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HomeMy WebLinkAbout1963-03-04 PC MINS MINUTES OF A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA March 4, 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 Comstock, seconded by Member Guyer and unanimously carried that the minutes of February 4 and February 18, 1963 be approved, copies having been mailed to each member. REZONING PUBLIC HEARING (Cont 'd) - Portion of Grout Annexation - Interim R-1 to Permanent R-1-B-12 Planning Director Fretz reviewed the matter, stating that at the last meeting, the owner requested a continuance to this meeting in order that he could bring in two plans for the area - one for 7,000 square foot lots and the other for 12,000 square foot lots. Mr. Dennis Wittman, representing the owner, the Great Savings and Loan Association of Los Angeles , said he was not, as yet, prepared and asked for another continuance to March 18, 1963. It was moved by Vice-Chairman Stewart, seconded by Member Comstock and unanimously carried that the public hearing be continued until the meeting of March 18, 1963. PUBLIC HEARING - Accent Subdivision - Permanent R-1 , R-3 , C-1 and M-1 Zoning The application was read requesting permanent zoning for the Accent Subdivision from interim R-1 to R-1 , R-3 , C-1 and M-1 zoning. Planning Director Fretz submitted a map and pointed out the proposed zone changes. He said the staff objects to the ''strip commercial'' along the south side of Orange and certain other aspects of the commercial . He presented an overlay which he recom- mended and which Mr. Abe Siner, representing the owner, agreed .to: Mr. Fretz then noted the R-3 zoning of the subdivision, stating he would like to see more detailed plans as to how this will be developed. He emphasized that the staff does not necessarily oppose the R-3 zoning, but they would like to see more precise plans for its development, and certainly some street pattern before recommending that portion. Mr. Fretz recommended that a final subdivision map be approved by the City Council prior to any zoning. This being the time and place as advertised, Chairman Stevenson opened the hearing. Member Willhite questioned the jog on Melrose, and Mr. Fretz said the freeway engineers had asked the subdividers , in planning intersecting streets with Orange, to stay this r distance from the proposed freeway interchange. Member Comstock asked about Melrose extending to the M-1 zone. Mr. Fretz explained that due to the topography this is practically the only location for a street, and the staff would like to be on record as approving its location even though recommending that another tentative map be developed on the R-3 area. He added there were approximately 32 acres in the M-1 zone. , Mr. C. C. Xtley, realtor, asked Mr. Fretz to point out the area set aside for a trailer park, so that there would be no misunderstanding at some later date about this. Mr. Fretz noted that Lot 81 on the subdivision map, containing approximately 25 acres, lying northerly of the commercial area on the east side of the freeway was the area designated for the trailer park; however, he added that they would have to come in for a conditional use permit when they are ready to go ahead with this development. _ :Mr. Abe Siner, Vice-President of Jonathon Manor, stated that to eliminate any doubt about their R-3 and M-1 zoning, they agree to file a final subdivision map before any zoning is adopted. Theta being no further comment, either for or against, the hearing was declared closed. RESOLUTION NO. 262 Resolution of the Planning Commission Recommending to City Council Permanent Zoning to R-1 , R-3, C-1-P and M-1-P for the Accent Subdivision, According to Overlay Presented by Staff and With the Stipulation that a Final Subdivision Map Shall Be Filed Prior to the R-3 , C-1-P and M-1-P Being Adopted. Offered by Vice-Chairman Stewart, seconded by Member Guyer, passed, approved and adopted by the following vote, to-wit: AYES: Members Stewart, Comstock, Weakland, Stevenson, Willhite, Adams and Guyer NOES: None ABSENT: None VARIANCES PUBLIC HEARING - Thomas E. and Anita Nerat - 455 Smith Avenue - Lot Split and Sub- standard Frontage The application was read in which a request was made for permission to divide the property into two lots for the purpose of building a duplex on the rear lot fronting on an easement to Smith Avenue. Assistant Planner Warren submitted a plot plan stating the property contains 28,000 square feet. With the lot split, one parcel would be 11 ,000 square feet. The drive- way would be asphalt concrete. Member Comstock asked about the setback from the drive to the house, and Mr. Warren said it was about 20 feet. Vice-Chairman Stewart stated that garages should be stipulated in the ;variance, if approved, -2- r This being the time and place as advertised, Chairman Stevenson opened the hearing. Mr. Thomas E. Nerat, the applicant, stated garages will be provided in the duplex between the two units, with a 24-foot turn-around on the drive here. He added that the duplex will be moved over 10 feet more than is shown on the plot plan so that there will be 25 feet between buildings. There being no further comment, either for or against, the hearing was declared closed. Member Willhite