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HomeMy WebLinkAboutPlanning Comm Rpts./1996/08/28 (8) PLANNING COMMISSION AGENDA STATEMENT Item 3 Meeting Date 8/28/96 ITEM TITLE: Public Hearing: Conditional Use Permit PCC-97-11; Request to establish a career training college at 780 Bay Blvd. - Foster Properties for ABC Career Training The request is to establish a medical/dental career training college within an existing building located at 780 Bay Blvd, This site is zoned C-V-P and is located within the Bayfront Redevelopment area, which allows such uses upon approval of a conditional use permit. The Environmental Review Coordinator has determined that this project is exempt from environmental review under CEQA as a General Rule, section 15061(b)(3), exemption, RECOMMENDATION: That the Planning Commission adopt attached Resolution PCC-97- 11 approving the proposal, in accordance with the conditions and the findings contained therein. DISCUSSION: Site Characteristics The project area consists of 19,500 sq.ft. of lease space within an existing 100,000 sq.ft. industrial building on 5.44 acres located on the west side of Bay Blvd. south of "J" Street. Parking for 364 vehicles is located on the site and an additional 105 parking spaces are located on an adjacent lot to the north to provide additional parking for other tenants from this site. The Post Office presently leases approximately 28,250 sq.ft. of space for an administration! processing facility, and a separate application is currently being processed by the Redevelopment Agency for a proposed Auto Auction in the building, Remaining space in the building is presently vacant. This property is bounded by an office/research building to the north; Bay Blvd. and 1-5 to the east; and vacant land to the west and south. Page 2, Item 3 Meeting Date 8/28/96 Zoning and Land Use Site - North - South - East - West - c-V-P - C-V-P - c-V-P - I I Industrial Building Office/Research Building Vacant Freeway Railroad/Utility Lines Proposal The proposal is for the operation of a career training college. The college would provide training and degree programs for optical technicians, dental technicians, nursing assistants, and other specialties within the general classifications of medical and dental assistants. All activities would take place within the building. Hours of operation would be from 8:00 a.m, to 10:30 p.m. Monday through Thursday, and 8:00 a.m. to 4:00 p.m. on Fridays. The number of students anticipated is approximately 250 during the day and 125 during the evening. The number of staff would be 28 during the day and seven in the evening. ANALYSIS: Although the property is zoned C-V-P, Visitor Commercial/Precise Plan, it is designated on the Chula Vista General Plan and local Coastal Program as General Industrial. We believe a technical school or college is consistent with this designation and will offer a convenient and valuable service for local residents desiring training in the specified areas of instruction. The primary issue is with adequacy of on-site parking. The Zoning Code does not specify parking requirements for schools of this type. The maximum occupancy proposed is 250 students and 28 staff members for daytime classes. The applicant has provided a survey of students in an existing facility which indicates that approximately 50% of the students either carpool or utilize public (or other non-automobile) transportation (please see attached), Based upon that survey, this use could be assumed to need 153 spaces (125 students + 28 staff members) during the day, and 69 spaces (62 students + 7 staff members) in ilie evenings. This survey is consistent with a survey submitted and accepted in a previous application. As noted, parking for 364 vehicles is located on the site (the additional parking lot was originally constructed to meet the Post Office's stated need for 200 spaces, and is also proposed to be utilized to accommodate parking needs for the proposed auto auction on Wednesdays and Saturdays only, Page 3, Item 3 Meeting Date 8/28/96 The Post Office currently leases a 28,244 sq.ft. space which is utilized as a multi-shift (24-hour) office/processing center (all activity takes place within an office-like setting). The proposed auto auction will occupy approximately 25,000 sq. ft. of warehouse space, and 6,185 sq.ft. of vacant office space and 30,725 sq. ft. of vacant warehouse space remain. Daily Parking Requirements for 780 Bay Bouleyard 4-8 a.m. 8-12 p.m. 12-4 p.m. 4-8 p.m. 8-12 a.m. 12-4 Tenant M.T.Th. M.T.Th. M.T.Th. M.T.Th. M.T.Th. a.m. E E E E E M.T.Th. E Edutek 0 153 153 69 69 0 Post Office 200 200 200 200 200 200 Vacant 46 46 46 46 46 46 Totals for M.T.Th.F 246 399 399 315 365 296 I i i i i ! ! ! Auto Auction Wednesday Q !!. 