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HomeMy WebLinkAbout1960-05-02 PC MINS MINUTES OF A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA May 2, 1960 A regular meeting of the Planning Commission of the City of Chula Vista was held at 7:30 P.M. on the above date in the Council Chamber at Civic Center with the following members present: -Stevenson, Weakland, Stewart, Harmstead, Adams and Gaper. Absent: _none® Also present: City Attorney Kugler, Planning Director Fretz, Principal Engineer Harshman, Planning Draftsman Lee. APPROVAL OF MINUTES It was moved by Member Stevenson, seconded by Member Harmstead and unanimously carried that the minutes of the meeting of April 18, 1960 be approved, copies. having been mailed to each member. REZONING PUBLIC HEAR11IG - H. A. Jackson - Northwest Corner Del Mar and "G" Street - R-3 to C-2 Reduction of Setback Along "G" and Del Mar Streets The application was read requesting change of zone from R-3 to C-2 for property on the northwest corner of Del Mar and "G" Street and requesting reduction in setback along "G" Street from 10 feet to zero and along Del Mar Avenue from 15 feet to zero. Planning.Director Fretz submitted a plot plan showing adjacent property cuts and zoning. This being the time and place as advertised, Chairman Stewart opened the hearing. Mrs. Rehan Richter, owner of property at 268 "G" Street, represented Mr. Jackson and spoke favoring the rezoning. Mr. Troy Homer, owner of property at 396 Del Mar. spoke favoring the change of zone. A letter was read from Mr. Frank..White, .266 Madrona, approving the change of zone. There being no further comment, the hearing was closed. Chairman Stewart said he felt that extending commercial zoning east on "G" Street from Third Avenue would be an intrusion into a residential area - that the property across "G" Street to the south has just recently been developed to apartment use. Member Adams said that existing commercial zoning on Third Avenue is of adequate depth. It was moved by Member Adams and seconded by Member Harmstead that the request for change of zone from R-3 to C-2 and reduction in setback along. Del Mar and "Gil Street to zero be denied for the reason that it would be an intrusion-of commercial. zoning -into a residential area. The motion carried unanimously. Request for Change of Zone - Madalon Bagnell - Rear of 350 "K" Street - R-1 to C-2 It was moved by Member Harmstead, seconded by Member Geyer and unanimously carried that the application be set for hearing on--May 16, 1960. VARIANCES PUBLIC HEARING (cont.) - C. Glenn Grout and Frank Ferreira .- Area Bounded by Moss' Naples and Alpine Streets - R-3 Use in R-1 Zone and Setback Reduction Chairman Stewart reopened the public hearing. Planning Director Fretz reviewed action at the last meeting and explained traffic pattern, proposed public improvements and new plot plan of the proposed development as submitted by the applicant. He stated that the traffic pattern has been approved by the City Engineer and the Safety Council. Mr. Jim Dubert, Attorney, and Mr. Wayne Smith' Civil Engineer' representing the app- licants, stated that record has been found of dedication of the southerly 40 feet of Moss Street as an easement for street purposes. City Attorney Kugler stated that the Commission' if it chooses to grant the variance, may condition approval upon vacation by the City Council of the 40 foot easement and approval of the variance on that condition would be., in effect, an approval of the vacation. ' Mr. Robert Dickson, 1098 Alpine, protested the variance, questioning the adequacy of off-street parking facilities, -the traffic pattern and multiple residential use in a predominantly R-1 zone. Mr. Kenneth Anderson, 122 Moss Street, protested the proposed use, stating that the neighbors would prefer a professional office building and that the applicant is overcrowding the property. He stated that there is no play area provided and there can be no guarantee that the apartment units will not be rented to families with children in the future. Mr. Ferreira stated that the property to the south is zoned R-2 and the golf course is a commercial use; therefore, he does not feel it is an intrusion into a strictly R-1 area. He stated that if the property were zoned R-3, they would be allowed more than the 10 units proposed, having 40% ground coverage. There being no further comment, the hearing was closed. The Commission questioned the desirability ofhaving the swimming pool built on the setback line. Member Adams stated that he feels the pool should be constructed behind the setback line to allow construction of a six foot fence on the setback line. Member Adams stated he feels an excellent traffic pattern is proposed, but would prefer to see Alpine one-way traffic to the south. He stated that he feels the proposed building layout is' good' and that one-story buildings should enhance property values rather than have a detrimental effect. It was moved by Member Adams and seconded by Member Guyer, that the application for variance to- allow construction of apartment units on property bounded by Moss, Naples and Alpine and to allow reduction in setback along Moss from 25to 5 feet, along Naples from 25 to 10 feet and along Alpine from 25 to 5 feet, be approved as per plan submitted subject to the following conditions: 1. The swimming pool be located in such a way that a fence, complying with city ordinances, can be constructed on the setback line. 2. That the southerly 40 feet' of Moss' Street be vacated by the City Council or otherwise made available for use by the applicant. 