HomeMy WebLinkAboutPlanning Comm min 1985/01/16 Tape 255: Side 2
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MINUTES OF A REGULAR BUSINESS MEETING
OF THE CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
7:45 p.m. Council Chambers
Wednesday, January 16, 1985 Public Services Building
ROLL CALL
COMMISSIONERS PRESENT: Chairman Green, Commissioners Cannon, Carson,
Guiles, O'Neill, Shipe and Tugenberg
STAFF PRESENT: Director of Planning Krempl, Principal Planner
Lee, Assistant City Attorney Gill, Senior Civil
Engineer Daoust
PLEDGE OF ALLEGIANCE - SILENT PRAYER
The pledge of allegiance to the flag was led by Chairman Green and was
followed by a moment of silent prayer.
INTRODUCTORY REMARKS
Chairman Green reviewed the composition of the Planning Commission, its
responsibilities and the fomat of the meeting.
APPROVAL OF MINUTES
MSC (O'Neill/Cannon) to approve the minutes of the meeting of December 19th as
mailed with correction to the spelling of "O'Neill" and replacement of second
"Cannon" with "Carson" in list of attendees Shipe abstained because of
absence from the meeting of December 19th
ORAL COMMUNICATIONS
None
1. PUBLIC HEARING: CONSIDERATION OF EXTENSION FOR TEMPORARY CLASSROOMS AT
470 "L" STREET - CHURCH OF CHRIST
2. PUBLIC HEARING: CONSIDERATION OF MODIFICATION TO MASTER PLAN AT 470 "L"
STREET - CONDITIONAL USE PERMIT PCC-82-3
Principal Planner Lee indicated that this item was continued from the December
19th meeting with the noise study supplied to the Commissioners as requested.
Staff reaffirmed the original recommendation to permit the continued use of
the temporary classrooms until the end of the school year subject to the three
conditions of (l) the door remaining closed on the south side of the
classrooms, (2) removal of these classrooms by August 17, 1985, and (3)
construction of a noise barrier wall along the south property line.
Planning Commission Minutes - 2 - January 16, l-
A summation of the noise study indicated that (1) the ambient or background
noise can be attributed to traffic on "L" Street, the I-5 freeway, and the
activities at Chula Vista High School; (2) no significant noise emanates from
the classroom area; and {3) the noise from school site can be attributed to
playground activities which, during lunch period, exceed the ambient noise
level. It is anticipated, however, that construction of the referenced noise
barrier wall at the property line will reduce the ambient noise level
approximately ll decibels.
Mr. Lee displayed an overhead projection of the original master plan for the
church expansion (1981) which called for the L-shaped version of church and
school, included a 2-story wing for a fellowship hall with classrooms on the
second floor, a student increase from 100 to 175, landscaping and parking.
He then displayed a projection of the amended master plan including the
2-story win~ utilized for classrooms, relocation of the play area and its
enclosure with a 6-foot high masonry wall {except for the access points to "L"
Street and Fifth Avenue).
Principal Planner Lee concluded that {1) the new plan will not significantly
increase use of the property; {2) use of the classroom to the end of the
school year is acceptable; {3) even though the applicant has agreed to
relocate the play area to the northwest, the present location is also
acceptable and has certain advantages because of its larger size and distance
from "L" Street. Moving the playground area could simply transfer the noise
from one area to another. The wall, as proposed, has a ll2-foot gap from the
proposed play area end to the southerly property line, which would result in
noise to those unprotected residences.
Mr. Lee summarized staff's position as supporting the amended master plan
subject to the six conditions listed in the staff report; recommends that the
missing piece of wall be completed thus providing the entire property on the
south and west with wall treatment; and considers the proposed relocation of
the play area to be unobjectionable from a planning viewpoint, in fact, either
location with the wall construction is acceptable.
Commissioner Cannon raised the issue that the Negative Declaration requires as
a mitigating factor the submittal of an acoustical analysis of the interior
classroom noise level before construction and the fact that such an analysis
had not been submitted to the Planning Commission as yet, thereby preventing
adoption of the Negative Declaration.
It was pointed out by Principal Planner Lee that the noise study of the
classroom interior was a standard State requirement and it was the
responsibility of the applicant to provide such evidence to the Building
Department prior to issuance of a building permit. He added that an outside
noise of 65 dBA usually was reduced to 45 dBA within by standard construction
techniques.
_ Planning Commission Minutes - 3 - January 16, 1985
Discussion involved the potential lowering of noise levels within the
classroom caused by construction of the wall; the purpose of the present noise
study is to determine the effect of school activities on residents; and the
request for an interior noise study was based upon recommendations adopted by
the Planning Commission in 1981.
