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HomeMy WebLinkAboutPlanning Comm Reports/1981/09/16 AGENDA City Planning Commission Chula Vista, California Wednesday, September 16, 1981 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meeting of August 26, 1981 ORAL COMMUNICATIONS 1. Request for extension of time of tentative subdivision map for Chula Vista Tract 80-12, Bonita Vista 2. PUBLIC HEARING: Request for amendment to conditional use permit PCC-76-10 for revision to master plan for development of Bayview Orthodox Presbyterian Church, 505 East Naples Street 3. PUBLIC HEARING: Conditional use permit PCC-82-4 for construction of 48 unit senior citizen project at the southwest corner of Fifth and Parkway - Bordi, Sutherland and Palumbo 4. Consideration of appeal of Design Review Committee condition requiring removal of pump island canopy at 696 Broadway - Vargas & Barrera 5. Request for determination of permitted land use at 345 "K" Street in the C-O zone - Amatzu, Inc. 6. Consideration of amendment to the land use element of the General Plan by the inclusion of the Growth Management Policy 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 September 16, 1981 1. Request for two year extension of the tentative subdivision ~ap for Chula Vista Tract 80-12, Bonita Vista A. BACKGROUND On April 29, 1980 the City Council approved the tentative subdivision map for Chula Vista Tract 80-12, Bonita Vista, for the conversion of an existing 60 unit apartment complex into a one lot condominium project at 4243 Bonita Road in the R-3-G-D zone. The tentative map is due to expire October 29, 1981 and the developer is requesting a two year extension of the map. B. RECOMMENDATION Adopt a motion approving a one year extension of the tentative subdivision map for Chula Vista Tract 80-12, Bonita Vista, subject to the condition that condition 2.e in Resolution PCS-80-12 be amended to read as follows: "The developer shall have completed the work required for approval prior to approval of the final map, or shall bond for such work. All existing and proposed storage space shall comply with Municipal Code standards. 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. The developer has stated that due to high interest rates he does not feel it is advisable to proceed with the conversion at this time and would prefer to wait for a more opportune time. He also states that the filing of the map within a one year period would be an economic hardship and has requested a two year extension of the tentative map. 2. Section 66452.6 (e) of the California Subdivision Map Act authorizes extensions of approved tentative maps for a period or periods not to exceed a maximum of two years. 3. There have been no significant changes in the immediate vicinity which would affect the original findings for the approval of the tentative subdivision map. However, condition 2.e requires that the developer obtain the necessary permits to do the work required for approval within 120 days after the final map is approved. A higher degree of certainty that the conditions of approval will be fulfilled can be attained by requiring their fulfillment prior to approval of the final map, or the posting of a bond to guarantee such fulfillment. Accordingly, I am recommending a change in condition 2.e of the Planning Commission's resolution. 4. While I would not vigorously oppose a two year extension, as a matter of policy I prefer a one year extension, especially on the conversion of apartments to condominiums. Such conversions provide little direct benefit to the city, can be somewhat controversial and comprise an area in which city policy may change. Accordingly, a one year extension is more appropriate. CHULA VISTA MUNICIPAL GOLF-COURSE PR O~IEC T \ MFD MFD · ~OPPING I CENTER SHOPPING CENTER \\STORE~o -- " '-~' // ~ I ~ ~~ I ~100' m~' NORTH City Planning Commission Agenda Items for Meeting of September 16, 1981 Page 2 2. PUBLIC HEARING: Request for amendment to conditional use permit PCC-76-10 for revision to master plan for development of Ba~view Orthodox Presbyterian Church, 505 East Naples Street A. BACKGROUND 1. The Bayview Orthodox Presbyterian Church is requesting a revision to their master plan (approved in 1976 by conditional use permit PCC-76-10) for the develop- ment of the church property located at 505 East Naples Street in the R-1 zone. The applicant intends to construct two 24 X 60 ft. classroom structures with a seating capacity of 50 seats each. The new classrooms would bring the total school capacity to 180 classroom seats for the kindergarten through 8th grade school. 2. An Initial Study, IS-82-4, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on August 13, 1981. The Committee concluded that there would be no significant environmental effects and recommended adoption of the Negative Declaration. B. RECOMMENDATION 1. Find that this project will have no significant environmental impact and adopt the Negative Decalration issued on IS-82-4. 