HomeMy WebLinkAboutPlanning Comm Reports/1979/09/26 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, September 26, 1979 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
APPROVAL OF MINUTES for the meeting of September 12, 1979
ORAL CO)~!UNICATIONS
1. PUBLIC HEARING (cont.): Tentative subdivision map for Chula Vista Tract 79-12,
Hudson Valley Estates Unit 2
2. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 79-21,
Teresa Condominiums, 144 Garrett Avenue
3. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 79-22,
Brightwood Condominiums, 160 Bri§htwood Avenue
4. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-2,
Hidden Pines Condominiums, 1420 Hilltop Drive
5. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-3,
Lea Condominiums, 183 Brightwood
6. PUBLIC HEARING: EIR-80-2 - Environmental impact report on proposed General
Plan amendment for approximately 8 acres at Telegraph Canyon
Road and Nacion Avenue
7. PUBLIC HEARING: EIR-79-9 - Environmental impact report on proposed General
Plan amendment and rezoning of approximately 3.4 acres of
city owned property adjacent to Chula Vista Municipal Golf
Course
8. PUBLIC HEARING: EIR-80-1 - Environmental impact report on proposed Growth
Management Policies
ORAL COMMUNICATIONS
DIRECTOR'S REPORT
COM~.IISS ION CO)~IEN TS
To: City Planning Commission
From: D.J. Peterson, Director of Planning
Subject: Staff report on agenda items for Planning Commission
Meeting of September 26, 1979
1. PUBLIC HEARING (cont.): Tentative subdivision map for Chula Vista Tract
79-12, Hudson Valley Estates Unit 2
A. BACKGROUND
This hearing has been continued several times since June 13, I]77 at the
request of the applicant. The applicant has now solved certain engineering
problems which brought about the need for the continuance; however, the
applicant now wishes to explore a different lotting pattern to create more
efficient use of the land.
B. RECOMMENDATION
Adopt a motion continuing this public hearing until the meeting of October 24,
1979.
City Planning Commis~ ~n
Agenda Items for Meeting of September 26, 1979 Page 2
2. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 79-21,
Teresa Condominiums, 144 Garrett Avenue
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map for Teresa
Condominiums, Chula Vista Tract 79-21, in order to convert 34 existing apart-
ment units located at 144 Garrett Avenue in the R-3 zone into a one lot
condominium project.
2. The project is exempt from environmental review as a class I (i)
exemption.
B. RECO~IENDATION
Based upon the findings contained in Section "E" of this report, adopt a motion
recommending that the City Council approve the tentative map for the Teresa
Condominiums, Chula Vista Tract 79-21, subject to the following conditions:
1. The driveway to Glover Avenue shall be removed and replaced in
accordance with the requirements of the Design and Construction
Standards (CVCS 1) of the City of Chula Vista.
2. The owner/subdivider shall grant to the City a 5 foot wide street
tree easement on the west side of Garrett Avenue.
3. The upper floor balconies shall be extended to accommodate 80 cu.ft, of
storage for two-bedroom units and 60 cu.ft, for the one-bedroom units.
The design, configuration and material shall be coordinated with existing
balconies.
C. DISCUSSION
1. Existing site characteristics.
The subject property is a 1.06 acre level parcel located at 144 Garrett Avenue
and is developed with 34 apartment units (13 two-bedroom and 21 one-bedroom) in
2 two story residential structures. There is one townhouse, 16 first floor units
and 17 second floor units (one unit is located above the laundry facilities).
The required parking (47 spaces) is located on the westerly portion of the site.
Access to the parking is provided by a single driveway from Glover Avenue, which
abuts the property at the southwest corner of the site. Seven parking spaces
adjacent to the units are presently covered with carports. Within the carports
are storage spaces which do not meet the present requirements of the Code.
2. Proposed development and storage.
The applicant proposes to build carports with a shake shingle gable roof
design over the parking spaces along the westerly property line as well as the
spaces located at the north and south sides of the property nearest the units.
City Planning Commis~ Jn
Agenda Items for Meeting of September 26, 1979 Page 3
At the end of the carports, at the north and south sides of the property, the
applicant proposes to provide storage ranging from 180 cu.ft, to 240 cu.ft.
In addition, the applicant has provided storage for the first floor units within
the existing patio areas. Additional storage is also provided within the laundry
area and just outside of the laundry. The proposed storage spaces for the
townhouse and first floor units meet the cubic foot and adjacency requirements.
The storage spaces within the carports, laundry and outside the laundry provide
storage in excess of the code requirement but do not meet the adjacency require-
ment so that second floor units do not conform to the code.
D. ANALYSIS
The applicant is proposing to provide more storage than required by the code and
half of the units have all of the required storage adjacent to the unit. The
applicant has not proposed any adjacent storage for the second floor units.
However, staff has discussed a possible solution with the owner which is acceptable
to him and the city staff. That solution would involve the lengthening of each
balcony by approximately 4 1/2 ft. while retaining the 3 1/2 ft. balcony height
and 5 ft. width to obtain approximately 80 cu.ft, of storage. The dimensions
could be reduced by approximately I ft. to accommodate the required 60 cu. ft.
for the one bedroom units. The balcony extension would match the existing design
and materials.
E. FINDINGS
Teresa Condominiums, Chula Vista Tract 79-21, is found to be consistent with the
Chula Vista General Plan based on the following:
1. The conversion of apartments into condominiums does not affect the
following elements of the General Plan: Land use, Circulation, Seismic
Safety, Safety, Noise, Scenic Highways, Bicycle Routes, Public Buildings,
Conservation, Parks and Recreation, and Open Space.
2. Housing Element - While the conversion of existing apartments into condo-
miniums will reduce the inventory of rental housing, it will permit an
expanded choice of housing ownership.
F. REQUIREMENTS
In addition the developer will be required to comply with the following:
1, Pay the Residential Construction Tax in the amount of $6,952.50 prior
to recordation of the final map.
2. Pay the Park Acquisition and Development fee of $200.00 per unit
($6,800.00 total) prior to recordation of the final map.
3. Each of the tenants of the proposed condominium project shall be given
120 days written ~]ot~ce of the intention to convert prior to termina-
tion of tenancy.
