HomeMy WebLinkAboutPlanning Comm min 1974/05/08 MINUTES OF A REGULAR MEETING OF THE
CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
May 8, 1974
The regular meeting of the City Planning Co~ission of Chula Vista, California
was held on the above date beginning at 7:00 p.m. with the following members
present: Macevicz, Chandler, Rice, Rudolph, Wilson, Floto and Starr. Also
present: Director of Planning Peterson, Current Planning Supervisor Lee,
Assistant Director of Public Works Roberts, Deputy City Attorney Beam and
Secretary Mapes.
Chairman Macevicz led the pledge of allegiance to the flag, followed by a
moment of silent prayer.
APPROVAL OF MINUTES
MSUC (Chandler-Rice) The minutes of the meeting of April 24, 1974 be approved
as mailed.
ORAL COMMUNICATIONS
Jerry Pryor, owner of Barbeque Pit, requested that the public hearing for
consideration of amendments to the sign provisions in the Zoning Ordinance be
continued to a meeting when the agenda will not be so lengthy as the one for
tonight, since this item will require lengthy discussion.
- Director of Planning Peterson concurred with the validity of the request and
suggested that the meeting of June 19, normally a study session meeting, be
devoted exclusively to the public hearing on the sign provisions of the
ordinance.
MSUC (Rice-Chandler) The public hearing for consideration of revisions to
the sign provisions of the Zoning Ordinance be continued to the meeting of
June 19, 1974
Mr. Houghton requested that item 9 on the agenda, which is not a public hearing,
be considered by the Commission prior to other items which are of greater
public interest.
Director of Planning Peterson recommended that the order of the agenda be
adhered to with regard to this item. The Chairman of the Commission concurred.
Joan Christian, 1529 Grand Teton Court, representing the Deerpark Home Owners
Association, distributed photos to the Commission to show the condition of the
slope in the back yards of lots on Grand Teton. She advised that this slope
has been hydroseeded but the result was not satisfactory. They have been
advised the slope will be hydroseeded again tomorrow, and she expressed the
opinion this would not be a satisfactory solution to the condition of the
slope. She felt that seeding with annual plants, such as California Poppy,
will not control erosion of the soil.
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It was suggested that Mrs. Christian take this problem up with the various City
departments responsible for final approval of this slope. It was further sug-
gested that members of the Home Owners Association may wish to meet with the
City's public assistance officer to discuss problems pertaining to the Deerpark
subdivision.
CONSENT CALENDAR
Chairman Macevicz reported that it is requested that the question of deferral
of public improvements at 270 C Street be removed from the consent calendar and
considered following item 4. It is further requested that item 10 on the agenda
be considered prior to all other items.
Deputy Attorney Beam introduced Mr. Clif Reed, counsel for the Chula Vista
Redevelopment Agency, who will provide legal service to the City Council and
Planning Commission. He therefore took Mr. Beam's seat at the podium for con-
sideration of the following item.
· .' Sedwa ~.m~n o~r~[~nt~
Consideration of ment Pro'ect and desi nation of ro'ect area
10. ~nation ot ro ~
boundaries
Director of Planning Peterson advised that the first step required from the
Planning Commission in their role of participating in the redevelopment of the
Bayfront area is to define the boundaries of the area in the project and
recommend a preliminary redevelopment plan. It is suggested that the boundaries
of the area encompassed by the Sedway/Cooke Plan be considered as the City's
preliminary redevelopment plan for the Bayfront area.
Mr. Clif Reed reiterated that the action required by the Commission is to define
the boundaries of the project area and recommend a preliminary plan for the
redevelopment. He suggested that the legal boundaries as contained in the
written report from the staff be adopted as the project boundaries and the
Sedway/Cooke Plan recommended as the preliminary redevelopment plan.
Commissioner Wilson asked for a verbal description of the area to be included
in this plan.
Director of Planning Peterson advised this will be the area between Interstate 5
on the east and the bay, and from the northern city limit to L Street on the
south.
