HomeMy WebLinkAbout1994/08/23 Item 14
COUNCIL AGENDA STATEMENT
Item
If
Meeting Date
8/23/94
Public Hearing: PCC-94-48; Request for a Conditional Use Permit to
establish a private school for an interim period of five years at 625 Otay
Lakes Road - Bonita Country Day School
Resolution 17/,,;J.. 9 Granting Conditional Use Permit PCC-94-48 to
establish for an interim period of five years a private school at 625 Otay
Lakes Road and authorizing execution of agreement to remove same at
end of CUP period.
SUBMITTED BY: Director of Planning tf:/Jt ~~
REVIEWED BY: City Manage0; ~~ 1 (4/5ths Vote: Yes_No X )
The applicant, Bonita Country Day Schooris ;~uesting permission to establish for an interim
five year period a private school serving up to 140 pre-kindergarten through sixth graders in nine
modular buildings on the northerly, undeveloped portion of the Risen Savior Lutheran Church
property at 625 Otay Lakes Road within the Bonita Long Canyon Planned Community.
ITEM TITLE:
The Environmental Review Coordinator has determined that previously conducted EIR-79-2 and
subsequent Addendum EIR-79-2(b) provided adequate environmental analysis of possible
impacts, and no further analysis is necessary.
RECOMMENDATION: That Council adopt the resolution approving Conditional Use Permit
PCC-94-48 for an interim private school at 625 Otay Lakes Road.
BOARDS/COMMISSIONS RECOMMENDATION: On August 10, 1994, the Planning
Commission voted 4-0 (with 3 excused absences) to recommend that the Council approve the
conditional use permit in accordance with Resolution PCC-92-34.
The project was considered in preliminary form by the Design Review Committee on August
8, 1994 (reference DRC-95-0l). Final DRC action on the project is scheduled for August 29,
1994.
DISCUSSION:
Site characteristics
The 4.1 acre site currently contains a 4,300 sq.ft. sanctuary structure and associated parking for
Risen Savior Lutheran Church. The sanctuary structure is located on the southerly portion of
the property, and a 57-space parking area parallels Otay Lakes Road along the entire frontage
of the property.
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Page 2, Item
Meeting Date
If
8/23/94
The northerly portion of the site has been graded but is presently undeveloped. The approved
Church master plan shows this area as Phase II which will eventually be developed with a 5,400
sq.ft. fellowship hall, a 2,400 sq. ft. parsonage, two 2,600 sq.ft. classroom buildings (180 seats)
and associated playground area, as well as 73 additional parking spaces to bring the total parking
to 130 spaces (please see attached exhibit).
Zoning and land use
Site
North
South
East
West
PC
RlIOP
PC
PC
RI
Church and vacant
Condominiums
Open Space
Open Space/Single Family Residential
Junior High School
Proiect descriotion
The request is for five years of use for up to 140 students, ages pre-kindergarten through sixth
grade. School hours would be from 8:30 a.m. to 2:30 p.m., Monday through Friday, with
extended childcare hours for the students offered from 7:00 a.m. to 6:00 p.m. The School
would initially employ four teachers and two administrative personnel, with the potential to add
three additional teachers.
The temporary facilities would include nine modular move-on buildings of 960 sq.ft. each.
Initially, six buildings would be installed, including four classroom buildings, a multi-purpose
building, and an administrative office. Up to three additional classroom buildings may be added
as enrollment necessitates; the applicant presently anticipates that the additional buildings would
be added in the second or third year.
The modular buildings would be arranged in a semi-circular configuration on the northerly
portion of the site, facing an outdoor lunch and playground area to the south. Grades
kindergarten, I, 2, and 3 would eat lunch and have outdoor recess from 11:15 a.m. to 12:25
p.m., and grades 4, 5, and 6 would use the outdoor area from 12:30 p.m. to 1:30 p.m.
Additional recess times could take place from 10:15 a.m. to 10:45 a.m. A separate enclosed
playground and eating area would be for the exclusive use of the pre-school and kindergarten
classes.
Landscaping would be installed to provide screening from Otay Lakes Road, as well as to buffer
the buildings from the areas to the north and east. The existing 57-space parking area would
serve the School during the week and the Church during the evenings and on weekends.
Classification/Prior orocessing
Schools are considered an Unclassified Use under Section 19.54.020(d) of the Municipal Code.
Unclassified Uses can be considered for location in any zone upon approval of a conditional use
permit by the City Council following recommendation by the Planning Commission. Section
1'1- al
Page 3, Item
Meeting Date
It!
8/23/94
19.58.110 further requires that churches maintain a ten-foot wide minimum landscaped strip or
solid six-foot fence or masonry wall on all property lines abutting a residential zone.
The original Bonita Long Canyon General Development Plan designated the project site for
multi-family development. An amendment to the Environmental Impact Report for that project
(EIR-79-2) was prepared in 1985, evaluating a revised project which proposed designation of
this site for a religious institution.
In 1991, an Addendum, EIR-79-29(b), was prepared to address a conceptual master plan for the
Risen Savior Lutheran Church site (DRC-92-5, approved December 16, 1991). A noise study
was required and completed prior to the issuance of permits for the Church sanctuary (see
attached) .
ANALYSIS:
The proposal for an interim school use is consistent with the classroom component of the
approved Phase II Church master plan, which shows 5,200 sq.ft. of classrooms and associated
outdoor playground facilities. The use is also consistent with other school facilities in the area,
including Bonita Vista Junior and Senior High Schools and Southwestern College.
It should be noted that the applicant reports that they are working with the Baldwin Company
to locate a future permanent school facility in either Salt Creek Ranch or Dtay Ranch. Also,
the proceeds from the five-year ground lease to the school will help facilitate and accelerate the
construction of the permanent Phase II Church facilities, according to representatives of the
Church.
Hours of operation for the School do not contlict with the hours in which the Church is in use
(Sundays and evenings) and thus the 57 available parking spaces can be shared. The City's
parking requirement for elementary schools is one space for each employee plus five spaces, or
in this instance a total requirement of between 11-14 parking spaces for the School.
The School is proposed as an interim five-year use; hence the use of modular buildings.The
modular units are fairly plain in appearance but are typical of temporary buildings utilized by
the school districts as well as by various other public/quasi-public institutions within the City,
such as the YMCA facility in Rancho Del Rey.
The buildings will be painted to match the Church sanctuary and staff has suggested the use of
some trellis features with roof elements and color accents to further enhance the architecture
compatible with the Church. The applicant has incorporated some of these recommendations
into the building design. The preliminary comments from the Design Review Committee include
extending the trellis structure to connect all buildings, vertical articulation to break the horizontal
line of the roof, and the use of more and larger, specimen-size plant material to achieve a more
immediate effect.
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Page 4, Item
Meeting Date
1,/
8/23/94
A noticed public forum on the project was held in the Church sanctuary on the evening of July
28, 1994. Three residents from the northerly adjoining condominiums were in attendance, as
were the applicant, staff, and representatives from the Church. The two issues raised by the
residents at the public forum, as well as those who spoke at the Planning Commission hearing,
involve increased traffic on Otay Lakes Road, and potential noise impacts from the outdoor play
activities of the children.
With regard to traffic, the most recent figures show Otay Lakes Road carrying 19,200 average
daily trips (ADT) at a level of service (LOS) "B" (just below LOS "A"). The additional 210
ADT expected from the School will maintain the LOS at the high end of "B". This is well
above the City Threshold which calls for LOS "C" with no more than two hours per day at LOS
"D". It should be noted that Otay Lakes Road is designated as a six-lane prime arterial with a
design ADT of 50,000 trips, which is expected to be reached in the year 2020.
The condominium residents were particularly concerned that the additional traffic will exacerbate
a problem with left turns from their driveway onto Otay Lakes Road. According to the
residents, this left turn movement has been made more difficult since the construction of the
Church when a center "acceleration lane" was replaced with a raised median extending from
their driveway south (see Circulation Exhibit).
The City Traffic Engineer reports that the problem exists with or without the school. As traffic
increases on Otay Lakes Road, there will eventually be the need to prohibit all unsignalized left
turns onto that street. As it stands, the existing signals located less than 1/2 mile to the north
(Avenida Del Rey/Ridgeview Way) and south (Ridgeback Road/Canyon Drive) of the driveway
provide gaps in traffic sufficient to provide for left turns from the condominiums. The Traffic
Engineer also believes that acceleration lanes can represent a danger in that drivers exiting out
into the center lane to wait for traffic to clear are forced to look over their shoulder to see
oncoming traffic.
With regard to noise, the future Church playground is similar in size and location to the
playground proposed for the School. The noise study conducted on the Church master plan
found that potential noise impacts on the condominiums to the north would be insignificant when
compared with the ambient noise level from traffic on Otay Lakes Road. The homes directly
to the east are located some 100 ft. below the level of the School site and thus would not be
affected in any case.
The study did not attempt to quantify the expected noise levels from children playing outdoors
because, according to the acoustician who prepared the study, it can vary dramatically depending
on the type of play activity, the number and age of the children playing, and the supervision or
"rules" under which the activity occurs. The acoustician did state, however, that the proposal
to locate the School buildings between the playground and the condominiums should provide a
10-15 dB(A) reduction in noise levels below that of the Church proposal, which has no buildings
similarly located.
l'f'l
Page 5, Item
Meeting Date
Ii
8/23/94
In order to maximize the screening effect of the buildings, a condition has been included which
would require a building to be placed on future building site No.7, or, as an alternative, that
a minimum 6 ft. high solid fence be constructed between building Nos. 4 and 5, so as to provide
a solid buffer between the playground and the condominiums to the north. The addition of
landscaping and a proposed restriction on any outdoor use of the area to the north of the
buildings will further minimize potential impacts. Mounding and landscaping will also help
mil1imize noise and visual impacts from and to Otay Lakes Road.
Deoartment Comments
The following comments have been received from other City departments and are listed here for
information only.
Fire Department:
1. An additional fire hydrant will be required
2. A fire sprinkler system will be required
3. A fire alarm system will be required
4. Project shall meet all other requirements for an E-2 occupancy
Building & Housing Department
Modular buildings must be approved by the California State Department of Housing and
Community Development.
Public Works Department:
The following list of items may be required in conjunction with the building permit under the
authority of the Chula Vista Municipal Code:
1. Sewer fees.
2. Sewer repayment District #57.
3. Traffic signal fees.
FISCAL IMPACT:
The applicant is responsible for all applicable processing and development fees, although a
request for a waiver of the planning fees has been submitted and is currently under consideration
by staff.
1'1".>'
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Attachments
City Council Resolution
Locator and School Plans
Circulation Exhibit
Design Review Committee Minutes
Church Master Plan
Supplemental Information from Applicant
Church Noise Study
Environmental Documentation
Planning Commission Resolution and Minutes
Disclosure Statement
Page 6, Item ~
Meeting Date 8/23/94
/r~t
RESOLUTION NO. 1?".2..'1
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA GRANTING
CONDITIONAL USE PERMIT PCC-94-48 TO ESTABLISH FOR AN INTERIM PERIOD OF
FIVE YEARS A PRIVATE SCHOOL AT 625 OTAY LAKES ROAD AND AUTHORIZING
EXECUTION OF AGREEMENT TO REMOVE SAME AT END OF CUP PERIOD.
