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HomeMy WebLinkAbout1963-07-15 PC MINS MINUTES OF .AN ADJOURNED REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA July 15, 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 the Civic Center with the following members present: Stewart, Comstock, Weakland, Stevenson, Adams and Guyer. . Absent: None. Also present: Planning Director Fretz and City Engineer Cole. STATEMENT The Secretary of the Commission hereby states that she did post within 24 hours of adjournment, as provided by law, the order of the Commission for the adjourned meet- ing of July 1 , 1963. APPROVAL OF MINUTES Member Comstock asked that an insertion be made to the third paragraph on page eight as follows: "This mortuary was built prior to the zoning ordinance adopted by the City of San Diego." He suggested that "R-1" be changed to "residential ." MSUC (Adams - Comstock) Minutes of July 1 , 1963 be approved as corrected. AMENDMENTS TO ZONING ORDINANCE PUBLIC HEARING: Amendments to R-1 Zone Planning Director Fretz explained proposed amendments to the R-1 Zone This being the time and place as advertised, Chairman Stevenson opened the public hearing. A letter from Mr. Earl E. Weinman, President, Eastern Chula Vista Homeowners Associa- tion, was read asking the Commission to designate an R-1-A zone for the area east of Hilltop Drive and north of East Naples Street. The R-1-A zone to require minimum of 1300 square feet per single family dwelling and that parking requirements be set at a two car garage containing a minimum of 400 square feet. A petition was presented with 946 signatures in support of this letter. Mr. Weinman elaborated on the views of the Association. Mr. John Nagy, President, Statewide Homeowners Association, stated they were con- cerned with the quality and growth of the City. The Association is behind these people in their request. Mr. James W. Deal , 660 Floyd Avenue, spoke in favor of the proposal . He stated there were agencies and insurance companies reluctant to lend money to home-builders in Chula Vista because of the laxity of the city's zoning laws. He added he can see the need for the 11$1 .00 down and rent-like-payment houses" in the City, but in order to assure the people of nicer homes, he urgently requests passage of the amendment. Member Comstock stated the issue before the Commission tonight was the consideration of the two amendments to the R-1 zone and not the adoption of another type zoning. r Mr. Weinman said his Association wished to endorse the R-1 amendment and requests the addition of a two-car garage, because this would add- to the looks of the house. Mr. Leonard Babin, 734 Monterey Avenue, further explained the feelings of the people who signed the petition. Mr. Dennis Mason, 834 David Drive, felt it should not be a blanket restriction for the whole city, as it would do the city harm, restricting people who would live here. Andrew Henry, real estate broker, stated all realtors feel the City is over-built in low-cost homes and customers today want a better grade home. Mr. Paul Yeager, 414 "J" Street felt the size of the lot should be increased along with the house size. Mr. Ross Thompson said the petition presented had, in his opinion, at least 800 invalid signatures , since these people live no where near the proposed subdivision. Mr. Weinman objected to this , stating the people signing this petition did so in good faith. There being no further comment, either for or against, the hearing was declared closed. Member Comstock questioned that the 1300 square foot minimum would necessarily mean a better house, indicating that just a "shell" could be built on a slab. He cited some square footage costs which he said substantiated the fact that this type of house, containing 1300 square feet and a garage could be built for $8500. Planning. Director Fretz said the staff has made a study and. feels this is the best way to upgrade the type of housing that is built in the city. Member Comstock said he feels that we are rushing into this thing - that more control is needed than just the added square footage. Member Stevenson said he didn 't agree-. that the Commission is being hasty; that the Residential Subcommittee had studied the matter and had recommended substantially the same standards contained in the amendment. Member Comstock asked Mr. Thompson what the square footage of the homes in HaIlecrest is and was told they were 1122, 1222 and 1253. Mr. Comstock then raised the question of someone having a home with less than 1300 square feet wanting to make an addition to their house and still won 't come up to 1300 square feet. Planning Director Fretz said the amendment would apply to new construction only. Chairman Stevenson commented that an emergency ordinance would have effect no longer than one year. This would provide the City time to give additional study to the matter and benefit from experience of the new standard. Vice-Chairman