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HomeMy WebLinkAbout1964-07-20 PC MINS MINUTES OF A REGULAR ADJOURNED MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA July 20, 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 and Adams. Absent (with prior notice) : Members Willhite and Guyer. Also present: Director of Planning Warren, City Attorney Duberg, Principal Engineer Harshman and Junior Planner Lee. 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 July 6, 1964. APPROVAL OF MINUTES Member Adams asked that his statement on page 3 referring to a study being made by the Commission in view of the presentations of Mr. Higgs and others, be omitted from the minutes. Member Johnson asked that his statement on page 1 concerning the correction of the minutes' be changed to read: Page 3 ,''MSUC (Johnson-Stewart) Although no landscaping plans were required, the proposed. . . ." (Architectural Consideration for Bonita Village) MSUC (Comstock - Johnson) Minutes of July 6, 1964 be approved, as corrected. SUBDIVISIONS Russell P. Haas Industrial Park, Unit No. 1 - Final Map Planning Director Warren submitted a map noting the location of the subdivision - north of Main Street and an extension of First Avenue. This unit of the subdivision contains seven (7) industrial lots. Mr. Warren discussed the improvement of First Avenue and stated that the San Diego Gas & Electric Company will dedicate their half of the street to the City. The subdivider will improve a width of 28 feet of this travel-way; when all the lots are imp roved, they will then improve the entire 50 feet. Mr. Warren presented the engineering and planning recommendations. Member Comstock suggested that the first recommendation - that the Commission give approval to an exemption from street tree requirements - be excluded. The trees serve to reduce noise, beautify an otherwise stark area and are a first step in properly landscaping Industrial Parks. Member Adams discussed the question of planting the trees before the lots were improved, and felt the trees wouldn't be maintained properly. Director Warren ex- plained that a deposit for the trees is made with the City, and that the City would plant and maintain the trees. Principal Engineer Harshman stated the policy of the City is to withholld planting of trees until the lots are developed. MSUC (Comstock - Johnson) Final map of Russell P. Haas Industrial Park, Unit No. 1 be.approved, subject to the following conditions: -1- 1 . A preliminary title report shall be submitted prior to submission of a final map for Council consideration. 2. Rear lot utility easements shall be shown or letters from utility companies declaring such easements unnecessary shall be provided. 3. That Council approval be withheld until the City has received dedication of the east half of First Avenue by the San Diego Gas and Electric Company. (Cont'd) La Bonita Estates Subdivision-, Unit No. 1 - Tentative Map REZONING - PUBLIC HEARING: (Cont'd) - J & P Construction Company, Inc. , - South of Allen School Lane, West of Otay Lakes Road - R-1-A to R-1-B-20 Director of Planning Warren submitted the map and reviewed the matter stating this area was interim-zoned one-acre. This first unit contains 41 single-family lots; the map is based on R-1-B-20 zoning. Mr. Warren then showed a topography overlay of the area noting the slopes, commenting that with one-half acre zoning, it would be almost impossible to develop this area without- severe grading. Since this discussion incorporated the request the rezoning, Director Warren asked to discuss the two matters together. City Attorney Duberg stated this was permissible. Director Warren remarked that the adjacent property owners objected to the one-half acre zoning .because there is one-acre zoning and development in that area. Basically, the rezoning is the issue here. Mr. Warren stated that with the conditions he would outline, the map, based on 20,000 square foot zoning is acceptable to the staff. He added that the preservation of the hillsides was still the issue and that action on this map will guide future development in the Bonita area. According to the General Plan, most of this area is shown as one-acre. This was established because of the slopes and the character that is presently existing there. He further added that the Commission should think of large lots on the hillsides and the smaller lots on the level land if they desire to allow smaller lots. Mr. Warren then showed a cross- section topography of the area, pointing out that split level homes were proposed for some lots and some slopes would be rounded instead of straight. Mr._ Warren then discussed the Bonita Bel-Aire subdivision and the objections of the area residents because of the grading that was done. He said