HomeMy WebLinkAboutPlanning Comm min 1972/01/17 MINUTES OF A REGULAR ADJOURNED MEETING OF THE
CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
January 17, 1972
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: Stewart, Adams, Macevicz, Chandler, Rudolph and ex-officio
member Miller. Absent (with previous notification): Member Rice. Also present:
Director of Planning Warren, Associate Planner Lee, City Attorney Lindber9,
Assistant City Attorney Blick and Assistant Director of Public Works Robens.
APPROVAL OF MINUTES
Chairman Stewart requested that the minutes of January 3, 1972 be corrected on
page 12 to indicate that his comment as conveyed by Chairman Pro Tem Rice con-
cerning preservation of marshland, should have read: "He felt the 25 percent
they propose to hold in reserve for marshes, wildlife, etc. may be a little too
high, and more realistically it should be closer to 10 or 15 percent."
MSUC (Adams-Chandler) Approval of the minutes of the meeting of January 3, 1972
as corrected.
RESOLUTION - Finding a group of municipal improvements in conformance with the
adopted Civic Center Master Plan
City Attorney Lindberg reminded the Commission the City Council has determined
the necessity to place before the voters a general obligation bond issue in the
amount of $3 million at the election in April, 1972. The bond counsel pursuant
to new state regulations has required that the Planning Commission adopt a
resolution improving in general concept the municipal improvements intended to
be accomplished as conforming to the adopted Civic Center Master Plan. Mr.
Lindberg requested that the Commission adopt the resolution as one of the steps
essential to bond election.
MSUC (Rudolph-Macevicz) Adoption of resolution finding that a group of munici-
RESOLUTION PCM-72-1 pal improvements are in conformance with the adopted
Civic Center Master Plan.
PUBLIC HEARING (Cont.): REZONING - 4 acres ea.s~ of Albany between Tremont and
Mont~omers - I-L to R-3 - I~nacio Arellano
Director of Planning Warren reminded the Commission the public hearing was
previously continued on this request for rezoning of a 4-acre parcel adjacent
to an elementary school site to give the City a chance to complete negotiations
for a federal grant to purchase this property for park purposes. It appears that
funds will be granted but the definite outcome of negotiations with the federal
government will not be known until the middle of February. It is recommended
that the public hearing be continued to the last Commission meeting in February.
Chairman Stewart called upon a representative of the applicant for his response
to such a continuation without opening the public hearing.
Laurence Baldauf, Attorney, 2800 E1Cajon Boulevard, representing the applicant,
reported there is no objection to a continuation to the end of February but they
-2- 1/17/72
would not want the matter indefinitely delayed without some statement that the
City plans to buy the property.
MSUC (Chandler-Macevicz) The public hearing to consider rezoning 4 acres east
of Albany Between Tremont and Montgomery be continued to the meeting of Feb-
ruary 28.
PUBLIC HEARING: VARIANCE - 691 Gretchen Road - Reduction of setbaCk for
construction of 6' fence - George L. Grig~s
Associate Planner Lee indicated the location of the lot fronting on Gretchen Road
and running through to J Street. The applicant is requesting permission to con-
struct a 6' fence at the property line adjacent to J Street. A similar variance
request was granted last year for the second lot to the west of this property.
Due to the elevation of J Street above the rear yard of the lots, the required
25' setback would be ineffective in providing privacy from the street. Mr. Lee
pointed out that a fence located on the property line would have to be re-
located in the event J Street is widened in the future. He reviewed the conditions
recommended by the staff for approval of the variance.
This being the time and place as advertised, the public hearing was opened.
Gerald B. Autrey, Anco Fence Co., 7626 North Avenue, Lemon Grove, confirmed
that the proposed fence would be in conformity with the one previously constructed
on property to the west.
As no one else wished to speak, for or against, the public hearing was closed.
Member Macevicz objected to the variance due to the appearance of this type of
fence adjacent to the street right-of-way and indicated the justification was
not the same as that two lots west.
Member Adams added that it would be preferable if a fence were constructed
uniformly along all of the lots extending from Gretchen to J Street. He felt
however, the people are entitled to relief from the public view and favored
granting the variance if the material and height of the fence are the same as
the one previously constructed.
The Commission discussed the possibility of requiring some type of landscaping
between the fence and the street.
