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HomeMy WebLinkAboutPlanning Comm min 1965/07/19 MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA July 19, 1965 The regular adjourned meeting of the City Planning Commission of Chula Vista was held on the above date at 7 P.M., in the Council Chamber at the Civic Center, with the following members present: Stevenson, Comstock, Vaden, Adams and Guyer. Absent: Members Stewart and Johnson. Also present: Director of Planning Warren, Assistant Planner Terrell, City Attorney Lindberg and City Engineer Cole. STATEMENT The Secretary of the Commission hereby states that she did post within 24 hours of adjournment, as provided by law, the order of the Commission for the adjourned meeting of July 7, 1965. APPROVAL OF MINUTES MSUC (Adams-Guyer) Minutes of July 7, 1965 be approved, as mailed. PREZONING -PUBLIC HEARING: Jaehn Annexation (Holiday Estates Subdivision) R-1 & M-1 Director of Planning Warren submitted a plot plan noting the location as just south of Loma Verde School, with Woodlawn Park on the east, Haas Industrial Park to the west, and bounded on the south by Main Street. The annexation comprises 80.4 acres and includes the Holiday Estates Subdivision (40.71 acres). Director Warren noted the area for which the staff recommends M-1 zoning and the area for R-l; the only actual prezoning would be to M-1 since all property otherwise comes in as interim R-1. This being the time and place as advertised, the public hearing was opened. There being no comment, either for or against, the hearing was declared closed. RESOLUTION NO. 364 Resolution of the City Planning Commission of Chula Vista, MSUC (Guyer-Adams) California, Recommending to City Council Prezoning of the Jaehn Annexation to R-1 and M-1 Findings are as follows: 1. The General Plan calls for industrial zoning along Main Street in substantial conformance to that proposed. 2. That a tentative subdivision map has been approved giving evidence of practical single-family development. CONDITIONAL USE PERMIT - PUBLIC HEARING: (Cont'd) Kromschroeder & Associates - South of Bonita Road~ East of Bonita Cove - Convalescent Facility Director of Planning Warren submitted a plot plan noting the location and adjacent zoning. This property has now been annexed to the City. He explained this matter was continued from the July 7 meeting to allow further study of the proposed Freeway realignment. Director Warren then showed a design map which he received from the -1- Division of Highways and indicated this was for study only, and which showed the realignment considerably to the east. With this new plan, the developers must provide access to the site, and the staff would also ask for a better relationship between parking and guest entrance. Director Warren also suggested the Commission request a complete landscaping plan for the project. Chairman Stevenson stated the continued public hearing was now open, and asked for comments from anyone in the audience. He questioned whether there would be adequate access for fire and police vehicles. Director Warren declared the Commission would have to be assured the road would be wide enough for this purpose. He added that in this type of facility, both the State and Fire Department is highly restrictive, more so than the Commission would be. There being no further comment, either for or against, the public hearing was declared closed and discussion ensued~ MSUC (Comstock-Guyer) Approval of the site and proposed use only for a convalescent facility subject to the following conditions: 1. That a detailed site plan including plans for architecture, landscaping and signs be submitted to the Commission for approval at a later date. 2. That in developing the plans, the following be considered: a. better relationship between parking and guest entrance, and b. adequate on-site circulation and an offsite access road from Bonita Road with a minimum width of 24 feet. c. a good concept of complete landscaping and outdoor areas. Findings are as follows: 1. Granting this conditional use permit will not be materially detrimental to the public health, safety, safety or welfare. The volume or character of traffic should be no different than that from R-3 use~ 2. The characteristics of the use proposed are reasonably compatible with the types of use permitted in the surrounding areas, since it is within an R-3 zone and will be adjacent to potential commercial use at the Freeway inter- change. VARIANCES PUBLIC HEARING: Edwin & Emily Rinner - 215 Madrona - Reduction in Required Parking in R-3 Zone The application was read in which a request was made to allow parking facilities for five cars instead of the six required by ordinance. A total of six parking spaces would be required after the construction of a new apartment unit. Director of Planning Warren submitted a plot plan noting the location of the property, the adjacent land use and zoning. There is a two-story apartment structure on the property. The applicants are proposing to construct a two-bedroom apartment addition for which they would be required to provide a total of six