Loading...
HomeMy WebLinkAboutPlanning Comm min 1979/08/22 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA August 22, 1979 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: Pressutti, R. Johnson, O'Neill, Stevenson and Williams. Absent, with previous notification: Commissioner Smith, due to illness; Commissioner G. Johnson, on vacation. Also present: Supervisor of Current Planning Lee, Environmental Review Coordinator Reid, Associate Planner Liuag, City Engineer Lippitt, Assistant City Attorney Harron and Secretary Mapes. The pledge of allegiance to the flag was led by Vice-Chairman Pressutti, who presided over the meeting in the absence of Chairman Smith. APPROVAL OF MINUTES MSUC (R. Johnson-Stevenson) The minutes of the meeting of August 8, 1979 be approved as written, copies having been mailed to the Commission. ORAL COMMUNICATIONS Chairman Pro Tempore Pressutti called for oral communications and none were presented. Supervisor of Planning Lee advised that it is necessa~ to continue the public hearing under agenda item No. 5 and the Commission may wish to consider that action first in the event there are people present for that item only. MSUC (R. Johnson-O'Neill) Agenda item 5 shall be considered first. 5. PUBLIC HEARING: Variance PCV-80-1 Request for exemption from "west to east development policy" of E1 Rancho del Rey Specific Plan to permit development of 2.6 acre parcel on the north side of East H Street, approximately 1600 feet west of Otay Lakes Road - Chez Bonita Planning Supervisor Lee advised that since the environmental review of this project has not been completed, it is not possible to conduct the public hearing at this time. He recommended continuance to the meeting of September 12, 1979. Chairman Pro Tem Pressutti opened the public hearing to entertain a motion for continuance. MSUC (Stevenson-R. Johnson) The public hearing for consideration of Variance application PCV-$O-1 shall be continued to the meeting of September 12, 1979. -2- August 22, 1979 1. PUBLIC HEARING: Consideration of Environmental Impact Report EIR-80-3 on construction of restaurant, bar and professional office building at 666 Third Avenue in C-O zone Environmental Review Coordinator Reid advised that this environmental review report covers the redevelopment of property at 666 Third Avenue for a restaurant and two office structures. The project proposes the removal of a house that has been designated as a historical site therefore a focused EIR is required. The report also covers the cumulative impact of the commercial development. It was determined that the proposed uses would not result in a significant traffic impact. Cultural impacts on linkages of this particular site with the community's past have been found to be potentially significant, due to the removal of the historical structure. Section 3.1.3 of the EIR specifies those mitigation measures which could be incorporated into the project to maintain the linkages of this site with our cultural past. Mr. Reid pointed out that the architecture of the structure has been substantially altered. He displayed a photo of the house as it was originally constructed about the turn of the century. He noted that the details associated with the Victorian era of architecture prevalent at that time have been substantially altered, which has destroyed the historical architectural integrity of the building. The EIR states that an alternative to the proposed project of demolition of the structure would be the rehabilitation of the structure and its incorporation into the overall redevelopment of the site. Mr. Reid acknowledged receipt of a letter relevant to the project which will be discussed under the next agenda item. He also reported that the Environmental Control Commission reviewed the EIR on August 20 and recommended that it be certified as an adequate EIR. Chairman Pro Tem Pressutti opened the public hearing for testimony on the EIR. As no one wished to speak, the public hearing was closed. MSUC (Stevenson-O'Neill) The Commission certifies that the EIR-80-3 has been prepared in compliance with CEQA, and that the Commission has reviewed and considered the information in the report. 2. PUBLIC HEARING: Conditional Use Permit PCC-79-20 for construction of restaurant/cocktail lounge and professional office buildings at 666 Third Avenue in C-O zone - Pieri Debbas, Etc. Associate Planner Liuag noted that a conditional use permit is required for the operation of a restaurant/cocktail lounge in the C-O zone. The proposed site is comprised of two parcels, one of which is presently occupied by the Our House facility, and-the second parcel is vacant. The applicant proposes to remove the existing structure and replace it with a restaurant and two office buildings along with the required parking. Restaurants with cocktail lounges are not normally found in the C-O Districts since that zoning in many circumstances is adjacent to residential uses. He indicated on the site plan that this proposal provides a substantial separation between the restaurant/cocktail lounge and the residential uses. -3- August 22, 1979 Mr. Liuag called attention to the three conditions which were recommended in the staff report at the request of the Historical Site Board and recommended the addition of a fourth condition to require that certain existing trees on the site be relocated or replaced with trees in a 36" box size. Mr. Liuag also pointed out that Third Avenue is presently being widened and the applicant for this development would be required to widen the portion of Third Avenue adjacent to this property upon application for a building permit. Findings for approval of the conditional use permit were included in the staff report for the Commission's consideration. This being the time and place as advertised, the public hearing was opened. Helen Gohres, 1082 Jefferson