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HomeMy WebLinkAbout1961-12-18 PC MINS MINUTES OF AN ADJOURNED REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA December 18, 1961 An adjourned regular meeting of the Planning Commission of the City of Chula Vista was held at 7:00 PM on the above date in the Council Chamber at Civic Center with the following members present: Stevenson, Comstock, Weakland, Stewart, Adams , Willhite and Guyer. Ab- sent: none. Also present: Director of Planning Fretz, City Engineer Cole and City Attor- ney Duberg. STATEMENT The Secretary of the Commission hereby- states that she did post within 24 hours of adjourn- ment, as provided by law, the order of the Commission for the adjourned meeting of Decem- ber 18, 1961 . Chairman Stewart introduced the new member, Mr. Ross Willhite, and welcomed him to the Commission. APPROVAL OF MINUTES It was moved by Member Guyer, seconded by Member Weakland and unanimously carried that the minutes of the meeting of December 4, 1961 , be approved, copies having been mailed to . each member, with the correction of Resolution No. 221 to include the recommendation to City Council that a 5 foot building line be established along National Avenue, "C" Street and Fifth Avenue within the Huntington Annexation. ZONING PUBLIC HEARING - Amendment to Zoning Regulations - Provision of Supplemental "E" Zone Planning Director Fretz explained the proposed ordinance amendment stating that when the supplemental "E" zone is combined with any other zone, uses permitted in the combined zone will not include uses permitted in the more restricted zones. Member Stevenson stated that he feels this will accomplish what he has long felt is needed in the way of exclusive zoning and asked whether studies will be made to determine the areas in the city that should be so zoned. Planning Director Fretz stated that this will be done as time allows. 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. RESOLUTION NO. 224 - Recommending to City Council Amendment to Zoning Regulations to Provide for the Supplemental "E" Zone Offered by Member Stevenson, passed, adopted and approved by the following vote, to-wit: AYES: Member Stevenson, Comstock, Weakland, Stewart, Adams , Willhite and Guyer NOES: none ABSENT: none PUBLIC HEARING - Wyant Annexation - Interim C=2-P Zoning and 5 Foot Building Line on 3rd Av( Planning Director �Fretz submitted the map of the Wyant Annexation showing adjacent land - 1 - use and city and county zoning. 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. Member Comsio ck asked why the annexation boundary line is irregular and Planning Director Fretz stated that the property owner is requesting annexation only for that portion of ' their property to be used by an oil company for development with the corner lot. RESOLUTION NO. 225 - Recommending to City Council Interim C-2-P Zoning for the Wyant Annex- ation and a 5 Foot Building Line on Third Avenue within the Annexation Offered by Member Adams, passed, adopted and approved by the following vote, to-wit: AYES: Members: Adams, Willhite, Guyer, Stevenson, Comstock, Weakland and Stewart NOES: none ABSENT: none PUBLIC HEARING - Interim R-1-13-20 Zoning for Starr Annexation Planning Director Fretz requ6sted that this matter be continued to the next meeting. It was moved by Member Guyer,seconded by Member Stevenson and unanimously carried that the hearing be continued to January 3, 196 ,. CONDITIONAL USE PERMITS PUBLIC HEARING - 274 Beech Avenue - Chula Vista Community Hospital - Parking Lot The application was read requesting permission to develop the lot at 274 Beech Avenue with an employees parking lot for the hospital . A plot plan was submitted. 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. Member Stevenson asked whether the hospital plans to construct a fence between the parking lot and the R-1 to the north and Chairman Stewart stated that it�could be a condition of approval . Member Stevenson asked whether the plan for development of the parking lot is to be approved by the planning staff. Planning Director Fr.etz stated that this is not required, but that it would be desirable that parking lots located on corners be subject to approval . He stated that in this particular- instance, the hospital is sure to give care to proper design of the parking facility as they are going to considerable trouble to utilize this lot. The Commission concurred that design standards should be set up and followed as a matter of form. It was .._moved by Member Guyer and seconded by Member Weakland that the Planning Commission recommend approval of a conditional use permit to the Chula Vista Community Hospital for location of an employees parking lot at 274 Beech Street, with the condition that a mini- mum 42'' high wall or fence be constructed between the parking lot and adjacent R-1 develop- ment. Further, that action be based on the following: 1 . The characteristics of the use proposed will not involve hazard or damage or nuisance arising from smoke, odor, dust, fire, contamination or explosion. The 'use will not occasion unusual character or volume of traffic. 