City Planning Commis Jn
Agenda Items for Meeting of September 26, 1979 Page 4
4. Each of the tenants of the proposed condominium project shall be given
written notice of exclusive right to contract for the purchase of
their respective units.
5. The subdivider shall file with the City a Declaration of Covenants,
Conditions and Restrictions naming the City of Chula Vista as a party
to said Declaration and authorizing the City to enforce terms and
conditions of the Declaration in the same manner as any owner within
the subdivision. Said Declaration shall be subject to approval of the
City Council concurrent with approval of the final map.
6. The owner/subdivider shall be responsible for paving the sidewalk
around the existing power pole on Glover Avenue cul-de-sac in front
of the project site in accordance with City standards.
7. The owner/subdivider shall plant street trees along the west side of
Garrett Avenue. The species, number and location shall be determined
by the City Engineer.
8. The owner/subdivider shall comply with all applicable sections of the
Chula Vista Municipal Code. Preparation of the Final ~lap shall be
in accordance with the provisions of the Subdivision Map Act and the
Subdivision Ordinance and Subdivision Manual of the City of Chula Vista.
,[LOCATOR I
I1='CS-1'9-21
134 UNIT CONDO. CONVERSION
IAT 144 GARRETT AVE.
City Planning Commission
Agenda Items for Meeting of September 26, 1979 Page 5
3. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 79-22,
Brightwood Condominiums, ~60 Bri~htwood Avenue
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map for Brightwood
Condominiums, Chula Vista Tract 79-22, in order to convert 22 apartment units
located at 160 Brightwood Avenue in the R-3 zone into a one lot condominium
project.
2. The project is exempt from environmental review as a class 1 (i)
exemption.
B. RECOMMENDATION
Based upon the findings contained in Section "E" of this report, adopt a motion
recommending that the City Council approve the tentative subdivision map for
the Brightwood Condominiums, Chula Vista Tract 79-22, subject to the following
conditions:
1. The map shall be revised changing the legal description to read "lot 13
of block i of Brightwood" and delete "consolidation of".
2. The owner/subdivider shall remove and replace the cracked portion of
the driveway on Fifth Avenue.
3. The upper floor balconies shall be extended to accommodate 80 cu. ft.
of storage for two bedroom units and 60 cu. ft. for the one bedroom
units. The design configuration and materials shall be coordinated
with the existing balconies. The 2 first floor balconies which extend
over the parking area shall also be so modified.
4. Landscaping shall be added to the access driveway and the north end
of the carport subject to the approval of the City's Landscape Architect.
C. DISCUSSION
1. Existing site characteristics.
The subject property is a 0,70 acre through lot located between the 100 block
of Brightwood and Fifth Avenues, The site is developed with 22 apartment units
(11 one bedroom and 11 two bedroom) located within two separate buildings. Ten
units are located adjacent to Fifth Avenue in a two story structure. The remaining
12 units are located within a combination one, two and three story structure
located adjacent to Brightwood. The majority of the parking is in the center of
the project between the units, receiving its access via a two way driveway
extending in from Fifth Avenue. Six of the parking spaces are located under the
easterly units. Two additional parking spaces are located under the unit nearest
Brightwood Avenue. There is existing storage at the end of the six spaces in
the center of the project.
City Planning Commission
Agenda Items for Meeting of September 26, 1979 Page 6
2. Proposed storage.
The applicant proposes to construct a carport with a shake shingle gable
roof design to match the main building. The carport will be located over the
14 open parking spaces now situated in the middle of the complex. In the
center of the carport will be non-adjacent storage spaces ranging from 147 cu.ft.
to 200 cu. ft. With the exception of three units, all of the lower units will
have storage space located within their patio areas. The single story unit on
Brightwood will have storage at the end of the adjacent carport. The other two
units also in the easterly area will be provided storage within the laundry
facility. It is proposed that the upper units will be assigned storage located
in the new carport. Nine of the 22 units have adjacent storage. The amount of
storage provided for each of the units either meets or exceeds the minimum
requirements of the code.
D. ANALYSIS
1. As in the previous agenda item, the proposed storage plan does not meet
the ~djacent storage requirement. However, it appears that the balcony areas
can be modified to comply with the ordinance requirements while maintaining
architectural compatibility, Each upper floor balcony would be lengthened by
approximately 4 1/2 ft. while retaining the 3 1/2 ft. height and 5 ft. width
to obtain approximately 80 cu. ft.
2. The construction of the carports will cause the removal of existing
landscaping in the parking area which can be partially replaced at the access
driveway and the end of the new carport.
E. FINDINGS
Brightwood Condominiums, Chula Vista Tract 79-22, is found to be consistent with
the Chula Vista General Plan based on the following:
1. The conversion of apartments into condominiums does not ~ffect the
following elements of the General Plan: Land Use, Circulation, Seismic
Safety, Safety, Noise, Scenic Highways, Bicycle Routes, Public Buildings,
Conservation, Parks and Recreation, and Open Space.
2. Housing Element - While the conversion of existing apartments into
condominiums will reduce the inventory of rental housing, it will permit
an expanded choice of housing ownership.
F. OTHER REQUIREMENTS
In addition to required conditions of approval the developer will be required
to comply with the following:
1. Pay the Residential Construction Tax in the amount of $5,485.00 prior
to recordation of the final map.
City Planning Commission
Agenda Items for Heeting of September 26, 1979 Page 7
2. Pay the Park Acquisition and Development fee of $200 per unit
($4,400.00 total) prior to recordation of the final map.
3. Each of the tenants of the proposed condominium project shall be
given 120 days written notice of the intention to convert prior to
temination of tenancy.
4. Each of the tenants of the proposed condominium project shall be
given written notice of exclusive right to contract for the purchase
of their respective units.
5. The subdivider shall file with the City a Declaration of Covenants,
Conditions and Restrictions naming the City of Chula Vista as a party
to said Declaration and authorizing the City to enforce tems and
conditions of the Declaration in the same manner as any owner within
the subdivision. Said Declaration shall be subject to approval of the
City Council concurrent with approval of the final map.
6. The owner/developer shall comply with all appropriate sections of
the Chula Vista Municipal Code. Preparation of the Final flap shall
be in accordance with the provisions of the Subdivision Map Act and
the Subdivision Ordinance and Subdivision Manual of the City of
Chula Vista.
BRIGHTWOOD AVE.
