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HomeMy WebLinkAbout1960-11-07 PC MINS MINUTES OF A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA November 7, 1960 A regular meeting of the Planning Commission of the City of Chula Vista was held at 7:00 P.M. on the above date in the Council Chamber at Civic Center, with the following members present: Stevenson, Comstock, Weakland, Stewart, Harmstead, Adams and Guyer. Absent: none. Also present: Director of Planning Fretz and City Attorney Kugler. APPROVAL OF MINUTES It was moved by Member Harmstead, seconded by Member Weakland and unanimously carried that the minutes of the meeting of November 7, 1960, be approved, copies having been mailed to each member. REZONING PUBLIC HEARING - West Side Third Avenue, Between !=!J!! and "K" Streets - R-1 and C-l. to C-1-P The application was read and a map of the area was submitted showing property cuts and zoning. This being the time and place as advertised, Chairman Stewart opened the hearing. Mrs. Phoebe James , representing the applicants , stated that she believes the applicants do intend to develop the property with a medical-dental building. She stated that she had talked with property owners on Garrett Avenue to the rear of the area proposed for rezoning and they indicated they would be satisfied if the rear 100 feet were left for off-street parking. Mr. Victor Guiliani , 757 Garrett Avenue, protested the rezoning, stating that he believes residential development of the property would have a more desirable effect on his property than off-street parking. He also stated that' the present depth of 290 feet of commercial zoning should be sufficient. Mrs. Phoebe James stated that the applicant would be satisfied with leaving the rear 100 feet of the property R-1 and asked that the application be modified accordingly. Mrs. Joseph Wladecki , 745 Garrett Avenue, stated that she and neighbors she had contacted would like to know how the property adjacent to their properties would be developed before they protested. She stated that leaving 100 feet R-1 would not be sufficient for residential use and rezoni.ng and development of these two lots would land-lock property to the north and south. There being no further comment, the hearing was closed. Member Adams stated that the Commission has recognized the undesirable aspects of shallow commercial zoning of 125 feet or so but this property now enjoys a 290 foot depth commercial zoning. He added that he believes the additional 330 feet requested is out of line, particularly in view of the fact that it would preclude any possibility of a unified development of the rear of the lots fronting on Third Avenue and would landlock some of this property. Planning Director Fretz submitted a map showing a possible way to develop the rear of the lots fronting on Third Avenue. It would provide two banks of 100 foot deep lots fronting on a 50 foot street and leave 80 feet to increase the commercial depth to 370 feet. Dr. Larsen asked the procedure for extending Kearney Street through their property to Third Avenue and Chairman Stewart explained how this could be accomplished. Member Adams and Member Stevenson agreed that the request for commercial zoning near "K" Street may be justified in that it wou:l'd increase the existing commercial zone depth on "K" Street from 125 feet to coincide with the depth of commercial zoning on Third Avenue. Chairman Stewart said he felt the city should maintain a measure of control over -this area because of the property split. He asked the Planning Director ro comment on this aspect. Planning Director Fretz stated that there are several ways the city could exercise control over development of the property fronting on Third Avenue -- they could rezone a portion of the property and leave the remainder R-1 or they could rezone to R-3 allowing development with a conditional use permit. He stated that he does not feel the 290 foot depth for the commercial zoning is critical as has been the case in other areas. Fretz added that rezoning the K" Street area might be justified in that the existing zone is only 125 feet deep with less restricted uses on both the east and west sides of this property. RESOLUTION NO. 193 - Recommending to City Council Change of Zone on Property North of "K" Street, West of Third Avenue. Offered by Member Stevenson, passed, •adopted and approved by the. following vote, to-wit: AYES: Members Stevenson, Comstock, Weakland, Stewart, Harmstead , Adams and Guyer NOES: none ABSENT: none It was moved by Member Stevenson and seconded by Member Adams that the Planning Com- mission deny the requested rezoning from R-1 and C-1 to C-I-P for lots 6 and 7A located on the west side