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HomeMy WebLinkAbout1963-12-16 PC MINS MINUTES OF AN ADJOURNED REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA December 16, 1963 The adjourned regular meeting of the Planning Commission of the City of Chula Vista was held at 7:00 P.M. on the above date in the Council Chamber at Civic Center with the following members present: Stevenson, Stewart, Comstock, Johnson, Willhite, Adams and Guyer. Absent: None. Also present: Acting Planning Director Warren, Junior Planner Lee and Principal Engineer Harshman. APPROVAL OF MINUTES MSUC (Comstock.- Guyer) Minutes of December 2, 1963 be approved, as mailed. VARIANCES PUBLIC HEARING - Princess Park Estates, Inc. - Off-site signs A letter from.Richard E. Kasper, Assistant Secretary of Princess Park Estates, Inc. , was read in which he stated that their application for the two off-site signs to be located on the northeast corner of Telegraph Canyon Road and Halecrest Drive and one at the corner of Halecrest and Douglas Street be withdrawn. MISCELLANEOUS Deferral of Public Improvements - 1173 Walnut Avenue A letter from Mr. Willis Richardson was read in which he asked for a deferral of the public improvements at his property on 1173 Walnut Avenue. Mr. Warren explained that Mr. Richardson has been moving homes into this area and similar deferrals have been granted him; that the staff would recommend this deferral based on the fact that no design for the improvements has yet been made. A letter from Mr. William Harshman, Principal Engineer, was read in which he stated the Engineering Department would recommend this deferral for the reason that street grades have not been established by the Division of Engineering and that several similar deferments have been granted in this block for the same reason. MSUC (Comstock —Stewart) Approval of deferral of public improvements subject to a 30-day written notice from the City Engineer, with the condition that a lien, bond , or cash deposit be given to the City in the amount determined by the Engineering Depart- ment as sufficient to cover the cost of these improvements. Bonita Cove Subdivision On May 6, 1963 , a tentative map of this subdivision was approved by the City Council and an unusual pattern of zoning based on this map was approved April 15, 1963. - No final map of the subdivision has been filed. Mr. Warren explained that Mr. Frank Ferriera, owner of the property to the east, has an option to buy subject property and is suggesting a new pattern of development. He added that no action is to be taken tonight; Ferriera is seeking Commission reaction only. Mr. Frank Ferriera said he plans to maintain the existing contours of the land with -1- largely 8,000 square foot lots and a tier of 14,000 square foot lots along the south. Instead of the one entrance, he ,plans to have two which would make ingress and egress much easier. Mr. Ferriera added that he does not plan to develop the rear lots; these will be sold off as custom home sites. Mr. Warren asked if the Commission would consider a deviation from the existing zoning pattern. Chairman Stevenson said he could see no reason why they wouldn't; they are now working with a much bigger piece of land , and surrounding property owners ' reaction would come out at the public hearing. Member Comstock felt the Commission should study this very carefully before endorsing a change; earlier Commission action disapproved small lots for this area. Chairman Stevenson suggested the owner proceed with the application, and a copy of the map given to each of the Commissioners so they can have a chance to study this before the public hearing. Vice-Chairman Stewart remarked that originally, he held out for large lots in this area because of the Bonita area; however, the proposed freeway is coming near this property which would make a difference here. He added this was a better street pattern plan; the ingress and egress is better and the land use is better. Parking Requirements -- R-3 Zone Chairman- Stevenson stated that the Commission had asked the staff to study this matter, because they felt the present requirements in the City were inadequate. Mr. Warren explained that, because of the limited staff, they hadn't devoted as much time to this as they had hoped to. A questionnaire was distributed to apartment houses in the City, and the tenants asked to complete them. Two hundred forty-five units complied; out of this number, there are 276 cars or 1 . 