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HomeMy WebLinkAbout1962-03-05 PC MINS r � MINUTES OF A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA March 5 , 1962 A regular meeting of the Planning Commission of the City of Chula Vista was held at 7:00 PM op the above date in the Council Chamber at Civic Center with the following members pre- sent'i" Comstock, Weakland , Stewart, Willhite, Adams and Guyer. Absent: Member Stevenson. Also present: Director of Planning Fretz and City Attorney Duberg. APPROVAL OF MINUTES It was moved by Member Guyer, seconded by Member Willhite and unanimously carried that the minutes of the meeting of February 19, 1962, be approved, copies having been mailed to each member. CONDIT1014AL USE PERMITS PUBLIC HEARING (cont.) - 340 Third Avenue - J. D. Peters - Plant Nursery Planning Director Fretz reviewed the application and presented plans for a plant nursery at 340 Third Avenue. Mr. Fretz stated that the Council has referred a request by Mr. Peters to move a building to this site to the Planning Commission for recommendations . This being the time and place as advertised , Chairman Stewart opened the hearing. He stated, that he believes the request to move the building should be considered with the application for conditional use permit. Planning Director Fretz agreed but requested that any conclu- sions about building appearance be made a part of the recommendation concerning moving. Mr. Peters explained how the building will be adapted to this site and stated that existing garage doors will be retained, but kept open most of the time. He stated that the area between the building and Third Avenue will be used for plants , containers, etc. , and that chemicals and fertilizers and similar items will be stored in that portion of the building facing west. Mr. Peters stated that the proposed use is actually only a method of utilizing the property until it can be developed in a more permanent manner. There being no further comment, the hearing was closed. Member Adams stated that he doesn't feel the plan meets the ordinance requirements relative to building frontage for a plant nursery in a C-1 zone. He stated that he believes it would be a mistake to permit the building to go in unlesssomething is done to improve the appearance. Member Comstock stated that the ordinance also provides that the maximum lot area for a nursery in a C-1 zone is 10,000 square feet and this site has 12,800. Planning Director Fretz explained the division of land that shows the site to contain less than 9000 square feet. Member Weakland stated that he feels with shrubbery and plants between the building and street, that the proposed use will be alright. Planning Director Fretz stated that the ordinance does state. that a minimum 5031. of the frontage shall be occupied by a building but the staff does not feel that this means the building must be on the setback line. Member Comstock asked whether the building will meet requirements of the building code and Mr. Fretz stated that it will be required to meet the code. Member Willhite questioned the appearance of the building from Third Avenue with 2 and 1/2 garage doors on that side. Chairman Stewart stated that the appearance of the structure from Third Avenue leaves something to be desired and should be improved, perhaps substitut- ing sliding doors for the garage doors'. He stated that he cannot see how a 4 foot fence, - 1 - would be adequate protection to the business. Member Willhite stated that a facia on the Third Avenue frontage could do much to improve the appearance, and Member Comstock agreed. Member Adams stated that the applicant should bring in plans of the elevations with the suggested changes so that the Commission can de- termine whether the building will be as desired. Chairman Stewart stated that this would mean holding up the conditional use permit until plans come in, because they are tied to- gether. Planning Director Fretz stated that the Commission can establish what changes they feel should be made as a condition of approval . It was moved by Member Willhite, seconded by Member Guyer and unanimously carried that the Planning Commission recommend to City Council that M . Peters ' request to move a building into the city to the northwest corner of Third Avenue and Madrona , be approved, subject to the following conditions: 1 . That the existing garage doors on the Third Avenue elevation be removed and two 8-foot sliding glass doors be installed in each of the two 16- foot openings. The 8-foot opening at the north end of this elevation to be eliminated and finished to match the existing building. 2. That a facia be installed on the Third Avenue elevation from the line of the door header to a point 6" above the roof line. 3. That the entire building be made neat and presentable. 4. Building Department recommendations . Planning Director Fretz reviewed the zoning requirements for nurseries in C-1 zones and stated that a more limited version of the use existed for many years and the staff feels the proposed development will be an improvement to the property. It was moved by Member Adams and seconded by Member Comstock that the Planning Commission recommend approval to the City Council of the application submitted by J. D. Peters for a plant nursery at the northwest corner of Third and Madrona , assuming that the building is moved onto this lot and changed to conform to conditions outlined. Further, that action be based on the following findings: 1 . The granting of the use will not be materially detrimental to public safety, health or welfare because the use will not entail any of the hazards stated in the ordinance. 