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HomeMy WebLinkAbout1964-04-20 PC MINS MINUTES OF THE ADJOURNED REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY. OF CHULA VISTA, CALIFORNIA April 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, Comstock, Stewart, Johnson-; Willhite, Adams and Guyer. Absent: None. Also Present: Acting Planning Director Warren, City Attorney Duberg, Principal Engineer Harshman and Planning Draftsman Irish. 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 Commissionfor the adjourned meeting of April 6, 1964. APPROVAL OF MINUTES Member Willhite referred to the motion concerning the James Bear clarification of the conditional use permit and asked that the following statement be inserted in the minutes on which he based his "no" vote: "Member Willhite felt that decisions in the past that Member Adams referred to have been based on putting business offices in residential buildings. This request is the opposite -, allowing residential occupa- tion with a business building. He felt that in this particular case, it should be allowed." MSUC (Comstock - Willhite) Approval of minutes of April 6, 1964, with the insertion requested by Member Willhite. CONDITIONAL USE PERMIT PUBLIC HEARING: First Church of' Religious Science - 666 Third Avenue Church Use The application was read in which a request was made .for permission to use the dwelling at 666 Third Avenue for church purposes. Mr. Warren submitted a plot plan noting the location and adjacent land uses. The property had previously been used as a mortuary, and is , at present, being used as a church.Thirty-one offstreet parking spaces will be provided, more than required by the ordinance. This being the time and place as advertised, the public hearing was opened. There being no comment, either for or against, the hearing was declared closed. Mrs. Kathryn M. Breese, Minister-Director of the Church, said she would be happy to answer any questions. Vice-Chairman Stewart asked how long she proposes to use the dwelling as a church. Mrs. Breese stated it would be between three to five years, after which they hope to build their own church. Member Johnson questioned the youth activities in relation to the church, and whether a playground area will be used for recreational purposes, especially during the summer. Mrs. Breese answered that the area to the south will be used by the youths during the summer months , but for limited recreational purposes; no baseball games , or sports of that type. Vice-Chairman Stewart asked if she would have any objection to a curfew being put on the evening activities , say 9 o'clock. Mrs. Breese declared she would not. The Commission discussed the need for paving the parking area. Vice-Chairman Stewart commented that the Commission has not usually required paving at City Standards where the use is a temporary one. MSUC (Adams - Comstock) Application be approved subject to the following conditions: 1 . Thirty-one parking spaces shall be provided and spaces marked. 2. Any recreational use in the playground shall be terminated at 9 o'clock- P.M. 3. Any signs shall be approved by the Planning Commission. Further, that findings be based on the following: 1 . Granting this conditional use permit will not be materially detrimental to the public health, safety or welfare. Use of dwelling as a church does not render any of the nuisances and hazards as enumerated in the ordinance. 2. The characteristics of the use proposed are reasonably compatible with the types of use permitted in the surrounding areas. The area is zoned commercial ; it is on a principal street and no material increase in traffic will result. The proposal re- places a comparable use. VARIANCES PUBLIC HEARING: Henry, Meyer, Lively and Cole - 478 Second Avenue - R-3 Use in R-1 Zone The application was read in which a request was made to use the rear portion of 478 Second Avenue for additional parking for the adjacent apartments on "H" Street and for an access drive to Second Avenue - an R-3 use on property zoned R-1 . Mr. Warren submitted a plot plan, explaining the concept of the proposed plan, the adjacent land uses and zoning. The proposed driveway off "H" Street is 12 feet, and the one off Second Avenue will be 14 feet. This will be a one-way parking plan. This being the time and place as advertised, the public hearing was opened. Those speaking in opposition were: John O'Neill , 489 Second Avenue, Rose Gusletter, owner of property next to Mr. O 'Neill , Second Avenue, Dan Boom, purchaser of property at 486 Second Avenue, and Robert Holmes, 476 Second Avenue. They stated their reasons as: (1) The lights from the cars leaving the parking area will shine directly into their bedroom windows; (2) Second Avenue is heavily trafficked and this will increase it measurably; (3) By reducing the number of apartments proposed, the applicants would have ample parking space on R-3 property; (4) The residents along Second Avenue have a right to keep their property