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HomeMy WebLinkAboutPlanning Comm min 1970/03/23 MINUTES OF A REGULAR ADJOURNED MEETING OF THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA March 23, 1970 The regular adjourned meeting of the City Planning Commission was held on the above date beginning at 7 p.m. in the Council Chamber, Civic Center, 276 Guava Avenue, with the following members present: Rice, Stewart, Adams, Macevicz, Chandler, James and Hillson. Also present: Director of Planning Warren, Associate Planner Manganelli, City Attorney Lindberg, and Assistant City Engineer Gesley. APPROVAL OF MINUTES MSUC (Adams-Chandler) Minutes of the meeting of March 16, 1970, be approved as mailed. PUBLIC HEARING - Rezoning - Lots 7-10 of Palm Gardens Subdivision on Via Laurencia - (H Street Extension 0 block) - from R-E to R-l-lO and a change of setback from 25' to 20' - Commission initiated Director of Planning Warren advised that a telephone call had been received on this date from James Edmunds, Attorney, representing residents in the area, requesting that the public hearing be continued until the next meeting. The staff has no objection to this delay if it is the Commission's desire to grant it. MSUC (Stewart-Chandler) The public hearing concerning proposed rezoning of Lots 7-10 of Palm Gardens Subdivision be continued to the meeting of April 6, 1970. PUBLIC HEARING - Rezoning - 698 Flower Street - C-T to R-3 and change of setback from 5' to 15' - Edwin Olson Director of Planning Warren reviewed the request and the adjacent zoning and land use. This parcel consists of almost 20,000 square feet and is presently improved with a single family dwelling. Although presently zoned commercial, the property has little potential for commercial use since it has frontage only on a local street. Member Macevicz raised a question as to how traffic gets into the alcoholics rehabilitation home located directly south of the subject property. The public hearing was opened and Mr. Yarbrough stated that he owns the property directly to the south of Alcoholics Anonymous and they have an easement through his property; this does not touch the Olson property. He further commented that he has no objection to the R-3 zoning but wondered if there shouldn't be some density control on it. -2- 3/23/70 Mr. Warren advised that the Zoning Ordinance limits the density and a parcel of this size would take about 16 units. Mr. William Burton, 211 Cypress, Chula Vista, sone-in-law of Edwin Olson, stated there will be 12 units constructed on the property. There being no further comments, either for or against, the hearing was declared closed. Member Chandler commented that this seems to be the most logical solution for redeveloping this property. MSUC (Chandler-Adams) Resolution of the City Planning Commission Recommending RESOLUTION PCZ-70-G to City Council the Change of Zone for 698 Flower Street from C-T to R-3 and change of setback from 5' to 15' Findings are as follows: 1. Since the property has frontage on a local street, any commercial improve- ment thereon would be an unwarranted intrusion of commercial facilities in a residential neighborhood. 2. Since the property does not front on E Street its commercial value is negated. 3. The rezonin9 would not be in conflict with the revised General Plan. 4. The 15' front setback is in accordance with minimum Zoning Ordinance requirement for this zone. PUBLIC HEARING - Rezonin~ - Propert~ between Fourth Avenue and Glover Avenue from a point 150' south of E Street to Davidson Street - from R-3 to C-O - Chamber of Commerce and Commission initiated Director of Planning Warren displayed a plat of the area and pointed out one parcel at 231 Fourth Avenue for which the Chamber of Commerce had initiated a request for zone change; this parcel with an area of 29,150 sq. ft. has frontage on both Fourth and Glover Avenues. It is presently improved with a church and two classroom buildings with the northerly portion of the lot devoted to parking. The Chamber of Commerce proposes to utilize the main building for their office. Mr. Warren explained that while it was felt the use proposed by the Chamber would be appropriate for the area, there were problems in accommodating this without creating spot zoning; for this reason the staff included for considera- tion at the public hearing all of the property presently zoned R-3 between Fourth Avenue and Glover Avenue, and from Davidson Street to the C-T zoned property fronting E Street. He pointed out that all uses that exist on the property would be conforming in the zone proposed. It is felt, however, that those lots fronting on Glover have limited potential for office use at this time, but could be considered in the future with a precise plan for development. -3- 3/23/70 It is therefore the staff's recommendation that the parcels fronting Fourth Avenue be rezoned to C-O and those fronting Glover