HomeMy WebLinkAboutPlanning Comm Reports/1979/02/14 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, February 14, 1979 - 7:00 p.m. Council Chambers - City Hall
PLEDGE OF ALLEGIANCE - SILENT PRAYER
APPROVAL OF MINUTES - Meeting of January 24, 1979
ORAL COMMUNICATIONS
CONSENT CALENDAR
A~ matters listed under Consent Calendar are oonsidered to be routine by the
Commission and will all be approved by one motion. There will be no separate
discussion of said items unless good cause is shown prior to the time the Com-
mission votes on the motion to adopt.
1. Consideration of request for deferral of public improvements in alley between
First Avenue and Minot, north of "E" Street
2. Consideration of the state of conformity of the County of San Diego's
proposed disposition of certain real property on "H"
Street to the Chula Vista General Plan
REGULAR CALENDAR
3. PUBLIC HEARING: Environmental Impact Report EIR-79-2 on Bonita Long Canyon
4. PUBLIC HEARING: Environmental Impact Report EIR-79-5 on Town Centre
Commercial Development
5. Consideration of vacation of portions of Center, Madrona and Landis
6. Consideration of request for amendment of conditions in Resolutions
PCC-78-3 and PCC-78-6 allowing mini-shops in service
stations at 196 Broadway and 898 Third Avenue - Atlantic
Richfield Company
7. PUBLIC HEARING: Tentative subdivision map PCS-79-13 for conversion of
Offerman apartments at 440 L Street to condominiums
8. PUBLIC HEARING: PCZ-79-E - Rezoning four mobile home parks at 345 "C"
Street, llO0 Industrial Boulevard, 1425 Second Avenue
and 1925 Otay Lakes Road to MHP zone
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 February 14, 1979
1. Consideration of request for deferral of public improvements in alley between First Avenue and Minot, north of "E" Street
Background
On January 23, 1979, Mr. Calvin Jeter, owner of the property
located at 180 First Avenue and Mr. John G. Winner, owner of
the property located at 178 First Avenue submitted an application
with the required $130.00 fee for deferral of the construction
of concrete alley improvements and storm drain improvements
at the rear of said properties. Installation of these public
improvements is required per the conditions of approval for
Tentative Parcel Map 78-14.
Recommendation
Based on the findings contained in Section D of this report,
it is recommended by the Engineering Division that this request
for deferral be approved. Approval of this request also requires
the following conditions to be met:
a. Execution of an agreement guaranteeing the installation of
concrete alley improvements and storm drain improvements
upon written notice by the City.
b.Posting surety in the amount of $7,000 to cover the cost
of construction.
c. Waiving the right to protest in the event that a 1911 Act
proceeding is initiated.
Analysis.
1. The alley is 24 feet in width and is totally unimproved from
"E" Street to its intersection with First Avenue. It is
impractical to construct individual segments of this alley due
to grade and drainage problems.
2. Temporary improvements will be required to provide access from
"E" Street to the two newly created parcels fronting on the alley.
3. The estimated costs involved for the permanent improvements
are as follows:
City Planning Commis_ an
Agenda Items for Meeting of Feb. 14, 1979 page 2
5" thick P.C.C. paving, 1920 S.F. @ $1.30 = $2,496.00
30" R.C.P. storm drain, 50% of 160 L.F. @ $35.00 = 2,800.00
Subtotal $5,296.00
Preparation of plans and construction staking 634.00
Subtotal $5,930.00
Contingencies ....... 593.00
Subtotal $6,523.00
Attorney's fees .............. 477.00
Total $7,000.00
Findings
The Engineering Division has reviewed the request for deferral of
public improvements and recommends approval based on the following:
1. The installation of permanent public improvements in the alley
would be premature at this time due to the existing condition
of the surrounding properties and therefore would also be
impractical.
DRAWN BY ~ T I T L E
L. I~ G. I DEFE/?t?AL OF PUBLIC IMPROVEMENTS
oA:. 2-~'-xs TENTATIVE PAf?CEL MAP 78-1'¢
City Planning Commission
Ag'enda Items for Meeting of Feb. 14, 1979 page 3
2. Consideration of the state of conformity of the County of San Diego'~
proposed disposition of certain real property on "H" Street
to the Chula Vista General Plan
A. BACKGROUND
1. The County of San Diego holds title to three parcels of land on
"H" Street, and considers the said parcels to be surplus. As soon as the
City of Chula Vista completes the annexation of the three parcels of land,
the County proposes their sale.
