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HomeMy WebLinkAbout1962-05-21 PC MINS MINUTES OF AN ADJOURNED REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA May 21 , 1962 The adjourned 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 the Civic Center with the following members present: Comstock, Weakland, Stevenson, Wilhite, Adams and Guyer. Absent: Chairman Stewart. . Also present: Director of Planning Fretz, City Attorney Duberg, Assistant Planner Warren, Planning Draftsman Lee and Princi- pal Engineer Harshman. In the absence of Chairman Stewart, Vice-Chairman Stevenson presided over the meeting. STATEMENT The Secretary of the Commission hereby states that she did post within 24 hours of adjournment, as provided by law, the order of the Commission for the adjourned meeting of May 21 , 1962. APPROVAL OF MINUTES It was moved by;,,Member Guyer, seconded by Member Weakland and unanimously carried that the minutes of the meeting of May 7, 1962 be approved, copies having been mailed to each member. CONDITIONAL USE PERMITS PUBLIC HEARING - Virginia Jone Lederer - Northwest Corner Third Avenue and Mankato Street - Service Station The application was read requesting a use permit to construct a service station on the northwest corner of Third Avenue and Mankato Streets. The Planning Director submitted a plot plan of the proposed development. This being the time and place as advertised, Vice-Chairman Stevenson opened the hearing. Mr. Howard Dattan, attorney representing Mrs. Virginia Lederer explained to the Commission that a collateral issue is pending, in that Mr. Carlstrom, owner of the shopping center adjacent to the proposed location, is suing Mrs. Lederer. He added that in the suit, Mr. Carlstrom maintains he had an option to buy this site should it ever be put up for sale and brought suit against Mrs. Lederer when she proposed to lease the site to the Shell Oil Company. Mr. Dattan said, however, he does not feel this should affect the granting of the conditional use permit, and asked the Commission to grant it. Mr. Calvin M. Massee, a representative of the Shell Oil Company, stated that a service station here would bring in more revenue, employ more people, get rid of an eye-sore, and benefit the City in numerous other ways.. Vice=Chairman Stevenson questioned Mr. Massee about the traffic problem at this intersection. Mr. Massey explained that, according to their engineering specifica- tions , there would be two driveways off Third Avenue and one driveway on Mankato Street, and eight additional feet would be dedicated to widen Mankato Street. Mr. Norman Seltzer, attorney for Mr. Carlstrom, owner of, the shopping center, asked the Commission to continue the hearing on this matter until after July 11 , 1962 when litigation, which is pending in the Federal District Court', will be heard. He felt it would only be logical and proper to continue this case until the court decides who will become the owners of the real estate. Mr. Dattan then asked the City Attorney whether the Council had taken any action on the realignment of Mankato Street, and Mr. Duberg said that they had not. The City Attorney said he felt the Commission should be very sure of the ownership of this land before issuing a conditional use permit. Mrs. Myrble Powell , 293 Whitney Street, stated that a service station at this cor- ner would be a detriment to the community, and she cited traffic problems as her main objection. Mrs. May Burns , 294 Shasta Street also spoke in opposition to the service station. Member Adams said he doubted the advisability of the Commission taking any action at this time since there is a question as to the title of the property and also the realignment of Mankato Street. Member Guyer asked Planning Director Fretz what action the staff felt should be taken and was told that the staff agrees with the City Attorney that ownership of the property should be clear and can see no particular harm in continuing the matter. It was moved by Member Guyer and seconded by Member Comstock that a conditional use permit for Virginia Jone Lederer for the northwest corner of Third Avenue and Mankato Street for the construction of a service station be continued until the meeting of August 6, 1962. The motion carried by the following vote, to wit: AYES: Guyer, Comstock, Weakland, Stevenson, Wilhite and Adams NOES: none ABSENT: Stewart STREET AND HIGHWAYS - Willis Richardson - North end of Trenton Street - Request for Abandonment of Road Easement City Attorney Duberg requested that the above application be put on the agenda at this time. The secretary read a letter from Willis Richardson requesting the City to remove its roadway easement from the east 20 feet of lots 8 and 9 of Block R of Harbor- side #2. The Planning Director