the owners of the property involved tonight were told that less restrictive zoning than one-acre would be considered for this proposed subdivision if a map was acceptable. Chairman Stevenson commented that their previous map showed lots that were more than one acre on the steeper slopes. Vice-Chairman Stewart agreed, saying that if they now rezone all of that area to B-20, they would be loosing the control they need to assure proper land development. Director Warren' submitted the nine recommendations of the planning and engineering staffs. Member Comstock questioned number eight (8) - that front setbacks be set at a minimum of 15 feet.. Mr. Warren said this was established in the Bonita Bel-Aire subdivision. He then explained that the proposed density was calculated on a gross density basis; that there are five (5) lots that contain 15 ,000 square feet. Member Comstock felt a 15 foot setback on a 20,000 square foot lot would be inconsis- tent with ''rural'' development. This being the time and place as advertised for both the tentative map and the rezoning, Chairman Stevenson opened the hearings. -2- Mr. Norris Ludke, engineer for the subdivision, stated a 3 to 1 slope requirement could be maintained easily except on two lots (#30 and #31) . He also commented that they could handle a 20 foot setback; it would be no problem. He preferred, however, to maintain a staggered setback. Mr. Pat Hart, one of the subdividers , stated they wouldn't consider a 15 foot setback; in their other subdivision, Bonita Bel-Aire, they built to a 35 foot setback. Mr. Ben .Alsobrook, representing the Sweetwater Valley Civic Association, declared the Association maintains that the lots next to the school be one-acre lots , and the other lots may be one-half acre provided proper grading will be done. He added that a 3to 1 slope is much more desirable than the 1 to 1 shown on their previous map. Mrs. William Spies, Jr. , living west of the school , said she has lived here 18 years and agreed with Mr. Alsobrook--the lots next to the school and her area should be one-acre. She spoke for Mrs. Lee Whitney who lives on Bonita Road, below the Bonita Bel-Aire subdivision, and told of the drainage problem caused by that subdivision. She was concerned that the same thing would happen here. Mr. Roland F. deFere, living next to Mrs. Spies, said he has 3 acres of land and has also lived here 18 years. He discussed the Bonita Bel-Aire subdivision criticizing several elements of the development. He stated they have always had one-acre zoning in this area and now the Commission is faced with 20,000 square feet and 15,000 square foot lots; he felt this would be too great of a change. He added that Chula Vista "has a moral obligation to protect the homes in the Valley that have set the character over the past years and to consider the beauty that so far fades away for the purpose of finance." Member Comstock reminded him that if the area had remained in the County, it would have one-half acre zoning and they would have no control over it. Mr. Standlee McMains , 234 Guava Avenue, Chula Vista, said the biggest problem here was the grading and cutting of the area; they have 23 acres and wish to put 41 homes on it. The issue should be that of density, not lot size. Perhaps the character of the area could be better maintained if even smaller lots were allowed to reduce the need for grading in some areas. Chairman .Stevenson commented that the matter was continued so that the planning staff and the engineer would come up with a map with the minimum amount of grading. Director of Planning Warren stated Mr. McMains had discussed this theory with both himself and his precedessor, George Fretz, and that he, personally, supported this theory completely. The best way to develop this subdivision would be with a cluster development and not make any stipulation as to the size of the lots. On the other hand, this area may be an exception, requiring the larger lots to insure compatible development with what exists. Mr. Warren stated that Bonita cannot be compared with other areas of the City; that it is an asset as presently developed. Unless the Com- mission carefully guides development in that area, the character which distinguishes "Bonita" will disappear. Mr. Alsobrook stated his Association agreed with both Mr. McMains and Mr. Warren; that their chief objection was not to one-half acre lots but that with half-acre lots as proposed, severe grading is necessary. -3— Mr. Pat Hart declared he agreed to this theory also; however, from a builder 's and lender 's standpoint, there is the problem of sewers running up the hill , etc. There are numerous engineering problems here also. He agreed that more planting will have to be done in the Bonita Bel-Aire Subdivision, but