as R-1 ; (5) This could set a trend for the entire Second Avenue to be rezoned to R-3; (6) Some people living in the area did not receive notification of this proposal . Mr. Andrew Henry, one of the .applicants, and representing the others; stated he -2- personally talked to as many people as he could find at home, within 300 feet of this proposed area explaining the use to them and no one objected. He also talked to the Fire Department and they had no objection as long as the driveway was wide enough to get their equipment in and out. A plan placing parking in the courtyard between the buildings was rejected by the financing agency. An attempt by the applicants to purchase adjacent R-3 property has been unsuccessful . Mr. Henry then commented that Mr. Boom, one of the remonstrants , was basing his objection on the fact that he could not get access to the rear of his lot from the proposed access drive to Second Avenue. The financing agency prohibits this. The Commission discussed the statement that some of the people were not notified that should have been. City. Attorney Duberg stated the names are taken from the records of the City Clerk, and all listed property owners within 300 feet of the area are notified. It is also advertised in the local paper. Member Willhite asked the applicant if the fire department suggested the entrance on "H" Street and the exit on Second Avenue. Mr. Henry said they did not specify any route. Member Comstock asked about the possibility of putting both the entrance and exit on "H" Street. Mr. Henry remarked it would eliminate four apartments. There being no further comment, either for or against, the hearing was declared closed. Member Comstock commented that the area was 152 by 290 square feet or; over 44,000 square feet, and felt this area was sufficient to provide adequate parking and to furnish ingress and egress. Member Comstock added that the drive to Second Avenue was , in his opinion, superfluous. Member Adams said he felt the present apartment project was "over-built," and that they had not provided an adequate driveway; he felt there was no need of the new unit to be "over-built. " Member Adams added that the access to Second Avenue would be an intrusion into the residenial character of that street. Vice-Chairman Stewart said he agreed that they are over-building, and mentioned an earlier request for zone variance to use this property which was denied for some of the same reasons stated tonight. He added the applicants could possible use the land to the west for parking purposes; land is now vacant, landlocked, and zoned R-3. MSUC (Guyer - Stewart) Variance be denied as (1) no exceptional circumstances can be found that would justify granting it. (2) The intrusion into the single-family zone along Second Avenue would be detrimental to the area because of the increase in traffic. James and Elizabeth Cappos - Reduction in Rear Yard Setback from 20 feet to 5 feet. The application was read in which a request was made for a reduction in rear yard setback from 20 feet to 5 feet and a reduction from 6 feet to 5 feet in the distance between buildings. Mr. Warren submitted a plot plan explaining the location and adjacent setbacks. He said the applicant proposes to convert his present garage into a family room and add two bedrooms. The size of the new garage will be 21 by 40 feet. This being the time and place as advertised, the public hearing was opened. Mr. James Cappos , the applicant, said he would answer any questions the Commission may have. Member Willhite asked if there were any objections from his next door neighbors. Mr. Cappos stated his neighbors to the west and the south have no objections. -3- There being no further comment, either for or against, the hearing was declared closed. Chairman Stevenson commented on corner lots and :the tremendous side yard setbacks that were established in the past. Vice-Chairman Stewart stated that in cases of extreme setbacks on corner lots , the Commission has usually granted relief upon reasonable request. He felt this applicant was entitled to such relief. Mr. Stewart then asked how much area would be left. Mr. Warren stated that the applicant has 10,800 square feet of which 6,400 square feet is reserved for setbacks. MSUC (Johnson - Adams) Variance be approved , and 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. This is a corner lot, with exceptionally deep setbacks restricting the buildable area. 2. Granting this variance is necessary for the preservation of the substantial property right of the applicant. The variance will allow practical use of the open area. 3. Granting this variance will not be materially detrimental to the public welfare or injurious to the property improvements in the zone or district in which said property is located. No objections from the neighboring property owners. The proposed buildings in this rear yard will relate to the side yards of adjacent lots. SUBDIVISIONS (Cont'd) Palm Gardens Estates - Final Map