HomeMy WebLinkAboutPlanning Comm Reports/1980/04/23 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, April 23, 1980 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
APPROVAL OF MINUTES - Meeting of April 9, 1980
ORAL COMMUNICATIONS
1. a. Consideration of CEQA findings for development of South College Sectional
Planning Area (EIR-80-4)
b. PUBLIC HEARING: Consideration of development plans for South College
Sectional Planning Area
c. PUBLIC HEARING: Consideration of tentative subdivision map for Chula
Vista Tract 80-20, Charter Point
2. PUBLIC HEARING: Request for conditional use permit PCC-80-16 to construct
12 condominium units at the southeast corner of East Rienstra
Street and Hilltop Drive in C-N zone, Wayne Clark
3. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-17,
Casa de Miguel, 30 unit condominium at 436 "F" Street
4. PUBLIC HEARING: Request for conditional use permit PCC-80-15 to construct
20 apartment units at 325-345 "K" Street in C-C and C-O zone,
Snug Harbor Condos
5. PUBLIC HEARING: Consideration of request for modification of conditional
use permit PCC-71-21 for operation of amusement center
at 1459 Melrose Avenue, Scoreboard Inn
ORAL COMMUNICATIONS
DIRECTOR'S REPORT
COMMISSION COMMENTS
To: City Planning Commission
From: D.J. Peterson, Director of PlanninQ
Subject: Staff report on agenda items for Planning Commission
Meeting of April 23, 1980
].a. Consideration of CEQA findings for development of South College Sectional
Plannin9 Area (E'IR'-8~-4')'"
A. BACKGROUND
1. The public hearing on the draft of this Environmental Impact Report was
held on November 28, 1979. Consideration of the final EIR was delayed until a
revised project plan was prepared and the Environmental Review Committee was
given an opportunity to review the proposal.
2. The revised plan was reviewed by the Environmental Review Committee on
March 6, 1980 and the Planning Commission certified the final £IR on March 19,
1980.
B. RECOMMENDATION
Adopt a motion certifying that in accordance with the attached Candidate CEQA
findings:
1. The Planning Commission having reviewed and considered the information in
EIR-80-4 finds that changes or alterations have been required in, or incorporated
into, the project which mitigate or avoid the significant environmental effects
identified in the final £IR in the following areas: (The numbers in parenthesis
identify the heading of each respective section of the final EIR.)
a. Land form (3.2)
b. Biology (3.6)
c. Transportation/access (3.10).
2. The Planning Commission, having reviewed and considered the information
in EIR-80-4, finds that the provision of educational services is the responsibility
of the appropriate school districts with State funding sources. The City of Chula
Vista will continue to provide a mechanism for cooperation between the developer and
the school districts in providing adequate educational services. If the school
districts provide evidence of overcrowding, further actions may be necessary.
C. REVISED DEVELOPMENT PLAN
The draft EIR on this plan found that the project as proposed would have significant
environmental impacts due to land form alteration and unique biological resources.
The project proponent has incorporated split level units into the project. This
has resulted in the elimination of most of the grading adjacent to Telegraph Canyon
Road and a balanced cut and fill grading operation.
The remaining elements of the project: circulation, type of development, number
of dwelling units, etc., are essentially the same as the previous plan.
ENVIR~,NMENTAL CONSULTA_NTS
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CANDIDATE
FINDINGS OF FACT
SOUTH COLLEGE SPA
(CHARTER POINT)
EIR #80-4
CITY OF CHULA VISTA
Prepared by
James B. Hare
February 28, 1980
I. INTRODUCTION
The following findings have been prepared in accordance with
Section 15088 of Title 14 of the California Administrative Code,
and Section 5.7 of the Environmental Review Policy of the City
of Chula vista. These two directives both state that, in order
to approve a project which has one or more significant environ-
mental affects, a finding within at least one of the following
categories must be made:
Category 1. Changes or alterations have been required in,
or incorporated into, the project which mitigate or avoid
the significant environmental effects thereof as identified
~n the final EIR.
Category 2. Such changes or alterations are within the
responsibility and jurisdiction of another public agency
and not the body making the finding. Such changes have been
adopted by such other agency or can and should be adopted by
such other agency.
Category 3. Specific economic, social, or other considerations
make infeasible the mitigation measures or project alternatives
identified in the final EIR.
For the Charter Point project, a sun~ary of impacts and findings
has been prepared which, if adopted, indicate that response to all
s~gn~ficant impacts can be placed into these categories.
DRAFT
II. FINDINGS
The South College SPA project represents a subsequent
development proposal within the context of the E1 Rancho del
Rey Specific Plan. The project will construct 260 residential
dwelling units in multi-unit "townhouse" clusters. The number
and type of units proposed has been found to be consistent
with the Specific Plan. Within this background, the following
factor-specific findings are proposed.
A. Landform (EIR Section 3.2)
The project will, by virtue of the volume of grading
proposed in the Tentative Map dated September 21, 1979,
· have a significant aesthetic impact. These impacts would
take place in an area designated for "natural open space"
in the E1 Rancho del Rey Specific Plan. Further, the slopes
facing Telegraph Canyon Road are included in the City's
General Plan Scenic Highways Element.
Finding (Category 1). Changes in the project, incorp-
orated in the map dated February 5, 1980,~uce th
impacts of the project on the E1 Rancho del Rey ~pecific
Plan Open Space to a level of insignificance by
increasing the natural slope area and reducing impacts
on botanical resources. Landscaping treatments for
manufactured slopes further mitigate aesthetic impacts
on Telegraph Canyon Road, thereby reducing to a level
of insignificance impacts on the scenic highway.
B. Biology (EIR Section 3.6)
Significant impacts to the on-site Cleveland Sage
community will result from grading and filling activities
on slope areas facing Telegraph Canyon Road. These
activities will also endanger the Burrowing Owls which
nest on the project site.
Finding (Category 1). Changes in the Tentative Map,
as dated February 5, 1980, has reduced grading activities
on slopes facing Telegraph Canyon Road. Adherence to
the map will reduce impacts on the on-site Cleveland
Sage community to a level of insignificance. Further,
the project applicant will initiate a zoologist-directed
program to remove Burrowing Owls from the project site
during grading activities. Implementation of this
program will reduce impacts on this faunal species to
a level of insignificance.
DRAFT
C. Schools (EIR Section 3.7)
Costs of the construction of new school facilities
have been found to be higher than developer fees or the
current level of property taxes can accommodate. Thus,
the fiscal impact of project-generated student populations
is significant.
Finding (Category 2). Changes or alterations in the
developer fees payment schedules so that such fees
would cover the costs of new facilities is the
responsibility of the school districts involved. Such
changes can and should be adopted by the school districts.
D. Transportation/Access (EIR Section 3.10)
Vehicle trips generated by the project will use
Telegraph Canyon Road and the Telegraph Canyon Road/Otay
Lakes Road intersection. Both of these road system
components are currently carrying high traffic volumes
and the presence of additional project-generated traffic
will constitute a significant impact.
Finding (Category 1). Offsite improvements,
contributions to which have been incorporated
in the project plans, will mitigate to a level of
insignificance the street capacity impacts of the
project. These improvements will consist of the
widening of Telegraph Canyon Road to four lanes
eastward from the end of the existing four lane
configuration to a point east of the project site.
City Planning Co~ission Page 2
Agenda Items for Meeting of April 23, 1980
1.b. PUBLIC HEARING: Consideration of development plans for South College
Sectional Planning Area
A. BACKGROUND
1. The applicant has submitted a Sectional Planning Area plan for the
easterly 41 acres of the South College area of E1 Rancho del Rey Specific Plan
located at the northwest quadrant of Telegraph Canyon Road and Otay Lakes Road
in the P-C zone.
2. The Environmental Impact Report, EIR-80-4, was certified by the Planning
Commission on March 6, lg80. The required candidate CEQA findings are the
preceding agenda item.
B. RECOMMENDATION
Based on the findings contained in Section E of this report, adopt a motion
recommending that the City Council approve the proposed development plan for the
easterly 41 acres of the South College Sectional Planning Area of the E1 Rancho
del Rey Specific Plan subject to the following conditions:
1. The developer shall work with the Planning staff in revising the develop-
ment standards to correspond with the proposed development. Said revision
shall be completed prior to consideration of the final map.