WHEREAS, a duly verified application for a conditional use permit was filed with the Planning
Department of the City of Chula Vista on June 16, 1994 by Bonita Country Day School; and,
WHEREAS, said application requests approval of a conditional use permit (pCC-94-48) to establish for
an interim period of five years a private school serving up to 140 pre-kindergarten through sixth graders located
at 625 Otay Lakes Road in the P-C zoning district; and,
WHEREAS, the Environmental Review Coordinator has determined that previously conducted EIR-79-2
and subsequent Addendum EIR-79-2(b) provide adequate environmental analysis of possible impacts, and no
further analysis is necessary; and,
WHEREAS, the Planning Commission held a public hearing on August 10, 1994 and voted 4~ to
recommend that the City Council approve the project based on the findings and subject to the conditions contained
herein; and,
WHEREAS, the City Clerk set the time and place for a hearing on said 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 an area of 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 6:00 p.m., August 23, 1994
in the Council Chambers, 276 Fourth Avenue, before the City Council and said hearing was thereafter closed.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Chula Vista does
hereby find, determine, resolve and order as follows:
I. CUP Findings. That the Council makes the findings required by the City's rules and regulations for the
issuance of conditional use permits, as hereinbelow set forth, and sets forth, thereunder, the evidentiary basis that
permits the stated finding to be made.
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 interim use of this site will allow the school to continue to offer an educational alternative and service
to the community pending the location of appropriate permanent facilities.
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.
The site plan has been designed and conditioned to avoid potential noise impacts to nearby residences,
and architectural enhancements and landscape screening have been utilized to diminish any potential
negative aesthetic impacts considering the interim nature of the use.
1
Ii., ?
C. That the proposed use will comply with the regulations and conditions specified in the code
for such use.
The project will be required to comply with all applicable codes, conditions, and regulations prior to the
issuance of development permits, and on a continuing basis thereafter.
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.
The approval of this permit as conditioned is consistent with City policies and the General Plan.
II. Conditional Grant of Permit; Conditions
The City Council hereby grants Conditional Use Permit PCC-94-48 for a term to expire on August 24,
1999, subject to the following conditions whereby the applicant shall:
A. Assure that all site improvements are installed, inspected, and approved prior to occupancy of
the site or buildings.
B. Ensure that the proposal complies with the parameters of the use outlined in the application and
supplemental materials submitted therewith including, but not limited to, the following:
1. Enrollment is limited to 140 students;
2. School hours shall be limited to between 8:30 a.m. and 2:30 p.m., Monday through
Friday;
3. Extended childcare hours for students only may be provided between 7:00 -8:30 a.m. and
2:30 -6:00 p.m., Monday through Friday;
4. Outside activities shall be limited to the hours between 10:15 and 10:45 a.m., and 11:15
a.m. and 1:30 p.m.;
5. Students shall not be allowed on the northerly portion of the property between the
buildings and the condominiums to the north.
C. Relocate either building No.5 or No.6 to future building site No.7 as shown on the plot plan
submitted with the application (or, as an alternative, place an additional building on future site
No.7 or establish a minimum 6 ft. high solid fence connecting building Nos. 4 and 5).
D. Prior to the issuance of a building permit, execute and cause the property owner to execute
an agreement to remove the modular buildings within a reasonable time not to exceed four
months after the conditional use permit terminates, either by expiration or revocation, such
agreement to be secured to the satisfaction of the City Attorney.
E. Comply with the plans and any conditions approved by the Design Review Committee (DRC-95-
01).
F. Submit and secure City approval of detailed landscape and irrigation plans, and plans and
specifications for all outdoor play equipment and any proposed signage for review and approval
by the Zoning Administrator.
G. Comply with state licensing and certification requirements, and all codes and requirements of the
City of Chula Vista.
2
J1-r
III. Additional Terms and Provisions of Grant.
A. This permit shall be subject to any and all new or modified conditions imposed after adoption of
this resolution to advance a legitimate governmental interest related to health, safety or welfare
which City shall impose after advance written notice to the permittee and after the City has given
to the permittee the right to be heard with regard thereto. However, the City, in exercising this
reserved right/condition, may not impose a substantial expense or deprive Permittee of a
substantial revenue source which the Permittee can not, in the normal operation of the use
permitted, be expected to economically recover.
B. The City Council shall have the authority to extend the term of this Permit, on the condition that
the applicant shall submit and secure approval of any application for an extension of the permit
at least one year prior to the expiration date (August 24, 1998). Otherwise, a new application
shall be required.
C. This conditional use permit shall become void and ineffective if not utilized within one year from
the effective date thereof, in accordance with Section 19.14.260 of the Municipal Code. Failure
to comply with any condition of approval shall cause this permit to be reviewed by the City for
additional conditions or revocation.
IV. Authority to Negotiate and Execute Agreement.
A. The City Manager, or his designee, is hereby authorized to negotiate and execute an agreement
in a form satisfactory to the City Attorney providing for the removal of the modular buildings
as required by Condition No.5. Upon execution by the Owner and Applicant, a copy thereof
shall be assigned a contract number by the City Clerk and kept on file in the Office of the City
Clerk according to the document retention program.
V. The Planning Director shall provide a copy of this resolution to the applicant.
APpr71: t/Jt~m
Bruce M. Boogaard
City Attorney
Presented by
Robert A. Leiter
Director of Planning
m: \shared\attomey\bcdcup. res
3
)l/ ., i
City Council Meeting August 23. 1994
Conditional Use Permit PCC-94-48: Request to establish a temporary
private ::;chol,ll campus at 625 Otay Lake::; Road. Bonita Country Day School
At the Chula Vista Planning Commission hearing on August 10. 1994.
th.' Commission voted unanimously to approve the request for a Conditional
Use Permit to locate Bonita Country Day School at 625 Otay Lakes Road.
Bonita Country Day School. the applicant. asks that the City Council consider
an Amendments to a conditIOn stated in Resolution No. PCC-Q4-48.
Condition #2 states: Assure that all site improvements are installed.
inspected. and approved prior to occupancy of the site or buildings. We
would have no problem with this condition, if the present date was June
1994. However we are nearing the end of August and a traditional school
term normally begins 111 September. It is an impossible task to complete all
site improvements by the first day of schooL
Bonita Country Dav School represents 46 local families who have
children currently enrolled in Bonita Country Day School. These children
must hegin school near the middle .01' September in order to meet the
minimum number of days of attendance required by the State of California.
In order to meet this requirement. we are proposing the following Phase
Plan.
PHASE ONE
. Install all underground utilities
. Install phase one buildings (4 classrooms. multi-purpose room, office)
. Install all blacktop walkways and court area
. Install crushed aggregate between buildings (not visible. fire safety)
. Connect all facades cmd soffets. where applicable
. Complete all grading including berms
Completion date September 19. 1994 at which time the buildings are
occupied for regular classes and the normal activities associated with school.
PHASE lWO
. Install sand pit play area and fencing around play area
. Install trellis and pergolas as specified by final design review of DRC
. Install landscaping on berm as specified on landscaping plan
. Plant lawn in courtvard
. Install temporary fence and pergolas in area of buildings 7.8 and 9
Commencement date September 19 tho Completion date October 31. 1994
PHASE THREE
. Complete landscaping as per the landscaping plan
Commencement datl~ November 1 sr. Completion date December 15. 1994
It is important that this project is completed with quality as our first
priority rather than expedience. By phasing in components of the project. it
will accomplish the goals of' 1) Meeting an operation deadline of opening
the 1994.95 school year on time. 2) Give us time to get the quality we
demand in the finished project.t
1'/-//
III
Fuller Ford
760 BROADWAV
.
CHULA VISTA, CA 91910
.
(619) 426-4440
1-800-826-3939
August 17, 1994
Attention: City Council Members and Staff
City of Chula Vista
City Clerk
276 Fourth Avenue
Chula Vista, CA 91910
RE: Bonita Country Day School opening on Otay Lakes
Road - September 19, 1994.
As concerned parents of a child attending Bonita Country
Day in the Fall, we hope the Council will accept the
school's recommendation of the phase-in period and not
delay opening of the school on September 19th. It is
important as parents to know our child's education will
not be delayed or interrupted and kept on a traditional
calendar. It is reasonable to us to expect the completion,
including landscape, to be finished by the end of 1994.
We appreciate your support of the staff of Bonita Country
Day and their efforts to provide an excellent educational
choice to the youth of Chula Vista.
~;:~L
Douglas G. Fuller
I~/
Barbara
f.c,
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PUBUC HEARING CHECK UST
PUBUC HEARlNG DATE: '6/ .;):=,./ '14-
SUBJECT: ~~~ <y~'<.r~ I"'" ,n ~~:6 Q ~~".J,~
~~ 6-:.:h- Q~~1 .I)~ ~J--Q 1, ..,--t~~O--J- ~ ----- . roJ.
,"-, < I, .. ~ e 1..2-<5 ((Tt~ ,."'~~ f'..J..
SENT TO STAR NEWS FOR PUBUCATION -- BY FAX~; BY HAND_; BY MAIL
PUBUCATION DATE y.ll~/9"'1 (~~1-"0 ')
MAILED NOTICES TO PROPERTY OWNERS Qv. ;::tt~~ NO. MAILED
\
PER GC llS4992 Legislative Staff, Construction Industry Fed, 6336 Greenwich Dr Suite F. San Diego, 92122
LOGGED IN AGENDA BOOK '6 I to lei 'f'
COPIES TO:
Administration (4) v
Planning
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Originating Department
Engineering ~.
Others
City Clerk's Office (2)
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POST ON BULLETIN BOARDS
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SPECIAL INSTRUCTIONS:
7/93
//0/ IS
NOTICE OF PUBLIC HEARING
BY THE CHULA VISTA CITY COUNCIL
CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT THE CHULA VISTA CITY COUNCIL will hold
a public hearing to consider the following:
Purpose of considering conditional use permit submitted by Bonita Country
Day School to establish non-profit academic school @ 625 Otay Lakes Rd
within PC zone (Bonita Long Canyon Planned Community).
Purpose of reviewing & adopting a Nondisposal Facility Element. A
Nondisposal Facility is defined as any solid waste facility required to obtain
a state solid waste facility permit except a disposal facility or a transformation
facility.
If you wish to challenge the City's action on this matter in court, you may be limited to
raising only those issues you or someone else raised at the public hearing described in this
notice, or in written correspondence delivered to the City Clerk's Office at or prior to the
public hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL on Tuesday,
August 23, 1994, at 6:00 p.m. in the Council Chambers, Public Services Building, 276 Fourth
Avenue, at which time any person desiring to be heard may appear.
DATED: August 10, 1994
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NOTICE OF PUBLIC HEARING BY THE
CITY COUNCIL OF THE CITY OF
CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BY THE CITY
COUNCIL of the City of Chula Vista, California, for the purpose of considering an application
for a conditional use permit. The application, submitted by Bonita Country Day School, requests
permission to establish a non-profit academic school at 625 Otay Lakes Road, within the PC
zone (Bonita Long Canyon Planned Community). The school is proposed as an interim use (five
years), and would serve up to 140 children ages pre-kindergarten through sixth grade in nine
temporary modular buildings on the northerly portion of the Risen Savior Lutheran Church
property. School operations would take place Monday through Friday from 8:30 a.m. to 2:30
p.m., with extended child care for the students available from 7:00 a.m. to 6:00 p.m. A plot
plan and legal description are on file in the office of the Planning Department.
