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HomeMy WebLinkAbout1958-10-06 PC MINS MINUTES' OF A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA October 6, 1958 The regular meeting of the Planning Commission was held on the above date in Council Chambe rs at Civic Center at 7:30 P.M., with the following members present: Crear, Sparling, Calkins, Stewart, Bendickson, Adams and Cul.nan. Absent: None6 Also Present: Director of Planning Fretz, City Attorney Kugler and Principal Engineer Harshman. APPROVAL OF T•4INUTES: It was moved by Member Culnan, seconded by Member Bendickson and carried that the minutes of the meeting of September 15, 1958, be approved, copies having been mailed to each member,.. PUBLIC HEARING Rezoning Property West of Proposed School Site on "J" Street Extended The ,application submitted by Myron J. Dalseth was read, requesting that the property lying.north of "J" Street, east of the proposed school site, be rezoned from R=1 to R,3 for development of multiple units. Director of Planning Fretz reviewed the request to the Commission, ' indicating the location of the area and describing the ' topography. This being the time and place as advertised to consider the proposed rezoning, Chairman Stewart opened the .hearing. There being no statements, favoring or pro- testing the change of zone, the hearing was closed. It was moved by Member Sparling, seconded by Member Culnan and carried, that the request be denied for the' reason that 'evidence on hand does not- indicate that either public necessity, convenience, general welfare or good zoning practice require that the area be rezoned to R--3. It was noted that neither definite improvement plans nor tentative subdivision maps had been submitted. PUBLIC HEARING - Rezoning Area Between Guava and Fig and Fourth and "I" Chairman Stewart asked for the reading of the application requesting that lots within the Custom Builders #2 and #3 Subdivisions, Brown & Woolery #1 and Valhalla Subdivision be rezoned from R^2 to R.-1. Planning Director Fretz reviewed the area and request for the Commission. This being the time and place as advertised, Chairman Stewart opened the hearing to consider the proposed rezoning. There being no statements either opposing or in favor of the rezoning, Chairman Stewart closed the hearing. It was moved by Member Bendickson, seconded by Member Adams and carried that the application for rezoning to R-.1 from R-2 of Custom Builders #2 and r31 Brown &" Woolery #1 and Valhalla be approved because evidence, as outlined below, indicates that necessity, convenience, general welfare or good zoning practice requires said change. 1. That the property is developed as R-1 and construction of an additional unit as allowed in an R-2 zone would not be in keeping with improvements within these subdivisions. 2. That construction of second dwelling units on any of the lots would be detrimental to outdoor living area of adjacent homes, because of the difference in grade. RESOLUTION NO. 111 Recommending to City Council Rezoning from R,-2 to R:1 of Certain Property East of Vista Square. Offered by Member Culnan, read in full, passed, adopted and approved by the following vote, to wit: AYES: Members Crear, Sparling, Calkins, Stewart, Bendickson, Adams and Culnan NOES: None ABSENT: None PUBLIC HEARING Trailer Park Location Muster Corporation - Industrial Lands Annexation The application was read requesting permission to locate a-trailer park within the Industrial Lands Annexation on property located generally between Moss and Palomar and Industrial Boulevard and Montgomery Freeway. Planning Director Fretz reviewed the application, -stating that there are approximately 242 proposed trailer spaces and the area of the development would contain 26.59 acres. This being the time and place as advertised, Chairman Stewart opened the hearing. Mr. Gene Gosh, Manager_ of the Chamber of Commerce, read a letter to the Commission signed by the Industrial Land Use Committee protesting the use in general 'of ind- ustrial lands for parks and requesting that the applications now pending be held over until the problem can be jointly -explored and the industrial lands protected for natural use. Mr. Elmer Sorenson, speaking for the applicant, stated that, as a member of the Chamber, he is aware of the need for .industrial lands in Chula Vista and explained that the Muster Corporation is to develop only half of the park at this time and, as was previously explained, the park is designed so that industrial sites will be provided for as they are requested. Mr. Gosh stated that he has worked in industrial location work for 8 years and this site is considered ideal for industry and that industry does not like to locate near residential use. Mr.