2. The recreation building shall be architecturally consistent with the
residential structures and shall be subject to the approval of the
Zoning Administrator.
3. All retaining walls shall have a minimum setback of 5 feet from the
inside edge of the sidewalk.
4. The landscaping plan for the project shall take into consideration the
stand of Cleveland Sage.
5. All residential structures shall be constructed to achieve a 45 dBA interior
noise level in accordance with Title 25 of the California Administrative
Code. Additionally, the patios along Otay Lakes Road shall be shielded from
traffic noise.
6. This approval is contingent upon the City Council's approval of a plan by
the applicant to make available 26 of the units to low and moderate
income families either on the project or on another site acceptable to
City Council.
C. DISCUSSION
1. Existing site characteristics.
The project area is a 41 acre vacant parcel located at the northwest corner
of Otay Lakes Road and Telegraph Canyon Road, abutting Southwestern College, with
nearly one-third of the site consisting of south facing slopes along Telegraph
Canyon Road. The natural topography of the site varies from nearly horizontal on
City Planning Commission
Agenda Items for Meeting of April 23, 1980 Page 3
the mesa surface along the northwestern boundaries of the property, to a grade of
approximately 30% along the slopes extending down to Telegraph Canyon Road. The
elevation change is lO0 feet from the mesa to the road.
2. Adjacent zoning and land use:
North R-1 Southwestern College
South County Telegraph Canyon Road and crop faming
East P-C Vacant (East College SPA); Otay Lakes Road
West P-C Vacant and Pacific Telephone Company substation
3. E1 Rancho del Rey Specific Plan
The South College Sectional Planning Area of the E1 Rancho del Rey Specific
Plan contains a total of 68+ acres and is divided into the following land use
categories:
a. 15.2 acres of Medium/Low Density Residential, 3-5 dwelling units per
acre, creating a density range of 45 to 76 units.
b. 26.2 acres of Medium Density Residential, 6-10 dwelling units per acre,
creating a density range of 157 to 262 units.
c. 26.8 acres of Natural Open Space divided into two areas containing
approximately 13 acres each.
It should be noted that the acreage figures are approximate and may not corres-
pond with more precise mapping of areas.
4. Proposed Sectional Planning Area Plan.
a. Proposed development
The proposed development encompasses the easterly 41 acres of the South
College Sectional Planning Area, in the area designated as "Residential, 6-10 Du/acre"
and "Open Space~ leaving approximately 27 acres to be developed on the west end.
The applicant proposes to construct 260 townhouse units in 66 buildings on 25.3
acres and provide 15.7 acres of open space (7.4 acres left natural) along Telegraph
Canyon Road. Each unit will be a front to back split level townhouse structure,
located on a postage stamp lot for which a subdivision map is required. The basic
structure types will consist of 21 duplexes, 26 four-plexes, and 19 six-plexes. In
addition, a recreation building and two lots for recreation vehicle storage are
proposed.
b. Streets.
The project will be served by a single residential collector public street
and a series of minor private streets. The public street will involve the extension
of Apache Drive (presently stubbed) easterly and connect to Otay Lakes Road at the
northeast corner of the property. In addition, a street will be stubbed to the west
City Planning Commission
Agenda Items for Meeting of April 23, 1980 Page 4
to provide future service to properties in the remaining westerly 27 acres of
the Sectional Planning Area. The street will bisect the common property line
between two properties and could eventually tie into another stub street
(Santa Cruz Court) located near the southwest corner of Southwestern College.
None of the 260 units in the South College Sectional Planning Area will have
direct access to the public street; rather, they will be served by a private
street system which will be a series of loop or cul-de-sac designs.
c. Grading.
The proposed grading will involve the cut and fill of approximately
190,000 cubic yards. Even with this amount of grading, the basic integrity of
the existing topography wi'll be maintained and the biologically sensitive areas
will be left untouched and natural. As indicated earlier, 7.4 acres will remain
in a natural state.
d. Phasing.
The developer has indicated that the project will be developed in six
separate building construction phases with the first three phases to take place
on the northern side of Apache Drive. The recreation building is to be constructed
during the first phase. The entire project will be graded and the public improve-
ments installed in one phase.
e. Development standards.
The developer has submitted development standards (height, bulk and area
regulations) for the proposed project. For the most part the standards are accept-
able, however, some refinement is necessary. These refinements will have to be
completed prior to the recordation of the final subdivision map.
f. Architecture.
The architecture of the buildings is an attractive contemporary Spanish
design incorporating mission tile roofs, stucco exteriors and wood trim. The
buildings have been enhanced by a series of offsets in the exterior through the
use of balconies, chimneys and other architectural features, such as arches,
interior patios, projections around the windows and decorative doors and windows.
The design takes advantage of the split level concept by offering single and
two story structures, thus creating a changing roof line and various setbacks in
the elevations. No specific details have been submitted for the recreation building
which is anticipated to be of the same design and similar materials.
g. Parking.
Each unit will have a two car garage. In addition, 256 offstreet and 176
onstreet spaces are proposed, creating nearly a 4 to 1 ratio. Site plan considera-
tions, such as providing additional trash enclosures and adding landscaping
within the parking area, will provide for a slight reduction of spaces.
City Planning Commission
Agenda Items for Meeting of April 23, 1980 Page 5
5. Low and moderate income housing.
The Housing Element of the General Plan requires each developer who is constructing
50 or more dwelling units to address the question of having 10% of the units qualify
for low/moderate income housing. The South College development would therefore have
to make 26 units available or develop an alternate plan acceptable to the City. The
developer has been in contact with Community Development Department to determine how
this requirement can be met, however, no definite a~reement has been reached.
Approximately 1.5 acres of surplus school property (Southwestern College) adjacent
to the applicant's property is being offered for sale. The developer, along with
the Community Development Department, has been exploring the acquisition of this
triangular piece of property for the purpose of providing low and moderate income
housing. The design of this project can be modified to gain access to the site.
Based on the density of this project, the property could conceivably yield between
10 and 15 units, which is less than the required 26 units. However, additional
units could be incorporated into other parts of the development.
D. ANALYSIS
The proposed development is a well conceived and designed project which meets the
goals and objectives of the E1 Rancho del Rey Specific Plan. The proposed
grading and the use of split level structures will enable the developer to retain
the basic integrity of the existing topography and preserve biologically sensitive
areas. The architectural treatment of the buildings will result in a very attrac-
tive development which should enhance the area.
E. FINDINGS
The Planning Commission may recommend approval of a Sectional Planning Area plan
provided it finds that the facts submitted with the plan establish that:
1. The proposed seotional planning area plan is in conformity with the general
development plan of the P-C zone, any adopted specific plans, and the Chula Vista
general plan and its several elemtns.
The 260 units proposed on the site is the maximum number of allowable units
on the eastern portion of the South College Sectional Planning Area (10 units
per acre). The proposed development is in keeping with the goals and objectives
of the E1 Rancho del Rey Specific Plan. The units have been designed to fit
the site (split level units) and the majority of the open space has been left
in a natural state. The proposed circulation system has provided access to the
western portion of the Sectional Playhing Area and serves the proposed develop-
ment.
2. The proposed sectional planning area plan would promote the orderly,
sequentialized development of the involved sectional planning area.
The proposed project has been exempted from west to east development policy
on the condition that Telegraph Canyon Road is widened to four lanes between
Casa del Rey and Otay Lake Road as part of the subject development. The plan
does provide access to other areas subject to development and is located in
the vicinity of an area already developed.
City Planning Commission
Agenda Items for Meeting of April 23, 1980 Page 6
3. The proposed sectional planning area plan ~ould not adversely affect
adjacent land use, residentiaZ e~oyment, circulation, or environmental quolity.
The proposed project will be required to widen both major roads adjacent
to the subject property thereby increasing the traffic capabilities of the
roads and therefore since the development is in general confo~nance with the
adopted E1 Rancho del Rey Specific Plan, it should not adversely affect the
adjacent land uses.
City Planning Commission
Agenda Items for Meeting of April 23, 1980 Page 7
1.c. PUBLIC HEARING: Consideration of tentative subdivision map for Chula
Vista Tract 80-20, CharYe'~ 'Point
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map, known as Charter
Point, Chula Vista Tract 80-20, for the purpose of subdividing approximately 41 acres
located at the northwest quadrant of Telegraph Canyon Road and Otay Lakes Road
in the P-C zone into 260 residential lots and 9 common area lots.