maintained that keeping this particular area in one-acre lots is not the answer to the problem. There being no further comments, either for or against, the hearing was declared closed. Asked for his comments , Director of Planning Warren stated that if the decision was his , he would like to see that area reserved for custom development; however, he realizes that this may be difficult. If approved for 20,000 square foot lots , the Commission would have some control over it. The area won't look like it does now -- there will be a certain amount of grading, but the end product, if properly planted and maintained, could be attractive. Member Comstock commented that the staff has pointed out-, time and time again, that excessive grading will have to be done here. He noted five (5) drainage channels coming into the first unit which he said would be costly to the subdivider. He said they are attempting to correct problems here that exist in the Bonita Bel-Aire sub- division. He compared this with the controversy that arose when Route 395 cut through Balboa Park, and said this area, after landscaping, is far more attractive than before. Member Comstock added that he spent considerable time viewing this proposed subdivision site and visiting the Bonita Bel-Aire subdivision, and strongly maintains , that from an engineering standpoint, this proposed subdivision must go to 30,000 square foot lots , then calculated on a gross density basis, no lot size would be less than 20,000 square feet. Discussing the need for a buffer between the subdivision property and that north of Allen School Lane, Jerry Hart stated that the road and school serves this purpose. Member Comstock remarked that one-acre zoning here wasn 't necessary; he felt the 30,000 square foot lots would be adequate. He added that the subdivider should be asked to come back with another map showing the 30,000 square foot lots, if this was the concensus of opinion of the other Commissioners. Member Adams felt this rezoning to one-half acre would downgrade Bonita. He stated this is a-:"prestige" area and should be reserved as such. He added the Valley already has an unsuccessful one-half acre subdivision, and if this was rezoned to one-half acres, it would solidify the precedent and other subdividers would demand the same thing. He felt this particular area should be left to one-acre zoning. Vice-Chairman Stewart agreed, saying the precedent of one-half acre is not on the hills in Bonita Bel-Aire; this being allowed since it was not on the Valley walls and floor. Chairman Stevenson agreed, pointing out that the Long Brothers development which is one-half acre and on the Valley floor is a credit to the area. The Commission discussed the planting problem; Member Comstock commented that they have never required a "planting plan" before, just some ice plant "thrown on the hillside." Member Johnson asked about about the City's planting plan. Director Warren stated the City does not have a grading ordinance, but there is a Planning Commission resolution on file _that parallels the requirements of the FHA. These were imposed on the Bonita Bel-Aire subdivision,- but it wasn't enforced; how- ever, steps are being taken to enforce this. He added that before this subdivision is completed, they should see a grading and planting plan by someone whom the sub- divider chooses. Such a plan should include various types of planting. -4- MSUC (Comstock - Adams) That the tentative map of La Bonita Estates subdivision, Unit No. 1 , be disapproved, since after reviewing the matter, it is determined that the natural amenities of the property involved cannot be preserved if the property is developed in the manner contemplated. Severe grading cannot be pre- vented if the property is developed with 20,000 square foot lots. MSUC (Comstock - Stewart) That based on the following findings , rezoning from R-1-B-la R=4=A=to R-1-13-20 be denied: 1 . Such a reduction in lot size would not allow for the proper development of the land; this prerequisite being established at the time of interim zoning. 