- Sorenson stated that if industry is interested in locating here that the Muster Corporation will build for them on the trailer park site. Mr. B. B. Margolis, representing the applicant, stated that the land was acquired for industry and that it is too expensive to carry without development; therefore they are pro- posing a trailer park as an interim use. Chairman Stewart closed the hearing. Member Culnan stated that he feels, the applicants have a valid application under existing ordinances, that the city was aware that the applicants proposed use of the property for trailer parks before annexation, and that even though the statements of the Chamber of Commerce committee are well taken, he doesntt feel that any restriction of trailer parks should start with applications now pending and that the applicants are entitled to use of their property. Planning Director Fretz stated that one requirement of the .trailer park ordinance that should be considered is the requirement that the trailer park will not result in dangerous- automobile traffic congestion. He stated that without a study being made, it would be very difficult to show that traffic congestion would result from this development.but he felt the Commission should take the precaution of requiring the developer to provide better access to the trailer park. He noted that, at present, only one access road to the trailer park is shown. - 2 - Mr. Ray Coyle stated that he feels the matter should be held over until the Planning Commission can determine what will be necessary to avioid traffic congestion. It was moved by Member Culnan, seconded by Member Sparling and carried that the application for location of a trailer park on property as described, be granted subject to the following conditions: 1. Compliance with all of Chula Vista City ordinances, 2,. That access be provided to Industrial Boulevard from the northern portion of the trailer park and at the southern portion of the trailer park, in addition to that shown on plans from the center of the development. 3. That, if felt necessary by the City E'agineer and Director of Planning, the owner of the trailer park increase the width of the paved portion on the wrest side of Industrial Boulevard in accordance with recommend- ations of the City Engineer. Further, that the action is based on the following findings of fact 1. That the land is zoned M-,2 which allows trailer parks,, 2. That the operation of the trailer park will not interfere unduly with enjoyment of adjacent residential property. 3. That the proposed use will not result in dangerous traffic congestion with the conditions above outlined. 4. That the proposed use will not be materially detrimental to the public welfare or injurious to the property and improvements in the immediate neighborhood. 5. That it appeared and with the express condition that all of the pro- visions of this ordinance would be complied with: PUBLIC HEARING - Trailer Park Location - Hal Johnson .- North of "Dt' Extended, at Woodlawn The application was read requesting that the Commission approve the location of a trailer park north of an extended "D" Street and west of Woodlawm. Planning Director Fretz reviewed the application. This being the time and place as advertised, Chairman Stewart opened the hearing to consider the location of a trailer nark on the described property. IvTr, Johnson stated that he feels the property is not suited for industrial use because of the lack of access, topography and location. A petition protesting the location for a trailer park and signed by 22 property owners within the vicinity was read. It stated that a trailer pari; ,,-would interfere with the enjoyment of high standard residential character of the neighborhood, that it would increase traffic, _resulting in congestion because of the lack of street .frontage, that existing streets are not adequate to carry the flown of traffic and -- that it would materially depreciate the value of existing residential property and improvements. Protests were heard from Mr,. Smith, 79 Woodlawn, Mr. Leonard Moe, 77 Woodlaw?n, Mr. Dunn, 639 Chula ,lista Stv, Mr. T. R. Taylor, 38 Woodlawn, Air. E. Deuchler, 91 Woodlawn. Among these was the statement that the access to the proposed trailer park passed across the R-3 zone abutting L,ioodlawm and the question as to - 3 � whether or not an access road to a trailer park constitutes a misuse of R.:3 property. Mr. George Kirshifa, owner of the property, stated that he has tried to sell the property for three years for residential construction and that he cannot afford to let the land stay idles It was moved by Member Sparling, seconded by Member