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HomeMy WebLinkAbout1964-03-02 PC MINS MINUTES OF A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA March 2, 1964 A regular meeting of the Planning Commission of the City of Chula Vista wa.s held at 7:00 P.M. , in the Council Chamber at the Civic Center on the above date with the follow- ing members present: Stevenson, Stewart, Comstock, Willhite, Adams and Guyer. Absent: Member Johnson. Also Present: Acting Planning Director Warren, Junior Planner Lee, - City Attorney Duberg, and Principal Engineer Harshman. APPROVAL OF MINUTES Member Willhite, referring to page 4 of the minutes of February 17, concerning the policy of requiring landscaping to be shown on residence plans , felt the word "small" should be changed to "single-family" or "individual .'' MSUC (Guyer - Comstock) Minutes of February 17, 1964 be approved, as mailed, -with the correction suggested by Member Willhite. CONDITIONAL USE PERMIT PUBLIC HEARING: Church of Christ - 231 Fourth Avenue The application was read in which a request was made for permission to construct additional classrooms. Mr. Warren submitted a plot plan, noting the location of the Church and the adjacent _ zoning and uses. The number of parking spaces will be increased. The additional-' class- rooms will not generate the need for more parking. Mr. Warren made the following . recommendations for approval : (1) The entire parking area shall be surfaced and spaces marked. (2) The parking area shall be screened from adjacent property with a six-fooC wooden fence, the type to be approved by the Director of Planning. (3) Any new signs shall be approved by the Planning Commission. Mr. Warren added that this church was built before any conditional use permit was re- quired. He further suggests that the parking layout be changed slightly to create better circulation. 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. Member Comstock asked if the present parking facilities met the requirements. Mr. Warren stated it does not, however, they do propose to improve the area. Since the church was built before conditional use permits were required, they weren 't required to establish a certain number of spaces. However , our ordinance now states parking must be provided according to the number of seats in the church or the number of classrooms. In- this case, the additional classrooms will not need more spaces - it will not increase the number of . cans coming in, as for a church service. - Vice-Chairman Stewart agreed adding it would make a difference if the addition was to the sanctuary. He further stated -that a fence would be appropriate due to the fact that a hedge must be maintained and it also takes up some of the room of the parking area. The list of the recommendations was reviewed by Mr. Warren. The applicant stated he had no objections to any of them. MSUC (Willhite - Adams) Conditional use permit be approved subject to the recommenda- tions outlined by the Planning Director. Findings are as follows: 1 . The granting of this conditional use permit will not be materially detrimental to the public health, safety or welfare as delineated in the Zoning Ordinance. 2. The characteristics of the use proposed are reasonably compatible with the types of use in the surrounding area - The use of the property remains the same and the class- rooms will be compatible. There were no objections from the adjacent property owners. VARIANCES PUBLIC HEARING: Regina Hickey - 160 Feet East of Fourth Avenue - 420 feet North of"D" The application was read in which a request was made for permission to construct 20 apartment units, with 31 parking spaces, on property which is zoned R-1 . , Mr. Warren submitted the plot plan noting the location of the proposed apartments. He commented that a request involving this and adjacent property for rezoning was made in 1960; however, it was denied. This request is different, since it is a variance and would give the Commission control over development. The access to this proposed develop- ment will be from Fourth Avenue. Mr. Warren discussed the site plan of the proposed development, and then made the following recommendations for approval : 1 . The entire- parking area shall be paved and parking spaces delineated. 2. Applicant shall file with the Planning Department a plat delineating the two access drives proposed from Fourth Avenue to the development. These drives shall be paved to a 20-foot width and both shall be permanently available for use. Parking shall be prohibited on these drives. 