Commissioner Wilson again questioned the western boundary of the project as it
relates to lands under the jurisdiction of the Unified Port District.
Jack Henthorn, Administrative Assistant assigned to work on this project,
advised that due to the fact that the Port District has jurisdiction over all
of the land seaward from mean high tide line, the plan under consideration
tonight covers only the area over which the City has jurisdiction.
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MSUC (Rudolph-Wilson) Adoption of a resolution designating the project area
boundary for the Bayfront Redevelopment Project as contained in the legal
description in Section One of the Preliminary Plan.
MSUC (Wilson-Chandler) Adoption of the Preliminary Plan for the Bayfront
Redevelopment Project as submitted in the staff report.
2. Consideration of adoption of EIR-74-4 on development of Community Shopping
Center, Ota~ Lakes Road and H Street
Director of Planning Peterson pointed out that a public hearing was held on the
draft E.I.R. for this project on April 24, 1974. Although no input was received
from the public during that hearing nor from the Environmental Control Commission,
who had copies of the draft E.I.R., nine revisions were made in the preparation
of the final Environmental Impact Report. The revisions were enumerated in the
staff report.
MSUC (Chandler-Starr) Adoption of EIR-74-4 as the City's Environmental Impact
Report on the development of a Community Shopping Center at Otay Lakes Road and
H Street.
3. PUBLIC HEAR~~°rea~ti°nal
ar
Savln oan
Current Planning Supervisor Lee indicated the location of the existing two story
Home Federal Savings & Loan building at the corner of Fifth Avenue and H Street
with 40 parking spaces available, and the location of a single family lot across
the alley with frontage on Otis Street which the applicant wishes to convert
into additional parking facilities for the savings and loan operations. The
plan as submitted provides for ingress into the parking lot from the alley with
egress on to Otis Street. He advised that in staff's opinion this represents an
unwarranted intrusion into the residential area; therefore, denial of the request
is recommended.
This being the time and place as advertised, the public hearing was opened.
Bill Fisher, Manager of the Chula Vista office of Home Federal Savings and Loan,
expressed their pleasure with the increase in business at this location. He
reported that the outside tenants on the second floor of the building would soon
be vacating those offices to make room for increased activities of the savings
and loan business. He advised that parking has become a problem and their
employees have been parking on the lot of the closed restaurant to the west
but they understand that Dairy Queen will soon occupy those premises and it is,
therefore, their desire to provide the additional parking lot across the alley
for employees' use. He reported that their facilities for public parking are
often used to a maximum at this time and they have projected that their business
will triple in the next five years. He felt that t~e City Code provides for the
minimum parking necessary and it is their desire to provide the ultimate parking
necessary by providing the 16 additional parking spaces which would be made
available by approval of this conditional use permit.
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R. A. Lytle, 511 Otis Street, expressed the opinion that if additional parking
is required by this commercial establishment it should be obtained in the com-
mercial zone and not by intruding into the R-2 zone. He presented a petition
bearing 24 signatures of residents on Otis Street who are opposed to the grant-
ing of this request.
Joseph W. Garcia, 484 Fifth Avenue, reported that he had previously submitted a
letter opposing the conversion of this residential lot to a parking lot, but
upon further consideration he has taken a different view and would now like to
rescind the opposition expressed in that letter and support the request. He
pointed out that presently the traffic is as heavy in the alley between the
commercially zoned property and the R-2 property as it is on Otis Street.
As no one else wished to speak, the public hearing was closed.
MSUC (Chandler-Floto) Conditional Use Permit PCC-74-7 be denied, based on the
following findings:
1. Home Federal Savings and Loan currently has twice the required number of
offstreet parking spaces required by ordinance; no evidence has been presented
to show that additional parking is necessary.