City Planning Commission
Agenda Items for Meeting of September 26~ 1979 Page 8
4. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-2, Hidden Pines Condominiums, 1420 Hillto~ Drive
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map, Hidden Pines
(Chula Vista Tract 80-2) for the conversion of an existing 48 apartment complex
on 2.42 acres into a one lot condominium project. The apartments are located
at 1420 Hilltop Drive in the R-3-G-D zone.
2. 'The project is exempt from environmental review as a class 1 (i)
exemption.
B. RECOMMENDATION
Based upon the findings contained in Section "D" of this report, adopt a motion
recommending that the City Council approve the tentative subdivision map for
Hidden Pines subject to the following conditions:
1. The owner/subdivider shall be r~sponsible for the widening of the alley
approach on Hilltop Drive to 22- feet for ease of access to the proposed
development.
2. The owner/developer shall be responsible for the construction of wheel-
chair ramps on all alley approaches.
3. The owner/developer shall grant to the City a 7.5 foot wide street tree
easement on the east side of Tobias Drive.
4. One additional fire hydrant shall be required subject to the approval
of the Chula Vista Fire Department.
C. DISCUSSION
1. Existing site characteristics.
The subject property is a 2.42 acre through lot located between Tobias Drive
and Hilltop Drive south of Quintard Street. The site is presently developed
with 4 two-story apartment structures each containing 12 two-bedroom units which
were constructed approximately 8 or 9 years ago. The site also contains a two
story accessory structure with sauna, laundry and storage. Access is provided
by a single driveway on Hilltop Drive and two driveways on Tobias Drive. Parking
for 95 cars is provided which exceeds the city code requirements by 15 spaces.
The property slopes from Hilltop Drive to Tobias Drive dropping approximately
35 feet in elevation. The majority of the elevation drop occurs at the east end
of the property in the vicinity at the driveway.
2. Design Review.
On September 6, 1979 the Design Review Committee reviewed and approved the
proposed exterior elevation changes to the project. The applicant had already
City Planning Commiss~,~
Agenda Items for ~leeting of September 26, 1979 Page 9
begun the exterior remodeling and upgrading of the site by providing additional
landscaping material.
3. Housing.
The applicant has indicated that the condominium project will be at the
low end of the price range for condominiums with the intention of reaching
the low and moderate income families.
In early discussions with the staff the applicant indicated that he would
be seeking relief from the Park and Public Facilities fees (fee amounts listed
in Section 5a and 5b of this report) required by the City. However, as of this
writing no proposal has been submitted to the City for staff to coment on.
4. Private storage.
The code requires 200 cu.ft, of storage for two bedroom units, 40% (80 cu.ft.)
of which must be adjacent to the unit. The storage plan submitted by the
applicant provides for 93 cu.ft, for 1/2 of the 24 units located on the first
floor and 223 cu.ft, of storage for the remaining 12 first floor units. This
adjacent storage will be located in the stairwell area which is directly accessible
from within each of the units. Each second floor unit is provided an 80 cu.ft.
space on the balcony. The plan provides for all of the required storage adjacent
to 12 of the units with the required storage for the remaining 36 units provided
on adjacent balcony areas. Non adjacent storage as required by the ordinance is
provided within the accessory building which has been divided into 36 individual
storage spaces exclusive of the laundry, sauna and equipment storage. The entire
second floor is devoted to storage. The minimum storage space provided within the
accessory building is 200 cu.ft. Thus the proposed storage will exceed the
minimum requirements of the code.
5. Other ordinance requirements.
In addition to the conditions of approval, the developer will be required to
comply with the following requirements:
a. Pay the Residential Construction Tax for condominiums of $400.00 per
unit (total $19,200.O0)prior to the recordation of the final map.
b. Pay the Park Acquisition and Development fee of $200.00 per unit
($9,600.00 total) prior to recordation of the final map.
c. File with the City a Declaration of Covenants, Conditions and Restrictions
naming the City of Chula Vista as a party to said Declaration and
authorizing the City to enforce terms and conditions of the Declaration
in the same manner as any owner within the subdivision. Said Declaration
shall be subject to approval of the City Council concurrent with approval
of the final map.
d. The owner may be required to plant street trees along the east side of
Tobias Drive. The species, number and location shall be determined by
the City Engineer.
City Planning Commission
Agenda Items for Meeting of September 26, 1979 Page l0
e. All on-site utilities shall be undergrounded.
f. Comply with all applicable sections of the Chula Vista ~lunicipal Code.
Preparation of final map and plans shall be in accordance with the
provisions of the Subdivision Map Act, the Subdivision Ordinance and
Subdivision 14anual of the City of Chula Vista.
g. Each of the tenants of the proposed condominium project shall be given
120 days written notice of the intention to convert prior to termination
of tenancy.
h. Each of the tenants of the proposed condominium project shall be given
written notice of exclusive right to contract for the purchase of their
respective units.
D. FINDINGS
As required by Section 664735 of the State Map Act, the tentative subdivision
map for Hidden Pines, Chula Vista Tract 80-2, is recommended for approval based
on the following findings:
1. The conversion of apartments into condominiums does not affect the
following elements of the General Plan: Land use, Circulation, Seismic
Safety, Safety, Noise, Scenic Highways, Bicycle Routes, Public Buildings,
Conservation, Parks and Recreation, and Open Space.
2. Housing Element - While the conversion of existing apartments into
condominiums will reduce the inventory of rental housing, it will permit
an expanded choice of housing ownership.
ILOCATOR
~ 4e uN~ CON~O. CONV~RSIO.
\ IAT 14,20 HILLTOP DR.
--- I"IILLI ur' UnlVr
EXHIBIT A I
TOBIAS DRIVE
City Planning Commission
Agenda Items for Meeting of 9/26/79 Page l l
5. PUBLIC HEARING: Tentative Subdivision Map for Chula Vista Tract 80-3,
Lea Condominiums, 183 Bri~htwood
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map for Lea Condo-
miniums, Chula Vista Tract 80-3, for the development of an 8 unit condominium
project on a 15,395 sq. ft. parcel located at 183 Brightwood Avenue in the R-3
zone.
2. An Initial Study, IS-79-37, of possible adverse environmental impacts of
the project was conducted by the Environmental Review Coordinator on January 18,
1979, who concluded that there would be no significant environmental effects and
recommended that the Planning Commission adopt the Negative Declaration.