remain R-3 at this time. This would necessitate dividing the Chamber of Commerce property with that portion devoted to the parking lot remaining in the R-3 zone. This being the time and place as advertised, the public hearing was opened. Mr. Gene York, 280 K Street, chairman of the Relocation Committee for the Chamber of Commerce, stated that he had no comments at this time, but would like to have the hearing continued; also, he would answer any questions from the Commission. Member Hillson asked if they plan on modifying the present structure, changing its appearance in any way. Mr. York affirmed that they do; however, they feel the present structure is not adaptable to Spanish style architecture as desired in the vicinity of the Civic Center. They believe though they will have an impressive looking build- ing after modification. Member Hillson asked if the Chamber has an option to buy this property. Mr. York advised it is in escrow; it is a firm purchase as far as the Chamber is concerned. The church has an option of staying in the building for up to 2-1/2 years. Member Macevicz asked if the Chamber had exhausted all other possibilities of obtaining property bordering the Civic Center. Mr. York stated they have and gave a detailed account of the efforts of the Relocation Committee during the past year when they explored every property potentially usable and had made offers on three properties on E Street. He remarked that the church property is larger than the Chamber of Commerce, as functioning today, can afford and they intend to rent out the excess space. Mr. Sid Black, 6053 Evergreen, Imperial Beach, pointed out the location of four lots which he owns at 215-219 Fourth Avenue and 216-220 Glover. He would like to have all four lots zoned the same. These lots are at the northerly end of the area under consideration, and are improved with multiple family units. Mr. Hardy Rothschild, 238 Fourth Avenue, asserted he is not against the Chamber of Commerce picking the church as their new home, but he is thinking ahead to what could happen. If the Chamber of Commerce is a little short of money they are going to rent the auditorium in order to make money, and there might be all sorts of things during the week assembling in the auditorium; there may be a parking problem. He expressed an interest in having his property, on the west side of Fourth Avenue, also zoned commercial. Chairman Rice pointed out that tonight's hearing concerns only the property on the east side of Fourth Avenue and west side of Glover Avenue, as advertised. Anyone wishing to take action on property on the west side of Fourth Avenue should first contact the Planning Department concerning the application procedure. -4- 3/23/70 Mrs. Van Meter, 246 Glover, expressed her objection to the Chamber using the building as a public hall because it is hard enough now to find a parking space-- it is sometimes hard to get out of the driveway because of cars parked at the curb. She further expressed the feeling it would be more practical to make the whole block C-O now and be done with it. Director of Planning Warren pointed out that the area between E and Davidson has for some time been an island due to the fact that the properties are unusually well kept as predominantly single-family units. He feels additional zoning change is premature at this time as there has been no demand for commercial use in the area; however, it would seem that for the benefit of good office development it would be desirable to tie all of the area along the east side of Fourth Avenue together. If the property owners were all ready to develop at the same time and it could be done under a comprehensive plan it would be preferable. He pointed out that the Commission cannot consider rezoning on a lot by lot basis, but with the restriction~ in the C-O zone, development can be accomplished that will be compatible with the residential uses that continue to exist. Mr. Gene York commented further that the Chamber's application was for rezoning their entire property, and they are somewhat apprehensive about leaving the parking area in the R-3 zone. Although parking for a commercial use is now permitted in the R-3 zone, this could be changed in the future. He again requested that the hearing be continued if there is any feeling on the part of the Commission that the zoning cannot be accomplished without splitting their property. He felt the same problem applies to the four lots at the north end of the area since they are under one ownership. Mr. Sid Black pointed out that between the church and the alley there is only one lot on Glover Avenue that isn't connected by ownership with property fronting on Fourth Avenue. There being no further comment, either for or against, the public hearing was declared closed. Member Stewart commented that he agrees with the staff's comments that at this time there may not be a need for C-O use on