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HomeMy WebLinkAboutPlanning Comm min 1968/11/04 MINUTES OF A REGULAR MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA November 4, 1968 The regular meeting of the City Planning Commission was held on the above date at 7 p.m., in the Council Chamber, Civic Center, 276 Guava Avenue, with the following members present: Hyde, Stewart, York, Chandler, Rice, Adams, and Guyer. Absent: None. Also present: Director of Planning Warren, Assistant Planner Lee, Planning Draftsman Liuag, and City Attorney Lindberg. APPROVAL OF MINUTES Member Adams referred to the minutes of October 21, 1968, page 6, regarding his discussion of service stations. He asked that the following statement be inserted in order to clarify his remarks: "The newer service stations in commercial areas are good designs and are compatible either with or without canopies, although he feels that the stations without canopies, of which there are many, are more attractive. As to the canopies on stations in residential areas, it is his opinion that they add to the height and mass of the building complex and the stations would be more attractive and compatible if canopies were omitted." Member Adams also asked that his vote concerning the approval of the America~ Oil Station at Rienstra and Hilltop Drive be corrected from '~abstaining" to a vote of approval. MSUC (Guyer-York) Approval of the minutes of October 21 and October 28, 1968, with the changes as noted. Action on request for Conditional Use Permit - 435 H Street, 466 and 486 Fourth Avenue - Request for expansion of hospital in R-3 zone - Bay General Hospital Director of Planning Warren explained that this matter was continued from the last meeting following a public hearing at which time the Commission directed the staff to meet with the Traffic Engineer and the Police Department, if necessary, to give consideration to onsite circulation of traffic and the effect of traffic off-site on Fourth Avenue and H Street. Mr. Warren indicated that the Assistant City Engineer was to give a report tonight, but will not be present. The Associate Planner and the Traffic Engineer discussed this proposal and came up with the following recommendation: The entrance way on 486 Fourth Avenue be reserved for out traffic only and that no left turns from Fourth Avenue be permitted on to this parcel. They state that the subterranean parking looks all right and should present no problem. Mr. Warren commented that this is a preliminary plan, and the finalized plan might present a slight revision. Based on the information received, the staff recon~ends approval of the request subject to the conditions outlined at the last meeting (October 28). -2- 11/4/68 The Commission discussed having this one entrance way designated as a one-way entrance and that no left turns be pemitted here. Mr. Warren indicated that the hospital could post a sign designating it as "one-way." City Attorney Lindberg discussed the ordinance the City is working on which would require compliance with "no left turn signs" on private property that do tend to interfere with traffic flow. The Commission's recommendation on this point is a legal one--it is the obligation of the Commission to make certain that the traffic from this use is not detrimental to the surrounding area. MSUC (Adams-Rice) Conditional use permit be approved subject to the following conditions: 1. All utilities proposed and existing along H Street and on site shall be placed underground prior to completion of Phase I. 2. Preliminary plans shall be submitted to the Planning staff prior to the issuance of any permits showing: a. Parking for 378 cars total (or 1N per bed), broken down tn phases to correspond with the conditional use permit request. Note: Additional spaces to be shown for shelled-in area or approval will not be given at this time. b. Details of the parking flow to be approved by the Traffic Engineer. The flow of traffic on 486 Fourth Avenue shall be for outgoing traffic only. c. Location of all planter areas including both lots which front Fourth Avenue. 3. The parkway area on Fourth Avenue shall be filled with concrete or as other- wise approved by the staff. 4. Final plans shall be submitted to the Planning staff incorporating: a. Detailed landscaping plans including an irrigation system. b. Parking areas as agreed upon per preliminary plans submitted. c. Elevations submitted for staff approval. 5. Any additional signs shall require staff approval. Findings be as follows: a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or the community. This is an expansion of an existing facility which is providing service to the community at the present time. -3- 11/4/68 b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. The grounds will be well landscaped and provide adequate setbacks from adjoining parcels. This use is already being conducted on the property with no apparent detriment to the area in which it is located. c. That the proposed use will comply with the regulations and conditions specified in the Code for such use. The applicant is presently operating a 52-bed hospital; this would allow for a larger and more modern up-to-date facility. d. That the granting of this conditional use will not adversely affect the General Plan of the City of Chula Vista or the adopted plan of any governmental agency. The General Plan calls for such a facility at this location. PUBLIC HEARING: Rezoning - 550 Fourth Avenue from R-2 and R-3 to R-3-D and a reduction of front yard setback on Guava Avenue from 20' to 15' Glen W. and Ruth M. Poore Director of Planning Warren submitted a plot plan noting the area in question, the