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HomeMy WebLinkAbout1963-05-06 PC MINS MINUTES OF A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA May 6, 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 following members present: Stevenson, Stewart, Comstock, Weakland, Willhite, Adams and Guyer. Absent: None. . Also present: Director of Planning Fretz, Assistant Planner Warren, City Attorney Duberg and Principal Engineer Harshman. APPROVAL OF MINUTES It was moved by Member Guyer, seconded by Member Wilihte and unanimously carried that the minutes of April 15, 1963 be approved, copies having been mailed to each member. REZONING PUBLIC HEARING - John D. McKinney - Southeast Corner Fourth and "H" Street - R-3 to C-1 The application was read in which a request was made for a change of zone for two lots on the southeast corner of Fourth Avenue and "H" Street, from R-3 to C-1 . A request was also made for a change in building line on both Fourth Avenue and "H" Street from 20 feet to zero. Assistant Planner Warren submitted a plot plan showing the location and size of the property. This being the time and place as advertised, Chairman Stevenson opened the hearing. Mr. James Edmunds, attorney for the applicant, spoke in favor of the request. He cited the traffic counts on these two streets for the past year, and said no permits for multiple dwellings have been issued for property between Third Avenue and Broadway since 1958. Mr. Ray Powell , representative from the Shell Oil Company, said his company proposed to build a service station here. Before considering this location, they had an independent appraiser survey this and he found that 60% of the property between Third and Montgomery, Freeway is presently zoned for commercial purposes. Mr. Powell said it is vital and necessary that they be exposed to heavy traffic and since 1961 , there has been an increase of 2000 cars on this street. He added that they realize they•; would have to come in for a conditional use permit in order to build the service station here; he then showed the Commission a picture of the proposed building. There being no further comment, either for or against, the hearing was declared closed. Chairman Stevenson questioned whether anything was changed since a similar request came in about two years ago. Vice-Chairman Stewart considered the traffic was the only change; however, he stated that traffic has increased all over the country. He added that rezoning this portion would result in spot zoning in an area of more restricted zoning, and that existing surplus commercially-zoned land far exceeds R-3 in Chula Vista. Member Adams felt this would set a precedent and stated he was not in favor of the change. -1- Member Guyer asked' for the staff's comments. Planning Director Fretz reviewed, the "F" Street School appraiser 's comments on the excessive commercially-zoned land in Chula Vista. He added that the real danger here is that there would be no place to "hold the line" to prevent rezoning of all the adjacent frontage on "H" should this request be granted. Mr. Fretz emphasized the fact that this could become Chula Vista 's third commercial strip zoning, and that everything possible should be done to prevent the establishment of another "strip" commercial situation. It was moved by Member Guyer and seconded by Member Adams that the application be denied. Further, that the findings are based on the following: 1 . It would not be good zoning practice because it would create an isolated "spot zoning" situation. 2. It would set a precedent which could lead to the creation of "strip commercial zoning" along "H" Street. 3. The following facts show clearly that there is excessive commercial zoning existing at the present time: a. Existing vacant commercially-zoned land. b. Existing vacant commercial buildings. c. Comparatively low per capita retail sales. The motion carried by the following vote, to-wit:. AYES: Members Guyer, Stewart, Comstock, Weakland, Stevenson, Willhite and Adams NOES: None ABSENT: None CONDITIONAL USE PERMITS PUBLIC HEARING - California Water & Telephone Company - Bonita Bel Aire - Pumping Station and Tank The application was read in which a request was made for the following: 1 . Construction, maintenance and operation of a water storage booster pumping station, to be located on a portion of Lot 58. 2. Construction, maintenance and operation of one 420,000 gallon storage tank -- the 80 ft. by 80 ft. tank site to be enclosed with a 6 foot chain link fence. Assistant Planner Warren submitted a plot plan pointing out the location of both pro- posals. This being the time and place as advertised, Chairman Stevenson opened the public hearing. Mr. Frank Phillips , representing the California Water and Telephone Company, explained -2- that the pumps will be in the open; there will be a concrete block wall around two sides of the site and a chain link fence around the other two sides. Chairman Steven- son asked about the size of the pumps. Mr. Phillips stated there will be two pumps here -- 15 horse power each, pumping 600 gallons per minute. Vice-Chairman Stewart commented that the pumps would be approximately 21 feet from someone's property line. He then asked what time the pumps would be running. Mr. Phillips said they would operate intermittently as there are demands on the water. Member