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HomeMy WebLinkAbout1964-12-21 PC MINS MINUTES OF A REGULAR ADJOURNED MEETING j OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA December 21 , 1964 The regular adjourned meeting of the City Planning Commission of Chula Vista, Cali- fornia, was held at 7:00 P.M. , in the Council Chamber at the Civic Center on the above date with the following members present: Stevenson, Stewart, Comstock, Johnson, Willhite, Adams and Guyer. Absent: None. Also present: Director of Planning Warren, Junior Planner Lee and City Attorney Lindberg. 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 meeting of December 7, 1964. APPROVAL OF MINUTES MSUC (Adams-Johnson) Minutes of December 7, 1964 be approved, as mailed. Member Comstock abstained from voting because he was absent at the last meeting. CONDITIONAL USE PERMITS i PUBLIC HEARING: Chula Vista Doctors Park, Inc. - 344 Fourth Avenue - Medical Offices in R-3 Zone The application was read in which a request was made to construct a Medical Park for doctors ' offices and adjunct professional uses at 344 Fourth Avenue, an R-3 zone. Director of Planning Warren submitted a plot plan, noting.-the location and the adjacent land uses and zoning. The property fronts on Fourth Avenue, now zoned R-3, and is adjacent on three sides with R-3 zoning and a fourth side with C-2 zoning. The applicant has submitted a preliminary plot plan but nota detailed building plan. The buildings will be single-story, with parking proposed in the center of the development. There will be one point of access , on Fourth Avenue. Director Warren suggested it would be a better environment if the buildings were constructed in the center of the property and the parking on the sides. Director Warren then submitted four recommendations , if the request is approved. Member Comstock questioned the parking requirements. Director Warren stated the number proposed exceeds the requirements. This being the time and place as advertised , the public hearing was opened. Mr. Darrell Fields , Chula Vista Realty, spoke in favor of the proposed development. He stated the ''adjunct'' professional uses would be a pharmacy, wholesale drug con- cern, etc. Director Warren commented this could be done in an R-3 zone only with a variance. I- Mr. Fields added that the park would house between 20 and 25 doctors; it would be a one million dollar development. -1- Member Johnson questioned the need for an incinerator. Mr. Fields remarked that the uses of the pathologist would be very small and could well be accommodated by a sewer. There being no further comment, either for or against, the hearing was declared closed. Member Adams felt this was a good location and a good layout for the development. Vice-Chairman Stewart agreed, adding it was contiguous to commercial property .and proposed high-rise apartments making the location ideal for this type of use. Member Willhite spoke of the practice of doctors dispensing drugs from their offices and charging for them; he said this was getting to be more and more the practice now. It would be the same as a drug store. Member Comstock remarked there was a state law prohibiting doctors from doing this type of thing. Member Adams added that most doctors generally lease a space in their office for this purpose. Chairman Stevenson declared that if the applicants wanted to put in a pharmacy here, it would require a variance or rezoning. The Commission discussed the need for a wall on the westerly property line. Vice- Chairman Stewart felt:this requirement should be made unless the proposed nursing home is built adjacent to this development. He suggested a condition whereby the applicants be required to construct the wall within one year, if the nursing home is not built within this period. MSUC (Adams-Guyer) Conditional use permit be granted subject to the following con- ditions: 1 . That detailed building and site development plans be submitted to the City Planning Commission for approval at a later date. 2. That any signs to be viewed from outside the Park be in conformance with R-3 regulations. 3. That a six-foot high masonry wall be constructed along the westerly property line in the event the Nursing Home, directly west, is not constructed within a period of one year. 4. That four street trees (type to be approved by City Park Department) be provided on the Fourth Avenue frontage. Further, that findings be as follows: 1 . That granting such conditional use permit will not be materially detrimental to the public health, safety or welfare as delineated in the ordinance. None of the factors involved are significantly present. Parking is well handled and one primary entrance will give good control minimizing conflict with traffic on Fourth Avenue. . 