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HomeMy WebLinkAboutPlanning Comm Reports/1979/05/09 .... AGENDA City Planning Commission Chula Vista, Calif~rnia City Council Chambers Wednesday, May 9, 1979 - 7:00 p.m ........................ PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meetings of April 18, 1979 and April 25, 1979 ORAL COMMUNICATIONS 1. Consideration of request for vacation of Madison Avenue from "H" Street to 290 feet south 2. PUBLIC HEARING: PCC-79-14 - Request for conditional use permit to operate real estate school at 428 "F" Street in the C-O zone - Anthony Schools 3. Consideration of request to convert residential structure to office use, 717 Third Avenue in C-O zone - R. N. Cassel 4. PUBLIC HEARING: Consideration of PCA-79-9 to amend the Municipal Code relating to dwelling groups in R-E and R-1 zones 5. Consideration of Capital Improvement Program for Fiscal Year 1979-80 for conformance to the Chula Vista General Plan 6. Consideration of staff recommendation for implementing Booz, Allen and Hamilton Report 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 May 9, 1979 l. CONSIDE~\TION OF REQUEST FOR VACATION OF blADISON AVENUE FROM "H" STREET TO 290 FEET SOUTH A. Background 1. On December 12, 1978, Harriett Rubin Stone submitted a request to vacate the subject portion of Madison Avenue. 2. This portion is bounded on the east and west sides by commercial property owned by the petitioner. The property adjacent to the southerly terminus of Madison Avenue is also zoned commercial and is under a different ownership. 3. The petitioner is planning to renovate her property and proposes to use the vacated street for parking and landscaping. 4. This street vacation has not been coordinated with the owner of the property to the south of the petitioner's property. However, that owner has been made aware of the proposed vacation and will be advised of the Public Hearing before Council. B. Recommendation Based on the findings contained in this report, adopt a motion recommending that the City Council approve the vacation of that portion of Hadison Avenue subject to the following condition: Petitioner shall grant to the owners, their successors, heirs and assigns of that parcel of land (Assessor's Parcel No. 571-050-06) at the southerly terminus of the subject portion of Madison Avenue, a 25 foot easement for ingress and egress. C. Findings The Engineering Division has reviewed the request for this proposed street vacation and recommends approval based on the following: 1. At present, the only traffic en this portion ef }.ladisen Avenue is comprised of vehicles travellin{: to and from retail businesses which will benefit from increased parkinq created by the vacation. · City Planning Commiss Agenda Items for Meeting of Itay 9, 1979 page 2 Consideration of Request for Vacation of Madison Avenue from "H" Street to 290 feet South 2. The closing of the street will not be detrimental to the flow of traffic in the area. 3. The street was dedicated as an easement for street pur- poses by the owner in 1955 with the possibility of connecting this portion of Madison Avenue to an existing portion 330 feet to the south. Since that time, however, the southerly portion has been modified to a cul-de-sac and the property between the north and south portions has become a retail shopping center. 4. The petitioner has arranged to dedicate utility easements to the respective utility companies by separate instruments, therefore, the only reservation needed is a 10 foot sewer easement to the City. 5. The property at the south end of the subject portion of Madison Avenue presently has access to "H" Street. This access should be retained by the granting of an easement for ingress and egress. Denial of this access would be detrimental to businesses on the southerly property and would increase congestion at the intersection of "H" Street and Broadway by virtue of vehicles going to the shopping center from the west. JWH:fpw EXISTING ,.~.~I O PP IAI C.~ MANKATO ST, ORAWN BY ? I ¥ L E ....L._~_G~____~ STREET VACATION MADISON AVE ~-~-7~ t SOUTH OF 't'1 STREET City Planning Commission Page 3 Agenda Items for Meeting of May 9, 1979 2. PUBLIC HEARING: PCC-79-14 - Request for conditional use permit to operate real estate school at 428 "F~' Street in the C-O-D zone - Anthony Schools A. BACKGROUND 1. The applicant is requesting permission to locate and operate a real estate school within an existing 6100 sq. ft. structure (formerly occupied by the Department of Human Resources) located at 428 "F" Street in the C-O-D zone (Commercial Office, Civic Center Design Control) 2. An Initial Study (IS-79-54) of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on April 26, 1979. The Committee concluded that there would be no significant environmental effects and recommended that the Planning Commission adopt a conditional Negative Declaration. B. RECOMMENDATION 1. Adopt the conditional Negative Declaration on IS-79-54 and find that this project will have no significant environmental impact. 