2. The proposed parking lot would be detrimental to the health, safety and
general welfare of persons residing in the area and injurious to the property
in the vicinity by reason of the following:
a. Commercial traffic exiting the parking lot would pass through a resi-
dential area disrupting normal residential activities and posing a hazard
to children in the area.
b. Residential properties adjacent to the commercial parking lot would
tend to depreciate in value because they would be less suitable for resi-
dential purposes.
c. Establishment of a commercial parking area in an existing residential
zone would tend to bring similar pressures to bear on adjacent residential
properties which in turn would tend to adversely affect the residential
character of the area.
Chairman Macevicz advised the applicant of the right of appeal to the City
Council within ten days.
Commissioner Rice suggested that if the present ordinance provisions do not
provide adequate parking for this type of establishment, the staff should
restudy the requirements and make a recommendation for an amendment to the
ordinance.
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. ' .' 1 Use ~10 - Re
PUBLIC HEARING, Condltlona. ._ 'n lace and recover home for
stor bulld~n for meetl
Pioneers~ inc.
Commissioner Rudolph advised that she felt this request may have an impact on
her personally and she therefore left the podium to abstain from both dis-
cussion and action on the item.
Director of Planning Peterson displayed a plat showing the location of the
property on the south side of C Street to the east of Third Avenue on which
the applicant proposes to construct and operate a home for alcoholics and pro-
vide a meeting place for Alcoholics Anonymous. He reported the applicant has
indicated a desire to locate the building closer to Third Avenue than shown on
the plat, with parking to be accommodated to the east of the building. He
ion of South Bay Pioneers is 699 E Street and
· ted out that the presqn~ locat_ ~ · '~ Judae Kugler, the mana~er.~f.
~o~ ......... 'yea Trom th~ Pul~ce Ch~f~ ~ ~ ~ ~ ~-~ ll ot wn~cn
)etter~ nave uu:~.- - --J : +~a er at Mae L. Yeas~er j~.~,,
the ad3acent tral~er par~, ~, .... ch from the operation of this facility
indicate there have been no problems resulting
and expressing the feeling that it is fulfilling a community need. He advised
that the staff considers this operation to be similar to a church in the genera-
tion of traffic at specified times.
Mr. Peterson discussed the physical character of the site which lies in a shallow
canyon, below C Street and the homes that front on Sea Vale, pointing out that
this elevation difference provides additional separation between this use and
adjoining residential uses. Mr. Peterson enumerated the four conditions recom-
mended in granting approval of this request.
This being the time and place as advertised, the public hearing was opened.
Niek Slijk, speaking in behalf of South Bay Pioneers, indicated he has been
associated with that organization for the past eight years on the Board of
Trustees and currently serves as chairman of that board· He expressed the
opinion that South Bay Pioneers have been an asset to the community and
requested favorable consideration of their request.
Dan Chew, Manager of South Bay Pioneers, discussed the operation of the home,
and pointed out the need of such a facility and the benefit to the community
of rehabilitating the individuals who seek help at this home. He reported that
some residents at the home do hold jobs which they regularly attend, while
others are undergoing therapy and working on the premises, mainly beautifying
the house and grounds. He advised that the residents come voluntarily, or
some times on referral by a court, but they are not committed or retained for
a specific period of time; they remain as long as they feel they are being
helped and need the help.
Lee Raitt, 433 D Street, discussed the origin of this operation in 1961, at
which time he negotiated the lease for their present location. During their
occupancy the duplex on the site was torn down, since it was unsafe; the
occupants constructed a room for eight men. Mr. Raitt reported he had never
worked with a group of people as dedicated to helping themselves and helping
others in need as this group is. He stressed the improvements made to the
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property by the residents and the fact that they have been good neighbors to
the surrounding uses.
Dean Smith, 275 Sea Vale Street, expressed his pride in the appearance in the
residential area of Sea Vale Street, and opposition to the location chosen by
South Bay Pioneers, since he felt this "institution" would drastically affect
residential character of the neighborhood. He asserted a commercial area is
more practical for this type of operation. He submitted a petition containing
68 signatures from 48 homes in the surrounding R-1 area, in opposition to the
construction and operation of a facility for South Bay Pioneers at 270 C Street.
