HomeMy WebLinkAboutPlanning Comm Reports/1979/07/11 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, July 11, 1979 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
APPROVAL OF MINUTES - Meeting of June 27, 1979
ORAL COMMUNICATIONS
1. PUBLIC HEARING (Cont.): Consideration of PCA-79-12 to amend the Municipal
Code relating to storage requirements for condominiums
2. PUBLIC HEARING: PCZ-79-J - Change of prezonin9 for 18.14 acres at the
southeast corner of Bonita Road and Otay Lakes Road from
A-8 to R-3-P-8 and C-C-P - AD)IA Company, Inc.
3. PUBLIC HEARING (Cont.): Tentative subdivision map for Chula Vista Tract 79-12,
Hudson Valley Estates Unit 2
4. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 79-20,
Villa Antigua, 8 unit condominium at the southwest corner
of Del Mar and "I" Street
5. PUBLIC HEARING: Environmental Impact Statement for the extension of
Tidelands Avenue and "E" Street
6. Consideration Bayfront freeway identification sign
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 July ll, 1979
1. PUBLIC HEARING (Cont.): Consideration of PCA-79-12 to amend the Municipal
Code relating to storage requirements for condominiums
A. BACKGROUND
1. On June 27 the Planning Commission expressed dissatisfaction with some
of the language in the proposed condominium policy and asked staff to revise it
and place it in ordinance format.
2. The project is exempt from environmental review as a Class 3(e) exemp-
tion.
B. RECOMMENDATION
Adopt a motion recommending that the City Council enact an ordinance
amending Section 15.56.020 C and adding Section 15.56.070 to the Municipal Code
as shown on Exhibit "A".
C. DISCUSSION
Staff has revised the language and the format of the proposal so that the
"policy" language is eliminated and the entire criteria for storage space is set
forth in ordinance format. A new section has been added to allow the Planning
Commission to recommend and the Council to approve departures from the criteria
where good cause can be shown.
-'EXHIBIT A
Planning Commission Agenda 7/11/
Item 1
RECOMMENDATION
Adopt a motion recommending that the City Council adopt an ordinance:
1. Amending Section 15.56.020 C of the Municipal Code to read as follows:
C. Unless otherwise authorized by the Planning Commission and City
Council pursuant to Section 15.56.070, each condominium unit shall
be provided with enclosed storage space in accordance with the
following standards:
1) Each condominium unit shall be provided with an enclosed
storage space for the personal and private use of each owner
in accordance with the following table:
No. of bedrooms Cu. ft. of enclosed
in condominium unit storage space
Studio and one 150
Two 200
Three 250
Four or more 300
2) Enclosed storage spaces may contain no dimension smaller than
two feet and may not be divided into more than two locations.
No location may contain less than 40% of the required storage
space.
3) At least 40% of the required space must be adjacent to or
within the unit it serves.
4) Storage spaces shall be as secure as possible. All storage
spaces on the ground floor which are accessible from outside
the living area must utilize l" deadbolt single cylinder locks,
security type hinges with nonremovable pins, and solid core doors.
Such spaces must be constructed in a secure and workmanlike
manner and of materials so as to resist forced entries.
5) The configuration of the storage space should allow for all
portions of it to be easily reached.
6) A storage space located within the living area of the unit will
be counted toward the total required space only if it clearly
exceeds the closet and cabinet space which is normally provided
for such a unit.
7) One-half of the required space may be provided within the attic
if it is accessible by a pull-down or stationary stairway.
8) Storage located within the carport area shall not constitute
more than 60% of the required space.
9) Storage space must be designed so as to be architecturally
compatible with the character of the condominium development.
Exhibit A
Page 2
10) Storage spaces shall not be located where they would increase
the danger of fire or block important access routes to fire
or police personnel. Where attic storage is provided, it shall
be enclosed with one hour fire resistive construction.