100 200 200 Q only Total for Wednesday 246 407 ~~~. ~ ~ 246 only Available Parking: On.site = 360 spaces Off-site = 105 spaces Total = 465 spaces As demonstrated in the preceeding chart, proYided that the 105 space lot is always available, the site is deficient with respect to parking only on Wednesday afternoons and evenings. This is primarily due to the large number of parking spaces attributed to the Post Office, based upon their stated needs when they originally located to the site. Page 4, Item 3 Meeting Date 8/28/96 OPtions The Post Office is a public/quasi-public use for which the Zoning Code has no specific parking requirements. It is recognized that such uses have unique parking needs; therefore, if the Post Office would be willing to indicate agreement in writing that its needs were consistent with the decreased number of parking spaces attributed to it, staff would be comfortable that parking needs on the site are being met. The agreement would therefore state that the following parking attributed to the Post Office would be acceptable: on Wednesdays, a maximum of 165 spaces between 4:00 p.m. 5:00 p.m. and a maximum of 150 spaces from 5:00 p.m. to 10:00 p.m. A letter from tl1e Post Office is therefore being required. Alternatively, three other options have been provided through which the applicant could meet parking requirements: additional parking could be provided, the auto auction could be precluded from operating on weekdays, or the applicant could be precluded from holding classes on Wednesdays. Public Transporation One factor of the parking calculations discussed is the assumption that approximately half of the school's students will utilize public transportation. The closest public transit drop-off point is approximately one block away from this building, which staff is comfortable witl1. However, last service for tl1is particular route is 7:30 p.m. Therefore, a condition has been added to require that additional public service on this route be arranged, or that private shuttle service be provided after the last class. CONCLUSION: Beyond the issue of parking, staff is comfortable with the proposed school. The conditions of approval should ensure that adequate parking is available for all uses on this site; therefore staff recommends approval subject to the conditions listed in the draft Planning Commission resolution. Attachments L Resolution PCC-97-11 2. Locator, Site Plan, Floor Plan 3. Parking & Occupancy Surveys 4. Disclosure Statement (m: \home\planning\patty\pcc9711.rep) RESOLUTION PCC-97-11 RESOLUTION NO. PCC-97-11 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION GRANTING A CONDITIONAL USE PERMIT TO ALLOW A MEDICAL/DENTAL CAREER COLLEGE AT 780 BAY BLVD IN THE C-V-P VISITOR COMMERCIAL/PRECISE PLAN ZONE. WHEREAS, a duly verified conditional use permit application was filed with the City of Chula Vista Planning Department on July 31, 1996 by Foster Properties, and; WHEREAS, said application requests approval for the operation of a career training college in an existing building located at 780 Bay Blvd., within the C-V-P Visitor Commercial/Precise Plan zone, and; WHEREAS, the Enviromnental Review Coordinator has determined that this proposal is exempt from enviromnental review under CEQA as a General Rule, Section 15061(b)(3), exemption, and; WHEREAS, the Planning Director set the time and place for a Planning Commission 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 1000 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 28, 1996 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 DOES hereby find, determine, resolve, and order as follows: I. Findings. 1. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general welI being of the neighborhood or the community. The proposed school is desirable in that it will provide alternative career training to residents of the city as well as others, Further, such types of educational facilities encourage and make possible opportunities for a more skilled populace, thus expanding opportunities for higher paying jobs, The proposed school will thus contribute to the general well being of the neighborhood and the community. 3-7 2. 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 use has been conditioned to ensure that sufficient parking will be provided on site, and to further provide assistance to students utilizing public transit. It thus will not be detrimental to the general welfare of persons residing or working in the vicinity. The use will be located within an existing building, with classes spread throughout the day and evening, and will therefore not be injurious to property or improvments in the vicinity. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The use will be required to comply with all conditions of approval as well as with all applicable development regulations. 4, That the granting of this conditional use permit will not adversely affect the General Plan or the Local Coastal Program of the City or the adopted plan of any government agency. The granting of this conditional use is consistent with, and will not adversely affect, either the City's General Plan, the Bayfront Redevelopment Plan, or the Local Coastal Program of the City of Chula Vista in that educational facilities such as this are permitted in the Bayfront area under the "Industrial General" land use classification subject to the approval of a conditional use permit. II. Conditional Grant of Permit; Conditions The Planning Commission hereby grants approval of the permit subject to the following conditions whereby: A. The student and staff population shall adhere to the numbers provided in the application, namely that the number of students and staff present on site during the daytime hours shall be limited, respectively, to 250 and 28; during the evenings to 125 and 7. Hours of operation will be limited to Monday through Thursday 8:00 a.m, to 10:30 p.m" and Fridays 8:00 a.m. to 4:00 p.m. B. Applicant shall obtain a coastal development permit for the project. C, Applicant shall comply with all Federal, State, County, and local laws, provisions, and policies. ,-3 - Cj D. In order to address the potential parking deficiency, prior to the issuance of a business license/zoning permit, the applicant shall provide the Planning Department with a letter from the Post Office confirming that a maximum of 165 parking spaces are adequate to meet the Post Office's parking needs between the hours of 4:00 p.m. - 5:00 p.m. on Wednesdays, and that 150 parking spaces are adequate to meet its needs between the hours of 4:00 p.m. - 12:00 midnight on Wednesdays. Should the applicant be unable to procure such a letter, one of the following alternatives may be utilized: . Provide an additional paved, striped parking/display area for 50 vehicles immediately adjacent to the existing site parking. A reciprocal parking agreement for said parking shall be provided, to the satisfaction of the City Attorney . Provide an agreement that ABC Career Training will not hold Wednesday classes; . Provide an agreement that the proposed auto auction will not hold Wednesday auctions. This requirement shall be met prior to approval of a zoning permit or occupancy of the building. E. Based upon the City's reliance on information provided by the school that approximately 50 % of students utilize public transportation, the applicant shall either arrange for the availability of public transit after the last class (10:30 p.m.) Monday through Thursday, or provide shuttle service between the school site and tl1e "H" Street Trolley Station. F. The applicant shall arrange a security survey with the Crime Prevention Unit of the Chula Vista Police Department. Proof of said survey shall be submitted to the Planning Department within 60 days of approval. G, The applicant shall provide 13 bicycle parking spaces at a location approved by the Director of Planning. H. Should the City become aware of excessive parking demand and/or violations of the conditions of this permit, either through complaint or observation, the permit may be reviewed by the Zoning Administrator, after notice to the applicant, for additional conditions related to parking, Said conditions may include, but not be limited to, any of those alternatives discussed in condition "D" above. The cost of any additional conditions required shall be borne solely by the applicant. 111. Additional Terms and Provisions of Grant. A. Post-Approval Conditions. This approval shall be subject to any and all new, modified, or deleted conditions imposed after adoption of this resolution to advance a legitimate governrnental interest related to health, safety or welfare which City shall impose after advance written notice to the grantee and after the City has given to fue grantee 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 Grantee of a substantial revenue source which the Grantee can not, in the normal operation of the approval granted, be expected to economically recover. B. Time to Commence Use, This approval shall become void and ineffective if not utilized within one year from the effective date thereof. C. A copy