Peter Watry, 81 Second Avenue, asserted that South Bay Pioneers is an active
commercial enterprise, and as such, should not be allowed to intrude into a
residential neighborhood. He contended that the issue is not whether they
are providing a useful service, but one of land use--whether this operation
should be located in a residential neighborhood. He felt such a use would
threaten the desirable character of the Second Avenue neighborhood which has
been maintained over the years.
Carol Smith, 275 Sea Vale Street, felt this is not a proper or desirable land
use for this type of area. She pointed out that an establishment for the
assemblage of groups of people such as a church should be located on a col-
lector street; this site is not on a collector street. She felt there is not
sufficient separation between this intended use and the residential apartments
adjacent on the north. She contended this is a quasi-public use, and as such,
is not a desirable use in a residential zone, and also that it would generate
traffic in excess of the capacity of the surrounding streets. She felt the
operation should be located in a commercial zone.
Linda Hendricks, 220 C Street, expressed her agreement with the opposition
which had been stated, and indicated her main concern is with the traffic that
will be generated by the noon meetings and the Saturday night meetings.
Wendy Riverall, 231 Sea Vale Street, expressed support for the South Bay Pioneers'
operation in this location. She pointed out that Sea Vale Street has no approach
to C Street, and there is quite a difference in elevation. She advised that in
an attempt to determine if this is a commercial type facility, she had visited
their present location and it has the appearance of a well kept residence.
Bill Glad, 236 C Street, expressed concern over the amount of traffic that
would result, and the fact that real estate values would depreciate.
R. D. Evans, 271 Sea Vale Street, expressed the opinion that the property in
question should be developed for an R-1 use, as zoned. He also pointed out
the effects of noise generated in the canyon which seems to echo and carry to
the residential areas above. He felt the activities of the proposed use would
result in too much noise.
Steven Moore, former alcoholic and member of the Board of Directors of South Bay
Pioneers, pointed out that the traffic going to this establishment would be
staggered both in hours of arrival and departure; there would be no rush of
traffic.
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Phillip Seagrave asserted that the traffic problem which is anticipated has not
existed with this operation. He indicated he regularly attends noon time meet-
ings and the average number in attendance is about 25 to 30. There are larger
gatherings on Saturday nights but this is spread over a greater length of time.
He advised that a number of alcoholics recovery homes in the San Diego area are
located in residential neighborhoods. He expressed the opinion that South Bay
Pioneers would be an asset in the proposed area insofar as exterior appearance
is concerned, as well as the type of operation.
As no one else wished to speak, the public hearing was closed.
Commissioner Floto felt that one of the key questions is whether this is a
commercial enterprise; he did not see it as a commercial enterprise, but in
the category of a church, which would be compatible in a residential area.
Commissioner Starr commented on the differences in elevation of this property
and surrounding lots, and asked for the reasoning in proposing a two-story
building.
Mr. Lee Raitt pointed out that due to the difference in elevation, motorists on
C Street would be at the level of the second story windows. He also pointed out
it is less costly to provide the same square footage in a two-story structure
than to spread it over a larger area one story high. Since this is a non-profit
organization and receives no tax support, it is necessary to keep the cost as
low as possible. He pointed out that with their proposed development plan over
50% of the land would be left in its natural state.
MSC (Wilson-Floto) Conditional use permit PCC-74-10 be approved, subject to
the following conditions:
1. One on-site fire hydrant shall be provided by South Bay Pioneers, Inc.
2. A grading permit shall be obtained prior to the issuance of a building
permit; said grading shall be accomplished in such a manner as to permit
access to the site by emergency vehicles.
3. A formal request shall be made that Third Avenue be vacated; in the absence
of said street vacation, a revised site plan shall be submitted.
4. The site plan and architecture shall be subject to review and approval by
the Planning Department.