MSC (Adams-Rudolph) Approval of variance for 691 Gretchen Road for construc-
RESOLUTION PCV-72-2 tion of 6' high fence at property line adjacent to J
Street subject to the following conditions:
1. The proposed fence may be relocated by the City when the widening of East
J Street is accomplished.
2. The design and materials of the proposed wall or fence to be constructed be-
fore or after the widening of East J Street shall be subject to approval by
the Zoning Administrator to insure compatibility with adjoining walls or
fences.
-3- 1/17/72
3. The final setback of said wall or fence shall be reviewed by the Zoning
Administrator to insure no sight distance problems will occur.
4. If feasible, landscaping may be required between the fence and the street.
Findings are as follows:
a. That a hardship peculiar to the property and not created by any act of the
owner exists.
A 3-1/2' high wall or fence will not permit privacy of the rear yard area
due to the difference of elevation between the street and rear yard area.
b. That this variance is necessary for the preservation and enjoyment of sub-
stantial property rights possessed by other properties in the same zone and in
the vicinity of the subject property.
Present subdivisions are required to erect a 5' to 6' high wall at the rear
of double frontage lots. No setback is established for fencing in the rear
yard area.
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.
If no problems with sight distance are created, no detrimental effects will
result from the granting of this request.
d. That the granting of a variance will not be contrary to the objectives of
the General Plan.
The General Plan is not affected.
The motion carried by the following vote:
AYES: Members Adams, Rudolph, Stewart and Chandler
NOES: Member Macevicz
ABSENT: Member Rice
SUBDIVISION - Request for approval of Tentative Map for Locdel Estates~ Unit #2
P--~-LIC HEARING: VARIANCE ' Reduction in minimum lot size, 6,00~ sq. Vt. to
5,374 sq. ft. -.Lot...No. 1 of L'ocdel Estates.~ Unit #2
Associate Planner Lee pointed out the location of the 6 lot subdivision which
would complete development on Mariposa Circle. Lot 1 on the map is under the
minimum area required by ordinance which necessitates the application for a
_ variance in conjunction with approval of the subdivision map. Mr. Lee pointed
out that overhead electrical lines presently cross this vacent property and the
applicant proposes to relocate this easement to the rear property lines.
-4- 1/17/72
Mr. Lee reported that the Sweetwater Union High School and the Elementary School
District both responded to the request for approval of this subdivision, with an
indication from the elementary district that they can accommodate the school
children from this development. The high school district reports their facilities
are crowded and it is their philosophy to charge all developers a fee for the
students generated through new construction.
Mr. Lee then discussed the possibility of providing a pedestrian easement at the
edge of Lot 2, then across church property to East Naples to accommodate school
children attending Greg Rogers School from this area.
Mr. Lee reviewed the variance request for reduction in required minimum size for
one lot, pointing out there is no practical way to complete Mariposa Circle and
create a 6,000 sq. ft. lot.
This being the time and place as advertised, the public hearing was opened for
consideration of the variance request and discussion of the tentative map.
Frank Phillips, 3942 Horton Road, Bonita, engineer representing the developer,
reported that the conditions recommended by the staff are acceptable to the
developer, with some reservation about the proposed pedestrian walkway.
George LeBaron, 623 Mariposa Circle, raised questions concerning the elevation of
the lots, speed control of the street and location of fire hydrants. He was ad-
vised these are questions which can be answered by the Planning and Engineering
staff and are not relevant to the land use under consideration by the Commission.
Mr. LeBaron concurred that the walkway is a necessary and desirable feature.
As no one else wished to speak, the public hearing was closed.
MSUC (Chandler-Macevicz) Recommend to the City Council the approval of the
Tentative Map for Locdel Estates, Unit #2, subject to the following conditions:
1. The subdivider shall comply with City Council Resolution No. 6140 concern-
ing the availability of public facilities prior to submission of a final
map to the City Council.
2. The subdivider shall comply with the under§rounding requirements of Chapter
34 of the City Code.
3. The final grading plan shall provide for the lowest pad elevations which are
feasible.
4. This subdivision map is conditioned on the granting of a variance to allow
the creation of a lot (Lot No. 1) with less than 6,000 sq. ft.
5. If the property owners to the south of the subdivision grant an easement for
a pedestrian way, the subdivider shall grant a pedestrian easement over
the eastern 8 feet of Lot No. 2 and install the improvements as specified
in the Subdivision Ordinance from Mariposa Circle to the southerly lot line
of Lot No. 2.