3. Any planting plan shall be approved by the Director of Planning and all newly created slopes shall be planted according to standards set for subdivision. The Commission discussed the height of the buildings. Mr. Milligan, the contractor, stated they would be 282 feet, Mr. Warren said they are allowed 35 feet or 22 stories, according to the ordinance. - This being the time and place as advertised, the public hearing was opened. Mrs. Regina Hickey, the applicant, stated she would agree to the recommended conditions of approval . Mr. Milligan spoke of the objections the people on Glover had to having apartments in this area - they did not want the privacy of their homes and backyards invaded. He declared the tops of their fences would be in level with the tops of the second-story windows. They will also erect an 8-foot retaining wall . Mr. Edgard B. C.ulnan, 644 "G" Street, said he represented Mrs. Eleanor Farrel , who was the owner of this parcel of land when a rezoning was requested and denied. He said he now favored this variance request. Those who spoke in opposition were: Philip Coates , 88 Glover Court, Claude Yates , 66 Glover Court, Harry Trion, 59 Glover Court Melvin Anderson, 89 Glover Court, and H. Wineman, 76 Glover Court. Letters of opposition were sent from: Graydon Stout, owner -2- of the residence at 62 Glover Court, Carl Lundgren and Melvin Anderson, owners of property on Glover Court. Their objections were as follows: (1) This development will invade their privacy; (2) the buildings would be 13 feet from the nearest residence; (3) there will be a depreciation in the valuation .of their property; (4) twenty families will create unusual noise; (5) there will be m; ore dust, more traffic and these units will create a fire hazard; (6) this parcel was zoned R-1 when applicant purchased it, and it should remain R-1 ; (7) lending agency will not lend money for improvements on homes in this area if apartments are built here; (8) no need of apartments going in here as there is more available R-3 land and more R=3 developments in the City of Chula Vista than in any other city in California; (9) overcrowding the area; (10) breach of faith with the R-1 property owners in the area; (11) land can be better used with more imagin- ative planning. There being no further comment, either for or against, the hearing was declared closed. Mr. Warren stated that the rezoning request in 1960 was for a much larger parcel . This land in question tonight contains approximately 30,000 square feet. Chairman Stevenson asked if the proposal in question tonight was discussed with the Fire Department. Mr. Warren said he discussed it with the Fire Marshall ; no objection was voiced to the plan as long as the flow of traffic is kept open on the access drives. Member Comstock remarked that this was not the easiest parcel of land to develop. He felt that anyone buying a piece of property in this area should have been aware that this vacant land would not remain R-1 for any length of time, due to the adjacent R-3 developments. Mr. Comstock further stated that the arguments presented tonight against the variance were not what he would consider valid objections. He would advocate, how- ever, that a condition be imposed limiting the height of the buildings to 282 feet, as stated. Member Willhite questioned the age of the homes on Glover Court - whether the R-3 property was inexistence at the time most of the owners here purchased their properties. Mrs. Hickey stated that Glover Court was developed after the R-3 zoning was applied. Member Willhite questioned what could be put on this property without a variance, con- sidering the buffer zone they would be entitled to. Mr. Warren stated the transitional use provision would allow a 50-foot depth- of the applicant's property along the R-3 property to be used for a duplex. Vice-Chairman Stewart noted that this piece of property was one of many to come before the Commission where topography and land-locked situation precluded an R-1 development. He added that this was a typical case of a development of vacant land in a residential area. Member Adams commented that this was a very good layout; the sideyard, as noted on the plan was 18 feet whereas the ordinance stipulates .5 feet .must be maintained. This is a considerable concession. MSUC (Guyer - Adams) Variance be approved subject to the Planning Director 's recom- mendations plus the following condition: Height -of buildings shall be limited to 282 feet, as proposed. Findings are 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 this same zone - Parcel is not related to adjacent R-1 because of topography -3- change; property is adjacent on two sides to R-3 development. 2. Granting this variance is necessary for the preservation of the substantial property right of the applicant - Property cannot be developed practically unless variance is granted; financing for single family homes would not be available for the property. 