Findings of fact are as follows:
a. The proposed use has been operating in the City for 13 years and has provided
a necessary and desirable service to the community.
b. The site is a shallow canyon lying below the level of the street and adjacent
properties. This elevation difference will provide additional separation between
this use and adjoining residential uses.
-8- 5/8/74
The motion carried by the following vote, to-wit:
AYES: Members Wilson, Floto, Start, Chandler and Rice
NOES: Member Macevicz
ABSTAIN: Member Rudolph
ABSENT: None
A recess was called at 8:67 p.m. and the meeting reconvened at 9:00 p.m.
1 Consideration of request for deferral of public improvements at 270 C Street - South Bay Pioneers~ Inc.
Chairman Macevicz noted that since this consideration is not advertised as a
public hearing no testimony will be taken from the audience unless it is the
desire of the Commission to do so.
Commissioner Rudolph indicated her intention to abstain from discussion or
action on this request.
Commissioner Wilson expressed his willingness to hear testimony if anyone
wished to speak; the other Commissioners concurred.
Assistant Director of Public Works Robens explained that normally with the
construction of building improvements in excess of $5,000 valuation, all street
improvements within the public right of way which have not been installed are
required to be installed by the property owner. He pointed out that the parcel
being improved is 660 feet long adjacent to the right of way of C Street. The
proposed building and parking facility will occupy only the westerly 270 feet
of the property. The deferral of public improvements is requested for the
easterly 390 feet which is not being improved at this time. He pointed out
that the granting of this deferral would include the execution of an agreement
to guarantee the future installation of the public improvements upon written
notice by the City and the posting of surety in the amount of $25,000 to cover
the cost of the installation.
Mr. Robens further reported that the City Council has asked the Public Works
Department to survey all right of way in the City that has not been improved.
It has been determined there are approximately 700 separate parcels involved.
An overall plan is being prepared for improvement'of all unimproved right of
way in the City, and this area will be a part of that plan. If it meets the
requirements for a 1911 Act or a Block Act, improvements may be required under
those conditions.
Peter Watry, 81 Second Avenue, urged that this request for deferral of public
improvements not be approved. He pointed out on the plat the location of a
cliff on the north side right to the edge of the street. On the south side is
a lower, weed covered cliff on which the children can walk to get from the
apartments to Second Avenue to catch school buses. He pointed out that the
lots to the east of the subject property have either a paved sidewalk, or a
dirt walkway which is elevated off the street. He felt as a matter of safety
this institution should be required to put in a sidewalk all the way to meet
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the other sidewalk in order that the children can walk to Second Avenue without
walking in the street.
Assistant Director of Public Works Robens advised that it has not been the prec-
edent to require improvements along the total frontage of a property if only a
portion of the property is being developed. In this case about 40% of the
property is being improved.
It was moved by Commissioner Wilson, seconded by Commissioner Floto, that
approval be given for deferral of public improvements along 390 feet of the
frontage of property at 270 C Street, subject to the conditions enumerated in
the staff report.
The Commission further discussed the need and desirability of providing safe
pedestrian walkway along this property.
Commissioner Wilson amended the motion to include a graded pedestrian passage-
way along the northern property line of the easterly 390 feet of property, if
deemed feasible by the Director of Public Works. Commissioner Floto gave con-
sent to the amendment of the motion.
The motion carried by the following vote:
AYES: Members Wilson, Floto, Starr, Macevicz, Rice and Chandler
NOES: None
ABSTAIN: Member Rudolph
ABSENT: None
~ ermlt C - -8 - Request to construct
-- additional storage and service facilities for motor-
~ycle sales, 29 Broadwas - Manuel P. Machado
Current Planning Supervisor Lee pointed out that the rezoning application per-
tains to a plot of land 100' X 152' presently zoned R-3 which is the rear por-
tion of the C-T zoned lot at 29 Broadway. This rezoning is requested to accom-
modate expansion of the motorcycle sales facility which was approved in Sep-
tember, 1973. Two storage buildings would be constructed on this portion of
the property.