2. The proposed development lies within the boundaries of the South College
Sectional Planning Area of the E1 Rancho del Rey Specific Plan. The applicant
has submitted the sectional planning area plan which is the preceding item. The
site plan, architecture, development standards and other aspects of the development
are addressed by the sectional planning area plan, therefore, this report is confined
to the subdivision of the property.
3. The environmental concerns of this project were addressed in a preceding
agenda item.
B. RECOMMENDATION
Based on the findings contained in Section "D" of this report, adopt a motion
recommending that the City Council approve the tentative subdivision map for
Charter Point, Chula Vista Tract 80-20, contingent upon the applicant providing
26 units of low or moderate income housing either on site or in an alternative
location acceptable to the City Council, subject to the following conditions:
1. The stands of Cleveland Sage shall be field staked to assure there will
be no inadvertent damage by equipment operators.
2. Where a fill slope abuts the stands of Cleveland Sage, a drainage diversion
device shall be installed to divert any runoff away from the stands.
3. Prior to any grading or clearing activities, a qualified field biologist
shall be retained to carry out a program to dispurse individual burrowing
owls nesting on the site.
4. A geologist shall be present during grading to observe all cut slopes for
faulting or landsliding.
5. The parking of construction equipment and storage of building materials
shall take place only on areas which are to be disturbed by project imple-
mentation or on adjacent disturbed areas.
6. Prior to the recordation of the final map, a copy of the CC&R's shall be
filed with the City making the City a party thereto. The CC&R's shall
include, but are not limited to, the following:
a. Prohibition against the installation of individual radio and T.V. antennas.
b. Prohibition against any outside architectural remodeling without the
approval of the City of Chula Vista.
City Planning Commission
Agenda Items for Meeting of April 23, 1980 Page 8
c. The developer and his successors in interest shall agree to maintain
all landscaping, required fencing and recreation areas and buildings
in a manner satisfactory to the City of Chula Vista.
7. An irrevocable offer of dedication shall be given to the City for the
major slope bank along Otay Lakes Road. The developer shall request the
establishment of an open space maintenance district. Fees will not be
imposed upon the owners unless the above mentioned area is not maintained
to standards acceptable to the City Council. In the event such a deter-
mination is made in the future, the City Council may impose any necessary
fees to insure a satisfactory level of maintenance. This condition shall
be stipulated in the CC&R's.
8. Tile or brick shall be substituted for stamped concrete for paving material.
9. Street trees along Otay Lakes Road and Telegraph Canyon Road shall
incorporate flowering trees in the foreground and eucalyptus trees in the
background.
10. The transition planting areas bridging the natural topography with manufac-
tured slopes shall incorporate additional native shrub planting.
ll. Guest parking shall be reduced to provide additional planting.
12. Additional floorscape paving shall be added at "key" transition or road
changes and may be included within the public right-of-way, subject to the
approval of the City Engineer.
13. Paving areas shall be enhanced with creative curb designs and textures.
14. Final plant selection will be subject to the approval of the City Landscape
Architect.
15. The entrance to Apache Drive at Otay Lakes Road shall be lined up with the
proposed access to the project east of Otay Lakes Road.
16. Apache Drive shall be designed in accordance with residential collector
street standards. Where centerline radii are less than 325 feet no on-
street parking shall be permitted except on the outside of curves as approved
by the City Engineer.
17. Prior to occupancy of any of the residences, four lanes shall be provided
for Telegraph Canyon Road from approximately Station 69+50, as shown on Chula
Vista Drawing No. 78-345D, to Otay Lakes Road. The four lanes to be provided
shall include, but not be limited to, a minimum of 57 feet of pavement and
an A.C. berm or curb and gutter on each side. These improvements shall be
situated in such a way as to provide ultimate improvements in the north half
of Telegraph Canyon Road adjacent to the property. Sufficient information
regarding the location of the ultimate right-of-way, with respect to the
existing 60 feet of right-of-way, shall be provided to the City Engineer
for review prior to approval of the final map to ensure that the alignment
is consistent with other projects in the area.
City Planning Commission
Agenda Items for Meeting of April 23, 1980 Page 9
18. The developer shall dedicate to the City sufficient right-of-way along
Otay Lakes Road adjacent to the property to provide a total of 40 feet from
the centerline of said road to the property line. An additional dedication
of right-of-way may be required at the southeast corner of the project to
provide for turning movements. The developer shall also dedicate to the
City sufficient right-of-way along Telegraph Canyon Road adjacent to the
property to provide for the four lanes mentioned in Item A-3 above.
19. The developer shall be responsible for the construction of full street
improvements, including any necessary transitions, on the west half of
Otay Lakes Road adjacent to the property as shown on the typical section
on the tentative map. The developer shall also be responsible for full
street improvements along Telegraph Canyon Road adjacent to the property to
provide the four lanes mentioned in Item 17.
20. A minimum unobstructed sight distance of 300 feet shall be provided along
Apache Drive for a car on the driveway just west of Otay Lakes Road on
the south side of Apache Drive.
21. Alley type approaches with minimum 15 foot radii shall be provided at the
entrances to all parking areas.
22. The developer shall participate in a reimbursement district or assessment
district for the improvement of major thoroughfares and Public Works
facilities such as~Otay Lakes Road and Telegraph Canyon Road.
23. The developer shall grant an access easement to the subsequent owners of
the property located west of building 55 and north of building 16. The
width of said easement shall be approved by the City Engineer.
24. The entire storm drain system, including locations and sizes of all facil-
ities, shall be approved by the City Engineer as a part of the final grading
and improvement plans.
25. Drainage from pads shall not be permitted to flow over slopes to adjacent
pads or properties.
26. During the progress of land development operations, the developer shall take
all precautions reasonably necessary to protect adjacent property from
damage due to erosion, flooding, silting and other storm related hazards
which are a consequence of his operation. Measures to mitigate the above
mentioned hazards shall be incorporated into the final grading plans.
27. The developer shall grant easements to the City for street tree planting and
maintenance along dedicated streets as determined by the City Engineer.
28. All mitigation measures identified in the Environmental Impact Report for
this project shall be incorporated into the development work.
29. The developer shall grant to the City, by grant deed, the one foot control
lot as shown on the tentative map.
30. An overall lighting plan for the private driveways shall be submitted to
the City Traffic Engineer for approval prior to approval of the final map.
City Planning Commission
Agenda Items for Meeting of April 23, 1980 Page l0
£. DISCUSSION
1. Existing site characteristics.
The subject property is a vacant 41 acre parcel located at the northwest
corner of Telegraph Canyon Road and Otay Lakes Road along a segment of the south
facing slopes of Telegraph Canyon. The existing slopes range from nearly horizontal
on the mesa surface along the northwesterly boundaries to 30% slopes along Telegraph
Canyon Road. The elevations of the site range from 400 feet to 500 feet. Other
topographic features include three minor draws which drain southerly.
2. Tentative map.
a. Lots.
The developer proposes to construct 260 attached townhouse units on
individual "postage stamp" lots measuring 25 feet in width and from 65 feet to
68 feet in depth. The lots are basically an envelope for the proposed units
including patios or balconies. In addition, there will be nine common area lots,
two of which will be for R-V storage and one lot for a recreation building. The
remaining six lots will be comnon open space lots within the project.
b. Streets.
The development will be served by a single public street and a series of
private streets dominated by loop streets and a few cul-de-sacs. The public
street is an extension of Apache Drive which will extend through and connect with
Otay Lakes Road at the northeast corner of the project. Apache Drive will be aligned
with the proposed street in the East College Sectional Planning Area development
located to the east. An unnamed street is proposed to be stubbed out on the
curved portion of Apache Drive at the common lot line of the two adjacent parcels
to the west. The street could ultimately connect to Santa Cruz Court to the west.
All of the units will have access from a private street.
c. Grading. The biologically sensitive areas of Cleveland Sage will be
left natural and ungraded retaining the basic integrity of the existing topography.
D. REQUIREMENTS
1. All utilities within the subdivision shall be undergrounded in accordance
with the City of Chula Vista Municipal Code.
2. The developer shall plant street trees along dedicated streets. The
species, location and number shall be determined by the City Engineer.
3. The developer shall pay all applicable sewer charges prior to approval of
the final map.
4. The developer shall pay all fees appropriate for the installation of
street signs as will be shown on final improvement plans prior to approval
of the final map.
