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HomeMy WebLinkAbout1963-06-17 PC MINS I MINUTES OF AN ADJOURNED REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA June 17, 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, Weakland, Adams , Willhite, Comstock and Guyer. Absent: Chairman Stevenson. Also present: Planning Director Fretz, Junior Planner Lee and City Attorney Duberg. 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 .;,ane 3 , 1963. In the absence of Chairman Stevenson, Vice-Chairman Stewart presided over the meeting. APPROVAL OF MINUTES MSC Minutes of June 3, 1963 be approved, as mailed. Comstock - Willhite. REZONING PUBLIC HEARING - Dr. Stanley Monroe - Kearney Street and Church Avenue The application was read in which a request was made for a change of zone from R-1 to R-3. A further request was made for a reduction in building line on Kearney Street from 15 feet to 5. feet. Planning Director Fretz submitted a plot plan and explained the surrounding land use and zoning. This being the time and place as advertised, Vice-Chairman Stewart opened the public hearing. Mr. Fred Jobusch, architect for the applicant, spoke in favor of the development, stating that they realize they will have to apply for a conditional use permit to develop the clinic and convalescent home. There being no further comment, either for or against, the hearing was declared closed. Member Adams said he could see no reason why the Commission should hesitate to grant this R-3 zoning, as he felt it is in keeping with good. zoning practice. He added that he feels this property will never be improved as presently zoned. Member Weakland agreed. Planning Director Fretz commented that Mr. Allen C. Smith of 761 Church Street came to see him voicing objection to the rezoning. He said Mr. Smith felt it would be detri- mental to the residential value of the area. Vice-Chairman Stewart commented that the shallow depth of "C" zoning on Third Avenue leaves much to be desired. He felt R-3 zoning would help this situation and be less -1- r detrimental than having it commercial , but stated that he felt the supplemental "D" zone should be added. Member Comstock asked for the Planning Director 's comments on the setback reduction requested on Kearney Street. Planning Director Fretz said ,this block is separated from that across Church Avenue to the east and he could see no objection to the 5-foot setback. He said that with monolithic curb and walk, plus the five-foot set- backs, sight distances should be adequate. RESOLUTION NO. 268 Recommending to the City Council the Change of Zone MSC Guyer - Weakland, from R-1 to R-3-D for Property on the Southwest Corner of Kearney Street and Church Avenue. AYES: Members Guyer, Comstock, Weakland, Stewart, Willhite and Adams NOES: None ABSENT: Chairman Stevenson Further, that findings be based on the following: 1 . Good use for the property. 2. Constitutes good zoning practice. PUBLIC HEARING: Hycroft Terrace, Inc. - West Side Woodlawn Avenue, North of "F" Street The application was read in which a request was made for a change of zone from C-2 to R-3 for the purpose of constructing 28 multiple family residential aft-5. Planning Director Fretz submitted a plot plan explaining the location of the property, the surrounding zones and land uses. This being the time and place as advertised, Vice-Chairman Stewart opened .the public hearing. Mr. Glenn Rick, civil engineer for Hycroft Terrace, explained that a tentative map has been submitted. The development will consist of four-plexes on each of the 28 lots. They are aware of the amendment before the Council which prohibits residential use in a commercial zone, and felt the proper thing to do was to request rezoning. He said he felt the City would be ahead in many ways in rezoning this property, as there was a definite need for R-3 zoning here. There being no further comment, either for or against, the hearing was declared closed. Member Comstock stated he does not agree with Mr. Rick as to the need for multiple zoning in the City; the City has sufficient or an over-abundance of R-3 zoned property. He added that the Commission has to plan for the future - for the next ten or fifteen years, and with the railroad crossing here, it makes this an ideal site for industrial . Member Adams said he agreed with Mr. Comstock one-hundred percent. Vice-Chairman Stewart stated rezoning this property would make it "spot zoning." Mr. Fretz commented that he does not consider it good zoning practice to put residential in the middle of a commercial and inudstrial area. He added that the City does not have- excessive industrially zoned land, as stated by Mr. Rick, since much of it is below sea level and not available. MSC Adams - Guyer. That the petition for rezoning be denied. -2- Further, the findings be based. on the following: 1 . This would be "spot zoning" as the