Avenue, read a petition directed to the Planning Commission, which declared that the existing structure at 666 Third Avenue should not be removed or demolished, since it is an original orchard house built by the San Diego Land and Town Co., developers of Chula Vista. The petition told of the residency in the house by former Mayor of Chula Vista, George Geyer, who bought the house in 1911 and lived there until his death; his daughter, Mrs. Margaret DeNee continued to live in the house until 1952. The petition suggested that Pieri Debbas, Ent. convert the house into a private clubhouse for professional people, with a private dining room reserved for members or other organizations. The petition further suggested that the developer retain an architect who specializes in restoring historic buildings, and that the new buildings, together with the original structure, should have a Victorian or turn of the century theme which would be an attractive addition to the community and meet historical, cultural and aesthetic standards. Mrs. Donald Williams, 665 Landis Avenue, directly behind the project site, reported that three home owners in that vicinity have no objection to the project as described, but questioned what type of buffer would separate the homes from the office buildings. It was pointed out that the buildings would observe a 10 foot rear yard setback as required in the C-O zone, along with landscaping and a 6 ft. high zoning wall. Mrs. Williams pointed out that numerous trees near the existing ba~k wall are lifting the wall and causing it to pull apart. She indicated she would be opposed if something is not done with the pepper trees near the rear property line. Planning Supervisor Lee advised that if the trees are presently causing damage to the wall, that is a civil matter which could be taken care of immediately. Regina McGill, 669 Landis Avenue, voiced objection to having a bar located near a very attractive residential block. She felt the existing 5 foot wall would not alleviate the noise that would be generated in a 95 space parking lot proposed for the project. Nicholas Debbas, 5583 Thunderbird Lane, La Jolla, advised that they would ~epair the wall and make it esthetically pleasing. He pointed out that the project is designed in such a manner that the offices border the westerly property line to -4- August 22, 1979 serve as a buffer between the homes and any activity that the restaurant would create. He further advised that the type of restaurant they are proposing would be a family type restaurant which would not seek bar clientele. It is possible that drinks will be served only at the tables. He reported that his inspection of the existing house revealed that it would be very difficult to bring it up to present day standards required for restaurants, which must meet handicapped persons requirements as well as other building and safety codes. As no one else wished to speak, the public hearing was closed. Commissioner O'Neill asserted that he is basically a traditionalist and a strong supporter of preserving ties with the past. He acknowledged this house has lost much of its identification, but noted that it has been designated an historic site. He felt the recommended conditions of approval do not really insure the preservation of the historic value of the site. MS (R. Johnson-Stevenson) Based on the findings stated in the staff report, the Planning Commission approves the request for conditional use permit PCC-79-20, subject to the three conditions contained in the report and with the added condi- tion that trees will be relocated as necessary or replaced with 36" boxed trees. The motion carried by the following vote: AYES: Commissioners R. Johnson, Stevenson, Williams and Pressutti NAY: Commissioner O'Neill ABSENT: Commissioners Smith and G. Johnson 3. PUBLIC HEARING: Variance PCV-80-2 - Request for reduction of exterior side yard from 10' to 5' and increase in lot coverage from 40% to 45.8% f~r room additions at 352 Hilltop Drive in R-1 zone - Rose Marie Fox Associate Planner Liuag reported that this application covers a reduction of the exterior side yard from 10 feet to 5 feet and an increase in maximum lot coverage. The lot is located on an easement extending west from Hilltop Drive. The lot is level and contains 8,000 square feet. The existing dwelling contains 2,651 square feet and the applicant proposes to add 1,013 square feet to the front, side and rear portions of the dwelling. Mr. Liuag advised that the staff is recommending denial of this request on the basis that with an 8,000 square foot lot the applicant is permitted to build a larger house than on a normal 7,000 square foot lot. The applicant could build an additional 500 square feet on the house without encroaching into the required setback or exceeding the maximum allowable lot coverage. Although this proposal does not adversely affect adjoining property, no hardship has been shown and there are no unusual circumstances surrounding the property to justify granting the variance. This being the time and place as advertised, the public hearing was opened. -5- August 22, 1979 Bruce Steingraber, with Deardorff & Deardorff, 9903 Business Park Avenue, San Diego, asserted that without the variance the residence has no potential growth to meet the owner's needs. The owner contends she does have a hardship as the existing dwelling does not meet her needs and if the house cannot be expanded to meet her needs she would have to sell the property and move to another area, which she does not wish to do. Making such a move would be a hardship which she feels is not justified by the small amount which she wishes to encroach into the setback. To upgrade the house would upgrade the area considerably and would be beneficial to Chula Vista. Mr. Steingraber advised that the owner tried to purchase a portion of the