City Planning Co~ission
Agenda Items for Meeting of April 23, 1980 Page ll
5. The developer shall pay his proportionate share for the financing of
traffic signals in accordance with the adopted City Council policy prior
to issuance of building permtis.
6. The developer shall comply with all applicable sections of the Chula Vista
Municipal Code. Preparation of the final map and all plans shall be in
accordance with the provisions of the Subdivision Map Act and the Subdivi-
sion Ordinan~eand Subdivision Manual of the City of Chula Vista.
7. The developer wil'l be responsible for Residential Contruction Tax and
Park Dedication fees in accordance with ordinance requirements.
E. FINDINGS
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision
map for Charter Point, Chula Vista Tract 80-20, is found to be in conformance with
the E1 Rancho del Rey Specific Plan and the various elements of the City's General
Plan, with the exception of the Housing Element, based on the following:
1. The site is physically suitable for residential development and the
proposal conforms to all standards established by the City for such
projects.
2. The design of the subdivision will not affect the existing improvements:
streets, sewer, etc., which have been designed to avoid any serious problems.
3. The project is in substantial conformance with the Chula Vista General Plan
Elements as follows:
a. Land Use Element - The E1 Rancho del Rey Specific Plan designates the
area for medium density residential, a range of 6-10 dwelling units
per acre, which would permit a maximum density of 262 units on the
subject property. The developer proposes to construct 260 units on
the site.
b. Circulation Element - The development will be served by a combination
of public and private streets and a stub street has been provided to
serve adjacent properties to the west. In addition, the adjoining
streets will be widened and improved to city standards for major roads.
c. Housing Element - The applicant is required to make 26 units available
to families of low and moderate income. In an effort to satisfy this
requirement, the developer has been in contact with the Community
Development Department to develop or assist in the development of
1.5 acres of surplus college property. At the time of this writing no
definitive agreement has been reached, therefore, the Planning Commis-
sion should recommend that Council deny the map on the basis of non-
conformance with the Housing Element if an agreement is not reached
by the time the map is acted upon by City Council.
d. Conservation Element - Approximately 13 acres of open space on the
subject property is designated on the E1 Rancho del Rey Specific Plan.
The developer proposes to provide lO+ acres of open space, 7+ acres
of which will be left natural.
City Planning Commission
Agenda Items for Meeting of April 23, 1980 Page 12
e. Park and Recreation, and Open Space Elements - The proposed develop-
ment will be required to pay fees in lieu of the dedication and improve-
ment of park lands. The map confoms to the Open Space Element.
f. Seismic Safety and Safety Elements - No known faults exist within close
proximity to the subject property. The proposed circulation system
will facilitate the movement of emergency vehicles.
g. Noise Element - All dwellings are to be designed so as not to exceed
a maximum interior noise level of 45 dBA.
h. Scenic Highway Element - The majority of the slopes adjacent to Otay
Lakes Road will be left natural. Manmade cut or fill slopes will be
enhanced by the planting of trees.
i. Bicycle Routes Element - Otay Lakes Road and Telegraph Canyon Road have
been designed to accommodate bicycle lanes as identified on the Bicycle
Element.
j. Public Buildings Element - No public buildings have been designated on
the subject property.
4. Pursuant to Section 66412.2 of the Subdivision Map Act, the Commission
certifies that it has considered the effect of this approval on the housing
needs of the region and has balanced those needs against the public service
needs of the residents of the City and the available fiscal and environ-
mental resources.
PRIVATE DRIVEWAY
SPACE, 'I'YPICA
CLUSTER UNIT
City Planning Commission Page 13
Agenda Items for Meeting of April 23, 1980
2. PUBLIC HEARING: Request for conditional use permit PCC-80-16 to construct
12 condominium units at the southeast corner of East Rienstra
Street and Hilltop Drive in C-N zone, Wayne Clark
A. BACKGROUND
1. This item involves a request to develop a 12 unit condominium on a
32,500 sq. ft. parcel located in an existing C-N neighborhood shopping center zone
at the southeast corner of Hilltop Drive and East Rienstra Street.
2. An Initial Study, IS-80-53, of possible adverse environmental impacts of
the project was conducted by the Environmental Review Committee on March 27, 1980.
The Committee concluded that there would be no significant environmental effects
and recommended adoption of the Conditioned Negative Declaration.
B. RECOMMENDATION
1. Adopt the Conditioned Negative Declaration on IS-80-53 and find that this
project will have no significant environmental impact.
2. Adopt a motion to deny the request.
C. DISCUSSION
1. Adjacent zoning and land use.
North R-1 Castle Park High School
South C-N Office building
East R-1 Single family dwellings
West C-N Service station and retail commercial
2. Existing site characteristics.
a. The subject property is a vacant 32,500 sq. ft. (0.75 acres) parcel
located near the northeast corner of an existing 2 1/2 acre neighborhood
shopping center at Hilltop and Rienstra. The center is comprised of
five separate parcels. Three of the parcels front on Hilltop Drive
and are developed with a service station, retail commercial building,
and a vacant store (formerly occupied by 7-11). The fourth parcel
located at the southeast corner, is a landlocked lot developed with an
office building receiving its access via easements from both streets
across the adjoining properties.
b. The project site has 130' of frontage along Rienstra Street extending
southerly to a depth of 250'. A 2:1 slope bank along the north property
line precludes access from Rienstra Street except for the existing
driveway and 25' wide easement paralleling the westerly property line.
City Planning Con~nission Page 14
Agenda Items for Meeting of April 23, 1980
3. History of development.
The subject property was annexed in 1964 and zoned R-1. It was subsequently
zoned C-1-D (Limited Commercial with Architectural Control) in 1965 and in 1966
rezoned to C-N. The entire 2 1/2 acres remained vacant until 1968 when a proposal
was submitted to divide the property into 3 parcels for the development of a
service station at the northwest corner and a convenience store (7-11) at the
southwest corner. An overall plan was submitted for the remaining parcel to be
developed at a later date. Although both the Planning Commission and the Planning
Department expressed concern over the piecemeal development of the center, the
two uses were approved. Since that initial approval the site has been further
divided and an office building and a retail structure built on separate parcels.
The subject property is the only parcel left undeveloped. In May of 1978, the
Planning Commission approved a conditional use permit for the site to build a
racquetball facility, which was never used and has since expired.
4. Proposed development.
The applicant wishes to develop the subject property with a 12 unit condominium
project for which a conditional use permit is required. The residential development
must adhere to the R-3-G regulations including the maximum density allowed (17.4
units per acre). The 12 units will be housed in 3 structures of 4 units each. The
most northerly structure will be a 34' high split level building of two and three
stories. The other two structures will be two story and approximately 28 feet
high. Twenty four parking spaces will be located in garages under the units. No
open parking is proposed. Based on the gross area of the lot, the proposed density
is 16 units per acre. However, the usable area of the lot is encumbered by the
easement and 2:1 slopes on the property resulting in a density of approximately 20
units per acre on the developable area.
D. ANALYSIS
1. The subject property is not well located for retail commercial development
which requires a certain amount of street exposure. While the site fronts on East
Rienstra, it is below the level of the street which carries approximately half the
volume of traffic of Hilltop Drive (6000 daily trips). Uses which could conceivably
do well are office uses or specialized service/recreation commercial activities
similar to the once proposed racquetball facility. Those uses are not so dependent
on street exposure.
2. Since the buildings were erected in the center, there has been concern over
the piecemeal building approach which has made the rear parcels near the easterly
property line undesirable for retail commercial uses. This could have been avoided
if the center had been developed in accordance with the original overall plan.
However, parcels were split off, sold, and developed independently leaving the
less desirable parcels vacant.
City Planning Commission Page 15
Agenda Items for Meeting of April 23, 1980
3. Approval of this request would serve to further isolate the existing
office building in the center which could be enhanced by other office construction.
The lack of development on the site tends to indicate little or no demand for
additional office space in this area.
4. This item has some characteristics which are similar to item 4 on this
agenda. However there are two important factors which, in staff's judgment,
justifies a different recommendation. On the subject property there is no opportunity
to screen the proposed residential development from the rear of the commercial
development because the intervening area must be kept open for access to the
adjacent commercial uses. Thus, a satisfactory residential environment cannot be
created. Further, the construction of a residential complex, as proposed, would
tend to make very difficult the ultimate redevelopment of this poorly planned
commercial complex into a small shopping center to serve the neighborhood.
