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HomeMy WebLinkAboutReso 1987-13285 RESOLUTION NO. 13285 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA FINDING THAT THE PROPOSED 9,600 SQUARE FOOT RESTAURANT BUILDING (THE SOUP EXCHANGE) AT THE NORTH- WEST CORNER OF BAY BOULEVARD AND F STREET IS CONSIS- TENT WITH THE CERTIFIED CHULA VISTA LOCAL COASTAL PROGRAM AND APPROVING COASTAL DEVELOPMENT PERMIT NO, 31 The City Council of the City of Chula Vista does hereby resolve as follows: WHEREAS, the City of Chula Vista Local Coastal Program (LCP) has been certified by the California Coastal Commission; and, WHEREAS, said LCP includes Coastal Development Permit procedures determined by the Commission to be legally adequate for the issuance of Coastal Development Permits and the City of Chula Vista has assumed permit authority of the Chula Vista Coastal Zone; and, WHEREAS, a public hearing was duly noticed and held on October 13, 1987 in accordance with said procedures; and, WHEREAS, the City Council of the Chula Vista, as "approving authority" has reviewed and considered the information in Negative Declaration IS-82~8 and Addendum B thereto and has reviewd the proposal for the construction of 9,600 square foot restaurant building (Soup Exchange) proposed at the northwest corner of Bay Boulevard and F Street. NOW, THEREFORE BE IT RESOLVED by the City Council of the City of Chula Vista as follows: A. The City Council hereby readopts Negative Declaration IS-82-8 and Addendum B thereto attached as Exhibit A; and B. The City Council hereby finds, based on the followin9 findings, that the proposed construction of a 9,600 square foot restaurant building (Soup Exchange) at the northwest corner of F Street and Bay Boulevard, subject to conditions listed in Exhibit B attached hereto and incorporated herein as though fully set forth, is found to be consistent with the policies of the Chula Vista Bayfront Local Coastal Program: 1. The project is located on the eastern boundary of the coastal zone adjacent to Interstate-5 and does not have direct bay frontage, therefore, will not preclude waterfront related recreational, visitor-serving commercial or marine resource development. 2. This proposal is not located near any wetland resources or the San Diego Bay nor are there any significant drainage facilities on-site; therefore, this project will not affect wetland resources. 3. The project as proposed is in conformance with the visitor- commercial land use designation for the site and subject to conditions listed in Exhibit B of this resolution will conform to visitor-commercial development regulation set forth in the LCP. 4. The project site does not provide access to San Diego Bay or any other water oriented resource, therefore, will not conflict with public access policies of the Coastal Act. Statewide and regional interpretive guidelines have been reviewed and the proposed project has been found to be in conformance with the public access and public recreational policies of Chapter 3 of the Public Resources Code. C. The City Council of the City of Chula Vista hereby authorizes the issuance of Coastal Development Permit No. 31. Presented by Approved as to form by p~u(~ ~? ~ ' / r , 'De sroc r s .omas J. Community Development Director City Atto(rffey ADOPTED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF L, HULA VISTA, CALIFORNIA, this 13th day of. Octobez: 19 87 , by the following vote, to-wit: AYES: Councilmembers HcCandliss, Cox, i'1oore, Nader, Italcolm NAYES: Counci 1 members i~one ABSTAIN: Councilmembers None ABSENT: Councilmembers ~¢one ,TE OF CALIFORNIA ) COUNTY OF SAN DIEGO ) ss. CITY OF CHULA VISTA ) I, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chula Visfo, California, DO HEREBY CERTIFY thot the obove and foregoing is 0 full, true ond correct copy of RESOLUTION N0. 13285 ,ond that the same hos not been amended or repealed DATED ~ City Clerk CiTY OF CHULA VlSi'A CC-660 " negative declarat n PROJECT NAME: Cyrstal T's Emporium PROJECT LOCATION: Bay Blvd., North of F Street, Chula Vista PROJECT APPLICANT: Atlas Hotels, Inc. 500 Hotel Circle North San Diego, CA 92138 CASE NO. IS-82-8 DATE: October l, 1981 A. '~Pr6ject Setting The project location consists of 1.283 acres at the northeast corner of Bay~ Boulevard and "F" Street (parcel 1) andl.2 acres at the northwest corner (parcel 2). 