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HomeMy WebLinkAboutPlanning Comm min 1971/08/23 MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA August 23, 1971 The regular adjourned meeting of the City Planning Commission of Chula Vista, California was held on the above date beginning at 7:00 p.m. with the following members present: Rice, Stewart, Adams, Chandler, Macevicz, Hillson and Rudolph. Also present: Director of Planning Warren, Senior Planner Williams and City Attorney Lindberg. APPROVAL OF MINUTES MSUC (Macevicz-Chandler) Approval of the minutes of August 16, 1971, as mailed. PUBLIC HEARING (Cont.): VARIANCE - 200 block East J Street - Reduction in required lot frontage, 60' to 55' - Steve Cropsey Director of Planning Warren displayed a plat showing the location of the property which is the result of a split from two lots facing Gretchen Road. It is proposed to redivide the property into two lots, each having 55 feet of frontage on J Street and over 7,000 sq. ft. of area. Three lots adjacent to the east were similarly formed and improved with single family homes. Mr. Warren also displayed a plan of the proposed development of the lots which would utilize a single driveway to service both houses. Mr. Warren enumerated the conditions recommended by the staff with reference to division of the property, grading, preservation of trees, deed restrictions, landscaping requirements, slope and design of driveway, and method of sewering. He added that consideration should be given to one more condition to require approval of architectural design by the staff. The Chairman declared the public hearing open. Steve Cropsey, 44 Date Avenue, discussed his development plans for the construc- tion of two houses at a price of around $35,000. He commented various methods of providing sewer service have been considered and he assured the Commission they would not utilize an above ground sewer line. Due to the topography they expect to construct tri-level houses with a total height of two stories. Paul Ballard, 864 Broadway, discussed the history of the lots, after they were divided from the original subdivision lots in 1962. Mr. Robert Mudd, 203 East J Street, reported that all of the adjacent residents with whom he had talked support him in opposing the proposed development. He made reference to the petition of opposition submitted by the residents and asserted they all feel this would make one nice home site but is not big enough for two. City Attorney Lindberg pointed out this would raise a question of equity since the property proposed for development has a total of llO feet of frontage and other lots fronting on J Street are slightly more than 60 feet in width. -2- 8/23/71 Hal Morgan, 24 Roosevelt Street, stated that based on the legal description of the property furnished by the title company, it is large enough for two lots in excess of the minimum lot size established by ordinance. As no one else wished to speak, the public hearing was closed. Member Adams commented that while he was not enthusiastic about the development he felt it could be better developed with two houses than with one. Member Macevicz pointed out that the other three lots fronting on J Street had put in fill to bring the building pad up to street level and he felt this property should be developed in the same manner to maintain the character of the neighborhood. Member Hillson expressed his opinion that since the applicant has agreed to the conditions imposed by the staff he has a right to develop the property and the reduction in frontage is not as much as that granted in other cases. Member Stewart agreed, adding that the land area is too much to require one home owner to maintain. MSC (Hillson-Stewart) Approval of the variance request for reduction in RESOLUTION NO. PCV-71-19 required lot frontage from 60' to 55', subject to the conditions enumerated in the staff comments and the added condition that the architectural design be subject to staff approval. Findings are as follows: a. That a hardship peculiar to the property and not created by any act of the owner exists. The subject property does not have parallel side property lines on one lot and is much wider at the rear of the lot than at the front of the property; the average width is over 75' and the adjoining lot is not using any of the 55' of frontage for driveway access. b. That this variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same zone and in the vicinity of the subject property. Other single family lots in the immediate area have less than 60' of frontage. c. That the authorizing of this variance will not be of substantial detriment to adjacent property and will not materially impair the purposes of the Ordinance or the public interest. There will be no detrimental effect. d. That the granting of a variance will not be contrary to the objectives of the General Plan. This variance does not affect the General Plan. The motion carried by the following vote: -3- 8/23/71 AYES: Members Hillson, Stewart, Rice, Chandler, Rudolph and Adams NOES: Member Macevicz ABSENT: None Chairman Rice reminded the applicant and opponents of the right of appeal to the City Council within ten days. PUBLIC HEARING: CONDITIONAL USE PERMIT - 27 Broadway - Provide commercial parkin9 in R-3 zone - International Hotels, Inc. Director of Planning Warren displayed a plot indicating the location of the property with frontage on Broadway and zoned C-T for a depth of 150 feet with the rear 100' of the property lying in the R-3 zone. It is proposed to use the R-3 zoned property to provide the required parking for the motel development to be constructed on the C-T zoned portion of the property. The building line map would permit construction at the front property line, although the zoning ordin- ance requires a 10 foot front setback on property newly zoned to C-T. The staff is requesting that the 10' front setback to accommodate landscaping be observed in exchange for elimination of the 25' rear setback on the commercial property adjacent to residentially zoned property. Mr. Warren suggested that rezoning the rear portion of the property might result in more flexibility in development. He also enumerated the conditions recommended by the staff for approval of the conditional use permit. This being the time and place as advertised, the public hearing was opened. Dennis Bigelow, architect for the applicant, reported that they had reworked the plan and could construct the desired units observing a 5' setback in front, but there is no way they can get the 40 units with a 10' setback. When questioned by the Commission as to why the units could not be redesigned he