2. The State. Planning and Zoning Law (Government Code), under Section
65402 (b), provides that no county shall dispose of real property within
the corporate limits of a city until the location, purpose, and extent
of the proposed disposition have been submitted to the involved city's
Planning Commission, and this body has reported on their conformity to the
city's General Plan.
3. Mr. Robert Beckett, Real Property Agent of the County of San Diego,
has requested that the Chula Vista City Planning Commission address the
County's proposed sale of real property, and report its finding on the
conformity of the said sale to the Chula Vista General Plan. (~r. Beckett's
letter of January 29, 1979 and its attachments are submitted herewith.)
B. RECOMMENDATION
Adopt a motion finding that the location, purpose, and extent of the
proposed real estate disposition would substantially conform to the Chula
Vista General Plan, and, instruct the secretary to report this finding to
the San Diego County Board of Supervisors, and County Real Property Agent
Beckett.
C. ANALYSIS
1. The parcels of land in question are vacant. They are designated
"Low Density Residential" on the plan diagram of the Chula Vista General
Plan, and are appropriately prezoned "R-l-lO."
2. The parcel located at the northeasterly corner of "H" Street and
Hilltop Drive has an area of 8,769 square feet. The remaining two parcels
comprise an unsubdivided parent parcel, which has an overall area of 22,560
square feet, and is located on the northerly side of "H" Street, about 400
feet easterly of Hilltop Drive. The partition of the said parent parcel,
as proposed by the County, would create an 11,230 square foot parcel, and
an 11,330 square foot parcel.
3. Mr. Beckett has notified the Planning Department that the subject
parcels will be sold for single family dwelling purposes, in accordance
with their City of Chula Vista prezoning designation.
D. CONCLUSION
The above factors provide substantial evidence that the location, purpose,
and extent of the County's proposal to dispose of certain real property on
"H" Street conforms to the Chula Vista General Plan.
City Planning Commission
Agenda Items for Meeting of Feb. 14, 1979 page 4
3. PUBLIC HEARING: Environmental Impact Report EIR-79-2 on Bonita Long Canyon
Sectional Planning Area
A. BACKGROUND
1. This draft Environmental Impact Report was prepared by Multi-Systems
Associates under an agreement with the Environmental Review Committee of the City
of Ckula Vista and the Otay Land Company. There are other public agencies which
will have discretionary action on the project. These agencies include the £~unty
of San Diego, the San Diego Local Agency Formation Commission and the California
Department of Fish & Game.
2. The project proposes the development of 768 single family dwellings, 56
multi-family dwellings, and various public uses on 650 acres north of East "H"
Street and to the east ef Otay lakes Road. The project would be phased over
several years.
3. The Environmental Control Commission found the EIR in compliance with CEQ~
guidelines and provided further comments (attached). Also, a letter was received
from Mr. and Mrs. John R. Wunderli which is also attached. It is anticipat~d that
further ~ritten comments will be received after the staff report is delivered.
B. RECOMMENDATION
Open the public hearing, take testimony on the adequacy of the draft EIR and
close the hearing. It is not anticipated that response to all the comments on
this draft EIR ~ill be completed for this meeting, therefore, consideration of the
final EIR should be scheduled for the Commission meeting of February 28, 1979.
C. PROJE£T DES[RIPTION
The proposed project is located on 650 acres north of Bonita Vista High School
and Southwestern College Estates and to the east of Otay Lakes Road and Acacia Avenue.
Implementation of the plan would result in the development of 768 single family
detached dwellings, 36 apartment units, an elementary school site, a park site, an
equestrian center and about 320 acres of dedicated open space.
Extensive grading would be required to implement the prcj~ct. Ridgetops would
be cut. the flatter side slopes of canyons would be filled and large fills would
be placed to extend CorYal Canyon Road through the site.
Most of the major drainage ways would be left in their natural state with the
100 year flood plain disturbed only at two road crdssings.
D. I~IPACT ANALYSIS
1. Geology & soils.
Two investigations of the site were performed, a detailed study of the phase I
area and a reconnaissance of the remaining portion of the site. The phase I area
involves compressible and expansive soils. The impact of these soils can be mitigated
through engineering techniques. The balance of the site does involve the possibility
City Planning Commission page 5
Agenda Items for Meeting of February 14, 1979
of features which warrant further study. In addition to the said problems noted
above, the site does contain evidence of mudflows, landslides and a possible
fault. These problems can also be mitigated to an insignificant level.