'Parcel 1 was previously the site of a wrecking yard facility which has been relocated leaving a vacant lot with no significant v. egetation or structures. Parcel 2 is a vacant lot bounded on the west side and traversed by railroad tracks. There are no significant trees or structures located on this site either. Interstate 5 freeway is located immedilately east of parcel l, a specialty restaurant is located north of this parcel and "F" Street is located to the south. :B. ' Project Descf'iption The proposed project involves the construction of a 9,600 Sq- ft. restaurant/ lounge and 103 onsite parking spaces on parcel 1 and. 26 parking spaces and a small public park on parcel :2. The restaurant will contain 180 dining room seats, 60 patio seats~ 163 cocktail lounge seats, and a 400 Sq- ft. dance floor. ,!C, *"~Compatibilit~,wtth zoning and plans The pr6posed project iS compatible with the City of Chula Vista's Bayfront Redevelop- ment Project Plan, the Cityis Local Coastal Program and the current zoning on the project site (C-V-P). The zoning ordinance requires a total of 137 parking spaces for the seating proposed within the structure. A total of 24 parking spaces would be required for the patio seating. The applicant has submitted a schedule of ' operating hours which indicate that portions of the facility would not be operating at the same t}me (see discussion in Sec. D.2 below). The Redevelopment Agency shall review the adequacy of the site. :D. 'Identification of enVironmental effects 1. Soils/Geology/GroUnd Water Expansive soils have been identified in the project vicinity in addition to the presence of ground water and the potential' for liquefaction. Tidal action would dictate the level of ground water beneath the project site. A Geology/ Soils report shall be prepared and recommendations incorporated into the project to insure stable construction prior to any development. Further discussion on existing soil conditions may be found in EIR-79-6 (Bay Boulevard). ~,. cily of chula vlsla plannln~l dep8rlmenl ~ environmental review sectlo~ " IS-82-8 2 2. Transportation/Access EIR-79-6 discusses the development of the east side of Bay Boulevard between "E" Street and "F" Street and street improvements along Bay Boulevard. The land uses discussed in the EIR included projects that have since been approved by the City~ a ll6 room motel, a 4,100 sq. ft. coffee shop, and a 7,700 sq.ft. spedalty restaurant (currently under construction). Proposed in EIR-79-6 was a fast-food restaurant which was anticipated to generate up to 2,130 vehicle trips per day. The proposed project, a specialty restaurant, would replace the fast-food restaurant, and is anticipated to generate approximately 1,445 vehicle trips per day, 67% less than the previous proposed land use. EIR-79-6 determined that the circulation system is adequate to handle a high volume restaurant, therefore, the Cityis Traffic Engineer does not anticipate any Significant adverse impacts resulting from the proposed project° The applicant has proposed a total of 103 parking spaces on parcel 1 and 26 parking spaces on parcel 2, in addition to 10 curbside parking spaces. The City~s Traffic Engineer has indicated that the curbside parking spaces would have to be eliminated due to improper sight vision for exiting ~ehicles and a future bicycle lane. A total of 129 parking spaces would then be available for the proposed restaurant/lounge° The applicant proposes to close the patio dining area after 8:00 p.m. The lounge business rarely hits a peak activity period prior to that hour, therefore, the need for additional parking above that required for the dining room and lounge areas (137 spaces) is questionable. The applicant should enter an .agreement with the Redevelopment Agency to limit the patio dining area to an 8:00 p~m. closing hour to assure adequate parking facilities. Approval by the Redevelopment Agency will be required for any reduction of the parking require- ments. Although the proposed project has eight parking spaces less than the zoning ordinance requirement, this amount would not result in a significantly adverse environmental impact. .E. Miti~ation necessaryto avoid significant'effects 1. A Geologic/Soils report shall be prepared and recommendations contained therein shall be incorporated into the project. 