2. Adding Section 15.56.070 to read as follows:
15.56.070 Discretion in approving storage space.
In considering tentative maps for condominium developments and
evaluating the manner in which storage space is provided as required
by Section 15.56.020 C, the Planning Commission may recommend and
the City Council may approve departures from the stated standards
after review of each proposal. Departures shall be based on the
merits of the individual project when good cause can be shown.
City Planning Commiss~-'q --. page
Agenda Items for Meet 9 of July ll, 1979
2. PUBLIC HEARING: PCZ-79-J - Change of prezonin~ for 18.14 acres at the
southeast corner of Bonita Road and Otay Lakes Road ~rom
A-8 to R-3-P-8 and C-C-P - ADMA Company, Inc.
A. BACKGROUND
1. The applicant is requesting a change in the prezoning on an 18.14 acre
property located at the southeast corner of Bonita Road and Otay Lakes Road in
the County of San Diego. The application requests prezoning from A-8 (Agricultural
8 acres minimum) to R-3-P-$ (Multiple family, 8 units per acre) for 15.14 acres
and C-C-P (Central Commercial subject to a precise plan) for 3.00 acres.
2. The Environmental Impact Report on this project (EIR-79-7) was certified
by the Planning Commission on April 18, 1979 and reviewed by the City Council on
May 15, 1979.
B. RECOMMENDATION
Based on the findings contained in Section "E" of this report, adopt a motion
recommending that the City Council approve the prezoning request (PCZ-79-J) as
shown on the attached locator and subject to the following precise plan guide-
lines:
1. The Commercial area shall be architecturally coordinated through the use
of similar materials, colors and architectural style, in keeping with
the rural characteristic of Bonita.
2. Freestanding signs shall be restricted to monument signs.
3. The Commercial lot shall not be divided into separate parcels until
.such time as an overall site plan and elevations ~architectural theme)
are approved for the entire three acres.
4. The residential development shall be designed into small cluster and/or
duplex structures which will fit with the terrain by utilizing split
level designs to minimize topographic changes in elevation.
5. Residential parking areas shall be interspersed throughout the project
to insure their distribution and to avoid the creation of large parking
areas.
6. The entire project shall emphasize the use of mounding, landscaping,
and textured paving to enhance the design.
7. No building shall be closer than 25 feet and no parking area closer
than 15 feet to the ultimate sidewalk location along either Bonita
Road or Otay Lakes Road.
City Planning Commission page 3
Agenda Items for Meeting of July II, 1979
C. DISCUSSION
1. Existing zoning and land use:
North A-D-F Chula Vista Municipal Golf Course
South R-2-20~D & R-E Single family dwellings
East A-l-(2) County Vacant
West C-C-D Bonita Centre (commercial)
The subject property (prezoned A-8) was formerly used as a dairy farm
and homesite and is presently vacant except for some abandoned structures.
2. Existing site characteristics.
The project site is an "L" shaped property located at the southeast
corner of Bonita and Otay Lakes Roads with slightly more than 400 feet of
frontage along Otay Lakes Road and over 1,O00 feet along Bonita Road. The
topography varies from relatively level to very hilly with slopes up to 50%
in the southeast corner of the site. The lower area lies within the 100 year
flood level of the Sweetwater River and is subject to inundation.
3. General Plan.
The subject property is presently divided into three land use designations
on the General Plan. On May 22, 1979 the City Council adopted Resolution
No. 9602 amending the ~eneral Plan designation for the 3.0 acres located at the
southeast corner of Bonita and Otay Lakes Roads from High Density Residential,
13-26 DU/acre to Retail Commercial. The southeasterly 5.8 acres of the property
is designated Low Density Residential, 1-3 DU/acre, and the remaining 9.34 acres
is designated High Density Residential. Both Bonita Road and Otay Lakes Road
are designated as scenic routes.