Adams asked about the difference in the elevation between the site and the property next to it. Mr. Phillips stated it was about 18 feet. Chairman Stevenson asked about having a solid wall around the four sides of the site, but Mr. Phillips said the Company preferred to have two sides fenced with chain link for air circulation around the motors. There being no further comment, either for or against, the hearing was declared closed. Member Willhite said the Chairman 's point was well taken - the area should be enclosed with a solid fence, possibly even redwood, because of the nice homes being built here. Planning Director Fretz asked the Commission to stipulate that the landscaping be worked out with the staff. Vice-Chairman Stewart said he was concerned over weeds growing here, and asked Mr. Phillips how he proposed to control this on the driveway. Mr. Phillips said they would put asphalt concrete on the drive. Member Comstock asked about the overflow of the tank and what would be done about this; Mr.. Phillips said the overflow would flow directly down into the street. It was moved by Member Adams and seconded by Member Guyer that the conditional use permit be granted, subject to the following condition: 1 . Enclosure and landscaping of both sites are to be approved by the Planning Director. Further, that findings are based on the following: 1 . The use as a pumping station will not entail any of the hazards or nuisances enumerated in the ordinance because of its location, and will not increase the flow of traffic. 2. The pumping station is a public facility and public necessity. 3. By means of screening this location, it will be as compatible as any facility of this kind can be. The motion carried by the following vote, to-wit: - AYES: Members Adams , Guyer, .Stewart, Comstock, Weakland, Stevenson and Willhite NOES: None ABSENT: None -3- SUBDIVISIONS Bonita Cove - Revised Tentative Map Planning Director Fretz explained that this map has been before the Commission at the last meeting for the rezoning. It was previously known as "Hilltop Chateau." Mr. Fretz said the planning staff would make, two recommendations: (1) Slope and erosion control on all slopes as per, the City of San Diego Slope Control Specifi- cations. (2) Panhandle lots are recommended for approval , but each such lot shall grant easement to adjacent lot so that each lot has 30 feet of access - these access drives shall be 22 feet wide and pavement standard shall be approved by City Engineer. Mr. William Harshman, Principal Engineer, then presented the Engineering recommendations: (1) Curb and gutter shall be installed on both sides of all street sections. (2) The subdivider shall submit permanent slope right easements in all cases where it is necessary to construct slopes adjacent to street rights-of-way where such slopes will be constructed upon property not within the subdivision. (3) Provide permanent storm drain easements in all instances where water may be con- sidered as being diverted or concentrated upon adjacent private properties. (4) All permanent easements for storm drain, off-site sewer and/or slope rights must be submitted prior to recordation of the final map. In addition, the subdivider shall submit evidence of having obtained all necessary temporary construction easements to his own benefit. (5) Show utility easements at the rear of all lots, or otherwise provide letters from all utilities to the effect that such easements are not necessary for '? their use. (6) Water distribution systems shall be included upon all improvements plans sub- mitted to the City after June 30, 1963. (7) That typical section which is identified as Hilltop Drive is to be identified as Street "A", partial section. (8) The typical crowns section on Street "A" shall be extended to the easterly sub- division boundary. The temporary cul-de-sac shall be designed in such fashion as to facilitate removal of non-essential portions at a later date. The Commission discussed the slope on the westerly side of "Street All and the paving for the easement. Vice-Chairman Stewart questioned whether improvements could be imposed here. He also asked about the amount of paving that must be put on the ease- ment. Director of Planning said it was 22 feet. Chairman Stevenson asked if they couldn't stipulate that it be paved according to City standards. Mr. Harshman said this was a matter of opinion. Member Adams stated that at one meeting, he suggested that the City Engineer prepare specifications for improvements on easements. He would again make this request, as the Commission always has to work out these improvements at the meetings. Member Comstock thought this would be difficult to do because of difference of traffic's, etc. Mernber Adams said the Engineer could prepare several specifications showing some sections of thickness of paving, etc. -4- Principal Engineer Harshman stated it was possible to have a very lengthy driveway facing on a street; here, because it is a panhandle lot, strict requirerrents are imposed. He added that something should be required as to the paving; however, he felt this should be left up to the subdivider. In order to sell these lots , the subdivider must provide adequate access to them. He must determine how much he can invest here and still sell the lots. Mr. Harshman pointed out that the maintenance