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HomeMy WebLinkAboutPlanning Comm min 1974/01/09 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA - January 9, 1974 The 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: Macevicz, Whitten, Chandler, Rice, Rudolph, Wilson and ex-officio member Anewalt. Also present: Director of Planning Peterson, Current Planning Supervisor Lee, Assistant Director of Public Works Robens, Environmental Review Coordinator Reid, Deputy City Attorney Beam and Secretary Mapes. Chairman Macevicz led in the pledge of allegiance to the flag, followed by a moment of silent prayer. Chairman Hacevicz noted that former Commissioner Swanson had resigned from the Commission due to moving out of the city. APPROVAL OF MINUTES MSUC (Whitten-Rudolph) The minutes of the meeting of December 12, 1973 be approved as mailed. 1. PUBLIC HEARING (Cont.): PLANNED UNIT DEVELOPMENT PUD-73-1, Hilltop Terrace- Gersten Company It was moved by Commissioner Whitten, seconded by Commissioner Chandler, that this hearing be continued to the meeting of February 27, 1974. Director of Planning Peterson reported that the applicant has submitted an Environ- mental Impact Report on this project assuming there will be no strip of detached single family homes on the north boundary of the property. It would assist the applicant if he could have an expression from the Commission as to whether they would consider a Planned Unit Development which would include all of the property or if they feel strongly that the strip of R-1 zoning should be retained. Commissioner Whitten asserted the Commission does not have enough background infor- mation to make any determination on that issue. The motion for continuance of the hearing to February 27, 1974, carried by the following vote: AYES: Members Whitten, Chandler, Rice, Macevicz and Rudolph NOES: Member Wilson ABSENT: None 2. Review of Home Occupation License PCM-71-12 - 119 E. Quail Drive - Mrs. W. Gilhuber Director of Planning Peterson reported that this home occupation has been in existence for over three years, has been operating in conformance with the stipulated conditions and there have been no complaints. It is recommended that it be approved to continue for an indefinite period subject to four conditions. City Planning Commis$.Jn -2- 1/9/74 MSUC (Rice-Whitten) Home Occupation License PCM-71-12 for furniture reuphol- stering at 119 East Quail Drive be continued for an indefinite period, subject to the following conditions: 1. There shall be no outdoor storage associated with this home occupation. 2. Not more than one piece of furniture shall be located in the garage at any time. 3. Staff shall review the item annually. 4. Violation of these conditions of approval or complaints from neighbors shall be grounds for returning PCM-71-12 to the Planning Commission for recon- sideration. 3. Consideration of fence design and architecture for Candlewood Subdivision - American Housing Guild Current Planning Supervisor Lee displayed a plat showi~the location of the sub- division and the areas to be fenced. The fence design utilizes a combination of grape stake and slumpstone, the same as that approved and utilized in the adjacent Larwin subdivision. He called attention to the brochure depicting the architecture of the one and two story dwelling units which will be the same as the houses in the Deerpark subdivision. The staff recommends approval of the architecture and proposed fencing program. MSUC (Rice-Chandler) The proposed architecture and fence design for Candlewood subdivision be approved as submitted. 4. PUBLIC HEARING: VARIANCE PCV-73-20, Request for freestanding sign in C-C zone, 315 Fourth Avenue - Richard Zogob Current Planning Supervisor Lee noted that the applicant has constructed a new office building at the northeast corner of Fourth Avenue and Center Street, on which the architecture does not lend itself to a wall sign. The Zoning Ordinance currently does not provide for a low ground sign larger than 15 square feet. Proposed revision to the sign regulations would provide for this type of sign. The staff feels the proposed sign offers a better solution to the need for an identification sign for this building than a higher freestanding sign would, and recommend approval subject to the condition that the sign incorporate materials similar to or compatible with those used on the building. This being the time and place as advertised, the public hearing was opened. Dick Zogob, applicant, expressed appreciation for suggestions of the Planning Department staff concerning the design of the sign. He also agreed to the use of a solid base design and tile to match that used on the building. As no one else wished to speak, the public hearing was closed. MSUC (Chandler-Rice) Approval of Variance PCV-73-2g for a 35 square foot freestanding sign at 315 Fourth Avenue, subject to