2. The characteristics of the use proposed are reasonably compatible with the types of uses in the area. Shopping and Civic Center facilities are on the perimeter of this property and more office use is planned. Single story structures will minimize any conflict with adjacent residential use. -2- PUBLIC HEARING: W. R. Corey - End of Guava Avenue, South .of "F" Street Convalescent Hospital in R-3 Zone Application was read in which a request was made for permission to construct a convalescent hospital with a capacity of seventy (70) beds at the end of Guava Avenue, west of Fourth Avenue. Director of Planning Warren submitted a plot plan noting the location of the proposed convalescent hospital . Access to this development will be on Guava Avenue, off Parkway. No detailed building plans have been submitted, nor any landscape plans. Director Warren commented there was a question as to whether this was a convalescent hospital , a rest home, or nursing home. He then suggested two recommendations , if approved: that detailed plans be submitted for approval and that a six-foot high masonry wall be constructed along the south and west property lines. This being the time and place as advertised, the public hearing was opened. Mr. W. R. Corey, the applicant, stated he used a poor choice of words in his appli- cation when he stated this would be a "convalescent hospital". He said it should be termed either a "rest home" or "nursing home"; there will be no such facilities as are included in a general hospital . The residents will be lederly people, and they will take in elderly people out of hospitals convalescing from surgery that cannot afford to stay in a hospital for any extended period of time. A nurse will be on duty 24 hours a day, 7 days a week. Vice-Chairman Stewart stated that the State licenses these hospitals and one of their requirements is that a nurse be on duty 24 hours a day. He added he would like to 'see the detailed building plans and suggested a recommendation be made to this effect. The Commission discussed the applicant 's plot plan and Vice-Chairman Stewart questioned why the wall was discontinued at a point at the northwest property line. Mr. Corey stated this was where the drainage channel comes in. Mr. Edward Damico, 356 Guava Avenue, stated this development would turn this section of Guava Avenue, a residential street, into a commercial one with a heavy traffic flow. Vice-Chairman Stewart commented that the area is zoned for apartments which could go in there now, and this would be a far greater traffic problem than a nursing home. There being no further comment, either for or against, the hearing was declared closed. The Commission discussed the difference between a convalescent hospital and a nursing home. Director Warren remarked that the applicant was specific in that he wanted to build a "convalescent hospital ." He added that a "nursing home" is smaller in scale than a hospital and takes in people who reside permanently and not necessarily people who are convalescing from illness or surgery. Member Willhite commented that a nurse on duty 24 hours a day, 7 days a week makes this a convalescent hospital and the fact that this area abuts residential dictates the need for a conditional use permit. City Attorney Lindberg stated there is a difference between a nursing home and -con- valescent hospital ; a nursing home is a place for senior citizens to live; convalescent -3- hospital being a place for people to remain to be cared for after surgery, etc. This application would , in his opinion, be an aspect of a convalescent hospital . The Commission then discussed the requirement for a six-foot high wall . Member Willhite commented that any wall six feet or over makes it an engineered wall entailing greater expense. He suggested it be reduced to less than six feet high. Director Warren remarked that any wall under six feet would not necessarily serve as a screen and if it is to be nearly six feet high and masonry, it should be engineered. MSUC (Stewart-Comstock) Conditional Use Permit be approved subject to the following conditions: 1 . That detailed bui.l.ding and site development plans be submitted to the City Planning Commission for approval ,. prior to construction. 2. That a six-foot high masonry wall be constructed along the south and west property lines. Further , that findings be as follows: 1 . Granting this conditional use permit will not be materially detrimental to the public health, safety or welfare. There would be no nuisance arising from noise, smoke, dust or vibration; there would be no hazard to persons and property from possible explosion, contamination -or fire; the volume of traffic will be less than would be created if the property were developed R-3 (multiple-family) . 