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HomeMy WebLinkAbout1959-03-02 PC MINS MINUTES OF A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA March 2, 1959 The regular meeting of the Planning Commission of the City of Chula Vista was; held on the above date in Council Chambers at Civic Center at 7:30 P-M, with the following members present: Stevenson, ,Sparling, Calkins' Stewart, Adams and Culnan. Absent: Member Harmsteado Also Present: Director of Planning Fretz, City Attorney Kugler and Principal Engineer Harshman, APPROVAL OF MINUTES: It was moved by Member Calkins, seconded by Member Adams and unanimously carried that the minutes of the meeting of February 16, 1959 be approved, copies having been mailed to each member. COMMUNICATIONS A letter from Mr. Ben G. Patton' 391 Minot, expressing his interest in the provision of a zone for professional uses separate from the commercial zones, was read. The Commission directed that a letter be written thanking Mr. Patton for his interest and stating that the matter will be considered at the earliest possible date. REZONING Development of Property - East End of 300 Block of Palomar Drive The Commission directed that this letter, requesting permission to develop property at the east end of Palomar Drive in the 300 block, which would prohibit the eventual extension of Palomar Drive to Third Avenue, be held over for consideration on April 6th. At this meeting, a land use study of the block in connection with a rezoning request for the corner of Third and "L" will be considered. VARIANCES T. P. Huntington - 311 Del Mar - C-1 Use in R-3 Zone Mr. Huntington's application was read requesting permission to develop this R-3 property with a building to be used for professional offices, with a reduction in rear yard setback from 15 feet to zero and a reduction in side yard setbacks from 5 feet to zero. Director of Planning Fretz presented a vicinity map of the area, pointing out adjacent professional offices and residential uses. A plot plan of the proposed development was presented. A letter was read from Mr. J. G. Menzel, protesting the reduction in setback. This being the time and place as advertised, Chairman Stewart opened the hearing. Mr. Carl Bannon, representing Mr. Huntington, spoke favoring the variance and stated that he is quite sure Mr. Menzel no longer objects to the setback reduction. It was moved by Member Calkins that the variance be granted for the reasons that the neighborhood is developed predominantly with similar uses; the property cannot be used economically for residential purposes; and because a previous Commission had seen fit to grant a variance for this use but that it had expired. The motion died for lack of a second, Chairman Stewart stated that he does not approve, of the set- back reduction and doesn't feel that there are hardships that do not apply to surrounding properties. The Commission discussed the parking layout and questioned the advisability of having cars back out onto the street. Member Culnan moved that the matter be continued to April 6th so that the applicant could attempt to correct the points about the proposed development that were objected to. Further, that the matter be referred to the Safety Council for recommendations and comments on the traffic situation which might result from the proposed develop- ment. The motion was seconded by Member Adams and carried with Member Calkins voting "not' Joan Howard and Albert Boyer - 575 "HII Street - C-1 Use in R-2 Zone The application was read requesting permission to remodel existing dwellings to provide for operating a real estate and insurance office and to reduce the front yard setback to allow erection of real estate signs. This being the time and place as advertised, Chairman Stewart opened the hearing. Mr. Albert Boyer spoke favoring the variance, with the statement that because the neighborhood is a blighted residential area, it is no longer economical to improve the property for residential use. Comments favoring the variance because of the deteriorating residential neighborhood were heard from Mr. Clint Matthews and Mr. Thompson, realtors on Broadway. Chairman Stewart and Member Adams spoke, stating that they feel that the change in neighborhood appears to indicate that consideration of a zone change for the entire neighborhood is in order. Member Culnan stated that he feels the surrounding area qualifies the property for a variance on a hardship basis. City Attorney Kugler stated that a variance is basically to make a property capable of being developed for the zone in which it is located. He said surrounding circumstances can be an element considered for the granting of a variance, but can also be a basis for re- zoning. Member Culnan moved that the variance for the commercial use in an R-2 zone be granted for the reason that there are exceptional circumstances applicable to the .property in that there are