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HomeMy WebLinkAboutPlanning Comm min 1965/05/17 MINUTES OF AN ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA May 17, 1965 The regular adjourned meeting of the City Planning Commission of Chula Vista, California, was held at 7 P.M., Monday, May 17, 1965, in the Council Chamber, Civic Center, with the following members present: Stewart, Comstock, Johnson, Millar, Adams, and Guyer. Absent: Member Stevenson. Also present: Director of Planning Warren, Assistant Planner Terrell, City Attorney Lindberg, and Principal Engineer Harshman. In the absence of Chairman Stevenson, Vice-Chairman Stewart presided over the meeting. STATEMENT The Secretary of the Commission hereby states that she d~d post w~thin 24 hours of adjournment, as provided by law, the order of the Commission for the adjourned meeting of May 3, 1965. APPROVAL OF MINUTES MSUC (Adams - Guyer) Minutes of May 3, 1965 be approved, as mailed. REZONING - PUBLIC HEARING: (Cont'd) Security Title Insurance Company - North Side of "H" Street Between Montgomery Freeway and Woodlawn Avenue R-3 to C-2 The application was read in which a request was made for a rezoning from R-3 to C-2 that property on the north side of "H" Street between Montgomery Freeway and Woodlawn Avenue. Director Warren submitted a plot plan, noting the location, adjacent land use and zoning. This rezoning request includes 12 lots with frontage on Colorado and Wood- lawn Avenues, all containing duplexes. The applicant indicates that he will con- struct a coffee shop, service station, and a professional office on this site. Director Warren noted the location of the existing trees and asked that some con- sideration be given to preserving them. Member Johnson questioned whether this request was in line with the General Plan. Director Warren stated the General Plan calls for high density zoning for the entire length of "H" Street, with the exception of the intersection with Broadway. Member Millar questioned whether or not the applicant intends to close the existing streets. This being the time and place as advertised, the public hearing, being continued from the last meeting, was opened. Mr. Louis Tompkins, agent for Security Title Insurance Company, 2223 E1 Cajon Boulevard, San Diego, stated they do not intend to close the streets, and they will be providing adequate parking for all these facilities. The buildings will be of a ranch-type construction; the restauranet will be a 24-hour operation. The present buildings are now 10 or 11 years old, and the upkeep on them now is more than the rent taken in. Mr~ Tompkins stated that he prefers to remove the trees along "H" Street; these are mulberry trees which cause a maintenance problem. They also propose to erect a 6 foot high fence, either screen block or redwood, on the north property line, and there will be landscaping on the site. Chairman Pro Tempore Stewart asked the applicant if he had any objection to the "D" zone being imposed on his property. Mr. Tompkins indicated that he knows little of the restrictions of the "D" zone, but he does not object. There being no further comment, either for or against,the hearing was declared closed. Member Comstock commented that inasmuch as there is now commercial zoning along side this area, and commercial use across the street, he fails to see how the Commission could reasonably deny the applicant's request. This would be denying him what has been granted to others in the area. Member Millar stated he agreed with this; however, he cannot see any justification for another service station down there. Member Adams remarked that he had been against commercial zoning on "H" Street, but now that it has gone to this point, he feels this property certainly qualifies for rezoning under "good zoning practice." He felt the Commission should approve the rezoning. Member Johnson declared the 'ID" zone should be attached, to among other things, control the use of signs. The Commission discussed the setbacks in the area. Director Warren indicated that they were inconsistent in this area. He added that the Council has re- quested that the buildings should set back a reasonable distance, and asked that the Commission establish what they consider a reasonable setback with reductions for signs. Member Comstock remarked that on parcels one and three, a 25 foot setback would be excessive and a 5 foot one would not be sufficient; on parcel 2, where the service station is proposed, the main building w~ll be set back to the 2~ foot line, w~th the pump lines in front. After discussion, the Commission concurred that the setback line of 25 feet should be maintained pending approval of the applicant's site plan. RESOLUTION NO. 356 Resolution of the Planning Commission Recommending to MSUC (Comstock-dohnson) the City Council the Change of Zone from R-3 to C-2-D for Property on the North Side of "H" Street Between Montgomery Freeway and Wood lawn Avenue Findings be as follows: 1. Good zoningl~actice would require the change requested by the applicant. 2. Attachment of the "D" Zone will assure development compatible to the area~ 3. Setback requirement be held in abeyance until such time as site plans are completed; the 25 foot setback to be maintained. -2- VARIANCE - PUBLIC HEARING: (Cont'd) John McLeod - East Side of Walnut Avenue~ South of San Diego Gas & Electric Company's Right-of-Way - Rear Yard Reduction 15 feet to zero Director of Planning Warren submitted a plot plan reviewing the matter, stating this has been continued twice, the last time at the request of the staff so that the status of Walnut Street could be determined. At the first hearing, the, consensus of opinion of the Commtsslon was to restrict the parking to the site rather than on the San Diego Gas & Electric Company's right-of-way. Director Warren continued that the status of Walnut Avenue has not yet been determined; the applicant, however, states he has proven evidence that the street has been vacated and that it belongs to him. The request for the reduction in setback, however, can be considered with or without the vacation of Walnut