This being the time and the place as advertised, the public hearing on both
items was opened.
William McCurine, 401 B Street, San Diego, 92101, an attorney representing the
church, stated concurrence wi th staff recommendations but requested
(1) removal of the stipulation that the wall must be completed by March 1, and
permission to construct the wall parallel to Fifth Avenue first. Mr. McCurine
pointed out that staff acknowledges that the wall construction will take 2 to
3 months (equating to a 3/19 or 4/19/85 date) which are more realistic dates
than the 3/1/85 stipulated in the recommendations. He explained that
according to the agreement reached with the neighbors and legally stipulated
in the Court Order, the student playground must be relocated within 14 days of
approval of the amended master plan. This relocation will necessitate
constructing a wall along "L" Street paralleling Fifth Avenue for safety
reasons prior to beginning construction on the wall along the southern
property line, and the construction of both of these walls cannot be
accomplished by March 1, 1985. This relocation of the play area will also
eliminate any ~ need. for a noise barrier because the source of noise
would be removed. Referring to the acoustical analysis of interior noise
levels, Mr. McCurine remarked that this cannot be started until architectural
plans have been completed and submitted to an acoustical engineer for a
determination; the Negative Declaration specifies the study be completed and
incorporated into the project prior to building permit process; and approving
the master plan and granting the extension of the conditional use permit are
consistent with the original Negative Declaration.
Further discussion between applicant and Commission included (1) adequacy of
the new (apparently small er) play area; (2) the agreement between applicant
and neighbors is contingent upon Planning Commission approval; {3) long-range
plans include a wall around the entire property; (4) the time schedule for
construction would be for the "L" and Fifth Street wall and immediately
afterwards the wall along the southern property line; {5) the measurement of
the height of the wall would be made from the church side of the property.
John Leppert, Leppert Engineering, 8929 Complex Drive, SD 92123, representing
the applicant, in reply to previous questions by the Commission asserted
(1) 32 children were bused, the rest, except 4 or 5, were brought in by car;
(2) not only would the ll2-foot gap be filled per staff request but they
proposed increasing the acoustical benefits by additionally constructing a
stub wall which should eliminate the children's noise from emanating to the
two lots staff wishes to protect; and (3) from his recollection of the EIR
approval in 1981, the recommendation of the Commission and conditions called
for an acoustical study on the classrooms to be submitted as part of the
building permit process.
Planning Commission Minutes - 4 - January 16, 1985
In reply to a question from Commissioner Tugenberg about the student embarking
and disembarking areas, Mr. McCurine called upon Ms. Joleen Stokes, Principal
of the church school.
Joleen Stokes, lll2 Manchester, National City, Principal of the church school,
asserted that the parents enter the parking lot from "L" Street, leave their
cars to collect their children at a cone-enclosed area and walk them to the
cars. The two, 16-capacity, buses were loaded on "L" Street.
Royce Riggan, Jr., 233 "A" Street, Ste 904, San Diego, 92101, RBR and
Associates, acoustical engineer for the applicant, explained the function and
construction of the stub wall and the resultant 10 dBA reduction of noise.
Joseph J. Barr, Jr., lOlO Second Avenue, Ste 2101, SD 92101, representing
several property owners along Westby Avenue, said they were in agreement with
the proposed staff recommendations; had no objection to the amendment proposed
by the applicant; and no objection to the extension of the deadline date from
March l, 198§. Their concern is to have a 6-foot, line-of-sight sound barrier
wall whether this results in a 9-foot wall measured on the neighbor's side or
if it becomes a partial retaining wall based on the sloping land being filled
in prior to construction of the wall.
Karen Ibarra, 474 Westby Avenue, Chula Vista, a neighbor, expressed concern
over the size of the new building and its location from the property line, and
questioned if enlargement of student enrollment was anticipated. She was
answered by Mr. McCurin who admitted enlargement to 250 students had been
discussed but no decision had been made.
No one else wishing to speak, the public hearing was closed.
MSC (Tugenberg/Cannon) - Shipe abstained because of absence from the December
19th meeting, to approve extension of the conditional use permit to July 8,
1985 subject to conditions 1 and 2 in the staff report with #3 revised to
indicate that the applicant has until March 31, 1985 to complete the wall, and
the addition of #4 that an acoustical noise study on interior noise be
submitted to the Building and Housing Department at the time of the building
permit request.
