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HomeMy WebLinkAbout1964-06-15 PC MINS MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA June 15 , 1964 The regular meeting of the Planning Commission of the City of Chula Vista was held at 7:00 PM. , in the Council Chamber at the Civic Center on the above date with the following members present: Stewart, Stevenson,Comstock, Johnson, Willhite and Adams. Absent: Member Guyer. Also Present: Planning Director Warren, City Attorney Duberg, Principal Engineer Harshman, and ,Junior Planner Kenneth Lee. APPROVAL OF MINUTES Member Willhite asked that the minutes be changed to indicate that he had voted "nay" on Item 5,"Amendment to Sections 33.3 and 33. 16 of the Zoning Ordinance- Definition of "Family" and Minimum Floor Area, R-1 Zone". MSUC (Willhite-Comstock) Minutes of May 18, 1964, be approved with the correction as requested by Member Willhite. Planning Director Warren requested that Item 3 be considered first. Chairman Stevenson agreed. SUBDIVISIONS La Bonita Estates - Tentative Map Planning Director Warren submitted the tentative map, noting the major problem involved in the development of this subdivision. He pointed out that there were two access streets, both to Allen School Lane, this being the only public street the subdivision streets would have direct access to. This subdivision is a portion of the Allen-Cromer Annexation. He pointed out that the subdivider was requesting consideration only of Unit #1 , and expressed concern as to whether or not this kind of development would have a good ultimate relation- ship with the other units. Director Warren suggested that it might be a good idea to consider development with clusters of houses , possibly on smaller lots , thus avoiding excessive grading. He felt that there should be an attempt to preserve the natural contour of the land, rather than do ; such grading. He recommended that consideration of the tentative map be held over until July 6th. , as this would allow both Planning and Engineering to study the map further, and to work with the subdividers engineer, and might allow the subdivider to come up with a more practical plan. Member Willhite requested Engineering comments. Mr. Harshman presented the Engineering recommendations and comments (30 items) emphasizing that he agreed with Planning Director Warren that this map should be held over until the July 6th meeting. Mr. Harshman -stated that these recommendations had been drawn up on the basis of development of the entire subdivision, rather than just Unit #1 . He pointed out . that thorough study should be made of the sewer line requirements , and that the subdivider should not proceed with any grading until the plans are signed by the City Engineer. Member Stewartrnquired whether or not the Traffic Engineer"had studied the possible traffic problems which might be generated by the fact that there were only two streets for access and egress to the subdivision. Mr. Harshman said that some study had been made and approximately 6 trips per day per unit were expected. A letter from property owners in the area was read, in which they protested the use -of San Miguel Road as an access or egress road. Mr. Pat' Hart, subdivider, addressed the Commission, stating that Unit #4 would be developed, as much as possible, in such a way as to retain the natural contour of the land. He objected to the idea of clusters of houses. Chairman Stevenson suggested that the tentative map be held over until the July 6th meeting, as this was the first time lany of the Commissioners had seen the map, and he felt that more study was required by both Planning. and Engineering. Mr. Luedtke, Engineer , for the subdivider estimated that at - least 10%' of each lot would be in slopes. Member Stewart remarked that, in his opinion, it would be more like 15 to 20%. Member Willhite stated that he thought the street pattern was such that only about four trips per unit per day could be expected, this generating less traffic than anticipated by the Traffic Engineer. Members Stewart and Johnson both felt that the zoning for this subdivision would affect the ultimate development. Mr. Ben .Alsobrook, representing Bonita property owners objected to ; the use of San Miguel and Gravillea Way as access and egress streets. He also requested that buffer zones of one acre lots be established on the westerly side of the subdivision to protect existing properties in that area. He pointed out that part of Allen School Lane is a private road; and is maintained by private property owners, objecting to the proposed use �bbdiM det for access and egress. Chairman Stevenson remarked that neither the Bonita residents nor city officials like the idea of excessive grading and scouring of the land. Mrs. Spies , a resident of Bonita requested per- mission to speak, and stated that she objected to the high fill which would be re- quired adjacent to her property. She pointed out the problem of drainage, which would affect her property. Chairman Stevenson stated that approval of this tentative map should be based on the approval of the rezoning. Member Stewart declared that the map should be held over until July 6th. , and that as many problems as possible be resolved by that time. Mr. Hart requested the Commission to state specifically whether or not they would accept the type of grading proposed. Chairman Stevenson stated that no specific guidance could be given at this time, that final approval should be based upon further study of more desirable ways to develop the property. MSC Stewart-Johnson .