Stewart said there is a definite need for an emergency ordinance on this proposed amendment. The Commission discussed the garages and concurred that a two-car garage should be - stipulated. Member Weakland commented he had no objection to carports as long as they didn't open into the street. Member Comstock asked what provision would be made for people who want to build smaller homes. Member Adams said they could come in for a variance. Planning Director Fretz commented on this stating that the staff's findings indicate the following: Excluding "tract" subdivisions, there were 16 homes built in 1960 with a square footage under 1300; 1961 - 7 homes , 1962 - 7 homes and to date in 1963 - 1 house has been built. -2- i He added that if this trend continues, the problem of handling variances for smaller homes would not be cumbersome. Member Guyer emphasized that the Residential Subcommittee of the Master Planning Com- mittee recommended that the square footage of homes be raised to 1200 square feet and a two-car garage. Member Comstock asked how the 1300 square foot figure was come'by. Planning Director Fretz explained that the staff study showed a distinct difference in the type of house once you get over 1200 or 1300 square feet, and felt that we should start with the higher figure. Member Adams felt it could be reduced to 1250 and still serve the same purpose. Planning Director Fretz stated he could see no reason for making any reduction since they had had no objections. RESOLUTION NO. 275 Recommending to City Council Amendments to MSUC (Adams - Guyer) Sections 33.3 and 33. 16 of Chapter 33 of the City Code 1 . The definition of a "family'' be changed from five to three persons. 2. The minimum floor area per main dwelling in R-1 Zone be 1300 square plus a two-car garage with a minimum square footage of 400 square feet. MSUC (Stewart - Adams) Recommend to City Council this ordinance be enacted as an emergency ordinance in order to properly control the situation immediately. SUBDIVISIONS Princess Crest - Tentative Map Planning Director Fretz submitted the map and explained the adjacent land use and street pattern. He said the only access to the subdivision as proposed would be via Douglas Street, a street or.iginally thought of and developed as a minor residential street. He added that the staff recommends additional access. Mr. Fretz presented an overlay on the map changing the lot and street pattern as shown in condition #l . Mr. Fretz then presented the planning staff 's recommendations as follows: 1 . Street pattern shall be revised according to Planning Department studies cutting Tiffany Way through to "A" Street and stopping Wyler Street at Tiffany Way. 2. Easements shall be required where necessary for street trees. 3. Building site on Lot 163 is not acceptable. Retaining wall shall be required to provide a building pad having at least a 20-foot substantially level rear yard. 4. Street shown as Lori Lane shall be extended to Telegraph Canyon Road and shall be improved coincident with the development of the subdivision to provide a 40-foot travel-way with curb and gutter on both sides. 5. All slopes shall be planted according to standard specifications of the Planning Department. City Engineer Cole then presented the following Engineering Department recommendations: -3- 1 . Tentative map indicates 50 foot right-of-way on all streets except Lori Lane, which is 60 feet. Streets from adjacent subdivision are generally 54 foot right- of-way, with the exception of Wyler Drive, which is 50 feet and Lori Lane, which is 60 feet. 2. The subdivider proposes a transition from the property line location of sidewalk to a curb location. It is recommended that a mid-block transition not be approved, but that this be accomplished at street intersections. Therefore, the right-of-way in this area will have to be similar to the adjacent subdivision (Halecrest Estates, Unit "A") . 3. A tear drop design should be used on all cul-de-sacs. Right-of-way recommendations will not be made by Engineering, as the necessary traveled way and sidewalk area can be provided in the right-of-way suggested by the subdivider. 4. If a curb line sidewalk location is allowed as shown on the typical section of the tentative map, the 5 foot easement for tree planting and utility overhang will be necessary. 5. The typical section indicates 2 inch asphaltic concrete on a designed base. The Engineering Division reserves the right to increase the asphaltic concrete thick- ness on steep slopes and collector type streets. 