2. The characteristics of the use proposed will be reasonably compatible with the type of uses in the area. A Doctors ' Complex is planned directly east of this site and the use proposed is similar to a rest home or home for the aged , which is' an allowable use in the R-3 zone. VARIANCES PUBLIC HEARING: Lee Raitt - 380 Jason Place - Reduction in Rear Yard Setback Member Comstock abstained from the hearing as he stated he was one of the property owners notified of the hearing, living within 300 feet of this location. The application was read in which a request was made for a reduction in rear yard setback from 20 feet to 142 feet for the purpose of constructing a residence. Director of Planning Warren submitted a plot plan noting the location of the property and the adjacent zoning. The front setback is five feet; however, the applicant has proposed a straight-in garage and therefore, must maintain a 20-foot setback to the garage. Director Warren commented that, generally, this subdivision has very large homes for their lots. This being the time and place as advertised-, the public hearing was declared opened. Mr. Lee Raitt, the applicant, said the lot contains 7200 square feet. When they started this subdivision, they anticipated the houses to be built would be about 1400 square feet, but they ended up with 1800 square foot homes. This proposed house will be 1800 square feet with a 400 square foot garage. There will be ample room for a patio in the rear. -4- There being no further comment, either for or against, the hearing was declared closed. The Commission discussed the area and concurred they had no objection. MSUC (Willhite-Adams) Variance be approved. Findings be as follows: 1 . There are exceptional circumstances and conditions appl-icable to the property herein involved or the intended use thereof that do not apply generally to property or class of uses in the same zone. The lot is unusually shallow and is not rec- tangular in shape. Most of the houses in this subdivision are larger than normally . placed on a 7,000 square foot -Tot. The house utilizes a "straight-in" garage requiring a 20 foot setback not contemplated when the subdivision was designed. 2. Granting this variance is necessary for the preservation of the substantial property right of the applicant. The applicant believes it would be necessary to redesign the house, making it smaller, or paving the entire front yard to allow different vehicular access if the variance is denied. 3. The granting of this variance will not be materially detrimental to adjacent properties . The lots adjacent to the west -are very deep with no- structures close by, affording the light, air and fire protection.for which the rear yard dimension is provided. No protests were received. PUBLIC HEARING: Tessler Company, Inc. - 477 Fourth Avenue - Parking in Front Setback in R-3 Zone The application was read in which permission was requested to use the front setback on .477 Fourth Avenue (an R-3 zone) for parking purposes. Director of Planning Warren submitted a plot plan of the area, noting the location and adjacent land uses. The parcel has 140 feet frontage on Fourth Avenue; one point of the property runs 290 feet deep. Because of the unusual shape of this property, the applicant desires to use the front for parking purposes. He would maintain a 5 foot setback. Director Warren asked that, if approved, he would like to see a detailed landscaping plan brought in. He also suggested the applicant should provide for two street trees , and that a decorative masonry wall be con- structed between the parking and planting strip along Fourth Avenue. Director Warren then showed the Commission some pictures of other apartment buildings in the area using the front of their property for parking purposes. The parking as proposed by the applicant would be 20 feet deep -with 26 feet in between the two parking areas. Member Johnson asked about the accesses. Director Warren stated there would be two ; from Fourth Avenue, with no through circulation. This being the time and place as advertised, the public hearing was opened. Mr. Max Tessler , President of the Tessler Company, stated he had four preliminary plans drawn up for this lot, and this proposed plan was the most feasible. Member Johnson asked about having a 10 foot planting strip in front. Mr. Tessler stated this would be too wide to accomplish his needs and that 5 feet would be much better. He added he could go 10 feet or more in the center of the parking areas. He plans to have a landscape architect do the plan for him. The buildings will be two-stories. Mr. Tessler then asked what type of trees the City would stipulate. -5- Director Warren said this would be up to the Parks and Recreation Department. There being no further comment, either for or against, the hearing was declared closed. MSUC (Comstock-Johnson) Variance be approved subject to the following conditions: 1 . A decorative masonry wall (32 feet high) be constructed between the parking and planting strip along Fourth Avenue. 