The Environmental Review Coordinator has determined that the previous environmental
documents (EIR-79-2 and Addendum EIR-79-2b) provide adequate environmental analysis of the
project.
Any petitions to be submitted to the City Council must be received by the City Clerk's office
no later than noon of the hearing date.
If you wish to challenge the City's action on this conditional use permit in court, you may be
limited to raising only those issues you or someone else raised at the public hearing described
in this notice, or in written correspondence delivered to the City Council at or prior to the public
hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL on Tuesday, August
23, 1994 at 6:00 p.m. in the Council Chambers, Public Services Building, 276 Fourth Avenue,
at which time any person desiring to be heard may appear.
DATED:
August 10, 1994
CASE NO. PCC-94-48
COMPLIANCE WITH AMERICANS WITH DISABILITIES ACT (ADA)
The City of Chula Vista, in complying with the American With Disabilities Act, requests individuals who require
special accommodation to access, attend and/or participate in a City meeting, activity or service request such
accommodation at least 48 hours in advance for meetings and 5 days for scheduled services and activities. Please
contact Nancy Ripley for specific information at (619) 691-5101. California Relay Service is available for lbe
hearing impaired.
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C!) API'LICANT:Bonita Country PROJECT DESCRIPTION:
Day School CONDmONAL USE PERMIT
ADDRESS: 625 OTAY LAKES IlOAD Request: Private scbool, pre-kindergarten
througb slstb ....de witb extended c:blldc:are
SCALE: FILE NUMBER: boun (7:00 am to 6:00 pm). Interim Ule,
NORTH 1" -= 400' PCC-94-48 maximum rIVe vean.
/4-..23
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COUNCIL RESOLUTION
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA GRANTING
CONDITIONAL USE PERMIT PCC-94-48 TO ESTABLISH FOR AN INTERIM PERIOD OF
FIVE YEARS A PRIVATE SCHOOL AT 625 OTAY LAKES ROAD AND AUTHORIZING
EXECUTION OF AGREEMENT TO REMOVE SAME AT END OF CUP PERIOD.
WHEREAS, a duly verified application for a conditional use permit was filed with the Planning
Department of the City of Chula Vista on June 16, 1994 by Bonita Country Day School; and,
WHEREAS, said application requests approval of a conditional use permit (pcC-94-48) to establish for
an interim period of five years a private .~hool serving up to 140 pre-kindergarten through sixth graders located
at 625 Otay Lakes Road in the P-C zoning district; and,
WHEREAS, the Environmental Review Coordinator has determined that previously conducted EIR-79-2
and subsequent Addendum EIR-79-2(b) provide adequate environmental analysis of possible impacts, and no
further analysis is necessary; and,
WHEREAS, the Planning Commission held a public hearing on August 10, 1994 and voted 4-0 to
recommend that the City Council approve the project based on the findings and subject to the conditions contained
herein; and, .
WHEREAS, the City Clerk set the time and place for a hearing on said 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 an area of 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 6:00 p.m., August 23, 1994
in the Council Chambers, 276 Fourth Avenue, before the City Council and said hearing was thereafter closed.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Chula Vista does
hereby find, determine, resolve and order as follows:
I. CUP Findings. That the Council makes the findings required by the City's rules and regulations for the
issuance of conditional use permits, as hereinbelow set forth, and sets forth, thereunder, the evidentiary basis that
permits the stated finding to be made.
A. That the proposed use at the location is necessary or desirable to provide a service or racility
which will contribute to the general well being or the neighborhood or the community.
The interim use of this site will allow the school to continue to offer an educational alternative and service
to the community pending the location of appropriate permanent facilities.
B. That such use will not under the circumstances or the particular case, be detrimental to the
health, sarety or general welrare or persons residing or working in the vicinity or injurious
to property or improvements in the vicinity.
The site plan has been designed and conditioned to avoid potential noise impacts to nearby residences,
and architectural enhancements and landscape screening have been utilized to diminish any potential
negative aesthetic impacts considering the interim nature of the use.
I ._ ~
C. That the proposed use will comply with the regulations and conditions specified in the code
ror such use.
The project will be required to comply with all applicable codes, conditions, and regulations prior to the
issuance of development permits, and on a continuing basis thereafter.
D. That the granting or this conditional use permit will not adversely affect the general plan
or the City or the adopted plan or any government agency.
The approval of this permit as conditioned is consistent with City policies and the General Plan.
II. Conditional Grant of Permit; Conditions
The City Council hereby grants Conditional Use Permit PCC-94-48 for a term to expire on August 24,
1999, subject to the following conditions whereby the applicant shall:
A. Assure that all site improvements are installed, inspected, and approved prior to occupancy of
the site or buildings.
B. Ensure that the proposal complies with the parameters of the use outlined in the application and
supplemental materials submitted therewith including, but not limited to, the following:
1. Enrollment is limited to 140 students;
2. School hours shall be limited to between 8:30 a.m. and 2:30 p.m., Monday through
Friday;
3. Extended childcare hours for students only may be provided between 7:00 -8:30 a.m. and
2:30 -6:00 p.m., Monday through Friday;
4. Outside activities shall be limited to the hours between 10: 15 and 10:45 a.m., and 11: 15
a.m. and 1:30 p.m.;
5. Students shall not be allowed on the northerly portion of the property between the
buildings and the condominiums to the north.
C. Relocate either building No.5 or No.6 to future building site No.7 as shown on the plot plan
submitted with the application (or, as an alternative, place an additional building on future site
No.7 or establish a minimum 6 ft. high solid fence connecting building Nos. 4 and 5).
D. Prior to the issuance of a building permit, execute and cause the property owner to execute
an agreement to remove the modular buildings within a reasonable time not to exceed four
months after the conditional use permit terminates, either by expiration or revocation, such
agreement to be secured to the satisfaction of the City Attorney.
E. Comply with the plans and any conditions approved by the Design Review Committee (DRC-95-
01).
F. Submit and secure City approval of detailed landscape and irrigation plans, and plans and
specifications for all outdoor play equipment and any proposed signage for review and approval
by the Zoning Administrator.
G. Comply with state licensing and certification requirements, and all codes and requirements of the
City of Chula Vista.
2
~
'4 - ..2S
III. Additional Terms and Provisions of Grant.
A. This permit shall be subject to any and all new or modified conditions imposed after adoption of
this resolution to advance a legitimate governmental interest related to health, safety or welfare
which City shall impose after advance written notice to the permittee and after the City has given
to the permittee the right to be heard with regard thereto. However, the City, in exercising this
reserved right/condition, may not impose a substantial expense or deprive Permittee of a
substantial revenue source which the Permittee can not, in the normal operation of the use
permitted, be expected to economically recover.
B. The City Council shall have the authority to extend the term of this Permit, on the condition that
the applicant shall submit and secure approval of any application for an extension of the permit
at least one year prior to the expiration date (August 24, 1998). Otherwise, a new application
shall be required.
C. This conditional use permit shall become void and ineffective if not utilized within one year from
the effective date thereof, in accordance with Section 19.14.260 of the Municipal Code. Failure
to comply with any condition of approval shall cause this permit to be reviewed by the City for
additional condition~ or revocation.
IV. Authority to Negotiate and Execute Agreement.
A. The City Manager, or his designee, is hereby authorized to negotiate and execute an agreement
in a form satisfactory to the City Attorney providing for the removal of the modular buildings
as required by Condition No.5. Upon execution by the Owner and Applicant, a copy thereof
shall be assigned a contract number by the City Clerk and kept on file in the Office of the City
Clerk according to the document retention program.
V. The Planning Director shall provide a copy of this resolution to the applicant.
APpri!: t!lt~
Bruce M. Boogaard
City Attorney
Presented by
Robert A. Leiter
Director of Planning
m: \aharcd\attomey\bcdcup.res
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LOCATOR AND SCHOOL PLANS
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C) APPLICANT: Bonita Country PROJECT DbICRIPTION:
Day Scbool t.9NDm NAL USE PERMJI
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CIRCULATION EXHIBIT
- J t - 35
BONITA VIEW
TERRACE CONDO
VACANT LOT
f~
~
'''[[0 L IMI T
AOT
AM "[AK HOUR
PM P[AK HOUR
~
"
CAllE CENTER
OTAY LAKES ROAD
----
IONITA VISTA
JUNIOR HIGH SCHOOL
40 IAPH
19,200 (NB 10,290 5B 8,910)
NB 10:45-11:45 5B 7:00-8:00
HI 12:45-1:45 5B 5:45-6:45
ACC. RATE 0.73 < 2.49 STATE
ACC. PAST 3YRS I (1/1/11-12/31/93)
NO SCALE
----
-
-
--
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- -
-- -
-
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-
CREDIT UNION
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DESIGN REVIEW COMMITTEE MINUTES
-~
14-:!:>7
EXCERPT FROM THE DRAFf
MINUTES OF A REGULAR MEETING OF THE
DESIGN REVmW COMMITTEE
Mondav. August 8. 1994
4:30 p.m.
Conference Rooms 2 and 3
4.
DRC-95-01
Bonita CountrY Dav School
625 Otav Lakes Road
Temoorary Classrooms/Preliminary Presentation
Staff Presentation
Associate Planner Hernandez briefly reviewed the project, which consists of the installation of nine
temporary modular buildings, play equipment, and landscaping at the northerly portion of the Risen
Savior Lutheran Church site. He stated that the Design Review Committee had previously approved
a master plan for this site which included a school use; however, this was to be a temporary facility.
Mr. Hernandez stated that staff had advised the applicant of concerns regarding architectural
treatment, and current plans included trellis features intended to enhance the buildings. Mr.
Hernandez stated that this was to be a preliminary presentation only, and input from members
should be on an individual basis.
Applicant Suzanne Catanzaro reviewed the school's past operations, and stated that the modular
buildings had been chosen due to the speed with which they can be installed. She stated that the
buildings to be used are not similar to trailers, and presented photographs showing other modular
buildings around the County. In response to questions, she confirmed that the trellis features would
be occurring only at buildings #1 and #6, and that connecting soffits occur between buildings. .
Committee Comments
Member Rodriguez suggested that trellises be utilized to create more connections between all of the
buildings. He also felt that the colors should complement the sanctuary, including the use of more
accent colors which complement the church accents, possibly with lighter or darker variations of
the church accent color. He requested details on railings if they were to be utilized, as well as more
specific details on the trellis features. Member Kelly suggested that columns, freestanding trellis
structures, or other elements be installed along the area where buildings #7, #8, and #9 will
eventually be installed. Chair Spethman suggested that a fencing treatment could be utilized to tie
buildings #5 and #6 to the remainder of the existing building.
Member Way stated that the landscaping needed enhancing; he felt that the plant sizes shown were
not sufficient, adding that the existing Church landscaping was not well maintained. Member
Spethman also voiced strong concerns regarding the landscaping proposed, stating that while
landscaping should not be a solution to screen architecture, this case was an exception. Member
Duncanson stated that due to the predominance of horizontal lines throughout the project, more
vertical elements should be added.
Mr. Hernandez summarized the committee's comments as follows:
1. Further connecting treatment should be utilized between buildings (e. g. such as with the
trellis structure utilized on buildings #1 and #10.
2. Colors should complement the existing church, including accent colors
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14 -..3 Y
3. Structural details should be provided for the trellises.
4. Fencing at the location of buildings #7, #8, and #9 should be set back and a pergola or other
freestanding structure to carry landscaping be installed in the interim.