6. The Engineering Division is concerned about the fact that this subdivision, together with Halecrest Estates , Unit "A", at the present time, have only one entrance via Halecrest Drive from Telegraph Canyon Road. Total number of lots in both subdivi- sions is 357 and would produce an average daily traffic of approximately 2000 vehicles and a peak\.hour flow of over 200 vehicles. Therefore, the Engineering Division feels that a second connection, probably a southerly extension of Lori Lane to Telegraph Canyon Road, is desirable. If this connection is not made along with the improvements in this subdivision, then the curb and sidewalk should be extended across Lori Lane south of Douglas Street. Offer for dedication of Lori Lane south of Douglas Street should still be made on this map. 7. A detailed drainage analysis of this subdivision should be submitted and storm drains provided as approved by the City Engineer. 8. Wherever drainage from this subdivision passes to adjacent property, subdivider shall provide the City with a liability release from the adjacent property owner. 9. Utility easements should be provided on the rear lot lines , unless release is secured by the subdivider from the utility companies. 10. Any cut slopes or fill slopes beyond the boundaries of the subdivision should be accompanied by easements or other suitable documents from the affected property owners. Vice-Chairman Stewart felt there were too many recommendations , and. the map should be sent back to the subdivider in order for these to be worked out. Mr. Q. Whelan, attorney representing the subdivider, stated the recommendations were all minor ones which their engineer consents to, and they seriously question the map being- returned. -4- The matter of Lori Lane being extended to Telegraph Canyon Road was discussed and the Commission agreed that this should definitely be required. Mr. Whelan stated they agree, although they may have to ask the City to help obtain the right-of-way by using its power of eminent domain. Member Adams commented that the City Council had returned one map because of the number of conditions recommended. Mr. Fretz explained that many of the conditions recommended could only be accomplished with the filing of the final map. MSUC (Comstock - Guyer) Tentative Map be recommended for approval subject to the ?,,'fanning and Engineering recommendations, deleting number six of the=-Engineering recommendations and retaining number 4 of the Planning Department 's recommendations. Holiday Gardens - Final Map Planning Director Fretz submitted the map, explaining the location. City Engineer Cole discussed the subject of the drainage indicating that the subdivider proposes to dispose of the drainage water from Colorado Avenue to the Railway right-of-way. Mr. Cole said if this was not acceptable to the Railway, proposed improvements will have to be revised. Mr. Cole added that the subdivider shows no utility easements on the rear of the lots and asked that releases from the utilities will be required before the map can be approved. MSUC (Comstock - Adams) Final Map be approved subject to the conditions outlined by the City Engineer. MISCELLANEOUS M. K. Kenworthy - 276 "K" Street Planning Director Fretz reviewed the matter stating this was postponed by the Com- mission in order that the staff could find out whether flowers sold on the premises are purchased or grown on the property. Mr. Fretz stated they were imported. Mrs. Mary Kenworthy explained she is not able to raise her own flowers since her husband died, and therefore must purchase them. This is her sole means of support, and she needs this extension until such time as she can sell her home. The Commission discussed the help needed to operate this stand. Mrs. Kenworthy said a friend comes over to help her on the holidays , such as Mother 's Day, Memorial Day, etc. Vice-Chairman Stewart commented as long as she does not employ full-time help, which would increase her retail business, he was in favor of the extension. MSUC (Adams - Guyer) Extension of time on variance be approved for a period of two years or until such time as the property is sold. Paxton Auto Electric Service - 590, 592 and 594 "D" Street Planning Director reviewed the matter stating this was the third time they have re- quested an extension on their variance. The variance was for reduction in side yard, rear yard and front (along "D" Street) setbacks. The Commission concurred that no further extension should be granted. MSUC (Comstock- Weakland) Request for extension on variance be denied. -5- " Findings of Planning Commission Denial of Conditional Use Permit - R. McAllister The findings were read in which the Commission denied the conditional use permit of Mr. and Mrs. Robert McAllister for permission to have a mortuary at 173 Fourth Avenue. Member Comstock asked that a statement as to the incompatibility of the use be put into the findings. Member Stewart commented on the number of people that protested this use and felt this should also be put into the findings. Chairman Stevenson stated the traffic congestion was discussed and felt a statement about this should also be made. MSUC (Comstock - Weakland) Findings approved, ?with the three additional statements to be added. Discussion on Proposed Improvement of Parkway between Broadway and Fifth Avenue Planning Director Fretz submitted a plot plan of the location. This was referred to the Planning Commission by the City Council for report. The property is owned by Mr. Saburo Muraoka and concerns his granting to the City twenty-three feet of right- of-way at the northeast corner of Broadway and Parkway in order that Parkway can be improved and aligned. Mr.