easement to extend her property line, but was unsuccessful. He also pointed out that the proposed one story addition would not block any views or destroy any landscaping with the exception of some grass. Mr. Steingraber displayed for the Commission's consideration renderings of the front, side and rear elevations of the proposed house, depicting an all wood exterior. As no one else wished to speak, the public hearing was closed. Commissioner O'Neill pointed out this is a unique and secluded area, and that the reduced setback would be adjacent to the easement that serves as access for this site. He felt that granting the variance would not have an adverse impact on this particular neighborhood. MS (O'Neill-R. Johnson) The request for a variance for reduction of the side yard from 10 feet to 5 feet and increase in lot coverage be granted. Assistant City Attorney Harron advised that in order to grant the variance the Commission will have to make the findings as required in the zoning ordinance. The staff report does not make affirmative findings for the first two requirements. Commissioner O'Neill expressed the opinion it is a hardship if the owner cannot make additions to the dwelling to meet their needs. He indicated that he had not checked adjacent properties to determine whether the variance is necessary for the preservation of property rights possessed by other properties in the vicinity or whether it would constitute a special privilege not enjoyed by his neighbors. In discussion it was affirmed that the lots fronting on Hilltop Drive all maintain the required setbacks. It was also pointed out that due to the size of the lot under consideration 550 square feet could be added to the dwelling on the ground floor and additional floor area could be added as a second story. Commissioner O'Neill withdrew his motion stating that he was unable to make the necessary justification for findings 1 and 2. blS (Stevenson-Williams) Based on the findings as stated in the staff report, the Commission denies the request for variance PCV-80-2. The motion carried by the following vote: AYES: Commissioners Stevenson, Williams and Pressutti NAYS: Commissioners O'Neill and R. Johnson ABSENT: Commissioners Smith and G. Johnson -6- August 22, 1979 4. PUBLIC HEARING: Consideration of Precise Plan PCM-80-3 for tourist oriented shops and offices at 712 E Street in C-V-P zone - C. Brown and C. Matthews Planning Supervisor Lee noted the property is 43' X 140' and the applicant proposes to construct a two story, 18' X 116' commercial building with 12 parking spaces on the west side of the building adjacent to the driveway that serves the bowling alley at the rear of the adjacent lot. The recommended conditions would limit the signing to one sign for each tenant and would maintain a 14 foot front setback to provide for landscaping adjacent to E Street. Mr. Lee noted that the Visitor Commercial zone is one of the most restrictive commercial zones in terms of types of uses allowed, and that many of the uses demand a rather large site. The lot in question is only 6,000 square feet in area and the building designed for this lot will accommodate office and service commercial uses. Those uses are allowed in the C-V zone if they are accessory to the main use on the site. The Planning Commission has the authority to determine that uses of the same general character as those listed in the code are appro- priate in the zone. The Commission has adopted, by resolution, a land use chart that clarifies the uses allowed in each zone. It is recommended that the precise plan be approved and that resolutions be adopted to allow professional office uses above the first floor in the C-V zone, and also to allow beauty salons, convenience stores and liquor stores, which do not exceed 2,000 square feet in area. This being the time and place as advertised, the public hearing was opened. Raymond Schnitker, architect and builder of the project and representative of the owners, affirmed that they are in full agreement with the conditions recommended by the staff. As no one else wished to speak, the public hearing was closed. MSUC (Stevenson-R. Johnson) The Commission adopts the Negative Declaration on IS-80-13 and finds that the proposed project will have no significant environmental impact. MSUC (Stevenson-R. Johnson) Based on the findings as stated in the staff report, the Planning Commission recommends that the City Council approve the precise plan for tourist oriented shops and offices at 712 E Street, subject to the three conditions enumerated in the report. MSUC (Stevenson-O'Neill) The Planning Commission adopts a resolution amending the land use chart to allow professional office uses above the first floor in the C-V zone. MS (Stevenson-R. Johnson) The Commission adopts a resolution determining that beauty salons, convenience stores and liquor stores, not exceeding 2,000 sq. ft. in area, shall be considered an allowable use in the C-V zone. ~7- August 22, 1979 The motion carried by the following vote: AYES: Commissioners Stevenson, R. Johnson, Pressutti and Williams NAY: Commissioner O'Neill ABSENT: Commissioners G. Johnson and Smith MSUC (Stevenson-O'Neill) The Commission requests the staff to study the list of permitted uses in the C-V zone for possible zoning text amendments. 