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HomeMy WebLinkAboutPlanning Comm min 1982/07/14 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA July 14, 1982 A regular business meeting of the City Planning Commission of Chula Vista, California was held on the above date beginning at 7:00 p.m. in the City Council Chambers, Public Services Building, 276 Fourth Avenue. Commissioners Present: Pressutti, Williams, Green, G. Johnson, O'Neill, Stevenson and R. Johnson Commissioners Absent: None Staff Present: Principal Planner Lee and Assistant City Attorney Harron The pledge of allegiance to the flag was led by Chairman Pressutti, and was followed by a moment of silent prayer. APPROVAL OF MINUTES MSUC (Stevenson-O'Neill) (Commissioner R. Johnson abstained) The minutes of the meeting of June 23, 1982 be approved as written. ORAL COMMUNICATIONS Chairman Pressutti called for oral communications and none were presented. 1. PUBLIC HEARING: Conditional use permit PCC-82-21, request to convert an existin§ service station at 800 Palomar Street into a mini-market/self-serve station - Atlantic Richfield Company Principal Planner Lee advised that the existing full-service station, located on the northwest corner of Palomar Street and Walnut Avenue, is proposed to be converted into a 24-hour self-serve gas station/mini-market. Access to the gas station and AM-PM mini-market would be from both of the aforementioned streets. A slight modification to the landscaping on the west side of the building is requested to improve circulation, assuring easier access of vehicles out of the pump area. The two existing freestanding signs on the property were discussed, with Mr. Lee relating that the 24' high pole sign at the southeast corner of the property is to be replaced with a monument sign similar to what ARCO has used in several other locations; it is not to exceed 8 1/2' in height. The 43' high freeway- oriented sign will be allowed to remain until the Planning Commission notifies the applicant to remove under adopted abatement laws. The 24-hour sign on the building is to have letters of restricted height - 20 inches vs. the proposed 30 inches. -2- July 14, 1982 Mr. Lee referred to the trade-off in eliminating the station's service bays and in providing 24-hour convenience shopping, noting that alternate repair facilities exist in the motoring area. It was pointed out that this would be ARCO's 5th such conversion in Chula Vista and that Staff had no objections to this proposed mini-market/self-serve station. It was suggested that the building color scheme be in earth tones, as covered in the staff report, rather than in the red and purple color used in other commercial uses. Mr. Lee elaborated on the revised "24-hour" sign and noted the limitations to the liquor display area. It was noted that two restrooms would be provided; one inside for the employees and one outside for the public. This being the time and place as advertised, the public hearing was opened. George Ryan, representing ARCO, stated he had discussed the proposal with the staff and had no problems with the conditions. He advised they would add the planter box to the rear as suggested and would modify the site plans to handle the planting to the west. Mr. Ryan noted that the "24-hour" sign, as in other submittals to the City, would conform to what was requested. The freeway- oriented sign, which is in the same category as the one on "H" Street, was not expected to present a problem. He assured the Committee that the other required modifications would be made. Commissioner Green voiced his concern regarding section 2c of the staff report and said he believed it was an unncessary condition. This section limits the size of the beer/wine cooler box, and Mr. Green felt it was not the Commission's business to dictate what goes inside the store. Mr. Lee stated that the size limitation had been challenged in the past, and that the City Council had upheld the limitations on the cooler size. Commissioner O'Neill took this opportunity to commend the City staff on Walnut Avenue's new paving, sidewalks and curbs. MSUC (O'Neill-G. Johnson) The Commission finds that approval of this conditional use permit will have no significant environmental impact and adopts the Negative Declaration issued on IS-82-34. Commissioner Green moved to amend the Condition 2c under recommendation to eliminate the size of the beer and wine cooler. The motion died for the lack of a second. HSUC (O'Neill-G. Johnson) Based on the findings in the report, the Commission approves the request for a conditional use permit to convert an existing service station at 800 Palomar Street into a mini-market/self-serve station subject to the 12 conditions listed in the staff report. 