parking spaces; they can provide only five. Their proposed driveway approaches -2- would be l0 feet which would be a minimum approach. This being the time and place as advertised, the public hearing was opened. Mr. Edwin Rinner, the applicant, stated he was just one foot short of meeting the six required parking spaces, and indicated he really needs only five spaces, and asked the Commission to take this into consideration. Mr. J. Withycombe, Guaranteed Homes representative, spoke of the spaces required stating they must be 8'6" x 19' and commented that in Los Angeles, they require the spaces to be 8' x 18'. He felt this was more reasonable. Chairman Stevenson remarked that the lot was substandard for even R-1 development since it was below 7000 square feet, and that additional development should not be encouraged unless in accordance with the Code. Member Vaden cautioned against the Commission setting a precedent w~th approval of this request. Chairman Stevenson noted that all the lots in this area, between Madrona and Cypress were the same, and that the Commission must find something about this land that is different than that of his neighbors, in order to grant the variance. Mr. Lane Cole, City Engineer, stated the Code allows 40 % frontage for driveways which in this case would be 20 feet; however, he explained there must be a flare on each side of the driveway which would in all probability be another 10 feet. In order to do this, the applicant would have to have relief from the Code. Mr. Cole added that diagonal parking was considered for this lot and it was found infeasible. The problem of a driveway waiver under the driveway Code issimilar to a variance in that the applicant must show why his lot is different from that next to his. Mr. Cole further added that he cannot, at this time, say what his recom- mendations concerning the driveway would be to the City Council; that perhaps, the applicant might be limited to just the one access to the property which would be 20 feet wide. MSUC (Comstock-Vaden) Denial of request based on the fact that no exceptional circumstances, as required by ordinance, could be found that would justify granting the variance; and the problem involved on the property is compounded by the mislocated structure presently on the premises. PUBLIC HEARING: Dorothy Davis - 570 Otis Street - Day Nursery in R-2 Zone The application was read in which a request was made for permission to operate a Nursery Home for retarded children. Director of Planning Warren submitted a plot plan noting the location and the existing land uses. He stated that several months ago, an ordinance was enacted that allowed Day Nurseries in R-3 zones with a conditional use permit. These homes are licensed by the State, and would have to be approved by same. Chairman Stevenson questioned whether the C-1 zone abutting this property would afford the applicant some relief in that the applicant would be'able to use a certain percentage of his lot for commercla~ purposes. Director Warren stated that the transitional use provision would apply only to multiple-family units. -3- This being the time and place as advertised, the public hearing was declared opened. Mrs. Dorothy Davis, the applicant, explained this would not be a Day Nursery, as such, but a Nursery Home, in which she will have six retarded children l~ving with her 24 hours a day; these are crib cases. She keeps these children until they are ready for the State Hospital. The only visitors to the property would be the parents who would come in perhaps once a month. Mr. Glen Yonekura, speaking for his brother who lives adjacent to this property, stated with six infants here, there will be a noise problem. Mrs~ Frank Schmedding, 556 Otis Street, stated she owns an apartment building close to this area and has already been informed by her tenants that if this use is permitted to come into the area, they will vacate the apartments. Mrs. Mary Koons, operator of a similar Nursery Home at 1404 East Division Street, National City for 17 years, stated Mrs. Davis has been her employee for the last five years. She is planning to retire and six of these children will be cared for by Mrs. Davis, if she can get approval of the variance. The children range in ages from two to five years old and the home will be licensed under the Depart- ment of Mental Hygiene. She declared that there is no noise problem with these children. Member Vaden commented that this might start a precedent with other neighbors along this same street. Mr. J. H. Andert, 585 Otis Street, felt this would lead to rezoning the entire block, but Chairman Stevenson stated the request would not involve rezoning. There being no further comment, e~ther for or against, the hearing was declared closed. Member Adams remarked that although the facility is badly needed, he could find no exceptional circumstances about this property which would justify granting the applicant the variance. Director Warren again discussed the adjacent uses in the area, and commented that most of the uses are non-conforming; there are some R-3 and commercial uses here, so that