2. Based on the findings in Section "E" of this report, adopt a motion approving the revision of the master plan for the Bayview Orthodox Presbyterian Church located at 505 East Naples Street, subject to the following conditions: a. A minimum of 44 offstreet parking spaces shall be provided and striped. b. A 3 foot high decorative wall shall be erected along the top of the slope adjacent to the westerly property line, in front of the existing and proposed parking stalls. A 6" continuous concrete wheelstop shall be placed in front of the wall and landscaping provided in between. c. All play equipment shall be located in the area designated for future parking. d. A complete landscape and irrigation plan for the entire site shall be submitted together with the application for building permits. Landscaping on the slopes along the westerly portion of the site shall be supplemented with trees and shrubs. e. The landscaping (including the parkway) shall be properly maintained at all times. f. Concrete curbing shall be used adjacent to all parking areas and driveways. Asphalt curbing will not be allowed. g. Ten percent of the rear parking area shall be devoted to landscaping. h. The exterior materials and colors of the classroom structures shall match the existing building. City Planning Commission Agenda Items for Meeting of September 16, 1981 Page 3 i. Provision shall be made to provide a permanent storage structure for miscellaneous equipment j. The number of students shall be limited to 180. k. Prior to the implementation of the Phase II expansion (future sanctuary) the applicant shall submit a revised master plan providing for 83 parking spaces for the 290 seat sanctuary. The plan shall include a grassed play area outside of the areas devoted to parking and access. This revised master plan shall be subject tO the approval of the Director of Planning. C. DISCUSSION 1. Adjacent land use and zoning: North R-1 Single family dwellings South R-1 Greg Rogers Elementary School East R-1 Church and ball fields West R-1 Single family dwellings 2. Existing site characteristics. The site contains approximately 1.8 acres of relatively level land. Additional land is occupied by 2:1 slopes located along the westerly property line. The property is presently developed with a church structure, housing the church sanctuary, offices and classrooms. The church structure is located on the front portion of the lot. The rear portion is vacant, except for a temporary classroom structure approved by the Zoning Administrator in 1978 and which is soon to be removed. There are approximately 42 parking spaces provided on the site with driveways located on the east and west sides of the property. There is also a metal storage building and playground equipment located to the rear of the building. The site is landscaped adjacent to the building and on the slopes along the westerly property line, and a landscape planter is located in front of the parking area immediately in front of the existing building. 3. Approved master plan. a. The approved master plan for the church involved a two phase expansion of the church facility. The first phase, which has been completed, consisted of adding a multi-purpose room, classroom and offices to the existing building. The second phase, which has not yet been completed, will consist of expanding the church sanctuary to the north, increasing the seating capacity from 136 to 290 seats. The second phase expansion will require the paving of additional parking spaces on the northerly llO feet of the lot. b. In 1978 the Zoning Administrator approved the use of the temporary classroom structure (commercial coach), during the construction of the first phase. Because of the increase in the number of students, the temporary classroom structure is still being used even though the first phase construction has been completed. City Planning Commiss,on Agenda Items for Meeting of September 16, 1981 Page 4 4. Proposed revision. The applicant intends to relocate the temporary classroom structure to the north side of the existing building in an area presently used as a playground and place another similar structure alongside. The Structures will be remodeled to match the existing building and remain as permanent structures on the site. Each new structure will be able to accommodate up to 50 seats. Part of the existing classrooms will be put to other uses so that the number of classroom seats will not exceed 180. The vacant area to the north will still remain unused because the additional classroom seats will not require additional parking. D. ANALYSIS l~ The proposed revision to the approved master plan and the increase in the number of students from 130 to 180 should not adversely impact the adjoining uses. However, there will be a loss of the soft surface play area once Phase II of the master plan is implemented. As the Commission is aware, the Planning Department has been looking into the establishment of development standards for private schools, but at this time no such recommendation has been formalized. Phase II expansion plans which will increase the main sanctuary seating from 136 to 290 seats will require 83 parking spaces. The latest plan submittal, which incorporates both the sanctuary expansion and the new classrooms, has 103 parking spaces. Since the number of parking spaces could be reduced by 20 spaces without jeopardizing the plan, it is staff's recommendation that further consideration should be given to the second phase expansion program with a view toward reducing the parking area and creating grass play areas. 