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HomeMy WebLinkAbout1962-05-07 PC MINS i MINUTES OF A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA May 7, 1962 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: Stevenson, Comstock, Weakland, Stewart, Willhite, Adams and Guyer. Absent: none. Also present: Director of Planning Fretz, Assistant Planner Warren and City Attorney Duberg. APPROVAL OF MINUTES It was moved by Member Adams , seconded by Member Comstock and unanimously carried that the minutes of the meeting of April 16, 1962 be approved, copies having been mailed to each member. CONDITIONAL USE PERMITS PUBLIC HEARING - 300 East Palomar Street - M. A. Wright, Ed Wojciechowski and Guy Estes - Church of Christ The application was read requesting permission to build a church auditorium, edu- cational building and a home for the preacher. Planning Director Fretz submitted a plan of the proposed development stating' that the applicants propose to build a split-level building which would be used as a class-room on the basement floor and a temporary sanctuary on the first floor. He said that the parking area is adequate but the staff questioned the proposed location of the parsonage and suggested that it might be better to build this home on the adjacent property, which the church ' owns. He added that this space could be used for additional parking, so as not to have blind parking on the premises. Planning Director Fretz also stated that he would like to have the commission make it clear just what the staff should accept in the way of plans for a church, when they receive an application. Chairman Stewart said he felt the land use should be defined. Member Adams stated that as long as the applicant brought in the plans, showing the building, parking, egress and ingress, etc. , that should be sufficient. Member Stevenson agreed to this but added that the exits and entrances should be marked clearly. Chairman Stewart wondered whether the parking area would be sufficient should the classroom be converted into a temporary sanctuary, as the churches are apt to do at times. Member Stevenson thought this should be an engineering problem, when they look over the plans , to make sure the applicant meets the requirements for parking. Chairman Stewart said he felt the staff should make this a subject for future consideration. This being the time and place as advertised, Chairman Stewart opened the hearing. M. A. Wright, one of the applicants for the proposed church, stated that if per= mission was granted to build a church here, they would comply with the parking requirements according to the engineering specifications, etc. He added that, at the present time, a two-story building would be erected which would seat 270 people -the building to be 40' x 801 . The larger sanctuary, which they plan to build in about 5 years, will seat 500 people and there will be parking spaces available for 106 cars. -1- There being no further comment, the hearing was closed. Planning Director Fretz questioned the off-street parking requirements and also the fact that the appli- cants are limiting themselves by putting the entire three buildings on this property. He thought they could move the parsonage onto another lot. He also questioned the applicant about the curb .cuts, etc. It was moved by Member Adams and seconded by Member Comstock that the application of the Church of Christ for a conditional use permit for a church structure on the site of 300 East Palomar be approved,subject to the following condition: 1 . The plans for the new structure be, brought to the planning commission when they are ready to proceed - plans to include the parking and points of ingress and egress. Further, that the action be based on the following findings: 1 . The use does not involve any hazard occasioned by contamination, .fire,. explosion, noise, dust, smoke etc. No unusual hazard will be created by the volume of traffic. 2. The use is considered to be compatible to the residential neighborhood. The motion carried by the following vote, to-wit: AYES: Members: Adams , Guyer, Stevenson, Comstock, Weakland, Stewart and Willhite NOES: none ABSENT: none b. PUBLIC HEARING - 264-270-274 Beech Avenue - Chula Vista Community Hospital The application was read requesting permission to add 25 more units or beds to the hospital . Planning Director Fretz submitted a plan of the proposed site. This being the time and place as advertised, Chairman Stewart opened the hearing. Mr. C. C. Alley spoke in behalf of the application and Mr. Donald Hill , 499 "F" Street, explained the proposed development to the commission. He stated that one of the existing wings will become their new X-ray room; the net gain will actually be 11 beds rather than 25. He added that the building will contain approximately 3500 sq.ft. and that they propose to take out the laundry building which is now located between the proposed building site and the existing building, which will provide more parking spaces. There being no further comment, the hearing was closed. Planning Director Fretz asked the