2. Based on the findings contained in Section "E" of this report, adopt a motion approving the request, PCC-79-14, subject to the following conditions: a. The site plan shall be revised to provide for a minimum of 100 offstreet parking spaces. b. The center driveway shall be increased to accommodate two way traffic.~ c. The existing driveway and curb cut on the west side of the building shall be closed and the area landscaped. d. A landscaping and irrigation plan covering the entire site shall be submitted and approved and a guarantee of installation must be provided prior to the issuance of a business license. Said plan shall include the location of existing trees on the site with a plan for retention. e. A lighting plan shall be submitted and approved and lighting shall be installed prior to occupancy of the building. f. The rooftop equipment shall be screened. Said screening shall be approved by the Planning Department and be architecturally compatible with the building. g. A parcel map shall be recorded for the lease area within six months of the approval of this permit, otherwise the conditional use permit shall become null and void. h. The exterior of the building shall be repainted. City Planning Commission Page 4 Agenda Items for Meeting of May 9, 1979 i. The operation shall be monitored by the Planning Department and if a traffic problem arises the Department shall submit a report to the Planning Commission of the findings and recommendations. The Planning Commission shall have the authority to require the applicant to take appropriate action to correct any problems within a specified time period. Said corrective action may include, but is not limited to: a limitation on the hours of operation; reduction of seating capacity; or access to additional parking. j. Signing shall be limited to wall signs and monument signs in accordance with the provisions of the C-O zone. C. DISCUSSION 1. Adjacent zoning and land use. North C-O Civic Center South C-O Medical clinic East C-O Vacant and parking West R-3 Single family dwelling and vacant. 2. Existing site characteristics. The applicant has leased 35,380 sq. ft. of property consisting of two parcels and a portion of two other parcels. The lease area includes the single story commercial structure located at 428 "F" Street formerly occupied by the Department of Human Resources (unemployment office). The lease site slopes gently to the south away from "F" Street. The existing building is located entirely on a 50' x 170' parcel and observes the following setbacks: front - 15 feet; both sides - zero; rear - 30 feet. The parcel to the south is a panhandle lot with a ten foot panhandle section running along the west side of the building. The 10 foot strip is paved and has a driveway on "F" Street. This strip serves as access to a few unmarked spaces located at the rear of the building. The remainder of the parcel is vacant. The remaining lease area consists of the westerly 62 feet of the two parcels located to the east. The northerly parcel measures 100' x 100' and has been paved for parking. There are two existing driveways along "F" Street which provide access. The other parcel to the south is landlocked and vacant except for two large trees. 3. Proposed plan. The applicant proposes to remodel the interior of the building and install a new entrance on the east side. The applicant will occupy the southerly 2600 sq.ft. and sublease the remaining 3500 sq. ft. The site will be paved and striped for 83 parking spaces with landscaping in front and within the parking area. The driveway on the west side of the building will be an exit only. While the plan shows only 83 parking spaces, the applicant's lease stipulates that the lease area provide a minimum of 100 parking spaces. In order to achieve 100 spaces, including landscaping, it will be necessary to extend the lease area further to the east. City Planning Commission Page 5 Agenda Items for Meeting of May 9, 1979 4. Classes and hours of operation. The applicant has indicated that the number of classes per day and hours of operation will be as follows: Monday - 9:00 a.m. to 10:00 p.m. Classes: 7:00 p.m. to lO:O0 p.m. Tuesday - 9:00 a.m. to 10:00 p.m. Classes: 9:00 a.m. to 6:00 p.m. Wednesday - 9:00 a.m. to 10:00 p.m. Classes: Noon to 3:00 p.m.; 7:00 p.m. to 10:00 p.m Thursday - 9:00 a.m. to lO:O0 p.m. Classes: 7:00 p.m. to 10:00 p.m. Friday - 9:00 a.m. to 6:00 p.m. No classes In addition to the classes, counseling and testing will be offered during all hours of the day. There will be a total of two employees on each of two different shifts. 