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HomeMy WebLinkAbout1962-04-02 PC MINS MINUTES OF A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA April 2, 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 Principal Engineer Harshman. APPROVAL OF MINUTES It was moved by Member Guyer, seconded by Member. Weakland and unanimously carried that the minutes of the meeting of March 19, 1962, be approved, copies having been mailed to each member. CONDITIONAL USE PERMITS PUBLIC HEARING - North Side of Naples, East of Oleander - Bayview Orthodox Presbyterian Church The application was read requesting approval of church site on property on the north side of Naples Street, east of Oleander Street. Planning Director Fretz submitted a plan of the proposed development. He pointed out that the church assembly is now meeting in a home on Hilltop Drive approved by the Planning Commission for a temporary meeting place. This being the time and place as advertised, Chairman Stewart opened the hearing. Reverend Graham stated that the plan provides for 40 off-street parking places and room for 20 additional cars if the space is needed. He stated they do not have plans for development of the north portion of the property at the present time, but hope, in the future, to develop a day school . There being no further comment, the hearing was closed. Planning Director Fretz stated that since the church is not in a position to project their needs and prepare a master p''lan, any future development will need to be approved by the Planning Commission. It was moved by Member Stevenson and seconded by Member Comstock that the Planning Com- mission recommend approval of a conditional use permit to the Bayview Orthodox Presby- terian Church for location of a church and Sunday school building on property on the north side of Naples east of Oleander. Further, that 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 traffic. Off-street parking will be provided as required by ord- inance. 2. Churches are per in R-1 areas and are reasonably compatible with residential use. The motion carried by the following vote, to-wit: AYES: Members: Stevenson, Comstock, Weakland , Stewart, Willhite, Adams and Guyer NOES: none ABSENT: none - 1 - r VARIANCES PUBLIC HEARING - 77 "F" Street - William Rogers. Jr.- Height and Setback Variance The application was read requesting permission to construct a 12-foot high ball guard on the rear and side property lines to contain a tennis court and volley ball court. Planning Director Fretz submitted a plot plan of the property and explained the ball guard is similar to a chain link fence. This being the time and place as advertised, Chairman Stewart opened the hearing. A letter was read from T. Sheppard, 93 "F" Street, protesting the variance. There being no further comment, the hearing was closed. Member Adams stated that he doesn 't believe there are any exceptional circumstances to justify granting a variance. Member Comstock stated that he feels this type of use is not suitable for a 7000 square foot lot and that if such a variance is granted there will be similar requests for swimming pools etc. to be on the property lines. Member Adams agreed. It was moved by Member Guyer, seconded by Member Adams and unanimously carried that the application for variance for property at 77 "F" Street for reduction in setback and to exceed the height limit for construction of a "ball guard" be denied because there are no exceptional circumstances about the property to justify a variance. Chairman Stewart asked if the staff is aware of this problem occuring in other cities.- Planning ities:Planning Director Fretz stated that some cities do make provision for just this type of use and read from the Pomona ordinance. He stated that this type of problem is likely to be encountered as we get into areas with larger size lots where setbacks are increased accordingly. Chairman Stewart stated he would like a study made along these lines as he feels a game area is a reasonable use of the rear yard. PUBLIC HEARING - Castle View Subdivision, Quintard Street - Area Requirement - Princess Park Estates The application was read requesting that Princess Park Estates be permitted to construct homes on 111 of the 147 lots of the proposed Castle View Subdivision, without providing either garages or carports, as required by ordinance, Planning Director Fretz submitted a tentative map of the subdivision showing the lots concerned. This being the time and place as advertised, Chairman Stewart opened the hearing. Mr. R. Spaid, representative of Princess Park Estates , explained that the homes will be built un- der FHA specifications and that even though garages and carports will not be provided, unless requested, there will be sufficient room for the property owner to construct either a garage or carport in the future. He stated that they are attempting to keep construction costs down to provide homes for the low-income families who have stable employment. . There being no further comment, the hearing was closed. Member Adams stated that he doesn 't believe it would be possible to find exceptional cir- cumstances about 3/4 of the lots in the subdivision. He stated that the ordinance isn ' t any stricter than it should be and that the City should not waive any requirements for development. Members Stevenson and Guyer agreed that there are no exceptional circum- stances about the lots, assuming that they all