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HomeMy WebLinkAboutPlanning Comm min 1982/09/22 MINUTES OF A REGULAR BUSINESS MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA September 22, 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, R. Johnson, Green, G. Johnson, O'Neill, Shipe and Cannon Staff Present: Director of Planning Gray, Principal Planner Lee, Associate Planner Liuag, Senior Civil Engineer Daoust, Assistant City Attorney Harron and Secretary Mapes The pledge of allegiance to the flag was led by Chairman Pressutti, and was followed by a moment of silent prayer. New Commissioners William Cannon and Tom Shipe were introduced and welcomed by Chairman Pressutti. APPROVAL OF MINUTES MSUC (R. Johnson-O'Neill) The minutes of the meetings of August 18 and August 25, 1982 be approved as mailed. Commissioners Cannon and Shipe abstained. 1. PUBLIC HEARING: PCZ-83-A - Request to rezone 446-450 Fourth Avenue from R-3 to C-O-P - Dr. Mark Jenkins and Wm. Whitt A plat and slides were displayed showing the vacant property on the west side of Fourth Avenue. Adjacent property to the north, east and west is zoned R-3; property to the south is zoned C-O-P. The applicant has requested the attachment of the "P" Modifying District to obtain approval of increased height of the proposed building from 45 feet to 58 feet and to permit 20% of the required parking to be compact size spaces. Renderings of the proposed structure were displayed with the notation that the architecture will be subject to approval by the Design Review Committee. Mr. Lee pointed out that the proposed medical building will be 85' x 90' and will be located at the west end of the property which provides a 192' setback from Fourth Avenue which will be used for parking and landscaping. Underground parking is also proposed. Surface parking and underground parking will provide a total of 145 spaces. A junior high school playground occupies the property to the west and north of the proposed building location; the nearest residential property line will be 50 feet from the building. Mr. Lee called attention to the mitigating measures in the negative declaration of environmental impact for the project, which include provision of a continuous left turn lane on Fourth Avenue from Roosevelt Street to Vance Street, and noted that the third mitigating measure should be changed to require 50% participation in the provision of the southbound right-turn-only lane in Fourth Avenue at "H" Street. -2- September 22, 1982 Mr. Lee affirmed that the proposed zoning is in conformance with the General Plan and the proposed development will be compatible with other buildings in the vicinity. Commissioner Cannon reported that he may have a conflict of interest on this item and withdrew from discussion or action on the request. This being the time and place as advertised, the public hearing was opened. As no one wished to speak, the public hearing was closed. MSUC (O'Neill-R.Johnson) The Commission finds that the proposed development will have no significant environmental impacts and adopts the Negative Declaration issued on IS-82-21, wi th the following mitigating measures: a. A continuous left turn lane shall be installed on Fourth Avenue from Roosevelt Street to approximately Vance Street. b. The access drive to the project site shall be shifted to the northerly half of the property. c. The developer will be required to agree to 50% participation in the provision of the southbound right-turn-only lane on Fourth Avenue at "H" Street. MSUC (O'Neill-R. Johnson) Based on the findings set forth in the report, the Commission recommends that the City Council approve the rezoning of property at 446-450 Fourth Avenue from R-3 to C-O-P, subject to the following development standards: a. The two parcels shall be consolidated by either an adjustment plat or parcel map prior to the issuance of a building permit. b. If subterranean parkin§ is utilized, all landscaped areas over the parking shall have a minimum soil depth acceptable to the City's Landscape Architect. c. The primary buildin§ height shall not exceed 60 feet. d. A maximum of 20% of required parking may be compact spaces. e. The side yard setback along the northerly property line shall not be less than 10 feet. f. Freestanding signs shall be limited to monument (ground) signs. g. The rear yard setback shall not be less than 10 feet. 2. PUBLIC HEARING: P-83-4 - Specific Plan for Denns's Restaurant, southwest quadrant of Bonita Road and 1-805 Principal Planner Lee reported that prior to 1976 this property at the southwest corner of Bonita Road and 1-805 was designated Visitor Commercial on the Chula Vista -3- September 22, 1982 General Plan. The zoning was subsequently changed to C-C-P and City Council requested the staff to study the area and attempt to establish a unified plan for development of the area which consisted of numerous ownerships. In 1977 the Council adopted the Bonita Glen Specific Plan which established