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HomeMy WebLinkAboutPlanning Comm Reports/1980/03/26 AGENDA City Planning Commission Chula Vista, California Wednesday, March 26, 1980 - 7:00 p.m. City Council Chamber PLEDGE OF ALLEGIANCE - SILENT PRAYER OP~AL COMMUNICATIONS l, PUBLIC HEARING: Conditional Use Permit PCC-80-14 - Request for commercial parking in R-2 zone, Fifth Avenue and Otis Street - Home Federal Savings and Loan 2. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-12, Bonita Vista, conversion of 60 units to condominiums at 4243 Bonita Road 3. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-13, Carabella, construction of 11 new condominium units at 457 "E" Street 4. PUBLIC HEARING: Consideration of amendment to Municipal Code to establish storage requirements for apartments ORAL COMMUNICATIONS DIRECTOR'S REPORT COMMISSION COMMENTS To: City Planning Commission From: D.J. Peterson, Director of Planning Subject: Staff report on agenda items for Planning Commission Meeting of March 26, 1980 1. PUBLIC HEARING: Conditional Use Permit PCC-80-14 - Request for commercial parkin~ in R-2 zone, Fifth Avenue and Otis Street - Home Federal Savings and Loan A. BACKGROUND 1. This item involves a request for a conditional use permit, filed by Home Federal Savings and Loan, to use two parcels located at 502 and 510 Otis Street in the R-2 zone for commercial parking related to their use. 2. The Environmental Review Committee conducted an Initial Study, IS-80-49, of possible adverse environmental impacts of this project and concluded that they could not make a determination regarding significance without further technical information. This information would consist of an air quality analysis and an acoustical report. CEQA provides that it does not apply to" projects which a public agency rejects or disapproves." [Public Resources C~d~ Sec. 21080(b)(5).] In this case the staff recommendation is for disapproval. The Planning Commission can take that action without considering an environmental document. If the Planning Com- mission wishes to consider approval of the project, the Commission should continue the public hearing and the applicant should have the appropriate technical documents prepared for submittal to the Environmental Review Committee. B. RECOMMENDATION Adopt a motion denying the request, PCC-80-14, based on the following findings: 1. The proposed use at this particular location is not necessary since the proposed expansion, including parking, can be accommodated within the existing commercial zone. 2. The proposed use would be detrimental to the remaining single family dwelling located on Fifth Avenue by isolating the house from the neigh- borhood residential area and surrounding it with commercial parking and traffic. 3. The applicant has failed to produce evidence that the use will not be detrimental to the health, safety, and general welfare of the person residing in the adjacent single family dwelling. 4. The intrusion of the parking area into a residential zone and the surrounding of a single family home with parking cannot be found to " . contribute to the well being of the neighborhood or the community,,as required by Sec. 19.14.080 A of the zoning ordinance. City Planning Commission Agenda Items for Meeting of March 26, 1980 Page 2 C. DISCUSSION 1. Existing site characteristics. The project site is comprised of two lots, each developed with a single family dwelling and having a combined area of 13,422 sq. ft. One of the lots is located at the southwest corner of Fifth Avenue and Otis Street and the other lot, adjacent to the west, has frontage on Otis Street. There is an additional lot located between the corner lot and the 16 foot alley which runs parallel to Otis and "H" Streets, fronting on Fifth Avenue, which is also developed with a single family dwelling. 2. Proposed plan. The applicant proposes to remove the existing dwellings and provide 20 parking spaces on the two parcels to serve the Home Federal Savings and Loan establishment located at the northwest corner of Fifth Avenue and "H" Street. Two way access will be provided from the alley and from Fifth Avenue. There would be no direct access to Otis Street. The parking spaces would maintain a 14½ foot setback from Otis Street and 12 feet from Fifth Avenue. The setback will be landscaped and a 3½ foot high decorative block wall installed l0 feet from the inside edge of thc sidewalk toscreen the parking lot. The interior area of the parking would also be landscaped. Block walls, 6 feet in height, are also proposed on the property lines abutting the adjoining single family lots. 3. Previous request. In May, 1974, the applicant applied for a conditional use permit to use the property located at 510 Otis Street (the next lot westerly of this request) for employee parking. The Planning Commission denied the request which, if approved, would have provided 16 parking spaces with ingress from the alley and egress on to Otis Street. D. ANALYSIS 1. The applicant has stated that the high volume of business conducted at this branch necessitates the expansion of their present facility to meet this demand. The high level of activity has also caused some traffic congestion. THere is no doubt that additional parking with improved traffic flow could alleviate part of this traffic congestion, however, further building expansion (5,000 sq. ft.) and additional parking in the adjacent commercial area is also planned. This proposal would create a very undesirable situation for the remaining single family dwelling on Fifth Avenue by surrounding it with a commercial parking lot. The applicant has indicated that attempts to acquire the remaining single family lot (484 Fifth Avenue) have been unsuccessful due to what Home Federal feels are unreasonable demands by the property owner. 