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HomeMy WebLinkAboutPlanning Comm Reports/2001/06/13 AGENDA PLANNING COMMISSION MEETING Chula Vista, California 6:00 p.m Wednesday, June 13, 2001 Council Chambers 276 Fourth Avenue, Chula Vista CAll TO ORDER ROLL CAWMOTIONS TO EXCUSE PLEDGE OF ALLEGIANCE and MOMENT OF SILENCE APPROVAL OF MINUTES: April 11,2001 and May 23, 2001 INTRODUCTORY REMARKS ORAL COMMUNICATIONS Opportunity for members of the public to speak to the Planning Commission on any subject matter within the Commission's jurisdiction but not an item on today's agenda. Each speaker's presentation may not exceed three minutes. PUBLIC HEARING: 1. PUBLIC HEARING: Consideration of the Final Environmental Impact Report (EIR 01- 03) for the Salt Creek Interceptor Sewer. Project Manager: Marilyn Ponseggi, Environmental Review Coordinator 2. PUBLIC HEARING: PCZ-01-03; recommendation to amend the zoning map by rezoning Friendship Park from C-O (Administrative and Professional Office Zone) to P-Q (Public/Quasi-Public Zone) . City of Chula Vista. Project Manager: Raymond Pe, Senior Planner 3. PUBLIC HEARING: Consideration of a 37% density bonus and 4 additional credits and adoption of Addendum IS-01-51 to facilitate the construction of a maximum of 33 additional units to a new construction homeownership development of condominiums, known as Sycamore trails located within Eastlake Trails SPA 3. Project Manager: Diem Do, Community Development Specialist Planning Commission - 2 - May 23, 2001 4. PUBLIC HEARING: PCC-01-55; Four amendments to PCC-00-31, including: changing the approved property line setback for the outdoor stage from 50 feet to 25 feet; improving the design of the outdoor stage; changing the design of required lot line fencing by eliminating sound baffles; and accepting sound studies that were not conducted by a city approved sound consultant as adequate. Chula Vista Community Church. Project Manager: Kim Vander Bie, Associate Planner DIRECTOR'S REPORT COMMISSIONER COMMENTS: ADJOURNMENT: COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT The City of Chula Vista, in complying with the American with Disabilities Act (ADA), requests individuals who require special accommodations to access, attend, andlor participate in a City meeting, activity, or service, request such accommodations at least forty-eight hours in advance for meetings, and five days for scheduled services and activities. Please contact Diana Vargas for specific information at (619) 691-5101 or Telecommunications Devices for the Deaf (TDD) at 585-5647. California Relay Service is also available for the hearing impaired. PLANNING COMMISSION AGENDA STATEMENT Item: ~ Meeting Date: 6/13/01 ITEM TITLE: Public Hearing: Consideration of the Final Environmental Impact Report (EIR 01-03) for the Salt Creek Interceptor Sewer BACKGROUND: The Planning Commission held a public hearing on the close of the public review period for the Salt Creek Interceptor Sewer Draft EIR on April 11, 2001. Staff and the consultants (Dudek) have prepared the Final EIR (FEIR). The Final EIR includes public comments, responses to comments, revisions to the EIR text based on the responses to comments, a Mitigation Monitoring and Reporting Program (MMRP) and an addendum to the biological technical report. In addition, an addendum to the EIR has been prepared to address engineering refinements to the project since the close of public review. Resource Conservation Commission A meeting was scheduled for the Resource Conservation Commission's (RCe) review of the FEIR on June 11, 2001. Due to the time constraints, the results of that meeting will be reported verbally to the Commission. DISCUSSION: Project Description The Draft Environmental Impact Report is an analysis of the potential environmental impacts associated with construction of an approximate 12-mile proposed underground, polyvinyl chloride sewer pipeline 18 to 42 inches in diameter. This facility would convey flows from the planned mixed-use developments in eastern Chula Vista to the City of San Diego's Metro Interceptor Sewer. In accordance with the public facilities element of the General Plan, this facility is identified to provide sewage conveyance for approved development communities within the Salt Creek and Wolf Canyon drainage area in eastern Chula Vista. Some of the development that is proposed to be served by the project is currently built and occupied, or is under construction. Sewage generated from existing land uses east of Interstate 805 currently flow or are pumped into the Telegraph Canyon Sewer. The Poggi Canyon Sewer is currently under construction and will shortly be on-line. Some of the flows currently being pumped into Telegraph Canyon will then be diverted either by flow or pumping in the Poggi Canyon Sewer. The Telegraph Canyon facility is currently reaching capacity. Both the Telegraph and Poggi systems were not designed to convey the volumes of flow anticipated as a result from total build-out within the City's eastern development area. As explained in the General Plan, in order to accommodate planned Page 2, Item: Meeting Date: 6/13/01 and approved development within this area, construction of a new or expanded sewer facility is necessary and was anticipated by the General Plan for the City of Chula Vista. The Salt Creek Sewer Interceptor has been sized to accommodate build-out of the City as anticipated in the General Plan. The Draft EIR, which was circulated for public review was a "Program EIR" for the Salt Creek Interceptor Sewer and Wolf Canyon Trunk Sewer. It has undergone an extended 45-day review period for environmental review due to comments received from the environmental community. Wolf Canyon Trunk Sewer In the Draft EIR, the Salt Creek Interceptor Sewer is analyzed at a project-level and the Wolf Canyon Trunk Sewer is analyzed at a program-level. Following public review, it was determined that study of additional alignment options needed to be identified and studied for the Wolf Canyon Trunk Sewer. Therefore, the analysis of potential impacts of the Wolf Canyon Trunk Sewer may need to be supplemented beyond what Program EIR anticipated. That analysis may require re-analysis of some of the impacts identified in the Draft ErR, due to consideration of potentially different alignment options in the Wolf Canyon area. For that reason, the analysis of potential impact related to the Wolf Canyon Trunk Sewer, even at a program level, may no longer be relevant. At this time, the City does not intend to take any discretionary action related to the Wolf Canyon Trunk Sewer. Therefore, references to the Wolf Canyon alignment have been struck from the Final ElK POLICY OPTIONS: In an effort to address the concerns ofthe wildlife agencies and the policy constraints of the City, alternative routes were analyzed in the DEIR for Reach 3 and a portion of Reach 4. These alternative routes are described as Policy Options I and 2. The remaining Reaches of the project would remain the same under either Policy Options. Additional alignment planning that has taken place since the circulation of the Draft EIR has resulted in identification of two additional Policy Options for the portion of the Staff Recommended Alignment Alternative within the Salt Creek area, within Reaches 3 and 4. These Options have been identified as Options 3 and 4. During the hearing on April II, 200 I, the Planning Commission expressed concern regarding clarification on Policy Options and impacts of the sewer alignment on Main Street. The following is a description of the Options and discussion of their relationship to the analysis contained in the EIR. Page 3, Item: Meeting Date: 6/13/01 Policy Option I - Gravity Flow Policy Option I follows the conceptual alignment identified in the Otay Ranch General Development Plan. It consists of the segment of pipe with Reaches 3 and 4 of the proposed alignment that is designed for gravity flow. The alignment (Reach 4) extends north from the existing pipeline (Reach 5) and travels through the lower portions of the slopes that define the western side of Salt Creek Canyon. This area contains native upland habitat through approximately two-thirds of the alignment (approx. 6,000 linear feet (If) of the 9,000 If length), the remaining portion of the alignment travels through cultivated agricultural fields. Reach 3 would end at Olympic Parkway, on the west side of Salt Creek Canyon, and would connect to the approved and/or constructed Reaches 2 and I. Policy Option 2 - Pumped Policy Option 2 is an alternative alignment, also within Reaches 3 and 4, that would avoid most of the impacts to sensitive upland habitat along the western slopes of Salt Creek Canyon. Pump stations would be constructed from the southern terminus of Reach 2 up to an alignment that is either within or parallel to the proposed alignment for future Hunte Parkway; on the eastern edge of future Village II of Otay Ranch. The alignment would turn south, parallel to the existing SDG&E and County Water Authority easements, and connect to the existing pipeline segment in Salt Creek Canyon (approx. 12,000 If). Both of these Policy Options have been analyzed at a project-level in the Draft EIR. Policy Option 3 - Dual Pipe - No Access Road Policy Option 3 consists of a dual pipe system, with no permanent access road, within the same alignment and disturbance area as Policy Option 1. At the northern terminus of the pipe, at the southern end of Reach 2, a diversion structure would be constructed that would branch the single pipe into two equivalently sized 21-inch diameter pipes laid parallel to one another. One of the pipes would be the primary facility, the other would be provided as a backup in the event that the primary pipeline became obstructed or damaged. If such an emergency situation were to occur, flows would be diverted tTom the primary pipe to the secondary pipe, allowing for time to evaluate and execute the least obtrusive repair and/or maintenance activities on the primary pipe. The purpose for the dual pipe system is to eliminate the need for a permanent access road over the facility in the area. With the dual pipe system, permanent, all-weather access would not be required since the diversion operation would enable the City to immediately respond to emergencies. The secondary pipe would carry flows until the appropriate actions to restore function to the primary pipe are complete. This would provide additional time to determine an approach to the repairlmaintenance that would avoid impacts to sensitive resources in the area, such as accessing the pipe in the non-breeding season for sensitive bird species along routes determined to be the least sensitive, depending on the location of the required activities. Policy Page 4, Item: Meeting Date: 6/13/0 I Option 3 would eliminate permanent impacts to sensitive resources associated with the proposed access road. Under this Option, the entire construction corridor would be revegetated with natural vegetation. Policy Option 4 - Microtunneling within Portions of Reaches 3 and 4 Policy Option 2, as described and analyzed in the Draft EIR, involves pumping of flows from the southerly terminus of Reach 2 up to an alignment that is parallel to or within future Hunte Parkway, on the eastern edge of future Village II of Otay Ranch. The pump station is required under Policy Option 2 because the elevations of portions of Hunte Parkway are too high to allow for gravity flow. Policy Option 4 would eliminate the need for the pump station by tunneling through areas of higher topography containing sensitive habitat resources, to a point within Hunte Parkway that is low enough to allow for gravity flow within the graded areas proposed for Hunte Parkway. The sewer alignment would continue within or adjacent to the Hunte Parkway alignment until the grade of Hunte Parkway begins to rise again. At that point, another tunnel would be advanced to connect the pipe to a point immediately west of the existing SDG&E easement. At that point, the alignment for Policy Option 4 would continue along the same alignment as that identified for Policy Option 2. Policy Option 4 would eliminate the need for the pump station proposed under Policy Option 2. SUMMARY OF IMPACTS: The DEIR concluded that those impacts determined to be significant could all be mitigated to less than significant. Mitigation measures have been included for all of the Policy Options. Therefore, depending upon which Option is selected, there will not be a need to implement mitigation measures that do not pertain to that Option. The following issues have had mitigation measures identified in the DEIR for all Reaches and Policy Options I and 2: . Aesthetics (Reach 3 and 4 - Policy Option 2) . Air Quality (all Reaches, all Options) . Biological Resources (all Reaches, all Options) . Geological Resources (all Reaches, all Options) . Hydrology (all Reaches, all Options) . Land Use (Reach 9) . Traffic (Reaches 5, 6, 7, 8a1b and 9a1b) . Paleontolgical (all Reaches, all Options) The following is a brief discussion of the impact analysis contained in the FEIR related to Policy Options 3 and 4: Page 5, Item: Meeting Date: 6/13/01 Option 3 Although the Draft EIR indicates that direct and indirect permanent impacts related to Policy Option I could be reduced to a less than significant level by proposed mitigation, Policy Option 3 would further reduce the stated impacts by converting the direct permanent impacts to sensitive habitat, to temporary impacts. In addition, indirect impacts or "edge effects" from