City Attorney for an opinion relative to the ordinance requirement for off-street parking where there is an addition to an original structure which was built when no off-street parking was required. He added that in this case, there is an addition proposed for 11 new beds and asked whether they must provide 11 more parking spaces or if they can use the present parking which exceeds the spaces needed for the new building. City Attorney Duberg thought this should be left to the discretion of the Planning Commission, as to whether or not they wanted to put this into their conditional use permit. Member Comstock stated that the parking facilities should not be more than 300 ' from the addition and this proposed parking will actually be 350' . Donald Hill stated that they proposed to have a 26' space between lots 6 and 7 for parking access. -2- It was moved by Member Stevenson and seconded by Member Weakland that a request for conditional use permit for 264-270-274 Beech Avenue for the Community Hospital for a building facility be approved subject to the following condition: 1 . That 25 additional parking spaces be prolided. Further, that action be based on the following findings: 1 . The proposed use does not involve damage or nuisance arising from noise, smoke, odor, dust or vibration; hazard to persons and property from possible explosion, contamination or fire; nor will it occasion hazard by unusual volume or character of traffic as listed in the ordinance. 2. The specifications and characteristics of the use are reasonably com- patible with the uses" in the area. The motion carried by the following vote, to-wit: AYES: Members: Stevenson, Comstock, Weakland, Stewart, Willhite, Adams and Guyer NOES: none ABSENT: none VARIANCES PUBLIC HEARING - 541 and 551 "1" Street, Broadway-Hale Stores, Inc. The application was read requesting permission to increase the height of a wall within the setback area from 42" to 716" on the east and 10 ' on the west in order to screen the service area and dock of the Food-Giant Market and Savon Drug Store. Planning Director Fretz submitted a plot plan of the property. This being the time and place as advertised, Chairman Stewart opened the hearing. Mr. Dave Jackson, 23 Woodlawn, project engineer for Broadway-Hale, explained that the site slopes to the west and therefore the difference in height on the wall . He added that the 10 ' elevation was needed to screen the trucks and the workers on the dock. Member Comstock asked whether or not they propose to build a gate which they would close at night. Mr. Jackson stated they did not have any plans , at this time, to do so. Mr. Robert Hackett, 604 Fifth Avenue, spoke in opposition to the variance stating that the residents on the opposite side of the street were all against it. Chairman Stewart said that before the shopping center was put up, a request was made by the city to have a screen wall around the loading dock. Mrs. Edward B. Redd, 603 Date Avenue, also spoke in opposition to the wall . There being no further comment, the hearing was closed. Mr. Dave Jackson explained that the wall would be of the same material used on the building. Member Stevenson asked Mr. Jackson if they plan to have a watchman on the premises at night, but Mr. Jackson said they would not. The Commission then discussed whether or not there are exceptional circumstances involved. It was moved by Member Comstock and seconded by Member Stevenson that the applica- tion of Broadway-Hale Stores , Inc. for 541 and 551 "1" Street to provide a screen -3- wall at the rear of the Food-Giant and Savon Stores, as shown on the drawing submitted to the Planning Commission, be approved with the following conditions: 1 . The developer use the same material for the wall as used on the adjacent building. 2. That it be recommended, but not a condition, that a solid gate be in- stalled. Further, that the findings be based on: 1 . That there are exceptional circumstances on this property having a commercial use and having a rear entrance facing an R-1 zoning. 2. The wall will be beneficial. to the properties to the south if the variance is granted and will not be materially detrimental to adjacent R-1 uses. ' 3. That it will actually screen the less desirable loading areas of these two stores from the properties to the souths The motion carried by the following vote, to-wit: Comstock: aye Weakland: aye Stewart and Guyer: aye, but not in agreement with the recommendation of the installation of the gates. Willhite: aye Adams: no Stevenson: aye Member Adams explained that he voted no because he felt there were not valid exceptional circumstances shown. PUBLIC HEARING - 345 "K" Street - Chester Thomas The application was read requesting permission to build an addition of 40 ' x 80 ' (3200 sq. ft.) to an existing building. Planning Director Fretz submitted the plot plan. This being the time and place as advertised, Chairman Stewart opened the hearing. The applicant, Chester Thomas, 345 "K" Street, spoke in favor of the variance. The following people spoke in opposition to the variance, stating that they