sign regulations, bulk and height restrictions, along with land uses. The land use spans two different zones--Visitor Commercial and Retail Commercial--as it allows for retail activities as well as motels and some residential development. The land use excludes service station activity which is normally allowed in the Visitor Commercial area. One of the important features of the plan is that the standards established are more than guidelines but are not as inflexible as zoning ordinance standards in the Municipal Code. The plan gives the Planning Commission some flexibility and authorization to adjust standards as long as the character, design and order of the Bonita Glen Specific Plan are not adversely affected. Modification to the Specific Plan, in this case, is minor in nature, and includes a reduction in the front setback from 25 feet to 20 feet (the building will actually be 32 feet from the curb along Bonita Road), and allowance of 6% of the parking to be designated for compact cars, or 3 spaces out of 49. Mr. Lee pointed out that one of the important issues concerning this development is access. Because of the close proximity of the 1-805 southbound offramp, and the width of Bonita Road, the City Engineer concluded that there should not be access to the site provided by left turn across this portion of Bonita Road. It is, therefore, a condition of approval that a raised median be installed on this portion of Bonita Road to prohibit left turn movement. To counterbalance that requirement, the owner of a portion of the Bonita Glen Specific Plan area has agreed to install a traffic signal at Bonita Road and Bonita Glen Drive which would allow traffic exiting the freeway to make a U turn at the signal and go east to the proposed development. An agreement is under preparation to provide that future traffic signal funds collected from develop- ment in this area would go toward repayment of the cost of that traffic signal. Mr. Lee displayed slides of the proposed building elevations and a sample board of materials and colors. Denny's proposed the use of smooth, earthtone brick exterior walls and wood shake roof. Wall signs to be located near the top of the building would contain 25 square feet on each of three sides, facing east, west and north. They have also proposed a freestanding sign, 100 square feet in area, to be located near the northeast corner of the Bonita Glen Specific Plan area. This should be approved only if the Specific Plan is amended to allow a total of 200 square feet of freestanding sign for the total plan area. Mr. Lee reviewed the seven conditions recommended for approval of the plan and suggested that condition "d", relating to the requirement for a streetlight be deleted since that is a standard requirement and can be handled by the Engineering Department upon issuance of a building permit. He suggested modification of condition "e" to omit the requirement of horizontal wood siding, and to require treated wood shake roof. He also suggested that condition "g" be omitted until a decision is made on the total sign regulations for the Specific Plan area. -4- September 22, 1982 The Commission discussed at length the traffic signals and traffic problems presently existing in the area and the advisability of installing additional signals. This being the time and place as advertised, the public hearing was opened. Gene York, 161Brightwood, advised that 805 Properties is now the owner of seven lots designated as Parcel B. He noted that the Engineering Department has indicated that as additional signal lights are placed they will be synchronized to permit a smoother flow of traffic. He also reported that a study is under way to consider restriping Bonita Road under the freeway to make longer left turn lanes or double left turn lanes. In response to a question from the Commission he affirmed that the red lettering on yellow background, as well as the diamond shape, is a corporate logo for Denny's. He stressed the need for this type of identification adjacent to the freeway. He also delineated the freeway oriented signage allowed for the enterprises on the north side of Bonita Road which occupy smaller acreage than the Bonita Glen Specific Sign. He urged that Denny's be allowed a 100 square foot freestanding sign. As no one else wished to speak, the public hearing was closed. MSUC (Green-G. Johnson) The Commission recertifies EIR-77-2 covering this development project. MSUC (Green-O'Neill) The Commission approves the proposed plan for Denny's restaurant, including 75 sq. ft. of wall signs, subject to the following conditions: a. The developer shall replace the painted median on Bonita Road from 1-805 to Bonita Glen Drive with a raised median island. b. The developer shall use an alley type driveway approach for the driveway onto Bonita Road. c. The developer shall agree to modify the parking, landscaping and access along the westerly property line to accommodate future construc- tion within the Bonita Glen Specific Plan. d. The building architecture shall be modified to reflect a treated wood shake roof, with specific details to be approved by the Director of Planning. e. The Bonita Glen Specific Plan shall be modified to allow the building to set back 20 feet from Bonita Road and to allow compact parking, subject to staff approval. 