5. While staff feels the application should be denied, a few comments about
the applicant's plan are appropriate in the event the Commission wishes to approve
the use permit. The density on the usable portion is approximately 20 units per
acre. In addition all of the parking is located in garages with no provision for
guest parking. The usable open space complies with the ordinance requirements,
however, the project is extremely small making it difficult to achieve a self
contained residential atmosphere in the rear of several commercial buildings. If
this project is contemplated for approval the number of units should be reduced
to achieve proper guest parking and separation from the commercial activities.
E. FINDINGS
Approval of the request would require affirmative findings of the following
statements:
1. That the propoeed ~se 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 con?nunity.
No evidence has been presented which would indicate that the proposed use
is necessary or desirable at this location.
2. That such ~se 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 inju_~ious to property or improvements in the
vicinity.
The proposed use would further isolate the existing office building and
disrupt the commercial continuity. It would establish 12 housing units in an
area having a poor residential atmosphere and would inhibit the proper redevelop-
ment of the area as a commercial center.
City Planning Commission Page 16
Agenda Items for Meeting of April 23, 1980
3. That the propoeed use will comp~ with the regulations and conditions
specified in the code for such use.
The proposed use has not provided for guest parking or a zoning wall to
separate the activities from the adjoining commercial land uses.
4. That the granti~ of this conditional use will not adverse~ affect the
general plan of the ci~ or the adopted plan of an~ governmental agen~j.
The area of the neighborhood center is less than the desired 5 acres.
Approval of this request would further reduce the area available for commercial
use,
CONDITIONED
NEGATIVE DECLARATION
PROJECT TITLE: RI ENSTRA CONDOMI NI UMS
Project Location: Near southeast corner of East Rienstra and Hilltop Drive
Project Proponent: Wayne Clark
CASE NO. IS-80-53 DATE: March 27, 1980
A. Project Settin0
The proposed project involves 32,500 sq.ft, of property located on the south side
of East Rienstra Street and approximately 150 feet east of Hilltop Drive. The site
is currently vacant with the exception of a 20 foot access drive running north and
south across the westerly side of the property. Castle Park High School is located
to the north, single family dwellings are located to the east, an office building
is located to the south, and retail commercial uses, along with a service station,
are located to the west of the site.
The site is generally void of any significant vegetation or wildlife, although the
existing slopes have been planted with erosion resistant plant materials. There are
no significant natural or manmade resources present. Existing slopes on the property
may be subject to landslides and there are expansive soils present on the site. There
are no known faults in the project vicinity.
B. Project Description
The applicant proposes to construct three condominium structures containing 12 total
units. One building is approximately 34 feet high and two buildings are approximately
28 feet high. The proposed density is 16 dwelling units per acre. Twenty-four )arking
spaces have been provided within garages.
C. Compatibility with zonin9 and plans
The General Plan land use designation ~s !'Retail Commercial" and the present zoning
is C-N {Neighborhood Commercial). The zoning ordinance allows multiple-family or
condominium development in the C-N zone subject to approval of conditional use permit
by the Planning Commission.
D. Identification of environmental effects
Geology
The potential for landslides on the existing slopes may be present. These slopes,
created by previous grading for the adjacent residential development, should be
examined for potential hazards. A soils report should be prepared and all recom-
mendations incorporated into the project to ensure slope stability.
IS-80-51 -2-
Soils
The Engineering Department for the City of Chula Vista has indicated the potential
for expansive soils on the project site. A soils report should be prepared and
all recommendations incorporated into the project to ensure stable construction.
Schools
The local elementary school, Loma Verde Elementary, is presently operating over
capacity. The current capacity totals 560 students and the current attendance is
listed as 569 students, 9 above capacity. The project is estimated to generate
a total of 5 elementary school children. A letter from the school district giving
assurance that adequate facilities are available for this increase will be required
prior to development.
E. Mitigation necessary to avoid significant impact
1. A soils report shall be prepared and submitted addressing the potential
for landslides on existing slopes and overall soil conditions on the site.
All recommendations shall be incorporated into the project to ensure stable
slopes and construction.
2. Written assurance from the school districts indicating the adequacy of
school facilities shall be received by the City of Chula Vista prior to
development.
F. Findings of insignificant effect
1. The project is void of any significant natural or manmade resources, although
the potential for landslides and expansive soils are present on the project site.
The effects of these potential hazards can be mitigated to a level of insignif-
icance by the previously mentioned mitigation measures.
2. The level of impacts due to the project are small and no cumulative impact
on natural or manmade resources is anticipated. The project will not achieve
short term benefits to the disadvantage of long term environmental goals.
3. Visual impact due to the height and siting of the structures will be
addressed through review by the Planning Commission and the Design Review
Committee, and the project will not result in any impacts which could interact
to create an adverse cumulative effect on the environment.
4. The project will not cause the emission of any hazardous substance or
significant noise which could adversely effect human beings.
IS-80-51 -3-
G. Consultation
City of Chula Vista D.J. Peterson, Director of Planning
Bill Ullrich, Associate Engineer
Ted Monsell, Fire Marshal
Gene Grady, Director of Building and Housing
Merritt Hodson, Environmental Control Commission
Steve Owens, Applicant's agent and designer
Documents'
City of Chula Vista Zoning Ordinance (Title 19, 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 Planning Dept., 276 4th Ave., Chula Vista, CA.
ENVIRONM TA REVIEW COORDINATOR
EN 3 (rev. 5/77)
CASTLE PARK HIGH
PROJECT'
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ATE: April ~, 80 ~.c. C~ER OF m~
City Planning Commission Page 17
Agenda Items for Meeting of April 23, 1980
3. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-17, Casa de Miguel, 30 unit condominium at 436 "F" Street
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map known as Casa de
Miguel, Chula Vista Tract 80-17, for the development of 42,630 sq. ft. of land
located at 436 "F" Street in the R-1 zone into a one lot condominium project
consisting of 30 units.
2. An Initial Study, IS-80-31, of possible adverse environmental impacts of
the project was conducted by the Environmetnal Review Committee on December 13,
1979. The Committee concluded that there would be no significant environmental
effects and recommended adoption of the conditioned Negative Declaration.
B. RECO~IENDATION
1. Adopt the Conditioned Negative Declaration on IS-80-31 and find that this
project will have no significant environmental impact.
2. Based on the findings contained in Section "D" of this report, adopt a
motion recommending that the City Council approve the tentative subdivision map for
Casa de Miguel, Chula Vista Tract 80-17, subject to the following conditions:
a. The developer shall comply with the conditions set by the Design Review
Committee (Case DRC-80-15) in accordance with the letter dated
January 4, 1980, as long as that development is the project of record.
b. The map shall be revised as follows and two copies submitted to the
Planning Department prior to City Council consideration of the tentative
map:
l) Provide a typical section for "F" Street that is in accordance
with the collector street standards as shown on Chula Vista
Design Standard No. 1.
2) Show a proposed 8 foot wide drainage easement along the southerly
property line.
3) Revise the map to indicate that "F" Street is to be widened as
provided in conditions of approval c and d. Show a proposed
30 foot alley approach instead of the proposed 22 foot driveway
(30 feet measured from P.C.R. to P.C.R. along "F" Street).
c. The developer shall be responsible for the widening of "F" Street
adjacent to the property and to a point approximately 40 feet east of
the easterly property line where said street is already widened. The
widening shall be accomplished so as to conform to collector street
standards as shown on Chula Vista Design Standard No. 1. A transition
shall be provided at the west end of the property (in front of the prop-
erty) and said transition shall employ minimum curb radii of 24 feet,
the exact design to be approved by the City Engineer.
d. An alley approach with wheelchair ramps shall be provided at the
City Planning Commission Page 18
Agenda Items for Meeting of April 23, 1980
entrance to the project. Said approach shall be 30 feet wide from
P.C.R. to P.C.R. along "F" Street with 3 foot curb radii at the
returns.
e. The owner shall grant to the City a 10 foot wide drainage easement
as shown on the tentative map prior to approval of the final map.
f. The owner shall grant an easement to the City over the southerly
8 feet of the property for drainage purposes prior to approval of
the final map.
g. The owner shall grant an easement over a 7½ foot wide strip of land
along "F" Street to the City for street tree purposes prior to approval
of the final map.
h. The drainage work proposed on the tentative map shall be considered
approximate only. The entire drainage system, including locations and
sizes of all facilities, shall be approved as a part of the final
grading and improvement plans.
i. The profile of the access driveway shall be designed in accordance
with Chula Vista Design Standard No. 5.
