HomeMy WebLinkAboutPlanning Comm min 1969/11/17 MINUTES OF A REGULAR ADJOURNED MEETING OF THE
CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
November 17, 1969
A regular adjourned meeting of the City Planning Commission of Chula Vista,
California, was held on the above date beginning at 7 p.m. in the Civic Center,
Council Chamber, 276 Guava Avenue, with the following members present: Hyde,
Macevicz, Stewart, Chandler, Rice, Adams, and Putnam. Absent: None. Also
present: Director of Planning Warren, Associate Planner Manganelli, and
Assistant City Engineer Gesley.
APPROVAL OF MINUTES
MSUC (Adams-Chandler) Approval of the minutes of the meetings of October 27, and
November 3, 1969, as mailed.
PUBLIC HEARING - Rezoning - Northwest corner of Fourth Avenue and K Street - R-1 to R-3 Richard L. Kuebler
Director of Planning Warren submitted a plat noting the location of the property
in question, the surrounding uses, and zoning. This is a 3.41 acre parcel having
240' of frontage on Fourth Avenue and 620' of frontage on K Street. In 1968, the
Commission denied a request for commercial and R-3 zoning for this property, and
from time to time, the staff receives inquiries for multiple-family or commercial
zoning for this property from developers who feel the land is priced too high for
single-family use. Director Warren then discussed the stub streets (Guava and
Fig Avenues) at the northerly property line which were felt would be continued
through to K Street. This would be impractical with a multiple-family development.
The ~taff is recommending denial of the request because the General Plan designates
medium density residential for the property and the argument that the land is too
expensive for single-family development is invalidated by the recently constructed
subdivision which adjoins this property to the north.
This being the time and place as advertised, the public hearing was opened.
Mr. Richard Kuebler, one of the applicants, stated his firm plans to develop the
same type of apartment complex as they have done on K Street, east of Fourth
Avenue. He added he cannot understand the protests concerning this request.
Director Warren declared that the staff has received one letter and a petition of
protest with 67 signatures representing 41 properties.
Mr. John Smith, 777 Guava Avenue, stated he was representing a large segment of
the residents in this area. (It was noted that approximately 24 people in the
audience raised their hands in support of his statement). They wish to go on
record as opposing this request for the following reasons: (1) no exceptional
circumstances about this property to prohibit a single-family development; (2)
no hardship can be justified to grant the request; (3) it would be spot zoning;
(4) it is not in the best interest of the City; (5) it would depreciate the value
of their properties.
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Mr. George Wingate, 789 Brightwood, corroborated Mr. Smith's statements and added
he lives in a different area, and noting his property on the plat, stated he
would be able to see only the west wall of the project from his back door. If
this request is approved, he will be forced to sell his home.
Mr. Kuebler remarked that the apartments they built on K Street have done nothing
but improve that area. There is a great need for housing in this City, and
these proposed apartment units would supply that need. He added that they had
objections to the rezoning for the apartments on K Street, east of Fourth Avenue,
but the way the property has been improved, there are no further objections.
Mr. James R. Felix, 770 Fig Avenue, stated he is objecting for the same reasons
as he did last year when a similar request came before the Cormnission. He
cited the detrimental effect the rezoning would have on the presently overcrowded
schools in the area; that it would infringe upon the residential district which
would be an invasion of their privacy.
Mr. Smith commented that there can be no comparison with this property and that of
the project on K Street, east of Fourth Avenue. This particular property abuts
an area of $30,000 homes.
There being no further comment, either for or against, the hearing was declared
closed.
Member Adams stated he agrees with the staff's comments; it would be an intrusion
- into the residential area. He added it would be a mistake to put in the same
type apartment as that constructed by the applicant on K Street, east of Fourth
Avenue - if apartments were permitted in this area at all, they should be one-story.
Member Rice indicated that the property can be developed as single-family residen-
tial.
Member Putnam commented that if the Commission votes against what the General Plan
designates for an area, then they should have a substantial reason for doing so.
MSUC (Chandler-Rice) Denial of the request based on the following reasons:
1. The General Plan, both existing and as revised, designates the medium
density residential category for theproperty. The density propose~is not
compatible with that density.
2. The recently-constructed single family subdivision which abuts the subject
property invalidates the argument that the land is too expensive for R-1 development.
3. The east side of Fourth Avenue represents a logical terminal point for the
R-3 development recently constructed in this area (K Street east of Fourth Avenue).