B. RECOMMENDATION
1. Adopt the Negative Declaration on IS-79-37 and find that this project
will have no significant environmental impact.
2. Based on the findings contained in Section "D" of this report, adopt a
motion recommending that the City Council approve the tentative subdivision
map for Lea Condominiums, Chula Vista Tract 80-3, subject to the condition that
the map be revised by placing a soils certificate on the map.
C. DISCUSSION
1. Existing site characteristics.
The subject property is an 85' x 181' level site, presently developed with
a single family dwelling, a studio apartment, and a 3 unit apartment structure.
The adjacent properties are mixed residential uses (single family and apartments).
A church parking lot is located across the street.
2. Proposed development.
The applicant proposes to remove all of the existing structures and construct
an 8 unit townhouse condominium project on the site. The 8 two-bedroom units
are proposed to be located in 2 two-story structures with a two-car garage provided
at the first floor level. Access is by a single driveway in the center of the
project. On June 21, 1979 the Design Review Committee reviewed and approved the
proposed project.
3. Storage areas.
As indicated earlier each unit has a two-car garage which has a depth of 23
feet. The required depth is 20 feet, leaving 3 feet at the end of the garage for
storage, totaling approximately 400 cu. ft. The applicant is also proposing to
hang a storage cabinet within the garage. In addition, a small storage area is
provided for each unit on the second story balcony.
City Planning Commission
Agenda Items for Meeting of September 26, 1979 Page 12
4. Other ordinance requirements.
The developer will be required to comply with the following ordinance
requirements:
a. Pay the Residential Construction Tax of $400 per two bedroom unit
($3200 total).
b. Pay the Park Acquisition and Development Fee of $200 per two bedroom
unit ($1600 total).
c. File with the City a Declaration of Covenants, Conditions and
Restrictions naming the City of Chula Vista as a party to said
Declaration and authorizing the City to enforce terms and conditions
of the Declaration in the same manner as any owner within the sub-
division. Said Declaration shall be subject to approval of the City
Council concurrent with approval of the final map.
d. All utility services shall be undergrounded in accordance with
Chapter 15.32.050 of the Chula Vista Municipal Code.
e. The trees on both sides of the proposed driveway must satisfy
clearance requirements of City standards or be removed.
f. The developer shall be responsible for the construction of sidewalk
fronting the property and the construction of curb and gutter where
driveways are removed.
g. The developer shall plant street trees along Brightwood Avenue.
The species, number and location shall be determined by the City
Engineer.
h. The developer shall pay his proportionate share for the financing
of traffic signals in accordance with the adopted City Council
policy prior to issuance of building permits.
i. The developer shall comply with all applicable sections of the
Chula Vista Municipal Code. Preparation of the final map shall be
in accordance with the provisions of the Subdivision Map Act and
the Subdivision Ordinance and Subdivision Manual of the City of
Chula Vista. The developer is advised to investigate the possibility
of there being existing liens against the property; such liens, if
any, must be released prior to the recordation of the final map.
D. FINDINGS
As required by Section 66473.5 of the State Map Act, the tentative subdivision map
for Lea Condominiums, Chula Vista Tract 80-3, is recommended for approval based
on the following findings:
City Planning Commission Page 13
Agenda Items for Meeting of September 26, 1979
1. The site is physically suitable for residential development since the
site plan conforms to all standards established by the City for residen-
tial development and the site contains adequate access to public streets.
2. The design of the subdivision will not affect the existing improvements;
streets, sewers, etc., which have been designed to avoid any serious health
problems.
3. The subdivision is consistent with the General Plan as demonstrated by
the following commentary:
a. Land Use Element - The General Plan designates this site for High
Density Residential development (13-26 dwelling units per gross acre).
The proposed project density of 22 dwelling units per acre is consis-
tent with this designation.
b. Circulation Element - The adjoining street is developed at its full
width.
c. Housing Element - Inasmuch as the subdivision contains fewer than
50 units, it is exempt from the requirement to address the need to
provide 10% of the units for low and moderate income families.
d. Conservation, Open Space, and Parks and Recreation Elements - None
of the areas proposed for conservation or open space on the various
plan diagrams of the General Plan are affected by the subject
proposal. The developer will be assessed fees in lieu of park land
dedication.
e. Noise Element - The lots will not be subject to objectionable
noise levels.
f. Seismic Safety and Safety Elements - The development is not adjacent
to any known fault systems.
g. Scenic Highways Element - The site does not abut a Scenic Highway
or gateway.
h. Bicycle Routes - No bicycle routes are proposed on or adjacent to
this site.
i. Public Buildings Element - Public buildings are neither proposed
nor required on the site.
NEL ATIVE DECLARAi
PROJECT TITI~E: LEA MANOR
Project Location: 183-185 Brightwo0d Avenue
Project Proponent: George W. Parsons 938 Melrose Avenue
Chula Vista, CA 920]0
CASE NO. IS-79-37 DATE: January ]8, 1979
A. Project Setti~9
The project site involves about 15,400 sq. ft. of property located at 183-185
Brightwood Avenue. The site is currently developed with one single family
dwelling, a studio apartment and a three unit multiple family building.
Adjacent uses consist of mixed residential uses and church parking lot.
There is a general lack of natural resources on the site. Vegetation present
involves decorative landscaping. There is no significant geologic hazard known
to exist in the vicinity, although expansive soils may be present.
B. Project Description
The applicant proposes to remove an existing garage and studio apartment and to
construct six additional units. Three of the new dwellings will be above the
existing apartments and three units will be constructed over vehicle parking.
Associated landscaping and parking will also be provided.
C. C6mpatibility with Zoning and Plans
The proposed project will result in a net density of 28.3 units per acre which
is consistent with the current R-3 zoning and high density residential land use
designation of the General Plan.
D. Identification of Environmental Impacts
Soils
City Engineering Department has indicated that a soils report, prepared for a
neighboring project in June of 1977, determined that expansive soils are present
in the general area. To ensure stable construction, a soils report will be re-
quired and any adverse soil conditions encountered should be addressed.
Schools
· The local elementary and junior high schools are currently operating over capacity.
