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HomeMy WebLinkAbout1961-08-07 PC MINS MINUTES OF A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA August 7, 1961 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: Comstock, Stevenson, Weakland, Stewart, Harmstead, Adams and Guyer. Absent: none. Also present: Director of Planning Fretz, City Attorney Duberg and Principal Engineer Harshman. APPROVAL OF MINUTES It was moved by Member Stevenson, seconded by Member Guyer and unanimously carried that the minutes of the meeting of July 17, 1961 , be approved,copies having been mailed to each member. REZONING PUBLIC HEARING (cont.) - J. D. Peters - 3rd and "L" - R-1 to C-2 and Change in Building Line A letter was read from Mr. Peters requesti;�ng that the hearing be continued again because information requested by the Planning Commission is not yet ready. It was moved by Member Harmstead, seconded by Member Weakland and unanimously carried that the hearing be continued to Wednesday, September 8, 1961 . CONDITIONAL USE PERMITS PUBLIC HEARING - Rankirk, Inc, (C.V. Community Hospital) - 304 Beech and 560 "F" Street The application was read requesting permission to develop the two lots at 304 Beech and 560 "F" Street as a parking lot for use by the hospital:, . Planning Director Fretz submitted a map showing the property and adjacent alley and stated that. the hospital doesn 't intend to develop the parking lot in the immediate future,but wanted assurance they could develop it before they buy the property. He stated that the buildings on the two lots will bere- moved. This being the time and place as advertised, Chairman Stewart opened the hearing. Mr. C. C. Alley, representing the hospital , stated that they would like a five-year period to use the permit, as they are not sure when the parking lot will be developed. Chairman Stewart stated that some consideration should be given to the lighting of the parking lot so that light does- not shine into adjacent residences. Member Comstock questioned the compatibility of the proposed use in what appears to be a residential area. Planning Director Fretz stated that it is not a question of allowing a new use to go into the neighborhood, but rather a question of taking care of an existing situation - the hospital surrounded by residential property. He stated that there is a definite need for parking for the hospital and they feel the lots in question are ideal for parking, having the advantage of an adjacent alley. Member Stevenson stated that he believes the plans should be approved by the Planning Commission before development of the parking lot. It was moved by Member Guyer, and seconded by Member Adams that the Planning Commission - 1 - r recommend to City Council approval of a conditional use permit to the Chula Vista Community Hospital for use of the property at 304 Beech and 560 "F" Street for off-street parking, subject to the following conditions: 1 . That the property not be used for parking until the existing houses are removed. 2. Plans for development be submitted to the Planning Commission for approval . 3. Plans include the proposed flow of traffic onto and from the parking lot. 4. All lighting be directed onto the interior of the lot so that it does not shine onto any of the residential properties adjacent to the site. Further, that action be based on the following findings: 1 . The granting of the conditional use permit will not be materially detrimental to public health, safety or welfare because parking lots are permi..tted R-3 uses, subject to approval of a conditional use permit. There will be no damage or nuisance arising from noise, smoke, odor, dust or danger from contamination or explosion. It does not appear that the proposed use will create any unusual volume or character of traffic, rather, it will alleviate the existing parking problem for the hospital . 2. The characteristics of the use are reasonably compatible with types of uses permitted in the area. The property is across the street from existing hospi- tal and will be of benefit to the area. The motion carried by the following vote, to-wit: AYES: Members: Guyer, Stevenson, Comstock, Weakland, Stewart, Har,mstead and Adams NOES: none ABSENT: none VARIANCES PUBLIC HEARING - W. L. and Katherine Buckingham - Rear of 82 and 86 "F" Street - Permission to Build on Lot Fronting on Easement The application was read requesting permission to build a house on a lot at the rear of 82 and 86 "F" Street, having access by an easement to "F" Street rather than having frontage on a dedicated streetas required by ordinance. This being the time and place as advertised, Chairman Stewart opened the hearing. Planning Director Fretz submitted a plot plan showing easement to be used for access and location of adjacent hoLses. Mr. Charles Meynard; 74 "F" Street, stated that he has the house west of Mr. Buckingham's lot and has vacant land approximately 50 x 126 feet which he would like to use at a later date. There being no further comment, the hearing was closed. Member Comstock asked the opinion of the Fire Department in reference to the adequacy of the easement. Planning Director Fretz said that it had not been referred to them inasmuch as they have previously approved requests with less easement width. 