-5- 1/17/72
6. Slope planting shall conform to the following standards and requirements:
a. Complete landscaping and irrigation plans with related specifications
including construction techniques, maintenance and guarantees, shall be sub-
mitted and approved by the City's Landscape Architect prior to the recording
of any final subdivision map, and before any grading permit has been issued.
b. All landscaping and irrigation systems shall be installed within 30 days
after grading is completed except that the requirement shall be postponed
for any lots that have been issued building permits, until 30 days after final
inspection. In cases of partial development, the developer may request in
writing to the Zoning Administrator, within 15 days after grading is completed,
deferral for all or part of the remaining areas. The developer shall show just
cause for such deferral and shall indicate the estimated time of completion of
the remaining area.
c. All landscaping shall be maintained by the contractor or developer.
Seeded areas, cuttings, plants, shrubs and trees shall be replaced if seeds
fail to germinate or if any plants fail to grow. Maintenance shall continue
by the contractor or developer until the owner, lessee or renter takes oc-
cupancy, at which time they shall assume responsibility.
d. Planting standards, soil preparation, fertilization, and weed control
shall be in conformance with the City of Chula Vista Landscape Manual
adopted by Resolution 5295 of the City Council.
e. A chemical soil analysis shall be submitted for determination of both
nutrient deficiencies and soil structure. In addition, a saline or salt
test shall be made to identify whether or not excessive salts exist in the
ground.
f. Slopes less than 6' in vertical height shall utilize fine leaf ice plant,
such as mesembrianthemum croceum or rosea. Substitutes or alternatives may
be considered by the City's Landscape Architect subject to the submission of
complete specifications. Plant cuttings shall be tip cuttings and not
lateral cuttings and not less than 6" in length. Cuttings shall be staggered
spacing a maximum of 12" on center.
g. Slopes of 6' to 10' in vertical height shall utilize the fine leaf ice
plant or substitutes as provided in paragraph f on the top and bottom 3' in
vertical height, with the balance of the slope to be planted with carpobrotus
edule. Substitutes or alternatives may be considered by the City's Land-
scape Architect subject to the submission of complete specifications. Plant
cuttings shall be tip cuttings with all plantings to be in rows parallel to
the top of the slope and staggered spacing 12" on center for each row.
h. Slopes of 6' or greater in vertical height shall be covered with jute
matting. Specifications shall be submitted and approved by the City's Land-
scape Architect. These specifications shall specify length of wire staples
or other fastening device, amount of overlap and other pertinent details to
insure proper installation in a workmanship manner. Substitutes for jute
matting may be considered and approved by the Landscape Architect.
-6- 1/17/72
i. Slopes greater than 10' in vertical height shall be planted, in addition
to the requirements stated in paragraphs f and g, with one shrub or tree per
100 sq. ft. of slope area. These shrubs or trees are to be selected by a
Landscape Architect for aesthetic values as well as deep rooting qualities.
j. Slopes greater than 10' in vertical height shall be irrigated by a
sprinkler system controlled by a valve located on the lot to be sprinkled.
k. The Zoning Administrator may modify or grant an extension of time for
any of the above provisions where sufficient hardship, and/or exceptional
circumstances are shown by the applicant that such provision is unwarranted.
7. The following sewer assessment shall be paid:
Telegraph Canyon Trunk Sewer Assessment of $75.00 per single-family dwelling
unit plus 4% interest per annum calculated on a quarterly basis commencing
January 5, 1972.
8. The developer shall remove the two existing cul-de-sacs and complete full
improvements by constructing curb, gutter sidewalks, driveways and planting
areas behind walks where cul-de-sacs were removed.
9. The subdivision boundary shall be tied to the Lambert Projection for Cali-
fornia coordinate system Zone VI. This shall be accomplished by tying the
subdivision boundary to a minimum of two established horizontal control
monuments on file in the office of the City Engineer.
10. The existing poles and wires crossing Lots 2-4 shall be undergrounded.
MSUC (Macevicz-Chandler) Approval of variance for reduction in minimum lot
RESOLUTION PCV-72-3 size from 6,000 sq. ft. to 5,374 sq. ft. for Lot
No. 1 of Locdel Estates, Unit #2 subject to the
utilization of a retaining wall along the west
property line.