2. Drainage.
Downstream from the site, drainage facilities are not considered adequate.
These facilities include the box culvert underneath Bonita Road and the concrete
channel between Palm Drive and Acacia Avenue. The project will cause an increase
of about 55 cu. ft. per sec. (4% increase) in this area of existing drainage problems.
The onsite drainage system has been designed to avoid significant drainage
problems. The project proponent has not suggested mitigation measures which would
resolve the significant downstream problems. The EIR notes that fees to offset the
cost of downstream facilities would partially mitigate this impact.
3. Land form.
The project site is characterized as having very rough topography and any
development would result in a substantial amount of grading. With this proposal
there will be a substantial amount of land form modification due to the cutting
of ridgetops and filling of canyons, however, the basic structure of canyons and
ridges will remain.
4. Air quality and water quality.
The report contains a detailed air quality and water quality impact analysis
which concludes that the impacts will be minimal.
5. Noise.
The primary acoustical impact will be due to future traffic noise. Of specific
concern will be the dwellings along East "H" Street and the phase VI apartments
along Otay Lakes Road. The required block wall and insulation requirements of apart-
ment construction will be adequate to avoid significant impact.
6. Biology.
The proposed project generally provides for the protection of the four
significant properties of onsite sensitive plants. However, an onsite stand of
Cleveland Sage is unique and should be preserved. The current plan would destroy
this resource and would result in a significant impact. A redesign of this portion
of the project (Street Q) would avoid this significant impact.
7. Archaeology.
There are two sites which would be destroyed by the project. Subsequent field
work has shown that the sites have some depth. Therefore, mitigation (salvage)
has been recommended by the project archaeologist.
8. Land use.
The proposed project is compatible with adjacent land uses and the Chula Vista
General Plan. It does not strictly conform to the Sweetwater Community Plan.
City Planning Commission page 6
Agenda Items for Meeting of Feb. 14, 1979
9. Schools.
The schools in the vicinity of the project are generally operating above
their design capacity. The impact of this and other projects in the area will
be significant. This effect can be reduced through the payment of fees and the
dedication of the K-6 site.
10. Sewer.
There is some question about the ability of downstream sewer lines to accommodate
the flows from this project and others in the vicinity. It may be necessary to
add a parallel line or enlarge the existing line to accommodate this project.
Further study of this problem is necessary.
11. Traffic.
The project could have an adverse impact on street capacities in the eastern
Chula Vista Planning area. This impact can be mitigated through the coordination
of street improvements with various phases of the project. Examples wou~d be the
extension of East "H" Street to Otay Lakes Road with Phase I of the project and
signalization and other improvements to the Bonita Road/Acacia intersection as
connections are made to Tim Street-Acacia Avenue. Without these improvements a
significant impact could result.
1638 Mi[is Street
Chula Vista, Ca. 92010
January 16, 1979
Environmental Review Coordinator
Chula Vista Civic Center
P.O. Box 1087
Chula Vista, Ca. 92012
Dear Sir:
We would like to hereby register one major concern regarding a proposed
project located north of Bonita Vista High School and east of Olay Lakes Road and
Acacia Avenue consisting of 768 single family dwellings and 56 multlple family
units.
We were pleased to see that the proposed project included an elementary
school site; but our concern is that in light of Proposition 13 and other financial
difficulties, the local school districts do not currently have money with which to
build additional schools. Tiffany Elementary in the College Estates Area and
Sunnyslde Elementary in Bonita are the two elementary schools located ciosest
to the proposed development, and they are both full to capacity NOW.
Bonita Vista Junior and Senior Highs, which would also serve the proposed
development, are currently OVERcrowded, with no money available to build an addi-
tional junior or senior high to alleviate this problem. Therefore, the way we see it,
the building of this development will just more seriously crowd present schools, thus
hampering the quality of education, and/or force bussing to other schools, which we
object to fervently.
We would like to go on record as being against this proposed development
for the above-stated reasons. Should there be some kind of a guarantee that the
needed elementary school will be built at the time of the development then--and
only then--could we withdraw our opposition and thereafter support the project.
Thank you for your consideration of our concerns.