5. Seating capacity. The applicant proposes to provide two assembly areas. One assembly area will be used for classrooms with a seating capacity for 93 students. The other assembly area will be used for counseling and testing and will have a seating capacity for 49 persons. Therefore, the maximum number of persons at any one time would total 142. This figure represents the applicant's aspirations and not the actual number of students presently in attendance at their site at 815 Third Avenue. The daytime classes are presently operating with a maximum of 40 students, whereas the evening classes are averaging 60 students. 6. Parking ratio. The 3500 sq. ft. of sublease area will require 12 parking spaces based on the one space for each 300 sq. ft. of floor area. This would leave 71 spaces available for the applicant's use under the present plan, and 88 spaces if the parking is increased to provide the 100 spaces authorized under the lease agree- ment. Under the present plan, the applicant's proposed parking ratio would provide one space per 2 seats and if the 100 spaces are provided the ratio would be one space per 1.6 seats. D. ANALYSIS 1. The proposed use has historically required more offstreet parking than most other private schools because all of the students are adults and a majority usually drive to school alone. Based on a maximum attendance of 142 students, the proposed 100 parking spaces would provide approximately 2 spaces for every 3 students. The chances of filling both assembly areas to capacity at the same time is remote since the counseling and testing is done on a random basis and attendance varies from one student to 40 students. Nevertheless, as a safeguard staff has included condition "i" which allows the city to require additional parking or reduction of seating capacity or limitation of hours of operation if a parking problem exists at some future time. Generally, staff tries to make conditions of approval as definitive as possible when an applicant is incurring substantial expense in the utilization of a conditional use permit, so that uncertainty about the future is minimized. The basis for this condition, City Planning Commission Page 6 Agenda Items for Meeting of May 9, 1979 however, is the uncertainty as to the adequacy of the parking that is being provided and the impact of a possible parking shortfall on adjacent properties and the effect of inadequate parking and high traffic generation on street capacity. Existing and proposed activities in the vicinity of Fourth and "F" include: a. Library and expanded civic center. b. Town Centre Redevelopment Project c. 120 unit senior citizen's project immediately west of the subject property. In addition, at such time as the Bay Front Plan is implemented, "F" Street would provide a major access for Chula Vista residents to that area. On the other hand, the applicant is providing 88 offstreet parking spaces for his own use for a floor area of only 2600 sq. ft.--a ratio of one space for each 30 sq. ft. of floor area or ten times as much as required generally in the C-O zone. Calculated another way, he is providing one space for each 1.6 seats, again considerably more than the requirement for restaurants which is one space for each 2.5 seats, and which is among the highest of our parking requirements. All things considered, it seems unlikely to staff that the city would have to take any action pursuant to condition "i", but on the other hand, the uncertainty as to the adequacy of the parking justifies the inclusion of the condition. 2. The staff recommends that the applicant exercise his lease agreement for 100 parking spaces to reduce the potential of inadequate parking. This will necessitate revising the proposed site plan to accommodate the additional parking. The staff has prepared a suggested site plan (see Exhibit B) which accomplishes the following: a. Moves the lease line easterly 43 feet; b. Provides for 90° parking spaces; c. Provides for the preservation of the trees; d. Closes off the driveway and curb cut on the west side of the building; e. Widens the center driveway to accommodate improved ingress and egress; f. Provides for landscaping on the site. E. FINDINGS l. 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. The proposed use serves the entire South Bay area and the proposed site is centrally located and within the commercial center of the City of Chula Vista. 2. That much use wil~ not, under the circumstances of the particular case, be detrimenta~ to the hogarth, safety o~ general welfare of persons residing or working in thc vicinitu, or injurious to property or improvements in the vicinity. The conditions of approval will insure that the proposed use will not be detrimental or injurious to adjoining properties or persons residing in the area. Page 7 City Planning Commission Agenda Items for Meeting of May 9, 1979 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposed use will comply with the parking requirements and the require- ments of the Uniform Building Code. 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 proposed use is in keeping with the land use designation of the General Plan. ~ LOCATOR \ . ~- PCC-79-14 ~.