MSUC (Guiles/Cannon) to readopt the Negative Declaration and the addendum
issued on IS-82-3.
MSUC (Guiles/Shipe) based on findings contained in Section "E" of the staff
report, to approve request, PCC-82-3, to amend the church/school master plan
subject to conditions "a" through "f", with condition "f" modified to read,
"The required 6-foot high noise attenuation wall shall be measured from the
church side of the property. The wall shall extend from the southeast corner
of the property line along the entire length of the southern and westerly
property lines terminating at the Fifth Avenue setback line."
~ Planning Commission Minutes - 5 - January 16, 1985
3. PUBLIC HEARING: CONSIDERATION OF TENTATIVE SUBDIVISION MAP FOR TWEOKA
VILLAGE, CHULA VISTA TRACT 85-6, NORTH SIDE OF "K"
STREET BETWEEN THIRD AND FOURTH AVENUES - MARY KAYE
Principal Planner Lee stated the applicant has submitted a tentative
subdivision map for construction of a 51-unit condominium project consisting
of three residential structures each three stories in height in a U-shaped
configuration. The applicant is endeavoring to secure and incorporate the
welding yard property located in the center street frontage, but so far has
been unsuccessful. Fire Department regulations require the construction of a
lO-foot high fire-resistant wall between the project and the welding yard.
The DRC approved the design in March of 1984 and staff recommends approval
subject to the conditions stipulated in the staff report.
Commissioner Cannon declared he had been informed by the Assistant City
Attorney that his association with the project engineer might be construed as
a potential conflict of interest and therefore he was abstaining from
consideration of the project. He left the dais at 8:44 p.m.
This being the time and the place as advertised, the public hearing was opened.
Frank Phillips, Phillips-Reynolds Engineering, 2942 Horton Road, Bonita,
representing Mary Kaye, stated his concurrence with staff recommendations and
his willingness to answer any questions the Commissioners might have.
In reply to a question by Commissioner Tugenberg, he stated that the present
owner of the welding shop shows no inclination to sell.
No one else wishing to speak, the public hearing was closed.
MSC (O'Neill/Carson) to adopt the Negative Declaration issued on IS-84-9
Cannon abstained.
MSC (O'Neill/Carson) Cannon abstained - based on the findings contained in
Section "E" of the staff report, to approve the tentative subdivision map for
Theoka Village Chula Vista Tract 85-6, subject to the six conditions listed in
the staff report.
A recess was called at 8:45 and the meeting reconvened at 9:00 Commissioner
Cannon returned to the dais.
PUBLIC HEARING: PSP-84-1 - CONSIDERATION OF MODIFICATION OF PLANNED SIGN
PROGRAM FOR BONITA VILLAGE SHOPPING CENTER AT 4040/416~
BONITA ROAD - DWAIN KANTOR & ASSOCIATES FOR BONITA
VENTURES
Principal Planner Lee stated that the applicant is requesting a modification
to an approved sign program at the Bonita Village Shopping Center and
requesting the erection of a third freestanding sign to provide identification
for a new tenant, Qwik Korner, a convenience,24-hour market.
Planning Commission Minutes - 6 - January 16, 1985
The Center, composed of 5 parcels stretching easterly along Bonita Road from
Willow Street for a distance of 1,150 feet, has been developed at different
times through the years and various sign programs have been presented.
Presently, there are two freestanding signs identifying five tenants on each
sign. The sign located in the easterly portion of the Center has one panel
vacant, however, the panels are owned by individual stores and Owik Korner,
the applicant, has not been able to secure use of the empty panel. The
proposed sign would be 15 feet high, and located on the west side of the
driveway where the existing tenant sign is. It would be illuminated as it
would be the only store in operation during night hours. In reply to a
question, Mr. Lee stated that the sign program stipulates a limit of five
tenants on a sign because of legibility problems for passing motorists.
This being the time and the place as advertised, the public hearing was opened.
Fred Schnaubelt, 2727 Camino del Rio South, Ste 331, San Diego, 92108,
managing partner of Bonita Village Shopping Center, stated that his firm has
invested $4.5 million in the Center, including $118,000 to repaint, refurbish
and provide new, coordinated individual signage yet the Center still operates
at a loss because of its configuration, the many trees and the bank buildings
which hamper visibility from Bonita Road. He pointed out that one section is
not only 250 feet from Bonita Road, but the shops are completely obscured by
the two freestanding bank buildings. There are presently two freestanding
signs advertising the names of lO of the 46 tenants in the Center. Qwik
Korner, a 24-hour convenience store, with 50,000 stores across the Nation, is
interested in locating in the Center. However, it will not locate without a
freestanding, illuminated sign and a lease has been signed to that effect.