Additional students will further burden these facilities. To ensure that adequate
educational facilities are available to new students resulting from this project,
written assurance from the appropriate school districts should be obtained.
-2-
E. Mitigation Necessary to Avoid Significant Effect
1. Require a soils report and subsequent recommendations.
2. Written assurance of adequate educational facilities from the appropriate
school districts will be required.
F. Findings of Insignificant Impact
1. The site is void of any significant natural or man-made resources.
Expansive soils may be present, however, proposed mitigation will ensure
stableconstruction.
2. The residential proposal is consistent with the General Plan and associ-
ated elements and is not anticipated to achieve short-term to the disadvantages
of long-term environmental goals.
3. No impacts are anticipated to occur which could interact to create a
substantial cumulative effect on the environment.
4. The project will result in limited additional vehicle traffic and no
significant increase in related emissions or noise will occur.
G. Consultation
1. Individuals and Organizations
City of Chula Vista
D. J. Peterson - Director of Planning
William Ullrich - Associate Engineer
Ted Monsell - Fire Captain
Gene Grady - Director of Building and Housing
Peggy P. Donovan - Environmental Control Commissioner
George W. Parsons - Applicant
2. Documents
IS-77-40 Ogden Apartments
IS-78-9 Ziegler Apartments
The Initial Study Application and evaluation forms documenting the
findings of no significant impact are on file and available for public
review at the Chula Vista Planning Dept., 276 4th Ave., Chula Vista, CA~
ENViRONMEf A~L ~VIEW COORDINATOR
EN 3 (rev. 5/77)
City Planning Commiss,on
Agenda Items for Meeting of September 26, 1979 Page 14
6. PUBLIC HEARING: EIR-80-2 - Environmental impact report on proposed
General Plan amendment for approximately 8 acres at
Telegraph Canyon Road and Nacion Avenue
A. BACKGROUND
This document is intended to provide a preliminary environmental analysis of
a proposed General Plan amendment from Visitor Commercial to High Density
Residential (13-26 DU/Ac.). The project site is located east of Nacion Avenue
to the north of its intersection with Telegraph Canyon Road.
This Environmental Impact Report is supplemental to EIR-74-1 which was prepared
for the Hilltop Terrace subdivision as well as the visitor commercial development
of the subject property. This EIR will identify potential environmental effects
which will be further evaluated when detailed development proposals are formulated.
B. RECOMt)ENDATION
Open the public hearing, take testimony on the adequacy of the EIR and schedule
consideration of the final EIR for October 17, 1979.
C. PROJECT DESCRIPTION
As noted above this project involves only a General Plan amendment. If the
General Plan amendment is granted there will be a subsequent request for
rezoning to a multiple family zone and submission of precise development plans.
Additional environmental review will be required at that time.
If a request for R-3 zoning is granted, up to 266 dwelling units would be
permitted. It is not likely that many dwellings would be built because of the
topography and the drainage across the site, but for the purposes of this analysis
the maximum density is assumed. In this connection the applicant has prepared a
preliminary plan showing approximately 200 units; however, at this General Plan
amendment state, it is appropriate to assume the maximum density in order to
evaluate the "worst case" project.
D. IMPACT ANALYSIS
l. Geology.
Mapping of faulting in the South Bay area by the State Department of Mines
and Geology indicates that there may be earthquake faults along the northern and
eastern portion of the property. The faults are likely to be among the many
small traces which exist between the Sweetwater and the La Nacion Faults. None
of these small faults have been determined to be active; most have not had any
activity for about two million years. An engineering geology report will be
prepared to establish if a fault exists, its level of activity, and any need
for setback or special foundation design.
City Planning Commission
Agenda Items for Meeting of September 26, 1979 Page 15
2. Noise.
The project site has exposure to two sources of noise. The first is the
commercial development to the south, and the second is 1-805 to the east. There
is an earthern berm along the east property line which partially shields the site.
Also, the increased traffic volumes due to this project could impact adjacent
residential uses. An acoustical report will be prepared to evaluate the possible
acoustical effects. A residential proposal such as this must maintain an interior
sound level of 45 DBA or less. Any analysis should also address the protection
of outdoor passive and active recreational areas.
3. Traffic.
The project can gain vehicular access via Nacion Avenue or Telegraph Canyon
Road. A count of traffic on these roads was conducted for 2-5 days beginning
Thursday, July 12, 1979. On Telegraph Canyon Road west of Nacion, the count
ranged from a low of 2,154 ADT (average daily traffic) on Sunday to 2,501ADT
on Friday. East of Nacion, the counts ranged from a Sunday low of 6,395 ADT to
the Friday high of 6,840 ACT. Nacion Avenue was counted on Thursday, July 12,
and Friday, July 13, with ADT's of 2,941 and 2,992, respectively.
The project will result in about 2,158 additional ADT (266 units X 8 trips
per unit). This is a substantial increase in traffic volumes. When the precise
access points are known, an analysis of the traffic impact vs. street and
intersection capacity will be prepared. The traffic report should stress the
~ntersection of Telegraph Canyon Road and "L" Street and turning movements into
and out of the commercial center.
4. Comments on the Draft EIR.
The only written comments which have been received are from the Environmental
Control Commission and Sweetwater Union High School District, and they are attached
for your review.
September 18, 1979
TO: Plannieg Commission
FROM: John A. Macevicz, Chairman/Environmental Control Commission
SUBJECT: EIR-80-2 and concerns on General Plan Amendment
This environmental impact report meets CEQAguidelines. The below-listed comments
are expressed by the ECC:
(1) In my opinion, the high density on Telegraph Canyon Road is not compatible
with the residential units in the area because of (a) traffic, (b) noise and
(c) people.
(2) This EIR, as a draft, has too many "if's". It's the strangest thing I've
read; such as, paragraph 2.0, project description.
(a) For the record, I feel that the City should look at any parcel and
then indicate to the developer just what it feels he can expect
in ultimate land use even though a parcel might have an R-3, or what-
ever, zoning designation.
(3) 3.2, Noise. This project has aq unbelievable exposure to noise.
Paragraph 3.2.2. Residents must have 45 D.B.A. or less.
(4) Traffic. It's very bad now without the project or general plan amendment.
(5) The above concerns are real and should have real IMPACT on decisions.
(6) Expansion of the present shopping center and some residential development with
medium density would be acceptable.