6. PUBLIC HEARING (Cont.): Consideration of precise plan for office buildin~ at 646 Telegraph Canyon Road in C'O-P zone - V & V Development Planning Supervisor Lee reported that the recent realignment of Telegraph Canyon Road shifted the commercial zoning from the north to the south side of the road, and at the same time action was taken to change the zoning from retail commercial to commercial office with precise plan guidelines attached. The applicant is seeking relief from some of the guidelines adopted. He is requesting approval of a 31 ft. high building, rather than the 25 ft. height limitation. He is also requesting elimination of the requirement for a 2½ ft. high wall along the north property line adjacent to Telegraph Canyon Road. On the proposed plan the building is oriented toward Telegraph Canyon Road with parking located on the south side of the building which lessens the need for a screening wall adjacent to Telegraph Canyon Road. The building will set back 20 feet from Telegraph Canyon Road, and of the 80 proposed parking spaces, 22 will be covered by carports and 14 are proposed as compact spaces. One of the conditions specified in the staff report was for the elimination of the compact spaces, however, the staff would agree to delete that condition and allow the 14 compact spaces if they would be assigned for employee parking only. The most controversial aspect of the plan was the architecture which depicts a very contemporary glass structure. The staff was concerned about the compatibility of that type of structure in a rather rural setting. The architect indicated he had been working with members of the staff who had expressed support for the building design. It was therefore felt that with some modification the architectural design can be supported. It was suggested that the second story of the building project 5 feet over the setback line to break up the solid facade of the wall facing Telegraph Canyon Road. Mr. Lee recommended that condition "b" in the staff report relating to the exterior elevation of the building be revised to allow for a portion of the second story to project over the 20' setback area and also to revise condition "f" to indicate that all compact spaces would be assigned and marked for employee parking only. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. Commissioner O'Neill asked whether the applicant has expressed concurrence with the conditions, including the modifications suggested by Mr. Lee, recommended in the report. -8- August 22, 1979 J. Thomas Erchul of Tucker, Sadler and Associates, representing the owner of the property, expressed gratification for the cooperation of the Planning Department staff and indicated their concurrence with all conditions. MSUC (O'Neill-R. Johnson) The Commission finds that the proposed project will have no significant environmental impact and adopts the Negative Declaration on IS-80-5. MSUC (O'Neill-Stevenson) Based on the findings stated in the staff report, the Planning Commission recommends that the City Council approve the precise plan for a 31 ft. high office building at 646 Telegraph Canyon Road, the elimination of the 2½ foot high wall along the northerly property line, and approval of compact parking spaces totalling 20% of the required parking, subject to the eleven conditions enumerated in the staff report with the modification to condi- tions "b" and "f" as recommended by Mr. Lee. 7. Report on proposed prezonin~ of 3.00 acres to C-C-P and 15.14 acres to R-3-P-8 at the southeast corner of Bonita Road and OtaS Lakes Road Planning Supervisor Lee reported that the Planning Commission's recommendation to prezone the entire 18+ acres to R-3-P-8 was forwarded to the City Council. Following a public hearing held on August 14 the Council declared their intent to prezone 3.00 acres to C-C-P and the remaining 15+ acres to R-3-P-8; and as required by the city code, Council referred the matter back to the Planning Commission for further report. The Commission may reaffirm their former position or may choose to recommend in favor of the change. The staff is recommending adoption of a motion approving the prezoning to include the commercial classifica- tion which would be in keeping with the amended General Plan. The Commission's report will be forwarded to the Council for their first meeting in September. Commissioner Williams asked if there had been any change since the Commission's former action. Mr. Lee reported there was no appreciable change, although apparently the restaurant chain mentioned as a possible tenant is no longer interested and is not involved in the project. Mr. Lee also advised that the amount of vacant commercial floor space in the adjacent commercial center has been decreasing and is now only 22,000 square feet. Commissioner Stevenson questioned the necessity for matters of this type to come back to the Planning Commission. He understands it is a requirement of the code but felt perhaps the City should consider changing that rule. Mr. Lee pointed out that such referral gives the Commission the opportunity to recommend the attachment of guidelines for development under the zoning favored by the Council. Chairman Pro Tem Pressutti suggested that the Commission may wish to preface the action which they take with a statement that in view of Council's action and to insure that there is proper controls on the area being prezoned, the Commission recommends that the following conditions be applied. -9- August 22, 1979 Commissioner Stevenson commented that according to the newspaper's account of the Council's hearing, the Council cited the amount of traffic in the area as justification for commercial use. He suggested that when H Street is constructed the traffic in the Bonita area will be substantially reduced. MS (Stevenson-R. Johnson) The Commission recommends approval of prezoning 3.00 acres to C-C-P and 15.14 acres to R-3-P-8, subject to the guidelines and based on the findings in the staff report. The motion passed by the following vote: AYES: Commissioners Stevenson, R. Johnson and Pressutti NAYS: Commissioners O~Neill and Williams ABSENT: Commissioners G. Johnson and Smith DIRECTOR'S REPORT Planning Supervisor Lee advised there was no report from the Director. No Commission comments were presented. ADJOURNMENT The meeting was adjourned by Chairman Pro Tem Pressutti at 8:45 p.m. Respectfully submitted, Helen Mapes, Secretary