2. The applicant shall enter an agrement with the City of Chula Vista (Redevelop- mentAgency) that the patio dining area shall be closed by 8:00 p~m. in the evening. (Note: Curbside parking may not be allowed adjacent to the project site. ~ Findings of insignificant impacts 1. There are no significant natural or manmade resources within the project area (parcel 1 or parcel 2) that could be adversely affected by project implementation. IS-82-8 3 2. The proposed reataurant/lounge is in conformance with the General Plan and will not achieve short term to the disadvantage of long term environ- mental goals. 3. All potential impacts can be mitigated and none are anticipated to interact and cause any cumulative effect on the environment. 4. The project will not create any source of significant noise or odors, nor will any hazards to human beings result. G. 'Consultation 1. Individuals and Organizations City of Chula Vista Steve Griffin, Associate Planner Shabda Roy, Associate Engineer Bill Harshman, Senior. Engineer Tom Dyke, Building Department Ted Mensell, Fire Marshal Duane Bazzel, Assistant Planner Pam Buchan, Administrative Analyst Ted Brumleve, Applicant's architect 2. Documents EIR-79-6, Bay Boulevard IS-81-18, Days Inn Motel and restaurant IS-81-26, E1 Torito Restaurant Bayfront Redevelopment Plan Program Local Coastal Program The Initial Stud'/Application and evaluation forms documenting the findinqs of no si~nificant impact are on file and available for public review at the Chul.'~ Vista Planninq Dcpt.~ 2~6 4th Avenue~ Chula Vista, CA 92010. '~NVIRO: ~VIEW COOrdINATOR city of chula Vista planning department ~ environmental review section EN 6 ,~ ~ ADDENDUM TO NEGATIVE DECLARATION IS-82-8 FINDINGS REGARDING THE ADEQUACY OF CONDITIONED NEGATIVE DECLARATION I5-82-8 A. BACKGROUND The Environmental Review Procedures of the City of Chula Vista provide that the Environmental Review Coordinator shall review any significant project revisions to assure that there will be no potential for significant environmental !impacts which have not been previously evaluated in a Negative Declaration or Environmental Impact Report. If the ERC finds that a proposed project is essentially the same in terms of impact or circumstances under which the project is to be undertaken, the ERC may recommend that a previously prepared ND/IS or EIR be utilized as the environmental document for the project. B. PROJECT DESCRIPTION The project applicant proposes to revise the interior and exterior design of a previously reviewed restaurant/cocktail lounge proposal located at the northeast corner of Bay Boulevard and 'F' Street. The restaurant/cocktail lounge will be reduced in size from 9,600 sq. ft. to 8,579 sq~ ft. and from 403 seats and a dance floor to 267 seats and no dance floor. Parking remains the same at 103 onsite spaces with 26 spaces located across Bay Boulevard in a city park. C. ANALYSIS 1. Soils/Geology/Ground Water Expansive soils, ground water and a potential for liquefaction have been ,, found to bepresent in the project area and a geology/soils report was previously required of the project. There are no changes in the project that would change " this requirementor further exacerbate the expansive soils or potential liquefaction problem. 2. Transportation/Access The previous project discussed in IS-82-8, resulted in a development with 129 parking spaces available. 'Due to a reduction in the number of seats in the revised project, the required number of parking spaces now total 107 spaces (previously 137 spaces). Combined with the parking spaces located in the adjacent city park, there are still 129 parking spaces available, 22 spaces above the zoning ordinance requirement. There is no longer a needto regulate seating and/or operating hours as discussed in IS-82-8. The ten curbside parking spaces will still require elimination due to improper site vision for exiting vehicles, the circumstances of which have not changed. D. CONCLUSION Based on the above discussion, I hereby find that the environmental effects resulting from the revised restaurant/cocktail lounge and the circumstances under which the project is being undertaken is essentially the same and recommend that the Design Review Committee and the Redevelopment Agency readopt Negative Declaration IS-82-8 prior to taking action on the project, subject to mitigation measure #1, ~elative to soils and geology) specified in the Negative Declaration. Environmental Review Coordinator Date ADDENDUM B TO NEGATIVE DECLARATION IS-82-8 FINDINGS