2. The existing Home Federal building totals approximately 4500 sq. ft. of usable floor area and requires 15 parking spaces under the city's parking formula of one space per 300 sq. ft., which was in effect when the building was constructed. The applicant originally provided 22 parking spaces and added an additional 19 spaces several years ago. The proposed new addition ot 5,000 sq. ft. would require 25 spaces under the city's present formula of providing parking at the ratio of one space per 200 sq. ft. The combination of the existing and proposed building area would require a total of 40 parking spaces. Since the applicant's plan would City Planning Commission Page 3 Agenda Items for Meeting of March 26, 1980 provide for 40 spaces in the existing commercial area on "H" Street, the 20 spaces requested in the conditional use permit are not required by city regulations. Therefore, the applicant could proceed with the expansion plans without utilization of the conditional use permit. 3. Letters from the property owners at 514 Otis and 484 Fifth Avenue, and a memo from the Engineering Division pertaining to this request are enclosed with this report. C~ CONCLUSION Staff is aware of the congestion and parking problem at the present Home Federal branch and, in concept, favors the expansion of such businesses. The applicant in this case has been successful in acquiring three of the properties on Otis Street but has not been able to acquire a fourth, which fronts on Fifth Avenue, and a fifth at 514 Otis, at what it regards as a fair market price. This is an unfortunate situation beyond the city's control. Under the best of conditions, a conmercial parking lot is perhaps marginally compatible with neighboring residences. Under conditions embodied in the subject application, staff is not able to make the finding that the approval of the application" . . will contribute to the general well being of the neighborhood or coninunity." Similarly, it does seem to staff that approval of the application would be detrimental to persons residing in the vicinity and injurious to property in the vicinity. Accordingly, pursuant to Sec. 19.14.080 of the zoning ordinance staff must recommend denial of the application. March 11, 1980 TO: Members of the Environmental Review Committee FROM: Douglas D. Reid, Environmental Review Coordinator SUBJECT: IS-80-49 Home Federal Savings & Loan The attached staff report evaluating the proposed expansion of the existing Home Federal Savings & Loan facility at 5th Ave. & H Street, concluded that there may be significant environmental issues that warrent further evaluation. Normally under these conditions it would be appropriate to require the preparation of a focused environmental impact report. However, in this particular case, the Planning Dept. is recommending a denial of the project. CEQA provides that it does not apply to projects which are denied. Therefore, it would be appropriate under these circumstances to recommend that the Planning Commission/City Council, if they wish to consider approval of the project rather than denial, require the submission of the technical reports described in this report. DDR:kca IS-80-49 Home Federal A. Project Setting The project involves 7 lots totaling 52,000 sq. ft. located at the northwest quadrant of 5th Ave. and H St. Five lots front on H St. The land use on these lots presently consists of the existing bank facility, parking, and a fast food restaurant with appropriate parking. North of these lots running east and west, is a 16 ft. wide improved alley. The remaining two lots are located at 510 Otis St. and 480 5th Ave., and are presently developed by single family dwellings. A single family dwelling (484 5th Ave.) is located between the existing bank facility and the property at 480 5th Ave. Single family dwellings exist north of the project sites, commercial and residential west of the sites with commercial located east and south of the sites. Due to present development of the site, it is void of any significant vegetation or wildlife. There are no unusual geologic hazards known to exist in the project vicinity, however expansive soils may be present on-site. B. Project Description The applicant proposes to expand the present bank facility by constructing a two story addition containing a total floor area of approximately 5000 sq. ft. and add parking facilities resulting in a total of 60 spaces. The present fast food restaurant will be removed to provide space to re-locate the drive-thru banking facility and provide additional parking. The two existing single family dwellings (510 Otis St. and 480 5th Ave.) will be removed and replaced by parking facilities with access from 5th Ave. and the existing