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HomeMy WebLinkAbout1961-03-06 PC MINS MINUTES OF A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA March 6, 1961 A regular meeting of the Planning Commission of the City of Chula Vista was held on the above date in the Council Chamber at Civic Center at 7:00 P.M. , with the following members present: Stevenson, Comstock, Weakland, Stewart, Adams and Guyer. Absent: Member Harms,tead. Also present: Director of Planning Fretz and City Attorney Kugler. APPROVAL OF MINUTES It was moved by Member Stevenson, seconded by Member Guyer and unanimously carried that the minutes of the meeting of February 20, 1961 be approved, copies having been mailed to each member. REZONING PUBLIC HEARING - 320 Broadway (rear) - Steven and Eva Kende - R-3 to C-2 The application was read requesting rezoning from R-3 to C-2 and a map submitted showing zoning and property cuts of the area. This being the time and place as advertised, Chairman Stewart opened the hearing. A letter was read from the Home Lumber Company, 300 Broadway, protesting the zone change. There being no further comment, the hearing was closed. Member Comstock asked whether consideration had been given to rezoning the rear of all the lots fronting on Broadway between "F'' and "G" Streets. Planning Director Fretz explained that the depth of the commercial zoning along Broadway had been increased, where practical , to property line, leaving only the rear of this property and those developed as trailer parks, zoned R-3. He stated that he is of the opinion those developed with trailer parks should remain R-3 as they are basically resi- dential uses. Chairman Stewart stated that if we want to encourage or require off- street parking, consideration should be given to adequate depth for the commercial zones and the 125 foot depth on this lot is too shallow. RESOLUTION NO. 200 —Recommending to City' Council Change of Zone from R-3 to C-2-P for Property at the Rear of 320 Broadway Offered by Member Stevenson, passed, adopted and approved by the following vote, to-wit: AYES: Members Stevenson, Comstock, Weakland, Stewart,. Adams and Guyer NOES: none ABSENT: Member Harmstead PUBLIC HEARING - South of "H" Street, West of Broadway - Ilkovics-Kende - R-3 to C-2 The application was read requesting change of zone from R-3 to C-2 of the remainder of the approximately 4-acre parcel located on the west side of Broadway, south of "H" Street. Planning Director Fretz submitted a map showing adjacent property cuts and zoning. This being the time and place as advertised, Chairman Stewart opened the hearing. Mr. Al Garmire, realtor representing the owner, stated that they have had several proposals for development of the property, which could not be used because of the R-3 zoning. He stated that the rear of the property doesn 't lend itself to resi- dential development. Mr. Steven Kende, one of the owners, stated that Madison Avenue can extend through the property - that curb and gutter are already installed but regardless of how the property is devel(opad, the west side of Madison extended would need to be used for parking. He stated that with the proportionate small frontage on Broadway, commercial zoning is necessary for this property. There being no further comment, the hearing was closed. Member Adams stated he believes that approval of the commercial should not extend further west than the east line of Madison Avenue extended. Planning Director Fretz stated that logical zoning pattern for the property would be to retain R-3 -zoning for 100 feet east of the east line of Madison Avenue extended; and rezone to C-2-P from that line east, giving a depth of 350 feet to the commercial frontage. He stated that this would allow a better relationship between the already-developed multiple residential property on Madison and this property. Chairman Stewart stated that it is apparent that extension of Madison Avenue was planned or a cul-de-sac would have been installed at the end of the existing Madison Avenue; and that it is still desirable that Madison Avenue be extended. Mr. Kende stated that he doesn''t agree that the Planning Director 's suggestion would help, that the zoning had held up proper development of the property. Member Adams stated that he feels Mr. Fretz's suggestion is the best from a good planning and zoning standpoint. RESOLUTION NO. 201 - Recommending to City Council Change of Zone from R-3 to C-2-P for Property South of "H" Street, on the West Side of Broadway Offered by Member Adams , passed, adopted and approved by the following vote, to-wit: AYES: Members Adams, Guyer, Stevenson, Comstock, Weakland and Stewart NOES: none ABSENT: Member Harmstead PUBLIC HEARING - Northwest Corner Fifth Avenue and "H" Street - Campbell and Roberts R-2 to C-2 The application was read requesting rezoning from R-2 to C-2 and a map presented showing adjacent property cuts and zoning. This being the time and place as advertised, Chairman Stewart opened the hearing. Mr. Al Garmire, representing the owner, stated that they have an offer for purchase dependent upon rezoning and the purchaser wants to develop the property with business and professional offices. He stated that the south side of "H" Street is zoned C-2 for the shopping center and the block from .Smith to Broadway is zoned C-1 , that the area is not suitable for residences any longer because of the commercial zoning in the area and the heavy traffic. Tom Powell , 510 Otis, Earl Martin, 537 Otis, William Vacca, 527 Otis , John Diehl , 480 Fifth and John Alred, 521 Otis , protested the zone change stating: There are deed restrictions against anything other than R-1 devel- opment; the area is presently nice R-1 ; this would be spot zoning; and "H" Street can be developed R-3 or with professional offices, which would be more compatible with residential to the north. 