(7) I also feel that the City should not change the General Plan every time some
developer wants to do something different.
JAM:ay
WRITTEN COMMENTS DRAFTED BY JOHN MACEVICZ, CHAIRM~ OF THE ENVIRONMENTAL CONTROL
COMMISSION, AND DISCUSSED, ~qENDED AND APPROVED BY THE ECC AT THEIR REGULAR NEETING
HELD MONDAY, SEPTEMBER 17, 1979, BY THE FOLLOWING VOTE, TO-WIT:
AYES: Commissioners Donovan, Iversen, Macevicz, Taylor, Hernandez, Hods~>n
and Rhodes.
Noes: None.
Absent: None.
ATTEST: ~--~ndCom~_~s~ons ff ,Secretary
(September 18, 1979)
Sweetwater Union High School District
1130 FIFTH AVENUE
CHULA VISTA, CALIFORNIA 92011
714 425-1700
DIVISIONOF BUSINESS SERVICES
September 14, 1979
Douglas D. Reid
Environmental Review Coordinator
Chula Vista Dept. of Planning
276 Fourth Avenue
Chula Vista, CA 92010
RE: EIR-80- 2
Dear Mr. Reid:
Section 3.3.1 should indicate that students will not necessarily be assigned
to the two schools listed in the report. The enrollment figures should be
changed to 1350 for the junior high school and 1550 for the high school, and
the reference to February 1979 omitted.
Should you have any further questions regarding this matter, please contact
me.
Philip D. Jolli£f
Director of Facilities
and Budgets
PBJ:ap
_,,oT J ST.
._._. J~ JZ,,~ ES ST.
HALECREST
MILLAN
MFD
SFD RET~
EAST Stp
PLAZA ti
SHOPPING CENTER /
CONDOS
( UNDER CONST, )
ROMAN WAY
FIGIIRE J_ ~o~ ~
LOCA3OP, MAP ~o~ ~-.
City Planning Commission
Agenda Items for Meeting of September 26, 1979 Page 16
7. PUBLIC HEARING: EIR-79-9 - Environmental Impact Report on proposed General
Plan amendment and rezonin~ of approximately 3.4 ~c~
city owned property adjacent to Chula Vista Municipal Go~f
Course
A. BACKGROUND
This EIR involves approximately 3 acres of city owned property north of Bonita
Road to the west of the golf course clubhouse. It is proposed that the General
Plan designation for this property be changed from the current Parks and Public
Open Space. The change could be to one of the primary alternatives, either High
Density Residential or Visitor Commercial. The property would then be rezoned
to an appropriate category and subsequently leased or sold.
B. RECOMMENDATION
Open the public hearing, take testimony on the adequacy of the Draft EIR and
schedule consideration of the final EIR for October 17, 1979.
C. PROJECT DESCRIPTION
1. The multi-family residential use alternative would consist of up to
52 units. A General Plan change would be required to rezone the current A-D
to R-3-G (multi-family residential). The Precise Plan Modifying District could
also apply to these units to provide review by the City Council and Planning
Commission. The site would be graded so that all finished floor elevations would
be one foot above the 100 year flood elevation.
2. The Visitor Commercial alternative would involve a General Plan change
from Parks and Public Open Space to Visitor Commercial. The property would then
be rezoned from A-D to C-V (Visitor Commercial). The Precise Plan Modifying
District may also be applied in this case. Development of the property could
then include a lO0 unit motel and a 5,000-6,000 sq. ft. restaurant with about
150 seats. Onsite parking and landscaping would also be provided. The project
must meet the flood proofing requirements, since the building will be constructed
below the 100 year flood level, to prevent flotation, collapse, or lateral move-
ment of the structures.
D. IMPACT ANALYSIS
1. Geology and Soils.
Soil tests, including borings in the vicinity and on the site, were conducted
in 1962. Soils which are located on the site are composed of river wash material.
These soils consist of loose to medium dense silty sands. The ground water table
is approximately 5~ feet below the ground surface. Due to these factors, the site
is subject to liquifaction during a substantial earthquake. Damage to buildings
and structures could be greater than those which are built on a more suitable soil.
The impacts associated with this potential can be mitigated through the placement
of fill material on the site, its proper compaction, and adequate structural design
of foundations.
City Planning Commission
Agenda Items for Meeting of September 26, 1979 Page 17
2. Flood Plan.
The project site is subject tofloo~ng during a 100 year storm. The flood
level has the potential to rise 6 feet above the site's lowest point near the south-
east corner of the property. The lower level of the golf course clubhouse would
be inundated during a 100 year storm during present conditions. The project will
increase the depth of thefloo~ng by .35 feet, at most.
3. Noise.
Present and future traffic volumes result in a 65 DBA noise level extending
90-100 feet into the property from Bonita Road. An interior acoustical level of
45 DBA is required to be maintained.
The level of stationary noise impact resulting from the development of the
subject site will depend on the future land use approved. Higher ambient noise
levels generally result from commercial developments than would be expected from
residential uses. This is due, for the most part, to air handling systems
installed in commercial buildings. For instance, a restaurant with about 8,000
sq. ft. of floor area may require an air handling capacity of 16 tons. Assuming
that the unit operates on an 18 hour cycle, a 59 DBA level could result at a
distance of 50 feet from the source.
If a commercial use is approved for this site, when plans for future develop-
ment become available review should be conducted concerning stationary noise
generators. If impact on adjacent uses appears significant, an acoustician will
be retained to prepare a detailed analysis and subsequent recommendations will be
implemented.
4. Aesthetics/Scenic Quality.
Currently the project site is vacant and consists of scattered scrub
vegetation. The vacant lot allows a glimpse of the Chula Vista Municipal Golf
Course, which offers visual relief from condominiums located west of the site.
Although the empty lot can be used as a "window" to view the golf course property,
the actual project site does not display any scenic qualities. Implementation of
e)ther the visitor commercial center or multi-family residential units could
permanently remove views from Bonita Road to the golf course through this corridor.
A small amount of open space would be lost and a visitor commercial center would
add commercial land uses in the Sweetwater Valley.
5. Schools.
The estimated additional 26 junior and senior high school students which the
multi-family units will bring to the area would increase the demand for school
services. If new students cannot be accommodated at schools in the area, they
will have to be bussed to other schools. The school fees paid by the developer
would offset, at least in part, the cost of this bussing.