alley. C. Compatibilit~ with zoning and ~lans The 5 lots fronting on H St. are zoned C-C (Central Commercial) and are designated as "Retail Commercial" on the General Plan. The proposed expansion is compatible with these designations. The two lots (510 Otis St. and 480 5th Ave.) which abut Otis St. are zoned R-2 (One & Two Family Residence) and designated as "High Density Residential" on the General Plan. A Conditional Use Permit will be required for commercial parking facilities in the R-2 zone. IS-80-49 -2- D. Identification of environmental effects 1. Soils The Engineering Dept. of the City of Chula Vista indicates that expansive soils may be present on the project site. In order to ensure stable construction, a soils report shall be prepared and all recommendations are to be incorporated into the project. 2. Air Quality The potential for detectable nuisance odors at adjacent single family residences caused by automobile activity could result from project implementation. The dwelling located west of the project at 510 Otis Ave. is located approximately 3 ft. from the property line and proposed parking spaces. The dwelling at 484 5th Ave. will be bordered by a parking lot on the north and west sides along with the existing alley adjacent to the south side of the building. Both adjacent residences could be affected by exhaust emissions from automobiles in the parking lot. A 6 ft. high concrete block wall is proposed by the applicant adjacent to the single family lots to provide screening from the parking area. No evaluation has been prepared by qualified air quality personel with recommendations designed to eliminate the potential effects of nuisance odors on adjacent residential properties. 3. Noise The potential for adverse noise impacts upon the adjoining residential properties will exist with implementation of the parking facilities north of the alley. The block wall proposed by the applicant may or many not serve as an adequate noise buffer for the adjoining residences. ~ A noise analysis should be prepared by a qualified acoustician with appropriate recommendations designed to reduce the noise level to below 65 dBA at the residential property lines. 4. Aesthetics The intrusion of commercial parking in a residential area creates the need for visual screening of the parking area and screening of proposed light sources. The applicant proposes a 3'-6" block wall along Otis St. along with a 10 ft. wide landscape area. Landscape areas along the perimeters of the parking lot could be supplemented with trees to provide additional visual screening of the parking area. IS-80-49 -3- Parking lot lights should be shielded so as to reduce excessive glare on the adjacent single family areas. 5. Traffic The present level of service on 5th Ave. is rated "B" and on H St. "C". With an expected increase of 470 trips per day on 5th Ave. (decreasing to level "C") and 475 on H St. (decreasing to level "D") resulting from this project, it will increase the need for left turn phasing at the intersection of 5th and H St. The provision of such a traffic signal would reduce 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 report shall be prepared by qualified air quality personnel with recommendations, designed at eliminating nuisance odors at adjacent residential properties, shall be incorporated into the project. 3. A noise analysis shall be prepared by a qualified acoustician and recommendations shall be incorporated into the project to reduce the dBA level to below 65 dBA at the residential property lines. 4. Substantial landscaping shall be installed for visual screening of the parking lot area. Emphasis should be placed on tree planting in perimeter areas. 5. Traffic signal fees will be charged to help offset the cost for signal improvements. F. Findings of significant impact 1. The project site is void of any significant natural or man made resources and there are no known geologic hazards within the vicinity. Expansive soils may be present on the site, however impacts can be mitigated. 2. The proposed building expansion is in conformance with the General Plan and associated elements, although approval of the parking lot expansion into a residential area is subject to a Conditional Use Permit. Short term environmental goals will not be gained to the disadvantage of long term goals provided all identified effects are mitigated. 3. Potential impacts that have been identified may be mitigated to an acceptable level through recommendations IS-80-49 -4- contained in previously mentioned reports although it is not possible to make such a determination without these reports. 4. Noise levels and nuisance odors could have a significant impact on residents in the vicinity of the project. ' F STREET ..... ~t " ' , 'I i ,, ' ' ' r~[,, , , , , ! _L ~ CENTER ~TREET r ....... PARK WAY "G" STEEET --- ~-- [- SQUARE CHULA VISTA VANCE ............. ~ . , . I, ~ - GENERAL[ "H" STREET 3-7-d0 'L'0 THE CHUL~ VISTA ~S]ANNING COMi~IISSION: 9ea~ c,.-~. I have lived nt 514 Otis S~ree~ since I9~. ~y property is bordered on the East by 5~0 Otis Street of which has now become a subjeo~ The purpose of this letter is simply to express my opposition to the proposed Conditiom~l Use Permit applied for by Home Federal Savia~ &Loan. It ls their intent to chanze o~ Residential area into ~ parkin· lot. I a~n o29osed to these ch~t~oeo because: ederal s expansion will increase vehicul~ ~. 