Glover, but the Commission runs into problems by not rezoning the entire block, inasmuch as it would split some ownerships, including the Chamber of Commerce property. He would therefore favor going ahead and rezoning to C-O all of the area advertised. Member Chandler expressed agreement with Member Stewart, but Member Adams disagreed, stating that if they rezone all of those lots on Glover C-O it may result in a whole string of little offices. Member Hillson asked if the Commission could put any type of control on the type of offices that would come into the area. Mr. Warren advised that under the Zoning Ordinance they have only architec- tural and site plan control. -5- 3/23/70 Member Adams pointed out that if it were zoned C-O, the Commission could not prevent anyone from using one of the houses for an office. He also asked about the Chamber renting the auditorium to other organizations. In answer to this question, Mr. Gene York commented first that he felt the control over the office uses in residences would be in the parking require- ment, and second, regarding the auditorium, the Chamber has no particular de_sire beyond trying to be helpful to the community to keep that as an auditorium; they felt this would be a service to the community. MSC (Stewart-Macevicz) Resolution of the City Planning Commission Recommend- RESOLUTION PCZ-70-H ing to the City Council the change of Zone from R-3 to C-O for property located between Fourth Avenue and Glover Street, and between Davidson Street and a point 140' south of E Street Findings in support are as follows: a. While the proposed zone does not precisely conform to the General Plan, it is compatible with and complimentary to the Very High Density Residential General Plan classification and the uses associated with this designation. b. C-O zoning in the subject area would constitute a complimentary adjunct to the Civic Center complex. c. T he multiple family uses on some of the subject parcels would be compatible with C-O uses and are permitted within the zone subject to a conditional use permit. d. The frontage on Glover Avenue is included to avoid splitting ownerships fronting on Fourth Avenue. The motion carried by the following vote: AYES: Members Stewart, Macevicz, Rice, Hillson, James and Chandler NOES: Member Adams ABSENT: None PUBLIC HEARING - Variance - 61 East Sierra Way - Reduction of rear yard from 20' to 16' - H. W. Ews Director of Planning Warren displayed the plan for remodeling and expansion of the dwelling which would bring the lot coverage up to the 40% maximum allowed in the R-1 zone. The expansion is so designed that there is a 600 sq. ft. court near the center of the lot; most of the rear of the house is at the 20' setback, only the living room would encroach 4' into the rear yard. The staff recommends approval since this will leave sufficient outdoor living area and does not diminish light and air of the adjacent residences. This being the time and place as advertised, the public hearing was opened. -6- 3/23/70 Mrs. Elizabeth Ewy, 61 East Sierra Way, applicant, pointed out that if they move the addition further south into the patio area they will get no sun in the patio, and without the 4' encroachment the rooms would be too narrow. Mrs. Coe, 43 East Sierra Way, spoke briefly in support of approval of the applicant's request. There being no further comment, either for or against, the public hearing was declared closed. MSUC (Chandler-Macevicz) Variance for reduction of rear yard from 20' to 16' at 61 East Sierra Way be approved. SUBDIVISION - Vista Loma Verde - Tentative Map Director of Planning Warren pointed out the location of this proposed subdivision located on the north side of Orange Avenue and adjacent to Loma Verde Park. It contains 15 R-1 lots on 3.9 acres. Mr. Warren reviewed the conditions recom- mended by the staff for approval of this tentative map. MSUC (Adams-James) Recommend to City Council the approval of tentative map for Vista Loma Verde Subdivision subject to the following conditions: 1. Access from lots #1 and # 6 onto Orange Avenue shall be prohibited. 2. A 5' high decorative masonry wall shall be constructed at the 10' setback line along the north side of Orange Avenue on lots #1 and #6. The design of the wall shall be subject to staff approval. The height of said wall shall be reduced to 3' in the front setback along Loma Verde Parkview extending around the radius of the street corner. 3. The area between the required wall and the sidewalk shall be landscaped with ground cover and low shrubs based upon a plan submitted by the subdivider and approved by the staff. 4. An irrigation system for the landscaped area outside the wall shall be provided and metered to each individual dwelling; maintenance of these slopes shall be the responsibility of the subdivider until the houses on lots #1 and #6 are sold, with the homeowners responsible thereafter. 