pointed out they utilize concrete block and construct in modules. They retain a 12 foot width in the units in the interest of economy in purchasing carpeting and other materials in a standard width. Mr. Bigelow expressed agreement with the other conditions required by the staff and asserted they will construct an attractive development with 5' of landscaping in the front and with the parking in the rear out of sight. As no one else wished to speak, for or against, the public hearing was closed. The Commission discussed the importance of maintain the front setback wherever possible in order to provide attractive landscaping, and Member Hillson pointed out the desirability of having this vacant property developed and commented that if it were on the corner he would insist on the 10 foot setback, but since it is not a corner lot he felt that with a 5' setback, properly landscaped, it could work very well. MSUC (Hillson-Chandler) Approval of conditional use permit for the use of a RESOLUTION PCC-71-23 100' X 152' area, located in the R-3 zone at the rear of 21 Broadway, for offstreet parking in conjunction with a 40 unit motel to be located in the C-T zone at 21 Broadway, subject to the following conditions: -4- 8/23/71 1. A 5' front yard setback shall be maintained. 2. The rear yard setback shall be waived. 3. The 10' easement on the south side of the property shall be landscaped or paved if used for access and shall be marked as "one way" until such time as the adjacent easement to the south is paved. 4. A 6' high fence shall be erected along the east property line and along the easterly 100' of the south property line. 5. A revised site plan shall be submitted and approved by the staff. 6. The billboard on the property shall be removed prior to the issuance of a building permit. Findings are 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. The property is contiguous and will be developed as one use. 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 use of the property for parking will not adversely affect the adjacent properties. c. That the proposed use will comply with the regulations and conditions specified in the Code for such use. The proposed use will comply with the Code. d. That the granting of this conditional use permit will not adversely affect the General Plan og fhe City of Chula Vista or the adopted plan of any govern- mental agency. The proposed use is in conformance with the goals and objectives of the General Plan. PUBLIC HEARING: AMENDMENTS to Zonin9 Ordinance relative to keepin9 horses and establishin~ Equestrian Modifying District Senior Planner Williams reviewed the work of the staff and the Sweetwater Valley Committee in preparing recommendations for changes to the Zoning Ordinance per- taining to keeping horses. It was felt there is justification for reducing the minimum lot size permitting the keeping of horses to 20,000 sq. ft. Mr. Williams reviewed the recommended restrictions to apply to this use. -5- 8/23/71 Mr. Williams also discussed the proposed requirements for an "E" equestrian modifying district which would permit the keeping of horses on smaller lots if such district were applied. He also pointed to the need of amending the City's Animal Regulation Ordinance so that it will conform with the Zoning Ordinance in this regard. This being the time and place as advertised, the public hearing was opened. George Prussell, 3645 Lomacitas Lane, Bonita, advised that he had served on the equestrian subcommittee of the Sweetwater Valley Prezoning Committee. He expressed support for the recommendations submitted by the staff. The Commission discussed the proposed requirement that a horse-keeping district shall be at least 20 acres and the City Attorney advised that the ordinance should allow some latitude on the part of the Commission in applying this modifying district but a minimum should be established as being the desirable figure to work toward. Mr. Prussell pointed out that establishing larger districts would ease the problem of establishing equestrian trails and crossings. MSUC (Chandler-Macevicz) The staff be directed to prepare a draft of an ordinance governing the keeping of horses and establishing equestrian modifying districts to be presented for consideration at a continued public hearing on September 8, 1971. Consideration of renamin~ Acacia Avenue between Telegraph Canyon Road and H Street Director of Planning Warren pointed out that a realignment of the proposed exten- sion of Acacia Avenue has resulted in a 400 foot offset in this street at H Street. It is recommended that the portion extending from H Street to Telegraph Canyon Road be renamed Rutgers Avenue. MSUC (Chandler-Hillson) Recommend to the City Council change of name for the segment of Acacia Avenue between H Street and Telegraph Canyon Road to Rutgers Avenue. Director's Report Mr. Warren pointed out that a number of pending matters should be discussed at a workshop meeting and Monday, September 13th, would be an available date for such a meeting. The Commission requested that the workshop meeting be set for September 13, 1971. The Director of Planning reminded the Commission of the necessity of selecting a Chairman and Vice-Chairman at the beginning of each fiscal year. It was moved by Member Adams, seconded by Member Hillson, that Member Stewart be nominated as Chairman of the Planning Commission for the coming year. There were no other nominations and Member Stewart was declared Chairman for the year 1971-72. -6- 8/23/71 It was moved by Member Stewart, seconded by Member Adams, that Member Rice be nominated as Vice-Chairman. There were no other nominations and Member Rice was declared Vice-Chairman for the year 1971-72. Commission Comments Member Macevicz asked about the building being constructed on the Handyman parking lot. Director of Planning Warren reported that Handyman has been notified they will need a conditional use permit for this construction and their application will be filed shortly. Due to an oversight by a staff member a building permit was issued without advising them of the requirement for a conditional use permit in the flood p~ain. Member Stewart expressed appreciation for the very efficient job of chairing the meetings as performed by Chairman Rice. Oral Communications Kathryn Moore, 1134 Tobias Drive, commented on Mrs. Rudolph's resignation from the South Bay Citizens Planning Committee due to her appointment to the City Planning Commission, and presented her with a yardstick to use in measuring setbacks. ADJOURNMENT The meeting adjourned at 9:05 p.m. to the special meeting as advertised on August 30, 1971. Respectfully submitted, Secretary hm