commercial uses both east and west and the residential development immediately adjacent and across "H" Street is not conducive to add- itional residential development in the area; that a variance is necessary for the preservation of a substantial property right because it is not economically practical to develop the property as zoned and that it will not affect the public welfare or property or improvements in the area. Further, that the variance be granted subject to the condition that the advertising signs be limited to two 8 foot panels, forming a V-shape, not over 40 inches high from ground level. Member Sparling seconded the motion which failed to carry by the ,following vote, to fait: AYES: Members Sparling, Adams and Culnan NOES: Members Stevenson, Calkins and Stewart ABSENT: Member Harmstead Planning Director Fretz questioned the necessity of advertising in the manner pre- scribed and said he would not like to see "H" Street gain the character that portions - 2 - of Third Avenue have, Chairman Stewart`said that he wasn't against the variance but he objected to the sign® It was moved by Member Culnan and seconded by Member Sparling that the applicant be granted permission to remodel the existing dwelling as a real estate-insurance office, observing existing setbacks and that they be granted permission to erect a real estate advertising sign subject to the following limitations: 1. A maximum 40 inch by 8 foot panel. 2. Maximum 42 inches in height from ground level. 3. To be placed a maximum 4feet south of the building. 4, To be placed parallel with the building. Further' that the action be based on the following findings of fact.- 1. act:1. There are exceptional circumstances applicable to the property in that there are commercial uses both east and west and the residential de- velopment immediately adjacent and across 'TH" .Street is not conducive to additional residential development. 2. That a variance is necessary for the preservation of a substantial property right in that it is not economical to develop the property as zoned. 3. It will not affect the public welfare or property or improvements in the area. The motion carried by the following vote, to wit: AYES: Members Sparling, Calkins, Adams and Culnan NOES: Members Stevenson and Stewart ABSENT: Member Harmstead Fuller Ford - 760 Broadway - Reduction in Rear Yard Setback The application was read requesting permission to construct an auto body shop building on the rear property line, a reduction in setback from 15 feet to zero. Mr. Fretz submitted a plot plan of the property showing existing sales and repair buildings. This being the time- and place as advertised, Chairman Stewart opened the hearing. Mr. Collins, representing 1r. Fuller, spoke, stating the proposed building can be built observing the setback, but that it will then be necessary to omit the west wall to utilize the area as an entrance to the auto shop. He stated that the applicants feel it will be of benefit to the neighbors on Riverlawn to have the building constructed on the property line with a solid wall to block the sound and the sight of the work being done in the building. A letter was read from Mr. Millan, 767 Riverlawn, favoring the variance, Comments favoring the variance were heard from Mr. Tunnell, m 757 Riverlaiand Mr. Gage, 763 Riverlawn. Mr. Algert asked about the feasibility of sound proofing the roof. Mr. Collins stated that he felt Mr. Fuller would agreed It was moved by Member Sparling, seconded by Member Stevenson and unanimously carried - 3 - that the reduction in rear yard setback -be granted with the condition that the roof of the new building be constructed of a material that will deaden the sound, as approved by the Building Inspector. Further, that the action be based on the following findings of fact: 1. That there are exceptional circumstances applicable to the property in that a 30 foot strip across the rear of the property is zoned R-3, but has been approved for commercial use through a zone variance, and the applicants are attempting to develop this in conjunction with the use of the rest of the lot to best conform with land use to the west. 2. That, if the applicants are allowed to construct the proposed building on the rear property line, it will, in effect, improve the neighborhood by deadening the sound from the building with a block wall and hiding the operation from the view of the neighbors to the west. 3. That it will not detrimentally affect the public welfare or property or improvements in the same area, rather it will tend to improve the neighboring properties. SUBDIVISIONS Seaview Estates #4 -- Tentative Map ITr. Fretz presented the tentative map of Seaview Estates #4 and the recommendations of the Planning Director and .the Engineering Department were reviewed. Mr. Fretz called the Commission's attention to the fact that, within a year, the city could have what he considers to be a very