City Planning Commission
Agenda Items for Meeting of September 26, 1979 Page 18
6. Traffic.
Using the visitor commercial center as the "worst case" condition, the
project will generate approximately 1330 trips per day. At this time the street
system can accommodate the additional traffic produced by the proposed project
without lowering the level of service. Although the additional traffic will not
overload the circulation system, the following problems generated by the project
will result:
a. Increase in accident potential on Bonita Road.
b. Increase in delay to vehicles entering Bonita Road from driveways
and from Allen School Road.
These problems which will result due to the increase of traffic generated by
the project area are small. Examining the issues previously mentioned, the project
will have an insignificant effect on traffic in the area.
E. COMMENTS ON THE DRAFT EIR
Comments have been received from Mrs. William S. Spies, Jr, Sweetwater Union High
School District, and the Environmental Control Commission. They are attached for
your review.
September 16, ]979.
Mr. Oouglas D. ~{eld,
Environmental Review Coordinator,
City of Chula Vista,
276 Fourth Avenue,
Chula Vista, California.
On~r Doug:
i have taken the opportunity to review EIR 79-9 and would
l~e to offer my personal observations.
I find this to be a rather wea~ document since an attempt
has been made to accommodate widely divergent projects and
ideas with one EIR. Traditionally, an EIR is tailored to fit
one specific project.
It is my opinion that the subject property should remain in
its present category under the jurisdiction of the Parks ~nd
Recreation Department as open space is fast dis~ppearlng.
However, if the City finally decides to relinquish this property
to a priw~te developer and approves his specific project, then
the Community would expect to have the opportunity to review '~
more professional EIR.
C~i'~lly,
Jr.,
Mrs. ~ Spies,
Box 156,
Bonita, California. 92002
Sweetwater Union High School District
ADMINISTRATION CENTER
1130 FIFTH AVENUE
CHULA VISTA, CALIFORNIA 92011
714 425-1700
DIVISION OF BUSINESS SERVICES
September 14, 1979
Douglas D. Reid
Environmental Review Coordinator
Chula Vista Dept. of Planning
276 Fourth Avenue
Chula Vista, CA 92010
RE: EIR-79-9 '
Dear Mr. Reid:
In Section 3.10.1, it should be noted that new developments are not at this
time assigned to any particular school and may or may not be assigned to the
junior and senior high schools listed. The other data in the EIR is
appropriate for our district at this time.
Should you have further questions regarding this matter, please contact me.
Sincerely,
Director of Facilities and Budgets
Pill:ap
September 18, 1979
TO: Planning Commission
FROM: Stephen Taylor, Member/Environmental Control. Commission
SUBJECT: EIR-79-9 (Coif Course Property)
This environmental impact report meets CEQA guidelines, and the following comments are
expressed by the ECC:
(1) Flood levels - the flood potential isn't properly mitigated. Damage to upstream
structures could result.
(2) Gross Park Area - this high commercial area will need an area of green grass for
refuge - the south side of the valley has no green parkland.
(3) Add Commercial Zoning - the change to commercial zoning is in conflict with staff
and Planning Commission decisions that Bonita Valley is already over-commercialized.
(4) Use of Land - EIR failed to acknowledge the fact that this land in its undeveloped
state has great value to the residents.
(5) Traffic - a great traffic burden could result on Bonita Road which will already be
taxed with Long Canyon development and the 152 condominiums on Otay Lakes and
Bonita Roads.
(6) Noise - restaurant-motel ventilation and air conditioning, noise and smoke, could
greatly offect the quality of life o~ the residents in adjacent apartments.
(7) View - the public's window to the golf course will be blocked. The public has lost
the use of the golf course land, and the citizens will also lose the view.
(8) EIR failed to address a third and possibly best alternative to keep the public land
in public ownership. Public land is becoming sparse in this developing area and
could very well be retained for public use when it will become greatly needed.
(9) Sale of parkland - suggestion that the sale of public parkland is a grave and
serious matter and should possibly be left up to the citizens.
(10) With the recent discussion to ban joggers and pedestrians from the golf course, ]ess
open space, green area, etc., is left for the citizens.
Comment: The~ontinualchange of zoning from the master plan could leave a hodgepodge of
development which would not reflect the thought that went into the planning,
especially where parkland is indicated. This land is more valuable than its
dollar value to the citizens of this city. The money gained from the sale or
lease will seem insignificant as the need for parkland grows over the years.
Let's don't waste what we will never again be able to obtain.
Note: It was moved by Chairman Macevicz and seconded by Commissioner Hernandez to
forward Commissioner Taylor's written comments (as noted above) to the
CONTINUED ON SUPPLEMENTAL PAGE 2
Planning Commission with the added cogent that the ECC feels that a City
park-type setting (developed under City auspiceS) would be favorable over
a "no project".
The above motion carried by the ECC at their regular meeting held Monday,
September 17, 1979, by the following vote, to-wit:
AYES: Co~issioners Macevicz, Hernandez, Taylor and Rhodes.
Noes: Co~issioners Hodson, Iversen and Donovan.
Absent: None.
Abstain: None.
ATTEST: ~~~ _ , Secretary
ci dr rds and& issi
(September 19, 1979)
FRED H. F~OHR PA~.~¢
CHUL/~ VISTA
MUNICIPJL
GOLF COURSE
CONDOS.
CLUB
HOUSE
, PASEO '
.... ~, ALLEN
City Planning Co~ission
Agenda Items for ~eeting of September 26, 1979 Page 19
8. PUBLIC HEARING: EIR-80-1 - Environmental Impact Report on proposed
Growth Management Policies
A. BACKGROUND
This Environmental Impact Report involves a proposed amendment to the General
Plan of the City of Chula Vista. As provided in the State EIR Guidelines, the
degree of specificity required in this EIR corresponds to the specificity involved
in the underlying activity: a General Plan amendment. Therefore, the effects of
this amendment are those which would .be expected to follow from the adoption of
this policy. The project involves an adoption of growth control policies which
would result in the phasing of development from a general west to east direction.
The basic concept has some negative and beneficial environmental impacts.
B. RECOMMENDATION
Open the public hearing, take testimony on the adequacy of the EIR and schedule
consideration of the final EIR for October 17, 1979.
