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HomeMy WebLinkAbout1964-09-21 PC MINS MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA September 21 , 1964 The regular adjourned meeting of the Planning Commission of the City of Chula Vista 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, City Attorney Lindberg, Junior Planner Lee and Assistant Administrative Officer Stenberg. 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 September 3 , 1964. APPROVAL OF MINUTES Member Comstock stated he abstained from the hearing concerning the request for car- ports for the La Bonita Town and Country Apartments, and asked that the records show this. MSUC (Comstock - Johnson) Minutes of September 3, 1964 be approved, with the correc- tion requested by Member Comstock. CONDITIONAL USE PERMIT PUBLIC HEARING: Girls Club of Chula Vista - 647 Third Avenue - Use of Building for Girls Club Activities The application was read in which a request was made to use the building at 647 Third Avenue for girls ' club activities. Director of Planning Warren submitted a plot plan explaining the location and adjacent land uses. Based on conversation with the applicant (Director James Edmunds) the staff felt there would be no need for any additional parking spaces on the premises. Member Johnson asked if, in cases such as this , the Building Department checked the building for possible building code violations; Director Warren stated he assumed they do at the time a business license is issued. This being the time and place as advertised, the public hearing was opened. Mr. James Edmunds , Director of the Club, stated that, prior to opening, the Fire Marshal did come down and inspect the premises , and it met with the fire regulations. Member Guyer asked if he considered the parking adequate. Mr. Edmunds assured the Commission it was - that only one director is on duty at any one time, and there will be no more than one or two cars there at any one time. There being no further comment, either for or against, the hearing was declared closed. -1- Member Willhite commented that he could see nothing controversial about the issue and would be in favor of it. MSUC (Willhite - Adams) Conditional use permit be approved. Further, that findings be as follows: 1 . Granting this conditional use permit will not be materially detrimental to the public health, safety or welfare; none of the factors would be significantly present. 2. The characteristics of the use proposed are reasonably compatible with the types of use permitted in the surrounding areas. There is an apartment on the south side, a clothing store on the north, a church and real estate office ac ross the street; so the entire area is such a mixture of land uses and conversions of residential buildings that all such uses in this case seem compatible. VARIANCES PUBLIC HEARING: Francis L. Kinney - 282-284 Third Avenue - R-1 Use in C-1 Zone The application was read in which a request was made to convert the upstairs`.of a store building at 282-284 Third Avenue into a living unit. Director of Planning Warren submitted a plot plan noting the location. He explained that the upstairs was vacant although there was some. indication that someone di`d live there at one time, however, not in a "dwelling unit" as defined; there were no com- plete plumbing or cooking facilities available. In the rear of this store, there are parking spaces available for three cars. Our ordinance prohibits residential use in commercial zones; therefore; the application is before the Commission. Member Johnson asked if the expansion had already taken place. Director Warren stated the work was begun and then stopped. Chairman Stevenson commented that there were other places in the downtown area where there are people living in the upstair units over stores. Director Warren said this was true; however, he reminded them of the ordinance which now prohibits this use and in this particular case, b6ing in the middle of the commercial district, it should perhaps be limited to office use. Member Comstock asked if the applicant were present. Director Warren stated he was not in the audience. Member Comstock felt no action should therefore be taken unless the applicant is present to answer questions. Member Adams said he understood that the Building Inspector and the Planning staff were not permitted to view the premises; he felt the applicant should be notified that no action will be taken on the matter unless the Commission is allowed to inspect the premises. Vice-Chairman Stewart declared that he would lila to have the chronological action as to what has taken place in this matter and agreed that the applicant should be present to testify as to this progress. MSUC (Stewart - Adams) Public hearing be continued to the meeting of October 5, 1964, and the applicant advised to be present. PUBLIC HEARING: B. J. Layton, M. D. & H. F. Stre i b, M.D. - 455 Feet North of "K" Street - C-1 Use in R-1 Zone -2- The application was read in which permission was requested to develop the rear 330 feet of this property (zoned R-1) in conjunction with the front 290 feet (zoned C-1 fronting on Third Avenue) as a medical center with off-street parking. Director of Planning Warren submitted a plot plan noting the location and adjacent land uses and zoning. The applicant intends to use the entire area for the medical center - 620 feet deep and 165 feet wide. Director Warren then showed three layouts of the proposed center and noted that no provision has been made to extend Kearney Street nor is access planned to Kearney. The buildings will be single-story; some of them will have a basement for storage purposes. Director Warren stated, if approved, the applicant should be required to bring in detailed plans for approval in the future. Member Comstock asked if the parcel was stopped at Kearney Street with a one-foot lot. Director Warren said it was. The commercial depth runs to 290 feet with a 165 foot frontage. Director Warren then submitted a .proposed layout showing how the area could be developed with single-family dwellings by extending Kearney Street using a cul-de-sac. This being the