Street. This being the time and place as advertised, the public hearing, continued from the last meeting, was opened. Mr. John McLeod, the applicant, stated this property was part of the Harborside Unit #2; there was a court hearing on this in 1957, and a decision was made to remove it from this subdivision, Chairman Pro Tempore Stewart remarked that at the last hearing, a representative from the utility company stated the arms for their poles might come to their property lines. He wondered if the request for the zero setback here would in any way interfere with this. Mr. McLeod stated it would not since the utility company declared they would need a 6 foot lateral clearance; he has a 9 foot clearance here. Director Warren ~ndicated that the utility company's remarks were more toward a potential hazard. He said he discussed this with Mr. Art Bishop from the San Diego Gas & Electric Company today, and he indicated that there probably would be no problem with the setback reduction. The intent here was not to penalize but to protect. Member Johnson asked about the proposed parking. Mr. McLeod stated this has not been fully resolved as yet; however, he proposes to place one-half of his parking on that section of Walnut Avenue which he claims has been vacated, and the other half on his property. Since this is a dead-end street, he feels the 20 or 30 feet easement which would be left here will be enough to serve the other property. City Attorney Lindberg stated that while the City may be able to determine the status of Walnut Avenue, it will be given by the Title Company. Mr. McLeod declared all his papers, including his deed, show his property as coming to the half of the street. In any case, Mr. McLeod continued, he would still request the zero rear yard setback stating this is justified since nothing can be built on the right-of- way and consequently the intent of the ordinance will be preserved. There being no further comment, either for or against, the hearing was declared closed. Member Adams suggested the variance be granted with the condition that final plans be brought in for approval showing the parking. MSUC (Guyer-Adams) Variance for reduction in rear yard setback be approved from 15 feet to zero, subject to the following conditions: -3- 1. The request for permission to allow parking on the adjacent right-of-way be denied. 2. Final plans, delineating the parking, be brought to the Planning Commission for approval. Further, that findings be as follows: I. There are practical differences and unnecessary hardships within~ the meaning of the Ordinance as amended which would result in the strict compliance of the provisions of said ordinance. 2. There are exceptional circumstances and condltions applicable to the property herein involved or the intended use thereof that do not apply generally to property or class of uses in the same zone. The entire 250 foot w~dth of the easement will e~sentially be open space. It is unlikely that any buildings be built in this easement; thus, even by building on the line, the applicant would still be observing the intent of the ordinance. 3. Granting this variance is necessary for the preservation of the substantial property right of the applicant. Without the variance, the applicant is required to observe an unnecessary setback. 4. The granting of this variance will not be materially detrimental to the public welfare or injurious to the property improvements in the zone or distr~ct in which said property is located, since there will be no one inhabiting the easement, and essentially, the easement will afford permanent open space adjacent to the apartment building. Consideration of Proposed Dwellin~ in Bonita Verde Subdivision - "D" Zone Director of Planning Warren submitted the plans stating this dwelling will be built on Lot 6, 4020 Bermuda Dunes Place, in the Bonita Verde Subdivision. The house will contain 2100 square feet, and is typical of the houses built in this subdivision. Director Warren discussed the exterior construction of the dwelling, and because it would be compatible to the homes there now, stated the staff would recommend approval. Member Johnson noted that landscaping plans have not been submittedwith these plans. Director Warren noted that th~ ordi~ance'states that landscaping plans may be considered, but it is not required. Member Johnson remarked that he did not interpret the ordinance this way, and would abstain from voting on this matter. MSC (Adams-Guyer) Plans for dwelling on Lot 6 in Bonita Verde Subdivision be approved. The motion carried by the following vote, to-wit: AYES: Members Adams, Guyer, Comstock, Stewart, and Millar NOES: Member Johnson ABSENT: Member Stevenson Request to Change Name of Guava Avenue Between "F" Street and Davidson A letter from the Sister City Friendship Commission was read whereby they requested that that section of Guava Avenue between "F" Street and Davldson be renamed "General Roca AvenueI', "General Roca Plaza", or any other such similar name in honor of the Sister City in Argentina. Director of Planning Warren submitted a plot plan, relating the street to the area. He stated that sometime ago, a discussion was held to rename one of the streets in the City in honor of the Sister City. They found this difficult to do so, since there are not many streets that would lend itself to a name change. One street, Memorial Way, could; however, there would probably be too much objection from the public, since this street was named in honor of a War Memorial. Mrs. Ruth Hyde, Chairman of the Committee, de,l~ared the Sister City would welcome any suggestions from the Commission. Chairman Pro Tempore Stewart asked what their feelings would be about naming a park "General Roca." Mrs. Hyde indicated this would be agreeable, if it could be done in the near future; the Commission did not want to wait 5 or 10 years for this to come about. Mrs. Hyde stated also that the Commission dld not wish to have a street in a new subdivision in a remote section of town named after the Sister City; only the people living in this section would be aware of the street name. Mrs. Hyde