3. Granting this variance will not be materially detrimental to the public welfare or injurious to the property improvements in the zone in which this property is located - This property is contiguous with the R-3 use and well separated from nearby R-1 use by topography. SUBDIVISIONS Terra Sierra Park - Tentative Map Mr. Warren presented the map noting the location of the subdivision, as being the ex- tension of Colorado Avenue and Woodlawn Avenue to "L" Street. Thirty-two lots are pro- posed on which the subdividers will construct four-plexes. This subdivision will be constructed by the same people who developed the Holiday Gardens Subdivision. Normally the lot area, containing on an average 7800 square feet, would be a good size for four- plexes until one considers the parking spaces , setbacks , etc. The developer proposes to use garages. Mr. Warren added that he felt the only criticism here would be the design of the subdivision for the proposed use, and felt the Commission should see a typical plot plan of the proposed development. The applicant stat ed he was waiting for the plot plan to come in and he is agreeable to have the Commission approve the map, subject to this plan. The Commission discussed the off-street parking. Member* Willhite commented that recently, he tried to park his car at the Holiday Gardens Development and found it difficult to do so, even though he had a small car. He felt the Commission should know more about this particular subdivision, and whether parking can be adequately provided. Member Adams felt this should be left to the Planning Director. Member Comstock questioned whether this was a good use for the property having -the rail- road on one side and an industrial park to the south. Mr. Warren stated the property was zoned R-3 and the Sketch Plan delineates this as a high-density residential area. Mr. Maxwell , one of the owners of the subdivision, stated the parking was adequate and met all requirements of the City zoning ordinance. Mr. William Harshman, Principal Engineer, presented the following recommendations: 1 . Provide manholes at southerly ends of sewer on Woodlawn Avenue. Extend Colorado Avenue sewer to centerline of "L" Street. 2. Width of drainage easement and details of drainage provisions subject to approval by City Engineer. The subdivider shall provide an unimproved, uniformly graded ditch from the northwest corner of Lot 1 to "K" Street along the San Diego Arizona and Eastern Railway right-of-way. This requirement shall be subject to approvalof the San Diego Arizona and Eastern Railway Company and the City Council . 3. In the event that the City's improvement of "L" Street is postponed for an inde- terminate time, the subdivider shall install 2 inch asphaltic concrete paving on native soil between the existing edge of pavement and the proposed edge.of new pavement at eight feet from face of curb. -4- 4. Existing pavement on Sierra Way shall be warped in such a way as to concentrate surface runoff at the northeast corner of Lot 1 . 5. The typical section for the improvement of Sierra Way shall match that for the existing portion. 6. Use curvilinear sewer alignments on portion of Woodlawn Avenue. MSC (Stewart - Guyer) Tentative map be approved subject to the conditions outlined by the Principal Engineer and the following conditions: 1 . The general parking plan including the treatment of garages and access of same shall be approved by the Director of Planning. 2. A deposit for street trees shall be paid in accordance with Ordinance No. 872. The motion carried by the following vote, to-wit: AYES: Members Stewart, Stevenson, Adams and Guyer NOES: Members Comstock and Willhite ABSENT: Member Johnson Princess City - Tentative Map Mr. Warren submitted the map noting the location of the subdivision. This subdivision comprises most of what is known as the Jonathan Manor Annexation. The map occupies an area on both sides of the proposed 241 Freeway between the San Diego Gas and Electric Company right-of-way and Main Street. In view of the fact that over one thousand homes are proposed here, there are a number of problems involved. Mr. Warren then spoke of the access to the subdivision which will be an extension of Monserate Avenue, across the San Diego Gas and Electric Company 's right-of-way and through undeveloped property, not a part of this subdivision. Melrose will eventually be extended down through the sub- division. Mr. Warren pointed out that the Sketch Plan provides for Tourist Commercial (motels, restaurants , etc.) at the interchange of Orange Avenue and the freeway.; this plan does not acknowledge that. The subdivider feels it would be an unneeded intrusion into this development. Mr. Warren stated further that he felt the final map should be approved on a unit basis, as proposed in six units. Mr. G. Bishop from the San Diego Gas and Electric Company discussed the 69,000 volt electrical transmission line running through the