3. That ground coverage with buildings be limited to 40% of lot area. - 2 .. Further., that the action be based on the following findings: 1. There are exceptional circumstances pertaining to the property in that the lot is triangular= in shape and is surrounded on all three sides by streets' making it difficult to use for R-1 purposes. 2. If the variance is not granted., the owner will be deprived of use of his property; therefore the granting of the variance is necessary for ' preservation of a substantial property right. 3. One-story units are compatible with the surrounding single-family dwellings and the change in the existing, traffic pattern will be an improvement to the area. Therefore, it appears that the granting of the variance will not be materially detrimental to public welfare or improvements in the area. The motion carried by the following vote, to merit: AYES': Members Adams Guyer., Stevenson., Stewart and Weakland NOES: Member Harmstead ABSENT: none It was moved by Member Adams and seconded by Member Guyer that the Commission recommend to the City, Council that the southerly 40 feet of Moss Street be vacated abutting the subject property, or otherwise made available for use by the applicant in connection with the variance., for the reason that it will improve the traffic pattern in the area. The motion carried by the following vote, to wit: AYES: Members Adams, Guyer., Stevenson, Stewart NOES:. Members Ideakland and Harmstead ABSENT: none PUBLIC HEARING (cont.) Charles Kiss 174-176 "D" Street- Area 'Variance and _Setback Reduction Chairman Stewart reopened the public hearing. The application was reviewed requesting reduction in setback along "D" Street from 25 to .13 feet and requesting approval of a lot having only. 6.,512. square feet in area. Planning. Director Fretz explained.that Nr, Kiss was planning development of his property during the time the ordinance had been. changed .to require- 7.,000 square feet in an R-2 lot rather than. 6,000 square feet. He stated that Mr. Kiss had divided his double frontage property' thinking that the minimum was 6.,000 square feet., but that he has sufficient land in his entire property to provide minimum 7,000 square. feet in both lots. The hearing had been continued to allow Mr. Kiss time to determine whether he could redivide his. property. Mr. Kiss stated that the lending agency would require that he reapply for a loan and would not guarantee it would be approved. Member Adams stated that regardless of the misunderstanding concerning minimum lot area., there is land available to Mr. Kiss to bring the lot up to standard and thata variance should be used only when it deprives the- owner use of his property. He feels that the topography of the lot indicates the setback variance is needed. Mr. Kiss withdrew the request for variance for the lot area. There being no further comment, the hearing was closedo - 3 - It was moved by Member Guyer and seconded by Member Harmstead that the application of Mr. Charles Kiss for reduction in setback along "D" Street from 25 to 13 feet be approved based on the following findings of fact: 1. The topography of the lot is such that it would be difficult to observe the 25 foot setback. 2. The variance is necessary for preservation of a substantial property right and will allow better utilization of the lot, 3. Granting of the variance will not be materially detrimental to public welfare and will apparently not be injurious to improvements in the area because there were no protests. The motion carried by the following vote, to wait: AYES: Members Guyer, Stevenson' Weakland, Stewart, Harmstead and Adams NOES: none ABSENT: none PUBLIC -HEARING- Dale Horton - 210 "H" Street - R-3 Use .in R-1 Zone The application was read requesting permission to develop R-1 property at 210 "H" Street with 18 apartment units. Planning Director Fretz submitted a plot plan.and elevation showing proposed development of the property. This being the time and place as advertised, Chairman Stewart opened the hearing.'