1 car per unit. These are owner 's cars, not visitors ' . Mr. Warren added that the tenant parking problem was mainly in the older apartments where no offstreet parking was required; also, in places where the places were so poorly designed as not to provide good parking. In no case, he added, could the staff recommend a 2 to 1 ratio. lir. Warren then read a draft of proposed amendments and commented that the overall rule they came up with is a 12 to 1 ratio. Vice-Chairman Stewart mentioned the meetings set up by the Chamber of Commerce to study this problem and based on their feelings, 1 1/3 and I! is not out of line. Mr. Stewart commented on the ordinance in a Los Angeles area where cars had to be off the street at 2 a.m, or they would be towed away. He added the word "accessible" in the proposed amendment should be more. clearly defined as a number of plans are approved with samll parking places; turning radii should also be delineated. Chairman Stevenson declared that the present requirement is deficient; that the 12 to 1 ratio seemed reasonable. He added that trailer parks are required to provide 12 spaces. Vice-Chairman Stewart suggested the staff check with the League of California Cities and find out how this problem is handled in other cities, as there will be opposition to this , and a sound basis for change will be needed. Member Comstock asked about guest parking. Mr. Ken Lee, Junior Planner, stated that the survey showed no provision made for guest parking. The apartment owners stated the -2- guests could park in the street. Mr. Warren mentioned that the new ratio the staff proposes would include the guest parking. Member Johnson asked what the apartment dwellers felt about their parking. Mr. Lee said they generally felt the parking was adequate. Vice-Chairman Stewart cbmmented that the people are influenced by the apartment managers. He added the best time to check the parking would be in the evening hours , after the people have gone to bed. Mr. Warren stated there is no provision for offstreet parking in the industrial zone and mentioned Ratner 's property on "L" Street where there is no requirement for off- street parking. He referred to the "P" zone provisions , indicating a need for revisions. Member Comstock felt the staff should be commended for their research, as in the past, the Commission had been given only state-wide and county-wide requirements instead of city-wide, as in this case. Chairman Stevenson asked that the staff continue research until anew ordinance can be set for public hearing. Discussion of Sketch Plan Mr. Warren spoke of the meeting to be held on Thursday, the 19th, in which ,they hope to get public reaction to the Plan. Member Johnson asked about the subcommittee reactions. Mr. Warren stated he met with each Committee during the past week and that they will present their comments at the meeting Thursday night. Chairman- Stevenson asked if a resume of the comments could be sent out to each member of the Commission before the Thursday night meeting. Mr. Warren said he would do this. Unified Port District Meeting Chairman Stevenson read a letter from the Port District inviting the Commission to "the general meeting of their Master Plan which will be held Tuesday, December 17th at 3:00 p.m. Mr. Warren stated he plans to attend. Minimum Floor Area Discussion Mr. Warren stated that a committee has been set up by some contractors in the City to study this problem. He and Mr. Adams have attended a meeting, and he felt they are no closer to a solution than that originally proposed. The present requirement of 1300 square feet per dwelling unit in R-1 zones is based on an interim ordinance which will expire July 23 , 1964. Mr. Fred Ross, City. Administrative Officer, had conferred with Mr. Warren about this problem and suggested that perhaps a solution to this problem could be found by investi- gating the experiences of other cities along the coast. If, in response to letters , the staff could determine that certain cities had met and solved this problem, visits to these cities , based on an organized itinerary, could do much to guide our own solution. Chairman Stevenson asked if the same information could not be obtained by telephone calls or letters. Mr. Warren replied that part of the answers could be obtained this way and through general correspondence. Vice-Chairman Stewart felt that you would not get as much background from correspondence as you would get if two or three persons were involved in discussion and on-site observation. -3- Member Comstock suggested the staff get ordinances from different cities first, then take a trip to these cities and see how they handled the problem. He added tha t one of the problems in this City was that there has been too much land that is easily developed for low cost homes. Member Johnson asked