4. The streets serving the adjacent development were stubbed at the northerly
property line of subject property with the assumption that they would be continued
through to K Street. Such would be impractical if subject property were
developed with multiple-family units.
The applicant was then advised of his right to appeal this decision to the City
Council within 10 days.
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PUBLIC HEARING - Rezonin~ - Southwest corner of Hilltop Drive and J Street (6 lots) - R-1 to R-3 - Charles M. Erreca, et al
Director of Planning Warren submitted a plat of the area showing the properties
in question, the adjacent land use, and zoning. S~ parcels are involved in the
request which totals 1.64 acres of land having 246' of frontage on J Street and
291' of frontage on Hilltop Drive. Two of the lots are vacant and the other
four contain single-family dwellings. The staff is recommending denial of this
application for several reasons: the requested rezoning would not conform to
the General Plan; a spot zone would be created; a high concentration of people
at this intersection would aggravate the traffic problem existing here at peak
times; this would instigate similar requests along this area; and the size and
configuration of most of the parcels are not conducive to sound multiple-family
development.
This being the time and place as advertised, the public hearing was opened.
Mr. Charles Erreca, the applicant, stated he owns the property on the corner and
the vacant parcel to the south. The traffic is the major problem in this area -
the people living here must back out onto J and Hilltop; however, having a
multiple-family complex here would alleviate this problem as an area would be
available for parking and turn-around. As to spot zoning, there is a business
directly west on J Street (a ceramic business), and the area is not considered
a prime residential one having two schools in the immediate area. The people
residing in this particular area fully realize that it is not an ideal single-
family location, and thus, have done nothing to improve their properties, and
have, in fact, "let them go down the drain."
Mr. George Trusty, owner of the vacant parcel south of Mr. Erreca's property,
remarked that he is hesitant to build a single-family residence on the property,
either for himself or for resale, as this particular block is "over the hill"
as far as single-family residential use is concerned. If rezoned, the proposed
development would be a credit to the community.
Director Warren stated four letters of protest were received and a petition with
19 signatures representing 10 properties opposing the request.
Mr. Nathan Waddington, 719 J Street Place, remarked that he has lived at this
location for 19 years and the area has always enjoyed R-1 zoning. He felt the
properties proposed for rezoning would be an ideal location for single-family
homes, and added that a multiple-family development would create an increased
traffic problem and an added problem for the overcrowded schools.
Mr. Harold Trimble, 70 J Street, declared there were no multiple-family develop-
ments in the area, and this request should be denied.
There being no further comments, either for or against, the hearing was declared
closed.
The Commission discussed the adjacent lots and the ownership of the lots in
question.
Member Stewart admitted that the area was an eyesore and has been for a number
of years, but that this was no reason for a rezoning. The people living here
should upgrade their properties. Mr. Stewart added that the traffic problem
cited in the testimonies is not a valid reason for a zone change - certainly
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there seems to be no justification for high density R-3 zoning.
Member Putnam commented that it would depend on the type of mul~ple-family
development being proposed for the location - it should be based on a precise
plan.
Member Macevicz agreed adding that if the applicants can show the Commission
a plan for a development that would not be detrimental to the neighborhood, and
in fact, compatible, they would give it more consideration.
Chairman Hyde indicated the area was a difficult one to improve, because of the
different ownerships of the parcels. He suggested that the owner and the other
interested parties contact the staff as to what could be done if they would
acquire additional acreage, put them all together in one package, and develop
a precise plan that would improve the area in a manner which would be compatible
to the neighborhood.
MSUC (Macevicz-Putnam) Request for rezoning be denied based on the following
reasons:
1. The proposed zoning does not conform to the General Plan.
2. A spot zone would be created.
3. A high concentration of people residing at this intersection would serve
to aggravate the traffic problem which exists at this intersection at peak
times.
4. Approval of this request would stimulate similar requests on similar parcels
on ~ Street between Hilltop Drive and First Avenue.
5. The size and configuration of most of the parcels comprising the subject
property are not conducive to sound multiple family development.
The applicants were advised of their right of appeal this decision to the City
Council within 10 days.
PUBLIC HEARING - Setback Changes - F Street, west of Broadway - Commission initiated
Associate Planner Manganelli noted the existing setbacks in the area along both
sides of F Street. He stated that the existing setbacks and those required by
the Building Line Map vary to such an extent that it would be quite confusing
to try to rectify the situation by altering the Building Line Map. For this reason,
the staff is recommending that the setbacks be established along this street as
required by the individual existing zones - in this way, the Zoning Ordinance would
establish the setback.
