Loading...
HomeMy WebLinkAboutAgenda Statement 1986/01/07 Item 5 COUNCIL AGENDA STATEMENT Item 5 Meeting Date 1/7/86 ITEM TITLE: Public Hearing: Consideration of Conditional Use Permit PCC-84-11 ; request to establish a church, day school and preschool at the northwesterly corner of East "H" Street and Buena Vista Way - Pilgrim Lutheran Church Resolution / 3/ Approving PCC-84-11 for a church and school facilities at East "H" Street and Buena Vista Way SUBMITTED BY: Director of Planning{,V REVIEWED BY: City Manager 9 (4/5ths Vote: Yes No X ) This proposal involves a request to approve a master plan for a church, day school and preschool on 9.5 acres located at the northwesterly corner of East "H" Street and Buena Vista Way in the P-C zone. An "Unclassified Use" of a private school may be considered for location in any zone subject to City Council approval . RECOMMENDATION: Concur with Planning Commission recommendation. BOARDS/COMMISSIONS RECOMMENDATION: On November 13, 1985, the Planning Commission: (1 ) recertified EIR-83-2A with Addendum, which is herewith forwarded for Council recertification and review, and (2) by a vote of 5-1 with one absent, recommended that the City Council adopt a resolution approving the request in accordance with Planning Commission Resolution PCC-84-11 . DISCUSSION: Existing Site Characteristics The property is a vacant 9.5 acre site located on the north side of East "H" , just west of the proposed extension of Buena Vista Way. The site is at approximately the same elevation as East "H" Street and dropping some 75 feet into a canyon floor at the north end. The El Rancho Del Rey Specific Plan designates the southerly two-thirds of the site for public facilities with the northern one-third designated as open space or park. Adjacent property to the east and west are designated for medium density residential development. by the City Council of Chula Vista, California )ated /—* 7 � Page 2, Item 5 Meeting Date 1/7/86 Proposed Use The proposal includes a total of 46,000 sq. ft. of floor area, including a church with a seating capacity of 435, a K-6 day school and preschool that combined would accommodate no more than 400 students, a gymnasium, living quarters and various other miscellaneous structures. An athletic field and turfed open area would occupy the northerly one-third of the property, and 145 off-street parking spaces would be provided to serve the entire complex. It is the intent of the applicant to build the complex in phases: the first phase would consist of the preschool and parish hall together with a storage/garage structure and a portion of the parking lot to meet City standards; the second phase calls for the construction of the school ; the third phase would involve the construction of the main sanctuary; the fourth and final phase would involve the construction of the gymnasium and associated athletic field and turfed open space. Additional portions of the parking area would be added concurrent with the phasing. Analysi s In terms of site development, the location and orientation of the buildings and outside activity areas function well internally and have a good relationship to adjacent properties. The main structures are located along the westerly boundary of the site at a lower elevation than property to the west and oriented to the east, away from adjoining land slated for residential development. The playground areas are located on the far side of buildings and on the northerly portion of the site which is designated for park/open space use on the proposed El Rancho Del Rey Plan. An acoustical analysis has been prepared which shows that the proposal meets the standards of the City' s Noise Ordinance (see attached analysis). The staff is in the process of developing standards for private elementary schools. The Planning Commission expressed general satisfaction with the following standards presented in workshop session on September 18, 1985: Elementary Schools (K through 6) 1 . Students per acre (maximum) 85 2. Students per classroom (maximum) 30 3. Building floor area/classroom (minimum) 1 ,000 sq. ft. 4. Play area/300 students 2.00 ac. 5. Basic allocation of play area: (a) Turf - 30% (b) Hardscape, courts, walks - 50% (c) Untreated areas - 20% (sand dirt, equipment) 6. Area of the site of a 300 student 3.5 ac. elementary school 7. Off-street parking (minimum) 1 .0 space/classroom +3 sp. Page 3, Item 5 Meeting Date 1/7/86 According to these standards, a 400-student school would require a total site area of 4.7 acres, including 2.7 acres of play area, 13 classrooms, and 16 parking spaces. In comparison, the school in question occupies approximately two-thirds of the site or six acres, includes at least three acres of play area (gymnasium, day school and preschool playgrounds, athletic field and turf area) , and contains 12,700 sq. ft. of classroom floor area, or approximately 13 classrooms based on the draft standard of one classroom for every 1 ,000 sq. ft. of floor area. Additionally, if the 124 parking spaces necessary to serve the 435-seat church are subtracted from the 145 space total , this leaves 21 off-street spaces to serve the school , or eight more than would be required under the draft standards. The site has been reviewed by City staff as well as the adjacent property owner to determine if any possible conflicts could result in approving a master plan for the development of this site independent of adjacent parcels and no problems are foreseen. It' s generally been agreed that Buena Vista needs to be extended to provide access to both the proposed church property as well as the residential development planned to the east of Buena Vista. It has been further determined that the adjacent residential development line west of the church property can easily be served by "H" Street or the extension of Paseo Ranchero. There remains an uncertainty at this point as to the length of Buena Vista being extended to provide limited access to the proposed park and open space planned near the north end of the site. Conditions of approval recommended by the Planning Commission in Resolution PCC-84-11 include: 1. The applicant shall be responsible for all street improvements for the frontage along East 'H' Street to include, but not limited to, curb gutter, sidewalk driveway approaches, asphaltic surfacing, road transition, street lights, parking control signs, sanitary sewer facilities and any necessary dedication as determined by the City Engineer. 2. Buena Vista shall be improved to a width and length as determined to be necessary by the City Engineer with a minimum 30 ft. width dedication to extend to the northwesterly corner of the property to facilitate possible future access and service to the proposed open space park area designated for the immediate vicinity. Note: Buena Vista improvement shall include cul-de-sacing and paving to a sufficient width to provide two-way access in the event that the adjacent property to the east is not developed in conjunction with this project. Such improvements including the location of the cul-de-sac shall be at the discretion of the City Engineer. 3. Storm drainage requirements, street trees and the possible signalization at the intersection of East 'H' and Buena Vista shall be put in as required by the City Engineer. Page 4, Item 5 Meeting Date 1/7/86 4. The master plan shall be revised to reflect a minimum 30 ft. landscaped area to be provided from the edge of the property line to the end of any parking stall after the necessary dedication is determined by the Engineering Department. 5. A formal phasing plan shall be submitted subject to the approval of the City Planning Director. 6. Each building phase shall be submitted to the City' s Design Review Committee for approval of site plan, landscaping, architecture, fencing and signing. 7. All development shall be subject to any fees and/or conditions as established by the City Council through the adoption of the El Rancho del Rey Specific Plan and any amendments thereto. 8. No grading permit, building permit or other construction permit shall be issued for development of this site until the applicant has entered into a development agreement satisfactory to the City insuring that the necessary public improvements are in place in accordance with the proposed public facilities financing and phasing plan. 9. The developer shall participate in the East "H" Street Development Program established by City Council . The extent of participation shall be determined by the City Engineer in accordance with criteria established in that program. 10. The private school shall be limited to 400 elementary (K-6) and preschool students. 11 . Phase II (School Construction) , Phase IV (Turfed Open Space) , and the play facilities and gymnasium shall be constructed concurrently. 12. A grading plan shall be submitted to conform with the adjacent property. 13. A berm shall be built on the 30-foot landscaped section northerly of East "H" Street. 14. Failure of the project to conform with the Noise Standards of the City of Chula Vista will be grounds for revocation or amendment of Conditional Use Permit PCC-84-11 . WPC 2380P _ 3 i �'