if the Consultants could be of any help in this matter. . Mr. Warren said this was not a part of their contract, although they may have some general comments. Mr. Frank.Ferreira , contractor, said the answer may be found in the FHA - MPS which governs minimum room sizes. Vice-Chairman Stewart said he thought the FHA permitted small homes. Mr. Ferreira stated FHA has two sets of standards -- one for small cost homes. Vice-Chairman Stewart suggested the staff check with the Chamber of Commerce and get the names of some of the cities that have had this problem, as th4-s has been researched by a member of the committee set up by the Chamber of Commerce. ADJOURNMENT MSUC (Willhite - Guyer) Meeting adjourn to special meeting of December 19, 1963 to be held at the Chula Vista Junior High School at 7:30 P.M. Meeting adjourned at 8:00 P.M. Respectfully submitted, 24-� �22 (/ Jennie M. . Fulasz Secretary i THE CITY GF WJLA VISTA, CALIFORNIA PLMMIQ DEPART,,Etm December 10, 1963 There will be a specaal mes$i,19 e% thQ Pl@nnju3 Oor"lssicn of tl:a C i till of Chula V i s La c- a hur'sday, Oecmabsr 19, 1963, at the hour of 7:30 P.M. , Ir. VW O uis Vista, ,3unlor High School Auditorium, for the Purpose of reviewing public response to the Sketch Plan. { Bray e M arren Acting Flemming Oirector ShId: f MINUTES OF A REGULAR MEETING OF THE PLANNING�'COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA ,December 2, 1963 A regular meeting of the Planning Commission of -the City of Chula Vista was held at 7:00 P.M. on the above date in the Council Chamber at Civic Center with the follow- ing members present: Stevenson, Stewart, Comstock, Johnson, Willhite, Adams and Guyer. Absent: None. Also present: Acting Planning Director Warren, City Attorney Duberg, Principal Engineer Harshman and Junior Planner Lee. APPROVAL OF MINUTES MSUC (Adams - Johnson) Minutes of November 4, 14 and 18, 1963 be approved, as mailed. REZONING PUBLIC HEARING: Four Lots Bonita Bel-Aire Subdivision (Cont 'd) Member Willhite abstained from the hearing. Mr. Warren reviewed the request for a change of zone from R-1-13-20 (single family residential) to R-3-D-B-3 (multiple residential with architectural control and re- quiring 3 ,000 square feet of land area per unit) . Mr. Warren submitted a plot plan noting the location of the proposed rezoning, the adjacent zoning and land uses. He stated that the area immediately north and adjacent to this location is designated on the Sketch Plan for some form of High Density residential development. He pointed out that the public-hearing had been extended a few times from the original hearing of,, August 5, 1963 so that the Commission would have a chance to study the Sketch Plan. Chairman Stevenson reopened the hearing. Those speaking in opposition were: C. L. Harmon, 3906 Otay Lakes Road who owns 2'-z acres immediately across Otay Lakes Road from the applicant 's property. He has a number of thoroughbred horses and spoke of the difficulty in getting insurance because of the children in the area. Mr. Harmon emphasized that it would be even more difficult to run his business now, because the apartments could bring in more children. He also stated that some apartments were proposed within one;--half mile from this location, and this will be too many apartments within a one-half mile area. Mr. Harmon stated further that this rezoning would jeopardize the dairy business just 100 feet from Mr. Willhite's property. Mr. Stephen Gassaway, representing the Sweetwater Civic Associationsstated: (1) the Association definitely opposes this rezoning; the adjacent property owners oppose it. The area contains mainly agriculture and large home sites. (2) The Sketch Plan suggests "about 3 dwelling units per net acre on slopes of 10 to 20 per cent. " This property slopes to more than 25 % on portions. (3) Rezoning to less than one-half acre sites violates an earlier agreement with the Valley at the time of the Bonita Bel-Aire Annexation. Mr. Tom Eaton, owner of the dairy, stated he has given slope rights to the subdivider and spoke of the mud slides he gets from the Subdivision every time it rains. He further stated his own house foundation is caving away because of the road the developers dug next to it. -1- Mr. Ross Willhite, the applicant, stated his development will divert water from Eaton 's dairy. He said his apartments would be 75 feet below the ridge of the Sub- division; one corner of the lot is 360 feet deep and one point is 160 feet from the Dairy. Even though the Dairy presents a potential headlth problem, he is not opposing its operation. Mr. Willhite went on to state that the Master Plan was not for an