2. A primary area of concern is the relatively poor maintenance of the land- scaping on the site. While this normally should not be a factor on whether or not this request should be approved, it does have a direct impact on the neighborhood. One of the recommended conditions of approval requires the submittal of a complete landscape plan. Such a plan and its implementation is an important part of the staff's recommendation for approval of the expansion. 3. The original approval called for elimination of parking facing the westerly property line because of the adjacent single family uses in that location. This was recommended to reduce the impact of car lights even though the homes themselves are at an elevation much lower than the church site. The applicant still proposes to place parking in that location which is acceptable provided a low level wall is placed in front of the cars to reduce their visibility and the glare from the headlights. E. FINDINGS 1. That the proposed use at the partiaular location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The proposed revision to the approved master plan will enable the church to expand its level of service to the community. City Planning Commission Agenda Items for Meeting of September 16, 1981 Page 5 2. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. The proposed structures will be architecturally compatible with the existing building. The conditions of approval will insure that the proposed use will not adversely affect the adjoining uses. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. A building permit is required prior to construction of the proposed buildings. The proposed development must also meet the regulations of the Municipal Code, Uniform Building Code and Fire Code prior to occupancy. 4. That the granting of this conditional use will not adversely affect the general plan of the city or the adopted plan of any governmental agency. Expansion of the facilities of an established use does not affect the General Plan. negative declaration PROJECT NAME: Covenant Christian School PROJECT LOCATION: 505 E. Naples PROJECT APPLICANT: Covenant Christian School CA.~{E NO. IS-82-4 DATE: August 13, 1981 A. Project Setting The project site consists of 80,000 sq. ft. of property located at 505 E. Naples St. The site is presently developed with a church sanctuary, offices, classrooms, and two single family houses converted for use by the church. Adjacent land uses consist of single family homes to the north and west, Greg Rogers Elementary School to the south across East Naples St., and a church to the east. There is a general lack of native vegetation and wildlife present on the site. The project vicinity is not subject to any unusual geologic hazards although expansive soils are anticipated in the project vicinity. B. Project Description The proposed project consists of the relocation of one temporary classroom, the future addition of another and the remodeling of each to match the existing structure and to remain as permanent classroom space. The remodeled classrooms will hold up to 80 children resulting in an ultimate capacity of approximately 180 students (grades kindergarten thru eighth). The school presently has an enrollment of approximately 117 students. C. Compatibility with zoning and plans The proposed land use modification requires an amendment to the original Conditional Use Permit approved by the Planning Commission prior to any further expansion of the facilities. The Planning Commission review shall assure compatibility with zoning requirements and adjacent land uses. D. Identification of environmental effects 1. Soils Expansive soils may be present on the project site therefore city of chula vista planning department environmental review section a soils investigation should be prepared with recommendations to be incorporated into the project to ensure stable foundations for the converted commercial coaches. 2. Noise Children playing immediately adjacent to the residential homes to the north could create some nuisance noise levels which would be disturbing to those residents. Ambient noise levels will not exceed 65 dBA as a result of this land use and therefore not exceed the State of California maximum noise standards. Any increase in noise levels above the existing levels should be avoided with this proposal as part of the land use question. E. Mitigation measures necessary to avoid significant impact 1. A soils investigation shall be prepared and recommendations incorporated into the project, this is a standard development regulation. F. Findings of insignificant impact 1. There are no significant natural or manmade resources within the project area which could be adversely effected by project implementation. 2. The project is in conformance with the long range goals of the City of Chula Vista and will nto therefore attain short term to the disadvantage of long term goals. 