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HomeMy WebLinkAboutPlanning Comm Reports/1980/07/09 AGENDA City Planning Commission Chula Vista, California Wednesday, July 9, 1980 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meeting of June 25, 1980 ORAL COMMUNICATIONS 1. PUBLIC HEARING: PCZ-80-I - Rezone 1.5 acres at 900 Otay Lakes Road from R-1 to P-C, Treetops Unlimited 2. PUBLIC HEARING: PCS-80-23 - Tentative subdivision map for conversion of 128 units to East Orange Village Condominiums, 225-255 East Orange Avenue 3. PUBLIC HEARING: PCC-80-20 - Conditional use permit to expand church facilities in four phases, Concordia Lutheran Church, 267 East Oxford Street 4. PUBLIC HEARING: PCA-80-9 - Amendment to zoning ordinance to eliminate minimum acreage requirements in MHP zone ORAL COMMUNICATIONS DIRECTOR'S REPORT CO~IISSION COMMENTS To: City Planning Commission From: D.J. Peterson, Director of Planning Subject: Staff report on agenda items for Planning Commission Meeting of July 9, 1980 1. PUBLIC HEARING: PCZ-80-I - Rezonin9 1.5 acres at 900 Ota~ Lakes Road from R~l to P-C, Treetops Unlimited A. BACKGROUND 1. The applicant, Treetops Unlimited, is requesting a change of zone for 1.5 acres of surplus college property located at the southeasterly corner of the South- Western Community College (see locator) from R-1 to P-C (Planned Community). 2. An Initial Study, IS-80-59, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on April 14, 1980. 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-80-59 and find that this pro.iect will have no significant environmental impact. 2. Adopt a motion recommending that the City Council enact an ordinance to rezone 1.5 acres from R~l to P-C subject to the provision.that a residential density range of 6 to lO dwelling units per gross acre be established for the subject property in accordance with the E1 Rancho del Rey Specific Plan for the South College Sectional Planning Area. C. DISCUSSION 1. Existing site characteristics. The subject property is a relatively level triangular parcel which will be essentially landlocked once it is severed from the college property. The site is vacant, as is the adjoining property to the south and west. The northerly property line of the site is approximately parallel to and 190 feet distant from a parking area on the college property. The 190 foot strip of land is also vacant. 2. Proposed development. The applicant, who is in the process of acquiring the subject property from the college, owns the adjacent property which abuts the site. A Sectional Planning AK~ Plan and tentative subdivision n~p were recently approved by the Planning Commission and City Council for the development of a 260 unit residential complex on the approx- imately 40 acres. The applicant intends to incorporate the subject property into this residential development by filing a precise plan and tentative map on the 1.S acre parcel. City Planning Commission Agenda Items for Meeting of July 9, 1980 Page 2 D. ANALYSIS 1. Once the subject property is separated from the college, it should be developed with the adjoining property to the south and east in order to insure proper access. 2. The South College area has been designated at a residential density of 6 to l0 dwelling units per gross acre; therefore, the subject property should also be governed by the same density. VAC VAC VACANT NEGATIVE DECLARATION PROJECT TITLE: Purchase of Southwestern property (Parcel ~1) Project Location: South of tile most southern parking facility loc Southwestern Colle~e Project Proponent: Com~r~unity Development Dept. Cit'/ of Chula Vista 276 4th Ave. Chula Vista CASE NO. IS-80-59 DATE: April 18, 1980 A. Project Settin~ The proposed 1.5 acre project site is located south of the most southerly parking facilities for Southwestecn College (see attachment) The project site is undeveloped and vec~etation consists of introduced grasses resulting from previous clearing and grading operations. The project site has an average natural slope of 57~, sloping down from south to north. Parking facilities for the college are located north and west of the property. A 256 unit condomit:~um development is planned for the vacant property south and the project site (Charter Point, EIR-80-4). Geologic studies conducted on tho site south and east of the prelect have indicntcd the presence et faultin~ activity in th~' .