existing surrounding zoning and land use. He mentioned that this was a unique situation in that the lot has frontage on two streets: Fourth Avenue and Guava Avenue. The frontage along Fourth Avenue measures 104' x 173' and is zoned R-3 to a depth of 125' and then R-2 for the remainder of the lot. The Guava Avenue parcel has a width of 104' and a depth of only 40' and is zoned R-2. The applicant is also requesting a reduction in front setback on Guava Avenue from 20' to 15' Mr. Warren then spoke of the condition of the homes as being 12-13 years old and the neighborhood is one of the finest in the City--very well kept. The General Plan places this area in a high density residential category. The staff asked the consultants about this and they indicated they were looking ahead to the year 1990 in making this determination. The staff feels it could be developed R-2 and single-family, and to develop it R-3 would be an intrusion in this area. Director Warren suggested the Commission direct the staff to study this street with the aim toward straightening out the bondaries in respect to the zoning pattern. This being the time and place as advertised, the public hearing was opened. Mr. Glen Poore, the applicant, stated he and his wife recently acquired this property. It is not their desire to put up something that would devaluate other people's property--the building they propose to construct will enhance the appearance of the surrounding properties. They are requesting the "D" zone which will give the City complete control over the development. As to traffic, there is no doubt but that the apartment use would generate more traffic, but the traffic in the area has already increased substantially with the uses prevailing (hospital, shopping center, etc.) -4- 11/4/68 Speaking in opposition were: Charles McKenna, 537 Guava Avenue, Walt Alcaraz, 411 Shasta; Ray Spann, 536 Fourth Avenue, Mrs. W. Burgess, 565 Guava Avenue; Mrs. Sally Capistran, 524 Guava Avenue, Max Spriggs , 561 Guava Avenue, Jack Scriniger, 415 Shasta Street. Their reasons were as follows: (1) The parking lot will be on the Guava Avenue side, and consequently, most of the people will be parking on the street; (2) the request would constitute spot zoning; (3) in all probability, the applicant will be building multi-story which would block off light and air for the adjoining lots; (4) it would devaluate their properties; (5) 1990 would be a fine time to build these apartments; (6) Friday evenings is the only time they have any problem with traffic--this is the time the bank on the corner stays open; (7) there is another vacant lot on this street and if this request is approved, the owner of the vacant lot will be requesting R-3 also; (8) most of them built their homes here 12 years ago and want to stay strictly a residential street of single-family homes. Mr. Poore explained that his proposed apartment will be two-stories, 10 units, and the parking facility will be on Guava Avenue, screened by sufficient landscap- ing. Therebeing no further comment, either for or against, the hearing was declared closed. The Commission discussed the request and the reasons of opposition and concurred it would be detrimental to impose this high residential use on this neighborhood at this time. The homes here are in good condition and should prevail for ten to twenty more years. MSUC (Rice-Stewart) Request be denied based on the following reasons: 1. Although zoned R-2, the entire Guava Avenue frontage in the block between "I'~ and Shasta Streets is improved with single family dwellings except for two adjoining vacant lots, one of which is the 40' portion of the subject property. 2. The neighborhood is 12-13 years old and is in excellent condition and the intrusion of a two-story apartment building as permitted with R-3 zoning into such a neighborhood would be most unfortunate. 3. While the peculiar lot configuration of the Guava Avenue portion of the property is a problem, the rest of the neighborhood should not be penalized because of it. A separate lot could be created by combining the Guava Avenue parcel with the R-2 portion of the larger lot and subsequently developed. 4. The General Plan for 1990 designates this area as very high density residential; 1968, however, is not the proper time to begin accommodating such a density in this particular neighborhood--proper timing is essential to the logical implementation of a General Plan. The applicant was advised of his right to appeal this decision within 10 days to the City Council. MSUC (Rice-Stewart) Staff be directed to study this area and to call a public hearing to consider an appropriate zoning pattern. -5- 11/4/68 PUBLIC HEARING: Variance - 453 Fourth Avenue - Request for reduction of front yard setback on Fourth Avenue from 30' to 15' and on Roosevelt Street from 20' to 10' - Dr. B. Weinber~ Director of Planning Warren submitted a plot plan noting the location of the proposed medical building, the surrounding zoning and land use. He explained that the Commission denied the request for a conditional use permit which was subsequently approved by the City Council at their meeting of October 29, 1968. This variance was filed pending the outcome of the appeal and has not been readvertised for this meeting. Mr. Warren explained the setback reduction as requested noting that although Fourth Avenue does have a 30' setback as required for the major portion through the City, there are several exceptions and variances for professional uses near F Street where a 15' setback was granted. He added that generally a 25' or 30' setback is maintained for residential use when the building consists of two or three