This being the time and place as advertised, the public hearing was opened.
Mr. Eugene York, 280 K Street, owner of some property in the area, asked to have
this clarified, and questioned what the Ordinance indicates for R-3 zoning along
a major street.
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Director Warren explained the function of the proposed setback whereby each
individual zone would take precedent over the Building Line Map. As to the
ordinance, it states that a setback of 25 feet be established along a major
street for R-3 zoning. Director Warren commented that the staff has overlooked
this factor in making this recommendation, and would possibly suggest an
amendment to this section.
Mr. York suggested the matter be continued to give the staff time to make this
recommendation.
Mr. Frank Clark, General Manager of Prudential Overall Supplies, indicated he
did not understand the concept of the proposal, but would recommend to the
Commission that, in considering any changes, they continue to consider those
requirements relative to having nice industrial buildings, nice appearing lots,
etc., which conditions tend to encourage industrial plants to come into this
area, making it feasible for them to do so.
Mr. York remarked that if the Commission votes approval on this proposal, he is
opposed to it. He reiterated that this matter and the amendment to the Zoning
Ordinance as proposed by the Director of Planning, be continued and heard together
at a subsequent public hearing.
Director Warren commented that Mr. York has raised some questions to some facts
the staff overlooked in connection with the provisions with reference to major
and secondary streets. He agrees to the continuance and suggested December 15
for the public hearing for the amendment to the ordinance, should this be the
desire of the Commission.
MSUC (Adams-Putnam) This matter be continued to the meeting of December 15, and
the staff be directed to call a hearing on the 15th to consider a change in
the zoning ordinance pertaining to the setbacks on major and secondary streets.
PUBLIC HEARING - Rezoning - 276 F Street - C-T to R-3 - Commission initiated
Director of Planning Warren submitted a plat of the area noting the property in
question. This hearing came about as a result of a recent zone change for the
property immediately west of this parcel, also owned by the Community Church,
and proposed for a high-rise apartment building. There are no plans for rezoning
the property to a high-rise use, and although advertised as such, the staff is
recommending that the property is rezoned to R-3. This would create a more
logical zoning pattern in the area, and would conform to the revised General Plan
that designates high density zoning for this area.
This being the time and place as advertised, the public hearing was opened.
There being no comments, either for or against, the hearing was declared closed.
MSUC (Adams-Putnam) Resolution of the City Planning Commission Recommending
RESOLUTION NO. 599 to City Council a Change of Zone from C-T to R-3 for
Property at 276 F Street
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Findings be as follows:
1. The high density zone is in conformance with the revised General Plan.
2. Since the property does not front on Third Avenue, the commercial value
of the property is diminished, and since it is improved with a church,
commercial zoning is inappropriate.
3. In relation to the surrounding zones, the R-3 (Multiple-Family) zone would
be compatible with the adjacent uses and zones.
4. A more logical zoning sequence would be created by eliminating commercial
zoning situated between residentially-zoned parcels.
Request for waiver of underground utilities - 4205 Calle La Mirada - F. E8ley
Director of Planning Warren stated that a request has been received requesting
a waiver of the installation of underground utility service at 4205 Calle La
Mirada. A letter has been received from the San Diego Gas & Electric Company
indicating that this underground service can be accomplished without having to
set additional poles, since existing facilities are located on the same side of
the street. Director Warren then discussed the area in question and the previous
waivers granted in this subdivision; no waiver has been requested for this
particular street. He noted the location of the utility poles on the street,
and added that the ordinance states that utility service can come underground
even though it may not be on the street; however, if appropriate findings can be
found, the Commission can waive this installation. In this case, the staff feels
it would be more beneficial to the neighborhood if this house was served with
underground utilities, and no real justification can be found for recommending
a waiver.
The Commission discussed the matter and concurred with the Director's comments.
MSUC (Chandler-Rice) Request for waiver be denied.
Subdivision - Kin~wood Subdivision, Unit #1 - Final Map
Director of Planning Warren submitted the final map of the subdivision noting
the location as west of Hilltop Drive, directly north of the San Diego Gas &
Electric Company easement. The Unit will contain 28 lots. The staff recommends
approval subject to the condition outlined by the Division of Enginemring, since
ali of the conditions of the tentative map have been met.