undeveloped rural area - it is a plan for a potential City and should be thought of in this term. He mentioned that he talked to the business men in the area and several residents and could find little objections to his proposed development. Further, that the people opposing tonight were not tax payers of Chula Vista, and this property is in Chula Vista. Mr. Willhite then showed slides of the area and of his "neighbors ' properties.'' Mr. Stephen Gassaway, Mr. Ben Alsobrook, 4204 Loma Paseo, Bonita, and Mrs. C. Rockwood living west of this location, voiced their protests stating (1) there were several $40,000 homes in the immediate vicinity Mr. Willhite did not mention that are on one-half and one-acre lots; (2) although not tax payers of Chula Vista, most of their money is spent in this City; (3) apartments will create the need for another school , more police and fire protection. There being no further comment, either for or against, the hearing was declared closed. Member Comstock asked to have the "B-3" explained. Mr. Warren said this meant one unit per 3,000 square feet of land area. He also stated that the .staff would like to have the "D" zone (architectural control) attached. Member Adams asked how many families could be put on this site. Mr. Warren stated the site contains between 152,000 and 153 ,000 square feet which means possibly 50 families. Member Adams then suggested that the 1113-4" supplement be attached to require 4,000 square feet per unit. Member Johnson questioned whether Mr. Wil.l.hite could utilize his maximum allowable density. Mr. Warren commented that it would, in part, depend on how many stories Mr. Willhite planned to build; however, with the "D" zone, this could be controlled. Mr. Willhite stated that 4,000 square feet per unit was agreeable with him; that he did plan to put in 7 buildings but may have to cut this down to 5 buildings. He added that basically, he will be building one-story apartments with one building having two stories. Member Comstock mentioned that any findings for approval must show public necessity, general welfare, etc. In part, this rezoning could be based on good zoning practice. Chairman Stevenson remarked that the topography represents a problem for normal development. Vice-Chairman Stewart commented that as a representative of the City, at the Mayor 's request, he attended a meeting in the Valley before portions of it were annexed. His group agreed to acknowledge County zoning when areas are annexed to the City; that one-half acre lots would be considered for level land and larger lots for steeper slopes. If this proposed rezoning is approved, based on topography difficult to develop, all similar land in the Valley would have to go this way. People owning these steep lots would also want multiple-dwelling zoning. Member Adams reminded the Commission that this land is on the edge of an area that has been designated as high density; according to the Sketch Plan; it would be good zoning practice to put R-3 here. Vice-Chairman Stewart said he disagreed; the Sketch Plan was only a preliminary work sheet and not an adopted "Master Plan." Chairman Stevenson commented that the corner lot on Otay Lakes and Bonita Road is -2- commercial and these apartments would be looking down at this. It would make a good buffer from this to the R-1 development of the subdivision. Member Comstock said he felt somewhat "torn" about this issue as he felt they may be "premature" in rezoning this at this time, although eventually R-3 zoning is proposed for adjacent property. Member Guyer agreed, adding that they should bear in mind that the Sketch Plan represents goals for ultimate development by ,1990. The Commission discussed the site and the possibility of putting. an R-1 development there. Mr. Warren stated that, in the future, there will be numerous hillside developments problems coming in. This is a "core" area, and the Sketch Plan, at this stage, is diagramatic, not attempting to delineate property lines. It has not been adopted as yet. Mr. Warren added that the City promised to bring in zoning as it existed in the County wherever possible; however, certain zoning in the County may be unrealistic, based on present trends. Each case should be decided on its own merits. As to the Sketch Plan, the City is allowed by the State Planning Act to plan for certain areas out- side the city limits. In the interest of the residents of the Valley, Mr. Warren added, the staff would not like to see the average R-3 development put in here; rather, add the architectural zone to this and allow minimum density, and the Commission can control this. This is actually an isolated case and need not set a precedent for other hill- side developments. RESOLUTION NO. 297 Resolution of the Planning Commission Recommending to MSC (Guyer - Adams) City Council the Change of Zone for Four Lots of Bonita Bel -Aire Subdivision Located on Otay Lakes Road from R-1-B-20 to R-3-D-B-4 Findings be based on the following: 1 . The change represents good zoning practice since this property is adjacent _to that area on the Sketch Plan designated for High Density residential development. 