of Third Avenue, north of, "K" Street; further, that neither public necessity, convenience, general welfare nor good zoning practice require the change in that the property is adjacent to R-1 property; such rezoning would create a land-locked situation for adjacent vacant area; the commercial zoning of 290 feet is not critical and because there is presently sufficient vacant commercially zoned land. The motion carried by the following vote, to-wit: AYES: Members Comstock, Stevenson, Weakland, Stewart, Harmstead , Adams and Guyer NOES: none ABSENT: none PUBLIC HEARING - Southwest Corner of Fourth and "E" Street - R-1 to C-2-P and Establishment of a 5 foot Setback on both streets The application was read and a map was submitted showing property cuts and zoning of adjacent lands. This being the time and place as advertised, Chairman Stewart opened the hearing. Mr. Paul Miller , applicant, stated that the other three corners of this intersection are zoned for commercial purposes and that this R-1 lot has been used for a real estate office for several years under a zone variance. He stated that the restriction of use of the property as a real estate office under the variance prohibits the rental of the building for other commercial purposes and that good zoning practice indicates -%the zone should be changed to C-2-P and that 5 foot building lines should be established along both streets adjacent to the property. There being no. further comment , the hearing was closed. 2 - Member Stevenson stated that he believes it is logical that this lot, as well as the next two further west, be rezoned to agree with the commercial zoning on the north side of "E" Street. Member Adams agreed and stated also that good planning practice requires the change because the other three corners are zoned commercially and this corner has been used for quite some time for commercial purposes. Planning Director Fretz cautioned that the property division is different on the south side of "E" Street from that on the north side in that the lots face "E" Street rather than a side street. He said he did not particularly disagree with what has been said but that he feels the Commission should have the "stopping point" well in mind. Several members of the Commission indicated that they thought the commercial zoning should stop at a point opposite that on the north side of "E" Street. RESOLUTION NO. 194 - Recommending to City Council Change of Zone for Property on the Southwest Corner of Fourth and "E" Street Offered by Member Adams , passed, adopted and approved by the following vote, to-wit: AYES: Members Adams , Guyer, Stevenson; Comstock, Weakland, Stewart and Harmstead NOES: none ABSENT: none It was moved by Member Adams , seconded by Member Stevenson and unanimously carried that the reso lution be amended to include a recommendation to City Council that a five foot building line be established along both Fourth Avenue and "E" Street, adjacent to this property. PUBLIC HEARING - 416 "E" Street - R-3 to C-2-P The application was read requesting rezoning from R-3 to C-2-P for property at 4-16 "E" Street, the first lot west of the corner lot. A letter was read from Mr. James Connolly, owner, stating that his property cannot be developed as R-3 because of the 48-foot width. This being the time and place as advertised, Chairman Stewart opened the hearing. Mr. James Connolly, owner , stated that business has been coming more and more to the area and it is no longer suitable for residential use. He stated that rezoning, along with the corner lot, is desirable. There being no further comment, the hearing was closed. Member Adams stated the rezoning is fair and logical . Member Stevenson stated that rezoning this lot will make a side to side relationship with R-1 zoning of the third lot. Member Adams stated that the owner of the third lot has not objected and probably feels that commercial zoning of the two lots to the east will increase his property value. Chairman Stewart stated that he agrees that commercial zoning for the lot can'' be justified because it is needed to add to the area of the corner lot; however, he feels there should be an R-3 lot between this C-2-P and the adjacent R-1 . He stated that he is opposed to zoning the third lot commercial just for the reason that it should extend as far west as the commercial zoning across "E" Street, because "E" is an 80 foot street and that is sufficient distance to separate the two uses. Planning Director Fretz pointed out that the R-1 lot next to Mr. Connolly's can enjoy a tran- sitional use. - 3 - RESOLUTION NO. 195 - Recommending to City Council Change of Zone for Property at 416 ''E" Street and Establishment of Five Foot Building Line Offered by Member Adams , passed, adopted and approved by the following vote, to=wit: AYES: Members Adams, Guyer , Stevenson, Comstock, Weakland, Stewart and Harmstead NOES: none ABSENT: none PUBLIC HEARING - Ordinance Establishing Agricultural Zone, Amending R-1 Zone Requirements and Establishing Supplemental B-15 Zone Planning Director Fretz reviewed the purposes of the ordinance and its provisions , stating that the primary changes are as follows: 1 . Providing for an Agricultural Zone and defining uses that may be established therein and for area and setback requirements. 