then explained the "General Roca" was the first President of Argentina, and in the City of General Roca, a street was named after Chula Vista. Member Millar questioned Mrs. Hyde as to what type of street they named after our City. Mrs. Hyde stated it was one of their main thoroughfares. Mrs. Olinger, Chairman of the Parks & Recreation Commission, questioned whether Guava Street would be extended in the future. Director Warren said it would always be a through street. He added that a study is now being made by the Engineering Division to modify Guava Street in this area to serve as a parking area which might influence a decision. Perhaps the present parking lot, with proper landscaping, could be called General Roca Plaza. The Commission discussed the central plaza in San Francisco, comparing the name of the streets there. A suggestion was made that if the City purchased the Rohr Recreation Park, perhaps this could be named after the Sister City. Member Comstock felt that renaming this section of Guava Avenue would be too con- fusing to the general public, since this street continues to the south and north. He added it would be very poor planning practice and quite expensive to do so. He cautioned that this should not be rushed; it should be given more study. The Commission concurred that they approved the intent of the request, but felt it would be more adaptable to name a Park rather than a street. ~irector Warren commented that if this would be their recommendation, then it should be referred to the Parks and Recreation Commission. MSUC (Johnson-Guyer) Approval of request to honor the Sister City by naming a public place "General Roca", but instead of a street, rename a park instead. The recommendation to be forwarded to the Parks and Recreation Commission. Report of Findings - Appea~. to Planninq Commission Action Denying Variance Requested by Dr. Joseph Casey The letter to the City Council was read in which Dr. Casey appealed the decision of the Planning Commission in denying him permission to use the house at 288 Del Mar Avenue for an antique shop. The findings were read stating the action of the Commission on this ~matter. MSUC (Comstock-Guyer) Findings be approved and forwarded to the City Council. Request for Approval of Sign for Store in Shopping Center at Telegraph Canyon Road and "L" Street Upon inquiry, the Director of Planning noted the applicant was not present. MSUC (Comstock-Johnson) Matter be continued until the next meeting, dune 7, 1965, in order that the applicant, or his representative, may be present. Recommendation - First Presbyterian Church Annexation Director of Planning Warren submitted a plot plan noting the location. This pro- posed annexation would have frontage on two streets: "L" Street and Hilltop Drive. Director Warren stated that the City has been trying to annex this property for sometime, but have received objections from two of the property owners. These people do not have City fire protection - this comes from La Mesa - and they do not have sewer. It is now the decision of the Administration to proceed with the annexation even though these two property owners still object. MSUC (Guyer-Adams) Recommend approval of the First Presbyterian Church Annexation. Consideration of Proposal to Purchase Bonita Valley Country Club Director of Planning Warren noted the presence of the Parks and Recreation Commission. He referred to the memo he sent to the Commission concerning this proposal, which stated the General Plan has placed this area in an "open category", and consequently, there would be little doubt that the purchase of this Country Club would be in conformance to the General Plan. Director Warren then discussed a proposed Capital Improvements Program which the City Administrator has authorized. He added that the question before the Commission was whether the purchase of this Country Club will, or will not, conform to the General Plan. Chairman Pro Tempore Stewart welcomed the members of the Parks & Recreation Commission. Mr. William Jasinek, Director of Parks & Recreation, spoke of the Country Club, stating the Commission has a right to known the status of the project up to this point. The feasibility study being made by the firm of Stone & Youngberg was dis- cussed. Mr. Jasinek stated there are certain limitations placed on the Rohr property -- the owners prefer to sell to the City contingent upon City Rurchase of the Country Club. Member Adams asked to what extent the citizens of Chula Vista would be able to use the golf course. Mr. Jasinek stated there has not bean a survey conducted as to the number of golfing families in Chula Vista, but based on the citizens presently using the golf courses, the percentage should be high. Mr. Jasinek'added that this course was open to the public in November of last year, and they immediately doubled '6- their income. The number of people using this course Ps difficult to determine at this time; however, a figure of 70,000 golfers a year would be tops. The Park itself would be extremely valuable to the City; the total acreage here has not been developed - only about 50 % of the acreage is now used as the Park and considerable maintenance is needed. Member Comstock brought up the question of what privileges the citizens of Chula Vista would enjoy if the City purchased this golf course, in view of outsiders coming in an using the c~rse. Mr. Jasinek stated there were numerous ways prevential treatment could be given to the Chula Vista citizens; for instance, starting time could be issued in person to people living outside~the City, at least two days before they want to play golf. After further discussion, Director Warren reminded the Commission their action would be to find it in conformance with the General Plan. MSUC (Comstock-Johnson) That the Council be informed that the proposal to purchase the Bonita Valley Country Club is in conformance with the General Plan. ADJOURNMENT MSUC (Guyer-Comstock) Meeting adjourn to Wednesday, May 19, 1965, at 7 P.M., in the Administrative Conference Room. Meeting adjourned at 8:30 p.m. Respectfully submitted, nie M. Fulasz / Secretary