5. More cohesive design to tie into the existing sanctuary.
6. More substantial landscaping is needed since it is a major screening component; larger sizes
and larger numbers of plants.
7. Vertical articulation is needed throughout the complex.
Committee members stated that these comments covered their concerns.
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CHURCH MASTER PLAN
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SUPPLEMENT AL INFORMATION
FROM APPLICANT
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Conditional Use Permit Application
DQ-097
PCC-94-48
Applicant
Bonita Country Day School
P.O. Box 1226
Bonita, CA. 91908
(619) 656-0141 or
(619) 421-5008
Contact Paul Catanzaro
Project Location:
625 Otay Lakes Road
DescriptioD
The project site consists of a 4.14 acre previously graded parcel with
an existing church sanctuary of 4300 sq. ft on the southern third of this
property owned by Risen Savior Lutheran Church. The parcel is located on
the east side of Otay Lakes Road between Canyon Drive and Ridge View/
Camino Elevado within Bonita Long Canyon master plan Surrounding land
uses include open space to the east, Bonita Vista Middle School to the west
across Otay Lakes Road and a multi-family residential complex to the north.
A 100 ft downward slope separates the project site from single family
residences to the east The approved phase 11 of the site proposed several
additional structures including two classroom buildings 2625 sq. ft each to
accommodate 180 students.
Proposal
Bonita Country Day School. a non profit academic institution. proposes
to locate nine modular classroom buildings of 960 sq. ft each on the north
and northeast perimeter of the property for a period of five years. The
school would accommodate a maximum of 140.students over the five year
period in pre kindergarten through sixth grade. At the end of the five year
period all structures would be removed leaving the property in its present
condition so that Risen Savior Lutheran Church could proceed with its Phase
n construction of permanent classroom buildings. fellowship hall. etc.
The center area of the property would be used for outdoor eating and
playground. The existing landscaping. shrubbery and 84ft. upward bank
create a visual and noise buffer for the adjacent multi-family residential
units to the north of the property. There are three driveways leading to
parking and drop-off area. A median and left turn out lane has been
constructed on Otay Lakes Road so that the two driveways at either end can
be designated as right turn in and right turn out only. with the center
driveway being two-way. There is an existing landscape buffer to mitigate
noise from Otay Lakes Road.
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DQ-097 PCC-94-48 Bonita Country Day School
page 2
General Plan
Buildings:
The modular classrooms are constructed to an E 1 building code.
These pre fabricated buildings are in use at numerous public and non public
school sites throughout San Diego County. Six buildings would be located on
the property initially. One would be used for administrative offices and
storage, one to be used as a multipurpose facility for assemblies. parents
meetings and lunch on rainy days. Four would be classrooms with bathroom
facilities. The three remaining classrooms would be added in two to three
years as needed to accommodate enrollment
Playground:
The outdoor area would be used on rotation in order to separate the
older children from the younger ones. Grades I, 2. and 3 would eat lunch
and have outdoor recess from 11:25 a.m. to 12:25 p.m. Grades 4. 5, and 6
would use the outdoor lunch area and playground from 12:30 p.m. to 1:30
p.m. A separate enclosed playground and eating area adjacent to the pre
school and kindergarten classrooms would be for their exclusive use.
Outdoor recreation areas would be covered with playground turf and tan
bark under future climbing structure.
Fencing:
The intent is to provide an attractive. open appearance from Otay
Lakes Road. Therefore, it is not desirable to have a continuous running
fence surround the project The small children's playground will be
enclosed by a 4 ft. chain link fence with a gate for access. The general
playground area and open space will be bordered by a combination of chain
link fencing to the south. natural grade and plantings to the east. the
classrooms to the north and groomed shrubbery to the west, which faces
Otay Lakes Road.
Traffic:
Transportation is typically provided by parent carpools. Heavy traffic
time would be between 8: 15 and 8:30 for arrivals and 2:30 to 2:50
departures with approximately 30 vehicles. The median and left turn lane
on Otay Lakes Road provides for safe ingress and egress. Some children ride
public transportation and there is a bus stop at the property. Approximately
30 students arrive before 8:00 am. and depart between 4 and 6 p.m.
Co-Use:
The proposed school use is compatible with the current church use of
the property. The school would be in session Mondays through Fridays from
8:30 am. to 2:30 p.m. with extended care before and after school from 7:00
a.m. to 6:00 p.m. The church use is on Sundays and evenings. The alternate
times of operation would provide for a co-use of the multipurpose facility
and playground.
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DQ-097 PCC-94-48 Bonita Country Day School
page 3
Community Advantage:
Bonita Country Day School has served hundreds of families in the
South Bay for ten years. The school is currently operating under a Chula
Vista Conditional Use Permit. which expires August 1994. at an EastLake
facility. Over this ten year period, the school has served the community
well Bonita Country Day School has brought positive local and national
recognition to Chula Vista, not only for its innovative policies. but also for
the high academic achievements of its students.
Bonita Country Day School is unique to the community offering the
only non denominational alternative to public education. The ratio of
students to faculty is 12: 1. Its small class size addresses the needs of
handicapped students with 30% of the students certified learning disabled
The nearest school offering similar services is located in Del Mar. California.
Specific Aspects:
This site has several aspects which makes it a very desirable location
for a schooL It is on the border of residential areas. yet it is not in a
commercial zone. It is within walking distance to three communities:
Bonita Long Canyon. Bonita Ridge. and Rancho Del Rey. The existing turn
out lane makes it safe and easy for dropping off and picking up students.
The existing parking area creates a setback for a safe playground area. The
hilltop setting is a natural noise buffer for the single family residences to the
east Three educational institutions exist in the vicinity: Bonita Vista
Middle School across the street. Bonita Vista High School and Southwestern
College to the south.
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PCC-94-48
Bonita Country Day School
OUTDOOR PLA YGRAOUND ACTIVI1Y SCHEDULE.
MORNINGRECESS
Kmdergarten through
Third Grade
10: 15 - 10:30
TOTAL,. of students
21
Fourth Grade through
Sixth Grade
10:30 - 10:45
TOTAL,. of students
25
LUNCH&AFTERNOONRECESS
Classroom 1
KIndergarten and FIrst Grade
AReo, G iind 6 year olds
. -
Number of students 6
Lunch 11: 15 - 11:40
Clean-up and Individual Free Play 11:40 - 11:55
Orgamzed Games or Activity 11:55 - 12:25
ClalSsroom 2
Second and Third Grades
Age~ 7. 8 and 9 years olds
Number of students 15
Organized Games or Activity
11: 15 - 11:55
11:55 - 12:05
12:05 - 12:25
Wash-up and get lunches
Lunch and Clean-up
TOTAL,. of students eating lunch orpJaying outdoors 11: 15-12:30 21
Classroom 3
Fourth and Fifth Grades
Ages 9, 10 and 11 year olds
Number of students 11
Lunch
12:30 - 12:50
Clean-up and Individual Free Play 12:50 - 1:00
Orgamzed Games or Activity 1:00 - 1:30
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PCC-94-48
Bonita Country Day School
Classroom 4
Sixth Gradt:
Ages: 11 and 12 year olds
Number of students: 14
Organized Games or Activity
12:30 - 1:00
1:00 - 1: 10
Wash-up and get lunches
Lunch
I: 10 - 1:20
Clean-up and Free time
1:20 - 1:30
Total' of students eating lunch or playing outdoors 12:30 - 1:30 25
. Above figures are based on actual numbers of students enrolled.
School policy does not allow more than 15 students per teacher/classroom.
THEREFORE THERE WOULD BE NO MORE THAN 30 STUDENTS
OUTDOORS AT ANY GIVEN TIME.
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PROJECT FACT SHEET
. This project received unanimous approval from the Planning CommisslOn
on August 10. 1994.
.
School hours are as:
From 8:30 AM to 2:00 PM for preschool through kindergarten
From 8:30 AM to 2:30 PM for grades one through six
Extended care from 7:00 AM to 8:30 AM and 2:00 PM to 6:00 PM
.
Well supervised, small classes with student/teacher ratio 8 : 1 to 15: 1.
. Carefully screened students from good local families who are dedicated to
their children's education. The school screens out behavior and
diSCipline problems.
. Elevated berm planted with fast growing plants and shrubs on the street
side of the site will increase privacy on campus while blocking the
visibility of the project from Otay Lakes Rd.. as well as further attenuate
traffic: noise.
. The campus has been configured to contain all activities on the south
side of the classroom buildings. The buildings will then act as a sound
barrier between outdoor school activities and the neighboring condos.
. This configuration will have the additional benefit as a natural sound
barrier, 24 hours a day. against traffic noise generated for Otay Lakes
Road.
. The younger children's playground will be approximately 200 feet from
the northern property line. Activities are supervised by the classroom
teachers.
. Prevailing winds from the north will further assist in carrying sound
away from the condos.
. The first year we expect total enrollment to be about fifty students and
not more than thirty students outdoors at any given time.
. The location of a first rate independent private school is generally
considered to enhance property values in the immediate area
. We promise a highly cooperative and responsive approach from both the
school and the church administrations.
. With cooperation and open communication between the church. the
school and the condo owners association. we will be able to refine and
optimize the configuration of the church's permanent school buildings.
and minimize or eliminate any negative impact on the condo complex
based on experience. NOT SPECULATION.
:1,
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Ciry Council Meeting August 23, 1994
PROPOSAL OVERVIEW
.
Bonita Country Day School is the ONLY independent private school in
the entire south bay.
. Bonita Country Day is one of only two school in all of San Diego
County dedicated to serving learning disabled children. (The other
is the Winston School located in Del Mar.)
. Bonita Country Day School is a California 50 l-c3 non-profit corporation
well known in education circles for its innovative programs and its
success with learning disabled students.
. The property owner, Risen Savior Lutheran Church, has a previously
approved conditional use permit for a school on the site to accommodate
180 studenrs.
. Bonita Country Day would lease the land from the church for a temporary
campus in order to continue the school for the 44 students currently
enrolled. BCD has no facility at this time. School year begins Sept 12.
. This arrangement is of great importance to enable both the church and
the schoo! to expand our services to this community. At the end of the
five year lease the school will remove its modular buildings and the
church will then have the resources to construct their schooL BCD
will also use the lease period to grow our building fund and build our
pennanent campus within the Baldwin development.
. All buildings will be installed at ground level eliminating the need for any
ramping or other unsightly appendages, creating the appearance of a
typical schoo! campus.
. The school plans to re-Iocate within Baldwin Salt Creek community at
the end of the five years. Baldwin Corporation has re-affirmed its
commitment to the school in a meeting with Rob Cameron. a corporate
vice president. this past June.
. Over eight hundred South Bay students now attend private schools
located in La Jolla, Del Mar. and the City of San Diego. Bonita
Country Day School would like to continue our growth and give these
children an opportunity to get their education closer to their homes. We
would also like to keep the teaching and administrative jobs as well as
other jobs related to school operations here. within Chula Vista By the
year 1999, we project a payroll in excess of thirty employees at the new
Salt Creek location.