1 It was moved by Member Adams and seconded by Member Harmstead that the applicant be granted a variance to allow construction of a dwelling on a lot having frontage on an easement to "F" Street, as shown on plot plan submitted rather than on a dedicated street as required 2 - by zoning ordinance. That action be based on the following findings of fact: 1 . The property is of adequate size for development, but is landlocked. 2. Without the granting of the variance, the property cannot be used, thus depriving owner of use of the property. 3. It appears that the variance will not be materially detrimental to adjacent property because no objections to the proposed development were heard. The motion carried by the following vote, to-wit: AYES: Members: Adams, Guyer, Stevenson, Comstock, Stewart, Weakland and Harmstead NOES: none ABSENT: none PUBLIC HEARING - A. B. Ellington - 111 `i'K" Street - Reduction in Front Yard Setback The application was read requesting reduction in setback along "K" Street from 30 to 20 feet, and plot plan submitted. This being the time and place as advertised, Chairman Stewart opened the hearing. Protests were heard from Robert Hamilton, 102 Country Club Drive; Mr. H. Cummings, 106 Country Club Drive, Mr. John Street, 112 Country Club Drive; Mrs. John Street, 112 Country Club Drive and Robert McLaughlin, 803 First Avenue. They questioned whether the useable area of the lot is adequate to build a home and pointed out that unless the 30-foot setback os observed and a house of comparable value is constructed, it will be detrimental to adjacent homes. Chaii7man Stewart explaT ned that the city has no control over cost or size of the dwelling unit to be built. He stated that our ordinance at the present time does not require a minimum buildable area, only a minimum total lot area. Mr. A. B. Ellington stated that if he is not granted a reduction in setback, he will have to put a smaller house on the pro- perty than he now proposes because the useable lot area will not allow construction of a large house. The Commission discussed the possible effect a reduction in setback will have on traffic at the First and "K" intersection. Member Adams stated that he beli-eves there are exceptional circumstances pertaining to the property and cannot see how the reduction in setback will be injurious to property across the street. The further the building is forced to be set back on the property, the less roomthere is to build a house, so the smaller the house will need to be. He stated that the Commission cannot dictate the size, quality or cost of dwellings. Member Stevenson stated this is one of the most justified setback reductions ever approved. Chairman Stewart agreed ardstated there are no houses near enough on this side of the street to be injured by a reduced setback. Chairman Stewart asked whether any cities do require a certain percentage of total lot area to be useable. Planning Director Fretz stated that some cities do require so much useable area out of the minimum required, and Chairman Stewart asked that this subject to considered for possible change to the ordinance. It was moved by Member Stevenson and seconded by Member Guyer that a reduction in setback along "K" Street from 30 to 20 feet be granted to allow construction of a house on the lot at 411 "K" Street and that the action be based on the following findings: I . The lot is triangular in shape with a large drainage ditch running through the property, both of which reduce the buildable area. 2. Without the granting of the variance, the lot cannot be developed properly. 3. Granting the variance will assure development of the lot with a larger house than is possible observing all setbacks; thus the variance does not appear to be materially detrimental to adjacent property. The motion carried by the following vote, to-wit: AYES: Members: Stevenson, Comstock, Weakland, Stewart, Harmstead, Adams and Guyer NOES: none ABSENT: none PUBLIC HEARING - W. J. Duvall - 731 "G" Street - Reduction in Front Yard Setback The application was read requesting permission to construct a covered patio area out to the property line along "G" Street to offer shelter for the pool and shuffleboard area of the trailer park. Planning Director Fretz submitted a plot plan showing location of existing buildings and the proposed patio. 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. Mr. Duvall explained that there is a wall on the north property line but that the proposed patio will be completely open on all four sides. Chairman Stewart stated that this parallels a home owner building a shelter for h-is car within the setback. Member Adams stated that- the setback now required has kept all con- struction and trailers back 25 feet and has improved the appearance of the area. He doesn't feel the structure should be within the setback and cannot find that there are any excep- tional circumstances about the property. It was moved by Member Guyer, seconded by Member Harmstead and unanimously carried that the variance requested by W. J. Duvall for reduction in setback along "G" Street from 25 feet to 0, be denied as there are no exceptional circumstances about the property to justify the variance. MISCELLANEOUS Request for