2. Based on the subdivision map submitted, the proposed rezoning would be contrary to good zoning practice because subject rezoning would prevent the preservation of the natural amenities of the area. AMENDMENTS TO ZONING ORDINANCE PUBLIC HEARING: Change of Setback on Lots 60 and 85 of Hobart Knolls from 20 to 10 Feet. Director of Planning Warren submitted a map stating this was a Commission-initiated action. Director of Planning Warren explained that at the previous meeting, a variance was granted for one of the lots and the Commission felt the setbacks should be changed on both lots. This being the time and place as advertised, Chairman Stevenson opened the hearing. There being no comment, either for or against, the hearing was declared closed. RESOLUTION NO. 310 Resolution of the Planning Commission Recommending MSUC (Comstock - Johnson) to City Council a Change of Setback on Lots 60 and 85 of Hobart Knolls Resolution of Intention to Consider Permanent Zoning of Certain Properties in Chula Vista Director of Planning Warren noted several areas in the City that were interim-zoned and asked the Commission to set a date for a public hearing to permanent zone these areas. The staff would recommend the following: Princess Hilltop Subdivision from interim R-1 to R-1 and to establish setbacks for this area. Flynn Annexation from interim R-1 to R-1 . Greg Rogers School Park Site from interim R-1 to R-1 . Francine Annexation from interim R-1 to R-1 , and R-3-D Portion of the Grout.Annexation from interim R-1/to R-3-13-3-D and R-1-13-15. RESOLUTION NO. 311 Resolution of the Planning Commission of Their Intention MSUC (Stewart - Comstock) to Set a Public Hearing for August 3 , 1964 to Consider Permanent Zoning and Establishing Setbacks for Certain Properties in Chula Vista Resolution of Inte"ntibn to Consider an Amendment to Sections 33. 18, 33.26 and 33.33. 1 of the Zoning Ordinance -5- Director of Planning Warren submitted the proposed amendments stating this would allow Day Nurseries in certain zones with a conditional use permit. He commented that the Commission may wish to consider this further before setting it for public hearing. Member Johnson asked for the definition of a Day Nursery. Director Warren stated the ordinance does not include one. Member Adams said a Day Nursery involves the care of children in the daytime, pre- sumably for compensation. Member Comstock stated this was a commercial business and should be kept out of R-1 and R-2 zones. Chairman Stevenson agreed and commented that we should have a definition in the ordinance. Director Warren remarked that the State has control. over these Day Nurseries. He asked that this matter be held over until the staff can give this more study and consult with State authorities. It was the concensus of opinion that the matter be continued so that .the staff can get the definition of a Day Nursery and give the matter more study. MISCELLANEOUS Approval of Report of Findings —Appeal by Madalon Bagnell - Variance at 819 Fourth_ Avenue The report of findings was read in which a variance was denied for a Day Nursery at 819 Fourth- Avenue, an apartment building. Member Adams requested that the following statement be added to the findings: "Variance would be detrimental to the adjacent property owners." MSUC (Johnson - Comstock) Findings be approved, with the addition of the statement by Member Adams , and forwarded to the City Council . Approval of Report of Findings - Appeal by Albert M. Baker - Variance at Southeast Corner of "H" Street and Interstate #5 The findings were read on a denial of a variance to permit the construction of a service station at the southeast corner of "H" Street and Interstate #5 Freeway. Chairman Stevenson suggested a statement be added to the findings stating that the Commission has ordered a special study be made for all of the interchange areas; at Highway 101 . Member Johnson asked that the words "and a freeway" be added to statement #2: "There is a railroad and a freeway running along the west side which makes it difficult to develop R-3 use at that location." MSUC (Stewart - Comstock) Findings be approved with the suggested added statements and forwarded to City Council . Con"sideration of Proposed Name for Portion of "E" Street Director of Planning Warren reviewed the matter, stating the property owners on this street objected to the name "Valley View Court" and have suggested the name "Toyon Hill Road. " Mr. Warren remarked this name was satisfactory to the staff; however , he would suggest the word "Road" be changed to "Lane," since the word "Road" connotes a longer, rural travelway. Member Comstock commented that the name was too long - it is a very short road, looking at it on the map, and the name would be too lengthy. He asked that it be shortened to two words , such as "Toyon Lane". MSUC (Comstock - Johnson) "Toyon Lane" be recommended to the City Council as the name for the extension of "E" Street. B*seassion of Proposed Sign Ordinance Director of Planning Warren referred to the proposed sign ordinance which was sent to the Commission for review. He said this was not in its final form, but would like to get the comments of the Commission. Member Johnson mentioned a truck parked on Hilltop and "L" with a huge sign ad- vertising a subdivision and wondered what could be done about this. Director Warren stated he has investigated this with the City Attorney, found it illegal andreferred it to the Police Department. The Commission discussed off-site signs needed for subdivisions. Mr. Kenneth Lee, Junior Planner, said he has checked with 20 or 30 cities and found one-half of them allowed the signs in residential zones with various means of administering the provision. Member Johnson asked when a display becomes a sign. He was thinking about the tents on the premises of the "Tepee Apartments". Mr. Lee said these tents were within the setback and the display wassnot shown on their plans; it is probably illegal . Junior Planner Lee notes Section 33. 