Sincerely,
.~ Mr. & Mrs. Jdhn R. Wunder[i
l 7 1979
P NNING DEPARD,1ENT
CHU VISTA, CALIFORNIA
February 7, 1979
TO: Chairman, Planning Commission
FROM: Gayle McCandliss, Chairman/Environmental Control Commission
SUBJECT: EIR-79-2 - Long Canyon Sectional Area Plan, E1 Rancho Del Rey
The EIR meets CEQA guidelines.
The EIR explains the impacts in a complete manner and lists possible mitigating
measures. There are a few concerns that should be considered:
(1) The result of the geological technical investigations should be
carefully evaluated for expansive soils so that proper mitigating
measures can be implemented.
(2) Special consideration should be given to supply adequate drainage for
the project. Review the impacts on homes downstream from the project
to insure that they will be protected.
(3) If there is no way to redesign the development, provide time to
adequately excavate the archaeologically significant sites.
(4) Take whatever measures necessary to ~eplant or realign the project
to save the Cleveland sage.
(5) Stipulate that "H" Street be extended to Otay Lakes Road prior to
occupancy of Phase I.
(6) The overcrowding of schools in the area should be carefully considered.
(7) The ECC recommends careful evaluation of the capacity of existing
sewer lines which serve the project.
GMcC:av
WRITTEN COMMENTS PREPARED BY GAYLE McCANDLISS, AND APPROVED AT THE
ENVIRONMENTAL CONTROL COMMISSION MEETING HELD MONDAY, JANUARY 5, 1979,
BY THE FOLLOWING VOTE, TO-WIT:
AYES: Commissioners McCandliss, Donovan, Taylor, Hodson and Hernandez.
Noes: None.
Abstain: None.
Absent: Commissioners Iversen and Macevicz.
ATTEST: ~_~ ~_~ ~ J~-~.~-~, , S e c re t a ry
~ Ci~N~rds and Co~T~'~ions f
City Planning Commission
Agenda Items for Meeting of Feb. 14, 1979 page 7
4. PUBLIC HEARING: Environmental Impact Report EIR-79-5 on Town Centre Commercial
development
A. BACKGROUND
This draft EIR involves the commercial redevelopment of the focus area of the
Town Centre Redevelopment project located at the southwest corner of Third Avenue
and "F" Street. The document was issued for public review by the Environmental
Review Committee on January 11, 1979.
The Environmental Control Commission recommended certification of the EIR at
their meeting of February 5, 1979. The Project Area Committee reviewed the draft
EIR but took no formal action on the document. No other comments have been received.
B. RECOMMENDATION
Open the public hearing, take testimony on the a~equacy of the draft EIR and close
the hearing. If no input requiring a response is received, certify that EIR-79-5
has been prepared in compliance with CEQA and the Environmental Review Policy of the
City of Chula Vista and that the Planning Commission will consider the information
in the EIR when it makes a decision on the project.
C. PROJECT DESCRIPTION
The project site includes the eastern half of the block bounded by Third and
Fourth Avenues, "F" Street and Memorial Park. It does not include the shopping
center at Fourth and "F" Street nor the residential portion of the focus area which
was the subject of EIR-79-3.
Most of the existing structures within the project area would be demolished
with 19 to 21 businesses being relocated. Several houses would also be removed.
The redevelopment of the area would include the retention of about 11,500 sq.ft.
of existing retail floor area; the construction of 56,580 sq. ft. of new retail
shops, 34,000 sq. ft. of office use, 15,810 sq. ft. of restaurants, 7,250 sq. ft.
of financial buildings, and a parking structure for approximately 443 cars.
D. IMPACT ANALYSIS
1. Traffic.
One of the majcr impacts which would likely result from the project and other
growth would be on the capacity of streets and intersections in the vicinity of the
project. At peak hours slight congestion may occur on Third Avenue due to the
absence of the ability to make a left turn from the street into the proposed parking
structure. This problem is not considered severe enough to warrant opening the
median. Northbound cars would have to make a U-turn where the median breaks or
use the "F" Street access in order to enter the project.
The impact of the project on "F" Street traffic would be mitigated with
restriction of onstreet parking and addition of a left turn pocket at the access
road into the project.
City Planning Commission
Agenda Items for Meeting of Feb. t4, 1979 page 8
Multiphase signalization may be necessary at the Third Avenue and "F" Street
intersecticn to accommodate large traffic volumes projected for 1985. Also,
lengthened left turn pockets or additional left turn lanes at the intersection
would facilitate traffic flow.