MSUC (Adams-Rice) Recommend approval of the final map of Kingswood Subdivision,
Unit #1, subject to the following condition: The final map shall not be submitted
for Council action until corrections are made to the map in accordance with the
check sheets, all fees are paid and all. necessary bonds, agreements, reports, letters
and improvement plans, as required by the City Engineer, have been delivered to
the City.
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Discussion - (Continued) Kampgrounds of America - 3601 Ed~emere Avenu~
Director of Planning Warren stated this matter was continued to this meeting
for further staff study. The staff has contacted other agencies and have
found that there are a very few of these campgrounds in this area. The County
requires a special use permit for this type of establishment and limits the stay
to 90 days in any 12 month period. Also, if trailers are to be used, the camp-
ground must conform to the standards of a mobile home park. Mr. Warren reviewed
the requirements of E1 Cajon, National City, Imperial Beach, and San Diego.
He stated that the Landscape Planner inspected the site and found that what has
been planted conforms to what was required. Director Warren stated he personally
feels the situation is not too bad - the trailers coming in are for a limited
basis with limited facilities. In this particular case, the staff is at a loss
as to what to recommend.
Member Macevicz noted the DeAnza Cove Campground in Mission Valley which has a
14-day limit stay.
Chairman Hyde commented that since no city or county seems to have any standards
for this type of development, perhaps this Commission should go ahead and develop
their own standards covering such matter as: what size vehicle is a travel
trailer and what size constitutes a mobilehome, etc.
Member Macevicz noted the children from this campsite that walk up Edgemere Road
to catch a school bus - he felt this was a safety factor.
Director Warren indicated that the City will eventualy realign Edgemere Road and,
at that time, will be putting in sidewalks, curb, gutter, etc.
Chairman Hyde commented that he visited the Colorado River campsite and stated
that they have a campsite and a mobilehome park which is separated by terrain.
Member Stewart declared that the applicant has not violated any of the rules set
up by the Commission for this park. The Commission should not change the rules in
the middle of the game for this particular site. If any more applications are
received for this use, then the Commission can set higher standards for them.
Member Rice disagreed, stating the Commission can consider these problems in the
event the use itself changes from what was initially approved.
Member Adams contended that any trailer coming into the grounds and staying for
one year or more certainly is in violation of what was intended. He added that
this was one of the biggest mistakes the Commission made in approving this site.
Mr. Ted Bell, representing Campground Enterprises, Inc., stated they are proud
of their development and have been spending more money recently in making improve-
ments, especially to the landscaping. Mr. Bell discussed in detail the require-
ments of the County and other communities for this particular use in comparison
to their particular development. He added that the flood control channel will take
up at least one-half of the campsite, and they will take possession by December
1970. In this case, they hope to obtain more land to the south of the campsite.
Chairman Hyde directed the staff to make this a subject of a future workshop
meeting in which the Commission can discuss all aspects of a campsite develop-
ment.
No action was taken in reference to the K.O.A. Kampground.
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Continued - Approval of Ordinance - Architectural Control Surrounding Civic
Center Area
Director of Planning Warren referred to the ordinance mailed to the members of
the Commission. This was prepared by the City Attorney and incorporated the
recommendations of the Commission. Specifically, it deletes all conditions for the
Spanish Mission type architecture to be incorporated in the area around the Civic
Center, and states that all future construction shall be compatible with the
area.
The Commission concurred that this was their recommendation.
MSUC (Rice-Stewart) Resolution of the City Planning Commission Rescinding
RESOLUTION NO. 600 Resolution No. 588 and Recommending to the City Council
a Modification of the Standards to be Incorporated for
the "D" Design Control Modifying District around the
Civic Center
To be set for hearin$ - General Plan
Director of Planning Warren stated that the staff has completed most of the work
on this revision and is now submitting it to the Planning Commission for a public
hearing. They are recommending December 15 as the date of the hearing. The staff
has incorporated also, the Gersten plan, to the extent they believe is possible
in this General Plan. The report will be mailed to the Commission within a week.
MSUC (Putnam-Adams) General Plan be set for hearing for December 15.
Short Course for Planners
Director Warren noted the short course for Planners to be held in San Francisco
on December 5 and 6, and the League of California Dinner meeting to be held on
Friday, November 21. He stated the secretary will call the Commission for their
reservations.
ADJOURNMENT
MSUC (Rice-Chandler) The meeting be adjourned to the meeting of November 24, 1969.
The meeting adjourned at 9 p.m.
Respectfully submitted,
~/%%~%a~ Fulasz