redesign of the sign to incorporate materials similar to or compatible with those used on the building. City Planning Commission -3- 1/9/74 5. PUBLIC HEARING: Environmental Impact Report EIR-73-16 - Windsor Views Environmental Review Coordinator Reid reported that a correction should be made in the staff report to indicate that the proposed project contains 29% more dwelling units than would be permitted under the Hillside Modifying District, instead of 29 more units--the actual count would be about 16 more dwelling units. He advised that the purpose of this hearing is to receive additional input to be included in the final Environmental Impact Report which will be presented for adoption at a subsequent meeting. This being the time and place as advertised, the public hearing was opened. John Sorenson, Vice President of Windsor Park Enterprises, 600-33 Sheffield Court, reported that Dave Parkinson of Westec and Bill Moorhous have prepared this Environ- mental Impact Report and will discuss it and answer questions of the Commission. Bill Moorhous, Toups, Inc., 4805 Mercury Street, San Diego, noted that the report calls attention to the drainage problems along Telegraph Canyon Creek and noted they are aware of the problem and will do whatever is necessary to alleviate it. He expressed the opinion that this project should not be subject to the provisions of the Hillside ~.~odifying District since that zoning category has not been adopted on this property. He felt it is inappropriate to include in the report what would be required if that district were applied. He further objected to the statement that the EIR does not accurately present the requirement for open space along Telegraph Canyon Road, pointing out that the City's Open Space Element had not been adopted at the time work on this project was begun. He also pointed out they are providing a 260 foot setback from Telegraph Canyon Road. He expressed the applicant's willing- ness to accept the mitigating measures proposed by the noise consultant to resolve the noise problem, but contended that sewer and water service are available in the area and they feel there is no need to expand the existing services for this project, except to bring in gas and underground the electrical service. Gary Berg, 1870 Dutton Avenue, Santa Rosa, Calif., undergraduate student in anthro- pology with a focus on California archeology at California State College, Sonoma, expressed concern over the lack of archeological consideration in the subject report, since archeology was only minimally mentioned in one sentence which indicates there are no archeological resources present on the site. He noted that no archeology assessment had been conducted and felt there is a necessity to do such an assessment on this relatively undisturbed foothill area, an area which is knmwn to contain archeological resources. Since little is known of the prehistoric past relating to human habitation in this area, he felt that an archeological assessment should be made by a trained professional whenever an undisturbed area is to be develooed. Fie reported that within a mile to the west of this site, two San Dieguito site~ have been located which contain artifacts (manmade tools) from former periods. I,lr. Berg further commented that while the universities and museums in this area do keep records of known sites, there are vast areas of San Diego County which have never been surveyed for this type of resource. He felt the investigations have been made only at random sites. As no one else wished to speak, the public hearing was closed. City Planning Commission -4- 1/9/74 In answer to a question from the Commission, r.lr. Reid advised that an archeological study is not a specific requirement under the present EIR manual. In the past some proponents have initiated one on their own. He felt that due to the questions raised by Mr. Berg this would be an appropriate requirement for this project. The Commission concurred that some archeological survey should be included in the EIR. Chairman Macevicz reopened the public hearing in order that it might be continued to consider additional testimony and information in regard to the questions raised. MSUC (Whitten-Rice) The public hearing for consideration of EIR-73-16 be continued to the meeting of January 23, 1974. 6. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-73-28 - Use site as "borrow pit," north side of Telegraph C~nson Road, west of Crest Drive - Telegraph Canyon Land Investors Director of Planning Peterson reported that this application to use the site as a borrow pit will assist the applicant in meeting the requirement for grading the property to uniform elevation under the precise plan guidelines of the rezoning ordinance and also furnish required fill for the 805 Freeway at a nearby location. The staff has recommended approval subject to the usual time limitation for a grading permit and to the requirement for landscaping of the entire slope area at the time the grading is completed. ' Con~issioner Whitten questioned the Negative Declaration of Environmental Impact on a project for the removal of this quantity of dirt which will create noise, air pollution and traffic. It was pointed out this determination is made by the Environmental Review Committee established by the City. Mr. Whitten also suggested that landscaping should be installed progressively as the dirt is taken out. Other Commissioners contended this would not be practical. This being the time and place as advertised, the public hearing was opened. Lawrence Herman, 1830 West Olympic Boulevard, Los Angeles, one of the partners of the project, addressed the Commission on the application. As he felt ill, a short recess was called at 8:00 p.m. and the meeting reconvened at 8:10 p.m. Mr. Herman advised that this application was submitted in order to comply with the condition that the area be levelled to the elevation existing at the west end of the property. There is at this time an opportunity to dispose of the dirt in connection with the construction of a nearby portion of the 805 Freeway. The dirt for this purpose will be needed in the near future. As no one else wished to speak, the public hearing was closed. MSUC (Whitten-Wilson) Conditional Use Permit PCC-73-28 be approved subject to the following conditions: ' 1. Grading operations shall be performed in accordance with the City's grading ordinance (No. 1455). A grading permit will be required to perform the work. 2. All slope plantings, including irrigation, shall be installed in accordance with the City's Landscape Manual and grading ordinance. City Planning Commiss', .... 5- 1/9/74 3. Since this grading proposal will complete the slope grading on the entire 18 acres, the landscaping and irrigation plan shall be designed and installed for the entire site, rather than the newly graded area only. Findings are as follows: a. The property is zoned for shopping center development. The "borrow pit" grading will facilitate this development in conformance with precise plan guidelines and also provide fill material for freeway construction. b. The proposed grading is necessary to develop the property in accordance with established guidelines. A reasonable start-finish time period should insure no greater disruption than would result from normal grading operations. c. The "borrow pit" is subject to all applicable code requirements. d. Tile General Plan designates this site for commercial use. The grading associated with the "borrow pit" operation will facilitate commercial development. 7. PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-73-29 - Construct two softball diamonds on church property ~t 545 East Naples - Jerrie Davis Director of Planning Peterson reported that a letter received yesterday from the applicant indicated their desire to modify the original plan by moving the proposed "B" softball diamond to the north, in the area labelled on the plan for future buildings. This would place that playing field much nearer to existing single family residences. The staff feels this change would necessitate a formal modification of the application, or that this application be filed and a new application submitted. !~r. Peterson pointed out this is a quasi public use which may be permitted in any zone with a use permit. This being the time and place as advertised, the public hearing was opened. Jerrie DaviS, President of Chula Vista Bobby Sox League, 47 East Olympia, advised it is now their desire to receive the Commission's approval on the plan submitted with their application. Their original concern was over the possibility of develop- ing a parking lot in the area designated on the plan for future buildings, but it is now felt that changing the location of the olaying field would oresent more complications than meeting the conditions recommended by the staff] Bob Dreesen, 624 Mariposa Circle, questioned the hours of operation, the clean up of the snack bar area and the ground covering to be placed on the slope back of the playing field. Jay Adler, 636 Mariposa Circle, expressed the s6me concerns and asked about mainten- ance of the field during the off season. Jerrie Davis advised that the Chula Vista Bobby Six would be responsible for the maintenance of the field although it may be used by other organizations in the city when not in use by the softball club, in which case such organizations would be required to police after themselves. Richard Olson, resident directly to the east of this property, asked what provisions have been made to handle the drainage from this development. It was noted this is an engineering problem which will be handled when development plans are submitted. City Planning Commission -6- 1/9/74 Bill Glos, ll7 East Olympia Street, representing