land is surrounded by commercial and industrial zones. AYES: Members Adams , Guyer, Comstock, Weakland, Stewart and Willhite. NOES: None ABSENT: Chairman Stevenson Mr. Rick asked about the tentative map. Mr. Fretz explained that the Subdivision Ordinance states that the Engineering Department shall be given 15 days in which to make recommendations. He said the map was filed on June 3, just 14 days ago, and the map will be considered at the next meeting as no engineering department recommendations are available. Permanent Zoning - Broadway No. 3 Planning Director Fretz submitted a plot plan explaining there is 195 feet of frontage on Broadway in this annexation. RESOLUTION NO. 269 Resolution of Intention to Set a Public Hearing for MSC Guyer - Comstock. July 1 , 1963 for Permanent Zoning for Broadway Annexa- tion No. 3. AYES: Members Guyer, Comstock, Weakland, Stewart, Willhite and Adams NOES: None ABSENT: Chairman Stevenson VARIANCES PUBLIC HEARING - James Holford - 134 Minot Avenue - Use Variance The application was read in which a request was made to construct an eight-unit apart- ment building - an R-3 use - on property which is zoned R-2. Planning Director Fretz submitted a plot plan of the proposal . This being the time and place as advertised, Vice-Chairman Stewart opened the public hearing. Mr. James Holford, the applicant, said the contractor suggested they come in on Minot Avenue because "D" Street is not developed. Vice-Chairman Stewart suggested that the people in this area get together and come in with a petition to improve the area. A petition, signed by forty-four property owners protesting the development, was read. Mr. Joseph Aguillard, 138 Minot Avenue, spokesman for the adjacent property owners , ex- pressed their opposition, stating as the reasons: Minot Avenue is 40 feet wide - no sidewalks , which would create a traffic hazard; no offstreet parking provided for visitors; dead end street; and the people would like to get together and get a street improved in the valley between Second Avenue and Minot Avenue. Mrs. Bonnie Kermott, 118 Minot Avenue, agreed with Mr. Aguillard. There being no further comment, either for or against, the hearing was declared closed. -3- Member Adams, commented that this is the same problem that has been before the Commission many times in the past. He, too, suggested the people get together and develop the area-, stating if it is done in a "piece-meal fashion," the development will be a "hodge-podge" one. Member Comstock agreed. Vice-Chairman Stewart stated, that as he understands it, this could be done by the 1911 Act. MSC. That the variance be denied. Guyer - Adams. Further, that the findings be based on the following: 1 . No exceptional circumstances were found that would justify granting it. 2. It would be detrimental to the adjoining property. 3. There would be undue traffic congestion. APES: Members Guyer, Comstock, Weakland, Stewart, Willhite and Adams. NOES: None ABSENT: Chairman Stevenson SUBDIVISIONS r Crofton Grove - Tentative Map Planning Director Fretz stated that the map had been received on June 3 and the ordinance requires that the engineering department be given 15 days in which to make recommendations. He said the Engineering recommendations are not available and asked that this matter be held over to the July 1 meeting. MISCELLANEOUS Friendship Assembly of God - Church Plans Planning Director Fretz submitted the plans and explained this was a condition imposed by the Commission - that the church submit their detailed plans before construction. Mr. Fretz said the staff would make one recommendation: that the parking area be surfaced with 2 inches of asphaltic concrete. The Commission discussed the parking layout of the church. MSC The plans be approved as submitted subject to the recommendation of the Planning Director that 2 inches of asphaltic_concrete be used to surface all the parking area shaded (that required to park 28 cars) and parking spaces be adequately marked. Comstock - Wea kland. Unanimously carried. COMMUNICATIONS League of California Cities Monthly Meeting S Planning Director Fretz read the letter stating the meeting will be held on Friday, June 21 ;_ 1963 in the Sunset Room of the Town and Country Hotel . The reservations must be in by Wednesday. Members Guyer and Adams stated they would attend. -4- Bonita Valley Country Club - Deferral of Public Improvements A letter was read from the Country Club requesting a deferral of public improvements due to the uncertainties of the exact improvements to be made to Bonita Road in the future. Planning Director Fretz explained that the deferral should be subject to a bond or cash deposit being made with the City to cover the cost of the improvements. MSC The request for the deferment of public improvements be granted subject to a 30-day written notice from the City Engineer with the condition that a lien, bond, or a cash deposit be given to the City in the amount determined by the Engineering Department as sufficient to cover the cost of these improvements. Guyer - Comstock, Member Willhite abstained from voting. Mortuaries as Conditional Use in R-3 Zone Planning Director Fretz recommended that mortuaries be allowed as a Conditional Use in the R-3 zone based upon the following standards: 1 . One offstreet parking space shall be provided for each three seats in the chapel . 