3. All potential impacts can be mitigated and none are anticipated to interact and cause any cumulative effect on the environment. 4. The project will not significantly increase traffic levels nor result in the creation of any significant odors, pollutants nor any other hazard to the welfare nor health of any human being. G. Consultation 1. Individuals & organizations City of Chula Vista Steve Griffin, Assoc. Planner Bill Harshman, Senior Eng. Shabda Roy, Assoc. Eng. Tom Dyke, Bldg. Dept. Ted Monsell, Fire Marshal Duane Bazzel, Asst. Planner M.R. Vandervliet, Applicants agent 2. Documents PCC-79-3 Bayview Orthodox Church Thc, Initi,~l ,']~:d" ?,:,: ] [ - ~ fen ~r~l ,~v,~luation forms documenting the ~XL I~E%'rE~'i CCORDIrLATOR city of chula vista planning deparlmenl ~ environmental review section gN 6 JAMUL CT. i COUNTY ONTCLAIR ST. ® , IONTCALM <~ I 0 CHURC34 EAST NAPLES ST. NANETTE SCHOOL ~ f ~oyview Orthodox I[In~-ATOR · ~, Presbyterian Church ) ,,-/~L , , · '/~cc-'t~-~o [//'/ll~Z=~l II Amendment tO CUP Ex~hng (Future Exponsion ~ I Existing Building Closures EAST NAPLES City Planning Commission Agenda Items for Meeting of September 16, 1981 Page 6 3. PUBLIC HEARING: Conditional use permit PCC-82-4 for construction of 48 unit senior citizen project at the southwest corner of Fifth and Park Way - Bordi, Sutherland and Palumbo A. BACKGROUND 1. The applicant is seeking permission to construct a 48 unit senior citizen housing project on 0.8 acres (34,894 sq. ft.) of property located at the northwest corner of Fifth Avenue and Park Way in the R-3 zone. 2. An Initial Study, IS-82-1, of possible environmental impacts of the project was conducted by the Environmental Review Committee on August 6, 1981. The Committee concluded that there would be no significant environmental effects and recommended that the Negative Declaration be adopted. B. RECOMMENDATION Open the hearing and take testimony, then continue the hearing to October 14 to allow additional time for staff to evaluate the financial aspects of the proposal to see if greater benefits to prospective purchasers and renters can be made avail- able in exchange for the density bonus and other concessions being made by the City. C. DISCUSSION 1. Adjacent zoning and land use: North R-3 Single family dwellings and three unit condominium project South R-3 Single family dwellings East R-3 Single family dwellings, apartments and church West R-3 Apartments (128 units on 2.41 acres) 2. Existing site characteristics. a. The subject property is comprised of five relatively level parcels, four of which are vacant and each measures approximately 61' X 121' The fifth parcel, located at the northwest corner of Fifth and Park Way, measures 57' X 95' and is developed with a single family dwelling. b. There is an existing concrete lined channel located along the westerly boundary line of the project. The channel, which flows from the northeast to the south toward Park Way, has a flap gate system which allows a portion of the apartment project to the west to drain. Since the apartment project's elevation is slightly lower than the elevation of a 100 year storm, the gate is closed during high water flows, causing water to pond behind the gates until the water in the channel drops and the gates open, releasing the ponded water. c. There are four large trees located within the parkway along Fifth Avenue, which will remain. City Planning Commission Agenda Items for Meeting of September 16, 1981 Page 7 3. Proposed development. ao The proposed project involves the development of a three story, 48 unit condominium complex for senior citizens. To make room for the project, the existing single family dwelling at the corner will be removed and the majority of the open concrete lined channel will be covered with concrete panels (only the most northerly 25' will not be covered). The building will be 16 feet from Fifth Avenue, with some projections to within 10 feet, and 15 feet from Park Way. The first floor will have 10 units located on the east side of the building nearest Fifth Avenue, and a recreation room, restrooms, kitchen, laundry, utility room and 14 carports on the west side of the building. The other two stories will each have 19 units. Each unit will have one bedroom and a floor area of 530 square feet, composed of a living room, kitchen, one bathroom, plus a 60 sq. ft. patio or balcony, as well as private storage space off the patio or balcony. b. Access to the units will be from interior corridors on all floors running through the center of the building. There will be an elevator and an interior stairway in the middle of the building and exterior stairways at the north and south ends. Entries are also provided on both sides of the building in the middle and at each end. c. Besides the 14 carports there will be 26 open parking spaces located on the west side of the project over the covered channel for a total of 40 onsite parking spaces. Access to the parking will be provided by a one way system with cars entering from Fifth Avenue and exiting on to Park Way. Security gates and fencing will be provided around the parking and the exterior stairways. The security gates will be card actuated. d. The building will be of contemporary design with a shake roof, beige stucco and simulated brick veneer exteriors with dark brown trim and balconies. The patios on the ground floor will be enclosed by a wall, faced with simulated brick veneer. The project will be considered by the Design Review Con~nittee on September 17, 1981. 