the applicant feels her Nursery Home will be compatible with the uses ~n this area and that, essentially, the circumstances are the same as in an R-3 zone. Member Comstock felt the use would be misplaced in this R-2 zone and suggested the applicant find some R-3 property whereby it would be more justified. He added that the Commission would be on very "slim ground" to go out and search for exceptional circumstances at this point. MSUC (Adams-Vaden) Denial of request based on the fact that no exceptional cir- cumstances pertaining to the property, as required by ordinance, could be found that would justify granting the variance. SUBDIVISIONS Virginia Terrace - Final Map Director of Planning Warren noted the location on the map as the south side of Naples at Melrose Avenue which will be extended. The subdivision contains 19 lots. -4- He stated the requirements of the tentative map have been met; the staff would recommend approval of the map. MSUC (Guyer-Comstock) Recommend approval of the final map. Hilltop Heights - Final Map Director of Planning Warren submitted the map, noting the location as an extension of Millan Street, east of First Avenue, north of "K" Street. The subdivision contains 18 single-family lots. Since they are substantially in conformance with the conditions imposed on the tentative map, the staff would recommend approval. Mr. Lane Cole, City Engineer, stated they still do not have an easement for the offsite sewer; this has to run off the church property. However, this is just a technical thing for which they must wait a few days for the Church committee to meet and give them this approval. The Division of Engineering would have no conditions to impose on this map. MSUC (Comstock-Guyer) Recommend approval of the final map. TO BE SET FOR HEARING - Addition of Supplemental "D" Zone to Shopping Center Sites: Rienstra Street~ Halecrest~ and Southwestern College Estates D~rector of Planning Warren explained the need for the "D': zone to be imposed on these three additional sites. He remarked that most of the neighborhood shopping centers in the City already have this "D" zone attached to it in order to assure compatibility with adjacent residential use. The staff would recommend the Com- mission set this matter for hearing. RESOLUTION NO. 365 Resolution of the City Planning Commission Stating Their MSUC (Adams-Guyer) Intent to Set a Public Hearing for August 2, 1965 to Consider Establishment of the Supplemental "D" Zone on the Following Shopping Center Sites: Rienstra Street, Halecrest, and Southwestern College Estates Request for Two Signs at Canyon Club Cafe - Telegraph Canyon Road & "L" S.t£eet_- IIDII Zone Director of Planning Warren read a letter from the applicant requesting they be allowed to put in two additional signs at their business establish~ment. The Commission noted that the applicant was not in the audience. MSUC (Comstock-Guyer) Consideration of this matter be postponed until the meeting of August 2, 1965, so that the applicant, or a representative, will be present to answer any questions the Commission might have. Report of Findings - Council Appeal of Commission Action Granting Variance to Cambridge Development Company Director of Planning Warren explained that the City Council brought this up at their last meeting for discussion and indicated they wanted to call a public hearing on it. The findings were then read in which the Commission granted approval of a variance for permission to construct !homes ranging from 884 to 1248 square feet. -5- Member Adams felt the total number of the homes in each size should be specified. Director Warren remarked that the applicant did not know this for sure, as they weren't sure what would happen to the five acres next to the industrial site. Chairman Stevenson suggested the percentages of the homes proposed be spelled out more clearly. Member Comstock felt more emphasis should be given in the comments regarding the location of the area, ind~catlng how it would be more compatible with the types of homes in the area. Director Warren stated he will elaborate on these comments in his staff report. MSUC (Guyer-Comstock) Approval of findings, with suggested changes, be forwarded to the City Council. Election of Chairman and Vice-Chairm~n MSUC (Adams-Guyer) Renomination of Virgil Stevenson as Chairman. MSUC (Adams-Guyer) Nominations be closed and Secretary cast a unanimous vote for Virgil Stevenson. MSUC (Guyer-Adams) Renomination of Kyle Stewart for Vice-Chairman. MSUC (Comstock-Guyer) Nominations be closed and Secretary cast a unanimous vote for Kyle Stewart. Workshop Meeting Director Warren asked that the Commission set a date for a dinner workshop meeting. This would be primarily to go over the two new proposed ordinances: architectural control and the undergrounding of utility facilities. After discussion, it was concurred that Monday, the 26th would be agreeable and the Director was asked to make reservations for this date. ADJOURNMENT MSUC (Guyer-Adams) Meeting adjourn to Monday, July 26, at 6:30 p.m., at the Sunnyside Steak Ranch, Sunnyside. Respectfully submitted, Secretary