4. Proposed development.
The applicant intends to develop 120 residential units and 20,000 sq. ft.
of commercial space. The residential development would consist of a mixture of
one and two story single family, duplex, triplex and fourplex condominiums. Each
unit would have a private yard area. The commercial development would consist
of 15,000 sq. ft. of retail lease space divided into shops of approximately
1,000 sq. ft. each. The remaining 5,000 sq. ft. of floor space is to be devoted
to a restaurant.
D. ANALYSIS
1. The proposed C-C (Central Commercial) zone on the northwestern 3.00 acres
is consistent with the Retail Commercial designation of the General Plan and with
the adjacent commercial area to the west. The residential zone of R-3-P-8 would
permit a maximum density of 120 units on the 15+ acres, whereas the two residential
designations shown on the General Plan would permit a maximum density of approxi-
mately 260 units (17 units on the 5.8 acres designated Low Density and 243 units
on the 9.34 acres designated High Density). The proposed R-3-P-8 zone would
allow the area to develop in a density approximately one-half of the maximum
allowed by the General Plan and therefore is in substantial conformance with the
General Plan.
City Planning Commission page 4
Agenda Items for Meeting of July ll, 1979
2. The two adjoining streets have been designated on the General Plan
as scenic routes which requires that the Precise Plan Modifying District be
attached to insure that the proposed developments create a pleasing streetscape
through landscaping, cluster techniques, sign control and architectural excellence.
E. FINDINGS
1. Precise Plan
a. The subject property, or the neighborhood area in which the property
is located, is unique by virtue of topography, geological characteristics, access,
configuration, traffic circulation, or some social or historic situation requiring
special handling of the development on a precise plan basis.
The two streets abutting the subject property are designated as
scenic routes, requiring compliance with the "Scenic Routes Policy"
through the Precise Plan procedure. The topographic character of
the area also justifies the use of the "P" Modifying District so the
Precise Plan can demonstrate how the grading and siting of units will
be handled.
b. Thc basic or underlying zone regulations do not allow the property
owner and/or the city appropriate control or flexibility needed to achieve an
efficient and proper relationship among the uses allowed in the adjacent zones.
The attachment of the "P" Modifying District will enable the City to
insure compliance with the Scenic Routes Element of the General Plan.
c. The area to which the '~" Modifying District is applied consists of
two or more properties under separate ownership wherein coordination regarding
access, onsite circulation, site planning, building design and identification is
necessary to enhance the public convenience, health, safety and general welfare.
The attachment of the"P" Modifying District will insure that the
residential and commercial develoPments are architecturally coordinated.
2. Prezoning.
a. Wherein the public necessity, convenience, general welfare and good
zoning practice require the change requested.
The R-3-P-8 zone will enable the property to be developed at a density
which will encourage clustering of structures and preservation of the
integrity of the topographic features of the site.
The C-C-P zone will provide additional opportunity for expanding retail
sales in an area which is experiencing rapid growth.
b. Where such change is in substantial conformance with the General
Plan of the City of Chula Vista.
The proposed prezoning is in substantial conformance with the General
Plan which designates 3 acres of retail commercial and an overall
residential density which would allow a greater number of units than
requested by the R-3-8 zone designation.
f ~' SWEETWATER
VIS TA ' .~,,. , '~ ~'. . ,
.;,;~. FRED H ROHR PARK ..
~ "' NORTH
O' 200' 4O0'
CHUL~ vISTA '?
MUNICIP4L
· - GOLF cOURSE
.' ~'~' ', CLUB
", .... LOCATOR
PCZ-?9-J
CHANGE OF PREZON
FROM A-8 TO
8~ C'C-P-- NE COR. (~
OTAY LAKES RD.
- ~ r ..... F .... ' ~ SFD -
, , SAN
,
~, ~ FEED
. j ~ , BARN
City Planning Commission page 5
Agenda Items for ~4eeting of July ll, lg79
3. PUBLIC HEARING (Cont.): Tentative subdivision map for Chula Vista Tract 79-12,
Hudson Valley Estates Unit 2
A. BACKGROUND
This item was continued from the Planning Commission meeting of June 13, 1979
at the request of the applicant. The applicant has again requested a continuance
until the meeting of August 8, 1979 in order to resolve certain engineering
problems.