4. Exceptions to the code. The project as designed will require the granting of various exceptions to the requirements of the Municipal Code. The exceptions are as follows: a. Reduction in the required setback along Fifth Avenue from 25 feet to 10 feet; b. Reduction in required offstreet parking from 49 spaces to 40 spaces (a ratio of one space per 1.2 units); and c. Increase in density from 32 units per acre to 60 units per acre. 5. Previous variance. The four vacant parcels which make up the subject property contain a total of .67 acres and were previously part of the 128 unit apartment complex to the west. The apartment project, when first developed in 1965, contained 3.1 acres and would have been permitted a maximum of 134 units (43 units per acre). However, the 128 units were constructed on the westerly 2.4 acres (a density of 53 units per acre) City Planning Commission Agenda Items for Meeting of September 16, 1981 Page 8 and the easterly 0.67 acre was left vacant and the natural drainage channel unimproved. In Januarys 1980 the Planning Commission approved a variance (PCV-80-6) to allow the 0.67 acre to be separated from the apartment complex and divided into four lots with the condition that only single family dwellings could be built on the lots. The final map on the subdivision (Parkway Place) has since been filed and recorded as have the CC&R's restricting the use of the four lots to single family development. D. ANALYSIS 1. This application was filed under Section 19.58.390 of the zoning ordinance, which requires City Council as well as Planning Commission approval and authorizes those bodies to approve projects which do not conform to the normal regulations of the zoning ordinance pertaining to setbacks, minimum unit size, offstreet parking, density, etc. These exceptions are authorized in recognition that the needs of senior citizens may be different from those of other groups and in order to encourage development of housing for seniors. 2. From the standpoint of location the site, while not ideal, is acceptable for a senior citizen housing project. It is located directly adjacent to a bus route (Route 705) and within relatively easy access to major shopping located at Fifth and "H" Street. There are no major supermarkets within close proximity but the bus route should prove adequate to meet the needs of this type of shopping for the residents. 3. The areas of most concern are the requested exceptions to the requirements of the code regarding setbacks, parking and density. Acceptability of setback reduction relates to the ability of the site to accommodate the proposed development. As mentioned earlier, the westerly portion of the site is taken up by the drainage channel. To place the building either adjacent to or over the drainage channel would pose an unreasonable hardship. Technically, the reduction of setback is l0 feet, however, because of the offsets in the building, the majority of the building will be located 15 feet from the front property line. The front property line itself is located 20 feet from the face of the curb and there is an existing 12~ foot wide parkway with four mature street trees located between the sidewalk and the street. Therefore, the three story building will actually be located 30 to 35 feet from the travelled right of way. In our judgment, the site adequately accommodates the proposed use. 4. One of the recommended conditions of approval is that the units remain available to senior citizens, 60 years of age and older. It is felt that persons of that age will not have as great a need for private transportation as those who are younger, and therefore, this project should not generate as much need for offstreet parking. In addition, the site is adjacent to public transportation, which also tends to reduce the need for parking. The applicant is proposing to provide a parking ratio of one space per 1.2 units, which is much higher than other senior citizen housing projects within the San Diego area (see attached Negative Declaration). City Planning Commission Agenda Items for Meeting of September 16, 1981 Page 9 5. Section 19.04.021 of the Municipal Code defines "Senior Housing Developments" as those which are "established or maintained for the exclusive use of low or moderate income senior residents." In order to keep the per unit cost down, so that low and moderate income senior residents may qualify, the applicant ms l~roposing to construct 48 units on the project site. Even at this density preliminary figures indicate that units sold as condominiums may not be at an acceptable price range (see attached memo from Housing Coordinator). E. CONCLUSION More time is necessary for staff review of the costs, proposed sales price and possible rents as described in the September 9, 1981 memo from the Housing Coordin- ator and the applicant's cost breakdown (copies enclosed in packets). At this point, I