HomeMy WebLinkAboutPlanning Comm Reports/1979/10/10 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, October lO, 1979 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE, SILENT PRAYER
APPROVAL OF MINUTES for the meeting of September 26, 1979
ORAL COMMUNICATIONS
1. Consideration of final EIR-79-8 (supplement to Master EIR-78-2) for
development of 419 acres in Rice Canyon Sectional Planning
Area of E1 Rancho del Rey
2. PUBLIC HEARING: Conditional use permit PCC-80-1 - Request to redevelop
existing church site at 345 Fifth Avenue - Grace Baptist
Temple
ORAL COMMUNICATIONS
DIRECTOR' S REPORT
COMMISSION COMMENTS
To: City Planning Commission
From: D.J. Peterson, Director of Planning
Subject: Staff report on agenda items for Planning Commission
Meeting of October 10, 1979
1. Consideration of final EIR-79-8 (supplement to Master EIR-78-2) for
development of 419 acres in Rice Canson Sectional Plannin§
Area of E1 Rancho del ReS
A. BACKGROUND
The public hearing on the draft of this EIR was held on September 12, 1979.
After the public hearing, consideration of the final EIR was scheduled for the
October 10, 1979 meeting at which time no further comments on the EIR were to
be considered. Copies of the final EIR have been placed in the library for
· public review.
B. RECO~ENDATION
Certify that the EIR has been prepared in accordance with CEQA and the Environ-
mental Review Policy of the City of Chula Vista, and that the Planning Commission
will consider the information in the final EIR as it reaches a decision on the
project.
C. ANALYSIS
Several issues were raised during the review of this EIR. All comments are
included in Section 11.0 of the final EIR and a response is provided in Section 12.0.
The following is a summary of the major issues and modifications in the final
report.
1. Lsnwood Drive connection
The connection to Lynwood Drive is considered to be a desirable feature
insofar as providing police and fire protection services to the project and the
Lynwood Hills area. The connection will be made with as little disruption to
existing homes as possible. The existing traffic volume when combined with pro-
ject related volumes would not result in a significant reduction in street service
levels. The point of connection to Lynwood Drive was selected to minimize safety
hazards. The alternatives suggested during the hearing have been evaluated and
found not to be feasible, or less desirable for safety reasons.
2. Lsnwood Hills effluent disposal
The potential problem of effluent seepage in the cut slope abutting Lynwood
Hills was identified during the public hearing. This potential has been evaluated
by the project engineer and it was his opinion that the probability of this
seepage occuring was very low. However, to guard against any such problem, an
effluent cut-off subdrain to intercept this potential seepage and dispose of it
in the sewer system has been proposed. This will avoid any such significant
impact. When the sewer system for the project is designed, efforts will be made
to make it capable of serving the Lynwood Hills neighborhood as well as the new
development.
City Planning Commission
Agenda Items for Meeting of October 10, 1979 page 2
3. Vernal Pool
As noted in the EIR, there is a vernal pool located on the property. It is
located at the southeast corner of the Junior High School site. The grading of
that area is being altered to avoid the pool and a substantial portion of its
drainage area. This will mitigate short range adverse impacts. Longer term
mitigation is being discussed with appropriate experts.
4. Other issues of concern were: traffic generation and assignment factors,
land form alteration, drainage, siltation, aesthetic effects, and the considera-
tion of alternatives. A discussion of these comments is contained in Section 12.0
of the final EIR.
City Planning Commission
Agenda Items for ~:eeting of October 10, 1979 page 3
2. PUBLIC HEARING: Conditional use permit PCC-80-1 - Request to redevelop
existin9 church site at 345 Fifth Avenue - Grace Baptist
Temple
A. BACKGROUND
1. This item involves an application for a conditional use permit filed by
the Grace Baptist Church requesting permission to redevelop and expand their
existing church site located at 345 Fifth Avenue in the R-3 zone.
2. An Initial Study, IS-80-2, of possible adverse environmental impacts of
the project was conducted by the Environmental Review Committee on August 30, 1979.
The Committee concluded that there would be no significant environmental effects
and recommended that the Planning Commission adopt the Conditional Negative
Declaration.
B. RECOMMENDATION
1. Adopt the Conditional Negative Declaration on IS-80-1 and find that this
project will have no significant environmental impact.
2. Based upon the findings contained in Section "E" of this report, adopt a
motion to deny the request.