subdivision. He also discussed the Monserate crossing of the 250 foot right-of-way as related to the future towers. Mr. Warren stated a condition should be imposed whereby provisions for the realignment of the existing 69,000 volt electrical transmission line crossing the subdivision shall be coordinated with both the City and the San Diego Gas and Electric Company. A letter from Dr. Burton Tiffany, Superintendent of the Chula Vista City School District, was read in which he stated that a school site, west of the subdivision, was being negotiated for. Dr. Tiffany remarked that, in view of the 1000 lots, it will be necessary to acquire a second school site on the east side of the subdivision. He asked that the Commission require assurance that the developer and the planning staff work with the school district in locating this site. Mr. Warren presented the following recommendations: 1 . Lot 140 on the tentative map shall be reserved for a neighborhood shopping center. -5- 2. The subdivider shall work with the Chula Vista School District and the Department of Planning to assure that an adequate elementary school site can be provided which will relate to that portion of 'the subdivision east of the proposed:. 241 Freeway. 3. Realignment of Monserate Avenue across the main San Diego Gas and Electric company's right-of-way shall be approved by both the City and the San Diego Gas and Electric Company. The Commission discussed the double-frontage lots , comparing them to the lots in the Bonita Bel-Aire and Bonita Verde Subdivision. Mr. Warren discussed the fact that .Orange Avenue has a 100-foot right-of-way going through to Poggi Canyon, and that there is no established policy at this time for improving such a street. He suggested that the subdivider be required to do no less than dedicate and grade the entire width of Orange Avenue. Mr. William Harshman presented the Engineering recommendations , as follows: 1 . Disposal of sewage through the Max Avenue pump station shall be regarded as a temporary arrangement. Adequate assurances that the subdivision shall be served by the ultimate 'gravity system within a three year maximum time shall be provided in the form required by the City Council . 2. Provisions for storm runoff are specifically not approved. Such facilities are subject to further detailed review and approval of the City Engineer. . 3. Eight-inch curb shall be used in locations as determined by the City Engineer. 4. Specify 52 .foot width sidewalk on 60 foot width streets. 5. Provide letter of release from various utility companies or show standard rear lot utility easements. '6. Sewer sizes subject to final approval by the -City Engineer. 7. Provide temporary cul-de-sac at southerly end of "E" Street. 81, Subdivider shall provide all necessary offsite right-of--;way and -easements in the name of the City of Chula Vista. 9. Offsite portion of Monserate Avenue shall be fully improved to same standards as on-site portions. 10. Detailed grading plans shall be submitted and evidence of having obtained all necessary easements, slope rights, or rights to work upon adjacent property shall' be submitted prior to doing work upon such adjacent property. 11 . Temporary surfacing across the freeway right-of-way shall extend from the east line of Melrose Avenue to the west line of "K" Street. Melrose Avenue from Orange to Monserate shall be constructed complete in all respects, at such time as it is deemed necessary by the City Cngineer in the logical development of the units within this subdivision. 12. Curb, sidewalk and paving 1822 feet in width shall be installed along the northerly side of Orange.A'v6hue adjacent to either or both of the commercial areas shown, at such time as they are developed. 13. Curvilinear sewer alignments shall be used on all curves having 150 foot radius or more. -6- 14. It is suggested that lots along the subdivision boundary, which are unusual in shape or size be eliminated as building sites and held for future development in conjunc- tion with adjacent property, so as to provide a minimum number of undesirable lots. 15. Freeway right-of-way requirements appear compatible with State needs as determined at this time. Subdivider shall provide evidence of conformity with such needs in de- tailed form, concurrently with submission of final map(s) . The Commission discussed the school site problems. Mr. Maimone, Engineer from Princess Park Estates, Inc. stated he had reserved a site for the school east of the freeway on the original map; however, the school district did not want it. Mr. Warren commented that they did not approve of the site chosen; he would like to have the subdivider work with the school district in locating a second site. Mr. Maimone stated the balance of the recommendations were acceptable to them. Member Comstock referred