2. Historical Resources.
The project would remove one structure of historical interest, Peters' Home
and Garden Center. This building is one of the oldest commercial structures in
Chula Vista and is the last evidence on Third Avenue of the city's agricultural
heritage.
To mitigate this impact a permanent display of items illustrating the early
days of Chula Vista could be developed in one of the open space areas. This
display might include a map of the Third Avenue area showing structures and
businesses existing at the time of incorporation, and photographs of the area
from the late 1800's to the present.
3. Utilities.
The project will increase the demands for utilities, energy resources and
services. In order to provide adequate water flows for fire protection, larger
water mains would have to be installed to serve the project. All other utilities
and services are currently available to serve the project. The incremental
increas£, in demand is not expected to overburden existing urban support systems.
E. COMMENTS ON THE DRAFT EIR
1. The Environmental Control Commission found that the EIR meets CEQA guide-
lines but did express concern regarding the destruction of the Peters' Home and
Garden Center (cop9 attached).
February 7, 1979
TO: Chairman, Planning Commission
FROM: Gayle McCandliss, Chairman/Environmental Control Commission
SUBJECT: EIR-79-5 - Commercial Component, Town Centre
The EIR meets CEQA guidelines.
In encouraging the center city redevelopment, the City Council has accepted the
associated air pollution and traffic problems. With proper planning, the latter
problem can be properly mitigated.
The issue of Peters Home and Garden Center bothers me. As the report states,
"destruction of the old feed store building would remove the last structure of the
Third Avenue area that reflects the agricultural heritage of Chula Vista".
I have always maintained that there is a special feeling or essence that is solely
Chula Vista. This corner of Third Avenue plays a role in that feeling. I wish
that the shop could be retained and incorporated architecturally in the new building.
No matter what the Commission wishes to recommend on this issue, I think that we will
all agree that the display of murals within the open areas of the project illustrating
the history of Chula Vista is a nice idea, but hardly an adequate mitigation for
destruction of a building of historical value.
GMcC:av
WRITIEN COMMENFS PREPARED BY GAYLE McCANDLISS, AND APPROVED AT THE ENVIRON-
MENTAL CONTROL COMMISSION MEETING HELD MONDAY, JANUARY 5, 1979, BY THE
FOLLOWING VOTE, TO-WIT:
AYES: Commissioners McCandliss, Donovan, Taylor, Hodson and Hernandez.
[Joes: None.
Abstain: None.
Absent: Commissioners Macevicz and Iversen.
ATTEST: ~s ~ions M~a~~c~-'= , Secretary
February 7, 1979
City Planning Commission
Agenda Items for Meeting of Feb. 14, 1979 . page 9
5. Consideration of vacation of portions of Center, Madrona and Landis
A. Background
1. Center Street, Madrona Street and Landis Avenue are
classified as residential streets and these streets
are proposed for vacation in accordance with the
adopted Master Plan for the development of the Town
Centre I Focus Area.
2. The vacation of these streets has been considered
in EIR79-3.
3. Utility companies have indicated that they will not
concur in this vacation until suitable easements for
their uses have been granted.
4. Ail property adjacent to the portions of streets to
be vacated are under the control of either the
Redevelopment Agency or the prospective developer.
B. Recommendation
1. Based on the findings contained in Section D of this
report, adopt a motion recommending that the City
Council approve the vacation of portions of Center
Street, Landis Street and Madrona Avenue.
2. Delete a portion of the proposed vacation at the
intersection of Garrett Avenue and Center Street to
facilitate traffic flow westbound on Center Street
through to Fourth Avenue.
3. Rights of way be reserved for utilities pending
agreement as to appropriate easements.
C. Analysis
1. The subdivider will remove and reconstruct the curb
and gutter on the south side of Center Street between
Fourth Avenue and Landis Avenue to conform with this
vacation.
C,ity Planning Commission
Agenda Items for Meeting of Feb. 14, 1979 Page l0
2. The traffic on Center Street between Garrett Avenue
and Landis Avenue will be one-way, westbound only.
3. Scuthbound traffic on Garrett Avenue will be routed
westbound only on Center Street.
D. Findings
The Engineering Division has reviewed the request for this
proposed street vacation and recommends approval based on
the following findings.
1. Vacation of portions of Center Street, Madrona Street
and Landis Avenue will allow full utilization of the
property.
2. Center Street between Fourth Avenue and Garrett
Avenue will primarily be used as an ingress and egress
to the Town Centre Focus Area.