meet the minimum lot area and frontage requirements. Chairman Stewart stated that he understands that the applicant is interested in providing homes for low-income families , but he believes the same concession would have to be granted to any contractor who builds a competitive home; Member Comstock stated he believes there are adequate low-cost homes in the City. - 2 - It was moved by Member Adams , seconded by Member Guyer and unanimously carried that the application for permission to construct homes in Castle View Subdivision without garages or carports be denied because there are no exceptional circumstances about the property to justify a variance. PUBLIC HEARING - 97 "D" Street - Bertha Hayes - Area Requirement The application was read requesting approval of a building site with access to "D" Street via what the applicant assumes to be a prescriptive easement. Planning Director Fretz submitted a plat of the area. He stated that the lot actually has frontage on a. dedicated street,that the dedication does not connect to "D" Street except via the assumed easement. Mr. Fretz reviewed previous action on this matter. Chairman Stewart suggested that the matter be continued to give the City Attorney an opportunity to determine whether there is a legal building site. Member Comstock asked what attempts have been, made to secure the easement. Mr. Hayes stated that a suit brought by the original owner to gain a prescriptive right to the easement, was dropped. The Commiss'ion discussed the availability of a 15 foot easement for street purposes across the rear of the lots fronting on Minot to be combined with the existing 40 foot dedication. This being the time and place as advertised, Chairman Stewart opened the hearing. Mr. Hayes stated that there has been considerable damage to the house and that if they are permitted to live in it, 1t will be improved and maintained. Mr. DeJong, owner of property to the north stated that he has used the easement in question for 15 years and his bro- ther before him for 6 years. He protested the condition of the dedicated roadway and stated he would like to see it improved. Mr. Marvin Finch, owner of two lots to the north stated he would like to see something done to open the street. Mr. M. L. Morrell , owner of the property across which the easement runs , stated that if improvement of a 30 foot easement is made, it would be 4 feet from his home and he would object. He stated that he has clear title to the property. Other protests were heard from Mr. Collins , 83 Minot; Helen Gregory, 68 Casselman Place; Loris Larsen, 68 "D" Street and 0. Jensen, 88 Minot. It was moved by Member Adams, seconded by Member Comstock and unanimously carried that the hearing be continued to April 16 for an opinion from the City Attorney as to the legality of the building site as it now exists. The Commission directed that the staff check into the matter of easements for street purposes across the rear of the lots front- ing on Minot. SUBDIVISIONS Palm Gardens - Tentative Map Planning Director Fretz submitted the tentative map of Palm Gardens Subdivision. He stated that this tentative map had been approved by the County with a reservation along its southern boundary for an extension of "H" Street east of Hilltop as shown on the Master Plan of Major Streets , but that the owner is' now contemplating annexation to Chula Vista. Mr. Fretz reported on the staff 's study on the extension of "H" and sub- mitted maps of the area showing the proposed Route 241 and interchanges with Bonita Road, "J" Street and Telegraph Canyon Road and showing the general street pattern. It was noted that reservation had been made in Carvallas Acres subdivision for the northerly one-half of "H" Street to go north towards Bonita Road and that if this tentative map is approved conditioned upon a reservation for "H" Street, there will still be over 400 feet between Hilltop Drive and this subdivision with no provision for "H" Street. He stated that at the time the County had required the reservation, the Planning Commission had taken the position that the master plan should not be changed without as much study as was afforded the original master plan. - 3 - A letter was read from the Engineering Department recommending that "H" Street not be extended to the east as shown on the master plan. A letter was read from the Police Chief recommending that "H" Street be extended east to serve as a connection to a frontage road along the freeway and as access for undeveloped property. Planning Director Fretz stated that at the present time there is a skeleton street system with very limited circulation between "J" and the area to the south and out to the east on Bonita, but it is questionable whether better circulation-will be accomplished by the extension of "H" than what will be accomplished when the freeway is developed. He stated there may be a need for access in the immediate area if the property west of the freeway is subdivided. Mr. Fretz submitted a slope classification map and discussed the projected traffic volume from the general area and discussed the need for "H" if "E" and "J" can handle all the traffic. He stated that "H" Street would have to be justified on a city=wide basis because of the high cost of acquisition and improvement and because the street will not be of particular benefit to adjacent property owners. He stated that the planning staff agrees with the Engineering Department