C. DISCUSSION
1. Adjacent zoning and land uses:
North R-3 Duplexes (3), single family dwellings and apartments (4 units)
South R-3 Apartments (4 units) and single family dwellings (3)
East R-3 Single family dwellings (5)
West R-3 Apartments (31 units) and single family dwelling
2. Existing site characteristics.
The subject property is a 1.18 acre "L" shaped parcel with 120 feet of
street frontage on the east side of Fifth Avenue, 440 feet south of "F" Street.
The lot has a depth of 335 feet and iocreases in width to 180 feet at a distance
of 150 feet from Fifth Avenue. The relatively level site is developed with a
church complex and 71 parking spaces. The existing structures are a 2,850 sq. ft.
sanctuary (seating capacity, 320 persons), a 1,250 sq. ft. children's nursery
(20 children) and a 2,678 sq. ft. Sunday School classroom building. In addition,
there are three storage sheds and a temporary office structure located within
the parking area in front of the sanctuary. The church was originally approved
in 1962 with expansions approved in 1966 (classrooms) and in 1971 (nursery).
3. Proposed development.
a. The applicant wishes to expand the nursery into a day care center and
replace the Sunday School building with an elementary school (kindergarten through
the sixth grade). The conversion is proposed in two phases. The first phase
involves the removal of a major portion of the existing classroom structure
(approximately 600 sq. ft. will remain) and the construction of a two story
building containing 6,768 sq. ft. in its place. The new building will consist
of a fellowship hall on the first floor and lO classrooms on the second floor.
City Planning Commission
Agenda Items for Meeting of October 10, 1979 page 4
The fellowship hall will be used on a regular basis on Sundays and on Wednesday
evenings for social activities. During the day, Monday through Friday, a
portion of the hall will be used on conjunction with the existing nursery to
function as a day care center for approximately 50 preschool children. During
the summer months (when school is out), the enrollment of the center may increase
to 100 children. The storage shed located at the northeast corner of the
property will be removed during the first phase and the area used for outdoor
activities of the center. The K-6 school will have an enrollment of approxi-
mately 200 students. The applicant proposes to use the easterly area of the
parking area, where the lot widens, as a playground. The area will be
barricaded and traffic rerouted to accommodate internal circulation.
b. The second phase to occur in three to five years will consist of
removing the remaining portion of the original classroom and replacing it with
another 6,768 sq. ft. two-story structure. The building will have 16 additional
classrooms and three administrative offices (ground floor). The school capacity
will be increased to a maximum of 300 students. The other uses (church and day
care) will continue as before.
4. Environmental review.
Since the environmental review of the proposed project, the applicant has
modified his plans in order to satisfy the environmental concerns which were
primarily directed at the probable noise factor. The Negative Declaration set
forth two conditions to avoid a significant impact. They are:
a. The maximum elementary school student body shall be limited so as
not to result in any more than 63 students being present within
the designated outside play area at any one time.
b. An alternative to the mitigation discussed would be to site the
new buildings so as to shield adjacent residential dwellings from
the playground area.
5. Hours and modes of operation.
a. Church - Seating capacity - 320 persons
Hours: Sunday, 9:30 a.m. - 12:30 p.m. and 5:30 p.m. - 9:30 p.m.
Wednesdays, 6:30 p.m. - 8:30 p.m.
Special meetings (including P.T.A.) will be held throughout the year
beginning no earlier than 9:30 a.m. and ending not later than 9:30 p.m.
b. Elementary School - 300 students, maximum
Hours: 6:00 a.m. to 6:00 p.m., Monday through Friday
Academic hours: 9:00 a.m. to 3:00 p.m., Monday through Friday
The difference in hours is to provide a form of child care for approxi-
mately 10% of the students whose parents work. The children will remain in
the building during the extra hours. The applicant has indicated that the play
area (approximately 11,700 sq. ft.) will be restricted to 63 children at any
one time as required by the Negative Declaration. The play activities will not
require special equipment. During the summer months the fellowshi? hall will
be used in part for the day care center.
City Planning Commission
Agenda Items for Meeting of October 10, 1979 page 5
c. Day care center - 50 children (100 children in the summer)
Hours: 6:00 a.m. to 6:00 p.m., Monday through Friday
The center play area will be restricted to the area east
of the existing nursery.