3. The southerly half of Center Street between Garrett
Avenue and Landis Avenue is being vacated at this time
as Phase I. When the proposed two (2) 6-story
residence buildings are constructed, the northerly
half of Center Street will be vacated. Garrett Avenue
will be closed for vehicular traffic and will be replaced
by a pedestrian mall in a future development phase of
the Town Centre 1 Focus Area.
4. The vacation of portions of Center Street, Madrona
Street and Garrett Avenue are in accordance with the
Master Plan of the Town Centre 1 Focus Area.
5. Vacation of only the southerly half of Center Street
is appropriate at this time. During the time between
completion of the several phases of this redevelopment
the northerly half of Center Street will provide access
to the existing shopping center.
" FOURTH ~-'--- ~,/ENUE
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L. ~. G. ST~EHT ~A CA T/ON
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City Planning Commission
Agenda Items for Meeting of February 14, 1979 page ll
6. Consideration of request for amendment of conditions in Resolutions PCC-78-3
and PCC-78-6 allowing mini-shops in service stations at
196 Broadway and 898 Third Avehue - Atlantic Richfield CompanS
A. BACKGROUND
1. In November 1977 the Planning Commission granted two conditional
use permits (PCC-78-3 and PCC-78-6) to the Atlantic Richfield Company
allowing the sale of previously prepared foods, soft drinks and sundries
at two service stations located at Broadway and "E" Street and Third
Avenue and "L" Street. Approval was predicated on the fulfillment of
several conditions which have been satisfied. The two stations have been
operating with the "Mini-Shops" for approximately 10 months without incident.
2. One of the conditions of the conditional use permit states that,
"Food merchandise is limited to previously prepared foodstuffs and shall not
include the use of cooking or warming devices or the sale of alcoholic
beverages." The applicant is now requesting that this condition be amended
by deleting the prohibition of the sale of alcoholic beverages in order
that packaged beer and wine may be sold over the counter.
B. RECOMMENDATION
Based upon the findings contained in Section "E" of this report, adopt a
motion to amend the conditional use permits PCC-78-3 and PCC-78-6 allowing
the sale of packaged beer and wine within the Mini-Shop area of the two
service stations located at 196 Broadway and 898 Third Avenue subject to
the following conditions:
1. There shall be no exterior signs denoting the sale of beer and
wine.
2. The addition of beer and wine shall be restricted as follows:
(a) Sales shall be limited to the area within the Mini-Shop
at each station;
(b) Display shall be limited to one cooler box (approximately
5' wide x 7' high);
(c) Storage shall be limited to the enclosed storage room
located adjacent to the Mini-Shop (approximately 7'
x 14').
C. DISCUSSION
1. The "Mini-Shops" were monitored by the Planning Department for
a period of six months after they were operational. The staff found that
the sale of the authorized nonautomotive products had not caused a
significant increase in traffic or on-site circulation problems. A
report of these findings was submitted to the Planning Commission on
October 25, 1978. Based upon the staff's findings, the Planning Commission
City Planning Commission
Agenda Items for Meeting of Feb. 14, 1979 Page 12
allowed both operations to continue concurrent with the operation of the
service stations.
2. The applicant is seeking permission to place alcoholic beverages
(beer and wine only) within the existing display refrigerator along with
the soft drinks and related grocery items requiring refrigeration. There
will be no additional signs and according to the applicant the introduction
of the sale of beer and wine at other service stations has had no appreciable
influence on either traffic flow or the visual aesthetics of the site.
D. ANALYSIS
1. The addition of beer and wine to the list of products presently
offered for sale by the Mini-Shops should not result in any appreciable
increase in traffic or unnecessary delays at the pumps which could cause
on-site circulation problems.
2. Staff's primary objection to the sale of beer and wine at the service
stations was the concern that the nonautomotive products (prepared food
items) should be limited to items which directly serve the traveling
motorist. Since an alcoholic beverage cannot legally be consumed while
the occupants of a vehicle are driving, it was determined to be an
unnecessary addition to items offered for sale at a station. In reconsidering
the matter, staff has concluded that the beer or wine purchased at the
service stations does offer a service to the customers who may complete their
purchases in one stop. Also restricting signing and limiting the sales
area to a small refrigerated enclosure will insure that the sale remains
accessory and minor to the service station operation.