that they are unable to justify "H" as a major street east of lst Avenue. Planning Director Fretz reviewed the tentative map of Palm Gardens noting that the sub- divider doesn 't show sidewalks. He stated that the lots have 100 to 125 feet of frontage and the area is rural in character. He said the staff feels an effort should be made to retain this character. Engineering Department recommendations were read. Dale Horton, subdivider, stated that they would prefer to install an asphalt berm rather than type "G" curb and while they have no objections to installing a sidewalk along Claire Avenue, they do not want to install them along Via de Laurencio. The Commission discussed the grading and drainage of the land and the possibility of the annexation boundaries being changed to include all of Claire Avenue. Principal Engineer Harshman stated that it has been the practice that all or none of streets be annexed. Member Adams stated that he recognizes the area has large lots and a rural appearance, but believes the subdivider should provide sidewalks for children walking to school . Member Comstock stated that he believes it would ruin the character of the development if sidewalks were installed. Member Willhite stated that a precedent was established when the city told the Sweetwater Valley residents that the rural character of the valley could be retained, if annexed. RESOLUTION NO. 233 - Recommending to City Council suspension of Requirement of the Subdivision Ordinance for Palm Gardens Subdivision Offered by Member Adams , passed, adopted and approved by the following vote, to-wit: AYES: Members Adams , Guyer, Comstock, Weakland, Stewart and Willhite NOES: Member Stevenson ABSENT: None It was moved by Member Adams and seconded by Member Willhite that the tentative map of Palm Gardens Subdivision be approved and recommended to City Council subject to the following conditions: 1 . That the area is annexed to the City of Chula Vista. 2. That the method of sewage collection be shown and that provision be made for sewer easement through any County area, if needed. 3. That type "G" curb and gutter- be shown on typical sections. - 4 - r 4, That 21-2 11of A.C. on approved aggregate base with prime and seal coat be shown on typical sections. 5. That the above resolution, recommending suspension of requirements for sidewalks on Via de Laurencia, be approved. Sidewalks are to be installed on Claire Avenue. 6. That one tree be planted on each lot. 7. That 25 foot setbacks be established along Via de Laurencio and Claire Avenue and a 10 foot setback be established along Claire Avenue as a side yard for the corner lot. The motion carried, with Member Stevenson voting ''no''. Robinhood Subdivision, Unit No. 8 -. Final Map Planning Director Fretz submitted the final map of Robinhood, Unit No. 8 and reviewed the conditions of the tentative map. It was moved by Member Guyer, seconded by Member Comstock and unanimously carried that the final map of Unit No. 8, Robinhood Subdivision, be approved and recommended to City Council subject to the following conditions: 1 . That the subdivider provide satisfactory evidence of his authorization to do work on adjacent land to prevent formation of a pond and include such work in the bond amount; or, provide drainage structures to the satisfaction of the City Engineer. 2. That a 15 foot setback be established around the cul-de-sac rather than 5 feet. STREETS AND HIGHWAYS Realignment of Mankato Street West of Third Avenue . .Planning Director Fretz explained that it has been proposed to realign Mankato Street, west of Third Avenue, to line up with Whitney Street east of Third Avenue and submitted a map showing the realignment and that portion of Mankato which would then be vacated. He stated that if the Council approves realignment, the old right-of-way will not be abandoned until the new is dedicated. It was moved by Member Weakland and seconded by Member Adams that the Planning Com- mission recommend to City Council realignment of Mankato Street as shown on plan and that that portion of Mankato Street not be vacated until the new dedication is accepted. Chairman Stewart asked that a study be made on the street names. Public Improvements - North Side of Davidson, West of Fourth Avenue Planning Director Fretz read a letter from the Engineering Department requesting approval of construction of monolithic curb and sidewalk for the north side of Davidson Street, west of Fourth Avenue, in order to facilitate detailed plans for development of Fourth Avenue. He explained that the city code provides that con- struction of monolithic sidewalk and curb in residential zones be approved by the Planning Commission. - 5 - � 1 It was moved by Member Comstock, seconded by Member Guyer and unanimously carried that monolithic sidewalk and curb be approved for the north side of Davidson Street, west of Fourth Avenue. San Diego County Planning Congress Planning Director Fretz explained that Elton- Andrews of the State Finance Department will be speaker at the April 12th meeting of the Planning Congress and his subject would be the 701 Program for which Chula Vista is in the process of making appli- cation. He stated that it would be of interest to the Commission and asked that those interested contact the office. ADJOURNMENT It was moved by Member Weakland;and seconded by Member Willhite that the meeting adjourn to April 16, 1962. Respectfully submitted, Audrey Shouse Secretary