C. DISCUSSION
1. Existing site characteristics.
The proposed project is comprised of six parcels, totalling 0.98 acres
(measuring approximately 150' x 90') located on the south side of the 400 block
of "F" Street, 360 feet west of Fourth Avenue. There are three parcels which
front on "F" Street, each developed with a single family dwelling. The remaining
three parcels are vacant landlocked properties located south of the other three
parcels. The project site slopes gently to the south draining into a natural
drainage channel which traverses the rear of the property.
2. Adjacent zoning and land use.
North C-O Civic Center
South R-3 Apartments
East C-O Commercial (Anthony's School)
West R-3 Apartments (driveway)
3. Proposed development.
a. The developer proposes to remove the existing structures and construct
a 30 unit (20 two bedroom units and 10 one bedroom) condominium project on the
site. On January 3, 1980 the Design Review Committee reviewed and conditionally
approved the proposed development.
b. The development will consist of two and three story structures. The
ground floor of the three story structures will consist of 26 carports. A total of
48 parking spaces (including the carports) is provided in accordance with code
requirements. The Engineering Department is recommending that the proposed two way
driveway on the east side of the property have an alley type approach instead of the
driveway approach, thereby allowing easy ingress and egress.
City Planning Commission Page 19
Agenda Items for Meeting of April 23, 1980
c. In 1969 the City Council established boundaries for a Civic Center
Design District which included the subject property as well as other parcels in the
immediate area of the Civic Center. The district regulations require the Planning
Commission to review and approve plans for buildings to insure that the buildings
will be in harmony and compatible with the Civic Center development. The ordinance
governing this review states that any well designed contemporary or traditional
architectural style would be appropriate whereas extreme architectural styles would
be deemed incompatible. The contemporary Spanish architectural design of the
buildings features a combination of roof designs varying from pitched, shed, and
flat, using red mission tile. The exterior elevations will be ivory colored stucco
with blue ceramic tile for accept purposes. In addition, blue fabric awnings will
be used over some of the windows. The wall of the patios and balconies will be
stucco. In the opinion of staff and the Design Review Committee the buildings will
be very compatible with the Civic Center architecture.
d. The project has been designed to comply with the condominium require-
ments~. Each of the units will have private patios or balconies which exceed the
minimum area and most of the units have two separate private areas. All of the
required storage will be located adjacent to the units. The one bedroom units
will have 150 cu. ft. of storage and the two bedroom units will have storage
ranging from 200 cu. ft. to 380 cu. ft.
4. Miscellaneous requirements.
The developer shall comply with all requirements of the Municipal Code including
the following:
a. A grading plan and permit shall be required in order to accomplish
the proposed work since it does not meet with the exemptions as stated
in Section 15.04.150 of the Municipal Code. Said grading shall be
approved by the City Engineer prior to approval of the final map.
b. All utility services shall be undergrounded in accordance with
Section 15.32.050 of the Municipal Code.
c. The developer shall plant street trees along "F" Street; the species,
location and number shall be determined by the City Engineer.
d. The developer shall pay all applicable sewer charges prior to approval
of the final map.
e. Letters of permission shall be obtained for any offsite work.
f. The developer shall pay his proportionate share for the financing
of traffic signals in accordance with the adopted City Council policy
prior to issuance of building permits.
g. Prior to City Council approval of the final map, the developer shall
pay the Park Acquisition and Development in lieu fee of $200 per unit.
The total fee for the 30 units is $6,000.
City Planning Commission
Agenda Items for Meeting of April 23, 1980 Page 20
h. Upon application for building permits, the developer shall pay the
Residential Construction Tax of $375 per unit, plus $25 for each
bedroom over one. There are 20 two bedroom units and l0 one bedroo~
units, requiring a total of $11,750.
i. The developer shall file with the City a Declaration of Covenants,
Conditions and Restrictions naming the City of Chula Vista as a party
to said Declaration and authorizing the City to enforce terms and
conditions of the Declaration in the same manner as any owner within
the subdivision. Said Declaration shall be subject to the approval of
the City Council concurrent with the approval of the final map. The
awnings shall be considered an integral architectural feature of the
development and shall be maintained by the Homeowner's Association.
D. FINDINGS
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision
map for Casa de Miguel, Chula Vista Tract 80-17, is recommended for approval
based on the following findings:
1. The site is physically suitable for residential development and the pro-
posed 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. "F" Street will be widened in front of the project as part of
the improvements required for the subidivision.
3. The subdivision is consistent with the General Plan Elements as follows:
a. Land Use Element - The General Plan designation for the site is High
Density Residential, 13-26 dwelling units per gross acre. The density
of the project of 30 units per net acre is consistent with this desig-
nation.
b. Circulation Element. The adjoining streets are improved to handle the
present traffic flow.
c. Housing Element - The development will provide additional housing and
offer an expanded choice of ownership. Inasmuch as the development
contains fewer than 50 units, it is exempt from the requirement to
address the need to provide housing for low and moderate income families.
d. Conservation, Open Space and Parks and Recreation Elements - No parks
are planned on the site and the developer will be assessed fees in lieu
of park land dedication.
e. Noise Element - The property is not subject to objectionable noise
levels.
f. Seismic Safety and Safety Elements - The development is not adjacent to
or on any known fault systems.
City Planning Commission Page 21
Agenda Items for Meeting of April 23, 1980
g. Scenic Highways Element - The site does not abut a Scenic Highway
or gateway.
h. Bicycle Route Element - No bicycle routes are proposed adjacent to the
site.
i. Public Buildings Element - No public buildings are proposed on the site.
4. The Planning Commission has reviewed the project in terms of the housing
needs of the region and has determined that approval of the project will
not adversely affect the public service needs of residents of the City or
available fiscal and environmental resources.
. .' CONDITIONED
· . 'GATIVE DECLARATION
PROJECT TITLE: Casa de'Miguel
Project Location: 432-38 "F" Street
Project Proponent: Michael Foote Developers, Inc.
9865 Erma Rd. San Diego 92131
CASE NO. IS-80-31 DATE: December 13, 1979
A. Project Setting
The project site involves six parcels located at 432, 436 and 438
"F" Street. Three single family ;dwellings are located on the
three lots fronting on F St. the remaining three lots
south of the these lots. Adjacent land uses consist of Anthony's
School and parking lot to the east, multiple family units to the south
and west, and F St. and the Civic Center to the north.
The site, which will be consolidated into one parcel, supports
abundant vegetation, including many mature trees located
throughout the property.
B. Project Description
The applicant proposes to construct 30 one and two bedroom
condominium units. A swimming pool and 49 on-site parking
spaces are also planned. The applicant has indicated that
approximately 10 mature trees will be removed through grading
for the project which will slope down away from F St.
C. Compatibility with zoning and plans.
The project is located within the R-3 zone and will result in a
density of 30.65 units per acre. The proposal is in conformance
with zoning and in basic consistency with the General Plan.
D. Identification of environmental effects
1. Soils
The Engineering Dept. has indicated that expansive soils are
present on site. A soils report shall be required and
incorporation of recommendations contained therein will
reduce this impact to an acceptable level.
2. Noise
A noise analysis (National Research Program Report 117)
of existing traffic volumes on F St. was conducted to
determine potential noise exposure. The analysis indicated
that the proposed structure would be subject to 67 dB or
lower noise levels eminating from passing vehicle traffic.
Since conventional construction may reduce interior noise
intrusion by as much as 20 dB, the resultant estimates
indicate that a level of 47 dB may be reached. This estimate
indicates an unacceptable noise level and may require
mitigation. A noise analysis conducted by a qualified
acoustician should be prepared incorporating any recommendations
to assure acceptable noise levels.
3. Schools
The local junior high school and elementary school are
currently operating in excess of avilable classrooms. The
local high school is operating under its present capacity.
The applicant will be required to submit fees to the
appropriate school districts to ensure additional or alternate
classroom space for new students.
4. Parks
The project is located within City Park Dist. #3 which has
8.6 acres of developed parkland. Current park acreage
requirements amount to 22.4 acres within this district.