'Phe very nature of Home w . oumldmn ~ will con2estion in our re~;identi'~l area. The expansion of the ~ ' ' c~mcel 7 existing parking spaces. The proposed parking lot at ~2 and 510 Otis 'Jtreet will add only 20 parking spaces, to o~y result in a net g~in of I4 spaces. B. It is reaso~ble to assume that by expanding the building there will be a correspondi~ increase of both employees and customers vehicles compounding the existing i~dequacy of this area to handle additi~,n~zl parkinf~ and traffic. Ihave brought the existing., problem of employees parking on Otis Street to the branch mangers atte~,~mon in the past. C. Thi~ increased traffic will be a problem 6 d~ys per week. Home Pedera! ~rmal business ho~s are ~onday thru ~at~day. D. The ~uncreaoed trafzzc will result in continous noise lon~, side of my residence. E. The increased traffic will deteriorate the air cuality around my i ro~n vehicles that ,~re coutJnu~,ly _ ~-'~ Z oar,.~n ~ idl!n~:~ pullin] into ~nd b~ckinT out of ~ar~mn~ sp~,ces. P. The 2ro2osed 6 foot cement block wall bloc>_;n ~ our vi~.~ will not ~,resent :~,n eye pleasin~ surroandi~g. ..... ~ ~ to fo~ca~ ~}~e futuze becausc of ~he pas~. Home , eder~_ ~,_Ll_ admi~ tha~ ~heim customers, in ~._elr ~maffio flow patterns, h'~ve ~n~.de shambles out of my chain link fence 2h~,2 encloses ~he ream of ~y Ma, md. Evidence of 'their aoceptance of this fac2 is demons~mated 2]~eir vo!un~eerind and doinV by placing a cer]en2 fille~ pipe a~ fence~; corner. Evidence of ~he des~ue2ion of my fenoe is shown in enclo[~ed photos. ~u~hermore, },~r. Stark Vice Presiden2 of Home ~ederal offered 'bo ce~ my fence in 20fee2 sayinc tha~ it would etimin~t2e ffenee dama,~e and ?ovide parkin~ a~ the meam of my proper~y. ~,." To further corn/curtal the .~roblem the alley between Home Federal ~nd myse].f is only I6 Foot wide. The alley undern~ zeoent ~ ~ conditions iro i~dequateto handle traffic now. To make the alley the main entrance e~ec~ it to accommodate the increased traffio flow / 10 March 1980 Ref, ~~ ~se Permit Home Fed S&L Mr. Jim Peterson, Planning Director, and, Chula Vista Planning Commission Chula Vista, Ca 92010 Dear Mr. Peterson, I do not believe that it would be a suitable plan at this time to create parking into this residential neighborhood as proposed, especially behind and around our home. Considering that the proposal provides for no exit or entry from or into Otis Street, means that all traffic entering the proposed parking lots at 502 & 510 Otis Street from Fifth Avenue, would have to exit into the Alley alongside our residence. As it stands now, the alley being only 16 feet wide has invitedWthe existence of a bottle neck that at times borders on pandemonium. Add to this the fact that the drive up window will only accomo- date four (4) cars behind the car being serviced at the window, and that fourth (4th) car as a rule sticking out into fifth avenue. With two more cars added to that line, which often happens, you then have cars lined up at the service window that are actually blocking the traffic out of and into the alley. The horn honking and the hollering that goes on will attest to that untenable Situation. I believe that planning in it's original form perceived that this would happen. With this Sixteen (16) foot alley serving further as a main thoroughfare, the traffic from the proposed parking lots behind and to our side, together with the through traffic, and the traffic lined up at the proposed Kiosk, which by the way, would only accomodate Five medium sized cars in one of it's lanes, would be backing up into the alley again. Even with the proposed double lane at the Kiosk, the petitioner's information of a projected 400 to 700 cars serviced per day, and allowing for the mandatory employees parking within this facility, I believe that here again you would have a very congested condition. It would appear that the proposed building addition by Home Federal, which will no doubt border on the magnificent, together with the proposed square footage of the Kiosk, would r~gui~ea minimum of Seventy(70) parking spaces, instead of the proposed 60, and this would include parking for their employees. cont'd. I am certain that you will take these matters into consideratiQn in studying the petitioner's proposal. I might add that this alley has become a traffic artery of major proportions. Under ordinary circum- stances~ requirements for this kind of traffic in a public street, means that the street should be Forty Two (42) feet wide. The wind blowing from the bay usually clears the monoxide exhaust from all the traffic around here, to the East, but I am sure you can understand that the parking behind us and to our side, means that we will be the recepients within our home of all the auto exhaust blown directly into our backyard and through our home. I would say that we are entitled to at least as much consideration as the Least Tern was West of I5 freeway near Chula Vista. At least we have payed taxes here for 20 years and I still have children going to school and living at home. I have replaced the pickets on my fence many times since all this traffic has been