~ea, although the~3e has been no indication of recent activity (EIR-80-4). Expansive soils have been identified in the project vicinity. Thu project involves three discretionary ~cts; l) acquisition tho property, 2) an amendment to the Genera] Plan from Public and Quasi-Public, to Medium Density Residential (6-10 du/ac) on tho El. Rancho del ReV Specific Plnn, ~nd 3) a rozoninq of the p~ojoct site from R-1 (Sinqle family Residential) to P-C (Plnnned Community). Further environmental review will be required for th~, consideration of development plans for th,~ project site. Funds from the Bayfr-ont/Town Centre Tax Allocation Low & Income Housino Fund will be used for purchase of the proj~ct si~ Puimnry access to tho site will be puovided from Apn(~h~ Drive v an access cas~n~nt which will bc const~-uct~ d .~ part of' th{ Point Condominium:;, to th{~ south and cast. The purp>s~' i provide housim; lor low to m(~ch~-atc inco;~o hnnilio::. Tho proposed p~-o)c, ct involw?s rczoni~,,l dlnd ,~moll(]inq the Gem~ral Plan 1 [:-80-59 -2- to assur(~ compatibility. Revi. ow of future development plans for conlpliance with codes will ensure compatibility with zc, ninc~ and thc Gono~a[ Plan. D. Identification of environmental effects The following environmental effects will not occur as a result of the p~oposed p~oject but rathe~ may through ~uture development the project a~ea which will be authorized by the proposed actions. P~io~ to the consideration of any specific development proposal, additional environmental re~,iew will be required. The geotechnfcal report for EIR-80-4 (Charter Point) identified a minor fault trace on property located i~ediately east of the p~oject site. This fault trace, however, wa~ not identified in further t~enching activities on that site (south of this proposag). A qeotechnical report shall be prepared on the subject p~oject site prior to any development, and recommendations shall be incorporated into future development plans. 2. Soils The presence of expansive soils on the project may resu]~ excessive cracking of any proposed foundations and A soils report shall be prepare(] and recommendations ipc(,~_porated into future plans prior to any development of the project. 3. Schools The local junior high and high schools are currently operating in e:<eess off their designated capacitT/attendance noted. Current Current Students generated School Attendance Capaci t,/ from project Tiffany I,:] em. 724 728 3 Bonita Vista Jr. 1534 1410 5 Bonita Vista Sr. ]740 1512 3 Written assurance must be qiven by the appropriate school districts to ensure that adequate classroom space will provided for tho new students generated by the project. 4 . Parks Tho subject property is located in Park District No. 13 which contains a total of 22.0 acres of developed parkland. Development of the subject property will require the payment 1S-80-59 -3- of in-lieu fees; for [)ark purposes, however the City Council may waiw~ all or [)art of the required in-lieu fees for low and moderate income housing projects. I.:. Findinqs of insiqnificant impact 1. Since the proposed actions will not result in any phyaical change, no natural resources nor hazards will be affected. Prior- to the subdivision or development of the project site, additional environmental review will be required and the extent of any physical dama~e to the environment fully evaluated. 2. The subject property ]s being sold as excess school property by adjacent Southwestern College and is designated as Public and Quasi-Public on the General Plan. The proposed General Plan change and E1 Rancho del Rey Specific Plan change to a residential density of 6-10 dwelling units per acre is precisely the same General Plan designation as property adiacent to both the south and east property lines which serves as the lone access to the subject property. The project will not achieve short term to the disadvantaqe of lonq term environmental goals. 3. All effects on schools and parks will be neqlible until a specific development plan is proposed. No substantial impacts are anticipated which could interact to create a substan~]~] cumulative effect on the environment. 4. The project will not result in any physical chan~(' · therefore not result in any hazard which could prov~ dctrln/, n+a] to human beings. F. Consultation City of Chula vista D. J. Peterson, Director of Planning Bill U]lrich, Assoc. Eng. Ted Monsell, Fire Marshal Gene Grady, Director of Bldq. & Hsg. Morritt Hodson, Env. Control Commissioner Joe Sansoverino,Prin. Comm. Dev. Specialist Documents NIR-80-4 Charter Point r<~vtow ,~I: the (fhulcl Vi:;ta I>l,~nnin~l D,'pt. , 27(, ,lt h Ave , tTNVTI~',~N?41;N~AL l¢I:VTl?