Parkhill Methodist Church, spoke in favor of the application, pointing out the shortage of playing fields within the city for this type of recreation. He felt the original plan would not conflict with the church's plans and indicated it wilt be two or three years before the sanctuary is started. As no one else wished to speak, the public hearing was closed. Commissioner Wilson expressed the opinion that this youth oriented group should not be burdened with the expense and bother of obtaining a conditional use permit. Bill Stephenson, Pastor of Parkhill Methodist Church, requested permission to respond to Mr. Wilson's concern and indicated he felt this public hearing is very necessary in order to protect the rights of their neighbors. MSUC (Whitten-Wilson) Conditional use permit PCC-73-29 be approved subject to the following conditions: 1. The seating capacity of the proposed church sanctuary shall be limited to the number of parking spaces that can be provided, at the ratio of one space for every 3.5 seats. 2. The fields shall be restricted to daylight use only. No artificial lighting shall be provided. 3. Construction of the ball fields will require the issuance of a grading permit. Work shall be accomplished in conformance with the City's Grading Ordinance and Landscape Manual. 4. A landscaping plan, in accordance with the approved church master plan, subject to Planning Department approval, shall be submitted prior to the issuance of building permits. Landscaping shall be installed in conjunction with the construction of the fields. 5. A revised site plan shall be submitted. This plan shall: a. Allow for a walkway of at least 5 feet between the chain link fencing on Field A and the eventual parking area. b. Show relocation of the snack bar and toilet facilities to allow for eventual development of the parking area. c. Provide a plan for a dust-free temporary parking area west of the proposed ball fields. The actual requirement for installation of this parking wilt be determined by periodic review of the Planning Department. If the existing off-street and on-street parking is insufficient to adequately provide for the two fields, the Planning Department shall notify the League and require installation of the temporary parking within thirty (30) days. Failure to comply will be cause for revocation of the conditional use permit. Findings are as follows: a. The softball fields will provide a needed recreational area for young girls of the community. The location is designated for playground use on the approved church master plan and is adjacent to a school and church. City Planning Commission -7- 1/9/74 b. Restricting the use of the fields to daylight hours should achieve reasonable compatibility with adjacent single family homes. c. All applicable code requirements will be met. d. The General Plan allows for the location of unclassified uses in any zone upon a determination of compatibility which has been reasonably assured in this case. 8. PUBLIC HEARING (Cont.): CONDITIONAL USE PERMIT PCC-73-15, request for co-mmercial parking in R-3 zone, 590 Flower Street - Ocean Fresh Seafoods Current Planning Supervisor Lee noted the many hearings and revisions to this development plan in order to alleviate the concerns of adjacent residents. Under the proposed two-phase plan, phase 1 would provide 48 parking spaces to serve the Ocean Fresh Restaurant with the access widened and extended to "E" Street. Phase 2 would include the improvement of additional commercial property and the expansion of marking as required, with an additional "exit only~' driveway to Broadway. No access ~ould be opened to Flower Street from this commercial facility. Chairman Macevicz declared the continued public hearing reopened. Frank Kozak, owner of apartments on Flower Street, expressed pleasure that their objections to having additional traffic placed on Flower Street have been eliminated in the final plan. As no one else wished to speak, the public hearing was declared closed. MSUC (Chandler-Rudolph) Conditional use permit PCC-73-15 be approved subject to the following conditions: 1. Phase 1 parking shall occupy the southwest 1/4 of the R-3 zoned property measuring 90' X 166'. 2. There shall be no access from any of the parking areas to Flower Street. 3. Concurrent with the development of phase 1 parking, the following access points shall be provided: a. 25' minimum width driveway from Broadway for two-way traffic; said driveway is to be posted with a stop sign and a "right turn only" sign. b. A 25' minimum width driveway onto E Street and necessary paving to the parking lot; said driveway is to be posted with a stop sign and a "right turn only" sign. 4. Concurrent with the development of the phase 2 parking, an additional "exit only'~ sign shall be provided for the driveway extended onto Broadway through the commercial site measuring 75' X 90' fronting on Broadway agproxi- · mately 53' north of the Ocean Fresh Restaurant. City Planning Con~ission -8- 1/9/74 5. Concurrent with the development of each phase of parking, a decorative solid block zoning wall shall be constructed between the parking area and the remaining R-3 zoned property. The wall constructed with phase 2 parking shall step down to a 3' wall to front on Flower Street. 