3. PUBLIC HEARING: Modification of Bonita Glen Specific Plan Principal Planner Lee advised that this request concentrates on an increase of freestanding sign area to a maximum of 200 square feet. The original sign criteria was established in anticipation of a single ownership and clustered -5- September 22, 1982 development of the center. Allowing for one sign of 100 square feet does not fit the reality of the development being proposed. Due to the divided ownership of the area, it is recommended that a total of 200 square feet of sign area be permitted for Parcels B and C, with no freeway oriented sign permitted for Parcel A. Parcel B should be permitted to use 100 square feet of sign area at this time, with 100 square feet reserved for future development proposals. The sign as requested by Denny's meets the 100 square foot criteria. Mr. Lee reviewed the additional sign regulations relating to monument signs and wall signs allocated to each of the three parcels in the Specific Plan area. Since the exact location of the freestanding sign has not been determined, it is recommended that the height be restricted to 35 feet above the ground level at the southeast corner of Parcel B. In discussing the proposed amendment, Commissioner Cannon contended that approving additional signs is not in conformance with the designation of Bonita Road as a scenic route. If a freeway sign is permitted he felt it should designate the center and not an individual business within the center. Commissioner Shipe pointed out the need of any new business location to attract customers to the site of the business. He pointed out that one of the most important things is to establish logo and name recognition. This has been done by Denny's and any deviation from their sign proposal would not portray their image. MS (G. Johnson-Green) The Commission recommends that the City Council amend the Bonita Glen Specific Plan sign regulations as set forth in the staff report with a modification to item 1 a to read: "The sign shall not exceed 35 feet in height above the ground level at the southeast corner of Parcel B and 200 square feet of sign area." The motion carried, 6-1, with Commissioner Cannon voting no. ELECTION OF CHAIRMAN AND VICE-CHAIRMAN Principal Planner Lee advised that a chairman and vice-chairman are elected annually as soon as feasible after the start of the fiscal year. Since this is the first regular meeting to be attended by the two new Commissioners the election can be delayed if it is the Commission's desire. Commissioner Roy Johnson was nominated and unanimously elected to serve as Chairman for the coming year. Commissioner O'Neill was nominated and unanimously elected to serve as Vice-Chairman. DIRECTOR'S REPORT Principal Planner Lee noted that the two month calendar indicated October 20 as the date for a study session. It has been determined necessary to designate that date as a regular business meeting, commencing at 7:00 p.m., to hold public hearings on proposed General Plan Amendments. A revised calendar for October will be forthcoming. -6- September 22, 1982 Mr. Lee reported that the City Council will be holding a Council Conference on Thursday, September 23, at 4:00 p.m., to discuss a proposed fee schedule for full cost recovery. The schedule will then be considered in a public hearing before the Council on Tuesday, September 28. If any Commissioners are interested in attending the Council Conference, a copy of the report, including the proposed schedule, may be obtained from the Secretary at the close of this meeting. COMMISSION COMMENTS Commissioner Pressutti reported that he will be leaving on a vacation trip and will be absent from the next two meetings--October 13 and 20. Commissioner G. Johnson asked if the City could do anything to encourage traffic going to Bonita Plaza to use the Sweetwater Road entrance in order to relieve some of the congestion at 1-805 and Bonita Road leading to Bonita Plaza Drive. Commissioner O'Neill commented on an article in the August 1982 issue of Builder magazine that highlighted a youth housing opportunity program. When housing is repossessed by a lending institution they allow students to renovate the house and then it is resold. This provides training for the students, housing is rehabbed, the neighborhood is upgraded, and the corporation has an opportunity to get its money out of the house. He asked if the Community Development Department could consider such a program for Chula Vista. ADJOURNMENT Chairman Pressutti adjourned the meeting at 8:40 p.m. to the regular business meeting at 7:00 p.m. on October 13, 1982. Respectfully submitted, Helen Mapes, Secretary