am concerned that the substantial density bonus being discussed does not seem to be reflected in the possible rents and sales prices of the units. negative eclaration-- - PI~(),IECT NAME: Park Fifth Avenue Condominiums PROJECT LOCATION: 374 Fifth Ave. PROJECT APPLICANT: Bordi/Sutherland/Palumbo 1615 Sweetwater Rd. National City, CA 92050 CA~;E NO. IS-82-1 DATE: August 6, 1981 A. Project Site The project is located at the northwest corner of 5th Ave. and Parkway. There is an existing single family dwelling located at the corner and for additions for single family dwellings along Fifth Ave. have been approved. There is an existing concrete lined channel along the western property line. The property is otherwise void of any natural resources or substantial hazards which ~ould effect the project. The concrete lined channel has a flap gate which drains a portion of the apartment project to the west of the project site. During a 100 year storm the water flowing through the channel closes the gate and because the channel is higher than the ground level to the west, water will pond until the level of water in the channel is below that of the flap gate. The gate would then open and the area to the west would drain into the channel. B. Project Description The proposed project involves a 48 unit condominium project for senior citizens. This type of use is permitted as an unclassified use subject to the granting of a conditional use permit by the Planning Commission and City Council. In reviewing such a proposal the Planning Commission and City Council may modify requirements for parking, open space, density, etc. if the project is available for occupancy by seniors only. Development of the site would include covering the drainage structure with concrete panels to provide parking. This will require the granting of an encroachment permit. A total of 40 parking spaces are shown on the plan. This would be less than one parking space per dwelling unit. A first floor recreation center is also proposed. The density of the project would be about 60 dwelling units per acre with an estimated population of about 100 people. city of chula vista planning department environmental review section IS-82-1 2 The project proponent is investigating the possibility of using solar hearing for domestic water and space hearing. C. Evaluation of Potential Environmental Effects 1. Drainage There is an existing drainage problem created by the flap gate during a 100 year flood. This condition will not be sub- stantially altered by the project as it is proposed. The proposed spaning of the drainage channel with concrete panels may create problems regarding access for cleaning and necessary soil bearing strength for the proposed structure and vehicles. These problems can be resolved through standard development regulations. 2. Parking The developer has indicated that the proposed project will be limited to senior citizen ownership (55 yrs. and older) therefore it is anticipated that the demand for parking spaces will be less than that expected from a standard condominium development. To support this assumption, the developer has surveyed a few senior housing developments in the City of San Diego. The City of San Diego presently requires that residents between 55 yrs. and 62 yrs. be provided 1 space per unit and that if a unit contains a resident over 62 yrs. then the requirement is 1 space per 3 units. Projects that were surveyed include- La Casa Balboa, at Balboa Ave. and Mt. Abernathy, which contains 31 parking spaces per 88 units. The age requirement is 55 yrs. or older and according to the manager, the parking lot is never full; Villa San Miguel, at Alabama St. and University Ave., which contains 56 spaces for 180 units. The proposed project provides off-street parking totalling 40 spaces for 48 units, a ratio of 1 space per 1.2 units which should be adequate provided the project is limited to seniors only. D. Findings of insignificant impact Based on the following findings it is determined that standard development regulations will mitigate any adverse effects and that the project will not result in a significant environmental effect. 1. The project will not adversely affect any natural or man made environmental features present in the project setting, nor will the project generate any pollutants that will have a potential to significantly degrade the quality of the environ- ment or curtail the range of the environment which supports the biosystem. IS-82-1 3 2. The project is in conformance with the long range goals of the City of Chula Vista and will not therefore attain short term to the disadvantage of long range goals. 3. The project will not provide any system that could support secondary development that would cumulate to a level of being substantial and adverse nor do any of the insignificant impacts interact to a significant level. 4. The project will not result in the generation of any significant noise, air pollution, light, aesthetic blight nor any other hazard to the welfare nor health of any human being. E. Consultation City of Chula Vista Tom Dyke, Plan Checker Shabda Roy, Assoc. Eng. Steve Griffin, Assoc. Planner Applicants: Messrs. Bordi, Sutherland, Palumbo, Dick Mikelson Documents IS-75-78 Soils Report by Geocon, June 1978 Letter from Geocon dated May 29, 1980 Tht. Initial fZtt:~t',,' ~?