~ ' ~EAL ESTATE SCHOOL 428 "F" ST. I CIVIC CENTER iDESIGN CONTROL BOUNDARY d Ioo' ~ ~ ~c~- ~ ~ ~9 CIVIC CENTER N DESIGN CONTROL ~ ~ BOUNDARY '-- "F" STREET I0' ~ 62' O' I0' 2O' ?0' EXHIBIT A I PCC-79-141 REAL ESTATE I ~CBOOLAT428 I F ST. I APPLICANT'S PROPOSAL 122.00' ' EXIST ~,~-~- "F" STREET - ~ NEW DRIVE EX/ST. DR IVES --~ EXIST 62' 45' - ~REAL ESTATE ~{~'~; /.SCH00L AT 428 f;~.f~." [ 'F" STREET 62' 62' ,?, 41' STAFF PRO P O~,AL · ' CONDITIONAL PROJECT TITLE: ANTHONY REAL ESTATE SCHOOL Project Location: 428 F ST. Project Proponent: ANTHONY SCHOOLS 2727 CAMINO DEk RIO SO. 02¢1 5AN DIEGO 921¢8 CASE HO. I5-79-56 DATE: APRIL 26, 1979 A. PROJECT SETTING THE PROPOSED PROJECT INVOLVES APPROXIMATELY .81 ACRES OF PROPERTY LOCATED AT 428 F ST. CURRENTLY, THE SITE IS PARTIALLY DEVELOPED WITH A ONE STORY, 61~ SQ. FT. COMMERCIAL BUILDING. THE SOUTHERN PORTION OF THE PROPERTY IS IN A BASICALLY NATURAL STATE. ADJACENT LAND USES INCLUDE THE CHULA VISTA CIVIC CENTER TO THE NORTH, A SUBSTANDARD PARKING LOT AND SDG&E SUBSTATION TO THE EAST, MEDICAL OFFICE BUILDINGS AND MULTIPLE FAMILY DWELLING TO THE SOUTH AND SINGLE FAMILY HOMES TO THE WEST. A FIELD SURVEY CONCLUDED THAT THERE ARE NO SIGNIFICANT PLANT VARITIES PRESENT AND IT APPEARS THAT THE AREA DOES NOT SUPPORT ANY SUBSTANTIAL WILDLIFE. THERE ARE NO KNOWN SEISMIC HAZARDS WITHIN THE VICINITY, HOWEVER EXPANSIVE SOILS MAY BE PRESENT. A 39" RCP STORM DRAIN UNDERLIES THE SOUTHERN PORTION OF THE PROJECT SITE. B. PROJECT DESCRIPTION THE APPLICANT PLANS TO UTILIZE APPROXIMATELY 26~¢ SQ. FT. OF THE EXISTING OFFICE BUILDING FOR ANTHONY'S REAL ESTATE SCHOOL. THE REMAINING 35¢¢ SQ. FT. OF FLOOR AREA WILL BE LEASED FOR COMMERCIAL OFFICE USE. ANTHONY'S SCHOOL WILL CONSIST OF TWO CLASSROOMS WITH A TOTAL MAXIMUM CAPACITY OF 142 STUDENTS AND A BUSINESS OFFICE. THIS FACILITY WILL BE OPEN FOR STUDENT COUNCILING, STUDY HALL, ENROLLMENT AND EXAMINING FROM 9 AM .TO 1~ PM, MONDAY THRU THURSDAY AND 9 AM TO 5 PM ON FRIDAYS. STRUCTURED CLASSROOM INSTRUCTION WILL BE HELD FROM 7 PM TO 1¢ PM ON MONDAYS, WEDNESDAYS AND THURSDAYS, FROM 9 AM TO 6 PM ON THURSDAY AND FROM 12 PM TO 3 PM AGAIN ON WEDNESDAYS. THE APPLICANT INTENDS TO PROVIDE I~ PARKING SPACES, $8 OF WHICH WILL SERVE THE SCHOOL. CONSTRUCTION OF PARKING FACILITIES WILL WILL INVOLVE THE DEVELOPMENT OF THE SOUTHERN PORTION OF THE PROPERTY WHICH IS CURRENTLY VACANT. ASSOCIATED LANDSCAPING WILL BE INSTALLED ACCORDING TO CITY STANDARDS. C. COHPATIBILITY WITH ZONING AND PLANS THE PROPOSED USE IS SLLOWED WITHIN Tile CURRENT C-O ZONE WlTti THE APPROVAL OF A CONDITIONAl. USE PERMIT. THE PROdECT, SDBJECT TO t.,NF~ ~,,~,,CE WITH THE GENERAL PLA'~---&ND ASSOCIATED ; E LE,"iENTS . D. IDENTIFICATION OF ENVIRONMENTAL EFFECT% ~ . SOILS EXPANSIVE SOILS ~AY BE PRESENT ON SITE. TQ ENSURE ADEQUATE PAVEMENT CONST~UCTION~ A PRELIMINARY SOILS REPORT SHOULD BE P~EPARED AND IF EXPANSIVE SOILS ARE FOUND TO BE PRESENT~ "GUIDELINES FOR THE INSTALLATION AND ACCEPTANCE OF PAVING ON PRIVATE PROPERTYu PER THE CHULA VISTA BUILDING AND HOUSING DEPT. SHOULD BE FOLLOWED. 2 . DRAINAGE UNDERGROUND STOR~ DRAINAGE FACILITIES UNDERLY THE SUBdECT PROJECT. HOWEVER~ THE ~9" RCP SURFACES AND FLOWS INTO AN OPEN NATURAL DRAINAGE WAY JUST ~EST (DOWNSTREam) OF THE PROdECT SITE. PAVING THE NATURAL PORTION OF THE SI IE ~[LL INCREASE THE AMOUNT AND VELOCITY OF RUNOFF ENTERING THE DRAINAGE SYSTE~. CURRENTLY, A PROBLE~ EXISTS DOWNSTREAN OF THE SUBdECT SITE DU~ING PERIODS OF HEAVY RAINFALL. TO ENSURE PROPER DRAINAGE, THE APPLICANT SHOULD SUBN~T DRAINAGE PLANS TO THE PUBLIC WORKS DEPT. FOR APPROVAL. ~. PA~KING THE APPLICANT PROPOSES TO PROVIDE A NAX[~U~ OF 88 VEHICLE PARKING SPACES FOR THE REAL ESTATE SCHOOL. THE CITY TRAFFIC ENGINEER HAS INDICATED THAT 8g SPACES ~AY BE ~NADEOUATE FOR THE USE AND SPILL OVER PARKING COULD AFFECT ADdACENT USES AND ON STREET PARKINg AREAS. SINCE THE PROPOSED USE IS DEFINED AS UNCLASSIFIED AND A CONDITIONAL USE PERNIT IS NECESSARY~ ADEQUATE ON-SITE PARKING FACILITIES ~ILL BE REQUIRED AS A CONDITION OF THE CUP. E. ~IT~GATION NECESSARY TO AVOID SIGNIFICANT ~MPACT. A SOILS REPORT SHOULD BE PREPARED AND SUBSEQUENT RECOMMENDATIONS INCORPORATED INTO THE PROJECT. 2. DRAINAGE PLANS SHOULD BE SUBMITTED TO THE DEPT. OF PUBLIC WORKS FOR APPROVAL. 3. SPECIFIC CONDITIONS OF REVIEW SHOULD BE IMPOSED ON THE SEATING CAPACITY AND THIS AMOUNT OF PARKING PROVIDED TO INSURE THAT ADJACENT AREAS WILL NOT BE BURDENED BY OVERFLOW P~RKING. F. FINDINGS OF INSIGNIFICANT IMPACT ]. THE SITE IS VOID OF ANY SIGNIFICANT NATURAL OR MAN-MADE RESOURCES AND THE PROJECT WILL NOT BE SUBdECT TO ANY UNUSUAL OR SUBSTANTIAL SEISMIC HAZARD. EXPANSIVE SOILS MAY BE PRESENT, HOWEVER, POTENTIAL ADVERSE EFFECTS CAN BE MITIGATED. 2. THE PROPOSED SHCOOL IS IN GENERAL CDNFORMANCE WITH THE GENERAL PLAN AND ASSOCIATED ELE~ENTS AND WILL NOT ACHIEVE SHORT TERM TO THE DISADVANTAGE OF LONG TERM ENVIRPNMENTAL GOALS. 