asked what the zoning was on this property and Mr. Fretz stated it was R-2. Member Comstock stated he was in favor of the request, considering the depth of this lot; the church parking lot on one side, a school playground on the other side and a multiple-family use on the other. and seconded by Member Adams It was moved by Member Comstock/ that the application for the zone variance to split the lot in order to construct a duplex be approved. Further, that action be based on the following findings: (1) The exceptional circumstances are that the lot has exceptional depth - 300 feet with more than the normal amount of frontage on Smith Avenue. (2) To the north is a public school playground, and to the east is a church parking lot, to the south is an R-3 use. (3) The variance is necessary for a substantial property right of the applicant in that the owner is not able to use the rear 180 feet if not granted. (4) Granting this variance will not be materially detrimental to the public welfare or injurious to the property improvements in the zone in which the said property is located due to the nature of. the abutting uses. Variance is granted subject to the following conditions: (1) Asphalt concrete drive and curbs be paved the full width of the 20-foot easement serving the rear lot; the entrance drive shall extend 15 feet easterly of the drive- way to the garages or carports. (2) The duplex shall be moved 10 feet to the east to provide 25 feet between it and the most easterly existing house. The motion carried by the following vote, to-wit: AYES: Members Comstock, Weakland, Stevenson, Willhite, Adams, Guyer and Stewart NOES: None ABSENT: None SUBDIVISIONS Hilltop Chateau - Tentative Map Director of Planning Fretz explained that this should be held over until the next meeting, when the zoning is discussed. -3- r Kenwood Village No. 7 - Tentative Map Director of Planning Fretz pointed out the location of the subdivision and noted that there are two lots each served by a 12'—z foot strip coming out to Halsey Street. Mr. Fretz then reviewed the following conditions recommended by both the engineering and planning departments: (1) Setbacks for existing buildings shall be observed on Lot 2. (2) Existing sheds shall be removed. (3) Wall along street frontage on Lot 6 shall be removed. (4) Entrance to Lots 4 and 5 shall be surfaced. (5) Lot 4 and Lot 5 shall have joint use of the 25 foot access. (6) Method of providing sewer to Lots 4, 5 and 6 shall be shown. (7) Sidewalk shall be constructed to City standards on Halsey Street. (8) One driveway shall be constructed for each lot. (9) Typical section on Fifth Avenue shall be shown. (10) Utility easement for all lots shall be shown. Mr. Jack Gardner, representing the subdivider, stated the two-story house on the property would be torn down. Member Weakland questioned the wall on Lot 6 and Mr. Gardner stated it would be taken down. Planning Director Fretz asked Mr. Gardner how they intended to sewer lots 4 and 5, and he indicated that they would like to use an existing line that runs out to Halsey Street. It was moved by Member Guyer, seconded by Member Weakland and unanimously carried that the tentative map be recommended for approval subject to the recommendations outlined by the Planning Director. Accent Subdivision - Tentative Map Director of Planning Fretz presented and explained the following recommendations proposed by the engineering and the planning departments: Engineering recommendations: 1 . Proposed sewage pumping station is to be permitted only as a temporary structure. The subdivider shall post adequate assurances to guarantee installation of a permanent gravity sewer to connect the subdivision to the Metropolitan Sewage System. It shall be a condition of approval of the map that if connection to a gravity system has not been made within three years following filing of the map, then the subdivider shall install such system of a size sufficient to -4- serve the subdivision at his own expense. Additional capacities provided to serve other ownerships may be subject to repayment contract as approved by the City Council . 2. Provide one-foot lots as necessary. 3. Label northwesterly corner of subdivisiion as: ''Parcel A - Not a Part of this Subdivision.'' 4. Provide adequate drainage for lands adjacent to Lots 66 and 73. 5. Melrose shall have a 40-foot traveled-way. 6. Typical section shall show monolithic curb and sidewalk. Planning recommendations: 1 . Satisfactory proof of o0nership or easement for street right-of-way from San Diego Gas and Electric right-of-way to subdivision boundary shall be shown. 2. Off-site street access shall have 28-feet of pavement with curb, gutter and sidewalk along east side. 3. Melrose Avenue shall be realigned as per Planning Department study. 4. Lot and street pattern in commercial area shall be changed to substantially conform to that suggested by Planning Department. 5. Lots 125 through 131 are not approved as part of this subdivision due to the lack of street access and insufficient detail ; however, alignment of Melrose Avenue, southerly of Orange, is acceptable. 6. All slopes shall be planted for erosion control as per City of San Diego standard specifications. 