5. Final grading plans for lot #1 and #6 shall reflect the top of slope located at the 10' setback line. 6. The developer shall deposit sufficient monies or bond for the future construction of public improvements in the north half of Orange Avenue lying within the subdivision boundary. Public improvements shall include but are not limited to pavement, curb, gutter, sidewalk, sewer, street lights and drainage facilities. 7. The developer shall deposit sufficient monies or bond to insure the future construction for one-fourth of a major drainage structure under Orange Avenue. This major drainage structure shall have a capacity of approximately 1000 C.F.S. when Orange Avenue is extended. -7- 3/23/70 Consideration of modification of wall requirement in C-N zone - Orange and Melrose Shopping Center - Princess Park Estates~ Inc. Director of Planning Warren reported that a request has been received from Princess Park Estates that the requirement for a zoning wall be waived and they will provide landscape screening along the northern property line. It is the opinion of the staff that a zoning wall would be needed, certainly it would be desirable. Based on final grading it could be that physical separation would take care of the problem; possibly the Commission would wish to defer this requirement until the adjacent property is developed. Member Chandler expressed the opinion that there is a requirement for a block wall and it should remain; there is no reason to wait to see if there is some way of eliminating this. He felt the request should be denied. Member Hillson expressed agreement and added that he felt it should be an ornamental type wall rather than aninstitutional type wall. MSUC (Chandler-Hillson) Request for modification of wall requirement in C-N zone at the Orange and Melrose Shopping Center, by Princess Park Estates, Inc., be denied. Request for approval of building on G Street in Tidelands Zone - Rohr Corporation has requested a building permit for a metal building to be located within their boat yard along the north side of G Street west of Tidelands Avenue. The Zoning Ordinance requires that the Commission give approval for each use in the Tidelands area. The use of the land will not be affected by construction of this building. Member Macevicz asked if this would be a temporary building or a permanent building of the same type as the other Rohr buildings. Mr. Warren advised it will be a permanent building of the same architectural design as others that have been constructed or remodeled. MSUC (Macevicz-Adams) Recommend to City Council approval of building on G Street in the Tidelands zone. Chairman Rice and Member Chandler abstained from voting or discussion on this question. Request for review of Conditional Use Permit - 644 G Street - First Freewill Baptist Church A conditional use permit was issued on September 8, 1965, for the Freewill Baptist Church to use a residential structure at 644 G Street for a church in an R-3 zone. Mr. Warren reviewed the four conditions of the original permit which included provision of a surfaced parking lot with marked parking spaces, and also for a review of the use by the Planning Commission after a two year period. This review has not been accomplished in the past and the parking lot has not been maintained to proper standards. -8- 2/23/70 The church is requesting a two year extension for this use and have indicated they are considering building or purchasing a church. The staff recommends approval of the two year extension with the condition that the parking area be brought up to standards of temporary use. Member Macevicz expressed the opinion that the two year period is one year too long; the extension should be granted for one year only, and reviewed again at the end of that time, particularly in view of their failure to meet the original conditions of maintenance. Member Hillson recommended that a 90 day time for meeting the required conditions be stipulated. Member Stewart reported that he had viewed the site and feels the necessary work can be done without the use of a contractor; the paving needs to be patched, the weeds coming through the paving killed with weed killer, and new parking bumpers installed. He further suggested that a further condition be added requiring proper maintenance of the grounds surrounding the parking lot. MSUC (Macevicz-Adams) Approval of a one year extension of the conditional use permit for the First Freewill Baptist Church and include a 90 day time limit to meet all required conditions or the permit will be revoked. Commission action on revised General Plan Associate Planner Manganelli reviewed the change requests and comments concerning the revised General Plan which have been presented at two previous public hearings. This included the circulation system, waterfront area, open space and uses in the Sweetwater Valley, multiple-family uses, commercial uses, mobile home parks, population