3. POTENTIAl_ [t~PACTS CAH BE MITIGATED AND NONE AqE ANTICIPATED TO INTERACT W~t[CH COULD ~ESUIT I~ ANY SUBST~N~ I,J_ DUt-!t~I.ATIVE ~FFECT QN THf- F 'V 4. THE PROdECT IS NOT EXPECTED TO RESULT IN A SIGNIFICANT INCREASE IN VEHICLE TRAFFIC, NOR WILL ANY SUBSTAN,TIAL INCREASE IN RELATED EMISSIONS OR NOISE RESULT, G, CONSULTATION 1. INDIVIDUALS AND ORGANIZATIONS CITY OF CHULA VISTA D, d. PETERSON DIRECTOR OF PLANNING WILLIAM ULLRICH ASSOC. ENG. GARY HANSEN TRAFFIC ENG. GENE GRADY DIRECTOR OF BUILDING & HOUSING STEPHEN TAYLOR ENV. CONTROL COMM. WM. IMS, JR. APPLICANT 2. DOCUMENTS FOGG REPORT CHULA VISTA IMPROVEMENT MAPS TITLE 19 OF THE C.V. MUNICIPAL CODE 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 PZanninq Dept., 276 4th Ave., Chula Vista, CA. NNVIRONP. IPiNTAB REV[EN COORDYNATOR City Planning Commission Agenda Items for Meeting of May 9, 1979 Page 8 3. Consideration of request to convert residential structure to office use, 717 Third Avenue in ¢-0 zone - R. N. Cassel A. BACKGROUND 1. The applicant proposes to convert an existing single family dwelling into a psychology clinic at 717 Third Avenue in the C-O zone. The zoning ordinance requires Planning Commission approval of any remodeling involving the conversion of residential structures for non-residential use. 2. This request is categorically exempt (class 1 a) from environmental review. B. RECOMMENDATION Adopt a motion approving the request for the conversion of the existing single family dwelling at 717 Third Avenue for use as a psychology clinic, subject to: 1. The submission of a revised site pla~ layout as shown on attached Exhibit B. 2. The installation of a 6' high zoning wall along the easterly property line. 3. The submission of a design for monument sign for staff approval which meets the design criteria of the C-O zone. 4. Changes of land use will require staff review to insure acceptability of access to the parking area. C. DISCUSSION 1. Adjacent land use and zoning: North C-O Medical office South C-O Medical office East R-1 Single family residences West C-O Church 2. Site characteristics. The subject property is a 50' x 132' parcel developed with a single story 920 sq. ft. wood frame single family dwelling (see Exhibit A). The structure is located 15 feet north of the south property line. A 3½' wide concrete walkway exists on the south side of the building with the remaining 11~'+ proposed for driveway ingress and egress. 3. Proposed conversion. The applicant proposes to convert the single family dwelling into a psychology clinic. The proposed conversion (shown on Exhibit A) includes the following: a. Paving of a 12 ft. wide driveway and rear portion of the lot for parking. b. Exterior remodeling work, most of which has already been completed, Page 9 City Planning Commission Agenda Items for ~eeting of May 9, 1979 such as; exterior studco with pop-outs around some windows and new arched facade around the front porch area. c. Complete reworking of all landscaped areas. d. Signs, subject to separate approval, will be reviewed by staff in conjunction with building permits. D. ANALYSIS 1. The applicant secured a remodeling permit to stucco an existing single family residence. He then proceeded to remodel the structure and site for conversion as a commercial office without the knowledge or approval of the city. After construction was well under way the applicant contacted the city and requested approval, at which time he was informed that Planning Commission action would be required. 2. The structure has been inspected by the Building and Housing Department and reviewed by the Fire Marshal. The structure substantially meets the require- ments for a commercial structure. 3. As a commercial structure, the building presents an acceptable, clean, and simple architectural design. 4. The present parking standards for the proposed use would require a total of 5 parking spaces. The applicant has submitted a proposed parking layout which does not comply with minimum code requirements for stall size and back up area. However, the site has sufficient area to accommodate the number and stall size required for the proposed use. Therefore, staff has proposed a revised site layout which exceeds the minimum parking requirements by providing for 7 stalls (Exhibit B). The proposed access driveway is approximately 12 ft. wide with a 3 ft. wide concrete sidewalk paralleling the drive, providing 15 ft. of clearance. The 15 feet provides for one-way access only. However, because the intended use involves only the psychologist, his secretary and one patient at a time, there should be no conflict with the driveway. Staff is recommending a review of any change in land use to assure that problems would not result in the future. 5. A complete landscape and irrigation plan, in accordance with the City Landscape Manual, will be required for the entire lot upon application for a business license. 6. The property located directly to the east is zoned R-l, therefore, in accordance with Sec. 19.58.360 of the Municipal Code a 6 ft. high concrete block zoning wall is required to be constructed on the east property line. NORTH ,, ILOCATOR ~. 