` A letter was read approving the granting of the variance from Mr. and Mrs. Joseph Meditz, 228 Shasta. Letters protesting the variance were read from Mrs. Nona Fulton, 219 Shasta and Mrs. Frank Daly, 215 Shasta. A petition signed by owners of six properties was read protesting the variance. Comments were that R-3 use would be a detriment to the area, the property abuts single. family dwellings on the east and there is no need for further multiple residential development. Mr. Albert Jantz, 201 "H" Street, agreed that the lot is too deep for R-1 development but protested two-story apartment units. There being no further comment, the hearing was closed. Planning Director Fretz explained why a variance had been applied for rather than a zone change' stating that more control could be exercised over multiple residential development with a variance. He stated that he feels that 10 to 12 units should be the maximum. Chairman Stewart suggested that the apartment building on the east line be eliminated, leaving the easterly 40 feet of the lot free, that being closest to the single family dwellings. Mr. Horton agreed and stated they would then have 14 units. It was moved by Member Adams and seconded by Member Guyer that the application requesting permission to develop the R-1 lot at 210 "If' Street be approved as per the plan submitted with the elimination of the building on the east property line. Further, that action be based on the following findings: 1. There are exceptional circumstances about the property in that it is 290 feet deep and cannot. be developed economically as R-1. - 4 - 2. Because of this' the variance is necessary for preservation of a substantial property right of the applicant. 3• The lot is located along the side of other `R-3 property and there is considerable R-3 development in the area; therefore it appears that the granting of the variance will not materially affect improvements in the area or the public welfare. The motion carried by the following vote' to wit: AYES: Members Adams' Guyer, Weakland, 'Stewart and Harmstead NOES: Member Stevenson ABSENT: none PUBLIC HEARING - Lander H. & Leona M. Turpin - 519 Fig Avenue - Rear Yard Setback Reduction The application was read requesting reduction in rear yard setback from 20 to 5 feet for the purpose of constructing an addition to the existing house. Planning Director Fretz submitted a plat plan of the property. This being the time and place as advertised, Chairman Stewart opened the hearing. There being no comment, either for or against, and no written communications, the hearing was closed. It was moved by Member Guyersand seconded by Member Stevenson that the application requesting reduction in rear yard setback from 20 to 5 feet at 519 Fig Avenue for the purpose of constructing an addition be approved. Further, that the action be based on the following: 1. There are exceptional circumstances in that the property is a corner lot and there are two large setbacks required along the streets. 2. A: variance is necessary for preservation of a substantial property right because a large part of the applicant's property is used in required setbacks. 3. The granting of the variance will not be materially detrimental to adjacent property or to the public welfare. The motion carried by the following vote., to wit: AYES: Members Guyer, Stevenson, Weakland, Stewart, Harmstead and Adams NOES: none ABSENT: none SUBDIVISIONS. Final. Maps Russell Haas Industrial -Park (cont.) Planning Director Fretz submitted the final map of Russell Haas Industrial Park Subdivision and stated all conditions of the tentative map have been complied with. It was moved by Member Stevenson., seconded by Member Harmstead and unanimously carried that the final map of Russell Haas Industrial-Park Subdivision be recommended to City 'Council, for" approval, subject to provision of the following one foot lots: 1. Along the east line of First Avenue where a full width street is not provided. 2. At the southerly end of the east half of First Avenue. 3. At the northerly end of First Avenue, 4. At the easterly and westerly ends of Tremont Avenue. Dalseth Hills No. 4 Planning -Director Fretz submitted the final map of Dalseth Hills_ No. 4 and stated that it is the.west portion of, the subdivision submitted on the tentative map. It was moved by-Member Stevensonp seconded by Member Guyer and unanimously carried that the final. map of Dalseth Hills No. 4 be recommended to City Council for approval' all conditions of the tentative map having been complied with. STREETS AND HIGHWAYS Planning Director Fretz explained that a request had been made for vacation of the alley abutting Mr. Jackson's property on the northwest corner of Del Mar Avenue and "G" Street. The Commission discussed the actual need for An alley at this location and the possibility of improvement. It was moved by Member Guyer and seconded by Member Stevenson that the Planning Commission recommend to City Council that the alley running north from"G" Street to Third Avenue be vacated from "G" Street to its intersection with the alley running southwest from Madrona Street., but that the city retain easement for drainage and utility purposes. Further, that the recommendation is made due to the inac- cessibility of the land from "G" Street and the terrain. 