Mr. Warren explained this was held over for a decision from the City Attorney re- garding whether the Commission may grant another extension of the tentative map or whether they can reject the final map. They were also awaiting action of the Council as to the endorsement of the General Plan, and the possible extension of "H" Street. The City Attorney's opinion is that the Commission must approve the final map if the conditions imposed upon the tentative map have been complied with. Mr. Warren said the staff would recommend approval to the City. Council , noting that the map does not provide for an extension of "H" Street. Vice-Chairman Stewart commented that the Council members were one ones that. two years ago determined that "H" Street should not go through, and they should be the ones to change this. The Commission discussed the possible extension of "H" Street, according to the General Plan. Mr. Warren suggested the Commission approve the map based on the fact that the con- ditions of the tentative map have been. met and state to the Council that in the interim period, the Commission has recommended adoption of a General Plan.which provides for the extension of "H" Street through this subdivision. MSUC (Comstock - Guyer) Final map of Palm Gardens be approved subject to the follow- ing conditions: 1 . Current signatures shall be obtained on the title sheet. 2. The City Council should take note of the fact that this map is in conflict with the proposed General Plan in that it does not provide for the extension of "H" Street. -4- Russell P. Haas Industrial Park - Tentative Map Planning Director Warren submitted the map, noting the location. This will be an industrial subdivision containing 23 lots; the property is zoned M-1 . The subdividers plan to develop the subdivision in two units. Mr. Warren said the map calls for the extension of First Avenue to Main Street. He added there was no point in providing for the extension of Tob1as Street north of Tremont Street as it goes into property which will undoubtedly be developed residentially. Mr. Warren then submitted the recommendations of the Planning staff, and Mr. William Harshman presented the recommendations of the Engineering Department. Member Comstock questioned the condition that sewer be provided in1Tremo nt Street west of First Avenue. Mr. Harshman stated this was standard procedure for subdividers to carry sewer to their boundaries. Mr. Henry Algert, engineer for the subdivision, declared this was the third set of prints submitted. He asked that they be permitted to improve the west 28 feet of First Avenue at this time and post a bond for the future paving of the east side of the street. The Commission discussed this at length and concurred that a time limit should be imposed. Mr. Algert suggested a time limit of five years or until the second unit will be developed. Member Willhite questioned the 10 foot front setbacks which the Planning Director suggested. He felt this was not enough area for loading and unloading. Mr. Warren remarked that many developers do provide for this; however, some do not, and it would give some area for landscaping and loading. Member Adams felt this was a good idea and would encourage other developers to do the same. MSUC (Comstock - Stewart) Tentative map of Russell P. Haas Industrial Park be approved with the following conditions: 1 . All front setbacks shall be a minimum of ten (10) feet. 2. The extension of Tobias Drive north of Tremont Street shall be eliminated. 3. All drai-nage provisions shall be subject to further review and approval by the City Engineer. 4. First Avenue shall be improved to 50 feet between curbs from Main Street to Tremont Street. Travel-way width north of Tremont shall be 40 feet. 5. The standard note regarding design of paving base shall be applied to all structural street sections. 6. Sewer shall be provided in Tremont Street west of First Avenue. 7. Size of sewage collection system is not shown. Such system shall be as determined necessar..y and approved by the City Engineer. 8. The subdivider shall provide all necessary slope rights , easements , or related documentary rights as effect construction of public improvements , prior to Council action on the final map. 9. In view of the zoning imposed upon this land, it is recommended that consideration -5- be gi:ven to the exclusion of sidewalks from the required improvements. 10. The west 28 feet of First Avenue shall be paved according to the standards of the Engineering Department and a bond posted for future paving of the east side of the street. Such future paving shall be done upon call of the engineering depart- ment or upon sale of all of the lots or upon development of unit number two, or five years, whichever comes first. Terra Sierra Park - :-F'i nal Ma Mr. Warren submitted the map explaining the location of the subdivision as north of "L'" Street - extension of Colorado and Woodlawn Avenues. He said that basically, they have met all the conditions imposed on the tentative map. In reviewing the proposed parking plans , it has been determined that extra wide curb cuts will be needed. Generally, the staff approves of the parking plan. The Commission then discussed the overall plan and the recreational area proposed. MSC (Guyer - Adams) Final map of Terra Sierra be approved with the following con- ditions: 1 . That the requirement for extra wide curb cuts to serve the proposed parking plan be approved by the City Council . 