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CHURCH NOISE STUDY
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Report No. 9131
November 20, 1991
JAMES C. BERRY - ACOUSTICIAN
2401 Trace Road
spring Valley, CA 91978
(619) 660-0064
REPORT ON AN ACOUSTICAL STUDY
Risen Savior Lutheran Church
625 Otay Lakes Road
Chula Vista, CA 91913
John T.Sigurdson - Architect
8270 University Avenue
La Mesa, CA 91941
Prepared for:
Wisconsin Synod
Board for Hom~ Missions
2929 North Mayfair Road
Milwaukee, WI 53222
Through:
James C. Berry
Acoustician
.
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James C. Berry - Acoustician
(619) 660-0064
Report No. 9131
Page 1
REPORT ON AN ACOUSTICAL STUDY
Risen Savior Lutheran Church, Chula vista
INTRODUCTION
The proposed Risen Savior Lutheran Church complex will be located
at 625 Otay Lakes Road, Chula vista 91913, and will comprise a
sanctuary and parking in the first phase and classrooms, fellow-
ship, a parsonage and additional parking in the second phase. The
site is on the north-east side of Otay Lakes Road with a Junior
High School almost opposite and existing multi-family dwellings to
the north. To the east and south, the land falls away steeply in-
to canyons where part of the Bonita Long Canyon residential devel-
opment is located (Thomas Brothers Map No. 70 E3). A portion of
the master site plan is attached to this report.
EXISTING CONDITIONS
The site was visited on Monday, November 18, 1991, for familiar-
ization purposes and to make noise measurements.
The site has been graded flat and level but is presently unoccu-
pied. Otay Lakes Road crests at the high school almost opposite
but, past the site, there is a slight but steepening downgrade
from south-east to north-west. The road is fully improved at this
location with an 80 foot wide pavement and 10 foot wide sidewalks
and verges. The road is currently striped for 2 lanes in each
direction, a center left turn lane and bicycle lanes. The posted
speed limit is 40 mph past the site, rising to 50 mph just to the
north-west.
The major source of noise on the site is the traffic on otay Lakes
Road which currently carries 18,000 Average Daily Trips (ADT)
(Source: Map of Average Weekday Traffic Volumes issued by SANDAG).
Noise measurements were made on the site using a Quest Electronics
precision Integrating Sound Level Meter, TYpe 1800, which meets
all applicable U.S. and International Standards for TYpe 1 instru-
ments (ANSI 51.4-1983: IEC 604-1979 and 804-1984). The sound lev-
el meter was calibrated prior to the measurement. It was mounted
on a tripod at a height of 1.2 meters from the ground and was fit-
ted with a windscreen.
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James C. Berry - Acoustician
(619) 660-0064
Report No. 9131
Page 2
Because of the layout of the site relative to the traffic source,
only one measurement location was deemed necessary to define the
noise environment. The sound level meter was placed at a distance
of 50 feet from the edge of the pavement, that is 90 feet from the
centerline of otay Lakes Road. The location is shown as Hl on the
attached map. The measurement was made for 23 minutes and, due to
the consistency of the traffic flow, was considered to be repre-
sentative of a typical weekday, daytime hour. Traffic passing the
site was also counted for 20 minutes concurrently with the noise
measurements.
The results of the measurements were as follows:
Noise Levels in dB(A) - 23 minutes vehicles for 20 minutes
Highest Lowest Average Medium Heavy
Lmax Lmin Leg Autos Trucks Trucks
84 42 60 277 2 1
The maximum level of 84 dB(A) was caused by the 1 heavy truck
passby. The minimum level of 42 dB(A) indicates the underlying
ambient. Note that a traffic count of 280 vehicles in 20 minutes
is a rate of 840 vehicles per hour or 14,483 ADT. This value is
lower than the typical flow of 18,000 ACT reported by SANDAG and
indicates that the measured noise level was also low. Traffic
noise varies with flow by the factor of ten times the logarithm to
the base ten of the ratio of the traffic volumes. The measured
Leq was thus adjusted upwards by 1 dB(A) to allow for the differ-
ence between the measured and the typical traffic flow.
The relationship between the typical weekday daytime average
hourly noise level [Leq(hour)) and the long term community noise
levels (CNEL or Ldn) is given by:
CNEL or Ldn - Leq(hour) + 2 dB(A)
Thus, at the measurement location, the community noise level was
63 dB(A) CNEL/Ldn. The existing 65 dB(A) contour occurs at a
distance of 57 feet from the centerline of otay Lakes Road and the
60 dB(A) contour is 180 feet from the same datum. These contours
are shown on the attached map.
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James C. Berry - Acoustician
(619) 660-0064
Report No. 9131
Page 3
FUTURE CONDITIONS WITHOUT THE PROJECT
By the year 2010, traffic on Otay Lakes Road will have risen to
32,100 in the section past the church site (source: Mr. zoubir
Ouadah, city of Chula vista Traffic Engineering). This increase
will have the effect of raising the noise level along the road by
2.5 dB(A). Acoustically, fractions of a decibel have no real
meaning because the average human being cannot detect changes in
noise levels of less than 3 dB. However, theoretically, the 65
dB(A) CNEL/Ldn contour will move out to a distance of 101 feet
from the centerline of the road and the 60 dB(A) contour will be
319 feet from the same datum. The future contours without the
project are also shown on the attached map.
FUTURE CONDITIONS WITH THE PROJECT
Construction Noise.
construction of the project will involve the building of the
sanctuary and its associated parking lot for 57 vehicles in the
first phase and the classrooms, fellowship, parsonage and parking
for an additional 84 vehicles (total 141) in the second phase.
This construction will cause a significant and mostly unmitigable
but temporary noise impact on the adjacent residences. However,
construction and demolition noise are exempt from the City's
exterior noise standards under section 19.68.060 of the Chula
vista City Code.
Modern construction equipment, properly used and maintained, meets
applicable state and federal noise standards. In addition, con-
struction noise is controlled by means other than acoustical be-
cause it is usually limited to the hours between 7 a.m. and 7 p.m.
Monday through saturday with no work being allowed on Sundays or
holidays, except for emergencies.
When the project is completed, all construction noise will cease.
Pro;ect Imn8.ct.
A church and its associated activities are not normally considered
to be significant noise sources. They are considered to be entire-
ly compatible with residential neighborhoods, provided that there
are no unusual noises created by the church's operations. Two pos-
sible noise sources will be present at this project and these are
discussed below.
.
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James C. Berry - Acoustician
(619) 660-0064
Report No. 9131
Page 4
1. Play Area - Facilities such as play areas can sometimes cause
concern as potential noise makers. This particular play area
will be located where it will be behind the future classrooms
relative to the road and to the north of the fellowship build-
ing. The center of the play area will be about 120 feet from
the east property boundary which is at the bottom of a steep
bank and which overlooks a canyon. Due to shielding by the
topography, there will be no significant noise impact in this
direction. The north boundary is about 180 feet from the cen-
ter of the play area. At this boundary is an existing multi-
family residential development, however, residences facing
the play area also have a clear view of the traffic on otay
Lakes Road and their exterior noise leVel will be in excess
of 60 dB(A) CNEL/Ldn due to the traffic noise. Playground
noise is expected to be insignificant compared to the traffic
noise.
Playground noise itself can be controlled by limiting its
hours of operation and by strict supervision.
2. Project Generated Traffic - There will eventually be parking
for 141 vehicles, 57 in the first phase and an additional 84
later. All of this project traffic must use otay Lakes Road.
A worst case scenario would occur if all of the vehicles were
to arrive within a short space of time for a popular event,
mixed in with an otherwise typical daytime hour. Because of
the development in and around the area, it can be assumed
that the vehicles will be equally divided between an east and
west direction of travel on Otay Lakes Road.
The short and long term impact on the noise due to the pro-
ject generated traffic will be as follows:
Year
Traffic on otay
Typical Flow
Per Hour
Lakes Road
Project
One Hour
Rise in Noise Level
Due to Project
dB(A)
1992
2010
1044
1862
29
71
Less Than 1/4
Less Than 1/4
Thus it can be seen that the project generated traffic noise
will create no significant impact along otay Lakes Road.
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.
James C. Berry - Acoustician
(619) 660-0064
.
Report No. 9131
Page 5
Imnact on the Pro;ect.
At its closest point to Otay Lakes Road, the sanctuary will have a
future noise level of 63 dB(A) CNEL/Ldn. When they are built, the
classrooms will have exterior noise levels in the range 63 to 64
dB(A) CNEL/Ldn.
The future fellowship will have a maximum noise level of about
59 dB(A) in the exposed south corner. The play area will be
shielded by the classrooms and the fellowship to a level of less
than 55 dB(A) CNEL/Ldn. Also, because of the shielding of the
other buildings on the site and the adjacent residential develop-
ment to the north, the parsonage will have noise levels below
60 dB(A) CNEL/Ldn.
MITIGATION
Exterior.
Church property and facilities are normally considered to be a
compatible land use with noise levels up to 65 dB(A) CNEL/Ldn.
Only the parking lot along Otay Lakes Road will experience noise
levels above this value (see attached map) and this is not consid-
ered to be a noise sensitive receptor. In addition, there are no
recreational areas or residential units where the noise levels are
above 60 dB(A) CNEL/Ldn. Thus, no exterior mitigation is deemed
necessary on this project.
Interior.
The classrooms may require some mitigation. The future exterior
noise levels will be in the range of 63 to 64 dB(A) CNEL/Ldn.
Typical California type construction will provide a noise reduc-
tion of 15 to 20 dB(A) if windows and/or doors are partially open
and 25 to 30 dB(A) if all windows and/or doors are closed (Source:
County of San Diego Noise Element). Thus, if the classrooms have
openable windows facing on to otay Lakes Road, noise levels inside
the rooms could be in the range of 43 to 48 dB(A) CNEL/Ldn. The
recommended noise level for classrooms is a maximum of 45 dB(A)
and so it can be seen that these rooms could be excessively noisy
if the windows were open. This means that the classrooms should
have the option of closing the windows in order to achieve the
lower noise levels, in which case some form of mechanical
ventilation, such as air-conditioning, should be provided.
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James C.Berry - Acoustician
(619) 660-0064
Report No. 9131
Page 6.
SUMMARY OF FINDINGS
The site is presently unoccupied although it has been graded flat
and level. The major noise source on the site is the traffic on
Otay Lakes Road which currently carries 18,000 ADT. The existing
65 dB(A) contour is at 57 feet from the centerline of the road and
the 60 dB(A) contour is at 180 feet from the same datum.
By 2010, traffic on otay Lakes Road will rise to 32,100 ADT and
the 65 dB(A) contour will move to 101 feet from the centerline of
the road.
There will be no buildings in either phase I or 2 that will be
impacted by noise levels above 65 dB(A) CNEL/Ldn and no recrea-
tional areas or residences will be impacted by noise levels above
60 dB(A) so no exterior mitigation is required on this project.
Classrooms facing on to Otay Lakes Road could have noise levels in
excess of 45 dB(A) if windows were open along these walls. Noise
levels should not exceed 45 dB(A) in classrooms so windows must
remain closed in order to meet this requirement. Some form of
mechanical ventilation such as air-conditioning will be required
in these classrooms.
The play area and project generated traffic are not expected to be
significant noise sources.
~;
James C.Berry,
Acoustician.