to the Sketch Plan 's location of the tourist-commercial at the intersection of Orange and the Freeway. He felt the Consultants put this in with the idea of this area not being developed right away -- perhaps five or ten years from now. The freeway may not be built until 1970 and this , itself, could be a hardship for the subdividers. Mr. Warren stated he had no objection to not putting this in and that from now on, however , the Commission will be confronted with people coming in and stating they want to develop their area "right away" thus deviating from the Sketch Plan. The Commission discussed the improvement of Orange Avenue. Mr. Warren stated that San Diego has varied their requirements when double-frontage lots are used, relating the amount of improvement to the degree of benefit. Mr. Harshman compared this to the Bonita Bel-Aire Subdivision where the subdivider provided a 20-foot width base and the City put in the surfacing. Vice-Chairman Stewart suggested that, at the time the north- eastern unit of the map is built, standard street improvements should be installed the length of Orange Avenue. Chairman Stevenson felt a condition should be imposed stating this. The Commission discussed the shopping center area. Mr. Warren stated it contains seven acres which is ample for the present time. Discussion ensued concerning the delay of approval for one week to work out some of the problems. Mr. Raymond Rainwater, representing Princess Park Estates , claimed they needed the Com- mission 's approval on the entire map immediately so that grading can begin. The school site and other problems can be solved prior to approval of each final unit. MSUC (Comstock - Willhite) Tentative map be approved subject to the recommendations of the Planning Director and the Principal Engineer with the following changes and additions: 1 . The name of the subdivision be changed from"Princess City" to "Princess Manor." 2. The following to be added to Engineering recommendation No. l : "Number of homes connected in this fashion shall be limited to the amount specified in any agreement to be entered into between the subdivision and the City." 3. Engineering Department recommendation No. 12 concerning improvements on Orange Avenue be eliminated from this motion. The Commission then further discussed the treatment of Orange Avenue. Mr. Warren asked the Commission to carefully consider any decisions they reach concerning these improve- ments. What they recommend to the City Council will represent a suggested policy for -7- improvement of future major streets throughout the undeveloped planning area. What the subdividers are suggesting will leave the entire width of Orange Avenue l= un- improved. MSC (Comstock - Willhite) Recommend to City Council that Orange Avenue be improved as follows: 1 . The entire width shall be dedicated and graded by the subdivider. 2. Orange Avenue in front of the proposed shopping center shall be fully improved by the subdivider with sidewalk, curb, . gutter and paving. 3. That the remainder of Orange Avenue to the eastern edge of the subdivision shall be improved by the subdivider as follows: a. Adequate temporary drainage shall be provided. b. A temporary asphalt walkway shall be provided. c. Temporary paving shall be provided, the type subject to City Engineering Department approval , of not more than two-lane width (32 feet) and future improvement of Orange Avenue to full width shall be done by the City. The temporary paving .to be done coincident with the development of that portion of the subdivision laying east of the freeway. 4. A six (6) foot high wooden fence, the type to be approved by the Director of Planning shall be constructed and permanently maintained on the rear property lines of those residential lots along Orange Avenue. The motion carried by the following vote, to-wit: AYES: Members Comstock, Willhite, Adams , Guyer and Stewart NOES: Member Stevenson ABSENT: Member Johnson Member Stevenson felt the entire width of Orange Avenue should be improved by the subdivider. MISCELLANEOUS To Be Set For Public Hearing - Amendments to Zoning Ordinance The Commission briefly discussed the proposed amendments , a copy of which was mailed to them. Mr. Warren stated he would like to get some reaction from the Commission about these proposed changes: do the changes look reasonable - will there be a number of suggested revisions , etc. , before they are advertised. Member Comstock commented that, after glancing through the proposed changes , he noticed no provision made for employee parking, providing proper ingress and egress. He felt a provision should be made for loading and unloading areas. MS (Comstock - Willhite) Public hearing be set for April 6, 1964. Member Willhite suggested a dinner meeting be set up whereby the Commission can discuss the