[1 ica*ion an~! ~valuation forms documenting the fln.~in,:3; o! [~© r~l~I~l!iC:,!l~t }mp~]ct: nr~~ on [ilo and available for puI~l lc r~vi~w .~t t h~ Ch~l,t x'i:;t~ I'lann[nq D,:~pt. , 276 4th Avenue, ~ENVIRONNt]NTAL ~EVIEW COORDINATOR cily o[ chu{a v}sls p}anning de~a~imen~ environmental review lection gN 6 F · STREET ~m i,,r ' tm i --~ -F _J_l ~ I s_~_ _~ i i i i I SF ~$FI )i , CENTER ST. I I I MF T~ ZSFI I ST. CHU R~ MF I I -F-T- 'T I I ~ I ~AF~KWA¥ 1 City Planning Commission Page l0 Agenda Items for Meeting of September 16, 1981 4. C~i~y_r~ion of appeal of DesigQ Review Committee condition requiring r_~em~vgl~o_f_I~U~]~ island canop~_gt~_696 ~a~a~_~_Varga_s' and Darrera A. BACKGROUND 1. On July 22, 1981 the Planning Commission conditionally approved a conditional use permit (PCC-81-18) to establish a used car lot on a former service station site located at 696 Broadway (northwest corner of Broadway and "J" Street) in the C-T zone. One of the conditions of approval was that the project be subject to the approval of the Design Review Committee. 2. On August 20, 1981 the Design Review Committee, by a vote of 3-1 (with one member absent), approved the project with the added condition that the existing pump island canopy be removed. The applicant is appealing this condition to the Planning Commission. B. RECOMMENDATION Adopt a motion to deny the appeal. C. DISCUSSION 1. Design Review Committee action. During the course of its review of the proposed project, the Design Review Committee expressed concern regarding the conversion of service station sites to another land use without altering the building form. After discussing the conversion of service stations, the motion to approve the project, subject to the condition that the canopy be removed, failed by a 2-2 vote. Another motion was then made deleting the condition for the removal of the canopy. This motion died for lack of a second. Additional discussion followed, during which it was noted that if approval were given with any conditions, even if they were not acceptable to the applicant, those conditions could be appealed to the Planning Commission. The original motion to remove the canopy was then reintroduced and approved by a 3-1 vote by the Committee. The rationale behind the motion to require removal of the canopy is two fold: a. As a service station the canopy provides protection for the motorist and pump island attendant during inclement weather. This purpose is no longer valid. b. From an aesthetic standpoint it is important to avoid as much as possible the appearance that the new use is a former service station. 2. Appeal. The applicant has stated that the canopy is functional because it provides protection for the cars from the sun and also provides an opportunity for lighting, which would have to be provided by light standards if the canopy were removed. The applicant also feels that the site is going to be enhanced by the addition of land- scape planters and that the appearance of the site with the canopy is not visually disruptive to the area. City Planning Commission Page ll Agenda Items for Meeting of September 16, 1981 Another point raised by the applicant is that the original split vote on whether or not the canopy should be removed actually reflects a neutral position by the Design Review Committee. D. ANALYSIS I share the Design Review Committee's concern regarding the conversion of service station sites to other uses. The Planning Commission's approval of the use permit required the removal of the gas pumps. Removal of the canopy should also be required in order to avoid the poor aesthetics created by a partial conversion in which the used car lot would take on the appearance of "half gas station-half used car lot." The site is very small and it cannot tolerate this ambiguity of design and purpose. FURN. SF AUTO STCRE SF MF I CARPET MF I I SALES I I I I 1 AUtO ;T. - Q Lr---[-- ~ I I m I City Planning Commission Page 12 Agenda Items for Meeting of September 16, 1981 5. Request for determination of permitted land use at 345 "K" Street in the C-O zone - Amatzu, Inc. This item will be held over to the meeting of September 30, 1981 for the submission of additional information. As it is not a public hearing no action is required by the Commission at this meeting. City Planning Commission Page 13 Agenda Items for Meeting of September 16, 1981 6. Consideration of amendment to the land use element of the General Plan ~ the inclusion of the Growth Management Policy A. BACKGROUND 1. ~The City Planning Commission, on April 22, 1980, by Resolution GPA-80-2, recommended that the proposed Growth Management Policies amendment to the Chula Vista General Plan be adopted by the City Council. 2. The City Council, after several workshops and conferences on the proposed Growth Management Policy, and growth management in general, endorsed the revised draft Growth Management Policy, which is attached as Exhibit A, and ordered such to be referred to the City Planning Commission for public hearing and recommenda- tory action. 