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ENVIRONMENTAL
DOCUMENTATION
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ADDENDUM TO ENVIRONMENTAl IMPACT REPORT EIR-79-2(b)
BONITA LONG CANYON ESTATES
I. INTRODUCTION
I
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, if one of the
following conditions is present:
1. The lIinor changes in 'the project design which have occurred since
completion of the Final EIR or Negative Declaration have not created
iny new significant environmental impacts not previously addressed
in the Final EIR or Negative Declaration,
2. Additional or refined environmental data available since completion
of the Final EIR does not indicate any new significant environmental
impacts not previously addressed in the Final EIR or Negative
Declaration; and
3. Additional or refined information available since completion of the
Final EIR or Negative Declaration regarding the potential
environmental impact of the project, or regarding the Ileasures 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 final
EIR or Negative Declaration.
This addendum has been prepared in order to provide additional
information and analysis concerning the illlPacts of the addition of one
building to the proposed project. As a result of this analysis, the
basic conclusions of the Environmental Impact Report have not changed.
Noise, traffic, and visual quality impacts are deemed to be less than
significant for the proposed project.
Therefore, in accordance with Section 15164 of the CEQA Guidelines, the
City has prepared the following addendum to the Environmental Impact
Report for the Bonita Long Canyon Estates EIR-79-2(b)
II. BACKGROUND
PROJECT NAME: Risen Savior Lutheran Church
PROJECT LOCATION: 625 Otay Lakes Road (APN: 564-130-51)
PROJECT APPLICANT: Risen Savior Lutheran Church
391 Bay Leaf Drive
Chula Vista, tA 11910
PROJECT AGENT: John T. Sigurdson
8270 University Avenue
La Mesa, Ca 91941
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DATE: October 21, 1991
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CASE NO: EIR-79-2(b)
In February 1979, the Bonita Long Canyon Estates EIR (79-2) assessed the
environmental impacts of a 650-acre residential development project,
including a multi-family development which was proposed on the project
site. An amendment to the EIR (November 1985) evaluated the impacts of a
revised project, which proposed development of a religious institution on
the site.
III. PROJECT DESCRIPTION
The proposed project involves the construction of a one-story, 4,400
square foot church sanctuary with 56 parking spaces. The project is the
first phase of a larger project which will eventually include the
construction of approximately 12,575 square feet in 4 additional church
buildings, an outdoor play area, and 85 additional parking spaces.
The project site is a 4.1 acre lot, previously graded, which contains
natural grasses and shrubs. Surrounding land uses include open space to
the south, Bonita Vista Junior High to the southwest, and Ilulti-family
residential to the north. To the east, a canyon slopes downward
approximately 100 feet to single-family residential. A San Diego Gas &
Electric 69 KV power line cuts across the southwest corner of the lot
through an existing SDG&E easement.
IV. IDENTIFICATION OF ENVIRONMENTAL EFFECTS
1
A. Noise
The Chula Vista Municipal Code (Section 19.58.110) prOVides that any
church or other religious or eleemosynary institution be required to
construct a solid 6-foot masonry wall on all property lines abutting
a residential zone, in order to reduce potential noise impacts to a
level of less than significant. This fence or wall Ilay be reduced
to 3-1/2 feet in a landscaped front setback area which does not
contain parking facilities. In addition, side, rear and front yard
setbacks of at least 20 feet are required.
The proposed project would al so be associated with potential noise
impacts during the construction phase of the project. Hoise impacts
would result from the use of construction equipment which can range
up to 70 dB(A) and above for earth moving equipment.
Although project construction would represent a temporary,
significant impact on ambient noise levels, they will be short-term,
and w111 terminate upon completion of the project. Thus, with
compliance to these conditions of project approval, noise tllpacts
are deemed to be less than significant.
B. Traffic
The City of Chula Vista's Threshold/Standards Policy requires that
all intersections operate at a Level of Service (LOS) .C. or better,
with the exception that LOS .D" Ilay occur during the peak two hours
of the day at signalized intersections. Intersections west of I-80S
Ilay not operate at an LOS below their 1987 LOS, and no intersection
Ilay reach LOS .E" or "F" during the average weekday peak hour.
MPC 9171' (I.v. 10'21,'1)
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The City Engineering Departlllent has reviewed the proposed project
and determined that it will not adversely impact Average Daily
Traffic (ADT) on surrounding roads or intersections, or cause Levels
of Service to fall below threshold standards. The estimated number
of one-way auto trips per day which will be generated by the project
is 66 Monday through Saturday and 19S on Sunday. Currently, the ADT
on Ohy Lakes Road is 18,410, with an LOS of "A". After project
completion, the estimated ACT is 18,608, and the LOS will remain at
eA-.
Street improvements 1ncluding construction of a 4-foot raised
lledian, driveway approaches, and striping of the roadway will be
required. Transportation DIF and traffic signal fees are also
required.
The proposed project may have a significant impact on traffic during
the construction phase of the project. However, since these impacts
will be short-term and temporary, and will terminate upon completion
of the project, they are not deemed to be significant.
Thus, with compliance to these requirements, this project will not
result in substantial adverse traffic impacts.
C. Visual Quality
The proposed project conststs of the construction of woodframe and
stucco buildings, concrete walls and patios, and landscaping.' The
site has been previously graded and conhins no trees or unique
geological features. The use of this site for a religious
institution was assessed for visual and aesthetic impacts (EIR-79-2
and Addendum) for a previously approved plan. The project is
subject to Design Review approval which will ensure compliance with
the City's design standards. With compliance to all design
specifications determined during the Design Review process, visual
impacts are deemed to be less than significant.
D. Soils
The City Engineering Department requires that a geoteChnical/soil s
report be completed prior to issuance of a building permit. With
compliance to specific site preparation standards identified in the
report and standard development codes requiring correction of
adverse soils conditions prior to the construction of buildings, no
significant adverse soils iapacts will result from the project.
E. Fire/EMS
The Threshold/Standards Policy requires that fire and ..dical units
must be able to respond to calls within 7 .inutls or llss in 851 of
the cases and within 5 .inutes or less in 75 1 of the cases. The
City of Chula Yista has. indicated that this threshold standard will
be met, since the nearest fire station is 1.1 .ills away and would
be associated with a 4 minute response time. The proposed project
will comply with this Threshold Policy.
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The applicant must comply with all "equirements set forth by the
Chula Vista Fire Department. Provisions must be aade to provide
fire flow for the largest building proposed for the facility. Fire
flow can reduced up to SO% in most cases if buildings are provided
with an automatic fire sprinkler system. The sanctuary and
fellowship hall IIUSt be sprinklered and Article 14 of the 1988
Uniform Fire Code requires a aanual alaY'lll system for the sanctuary.
In addition, a fire break, fuel break, or special landscaping aay be
required to protect the facility from damage which could be caused
by wildland fires burning up slope towards the facility. With
adherence to these and any additional conditions expressed by the
Fire Department, fire impacts will not be significant.
F. Police
The Threshold/Standards Policy "equires that police units must
respond to 84" of Priority 1 calls within 7 lIinutes or less and
maintain an average response time to all Priority 1 calls of 4.5
minutes or less. Police units must respond to 62.10% of Priority 2
calls within 7 minutes or less. The proposed project will comply
with this Threshold Policy.
The Police Department has indicated that they will be able to
maintain an acceptable level of service with this project.
Parks/Recreation
G.
The Threshold/Standards Policy for Parks and Recreation is 3
acres/l,OOO population. This Threshold/Standards Policy applies
only to residential projects. Thus, the proposed project is exempt
from the policy.
H. Drainage
The Threshold/Standards Pol icy requires that storm water flows and
volumes not exceed City Engineer Standards. Individual projects
will provide necessary improvements consistent with the Drainage
Master Planes) and City Engineering Standards. The proposed project
will comply with this Threshold Policy.
Onsite drainage facilities direct surface flow to the northwest
corner of the lot, where a drop inlet and 18-inch reinforced
concrete pipe (RtP) collect and convey "un off under otay Valley
Road. Offsite drainage facilUies are comprised of an 18 inch RCP
under Otay Lakes Road and a natural channel downstre.... A brow
ditch collects runoff from east slopes. The City Engineering
departaent has confiraed that these facilities are adequate to serve
the proposed project.
I. Sewer
The Threshold/Standards Policy requires that sewage flows and
volumes shall not exceed City Engineering Standards. Individual
projects will provide necessary improvements consistent with Sewer
Master Planes) and City Engineering Standards. The proposed project
will comply with this Threshold Policy.
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The proposed project would generate approximately 1,060 gallons of
liquid waste per day, which would be served by a 8 inch polyvinyl
chloride (PVC) pipe in Otay Lakes Road. The. City Engineering
department has indicated that this line is adequate to served the
proposed project.
.1. lIater
The Threshold/Standards Policy requires that adequate storage,
treatment, and transmission facilities are constructed concurrently
with planned growth and that water quality standards are not
jeopardized during growth and construction. The proposed project
will comply with this Threshold Policy.
Human Health.
K.
,
A San Diego Gas 1 Electric 69 KV power line cuts across the
southwest corner of the lot through an existing SDGlE easement. All
buildings and the play area should be set back from the transmission
1i nes such that no construct ion takes place in the right-of-way.
The proposed project design places the parking area along the
western boundary of the site, with all additional construction east
of the parking lot. This arrangement lIitigates potential health
hazards from electric and magnetic fields associated with the
transmission lines to a level of less than significant.
V. CONCLUSION
Noise, traffic and visual quality impacts are deemed to be less than
significant for the proposed project. The applicant will be required to
comply with the conditions developed during the design review process,
and all conditions of project approval.
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 lIake the Environmental Impact Report adequate
under CEQA and recommend that the Planning 'Commission adopt this addendum
to Environmental Impact Report EIR-79-2(b) prior to taking action on the
. proposed project.
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MARYANN MILLER
ENVIRONMENTAL REVIEW COORDINATOR
REFERENCES:
General Plan, City of Chula Vista
Title 19, Chula Vista Municipal Code
City of Chula Vista Environmental Review Procedures
Bonita Long Canyon Estates EIR 79-2, February 1979
Addendum to Bonita Long Canyon Estates EIR-79-2, November 1985
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EIR 7lr2
SUMMARY/ABSTRACT
This EIR describes the overall impacts of the development
of the 6S0 acre Long canyon portion of El RAncho del Rey. The
project consists of an annexation to the City of Chula Vista and
subsequent development of 824 dwelling units including a S6 unit
. apartment complex along Otay Lakes Road. 'l'he 768 single family
units will be built primarily on large lots and will be oriented
toward equestrian activities. Most of the construction will be
restricted to the ridge-tops and flatter slopes, 320 acres of
open space will be dedicated to the city. .
The project lies along the northeastern boundary of the
City and southeast of the community of Bonita. It encompasses
an area of irregular terrain with steep-sided canyons and con-
siderable native vegetation. Its other features include
erodable and expansive soils, some ancient landslides, high
runoff due to low soil permeability, and two significant
archaeological sites.
The major factors of concern are associated with topo-
graphic changes (cutting ridge-tops up to 30'), off-site
flooding, the destruction of biological resources (a number
of uncommon species and unique habitat associations will be
, affected), the destruction of archaeological resources, tax
related items (post-proposition 13 annexations' property
taxes are in dispute) and the City's ability to pay for public
services, impacts on near-capacity schools, and traffic impacts
on existing over-capacity major road networks. These and
other factors are discussed throughout the EIR.
