HomeMy WebLinkAboutPlanning Comm min 1976/02/09 MINUTES OF A REGULAR MEETING
OF THE CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
February 9, 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, Rudolph, Floto, Starr, Pressutti, Smith, and Johnson. Also
present: Director of Planning Peterson, Current Planning Supervisor Lee,
Assistant Director of Public Works Lippitt, Assistant City Attorney Beam, and
Secretary Mapes.
The pledge of allegiance to the flag was led by Chairman Chandler, followed by
a moment of silent prayer.
APPROVAL OF MINUTES
MSUC (Pressutti-Johnson) The minutes of January 26, 1976 be approved as written.
ORAL COMMUNICATIONS
The Chairman called for oral communications and none were presented.
1. Consideration of request for one year extension on variance Resolution
PCV~75~2 and tentative parcel m~P No~ 4~75 - Frank Vurna.
Director of Planning Peterson reported that this variance was granted about a
year ago and a parcel map was subsequently approved to allow creation of two
lots without street frontage. This has not been accomplished and there has been
no change in surrounding conditions. It is therefore recommended that a one
year extension for the variance and parcel map be approved.
MSUC (Rudolph-Starr) Variance Resolution PCV-75-2 and tentative parcel map
NO. 4-75 be extended for one year to expire on March 20, 1977.
2. Consideration of request for extension of time on variance Resolution PCV,75~l~
First Avenue Extension ~ charle§ Ballow
Director of Planning Peterson advised that in this case there has been no
change in conditions since the variance was approved a year ago and recommended
approval of the request for a one year extension of time.
MSC (Pressutti-Rudolph) Variance Resolution PCV-75-1 be extended for one year,
to expire on January 22, 1977.
The motion carried by the following vote:
AYES: Commissioners Pressutti, Rudolph, Starr, Floto, Chandler and Johnson
NOES: Commissioner Smith
ABSENT: None
Commissioner Smith indicated he had opposed the variance when it was originally
granted.
- -2~ - February 9, 19~6
3. Consideration of request for vacation of a portion of To,an Lane - . josephBU$ch-
Current Planning Supervisor Lee reported that this request for street vacation
is occasioned by development plans for two lots created as a result of a variance
approved last year. The street right of way width of 80 feet is a carry-over
of the old alignment of E Street. This request is for vacation of the portions
of Toyon Lane not needed for public purposes and would leave the standard 51 ft.
width for a residential street. The applicant, under terms of an approved
tentative parcel map, will be required to construct 26 1/2 feet of pavement,
curb, gutter and sidewalk from E Street to the end of his street frontage.
Mr. Lee indicated on the plat the additional portions of right of way recommended
for vacation to improve the intersection with E Street and round the end of the
cul de sac street. Approval of the vacation is recommended subject to the
retention of easements as required by the utility companies.
On questions from the Commission, Assistant Director of Public Works Lippitt
advised that the street improvements required in connection with development
of the lots would result in two travel lanes with a parking lane on the north
side. Toyon Lane presently has 18 ft. width of pavement.
MSUC (Rudolph-Floto) The Commission recommends to the City Council the vacation
of portions of Toyon Lane as shown on the exhibit, subject to the retention of
easements as required by the utility companies.
4. PUBLIC HF~ARING: Variance PCV-76-2 - Request to increase fence height from
3 1/2 ft, to 6 ft. in front-~etbaCk~ 1422 HilltOP Drive'~
Jlen Inc;~ Joseph La~rs constr~c~ian. ' ~
The Chairman noted that a written request for withdrawal of this application
was received from the applicant on January 30th.
MSUC (Floto-Starr) Variance application PCV-76-2 is filed without action.
5. PUBLIC HEARING: Cond!tional Use Permit PCC-76-1 - Request to.expand auto
repair fac!~t~ at ~0 ]Br~adW~ih C T zone Ma~ce Dalaimo
Director of Planning Peterson reported that this is a request to expand an existing
auto repair garage into an 850 sq. ft. addition now under construction at the rear
of the main building. He indicated this expansion is acceptable but expressed
concern over the appearance of the site and called attention to the conditions
for approval regarding parking, increased zoning wall, and hours of operation in
the building addition. He advised that condition 3 should be corrected to indicate
the requirement of a 10' wide landscape strip at the front of the property adjacent
to Broadway.