'The motion was unanimously carried. MISCELLANEOUS Approval 'of Church Site - Central Southern Baptist Church Planning Director Fretz reviewed the plot plan for the proposed church and stated that the question had arisen at the previous meeting as to why the proposed building will be constructed so close to existing building and what the plans were for development of the large parcel of land. Mr. Troy Homer' representing. the church., explained the plans for future development of the entire parcel of property. It was moved by Member Harmstead9 seconded by Member Guyer and unanimously carried that the site of the proposed new church building-for the Central Southern Baptist Church be approved as shown on the plot plan. Approval of Convent and School - Pope Pius X ,Parish - Cuyamaca-and Emerson Planning Director Fretz submitted.a plot platy showing location of proposed new school --6 and convent on the. Pope Pius X church grounds. He stated that there had been some question as,to the use of the R-1 property for a convent' but that it is considered to be incidental to the allowed use. Member Adams stated that he believed the convent would be an accessory to the school and therefore permitted. It was moved by Member Guyer, seconded by Member Adams and unanimously carried that the site of the new school building and convent for the Pope Pius X Parish be approved. Request for Exemption from Construction of Public Improvements - Ada, Palomar & Frontage Road Planning Director Fretz reviewed the request for exemption from construction of public improvements along Ada Street, Frontage Road and Palomar, continued from the last meeting. A letter was read from the Engineering Department recommending that the request be denied for the reason that it appears no dangerous or defective conditions will be caused by the construction nor are there any reasons such construction would be impractical. It was moved by Member Adams, seconded by Member Harmstead and unanimously carried that the request for exemption from construction of public improvements along Ada Street, Palomar Street and Frontage Road be denied because it does not appear that the construction of these improvements will cause any hazardous conditions nor is it impractical to install them. Request for Directional Signs - Downtown Association A letter was read from the Downtown Association, referred to the Planning Commission from City Council, requesting permission to erect directional signs at specific locations indicating location of "Shopper's Square". It was moved .by Member Harmstead and seconded by Member Guyer that the Planning Commission recommend to City Council that permission be granted for erection of small directional signs, to be located as requested. The motion carried by the following vote, to wit: AYES: Members Harmstead, Adams, Guyer, Weakland and Stewart NOES: Member Stevenson ABSENT: none Discussion - Home Occupations The Commission directed that. home occupations be placed on the agenda.for the next meeting. Southern California Planning Congress - Dinner Meeting Planning Director Fretz stated that the subject of discussion at the dinner meeting in Whittier on May 12th of the Southern California Planning Congress would be of interest to the Commission members. He asked any members wanting to go to contact him prior to Monday, May 9th. Change of Time for Meetings The Commission discussed the desirability of Planning Commission meetings starting - 7 - at 7:00 P.M. rather than 700 P.M. in view of the long agendas. RESOLUTION NO. 168 - Changing Time of Planning Commission Meetings Offered by Member Guyer, passed, adopted and approved, by the following vote, to-.uit: AYES: Members Guyer, Stevenson, Weakland, Stewart, Harmstead and Adams NOES: none ABSENT: none 'UH11 Street Extension from Hilltop Drive Member Harmstead asked how the study relating to IIHII Street extension was progressing. Planning Director Fretz stated that he doesn't think it wise to consider the extension of t1H11 Street east from Hilltop by itself in that work has begun on the master plan. And to properly evaluate the role 11H11 Street should play, the over-all picture should be considered. He stated that widening and realignment of Bonita Road and "Ell Street, now being discussed in connection with the north-south freeway, might make a difference in the need for IIHII Street extended. ADJOURNMENT It was moved by Member Guyer, seconded by Member ,Harmstead and unanimously carried that the meeting adjourn to May 16, 1960 at 7:00 P.M. Respectfully submitted, AudreYV ehouse Secre