Mr. Lee noted that the Broadway Study recommended the expansion of C-T zoning
in this portion of Broadway with the attachment of the precise plan requirement
limiting access to Broadway. Mr. Lee called attention to the conditions and
findings contained in the staff report.
This being the time and place as advertised, the public hearing was opened.
Robert Thompson, building designer representing Mr. Machado, expressed the
opinion this would be a more feasible use for the property than R-3 development
since the only access would be through a 20' wide easement which serves com-
mercial uses. It was confirmed that the buildings constructed on the rear
51Sl74
motorcycles and
storage building adjacent to the
portion of the property would be used solely for storage of
, ~-,~ +~:+ e location of the , . ~-~ +h~ residential property.
partS. ~e t~u~t'~ ~ reduce the sound going ~nuu_~--~ ..... n advised that
south proper~y /~ne ~ ~rom Commissioner Rudolph, ~r. ~nu,,~vo~ es
In response ~o a ques~. -
this expansion is required due to an increase in volume of sales of motorcycl
occasioned by the energy shortage. The tenant of this property finds he does
not have sufficient storage to keep stock on hand.
As no one else wished to speak, the public hearing was closed.
MSUC (Rudolph-Wilson) Recommend to the City Council the change of zone from
R-3 to C-T-P subject to the following condition:
Access and development of the property shall be in accordance with the
adopted precise plan.
Findings in support of this recommendation are as follows:
a. The Broadway Study has indicated that the depth of commercial zoning in
this area be increased to 250 feet and that businesses be oriented towards
Broadway.
b. The proposed rezoning is in conformance with the General Plan.
MSUC (Rudolph-Wilson) Approval of conditional use permit PCC-74-8 subject to
the following conditions:
1. The two proposed buildings shall be used for storage only. In the event any
other use is contemplated, a new Initial Study shall be filed and a modifica-
tion of this request submitted to the Planning Commission.
2. The testing or demonstration of the motorcycles on the portion of the
property zoned C-T-P and the common driveway easement shall be prohibited.
The following findings support this approval:
a. The request represents a logical expansion of the existing facilities.
b. No servicing or repairing is to be conducted in the new buildings.
c. The proposed use will comply with the regulations and conditions of the Code.
d. The proposed use is in conformance with the General Plan.
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6. PUBLIC HEARING: ~onditional Use Permit PCC-74-11 - Re uest to o erate
u t~
Current Planning Supervisor Lee advised that this request would enable the
applicant to move his present muffler sales and installation facility from
265 Broadway to this location. He called attention to the report relating to
the noise levels at the existing facilit~ He also advised that the applicant
proposed to construct the building at a front setback, but this would have
a detrimental effect on adjoining uses by obstructing the view of their build-
ings from the street. It is therefore recommended that a 10' front setback
be observed by this building.
Mr. Lee noted that a Negative Declaration of adverse environmental impact posted
for this request v~ill become final on May 10th and no appeal has been filed to
this time.
The Commission discussed the location and orientation of the building and the
effect the noise from this operation might have on adjacent residential uses;
also the possibility of redesigning the building to conform to a 10' front
setback.
This being the time and place as advertised, the public hearing was opened.
Charles Levens, Midas Realty Corp., discussed the floor plans of the building,
and indicate? that the storage portion at the rear of the building could be
reduced by , and the front portion containing the waiting room and office
could be reduced 3 feet. This would enable them to place the building 8' from
the front property line and still retain the desired number of service bays.
As no one else wished to speak, the public hearing was closed.
MSUC (Chandler-Rice) Conditional Use Permit PCC-74-11 be approved, subject
to the following conditions:
1. In compliance with the State Map Act a parcel map shall be submitted prior
to the issuance of any permits.