construction and use of the access road would be avoided. Option 4 Policy Option 4 would further reduce biological impacts related to Policy 2 by advancing the pipe within a tunnel, which would avoid impacts to sensitive habitat in areas where it is necessary to cross undisturbed areas to maintain appropriate elevations for the pipe to allow for flow by gravity. Impacts associated with Policy Option 4 are similar to those associated with Policy Option 2 in the portions of the alignment of Policy Option 4 that are within future Hunte Parkway. The portions of Policy Option 4 that differ from Policy Option 2 are the portions that would be placed within tunnels. The microtunneling operation would avoid impacts to environmental resources on the ground surface. Policy Option 4 would not result in any new or intensified impacts over what has been analyzed in the Draft EIR COMMENT LETTERS: Letters of comment were received on the Draft EIR from the following agencies and individuals: . City of San Diego . State Department of Toxic Substance Control . San Diego County Archaeological Society . Sierra Club, San Diego Chapter . State Department of Transportation . McMillin Land Development . San Diego Audubon Society . U.S. Fish & Wildlife Service and California Department ofFish & Game The letters and responses are included in the FEIR. Also included are the minutes from the Planning Commission public hearing on the Draft EIR and appropriate responses to the Commissions comments. CONCLUSIONS: The Draft EIR disclosed, in particular, that implementation of the proposed project would result in less than significant impacts after mitigation for aesthetics, air quality, biological and cultural Page 6, Item: Meeting Date: 6/13/01 resources, geology, hydrology, land use, noise, traffic/transportation and paleontological resources. All feasible mitigation measures with respect to project impacts have been included in the FEIR. There are no impacts that have been identified that cannot be reduced to less than significant. An addendum to the FEIR has been prepared that considers two additional alignment alternatives that would further reduce impacts beyond what was identified in the DEIR. Staff believes that the FEIR meets the requirements of the California Environmental Quality Act (CEQA) and, therefore, recommends that the Planning Commission recommend to the City Council that they find the Final ErR has been completed in compliance with CEQA and recommend adoption of the Draft Findings of Fact attached to this staff report. Attachments 1. FEIR 01-03 A. Revised EIR Text B. Comments and Responses C. Addendum to the Final EIR 2. Planning Commission Resolution 3. Findings of Fact J:\P1anning\MARIL YN\Salt Creek Sewer\PC Staff Rpt.doc RESOLUTION NO. EIR-OI-03 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA CERTIFYING THE FINAL PROGRAM ENVIRONMENTAL IMPACT REPORT (FEIR 01-03) FOR THE SALT CREEK INTERCEPTOR SEWER WITH ITS ATTENDANT ADDENDUM; MAKING CERTAIN FINDINGS OF FACT; PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM WHEREAS, the Salt Creek Sewer ("Project") has been envisioned in a series of planning documents for the City of Chula Vista including the City General Plan (GP), the Otay Ranch General Development Plan (GDP) and the Draft Multiple Species Conservation Plan City of Chula Vista Subarea Plan; and WHEREAS, a Draft EIR 01-03 was issued for public review on February 9, 2001 and was processed through the State Clearinghouse; and WHEREAS, the Chula Vista Planning Commission held a duly noticed public hearing and closed the public review for Draft EIR 01-03 on April II, 2001; WHEREAS, a Final Program Environmental Impact Report (FEIR 01-03), including an Addendum to the Draft, was prepared on the Salt Creek Sewer Interceptor; and WHEREAS, to the extent that the Findings of Fact identified as Exhibit "A" of this Resolution, a copy of which is on file in the office of the City Clerk, known as Document Number, , conclude that proposed mitigation measures outlined in the Final EIR 01-03 are feasible and have not been modified, superseded or withdrawn, the City of Chula Vista hereby binds itself and the Applicant and its successors in interest, to implement those measures. These findings are not merely information or advisory, but constitute a binding set of obligations that will come into effect when the City adopts the resolution approving the project. The adopted mitigation measures contained within the Mitigation Monitoring and Reporting Program, Exhibit "B" of this Resolution, a copy of which is on file in the office of the City Clerk, known as Document Number , are express conditions of approval. Other requirements are referenced in the Mitigation Monitoring and Reporting Program adopted concurrently with these Findings of Facl and will be effectuated through the process of implementing the Project. NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION of the City ofChula Vista does hereby recommend that the City Council of the City ofChula Vista find, determine, resolve and order as follows: L PLANNING COMMISSION RECORD The proceedings and all evidence introduced before the Planning Commission at their public hearings on Draft EIR 01-03 held on April 11, 2001 and the minutes and resolutions resulting therefrom, are hereby incorporated into the record of this proceeding. These documents, along with any documents submitted to the decision- makers, including documents specified in Public Resources Code Section 21167.6, subdivision(s), shall comprise the entire record of proceedings for any claims under the California Environmental Quality Act ("CEQA") (Public Resources Code ~21000 et seq.). II. FEIR 01-03 CONTENTS That the FEIR 01-03 consists of the following: 1. Program EIR for the Salt Creek Interceptor Sewer (EIR 01-03 including technical appendices) and an Addendum; 2. Public Comments and Responses to Comment (All hereafter collectively referred to as "FEIR 01-03") IlL ACCOMPANYING DOCUMES TO FEIR 01-03 I. Mitigation Monitoring and Reporting Program; 2. Findings of Fact IV. CERTIFICATION OF COMPIANCE WITH CALIFORNIA ENVIRONMENTAL QUALITY ACT That the Planning Commission does hereby find that FEIR 01-03 and the Findings of Fact (Exhibit "A" to this Resolution, know as Document Number ), and the Mitigation Monitoring and Reporting Program (Exhibit "B" to this Resolution, known as Document Number ) are prepared in accordance with the requirement of CEQA (Pub. Resources Code, 921000 et seq.), the CEQA Guidelines (California Code Regs. Title 14 915000 et seq.), and the Environmental Review Procedures of the City ofChula Vista. V. INDEPENDENT JUDGEMENT OF CITY COUNCIL That the Planning Commission finds that the FEIR 01-03 reflects the independent judgment of the City ofChula Vista City Council. with the County Clerk of the County of San Diego. These documents, along with any documents submitted to the decision-makers, including documents specified in Public Resources Code Section 21167.6, subdivision(s), shall comprise the entire record of proceedings for any claims under the California Environmental Quality Act (CEQA) [Public Resources Code 921000 et seq.]. BE IT FURTHER RESOLVED THAT the Planning Commission of the City of Chula Vista recommends to the City Council that FEIR 01-03 and the Findings of Fact (Exhibit "A" to this Resolution, know as Document Number ), and the Mitigation Monitoring and Reporting Program (Exhibit "B" to this Resolution, known as Document Number ) are prepared in accordance with the requirement of CEQA (Pub. Resources Code, 921000 et seq.), CEQA Guidelines (California Code Regs. Title 14 915000 et seq.), and the Environmental Review Procedures of the City ofChula Vista and therefore should be certified. BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 13th day ofJune, 2001, by the following vote, to-wit: AYES: Thomas, Castaneda, Cortes, Willett, McCann, O'Neill NOES: ABSENT: Ha 11 ABSTENTIONS: Robert Thomas, Chairman Diana Vargas Secretary to Planning Commission Exhibit A Exhibit B Findings of Fact Mitigation Monitoring and Reporting Program ):\Planning\MARILYN\Salt Creek Sewer\Salt Creek Reso.doc VI. CEQA FINDINGS OF FACT, MITIGATION MONITORING AND REPORTING PROGRAM ACTIONS A Adoption of Findings of Fact The Planning Commission of the City of Chula Vista does hereby approve and accepts as its own, incorporate as if set forth in full herein, and make each and every one of the findings contained in the Findings of Fact, Exhibit "A" of this Resolution, known as Document Number , a copy of which is on file in the office of the City Clerk. B. Mitigation Measures Feasible and Adopted As more fully identified and set forth in FEIR 01-03 and in the Findings of Fact for this Project, which is Exhibit "A" to this Resolution, known as Document No. , a copy of which is on file in the office of the City Clerk, the Planning Commission does hereby find pursuant to Public Resources Code Section 21081 and CEQA Guidelines Section 15091 that the mitigation measures described in the above referenced documents are feasible and will become binding upon the City ofChula Vista to implement the same. C. Infeasibility of Alternatives As more fully identified and set forth in FEIR 01-03 and in the Findings of Fact, Section XII, for this Project, which is Exhibit "A" to this Resolution, known as Document Number , a copy of which is on file in the office of the City Clerk, the Planning Commission hereby finds pursuant to Public Resources Code Section 21081 and CEQA Guidelines Section 15091 that alternatives to the project, which were identified as potentially feasible in FEIR 01-03, were not found to be feasible. F. Adoption of Mitigation Monitoring and Reporting Program As required by the Public Resources Code Section 21081.6, the Planning Commission recommends that the City Council adopt Mitigation Monitoring and Reporting Program ("Program") set forth in Exhibit "B" of this Resolution, known as Document Number , a copy of which is on file in the office of the City Clerk. The Planning Commission further finds that the Program is designed to ensure that, during project implementation, the responsible parties implement the Project components and comply with the feasible mitigation measure identified in the Findings of Fact and the Program. VII. NOTICE OF DETERMINATION That the Environmental Review Coordinator of the City of Chula Vista is directed after City Council approval of this Project to ensure that a Notice of Determination is filed PLANNING COMMISSION AGENDA STATEMENT Item: Meeting Date: 06/13/01 2 ITEM TITLE: Public Hearing: PCZ-O 1 -03 - Recommendation to amend the zoning map by rezoning Friendship Park from c-o (Administrative and Professional Office Zone) to P-Q (Public/Quasi-Public Zone) - City ofChula Vista. BACKGROUND: This is a city-initiated request that would rezone Friendship Park from C-O (Administrative and Professional Office Zone) to P-Q (Public/Quasi-Public Zone) for the purpose of reflecting the existing land use of the property. The rezoning would be consistent with the General Plan and would bring the property into compliance with Title 19 of the Municipal Code and amend the Zoning Map. The proposed P-Q zone classification includes public parks as a permitted use. The Planning and Environmental Manager has determined that the project is exempt from the California Environmental Quality Act pursuant to Section 15061(b)(3) of the California Code of Regulations. RECOMMENDATION: Staff recommends that the Planning Commission adopt Resolution No. PCZ-OI-03 recommending that the City Council approve the rezoning in accordance with the attached draft City Council Ordinance No. DISCUSSION: 1. Site Characteristics The subject property is Friendship Park, a neighborhood park, located to the north of the main library. The park site is relatively flat and consists of one rectangular parcel that is approximately 3.78 acres in size. The park is bounded by Fourth Avenue to the west, Davidson Street to the north, and Garrett Avenue to the east. The Civic Center complex is located to the west and single-family residences are located to the north and east. 2. General Plan, Zoning, and Land Use GENERAL PLAN ZONING LAND USE Site: Public & Quasi-Public CoO (Administrative & Professional Office) Friendship Park North: Residential High R-3 (Apartment Residential) Single-Family Residences South: Public & Quasi-Public CoO (Administrative & Professional Office) Main Library East: Residential High CoO (Administrative & Professional Office) Single-Family Residences West: Public & Quasi-Public c-o (Administrative & Professional Office) Civic Center Complex J:\RaymondP\Friendship ParklFriendship Park Re~one PC,doc - ._~,~,-~._," ---"--,---_.._~~~~---,-,- ~ - ~----,...,.._-_. PCZ-OI-03 - Friendship Park Page No.2, Item: Meeting Date: 06/13/01 3. Proposal This is a city-initiated request to rezone Friendship Park from C-O (Administrative and Professional Office Zone) to P-Q (Public/Quasi-Public Zone) for the purpose of reflecting the existing land use of the property and to preserve the site as a neighborhood park The rezoning would also bring the property into compliance with Title 19 of the Municipal Code and amend the Zoning Map. 4. Analysis As part of the recent site selection process for the proposed Police Department facility, Friendship Park was considered as one of the potential alternative locations for the facility. During the course of the evaluation of the site, it was determined that the underlying zone classification was c-o (Administrative and Professional Office Zone). The c-o zone is an appropriate classification for the adjacent Civic Center complex to the west, which includes the City Hall administrative offices, and the main library to the south of the park However, the zone classification is not reflective of the actual use of the subject property as a neighborhood park The General Plan has identified and designated the site as a neighborhood park During the public hearing process for the Police facility, the City Council made clear its intention of preserving Friendship Park as a neighborhood park serving the Town Centre area of the City as well as the greater community. The proposed rezone of the property would not alter its existing and long-standing use and this action would allow the continued use of the property as a neighborhood park with no new impacts. The proposed rezone would be consistent with the policies of the General Plan, which designates Friendship Park as a neighborhood park The proposed rezone would be consistent with the Town Centre II Redevelopment Plan, which identifies the park in its land use diagram. Article VI, Section 610.3, of the plan states that the Agency shall endeavor to substantially increase the area of open space within the project area, including public parks. 