2. The topography of the property severs this area from other existing and future single-family residential development. 3. The property is related to potential R-3 and commercial land. The motion carried by the following vote, to-wit: AYES: Members Guyer, Comstock, Johnson, Stevenson and Adams NOES: Member Stewart ABSENT: None Member Willhite abstained from voting. CONDITIONAL USE PERMIT PUBLIC HEARING: Princess Park Estates , Inc. - Tract Signs , Sales Office and Model Homes The application was read in which a request was made to use the garage of a model home at 528 Douglas Street in the Princess Crest Subdivision as a temporary sales office. It is also requested that permission be granted to use Lot 65 (527 Douglas Street) for offstreet parking for visitors to the subdivision. Permission is further requested to erect two signs 610" x 1210" identifying the subdivision on Lots 65 and 67 (527 and 528 Douglas. Street.) -3- Mr. Warren submitted a plot plan noting the location of each request. He explained that Douglas Street will be temporarily closed and a sales area would be located in the street. An encroachment permit is required for this which must have City Council approval . This being the time and place as advertised, Chairman Stevenson opened the public hearing. Mr. Richard E. Kasper, Assistant Secretary for Princess Park Estates, Inc. , said they have constructed three model homes here. They will put up a fence around this area to protect the immediate neighbors; this will be taken down when the model homes are sold. The sales display will be a "cabana" or "tea house" appearing structure and will be of temporary nature. The closing of the street is similar to that done in other subdivisions, such as Bonita-Woods , where a cul-de-sac is closed off, boxed plants are brought in and the street "dressed up." They would like permission to have this for one year. Mr. Erich Lechner, 522 Douglas Street, lives next door to the model homes, said he was concerned about the number of people that will be coming to inspect the model homes, and might possibly be trampling on his lot. He asked that the request be granted for a shorter period of time than one year, possibly 3 months. Mr. Kasper commented that they plan to build 168 homes here, and will move right along, selling them as fast as they can. Vice-Chairman Stewart asked if they plan to have a guard at the site to have some control over the people coming in here; Mr. Kasper stated they do not; that they have never had any trouble in any of their subdivisions and do not anticipate any here. There being no further comment, either for or against, the hearing was declared closed. Mr. William Harshman, Principal Engineer, said that the flow of traffic will be a problem; there are actually 3 primary accesses to this subdivision. He questioned whether street improvements will be made in front of the model homes prior to public improvements in the remainder of the subdivision. Mr. Kasper said they would be. Mr. Harshman added that the "impediments of traffic flow" could be removed when the homes start selling. Further, that he would recommend an all-weather parking area be provided. MSUC (Comstock - Johnson) Conditional Use Permit be approved subject to the follow;i,ng conditions: 1 . Offstreet parking to be provided as indicated on the plot plan. 2. Temporary cabana to be located within the front setback on Lot 64. 3. Use of the street for temporary structures subject to Engineering approval . 