2 Comments favoring the rezoning were made by John Edous , 503 Otis; Mrs. Florence Morliere, 513 "H"; Lanier Koester, 523 "H"; and Bob Thompson, realtor. Their comments were that the area is not desirable any longer for residential purposes due to the heavy traffic on "H" Street and the proposed shopping center; that deed restrictions have been lifted from the homes fronting on "H" Street; and that traffic doesn't bother the owners of homes on Otis as it does on "H" Street. There being no further comment, the hearing was closed. Planning Director Fretz stated that it was recognized that the commercial zoning south of "H" Street would affect the surrounding area and that some adjustment would be needed but that there are two things to take into consideration in changing the zone on the north side of "H" Street to C-2: (1) The property is only 125 feet deep, with an alley, but is divided and developed into single-family residential lots. Rezoning to C-2 would result in shallow strip commercial zoning. (2) If it is zoned to commercial , the city will lose control over development. He stated that commercial development across the street from the regional shopping center could create an intolerable situation with many traffic problems resulting from pedestrian crossi.ng of the street, etc. He stated that the north side of "H" Street might better be zoned R-3 and allow office-building development with a conditional use permit, which would allow adjustment but control development. Chairman Stewart stated that the matter of deed restrictions is not clear, however, it is spot zoning which is a violation of fundamental planning rules. It was moved by Member Comstock and seconded by Member Adams that the request for rezoning from R-2 to C-2 of the property on the northwest corner of Fifth Avenue and "H" Streets by Mr. Campbell and Mr. Roberts be denied for the reason that it would not be good planning practice because it would be spot zoning. The motion carried by the following vote, to-wit: AYES: Members Comstock, Weakland, Stewart, Adams, Guyer and Stevenson NOES: none ABSENT: Member Harmstead CONDITIONAL USE PERMITS PUBLIC HEARING - W. M. Schneider - Real Estate Office in Home - 652 "H" Street The application was read requesting, a conditional use permit and a plot plan submitted showing off-street parking. This being the time and place as advertised, Chairman Stewart opened the hearing. Mrs. Mildred Pressler, 522 Jefferson Avenue, protested the permit. She stated there are deed restrictions on the lot prohibiting any use other than residential , and=_that such a use, if permitted, would be the end of the area as residential . Mr. Schneider stated he has a lease on the property with an option to buy and was not aware of the deed restrictions. There being no further comment, the hearing was closed. Member Adams stated that his understanding of the conditional use permit procedure for such uses did not mean having an office or other use within a home and that it was intended a building would be designed and constructed for the permitted use. - 3 - It was moved by Member Guyer and seconded by Member Adams that the request for conditional use permit to allow operation of a real estate office in the home at 652 "H11 Street be denied for the reason that it is not reasonably compatible with the neighborhood and that one room is not adequate for a real estate office, as proposed by the applicant. The motion carried by the following vote, to-wit: AYES: Members Guyer, Stevenson, Comstock, Weakland, Stewart and Adams NOES: none ABSENT: Member Harmstead VARIANCES PUBLIC HEARING - 354 Palomar Drive - Robert and Anne Olson - Setback Reduction The application was read requesting reduction in rear yard setback from 20 to .16 feet to allow an addition to the existing house. Planning Director Fretz submitted a plot plan of the property. This being the time and place as advertised, Chairman Stewart opened the hearing. Mr. Olson explained the need for an addition to the house and stated that it would not interfere with buildings on adjacent properties , nor spoil the view from any adjacent lot. Member Comstock inquired as to whether the proposed 24 x 24 foot building could be redesigned and observe the rear yard setback. Mr. Olson stated that the design of the existing building would not permit this. Member Adams stated he feels there are exceptional circumstances in connection with this property - because the frontage is on a cul-de-sac, the house sets back further than adjacent homes, reducing buildable depth' to less than that of the adjacent lots. There being no further comment, the hearing was closed. It was moved by Member Adams and seconded by Member Guyer that the application for reduction in rear yard setback from 20 to 16 feet for the property a.t.-35-4 Palomar Drive for construction of an addition to the house, be approved and that action be based on the following: 1 . There are exceptional circumstances -- the house sets further back than adjacent,homes because the lot fronts on a cul-de-sac. 2. The variance is necessary in order that the applicant may have as much buildable lot area as his neighbor. 