5. Conclusion The proposed rezoning of Friendship Park would accomplish the City Council's policy direction to rezone and preserve the neighborhood park Preserving Friendship Park would avoid the loss of already scarce urban public park land in the City's central core. The proposed P-Q zone would preclude the development of administrative and professional office uses, which are now permitted under the current C-O zone. ATTACHMENTS: I. Planning Commission Resolution No. PCZ-O 1-03 2. Draft City Council Ordinance J:\RaymondPIFriendship ParklFriendship Park Rezone PC.doc RESOLUTION NO. PCZ-OI-03 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA RECOMMENDING THAT THE CITY COUNCIL AMEND THE ZONING MAP ESTABLISHED BY SECTION 19.18.010 OF THE MUNICIPAL CODE BY REZONING FRIENDSHIP PARK FROM C-O (ADMINISTRATIVE AND PROFESSIONAL OFFICE ZONE) TO P-Q (PUBLIC/QUASI- PUBLIC ZONE). WHEREAS, a duly verified application for a rezone was filed with the City ofChula Vista Planning Department; and WHEREAS, the application requests approval to rezone Friendship Park from c-o (Administrative and Professional Office Zone) to P-Q (Public/Quasi-Public Zone) for the purpose of reflecting the existing land use of the subject property and achieving consistency with the General Plan; and WHEREAS, the application win bring the property into compliance with Title 19 ofthe Municipal Code and amend the Zoning Map, Section 19.18.010 (Exhibit A); and WHEREAS, the proposed rezone is consistent with the General Plan and the land use designation for the subject property; and WHEREAS, the Planning and Environmental Manager has determined that the project is exempt rrom the California Environmental Quality Act pursuant to Section 15061(b)(3); and WHEREAS, the Planning Director set the time and place for a hearing on said rezoning application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the property at least ten days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised, namely on June 13,2001 at 6:00 p.m. in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed; and WHEREAS, the Planning Commission considered all reports, evidence, and testimony presented at the public hearing with respect to the application. NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION does hereby find that the proposed rezone is consistent with the City of Chula Vista General Plan and is supported by public necessity, convenience, general welfare, and good zoning practice. BE IT FURTHER RESOL VED THAT THE PLANNING COMMISSION does hereby recommend that the City Council adopt an ordinance to rezone Friendship Park from c-o (Administrative and Professional Office Zone) to P-Q (Public/Quasi-Public Zone) in accordance with the findings contained in the attached Draft City Council Ordinance. BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the City Council. Resolution No. PCZ-OI-03 Page NO.2 PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 13th day of June, 2001, by the following vote, to-wit: AYES: NOES: ABSENT: ABSTAIN: Bob Thomas, Chair ATTEST: Diana Vargas, Secretary J:\RaymondP\Friendship Park\Friendship Park Rezone Res.doc EXHIBIT A \ \~. \ \.------ c ---------------- \ \\=-//J\\:~ V " .-----...., -,/-- \, \. ,/ , - /.... ' /~\/// \'7 \-/' ,/ // /\\-/// -'\~ \/ -' \.-, ----- /---\ \v--------/\~ \--------- /j , /~ ?>: // \ \/// \ ~ ~. s1' / ,---..---- ,\~ '2 'ttI ''1' '.~ - \--,- --~, o Co ~ .7" .~ .-<\ o Co ~ ~ ~ O. ~\ ~ ~ s'l" S()~ \)~'iW ' CHULA VISTA CIVIC CENTER PROJECT lOCATION LI BRARY . S l' f 'E'STREET SHOPPING CENTER ~--. - ".~ -----.. ,---" C HULA VISTA PLANNING AND BUILDING DEPARTMENT LOCATOR PROJECT THE CITY OF CHULA VISTA PROJECT DESCRIPTION: C) APPlICANT: REZONE PROJECT FRIENDSHIP PARK ADDRESS: Request: The proposed rezone of Friendship Park from SCALE: FILE NUMBER: C-O (AdminIProfessional Offices) to P-Q (PubliclQuasi-Public) NORTH No Scale PCZ-01-03 DRAFT ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA AMENDING THE ZONING MAP ESTABLISHED BY SECTION 19.18.010 OF THE MUNICIPAL CODE BY REZONING FRIENDSHIP PARK FROM C-O (ADMINISTRATIVE AND PROFESSIONAL OFFICE ZONE) TO P-Q (PUBLIC/QUASI- PUBLIC ZONE). WHEREAS, a duly verified application for a rezone was filed with the City ofChula Vista Planning Department; and WHEREAS, the application requests approval to rezone Friendship Park from C-O (Administrative and Professional Office Zone) to P-Q (Public/Quasi-Public Zone) for the purpose of reflecting the existing land use of the subject property and achieving consistency with the General Plan; and WHEREAS, the Planning and Environmental Manager has determined that the project is exempt from the California Environmental Quality Act pursuant to Section 15061(b)(3); and WHEREAS, on June 13, 200 I, the Planning Commission voted to recommend that the City Council approve the rezoning in accordance with Resolution PCZ-OI-03; and WHEREAS, the City Clerk set the time and place for a hearing on said rezoning application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the property at least ten days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised, namely on June 19,2001 at 6:00 p.m. in the Council Chambers, 276 Fourth Avenue, before the City Council and said hearing was thereafter closed. NOW, THEREFORE, the City Council of the City ofChula Vista does hereby find, determine, and ordain as follows: SECTION I: The rezoning provided for herein is consistent with the City of Chula Vista General Plan and is supported by public necessity, convenience, general welfare, and good zoning practice. SECTION II: The City of Chula Vista Zoning Map is hereby amended to rezone the subject property, known as Friendship Park, as shown on Exhibit A, from C-O (Administrative and Professional Office Zone) to P-Q (Public/Quasi-Public Zone). SECTION III: This ordinance shaH take effect and be in full force the 30th day from its adoption. Presented by Approved as to form by Robert A. Leiter Director of Planning John M. Kaheny City Attorney PLANNING COMMISSION AGENDA STATEMENT Item ..3 Meeting Date ITEM TITLE: Consideration of a thirty-seven percent (37%) density bonus and four additional credits and adoption of Addendum IS-01-51 to facilitate the construction of a maximum of thirty-three (33) additional units to a new construction homeownership development of condominiums, known as Sycamore Trails located within Eastlake Trails SPA 3. BOARDS/COMMISSIONS RECOMMENDATION: On May 2, 2001, the Housing Advisory Commission voted to recommend the requested density bonus. RECOMMENDATION That the Planning Commission adopt Resolution No. recommending City Council approval of a thirty-seven percent (37%) density bonus and additional four credits and adoption of Addendum IS-01-51 for the Sycamore Trails new construction homeownership development located within Eastlake Trails. DISCUSSION: 1. Site Characteristics The project site is located at the northwest corner of Clubhouse Drive and South Creekside Drive within Eastlake Trails SPA 3. The property is currently undeveloped. The general area is characterized by single-family homes. 2. General Plan, Zoninq, and Land Use Site North South East West General Plan Residential Med (6-11 du/ac) Residential Low-Med (3-6 du/ac) Residential Low-Med (3-6 du/ac) Open Space/Parks and Rec Residential Low-Med (3-6 du/ac) ZoninQ RC RP RP P-2/P-2 RP Land Use Sycamore Ridge Single Family Homes Single Family Homes Park Single Family Homes 3. Environmental Status An Initial Study conducted by the City of Chula Vista concluded that the proposed project would not result in any additional significant environmental effects other than those previously covered under the Eastlake Trails/Greens Replanning Program Final Subsequent Environmental Impact Report 97-04. Therefore, in accordance with Section 15164 of the CEQA Guidelines, the Environmental I Review Coordinator determined that the proposed project requires an addendum to the Final SEIR 97-04, and Addendum IS-01-51 (Attachment 4) was prepared. 4. Proiect Description The proposed project will include 123 for-sale attached dwelling units, which will consist of 82 two-bedroom units and 41 three-bedroom units. Of the 123 total units there will be 27 affordable two-bedroom units and 6 affordable three- bedroom units. The development will include forty-one two-story buildings with attached garages located on 7.02 acres. Each building will consist of three dwelling units. Special features and amenities included in the project are passive recreational uses with a tot lot, a recreation building, pools, trails, ponds, and other amenities available to Eastlake residents. 5. Density Bonus As specified in Section 65195 (b), the City shall grant a minimum 25 percent increase, unless a lesser percentage is elected by the developer, over the otherwise maximum residential density and at least one additional concession or incentive to a developer of housing agreeing or proposing to construct at least: 1) 20 percent of the total units for low income households; 2) 10 percent of the total units for very low income households; or 3) 50 percent of the total units for seniors. In addition, the City must grant at least one additional incentive or concession as defined in Section 65195 (h) or make a written finding that the additional incentive or concession is not required to provide the affordable housing. Such incentives include one of the following: 1) reduction or modification of Development Standards, Zoning Codes or Architectural Design Requirements; 2) Permit mixed use zoning within the housing development; or 3) Allow other regulatory incentives or concessions. The applicant is requesting a 37 percent density bonus to increase the project density from 90 to 123 dwelling units. The City is satisfying the requirement of granting at least one additional incentive by providing the additional 12 percent increase above the required 25 percent density bonus, thereby totaling a 37 percent increase. In addition, the City is providing an additional incentive of four units of credit for the development of six affordable 3-bedroom units. The designated 33 affordable units equals 27 percent of units to be affordable to low- income households, thereby satisfying the developer's requirement of affordability to provide at least 20 percent of the total units for low income households. In consideration of the City's financing incentives, the developer will build 33 additional units, which will be restricted for purchase and occupancy by low- income households, defined as households with an income at or below 80% of the Area Median Income (AMI). In addition, the developer will provide a mix of unit sizes, which will include, 27 two bedroomltwo bath units and 6 three bedroomltwo ~ bath units. The larger unit sizes will thereby be able to accommodate and assist larger families Purchase prices for the affordable low-income units shall not exceed the Maximum Allowable Purchase Price defined as a price affordable to a household earning at or below 80% of AMI. The sales price for two-bedroom units will be based upon a household of four and for the three bedroom units the sales price will be based on a household of five. Currently, the maximum income for a low-income household of five is $49,150. The Maximum Allowable Purchase Price is based upon total housing costs, including interest, principal, real estate taxes, homeowner's insurance, and association fees, not exceeding 33 percent of the gross income of the buyer, adjusted for the appropriate household size. Based on this definition, the current sales price for the two-bedroom units is $148,969 and for the three-bedroom units is $162,524. Currently, sales prices for the market rates units are $171,000 for the two-bedroom units and $204,000 for the three-bedroom units. Therefore, the units will have a built in equity of approximately $20,000 to $40,000. 