of these driveways would not be the City's responsibility. , Chairman Stevenson claimed that if the subdivider doesn 't properly pave the easement, it will become an eye sore, and it would ''go through people's minds'' that the City is responsible. Vice-Chairman- Stewart agreed saying it was the City's moral obliga- tion to set certain standards here. He added that the Commission must grant excep- tions to the ordinance before the subdivider can build, and the City should see to it that surfacing is put in. .Member Weakland stated this should be substantial enough to accommodate moving vans. Mr. Harshman agreed that some sort of paving should be put in here, but how far the City can go is the question. Member Willhite stated the Commission should place their faith in the engineering department, leaving this matter up to them. Mr. Harshman agreed, asking the Commission to leave this up to the determination of the City Engineer. He stated that he will prepare some minimum standards the Com- mission can go by. The Commission discussed the street widths and thin slopes. Member Comstock asked if the engineering department could give some slopes that they would suggest. Mr. Harshman said they have often used one to one; however, the grade of the street is going to determine the depth of the cut. There is considerable flexibility here. It was moved by Member Guyer, seconded by Member Willhite and unanimously carried that the tentative map of "the Bonita Cove subdivision be recommended for approval subject to the conditions outlined by the Planning Director and Principal Engineer. Princess Palomar Unit No. 2 - Final Map Planning Director Fretz asked that this map be recommended for approval to the City Council . Mr. Fretz pointed out that the City Council required the improvement of Palomar Street between Tobias and First Avenue - a distance of 660 feet, which is not actually a part of the subdivision. The approval should be based upon the annexa- tion of Tobias Street. It was moved by Vice-Chairman Stewart, seconded by Member Weakland and unanimously carried that the final map of Princess Palomar Unit No. 2 be recommended for approval contingent upon Tobias Street annexation being approved. MISCELLANEOUS Chula Vista Christian Reformed Church - Approval of Church Plans Planning Director Fretz reviewed the matter stating the conditional use permit was approved on August 6, 1962. One of the conditions was that final plans be brought to the Commission for approval . The plans of the church will be in phases: the first construction will be the sanctuary. The staff has checked the plans and finds that the parking meets the requirements. Member Willhite commented that most of the parking will be above street level . Mr. Fretz, said this was true and would recommend that planting of the street area be imposed as a condition. He added that the development fits the topography very well . -5- Vice-Chairman Stewart questioned the surfacing of the driveways and parking area. Mr. Fretz said they do not plan to surface this right away. Rev. Paul Veenstra, Pastor of the church, said they plan to do as much grading as possible before begin- ning construction. Vice-Chairman Stewart said they should get some definite assurance that paving will go in - parking and paving should be a part of the plan. He added that it should be feasible to pave and grade it at this time, and this should be expected to be completed with the first phase of the plans. Mr. Fretz stated that a ramp will be built to the parking levels on the higher ground. Member Willhite said he felt perhaps the applicant wished to use part of this dirt for leveling the lower parking area. Chairman Stevenson stated they should never allow building to go in without sufficient parking. Mr. Peter DeGraaf, a member of the proposed church, stated there will be settling of the fill ; when the area has completely settled, then they will permanently surface it. For the time being, they can use decomposed granite. Vice-Chairman Stewart asked Mr. DeGraaf how long before he would say it had settled sufficiently. Mr. DeGraaf stated about five years, and since this development was above street level , and the church set back a short distance, there would be no parking in the streets. Member Adams stated that new areas used for parking should be oiled so that there would not be a dust problem to the residences. It was moved by Member Willhite and seconded by Member Comstock that the church plans be approved subject to the following conditions: 1 . The first phase of the proposed parking area be oiled. 2. Landscaping be worked out with the Planning Director on the area facing "J" Street. Mr. DeGraaf objected to the first condition and asked that the word "oiled" be changed to "dustproofed". Vice-Chairman Stewart said he disagreed because "dustproofing" could cover anything - to even sprinkling salt on the surface; "oiling" should be stipulated here, in the event that it should rain. The motion failed to carry by the following vote, to-wit: AYES: Members Willhite, Comstock and Weakland NOES: Members Adams , Guyer, Stewart and Stevenson ABSENT: None It was moved by Vice-Chairman Stewart and seconded by Member Adams that the plans be approved subject to the following conditions: 1 . The approval be based upon overall master plan, as presented. Any substantial deviation made from the master plan must be brought back to the Commission. 