projection, airfields, and industrial uses. The staff's findings and recommendations concerning the change requests were included in a report to the Planning Commission and are available in the Planning Department office. Mr. Manganelli reported that the Otay Land Company has submitted a revised copy of their master plan for 3100 acres east of Freeway 805. With certain exceptions, this has not as yet been incorporated into the city's revised General Plan map as it is felt there are several problems which need to be resolved first, the most notable being the area adjacent to the interchange of Freeway 805 and H Street where they have proposed a 91 acre commercial development. Chairman Rice commented that on the Otay Land Company's revised plan a great deal of the proposed open space has been eliminated. He indicated this should be carefully reviewed when appropriate. Member Hillson expressed his feeling that the City may be destroying one of the most natural resources they have--the Bay Front. The location of the City affords opportunity as a tourist area, but by putting industrial uses on the beach front the City is losing this asset. -9- 3/23/70 Chairman Rice advised that a representative from the Port Authority has indicated that the terminal facilities originally shown on their plan will probably never be developed. The City is asking the Port to consider tourist and recreational facilities for the Bay Front. After some discussion on the need for further study on this and other problems the Commission concurred that the report should not be held up pending such studies, but it should now be presented to the City Council. MSUC (Adams-Chandler) Recommend to City Council approval of the Revised RESOLUTION PCM-70-5 General Plan as presented Director of Planning Warren recommended that when the 1970 census information becomes available a major overhaul of the General Plan should be undertaken and that some of the work may need to be done by a consultants' firm. To be set for hearin~ - Prezonin~ to R-1 - Jaehn's Orange Avenue Annexation This is the property for which the tentative map of Vista Loma Verde Sub- division has been submitted. MSUC Macevicz-Adams) Public hearing for prezoning to R-l, Jaehn's Orange Avenue Annexation be set for April 6, 1970. ORAL COMMUNICATIONS Mr. Niek Slijk, representing the Chamber of Commerce, reported that during discussion of the General Plan the Downtown Association raised the question as to what is the long range planning for the downtown area as it relates to the Civic Center. It is their request that as soon as the 1970 census reports are available, a major revision of the master plan be considered with emphasis on the central business district--this area includes the general section on Third Avenue, between E and H Streets, and from Second Avenue to the Civic Center area. With the Civic Center just a block from the downtown area, a thorough analysis should be made of changes in the central business area. Member Macevicz expressed his disagreement with having traffic blocked on Fig Avenue back of the Civic Center through the use of barricades at the boundary of the employees' parking lot. He felt that traffic should be permitted to circulate around the Civic Center to facilitate visitors and residents going to the court building or county health department. Director of Planning Warren commented that it should be kept in mind that the success of the Civic Center Plan has to do with the complete implementation of the plan; unfortunately, during the building process, it is chaos. It has not been determined what to do concerning the traffic problem while the buildings are under construction; it is the opinion of the Traffic Engineer that permitting traffic to go through the parking lot is not a good idea. -10- 3/23/70 Chairman Rice suggested that Mr. Macevicz convey his feelings to the City Administrator; he felt it should be left to the Engineering staff to resolve this problem. Mr. Gene York, 280 K Street, speaking on his own behalf, stated that he shares the Commission's concern with getting the revision of the General Plan to the City Council without further delay, but he was disappointed that the plan, as revised, does not answer the problems he has brought up on two occasions. He was critical of not having another public hearing after the workshop and of not having the public hearing reopened before taking action tonight. He urged that the Commission make the strongest recommenda- tion possible to the City Council that they include in the budget for next year the necessary funds, and explore the possibility of an outside source, to hire a consulting firm of the same stature that did the Civic Center Plan to make a major revision of the General Plan when the 1970 census figures are available. ADJOURNMENT MSUC (Macevicz-Chandler) The meeting be adjourned at 9:35 p.m. Respectfully submitted, Helen S. Mapes Acting Secretary