6. Additional FinancinQ The following is for informational purposes only and is not under consideration as part of this item. The City will be providing first-time homebuyer assistance for down payment and closing costs for qualified purchasers of the designated low-income units. The City will provide $8,000 as a second trust deed for the two bedroom units and $13,000 as a second trust deed for the three bedroom units. The funds will have a simple interest rate of 3%. Purchasers will make monthly payments directly to the City on all second trust deed monies. Upon sale or transfer, the City will recoup the remaining loan balance. All qualified purchasers will receive a $2,000 non- repayable grant 7. Additional Project Approvals Upon approval by the Planning Commission, this item will be forward to the City Council on June 19, 2001, and to the Design Review Commission in July 2001. CONCLUSION: Based On the foregoing, staff recommends approval of the requested density bonus. EXHIBITS: 1. Location Map 2. Site Plan 3. Elevations 4. Environmental Addendum 3 p ROJICT LOCATION CHULA VISTA PLANNING AND BUILDING DEPARTMENT LOCATOR PROJECT SHEA HOMES LIMITED PARTNERSHIP PROJECT DESCRIPTION: C) APPLICANT: DESIGN REVIEW PROJECT EASTLAKE 17 Request: For a Design Review Pennlt for a 123-unit. ADDRESS: North of Clubhouse Drive multi-family project app':"Oxlmately 7.0 acres. Located at the northwest comer of Clubhouse Drive and SCALE: FILE NUMBER: S Creekside Drive. 'i NORTH No Scale DRC-01-50 Related Case: 18-01-053 j:\planning\cherryl\locators\drc0150.cdr 5.4.01 1(, 1; -:- f: I (;'""'I'~ OO~ " ,.., ." :,1 \ I IT I 1 I ii ill ' I ! ! I · ,:L/LY ..-.;. ' ", >. ,-- r_'- u' ." "",,' . "' . .. " ' -cHJ<; _ . _ ,!AiM '^ jj(j lAWi! ' -. ~ ~ " · c- - - - ') I~~ ~ = _.F"'3< ^"'^ ,,,,,.1 ~ " ,..::: _.... /' ,,,,,,,,,,n,,,,, = ~t - - ~,' ""\ ii1 .. . '111j i ~"f - 2\\ ~'I'\ ~ , , ,1" ~ 1j~'I\ 1% I 00; ~ '" ~ - - " I 'I ~ " ~ ':K' ;; -!. ., II ~ M Ii I : J: : ,6 ~ \~, ~~'~ 'f VW'-' .' ~ I = - I -- ",,'0 ",' ~ ,,7"0 ~,~ E ' Ii' I ," . 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GREENS REPLANNING PROGRAM FINAL SUBSEQUENT ENVIRONMENTAL IMPACT REPORT EIR-97-04 PROJECT NAME: EastLake Trails Density Bonus & Affordable Housing Agreement PROJECT LOCATION: Southeast Corner of Clubhouse Drive and Creekside Drive (APN 643-030-35-00) PROJECT APPLICANT: EastLake Company CASE NO.: IS-O I-51 DATE: May 29,2001 I. INTRODUCTION The environmental review procedures of the City of Chula Vista allow the Environmental Review Coordinator (ERC) to prepare an addendum to a Negative Declaration or Environmental Impact Report (ErR) if one of the following conditions is present: 1. The minor changes in the project design which have occurred since completion of the Final Supplemental Environmental Impact Report have not created any new significant environmental impacts not previously addressed in the Final SEIR. 2. Additional or refined infonnation available since completion of the Environmental Impact Report regarding the potential environmental impact of the project, or regarding the measures or alternatives available to mitigate potential environmental effects of the project, does not show that the project will have one or more significant impacts which were not previously addressed in the Negative Declaration. This addendum has been prepared in order to provide additional information and analysis concerning land use impacts as a result of a proposed Affordable Housing Agreement and a 33-unit Density Bonus in the EastLake Trails North, Neighborhood 7 ("TN-7"). Final SEIR-97-04 analyzed the impacts of the affected property based on a maximum of 94 dwelling units (Subsequently reduced to 90 units as a result of a density transfer within EastLake Trails). As a result of this analysis, the addition of33 dwelling units, for a total of 123 dwelling units, does not change the basic conclusions of the Final SEIR. r? Therefore, in accordance with Section 15164 of the CEQA Guidelines, the City has prepared the following addendum to Pinal SEIR-97-04. II. PROJECT DESCRIPTION In accordance with California Government Code Section 65195, the applicant is proposing a 36% Density Bonus in TN-7 and an Affordable Housing Agreement between the master builder and the City. The proposed project would result in an increased density from approximately 9.9 to 13 dwelling unitslacre and an increase in the total number of residential units from 90 to 123. TN-7 was previously analyzed in SEIR 97-07 (1998) as a Medium Density (9.9 dwelling units/acre) site for a maximum of94 dwelling units. Subsequently, 4 dwelling units were transferred from TN-7 to another multifamily site (Parcel R- 5) within EastLake Trails. Resulting in a maximum development of90 dwelling units in TN-7. The proposed Density Bonus would allow the applicant to construct a proposed I 23-unit condominium project (Exhibit A -' Site Plan). The additional 33 dwelling units would be covered under an Affordable Housing Agreement to restrict the occupancy and sale at an affordable price to low income persons at 80% of the area median income adjusted by household size. III. PROJECT SETTING The subject 9.5-acre site is located at the southeast comer of Neighborhood 7 in the EastLake Trails Sectional Planning Area (SPA) Plan. The site is referred to as Neighborhood R-6 on the SPA Plan Site Utilization Plan (Exhibit B - SPA Plan Site Utilization Map). The site is currently vacant and used as a temporary Little League field. The site is bounded on the east by North Creekside Drive and Poplar Spring Road, and on the south by Clubhouse Drive. Vacant lots designated Residential Low Medium are located north and east of the proposed project site. IV. COMPATIBILITY WITH ZONING AND PLANS The subject 9.5-acre site is designated Residential Medium in the EastLake Trails SPA Plan. The SPA Plan District Regulations allow the construction of condominiums subject to Design Review Committee approval. V. IDENTIFICATION OF ENVIRONMENTAL EFFECTS An Initial Study conducted by the City ofChula Vista (including the attached Environmental Checklist form) determined that the proposed project would not result in any additional significant environmental effects than those previously covered under Final SEIR-97-04. '( LAND USE ANALYSIS The proposed Density Bonus and Affordable Housing Agreement do not involve additional land not previously analyzed in SEIR-97-04. Nor does the proposed project introduce land uses not previously analyzed by SEIR-97-04. Development of the subject site as a 123 unit condominium project will result in a net increase of 33 single family attached residential units in TN7 which does not result in a significant impact to services and facilities previously analyzed in SEIR-97-04. The proposed project is compatible with surrounding land uses, which include Single Family Residential to the north, south, and west and a public park to the east. As discussed below, the incremental increase in dwelling units would not change the analysis and conclusions presented in SEIR-97-04. As such, the changes are not of such magnitude to warrant the preparation of another subsequent environmental document. Drainage The addition of 33 dwelling units does not result in any significant environmental impacts. The criteria for determining storm water run-off volume is based upon area and not the number of units proposed, therefore the conclusions of the drainage analysis in SEIR 97-04 remain unchanged. Sewer Based upon a letter report by the May Group dated May 3,2001, and concurrence from the City's Engineering Department, the sewage generated by the proposed additional 33 units results in an insignificant increase that can be adequately accommodated through reach 3 of the EastLake Trails sewer system previously analyzed in EIR 97-04. Traffic The proposed increased density will result in the addition of 264 average daily trips ADT (8 trips/unit), which according to a letter report by Urban Systems Associates, Inc, dated May 3, 200 I is not considered significant. The letter report indicates that 264 ADT will not result in a significant change in delay at the Clubhouse Drive and Hunte Parkway intersection during both the AM and PM peak periods. The increased density would not affect the previously approved circulation system. Local streets aimed at serving the interior neighborhoods would not change. The City's Traffic Engineer concurs with the findings and conclusions of the letter report. /0 VI. CONCLUSION Pursuant to Section 15164 of the State CEQA Guidelines and based upon the above discussion, I hereby find that the project revisions to the proposed project will result in only minor technical changes or additions which are necessary to make Final SEIR-91-03 adequate under CEQA. Marilyn R.F. Ponseggi, ~ironmental Revie Dat#flj/ lJ,I REFERENCES EastLake Trails/Greens Replanning Program FSEIR-97-04, November 1998 EastLake Trails SPA Plan, November 16, 1999 II 111111 II' :~~ ,~ il ;R~ , I,>" , 'a m "5)> 0 g"j,(J) z: 9..t~i5 9 O~ z .' . . . ~ ~ ..- ,i b^ ~ ! ~-im' - ~ z '" ;i~--f~ i ~Z - -, ! ~ . I\)~Nffi ~. \ I I \' ,~~. / ~~;~~~~~~~~ II \ cr \ _" "/. ~~\ ~ v' '/0/ ,7;\:\, ,:HI n .. ,,, I 0 I ./: .,,>. /, : :\\\111 ~. ~. \'~; '~:. Y~.,i. "..'.~' \: 1 ~~:;~;:';rl;o \~': ,'1\ ,- Jc _- 'w'" ~. ~./ o' c. 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''/0 -"~"r.:'~\ ' "'OLC, / -c;.'c, / //,/ ',. , 1.\ ,.:1."11"": ':;1'<, ,,,, ""\:0 .,\10 ',///",',. );,Ji/,//,/ \ ,I , : 1111 iil' .lj~lll : ~ ~ :!~.. -;:, 't\;'i!;f.., \ ;/ 0/' /' ",.,.; ./__ /' I.' I.', ),./ \ !~14,,~, jl\..'i-2r;~i2Jtf fJ /1"1';\ Ib \"\~ \v" . ~,~,))\f1j~~J',....:;;;;..,~,~.,.~~,~ :.,"',: ~~~i1:,.!jj.,,i:.;,;(....f. . "fl,-".,.';...'::.'>, ~'\, ~. \1!Ct:l,,:~~;- "~QfJ)}:t.\<~:.,:,,,"../, .Ii /I!~ i 'c'. / -:,. Ii '. ,'/ ,-,t.:, ~/"',= '"/ C;'< "" -'.I/KI.,t '" / I., \ +. ". ~: ' ',:: ~\i~J''''''''ffIr81D' ~ ,i "". : \, \ ;;;':;;;~<'~/<, <~:'~~:~~3:".<W'\,~~\, i '\ / ~. \ ,_\~' . " . ': '"", .....,."*/''),,;~ /;/ "':\!Ii 6f11~?~ '.. '~"\~~~~~~t~:!'.J~;~t~ '~'.' , ," ". ' -~~~~--~ ~ '\ /~ - EXHIBIT A '. U!!J F_...... --------::....- ----- ~, "- , \ R-4 \ \ \ I I \ \ I I ) / P-1 fU -, \ \ // // '> // // // // FU E;31 ......... R-1 .............. R-1 lO'lfll'-SFQ RS 1':-2 Low. SFO RS ~ low Me:!. . SFD RP R-4 l(Jilllf Med. . SFD RP M Medium. SfCWSFNMF RC ..... MediuIn-$FOISFNftIIF-RC -- Ir=-'::..- '"-- Cl'FSIe 0S-1 Open Space OW Opon....". . MiIjotOn::tDtion -- 10,. 25-35 30 31 10,() 25-35 3,0 JO 79.2 3<O-42S .. 363 106,4 500-5005 5,0 533 .. eo.110 10,8 .. 95 8().110 9.5 SO 224.. ." 11<3 R-3 05-1 fI) os.. 25.3 ():5...4 5,8 PQ..1 13,2 CPF .,6 0$.-7 20.4 05-7 5,3 16,0 ---00:6 FU 1.7 Sf"ATOTAL. =1 3.$ 1143" _=,aoc--.-- .__..,___....,1013. - t___.,.__________........c_. tAl~~....._..-.....--_f.-_saoo_. Cinti land Planning Fi:J9 m . 200 fOCI ",U 8/14100 EastLake Trails A Planned Community by The EastLake Company 15 EXHIBIT B RESOLUTION NO. Recommendation that City Council approve a thirty-seven percent (37%) density bonus and four additional credits and adoption of Addendum IS-01-51 to facilitate the construction of a maximum of thirty-three (33) additional units to a new construction homeownership development of condominiums, known as Sycamore Trails located within Eastlake Trails SPA 3. WHEREAS, on May 4, 1999, the City Council approved a Master Tentative Map for EastLake Trails by Resolution No. 19447; and WHEREAS, on December 12, 1993, the City Council adopted a General Plan Amendment by Resolution No. 17309 which reinstitued the Affordable Housing Program previously established; and WHEREAS, on November 24, 1998, the City of Chula Vista adopted the Comprehensive Affordable Housing Program for the Planned Community of Eastlake; and WHEREAS, Eastlake Development Corporation proposes to build 123 for sale attached dwelling units, which will include 33 affordable units; and WHEREAS, Eastlake Development Corporation is requesting a thirty-seven percent (37%) density bonus equaling 33 additional units; and WHEREAS, four additional credits will be issued to Eastlake Development Corporation for the construction of a mix of larger sized units, including six three-bedroom units; and WHEREAS, an Initial Study conducted by the City of Chula Vista concluded that the proposed project would not result in any additional significant environmental effects other than those previously covered under the Eastlake TrailslGreens Replanning Program Final Subsequent Environmental Impact Report 97-04; and WHEREAS, an Addendum to the Final SEIR 97-04 concluded that the additional 33 units would have no significant environmental effects per the Initial Study. NOW, THEREFORE, BE IT RESOLVED the Planning Commission of the City of Chula Vista does hereby recommend that the City Council approve a thirty-seven percent (37%) density bonus and four additional credits to facilitate the construction of a maximum of thirty-three (33) additional units to a new IY construction homeownership development of condominiums, known as Sycamore Trails located within Eastiake Trails SPA 3. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 13th day of June, 2001 by the following vote, to-wit: AYES: NOES: ABSENT: ABSTAIN: Robert Thomas, Chair ATTEST: Diana Vargas, Secretary I~ PLANNING COMMISSION AGENDA STATEMENT Item: 4- Meeting Date: 6/13/01 ITEM TITLE: Public Hearing: PCC-01-55; Four amendments to PCC-00-31, including: changing the approved property line setback for the outdoor stage from 50 feet to 25 feet; improving the design of the outdoor stage; changing the design of required lot line fencing by eliminating sound baffles; and accepting sound studies that were not conducted by a city approved sound consultant as adequate. Applicant: Chula Vista Community Church The proposed project is a request to make four amendments to PCC-00-3l, a Conditional Use Permit for an outdoor stage and drive-in church service in the parking lot of the Chula Vista Community Church, 271 East J Street; and for increasing the number of participants in the adult day care center on the church premises from 18 to 60. The first amendment would change Term 2 of Resolution No. PCC-00-3IA, by reducing the property line setback for the outdoor stage from 50 feet to 25 feet. The second amendment would change the design of the outdoor stage to improve acoustics and to comply with building codes. The third amendment would alter required lot line fencing by eliminating sound baffles. And the final amendment would change Term 7 of Resolution No. PCC-00-3IA and Term I of Resolution No. PCC-00-31B, by eliminating the words "city-approved" from the requirement to hire a city-approved sound consultant to measure noise levels at various times of day to determine if the 6-foot [fence] height proposed would adequately mitigate noise levels measured at various times of day. A Negative Declaration (IS-00-21) was adopted by the Planning Commission on July 19, 2000 regarding PCC-00-31. An Addendum has been prepared that concludes that the requested amendments to the Conditional Use Permit fall within the range of the potential impacts that were contemplated in the previous Initial Study. RECOMMENDATION: That the Planning Commission adopt the attached Resolution PCC-01-55 (Attachment 2), allowing the outdoor stage to be 25 feet from the southwestern property line; approving the re-designed stage; approving removal of sound baffles from the design of required lot line fencing; and eliminating the words "city-approved" from Term 7 of Resolution No. PCC-00-3IA and Term I of Resolution No. PCC-00-31B. DISCUSSION: On July 19,2000, the Planning Commission approved PCC-00-31, a Conditional Use Permit for an outdoor stage and drive-in church service in the parking lot of the Chula Vista Community Church, 271 East J Street; and for increasing the number of participants in the adult day care center on the church premises from 18 to 60. The approval resulted in two resolutions: / Page 2, Item: Meeting Date: 6/13/01 Resolution No. PCC-00-3IA (Attachment 3), pertaining to the outdoor stage and drive-in church service; and PCC-00-3IB (Attachment 4), pertaining to the adult day care center. Setback Amendment Term 2 of Resolution No. PCC-OO- 3lA states: Within eight weeks of adoption of Resolution PCC- 00-31A, the outdoor stage shall be relocated within the church parking lot so that it will be a minimum of 50 feet from the property line. The applicant has complied with this term by moving the stage to the southwestern corner of the property, 50 feet from the property line (Location A of attached site plan). It had previously been approximately eight feet from the northwestern property line. The new location was chosen, in part, to preserve the 86 required parking spaces. However, this location has caused three major problems for the drive-in services, resulting in loss of attendance, according to Carolyn Campbell, Vice President Council, Chula Vista Community Church. In a letter dated January 24,2001, Ms. Campbell states that: I. The drivers of the cars overheat from direct exposure to the sun. The cars face south and the drivers are unprotected from the morning sun on the left side. 2. The car occupants have difficulty seeing the service due to sun glare on the windshield and the stage being in shade. The south facing orientation of the cars causes the southeast morning sunlight to strike the windshield at an angle that causes glare and obscures the view of the shaded stage service. 3. The traffic flow in the parking lot to and from the service is more congested. The stage is too close to the entrance of the parking lot to allow cars to approach the service from the rear rather than the side. By reducing the required setback from 50 feet to 25 feet, two more site options are created for the stage. Location B, as indicated on the attached site plan, would be 25 feet from the southwestern corner of the property and would lessen the current sun exposure and traffic problems. Location C, as indicated on the attached site plan, would be 25 feet from the northwestern corner of the property and would eliminate the problems noted above. Both options would not interfere with required parking. Locations Band C would also minimize the visual impacts currently imposed by the stage at Location A, but Location B would minimize the visual impacts to a greater extent. A 25-foot setback would be reasonable, and exceeds the regulations in the Municipal Code. The church is located in a R-I (single family residential) zone, where the rear yard setback requirement is 20 feet. Side yard setbacks are 10 and 3 feet. Even an I-R (Industrial) zone adjacent to a residential zone has a maximum rear yard setback of 25 feet. .;L Page 3, Item: Meeting Date: 6/13/01 Outdoor Stage Design Amendment The stage that the church had been using when they applied for a conditional use permit (PCC-OO- 31) consisted of approximately 498-square-feet, including: a 275-square-foot platform; llO-square- feet of storage inside the trailer of an inoperable truck; and 113 square-feet of stairs, and the cab of the truck. (Refer to top of Sheet Al for a diagram.) Term 3 of Resolution No. PCC-OO-3I required the truck to be removed within eight weeks of adoption of the resolution, which it was. The stage, constructed of plywood and painted white, was built without building permits. Term 1 of Resolution No. PCC-OO-3IA required the stage to be permitted within eight weeks of adoption of the resolution. However, to comply with building codes, the stage would basically have to be completely rebuilt. Therefore, a newly designed stage is proposed to replace the stage included in PCC-OO-31. The new stage would be 651 square feet, including: a 378-square-foot platform; 78 square feet of storage; and a 170-square-foot handicapped accessible ramp. (See bottom of Sheet Al for diagram.) The proposal includes a built-up roof and wing walls for an acoustically superior stage, and a dark green exterior to blend with existing landscaping. This design will provide better sound mitigation of nuisance noise and have less of a visual impact than the original stage. Fencing Design Amendment and Sound Consultant Amendment With the proposal for PCC-OO-31, the applicants submitted a fence design that would reduce noise, and they said they would erect it, if required. The design consisted of a 6-foot-high solid wood fence with sound baffles on top. The Planning Commission did require the applicant to erect the fence, "according to the specifications submitted with the conditional use permit [application]," as stated in Term 7 of Resolution No. PCC-OO-3IA, and Term I of Resolution No. PCC-OO-3 lB. (See Attachment 5 for fencing specifications.) Term 7 also required the applicant to "hire a city-approved sound consultant to measure noise levels at various times of day to determine if the 6-foot [fence] height proposed would adequately mitigate noise." Sound readings at various times during the week were collected by Bill Behun, the project's architect, and John Van Ballegooijen, a member of the Chula Vista Community Church. (See Attachment 6.) Independently, Bruce Walker, Ph.D., INCE Board Certified, a sound consultant with Hersh Walker Associates (who is not on the city Environmental Division's approved list), produced sound contours for various stage locations and designs (with or without back wall, wing walls, or roof), which were tabulated with fence data he calculated for the first CUP submittal (PCC-OO-31) (Attachment 7). The tables show that sound baffles on top of the wooden fence "reduces sound [from the stage] by 2 dB (barely perceptible)." Table F indicates that a raised voice from a stage with a back wall and wing walls, and a 6- foot high solid wood property line fence with no sound baffle on top would produce 49-45 dB, with the stage being 25 feet from the property line (Location B). The City threshold is 55 dB. 3 Page 4, Item: Meeting Date: 6/13/01 CONCLUSION: Staff recommends approval of the proposed conditional use permit in accordance with the attached Planning Commission Resolution PCC-OI-55, to allow the outdoor stage to be 25-feet from the southwestern property line; to allow the existing stage to be redesigned; to allow sound baffles to be eliminated from property line fencing; and eliminating the words "city-approved" from Term 7 of Resolution No. PCC-OO-31A and Term I of Resolution No. PCC-OO-3IB. Attachments 1. Locator Map 2. Planning Commission Resolution PCC-0l-55 3. Planning Commission Resolution PCC-OO-31A 4. Planning Commission Resolution PCC-DO-3IB 5. Fencing specifications 6. Sound readings 7. Acoustical tables 8. Environmental Addendum f' -,,--,"-,--_.~,-,----_._------_._--_.,,-,--'-'--- I / ~\ ~ CHULA VISTA PLANNING AND BUILDING DEPARTMENT LOCATOR PROJECT CHULA VISTA COMMUNITY CHURCH PROJECT DESCRIPTION: C) APPLICANT: CONDITIONAL USE PERMIT PROJECT 271 East "J" Street ADDRESS: Request: Amend PC~O-31 to allow outdoor stage to be -- within 25 feet 01 property line; and to allow a 6-loot- SCALE: FilE NUMBER: S high wood fence along the property lines as a NORTH No Scale pce - 01-55 sound barrier to adiacent DroDerties. H:\homelplanninglhectDr\locators\pcc0155.cdr 02/06/01 ATTACHMENT 1 RESOLUTION NO. PCC- 01-55 A RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION AMENDING CONDITIONAL USE PERMIT PCC- 00-31 BY CHANGING TERM 2, RESOLUTION NO. PCC-00-31A, WHICH WOULD REDUCE THE PROPERTY LINE SETBACK FOR THE OUTDOOR STAGE FROM 50 FEET TO 25 FEET; BY CHANGING THE DESIGN OF THE STAGE; BY DEVIATING FROM FENCE SPECIFICATIONS OF TERM 7, RESOLUTION NO. 00-3IA AND TERM I, RESOLUTION NO. 00-31B BY ELIMINATING SOUND BAFFLES; AND BY ELIMINATING THE WORDS "CITY-APPROVED" FROM TERM 7, RESOLUTION NO. 00-3IA REGARDING SOUND CONSULTANTS; AT THE CHULA VISTA COMMUNITY CHURCH, 271 J STREET. I. RECITALS A. Project Site WHEREAS, the parcel which is the subject matter of this Resolution is diagrammatically represented in Exhibit A attached hereto and incorporated herein by this reference, and for the purpose of general description herein, consists of approximately 2.2 acres at 271 J Street; and, B. Project; Application for Discretionary Approval WHEREAS, on January 30, 2001, a duly verified application for a Conditional Use Permit (PCC-01-55) was filed by the Chula Vista Community Church ("Applicant"); and, WHEREAS, the Applicant requested to change the approved property line setback for the outdoor stage from 50 to 25 feet; to change the design of the existing stage with one that better mitigates noise, is less of a visual impact, and that complies with building codes; to change the design of required lot line fencing by eliminating sound baffles; and by requesting that current sound studies be acceptable, although they were not conducted by a sound consultant who is on the City Environmental Division's approved list. C. Environmental Determination WHEREAS, a Negative Declaration (1S-00-21) was prepared for PCC-00-31 and adopted by the Planning Commission on July 19, 2000. It concluded that the proposed project would not generate significant environmental impacts; and, (f> ATTACHMENT 2 WHEREAS, an Addendum has been prepared that concludes that the requested amendments to the Conditional Use Permit fall within the range of the potential impacts that were contemplated in the previous Initial Study; and D. Planning Commission Record of Application WHEREAS, a duly called and noticed public hearing on the Project was held before the Planning Commission on June 13,200 I to hear public testimony with regard to same. NOW, THEREFORE, BE IT RESOL VED that the Planning Commission does hereby find, determine and resolve as follows: II. CONDITIONAL USE PERMIT FINDINGS A. That the proposed use at the 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 proposed use at the location will contribute to the general well being of the community because the drive-in service will allow seniors or handicapped people in Chula Vista and the South Bay Community who find it difficult to get out of their cars to worship comfortably from inside their cars. 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. Approval of this project will result in an acoustically superior stage that has less of a visual impact than the existing stage. The combination of the stage positioned 25 feet from the north and west property lines, where a 6-foot high fence will be erected, without sound baffles, will not result in nuisance noise that exceeds Chula Vista Municipal Code thresholds, according to an acoustical analysis by Hersh Walker Acoustics. C. That the proposed use will comply with the regulations and conditions specified in the code for such use. Compliance with all applicable conditions, codes, and regulations will be required prior to issuance of development permits. 2 7 D. That the granting of this conditional use permit will not adversely affect the General Plan of the City or the adopted plan of any government agency. Approval of this Project, as conditioned, is in substantial conformance with City policies and the General Plan. BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION DOES HEREBY APPROVE THE PROJECT SUBJECT TO THE CONDITIONS SET FORTH BELOW: III. TERMS OF GRANT OF PERMIT OF CONDITIONAL USE PERMIT The Planning Commission hereby grants the request to approve PCC-01-55, which amends PCC- 00-31 by changing the approved property line setback for the outdoor stage from 50 feet to 25 feet; changing the design of the existing stage; changing the design of approved lot line fencing by eliminating sound baffles; and accepting sound studies that were not conducted by a city-approved sound consultant, subject to the following conditions: 1. Within eight weeks of adoption of Resolution PCC-0l-55, a building permit for the outdoor stage, and a separate permit for lighting, shall be applied for and obtained. 