Findings are as follows:
a. That a hardship peculiar to the property and not created by any act of the
owner exists.
Because of established street alignments and subdivision boundaries, it is
impossible to create a lot with 6,000+ sq. ft.
b. That this variance is necessary for the preservation and enjoyment of sub-
stantial property rights possessed by other properties in the same zone and in
the vicinity of the subject property.
Any new subdivision in this area of l0 or more lots would qualify for 5,000+
sq. ft. lots. The existing subdivisions have no lots of less than 7,000 sq.
ft.; therefore, this proposal is for less than 10% of 5,000+ sq. ft. lots in
the total area.
-7- 1/17/72
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 ordi-
nance or the public interest.
The minimum separation to the eastern property line is 5' for this 5,000 sq.
ft. lot. If it were a 6,000 sq. ft. lot the minimum side yard would be 3'.
Also, there is a 3'+ grade separation to the adjacent properties.
d. That the granting of a variance will not be contrary to the objectives of
the General Plan.
The land use and density are in conformance with the General Plan.
SUBDIVISION - Request for approval of revised Tentative Map of Bonita VieW Terrace
Associate Planner Lee displayed a plat showing the location of the subdivision
on the east side of Otay Lakes Road. This is a one lot condominium development
which was approved with an access road located at the south end of the project.
At that time it was felt the road could serve this development and also the
property to the south; however, the developer has been unable to reach an agree-
ment with the owner of the adjacent property for slope rights and it is necessary
to change the location of the access road back to their original proposal. This
has required a revision of road grades and will require a revised grading plan
for the project.
Mr. Lee expressed the staff's concern over the number of access points which may
be required along Otay Lakes Road, but felt there is no alternative to permitting
an access road for this development. A map delineating potential access points
was discussed.
Eugene Kresenski, Rick Engineering, reported that the conditions proposed by the
staff are acceptable to the applicant.
MSUC (Adams-Rudolph) Recommend to City Council the approval of revised tentative
map for Bonita View Terrace, subject to submission of a revised grading plan for
staff approval.
Request for architectural approval of Plaza International Motel - 27 Broadway
Associate Planner Lee displayed the proposed elevations of the 39 unit motel
fronting on Broadway. The design indicates slump block construction with red
tile roof at the front and red rock roof at the side elevations. Since this
building site is 30' above the adjacent property to the north, it affords maximum
exposure of the northern elevation and the staff feels the architectural theme
of the front elevation should be extended to the north side of the structure as
well.
Dennis Bigelow, representing International Hotels, submitted a rendering of
their proposed building and suggested that landscaping adjacent to the north wall
would break up the expanse. He stated it would be economically infeasible to use
-8- 1/17/72
the type of architecture proposed for the front elevation on the side of the
building. He confirmed that it is a two-story building and the height of the
wall is 17'8" to the roof line.
The Commission did not object to the use of red rock for the side elevations of
the roof, but concurred that some architectural design should be included to
break the expanse of the wall.
MSUC (Rudolph-Macevicz) Denial of architectural approval for the plan submitted
for 27 Broadway and that the applicant confer with the Planning staff concerning
architectural treatment for the north wall and the submission of adequate land-
scaping plans.
Director's ~Rgport
Director of Planning Warren distributed to the Commissioner's copy of an article
taken from the monthly report issued by Security Bank concerning a change in the
trend of construction. Mr. Warren suggested that if any Commissioners are in-
terested in being placed on the mailing list for this monthly summary, it can
be done.
Members Stewart and Macevicz indicated their interest in receiving this bulletin.
Mr. Warren also commented on the need to hold a workshop meeting to discuss re-
vision to the C-O sign ordinance, and also development standards. He noted the
staff has developed reports on these two items and have slide presentations for
Commission review. He recommended that a workshop meeting be scheduled for
January 31.
All Commissioners expressed concurrence and preferred that the workshop be
scheduled for 5:00 p.m. before the dinner hour.
Commission Comments
Members Macevicz and Rudolph expressed interest in attending the Institute for
Planning Commissioners to be held in San Jose, February 23-25.
ADJOURNMENT
MSUC (Macevicz-Chandler) The meeting be adjourned to the meeting of January 24,
1972. The meeting adjourned at 8:20 p.m.
Respectfully submitted
Helen Mapes, Secreta~