Considerable mitigation of these concerns is possible
through actions which may be taken by the project proponent, the
City, and other agencies. For example, controlof.existing
off-site flooding is the jurisdiction of the county and the
project proponent may be required to contribute towards solving
the problem; most of the more significant biological resources
(with one important exception) are located on the steeper slopes
and will not be disturbed; the archaeological resources will be
salvaged; resolving property tax problems related to annexations
must be accomplished by the state legislature" school impacts can
be partially mitigated by requiring larger fe.s from the dev-
.loper, in order to avoid significant impacts to the circulation
system, developer contributions to off-site road improvements
will be required.
It is anticipated that there will be .jor unresolved
issues related to property tax distribution, school impacts,
completion of -S- Street, and off-site flooding in Long'
Canyon.
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EIR 79-2
1.0 INTRODUCTION
1.1 purpose
t'
This EIR is intended to meet the environmental require-
ments of the City of Chula Vista acting as the lead agency and
the responsible agencies (LAFCO, Department of Fish and Game,
and the county of San Diego). It is also intended to comply
with the California Environmental Quality Act and presents
the potential environmental impacts which may result from the
development of this land. Such impacts include disturbance
of native vegetation and wildlife habitats, loss of archaeologi-
cal resources, grading on steep slopes, traffic impacts, and
socio-economic factors relating to the availability of public
services. These impacts and others have been analyzed, and
where necessary, appropriate mitigating measures have been
suggested.
1. 2 Execut! ve Summary
The project essentially consists of annexing the site
to the City of Chula Vista and subsequently subdividing 650
acres east of the City of Chula Vista and southeast of the
community of Bonita (Figure 1) into 768 lots for single
family dwellings and construction of a 56-unit apartment
complex. Implementat~on of the project will require
consideration of a Sc tional Area Plan, approval of annex-
ation by the Local Ag~ncy Formation Commission (LAFCO),
acquisition of a Department of Fish and Game permit to alter
a stream course, and approval of tentative maps. The site,
which lies on the hills and valleys tributary to the Sweetwater.
River, is surrounded on three sides by single family dwellings
either constructed or being constructed and on the fourth side
by vacant land. Because of the availability of vacant land
and the interests of the residents, equestrian activities are
popular in the area and this activity will be perpetuated by
dedication of 320 acres of steep hillsides as open space and
by providing horse trails and an equestrian center in the
project. The 100 year flood area of Long Canyon, which extends
through the property, will be crossed in two locations and
otherwise will not be disturbed.
~
The project is presently county-aoned '1'(2) and is
designated as Rural Residential by the SWeetwater Community
Plan. The City of Chula Vista pre zoned the property PC in
1972 and the General Plan designation is low and medium density
residential with the exception of one apartment site. The
County's Growth Management Plan designates the area for 1995
future urban development.
The objective of the Bonita Long Canyon project is to
provide low density, single family housing within reasonable
commuting distance to urban centers as well as to retain the
country atmosphere which is the main attraction of the area.
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PLANNING COMMISSION RESOLUTION
AND MINUTES
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RESOLUTION NO. PCC-94-48
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL GRANT A CONDITIONAL USE
PERMIT TO BONITA COUNTRY DAY SCHOOL TO ESTABLISH A PRIVATE
SCHOOL FOR AN INTERIM PERIOD OF FIVE YEARS AT 625 OTAY LAKES
ROAD
WHEREAS, a duly verified application for a conditional use permit was filed with the City of
Chula Vista Planning Department on June 16, 1994 by Bonita Country Day School; and,
WHEREAS, said application requests approval of a conditional use permit (pCC-94-48) to
establish for an interim period of five years a private school serving up to 140 pre-kindergarten through
sixth graders at 625 Otay Lakes Road within the P-C zoning district; and,
WHEREAS, the Environmental Review Coordinator has determined that previously conducted
EIR-79-2 and subsequent Addendum EIR-79-2(b) provided adequate environmental analysis of possible
impacts, and no further analysis is necessary; and,
WHEREAS, the Planning Director set the time and place for a hearing on said conditional use
permit 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 an area of
500 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely August 10, 1994
at 7:00 p.m. in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said
hearing was thereafter closed.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION hereby
recommends to the City Council that the conditional use permit be granted based on the fmdings and
subject to the conditions in the attached draft City Council Resolution.
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 10th day of August, 1994 by the following vote, to-wit:
AYES:
NOES:
ABSENT:
Commissioners Fuller, Ray, Tarantino and Tuchscher
None
Commissioners Martin, Moot and Salas (all excused)
William C. Tuchscher II, Chair
Nancy Ripley, Secretary
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PC Minutes
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August 10, 1994
EXCERPT FROM DRAFT PLANNING COMMISSION MINUTES OF 8/10/94
ITEM 2:
PUBLIC HEARING: CONDITIONAL USE PERMIT PCC-94-48: REQUEST
TO ESTABLISH A PRIVATE SCHOOL FOR A PERIOD OF FIVE YEARS ON
THE PROPERTY OF RISEN SAVIOR LUTHERAN CHURCH AT 625 OTAY
LAKES ROAD - Bonita Country Day School
Principal Planner Griffin presented the staff report. He noted the project had been, on a
preliminary basis, to the Design Review Committee who had suggested that the trellis work be
extended across the entire front building elevations, establish a fence between the two clusters
of buildings (which would be installed at a later date), that the landscaping be of a larger
specimen size to have a more immediate effect, and provide some vertical articulation in the
structures rather than all horizontal. The applicant will consider these comments and will go
back to the Design Review Committee for [mal action on August 29.
Mr. Griffin showed the approved Master Plan for the Risen Savior Lutheran Church, the
existing buildings, and the future usage plans by the Church. He noted that staff believed the
interim school use was consistent with the long-term use of the Church property. The modular
buildings were appropriate as an interim use with the enhancements suggested by the applicant.
Based on the proposed school hours, the parking lot was more than adequate to serve the needs
of both the school and the Church, based on non-conflicting hours.
Two issues which were discussed at a public forum held at the Church in late July were traffic
on Otay Lakes Road and noise. Mr. Griffin stated the existing LOS on Otay Lakes Road is B
(almost A) and the additional number of trips would not change that to a significant degree; the
LOS would stay at B. The additional number of trips was also less than what would eventually
be generated by the Church school facility.
Regarding noise, Mr. Griffin stated the Church was required to submit a noise study prior to
Phase I construction, which showed that because of the ambient noise level or Otay Lakes Road
and the separation of the play area from the area to the north, there was no mitigation required.
The homes to the east located below the property would not be impacted. The noise consultant
who prepared the study believed the addition of the modular buildings would actually attenuate
noise by an additional 10 to 15 decibels. Staff had suggested as a condition that one of the
buildings be relocated to screen the play area from the property to the north.
Staff recommended approval of the project, based on the [mdings and subject to the conditions
placed in the draft Planning Commission resolution.
This being the time and the place as advertised, the public hearing was opened.
Jose Rodriguez, 575-3 Otay Lakes Road, CV 91913, opposed the project because of noise and
pollution. He also noted the high speed of traffic on Otay Lakes Road.
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PC Minutes
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August 10, 1994
June Mitchell, 575-20 Otay Lakes Road, CV 91913, was concerned about traffic. It was
already difficult to get out of their driveway. She was also concerned about more children and
cars taking children to school and picking them up.
Jerry Wisz, 575-28 Otay Lakes Road, CV 91913, said their property had been cut back to
widen Bonita Road, and they had then been given a left-turn lane. When Risen Savior Church
went up, a median strip had been put in the middle which cut off the turn lane. He believed
some of the 135 students would be coming in by bus, which if stacking on the left would not
leave a place for the residents to turn out except into right-hand traffic. Traffic was very
congested, and it would be dangerous for traffic into Bonita Vista High School. Mr. Wisz noted
that the trailers to be used would all have to have air conditioners which would be additional
noise and would create problems for the people living on the end.
Commissioner Ray asked Mr. Wisz to explain about the left turn lane and what had happened.
Mr. Wisz stated that when Bonita Road was widened to a four-lane highway, a turn-out strip
was added for left turns. That had been deleted with the addition of the median and the left-turn
into Risen Savior Lutheran Church. With the left-turn lane blocked with buses or cars, it is
almost impossible for the residents to make a left turn.
Commissioner Ray asked if it was actually closed as far as a solid median, or if Mr. Wisz was
concerned about the back-up traffic that may be going into the Church. Mr. Wisz answered that
it was the back-up traffic caused by the closed median.
Susanne Catanzaro, 372 Camino Elevado, Bonita, the applicant, suggested that it would be
very difficult for them to relocate buildings 5 or 6 as recommended by staff because of the
different interior configuration and plumbing needs. Therefore, they suggested that a fence be
put up instead, as suggested by the Design Review Committee. The fence line would go in the
curved area until those three buildings were installed, which was expected at the end of the first
year.
Commissioner Tarantino asked why there was a gap and why the trailers were separated; if it
was because of the grading. Ms. Catanzaro stated the younger children would be in the farthest
buildings behind the play area, the farthest from the condominiums to the north. Ms. Catanzaro
stated that at this time the Bonita Country Day School had no facilities, and it was difficult to
fmd an appropriate site for a school. They were excited about this property which already had
approval for a school, not having close neighbors, being able to design their own campus, and
to have the play area a distance away from the nearest neighbor.
Ms. Catanzaro, referring to Commissioner Ray's concern about the modular buildings, stated
that the buildings were not portable classrooms; they were relocatable classrooms which were
different from those on the public school grounds. There were none located in the South Bay
area. People have a mental image of classrooms being metal or wooden boxy trailers above the
ground with stairs going up to them. There was an installation at Santana High School in Santee
which used the locatable modular classrooms for their permanent school.
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August 10, 1994
Commissioner Ray asked how the classrooms were brought in. Ms. Catanzaro stated they were
put on trucks; they did not have wheels. Commissioner Fuller noted they were manufactured
housing.
In answer to Commissioner Tuchscher, Ms. Catanzaro replied that the classrooms were placed
on slab or soil at grade rather than having wheels.
Commissioner Fuller asked Ms. Catanzaro to comment on how the children were transported
to school, whether or not they used buses. Ms. Catanzaro stated that buses were not used; the
children carpooled. Traffic would not be increased on Otay Lakes Road. The children had
attended Country Day School when it was located in EastLake and those families coming from
Bonita are the same families who already used Otay Lakes Road when they were located in
EastLake.
Commissioner Fuller asked when the Country Day School appeared before the Planning
Commission the previous year, were they not at that time K-12, and if they had been forced to
reorganize because of the lack of facilities. Ms. Catanzaro answered affirmatively.
Chair Tuchscher asked if the rear of the buildings were separated, or if panels would be behind
the buildings. Ms. Catanzaro said they were separated, and the Fire Department preferred to
have them separated in order to get around. They were light wells--there was about a 4'
separation between the buildings at the rear.
Chair Tuchscher asked if there was a reason Building 7 was on an angle rather than on a 90
degree at the comer. Ms. Catanzaro stated it was more for aesthetics and increased the light
between the buildings.
Commissioner Tarantino asked how the start time of Bonita Country Day would conflict or
coincide with the start time of Bonita Vista Middle School, which he believed started at 8:30
a.m. Mr. Tarantino said it was the most heavily bused school in the Sweetwater District with
19 buses serving it. Was the start time taken into consideration with regards to traffic analysis?
There was a potential for a severe traffic bottleneck.