B. RECOMMENDATION
Adopt a motion continuing this item until the meeting of August 8, 1979.
City Planning CommiS..~n page 6
Agenda Items for Meeting of July ll, 1979
4. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 79-20,
Villa Antigua, 8 unit condominium at the southwest corner
of Del Mar and "I" Street
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map for Chula Vista
Tract 79-20, Villa Antiguq, for the development of a 15,822 sq. ft. parcel into
an 8 unit condominium project located at the southwest corner of Del Mar Avenue
and "I" Street in the R-3-M- zone.
2. The project is exempt from environmental review as a class l(k)
exemption.
B. RECOMMENDATrON
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
Villa Antigua, Chula Vista Tract 79-20, subject to the condition that all storage
areas located within the carports or ground floor areas shall be secured with
security type hinges utilizing a nonremovable pin, a solid core door and a single
cylinder deadbolt (minimum 1" throw) lock.
C. DISCUSSION
1. Existing site characteristics.
The subject property is a level parcel located at the southwest corner
of Del Mar Avenue and "I" Street and is developed with a single family dwelling.
2. Approved apartments.
On April 5, 1979 the Design Review Committee reviewed and approved the
plans for the removal of the single family dwelling and development of an 8 unit
apartment project on the property. The Committee noted that the proposed
development would result in a very attractive project. At the time of review,
the plans did not include private storage areas and was approved as an apartment
project.
3. Private storage.
The developer has submitted a revised set of plans providing private
storage for each unit based upon the requirement of 256 cu. ft. per unit. The
plans provide a ran'ge of 104 to 156 cu. ft. of storage adjacent to each of the
units and an additional 144 cu. ft. per unit within the carport area. Two other
192 cu. ftJ storage spaces are located under the unit that spans a portion of the
parking area. The amount of storage provided for each unit thus varies from
295 cu. ft. to 440 cu. ft. The proposed amendment to the Municipal Code relating
to storage for condominium projects establishes a minimum of 200 cu. ft. of storage
space for two bedroom units and requires 40% (80 cu. ft.) to be adjacent to the
unit. The proposed storage plan exceeds those minimum requirements as well as
the present 256 cu. ft. per unit requirement.
page 7
City Planning Commission
Agenda Items for Meeting of July ll, 1979
4. Other ordinance requirements.
In addition to the conditions of approval, the developer will be required
to comply with the following ordinance requirements:
a. Pay the Residential Construction Tax for condominiums of $375.00
per unit plus $25.00 for each bedroom in excess of one (total $3,200.00)
prior to issuance of a building permit.
b. Pay the Park Acquisition and Development fee of $200.00 per unit
($1600.00 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. Plant street trees along "I" Street and Del Mar Avenue; species,
location and number to be approved by the City Engineer.
e. Place all onsi'te utilities serving the subdivision underground.
f. Pay his proportionate share for the financing of traffic signals
in accordance with the adopted City Council policy prior to
issuance of building permits.
g. If the proposed grading does not meet with the exemptions stated
in the grading ordinance (No. 1797), Section 15.04.150, a grading
plan and grading permit shall be required. If grading plans are
required, they shall be approved by the City Engineer prior to
approval of the final map. Letters of permission from adjacent
property owners shall be required if the construction of the proposed
retaining walls requires excavation beyond property lines.
h. Comply with all applicable sections of the Chula Vista Municipal
Code. Preparation of the final map and plans shall be in accord-
ance with the provisions of the Subdivision Map Act and the
provisions of the City of Chula Vista Subdivision Ordinance and
Subdivision Manual.