3. The sale of soft drinks and snack items at the 2 stations has
not caused the stations to become congregating places for young people
so there is no reason to believe that the addition of beer and wine will
cause them to become places of congregation for young adults. Such
congregation would be of concern as a safety hazard since traffic turn-
over at a service station is high and it is not a location where motorists
expect to have to contend with heavy pedestrian traffic.
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.
Granting of this request will provide an expanded choice of products at
locations previously deemed appropriate for this type of sales.
2. That such use will not, under the circumstances of the particular
case, be detrimental to the health, safety or general welfare of persons
residing or working in the vicinity, or injurious to property or improvements
in the vicinity.
City Planning Commission
Agenda Items for Meeting of Feb. 14, 1979 Page I3
The addition of two items to the inventory of products for sale will
not be significant.
3. ~hat the proposed use will comply with the regulations and
conditions specified in the code for such use.
The sale of these items are restricted to the Mini-Shop areas.
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 is not affected.
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City Planning Commission Page 14
A~enda Items for Meeting of Feb. 14, 1979
7. PUBLIC HEARING: Tentative subdivision map PCS-79-13 for conversion of Offerman apartments at 440 L Street to condominiums
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map for Offerman
Condominiums (Chula Vista Tract 79-13) for the conversion of a 17 unit apartment
complex currently under construction into a one lot condominium project at
440 "L" Street in the R-3-P-14 zone.
2. The project is exempt from environmental review as a class l(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
Offerman Condominium, Chula Vista Tract 79-13, subject to the following conditions:
1. The tentative map shall be revised to show the following additions or
corrections:
a) Show the existing sewer main and water main in "L" Street.
b) Show all existing driveway approaches along the frontage adjacent to
"L" Street.
c) Revise legal description to read "a portion of lot 20" instead of
"all that portion of lot 20."
d. Add notes to indicate water source and sewage disposal provisions.
2. The developer shall comply with all the requirements of the Chula Vista
Municipal Code as it pertains to this subdivision. The final map shall be
prepared in accordance with the City of Chula Vista Subdivision Manual.
3. The developer shall pay the difference between the Residential Construction
Tax for apartments and for condominiums. Since the units were constructed
under the old apartment ResideDtial Construction Tax rate of $175 + $12.50
for each bedroom over one, and the new condominium rate is $375 + $25.00
for each bedroom over one, the applicant must pay an additional $3,612.50.
C. DISCUSSION
1. Existing site characteristics.
The project site is 1.25 acre (54,516 sq. ft.), L-shaped level property with
124 feet of frontage along "L" Street. The depth of the parcel is 290 feet.
2. Precise plan.
In September, 1977 a precise plan (PCM-78-2) was approved for the construction
of a 17 unit apartment project consisting of 9 single story and 8 two story town-
house units. All of the units have two bedrooms. The required number of offstreet
parking spaces is 34, 4 of which may be provided on the street, however, the appli-
cant has provided all 34 spaces onsite which should be beneficial for the condominium
project.
Ci.ty Planning Commission Page 15
Agenda Items for Meeting of February 14, 1979
3. Condominium requirements.
The project meets or exceeds all ordinance requirements for a condominium.
Each unit will have a separate water heater, however, there will be only one
water meter. All of the other utilities will be separate and will have separate
meters. The private open space for each unit is divided into two areas, one in
front and the other at the rear. The front area is an open patio entry way,
screened from the common areas by a 4~ foot wall. The rear patios are separated
by a wall and a private storage area for the unit totalling 180 cu. ft. The
remaining storage is provided in the attic of each unit, for which a drop stairway
will be installed to provide easy access. The total storage area provided is
264 cu. ft. per unit, which exceeds the 256 cu. ft. required by code.
D. FINDINGS
As required by Section 664735 of the State Map Act, the tentative subdivision
map for Offerman Condominiums (Chula Vsita Tract 79-13) is found to be consistent
with the General Plan based on the following:
1. The conversion of apartments under construction into a condominium does
not affect the following Elements of the General Plan: Land Use, Circula-
tion, Seismic Safety, Safety, Noise, Scenic Highways, Bicycle Routes,
Public Buildings, Conservation, Parks and Recreation, and Open Space.
2. Housing Element - The conversion of apartment units under construction will
not reduce the inventory of rental units but will permit an expanded choice
of housing ownership.