Ms. Catanzaro said it was not a problem for them to adjust their start time. It was not taken
into consideration. They would talk to Sweetwater and get the exact times.
Patrick Miller, 2008 Bridgeport, CV, member and on Church Council of Risen Savior
Lutheran Church, stated that their 5-year plan for the Church included that in Phase 2, the
school buildings would be built. Until they were able to build those, they had been talking to
day care groups. There was a good probability there would be children on that site, whether
it was Bonita Country Day or some other group. Bonita Country Day was the first group who
had planned to provide a buffer with their buildings between the condos and the play area.
Bonita Country Day had been the most concerned about the community and about being a good
neighbor. He asked that the Planning Commission approve the project.
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August 10, 1994
Paul Catanzaro, 372 Camino Elevado, Bonita, CA 91902, asked if Bonita Country Day took
students out of Sweetwater School District, would they get paid for that. He stated that the
configuration they were proposing would keep a good buffer between all the outside activities
and the condominium complex. They would be fmished by 4:00 p.m. except when they had a
parent meeting once a month. After they were gone, the configuration would continue to
attenuate noise from Otay Lakes to the south end of the condo complex, which should be an
added bonus to them for the five years that Bonita Country Day is there. During the next five
years, they expected to grow to 140 students. They have made a deal to go into the Salt Creek
Community when the infrastructure gets out to a site which had already been selected. Their
problem is time; they can't afford any more delays; they had already talked with the Design
Review Committee to make sure they were meeting DRC criteria and would not have a
slowdown due to misconceptions of what they should be doing with the property. They would
like to have primarily landscaping as both visual and a sound buffer from Otay Lakes Road.
At the end of 1999, the.y would expect to employ more than 30 professionals when they go to
their permanent facility. Bonita Country Day is the only independent private school in the entire
South Bay. Over 800 students every school day leave our community to go to an independent
private school in other cities.
Commissioner Ray asked what percentage of Bonita Country Day's students came from the
South Bay or specifically Chula Vista. Mr. Catanzaro answered 100%. Commissioner Ray
questioned why a South Bay school would have 100% from here, when La Jolla or other cities
had students from out of their city. Mr. Catanzaro stated it was because of the way the people
in North County perceives the South Bay. He had learning centers in Chula Vista and had
students driving in from as far as Rancho Santa Fe, and other areas in the County. Their
perception was "Oh, that's in the South Bay." Mr. Catanzaro stated this perception was going
to change dramatically over the next ten years, and they wanted to be a very important
component of that change in how the South Bay is viewed. Commissioner Ray concurred that
the perception exists.
Chair Tuchscher commented that if in fact the Bonita Country Day project was approved and
moved forward, he would assume that Mr. Catanzaro would continue to be conscious of the
concerns of the neighbors and do whatever would be necessary to mitigate those. Mr. Catanzaro
concurred; they had fmally been able to have a meeting with the condominium owners
association and those interested parties. They had made a firm commitment to the owners
association and told them if anything came up, Bonita Country Day would be very proactive and
reactive when necessary.
Peter Morlon, 897 Buena Vista Way, CV, a parent and representing approximately 40 families
of children emolled at Bonita Country Day, said their family used to live in Rancho Penasquitos
and moved down to Chula Vista to attend the Bonita Country Day School. He thought if people
wanted to move down, they could. There were good things here. Mr. Morlon stated the school
is independent, small, quality, and the reason he moved his child here was because he could not
fmd the same thing in the Poway School District. He knew at least three other families who had
moved from outside of Chula Vista into Chula Vista in order to bring their children here. The
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school has a good reputation. It was important that the children start to school as soon as
possible; their normal school year starts mid September. The school is well designed, well
staffed, has taken care of all the considerations surrounding the various questions. He requested
the Planning Commission to accept the project.
Nonna Delgado, 575-38 Otay Lakes Road, CV, speaking on behalf of the elderly people, was
concerned about the traffic and the elderly residents trying to use Otay Lakes Road. She also
stated that the left-turn lane had been taken out. If there was back-up traffic going into the
Church, she was concerned about the holding area for traffic making a left turn, because there
was heavy traffic coming down from Otay Lakes Road to Bonita Road. The Ir. High School
starts at 7:35 ending at approximately 2:45; the High School starts at 7:00 and ends at 2:00;
Tiffany starts at 8:30 also. The residents of the complex have to have really clear traffic on
both sides in order to make a left turn. She felt the school had a wonderful project, and she had
no concern about that.
No one else wishing to speak, the public hearing was closed.
Chair Tuchscher asked the Traffic Engineer the current traffic count on Otay Lakes Road and
the total anticipated capacity with development such as the Otay Ranch. Mr. Rosenberg stated
that at present there were approximately 19,000 to 20,000 cars on Otay Lakes Road. It was
anticipated that the traffic would grow to around 32,000; when the City is built out with the
Otay Ranch, Otay Lakes Road would probably carry up to 40,000 to 50,000 cars a day. At that
time, Otay Lakes Road would have to be widened and the medians may have to be extended
across all the openings that do not have enough traffic to warrant a traffic signal.
Chair Tuchscher asked the approximate distance between the classrooms and the closest
condominium unit. Principal Planner Griffin asked for a few minutes to research.
Commissioner Tarantino asked if anything could be done to meet the homeowners of Bonita
View Terrace condo complex halfway in providing a safe access back onto Otay Lakes Road.
He was concerned about school children arriving at the same time as people go to work. Mr.
Rosenberg felt the problem was prevalent without the school; he did not think the school added
any significant amount of traffic; the residents have difficulty accessing Otay Lakes Road today;
there is a traffic signal at Ridgeback which provides an opportunity for some gaps in traffic and
he believed there were sufficient opportunities to make a safe exit out of the condo driveway.
The island which was formed to provide a left-turn pocket into the Church site was of sufficient
width, in his estimation, to store enough cars to allow for the time for a gap to occur. He did
not believe the traffic would back up in a manner to prevent the cars from exiting out of the
condo project. With the acceleration lane, he felt, the danger was drivers exiting out to the
center lane to wait for traffic to clear and having to look over their shoulders to see oncoming
traffic. He did not view the change in the island as a detriment in traffic safety.
Chair Tuchscher asked if the traffic lights at Ridgeback and to the north were timed together so
the gaps could coincide. Mr. Rosenberg believed so. Commissioner Ray asked if it would be
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August 10, 1994
possible to see if those lights were timed out to see if the gaps coincided to allow periodic
intervals where there was easier ingress and egress to the condo complex. Mr. Rosenberg said
the distance between the two lights was great, and there was random flow. There was no
interconnection between the two signals which would platoon the traffic so the gaps may occur
at different intervals.
Commissioner Ray was concerned that there would not be a significant amount of time or speed
acceleration such that the lighting could not impact the traffic flow. He would like staff to look
at it briefly.
In answer to Chair Tuchscher's earlier question regarding the distance between the classrooms
and the closest condominium, Mr. Griffm said it was approximately 70 feet. He also noted that
0tay Lakes Road is designated on the General Plan referred to earlier by the City Traffic
Engineer as a six-lane prime arterial which is designed to carry the eventual level of traffic.
Principal Planner Griffin noted that City Attorney Boogaard had suggested an additional
condition as follows:
"That the property owner shall execute an agreement to remove the modular
buildings when the conditional use permit terminates. such agreement to be
secured to the satisfaction of the City Attorney. "
Mr. Griffin also suggested an amendment of Condition No.4 in the resolution to read as
follows:
"Relocate either building number 5 or number 6 to future building site number
7 as shown on the plot plan submitted with the application (or as an alternative
place an additional building on future site number 7, or establish a minimum 6
foot high solid fence connecting buildings 4 and 5). "
Commissioner Ray asked if there was a time limit between the point where the temporary use
of the buildings would be terminated and the time the buildings would be removed, or if that
was already on the books in the City. Attorney Boogaard said it was not, and it would be put
in the agreement to be a reasonable time period after the use is terminated not to exceed three
or four months. Commissioner Ray asked if it needed to be part of the motion. Attorney
Boogaard stated he was going to put it in as part of the record, but it would be excellent if the
Commission wanted to specify a specific time period.
Chair Tuchscher asked the applicant to comment on that. Mr. Catanzaro pointed out that Bonita
Country Day would own the buildings, and he thought the agreement should be that Bonita
Country Day would remove them at the end of the lease period.
Chair Tuchscher stated the conditional use permit ran with the property, and the owner of the
property would be responsible contractually. Attorney Boogaard was concerned that there was
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no enforcement mechanism, because the enforcement mechanism was the termination of the
conditional use permit, which by that time would by its own terms have terminated. So the
property owner would need to agree in advance.
Commissioner Fuller commented that she was really pleased that the Bonita Country Day School
had found an appropriate home.
Motion by Commissioner Fuller to adopt resolution PCC-94-48 recommending that the City
Council approve the conditional use permit in accordance with the draft City Council resolution,
based on the findings and subject to the conditions contained therein with the revision to item
4 as stated regarding the relocation oj buildings or the establishment of the 6' solid fence, and
the condition as stated by the City Attorney recommending that the property owner remove the
relocatables with the time frame being within three to four months after the termination of the
conditional use permit.
Commissioner Ray seconded, and asked that condition 9, the removal of the buildings, be stated
more in a manner that all temporary buildings be removed within a reasonable time period up
to four months upon expiration of the conditional use permit.
Commissioner Fuller agreed.
VOTE: 4-0 (Commissioners Martin, Moot, and Salas excused)
Principal Planner Griffin noted that this item was scheduled to be heard by the City Council on
August 23, 1994.
Chair Tuchscher added that the Planning Commission appreciates the good work the Bonita
Country Day School does in the grand scheme and the bigger picture, and appreciates the words
stated about providing a level of educational service that is lacking.
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DISCLOSURE STATEMENT
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nm CITY OF CHULA VISTA DISCLOSURE STA'l'EMENT
, are required to file a Stalemenl of Disclosure of certain ownership or financial interests, payments, or campaign
0... i~ulions. on all matlers which will require discretionary action on the part of the City Council. Planning Commission, and
III other official bodies. The following information must be disclosed:
1. List Ihe names of all persons having a financial interest in the property which is the subject of the Ipplication or the
contract, e.g., owner, applicanl. contractor. subcontractor, material supplier.
Bonita Country Day School
. 2. Iflny person" identified pursuant to (I) above is a corporation or partnership. list the names of all individuals owning
more than 10% of the shares in the corporation or owning any partnership interest in the partnership.
Paul Catanzaro
Suzanne Catanzaro
3. If any person" identified pursuant to (I) above is non.profit organizalion or a trust, list the nlmes oC Iny person
ICrving as director of the non.profit organization or as trustcc or benellciaryor truSlor oC the trust.
Paul Catanzaro
4. Have you had more than 5250 worlh of business Iransacted with any memher of the City staCf, Boards, Commissions,
Commillees, and Council within the past twelve months? Yes_ No.]L If yes, please indicate person(s):
S. Please identify each and every person, including any agents, employees. consultants, or independent contractors who
you have assigned 10 rcpresent you before the City in Ihis mallcr.
6. Have you Ind/or your officers or agents, in the aggregale, contributed more than 51,000 10 I Councllmember In Ihe
currenl or preceding election period? Yes_ NoJL If yes, stale which Councllmember(s):
"ale: 06/16/94
Paul Catanzaro
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