D. FINDINGS
As required by Section 66473.5 of the State Map Act, the tentative
subdivision map for Villa Antigua, Chula Vista Tract 79-20, is recommended for
approval based on the following findings:
1. The site is physically suitable for residential development since
the site plan conforms to all standards established by the City for
residential development and the site contains adequate access to
public streets.
City Planning Commission page 8
. Agenda Items for Meeting of July ll, 1979
2. The design of the subdivision will not affect the existing improve-
ments; 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 - consistent. The General Plan designates this
site for High Density Residential development (13-26 dwelling units
per gross acre). The proposed project density of 20 dwelling units
per acre is consistent with this designation.
b. Circulation Element - consistent. The subdivision is not adjacent
to any streets designated on the General Plan for major or collector
roads.
c. Housing Element - consistent. 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
manilies.
Conservation, Open Space, and Parks and Recreation Elements - con-
sistent. 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 - consistent. The lots will not be subject to
objectionable noise levels.
f. Seismic Safety and Safety Elements - consistent. The development is
not adjacent to any known fault systems.
g.~ Scenic Highways Element - consistent. The site does not abut a
Scenic Highway or gateway.
h. Bicycle Routes - consistent. No bicycle routes are proposed on or
adjacent to this site.
i. Public Buildings Element - consistent. Public buildings are neither
proposed nor required on the site.
~ TORAG£
-- page 9
City Planning Commis~.an
Agenda Items for Meeting of July ll, 1979
5. PUBLIC HEARING: Environmental Impact Statement for the extension of
Tidelands Avenue and "E" Street
A. BACKGROUND
The environmental Impact Statement (EIS) is being processed by the City
of Chula Vista for the Federal Highway Administration and Cal Trans. The
Planning Commission will function as a hearing body to take testimony on the
document but will not certify the final EIS. Testimony offered at this hearing
will become a part of the EIS and will be considered by the Federal Highway
Administration prior to their certification of the EIS and their release of
funds for the project.
B. RECOMMENDATION
Open the public hearing and take any testimony relevant to the EIS.
C~ PROJECT DESCRIPTION
This project consists of the extension of "E" Street about 265 feet west
of Bay Boulevard and the extension of Tidelands Avenue north from "E" Street
to the "D" Street landfill.
D. IMPACT ANALYSIS
Adverse environmental effects would vary depending on the alternate
roadway alignment or design adopted. Significant ~mpacts to terrestrial fauna
(disturbance of least tern nesting sites), wetlands (loss of about six acres
of the Sweetwater Marsh) and water quality (contaminated surface street runoff
into the marsh) could occur if an alternative for crossing the marsh is implemented.
Wetlands impacts would be reduced but not eliminated by constructing the Tidelands
Avenue marsh crossing on.a pile-supported bridge as opposed to a fill embankment.
E. IMPACT
Numerous letters commenting on the Draft EIS have been received. Copies
are enclosed and will become part of the final EIS.
The Environmental Control Commission, meeting on July 2, 1979, found the
EIS adequate and supported alignment alternate "B" and the crossing of the
Sweetwater Marsh on piles.
City Planning Commis~.an
Agenda Items for Meeting of July ll, 1979 page l0
6. Consideration of Ba~front freeway identification sign
1. There are currently 15 acres of freeway oriented property, involving
approximately seven existing and proposed businesses, located on the west side
of Interstate 5 at "E" Street within the Bayfront Redevelopment area. In
accordance with the Bayfront Plan and the California Coastal Zone Commission
only one freeway oriented sign along each side of Interstate 5 will be permitted
in the vicinity of "E"'Street. The Redevelopment Agency has retained professional
consultants to design a sign which would provide identification for the freeway
oriented uses and which would also provide identification for the Bayfront itself.
2. After several meetings with city staff members and businessmen in the
Bayfront area, the consultant has arrived at a concept which is designed to
satisfy both the identification needs of the freeway oriented businesses as well
as provide identification for the Bayfront area. The design concept is being
submitted to the Planning Commission for its review and recommendation to the
Redevel.opment Agency.