2. The project shall be subject to site plan and architectural approval by
the Planning Department; plans shall show the information required by
Section 33.901 B, paragraph 30, of the Zoning Ordinance, and the following:
a. A minimum 8' building setback from the front (westerly) property line.
b. A 6' high solid masonry wall to replace the existing wood fencing on
three sides, extending across the rear property line in its entirety and
a distance of 25' along the northerly property line.
c. No vehicle access doors into the building at the easterly end.
3. All onsite utilities shall be placed underground.
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4. Landscaping and irrigation plans shall conform to the Landscape Manual.
Tree wells may be required subject to review of the landscape plan.
5. The east wall of the building shall be constructed of grouted concrete
block with one solid core access door permitted.
Findings in support of this approval are as follows:
a. The proposed muffler shop will provide a service to the community which
replaces an outdated facility one block away.
b. Subject to the conditions of approval, the proposed facility will not be
detrimental to the health, safety or general welfare of neighboring residents
or businessmen.
c. Subject to the conditions of approval, the proposed facility will conform
with the regulations and conditions specified in the Zoning Ordinance for such
use.
d. As authorized by this conditional use permit, the proposed use is allowed in
the C-T zone and The Thoroughfare Commercial designation on the General Plan.
7. Request to use existing residential structure for Sunday School and
offices, 271 East J Street - Chula Vista Christian
- Reformed Church
Director of Planning Peterson reported this is a proposal to use an existing
home for Sunday School activities for up to 40 children on Sundays, and in
addition to use the house for offices of the pastor during the remainder of
the week. Since this is a different type of occupancy than the building was
designed for, the request was referred to the Building Inspection Department
and the Fire Department. It is suggested that the requirements of those depart-
ments be included as conditions of approval in order that the applicant will be
informed of the requirements.
Chairman Macevicz commented on the cutting of a path from the church to this
house, and he felt approval should include the requirement for acceptable
slope grade and landscaping.
MSUC (Rice-Wilson) The request by Chula Vista Christian Reformed Church to use
the existing house at 271 East J Street for Sunday School and offices of the
pastor be approved, subject to the following conditions:
1. Detailed plans shall be submitted for Planning Department review showing
the ramp walkway and adjacent slope banks, including landscaping and
irrigation.
2. The structure shall conform to Title 19 of the California Administrative Code
with regard to fire safety.
3. The structure shall meet the requirements of the Uniform Building Code for
B-3 and F-2 occupancy.
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9. Consideration of precise plan for development of industrial building at
340 BaS Boulevard - Thermo King
Current Planning Supervisor Lee advised this request is for approval of the
precise plan for development of a one acre parcel in the I-P zone, which was
designated as Subarea E in the Bayfront Plan. The adopted development standards
for that Subarea were enumerated in the staff report. He noted that the appli-
cant is proposing to construct a 3,000 sq. ft. ribbed sheet metal building,
similar to the existing building to the north which is about 8 times the size of
the proposed building. He pointed out there are no specific architectural
standards adopted for the Bayfront and this particular parcel was released for
development by the City Council several months ago by the lifting of the
moratorium in the Bayfront area. No request for a sign has been submitted, but
in anticipation that the applicant will desire a sign, the staff has attempted
to relate the specifications for the size of a sign to the most recently
approved development in the area, that of Dixieline Lumber Company. On this
basis a sign area of 3/4 of one square foot per lineal foot of building facing
the street would be permitted, or about 56 square feet of wall sign.
Mr. Lee noted that the applicant's preliminary plan indicated a panel fencing
in the front area, which would provide a solid screen. He asked for clarifica-
tion from the applicant that that portion of the plan would be adhered to. He
also called attention to the conditions of approval as contained in the staff
report.
Commissioner Rice expressed concern about the type of building proposed, which
may be somewhat compatible with what already exists in that area, but he felt
an attempt should be made to upgrade the area nearer to F Street and the Bay-
front entrance in order to create the proper image for the tourist and
recreational development proposed.
Commissioner Rudolph concurred and expressed the opinion that if the existing
buildings do not follow the criteria desired for Bayfront development, such
criteria should at least be applied to new development. She felt such criteria
should compare to what exists on Shelter Island, Harbor Island and Mission Bay,
which is the type of development envisioned in the Bayfront Plan.