Mr. Schnaubelt emphasized that the Center was concerned with being a good
neighbor and the aesthetics of signage, and is of the opinion that Owik Korner
will draw people into the Center (thus serving the same purpose as a major
tenant) and the other stores will have the spill-over benefits. He commented
that if the Center had been built at one time, a more appropriate sign program
could have been worked out, however, the first buildings were constructed at
the turn of the century and others since then. Mr. Schnaubelt commented that
all the other signs in the Center have continuity and only one deviation from
the sign program was being requested.
James Herlong, 630 La Cresa Heights Road, E1 Cajon, representing the Owik
Korner Deli Grocery, cited their experience with adequate and inadequate
signage. Studies based on the first 3 years of operation of a store reveal
that a new store can expect revenue as follows:
Year 1 Year 2 Year 3
Without a sign: $260,000 $286,000 $312,000
With a sign: $390,000 $442,000 $494,000
He added that the break-even point was around $440,000 and concluded by saying
a sign on a building set back the equivalent of a City block from the road is
totally non-viable. Mr. Schnaubelt then presented the Commission with an
~ Plannin9 Commission Minutes - 7 - January 16, 1985
alternative sign which had received approval from the Owik Korner Deli - a
monument sign which had not been reviewed by staff as it had just been
completed.
Jo Horning, P.O. Box 1320, Bonita CA, owner of the Xanadu Clubs, Inc., stated
she was one of the "unseen/unknown" tenants in the Center and asked that
consideration be given to the request for signage. She pointed out that even
the street address was not visible from the road; all the Centers had "Bonita"
in their names; she had been forced to use "behind the Great American Bank" as
a location on her business cards for lack of a better address. She stressed
that the vacant sign panel was wanted by everyone in the Center.
In response to the Commission's query, Principal Planner Lee said the monument
sign submitted by the applicant was aesthetically pleasing, but the question
is still the necessity of a third sign; and allowing more signage for one
tenant would create a precedent and is unfair to other tenants.
Commissioner O'Neill said he was of the opinion that if a store is located 250
feet from the street, the business is justified in seeking more signage.
Commissioner Green noted that if the Center is serious in its need of signage,
a new sign program should be presented covering the entire Center and that a
piecemeal submittal was not acceptable.
Commissioner Cannon remarked that the Assistant City Attorney had concluded
that there is no conflict of interest involved even though he {Mr. Cannon)
represents a second trust deed holder and some of the Center's clients; he
does not represent the applicant or Owik Korner Deli. Commissioner Cannon
referred to the difficult financial straits of some of the clients; he agreed
with Mr. Green that an overall sign program is important; is not comfortable
with a monument sign in that location; the applicant has done a magnificent
job of upgrading the Center; and proposed that the signage located between the
two banks be raised or lowered for expansion purposes.
Commissioner Tugenberg agreed and reaffirmed that a freestanding, illuminated
sign is not needed on Bonita Road.
Commissioner Carson was of the opinion that too many signs are distracting
rather than infomative to the motorist; that the Center has more of an
identity problem than a sign problem; and all the tenants should share the
benefit of signage not just one.
No one else wishing to speak, the public hearing was closed.
MS (Tugenberg/Green) to deny the request for a third freestanding sign. The
motion failed by the following vote:
AYES: Shipe, Green, Carson
NOES: Tugenberg, O'Neill, Guiles, Cannon
Planning Commission Minutes - 8 - January 16, 1985
Commissioner O'Neill said he would not vote to deny the request as it is
reasonable and there is a need to help the Center. He preferred the monument
sign.
Commissioner Shipe said he did not like large signs, but sees a need for
advertising He is comfortable with the monument sign.
Commissioner Tugenberg commented he is opposed to any more illuminated signs
on Bonita Road and would support a sign that fitted in with the two existing
signs.
MSC (Cannon/Shipe) to approve a 6'x6' illuminated, monument sign subject to
staff approval of the material surrounding the sign prior to the issuance of a
building permit. Tugenberg and Carson voted "no".
Commissioner Green added that he did not believe he would approve another sign
for the Center but he would consider a modification of a final sign program
for the entire Center.
DIRECTOR'S COMMENTS
None
COMMISSION COMMENTS
None
ADJOURNMENT AT 9:45 p.m. to the Regular Business Meeting of January 23, 1985
at 7:00 p.m. in the Council Chambers.
Ruth M. Smith, Recording Secretary
WPC 1703P