Fees will be required in lieu of parkland dedication to
mitigate anticipated impacts.
5. Aesthetics
The applicant proposes to remove approximately 10 mature
trees (ranging from fruit trees and pepper trees to palm
trees). The location and size of these trees have been
plotted on the parking plan submitted by the applicant. The
applicant shall m~ke every effort to retain existing trees
where possible. The Design Review Committee shall consider
the disposition of all existing trees on site.
6 Traffic
The level of service presently accounted for on F St. is
rated "D" and with the estimated 240 trips per day generated
by this project, it will do nothing but aggravate this low
service level. Traffic signal fees will be charged to help
offset the costs for left turn phasing at the intersection
of F St. and 4th Ave. thereby reducing some traffic congestion
problems in the area.
E. Mitigation necessary to avoid significant effects
1. A soils report shall be prepared and recommendations
incorporated into the project.
2. A noise~nalysis shall be prepared by a qualified
acoustician with recommendations incorporated into the project.
3. School fees will be required to ensure classroom space
for new students.
4. Fees in lieu of parkland dedication and improvement
will be required.
5. The disposition of existing on site trees shall be
reviewed by the Design Review Committee.
6. Traffic signal fees will be charged to help offset
the cost for signal improvements.
F. Findings of no significant impact
1. The site is void of any endangered wildlife; however,
there is an abundant variety of mature trees present. The
Design Review Committee process will ensure that existing
trees will be preserved and included in the planning design
where feasible. There are no geological hazards present
in the project vicinity. Impacts due to expansive soils
can be mitigated.
2. The proposed project is in conformance with the General
Plan and associated elements and is not anticipated to achieve
short term to the disadvantage of long term environmental
goals.
3. All potential impacts can be mitigated to an insignificant
level and there are no impacts forseen which could interact
to create any significant cumulative effects on the environment.
4. The project will not cause any substantial increase in
ambient noise levels and no significant source of hazardous
emissions will result.
G. Consultation
City of Chula Vista D.J. Peterson, Director of Planning
Bill Ullrich, Assoc. Eng.
Ted Monsell, Fire Capt.
Gene Grady, Director Bldg. & Housing
Merritt Hodson, Env. Control Comm.
Applicant - Steve Wong
Documents
IS-78-66 Villa Hermosa Condos
IS-80-25 C.V. Church of the Nazarene
The Initial Study Application and evaluation forms documenting the
findings of no significant impact are on file and available for public
review at the Chula Vista Planning Dept., 276 4th Ave., Chula Vista, CA.
ENVIR~MENTAL REVIEW COORDINATOR
DAVIDSON ST.
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City Planning Commission Page 22
Agenda Items for Meeting of April 23, 1980
4. PUBLIC HEARING: Request for conditional use permit PCC-80-15 to construct
20 apartment units at 325-345 "K" Street in C-C and C-O zone,
Snug Harbor Condos
A. BACKGROUND
1. The applicant is seeking approval of a conditional use permit in order
to construct a 20 unit townhouse apartment/condominium project on a 1.36 acre
panhandle parcel located on the north side of "K" Street, 375 feet west of
Third Avenue in the C-O and C-C zones.
2. An Initial Study, IS-80-54, of possible adverse environmental impacts
of the project was conducted by the Environmental Review Committee on April 3, 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-80-54 and find that this project
will have no significant environmental impact.
2. Based upon the findings contained in Section "E" of this report, adopt
a motion to approve the request, PCC-80-15, subject to the following
conditions:
a. The proposed project shall be subject to review and approval by
the Design Review Committee prior to the issuance of any building
permits.
b. The access driveway alignment shall be straightened.
c. At least two on-site hydrants shall be required; the location and
actual number to be determined by the Fire Marshal.
d. A soils report shall be prepared and all recommendations incorporated
into the project.
3. It is also recommended that the Planning Commission instruct the staff
to conduct a study of the area to determine whether an amendment to the
General Plan and rezoning would be appropriate.
C. DISCUSSION
1. Adjacent zoning and land use.
North R-3 Apartments
South C-O and C-C Transfer Company and welding facility
East R-3 and C-C Apartments and equipment rental
West R-3 and C-O Apartments and office building
City Planning Commission Page 23
Agenda Items for Meeting of April 23, 1980
2. Existing site characteristics.
The project site is a proposed panhandle lot with 43 feet of frontage
on the north side of "K" Street. The site is actually comprised of four
parcels, two of which are landlocked (ref. locator map). The most easterly
parcel measures 43' x 290' (12,470 sq.ft.) and is developed with a single
family dwelling located in the extreme northeast corner of the property. This
lot also serves as access to an adjoining landlocked parcel measuring
97' x 170' (16,490 sq.ft.) which is also developed with a single family dwelling
located at the north end of the lot. This site is partially used as open storage
for the nearby transfer and storage company. The next parcel to the west is also
vacant and landlocked measuring 63' x 170', (10,719 sq.ft.) and is being used
as open storage by the same transfer company. The westerly 117' x 170' (19,890 sq.ft.)
of the project site is presently encompassed by a large warehouse serving the
T & D Transfer Company fronting on "K" Street. This 117' x 170' area will be split
from the commercial parcel fronting on "K" Street and used in conjunction with
the proposed apartment/condominium project.
3. Proposed development.
a. The applicant proposes to remove the existing warehouse and two
single family dwellings and develop the site into a combination
20 unit apartment/condominium project consisting of 4 two-story
structures. Three of the structures, with a total of 16 units,
will be two bedroom townhouse units, each with a single car garage
and a carport. The fourth structure will have 3 two-bedroom rental
units and a four car garage at the ground floor level and the entire
second floor devoted to a single unit to be owner occupied and
consisting of two bedrooms, sewing room and a den. The four car
garage is designed for the upper unit. In addition, I4 open parking
spaces are proposed bringing the total parking provided on-site to
50 spaces or a ratio of 2½:1.
b. The buildings will be of contemporary Spanish architecture with
mission tile roofs and stucco exterior accented with wood trim,
wrought iron railings and the use of arches and off sets. Each
unit will have a private patio and/or balcony which exceeds the
requirements of the code. In addition each unit will have 200 cu.ft.
of storage in the garage and the rental units will have adjacent
storage provided in the patio areas. The density of the project
is approximately 14 units per acre or I unit per 2,980 sq.ft.
The maximum number of residential units allowed by a conditional
use permit in the C-C or C-O zone is 32 units per acre.
D. ANALYSIS
1. While this report has covered the proposed development with respect to
density, architecture and other regulations, the primary question to be resolved
by the Planning Commission is whether or not a residential land use is appropriate
in this location.
City Planning Commission Page 24
Agenda Items for Meeting of April 23, 1980
2. The subject property lies in an area which has a rather long history of
zoning activity with much of the area along "K" Street between 4th Avenue and
3rd Avenue zoned for industrial use at one time in the past. Various rezoning
actions have taken place over the years replacing industrial zoning with either
multiple family or limited commercial designations (C-O or C-C). Unfortunately,
many times rezoning an area does not in itself alter the existing land use, thus
several non-conforming industrial uses are still active today. The land uses
adjacent to the subject property (on 3 sides) are residential. The appropriateness
of developing the subject property for residential purposes is predicated on
several questions:
a. Is the site of sufficient size to create a good living environment
from within?
b. Can the adjoining adverse land uses, the welding supply company and
equipment rental yard, be adequately screened so as to minimize
impacts?
c. Do the remaining lots along "K" Street have sufficient size and depth
to redevelop in the future for either multi-family or compatible
commercial use?
In the opinion of the staff the answer to each of these questions in this
case is yes, which makes the proposed land use appropriate.
3. Because of the sensitive nature of developing residentially in the rear
of adverse commercial activities with minimum street frontage and exposure, the
staff is of the opinion that the architectural and site plan review should be
forwarded to the Design Review Committee for approval.
4. With the trend for more residential development in this area of "K" Street,
which is zoned commercial, the staff urges the Planning Commission to request that
the staff conduct a zoning study on "K" Street between 4th and 3rd Avenue to
determine an appropriate long range zoning pattern.
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 neigh ~rhood or the community.
Two of the parcels are landlocked and are not desirable for commercial
use unless combined with other properties fronting on the street. Extension
of commercial use in this area would adversely affect the existing residential
development located on three sides of the property. Residential development
represents a more appropriate land use for the site.