- Tentative map be held over until July 6th. The motion carried by the following vote, to-wit: AYES: Stewart, Johnson, Stevenson, Adams, Comstock NOES: Willhite ABSENT: Guyer REZONING: Public Hearing - J. & P. Construction Company, Inc. South of Allen School Lane and West of Otay Lakes Rd. R-1-A to R-1-B-20 The request from the subdivider was read. Planning Director Warren stated that this rezoning request went hand-in-hand with La Bonita Subdivision tentative dap and requested that the matter be continued until July 6. Member Comstock remarked that the area to the north consisted of one acre plots. (Member Adams stated that most of the lots should be one acre, with lots on level land 1/2 acre) He also felt that the rezoning should be held in obeyance until July 6th to see what the developer could work out. Chairman Stevenson opened the public hearing. Mr. Alsobrook requested that the property adjacent to properties on the west be one acre to act as a buffer zone. He had no objection to 1/2 acre sites elsewhere in the subdivision. Mr. Hart stated that one acre lots-did exist on the westerly side of the subdivision, thus creating the desired buffer zone. Member Stewart -2- declared that the rezoning should be held in obeyance until a new tentative map was submitted. It was suggested by Member Comstock that 20,000 to 30,000 square feet lots be considered and that the Commission give some indication what might be acceptable. Mr. Warren indicated that R-1-13-30 figured on a gross density basis might allow the desired flexibility. MSUC: (S'tewart-Adams) That the public hearing be continued to July 6th. Planning Director Warren was excused at 9:00 P.M. MISCELLANEOUS Carlos Llanos - 796 Ash Avenue — Report on Home Occupation (Continued) This item was continued from the meeting of May 18, 1964. Planning has located his application which was taken out in his mothers name. This was listed as a glass-blowing operation, which requires a small electr;c motor. Junior Planner Lee stated that investigation by the Planning Department revealed that this operation is somewhat larger than it started out to be. Mr. Llanos stated that he had been trying to relocate, but had no luck in finding a suitable place. Member Adams asked Mr. Llanos if he,had cleaned up around the building, he re- A . plied that he had not. It was the consensus of opinion that this operation was not compatible with R-1 zoning. Member Stewart suggested that this matter be re- ferred to the City Attorney. MSC (Stewart-Comstock) That the applicant be placed on notice that he is operating a business in violation of the zoning ordinance and refer the matter to the City Attorney. Finding by the Commission that judging the evidence heard here, Mr. Lanos was not aware that he was operating in violation of a zoning ordinance. The motion carried by the following vote, to-wit: AYES: Stewart, Comstock, Stevenson, Willhite, Adams NOES: Johnson ABSENT: Guyer Architectural Consideration of Building for Bonita Village Shopping Center. Junior Planner Lee presented the plans to the Commission, pointing out that the proposed bank, in the intended location, would blend in architecturally with the surrounding buildings. There will be 66 parking spaces instead of the required 50. Mr. Pettit, developer, addressed the Commission and stated that so far, the only sign for the bank would be one on the brick facing of the building. MSUC (Stewart-Comstock) The proposed buidding is compatible with existing archi- tecture in the vicinity, and approval of the architecture and building as shown on the drawing. Details of the proposed sign will be presented to the Planning Department for approval . Architectural.-Consideration - Sign - Otay Lakes Road at Bonita Road. Junior Planner Lee presented a drawing of the sign involved, and explained that it would be located at Bonita Road, approximately 300 feet west of Otay Lakes Road, it would be 5 ' x 10 ' with a shake shingle top, yellow background. It will advertise Southwestern College Estates homes, located 3 miles south on the east side of Otay Lakes Road. Planner Lee reminded the Commission that Mr. Duberg has -3- ruled sign control in the commercial zones is vague and incomplete; we no longer have control over signs in commercial areas , which is the zoning in this particular area. Steve Gassaway requested permission to address the Commission and stated that, as a representative of the Bonita Civic Association, that group appreciated and re- cognized the need for off-site directional signs. He requested that the sign be limited to 4' x 81 . Mr. Randall , representing the developers, requested the opinion of the City Attorney in reference to his ruling on signs in commercial areas. Mr. Duberg replied that such a ruling did exist, and the City had only architectural control . MSUC (Stewart-Comstock) That the ; sign, as presented, be approved. Report of Findings - Appeal of Planning Commiss,lion Action denying Conditional Use Permit at 349 "H" Street. - Lawton and Lienhard The Report of Findings was read and the Commission approved the findings. l� MSUC (Stewart-Comstock) Findings be approved and forwarded to the City Council . Request to Amend 701 Contract Junior Planner Lee presented a request from the Planning Department which requested permission to amend our present 701 Contract. In addition to the maps included in the General Plan Reports, there will be a need for colored, fold-out wall maps con- taining a summary of the report text. The Consultants have estimated that five thousand (5,000) copies can be provided for $2,600. 