2. The lot in question abuts the hospital property and it appears that the proposed use is compatible with that and other 'usesin the area. - 2 - The motion carried by the following vote, to-wit: AYES: Members: Guyer, Stevenson, Comstock, Weakland, Stewart, Adams and Willhite NOES: none ABSENT: none VARIANCES PUBLIC HEARING - Madalon Bagnell - 819 Fourth Avenue - Use and Setback The application was read requesting permission to develop R-1 property located at the rear of 819 Fourth Avenue, and having access to "K" Street via a 50-foot lot, with 10 dwelling units , an R-3 use, and for reduction in rear yard setback from 20 to 15 feet. Planning •Director Fretz submitted a plat showing adjacent zoning and land use and a plot plan of the. proposed development. This being the time and place as advertised, Chairman Stewart opened the hearing. Mr. McIntire, the applicant 's contractor, spoke favoring the variance, stating that the pro- posed use will enhance the area and appears to be the most desirable development in view of the size and location of the property. He stated that they are only requesting the reduction from 20 to 15 feet because they feel the 5 feet can be better utilized in the front yard area. Chairman Stewart noted that the applicant proposes only an 18 foot driveway access across the lot on "K" and stated that he believes it should be a minimum 20 feet which has been required in other similar developments. Mr. McIntire agreed that this would be advisable. The Commission discussed the lot area and coverage proposed and Member Comstock stated that he believes 10 units is too many for the size of the lot. I Protests were heard from Mr. S. V. Draper, 341 San Miguel ; Dr.Henry Yamada, 381 San Miguel ; Mr. Jesse Madden, 823 Fourth Avenue and Mr. A. L. Simas, 338 "K" Street. Their 'objections were to the two-story units which they felt would destroy their privacy and that the de- velopment would be detrimental to adjacent properties. Chairman Stewart pointed out that two-story buildings are allowed in any zone so that there would be nothing to prevent a two-story single-family dwelling from being built on this lot. The Commission discussed the surfacing of the driveway and the visitor 's parking area. Mr. McIntire stated that the driveway would be surfaced with concrete. Mr. A. L. Simas , 388 "K" Street asked whether a fence will be required along the north property line if the variance is approved. There being no further comment, the hearing was closed. Member Adams stated that the previous request for 4 units was denied by the Commission and now the request is for 10 units , which he feels would over-crowd the property. He stated" that there is merit, he believes, to the objections, of two-story units. Member Weakland agreed and stated that they are trying to obtain too much use of the land. Member .Comstock stated that the 15 foot rear yard required in an R-3 zone is minimum and he feels it should be increased for multiple story construction. He stated that the appl1- cant can maintain a 20 foot rear yard. Chairman Stewart stated that he sympathizes with their objection to two-story units but doesfilt feel it is a valid reason to deny the request. He stated that this lot is not suitable for development as is and the applicant is entitled to some relief. 3 _ Member Stevenson stated that the homes on San Miguel now abut C-2 zoning and will some day back up to commercial development which would be more objectionable than R-3. Member Weakland stated that .he doesn 't think it 's right to allow multiple dwellings on this lot next to a single-family residence area and that he would prefer the development previously requested - 4 units with access via Fourth Avenue, allowing the lot on "K" for separate use. Mr. Stevenson stated that he doesn 't like the proposal but feels with past precedent there is no reason to deny the application. It was moved by Member Stevenson and seconded by Member Guyer that the request for per- mission to construct 10 dwelling units on the property at the rear of 819 Fourth Avenue, .an R­ use in an R-1 zone, with access via "K" Street as shown on plans submitted, be approved, subject to the following conditions: 1 . That the driveway access from "K" Street be 20 feet wide and surfaced with asphaltic concrete. 2. Improved parking for visitors be provided on the easterly 30 feet of the lot fronting on "K" Street. 3. That a 6-foot fence be constructed between this property and adjacent R-1 development. Further, that action be based on the following findings: 1 . The lot isn 't suitable for R-1 development in view of its large size and without the lot on "K", it has no street frontage. The property is adjacent to C-2 zoning and other R-3 development. 2. It would not be desirable to develop the property as R-1 . 3. It does not appear that the variance will be materially detrimental to adjacent R-1 uses on the south as there will be a back-to-back relationship The motion carried by the following vote, to-wit: AYES: Members: Stevenson, Stewart, Adams , Willhite and Guyer NOES: Members: Comstock and Weakland ABSENT: none SUBDIVISIONS Southwestern College Estates - Tentative Map Planning Director Fretz reviewed the tentative map, pointing out Lot A which is to be re- served for an elementary school site. He reported that the City Council had decided that there should be no R-3 zoning in the subdivision and had referred the tentative map back to the Planning Commission. Mr. Fretz stated that the staff had suggested a revised street pattern to the subdivider in an effort to get a more desirable relationship between the single-family residence and the proposed commercial , and recommended that this pattern be accepted. City Engineer Cole stated that the Engineering Department recommendations would be the same as those on the previous map (dated December 4, 1961) with the exception of the requirement for a chip-seal coat on all streets. Mr. Ray Swaner explained that in keeping with the recommendations of the planning staff at the last meeting concerning side yard setbacks designed to allow entrance to rear yards, they had prepared cross sections of what would be physically possible in this subdivision where the land is not level . He stated that - 4 - r they would agree to participate in the "experiment" on approximately 75% of the subdivi- sion. The Commission discussed the matter and questioned the amount of space that would be left between houses after taking into consideration the roof over-hang and, where neces- sary, retaining walls. Planning Director Fretz stated that it is understood that the sub- divider will request a blanket variance on those lots where the side yard will be less thar 5 feet. He stated that previous recommendations of the planning staff would still apply with the exception of the R-3 zoning and the addition of a recommendation that the street- tree planting plan be submitted to the staff for approval as to size, specie and location. It was moved by Member Adams and seconded by Member Guyer that the Planning Commission approve the map and recommend it to the City Council subject to the following: 1 . Compliance with Engineering Department recommendations, dated December 4, 1961 , ,,:- having to do with public improvements , utilities and grading; with the exception of the requirement for chip-seal coat on all streets. 