This being the time and place as advertised, the public hearing was opened.
Maurice Dalaimo, 4091 Bonita View Drive, Bonita, the applicant, questioned the
required hei~htof the zoning wall, pointing out that the masonry wall just
constructed is 6 feet from ground level on the residential side. Due to fill
placed on the garage property, the fence is 3 feet high from that side.
-3- ~- February 9, 1976
Mr. Peterson expressed awareness of this condition and affirmed the recommendation
that the fence height be increased to 6 ft. above the grade of the subject
property.
Ralph Davis, resident on Riverlawn directly behind this property, indicated
he had no objection to the added construction but urged that the fence height
be increased to afford them more privacy and prevent people from going over the
wall.
Sharon Davis, 851 Riverlawn, expressed concern over the noise from this type
of activity and the hope that something could be done to eliminate any extra
noise from the addition which would be located closer to their property line.
Mr. Dalaimo asked if the added fence height must be cinder block, or if decorative
wood fencing would be permitted.
Mr. Peterson advised that masonry construction is required for a zoning wall
as it provides better noise attenuation and does not require the maintenance as
a wood fence.
As no one else wished to speak, the public hearing was closed.
MSUC (Starr-Smith) The Commission finds that this project would not have any
significant impact on the environment and certifies the Negative Declaration.
MSUC (Starr-Smith) Based on the findings set forth in the staff report, conditional
use permit PCC-76-1 is approved, subject to the conditions contained in the report
with the exception that condition 3 is revised to indicate the requirement of a
10 ft. wide landscape strip at the front of the property.
6. PUBLIC HEARING: Conditional Use Permit PCC-76-2 - Request to operate borrow
pit on the ~b~th side Of Tele~ra~Oh Can~on Road betweeh 1,805
and Elks Lodge ~ Saratoga De, el6 mentp compan~
Current Planning Supervisor Lee noted the location of a 17 acre parcel on the
south side of Telegraph Canyon Road which was rezoned to R-3-G-P and a precise
plan approved for 179 apartment units on the site. The applicant is now requesting
approval for the excavation of approximately 1/4 million cubic yards of dirt
during the next 12 months. The grading plan, as submitted, substantially conforms
to the precise plan with two exceptions. At the west end of the site, Cal Trans
has requested the construction of a 20 to 25 ft. high berm to attenuate the noise
from the freeway. Construction of that berm may result in the loss of 10 units
from the development plan. The City Engineering Division has revised the alignment
of Telegraph Canyon Road, east of Oleander, 6 to 8 feet south into the applicant's
property. While this would not affect the operation of the borrow area, it is
recommended that the applicant meet with the Engineering Division to determine the
effect on the final development plans.
Due to the poor condition of the existing slope it is hoped that excavation will
improve the appearance of this area. It is recommended that permanent landscaping
and irrigation be installed on all slope banks as the grading is completed, since
temporary landscaping has been unsatisfactory at Other sites.
-4- ~' February 9, 1976
Mr. Lee noted that environmental impact report EIR-73-9 covered the impact of
this grading and the Commission should certify that the information in that
report has been considered. He also recommended that the application be approved
subject to the five conditions enumerated in the staff report.
Commissioner Smith commented on the traffic problems resulting from the north-
bound offramp of the freeway and Halecrest Drive. He felt this should be
resolved prior to development of the subject property.
Assistant Director of Public Works Lippitt advised that their department has
discussed with the State the possibility of signalizing the intersection and
of realigning the end of the offramp. The State has not completed their study
on this problem but have given indications that a signal probably is Justified.
If the signal is Justified within 5 years after construction of the freeway,
the State will pay for it.
Mr. Lippitt also reported that this year's Capital Improvements Program includes
the installation of a weaving lane in Telegraph Canyon Road in the vicinity of
the freeway to help alleviate the extreme congestion that occurs in that area
every morning. This will be installed in the coming fiscal year.
This being the time and place as advertised, the public hearing was opened.
Bill Morehouse, 8835 Balboa Avenue, representing Saratoga Development Corporation,
reported that they have no objection to the conditions proposed for approval of
this conditional use permit, nor would they object to the possible realignment
of the freeway ramp, although this would require alteration to their grading plans.