time and place as advertised, the public hearing was opened. Mr. Greer, representing Marshall Erdman & Associates, Inc. , Pleasant Hill , California, architects for the project, stated his firm specialized in medical centers. The three plans presented tonight are not specific as yet, since the doctors have different ideas as to their own individual needs. He felt this development could serve as a buffer between the residential and commercial zones; however, they would not recommend that it be connected to Kearney Street in any way, feeling this would only create more traffic problems. Chairman Stevenson asked if this was the only location they looked at; Mr. Greer stated it was the only location for which they were asked to design the development. The buildings would blend in well in any residential or multiple-family residential zone. Mr. Greer added that the area encompasses approximately 20,000 square feet; figuring this at one doctor per 1000 square feet, there will be approximately 17 or 18 doctors in this development. One hundred parking spaces will be provided. Those speaking in opposition were: Mrs. Joseph Wladecki , 745 Garrett Avenue, Mr. Frederick Thomas , 367 Kearney Street, Mr. Harmstead , 740 Church Street, Mr. Johnson, owning property in the area, Mrs. Kenneth Copeland, 778 Garrett Avenue, and a letter from Mr. Joe Trejo, 775 Garrett Street. They stated as their reasons: (1) properties in the back of this development would be landlocked; (2) Kearney Street being a dead-end street now has caused numerous hardships on the residents in the area; they would like to see Kearney Street extended; (3) it would present a traffic problem on the already heavily-traveled Third Avenue; (4) a medical center in this location is not needed at this time as there are already numerous clinics in the area and in downtown Chula Vista. There being no further comment, either for or against, the hearing was declared closed. Chairman Stevenson remarked there was nothing exceptional about this lot; it was the same as when these applicants applied two or three years ago for a change of zone. Vice-Chairman Stewart felt it was an invasion into a residential area, and it would landlock property that could be developed residentially. He added that there was plenty of land elsewhere in the City that would be more suitable for this type of development. -3- Member Adams declared the commercial lot in front which measures 250 by 290 square feet. was sufficient for this type of development; he is not in favor of this pro- ject. MSC (Adams - Guyer) Variance be denied for the following reasons: 1 . It would not be good zoning practice as it would cut through an area that could be developed residentially. 2. The commercially zoned land facing Third Avenue is ample for this type of devel- opment. 3. It would deny access to the undeveloped property on the rear 300 feet of this area. The motion carried by the following vote, to-wit: AYES: Members Adams , Guyer, Stewart, Comstock, Stevenson and Willhite NOES: Member Johnson ABSENT: None TO BE SET FOR PUBLIC HEARING: Establishing Setback on South Side of Naples Between Monserate Avenue and Osage Avenue 45 Feet Director of Planning Warren submitted a plot plan noting the location. At present, the property is vacant and no setback is established; therefore, a 25 foot setback is set. In the future, 30 feet will be needed for street dedication. Recently, there have been several requests to develop this area. The developed area across the street maintains a 20 foot setback; to conform to this same setback, a 45 foot. setback is requested which will take in the area planned for a street. Chairman Stevenson felt a 50 foot setback would be more compatible here. The Com- mission concurred. RESOLUTION NO. 327_ Resolution of the City Planning Commission of Their MSUC (Guyer- Adams) Intent to Establish a 50 Foot Setback for Property Located on the South Side of Naples Street Between Monserate and Osage Avenues - Meeting of October 5 , 1964. MISCELLANEOUS- Discussion of Possible Planning Commission Resolution Amending Slope Planting Director of Planning Warren stated the City does not, at this time, have a grading ordinance; there is a Planning Commission resolution that suggests the degree of slope and planting. Sometime ago, Mr. Fretz, the former Director of Planning, took the standards of San Diego, altered them slightly, and called it the Chula Vista . Slope Standards. If the Commission is agreeable, Director Warren added,, a resolution should be prepared adopting this set of standards. Right now, the only requirement the City has is for ice plant on the hillsides. Director Warren further stated he would like to prepare a draft of a resolution which will incorporate the slope planting. Chairman Stevenson asked if this would be sent to the Commissioners prior to the meeting for their study; Director Warren said they would have a copy mailed to them. -4- The Commission discussed shrubbery for the top of slopes; Member Willhite felt that requiring shrubbery here would curtail the view for which the property owner pur- chased the lot; he would recommend that the shrubs be planted a few feet down the hillside instead. Member Willhite then discussed the drainage problems of the sub- divisions whereby, in the event of heavy rains , the water comes down over the hillsides rather than draining out into the streets. Member Johnson asked about the maintenance of shrubs. Director Warren stated the only way they could enforce this would be to set a condition whereby the subdividers would have to maintain the landscaping. Member Adams mentioned that shrubbery is planted by subdividers; however, a property owner must maintain his own landscaping once he purchases a lot. Member Comstock cautioned the need for strict enforcement of the grading ordinance. . D.irector- Warren stated that a new resolution would be drafted and sent to the Com- missioners. Discussion of Setbacks on "H" Street Director of Planning Warren submitted a plot plan noting the location and the pro- posed rezonings. At the time the Commission set this for hearing, the setbacks were ignored. The