generated by this venerable institution. Also my hedge alongside the alley has been punished because of the narrow throughway. Enclosed find a picture of the latest assault on a section of my picket fence. No one has stopped to even appologize for the damage, much less offer to pay for it. We request that you take the many factors into consideratien regarding this petition. No one is in a better position than your department to eval- uate and interpret this situation as it exists now and as it may project into the future. We do not relish being separated from our neighborhood and abandoned in a corner at the mercy of the add- itional traffic, auto exhaust, noise and property damage, There is other conflicting data and infor- mation in the petitioner's Conditional Use Permit Application and Initial Study Application which I will bring up at the Planning Commission Meeting on the 26th of March. I consider Home Federal Savings and Loan one of the finest and first class business institutions in California, and a credit to any community, but we have lived here since 1961 and my Wife and I have reared four children here who have graduated from High School in this area with one still in attendance. cont'd. My Wife does not drive a car. The Shopping Center being close by is a major advantage, especially at this time of gasoline prices since we do not need a car to shop if we so desire. We have had very little to nothing in crime or burglary in this area. We do not experience any flooding of the premises or the area. Our existing taxes are quite low on the property. There are many other pluses that I can point out, though you may think this irrelevant to the issue. But it is not to us or our home, and as such we request that ~his conditional use permit be denied at this time. ~Mrs. Joseph W. Garcla 484 Fifth Avenue Chula Vista, Ca 92010 Enclosure Certificate of Mailing I, Mrs. Thomas F. Niebergall, 3191 Madrid Street, San Diego, Ca., have this day mailed this letter at the main Post Office, 750 Third Avenue, Chula Vista, Ca 92010. March 12, 1980 File No. HY-001 To: Ken Lee, Current Planning Supervisor From: John Lippitt, City Engineer ~~ Subject: PCC-80-14, Conditional Use Permit at Fifth Avenue and Otis Street The Engineering Department has reviewed the plan for the Conditional Use Permit at Fifth Avenue and Otis Street and has the following comments: 1. The proposed parking layout around the Garcia residence pre- sents a potentially hazardous situation. It is suggested that the layout be redesigned to avoid blind corners. 2. Widen the alley approach to 24 feet (including the planter area) and provide sidewalk ramps on each side of said approach. 3. A sidewalk ramp should be provided at the southwest corner of Fifth Avenue and Otis Street. (The street improvements and implied southerly right-of-way line of Otis Street are im- properly located on the plan.) 4. Widen the driveway on "H" Street in front of Dairy Queen to 30 feet and provide an alley type approach with sidewalk ramps. 5. Replace all abandoned driveways with standard curb, gutter and sidewalk. 6. An encroachment permit will be required for the under sidewalk drains on Otis Street. RAR:da RECEIV. ED MAR 1 7 1980 PLANNING CHULA VISTA, CALIFORNIA r~, -.- OTIS'~'-- STREET'-'- '--'1 . '-,.....~; i SUBJ,-CT LOCATOR ) I ALLEY I NO SCALE' NORTH City Planning (~mm~ .on Agenda Items for Meeting of )~Y~h 26~ 1980 Page 4 2. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-12, Bonita Vista, conversion of 60 units to condominiums at 4243 Bonita Road A. BACKGROUND 1. The applicant has submitted a tentative subdivision map, Bonita Vista, Chula Vista Tract 80-12, for the conversion of an existing 60 unit apartment complex located at 4243 Bonita Road in the R-3-G-D zone into a one lot condominium project. 2. The proposed project is exempt from environmental review as a class l(k) exemption. 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 Bonita Vista, Chula Vista Tract 80-12, subject to the following conditions: 1. The developer shall be responsible for the cost of installing two street lights with 250 watt high pressure sodium vapor luminares. The developer shall enter into an agreement with the city to install said street lights. A cash bond deposit in the amount of $5,000.00 sh all be posted with the city prior to approval of the final map. After the installation of the lights is completed, the $5,000.00 shall be adjusted to reflect actual costs. 2. The final map shall indicate those areas subject to infrequent inundation, which are the areas of the subdivision below the water surface elevation that is expected to result from a 100 year storm. 3. The owner shall grant a 5 foot wide easement along Bonita Road to the city for street tree purposes. 