~'r C©ORD!NATOR {rev. 5/77) City Planning Commission Page 3 Agenda Items for Meeting of July 9, 1980 2. PUBLIC tlEARING: PCS-80-23 - Tentative subdivision map for conversion of ..... 128 units' ~b-~a~- ~ll~g~ ~-d6~lni~i~ ~ 2~-'L~5~T East Orange Avenue A. BACKGROUND 1. The applicant is seeking approval of a tentative subdivision map, known as East Orange Village, Chula Vista Tract 80-23, for the purpose of converting an existing 128 unit apartment complex, located on 7.36 acres at 225-255 East Orange Avenue in the R-3-?-17 zone, into a one lot condominium project. 2. The project is exempt from environmental review as a class l(k) exemption. B. RECOMMENDATION: Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for East Orange Village, Chula Vista Tract 80-23, subject to the following conditions: 1. The developer shall obtain the necessary permits to do the work required for approval within 120 days after the approval of the final m~. Such work shall proceed in an expeditious manner and shall be complet~ ~thin 90 days of the issuance of the permits. No units shall be o~ ~,, ~il final inspections have been made and all work, required by this ~,,p, oval, is complete. 2. The two units which were not originally approved shall be converted into recreational areas or into uses common to the project. 3. The owner shall grant a 6.5 foot wide easement for street tree purposes long East Orange Avenue to the City prior to approval of the final map. 4. All existing easements within the property shall.be plotted on the Final map. C. DiSCUSS;O!'! 1. Adjacent zoning and land use. North R-3-G Condominiums South R-1 Single family dwellings East C-N Neighborhood shopping center West R-3-P-17 Apartments 2. Existing site characteristics. The subject property is relatively level, except for 2:1 slopes along the rear property line, and is located on the north side of East. Orange Avenue approximately 600 feet west of Melrose Avenue. The site is presently developed with a 128 unit, two story apartment complex, consisting of 15 residential structures and 7 garage buildings, constructed in 1977. There are 84 two bedroom and 40 three bedroom town- houses, 2 three bedroom units constructed over recreation rooms, and 2 one bedroom units. The 2 one bedroom units were originally used as sales offices and have since been illegally converted into residential units. There are 75 existing parking spaces in the garages and 146 open parking spaces, a total of 221. City Planning Con~nission Agenda Items for ~eeting of July 9, 1980 Page 4 ~ Storage area. The'applicant proposes to convert 6 of the garages into 3 storage buildings which will be divided into a total of 59 storage compartments, eachcon~ining either 120 cu. ft. or 150 cu. ft. The 6 garage spaces will be replaced by 10 additional open parking spaces within existing landscaped areas scattered throughout the project. The amount of remaining open space is sufficient to meet the requirements of the ordinance. (The ordinance requires 600 sq. ft. per unit X 126 units = 75,600 sq. ft.; the plan shows 115,000 sq. ft.) Each of the remaining 69 garages will accommodate a minimum of 240 cu. ft. of storage at the end of the garage. The 59 storage spaces and 69 garages will provide storage for each of the 128 units. In addition, each of the townhouse units will be provided adjacent storage under the stairs. The three bedroom units will have a minimum of 107.6 cu. ft. and the two bedroom units, 82.6 cu. ft. under the stairs. The other 2 three bedroom units and the 2 one bedroom units will have all of their required storage in the attic. Access to the attic will be provided by pull down stairs as required by the ordinance. The condominium conversion ordinance specifies that storage space located within the living area of the unit will count toward the required space only if it clearl~ exceeds the closet and cabinet space which is normally provided for such a unit. Since every townhouse unit, by design, has an area located beneath the stairway which can be and usually is used for storage, it can be argue~l tl ~ quch space should not qualify for storage space since it does not clearly exc~ ~ the space normally provided in a townhouse unit. However, it is space ti~at is not available in a single level living unit and if such a space were provided in a single level unit in addition to the normal closet and cabinet space, it would be counted toward the required storage. It does not seem equitable to refuse to count the space simply because it is located in a townhouse unit. The point is, the space is there, it is convenient to the unit~ and on that basis staff is will}ng to recommend that it count toward the required storage area. Should the Planning Commission choose to disallow the area, the applicant could easily construct addi- tional storage within the patio areas to comply with the code. It is staff's opinion that the storage being offered for each unit meets the intent of the ordinance. 