of this resolution shall be recorded against the property, known as 780 Bay Blvd. D. Any violation of the terms or conditions of this permit shall be grounds for revocation or modification of the permit. IV. A copy of this resolution shall be transmitted to the applicant, PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 28th day of August, 1996, by the following vote, to-wit: AYES: NOES: ABSENT: Frank Tarantino, Chair Nancy Ripley, Planning Commission Secretary LOCATOR. SITE PLAN. FLOOR PLAN - I' \ - -z.. ~ "" '1> tft I ~ y ~ "" IJ' PROJECT LOCAnON '" ~ '" 0 c: ,.... ~ '" 0 CHULA VISTA PLANNING DEPARTMENT LOCATOR ~~: ABC Career Training PROJECT DESCRlI'T10N: C) CONDITIONAL USE PERMIT PROJECT 780 Bay Boulevard Request: Proposal for 0 medical/business ADDRESS: school in existing an building. SCALE: FILE NUMBER: NORTH No Scale PCC-97-11 BUILDING OCCUPANCY SURVEY >- I) ~ 'E'5 :g :;c> Oz ID_ ,..,0 &:5 (11) ~>- oJ ~ FROM:KONICR FRX TO: 5196915171 -..--.----. -,-. ...e.. , ..--~._-- - -.--.----, 0 r-- <:> r::: 0 r-- r-- '" :!' ~ <t '<t '<t . . N N ~ _.,...._.._w co N <:> ~ 0 ~ \0 <:> == N ::< ~ a. a. N N ~ ~ , . co co ------- - -- --.--"... ~ N co ~ 0 ~ 0 ~ :!' ::< a. a. co \10 '<t '<t --- --_.__.,._._~,.. '-,", ,- <"> '" <:> ~ 0 ~ <'> '<t <:> ::!1 N ~ ::!1 a. a.. 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N :::E <( ~ .--.- - o o --.-......-.-.,--. - o 000 -_....~- - o 0 0 0 o &0 0 Irl) <:> 0() 0 In ".--- . ......_-----~ <:> In 0 \0 ~ N <:> o ..J ...J ~ ~ ~ z z w 0 W 0 G f= I) I) I) 5 ~ ~ ~ a: w 0 w 0 VJ (/) ..J I- ..J I- ~ :::> ~ ~ ~ <t ~ ~ (/) ~ 0 :./: 0 :./: ~ a: w a.. w ::> I- w 0 I- W ~ ;;> iii 0 z ::> <Ii 0 0 ::i w ::) 0 w w u. VJ w ::) u. STUDENT PARKING SURVEY f1TTh\liTilillTD N I ii- ,',' "",~! ! ! I, ~ [I -\ 3; ". , \ \i . = '" .." , r r', 0 ..... ... 0\ ~ ... \ I "' '" ~ ~>- .., <I) ~ I~ ~ ~ ... .. N P 0\ r \ ~ ~ "' 0: >- ! i 0.. ! \ I I \ II f~'" \ \ II \ I -I- \ . o ~ - ~ ~ 5\ ~ -' 0( ~ <I) 1 " \ \ ~"' .. '" F" N r '" ~ \ 1 1\ L $ I ~ .... '" CO') ~ ... ~ ~ L I : ... ~ ~ . ~ ~ ~~ ~>-~~a ;-~ i ~ ~ i \~I ~ \ ~ ~ i l~~ 0 ....-~ ~ :tf-UJ ~ gg ~ ~ ,% 0( ~ ~ ~ ~il-~ I-! ~I-~r-'I-~ I h ~~ ~ ~ 0( ~ ~ ~ ~ ~~ ~g~~~~~r-~r~ ~ ~r~ ~~ a 5 )~ a \~ ~ i~ ~ :</ ~ i ~~ ~~ ~ 8 8j~ 8 6 I~ -'~~----- c0'd WdPS:C' 6861 'LZ. Ntj[ tl.tSt&%tg :01 ~ II) N ;;; -I- ~ r Z N \!( r :::> t; ~ ~ <Ii r 5 i -' ~ ~ ~ ~ ~ ~ ,-'..... lor 'or nh'- T/t?! i 1" X~~ ~JINO~:WO~j DISCLOSURE STATEMENT THE ( . OF CHtJLo\ VISTA DISCLOSURE S . ~ You arc required to file a Statement of Disclosure of certain owne~hip or financial interests, payments. or campaign eontrihulions, on all malte" which will rCGuire discretionary aClion on the part of the CilY Council, Planning Commission, and all other official bodies. The following information must be disclos~: \. Lisl the names of all persons having a financial interest in the property which is the suhjecl of the application or the conlract. e.g., owner, applicant. contractor, subconlraclor. malerial supplier. Foster Properties ABC Career Training (Edutek) 1420 Kettner Blvd., Ste. 710 5952 El Cajon Blvd. San Diego, CA 92115 San Diego, CA 92101 2. If any pe~on. identified pursuanllo (1) above is a corporailon 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, 3. If any pe~on' idenlified pursuanl to (I) above Ls n(,".profit organizalion or a trust. list the names of any person servir.g as director of the non-prufit organillltion or as trustee or bcnctlciary or trustor of the Irust. 4. Have you had more than S250 worth of business transacted with any memher of the City starr, Boards, Commissions, CommJllees, and Council within the past Iwelve months? Ycs_ No~ If yes, please indicatc person(s): _ 5. Please identify each and every pe~on. including any agents, employees. consultants, or independent contraclO~ who you have assigned to represent you before the City in this matter. The Greenwald Company, Agent 1420 Kettner Blvd., Ste. 710 San Diego, CA 92101 6, Have you and/or your o[[j<:c~ or agents, in the aggrerte, contributed more than SI,OOO to a Councilmember in thc currenl or prpre<Jing plccilon period? Yes_ No_ If yes. state which Councilmember(sX . . . (NOTE: Attach additional pa . /' / eci:0 (j/ Date: 7-22-96 Sig ~.P \ -'jI,...:f"\--t--' c"=) (: t~~ ).) \ k Print or type name of contractor/applicant . fm!!!! is defined as: KAny jmlividuD/, {Inn. co-parT1lmhip, joiTu YmlW't, a.urxiatlOlI, socuu club, frtJtmUJI OrgtJIli.z.alioll, corporanOlI, (Sum:, trwt. r-<<ti'o't1, syrufJcalt, Ihis mid oily oilier CQUn/'j, city and COWID)', city mWllclpa/ll)', dUmc," or oUlcr polilkaJ subdiviJ,OII, Of any othtr VD"P Of (OmbUI.4I10/l OCtltlg Q.J a W~'l.. "