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HomeMy WebLinkAboutPlanning Comm min 1976/01/12 MINUTES OF A REGULAR MEET1,,~ OF THE CITY pLANNING COMMISSION OF CHULA VI'$TA, CALIFORNIA January 12, 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, Pressutti, Smith and 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. Chairman Chandler led the pledge of allegiance to the flag, followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (Rudolph-Johnson) The minutes of the meeting of December 23, 1975 be approved as written. ORAL COMMUNICATIONS The Chairman called for oral communications and none were presented. 1. Ba~front Plan #3 - Consideration of precise ~lan for industrial development at the northwest cOrn~ of Ba~ Boulevard and GStrget ' LawlessDetro~tDiesel Current Planning Supervisor Lee pointed out the site is Just over three acres in size and the proposed project consists of a new building, almost one acre in area; the operation will consist of sales and service of diesel equipment and some ware- housing. The property is zoned I-P; review and approval of the precise plan is required since it is within the Bayfront Redevelopment Area. Mr. Lee called attention to the plot plan and renderings showing the building elevations and color schemes. Landscaping is included in front of the building and screening the parking area. He reported that the proposed sign program consists of cut out letters covering about 50 sq. ft., which represents about 1% of the building facade. In addition they propose a monument sign which has been modified by the staff and is shown as Exhibit B in the report. He discussed the two variances from the Bayfront Development criteria which relate to signing and landscape screening, and recommended the adoption of motions certifying the Negative Declaration and approving the precise plan, subject to the conditions stated in the report. MSUC (Smith-Floto) The Commission finds that in accordance with the findings stated in the draft Negative Declaration on IS-75-81, this project will not have any significant impact on the environment and certifies the Negative Declaration. MSUC (Smith-Floto) The Commission recommends to the Redevelopment Agency the approval of the Precise Plan PCM-75-26 for Lawless Detroit Diesel, as shown on Exhibits A and B, subject to the conditions enumerated in the staff report. -2- '- January 12, 1976 2. RESOLUTION PCM-76-2 - Vacation of a portion of G Street~ wes~ of San Diego ~Ariz~ha East.erh Railroad ~ROhr~n~ustr~esi Inc. Assistant City Attorney Beam requested that Commissioners Chandler and Rudolph abstain from discussion or voting on this item due to a possible conflict of interest. He advised that Commlissioner Chandler could chair the meeting during the discussion and action. Current Planning Supervisor Lee reported that Rohr Industries requested the vaca- tion of a portion of G Street lying west of the San Diego and ARizona EAstern branch line and that the City expanded the vacation to include the street crossing of the railroad right of way. The roadbed and a railroad track crossing G street are the property of Rohr Industries, having been constructed under an encroachment permit. If G Street remains a public street the railroad crossing comes under the control of the Public Utilities Commission, which would require the installation of crossing protection devices. Such protection devices would not be required if G Street is vacated and is no longer a public street. The Engineering Division has reported that this portion of G Street serves only Rohr and an SDG&E switching station. If the street is vacated the various easements will be retained; the south half of the right of way would revert to SDG&E and the northerly portion to Rohr Industries. The staff recommends adoption of a motion recommending that the City Council approve the vacation of this portion of G Street. Commissioner Smith asked if there is any other method by which the City can designate this "an impassable road" and not make the street vacation. He expressed concern that if there should be a change of ownership of portions of the property after the street has been vacated, there might be landlocked parcels. He felt that if eliminating the need for barricading the track crossing is the only purpose served by the vacation, then it should not be accomplished. Assistant City Attorney Beam advised that a barricade could not be constructed across a public street unless there is a safety hazard in using the street. In response to a question from Commissioner Smith, Assistant Director of Public Works Lippitt advised that the crossing protection device referred to would be an electronic device to lower a crossarm to stop traffic. It is not known just what the requirements of the Public Utilities Commission would be, but it is felt this is an unwarranted expense. Mr. Lippitt also pointed out that in previous action the City vacated the portion of G Street extending from the terminus of this request to Tidelands Avenue, so it is not presently a through street, and further that the utility easements which have been retained would remain effective in the