D. ANALYSIS
1. The staff, in order to compare the proposed project to similar operations,
contacted the Chula Vista School District and two parochial schools (St. Rose
of Lima and St. Pius X). The enrollment at the public schools ranges from 300
to 700 students per school with an average of approximately 520 students. The
average elementary school site is approximately 10 acres. The parochial schools
each had an enrollment of approximately 290 students on sites containing 1.3
and 2.2 acres, exclusive of all other uses at the church complex. The public
schools have approximately 52 students per acre, whereas the parochial schools
have between 130 and 220 students per acre. By comparison, the subject proposal
would have approximately 250 students per acre, plus an additional 50 preschool
children. A portion of the site is occupied by the church sanctuary which
actually increases the number of students per acre of school area.
2. Staff is concerned about the noise factor which would result from the
outside play activity of the children. The applicant intends to limit outside
activity to 63 children at any one time (as required by the Negative Declaration).
If the average recess is 15 minutes, an enrollment of 300 students would require
five recesses, lasting a total of an hour and 15 minutes, both in the morning
and afternoon. The problem is compounded during the lunch break which is
normally used for play time as well as meals. Even with the restriction of 63
children at one time, the duration would be longer than normal because of the
number of recesses and lunch breaks.
3. Another problem associated with 'the proposal is the play area itself.
Certainly not all of the parking spaces are needed during school hours, but a
paved, striped parking area is not very conducive to recreational uses normally
associated with elementary school children.
4. Upon reviewing the application and studying the surrounding land uses,
staff has concluded that the site would be overcrowded with the uses as proposed
and the adjacent properties would be adversely impacted. The staff, therefore,
recommends that the application be denied.
E. 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 well being
of the neighborhood or the community.
While the proposed uses would provide a service to the community, there are
similar services provided in the immediate vicinity. A parochial school is
located less than one-half mile away from the proposed site. There are also
a number of day care facilities in the immediate area.
City Planning Commission
Agenda Items for Meeting of October lC, 1979 page 6
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 izmprovements in the vicinity.
The restriction of 63 children at any one time in the play area would
require five recesses in the morning and five in the afternoon. The
duration required is greater than normal and would subject adjacent
properties to an excessive amount of noise.
3. That the proposed use will comply with the regulations and conditions
specified in the code for such use.
The proposed use would be required to obtain a building permit if the request
were approved.
4. That the granting of this conditional use will not adversely affect
the General Plan of the City or the adopted plan of any governmental agency.
The General Plan would not be affected by the granting of this request.
CONDITIONAL
NEGATIVE DECLARATION
PROJECT TITLE: Grace Baptist Temple Expansion
Project Location: 345 Fifth Avenue
Project Proponent: Grace Baptist Temple
141Mankato Avenue Chula Vista, CA 92010
CASE NO. IS-80-2 DATE: August 30, 1979
A. PROJECT SETTING
The proposed proje'ct involves 1.18 acres of property located at 345 Fifth Avenue.
Currently, the site is developed with a church complex consistino of a sanctuary
(3850 sq. ft.), childrens nursery (1250 sq. ft.), Sunday School classrooms and
kitchen facilities (2678 sq. ft.) and an ac parking lot that accommodates 74
vehicles (see attached site plan.) Adjacent land uses include single family and
multiple family dwellings.
Due to the developed state of the site, there is a qeneral lack of natural vegetation
and wildlife present. The closest known earthquake fault is located approximately
I 3/4 miles to the east and is associated with the Sweetwater/Nacion zone.
B. PROJECT DESCRIPTION
The applicant proposes a two phased redevelopment and expansion of existing classroom
facilities. Phase I will involve the removal of a major portion of the existing
9 classroom buildings and construction of a two story, 6768 sq. ft. replacement
structure. The new building will consist of a fellowship hall on the first floor
and 10 classrooms on the second level. The fellowship hall will be utilized regularly
on Sundays and usually on Hednesday evenings for social activities.
In addition, the existing nursery area will utilize a portion of the new fellowship
hall. This portion of the proposed project will function as a weekday daycare
center for approximately 50 preschool children. During summer months enrollment may
increase to 100 children.
The proposed classrooms will house Sunday School sessions.and will also be used
Wednesday evenings. An average of 316 students will be in attendance. A traditional
kindergarten thru sixth .grade elementary school will also be established. Approxi-
mately 290 students will be accommodated between 8 a.m. and 3 p.m. A major portion
of the existing parking lot wilt serve as a playtime playground.
Phase II is planned to be constructed in 3 to 5 years. Another two story, 6768 sq. ft.
building will be constructed to house 16 additional classrooms and 3 administrative
offices. Elementary school capacity will be increased to a maximum of 750 students
at this time. Church services and special events will continue to operate as in
Phase I.