Bendickson and carried that the matter be continued to the next meeting for additional information as to whether or not "D" is a dedicated street, west of Woodlawn, and whether or not a road-way going across the R_-3 property to serve the trailer park is permitted, PUBLIC HEARING - Establishing Setback » Elder Avenue Below 'II" It was explained that Mr. A. B. Ellington proposes to construct a partial cul-de--sac at the northerly end of Elder Avenue, below "I" Street, to serve as frontage for two lots. Director of Planning Fretz reviewed the matter, stating that while the Comm- ission is being asked to approve the manner in which the property is being developed,, that is, a cul-de--sac rather than extending the street to "I", the purpose of the hearing is to consider recommending to the City Council that a 10 foot setback be established around the cul-de-sato This being the time and place as advertised, Chairman Stewart opened the hearing. There being nocomment either for or against, the hearing was closed. It was moved by Member Crear, seconded by Member Calkins and carried that the Planning Commission recommend to the City Council that, as it appears that Elder Avenue cannot go through to "I" Street, that the cul-de-sac be accepted by the City Council for street purposes and further, that the Planning Commission recommend to City Council that a; 10 foot setback be established around the'cul-de-sac as it is developed. PUBLIC HEARING -- Rezoning "J" at Broadway - Elk's Lodge The application was read requesting that property located on the south side of tt`J" Street, east of the Broadway C-2 frontage, be rezoned to C-2 for a distance as 'described on plat. Planning Director Fretz reviewed.the situation, stating that this is a part of the property that has been occupied by a non-conforming truck services. This non--conforming use can occupy the property under existing ordinances indefinitely and be re--occupied by a similar use within one year after vacancy. This being the time and place as advertised, Chairman Stewart opened the hearing, Mr. Joe Vigus and Mr„ Dale Horton spoke favoring the granting of the zone change, stating that the property would be used for construction of a lodge for the Elkts, A petition, signed by 39 property owners, was read protesting- the- zone change for the following reasons: 1. That the extension of the commercial zone into R-1 development would be detrimental to surrounding homes. 2. That the property owners will have no assurance that an Elk' s lodge will be built after a zone change is effected. 3. That there is a responsibility to the surrounding property owners that zoning�be maintained consistent with the desire of these surrounding property owners, Protests were also heard from Mr. James Hopper, Mr. Fey, Mr. Johnson, Mr. McKay, „ 4 _ Mrd Benning and Mr. Merle Foster, Mr. Adrian Stiff, owner of property to the east, spoke favoring the rezoning. Mr. Frank Humphrey stated that he is on the building committee for the Elk' s' and that the site will be developed with the hall and the balance will be landscaped and adequate parking provided. He stated that the purpose of requesting C-2 zoning rather than R,3, is so•that the lodge will be able to lease the hall to other organizations and allow them to have use of the lodge' s bar facilities, The Commission directed that the matter be held over to the November 17th meeting for further study and suggested that the Elk' s bring in plans showing proposed develop- ment for the entire property. ARF4 VARIANCE - 686 and 690 Guava - William Johnston and Richard Quick The application was read requesting that the Commission grant permission to develop two R-1 lots having less than the 7,000 square feet required by ordinance. Planning Director Fretz reviewed the matter, explaining that each of the two- .property owners dedicated a strip 37 feet i-iide across their property for street purposes, leaving their lots with 6,215 square feet. A letter was read from qtr. Charles Hazard protesting the granting of the variance,. It was moved by Member Cul-pan, seconded by Member ,Calkins and carried that the variance be granted with the condition that public improvements be constructed in .front of both properties as specified by the Engineering Department and that action is based on the following findings of fact: 1. The property would have the required area if the owners had not dedicated more than half the street, which is usual procedure in such circumstances. 2. That the property cannot be used for any purpose if the variance is not granted. 