2. A detailed planting plan by a landscape architect be submitted for approval to the Planning Director. 3. Applicant to provide for two street trees. Further, that findings be as follows: 1 . There are exceptional circumstances and conditions applicable to the property herein involved or the intended use thereof that do not apply generally to property or class of uses in the same zone. A setback of thirty feet is unusual in an R-3 zone and the 112 to 1 parking space requirements utilizes a disproportionate amount of space if the setback is observed. 2. Granting this variance is necessary for the preservation of the substantial property right of the applicant. Applicant is deprived of any usable open space unless portion of front setback is used for parking. 3. Granting a reduction in the front setback for parking, under these conditions will not be materially detrimental to the p4Kublic welfare or injurious to adjacent properties when considering the zoning and projected uses for adjacent lots. 4. Request for Deferral of Public Improvements - 754 "F'' Street - H. Phillips A letter was read from Mr. Harold Phillips requesting deferral of public improvements in front of his property at 754 "F'' Street. Director of Planning Warren stated this was the same as that granted by the Commission at the last hearing, whereby deferral was made until such time as detailed plans for the street were available. The Engineering Department has recommended that prior to construction, such plans be coordinated with the Port authorities and the local office of the Division of Highways. MSUC (Comstock-Adams) Approval of deferment of public improvements for property at 754 "F'' Street, subject to the following conditions: 1 . That installation of public improvements (curb and sidewalk) be deferred until detailed plans are available. Prior to construction, such plans shall be coordinated with the Port authorities and the local office of the Division of Highways. 2. That a lien, bond or cash deposit in the amount of one thousand dollars ($1000.) be provided as assurance of completion of -such improvements. 3. That the applicant will commence installation of required improvements within thirty (30) days following receipt of written notice from the City Engineering Department. -6- 5. Request to Allow Slot Racing Center and Hobby Shop in Shopping Center at Hilltop and Naples A letter was read requesting that a vacant building at 232 Naples Street be leased for the purpose of operating a Slot Racing Car Center and Hobby Shop. Director of Planning Warren stated this was an approved C-1 use by the Commission. Vice-Chairman Stewart asked what :was involved in this Hobby Shop. Mr. James 0. Smith, 217 Naples Street, stated he is the one who will be leasing and operating this shop. The shop will consist of a track on which to run these model cars, and there will be model kits and parts for sale. An area will be set aside for the customers to repair their model cars. Member Adams commented that a shopping center, as everyone knows it, is a retail sales place for necessary household items, and it would be a mistake for the Commission to start a precedent for recreational facilities in such a center. Mr. Adams re- viewed a request before the Commission sometime ago for a billiard parlor for this same location which they turned down because they felt it would be improperly placed in a neighborhood shopping center. Member Johnson stated he felt the Commission was going ''beyond their bounds'' in declaring what type of businesses should go into a shopping center. Member Adams disagreed stating this particular Center was permitted on a variance to serve neighborhood needs. Vice-Chairman Stewart declared that Member Johnson 's remarks were entirely out of context; this shopping center is entirely surrounded by R-1 use. The zone variance was for retail sales and to encourage recreational use which would have a collection of people after regular store hours would be entirely out of place. Director of Planning Warren commented that two sides of the picture were brought up. He felt the Commission was correct in denying the billiard parlor as this Center was a neighborhood use, and a billiard parlor is allowed in a retail commercial zone. This particular center, however, is unique in that it is surrounded by residential uses. Director Warren added he had mixed emotions about this particular situation. If the applicant had strictly the retail sales of these model cars and a track for demonstration purposes , it would be different; however, this would be set up as a place to congregate. This is beyond what they think of as a need in a neighborhood center. Before denying the request, the Commission should determine that a degree of incompatibility