City Planning Commission
Agenda Items for Meeting of Feb. 14, 1979 Page 16
8. PUBLIC HEARING: PCZ-79-E - Rezonin9 four mobile home parks at 345 "C" Street
1100 Industrial Boulevard, 1425 Second Avenue and 1925 Otay
Lakes Road to MHP zone
A. BACKGROUND
1. On November 28, 1978 the City Council adopted Ordinance No. 1845 estab-
lishing the MHP (mobile home park) zone. The primary purpose of the MHP zone
is to provide appropriate locations where mobile home parks may be established
and maintained. The secondary purpose of the zone is to insure that the land zoned
MHP may not be used for another land use unless the City Council deems it desirable
to rezone the land.
With the increasing demand for condominium units and the fact that most mobile
home parks in Chula Vista carry a zoning in which condominiums can be built,
coupled with the lack of mobile home space, many residents of mobile home parks
are fearful that their parks will be redeveloped with condominiums and they will
have no place to relocate their units. This anxiety is intensified by the fact
that the newer mobile home parks frequently prohibit the older coach units from
locating in the new parks.
It is because of the secondary purpose that the City has elected to consider
the rezoning of certain mobile home parks to establish the MHP zone on the
properties.
2. Since the proposed rezonings will not result in any physical change, they
are not considered "projects" under CEQA and are therefore not subject to environ-
mental review.
B. RECOMMENDATION
Based on the findings contained in Section D of this report, adopt a motion
recommending that the City Council approve the rezoning of the following mobile
home parks:
1. Travelodge Mobilehome, located at 345 "C" Street, from R-3-L-M-F to MHP
as shown on Exhibit "A".
2. Brentwood Park, located at llO0 Industrial Boulevard, from R-3-L-M to MHP
as shown on Exhibit "B".
3. Palace Gardens, located at 1425 Second Avenue, from R-3-P-15-M to MHP
as shown on Exhibit "C".
4. Otay Lakes Lodge, located at 1925 Otay Lakes Road, from R-1 tp MHP as
shown on Exhibit "D".
C. DISCUSSION
1. There are presently 19 mobile home parks located within the city limits.
Staff considered it appropriate to take action on 4 of the larger parks at this
time with others to be considered subsequently. Table I, following, is a brief
City Planning Commission
Agenda Items for Meeting of February 14, 1979 Page 17
description of each of the 4 mobile home parks:
TABLE I
Existing Year
Name & Location Acres Spaces Zoning Built Amenities
1. Travelodge 12.33 166 R-3-L-M-F 1960 Recreation bldg.-
345 "C" Street pool; laundry
facilities
2. Brentwood Park 26.56 250 R-3-L-M 1961 Recreation bldg.-
1100 Industrial Blvd. pool; laundry
facilities
3. Palace Gardens 30.50 294 R-3-P-15-M 1963 & Recreation bldg.-
1425 Second Avenue 1972' pool-jacuzzi;
laundry facilities
shuffleboard court
4. Otay Lakes Lodge 30.0 196 R-1 1973 Recreation bldg.-
1925 Otay Lakes Road pool; laundry
facilities
*Built in two phases
2. Except for the Otay Lakes Lodge, the other three mobile home parks under
consideration have recently been rezoned from R-3 to a less dense R-3 zone (June,
1978). In addition the "M" Mobile Home Park Modifying District was attached to
each site. The attachment of the "M" Modifying District recognized the existing
land use, however, the "M" District allowed the property to be redeveloped in
accordance with the underlying "R" zone. Economics and the age of mobile home
parks makes the possibility greater each year that the mobile homes will be phased
out and redeveloped with another type of land use. Rezoning the properties to the
new MHP zone cannot insure that the mobile home parks will remain indefinitely,
but it does afford the Council some discretion in the matter, as redevelopment with
some other use could occur only if Council rezones the property to some other
category.
3. While redevelopment of the Otay Lakes Lodge mobile home park is unlikely
in the near future, it too should be preserved by the establishment of the MHP
zone on the property.
D. FINDINGS
1. Wherein the public necessity, convenience, general welfare and good
zoning practice require the change requested.
The establishment of the MHP zone on the subject mobile home park sites will
recognize the existing land use and require further Council action in order
to approve a change in land use.
2. ~ere such change is in substantial conformance with the General Plan of
the City of Chula Vista.
City Planning Commission
Agenda Items for Meeting of February 14, 1979 Page 18
The General Plan designates three of the mobile home park sites as
Residential, 13-26 DU/acre and the fourth as Residential, 4-12 DU/acr~.
The MHP zone does not specify a density so there is no conflict between
the zone and the General Plan.
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