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HomeMy WebLinkAbout1962-02-05 PC MINS MINUTES OF A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA February 5, 1962 .A regular meeting of the Planning Commission of the City of Chula Vista was held at 7:00 PM in the Council Chambers at Civic Center, with the following members present: Stevenson, Comstock, Weakland, Stewart, Adams and Guyer. Absent: Willhite. Also pre- sent: Director of Planning Fretz and City Attorney Duberg. APPROVAL OF MINUTES It was moved by Member Guyer, seconded by Member Weakland and unanimously carried that the minutes of the meeting of January 15, 1962, be approved, copies having been mailed to each member. CONDITIONAL USE PERMIT PUBLIC HEARING - J. D. Peters - 340 Third Avenue - Retail Nursery The application was read requesting a conditional use permit for a retail nursery at 340 Third Avenue, a C-1 zone. A plot plan was submitted showing the area to be used for a nursery and proposed off-street parking. Planning Director Fretz reviewed the pro- visions in the zoning ordinance for plant nurseriesin the C-1 zone. This being the time and place as advertised, Chairman Stewart opened the hearing. The Commission discussed the application of the provisions for plant nurseries to this par- ticular property and concurred that the applicant should submit detailed plans which com- -,J y with all requirements of the ordinance. Mr. Peters stated that plans are being pre- pared; It was moved by Member Guyer, seconded by Member Stevenson and unanimously carried that the hearing be continued to February 19, 1962. VARIANCES PUBLIC HEARING - Socony Oil Company - Southwest Corner 3rd and "L" - Setback Reduction The application was read requesting reduction i-n setback along both Third Avenue and "L" Street from 5feet to 0 to allow construction of two light standards on the property line. A plot plan was submitted. This being the time and place as advertised, Chairman Stewart opened the hearing. The applicant explained the lighting plans , stating that they are not attempting to flood- light the entire property, that the building and pump islands will be illuminated and the flood lights. are intended to give sufficient light to the entrance and exits for safety purposes. The Commission questioned the location of the entrances near the street inter- section and the applicant stated that the driveways and -curb cuts were- checked with the City Engineer prior to preparation of the plans. He stated, that a revolving sign will also"be located in this corner of the property and that if- the light standards must be located behind the setback line, they will interfere with the sign, or will create a traffic problem. ;,Member Stevenson stated that it appears that if a reduction is granted, there will be nothing to prevent complete disregard for the 5 foot setback unless the variance is restricted to the flood light standards. There being no further comment, the hearing was closed. - 1 - Planning Director Fretz stated that the Commission can consider more restrictive zoning than C-2-P. He stated that the property has three 25-foot setbacks and there- is obviously a need for some relief from this in order to make the property useable, no matter what ;_the zoning. Mr. Fretz stated that the staff feels that a more restrictive zoning would be in order but that he would suggest setbacks not be changed with the zoning, in order that the city would still have control . Member Adams stated that zoning this property, to C-2-P would be a violation of good planning practice as it would be spot zoning and that commercial zoning in this location would be entirely incompatible with existing uses. Chairman Stewart agreed with Member Adams and stated that an economical development of the lot needs to be worked out and that a proposal for multiple development should not be for as many units as the previous application. Mr. Ferreira stated that when he submitted the previous application for multiple units , it was at the suggestion of the city, and it was denied. It was moved. by Member Adams , seconded by Member Comstock and unanimously carried that the application for rezoning of the property at the intersection of Moss, Naples and Alpine from R-1 to C-2-P and reduction in setbacks to 5 feet, be denied for the reason that this would be spot zoning. PUBLIC HEARING (cont.) - Starr Annexation - Interim R-1-B-20 City Attorney Duberg stated that he understands that on January 16th, a letter will be submitted to the City Council withdrawing the petition for annexation of this property. It was ,moved'',by Member Comstock, seconded by Member Guyer and unanimously carried that the matter be dropped from the agenda. VARIANCES PUBLIC HEARING - 110 Mankato - John Ritteweger - Reduction in Setback The application was read requesting reduction in rear yard setback from 20 to 7 feet to allow construction of an addition which will .attach the existing house and detached gar- age. A plot plan was submitted. This being the time and place as advertised, Chairman Stewart opened the hearing. Mr. Ritteweger spoke favoring the variance and stated that he doesn't believe any of the neighbors will object. Mrs. Helen Wortleman, 120 Mankato, spoke favoring the variance. There being no further comment, the hearing was closed. Member Adams stated he believes there are exceptional circumstances about the property because the lot is triangular shaped. Member Comstock stated that there is a 4 to 5 foot difference in grade between this property and the rear yard of the lot adjacent to the proposed construction, which is favorable to the applicant because it allows for more actual separation of the two properties. It was moved by Member Guyer, seconded by Member Adams that the application be granted for reduction in rear yard setback from 20 to 7 feet to allow construction of an addition which will attach the existing house and garage on property at 110 Mankato, as per plan submitted. That action be based on the following 'findings: _- 1 . The lot has an irregular shape - almost triangular and has two street frontages , requiring a considerable portion of the property for setbacks. 2 - 2. The shape of .the lot requires a considerable portion of the property for setbacks and without relief of the rear yard setback requirements, the applicant is denied reasonable use of his property. 