2. Consideration of appeal of denial by Design Review Committee of PCM-82-27 request for freestanding restaurant at 500 block of Telegraph Canyon Road - McDonald Corp. Commissioners G. Johnson and Green indicated they would abstain from the item due to personal/professional involvement with applicant Sutherland of McDonald's. Principal Planner Lee advised that the proposed McDonald's site in Canyon Plaza shopping center is the last buildable space in the center. The Design Review -3- July 14, 1982 Committee (DRC), formed since the existing structures were built, had recently rejected McDonald's design proposal due to differences involving the light bars on the roof and the double slope of the roof. The DRC wanted a single-slope roof to blend in better with the other existing stores in Canyon Plaza, whereas McDonald's wished to retain their traditional double-slope roof. Mr. Lee stressed that the DRC concluded that the proposed drive-thru restaurant would be an asset to the area, and were concerned only in making it compatible in design. Chain~an Pressutti asked about the downtown San Diego McDonald's and its obvious difference from other McDonald's. Mr. Lee replied that the corporation acknowledges making many changes when not involved with a freestanding building. In answer to Commissioner Williams' question regarding the Foto-Mat kiosk in Canyon Plaza, he was told that it was such a small building that the Planning Department handled the design approval. Commissioner Stevenson inquired about the exact location of the proposed drive- thru, and Mr. Lee informed the Commission of its relative location to the other buildings along Telegraph Canyon Road. He further told the Committee that all existing structures in the shopping center were built before the formation of the DRC, thus the Bank of America and Household Federal buildings varied from the main shopping center stores. Commissioner O'Neill commented on the McDonald's next to Mulvaney's, saying it was supposedly a double-pitch roof but appeared single-pitch from where he observed it. Mr. Lee advised that straight-on it could appear that way due to their sign in front. He apprised the Committee that roofline pitch is a subtle thing, but one the DRC considers important in this instance. This being the time and place as advertised, the public hearing was opened. Yates Stirling, construction engineer for McDonald's, referred to a slide pre- viously shown by Mr. Lee of one of their North County franchises. He said that was an entirely different situation than the current one. In regards to the roofline of the savings and loan in the center, he stated slides from a different angle would be shown later in the interest of fairness. Sandy Verheyen, representing McDonald's, told of their efforts to comply with DRC requests concerning color, trim, fascia, timbers, landscaping and parking. The one big hang-up remained the slope of the roof. She recounted how valuable to the image of McDonald's their patented, double-mansard roof was considered to be, and how it was a nation-wide identification tool. Ms. Verheyen showed slides of other McDonald's in the county and of the Canyon Plaza center, with particular emphasis on the rooflines of the Household Federal and Bank of America buildings. She felt their proposed building with double-slope roof would be a harmonious and attractive addition to the shopping center. Mr. Pressutti was interested to know if economics played a large part in their unwillingness to change the roof pitch, since he doubted many people could match roofs with businesses. Ms. Verheyen responded that economics had no part in their decision; further- more, that she felt the roof design was a form of identification as are McDonald's golden arches. In answer to Commissioner Stevenson's question -4- July 14, 1982 about the roof tile, she assured him it would be matched exactly. Commissioner Williams mentioned two other points of contention in the staff report: light bars and heavier fascia. Ms. Verheyen informed the Commission that the light bars had been in the background, and the heavier fascia was new to her but should pose no problem. Mr. Lee reported that McDonald's had widened their fascia somewhat and that a slight increase would bring it into better proportion. The light bars had been minimized somewhat by their agreeing to wrap them in wood. Mr. Lee referred to the McDonald's playland issue, and said that portion of the proposal had come in at the last minute. He related the DRC had no objections to it, and felt it would be appropriate so long as it did not dominate the site and staff could review the play equip- ment for proper scale. Glenn Beck, employee at the Bonita McDonald's, spoke about the good works and outstanding character of Mr. Sutherland, owner-operator of McDonald's-Bonita and owner-operator of the proposed McDonald's in Canyon Plaza. A sketch of the proposed nautical theme for the interior of the structure was displayed. Mr. Pressutti concurred in Mr. Sutherland's community standing, but wondered