- Muraoka has agreed to this; one of the conditions he has requested is that the "P" zone requirementSbe eliminated from his property. Member Comstock asked why the City couldn 't proceed with condemnation rather than give Mr. Muraoka a relief under the zoning ordinance. Member Adams said the City is taking away over one-fourth of Mr. Muraoka 's property !land felt the "trade" was a good one. Member Comstock said he was against this. They would be making a change' in favor of one person, and other persons would come in and ask for the same thing. Vice-Chairman Stewart said he knew of no other situation on Broadway like this. Planning Director Fretz said the Council thinks this should be considered and sug- gested the Commission set this for public hearing. Member Adams felt the owner should "give something in writing" so as not to back out after the Commission sets this for hearing. Mr. Fretz felt this was not necessary, as an agreement could be drawn up between the City and Mr. Muraoka at which time the property would be put in escrow. RESOLUTION NO. 276 Intention To Set A Public Hearing On August 5, 1963, MSUC (Adams - Guyer) To Consider A Zone Change From C-2-P to C-2 For Property At The Northeast Corner Of Parkway and Broadway COMMUNICATIONS Andrew K. Hom - 908 "F" Street A letter was read from Mr. Hom asking for a deferral of Public Improvements on his property at 908 "F" Street because the City Engineers are unable to give him an official grade for the improvements due to their having to consult with the Unified Port as to the exact grade that will be needed here in the future. Planning Director Fretz recommended this be approved subject to a bond or cash deposit to cover the cost of future installations. -6- MSUC (Guyer - 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 Department as sufficient to cover the cost of these improvements. League of California Cities Monthly Meeting - July 19, 1963 Planning Director Fretz asked the Commissioners to let the staff know by Wednesday, of their intention to attend this meeting so reservations could be made. Member Adams stated he would attend. Madalon Bagnell - 380 "K" Street A letter was read from Mrs. -Bagnell in which she questioned a condition imposed on her variance granted December 18, 1961 for the construction of dwelling units. The condition stated a 6-foot fence be constructed between her property and the adjacent R-1 development. Mrs . Bagnell stated there was a substantial fence along the property line and that no logical purpose would be served by erecting another fence. A picture was passed showing the existing fence. Mrs. Bagnell said the fence was constructed about two years ago. Vice-Chairman Stewart suggested the Commission look at this on their next field trip. MSUC (Stewart - Comstock) This matter be continued until after the Commission has had a chance to look at the fence, possibly on their next field trip. Reservations for Dinner Honoring F. S. Fulwiler Planning Director Fretz asked how many plan to attend the dinner Wednesday evening, the 17th. Chairman Stevenson said he had already called in his reservations.. Member Adams said he plans to attend. Subdivisions and Schools Mr. Paul Yeager, 414 "J" Street, related a system, incorporated in Colorado, whereby the subdividers increased the cost of their homes and used this profit to help with the cost of the new schools. He suggested Chula Vista do the same. Chairman Stevenson thanked him for his suggestion and asked that this idea be researched in connection with the master plan. Residential Uses in Commercial Zones A letter was read, signed by 8 property owners , objecting to the amendment passed re- cently prohibiting residential uses in commercial zones, particularly in reference to that area of Third Avenue which lies between "I" and "J'! Streets. They would like to have this amendment held in abeyance until further study could be made of their area. Mr. Fretz stated this could not be done because the amendment has already been passed. He added that the staff can work with these people, however. The Commission discussed the land uses in that area and Chairman Stevenson agreed that the Planning Department should make a study of this. Mr. E. Powell , 639 Third Avenue, explained the lots were quite deep and that the property owners here are trying to establish it so that the front of their properties would be commercial and the back area, residential . MSUC (Comstock -Guyer) Staff make a study of the area between "H" and "K" Streets. ADJOURNMENT MSUC (Weakland - Adams) Meeting adjourn sine die. Yen pectfully submitted, nie Fulasz, Secretary