With regard to the length of time of this borrow operation, Mr. Morehouse
advised that they wish approval to extend the operation over one year but that
does not mean grading would take place every day in the year; it would be
spasmodic for a few weeks at a time.
As no one else wished to speak, the public hearing was closed.
MSUC (Rudolph-Smith) The Commission certifies that the information contained
in EIR-73-9 has been considered and finds that it has been prepared in accord-
ance with CEQA, the California Administrative Code, and the Environmental Review
Policy of the City of Chula Vista.
MSUC (Rudolph-Smith) Based on findings as stated in the staff report, the
application for PCC-76-2 to operate a borrow area on 16.7 acres on the south
side of Telegraph Canyon Road is approved subject to the conditions set forth
in the staff report for this meeting.
7. Referral by Zoning Administrator of request for si~n approval, 99 North
FOurth Avenue - South Ba~ Movlin~ C~nter
Mr. Lee reported that the Commission has previously approved a conditional use
permit for the operation of a U-Haul truck and trailer rental service at 99 North
Fourth Avenue. Under that permit proposed signing for the facility was submitted
for staff approval. The Zoning Administrator approved a freestanding pole sign
- -5- -' February 9, 1976
and a wall sign to be placed at the top of the building, reading "South Bay Moving
Center." Approval was not given for a proposed additional sign to be placed at
a 45 Degree angle on the sides of the building. Mr. Lee referred to illustrations
of two different proposals submitted by the applicant, noting that in both cases
the copy was in excess of the Zoning Ordinance sign design criteria which recom-
mends a maximum 50% for background area. In staff's opinion this resulted in
lettering too small and too close together to be read at a glance by the passing
motorist, and it was felt it created clutter and could result in a traffic hazard.
He noted that the Municipal Code also charges the Zoning Administrator with the
responsibility of insuring that signs will enhance the esthetic appearance of the
City, and in this case it is the opinion of the Zoning Administrator that the
proposed signing does not fulfill that goal.
The applicant has stated that the lettering on the angle wall sign is not meant
to be read by motorists but is aimed at pedestrian traffic or customers only.
Since the staff and the applicant did not reach agreement, the proposal is sub-
mitted to the Commission for their determination in allowing or denying the
proposed sign.
In response to a question from Commissioner Starr, Mr. Lee explained that the
proposed sign is not in excess of the proposed si§n area allowed for this building
in this particular zone, but the copy to background ratio is in excess of the 50%
maximum set for design standards.
Commissioner Pressutti suggested that possibly this was not intended to be an
advertising sign but is super-graphics decor with some subliminal communication
carry over. He did not know if the applicant intended this to be advertising
or graphics.
Mr. Lee affirmed that the applicant indicated that it was more of a design feature.
Peter Rodi with Designbank advised that the graphics are not intended to be a
traffic stopper or a means of identifying the business. Their motive in reducing
the letter size to 4" was to make it impossible to be read from Fourth Avenue.
The U-Haul pole sign in front of the building is to attract traffic, and only
those people interested in the service, turning into the driveway, would be aware
there is a sign on the building as well. He maintained it is not intended as
either an identifying or directional sign.
Commissioner Starr commented on the efforts of the City to adopt and enforce a
good sign ordinance. He suggested that in this instance the same effect could
be accomplished by painting bands of color. He further expressed the opinion that
the front of the building becomes too cluttered, due to the many openings, and
that a graphics design is best applied to a plain wall. He recommended upholding
the staff's position.
Mr. Rodi pointed out that if their copy were reduced to 50% of the background
area it would eliminate the stripe they wished to put on the building. He
indicated they would abide by the decision of the Commission rather than carry
the request further.
-6- ~ February 9, 1976
MS (Starr-Rudolph) Based on problems which the proposed sign would create, the
- Commission denies the proposed.wall sign and directs the applicant to redesign
the copy to conform with the Clty"s sign regulations.
Commissioner Pressutti spoke against the motion, expressing the opinion that
the design as proposed is attractive and that changing it to 50% copy and 50%
background would destroy the impact. He further expressed the opinion that the
copy as proposed could not be read from the street, hence would not create a
traffic hazard.