undesirable and hazardous traffic situation in this area. He pointed out that Naples Street, from the western boundary of Kellogg School to the eastern boundary of Seaview Estates #1, has only an 18 foot travelled way and is the only access some 525 families will have, possibly for several years, because of the difficulty of development of the land to the south of Naples. Mr. Fretz suggested that the city needs a repayment provision on street work, much the same as it now has on sewers. The Commission concurred with this thinking. It was moved by Member Sparling, seconded by Member Stevenson and unanimously carried that the tentative map of Seaview Estates #4 be approved and recommended to the City Council for acceptance, subject to the following conditions: 1. Typical sections be revised to conform with the requirements of the City Engineer. 2, Extend Oxford Street westerly to subdivision boundary. 3. Terminate Osage Avenue at Oxford Street. 4. Olympus Avenue be renamed. 5. Subdivider provide a copy of lot grading plans for use by the City Engineer. 6. 1 foot lots be shown as follows: south end of Olympus, west end of Oxford, east line of Olympus, and the east end, west end and south line of Naples. 7. All cut and fill slopes comply with FHA requirements and be planted according to FHA requirements. - 4 - Country Club View #2 - Tentative Map The tentative map of Country Club View #2 was presented and the recommendations of the Planning Director and the Engineering Department were reviewed. It was moved by Member Sparling' seconded by Member Calkins and unanimously carried that the tentative map of Country Club View #2 be approved and recommended to the City Council for acceptance' subject to the following conditions: 1. That typical sections be revised to conform to requirements of the City Engineer. 2, Inkopah Street be terminated in a cul-de-sac. (Section to conform to City Engineer's requirements.) 3. Montclair Street be extended to the easterly subdivision boundary. 4. Drainage control methods and provisions be shown. (To be approved by City Engineer.) 5. Subdivider provide a copy of lot grading plans for use by City Engineer, 6, That Olympus Avenue be renamed. 7. Where Olympus Avenue is adjacent to easterly subdivision boundary (3301)s sidewalk installation not be required. 8. Tentative street and sewer grades to be shown. 9. Establish a 15 foot setback around the Inkopah cul-de-sac. 10. That 1 foot lots be reserved as follows: west end of Jamul, north end of Ossa, north end of Olympus and east side of Olympus adjacent to the 330 feet not included in the subdivision, the east end of Montclair and Naples and on the south line of Naples. 11. All cut and fill slopes to conform with FHA standards and be planted to FHA standards. Robinhood #4 - Tentative Map The tentative map of Robinhood #4 was presented to the Commission and the re- commendations of the Planning Director and the Engineering Department reviewed. It was moved by Member Sparling, seconded by Member Stevenson and unanimously carried that the tentative map of Robinhood #4 be approved and recommended to the City Council subject to the following conditions: 1. Revise typical sections as per requirements of the City Engineer. 2, Terminate Inkopah at Nacion Avenue, 3. Extend Nacion to the northerly subdivision boundary. 4. Dedicate Jamul from Nacion to easterly subdivision boundary as shown on office copy of tentative map. - 5 - 5. Show methods of handling storm runoff. 6. That a lot grading plan be submitted for use by the City Engineer. 7, That 1 foot lots be reserved on the east end of Jamul and the north end of Nacion. 8. 15 foot setback be provided around the cul-de-sac on Norma. 9. All cut and fill slopes be according to FHA requirements and be planted to FHA requirementso Mtrlo Ocean View Estates - Tentative Map The tentative map of Mylo Ocean View Estates was presented and the recommendations of the Planning Director and the Engineering Department were reviewed. It was moved by Member Sparlingj seconded by Member Culnan and unanimously carried that the tentative map of Mylo Ocean View Estates be approved and recommended to the City Council' subject to the following conditions: 1. All sidewalks to be located on property line. (Design to be approved by City Engineer.) 2. Street names to be changed. (To be approved by Planning Director.) 3. Lot grading plan to be submitted for use by the City Engineer. 1�.. Street improvements as per corrected notes on typical sections. 5. Proposed street and sewer grades to be shown. 6. City Council to dedicate 1 foot lot on the easterly end of Oneida Street,, on the Judson Estates ##1 map. 7. That 1 foot lots be reserved as shown. 8. That all cut and fill slopes conform to FHA requirements and be planted to FHA requirements. 9. Setbacks be approved as shown© ADJOURNMENT: The meeting was adjourned to March 16, 19590 Respectfully submitted' Audrey St ehouse Secret