6. Ten percent of the parking area shall be landscaped in accordance with the Landscape Policy. In addition, a 4' wide landscaped strip shall be provided along the south wall of the Ocean Fresh Restaurant. 7. The site plan, which shall be subject to the approval of the Directors of Planning and Public Works, shall be submitted as required by Section 33.901 B, paragraph 30 of the Zoning Ordinance. The site plan shall show the parking and landscaping layout for both phase 1 and phase 2 parking. 8. No expansion of Ocean Fresh Restaurant shall be proposed until the phase 2 parking is provided; the amount of expansion shall be subject to staff approval and will be based on the amount of parking needed by other commercial users in the area. Findings are as follows: a. The parking lot which is the subject of this application is being proposed, in part, as~tl~esult of the City's requirement that Ocean Fresh expand its existing parkih~o accommodate its naximum seating capacity. Providing parking in this area ~-~ alleviate a serious deficiency of parking along this section of Broadway and allow the City to control future construction with the precise plan submitted. b. The proB~d circulation pattern and parking proposed will relieve congestion now existin~'~h the area. Solid fencing will be installed with landscaping in the parking ar~to reduce conflicts with adjoining properties. c. All City standards shall be met. d. The project as authorized by the conditional use permit will be in conformance with the Chula Vista General Plan. 9. Consideration of appeal by Peter Aardema of Plannin~ Commission denial of ~plication for rezonl_'ng PCZ-73-O from R-3-G-D to R-3-M for ~_roximatels 4 acres located at the northwest corner of Second Avenue and Patomar Street. This appeal was granted by the City Council on December 18, 1973 and referred back to the Planning Commission for reconsideration. Commissioner Whitten indicated he could not support the addition of 17 units on this property and would favor reaffirming the original recommendation based on the fact that the area is overdeveloped with apartments. Commissioner Rudolph felt that if a good plan is presented, the added density should be allowed. City Planning Commission -9- 1/9/74 MSC (Whitten-Chandler) Report to City Council that the Planning Commission reaffirms the original recommendation to deny the change of zone. The motion carried by the following vote: AYES: Members Whitten, Chandler, ~acevicz and Rice NOES: Members Rudolph and Wilson ABSENT: None DIRECTOR'S REPORT Director of Planning Peterson advised that a request had been received from the President of the Chula Vista Chamber of Commerce to have two members of the Planning Commission serve on the Downtown Task Force Committee which will meet twice a month during the lunch hour. Commissioners Rudolph and Wilson were nominated and appointed to serve on this committee with Chairman Macevicz to serve as an alternate member. Mr:',~Peterson called attention to the study session for the Planning Commission at 7:00 p.m. on January 16, at which time a presentation will be made by C.P.O. on the radial corridors plan. Mr. Peterson also called attention to the announcement of the Planning Commissioners Tra~?ning Conference sponsored by the League of California Cities in Palm Springs on February 6 to 8. Although this conference was not specifically included in the budget, there are savings in the travel account which would cover the expense of possibly three Commissioners at this meeting if it is desired. Deputy City Attorney Beam reported that effective January 1st the Moscone Bill relating to conflicts of interest is applicable to this Commission. He reported that he will very shortly furnish a copy of the legislation with his comments on the requirements of Commission members. COMMISSION COMMENTS Commissioner Wilson suggest that at a future workshop meeting consideration be given to requirements for construction of housing in reference to what can be done to maximize a savings in energy. He felt that one of the beneficial things that will come out of the energy crisis will be the changes in construction methods with more attention given to insulation and other energy saving methods. Commissioner Rudolph commented that the Rand report covers a study made on conserving energy, which she felt is a good source of information. ADJOURNiqENT Chairman Macevicz declared the meeting adjourned at 9:25 p.m. Respectfully submitted, Helen Mapes, Secretary