REGARDING THE ADEQUACY OF CONDITION NEGATIVE DECLARATION IS-82-8 A. BACKGROUND The Environmental Review Procedures of the City of Chula Vista provide that the Environmental Review Coordinator shall review any significant project revisions to assure that there will be no potential for significant environmental impacts which have not been previously evaluated in a Negative Declaration or Environmental Impact Report. If the ERC finds that a proposed project is essentially the same in terms of impact or circumstances under which the property is to be undertaken, the ERC may recommend that a previously prepared ND/IS or EIR be utilized as the environmental document for the project. B. PROJECT DESCRIPTION The project applicant proposes to construct a 9,000 sq. ft. restaurant/ cocktail lounge at the northeast corner of Bay Boulevard and "F" Street. The restaurant will contain a total of 320 seats. Parking for 128 cars will be provided, 106 onsite and 22 offsite. Previous proposals analyzed for this site including a 9,600 sq. ft. restaurant and a 8,579 sq. ft. restaurant. C. ANALYSIS 1. Soils/Geology/Groundwater Expansive soils, groundwater, and a potential for liquefaction have been found to be present in the project area and a geology/soils report was previously required of the project. There are no changes in the project that would change this requirement or further ,. exacerbate the expansive soils or potential liquefaction problem. 2. Transportation/Access The previous project discussed in IS-82-8, resulted in a development with 129 parking spaces available. The proposed onsite parking plus the parking located in the adjacent City park will total 128 spaces. · ' There is no longer a need to regulate seating and/or operating hours as discussed in IS-82-8. No curbside spaces are proposed with this project, although a pedestrian drop-off area is proposed along Bay Boulevard. Site distance should not be a problem since no parking is proposed near either proposed driveway along Bay Boulevard. D. ~NCLUSION Based on the above discussion, I here~ find that the enviro~ental effects ~sulting from the revised ~staurant/cocktail lounge and the circumstances under which the project is being undertaken are essentially the same and r~ommend that the ~sign Review Co~ittee and Redevelopment Agen~ readopt Negative Declaration IS-82-8 prior to taking action on the project, subject to mitigation measure no. 1 {relative to soils and geology) specified in the Negative Declaration. Date WPC 1580P -2- EXHIBIT B SOUP EXCHANGE CONDITIONS OF APPROVAL OCTOBER 13, 1987 a. A maximum of 25% of onsite parking spaces shall be designed as compact size spaces. b. The seating capacity shall be limited to 320 seats based on the applicant providing 128 approved parking spaces. NOTE: Seating shall be reduced at a ratio of 2-1/2 seats per space dependent upon the number of parking spaces provided. c. If requi red parking i s permitted within the adjacent park, the developers shall design a program, in coordination with the City's Landscape Architect and Traffic Engineer, to deter pedestrian flow across Bay Boulevard, except at the intersection of "F" Street. d. No parking will be permitted along Bay Boulevard. e. Alignment of the southerly driveway will require approval of the City Engineer. f. Incorporate each of the Engineering Department's comments (Attachment #1) prior to building permit submittals. g. A landscape and irrigation plan shall be prepared and shall be coordinated with the City's Landscape Archi tect prior to approval of building permits. h. Details of the proposed exterior fountains will be subject to staff approval prior to building permits. i. The proposed project shall adhere to requirements of the Building Department regarding exit requirements. A revised plan shall be submitted to staff prior to submitting for building permits. j. A complete sign program shall be submitted to the Design Review Committee for review. Materials, colors and sizes shall adhere to the Bayfront Sign Program and shall be shown on the building elevations. k. The pedestrian drop-off, vehicle turnout are be sent to the Safety Commission for review and presented to the Agency at a future date for consideration. 1. Developer shall comply with all development regulations contianed in the Bayfront Specific Plan. m. All Conditions of Approval shall be met prior to issuance of building permit. WPC 3189H