3. There were no objections , therefore, it appears the variance will not be materially detrimental to public welfare or to the area. The motion carried by the following vote, to-wit:' AYES: Members Adams, Guyer, Stevenson, Comstock, Weakland and Stewart NOES: none ABSENT: Member Harmstead SUBDIVISIONS Robinhood No. 7 - Final Map Planning Director Fretz reported that the map .is not ready for Commission consideration. - 4 - I Halecrest Shopping Center No. 1 - Tentative Map Planning Director Fretz submitted the tentative map of Halecrest Shopping Center No. 1 and explained that the map had been approved previously, as a part of a tentative map for the entire Halecrest area, but that a final map was not filed within one year, making it necessary that the subdivider submit a new tentative map. He stated that this is a one-lot subdivision, 10 acres in size, and that the Council has held up the commercial zoning of the area until the subdivision map is filed. Mr. Fretz reviewed the Engineering Department recommendations on the tentative map. It was moved by Member Guyer, seconded by Member Stevenson and unanimously carried that the tentative map of Halecrest Shopping Center No. 1 be approved and forwarded to City Council , subject to the following conditions: 1 . Compliance with all conditions of the original tentative map pertaining to this area. 2. Setback lines and utility easements be shown on the map. 3. The location of the nearest water mains be shown. 4. The proposed street section shall be 36 feet from the north gutter line to the curb of the center island and that the paving consist of 22 inches of asphalt concrete on 5 inches of aggregate base and that 8 feet of the center island be paved with 2 inches of asphalt concrete. 5. A five foot high chain link fence be constructed one foot from the south property line adjacent to the open concrete channel . Request for Extension on Tentative Map - Hilltop Estates Planning Director Fretz reviewed a letter from the subdivider of Hilltop Estates asking that a one-year extension be granted on the tentative map. It was moved by Member Guyer, seconded by Member Adams and unanimously carried that the tentative map of Hilltop Estates be extended for one year, as requested by the subdivider. MISCELLANEOUS Request for Application of Off-Street Parking Requirements - Salvation Army Planning Director Fretz reviewed the request from the Salvation Army for clarification of off-street parking requirements for their proposed use. Captain Danielson of the Salvation Army, explained the multiple use of a building they hope to construct, and asked the Commission whether .they would need to meet off-street parking requirements for a church. The Commission discussed the proposed uses of the building and con- curred that it should observe all requirements that any church would need to observe-- filing a conditional use permit application and supplying off-street parking required of any church. Request for Approval of Sign - Sweetwater Valley Industrial Park A letter was read from Mr. Gregg Anderson, referred to the Planning. Commission by - 5 - City Council , requesting permission to construct a sign on public property between Highland Avenue and Willow Street, advertising the subdivision. It was moved by Member Weakland, seconded by Member Adams and unanimously carried that the Planning Commission recommend to City Council that the sign not be permitted on public property and that the request be referred back to Mr. Anderson with the information that billboards are a permitted M-1 use and private property near the proposed site is zoned M-1 . Request for Revision to Subdivision Ordinance - Park and Recreation Commission A letter was read from the Park and Recreation Commission requesting that the Planning Commission give consideration to amending the subdivision ordinance so that subdividers would be required to pay the city a specified amount of money per lot to go into a fund for purchase of park and recreation property. The Planning Commission discussed the application of such an ordinance; its legality and possible effect on subdivisions and the type of recreation needs in Chula Vista. Planning Director Fretz suggested that this request be considered by the committee working on recreation in the master plan project, taking into consideration Chula Vista 's needs. It was moved by Member Comstock, seconded by Member Guyer and unanimously carried that the letter be tabled and the Park and Recreation Commission be informed that this is one of the matters that will be considered by a committee of the master plan project. Proposed Amendment to Zoning Ordinance - Nurseries in C-1 Zone With Conditional Use Permit; Parking Requirements for Church't.4:, and for Schools; Width of Transitional Use Planning Director Fretz reviewed provisions of an amendment to the Zoning Ordinance-- parking spaces for churches and schools , nurseries in C-1 zone with conditional use permit and increase of extension of a transitional use from 50 to 65 feet. The Commission discussed the provisions and questioned whether or not it would be de- sirable to figure parking requirements for churches and schools on a -square footage basis rather than on number of seats, and whether it would be desirable to base parking for hospitals on a square footage basis rather than by number of beds. The matter was continued to the next meeting to allow further study on the parking requirements. ADJOURNMENT It was moved by Member Comstock, seconded by Member Weakland and unanimously carried that the meeting adjourn to March 20, 1961 . Res ectfully submitted, Audrey tonehouse Secre y