7. A pedestrian easement and 5-foot walk shall be provided from cul-de-sac on Selkirk to street replacing Melrose within subdivision. 8. Street names are to be approved by Planning Department. 9. Orange Avenue shall have 64-foot travel-way with 8-foot sidewalks. Mr. Byrl Phelps , engineer for the subdivision, objected to the street realignment , proposed on Melrose because of the intersections and the grades. Referring to recommendation #5 by the Engineering Department, the Commission discussed the 40-foot travel-way for Melrose. Since there will be a great deal of traffic an- ticipated on Melrose, especially to the north, most of it being generated by the commercial area, the Commission concurred that there should be a 48-foot travel-way through the commercial zone. Planning Director Fretz stated that there had been some re-evaluation of the street sections needed on Orange Avenue and he asked Principal Engineer Harshman to explain them. -5- Mr. Harshman introduced Mr. Bruce Mowry, the new Traffic Engineer for the City, and then submitted several street sections showing curb to curb width now recommended for Orange Avenue. The width from curb to curb would be 68-feet except at the in- tersection of Orange and Melrose which shall widen to 83 feet. The Commission con- curred with the sections shown. . Member Comstock stated that he objected to Planning recommendation #7 concerning the pedestrian easement; mainly because easements are never cared for. Director of Planning Fretz commented that topography-wise, it is sometimes difficult to have a street going through, but it is possible to develop a pedestrian walk-way. Mr. Fretz . felt it is not too important to have a street here, as it would serve only 12 homes; however, he added it would be very convenient for the children in that area to have a pedestrian way. Vice-Chairman Stewart agreed saying that without a walk-way, the children would climb over fences , etc. - any obstacle in a straight line in the direction of the school . Member Willhite questioned the commercial-residential area relationship on the revision suggested by Mr. Phelps to the staff realignment .of Melrose. Vice-Chairman Stewart suggested that perhaps a masonry wall could be constructed which would separate the two zones. Mr. Abe Siner, Vice-President of Jonathon Manor, stated they are willing to put in any kind of a fence the Commission stipulates. He added that he would like to see the Planning Director and his engineer, Mr. Byrl Phelps , get together and work out something on the street realignment which would be best for the City. It was moved by Member Guyer, seconded by Member Comstock and unanimously carried that the tentative map of the Accent Subdivision be recommended for approval subject to the recommendations outlined by the Planning Director with the following changes and additional recommendations: (1) Change Planning recommendation #1 to read: "Satisfactory proof shall be shown that subdivider has obtained either fee title or easement for street right-of-way over property commencing at San Diego Gas and Electric right-of-way and extending to subdivision boundary." (2) Change Planning recommendation #3 to read: "Melrose Avenue shall be realigned according to further study to be worked. out with the Planning Director and the sub- divider 's Engineer." (3) Change Engineering recommendation #5 to read: "Melrose shall have a 40-foot travel-way through residential areas , and a 48-foot travel-way through the Commercial zone." (4) Omit Planning recommendation #9 and insert: "Orange Avenue sections shall be according to sections that Principal Engineer showed; generally, a 68-foot curb to curb width except that at the intersection of Orange and Melrose, this shall widen to . 83 f`eet." (5) Add the following recommendations: "Adequate bonds shall be posted for any street realignment which is necessary at the time Melrose is extended.." "A six-foot concrete block wall shall be constructed to separate commercial area from residential area." -6- Princess Palomar Unit No. 2 - Tentative Map Planning Director Fretz submitted a map showing the location of the subdivision, He pointed out that Palomar Street, between First Avenue and Tobias , will be paved to a 24 feet width and Tobias Drive will have a minimum of 28 feet of pavement, curb and gutter on the east side. Referring to the recommendations sent to the Commission, Mr. Fretz said to disregard the first two as these have been taken care of. He then presented the following recommendations proposed by the engineering and planning departments: (1) Subdivision boundary shall be clearly marked on the final map. (2) Buildings on Lot 81 shall be removed. (3) Buildings on Lot 83 must observe proper setbacks. (4) Setback along Palomar shall be 20 feet. (5) The final map shall either show utility easements or a letter shall be submitted from the various utility companies stating they are not required. (6) Hilltop and Palomar sections shall show 3 inch asphalt concrete on designed base (six-inch minimum.) Member Comstock asked if Palomar was going to be a collector street and heavily traveled, and if the 20 foot setback here would be sufficient. Planning Director Fretz said it would be a major street, but he felt another 5 feet would not accomplish anything. Vice-Chairman Stewart stated 20 