1 ~ \ ~CONVERT SINGLE FAMILy THIRD AVE. City Planning Commission Page l0 Agenda Items for Meeting of May 9, 1979 4. PUBLIC HEARING (cont.): Consideration of PCA-79-9 to amend the Municipal Code relating to dwellin~ ~roups in R-E and R-1 zones A. BACKGROUND On April 25 the Planning Commission continued this item to May 9 at the request of staff. B. RECOMMENDATION Continue the item to the meeting of May 23. C. DISCUSSION Additional time is required to revise this amendment to the zoning ordinance. City Planning Commission Page ll Agenda Items for Meeting of May 9, 1979 5. Consideration of Capital Improvement Program for fiscal year 1979-80 for conformance to the Chula Vista General Plan A. BACKGROUND Section 65401 of the State Planning and Zoning Law provides that the Planning Commission is required to review the Capital Improvement Program for projects contemplated during the next fiscal year to determine the conformance of the program with the General Plan. The enclosed material, prepared by the Public Works Department, represents the Capital Improvement Program for fiscal year 1979-80 through fiscal year 1984-85. However, the Planning Commission's responsibility is simply to determine whether the program for fiscal year 1979-80 conforms to the General Plan. B. RECOMMENDATION Adopt a motion finding that the Capital Improvement Program for fiscal year 1979-80 conforms to the Chula Vista General Plan. C. ANALYSIS 1. Most of the projects in the Capital Improvement Program for fiscal year 1979-80 are at a level of detail which is not addressed by the General Plan. However, staff has reviewed each of the projects and determined that none are in conflict with the General Plan. Accordingly, a finding of con- formance can be made. 2. This determination is categorically exempt from the provisions of CEQA, 1970 as amended. City Planning Commission Page 12 Agenda Items for Meeting of May 9, 1979 6. Consideration of staff recommendation for implementin9 Booz, Allen and Hamilton Report A. BACKGROUND 1. At the April 25th meeting Mr. Jack Lohman of the Design Review Committee addressed the Planning Commission and expressed the willingness of the Design Review Committee to assume responsibility for review of precise plans in the commercial and industrial zones in accordance with the third recommendation contained in the City Manager's memo to the Council. 2. Due to the lateness of the meeting and other urgent agenda items, this item was continued to the meeting of May 9 for further discussion by the Planning Commission. 3. The April 25th report on this item is attached for your convenience. City Planning Commission Agenda Items for Meeting of April 25, 1979 page 16 9. Consideration of staff recommendation for implementin9 Booz, Allen and Hamilton Report A. BACKGROUND The attached memo from the City Manager was considered by the Council on March 20, 1979. Council referred the matter to the Planning Commission and determined to take it up in a Council Conference after the Commission had evaluated it and formulated a recommendation. B. DISCUSSION 1. The most significant portion of the memo is the Recommendation Section on the last page of the memo. Implementation of the recommendations would relieve the Planning Commission from the responsibility of acting on the following types of applications: a. Variances. b. Precise Plans in the commercial and industrial zones. c. Requests for deferral of public improvements. d. Determining architectural compatibility of structures to be moved into a new location within the city. 2. While implementation of the recommendations would alleviate the work load of the Planning Commission and in some (if not all) cases expedite the processing of applications, it probably would not significantly reduce the work load of the staff. Thus, while the Planning Commission would have more time to devote to long range planning matters and policy considerations, the staff would not be similarly relieved so that it is unlikely that substantial progress could be made in such areas as revising the General Plan. C. RECOMMENDATION 1. Discuss the recommendations. 2. Formulate a recommendation to Council on each of the five recommendations contained on page 4 of the City Manager's memo of March 20, 1979 to the City Council. At this point staff would recommend adoption of all five of the recom- mentations. March 20, 1979 To: Honorable Mayor and City Council From: Lane F. Cole, City Managerial-' St'bject: Implementation of the recommendations of the Booz, Allen & Hamilton Report A. The Booz, Allen & Hamilton Report and Conclusions The Booz, Allen & Hamilton report made nine basic recommendations, some of which overlap. Each recommendation was considered by a task force, consisting of the City Manager, the Director of Public Works, the Director of Planning and a representative of the Planning Commission (Jack O'Neill). In general, the task force reached two conclusions: 