staff would suggest a 5 foot setback along the "H" Street frontage and a 10 foot setback to the commercial depth proposed. MSUC (Johnson - Guyer) Setbacks as proposed by the Director of Planning be added to Resolution No. 323 advertising the public hearing for rezoning the south side of "H" Street between Madison Avenue and San Diego, Arizona and Eastern R.R. Action on Consultant Proposal to do Zoning Ordinance Director of Planning Warren stated that when -the City had entered into the 701 Program, Mr. George Fretz, former Director of Planning, had planned to initiate a new proposal for a zoning ordinance before adoption of the General Plan; Director Warren felt the staff should do this themselves. However, due to the two vacancies in the department, they have not had time to get to this , so they considered this program. It would take 7 or 8 months to clear one of these programs; the total cost of such a program would be about $8500 (including staff services) and would take 12 months to complete. Member Comstock asked if the City would be getting into an "alphabet" zoning pattern such as most cities have - numerous zones. Director Warren remarked that new zones ',would be added, such as for planned-unit developments, etc. Director Warren emphasized that there would be a great deal of staff participation in this program. Member Comstock felt he would rather see the City hire two planning men to work with the staff here in the department and have them write the ordinance. Member Willhite agreed, stating a consultant will be working on an expense account; therefore, the cost will be greater than if the City hire a couple men to work here and write this up, as Member Comstock suggested. Vice-Chairman Stewart remarked that the planning field was a highly specialized one and these men are rare. Twelve years ago, the City asked for a Master Plan and all they were able to obtain was a Master Street Plan. He felt this new zoning ordinance would not be a "production manufactured out of town andshipped to us." Member Comstock mentioned the Pomona Ordinance as a good example to follow because it was explicit and explanatory. -5- The Commission then discussed the length of time the program would take and felt that nine months should be stressed rather than the twelve months specified. Member Johnson asked if this would include a grading ordinance. Director Warren .said it would not; however, it could contain an architectural control ordinance. The staff has prepared information to put into this. Before the final ordinance is printed, the Commission and staff will have several opportunities to review it. MSC (Stewart -- Comstock) Recommend to the City Council the adoption of the proposal submitted by Williams and Mocine for a new zoning ordinance, subject to the stipula- tion that 9 months be specified as the time involved instead of twelve and that the Planning Commission be notified of the progress. Asked for a comment as to the recommendation taken, the City Attorney declared he was "highly in favor of the approach they were taking." The motion carried by the following vote, to-wit: AYES: Members Stewart, Comstock, Johnson, Stevenson, Adams and Guyer. NOES: Member Willhite ABSENT: None Request to Operate an Electric Repair Shop at 648 Third Avenue A letter from James W. Hogan and Harry L. McCray was read in which they requested they be allowed to operate this business at 648 Third Avenue; presently, they are operating at the San Diego Country Club. Director of Planning Warren explained this was a C-1 zone; since this business is not listed in a C-1 zone, the staff would ask for the opinion of the Commission; that the Commission would have to find this allowed under item 25 which states: "other uses which in the judgment of the Commission, etc. ," if they approve it. Mr. James W. Hogan, one of the applicants, explained the type of service involved which will be noiseless , no welding, and they will be operating on 110 and 220 volts ac. Vice-Chairman Stewart commented this was similar to item three in the ordinance which lists a storage garage or an auto display room. Member Adams said he would rather not see the retail zone on this street intruded by this type of use. Mr. Hogan siad this would be a temporary location until they can find more suitable quarters in a C-2 zone. Mr. Warren suggested that the Commission give thought to allowing the use by Condi- tional Use permit. Vice-Chairman Stewart remarked that service stations repair everything on cars today and this operation is no more objectionable than that. After further discussion, the Commission concurred that the City Attorney and staff take this matter under advisement and bring the matter back to the next meeting with their findings. Planning Department Personnel Member Comstock asked what could be done about expediting the recruitment of help for the Planning office. -6- Mr. Sherman Stenberg, Assistant Administrative Officer, discussed the two job openings in the office - Associate Planner and Assistant Planner and said they have top priority as far as the Personnel office is concerned. Thetype of people the City is looking for here are hard to come by; it may be possible however, to get an emergency appoint- ment. Mr. Stenberg added that the Civil Service Commission has just approved the position for the Associate Planner. The job now is to advertise and get people to apply. They hope to have the position filled before December. Member Comstock spoke of screening the applicants and felt this Commission and the Director should do this. Nursing Homes Member Johnson brought up ' the letter the Commission received concerning the abundance of Nursing Homes being built today. Member Comstock felt if a person wants to go broke running a nursing home, it was his perogative. Member Adams felt the Commission should check the area here to determine need when an application is received for another nursing home. ADJOURNMENT MSUC (Comstock - Guyer) Meeting adjourn to September 30, 1964 at 6 p.m. at the Sunnyside Steak Ranch, 5170 Bonita Road, Sunnyside, California. Respectfully submitted, v Jennie M. Fulasz Secretary