Current Planning Supervisor Lee pointed out that because of Council action in
lifting the moratorium for this property and directing that development be
allowed to proceed subject to approval of a precise plan, without giving any
direction for development criteria, the staff felt there should be no detailed
discussion of the architecture, due to the lack of standards for the particular
area.
Mr. Haughton, representing Mr. Hodge, owner of the property, advised that this
building will be occupied by Thermo King and the light blue color chosen for
the building is their standard color. He pointed out that the California General
buildings located to the north of this site completely buffer the view of this
building from F Street.
Pike Hodge, owner of the property, expressed the opinion that the area where this
building is to be located is going to be changed; however, he feels that develop-
ment as visualized in the Bayfront Plan is 10 to 15 years away. He has chosen
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the type of building proposed because it will be less expensive to tear down
when the area is ready for redevelopment to another type of use. He indicated
the type of building had been discussed with the City previously and he felt
an agreement had been reached to permit this type of building until the area
is redeveloped for a different type of use, such as office buildings.
Mr. Haughton called attention to a letter written by the City's Environmental
Review Coordinator to the Coast Regional Commission which indicated the City
had approved the application of Thermo King of California for a project at
340 Bay Boulevard in concept, and that no further discretionary acts are required
or contemplated. Plans were submitted to the Coastal Commission who approved
the project. Based on this, they felt they had approval to move ahead with the
project and prepare final plans. He indicated that work has also been accom-
plished toward street improvements and installation of a sewer line.
In response to the question of continuing this consideration to the next avail-
able meeting, Mr. Haughton advised that such delay would be very critical, since
Thermo King has signed the lease with Mr. Hodge and they have been ordered to
evacuate the property they are presently occupying in National City within a
stipulated time, or be subject to fine or jail sentence. He requested that a
decision on the proposed plan be made at this time.
MSC (Wilson-Macevicz) Approval of the precise plan for development of an
industrial building at 340 Bay Boulevard for Thermo King of California, subject
to the following:
1. A 10' sewer easement shall be provided along the westerly property line.
2. Landscaping and irrigation plans shall be submitted, including:
a. A 10' wide tree planting area along the westerly property line.
b. Landscaping in front of the building consisting of planting that will
soften the appearance of the structure, using combinations of ground cover,
large shrubs and a minimum of four 30' box trees.
3. The area of a wall sign shall be limited to 3/4 of one square foot per
lineal foot of building facing the street; design of the sign shall be
subject to staff review and approval.
The motion carried by the following vote:
AYES: Members Wilson, Macevicz, Starr, Floto and Chandler
NOES: Members Rice and Rudolph
ABSENT: None
DIRECTOR'S REPORT
Director of Planning Peterson reported that the study session to be held next
week will include a presentation on the Bayfront Plan, and a briefing by the
Deputy City Attorney on the findings required by the Planning Commission in
order to approve or deny the various kinds of applications considered. He
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- asked for the Commission's desire with regard to making this a dinner meeting,
with the study session conducted from 5:00 to 7:00 p.m., then adjourning for
dinner. The Commission concurred that this is their desire.
Mr. Peterson further reported that the City Council will begin consideration
of proposed budgets for the next fiscal year on Wednesday, May 15th, and one of
the first items to be considered is the Planning Commission budget. He pointed
out the City Manager's recommendation for some reduction in the requested items,
including the allowance for attendance at League of California dinner meetings
and for two Commissioners to attend the National AIP Conference.
Commissioner Rice expressed the opinion that the Chairman should attend the
budget hearing and attempt to have restored the necessary funds to send at least
the Chairman to the National Conference.
ADJOURNMENT
It was moved by Commissioner Rice, seconded by Commissioner Chandler, that the
meeting be adjourned at 10:35 p.m. Meeting so adjourned.
Respectfully submitted,
Helen Mapes, Secretary