1. The size of the community and the level of land development activity are such that Council should continue to make final decisions on such impor- tant matters as rezonings and tentative subdivision maps. 2. Several types of items which do not involve broad discretionary decisions or matters of substantial significance can be delegated from the Council to the Planning Commission or Design Review Committee, or from the Planning Commission to the staff. B. Discussion of Booz, Allen & Hamilton Recommendations The Booz, Allen & Hamilton recommendations deal with the kind of processing now required by the various types of applications, the organization and manage- ment of the Planning Department, and related matters. Many of the recommendations are designed to expedite the processing of various types of applications. A dis- cussion of each of the recommendations is presented below. 1. THE PLANNING DEPARTMENT SHOULD TAKE THE LEAD IN COORDINATING THE PREPARA- TION OF A NEW GENERAL PLAN. There is no disagreement with this recommendation. The problem is finding a way to accomplish it with existing staff. This is being evaluated as part of the larger reorganization involving Public Works, Community Development, Building and Housing, and Planning. A proposal on this recommendation will be submitted at a later date. 2. T~tE PLANNING DEPARTMENT SHOULD BE GIVEN MORE RESPONSIBILITY FOR RULING ON CURRENT PLANNING PROPOSALS. The City Manager's task force recommended that decisions on variance applications be assigned to the Zoning Administrator rather than to the Planning Commission. The present language in the Zoning Ordinance provides for action by the Zoning Administrator on some but not all types of variances without a public hearing. Items requiring a public hearing are acted on by the Planning Commission. The findings required in order to approve a variance are well spelled out in both State law and our own Zoning Ordinance. On the other hand, the task force recommended that conditional use permits remain with the Planning Commission as these decisions are quite discretionary and the findings are more judgmental. 3. THE PROCESS OF REVIEWING CURRENT DEVELOPMENT PROPOSALS SHOULD BE SIMPLIFIED. This is a laudable objective but most planning items are quite complex and require the preparation of an interdepartmental comprehensive report which leads to a logical conclusion and recommendation. Separate, uncoor- dinated reports from the individual departments on a given application, as suggested by Booz, Allen & Hamilton, would make it more difficult and and time consuming for the Planning Commission and City Council to digest the information and make a decision. 4. CERTAIN CHANGES SHOULD BE MADE IN THE STRUCTURE AND ASSIGNMENT OF RESPON- SIBILITIES WITHIN THE DEPARTMENT. Some adjustments in the work done by the Director of Planning and Assistant Director of Planning were accomplished, but with the resignation of the Assistant Director of Planning and the larger multi-departmental reorgan- ization, further assessment will be required. 5. THE CITY MANAGER'S OFFICE SHOULD BE INVOLVED IN MAKING THE INTERNAL CHANGES TO THE DEPARTMENT AND CONTINUE TO PROVIDE ASSISTANCE DURING THE TRANSITION PERIOD. The City Manager's office, together with the new Deputy City Manager in charge of the Public Services Departments, will be evaluatinm possible changes in the light of the resignation of the Assistant Director of Planning and other alternatives available due to the resignation and reorganization. 6. THE PLANNING DEPARTMENT SHOULD ESTABLISH SPECIFIC OBJECTIVES FOR GUIDING ITS DAY TO DAY ACTIVITIES. 7. SEVERAL CHAHGES SHOULD BE MADE TO THE PROJECT ACCOUNTING SYSTEM IF IT IS TO BE USED AS A CONTROL TOOL. These two recommendations by Booz, Allen & Hamilton are related and will be discussed together. Essentially, Booz, Allen & Hamilton were recomniending that the Planning Department attempt to predict the number and type of applications and special studies that would be filed or requested in a given fiscal year, and the number of man hours that would be required to complete each item. Then, during the fiscal year, the number of actual items and the man hours required to complete the work would be evaluated and compared with the estimate. Also, at the end of the fiscal year, the number of items and hours required for completion would be conlpared with the earlier predictions. This information would then be used to evaluate work performance and to formulate the work program for the next fiscal year. For several years the Planning Department operated under a system similar to that suggested by Booz, Allen & Hamilton. It was found that the number and type of applications and special studies that would come up in a given fiscal year is not very predictable and that even applications of the same type may require widely varying times to complete. The Department discontinued the system of predicting, but continues to monitor the number of man hours spent on the various applications and studies. Items which have required more time than would normally be expected are evaluated. It has been found that faulty submittals by applicants, con- tinuances by the Planning Commission and City Council, and the time required for inter-departmental and inter-agency coordination are the most common factors which contribute to delays in completing an item. We have concluded that while greater effort will be spent in developing specific annual work programs, predictions of numbers, types and man hours required to complete the various work items is not of sufficient value to warrant spending the time it takes. 