00. The City would pay one-third from presently budgeted funds with the remainder coming from Federal Funds. Member Stewart questioned the advisability of having these fold-out maps made in this quantity because of the inevitable changes which would occur in the General Plan. Member Johnson asked where the money would go if it were not used for ; this purpose. Planner Lee explained that it would revert to the General Fund. MSUC (Comstock-Stewart) Recommend that the City Council approve the proposed amend- ment to the 701 Contract. Communications Written: Methodist Church of L. A. area - East Naples Street, East of Oleander - Extension of time on Conditional Use Permit. A letter from the church was read, requesting an extension of time. Member Comstock remarked that the church had acquired the site for future development, and agreed that growth in this particular area had not been as great as anticipated, therefore, the church was wise in asking for an extension of time. Mr. Yamagata requested the time be extended two to five years. MSUC (Comstock-Stewart) That an extension of time of two years be granted, and that the Commission make such recommendation to the Council . -4- Request from Royal Family Billiard Center to allow Billiard Parlor in Center at Hilltop and Naples. A letter from the Royal Family Billiard Center was read, requesting permission to open a billiard parlor at the above location. They were requesting this use on the basis that the location in question had been unoccupied for some time, and they felt that this recreational use would benefit the neighborhood. Chairman Stevenson remarked that the Commission should obtain police reaction to this request. Member Stewart stated this use would not be compatible in a residential area. Mr. Chapek, one of the applicants , stated that they had no trouble with the location ,of another billiard parlor at Third and Oxford, and on Broadway. He said the hours of play would be the same as those kept at the Mayfair Market in the same shopping center, until about 12:00 P.M. , Friday and Saturday, the hours would be longer. He mentioned that the law allows such establishments to remain open until 2:00 A.M. Member Stewart stated that he felt that this should be subject of a public hearing, as it involves and effects a great many property owners. Planner Lee stated that there were other billiard parlors in C-2 zones, but normal neighborhood center zoning would be C-l . J. Pugh addressed the Commission, stating that he felt that the billiard parlor would not cause any trouble. MSC: (Stewart-Comstock) To disapprove thecentry into the shopping center at Naples and Hilltop Drive of the Royal Family Billiard Parlor. The motion carried by the following vote, to-wit: AYES: Stewart, Comstock, Stevenson, Adams NOES: Johnson, Willhite ABSENT: Guyer ADJOURNMENT MSUC (Comstock-Stewart) Meeting adjourn to July 6, 1964. Meeting adjourned at 10:05 P.M. Following the meeting the Commission discussed policy in reference to matters in the Bonita area. A summary of this discussion is on file in the Planning Department. Respectfully submitted Pauline Leicht Acting Secretary i, cz @"e'F.iwi;G E �°a ff�8 that R-'ryNt ar Adm,Tzp [':Ad stated f£'s.x'» E ^,4 raC� "�� F n�^ lota 3hou-11, bf.1 m Steeper �'�?o s �la�a�9� be ��� ��sti9 thus requZ Ing 1€52; �� 3lq :a r5u s te' ' that t En .A rl,tes be C-Or '-, '.�i-� ��o �4�� S�k3sS_ s a �� c tom�^ °' th.ln lie fa-1v `xIv-, t-3 5 6A 'Z �Vi435 1 J Il d'—% the a- -1piknt. '>--a"d c'.�n rex;'(': t 4 a a q ;c:t ej38y �. u� that �„Eas ���F�aanee ry.tEo�.9��1 be �i,�����:�_ Co � ��f June 18, 1964 To: Director of Planning n From: Junior Planner, Ke ee Subject: Summarization of Commission discussion at the end of the Planning Commission meeting of June 15, 1964. Just before the Planning Commission was ready to adjourn Mr. Wilhite asked the City Attorney if he could clear the room Mr. Duberg in- dicated he could not as long as a quorum was present. It was then moved, seconded and carried that the meeting be adjourned. Member Wilhite then stated he wanted to bring everything out in the open. He said he was a good friend of the "Harts" and he felt the Commission had given them a bum deal . He stated he was sick and tired of the Commission bowing down to the Sweetwater Civic Association, and the entire valley -was anti--Chula Vista. Mr. Stewart then stated that he had heard the ,rumor that Mr. Willhite was doing business with the Hart Brothers and he felt there was a con- flict of interest. Mr. Willhite said he sold some 20 - odd shower pan stalls to the Hart 's , but had refused a later sale to both them and Princess Park Estates because he is going into another business. There were several ensuing arguments with the Commission finally telling Willhite .they were not bowing to the Sweetwater Association. The Com- mission felt the map they looked at ;tonight was not complete, Mr. Stevenson said he and the Commission. have told the staff time and time again `'if the map is not complete, don"t bring it to the Commission". He stated the staff had told Mr. Hart the map was not ready and would not be. acted on by ;the. Commission. Mr. Comstock said he still felt the Commission could have told the developer what size lots would have been acceptable = probably 30,000 square feet. I then told Mr. Comstock about our theory on cluster development and how it could work. I pointed out we would contact F. H.A. to get their ideas and we had no exact lot size in mind at the present. The discussion then ended after a few insignificant remarks. It would be my opinion that no one was actually required to leave the room, or in fact, after the City Attorney's comments , was encouraged to leave. Anyone leaving the Council Chamber did so at their own volition. In any event, no City business , as such, was discussed, nor were any decisions reached.