pointed out on the map the easement that the San Diego Gas and Electric Company requested. City Attorney Duberg suggested that a resolution be set up to protect the San Diego Gas & Electric rights. Member Comstock suggested that the Commission take no action on this matter but that they refer it to the City Attorney. It was moved by Member Adams , seconded by Member Guyer that the application of Willis Richardson for the abandonment of the road easement on the north end of Trenton Street be referred to the City Attorney to draw up an appropriate resolu- tion to protect the San Diego Gas and Electric Company and to present this at the -2- next Commission meeting. Member Comstock questioned the need for a resolution and Planning Director Fretz stated that a resolution was not needed in this case. Member Adams withdrew his former motion and now moved that the application of Willis Richardson for the abandonment of the road easement on the north end of Trenton Street be continued until the next meeting, and that the City Attorney prepare a report to be presented at that time. Member Guyer seconded this motion and it passed by the following vote, to- wit: AYES: Adams , Guyer, Comstock, Weakland, Stevenson and Wilhite NOES: none ABSENT: Stewart At this time, City Attorney Duberg asked to be excused from the meeting. CONDITIONAL USE PERMIT PUBLIC HEARING - Saburo Muraoka - South Side Quintard Street, Between First and Second Avenues - Mobile Home Court The application was read requesting permission to build a mobile home court at the above location. Planning Director Fretz showed a plot plan of the proposed build- ing site, and explained that this land is now zoned R-3. He further stated that after talking with the Police and Fire Departments, an emergency entrance and exit has been added to the plans: one on First Avenue and one on Second Avenue. He added that a small portion of this land lies in the County and not in the City, and therefore, action on this particular section cannot be taken by the Commission. He also informed the Commission that more off-street parking was set up in the Court than was needed to meet the ordinance requirements. Mr. Saburo Muraoka , owner of the property, told the Commission that he has lived in the area for 45 years, since 1916, and has been farming here. He proposes to build this Court and leave it to his children for their future provision. Mr. George Whyte, Project Engineer for the Wittman Engineering Company, presented a rendering of the proposed community center and spoke in favor of the mobile home court. He said each unit will have 4300 square feet, will be F.H.A. approved and the dntire area will be fenced. He added that all electric wiring will be underground and no unsightly antennas will be seen as there will be a master antenna. He further stated that there would be no traffic hazard here since all cars would park in the Court and there would be no parking on ,the street. Vice-Chairman Stevenson questioned .Mr. Whyte about the two emergency exits and the utility arrangements. Mr. Whyte explained that these two roads were put into the plans. They would not be roads open to the public, only emergency entrances open to the fire and police departments should they need them. The roads would be 20 feet in width. As to the utilities , he stated that the water supply would come from the California Water & Telephone Company. He said there has been indication on request of another developer that the School Board would allow the pumping station at the school to be added to and taken over by the City. Mr. Bill Harshman, Principal Engineer for the City of Chula Vista , stated a definite approval by the School District must be made for this as it is not a City-owned pumping station. -3- Speaking in favor of the proposed Court were Mr. A. H. Small , 1425 Third Avenue and Mr. David Ledike, 269 Quintard Street; both expressing the view that a mobile home here would help the City and beautify the area. Mr. Jim Jones, 138 Shasta Street, Principal of the Castle Park Junior High School , told the Commission he was neither for nor against the development. He questioned the Court 9etting water from the main adjacent to the school , stating that when the school turns on both pumps , it dries the mains and the people in the neighborhood are concerned over this. He stated that Mr. Muraoka intends only to improve that section of Quintard Street which adjoins his property, and he feels that the street should be widened to Third Avenue. Member Wilhite questioned Mr. Jones about the angular parking at the school , and was told that $12,500. was spent for a parking lot, a small part of which is actually used for parking by the teachers. He added that a cul de sac was built to accommodate the buses in loading