8. THE CITY SHOULD REGULARLY EVALUATE AND MONITOR THE EFFECTIVENESS OF ITS PHYSICAL PLA~i?IING AND CONTROL ACTIVITIES. Under this recommendation, the Booz, Allen & Hamilton report listed a number of criteria for measuring the effectiveness of the planning program. In staff's opinion the criteria were mostly irrelevant. By evaluating the Department's reports and recommendations to Council and Council's reaction to them, and the Department's record of meeting deadlines, the City Manager's office has adequate knowledge of the effectiveness of the planning program. 9. THE ROLE OF THE PLANNING COMMISSION SHOULD BE EXPANDED AND STRENGTHENED. Booz, Allen & Hamilton's primary recommendation in this area is that the Planning Commission should make final decisions on tentative subdivision maps and rezonings unless items are appealed to Council. The City Manager's task force felt that these are important decisions which deserve consider- ation by the Council. However, the task force felt that some types of items which now require review by both the Planning Commission and City Council (notably, precise plans in commercial and industrial zones) can be delegated to either the Planning Commission or Design Review Committee, with appeals to be heard by the City Council. Because of the architectural expertise on the Design Review Committee, I feel that this review should be handled by them. 10. Aside from the Booz, Allen & Hamilton report, staff has been concerned about the amount of processing required of a condominium development in the redevelopment area. At present, the Design Review Board reviews the site plan and architectural treatment, the Redevelopment Agency approves the owner participation agreement, and both the Planning Commission and City Council review the tentative map. While staff does not expect many condominium developments in the redevelopment area, the required processing is burdensome. Two improv~]ents are possible: (a) Time the consideration of the owner participation agreement by the Redevelopment Agency so that it occurs on the same evening Council considers the tentative map. (b) Delegate approval of one lot subdivisions (condolninium developments) to the Planning Commission. However, staff recommends that Council not delegate this to the Planning Commission until additional experience is gained with the new condominium development and apartment conversion ordinance and Council policy solidifies to the point where it can provide guidance to the staff and Planning Commission. C. Recommendation. It is my recommendation that the operations of the Planning Department and its use of the project accounting system continue to be evaluated. Under the new organization the Deputy City Manager will have more time to evaluate and coordinate the activities of the four departments under him than was available under the old organizational structure. In addition, I recommend tha't Council authorize the preparation of the necessary ordinances to effect the following changes in the processing of several items: 1. Make the Zoning Administrator rather than the Planning Commission responsible for acting on all variances. 2. Make the City Engineer rather than the Planning Commission responsible for acting on requests for deferral of public improvements. Requests for waivers would remain with the Planning Commission. Decisions on requests for deferral or waiver of the requirement to underground utilities would remain with the City Council. 3. Make the Design Review Committee responsible for review of precise plans in commercial and industrial zones in addition to their present authority in the R-3 zones. It is recommended that this authority not be extended to the review of developments in the P-C zone at this time.' 4. Make the Zoning Administrator responsible for the site planning and architectural compatibility aspects of the moving of structures within the city and the Director of Building and Housing responsible for seeing to it that such structures meet present codes. 5. For condominium developments within the redevelopment area, direct staff to schedule owner participation agreements so that they can be considered by the Agency the same evening the Council considers the tentative map, where the applicant desires such dual consideration. DJP:hm