3. No objections were filed, therefore it appears that the variance will not be materially detrimental to adjacent property or land uses. The motion carried by the following vote, to-wit: AYES: Members: Guyer, Comstock, Weakland, Stewart, Willhite and Adams NOES: none ABSENT: Member Stevenson SUBDIVISIONS Castle View - Tentative Map Planning Director Fretz submitted the tentative map of Castle View Subdivision, located south of Quintard and west of Monserate. He pointed out that the map shows the subdi- vision encroaching upon,;the San Diego Gas & Electric Company's right-of-way to the south, which is due to a mistake in field surveying, and the map will need to be corrected. Mr. Fretz reviewed the staff's recommendations including one that both Max and Monserate be extended to the southern boundary of the subdivision so that they may eventually cross the utility right-of-way. He explained that the number of streets crossing this right-of- way should be limited; preferably the streets crossing it should not be any closer than 1200 to 1300 feet. Member Comstock asked why Judson Way should not be extended north to Quintard to avoid dead-ending. He stated that he thinks it is very hard to find your way in areas where streets end in cUl-de-sacs or circle around to intersect other streets. Planning Di- rector Fretz stated that before recommending that Judson Way be curved east to join Max, the staff had considered the advisability of extending it north to Quintard, but had chosen the street pattern recommended because they don 't believe it would be good practice to have Judson Way used as a collector street. Member Comstock stated that at the cost of one or two lots he would still prefer that Judson Way go north to Quintard. Chuck Pierson, subdivider 's engineer, stated that there is a 10% grade at the north end of Judson Way. Principal Engineer Harshman stated that a 10% grade approaches the point where the cost of construction of streets increases. Member Adams stated that considering topography, the street pattern recommended by the planning staff appears to be best. It was moved by Member Guyer and seconded by Member Adams that the Planning Commission recommend approval of the tentative map of Castle View Subdivision subject to the follow- ing conditions: 1 . That the method of sewage disposal and collection be subject to final deter- mination and approval by the City Council . 2. That the cul-de-sac at the northerly end of Judson Way be elimire ted and the street curved east to intersect Max.Avenue. 3. That the cul-de-sac at the southerly end of Monserate Avenue be eliminated and the street extended to the southerly boundary of the subdivision. - 3 - L 4. That temporary cul-de-sacs be constructed at the southerly terminus of Max Avenue and Monserate Avenue. ~' 5. That -Quintard Street be dedicated and improved to a total width of 70 feet rather than 80 feet as shown and that a typical section be shown, as approved by the Division of Engineering. 6. That Quail Street have a 50-foot right-of-way with 36 feet improved and all other streets, except Quintard, have 60 feet of right'-of-way with 36 feet of paving. 7. That 15-foot setbacks be provided on all streets and cul-de-sacs, except that on the side street of corner lots, 10 foot setbacks be provided. That it be understood that when garages face the street and driveways are straight-in, the garages shall be set back 20 feet to allow parking of an automobile without overhanging the sidewalk. 8. That slope rights be obtained at the southerly end of Max Avenue and Mon- serate Avenue and the westerly end of Quince Street if the slope is not taken up within the .subdivision. 9. That one-foot lots be provided at the southerly terminus of Max Avenue and Monserate and the westerly terminus of Quince. 10. That a 10 foot easement be provided between lots 2 and 3 and between lots 17 and 18 for public utilities. 11 . That property line returns be provided at all street intersections. f 12. That typical street sections show monolithic curb and walk wherever the parking strip will be three feet or less. 13. That cul-de-sac configurations be subject to approval of the Engineering Division. 14. That structural sections of streets shall be designed in accordance with the California Bearing Ratio Method based upon soil tests acquired by the subdivider from a licensed soils engineer. 15. That each sewer lateral shall terminate at the property line with a clean- out brought up within a standard water meter type concrete vault box with a cover labeled "sewer". 1`6. That drainage easements be provided at the southerly end of Judson Way and Monserate Avenue. 17. That the storm drain system be designed in accordance with general engineering practices so as to limit drainage on any street to approximately 15 acres. 18. That a new tentative map incorporating all changes, be submitted prior to sub- mission to City Council . The ,motion carried, with Membp_rssComstock and Willhite voting "no". Member Comstock stated that he voted "no" because he doesn't agree with the street pattern. ✓ MISCELLANEOUS - 4 - r a MISCELLANEOUS Home Occupation License - D. F. Fields - 462 Parkway "__ Member Comstock asked about the status of the business license for Dr. Fields who had re- quested a license for a home occupation. City Attorney Duberg stated that it had been de- termined that Dr. Fields is in violation of the ordinance, operating an office from his home, and that he has been in contact with Dr. Fields to that effect. Chairman::;Stewart requested that the staff check with the City Attorney to get a report on the matter for the next meeting. Grad-i nq Ordinance Planning Director Fretz stated that he and Chairman Stewart had discussed the need for a grading ordinance and that he would like the Commission to make observations , on their own, to determine what they think would be desirable. Member Stevenson asked whether this ordinance would include relationship between property line and slope. Planning Director Fretz stated that there is a resolution regulating distance between property line and slope but that it applies only to subdivisions. He stated that this is the type of thing the Commission will be getting into in studying the master plan - one of the things that will determine the character of the city. Member Adams asked whether a field trip should be held and Planning Director Fretz stated that it is sometimes difficult for all members to make a field trip and suggested that it would be just as effective if color slides are made of various grading problems: Member Comstock stated that he feels color slides will present a more comprehensive picture of what can be accomplished by such an ordinance. Chairman Stewart agreed with Member Ste- venson that color slides would be impressive to submit to the Council with Planning' Com- mission recommendations. He cited, as an example of need for a grading ordinance, the —areas where property is subdivided into minimum size lots that result in substandard building sites, after grading. Master Plan Planning Director Fretz stated he would like to set up a dinner meeting with the Commission to discuss the master plan and answer any questions the Commission might have. The Com- mission asked that a meeting be arranged for Wednesday, February 21 , 1962. ADJOURNMENT It was moved by Member Weakland, seconded by Member Comstock and unanimously carried that the meeting adjourn to February 19, 1962. Respectfully submitted, Audrey St nehouse Secretary