3. An Initial Study, IS-79-64, of possible adverse environmental impacts
of the project was conducted by the Environmental Review Committee on June 28, 1979.
The. Committee 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-79-64 and find that this project
will have no significant environmental impact.
2. Adopt a motion recommending that the Redevelopment Agency approve the
design and location of the proposed Bayfront Freeway identification sign.
C. DISCUSSION
I. Bayfront sign.
The pnoposed sign is a pyramidal shaped structure standing 50 feet in
height and with a base spanning approximately 60 feet at its widest point. (A
model and renderingwill be available at the meeting.) The top of the sign is four
sided, upon which the Bayfront logo has been applied to each surface providing
360° of visible identification (see Exhibit A). The triangular portion of the
sign is basically two wing walls attached so as to form an angle of approximately
90°. The area between the walls will accommodate approximately nine 2~ foot high
panels facing in one direction. The structure will be constructed of sandblasted
lightweight concrete and the sign panels and top mounted logo will be interior
illuminated. The color scheme of the sign panels is designed as a graduated
scale going from dark (bottom) to light (top). The 2½ foot panels will permit
letters up to 2 feet in height, so as to identify a maximum of eight businesses.
More than one business may be identified in the longer panels so that some of
the panels will contain no message but will function as a design element of the
structure.
City Planning Commission
Agenda Items for Meeting of July ll, 1979 page ll
2. Sign location.
The sign is proposed to be located at the northeast corner of the property
lying north of "E" Street between Bay Boulevard and Interstate 5 (see locator).
The property is scheduled for development with a motel (Ramada Inn), restaurant
and recreational vehicle park. The RV park will occupy the northerly portion,
abutting the Sweetwater Marsh area, and the proposed sign will be located over
400 feet away from the nearest building on the~site. The subject property offers
the greatest visibility for southbound freeway traffic by being approximately
7 feet higher than the freeway with no development other than a future freeway
interchange planned well to the north', in the middle of the Sweetwater Valley.
3. Sign height.
There are two basic factors which determine the height of the sign. First is
the legibility of the tenant signs. According to the consultant, the height of
the characters (letters) must be at least 2 feet in order to be read from a
distance of 1200 feet. (Note: Mex-Insur freeway sign at 1-805 and Bonita Road
uses 30" high letters.) tn order to provide this type of legibility for nine
3 ft. wide panels, the sign would have to be a minimum of 27 feet in height with
an additional ground clearance of 8-10 feet, or a total of 37 feet. The second
factor in determining the height of the sign is the design. The particular design
chosen provides ample opportunity to provide identification for all the freeway
oriented uses as well as the Bayfront itself. The sign functions as much as an
identify structure for the Bayfront Area as a message area for Bayfront businesses.
Its unique shape and color scheme will become easily identifiable with the Bayfront.
D. ANALYSIS
1. It can be argued that the overall height can be reduced by as much as
12 feet through the elimination of three panels which serve as color separation
~between identification panels. In addition, the panel colors could be more
subdued and uniform to give a more formal and homogeneous appearance. However,
staff is of the opinion that the proposed sign is an attractive structure which
will provide an easily identifiable unique symbol for the Bayfront. The proposed
design and color scheme is both innovative and imaginative, thus creating a unique
design element to identify the Bayfront Area.
2. The closest buildings are over 400 feet away from the proposed sign and
the closest freeway lane is over 150 feet away. The separation from buildings
and freeway traffic will reduce the potential of the sign appearing massive or
out of scale with the area. The goal of Community Development to limit the number
of businesses being identified on the sign to eight will insure adequate separation
between the panels for good readability while at the same time maintaining a
graduated color spectrum.
~;wEETWAT£R MARSH AREA~ PROPOSED SIGN LOCATION
LOCATOR
BAYFRONT IDENTIFICATION SIGN
.... "E" STREET
....... '~1~
tn
EXHIBIT A
BAYFIRONT IDENTIFICATION