changes. City Attorney Duberg stated that the Brown Act prohibits this . Mr. Warren suggested that he might be able to work out something that would be legal . No action was taken .on' the motion. Recommendations on Bonita Cove and Princess Hilltop Annexations Mr. Warren said a formal recommendation from the Commission is requested for this. -8- He explained the location of the two annexations , stating they were approved by the Local Agency Formation Commission. MSUC (Stewart - Comstock) Recommend to City Council the approval of the two annexations . Discussion - Architectural Board of Review Mr. Warren explained some of the problems that have arisen with the administration of the supplemental "D" zone. At the time of the charter revision, he had recommended that an architectural board be established. After discussing this with Mr. Ross , it was suggested that a recommendation from the Planning Commission to the City Council should be made on this. Mr. Warren asked them for their comments. Member Adams opposed the proposal stating that the Board would not look at these problems in the same light as the Commission laymen do. Chairman Stevenson agreed , commenting that the Board may use their power "to extremes." Mr. Warren stated the Commission would still have control over compatibility and the general overall site of planning. Several people have objected to the "D" zone being placed on their properties , since it would not be administered by architects. Vice- Chairman Stewart remarked that architects would not work in this capacity unless they were being paid for it. Member Adams felt the intent of the "D" zone could best be handled by the Commission. City Attorney Duberg suggested the Board be available for special requests, not to handle all related matters. The Commission took no action. COMMUNICATIONS Request from H & S Construction Company - Delete Stairway in Bonita Bel-Aire Subdivision Mr. Warren read a letter from Mr. Lee Hart requesting that the requirement for an outside stairway and walkway between Calle Mesita and Camino Elevado in the Bonita Bel-Aire Subdivision be deleted. The City Council referred this letter to the Planning Commission for a recommendation. Mr. Warren pointed out the location of the .proposed walkway and stated the staff would recommend deletion because it would be impractical to. put this in due to the excessive change in topography. MSUC (Adams - Willhite) Recommend the deletion of the requirement for a stairway due to the extreme change in topography between Calle Mesita and Camino Elevado. Use of such a stairway in this case could be dangerous. Letter from Bear and Freeman Concerning Conditional Use Permit Conditions: A letter from Mr. Bear was read requesting the following: 1 . Delay of 30 days to construct the required six-foot wooden fence. 2. Delay of 30 days to remove the garage fro m the premises. 3. A delay of 60 days to surface the parking area. 4. Permit temporary blockage of the previously existing driveway on Fifth Avenue. , 5. The lettering: "Law Offices" and "Bear and Freeman" in gold leaf be permitted on the window fronting "H" Street. 6. That 496-A Fifth Avenue be permitted to remain as an apartment residence. 7. That a business license for the law office be approved immediately. -9- 8. That the matter be heard on March 2, 1964. The Commission discussed the requests and felt they would go along with all of them but number six. Member Adams stated in granting this conditional use permit, the Com- mission was considering the entire building for the professional office - no mention was made that the apartment would be retained. Such mixed uses in this type of structure are not compatible. Mr. Bear asked that the apartment use be allowed for a three-year period. MSUC (Comstock - Adams) Request be approved except for the request asking that a portion of the building remain as an apartment-residence. Report of Field Trip Mr. Warren briefly reviewed the trip which Mr. Stewart and he took to the San Francisco Bay area. The purpose of the trip was to study solutions to problems associated with low- cost housing and to view new concepts in housing. Mr. Warren stated that they found no specific substitute for the 1300 square foot mini- mum floor area ordinance and discussed the possible repercussions from such a require- ment. A modification of our ordinance should probably be made to allow flexibility. If time allows , there are developments in the Los Angeles area that several of the Commissioners should see.An attempt will be made to arrange a trip by car in the near future. A detailed report of the trip will be written and presented with several color slides. ADJOURNMENT MSUC (Willhite - Comstock) Meeting adjourn to March 16, 1964. The meeting adjourned at 10:55 p.m. Respectfully submitted, Jennie M. Fulasz Secretary i