exists. Vice-Chairman Stewart felt that a congregation of youngsters would create the need for the sale of soft drinks, etc. This leads to bottles and papers being thrown about. Mr. Stewart added that this area was a police problem at one time. He felt this request should be sent to the surrounding property owners to get their reaction to keeping this place open after 10 p.m. Member Willhite said it would be better to provide some place for the children in this area to go, where there is a certain amount of supervision. Member Guyer agreed, stating he is not against this particular request. Member Adams reiterated that this use was a recreational one and this particular shopping center was not established for that - it was set up strictly to take care of the needs of the residential area. Vice-Chairman Stewart remarked that if the people want it, and the Chief of Police has no objections , then he will go along with it. He cautioned that the Commission should be very careful of what goes into an R-1 zone. -7- Chairman Stevenson felt the neighboring property owners should be notified since the Commission is trying to protect their interests. Mr Jay Pugh, representing Rancho Associates,- said he had no objection to having the people notified. He does, however, take issue with Mr. Stewart about the police trouble in the area. The police were called several times in regard to teenagers using the parking area for ''dragging'' but nothing outside of that. Vice-Chairman Stewart said he was referring to several years ago when an abundance of rowdyism was going on there. MSC (Willhite-Guyer) Continue this matter until the next regular meeting and notify the property owners within 300 feet of this request. The motion carried by the following vote, -to-wit: AYES: Members Willhite, Guyer, Adams , Stewart, Comstock and Stevenson NOES: Member Johnson ABSENT: None 6. Request for Approval of Sign - Restaurant at 421 Telegraph Canyon Road Director of Planning Warren reviewed the request stating the proposed sign will be 3 feet by 5 feet and will be placed on top of the building. The reason for this is that there is a tree in front of the building which obstructs any sign that would ordinarily be put on the front of the building. This Center is in an architecturally-controlled zone and all signs must be Commission-approved. At present, there is a variety of signs in this Center which the staff is concerned about -- many -signs painted on the front of the buildings which were not Commission- approved, most of them permanent signs. Member Adams remarked that all signs should conform to those approved by the variance; all others should be eliminated. If the Commission approved all these signs, then others will come in and ask--for the same thing. One of the reasons for having this on a variance was to have control over it; he felt it should not . . be permitted. Mr. Edward Boyer, owner of Pacific Sign Company, showed the Commission a sketch of the proposed sign and reiterated the reason for placing it on. top of the building rather than painting it on the front. Chairman Stevenson commented they had a choice of tearing down the tree. or permitting the sign on the roof. Vice-Chairman Stewart agreed that the tree does pose a problem and felt they should be permitted to elevate the sign. Mr. Boyer explained it would be a double-faced sign and illuminated. ' The othersigns in the Center cover the face of the buildings averaging about 30'' x 20 feet. Member Comstock asked about the possibility of putting a directory sign out front. Mr. Warren stated there is one now but is monopolized by the Speedee Mart. They are restricted to a sign of 50 square feet, and the Speedee Mart sign measures approxi- mately that. Chairman Stevenson commented on the undeveloped land to the rear of this Center saying it will be developed someday and the fact that a sign advertising ''Beer'' is stuck in the air might be objectionable. -8- The Commission discussed the sign and felt that it would be all right if kept to 30 inches. Mr. Boyer explained he had a sign already made up which measures 36 inches and asked that he be permitted to retain this. MSC (Guyer - Comstock) Approval of sign for the Joseph Polizze Restaurant at 421 Telegraph Canyon Road to be constructed on the roof of the building and to be no larger than 36 inches by 60 inches. The motion carried by the following vote, to-wit: AYES: Members Guyer, Comstock, Stewart, Johnson, Stevenson and Willhite NOES: Member Adams ABSENT: None Report of Findings - Appeal by San Diego Trust & Savings Bank. - Southwest Corner "H" Street and Fig Avenue _ The findings were read in which an appeal was made by the San Diego Trust & Savings Bank to a zone change denial by the Commission for the southwest corner of "H" Street and Fig Avenue. The applicant requested a change from R-2 and R-3 