4. Private usable open space. The design manual specifies that each two bedroom unit should contain 80 sq. ft. of private open space and each three bedroom unit, 100 sq. ft. At present, the three bedroom units have 100 sq. ft. and the two bedroonl units have 117 sq. Ft. However, the private open space available to each unit is in the form of a front patio with access required diagonally through the required open space to gain acce% to the front door (see Exhibit "C" attached). The applicant, in conjunction with requirements from the Design Review Committee, has agreed to realign the entry gates and minimize the impact on the open space by providing access adjacent to the building. This realignment will include a slight enlargement of the private open space by moving the fence out approximately 2'-3'. The amount of usable open space thus being provided for each unit will equal or exceed 100 sq. ft. City Planning Commission Agenda Items for Meeting of July 9, 1980 Page 5 5. Design Review Committee. Since the apartments were constructed in 1977 prior to the formation of the Design Review Committee, the project was reviewed by that Conmlittee on March 6, 1980. The Design Review Committee approved the design of the project and imposed certain conditions regarding fencing, trash enclosures, landscaping, private open space and a plan for conversion of the illegal one bedroom units acceptable to the staff. D. ANALYSIS The proposed project meets or exceeds the minimum requirements of the code regarding storage, parking, and open space, and has been conditionally approved by the Design Review Committee. However, the one bedroom units which have been illegally converted from sales offices should either be incorporated into the floor plan of the adjoining units as planned initially, or put to a use common to the development, such as storage or recreation. Approval of these two units would result in the project exceeding the maximum allowable density of the zone (17 units per acre). E. FINDINGS Pursuant to Sections 66473.5 and 66412.2 of the Subdivision Map Act, the tentative subdivision map for East Orange Village, Chula Vista Tract ~0-23 is recommended for approval based on the following findings: 1. The site is physically suitable for residential development anm the proposed development conforms to all standards established by the City for such project. 2. The design of the subdivision will not affect the existing improvements: streets, sewer, etc., which have been designed to avoid any serious health problems. 3. Approval of the project will not adversely affect the public service needs of residents of the city or available fiscal and environmental resources. 4. The subdivision is consistent with the General Plan Elements as follows: a. The conversion of apartment units into a condominium does not affect the following elements of the General Plan: Land Use, Circulation, Seismic Safety, Safety, Noise, Scenic Highways, Bicycle Routes, ?ublic Buildings, Conservation, Parks and Recreation, and Open Space. b. Housing Element - While the conversion of apartment units into c,~dn- miniums will reduce the inventory of rental housing, it will als~ pern~' an expanded choice of housing ownership. EASEMENT PROJ; E. ORANGE VILLAGE PCS - 80-25 CONDOMINIUM CONVERSION 1~'8 UNITS I '/il I I ~ ~ (~D ~z~-~ ~ST O.~N~E ~V~. ~~TH ATE: July 9, 1980 150, ~ ff (s~orage are, per room Indivilluol St)roge Rooms IZO c~.ff. (stor age a~e~ perl room} 150 cuff(storage ar,a per roon STORAGE AREA PCS -- 80-- 2:5 Units Condominium Conversion /22,5-255 E. Oronge PRIVATEOPEN SPACE PI'~OPOSED MODIFICATION EXHIBIT PCS so 2~ '::".~.;.;~;~-':~{ 128 Units Condominium. City Planning Commission Page 6 Agenda Items for Meeting of July 9, 1980 3. PUBLIC HEARING: PCC-80-20 - Conditional use permit to expand church facilities in fourphases, Concordia Lutheran Church, 267 East Oxford Street A. BACKGROUND 1. The applicant, Concordia Lutheran Church, is requesting permission to expand their existing church/junior high school facility located at 267 Oxford Street in the R-1 zone. A master plan has been submitted outlining a proposed four phase expansion. 