The motion for denial of the sign failed to carry by the following vote:
AYES: Commissioners Starr, Rudolph, and Chandler
NOES: Commissioners Pressutti, Smith, Johnson and Floto
MS (Pressutti-Smith) The Commission approves the proposed wall sign for the
U-Haul at 99 North Fourth Avenue as depicted in the diagram submitted by the
applicant.
The motion carried by the following vote:
AYES: Commissioners Pressutti, Smith, Johnson and Floto
NOES: Commissioners Starr, Rudolph and Chandler
8. Report to City Council on.proposed modification of zone chan~e LRes, PCZ 75'F(4)~ at I~5 and E Street"
Director of Planning Peterson advised that the subject resolution for applying
the "P" Modifying District to the area on both sides of E Street, east of 1-805,
was adopted by the Planning Commission and sent to the Council several months
ago. At the public hearing before the Council the attorney for one of the land
owners continued to object to having the '~P" District to a portion of the
property on the north side of E Street, on which they were negotiating a sale
to the Black Angus Restaurant. The CouNcil felt that since Black Angus was
progressing with development plans they would be willing to leave that parcel
out of the "P" District. As that action was not in conformance with the recommend-
ation of the Planning Commission they were obligated to send it back to the
Commission for report.
Mr. Peterson reported that the staff contacted representatives of the Black
Angus Restaurant in this regard and they had no objection to having the property
included in the "P" District. It is therefore recommended that the Commission
reaffirm their previous recommendation that the entire area as designated in the
resolution be included in the "P" Modifying District.
In response to a question from Commissioner Rudolph,Mr. Peterson affirmed that
the Council had not been aware of Mr. Stephenson's (Black Angus representative)
lack of concern~
MS (Rudolph-Floto) The Commission reaffirms their previous recommendation as
set forth in Resolution PCZ-75-F(4) with regard to applying the "P" Modifying
District to property at I-5 and E Street.
The motion carried by the following vote:
AYES: Commissioners Rudolph, Ploto, Starr, Chandler, Pressutti and Johnson
NOES: Commissioner Smith
-7- -- February 9, 1976
9. Request to appoint a member of the Plannin~ cgmmission to serve on
C~blt~nt S~l~t~bh Cbn~?it~e~ ~6~] the RiCe canyon Area
Director of Planning Peterson noted the composition of the proposed committee and
advised that all agencies have appointed their representative except the Planning
Commission. He indicated that the work of the committee would be to review all
submittals received from consultants interested in being selected to conduct the
Rice Canyon study, to screen the submittalsp and probably interview two to four
of the firms and make a recommendation to the Council which firm should be
selected.
The Chairman asked for a volunteer to serve on the committee.
Commissioner Pressutti expressed a willingness to serve unless another Commissioner
wished to do so.
Chairman Chandler appointed Commissioner Pressutti to serve on the Consultant
Selection Committee.
DIRECTOR'S REPORT
Mr. Peterson noted that the League of California Cities dinner meeting will be
held on February 12th with Chula Vista as the host city. An entertaining speaker
is scheduled for the meeting and the Commissioners were urged to attend.
He also reminded the Commission of the study session scheduled for ~ebruary 16
which will include a presentation by Cal Trans and additional information on the
Transit Plan Refinement.
Commissioner Starr reported he would be out of town and unable to attend that
meeting.
COMMISSION COMMENTS
Commissioner Smith commented on an item on the City Council Agenda for February
10 which indicated the City's intent to vacate a portion of First Avenue. The
Commission's recommendation was for denial of that request.
Assistant City Attorney Beam explained that under the law the public hearing must
be advertised as an intent to vacate.
Commissioner Smith also questioned whether attempts to alleviate the traffic
problem at 1-805 and Telegraph Camyon Road are only at staff level, or if the
Commission could ask the City Council to direct a letter to the Division of
Highways.
Mr. Lippitt suggested that the Commission request a status report from the
Department of Public Works on this problem.
MSUC (Smith-Rudolph) The Commission requests that the Department of Public Works
present a status report on the problem of traffic congestion at 1-805 and
Telegraph Canyon Road.
-8- --, February 9, 1976
ADJOURNMENT
Chairman Chandler adjourned the meeting at 8;25 p.m.
Respectfully submitted,
Helen Mapes ~/~
Secretary