object to: the appearance of the building, the height of the building, the type of fence erected and the industrial use of the property. Mrs. Virginia Thomas, 765 Garrett Avenue Mr. Joe Trejo, 775 Garrett Avenue Mrs. Kenneth Copeland, 776 Garrett Avenue Mr. Dale Pering, 770 Garrett Avenue Mr. Paul Gallant, 758 Garrett Avenue Mrs. Max Cricksman, 771 Garrett Avenue Letters of protest were read from: Mr. and Mrs. R. Thayer, 764 Garrett Avenue and Victor Guiliani , 757 Garrett Avenue The parking area was discussed, and Mr. Thomas stated that he had 107 ' x 40' between the two buildings , and there would still be 30' behind the proposed addition. He said he could easily accommodate 10 pieces of equipment here. -4- r Planning Director Fretz stated that he believes consideration should be given to the type of building erected here and how much space the commission feels they should allow between the M-1 use and the R-1 zoning. Member Adams stated that since the land in back is land-locked, it cannot be used unless it is used with the front. Member Comstock questioned Mr. Thomas as to his future plans , since this is an M-1 use. Mr. Thomas assured the Commission this would be his last appearance before them as the land on which he operates riay become too valuable and he may have to look for another site for future expansion. He added that all his buildings are bolted together and can be disassembled readily. It was moved by Member Adams , seconded by Member Guyer and unanimously carried that the petition of Chester Thomas of 345 "K" Street for construction of an addition to his warehouse be approved. The following conditions were included in the approval : 1 . That a 10 ' setback be maintained. 2. The height be the same as the present building. 3. That the owner construct a concrete block wall 6' high with a planting screen inside of the wall (to be approved by the Planning Director.) Further, that the findings be based on the following: 1 . There are exceptional circumstances in that his property is divided between two zones; that one can't be used by itself - that the back has to be used with the front property, and therefore if the variance is not granted, he would be deprived of a substantial property right. 2. That the granting of the variance will 'not be materially detrimental to the public welfare or injurious to the property or improvements in the zone in which the property is located. The motion was carried by the following vote, to wit: AYES: Adams, Guyer, Stevenson, Comstock, Weakland, Stewart and Willhite NOES: none ABSENT: none STREETS AND HIGHWAYS - Vacation of Portion of Trenton-Street Planning Director Fretz requested that this matter be postponed until the next meeting. COMMUNICATIONS_ Request for Extension of Time on Variance - 555 Roosevelt Street, Salvatore Albo Aletter was read from Salvatore Albo stating that he would like an extension of time for the effectiveness of the variance granted in Resolution No. 57-45 for a period of 12 months. Planning Director Fretz stated the application was originally made in 1958 and that he has had two extensions to date. Mr. Witham, Construction Estimator for Palm Homes spoke in favor of the extension of time. It was moved by Member Stevenson, seconded by Member Adams and unanimously carried that an extension of time be approved for a period of one year , which extension shall expire on May 5 , 1963. Broadway-Hale Stores , Inc. - Request to amend minutes of April 16, 1962 Planning Director Fretz advised the Commission that he was in error when he told -5- the Commission that all the area between existing paving and property line would be paved. The Commission discussed the matter and it was their concensus that their conditional approval still stood. MISCELLANEOUS Citizen's Advisory Committee Planning Director Fretz asked the commission for volunteers to serve on the nine sub-committees that have been set up, stating that a representative of the Parks and Recreation Commission would serve on the Parks and Recreation Committee, and a Harbor Commissioner would be asked to serve on the Waterfront Committee. Members of the Planning Commission offered to serve on the following committees: Industrial Committee - Member Comstock Transportation and Highways - Member Stewart Agriculture - Member Adams Residential - Member Willhite Annexation - Member Guyer Public Facilities - Member Stevenson Commercial - Member Weakland "T" Zone City Attorney Duberg briefly explained the "T" zone or Tideland zone which was set up as an emergency measure since it was discovered that the only zoning the city had was interim R-1 zoning inapplicable to these Tidelands because it was incon- sistent with the tidelands trust and the purposes for which said lands were re= ceived, and therefore there does not presently exist an adequate zoning ordinance that would regulate the use of the said tide and submerged lands. ADJOURNMENT It was moved by Member Weakland, seconded by Member Adams and unanimously carried that the meeting be adjourned to May 21 , 1962. Respectfully submitted , Jennie Fulasz Secretary -6-