2. The applicant was granted a similar request (PCC-76-20) in November 1976, which has since expired. The Environmental Review Coordinator has determined that the two projects are similar in nature and that the previous environmental document, IS-76-52, and the Negative Declaration issued thereon, are still valid. B. RECOMMENDATION Based on the findings contained in Section E of this report, adopt a motion to approve the request, PCC-80-20, subject to the following conditions 1. General. a. Each phase of work shall be subject to site plan and ar(~, ~ approval by the Zoning Administrator. b. The conditional use permit shall be valid for an indefinite period of time so long as construction proceeds in accordance with the adopted master plan on file with the city. c. Any substantive deviation from the approved master plan shall require resubmittal to the Planning Commission. 2. The following conditions shall be satisfied in connection with each phase: a. Phase I. (1) The front parking area shall be properly striped for parking. (2) A minimum of eight paved parking spaces shall be provided immedi- ately south of the proposed shower/classroom structure. (3) The existing internally illuminated sign shall be completed according to the approved plans on file with the city. (4) A landscape and irrigation master plan, complete with installation phasing, shall be submitted with the application for a building permit. b. Phase II. All required landscaping shall be completed. c. Phase III. The proposed parking area at the rear of the complex shall be paved and striped for parking. The front parking area shall be modified to pro,~ide a pedestrian entry to the main sanctuary. City Planning Commission Page 7 Agenda Items for Meeting of July 9, 1980 d. Phase IV. An internal pedestrian walk system shall be installed. C. DISCUSSION 1. Existing site characteristics. The existing church/junior high school facility is located on a relatively level 3.29 acre parcel which is surrounded by single family homes. The site is currently developed with several single story "L" shaped structures containing a total of 7,860 sq. ft. and housing the various church functions. The uses located within the building are as follows: 1) church sanctuary, 2,245 sq. ft. with a seating capacity for 250 persons; 2) kitchen, 460 sq. ft.; 3) classrooms, 3,894 sq. ft. with 120 seats; and 4) office and shower area, 1,260 sq. ft. There is an existing unstriped paved parking area located between the building and the street with a 10 foot wide landscaped strip established between the parking area and the sidewalk. Although this area is required for parking, it has been striped for a play area leaving the area very disorganized for parking. Properly striped, the area can acconm~odate approximately 50 cars. The area to the east of the building is cover~'d with gravel and is also used for parking. The area immediately adjacent to the building to the south and west is landscaped. The rear portion is a 1.14 acr~ grass area devoted to play fields. There is also a 20 sq. ft., 8 foot hi~h, in~]~ illuminated sign identifying the facility located within the front 1~ ! ~rea. 2. Proposed expansion. a. The applicant has submitted a master plan for the ult~mdte development of the site. The expansion will take place in four phases as fotlows: Phase I - A 1,536 sq. ft. new shower and classroom addition attached to the east end of the building. The addition is consistent with the existing architecture. Two classrooms are to be remodeled into a fellowship hall meeting room. Phase II - A 1,072 sq. ft. office addition east of the church sanctuary adjacent to the paved parking area. Phase III - An 879 sq. ft. addition to the front of the church sanctuary and an increase in seating capacity to 350 persons. Plans also call for providing 26 additional paved parking spaces to accommodate the increased seating in the sanctuary. Phase IV - A new 2,352 sq. ft. classroom structure and an increase in the clussroon~ seats to 180. Phase I is to be constructed some time this year with Phase II following in 1982. Phases III and IV are scheduled in the future with no definite date yet established. b. While elevations have not been submitted for Phases II, III and IV, conditions can be drafted to require that the architecture be coordinated with the existing buildings. City Planning Commission Agenda Items for Meeting of July 9, 1980 Page 8 3. Parking. The church was constructed during