Extension of Time - Arthur Parmely - Northeast Corner 'of 1st and "K" A letter was read from Mr. Arthur Parmely requesting a year 's extension of time on the variance granting a reduction in setback along both First and "K" Street. It was moved by Member Stevenson, seconded by Member Guyer and unanimously carried that the request be granted and the variance now expire on August 15, 1962. Request for Extension of Time - Ted E. Bell - Vallecito Way Aletter was read from Mr. Bell asking an extension of time on a variance granted to allow residential development of three lots fronting on an easement - Vallecito Way - having access to First Avenue. . Mr. Bell stated that it may be a matter of three years before homes can be built on all three lots. - 4 - It was moved by Member Stevenson, seconded by Member Guyer and unanimously carried that the variancebe permanent and not carry any time limitation. Appeal frbm Planning Commission Approval of Variance - 592 "D" Street The Planning Commission findings approving the granting of reduction in setback for the property at 592 "D" Street were read. It was moved by Member Guyer , seconded by Member Adams and unanimously carried that the findings be approved and forwarded to City Council . Appeal from Planning Commission Denial of Zone Chanqe - Eleanor Farrell - 381 "D" The Planning Commission findings on the application for zone change for property at 381 "D" Street were read. It was moved by Member Stevenson, seconded by Member Comstock and unanimously carried that the findings be approved and forwarded to City Council . SUBDIVISIONS Palomar Plaza - Tentative Map Planning Director Fretz submitted the tentative. map of Palomar Plaza,'and explained loca- tion of proposed Route 241 and location of proposed commercial zoning. Mr. Fretz stated that he would also recommend that the depth of the R-1 lots on the south side of Oneida be increased to 110 to 125 feet to allow adequate depth for a planting screen between the homes and the commercial area. Mr. Ralph Lovett agreed to all recommendations except that he would prefer to leave the depth of the R-1 lots at 100 feet and provide a wall at the rear of the commercial property. He stated that he believes the subdivision includes all the property up to the improved por- tion of Oneida Street. It was moved by Member Guyer, seconded by Member Adams and unanimously carried that the tentative map of Palomar Plaza be approved and recommended to City Council , subject to the following conditions: 1 . That Nolan Avenue be realigned so that it is all within this subdivision, 2. That the entire width of East Palomar Street be improved to the east line of lot 2 of the proposed subdivision, with a 64-foot travel-way. 3. No sidewalks need be installed along the east line of Nolan Avenue or the south side of Palomar Street. 4. That sidewalk on East Palomar Street be 5-feet wide and 1 foot from property line. 5. That lots 3 through 10 be eliminated. 6. That a six-foot masonry wall be installed along the north line of the proposed shopping area. 7. The strip of land lying between the improved Oneida Street and this subdivision be acquired, if necessary, dedicated and improved. - 5 - 8. One-foot lots be reserved along the westerly side of Nolan Avenue, eastern end of Oneida and eastern end of East Palomar Street. 9. That the sixty-foot street section shall show Type "G" curb and gutter with sidewalk one foot from property line. 10. That the extend of sewers to be installed be subject to determination by the Division of Engineering. 11 . That centerline to curb distance on Oneida Street be 18 feet instead of 20 feet as shown. Otay Gardens , Unit #1 -,.Tentative Map Planning Director Fretz stated that the hearing on the Allied Contractors Annexation, in which this subdivision is located, has been set, and that the Commission can now make recommendations on the tentative map. He submitted the over-all master plan of the area with the tentative map of' Unit #1 outlined and stated that each subsequent tentative:r map will be outlined on this map. Mr. Fretz explained recommendations of the planning and engineering staffs. He stated that several conferences had been held as to the proper use of property on the east side of Otay Lakes Road, which will be across the street from theshopping center and suggested several aIternatives; -one using R-3 zoning another requiring a planting strip. He stated that the subdivider intends to construct model homes on this property and is of the opinion that there will be adequate room within the shopping center for professional offices. It was noted that the, shopping center is not in Unit No. 1 and Chairman Stewart stated that he feels the problem of proper use of the 10 lots on the east side of Otay Lakes Road - in relation to the proposed shopping center - should not be left until a map is filed .including the commercial property. The Commission discussed the possibility of zoning the land R-3 or requiring a planting screen on the shopping center property. Mr. Wayne Smith, subdivider 's engineer, stated that the subdivider feels it is important that the model homes be on Otay 'Lakes Road. The Commission discussed the zoning and concurred that R-3 zoning for the lots on the east side of Otay Lakes