C. ANALYSIS
1. General.
The policies would focus initial development in areas of environmental
sensitivity. The phase I development area, and small portions of other phases,
contain significant resources and hazards in the following categories: geology,
soils, drainage, land form, noise, biology and archaeology; while overall, growth
management would provide some environmental advantage insofar as air quality,
water quality, schools, safety services, energy and conservation.
2. Long Canyon.
Environmental review of projects proposed in the Long Canyon drainage
basin have identified many problems with the ability of the existing urban
structure to accommodate further growth at this time. Substantial mitigation
measures would be required to avoid significant impact in such areas as down-
stream drainage facilities and street improvements. If development were to occur
during a later phase of growth, many of these facilities could have been completed.
D. COMMENTS ON THE DRAFT EIR
Comments from the Environmental Control Commission and the Sweetwater Union
High School District are attached.
September 18, 1979
TO: . Planning Commission
FROM: Peggy Donovan, Vice Chairman/Environmental Control Commission
SUBJECT: EIR-80-1 (Growth Control Policies)
Growth Control Policies, as proposed in EIR-80-1, meet the requirements as provided
in the State EIR guidelines.
However, we would caution the Planning Commission and the members of the City Council
to be alert for the following:
We believe the growth sequence and coordinated growth management to be of value, although
when the County Board of Supervisors over-rules the desires of the City, we wonder how
effective such a document as our own Growth Control Policies can be.
Schools remain a problem, particularly in the east City area. Potential pupil population
is an area which must be addressed.
Other City services such as Police and Fire seem to be adequately planned for. As for
the availability of sewers, we are continually told there are adequate facilities, but
if one reads the news, we are told sewage facilities are rapidly being used up and there
is concern whether all users shall be taxed to enlarge the system, or whether the
responsibility shall fall on the shoulders of the anticipated new home owners.
The growth pattern as outlined by the above-mentioned EIR seems quite reasonable, if we
can just keep the County Board of Supervisors out of our business.
The availability of fresh water in {he future becomes a tricky situation. There are
more of us to use less. We must encourage, even demand, drought resistant planning,
and the recycling of "grey water".
Regarding the regional faults which run through the area, while they are thought to be
10,000± years old, is it wise to tempt fate by building on them and displacing the
ground more?
The kinds of soil which are in the area are those which, when combined with steep tupography
and subsequent grading, act as a lubricant when saturated, increasing the potential for
landslides aod mud flows. It is said by the engineers that significant impacts can be
avoided, therefore, this must be watched carefully.
Page 6 of the EIR, p. 3.3.4., says it all, regarding the massive changing of land forms.
Drainage along 1-805 to Bonita Road was proven nearly inadequate during the rains of the
past two winters. With the advent of continued development in Rice Canyon and environs,
the problem will be magnified. It is vital that proper correction of these runoff
problems be carefully considered.
CONTINUED ON SUPPLEMENTAL PAGE TWO
Air quality is bound to decrease with added traffic through the area, therefore, proper
usage of land forms remains foremost.
In the disturbance of the soils by grading, etc., among the problems listed is thc
possibility of causing Coccidiomycosis (Valley Fever) spores to circulate. This is a
disease which can affect its victim in a benign fashion, or it can as easily invade
vital organs and lead to serious, debilitating attacks and even death. There is no
known cure for this disease.
Home energy requirements will continue to sky-rocket, therefore, we suggest the City
begin to establish requirements for energy saving methods, such as solar water heating,
changing from electric to gas for cooking, heating, drying clothes, etc.
Noise levels will increase on the highways and feeder streets into the project. The
noises incurred during the building of these tracts will be only temporary, but the
noise generated by residents will continue to grow as more children grow to antomobile
driving age. Already the noise levels in my neighborhood have reached the ridiculous
stage as cars, motorcycles, dune-buggies, etc., screech around corners and up and down
hills. There are no teeth in the noise abatement regulations, so we suffer until one
day there is recourse and respite.
The flora of the area have been identified and if endangered will be protected. But
not much concern is given to the dispossession of the fauna. I have heard from a few
sources that a family of deeriives in the canyon area, as well as coyotes, foxes,
reptiles and birds. These animals can go on and find another place to live as long as
they aren't boxed in by civilization. And that gives us one more very important reason
to develop east Chula Vista in an orderly, planned west to east direction.
As far as the archaeology is concerned, I'm not so sure it is as insignificant as the
report leads us to believe. Mrs. McGowan of Southwestern College is overseeing a dig
not too far away which appears to refute the opinion that all the artifacts were left by
nomads and gatherers.
WRITTEN COMMENTS DRAFTED BY PEGGY DONOVAN, VICE CHAIRMAN OF THE ENVIRONMENTAL
CONTROL CObtMISSION, AND DISCUSSED AND APPROVED BY THE ECC AT THEIR REGULAR
BUSINESS MEETING HELD MONDAY, SEPTEMBER 17, 1979, BY THE FOLLOWING VOTE, TO-WIT:
AYES: Commissioners Macevicz, Hernandez, Donovan, Iversen, Hodson, Taylor
and Rhodes.
Noes: None.
Absent: None.
Abstain: None.
ATTEST: ~'/~--~ ~~ , Secretary
~ Ci~ B~'r~s and Co~m'i~ions ~
~ (September 18, 1979)
Sweetwater Union High School District
ADMINISTRATION CENTER
1130 FIFTH AVENUE
CHULA VISTA, CALIFORNIA 92011
DIVISION OF BUSINESS SERVICES
September 14, 1979
Douglas D. Reid
Environmental Review Coordinator
Chula Vista Dept. of Planning
276 Fourth Avenue
Chula Vista, CA 92010
RE: EIR-80-1
Dear Mr. Reid:
Section 3.11.1 contains data relative only to those schools within the
city limits of Chula Vista. Students coming from this area may attend
other schools of our district. In addition, students from outside the
area attend the schools referred to in the EIR. Perhaps the section
should include a reference to the total Sweetwater Union High School
District with an anticipated peak enrollment this year of approximately
23,000 students and an estimated capacity in the junior and senior high
schools of 24,000 students.
Should you have any questions regarding this matter, please contact me.
Sincerely,
Director of Facilities and Budgets
PDJ:ap