64. 1 (Outdoor Advertising signs) and commented that there are 20 such signs now on Broadway. He suggested a time limit of three years be allowed before requiring removal . On Section 33. 64.4 (Signs near the Freeway) Junior Planner Lee declared there were 61 such billboards within the City of Chula Vista. This amendment would limit the outdoor advertising signs to within 500 feet of the freeway. The Commission dis- cussed this amendment with Member Comstock commenting that it would apply to future freeways. Chairman Stevenson remarked he would like to try to eliminate these signs altogether. The Commission then discussed junk yards on the freeway and the question of requiring a solid fence around such a yard. The matter of political signs was then discussed. Chairman Stevenson declared they should not be allowed in R-1 zones. Member Comstock commented about signs in the front windows of residences. The staff was directed to study the proposals further. COMMUNICATIONS - Written A letter from Mr. Warren K. Hatz was read in which he requested that a U-Haul trailer parking lot be permitted on his lot at 872 Third Avenue, a C-1 zone, for a period of one to five years. He asked that this use be permitted by interpretation of -7- Section 33.3 , paragraph 25 of the City Code. Mr. Hatz explained this was to be used by the owners of the service station at the northeast intersection of Third and "L" Street. Mr. Campbell , owner of the service station, stated he needs more room as he does not have enough on his service station area for storage of these trailers. Member Comstock questioned the procedure udder which the request could be granted. City -Attorney Duberg felt this could be listed as an "incidental use." He suggested the Commission direct him to take it under advisement. Vice-Chairman Stewart felt he would like to see more research done on this matter. Director Warren questioned the fact that it could be called an "incidental use" to the service station which was several hundred feet away. MSUC (Stewart - Comstock) A continuance of two weeks so that the City Attorney and staff can come up with the best solution on handling the matter. General Plan Report Planning Director Warren stated the Land Use Plan has been acted on, but this Report has not. The Commission must set two public hearings for this Report. Director Warren said he would suggest the next meeting, August 3 and the following Wednesday, August 5. '. ' * RESOLUTION NO. 312 Resolution .of the Planning Commission of Their Intention MSUC (Stewart - Adams) to Set a Public Hearing for August 3 and 5, 1964, to Consider Adoption of the General Plan Report. The public hearings to be set for 7 P.M. , in the Council Chamber at the Civic Center. The Commission discussed the possibility of having a dinner workshop meeting after the public hearing on Wednesday. Council Meetings Member Comstock suggested one Commissioner attend each Council meeting in which there is a Commission action. Chairman Stevenson declared that Director Warren was asked to make up a schedule. The Commission discussed this matter commenting that a Member could give aid to the Director at these meetings, answering any questions the Council may have on any Commission matter. He would then report back to the Commission. The subject of the Lienhart and Lawton appeal was discussed. The City Attorney explained his opinion in the matter, stating that he found most of the findings made by the Commission were irrelevant to the issue. The "conflict of interest" matter was then discussed. Member Johnson said he would like to see this brought up at thw workshop meeting. Member Comstock felt the City Attorney should attend this meeting. Chairman Stevenson said he understood that the Mayor had asked the City Attorney -8- establish a procedure whereby a Member of a Commission will know when to abstain from a hearing. At the present time, the Members operate as their conscience dictates. The Commission again discussed the conditional use permit requirements. Member Comstock commented that perhaps it should be taken out of the ordinance. ADJOURNMENT MSUC (Comstock - Stewart) Meeting be adjourned sine die. Meeting adjourned at 10:20 P.M. Respectfully submitted, Jennie M. Fulasz Secretary