Road would be appropriate. Mr. Smith stated that the subdivider has no intention of con structing any multiple units in the subdivision. The Commission dis- cussed the possibility of amending the zoning ordinance to prohibit construction of R-1 dwellings in an R-3 zone and approving this map with the east side of Otay Lakes Road zoned R-3. Member Comstock stated that he agrees this land shouldbe zoned R-3 but unless R-1 development can be prohibitted, the problem will not be solved. It was moved by Member Comstock, seconded by Member Stevenson and carried that the tentative map of Unit No. 1 of 0tay Gardens Subd ivi s 1 on be approved and recommended to City Council , sub- ject to the following conditions: 1 . Otay Lakes Road right-of-way be widened to 80 feet, with a 64-foot travel-way. 2. Setback on east side of Otay Lakes Road between Aralia and Barberry be 30 feet. 3. Reservation of one-foot lots where needed. 4. Pavement on Otay Lakes Road be 3" of asphaltic concrete over 9" of imported base material . 5. Sidewalk on Otay Lakes Road be 5 feet wide and on property line or monolithic if utility overhang easements are provided. - 6 - Member Stevenson voted "no" because he doesn't feel the lots on the east side of Otay Lakes Road should be R-1 . Planning Director Fretz explained that the subdivider would like the Commission to express a general agreement with the over-all preliminary plan. He stated that such agreement could be based on several conditions - extension of streets as outlined on the map,= location of an elementary school in the subdivision, better understanding of treatment of areas shown as "not a part of the subdivision". The Commission discussed the map but no action was taken. MISCELLANEOUS San Diego County Planning Congress Planning Director Fretz announced the quarterly meeting of the Congress to be held on August 28, 1961 and stated that reservations would need to be made by August 22, 1961 . A Flood Control Criteria report .was held over until the next meeting. The Planning Commission requested that the Report on Industry submitted by the Planning Congress be placed on the agenda for the next meeting. Amendment to Zoning Ordinance Planning Director Fretz submitted a proposed amendment to the Zoning Ordinance and outlined proposed changes: 1 . Allow location of a plant nursery in the C-1 zone with a conditional use permit, restricting use to retail sales of plants and accessory materials and controlling land coverage, storage of materials and area of property. 2. Allow location of warehousing in the C-2 zone when it is incidental to a retail store or business; limiting area 'of building to be devoted to warehousing to 25% of total floor area. 3. Allow a contractor 's storage yard in a C-2 zone with a conditional use permit, re- stricting the size of the property so used. 4. Allow projection of eaves, cornices, canopies and awnings into required yards up to 40% of the width of the yard, providing that side yards are not reduced to less than three feet. At the present time, eaves , cornices , canopies and awnings may project into a required yard twoinches for each foot of width, not to exceed one foot. The Commission discussed the proposed changes and questioned the possibility of prohibitting dwellings in commercial areas. They requested that the Planning Director get what informa- tion he can from League of California Cities .as to whether other cities do this. It was moved by Member Harmstead, seconded by Member Guyer and unanimously carried that the proposed amendment be set for hearing on August 21 , 1961 . Master Plan of Tidelands Planning Director Fretz stated that the Harbor Commission has made_ recommendations for adoption of a master plan for development of the tidelands and that the Planning Commission must hold two public hearings on the matter before recommending to City Council that it be - 7 - adopted. It was moved by Member Harms�ead, seconded by Member Adams and unanimously carried that a public hearing be called for September 6, 1961 , for consideration of the proposed Master Plan for the Tidelands, as submitted by the Harbor Commission. Nursing Homes in R-1 Areas Planning Director Fretz explained that the Zoning Ordinance now defines a "family" as a group of 5 people, either related or not related, living together as one house-hold and that under this definition a nursing home, with a maximum of 5 people living on the premises , has located in an R-1 zone. The Commission discussed the possibilities of amending the Zoning Ordinance so that there will -be no question as to whether a nursing home should go into an R-1 zone. The Commission concurred that the use is comparable to a boarding house which is a permitted R-3 use and should be thus classified and requested that this be included in the ordinance amendment just set for hearing. League of California Cities Monthly Meeting Planning Director Fretz stated that the monthly meeting of the League will be held in Del Mar on Friday, August 18, 1961 and stated that the Commission wi11 be contacted for reservations. ADJOURNMENT It was moved by Member Weakland, seconded by Member Harmstead and unanimously carried that the meeting adjourn to August 21 , 1961 . Respectfully submitted, Audrey Stohouse Secretar/