2. The outdoor stage shall be stationed in the southwestern corner of the church parking, referred to as Location B on the site plan. 3. Within eight weeks of adoption of Resolution PCC-OI-55, a six-foot-high fence shall be erected along the northern property line from the western edge to the 30" high CMU retaining wall, and along the western property line from the northern edge to the daycare center. It shall be constructed according to the specifications approved for PCC-00-31, except for the sound baffles, which may be eliminated. 4. Prior to issuance of a building permit for the outdoor stage, five striped parking spaces shall be added to the church parking lot. 5. Comply with all federal, state and local laws, regulations, permits, City ordinances, standards, and policies except as otherwise provided in this Resolution. IV. ADDITIONAL TERMS AND PROVISIONS TO GRANT 1. This Conditional Use Permit shall become void and ineffective if not utilized or extended within one year from the effective date thereof, in accordance with Section 19.14.260 of the Municipal Code. 2. A copy of this resolution shall be recorded against the property. 3 f 3. Any violations of the terms and conditions of this permit shall be ground for revocation or modification of permit. V. EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL Applicant shall execute and have notarized the attached Agreement (Exhibit "B"), indicating the Applicant has read, understands and agrees to the conditions of approval contained herein, and will implement same. VI. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the Planning Commission that its adoption of this Resolution is dependent upon the enforceability of each and every term, provision and condition herein stated; and that in the event the applicant or its assigns or successors in interest challenge anyone or more terms, provisions or conditions, and are determined by a Court of competent jurisdiction to be invalid, illegal or unenforceable, this resolution and the permit shall be deemed to be automatically revoked and of no further force and effect ab initio. THIS RESOLUTION OF APPROVAL IS HEREBY PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA this 13th day of June, 2001, by the following vote, to wit: AYES: NOES: ABSTAIN: ABSENT: Bob Thomas, Chair Diana Vargas, Secretary 4 r ~\ / ~ \ \\~"'., / , ' L~<./.) \ \ \ .------- ''It" \ '\. ~ 87"09. <= ~~7" \ \ q,)) BeQ>% ~1'&r. ~~ B 8 & -1~ ~~ !j GID 0'0$ \~rn ~ >/\ 8: JEGT .,--- t= ::::<\ \ loe ON - R :::::- ~ ::< ~~ """~ , I~ -I- ;::::- v-\ -tf 1J \ IY J: ,--\.-"-' -t 1; ;v-- ~~f ~- ~ ~ ~ \:='I?~~ ~ iD,~ ~ 1_ 'i. ^--< I-~I-. X ti.,------, ~:1-~--""" i:~" ",~ ~~~v-W' I~ _t:: _____.- )-, , ~L ,W:J. ~v\y ) In ~5 ~~~~~~\ km "I )A);r/ 0-,\- ~I--, ~\I'\ v~, ~ fI\, ~~c-Ir\"" '-' Y --,' ( I 7 1<99- , ~ /'-.,)-1. ----l ~~ , ~ ~ _ >--v I / rar;p.9. , ~ ~ -~~' \ RiA I II n !O :[E~'t. :Ji ~ ~YON Rolit? ~ ( ~ \.-- J-. ,'CY ~ #<( -<..~\,..((:J3 CHULA VISTA PLANNING AND BUILDING DEPARTMENT LOCATOR PROJECT CHULA VISTA COMMUNITY CHURCH PROJECT DESCRIPTION: C9 APPLICANT: CONDITIONAL USE PERMIT PROJECT 271 East "J" Street ADDRESS: Request: Amend PCC-00-31 to allow outdoor stage to be within 25 feet of property line; and to allow a 6-fool- SCALE: FILE NUMBER: 10 high wood fence along the property lines as a NORTH No Scale pee - 01-55 sound barrier to adiacent Dronarties. H:lhomelplanninglhector\locators\pcc0155.cdr 02/06/01 EXHmIT A RESOLUTION :\0. PCC- 00-31A A RESOLUTION OF THE CITY OF CHULA YlSTA PLANNING COMMISSION APPROVING A CONDITIONAL USE PERMIT TO ALLOW AN OUTDOOR STAGE AND DRIVE-IN CHURCH SERVICE AT THE CHULA VISTA COMMUNITY CHURCH, 271 J STREET. I. RECITALS A, Project Site WHEREAS. the parcel which is the subject matter of this Resolution is diagrarnmatical1y represented in Exhibit A attached hereto and incorporated herein by this reference, and for the purpose of general description herein, consists of approximately 2.2 acres at 271 J Street: and. B, Project: Application for Discretionary Approyal WHEREAS. on January 4, 2000. a duly verified application for a Conditional lise Permit (PCC-OO-3 1) was Tiled by the Chula Vista Community Church ("Applicant"): and. WHEREAS, the Applicant requested permission to allow an outdoor stage and drive-in church seryice: and. C. Enyironmental Determination WHEREAS, in accordance with the requirements of CEQA, the Environmental Review Coordinator determined that the Project required the preparation of an Initial Study. Such study was prepared by the City ofChula Vista, and based on such study, a Negative Declaration was prepared and circulated for public reyiew; and, D. Planning Commission Record of Application WHEREAS, a duly called and noticed public hearing on the Project was held before the Planning Commission on June 14,2000 to hear public testimony with regard to same. At that hearing, the Project was continued to July 19, 2000. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby fmd, determine and resolve as fol1ows: I( ATTACHMENT 3 11. CERTIFICATIO:\' OF COMPLIA:\CE WITH CEQA The Planning Commission does hereby find that the Negative Declaration issued jc)C chis Project has been prepared in accordance with requirements of the Calijc1CI1ia Environmental Quality Act and the Environmental Review procedures of the City of Chula Vista. III. INDEPENDENT JUDGEMENT OF THE CITY OF CHULA VISTA PLAN1\ING COMMISSION The Planning Commission finds that the Negative DecJaration prepared for this Project reflects the independent judgement of the Planning Commission. IV. CO!\l)ITIONAL USE PERMIT FINDINGS A. That the proposed use at the 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 proposed use at the location will contribute to the general well being of the community because: 1. The drive-in service provides a worship center for seniors or handicapped peopJe in Chula Vista and the South Bay Community who find it difficult to get out of their cars when they go to worship; and 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 properiJ' or improvements in the ,-icinity . Approval of this project includes conditions to; reduce miscellaneous noise generated on the church property, and reduce visual impacts to adjacent neighbors. With the implementation of said conditions, the proposed use wi11 not 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. C. That the proposed use will comply 'with the regulations and conditions specified in the code for such use. Compliance with all applicable conditions, codes, and regulations wi11 be required prior to issuance of development permits. 2 IJ... D. That the granting of this conditional use permit will not adversely affect the General Plan of the City or the adopted plan of any government agency. Approval of this Project, as conditioned, is in substantial conformance with City policies and the General Plan. BE IT FURTHER RESOL'VED THAT THE PLA.~NING COMMISSION DOES HEREBY APPROVE THE PROJECT SUBJECT TO THE CONDITIONS SET FORTH BELOW: V. TERMS OF GRANT OF PERMIT OF CONDITIONAL USE PERMIT The Planning Commission hereby grants the request to allow an outdoor stage and drive-in church service at the Chula Vista Community Church, 271 J Street, Conditional Use Permit PCC-00-3l, subject to the following conditions: 1. Within eight weeks of adoption of Resolution PCC-00-31A, a building permit for the outdoor stage, and a separate permit for lighting, shall be applied for and obtained. 1 Within eight weeks of adoption of Resolution PCC-00-3IA, the outdoor stage shall be relocated within the church parking lot so that it will be a minimum of 50 feet from the property line. 3. Within eight weeks of adoption of Resolution PCC-00-3IA, the inoperable truck used in association with the stage shall be removed from the church property. 4. The outdoor stage may be used for one one-hour drive-in church service between the hours of 9:00 a.m. and 2:00 p.m. each Sttnday. No concurrent service shall be held during the time that the drive-in service is conducted. Any other use of the stage will require approval of a Special Event permit or modification 10 this Conditional Use Permit from the City of Chula Vista. 5. Car engines shall be mrned off during the drive-in church service. 6. Amplifiers shall not be used for the drive-in church service. All noise shall conform 10 City standards. 7. A sound barrier shall be erected along the northern property line from the western edge to the 30" high CMU retaining wall, and along the western property line from the northern edge to the daycare center. It shall be constructed according to the specifications submitted with the Conditional Use Permit application. However, applicant shall hire a city- approved sound consultant to measure noise levels at various times of day to determine if the 6-foot height proposed would adequately mitigate noise. If not, a variance shall be sought 10 construct an 8-foot high sound barrier. 3 13 _._----'.,...-'-- -'~._,---~_."._,_. 8. Two existing basketball hoops in the church parking lot shall be removed. A portable basketball hoop may be used and is not subject to the 50-foot setback required for the stage. Parking lot shall be secured, including removal of portable basketball hoop, during hours of non-operation. 9. Prior to issuance of a building permit for the outdoor stage, five striped parking spaces shall be added to the church parking lot. 10. A security plan that includes gating the church driveway when church facilities are not in use, and reducing the number of parking lot lights at night shall be submitted to the Crime Prevention Unit of the Chula Vista Police Department for review and approval, and subsequent implementation. Parking lot lights shall be modified in such a way as to be dimmed andlor shielded to the satisfaction of the City Engineer. 11. Comply with all federal, state and local laws, regulations, permits, City ordinances, standards, and policies except as otherwise provided in this Resolution. 12, One year after issuance of the Conditional Use Permit, planning staff shall review the project for compliance with Conditions of Approval, and may require modifications andlor additions to Conditions of Approval. VI. ADDITIONAL TERMS A.."'D PROVISIONS TO GRANT 1. This Conditional Use Permit shall become void and ineffective if not utilized or extended within one year from the effective date thereof, in accordance with Section 19.14.260 of the Municipal Code. 2. A copy of this resolution shall be recorded against the property. 3, illY violations of the tenus and conditions of this permit shall be ground for revocation or modification of permit. VII. EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL Applicant shall execute and have notarized the attached Agreement (Exhibit "B"), indicating the Applicant has read, understands and agrees to the conditions of approval contained herein, and will implement same. Vill. NOTICE OF DETERMINATION The Planning Commission directs the Environmental Review Coordinator to post a Notice of Determination and file same with the City Clerk. 4 If _.,..,-'".._-+-,------,-,-,~- IX. I!>iVALIDITY; AUTOMATIC REVOCATION It is the intention of the Planning Commission that its adoption of this Resolution is dependent upon the enforceability of each and every term, provision and condition herein stated; and that in the event the applicant or its assigns or successors in interest challenge anyone or more terms, provisions or conditions, and are determined by a Court of competent jurisdiction to be invalid, illegal or unenforceable, this resolution and the permit shall be deemed to be automaticaUy revoked and of no further force and effect ab initio. THIS RESOLUTION OF APPROVAL IS HEREBY PASSED AND APPROVED BY THE PL.~",-NING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA this 19"' day of July, 2000, by the following vote, to wit; AYES: Commissioners CASTANEDA, HALL, CORTES, WILLETT, O'NEILL NOES: Cha i r THOMAS ABSTlUN: ABSENT: ~\') R~ Bob Thomas, Chair > """'~ ~~(~= Diana Vargas, SecretaryU 5 ~ /5 RESOLUTION '\0. PCC- 00-31B A RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION APPROVING A CONDITIONAL USE PERMIT TO ALLOW INCREASING THE NUMBER OF ADULT DAYCARE PARTICIPANTS FROM 18 TO 60 AT THE CHULA VISTA COMMUNITY CHURCH, 271 J STREET. I. RECITALS A. Project Site WHEREAS, the parcel which is the subject matter of this Resolution is diagramrnatically represented in Exhibit A attached hereto and incorporated herein by this reference, and for the purpose of general description herein, consists of approximately 2.2 acres at 271 J Street; and, B. Project; Application for Discretionary Approval \HIEREAS. on January 4, 2000, a duly verified application for a Conditional Use Permit (PCC-00-31) was filed by the Chula Vista Community Church ('"Applicant"): and, WHEREAS, the Applicant requested permission to allow increasing the number of adult day care participants from 18 to 60; and, C. Environmental Determination \VHEREAS, in accordance with the requirements of CEQA, the Environmental Review Coordinator determined that the Project required the preparation of an Initial Study. Such study was prepared by the City of Chula Vista, and based on such study, a Negative Declaration was prepared and circulated for public review; and, D. Planning Commission Record of Application WHEREAS, a duly called and noticed public hearing on the Project was held before the Planning Commission on June 14, 2000 to hear public testimony with regard to same. At that hearing, the Project was continued to July 19,2000. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby find, determine and resolve as follows: /y ATTACHMENT 4 II. CERTIFICATIO!\ OF C01\1PLIA:\CE WITH CEQA The Planning Commission does hereby tlnd that the 1\egative Declaration issued for this Project has been prepared in accordance with requirements of the California Environmental Quality Act and the Environmental Review procedures of the Citv of ChuJa Vista. III. INDEPENDENT JUDGEMENT OF THE CITY OF CHULA VISTA PLANNING COMMISSION The Planning Commission finds that the Negative Declaration prepared for this Project reflects the independent judgement of the Planning Commission. IV. C01'\1)ITlONAL USE PERMIT FINDINGS A. That the proposed use at the 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 proposed uses at the location contribute to the general well being of the community because the Adult Day Care Center provides respite for caregivers of low-income seniors and disabled people. Participants receive health monitoring and therapies, such as speech, physical and occupational, as well as nutrition monitoring. In addition, they participate in activities, such as Bingo, Trivia, and sewing, and in programs conducted by history, communications and art teachers. Hospitalization or convalescent home occupancy for seniors may be postponed an average of five years tftrough this system of adult day care. B. That such use \\111 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 . Approval of this project includes conditions to: reduce miscellaneous noise generated on the church property; reduce visual impacts to adjacent neighbors; and reduce the effects of idling buses. With the implementation of said conditions, the proposed use will not 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. Co That the proposed use will comply with the regulations and conditions specified in the code for such use. 2 17 Compliance with all applicable conditions. codes, and regulations will be required prior to issuance of development permits. D. That the granting of this conditional use permit will not adversely affect the General Plan of the City or the adopted plan of any government agency. Approval of this Project, as conditioned, is in substantial conformance with City policies and the General Plan. BE IT FURTHER RESOLVED THAT THE PLAl\'NING COMMISSION DOES HEREBY APPROVE THE PROJECT SUBJECT TO THE CONDITIONS SET FORTH BELOW: V. TERMS OF GRANT OF PERMIT OF CONDITIONAL USE PERMIT The Planning Commission hereby grants the request to increase the number of participants in the adult day care center from 18 to 60 at the Chula Vista Community Church, Conditional Use Permit PCC-00-31. subject to the following conditions: I. A sound barrier shall be erected along the nonhern property line from the western edge to the 30" high CMU retaining wall, and along the western property line from the northern edge to the daycare center. It shall be constructed according to the specifications submined with the Conditional Use Permit application. However, applicant shall hire a city- approved sound consultant to measure noise levels at various times of day to determine if the 6-foot height proposed would adequately mitigate noise. If not, a variance shall be sought to construct an 8-foot high sound barrier. 1 Two existing basketball hoops in the church parking lot shall be removed. A portable basketball hoop may be used and is not subject to the 50-foot setback required for the stage. Parking lot shall be secured, including removal of portable basketball hoop. during hours of non-operation. 3. A security plan that includes gating the church driveway when church facilities are not in use, and reducing the number of parking lot lights at night shall be submitted to the Crime Prevention Unit of the Chula Vista Police Department for review and approval, and subsequent implementation. 4. The number of participants in the Adult Day Care Center shall not exceed 60 persons per day. 5. Engines of vehicles transporting participants shall be turned off whenever feasible during the time when lifts to load and unload passengers are not being used, and loading and unloading shall occur on the western side of the building. " ~ If 6. Comply with all federal. state and local Jaws, regulations, permits. Cit)' ordinances. standards, and policies except as otherwise provided in this Resolution. 7. One year after issuance of the Conditional Use Permit, planning staff shall review the project for compliance with Conditions of Approval, and may require modifications and/or additions to Conditions of Approval. VI. ADDITIONAL TERMS A.l\'D PROVISIONS TO GRANT 1 , This Conditional Use Permit shall become void and ineffective if not utilized or extended within one year from the effective date thereof, in accordance with Section 19,14,260 of the Municipal Code, 2. A copy of this resolution shall be recorded against the property, 3. Any violations of the terms and conditions of this permit shall be ground for revocation or modification of permit. VII. EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL Applicant shall execute and have notarized the attached Agreement (Exhibit "B"), indicating the Applicant has read, understands and agrees to the conditions of approval contained herein, and will implement same, VIII. NOTICE OF DETERMINATION The Planning Commission directs the Environmental Review Coordinator to post a Notice of Determination and file same with the City Clerk, IX, INVALIDITY; AUTOMATIC REVOCATION It is the intention of the Planning Commission that its adoption of this Resolution is dependent upon the enforceability of each and every term, provision and condition herein stated; and that in the event the applicant or its assigns or successors in interest challenge anyone or more terms, provisions or conditions, and are determined by a Court of competent jurisdiction to be invalid, illegal or unenforceable, this resolution and the pertnit shall be deemed to be automatically revoked and of no further force and effect ab initio, THIS RESOLUTION OF APPROVAL IS HEREBY PASSED AND APPROVED BY THE PLA.1I\'NING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA this 19th day of July, 2000, by the following vote, to wit: 4 /q A)'ES: Chair THOI"AS, CO~1MISSIONERS CASTANEDA, ~ALL, CORTES, WILLETT and O'NEILL NOES: ABSTAIN: ABSENT: ~D ~ VV-~ Bob Thomas, Chair ~~./LS~ Diana Vargas, Secret@j--y 5 ;U) Mr. Bill Behun MBA 1530 West Lewis Street San Diego, CA 92103 Subject: Dear Bill: Hersh Walker Acoustics 780 Lakeffeld Road, Unit G Westlake Village, California 91361 (B05) 373-8533 FAX (B05) 373-0733 e-mail haebew@iswestcom ~i~ j. ~; ~J-l~ ~..~.~ March 9, 2000 PL ~ :'.' Chula Vista Community Church - Noise Reduction Barrier It was a pleasure hearing from you again this morning. As I understand from our discussion, Chula Vista Community Church is required to erect a noise barrier at the boundary with a neighboring property, for purpose of suppressing transmission of miscellaneous noises generated on church property. They desire to use a Wood as an alternative to concrete block construction. For an outdoor barrier, there is no reason a wood fence won't perform as well acoustically as a concrete wall, since sound transmission in both cases will be dominated by diffraction over the top and around the sides. The following guidelines will ensure adequate performance: 1. Use minimum 5/8" wood thickness. You had mentioned a plan to use 3/4" wood. which would be more-than-satisfactory. Maintain totally impervious construction for the full length of the wall and from ground to the top. The bottom of the wall should be in contact with the ground. Be sure all joints are sealed. If possible, install a weather resistant sound absorbing treatment on the church side of the wall, extending from the top of the wall for at least two feet downward. This will reduce noise diffracted over the wall and probably provide performance superior to a hard concrete block wall of equal height. See appended Figure 1 . Design the barrier with adequate height, based on location of dominant noise sources and relative eievation of source and receiving points. For your geometry, with the neighboring property four to five feet above the church parking lot, a six-foot tall barrier atop the slope would provide 8-12 dB attenuation (about 50% subjective improvement). f 2. 3. 4. 5. Be mindful of reflective sound transmission paths that would flank the direct transmission path. These might Include nearby building eaves, large trees spreading over the proposed barrier location, etc. I hope this information is adequate to determine an approach to the problem We can provide more detailed assistance if needed. Respectfully, -~tJ~ Bruce Walker, Ph D, INCE Bd. Cer!. Hersh Walker Acoustics 7..'-- ATTACHMENTS f !:~~ 110.." I,~ I" . 1,.....--,-". !it1 :;=;: ii+=+ Y::7 I'~ ;-;----:- I!~=!- l. ~,..L '!-i~1 ,1.1 _, "'IATTIN " ~~ i I'ClCF7111 i i ''IIInl.All ~PIMJIC'" iV: - I' i i i! ! I i i II' ! ! :::::::=::: ". , 8 d -- d '-,.......L m~ "'- _HCUlII -- --------WOODWNJ. FIGURE 1 - SchematIc of Absorptive Barrier Treatmen ~:( . _"_,,,__~~,__,_,_"'_ h._._..___...___,__.._________.._.._,_____,.~_ ,~~_,,__,~____ Mr. Bill Behun Chula Vista Community Church March 9, 2000 ( Page 3 1x2 BA HEN 2x3 rRAME 2' OCF ~03 FIBERGLASS i~PLA;TIC INSECT , V' SCREEN .... '"'. "' \JEEP HOLE IN BOTTOM FRAME I ------ ~~\JOOD \JALL Figure 1 . Schematic of 6' Wood Wall with Weather Resistant Absorptive Top 23 .-- '--_._--'~ .-- -- --------.--- _._----_.._~-----_.._---_.__._.-- Mr. Bill Behun Chula Vista Community Church March 9, 2000 Ij 15 ChuI VI,.. CommW111y Church Barrier Computation Source (-20', 1'), Receive (10', 5'J 20 I r~-' N "",,/' .K'~ / .1- . ~... _V ,...- ...-- ..-40-- 1'.'6!eet I ,," ~ i L o 100 1000 Fl"lqlltncy.Hz Figure 2 - Computed Barrier Attenuation ;LV -~--_..".......~-_.- Page 4 Ir"onn I~\_J .zX0 4><""- N~I~UR SlOE ft'?T o~ U: c/o", ~oLl,rH<?AWt-J ~/4- r. fll f1.'(WWD ./ WI11I bf.l.O/f. S ftt.GI:~b ~EI~Btf( ( 2)(.4- eM))].') ~- '-., " ...... ~ 1'HI6:tix I;il WIDE: wee,p CLlT I~o 7Jb @O' EA,"I~ OF ' CttJ~, MJD @. /ll'DftlIN"i t7f 1-1<'" '5f'At( / I~II~ /' Q5!~ q~ '''t~c.. ~b 12-" /~ 1.)l.ID w/ME:"J?'l. ft.J.tSHliJG:? C/,.:? I Ix')... ~iTEt-I - ~ -" 2.111111* 0 t-J;,?() 1)' ~ 7 D':; E'c'-rE I G Ir-! RA.'7IIc:. - I , l,..j~cr ~i I . 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JOIN!S eerwE~ f\YWwD AkJD FAAI1I/Jb. ;:LS- 3-14-200 2,03PM FROM MOM ARCHITECT 6192601 I 12 P. 2 '2XIO &A.P ~~ ~~WlJI~&~~ JI T~lII .~ wI' O()... I I I' I I I .C- o -' ~ I: i ~19'r11ilW.N~~~ I' I I I, 1 .~'CfiAlIJ I.I~ ~ - I r t-:..J -:i IN fPc:Nr :;. 1:J.l;1 ~fg~~fbTI~:~-~ INfO. i i ~ED fete- \f1fW6DJP-OM HElbH~~i~lC€ -::30/.;11"" 11_/:>8 ( -. ~)C ~CAf' G'-..... . "--\.--, ']TA uJ eo PIt INGbD J1'I'CE ~, ~ / >< -l '\..../.~ ') . '-- b:.'2.I~fN~ e.4i f).e . '2Xk> . . ~~re; I~ F~42 - () _I ~ , 1 I I I ~ P~ED F~~e VlewGD Fr<on a~pCH~DE '7Jp} I =-1"-0 II fl"l,bP.Ape:; fBD~D 0"6UND W~r~~Ai1DN~' CHiJl.Avl~A C&r1ML!NIi( ~U~H . --- _~q?DO .:2.-& ! - ---" .-".- -,_.- .. -_'_'~~._._,_..'.'--'--". -~- "'''''''''UlnUJ JrTrDl1 ' ""~. )0 .......H.'\.dJ JSanbaJ . :n~ HrE.JYIu.ZIS lOj [EQUalOd e Sf a . fIeqs .IO]E'.1J.S!U!Wpe ZurUQZ . lO'P lOJel1</uTlUpe Z.. 'lOZ om JO U d . . . " Olm 0 O'P UI J1 OpO::> f"dDIUnl"i lorn "YJI'l1 Put! ZUN d Z ... ,,0 If!' ',!M ^IdwOJ 15nw JUeorldde " ,.,111 OJ se <UOIH\Old utpnpUl OllS.uo "O"l1'n 00 'm, 0",..._ _ . ZuroZolOJ 0'P ZUTpUt!J<tIJIM1M' .0~D";'9 "_ Page 4 of 4 City of Chula Vista . Information Bulletin 009 December 1999 . j -~J~"'J III. WOOD/CHAlNLINK FENCES Fence: specifications are shown in r Table C. Details for typical wood panel lock fences are shown in figures 3 and 4. Detail for typical chainlink fence is shown in figure 5. . A. Wood posts must be No.2 Foun- H dation grade redwood, or pressure-l treated Douglas fir-larch No.2 or bet- ter. B. Preservative must be applied to the ends of wood posts buried in the 2' . d min. graun . C. Set po<ts/pipe< in 12-inch mini- mum diameter concrete footing ex- tending at least 24 inches into undis- turbed natural ground or properly compacted filL Footings must be placed over 3 inches of loose gravel as shown below. Wood posts must extend through concrete footings to gravel below. r H bi Figure 5/Chain link fence' r 1 3" minimum loose gravel typical W :! t Figure 3/Wood panel lock fence 3" minimum loose gravel typieal 12" min diameter concrete footing typical w Figure 4/Wood board f~nce ;';"", , ~ f 2x4 Rail j 1" thick spaced board Post . - .' 2x4 Rail 3" minimum loose gravel typical 12" min diameter concrete footing typical w Table CNJood and chain link fences Height, H Post size Post size Maximum (Inches) (Inches) Section Width, W (Ieet) Wood Chain link (Ieet) 4' 4x4 3" dia 6 4x6 8 5' 4x4 3" dia 6 mindia. 