2. All parking be surfaced after the completion of the total plan. 3. The area to be used for required parking for this first phase of construction be oiled on completion of the sanctuary. This area to be black-topped and spaces delineated within a five-year period. 4. Planting between the street and the property line be worked out with the Planning Director. -6- The motion carried by the following vote, to-wit: AYES: Members Stewart, Comstock, Weakland, Stevenson, Willhite, Adams and Guyer. NOES: None ABSENT: None Findings of Planning Commission Appeal of Admiral and Mrs. Marshall White The findings were read in which a request for a reduction of rear yard setback from 15 to 8 feet was denied for property located south of "G" Street, at the terminus of Church Avenue on the east side. The applicant wished to construct 74 apartment units at this location. It was moved by Member Adams, seconded by Vice-Chairman Stewart and unanimously carried that the findings be approved and transmitted to the City Council . Amendments to Zoning Ordinance - To be set for public hearing. Planning Director Fretz reviewed the following proposed amendments: 1 . Prohibit residential , commercial uses expressly listed in a less restricted district, and industrial uses in "C-1" Limited Commercial Zones. 2. Prohibit residential uses (except hotels) and industrial uses in the 11C-2" Commercial Zones. 3. Delete section stipulating that no required front or side yard be used for parking _ of automobiles for Churches and Institutions. 4. Prohibit the use of a trailer for living or sleeping purposes except when parked within a licensed mobile home park. 5. Adding B-2, B-3 and B-4 regulations to Supplemental "B" Zone. 6. Set up standards for parking for hotels and motels in Supplemental "P" Zone. 7. Amending Conditional Use Permit "Decision." 8. Amending Tideland Zone in order to clarify "tidelands." RESOLUTION NO. 266 Resolution 'of the Planning Commission Calling a Public Hearing to Consider Amendments to Ordinance No. 398 and Chapter 33 of the City Code. Offered by Vice-Chairman Stewart, seconded by Member Comstock, passed, approved and adopted by the following vote, to-wit: AYES: Members Stewart, Comstock, Weakland, Stevenson, Willhite, Adams and Guyer NOES: None ABSENT: None COMMUNICATIONS Request for Extension of Time on Palm Gardens Tentative Map A letter was read from the Horton Construction Company requesting a one-year extension -7- of their tentative map (No. 555) . The applicant stated there were numerous reasons for the request: They spent quite a time getting the map approved; surplus of lots at the present, time; Mrs. Cook completed development of her property on the south side of the street. It was moved by Member Guyer, seconded by Member Weakland and unanimously carried that a one-year extension of this map be approved. Zone Clarification of "Paint Manufacturing" Planning Director Fretz explained that this request has come from Mr. and Mrs. Martin who own property easterly of the Sweetwater Valley Industrial Park, by Edgemere Road, zoned M-1 . Mr. Fretz stated that by resolution, similar uses can be added onto each dis- trict. Mr. Martin passed a phamphlet around to the Commissioners explaining the mixing of the paints. At the present time, .they propose to mix only house and marine paints. There will be no boiling operation - this will be strictly a mixing process. Chairman Stevenson questioned the possibility of odor, and Mr. Martin stated there would be none. Member Comstock stated that the process , as explained, would amount to no more than what is done ata regular paint store, mixing paints for their customers, except this would be on a larger scale. Mr. Redding, paint contractor who will work with Mr. Martin, explained that all ingred- ients are put into a 100 gallon tank, mixed and then put into cans. There will be no fire hazard, since the tanks will be electrically powered, and no sparks could fly out. Vice-Chairman Stewart asked how many they plan to emp b/, and Mr. Redding said about 9 or 10 people.. Planning Director Fretz said there were many ordinances that allow limited paint manu- facturing in an M-1 district, and exclude the boiling operation. Vice-Chairman Stewart said this would be acceptable if it was stipulated that boiling, linseed oil , lacquer products and acetones were prohibited. Mr. Redding agreed with this and stated that, if in the future, they wanted to use these ingredients, they would come back to the Commission for approval . RESOLUTION NO. 267 Resolution of the Planning Commission Amending the Zoning Ordinance Allowing Paint Manufacturing, Which Does Not Involve Any Boiling, As A Use in an M-1 Zone Offered by Vice-Chairman Stewart, seconded by Member Comstock, passed, approved and adopted by the following vote, to-wit: AYES: Members Stewart, Comstock, Weakland, Stevenson, Willhite, Adams and Guyer NOES: None ABSENT: None The findings were based on the following: -8- 1 . The manufacturing of these paints will not involve any boiling or products using lacquer, lacquer thinners or acetone. ADJOURNMENT It was moved by Member Weakland, seconded by Member Guyer and unanimously carried that the meeting adjourn until May 20, 1963. Respectfully submitted, Jennie M. Ful*as z Secretary