event of the sale of any portion of the property. It was moved by Commissioner Pressutti, seconded by Commissioner Johnson, that the Planning Commission recommends to the City Council the vacation of that portion of G Street across and west of the San Diego and Arizona Eastern Railroad tracks and ensure the rights of the property owners for access to utilities. The vote on the motion was as follows: AYES; Commissioners Pre~sutti~ ~ohnson, and Floto NOES; Commissioner Smith ABSTAINED: Commissioners Chandler and Rudolph -3- January 12, 1976 Assistant City Attorney Beam advised that the motion fa~led to pass since any motion requires the affirmative vote of the total membership of the Commission. He suggested that a report be sent to the City Council advising that the Planning Commission was unable to make an affirmative recormnendatlon. 3. pUBLIC HEARING: Conditional Use permit PCC~75-27 , .F_xpans~on of church ~aciliti~s b~OhVa~t~ng r~S~nce lntb of~iCeS~ 910 Hilltop Drive ..... Chula ¥~sta Presbyterian Church Director of Planning Peterson advised that the single family residence which the applicant proposes to use for offices and storage is not on a separate lot but is included in the parcel that contains the total church facility. He indicated this is a logical growth of the church operation and recommended approval of the conditional use permit subject to three conditions relating to the use. This being the time and place as advertised, the public hearing was opened. Stephen Heath, representing the church, advised that he had not read the conditions recommended by the staff and after they were read by the Chairman, he expressed concurrence with the requirements. He indicated that no portion of the structure would be used for classrooms. As no one else wished to speak, the public hearing was closed. MSUC (Floto-Rudolph) Conditional use permit PCC-75-27 for the expansion of church facilities by converting a residence structure into offices is approved, based on the findings contained in the staff report and subject to the three conditions as stated in the report. 4. PUBLIC HEARING: Variance PCV-75-22 - Use of commercial coach as temporary office for boat sales b~siness in I-L~P zon~ 910 Industrial Blvd. - Pete Aardema Director of Planning Peterson noted that the zoning ordinance allows commercial coaches to make up not more than 25% of the floor area of an industrial use; in this case, the coach would account for 36% of the total floor area, thus exceeding the allowable amount and requiring approval of a variance. He pointed out that this property was improved as a service station site and the building is not large enough to fill the needs of the boat sales business. The need for additional office space is immediate and the applicant is applying for a variance for one year during which time a permanent structure would be constructed. It is recommended that the request be approved subject to four conditions relating to parking spaces, location of the coach, and equipping it with the necessary fire extinguisher. Commissioner Smith noted that the last condition stipulates that construction of permanent buildings shall be star~ed within one year, and he felt the duration of the variance should extend long enough to allow completion of the construction prior to expiration of the variance. This being the time and place as advertised, the public hearing was opened. ~ete Aardema, owner of the business expressed concurrence with the recommended conditions and affirmed that they would start construction of the building within a year. He indicated that two or three months would be sufficient time to complete the construction. -4- ~' January 12, 1976 As no one else wished to speak, the public hearing was closed. MSUC (Smith. Floto) Variance pC¥-75-22 for use of a commercial coach for temporary office be approved for a period of 15 months, based on the findings contained in the staff report, and subject to the four conditions as stated in the report. 5. PUBLIC HEARING: Variance PCV-75-23 - Reduction in exterior sideward from 20' to 10' in R,3 zone 469 D Street , Christian J. Z~ler Current Planning Supervisor Lee pointed out this corner lot is 50 ft. by 150 ft. for a total of 7500 square feet. Although the zoning ordinance stipulates a setback of 10 feet for the exterior side yard of a corner lot, the Building Line Map, which prevails in this case, has established a 20 ft. setback on Monte Vista Street, which runs the length of this property and would seriously restrict development of the property in an R-3 use. It is recommended that the reduction of setback be approved subject to the three conditions enumerated, which include the retention of the existing palm trees ~ther in the parkway or on the site. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. MSUC (Johnson- Smith) Variance PCV-75-23 for reduction of the exterior side yard from 20 ft. to 10 ft. be approved, based on the findings contained in the staff report, and subject to the three conditions as stated in the report. Commissioner Smith suggested that on future requests for reduction of setback the staff consider the possibility of amending the Building Line Map for an entire block r~ther~han processing a variance for an individual lot. Mr. Lee advised that this is done and in 80 to 90 percent of the cases that procedure is followed, but in this particular case it was determined that the variance findings could be made. 6. Resolution PCM-76-1 - Conversion of residential structure to office_u~e~ 264 Landis Avenue - W. T. Pearce Current Planning Supervisor Lee noted that the zoning ordinance provides for the conversion of residential structures located in the C-O zone to other uses allowed in that zone, subject to the review and approval of the Planning Commission. He pointed out that the lot is 50 ft. by 125 ft. with an alley at the rear of the property. The site is within the Downtown Parking District so no off-street parking would be required, however, the applicant has indicated the rear portion of the lot may be used for parking. If this is done it will have to be paved and marked for parking. No exterior changes to the structure are proposed. Mr. Lee called attention to the five conditions recommended for approval of the request. Commissioner Smith reported that where the driveway Joins the sidewalk there is a difference in elevation of about 3 inches which might be a pedestrian hazard, and should be corrected. -5- -- January 12, 1976 It was moved by Commissioner Pressutti that the Commission approve PCM-76-1 for the conversion of a residential structure to office uses subject to the 5 conditions listed in the staff report. Commissioner Smith asked that another condition be added to require that the driveway be corrected to provide a smooth transition betweeh the driveway and and public sidewalk, subject to staff approval. Commissioner Pressutti concurred with the amendment to the motion and the motion was seconded by Commissioner Smith and carried unanimously. 7. Report to City Council on modified ~ara~e conversion regulations Director of Planning Peterson noted that in December the Commission considered an amendment to the ordinance related to garage conversions, The Commission's recommendation to the Council was for an amendment which would permit such conversions with the provision for off-street parking located back of the front setback line. The Council considered that recommendation but expressed a pre- ference for an amendment that would require a replacement garage in the event an existing garage is converted to another use. In such cases the Council is obligated to refer the question back to the Commission for further report and recommendation, which is the purpose of this agenda item. Mr. Peterson called attention to the previous report which included Justification for the requirement of a replacement garage to accommodate the same number of cars as an existing garage which might be converted to living purposes. He reported that after reviewing lot sizes and setbacks, it was his opinion that permitting open parking back of the front setback would accommodate a very limited number of properties for garage conversion. He pointed out it is the staff recommendation to support the requirement for a replacement garage, but the Commission has the option of restating their former recommendation if that is their desire. Commissioner Rudolph expressed the opinion that constructing a new garage places an economic hardship on people who may need to expand their living space. She also felt the proposed ordinance would be difficult to enforce and would there- fore be self-defeating. MS (Rudolph-Pressutti) The Co~m~ission reaffirms their position to permit the conversion of a garage with the provision of off-street parking as recommended by resolution PCA-75-4. The motion carried by the following vote: AYES: Commissioners Rudolph, Pressutti, Chandler and Floto NOES: Commissioners Smith and Johnson ABSENT: Commissioner Starr ORAL COMMUNICATIONS Mary Seifert, Pacific Beach, expressed the opinion that the reason the Commission approves conditional use permits for First Baptist Church communes is because they have not taken the time to search their hearts and minds to '- ~6- -' January 12, 1976 find out where they really stand on the issue. She pointed out that in each case the approval has been appealed to the City Council and asked that the Commission start caring more about their vote and their reasons for voting as they do. She appealed to them to be hot or cold, but not lukewarm. DIRECTOR'S REPORT Director of planning peterson ren)inded the Commission of the planning Commissioners Institute, scheduled for February 4-6 in San Francisco, noting that advance registrations close on January 21. He asked Commissioners to advise the office prior to that date if they wish to attend this conference. Mr. Peterson also asked for the Commission"s preference as to time of the study session to be held on January 19, and suggested numerous topics which might be included in that study. The Commission expressed a preference for scheduling the Study session at 5:00 p.m. to be followed by dinner at 7:00 p.m. ADJOURNMENT Chairman Chandler adjourned the meeting at 8:00 p.m. Respectfully submitted, Helen Mapes, Secretary