stories and then there would a problem with visual open space adjacent to the roadway. Since this structure will be one-story, the staff recommends approval of the request. This being the time and place as advertised, the public hearing was opened. Dr. B. Weinberg, the applicant, stated that more than one-half of his lot is taken up with setbacks, since it is a corner lot. He plans to put in adequate landscaping in accordance with staff recommendations. There being no further comments, either for or against, the hearing was declared closed. Member Stewart questioned the 10' setback. Director Warren remarked that this has been granted by the Commission in the past on local streets for corner lots and Roosevelt Street is considered a local street. He felt that no precedent would be established further along Roosevelt if the Commission granted this reduction. MSUC (Guyer-York) Request be approved subject to the granting of the conditional use permit. Findings be as follows: a. That the strict application of the zoning regulations or requirements would result in particular difficulties or unnecessary hardships inconsistent with the general purpose and intent of the regulations. Existing setbacks utilizing over 54% of the lot is unrealistic for new con- struction on the site. b. That there are exceptional circumstances or conditions applicable to the property involved or to the intended use or development of the property that do not apply generally to other property in the same zone or neighborhood. The setbacks imposed are excessive for single-story structures and variance has been granted in the past on Fourth Avenue for similar requests. -6- 11/4/68 c. That the granting of a variance will not be materially detrimental to the public welfare or injurious to property or improvements in such zone or neighborhood in which the property is located. The setback reductions will have no detrimental effect on adjoining properties since similar variances are existing in the area. d. That the granting of a variance will not be contrary to the objectives of the General Plan. The General Plan is not affected by the granting of this request. Subdivision - Tentative map of Southwestern College Estates, Unit #4 Director of Planning Warren submitted the tentative map noting the location of this unit as being east of Unit #2 and which would complete the extensions of Elmhurst, Yale and Gotham Streets. The unit will contain 75 single-family lots. The map conforms to the original tentative map and the staff recommends approval subject to the conditions outlined by the Engineering Division. Chairman Hyde asked if this adjoining area to the east could be used as a park- school site. Mr. Warren indicated that this had been discussed at staff level from time to time, but that no decision had been reached. The General Plan points out that parks should be obtained wherever possible next to school sites. Member Hyde suggested action be deferred on this item until the park question is explored. Mr. N. Randall, representing Allied Contractors' declared that the vacant area east of the proposed school site is a steep slope--it goes straight down and has no value. Mr. Warren declared that if a school-park site is to be provided, it would have to encompass part of Unit No. 4 as presented on the tentative map. He added he would agree to the continuance and have the staff study this. Mr. Randall opposed the delay, but felt they had no choice but to go along with it. MSUC (Rice-Stewart) This matter be continued to the meeting of November 18 and the staff be directed to make a study of this question. Member Stewart felt the City Council should be requested to immediately make a determination about obtaining a park site next to the proposed school here, Mr. Warren indicated it would be unlikely that the Council would reach a decision by the 18th of November. -7- 11/4/68 Subdivision - Final map of Southwestern College Estates, Unit No. 3 Director of Planning Warren submitted the final map of Unit No. 3 which contains 123 single-family lots and is located on the east side of Otay Lakes Road, north of Elmhurst Street and Unit No. 2. "H" Street will pass through this unit. The final map conforms to the tentative map and the staff recommends approval subject to the conditions outlined by the Engineering Division. MSUC (Stewart-York) Final map be recommended for approval subject to the following conditions: 1. The final map shall not be submitted for Council Action until all fees are paid and all necessary bonds, deeds and easements, as required by the City Engineer, have been delivered to the City. 2. The following conditions of approval of the tentative map by the City Council shall be complied with prior to submission of the final map to the Council: 3, 5, 8, ll, 13, 14 and 15. Subdivision - Final map of Rancho Vista Estates, Unit No. 2 Director of Planning Warren noted the revision in this final map which concerned the two streets in the southerly portion of the map ending in cul-de-sacs. The developers have now obtained additional property here and are still negotiating for another parcel in the southwest section. If it comes about, the street pattern here will connect as noted on the map. The staff is recommending approval of the final map as revised and subj~ct to the conditions delineated by the Division of Engineering. Mr. Warren noted that the second condition on the report regarding the improvement of Telegraph Canyon Road is an item that has already been resolved by the Council and over which the Commission now has no control. He added that this particular condition should be deleted in the approval of this map. MSUC (Stewart-Rice) Recommend approval of the final map 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, deeds, improvement plans and easements, as required by the City Engineer, have been delivered to the City. Request for extension of time on Conditional Use Permit for Church of the Nazarene - 346 L Street Director of Planning Warren explained that the permit was granted for this church in May, 1967, and extended until November, 1968. They have asked for another extension due to financial problems, and the staff recommends approval. MSUC (Rice-Adams) Approval of a one-year extension of time; subject permit will now expire on November 1, 1969. -8- 11/4/68 Request for modification of Conditional Use Permit ~ranted to Dr. F. O'Neill 246 F Street Director of Planning Warren noted a new plot plan submitted by Dr. O'Neill for his proposed dental office building on "F" and Del Mar Avenue. The Commission granted him approval to construct a dental building which would front on Del Mar Avenue (the site of his existing parking lot).. Dr. O'Neill is now asking for a modification of this approval, stating he would now propose to construct his dental office building east of the existing one and facing F Street. He would then add more spaces and utilize the lot south of the existing building for the required parking. There is an ingress and egress on Del Mar and one entrance way off of "F" Street. Chairman Hyde questioned whether it was proper to consider this request without a public hearing. City Attorney Lindberg stated it was as it does not materially change the conditional use permit previously granted by the Commission (meeting of October 28, 1968). The Commission questioned the entrance way onto F Street. Dr. O'Neill stated he changed his plans based on the suggestion of Mrs, Scott at the last meeting. He asked to keep the entrance way onto F Street as the majority of clients coming into the dental office will be women and they feel better if they have better circulation. MSUC (Guyer-Adams) Approval of modification of conditional use permit as presented at this meeting (November 4, 1968). Chairman and Director's Report Director Warren discussed the last meeting of the Sweetwater Valley Planning Committee, remarking that he expects them to make their final changes on the prezoning plan at the next meeting. They will then have one or two more meetings in which to come up with a report to accompany the map. November 18, 1968 - Afternoon Meetin~ Mr. Warren asked the Commission's feelings in starting the meeting of November 18 in the afternoon. There are several miscellaneous items that could be discussed in the afternoon, holding off the public hearings for the evening meeting. The Commission concurred that the Director should call this meeting for 3:30 p.m. November 18, 1968. College Highlands Subdivision The subdivider's representative has requested an informal meeting with the Commission in regard to this subdivision located east of Otay Lakes Road, formerly the mobile home park site. Director of Planning Warren stated that a letter has been received from Mr. Cliff Burford requesting that the Commission take a closer look at their proposal and make an analysis of it. Mr. Warren commented that whatever the Commission does here will set the trend on what will take place in -9- 11/4/68 these hills. They would like to meet with the Commission at a workshop meeting. The Commission indicated they would visit this site on their next field trip. The City Attorney cautioned the staff to notify the news media of this workshop meeting. Mr. Warren stated they will be notified. Written Communications Director of Warren noted a letter received from Mayor McCorquodale concerning a citizen's suggestion that a paved school bus stop be provided in many new subdivisions. Chairman Hyde suggested this be sent to the Safety Commission and to the staff for study. City Attorney Lindberg felt this matter could be discussed at one of their work- shop meetings. Member Stewart declared that this matter should be taken up with the School District. The school bus stops at every corner now, and it would be superfluous to pave an area they might not use. The staff was directed to study this matter. Oral Communications Member Rice asked if the Commissioners have taken note of the light fixtures on the Big Apple service station canopies. He felt they were, perhaps, giving out too much illumination, and reminded the Commission of the hospital's inquiry on this point. Director Warren indicated he would have his staff check this out and see if a violation exists. Power Poles on G Street Member Rice also inquired about the new row of poles on G Street to the tidelands. He was under the impression that any time they have new construction in the City, the lines would be underground. Member Stewart stated these particular power poles were temporary lines and would be replaced with underground utilities. Director Warren stated he would check this out. -lO- 11/4/68 Wor~ghop meetin9 Director of Planning Warren commented that the only free night to have a workshop meeting would be next Monday evening, November 11, which is a holiday. City Attorney ruled against having a workshop meeting on a holiday. The Commission then set up the workshop meeting for Thursday evening, November 7, beginning at 6:30 p.m. Member Hyde indicated they would be discussing the time table on what is the next most important items to concentrate on, in order to get priorities lined up. ADJOURNMENT MSUC (York-Stewart) Meeting be adjourned to the meeting of November 18, 1968, beginning at 3:30 p.m. The meeting adjourned at 8:50 p.m. Respectfully submitted, ~Jennie M. Fulasz ~x/Secretary