2. The proposed use is reasonably compatible with the surrounding area in that it is basically a retail-sales business , as are the majority of uses adjacent to the property. The motion carried by the following vote, to-wit: AYES: Members: Adams , Guyer, Comstock, Weakland , Stewart and Willhite NOES none ABSENT: Member: Stevenson PUBLIC HEARING - D. F. Fields - 462 Parkway - Chlropractic Office Dr. Fields ' application was read requesting permission to practice chiropractic in his home at 462 Parkway. Planning Director Fretz submitted a plot plan of the property. This being the tine and place as advertised , Chairman Stewart opened the hearing. Mrs, Anna Tutt, 358 Parkway, protested the permit, stating that a business would be detrimental 2 - s to the property values in the area. There being no further comment, the hearing was closed. Chairman Stewart stated that he feels this would open the door to other busi- nesses. Member Guyer stated that he doesn't believe the- off-street parking as proposed ;would be useable. Member Adams stated that the Commission has consistently refused permits for businesses operated in homes and he doesn't believe this one should be granted. It was moved by Member Guyer, seconded by Member Comstock and unanimously carried that the application for conditional use permit at 462 Parkway be denied because the use would not be compatible with the surrounding area. ZONING Planning Director Fretz stated that a resolution has been drafted, as directed by the Commission, setting a public hearing to consider rezoning the M-1 property on Center Street east of Fourth Avenue to C-2. He explained that if the Commission wishes, they can add the supplemental "P" at the hearing. RESOLUTION NO. 229 - Resolution Calling Public Hearing to Consider Rezoning to C-2 The M-1 Property on Center Street, East of Fourth Avenue and Establishing a 5 Foot Setback on Fourth Avenue in That Area Offered by Member Adams , passed, adopted and approved by the following vote, to-wit: AYES: Members: Adams , Guyer, Comstock, Weakland, Stewart, Willhite NOES: none ABSENT: Member: Stevenson VARIANCES ,:PUBLIC HEARING - Julian Weeks - 202 San Miguel Drive - Setback Reduction The application was read requesting reduction in rear yard setback from 20 to 8 feet to al- low construction of an addition to the house. Planning Director Fretz submitted a plot plan. This being the time and place as advertised, Chairman Stewart opened the hearing.. , A letter was read from Mrs. William Harshman, 224 San Miguel Drive, recommending approval of the variance. There being no further comment, the hearing was closed. Chairman Stewart stated that the property being a corner lot does have two large setbacks. Member Adams stated that he believes there are exceptional circumstances because of the shallowness of the lot and the excessive setbacks along two streets. It was moved by Member Guyer , seconded by Member Adams and unanimously carried that a variance be granted for reduction in rear yard setback from 20 to 8 feet to allow construc- tion of an addition to the house, as shown on plot plan submitted. That action be based on the following findings: 1 . This is a corner lot and there are two large setbacks , reducing the amount of buildable area. 2. Without the granting of the variance and because of large setbacks along-both streets , the applicant is deprived of use of a large portion of his property. �. 3. There are no adverse comments , therefore it appears the variance will not be materially detrimental to the adjacent areas. - 3 - SUBDIVISIONS Castle View - Tentative Map - Revised Planning Director Fretz stated that the subdivider has asked that the width of the right- of-way of Quivera Street (a cul-de-sac) be reduced from 60 to 50 feet in order to get an additional 5feet for lots on either side of the street. He stated that the subdivider is attempting to get a minimum 15 to 20 feet of level land in the rear yard. Mr. Fretz stated that the improved width, curb to curb, would be the same - 36 feet. Chairman Stewart stated that he could see no objections to the proposal so long as the extra 5 feet is included in the rear yard. Member Willhite asked where street trees would be planted with a monolithic curb and sidewalk, which will be necessary with a 50—foot right-of-way, and Planning Director Fretz stated that-the trees will be planted between the sidewalk and property line. It was moved by Member Comstock, seconded by Member Guyer and unanimously carried that the conditions of approval of the tentative map be amended to provide for a 50-foot right-of-way for Quivera Street rather than 60-foot and that the extra footage be in- cluded in the rear yards of the lots on either side. COMMUNICATIONS Seaview Property Owners Association A letter from the Seaview Property Owners Association to the City Council was read. It requested that property on the south side of Naples Street between Monserate and Nacion be rezoned to C-1-P. The Commission discussed the conditions of the area now as compared to the time an applica- tion for such rezoning was denied. Mr. William Simms, 355 Montcalm, stated that before Naples was made one-way east, it was one mile from his home to Hilltop and Naples and now it is 1 and 1/2 miles and this has decreased the property values in the neighborhood. He stated that he is a member of the National City-Chula Vista Realty Board and believes that homes more than 1/4 to 1/2 mile from shopping facilities do depreciate in value. He stated that shopping areas should have been considered when the subdivisions were built. Chairman Stewart stated that standards guide the establishment of shopping centers and that I believes the one-way street requested by the property owners , created the problem. He stated that it is a problem so far as inconvenience, but to construct a shopping center across from R-1 homes is not the answer. Planning Director Fretz stated that anyone purchasing a home on the fringe of a city must recognize the fact that they will not have all the conveniences of the older areas for a while. The Commission discussed the possibility of widening Naples Street, eliminating the necessity for a one-way street, noting that widening of the street will depend on de- velopment of adjacent property. Member Adams stated that he feels this problem is temporary and can be expected to occur in any fringe area. Chairman Stewart stated that he still believes it is a problem of access to shopping facili- ties rather than zoning and Member Adams agreed. It was moved by Member Comstock, seconded by Member Wea kland and carried that no action be taken. ADJOURNMENT It was moved by Member Wea kland, seconded by Member W111hi•te and unanimously carried that the meeting adjourn to March 19, 1962. ; Audrey St ehouse, Secretary