feet gives the driver plenty of room. Mr. Fretz then presented the rest of the recommendations: (7) All streets adjacent to the subdivision shall be annexed full width prior to approval of the final map to facilitate city i".nspection of improvements. (8) Sewage collection system shall -be designed to fit into the ultimate gravity system to serve Montgomery Sanitation District and adjacent portions of Chula Vista. (9) Subdivider shall post with the City an amount estimated by the City Engineer to cover the costs which shall ultimately be required for connections to the future Montgomery Sanitation District collection system. (10) Subdivider shall provide easement or other -acceptable evidence of ownership from San Diego County to the City for those sewer lines not within the City. (11) Subdivider shall obtain all permits required by San Diego County. (12) All slopes shall be planted according to City of San Diego standard specifications for erosion control . Member Willhite asked about the subdivider 's truck which has been parked out on the curb every day with a large sign on it advertising their subdivision. He stated they have gone to considerable length tocurtail signs throughout the City. Member Adams felt this complaint should go either to the City Council or to the traffic department. -7- Mr. Fretz said it was difficult to draw up an ordinance prohibiting signs on a truck from parking on .the street. Member Adams felt it shouldn't be difficult to differ- entiate between a truck with a sign advertising some subdivision parking on the street, and another truck just advertising their product. City Attorney Duberg said he felt an ordinance could be drawn covering this particular thing. Member Weakland suggested a postponement for two weeks in order to investigate this parked truck, or until this truck is removed. Member Comstock said this wasn't the first subdivider to do this; most of them try this at one time or another, and the Commission shouldn 't penalize this particular subdivider for this. It was moved by Member Comstock, seconded by Member Guyer and unanimously carried that the tentative map of Princess Palomar Unit No. 2 be recommended for approval subject to the recommendations set forth by the Planning Director. It was moved by Member Willhite, seconded by Vice-Chairman Stewart and unanimously carried that the City Attorney investigate the possibility of an ordinance to eliminate trucks with signs parking on public streets. MISCELLANEOUS Dinner Workshop Meeting - Planning Commission - March 14? Planning Director Fretz took a poll of the Commissioners to see if the night of the 14th was acceptable. He mentioned that the Planning Consultant, Mr. Syd Williams, would be down that day. It was agreed by all that the night of the 14th was satisfactory and the Commissioners would meet at the Sunnyside Steak Ranch at 6:30 P.M. for dinner. Approval of Bonita Valley Country Club Building Plans Planning Director Fretz submitted the plans which were brought to the office by the Hart Brothers Construction Company. Member Willhite explained the layout and the plLns stating this would be a temporary clubhouse and would be used for a social activities building when the main club- house is built. He added that the design of the building conforms to the archi- tectural construction of the Bonita Valley. It was moved by Member Guyer, seconded by Vice-Chairman Stewart and unanimously carried that the building plans be approved. COMMUNICATIONS San Diego Planning Congress - Nomination of Director and Alternate A letter from the San Diego County Planning Congress was read asking that the Com- mission designate their director and alternate for its 1963 Planning Congress. The Commission concurred that Mr. Fretz be named as the director and Chairman Stevenson named as the alternate. Deposit in Lieu of Street Trees in New Subdivisions - Discussion Planning Director Fretz stated that the City Council has asked the Planning Commission for a recommendation on this. Mr. Fretz said that when houses are not sold immedi- ately, the street trees go without water for some time. Under this new plan, the -8- City will plant a tree when the owner moves into the house, therefore getting good care for the tree. Ten dollars per street tree is recommended. Member Comstock asked about the monolithic curbs and sidewalks and questioned where the trees would be planted. Mr. Fretz said the trees would be planted on the ease- ment to the rear of the sidewalk, putting it on the edge of the easement. Member Weakland questioned whether ten dollars was a sufficient amount to cover the cost of the tree and going out to plant it. RESOLUTION NO. 263 Resolution of the Planning Commission Recommending to City Council that Ten Dollars be Deposited with the City Finance Officer for Each Street Tree to be Planted in New Subdivisions Offered by Vice-Chairman Stewart, seconded by!lMember. Guyer, passed, approved and adopted by the following vote, to-wit: AYES: Members Stewart, Comstock, Weakland, Stevenson, Willhite, Adams and Guyer NOES: None ABSENT: None ADJOURNMENT It was moved by Member Weakland, seconded by Member Willhite and unanimously carried that the meeting adjourn to March 18, 1963. Respectfully submitted, J nnie M. Fulasz Secretary