C. COMPATIBILITY WITH ZONING AND PLANS
The project involves the expansion of existing uses and the addition of new uses
to a facility allowed within the R-3 zone by Conditional Use Permit. Both structure
expansion and new uses will require approval of a CUP. The proposal in concept, is
not inconsistent with the General Plan.
D. IDENTIFICATION OF ENVIRONMENTAL EFFECTS
Noise
The proposed elementary school program will include outside playground activities
l~cated within close proximity to residential dwellings. Although it is difficult
to estimate noise levels eminating from playgrounds, and since reaction to noise
of children playing is highly subjective, one must still consider the possibility
of disturbance to adjacent residents.
The applicant proposes a maximum school enrollment of 750 elementary age children.
Outside playground facilities are planned to be within the existing parking lot
area adjacent to the school building. These plans would result in play activities
taking place within 20-25 ft. of adjacent residential structures.
If a maximum student enrollment was realized and outside play activities were
staggered in three intervals, approximately 250 students would be on the playground
at a given time, after Phase II is completed.
An analysis of noise, eminating from the proposed playground area, was conducted
by San Diego Acoustics Inc. This analysis concluded that:
1. Existing ambient noise levels within the project area is 48dB(A)
2. 250 students at play within the designated play area would result in
a noise level at the yard boundary of 66dB(A) - an increase of 18dB(A)
over existing ambient level.
In the opinion of San Diego Acoustics, an increase, such as that described in
conclusion #2 would constitute a significant noise impact.
According to the land use compatibility chart published in the "Guidelines for the
Preparation and Content of Noise Elements of the General Plan''1, a residential
community noise exposure of up to 60dB is normally acceptable. This exterior noise
level is based upon the assumption that residential structures are of normal
conventional construction without any special noise insulation. Since conventional
construction can reduce exterior noise intrusion from 10 to 15dB, a 45dB interior
noise isolation level can be attained where exterior levels are at 60dB and below.
If exterior noise levels are above the 60dB level, then a conditionally acceptable
exterior noise level would exist and mitigation would be required to ensure the
required interior noise isolation level within residential quarters.
It is apparent that if the noise level eminating from the proposed playground
could be reduced to 60dB or below, no substantial noise impact would occur.
1prepared by the Office of Noise Control, California Department of Health
-2-
San Diego Acoustics has indicated that if the playground size remains fixed, the
noise levels at the playpround boun~ry~due to different student populations may be
predicted by applying the 10 loglO ~-~ ratio starting at a baseline of 66dB(A) for
250 students. For example 63dB(A) ~Or 125 students and 60dB(A) for 63 students etc.
Therefore, if a maximum student enrollment of approximately 190 students was
allowed, and outside activities staggered in three intervals of 63 students each
no substantial increase in noise or related impact would occur.
E. MITIGATION NECESSARY TO AVOID SIGNIFICANT IMPACT
1. The maximum elementary school student body shall be limited so as not
to result in any more than 63 students being present within the designated
outside play area at any one time.
2. An alternative to the mitigation discussed would be to design the siting
of new buildings in an approved manner to shield adjacent residential dwellings
from the play ground area.
F. FINDINGS OF INSIGNFICANT IMPACT
1. The project site is currently developed within Chula Vista's urban area
and there are no significant natural resources present that could be adversely
effected.
2. The proposed project is not at variance with the land use element of the
General Plan and short-term goals will not be achieved to the disadvantage
of long-term environment goals.
3. Impact due to noise can be mitigated to an acceptable level and there are
no impact anticipated which could interact to create a substantial cumulative
effect on the environment.
4. Project implementation will not result in a significant increase in vehicle
traffic nor will an increase in traffic related noise or pollutants result.
*Cautionary note: If student enrollment is not limited to reduce the
anticipated significant increase in the existin~ ambient noise level as
discussed in this Negative Declaration an EIR must be prepared in accordance
with Section 15081-2 of the California Administrative Code.
G. CONSULTATION
1. Individuals and Organizations
City of Chula Vista D. J, Peterson, Director of Planning
Bill Ullrich, Assoc. Eng.
Ted Monsell, Fire Marshal
Gene Grady, Director of Building & Housing
~lerritt Hodson, Environmental Cont. Comm.
-3-
Lamar W. Hauch - Applicant (Corporate~Irustee)
Dale Curtis - Agent for the applicant
San Diego Acoustics - Jim Berry & Carol Tanner
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.
~ COORDINATOR
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