4. This permit shall be valid for one year, or until 90 % of the homes have been sold, whichever is less. At this time, this sales area shall be converted to. a normal residential area. 5. Upon sale of the home containing the office, the garage shall be reconverted for automobile use. VARIANCE PUBLIC HEARING: Casey Construction Company, Telegraph Canyon Road and "L" Street -4- _._...... The application was read in which permission was requested to use a portion of the triangular parcel of land at the intersection of Telegraph Canyon Road and "L" Street for commercial development. The front portion of this property is zoned C-1-P-D (Commercial) and the north 50 feet is zoned R-1 (Residential) . Mr. Warren submitted a plot plan and noted the location. He explained that normally, when a street is vacated, one-half is conveyed to each adjacent owner. In this case, Mr. Casey purchased the entire right-of-way. A service station is planned for part of the triangle and the easterly half will be developed with a "Speedee Mart complex." The sewer which runs through the property will have to be relocated. This being the time and place as advertised, Chairman Stevenson opened the public hearing. Mr. William Cameron, speaking for Casey Construction Company, spoke of the proposed freeway in relation to this area, and pointed out the proposed interchange on the plot plan, further delineating proposed plans. Mr. Warren noted that Telegraph Canyon Road will be an underpass. Member Willhite questioned the amount of fill to be put in here, and the height of this area related to the adjacent property. Mr. Cameron estimated his finished grade to be about 15 feet higher. There being no further comment, either for or against, the hearing was declared closed . Vice-Chairman Stewart asked if the State Highway Department had firmed up their plans for the interchange. Mr. Warren said that property for this has been purchased, and referred to a letter received from the Division of Highways. They stated they plan a full interchange at the intersection; access control along Telegraph Canyon Road will be required to the ramp termini . This ramp termini , however, is not yet accurately fixed since construction is not proposed for some time. They have no objection to this proposal if access from the ramp is not obstructed. Member Comstock stated they shouldn 't hold up this development until the State makes up their mind where they will locate the ramp. Chairman Stevenson asked about the Halecrest commercial zoning. Mr. Warren stated a final map had not been filed and has since expired. He had written them a letter to this effect; they will have to resubmit their request if they desire Commercial zoning. Member Johnson asked whether there would be any problem in relocating the sewer. Mr. William Harshman, Principal Engineer, Could not foresee any; however, he asked that a stipulation be imposed having the cost of the operation borne by the owner. Mr. Warren asked that the condition show the approval subject to the plot plan; the plot plan shows the relocation of the sewer. Vice-Chairman Stewart commented that since the supplemental zone is attached, the Commission should have some control over the type of stores that will go into the development. He mentioned there had been some unfortunate incidences in other small neighborhood shopping centers where undesirable businesses have gone in. MSUC (Comstock - Guyer) Variance be approved subject to the following conditions: 1 . Sewer realignment shall be approved by the City Engineer and the cost to be borne by the property owner. 2. Plans for development of entire property shall be approved by the Commission. -5- 3. No development shall occur until such plans are approved. Findings be based on the following: 1 . Variance is necessary for the preservation of the substantial property right of the applicant because the manner in which the zoning splits this property makes development of the north 50 feet of the property impractical . 2. Granting this variance will not be materially detrimental to the public welfare or injurious to the property improvements in this zone in which the property is located because the area is undeveloped and is adjacent to a proposed Freeway interchange. 3. The exceptional circumstances are (a) Zoning of applicant's property is split between R-1 and C-l . (b) A 20 foot sewer easement also splits the property, compounding development problems. MISCELLANEOUS Architectural Consideration - Residence in Bonita Verde Subdivision Mr. Warren presented the plans for the first residence to be constructed in the Bonita Verde Subdivision. The "D" zone or architectural zone was imposed on this subdivision; therefore, all plans must have Commission approval before construction. Mr. Herbert T. Long, the owner, explained the plans stating the floor area will be approximately 1800 square feet. There will also be a decorative block screening a garage door which also faces the golf course. The Commission discussed the landscaping and Chairman Stevenson remarked that the plans are certainly compatible with other developments in the area. MSUC (Stewart - Willhite) Plans be approved as submitted. ADJOURNMENT MSUC (Stewart - Comstock) Meeting adjourn to December 16, 1963. Meeting adjourned at 9:55 P.M. Respectfully submitted, #J=nni:eM. Fulasz Secretary