2. That such ~e 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 injuriou~ to property or improvements in
the vicinity.
City Planning Commission Page 25
Agenda Items for Meeting of April 23, 1980
The proposed use is in keeping with the adjoining land uses on three
sides, Adequate screening from the adjacent non-conforming uses can be
incorporated into the plan. The development will not disrupt the continuity
of the commercially zoned properties fronting on the street.
3. ~nat the propo~eduse will compZy with the regulations and conditions
specified in the code for such use.
The project will be subject to site plan and architectural approval
and a tentative subdivision map will be required for the condominiums.
4. ~at the granting of thi-s conditional use will not adverse~ affect
the general plan of the city or the adopted plan of an~ governmental agency.
The General Plan will not be affected by the granting of this use since
there are still commercial properties fronting on the street in accordance
with the General Plan designation for this area.
N EGATIVE DECLAR ATION
PROJECT TITLE: Snug Harbor Condominiums
Project Location: 325-345 K Street
Project Proponent: Horning& Morgan Inc.
1105 3rd Ave. Suite B Chula Vista 92011
CASE NO. IS-80-54 DATE: April 3, 1980
A. Project Setting
The project site involves 1.37 acres of property located 300 ft.
west of Third Ave. on the north side of K St. The site is currently
developed with two single family houses, storage for a welders
supply business and a storage warehouse for a moving company. The
property to the south is currently developed as a welders supply
business and a moving business. Multiple family developments are
existing to the north, east and west of the property.
The project site is void of any significant vegetation or wildlife
and there are no significant natural or man made resources present.
The potential exists for expansive soils on this site. No known
geologic hazards have been identified within the project vicinity.
B. Project Description
The proposed project consists of 20 condominium units (all two
bedr6oms) located in four two story structures. In addition, the
proposed project contains 50 parking spaces of which 36 spaces are
in garages.
The project is served by an 18 ft. wide driveway with access on
K St.
C. Compatibility with zoning and plans
Multiple family units are permitted in the C-O and C-C zones subject
to approval of a conditional use permit. The project is also in
conformance with the General Plan and all related, elements.
D. Identification of environmental effects
1. Soils
The Engineering Dept. indicates that the potential for expansive
soils exists on the property. A soils report should be prepared
with all recommendations incorporated into the project.
2. School
Lillian J. Rice Elementary School is currently operating above
capacity. The additional students (8) generated from this project
will further tax an over capacity classroom situation. The
developer shall comply with the Public Services Element of the
General Plan relating to school facilities.
3. Parks
This project will increase the need for park facilities in this
area. The applicant shall be required to pay park-in-lieu fees
for acquisition and development of future parkland.
E. Mitigating measures necessary to avoid significant impacts
1. A soils report shall be prepared and all recommendations
incorporated into the project.
2. The developer shall comply with the Public Services Element
of the General Plan relating to school facilities.
3. The developer shall pay park acquisition and development
in-lieu fees.
F. Findings of insignificant impact
1. The project site is void of any significant natural or
man made resources. Expansive soils may be present, however,
proposed mitigation will ensure stable construction.
2. The residential proposal is consistent with the General
Plan and associated elements and is not anticipated to achieve
short term to the disadvantage of long term environmental goals.
3. No impacts are anticipated to occur which could interact
to create a substantial cumulative effect on the environment.
4. The project will result in limited additional vehicle
traffic and no significant increase in related emission or noise
will occur.
G. Consultation
1. Individuals and Organizations
City of Chula Vista D. J. Peterson, Director of Planning
Bill Ullrich, Assoc. Eng.
Ted Monsell, Fire Mashal
Gene Grady, Director of Bldg. & Hsg.
Merritt Hodson, Env. Control Comm.
Marvin Parker, Applicants designer
The Initial Study Application and evaluation forms documenting the
findings of no significant impact are on file and available for public
review at the Chula Vista Planning Dept., 276 4th Ave., Chula Vista, CA.
POST OFFICE
( CLEANERS
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"K" ,cE DEALE, ST.
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City Planning Commission Page 26
Agenda Items for Meeting of April 23, 1980
5. PUBLIC HEARING: Consideration of request for modification of conditional
use permit PCC-71-21 for operation of amusement center
at 1459 Melrose Avenue, Scoreboard Inn
A. BACKGROUND
1. The applicant is requesting a modification of conditions attached to an
approved conditional use permit, PCC-71-21, allowing the sale of alcoholic
beverages (beer and wine) in conjunction with a restaurant operation (Scoreboard
Inn) located at 1459 Melrose Avenue in the C-N zone. The requested modifications
include permission to:
a. Install a pool table;
b. Have live entertainment;
c. Remain open until 2:00 a.m. seven days a week.
The business is presently permitted to remain open until 2:00 a.m. on Fridays,
Saturdays and legal holidays. The normal hours of operation in the C-N zone are
between 7:00 a.m. and 11:00 p.m.
2. The request is exempt from environmental review as a Class 5(f) exemption.
B. RECO~qENDATION
Adopt a motion to deny the request.
C. DISCUSSION
1. Original conditional use permit.
a. The original conditional use permit, approved in 1971, authorized the
sale of alcoholic beverages and included a request to remain open beyond the normal
ll:O0 p.m. closing time until 12:00 midnight. The extension in hours was not
approved. During the hearing it was revealed that the applicant intended to
install pool tables which resulted in the Planning Co~ission placing a condition
prohibiting pool tables as well as other games of amusement. The hours of
operation and the condition prohibiting pool tables was appealed to the City
Council which denied the appeal.
b. Approximately one year later (August, 1972) the owner again requested
a change in the hours of operation in order to remain open until 2:00 a.m.
on Fridays, Saturdays and legal holidays. He also requested the lifting of the
prohibition against pool tables and other amusements. The Planning Commission
approved the change in hours, but denied the request to install pool tables.
2. Present request.
a. The business is now under new ownership. The new owners are requesting
permission to remain open until 2:00 a.m. seven days a week, to install a pool
table, and to feature live entertainment. The applicant has submitted a petition
containing the signatures of 122 persons residing in the general vicinity who are
in favor of the proposed request.
b. The applicant has submitted floor plans showing existing and proposed
City Planning Commission Page 27
Agenda Items for the Meeting of April 23, 1980
layouts. In order to accommodate the pool table, three restaurant tables will be
moved to the front of the room near the secondary entrance. Rearranging the tables
will not pose a problem since the main entrance is located further to the north,
The booth and tables near the entrance will be moved during times of live inter~
tainment. It should be noted that there are two existing pinball machines on the
premises which are in violation of the conditional use permit.
D. ANALYSIS
1. The C-N district is one of the most restrictive commercial zones in the
city. The uses permitted in the zone are geared primarily toward the day time
and convenience needs of the surrounding residential neighborhood. The sale of
alcoholic beverages for consumption on the premises is allowed as a conditional
use and then only if it is incidental to the sale of food. Restaurants are allowed
but dancing and entertainment are not.
2. The original owners stated in the 1971 conditional use permit application
that the sale of beer and food would be split fifty-fifty. Without reviewing
specific sales receipts it is not known whether this percentage has changed.
However, even to the casual observer, the business takes on the appearance of a
beer bar rather than a restaurant which offers beer and wine with meals. The
City Council has expressed a general concern over allowing this type of establish-
ment in the neighborhood commercial zones.
3. The applicant has pointed to the fact that other businesses in the C-N
zone have been granted extensions in their hours of operation; namely, the
7-Eleven stores and the Pizza Hut restaurant. The Planning Commission has extended
the hours of operation of both uses, however, the Pizza Hut is a bona fide
restaurant. The 7-Eleven offers a convenience service for all residents within
the immediate neighborhood and has limited adverse effects. Further, a restaurant
and a 7-Eleven store clearly are permitted uses in the C-N zone, whereas a beer bar
is not a permitted use. The subject facility which appears to be a beer bar/restaurant
is on the borderline between being a permitted use and an illegal use. The proposal
to add a pool table and live entertainment and to remain open until 2:00 a.m. seven
days a week pushes the facility more in the direction of a beer bar. This is beyond
the intent of the C-N zone and, for that reason, staff must recommend denial of
the request.
RIENSTRA
NEIGBORHOOD
SHOPPING
CENTER
NEIGHBORHOOD
SHOPPING
CENTER · SERVICE
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