if McDonald's could change the interior decor at will and still maintain their image, why were they so insistent on the roofline issue, and were economics involved. Mr. Beck said a roofline change would be out of Mr. Sutherland's pocket, but that more importantly altering the roofline would adversely affect the roof fans and the energy efficiency of the airconditioners. On the point of enerqy efficiency, Mr. Pressutti acknowledged the Commission could relate to that more easily than to merely a roof pitch. (However, no evidence was submitted to support that point.) Emerald Randolph and Fred Ferguson both attested to the generosity of Mr. Sutherland in the area of contributions to charity, and noted that the proposed design would blend with the center. Ty Compton spoke representing the Chula Vista Chamber of Commerce. He favored the McDonald's project and observed that their roof pitch could be of sublimi- nal value to the corporation. He mentioned that the 5-member DRC vote with two absent, one against and two for could be considered a minority report. (Note: Only one member absent, 5th member not appointed at this time.) Dick Chase, who lives in the general vicinity, expressed the opinion that of the 6 out of 7 points resolved by McDonald's and staff/DRC, that would be a very good average. He mentioned his children could spot a McDonald's roofline from a distance. The director of the Bonita Business and Professional Association, A1Monahan, spoke for the Association. He told of their original concern about the McDonald's in Bonita and how that concern turned out to be unfounded. He re- lated that Mr. Sutherland was a small businessman with his own money at stake, and opined that he deserved support from the Planning Commission. Susan Jack, a member of the board of directors of the Bonita Business and Pro- fessional Association in Bonita, advised that corporate image has great import- ance and relates to the quality a business stands for. Further, she questioned whether the applicant should be required to go with a less energy efficient design. -5- July 14, 1982 Gilbert Dreyfuss, a principal owner of the Canyon Plaza shopping center, spoke in favor telling of his pleasure at seeing the last structure in the center about to be built. He was in favor of McDonald's desire to keep their tradi- tional roofline, but gave much credit to the City staff, the DRC and the Planning Commission in their efforts to make Chula Vista an attractive area. The public hearing was closed. Assistant City Attorney Harron advised as to the proper form of a motion. Commissioners Stevenson and Williams both made favorable comments regarding the McDonald's proposal. Commissioner R. Johnson was of the opinion, however, that diversity in shopping center design makes for an unattractive overall effect. He said he felt the roofline question was a valid one. MSC (O'Neill-Stevenson) The Con~nission recertifies EIR-74-3 (Canyon Plaza Shopping Center and affirms that the information in the report has been con- sidered in reaching a decision on this project. The motion carried by the following vote: AYES: Commissioners Williams, Pressutti, O'Neill, Stevenson and R. Johnson NOES: None ABSTAINS: Commissioners G. Johnson and Green MSC(O'Neill-Stevenson) Based on the revised findings as listed below and the condition that the play equipment proposed for "McDonald Land" will be reviewed with the Planning Department, the Planning Commission approves the request for a freestanding restaurant at 500 block of Telegraph Canyon Road: 1. The general design and proportions used in building, primarily the inclusions of light bars and the modified gambrel roof design, is compatible with adjacent structures within the shopping center. 2. Variations in the roof detail are not substantial. The motion carried by the following vote: AYES: Commissioners Williams, Pressutti, O'Neill, Stevenson NOES: Commissioner R. Johnson ABSTAINS: Commissioners G. Johnson and Green DIRECTOR'S REPORT Principal Planner Lee requested that the Planning Commission workshop scheduled for July 21 be canceled due to a conflict with EastLake hearings. To Commis- sioner Stevenson's query regarding the legitimacy of the scaled-down version of EastLake to go before the Council versus the full version approved by the Planning Commission, Mr. Lee replied that it was still the same project but with emphasis on the west end, with the basic land uses remaining unchanged. -6- July 14, 1982 COMMISSION COMMENTS Commissioner O'Neill furnished Mr. Lee with a report he had recently received from Congressman Duncan Hunter's office regarding the Congressional Conference on Housing held in San Diego this past January. Mr. O'Neill related it con- tained many recommendations for achieving affordable housing. ADJOURNMENT Chairman Pressutti adjourned the meeting at 8:35 p.m. Respectfully submitted, Teresa Schroeder, Acting Secretary