and ' unloading the children. He further com- mented on the flow of traffic to and from the proposed Court since it will all be on just one road leading into the development. Harold E. Ratay, 1222 Fourth Avenue, President of the Castle Park Civic Associa= tion, told the Commission that .the Association met on the 7th of May to discuss this proposed development at which time Mr. Muraoka presented his side to the people; however, they still want to go on record as opposing this Court. He then presented the Commission with a list of 290 people who signed the petition opposing this mobile home court. He said it was his understanding that Mr. Muraoka planned to build this park in two sections and wondered what would happen if, after one section was completed, times would get tough and places would not rent. He further stated that the park would bring in about 500 more children and thus the need for another school would arise. A letter from Joseph Rindone, District Superintendent of the Sweetwater Union High School District, was read in which Mr. Rindone stated that the Board of Trustees of the School District wished to register their protest against the application. A letter from the San Diego Gas & Electric Company was read. It stated that they wish to make no objection to the proposed improvement. Member Comstock asked Planning Director Fretz just what would happen to the adjacent land which is now in the County, - if this section was ever annexed, what would be the thought as to the zoning. Planning Director Fretz said there was so little development that not much of a pattern was established. The county has this zoned E-2-13 which is their small farm zone. He further stated that there is a 40-acre parcel directly north of Quintard Street for which the City has had a first reading on an ordinance zoning it commercial . Member Comstock commented on trailer spaces compared to population figures , stating that Chula Vista has 2055 trailer spaces as compared to San Diego which has 3450 spaces. Member Adams said he felt the Commission should continue this matter until the sewerage problem was straightened out and until plans for diverting the entrance from Quintard to Second Avenue were revised. Member Comstock agreed. Member Weakland wondered whether a mobile home court across the street from a Junior High School was the best location for this, and Vice=Chairman Stevenson thought the Com- mission should find out more about traffic problems where we have trailer parks adjacent to schools. Member Guyer thought an adequate fence should be put in and Member Adams suggested a cement block wall , 6 feet high on Quintard Street with a planting Of shrubs around it. -4- It was moved by Member Comstock, seconded by Member Guyer that the public hearing be continued to June 13 and the applicant work out a solution to the following problems: 1 . The sewerage problem be presented to the school district board for their con- sideration. 2. Move the entrance from Quintard to Second Avenue. 3. Provide emergency egress and ingress of the type that would be suitable to the Police and Fire Departments. 4. A block wall six feet high with screening plants across the entire Quintard Street frontage be erected. The motion passed by the following vote, to wit: AYES: Members Comstock, Weakland, Stevenson, Willhite, Adams, Guyer NOES: None ABSENT: Stewart VARIANCES PUBLIC HEARING - E. W. & Lois Gallwas - 175 Minot Avenue - Addition to Non-Conforming Structure The application was read requesting permission to add to an existing structure which lies within 1 foot of the side lot line making this structure non-conforming as to location. Planning Director Fretz submitted a plot plan, explaining that the area .is zoned R-2 and that there is a house on the front of the lot. Since the building is non-con- forming, oncon- forming, the owner must have a variance in order to add to the building. This being the time and place as advertised,. Vice-Chairman Stevenson opened the public hearing. Mrs., Lois Gallwas, the applicant, explained that she deeded a strip of her land to her neighbors on the north, because their garage was actually built on her lot. There being no other comment, either for or against, the hearing was closed. Member Comstock felt the Commission should see the original map, before Mrs. Gallwas and her neighbor exchanged deeds for the strips of. land. . Principal Engineer Harshman told the Commission that the engineering department has found many errors in this Rosebank Subdivision and that, in his opinion, it was entirely possible that a building could have been constructed several feet onto the adjacent lot. Member' Comstock said that he felt this would constitute an exceptional circumstance. It was moved by Member Adams and seconded by Member Weakland that the application of E. W. & Lois Gallwas, 175 Minot Avenue to build an addition to a non-conforming structure in the rear yard for a variance be approved. Further, that action be based on the following findings: 1 . The exceptional circumstances being that a strip of land was deeded from the north side which caused the non-conforming use. This was done to correct an engineering error. 2. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the zone as it appears t there will be an improvement to the property here. -5- There being no objection, the motion carried unanimously. SUBDIVISIONS Final Map - Castle View Unit #1 Planning Director Fretz stated the final map complies with the tentative map conditions. The Engineering Department wished to make the following conditions: (1) That the requirement that blocks be numbered (Sec.28.3, Paragraph 111"-7) be waived. (2) That the Commission make a determination regarding use of the term "Unit No.' - 111 in the subdivision name. (3) That the drainage easement shown be removed from the map unless the easement is to be improved to the standards of the City. (4) That approval of the final map by Council be subject to prior formalized agreement to install offsite sewer on Oxford Street and on Third Avenue. It was moved by Member Guyer and seconded by Member Adams that the words "Unit No. 1" be dropped from the title and approved subject to the other three stipulations of the Engineering Department. The motion was carried by the following vote, to wit: AYES: Guyer, Weakland, Stevenson and Adams NOES: Comstock and Wilhite ABSENT: Stewart Members Comstock and Willhite stated they voted in opposition because they were opposed to the treatment of Judson Way. COMMUNICATIONS Written A letter from the Chula Vista Chamber of Commerce to the City Co uncil was read. The letter stated that they had received numerous complaints about the issuance of "home occupation" permits and made the following recommendation: "The Board of Directors of the Chula Vista Chamber of Commerce strongly recom- mends that all requests for business uses in a residentially zoned area be re- quired to go through the same procedures as the conditional use permits with the same applicable fees and charges." Planning Director Fretz explained the procedure an applicant must now follow in order to get a business license in a residential zone. He asked the Commission to delay action on this so that the staff can give it more study and try to meet some happy medium where we can have better control . Written Interim Zoning - Olivera Annexation - Pre-zoning to z acre -6- Planning Director Fretz submitted a map showing the annexation. He said the request was for z acre lots and he felt it important that we proceed with this as it would otherwise come in as interim R-1 , with 7,000 square foot lots. RESOLUTION NO. 235 Calling Public Hearing to Consider Interim RI-B-20 Zoning for Olivera Annexation for June 13, 1962 Offered by Member Comstock, seconded by Member Guyer, passed, adopted and approved by the following vote, to wit: AYES: Comstock, Weakland , Stevenson, Willhite, Adams and Guyer NOES: none ABSENT: Stewart MISCELLANEOUS Change of. Date for next Commission Meeting Vice-Chairman Stevenson informed the Commission that he would be away the first meeting of June (the 4th) , and since Chairman Stewart will also be away, asked that the meeting be put on another date. It was moved by Member Weakland and seconded by Member Willhite that the next meeting of the Planning Commission be held on June 13 instead of June 4. The motion carred unanimously. Billboards on Freeways Vice-Chairman Stevenson asked the Commission how they felt about billboards on freeways, stating that he feels they do nothing to "add" to the freeways. Member Guyer asked what controls we have now. Planning Director Fretz explained that the zoning ordinance allows billboards only in the M-1 and M-2 zones. He pointed out the strip of M-1 zoning along the railroad tracks easterly of High- way 101 and added that due to its shallow depth, no buildings could be built there, but billboards could. He added that the only other freeway definitely located now is Highway 241 and it is protected by zoning adjacent that would pro- hibit billboards. The commission discussed rezoning the strip along the Rail-r,, road right of way, but no action was taken. Planning Director Fretz suggested that the commission member on the Citizen 's Master Plan Committee be instructed to suggest that the sub-committee on Trans- portation and Highways consider this matter. The commission concurred. ADJOURNMENT It was moved by Member Weakland, seconded by Member Comstock and unanimously carried that the meeting adjourn sine die. Respectfully submitted, AJennie Fulasz Secretary -7-