3. That such variance will not materially affect adjacent property or improvements nor the public welfare. MORGAN-STANLEY ANNEXATION - Uninhabited Territory - East of Horton-Ellington Annexation Director of Planning Fretz presented maps indicating the location of the proposed annexation and where it is contiguous to the city. It was moved by Member Bendickson, seconded by Member Calkins and carried that the Planning Commission recommend to the City Council that the annexation be accepted.. TaTTATIVE MAP - Kile Morgan #2 -- East End of "L" Street Tentative maps were presented of. the 40-lot subdivision and Planning Director. Fretz reviewed provisions for streets to extend the pattern now being developed. it was moved by Member Bendickson, seconded by Member Calkins and carried that the tentative map of Kile Morgan #2 be approved subject to the following; conditions: 1.. Minimum 7,000 square foot lots. 2.. Engineering Department requirements. 3, Street names be changed as per the Planning Director, - 5 � 4, Setbacks as approved by the Planning Director. 5. 1 foot lots be dedicated as shown. TFIt^1ATIVE TTAP w Suburban Heights - South of Judson Reservoir The tentative map of Suburban Heights T,mas presented and Planning Director Fretz indicated location and proximity to existing city improvements. He pointed out that Palomar and Hilltop Drive will eventually have 3)0' RAT, all other streets mill have 601 RAT. The question of access to the subdivision was brought up and the developer agreed that he would have to extend Hil]_top about one quarter of a mile.. It was moved by Member Sp-arling,9-,;seconded by Member Calkins and carried that the tentative map of Suburban Heights be approved subject to the following conditions 1. Engineering Department requirements. 2. All lots be a minimum 7,000 square feet. 3. Setbacks to be approved as shown.„ 4. 1 foot lots be dedicated as shoUm. 5.. Quintard Street to be dropped to the quartersection line if the developer can get slope rights from adjoining property to the south. 6., Street names be changed to comply with pattern being developed. 7. Pending completion of annexation. 8fi That Judson Way be re-aligned as shown on "File Copy" of map thus eliminating a jog intersection. APPE_kL FROM PLANNING COI1IISSIaT ACTION ON DF%IIAL OF REZGI TNG - Haig C. Merigan The appeal to the City Council from Planning Commission action in denying a zone change from R-3 to C--2 to Dr. Haig C. Merigan for the property on the south side of "E" Street between Twin. Oaks and Second, and the Report of Planning Commission findings on the denial were read. It Teas moved by Member Culnan, seconded by Member Sparling and carried that the findings be approved and the appeal and findings be forwarded to Council.. APPEA-L FROM PLANNING COI-MISSION A_CTICN ON APPROVAL OF COUTLEY-MILLER SETBACK VARIANCE The Chairman asked that -the appeal from Planning Commission action in granting a setback variance to Cowley and Miller on the south side of Center Street and the Report of Planning Commission findings be read. It was moved by Member Sparling, seconded by Member Adams and carried that the findings be approved and the appeal and findings be forwarded to Council, PROPOSED CUL-DE-SAC FOR CENTTER STREET It was reported that the effort to get dedication for a cul-de-sac at the easterly end of Center Street had failed and that the Engineering Department had stated that - 6 - there appears to be no other feasible way to provide a turn-around at this location, Chairman Stewart stated that the matter would then be, dropped. RECOMMENDATION FOR LJCATICFI� OF BELTLINE FREE 41AY INTER-CIOTGE WITH M(ITGOMERY FREEWAY Chairman Stewart reviewed the matter explaining the Mohr-Adams-Plourde Master Plan with relation to the proposed Beltline Freeway Inter-change.with Montgomery Freeway. It was explained that the elevation on the east side of the Freeway near "D"' Street is very adaptable to construction of an inter-change with M ontgomery'Freeway. Mr. Stewart then explained that an inter-change at this point would possibly eliminate the need for bridges to cross the proposed Sweetwater Channel at Haffley and Tidelands Avenue, as shown on the master plan. It was moved by Member Culnan, seconded by Member Adams and carried that the Planning Commission recommend to the City Council that the City recommend to the State Highway Division,-that the proposed Beltline Freeway Inter-change with Montgomery Freeway be located between "D" Street and Sweetwater River to take advantage of the high elevation which will eliminate interference with the railroad tracks as well as the Freeway itself, and ,tha-, if required by the State Highway Division, the city would be willing to eliminate ramps to and from the Freeway at "E'! Street. Chairman Stewart stated that he expected to have information later in the week as to where