with the conditions enumerated in the staff report. 9. Consideration of the state of conformity of the City of Chula Vista's proposed acquisition of real property on Telegraph Canyon Road to the Chula Vista General Plan Director of Planning Peterson reported that the widening of Telegraph Canyon Road at the offramp of 1-805 requires the acquisition by the city of additional property at that location. State Law requires that any acquisition of land by the city must be in confon~ance with the General Plan. The General Plan shows Telegraph Canyon Road as a major road and this acquisition is necessary to improve the road to its required capacity. MSUC (Pressutti-R. Johnson) The Commission finds that the location, purpose, and extent of the proposed acquisition of land for the widening of Telegraph Canyon _ Road conform to the Chula Vista General Plan and its several elements; and instructs the Secretary to report this finding to the City Council. DIRECTOR'S REPORT Director of Planning Peterson commented on the article in the Star News concerning the Planning Department, and advised that a second critical article is forthcoming, then the third and final article is to contain the Planning Department's response to the criticism voiced. The Commission expressed support of the Planning Department and its operations. COMMISSION COMMENTS Chairman Smith commented that the possibility was expressed a couple of weeks ago of changing the meeting night to Wednesday instead of Monday. He suggested that a poll be taken to see if this is acceptable to the Commission members. MSUC (Smith-Pressutti) The Commission requests that the necessary steps be taken to change the meeting night from Monday to Wednesday after the first of the year. ADJOURNMENT Chairman Chandler declared the meeting adjourned at 10:00 p.m. Respectfully submitted, Helen Mapes : Secretary