2. Providing for a Supplemental B-15 Zone, requiring 15,000 square feet per lot and providing for area and setback requirements. 3. Omits public and quasi-public buildings and land and uses of the recreational , educational , religious , cultural or public service type and lists them as uses permitted in the R-1 Zone with a Conditional Use Permit. 4. Requires that at least two off-street parking spaces must be provided in an R-1 zone, one of which shall be a garage or carport. 5. Renumbers the section dealing with conformance to zone regulations , from Section 5.00, 5. 10, 5.20 and 5.30 to Section 13.60, 13.61 and 13.62. This being the time and place as advertised , Chairman Stewart opened the hearing. There being no comment, either for or against, the hearing was closed. The Commission discussed the application of the agricultural zoning to existing vacant acreage and the need for the agricultural useage now in ; the R-1 zone. Planning Director Fretz stated that he feels we should leave the existing agricultural provision as it is because it is for smaller areas. He stated that it requires 30,000 square feet of land and does not allow retail stands , and eliminating this as as permitted use would make non-conforming quite a few existing agricultural uses. Mr. Fretz explained that most of these areas do not have enough land area to meet requirements,.of the proposed agri- cultural zone. Planning Director Fretz explained that he believes the problem of advertising signs for subdivisions being built could be partially resolved by requiring a conditional use permit, as proposed , and limiting the area of the signs. The Commission agreed that the provision in the proposed ordinance allowing tract offices and signs in R-1 zones with a conditional use permit should be amended to read ''Temporary tract offices and temporary on-site tract signs (not to exceed 150 square feet) ." RESOLUTION NO. 196 - Recommending to City Council Amendment to Zoning Ordinance Offered by Member Guyer , passed , adopted and approved, by the following vote, to-wit: - 4 - AYES: Members Guyer , Stevenson, Comstock, Weakland , Stewart, Harmstead and Adams NOES: none ABSENT: none VARIANCES Request for Extension of Time- Edna Morrison - Rear of 70 "J" Street A letter was read from Mrs. Morrison requesting an extension of time on the variance previously granted. Chairman Stewart stated that he believes Mrs. Morrison is specu- lating and that the extension should not be granted. Planning Director Fretz asked that the matter be continued to another meeting in order that Mrs. Morrison can be heard in view of the fact that the variance does not expire until December. It was moved by Member Harmstead, seconded by Member Guyer and unanimously carried that the matter be continued to November 21 , 1960. STREETS AND HIGHWAYS Change of Name for Highland' Avenue Planning Director Fretz stated that the question has been raised as to whether Highland Avenue within the city should be changed to Fourth Avenue. Member Adams suggested that a street name sign be posted with:A.he city limits sign on Highland Avenue. Member Stewart said he did not feel that a street in the city should have two names. It was moved by Member Guyer, seconded by Member Harmstead and unanimously carried that the Planning Commission recommend to City Council that Highland Avenue within the City Limits be changed toFourthAvenue. ur 14 MISCELLANEOUS �.� San Diego County Planning Congress Planning Director Fretz stated that the annual meeting of the San Diego County Planning Congress which will see the installation of Chairman Stewart as president, will be held on November 18, 1960 at 7:30 P.M. and that Mr. Simon Eisner will speak on "An Image of San Diego County in the Future." He added that reservations must be in by Monday, November 14th. All Commissioners indicated they could go. Land Use Maps Planning Director Fretz presented several land use maps of the city. ADJOURNMENT It was moved by Member Adams , seconded by Member Harmstead and unanimously carried that the meeting adjourn to November 21 , 1960. Respectfully submitted , AudreyS nehouse Secreta