2. No emergency ambulatory service shall be provided. 3. The character of the development shall be residential rather than commercial and only those signs allowed in the R-3 zone regulations shall be permitted. Mr. Fretz said further stipulations may be added as the need arises. He added that he felt the only effect mortuaries would have in an R-3 zone would be a psychological one, and that, in many cities, mortuaries are even allowed in an R-1 zone. Member Comstock stated this was the type of use that could be allowed in an R-3 zone as a transition from commercial to R-3; he then asked the Planning Director what the requirements were in other cities. Mr. Fretz said this was difficult to say as in most cities , zonings differ from ours. Mr. Robert McAllister explained why he felt the use is a proper Conditional Use in the R-3 Zone. At this time, Member Willhite was excused from the meeting. Member Comstock questioned Mr. McAllister as to whether he felt a mortuary should be on a major thoroughfare. Mr. McAllister stated this was not necessary if you had an established business; it would be advantageous however, if one was just starting out. Member Comstock asked Mr. McAllister to pinpoint certain places in the San Diego area which have funeral homes. Three or four were cited. Mr. McAllister then added he felt it was wrong to categorically restrict this use strictly to commercial zones. In answer to the number of vehicles necessary for the business , he said four vechicles were an average. Member Adams said he could see no reason why mortuani:es shouldn 't be allowed in the R-3 zone - they should be treated the same as professional offices. Under the use, the Commission can control parking, etc. Member Comstock agreed but added certain criteria should be set up stipulating what their findings were in approving a site for mortuaries. Planning Director Fretz agreed. -5- RESOLUTION NO. 270 Resolution of the Planning Commission Allowing Funeral MSC Comstock- Guyer Homes and Mortuaries in an R-3 Zone With A Conditional Use Permit Further, that funeral homes or mortuaries;',`:must meet the following criteria: 1 . One offstreet parking space must be provided for each three seats in the chapel . Good traffic circulation should also be provided around the property. 2. No emergency ambulatory service be permitted in the R-3 zone other than con- valescent type of service (no sirens , red lights, etc-.) 3. Residential character of the neighborhood not be disturbed by signs and bill- boards advertising the business (flashing ,lights, etc.) but be kept in harmony with the adjacent homes. 4. Funeral homes, mortuaries and chapels will be considered for a conditional use permit only where the transitional use from commercial to R-3 is adjacent on one side of the property. AYES: Members Comstock, Weakland, Stewart, Adams and Guyer NOES: None ABSENT: Members Stevenson and Willhite Statements by Dr. Willis Miller Member Adams referred to a story by County News Service published in the "Star News ," made by Dr. Willis Miller at a meeting of the county planning commissioners. The report concerned the protests made by the Castle Park residents over plans to rezone the county area east of First Avenue and south of Palomar Street to 7,500 square foot lots. Dr. Miller stated the surrounding area, within the City of Chula Vista was zoned for 6,000 square foot lots and was also alleged to have said: "Chula Vista has them (the residents of Castle Park) by the throat." Member Adams stated the 6,000 square foot lots, quoted by Dr. Miller was erroneous and suggested the Planning Director call him and have him explain his statements, adding that the statements made by Dr. Miller were derogatory both to the Commission and the City. Member Comstock felt a letter should be written. It was concurred by the Commission that Planning Director Fretz should call Dr. Miller. Recommended Resolution to City Council Mr. Paul Yeager, 414 "J" Street, asked the Commission to set up a resolution to the City Council asking them to change their meeting nights. Vice-Chairman. Stewart reminded Mr. Yeager that the Commission is an advisory body to the Council , and any resolution as he suggests, would be entirely out of line. ADJOURNMENT It was moved by Member Weakland, seconded by Member Guyer and unanimously carried that the meeting adjourn sine die. Respectfully submitted, �- ulasz Secretary