a time when the required parking was one space for each 5 seats, or a total of 50 spaces for the 250 seat sanctuarg. The existing parking area though not striped does provide for the required parking and the gravel area serves as overflow parking, as does the grass athletic play field to the north. The present parking requirement, as set forth in the municipal code, is one space for each 3.5 seats. The proposed increase in seating capacity of 100 seats will require an additional 29 spaces, or three more than the 26 spaces to be provided with the expansion. The proposed parking area on the east side can easily be modified to provide the additional three spaces. D. ANALYSIS The proposed project represents a logical extension of the existing facility and is well within reasonable standards of land use, zoning and architectural design. The expansion will enhance the usefulness of the facility to its member~ and the cormlunity. The conditions of approval set forth for the proposed expansion will also insure that the proposed use will continue to be compatible with the adjoining single family neighborhood. E. FINDINGS After the public hearing, the Planning Commission may, by resnluLion, ,,r t a conditional use permit if the Planning Commission finds from the eviden:,~: presented at said hearing that all of the following facts exist. The proposed project is a reasonable expansion to this existing facility which will permit an increase in services curr~}ntly being offered. 2. 'l'hd :~u~4~ u~u: wiZ~ not, ~'~b~r ~h(~ (.,i~':'~m:~l.a~u~':~ r)]' th~ pa~'t[a~L~' ,'~:~, , /,~' Additional automobile traffic generated will be accommodated on the site by increased parking and landscaping, and building additions will enhance the project and the general neighborhood. The proposed expansion and master plan will be required to comply with the regulations and conditions specified in the codes and ordinances for this type of facility. 4. Thai. the w~,antin~l of l. hi~ condition(~Z u~o tail/ nr>t adzu~w~(~y affc~t thc (2'n(:~,~tZ Plan of tk~e City of Cb~ga Vinta o~ thc~ adopt<]d p~an of any The expansion of this existing use does not affect, the General Plan, E. OXFORD S]"REET ONEIDA ST. 26500' · ATHLETIC FIELD P,4O £L~.. 271.5 Phase. 3 ) ~1 PARKING SPACES BLDOS. (PHASE J) New sh~s and 'PHASE I) - R~odel , , ( PHASE I ~ C,~C~ J' (PHASE 4) P ,,% R K I N G (E XISTIN(~ ) ~ PCC -- 80-- 20 ~ ~it to exp~ school and c~rch ~ (D~E; Aug. 9, ,980 ) fodliti~inf~rphases 267 E. O~d st, ~ City Iqanning Comnlission Page 9 Agenda Items for Meeting of duly 9, 19~0 4 PIIBLIC tttAR[NG: PCA-80-9 - Amendment to zoning ordinance to eliminate A. P, ACKGROUND I. Since the adoption of the MttP (Mobile Home Park) zone in November~ 1978, the City has embarked on a program to rezone existing mobile home parks within the city to MHP ~o insure that the property could not be used for any other purposF un~ess the City Council approve~ a change of zone upon request of the property owner. To date, s~x such parks have been rezoned. However, the MHP regulations specify that the minimum acreage for a mobile home park site is 5 acres. The aforementioned rezon~ng program is now a~ a point where several parks of less ~han 5 acres are being considered For rezoning to MHP. Many of thc~se smaller parks are clean~ well-maintained~ and provide a housing opportunity at affordab~L rates, lhis amendment to the MHP zone would allow them to be placed in the MHP ZONe. 2. An Initial Study, IS-80-65, of possible adverse environnlenta] impacts the project was conducted by the Environmental Review Cor)rdinator on June 27, who concluded thai. there would be no signifi(ant environmental elIe([s and emnded that the Planning Commission adopt the Negative Declaration. g. RECOMMENDATION l. Adopt the Negative Decla~ation on IS-~fi-65 and find that Ini,>., will have no significant environl~ental hnpacl. 2. Adopt a nlotion recommending that the City Council enact ap ~(l~mm(e ~ml(m Section ~9.27.030 to read as follows: "19.27.03~) Area regula ti~)n. mobile park site s~all should normall~ be at least five acres; provided, howev(~, and City Council find that a sm~l ler park would protect or enhance tho qupl)ly of affordable housing and would he compal~ble w~th surroundlnr land use C. ANALYSIS The proposed change would permit the city to continue its program to fez(me an~i preserve the existing mobile home parks even if they contain less than five a res. Fhe mobile home parks which do not meet the Mobile Home Policy would continue as nonconforming uses.