to C-1 for the purpose of constructing a bank building. The. Commission discussed the findings and Vice-Chairman Stewart remarked that he felt the public does not need another bank on this corner -- a zone change should meet the test of public need. Member Johnson disagreed stating the Commission should not say how many banks should go into Chula Vista. He added the Commission could deviate from the General Plan and allow this rezoning since the Plan is not specific in that area. Chairman Stevenson commented that the area is residential and they should keep this in mind. Member Adams reminded the Commission of the Planning Consultants ' advisement whenever the Commission wished to make a change in the Plan--that a study of the area be made firs t. MSUC (Adams-Guyer) Findings be approved and forwarded to the City Council . Member Comstock abstained from voting since he was not present at the hearing. Architectural Consideration of Proposed House in Bonita Verde Subdivision Director of Planning submitted the plans for the proposed house. He stated it will be built on Lot 48, on Troon Way and will be over 2000 square feet. The construction .will be shake -shingle roof and masonry walls. This structure will conform to all others built in the subdivision. No landscape plans have been submitted. Member Johnson asked if the staff had approved these street names. Director Warren said they were approved, however , not by the "present'"-staff. MSC (Comstock-Guyer) .Approval of plans for house on Lot 48 in Bonita Verde Subdivision. The motion carried by the following vote, to-wit: AYES: Members Comstock, Guyer, Stewart, Stevenson, Willhite and Adams NOES: Member Johnson ABSENT: None -9- ORAL COMMUNICATIONS Dental Office at Hilltop and Naples Shopping Center Mr. Jay Pugh, representing Rancho Associates , stated to the Commission that they would like to build an addition in their Shopping Center for a dental office. If they conformed to setbacks , he wondered if Commission would have any objection to this office going in. ' Director of Planning Warren reminded Mr. Pugh that his original variance was approved according to a plot plan which did not show the dental office. If they wish to have this office approved, it must come before the Commission. Vice-Chairman Stewart informed Mr. Pugh that he should check with the Planning staff as to the correct procedure he must follow in obtaining approval of this dental office. Mr. Pugh then asked ifit would be permissible for the TGY store to expand and use the vacant building next to it. Chairman Stevenson said this was no problem - it is the same use they are now enjoying. Trailer Park - Off Edgemere Avenue Mr. Lee Raitt told the Commission of plans being formulated by his company to con- struct a trailer park on the river bottom off Edgemere Avenue and Second Avenue. They are contemplating 300 units. Many,problems must be solved first: rezoning a portion of this land which is now in the City; some of it will have to be annexed; extension of First Avenue; engineering problems , the general use, etc. If properly developed, and they are thinking of a luxury-type development, it would lend itself to the area; however, before they proceed too far with annexations , etc. , they must find out where they stnad with the City and whether they will be able to get cooper- ation. Member Adams asked about construction on the flood plain. Mr. Raitt stated the present river channel cuts off to the east and with the highway being established, the new channel will be at the northerly end of the property. The entire develop- ment will be kep above the river channel ; it is the judgement of the engineers that the development will be safe. This is a three-quarter million dollar project and they are taking no chances in getting this flooded. They plan to work closely with the engineering department as to sewers, etc. Mr. Raitt added that in order to develop this property, he must have the joint cooperation of the Planning Commission and the City Council . Member Willhite remarked that the General Plan discourages the addition of more trailer parks in the Chula Vista city limits. Director Warren stated this was a recommendation of the Residential Subcommittee. Vice-Chairman Stewart commented on the Trousdale Corporation which trie& to sub- divide this land and put houses in; they met with abundant objections. "'M"r. Stewart added the land should be put to some use, either trailer park or industrial , some- thing that will suffer the least should it ever be flooded. Mr. Raitt stated that about the first of the year, his plans will become final enough to be submitted to the Commission. He just wanted to get the opinion of the Commission on this tonight. AD-JOUR NME NT MSUC (Comstock-Guyer) Meeting adjourn sine die. Respectfully submitted, )Secretary nnie M. Fulasz -10-