4. The developer shall obtain the necessary permits to do the work required for approval within 120 days after the approval of the final map. Such work shall proceed in an expeditious manner and shall be complete within 90 days of the issuance of the pemits, unless otherwise allowed by the Director of Building and Housing. No units shall receive a certificate of occupancy until final inspections have been made and all work required by this approval is complete. C. DISCUSSION 1. Existing site characteristics. a. The subject property is a level 2.54 acre parcel located on the north side of the 4200 block of Bonita Road and adjacent to the Chula Vista Municipal Golf Course. The site which has been raised one foot above the 100 year flood level of the Sweetwater River flood plain is developed with 60 units (46 one bedroom, 12 two bedroom, and 2 three bedroom) located in 7 buildings, an accessory building, a swimming pool and 78 parkins spaces in front, 46 of which are carports. The project was constructed in 1972. City Planning Commission Page 5 Agenda Items for Meeting of March 26, 1980 b. The project meets the present requirements of the code relating to parking, density and open space. Each unit has a private patio or balcony which meets or exceeds the open space requirements based on the number of bed- rooms. 2. Storage plan. The applicant has submitted a storage plan which meets the minimum require- ments of the code as follows: a. Each of the one bedroom units will be provided adjacent storage located within the patio or balcony. Thirty-three units will have 64 cu. ft., ten units will have 80 cu. ft., and three units will have 150 cu. ft. The code requires 150 cu. ft. of storage space for one bedroom units, 60 cu. ft. of which must be adjacent to the unit. b. Two bedroom units must have 200 cu. ft., 80 cu. ft. of which must be adjacent to the unit. Of the 12 two bedroom units, 8 units will have 116 cu. ft. accessible from within the units and the other 4 units will have the entire 200 cu. ft. accessible from within the unit. c. Three bedroom units must have 250 cu. ft. of storage, 100 cu. ft. of which must be adjacent. Each of the two three-bedroom units will have 144 cu. ft. accessible from within the unit. d. Each of the 46 carports will have 122 cu. ft. of storage space and the accessory structure will be divided into 9 storage spaces (four 71 cu. ft., three 77 cu. ft., one 88 cu. ft. and one 120 cu. ft.). These spaces will be assigned to the 55 units which do not have all of their required storage adjacent to or within the unit. The spaces within the accessory structure with less than 80 cu. ft. must be assigned to the one bedroom units which have been provided 80 cu. ft. of adjacent storage. D. FINDINGS Pursuant to Sections 66473.5 and 66412.2 of the Subdivision Map Act, the tentative subdivision map for Bonita Vista, Chula Vista Tract 80-12 is recommended for approval based on the following findings: 1. The site is physically suitable for residential development and 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. City Planning Commission Page 6 Agenda Items for Meeting of March 26, 1980 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, Public Buildings, Conservation, Parks and Recreation, and Open Space. b. Housing Element - While the conversion of apartment units into condo- miniums will reduce the inventory of rental housing, it will also permit an expanded choice of housing ownership. CHULA VISTA MUNICIPAL GOLF-COURSE PROJ£C T \ \ \ MFD \ MFD · $~OPPING ~* I CENTER - SHOPPING CENTER % .. \ MARKET \\STORES' ~ ~ -- ~ X\0FFiCEb-X ~ ~ x ~ % I IOO' ~ NORTH City Planning Commission Agenda Items for Meeting of March 26, 1980 Page 7 3. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-13, Carabella, construction of 11 new condominium units at 457 "E" Street A. BACKGROUND 1. The applicant has submitted a tentative subdivision map known as Carabella, Chula Vista Tract 80-13, for the development of a 16,150 sq. ft. parcel located at 457 "E" Street in the R-3 zone into a one lot condominium project consisting of 11 townhouse units. 2. An Initial Study, IS-80-7, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on August 2, 1979, who concluded that there would be no significant environmental effects and recom- mended that the Planning Commission adopt the Negative Declaration. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-80-7 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 Carabella, Chula Vista Tract 80-13 subject to the following conditions: a. The developer shall be responsible for the installation of a 250 watt high pressure sodium vapor street light on "E" Street approximately 27 feet west of the easterly property line. The developer shall enter into a subdivision improvement agreement with the City to provide for the installation of said street light. A surety bond shall be posted with the City to guarantee said installation prior to approval of the final map. b. The developer shall be responsible for the construction of a 30 foot wide driveway as indicated on the tentative map. He shall also be responsible for the construction of curb, gutter, and sidewalk where existing drive- ways are removed. An excessive width driveway permit shall be obtained prior to construction of the driveway. The foregoing work shall be accomplished under a separate construction permit. c. The owner shall grant a 10 foot wide easement along "E" Street to the City for street tree purposes. d. The developer and his successors in interest shall enter into an agree- ment to hold harmless and indemnify the City from any liability resulting from the failure of the proposed sump pumps to pump drainage to "E" Street. The developer further agrees to defend the City in any lawsuit brought for this purpose. City Planning Commission Page 8 Agenda Items for Meeting of 3/26/80 C. DISCUSSION 1. Existing site characteristics. The subject property is a .37 acre level parcel located on the north side of "E" Street and presently developed with a Spanish style single family dwelling and detached garage which are scheduled for removal to make room for the proposed development. 