the accesses to the proposed Beltline will be located with regard to Chula Vista. DISCUSSION 9 Proposed Chula Vista Industrial Park Annexation Planning Director Fretz. explained to the Commission that this matter was placed on the agenda to "feel" the Commission out in regard to industrial zoning. He asked Mr. C. C. Alley, the developer, to explain the proposal. Mr. Alley presented maps to the Planning Commission which indicated a proposed annexation of approximately 1,065 acres, He stated that the owners of the property are willing to annex only if they can be reasonably assured that their property will be zoned for industry. Mr. Alley also displayed a map showing the location of proposed freeways, power lines, and sewer lines through the area, and stated that he had assurance. from the San Diego & Arizona Eastern,.' that a rail could be brought into the area. Chairman Stewart stated that the area appears to be ideal for industry considering the topography and location and that Chula Vista is- badly in need of industrially zoned land. Planning Director Fretz said he was impressed with the magnitude of the proposal but questioned the wisdom of any expression in reference to zoning acceptance until due study can be given concerning the compatability of land use and other related problems. He .asked Mr. Alley if a thirty day wait for a reply would work a hardship. Mr. Alley said they would appreciate a thorough study and that thirty days didn't seem too long for an answer.. The Commission directed that the- matter-be held over for the first meeting in November so that the Planning Director would have time to make a study and report in reference to the relationship of the proposal to existing and other proposed development. REVID OF VARIANCE GRANTED TO ROBERT PRESCOTT -- 360 Hilltop Drive The Commission reviewed a variance previously granted to Robert Prescott to divide his property at 360 Hilltop Drive into three R-1 lots, serving them via an easement � 7P to Hilltop Drive. A condition of this variance was that a 30 foot easement to the north of the property be improved to its full width. A letter was read, signed by four property oimers adjacent to the property, requesting that this condition be varied because it will be detrimental to their homes. It stated that the utility companies will have to install poles on this easement, that if it is improved to a 30 foot width it will have the same effect as another street and it will cause trees and shrubbery to be removed alongside the existing improved width„ It was moved by Member. Culnan, seconded by Member Calkins and carried that the condition of the variance previously granted to Mr. Prescott be amended to change the width of the required pavement on the 30 foot easement running east from Hilltop to 20 feet.-- PROPERTY CUTS ON THE NORTH SIDE OF PROPOSED IIL11 STREET AT FIRST AVENUE Planning Director Fretz explained maps showing the proposed cut of properties on the north side of 1111 Street near First Avenue. He explained that in working out the extension of 1111 Street from First Avenue to Country Club, there will be an exchange of property between the city and two private owners, and that the property cuts as shown on the map appear to be 'to the advantage of all concerned. The Director said that City Administrator Fuluiler had asked for Planning Commission approval of the manner in which the land is proposed to be divided, He said all lots will conform to minimum subdivision ordinance requirements but due to the shalloim ess of one lot, a request for a setback reduction may have to be made. It was moved by Member Cu1n an, seconded by Member Adams and carried that the Planning Commission approve the manner in which it is proposed to divide the land. TRAILER PARK DISCUSSION AND RECOMMENDATION The Commission discussed the problem confronting the city at 'this time with regard to the location of trailer parks within our industrial lands and the fact that the Council had asked the Commission to study the proper zoning for trailer parks. It It. was moved by Member Bendickson, seconded by Member Culnan and carried that the Planning Commission recommend to the City Council that an emergency ordinance be adopted that no more applications for approval of trailer park locations be accepted by- the city until such time as adequate study can be completed so that the city will know where trailer parks should be allowed in Chula Vista. Member Crear stated that he feels the inadequacy of' our higher restricted residential zones is just as serious as the inadequacy of our trailer park requirements. A DJOURNUENT: The meeting was adjourned to October 20, 1958 Respectfully submitted, Tonehouse Audrey Secretary