2. Utility easements at rear of all lots shall be shown or letters of release from the various utility companies shall be provided. The motion carried by the following vote, to-wit: AYES: Members Guyer, Stewart, Johnson, Stevenson, Willhite and Adams. NOES: Member Comstock ABSENT: None COMMUNICATIONS Request from Casey Construction Company conerning Speedee Mart Center A letter was read in which a request was made to allow all such uses at their proposed shopping center - Telegraph Canyon Road and "L" Street - as are presently listed in a C-1-P-D Zone. The Commission discussed some of the uses in .this zone and Vice-Chairman Stewart said he would oppose "drive-in" restaurants in this location; if there was some way to preclude this use, he would have no objection to the other uses listed. Mr. Warren felt this could be made a condition. Member Adams remarked that it was no hardship for the applicants to submit the type of use going in to the Commission at the times the stores ask for a lease. He added the Commission has the right to approve each and every use going into the Center. Mr: Bob Casey stated he has spent a great deal of money at the insistence of the Commission on improvements and is now requesting the cooperation of the Commission in allowing uses permitted in a C-1 zone. -6- After discussing other undesirable uses , Member Adams suggested the applicant list the uses they would like and submit this to the Commission; in this way, they can study the list and approve or disapprove the uses. The applicant stated he would like to know definitely the type of uses he will be allowed so that he could advertise "will build to suit tenant." Vice-Chairman Stewart stated this permission was not granted in the original variance. It was the unanimous decision of the Commission that the applicant write a letter to the Comm ission t-ba_ ..,t:t delineating the specific uses listed in the Ordinance under the C-1 zone which they contemplate leasing in the shopping center. From this list, the 'Commission will designate acceptable uses. MISCELLANEOUS Planning Department Budget Member Comstock remarked that he was pleased to receive a copy of the departmental budget request and after studying it, found it to be a very sensible budget. He suggested the Commission go on record as approving this budget and a letter be sent to the Council stating the Commission's full support and cooperation. MSUC (Stewart - Comstock) A letter be written to the City Council stating the full endorsement and cooperation of the Commission in supporting the Planning Department budget. Billboards Chairman Stevenson remarked that the matter of outdoor advertising along freeways is now under study in Bills in Sacramento. He suggested the Commission study these bills and forward comments on them to the City Council , asking the Council to offer written support of these Bills in Sacramento. Mr. Warten stated he has requested copies of the bills and they will be mailed to the Commissioners during the week. Master Plan - Park Areas Mr. Warren stated he is looking into a Federal Government program providing partial funds for the City in buying some of the land reserved for parks in the General Plan. He will make a report to the Commission when more information is available. Multiple-Unit Parking Chairman Stevenson commented about the proposed 1 '-z to 1 ratio for multiple unit parking and wondered whether the Commission shouldn 't take another look at this since builders will be complaining about having to provide more spaces and still observe setbacks. After discussion, no action was taken. Commission Workshop Mr. Warren stated he will get together with the City Attorney and work out a way in which the Commission can meet for dinner and have a "workshop" discussion. It will be an announced meeting. Sign Ordinance Chairman Stevenson suggested the portions of the Zoning Ordinance governing signs be rewritten. The matter will be studied by the Planning staff and the City Attorney. ADJOURNMENT MSUC (Comstock - Johnson) Meeting adjourn sine die. Meeting adjourned at 9:40 P.M. Respectfully submitted , Jennie M. Fulasz Secretary /a Pi' -V6LL OF I: i Alli" - Ctz� refarr t lco �o the dt acoas i on on r"IU PIC— Un i t Farttiingr' sold tie ryould bio gjos,e nfaler.a.—.0 referring to a studv on he proposed eaflo ctianvcd,,, There V105 no W110 to V* UC$fT00 .� he pro-)oscd ral#ov. buf to Oudy se§'back rcctu trrenan s In relM• ion to the additional space that VJ111 be required or He correction requested by Chairman