2. Proposed development. a. On September 9, 1979 the Design Review Committee reviewed and approved the site plan and architecture for the development of ll two-bedroom townhouse units located in two three-story structures. The ground floor level will be lowered approximately 3 feet below the level of the street. The first floor will be two-car garages for the townhouse units above. The vehicular access is located on either side. The front door entry to the units is located along the side property lines. b. The contemporary style buildings will have a series of shake shingle shed roofs interspersed by elements of a flat roof. The exterior will be primarily stucco with wood trim on the garage doors and balconies. c. Each unit is provided 200 cu. ft. of storage space at the end of each two car garage. Stairways are provided from within the garage to the living area above, thereby qualifying it as adjacent storage. D. FINDINGS Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Carabella, Chula Vista Tract 80-13, is recommended for approval based on the following findings: 1. The site is physically suitable for residential development and 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. 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 29 units per net acre is consistent with this desig- nation. b. Circulation Element - The adjoining streets are improved to handle the present traffic flow. Page 9 City Planning Commission Agenda Items for Meeting of 3/26.80 c. Housing Element - The new development will provide additional housin~ and offer an expanded choice of ownership. Inasmuch as the development contains fewer than 50 units, it is exempt from the requirement to addres? 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. 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. In recommending approval of this project the Planning Commission has considered the housing needs of the region in which the subdivision is situated and balanced those needs against the public service needs of the residents and available fiscal and environmental resources. NEGATIVE DECLARATION PROJECT TITLE: HEDRICK CONDOMINIUMS Project Location: 457 E STREET Project Proponent: d.H. HEDRICK $ CO. 1516 W. REDWOOD SAN DIEGO 921~1 CASE NO. IS-8~-7 DATE: AUGUST 2, 1979 A. PROJECT SETTING THE PROJECT INVOLVES APPROXIMATELY .37 ACRES OF PROPERTY LOCATED AT 457 E STREET. THE SITE IS CURRENTLY DEVELOPED WITH ONE SINGLE FAMILY DWELLING AND DETACHED GARAGE. ADJACENT LAND USES INCLUDE SINGLE FAMILY DWELLINGS TO THE SOUTH AND WEST AND MULTIPLE FAMILY UNITS TO THE NORTH AND EAST. THE SITE IS ALSO ADJACENT TO E STREET WHICH HAS A CURRENT ADT OF 17,55~. DUE TO THE SITES CURRENT DEVELOPED STATE, VEGETATION CONSISTS OF DECORATIVE LANDSCAPING. THERE ARE NO KNOWN ARCHAEOLOGICAL OR HISTORIC RESOURCES PRESENT. THE LAND AREA IS LEVEL WITH A MAXIMUM NATURAL SLOPE OF 2% AND NO SEISMIC HAZARDS HAVE BEEN IDENTIFIED WITHIN THE VICINITY. EXPANSIVE SOILS MAY BE PRESENT. B. PROJECT DESCRIPTION THIS PROPOSAL ENTAILS THE REMOVAL OF EXISTING STRUCTURES AND THE CONSTRUCTION OF AN 11 UNIT CONDOMINIUM PROJECT. UNITS WILL CONSIST OF BELOW GRADE, TWO CAR GARAGES WITH TWO STORY LIVING UNITS ABOVE. APPROXIMATELY 16,15~ SQ. FT. OF LANDSCAPING IS PLANNED INCLUSIVE OF THE RECREATIONAL AREA. C. COMPATIBILITY WITH ZONING AND PLANS NET DENSITY PROPOSED IS 29.6 DU/AC 'WHICH IS CONSISTENT WITH THE SITES R-3 ZONE. THE SUBJECT PROPOSAL IS ALSO IN.CONFORMANCE WITH THE ON SITE HIGH DENSITY LAND USE DESIGNATION OF THE GENERAL PLAN. D. IDENTIFICATION OF ENVIRONMENTAL EFFECTS SOILS ACCORDING TO THE CITY ENGINEERING DEPT., EXPANSIVE SOILS MAY BE PRESENT ON SITE. TO ENSURE STABLE CONSTRUCTION, PREPARATION OF A SOILS REPORT SHALL BE REQUIRED AND SUBSEQUENT RECOMMENDATIONS IMPLEMENTED. NOISE ~ AN ANALYSIS OF NOISE GENERATING FROM VEHICLE TRAFFIC ON E STREET WAS CONDUCTED AND CONCLUDED THAT UNITS PROPOSED TO BE CONSTRUCTED ADJACENT TO E STREET WOU~D BE SUBJECT TO AN L_~ NOISE 'LEVEL OF 69 DB AND AN L.~ LEVEL OF 79 DB. TO ENSURE T~T INTERIOR NOISE LEVELS WITHIN ~E PROPOSED UNITS DO NOT EXCEED 45 DB, A NOISE ANALYSIS SHALL BE PREPARED BY A QUALIFIED ACOUSTICIAN AND SUBSEQUENT RECOMMEN- DATIONS INCORPORATED INTO THE PROJECT. SCHOOLS THE LOCAL JUNIOR HIGH SCHOOL IS CURRENTLY OPERATING IN EXCESS OF CAPACITY. TO ENSURE THAT ADEQUATE EDUCATIONAL FACILITIES ARE AVAILABLE TO NEW STUDENTS RESIDING IN THE PROPOSED PROJECT AREA, WRITTEN ASSURANCE OF SUCH SHOULD BE OBTAINED FROM THE APPROPRIATE SCHOOL DISTRICT. E. MITIGATION NECESSARY TO AVOID SIGNIFICANT IMPACT 1. A SOILS REPORT SHALL BE PREPARED AND SUBSEQUENT RECOMMENDATIONS IMPLEMENTED. 2. A NOISE ANALYSIS OF VEHICLE TRAFFIC SHALL BE PREPARED BY A QUALIFIED ACOUSTICIAN AND SUBSEQUENT RECOMMENDATIONS INCORPORATED INTO THE PROJECT. 