4x6 8 II concrete tooting 6' 4x4 3" dia 6 typical 4x6 8 ;27 - ~- ---- ----- ~--- ~_.._._.,_'___..M_... Compilation of AcolJsticallnformation by McGee/Behun Architects from data provided by Hersh Walker Acoustics for the Chula Vista Community Church (Exhibit A) 12/13/00 Data based on a raised speech voice (80 decibels (80 dB)). A nonnal speech voice is 60 dB and the numbers below would be about 20 db less. i Table AI- Wost Case - Stage wi No Back Wall, ~o Property Line Fence Raised Voice Location of Staae Oriainal 25fttoPL 50 ft !to PL Voice Sound Level at 1 meter (dB) 80 80 80 Distance of Sound to PL (ft) 25 33 60 Voice Sound Level at PL. (dB) 62 60 55 Distance to Nearest Home (ft) 77 92 122 Voice Sound at Nearest Home (dB) 53 51 49 I Table BI- Stage w/Back Wall, No Property Line Fence Raised Voice Location of Staae Onainal 25ft to PL 50 ft fto PL Voice Sound Level at 1 meter (dB) 80 80 80 Distance of Sound to PL (ft) 25 33 60 Voice Sound Level at PL. (dB) 59 57 51 Distance to Nearest Home (ft) 77 92 122 Voice Sound at Nearest Home (dB\ 49 47 43 [Table g- Stage w/Back Wall & Back Wing Walls, No Property Line Fence Raised Voice Location of Staoe Orioinal 25 ft to PL 50ft fto PL Voice Sound Level at 1 meter (dB) 80 80 80 Distance of Sound to PL (ft) 25 33 60 Voice Sound Level at PL. (dB) 57 55 49 Distance to Nearest Home (ft) 77 92 122 Voice Sound at Nearest Home (dB) 42 40 34 ;;Lg Page 1 Sound in the 40 to 59 dB range is classified QUIET Sound not to exceed 55 dB per Chula Vista Noise Limits Sound in the 40 to 59 dB range is classified QUIET Sound not to exceed 55 dB per Chula Vista Noise Limits Sound in the 40 to 59 dB range is classified QUIET Sound not to exceed 55 dB per Chula Vista Noise Limits ATTACHMENT 6 Data below Is with a 6 foot high solid wood fence added at the property line. Note: Exhibit E shows a wood wall with sound baffle at topTeduces the sound 8 dB to 12 dB. The sound baffle shown at the top of wall reduces sound by 2 dB (barely perceptible). A solid wood fence without the sound baffle reduces the sound by 6 dB to 10 dB. l!a~le r:J - Stage wi No Back Wall, 6 Ft. High Property Line Fence (no sound baffle on top) (6 oot high solid wood fence reduces the sound 6dB to 10dB) Raised Voice Location of Staae Orioinal 25 ft to PL 50 ft fto PL Voice Sound Level at 1 meter (dE3L 80 80 80 Distance of Sound to PL (ft) 25 33 60 Voice Sound Level at PL. (dB) 56 . 52 54.50 43 . 39 Distance to Nearest Home (ft) 77 92 122 Voice Sound at Nearest Home (dB) 47-43 45 - 41 43-39 Sound in the 40 to 59 dB range is classified QUIET Sound not to exceed 55 dB per Chula Vista Noise Limits (Table rq- Stage wi Back Wall, 6 Ft. High Property Line Fence (no sound baffle on top) (6 foot high solid wood fence reduces the sound 6dB to 10dB) Raised Voice Location of Staoe Original 25fttoPL 50ltftoPL Voice Sound Level at 1 meter (dB) 80 80 80 Distance of Sound to PL (It) 25 33 60 Voice Sound Level at PL. (dB) 53 -49 51 - 47 45.41 Distance to Nearest Home (It) 77 92 122 Voice Sound at Nearest Home-.idB) 43 - 39 41 - 37 37 - 33 Sound in the 40 to 59 dB range is classified QUIET Sound not to exceed 55 dB per ChulaVista Noise Limits ITable Fl-Stage w/Back Wall & Back Wing Walls, 6 Ft. Property Line Fence (no sound baffle on top) (6 foot high solid wood fence reduces the sound 6dB to 10dB) 7 Raised Voice Location of Stage Original 25fttoPL 50 ft fto PL Voice Sound Level at 1 meter (dB) 80 80 ,80 Distance of Sound to PL (ft) 25 33 60 Voice Sound Level at PL. (dB) 51 .47 49-45 43 - 39 Distance to Nearest Home (ft) 77 92 122 Voice Sound at Nearest Home (dB) 36 - 32 34-30 28 - 24 J( Page 2 Sound in the 40 to 59 dB range is classified QUIET Sound not to exceed 55 dB per Chula Vista Noise Limits ~---'---'~---'-'---~--- Sound readings taken at church site at various times during the week by Bill Behun, Architect and John Van Ballegooijen of the Chula Vista Community Church. Note: from exhibit B information, a 6 foot high solid wood fence reduces the sound level 6 dB to 10 dB. LOCATION 1 PRESCHOO OFFICES EAST. 'J' STREET Location 1 - Southwest comer of parking lot at property line. Sound level (dB) Sound source less than 50 Ambient sound 54 Bus on J street less than 50 John talking on stage 50 feet from property line, slightly raised voice less than 50 John talking 25 feet from property line facing away, slightly raised voice 54 John talking at me, normal voice. 10 feet from property line 54 - 64 Van pulling away less than 50 Sunday drive-in service (speaking, singing and music) less than 50 Sunday indoor service (speaking, singing and music) Location 2 - Northwest comer of parking lot at north property line. Sound level (dB) Sound source less than 50 Ambient sound 51 Overhead jet 53 Bill talking towards property line 30 feet away, slightly raised voice 51 Bill talking away from property line 30 feet away, slightly raised voice less than 50 Distant van at church entry parked and idling 54 Van driving through parking lot 51 Old car driving through parking lot Location 3 - Northwest comer of parking lot at north property line, 50 feet from west property line. Sound level (dB) Sound source less than 50 Ambient sound 55 Bus on J street climbing hill 51 John 40 feet away talking towards property line, slightly raised voice 52 Van at church entry parked and idling 52 - 56 Van driving through parking lot 59 Van at church entry gunning engine starting to drive 52 - 53 Van at church entry parked, idling, with 2 people talking in raised voices Location 4 - Northeast comer of parking lot at north property line. Sound level (dB) Sound source less than 50 to 54 Ambient sound 60 Overhead jet 58 Bus on J street 57 Voice at back church door, raised voice 55 Bill at building comer 36 feet away talking towards property line 54 Bill at church entry 88 feet Sway talking towards property line 60 Bill at church entry 68 feet away talking towards prop. line, raised voice 54 Van driver at church entry 88 feet away listening to walkie talkie 52 Van at church entry parked and idling 60.61 Van driving through parking lot 62 - 64 Van at church entry parked, idling, with 2 people talking in raised voices 52 - 55 Sunday drive-in service (music) 54 - 58 Sunday drive-in service (singing) less than 50 Sunday drive-in service (speaking) less than 50 Sunday indoor service (speaking, singing and music) ~() L.. c: [NEIGHBOR [ c: CHURCH ~ NORTH ATTACHMENT 7 ADDENDUM TO NEGATIVE DECLARATION (IS-OO-21) CONDITONAL USE PERMIT MODIFICATION PROJECT NAME: Chula Vista Community Church PROJECT LOCATION: 271 East "J" Street, Chula Vista, CA 91910 PROJECT APPLICANT: Chula Vista Community Church CASE NO.: IS-OO- 21 DATE: June 5, 2001 I. INTRODUCTION Section 15164 of the State the CEQA Guidelines and the environmental review procedures of the City of Chula Vista, allow the Environmental Review Coordinator (ERC) to prepare an addendum to a Negative Declaration if one of the following conditions is present: 1. If some changes or additions are necessary but none ofthe conditions described in Section 15162 calling for the preparation of a subsequent EIR have occurred. 2. Additional or refined information available since completion of the Negative Declaration regarding the potential environmental impact of the project, or regarding the measures or alternatives available to mitigate potential environmental effects of the project, does not show that the project will have one or more significant impacts which were not previously addressed in the Negative Declaration. This addendum has been prepared to provide information and analysis concerning potential impacts resulting from: 1. Amending Term #2 of Resolution PCC-00-31A for a 25-foot setback in lieu of the stated 50- foot setback. 2. Amending Term #7 of Resolution PCC-OO-3lA and Term #1 ofResolutionPCCC-00-3lB to accept the current acoustic studies and allow a 6-foot high solid wooden fence (without sound baffles) to be constructed. The Chula Vista Community Church Conditional Use Permit Negative Declaration (IS-00-21) approved on July 19,2000 analyzed the impact of an amendment of Conditional Use Permit (#80-3) that was approved on October 9,1979 and amended on August 17, 1981. The approved CUP amendment: 1. Authorized the existing 398 square-foot outdoor covered platform and storage area located in the northeast comer of the property to be used for religious services conducted on Sunday h:\home\planning\ 31 Page 1 ATTACHMENT 8 morning between the hours of 9:00 a.m. and 11:00 a.m.; 2. Increased the authorized Monday through Friday adult day care occupancy from 18 to 60 persons; and 3. Authorized the construction of a 6-foot high wooden fence along a portion of the rear property line. The fence is to be constructed of W' thick wooden with a weather resistant sound absorbing treatment on the church side of the wall. This addendum focuses on the potential impacts to the environment that would result from amending Resolution PCC-00-31A for a 25-foot setback in lieu of the stated 50-foot setback, and amending Term #7 of Resolution PCC-00-31A and Term #1 of Resolution PCCC-00-31B to accept the current acoustic studies and allow a 6-foot high solid wooden fence (without sound baffles) to be constructed. II. PROJECT DESCRIPTION The project consists of: 1. Amending Term #2 of Resolution PCC-00-31A for a 25-foot setback in lieu of the stated 50-foot setback. 2. Amending Term #7 of Resolution PCC-00-31A and Term #1 of Resolution PCCC-00-31B to accept the current acoustic studies and allow a 6-foot high solid wooden fence (without sound baffles) to be constructed. III. PROJECT SETTING The 2.2-acre site is fully developed as a church and associated facilities. The facilities consist of: Sanctuary building Fellowship Hall Classrooms Entry Hall Total 4,700 sq.ft. 2,880 sq.ft. 2,300 sq.ft. 1.440 Sq .ft. 11,320 sq.ft. Parking 81 spaces Surrounding land uses are: North: East: West: South: Single-family residential; Single-family residential; Single-family residential; and Single-family residential. The site does not contain any structures considered to be of historical or archaeological value based h:\home\planning\ 3~ Page 2 on criteria established by the State of California Historical Preservation Office (SHPO). IV. COMPATIBILITY WITH ZONING AND PLANS The property is zoned as Residential (R-l), and designated residential by the City's General Plan. The church use of the site is consistent with the General Plan, zoning designation, and City adopted environmental plans and policies. V. IDENTIFICATION OF ENVIRONMENTAL EFFECTS As a result of this analysis, the conclusions of Negative Declaration (IS-OO-21) have not changed. Impacts resulting from constructing the previously existing stage (located 16 feet from the property line) and the construction of a 6-foot high wooden fence along a portion of the rear property line would not result in a significant environmental impact. A letter report from Mr. Bruce Walker of Hersh Walker Acoustics stated that the proposed 6-foot high wooden fence would provide 8-12 dB attenuation of noise. The previously proposed wooden fence was to be constructed of %" rough sawn T-ll I rough sawn plywood, and include an Absorptive Sound Barrier Treatment on the upper portion of the wall. In a subsequent letter, Mr. WaIker has stated that without a barrier the wall would provide 6-10 dB of sound attenuation, The currently requested amendments to the Terms of the Conditional Use Permit are substantially the same as the project evaluated in the previously approved Negative Declaration (IS-00-21). Locating the stage 25 feet from the property line, rather than 16 feet, would not result in any new or different environmental effects. Constructing the 6-foot high fence without the Absorptive Sound Barrier Treatment would provide essentially the same noise attenuation as a wall with the barrier. Mr. Walker has stated that without a barrier the wall would provide 6-10 dB of sound attenuation, and that the 2dB difference (with the noise attenuation feature) would be barely perceptible to the human ear. In general, noise studies have indicated those noise differences of 3 dB, or less, are not perceived by the human ear. VI. CONCLUSION The requested amendments to the Conditional Use Permit have been adequately analyzed in the previously adopted Negative Declaration and Environmental Checklist (IS-00-2I), pursuant to applicable legal standards. No further environmental analysis is required. This addendurn has been prepared pursuant to the requirements of Section 15164 of the State CEQA Guidelines. The proposed project does not constitute a substantial change to the previously approved project, nor would there be a substantial change in circumstances under which the project would be constructed, and no new information of substantial importance has been presented. The proposed project would not result in any environmental effects that were not considered in the Negative Declaration (IS-OO-21), nor would the project increase the severity of any of the impacts identified in the Negative Declaration (IS-OO-21). h:\home\planning\ ~::;>3 Page 3 Pursuant to Section 15164 of the State CEQA Guidelines and based upon the above discussion, I hereby find that the project revisions to the proposed project will result in only minor technical changes or additions, which are necessary to make the Final SEIR adequate under CEQA. 2+~/9~~' arilyn R.F. Ponseggi, Environmental Review Coordinator VII. REFERENCES Chula Vista General Plan (1989) Title 19, Chula Vista Municipal Code City of Chula Vista Environmental Review Procedures Chula Vista Community Church Letter dated January 24, 2001 (including Exhibits A through E) Chula Vista Community Church Correspondence dated March 14, 2000 Hersh Walker Acoustics Letter dated March 9, 2000 Hersh Walker Acoustics Letter dated April 29, 2001 VIII. CONSULTATION James Sandoval, Assistant Planning Director Beverly Blessent, Principal Planner, Current Planning Kimberly Vander Bie, Associate Planner, Current Planning Bruce Walker, Ph.D., 1Nca Bd. Cert., Hersh Walker Acoustics h:\home\planning\ ~Lf Page 4 .-- -...---..-..-- - ...-.-- ......----....---..-.-..