2. Construction of a 6-foot wall or fence at the top of the bank, betweenthe commercial and residential development. 3. Provision of 1-foot lots at the rear of lots 1 through 7, block 1 . 4. That either lot 26, 27 or 28, block 16, be reserved for street purposes. 5. That the street-tree planting plan be submitted to the Planning Department for approval as to size, specie and location. MISCELLANEOUS Request for Extension of Time - Paxton Auto Electric Company - 590 to 594 "D" Street A letter was read from-. Paxton Auto Electric requesting an extension of time on the setback variance granted to them for property at 590, 92 and 94 "D" Street. It was moved by Member Adams, seconded by Member Comstock and unanimously carried that the request be approved and the variance now expire on July 10, 1962. Request for Exemption from Construction of Public Improvements - Trenton Avenue - D. Manoc Planning Director Fretz explained the request and the Engineering Department recommendatioi to the effect that a deferment be granted in view of the fact. that an assessment district is now being formed that will include this property. It was moved by Member Stevenson, seconded by Member Comstock and unanimously carried that a deferment be granted for construction of curb, gutter, sidewalk and shoulder paving sub- ject to a 30-day written notice from the city, with the condition that a lien or a cash deposit be given to the city in the amount determined. by the Engineering Department as suf, ficient to cover the cost of these impr6vements. Sweetwater Valley Planning Director Fretz submitted a map of the Bonita-Sunnyside Fire District showing existing county zoning in the valley. He explained lot area requirements under the exist- ing zoning and stated that the Board of Directors of the Sweetwater Valley Civic Associa- tion has asked the city to express its sentiments about bringing the area into the city as it is presently zoned. Mr. Fretz stated that the Board of Directors are contemplating recommending annexation to Chula Vista at the January meeting of the Civic Association. He stated that this appears to be a reasonable request and urged the Planning Commission r to go on record as being in favor of retaining present zoning as a starting point, if the area should decide to annex. Chairman Stewart asked whether a study is contemplated to determine whether or not there is much conflict between the permitted uses under county zoning and city zoning and Plan- ning Director Fretz stated that a study will be made. Member Comstock stated that he feels annexation of the area would be favorable to the city and to Bonita - it would dive the city a prestige residential area and the Bonita residents sewer and other city services He stated that the Planning Commission should express their approval of the zoning and-he believes a master plan should be prepared , to be implemented upon annexation, that would assure continuation of the character of the Bonita area. Member Guyer expressed approval of annexation of the area under existing zoning. It was moved by Member Comstock and seconded by Member Adams that the Planning Commission go on record as favoring adoption of the existing zoning of the area in the Bonita-Sunny- side Fire District as shown on map submitted, in the event annexation is requested. The motion carried by the following vote, to-wit: AYES: Members: Comstock, Weakland, Stewart, Adams , Willhite, Guyer and Stevenson NOES: none ABSENT: none Request for Approval of Equipment for Home Occupation - James Fergus - 1071 Jacqueline Way A letter was -read fromMr. James Fergus requesting approval of equipment for use in the home occupation of a publisher 's office. Mr. Fergus explained that the actual printing of the magazine is done on ''E" Street in a commercial zone, .that the residence islused only to compile the magazine and mail copies. He stated that there will be no power equipment used in the business, that the address-o-graph and graph-o-type, for which approval is requested, are used to prepare the magazines for mailing. Chairman- Stewart asked Mr. Fergus if he would have any objections to the commission 's limiting the hours during which the equipment is used, and Mr. Fergus stated that he would not. Chairman Stewart suggested that the hours of operation be limited to 8:00 AM to 5:00 PM. RESOLUTION NO. 227 - Approving use of Address-o-graph and Graph-o-type for Use in Home . Occupation of a Publisher 's Office Offered by Member Guyer, passed, adopted and approved by the following vote, to-wit: AYES: Members: Guyer, Stevenson, Comstock, Weakland, Stewart, Adams and Willhite NOES: none ABSENT: none RESOLUTION N0, 226 - Cancelling Regular Meeting in January, 1962 Offered by Member Weakland, passed, adopted and approved by the following vote, to-wit: AYES: Members: Weakland, Stewart, Adams , Willhite, Guyer, Stevenson and Comstock NOES: none ABSENT: none ADJOURNMENT It was moved by Member Weakland, seconded by Member Comstock and unanimously carried that the meeting adjourn to January 3, 1962. Re pectfully submitted, Audrey S, nehouse, Secretary