3. THE APPLICANT WILL BE REQUIRED TO SUBMIT WRITTEN ASSURANCE OF CLASSROOM AVAILABILITY FROM APPROPRIATE SCHOOL DISTRICTS. F. FINDINGS OF INSIGNIFICANT IMPACT THE PROPOSED PROJECT WILL NOT RESULT IN ANY ADVERSE EFFECT ON ANTURAL OR MAN-MADE RESOURCES NOR WILL THE PROJECT BE SUBJECT TO ANY UNUSUAL GEOLOGIC HAZARD. ADVERSE SOILS MAY BE PRESENT ON SITE HOWEVER, THESE CONDITIONS CAN BE MITIGATED TO ENSURE STABLE CONSTRUCTION. 2. THE PROPOSED CONDOMINIUM PROJECT IS IN CONFORMANCE WITH THE LAND USE ELEMENT OF THE GENERAL PLAN AND IS NOT ANTICIPATED TO ACHIEVE SHORT TERM TO THE DISADVANTAGE OF LONG TERM ENVIRON- MENTAL GOALS. 3. POTENTIAL IMPACTS CAN BE MITIGATED TO AN ACCEPTABLE LEVEL AND NONE ARE ANTICIPATED TO INTERACT TO CREATE ANY CUMULATIVE ADVERSE EFFECT ON THE ENVIRONMENT. 4. THE PROJECT WILL NOT RESULT IN ANY SIGNIFICANT INCREASE IN VEHICLE TRAFFIC NOR WILL ANY SUBSTANTIAL ADVERSE EFFECT ON HUMAN BEINGS RESULT. POTENTIAL IMPACT DUE TO TRAFFIC GENERATED NOISE CAN BE MITIGATED TO AN ACCEPTABLE LEVEL. G. CONSULTATION 1. INDIVID~L~ 'AND ORGAniZATIOnS "' CITY OF CHULA VISTA D. d. PETERSON, DIRECTOR OF PLANNING GENE GRADY, DIRECTOR OF BUILDING 8 HOUSING BiLL ULLRICH~ ASSOC. ENG. TED MONSELL, FIRE MARSHAL dOHN MACEVICZ~ ENVI'RONMENTAL CONTR. CONN. 2. DOCUMENTS iS-76-69 EYERS APARTMENTS HIGHWAY NOISE PROGRAM REPORT 1}7 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. EN 3 (rev. 5/77) I-'- I ,bT. CHUP~H " STREE City Planning Commission Agenda Items for Meeting of March 26, 1980 Page l0 4. PUBLIC HEARING: Consideration of amendment to the Municip.a.1 Code to establish s'tbrage requ.irements for apartments A. BACKGROUND 1. This is a proposed zoning text amendment to Chapter 28, R-3 Apartment Residential Zone, of the Municipal Code to establish minimum private storage requirements for apartment units. 2. The proposed project is exempt from environmental review as a class 3(e) exemption. B. RECOMMENDATION Adopt a motion recommending that the City Council enact an ordinance amending Chapter 19.28 of the Municipal Code by adding a new Section 19.28.200 to read as follows: 19.28.200 Private storage requirements. Each apartment unit shall be provided with an enclosed storage space for the private use of the tenant in accordance with the following standard~: A. Enclosed storage space shall be provided in accordance with the following table: Number of bedrooms Cubic feet of enclosed in apartment unit storage space Studio and one bedroom 150 Two bedrooms 200 Three bedrooms 250 Four or more bedrooms 300 B. The storage space shall not contain any dimension smaller than two feet nor be located in more than two locations. No location shall contain less than 40% of the required storage space. C. A minimum of 40% of the required storage space shall be located adjacent to or within the unit it serves. D. Storage space located within the living area of the unit will be counted toward the total required space only if it clearly exceeds the c!G~et and cabinet space which is normally provided for such a unit. E. Storage space within the attic may be counted provided it is made accessible by a stairway and does not constitute more than 60% of the required storage. The storage shall be enclosed with one hour fire resistive construction. F. Storage space located in a carport or garage which is not adjacent to the unit it serves shall not constitute more than 60% of the required storage. City Planning Commission Agenda Items for Meeting of March 26, 1980 Page ll G. The configuration of the storage space shall allow for all portions of it to be easily reached. H. Storage space with access located outside the unit shall not be located where it would increase the danger of fire or block important ~ccess routes for fire or police personnel and shall be constructed in a secure and workmanlike manner and materials so as to resist forced entries. The storage spaces shall utilize 1" deadbolt single cylinder locks, security type hinges with nonremovable pins and solid core doors. I. Storage spaces located on the exterior of the building shall be designed so as to be architecturally compatible with the building. C. DISCUSSION 1. The Planning Commission, in reviewing condominium projects, has on a number of occasions expressed' the desirability of requiring similar private storage spaces for apartment units. The staff agrees that apartment dwellers have much the same need for private storage as the condominium owners and has proposed an amendment to the code which will require the same amount of minimum storage space for apartment units as for condominiums. 2. It should be noted that barring other ordinance changes, the requirement for apartments to have private storage will make it easier to convert apartments to condominiums that are built under this provision. The ability to provide for the minimum storage requirements has been one of the major problems facing an applicant desiring to convert an apartment complex to condominiums. 3. The typical apartment project constructed in Chula Vista has been short on storage space. This has resulted in balcony and patio areas being devoted to the storage of a variety of household items which tends to give the develop- ment a cluttered appearance. With the cost of for-sale housing escalating as it has, it is probable that more and more families will be forced into the rental market, thus bringing about an increased need for storage space.