3. On September 3, 1981 the Environmental Review Committee recommended that the Planning Commission recertify EIR-80-1. An executive summary of that Environ- mental Impact Report is attached as Exhibit B. B. RECOMMENDATION Adopt a resolution recertifvinq EIR-80-1 and recommendina tha% the City Council certify EIR-80-1 and adopt the revised draft Growth ManaqJment Policy as an amendment to the Chula Vista General Plan. C. ANALYSIS 1. While the originally proposed Growth )~nagement Policy submitted to the Planning Commission and City Council was primarily a growth phasing plan, the revised draft Policy is substantially a goals and policy proposal, and is especi- ally designed to function as a component of the land use element of the Chula Vista General Plan. The revised draft's emphasis upon generic substance and its avoidance of fine detail give broad discretion to the City Council to evaluate changing circumstances in reaching decisions on growth management questions. The earlier draft, which was approved by the Planning Commission, eliminated much of this discretion and substituted geographically refined development phases. 2. The revised draft policies provide general direction for the orderly growth, development, and conservation of the Eastern Territories of the Planning Area, and restate the City's acceptance of the principles of urban, regional and townscape planning as the fundamental guidelines and criteria for the expansion of this municipality's urban pattern. 3. The revised draft policy perpetuates the original plan's provision that growth and development shall be paced to the availability of public resources, financing facilities and services. 4. The revised draft is not a rigidly geographical plan, but its text does embody a clear and concise test for the developmental suitability of land, which reads: City Planning Commission Page 14 Agenda Items for Meeting of September 16, 1981 "It is the intent of this policy that lands shall develop in a general pattern from west to east and that undeveloped lands should be considered as ready for development if they are both substantially contiguous with the city limits and with lands which already are developed." 5. The text also provides that the Chula Vista Growth Management Policy should be reviewed annually, in October, by the City Council. D. CONCLUSION While the subject policy is less definitive than a policy which embodies geographically defined growth increments, the latter form of policy was rejected by the City Council in favor of the more flexible plan which allows for the broad exercise of Council discretion. My own preference is for the geographically defined growth increment type of policy, but at this point it is quite clear to me that Council is not prepared to adopt such a policy. Accordingly, it is my recommendation that the Commission endorse the attached policy and recommend its adoption to the City Council. Exhibit A Proposed goal, general objectives and statements of phased growth policy, for inclusion under the heading of PRINCIPAL PROPOSALS OF THE PLAN in the text of the Chula Vista General Plan -- 1990 Chula Vista Growth r~nagement Policy -- Goal, General Objectives, Statements of Policy, Growth Phasing Schedule. A. Goal The promotion of the orderly growth and development of the Chula Vista Planning Area is the goal of the Chula Vista Growth Management Policy of the Chula Vista General Plan. B. General Objectives The general objectives of the Chula Vista Growth Management Policy are: 1. The protection of the natural and man-made environments of the Chula Vista Planning Area; 2. The conservation of open space, agricultural areas, energy, water and other natural resources; 3. The promotion of land use stability, economic'progress and residen- tial enjoyment by fostering compact, convenient settlements and the application of sound land use, transportation and environmental planning principles; 4. The encouragement of the orderly sequential development of the City of Chula Vista into its overall planning area; 5. The discouragement of premature development and disorderly patterns of growth and development; 6. The synchronization of growth and the availability of public services and facilities; 7. The protection of the urban core and older settlements of the Chula Vista Planning Area from antiquation, decline and blight; 8. The promotion of in-filling and economy of land use; 9. The promotion of economic governmental facilities and services. 10. The maintenance and orderly expansion of the Chula Vista Planning Area circulatory system; ll. The promotion of sound townscape planning and urban design; 12. The promotion of public safety throughout the Chula Vista Planning Area. C. Statements of Policy 1. All proposals for growth and development within the Eastern and Southeastern Territories of the Chula Vista Planning Area shall be consistent with the principles of sound urban and regional planning, and shall be consonant with the environmental, physical, social and economic needs of the Planning Area. 2. All proposals for the growth and development of the Eastern and Southeastern Territories shall promote the order and amenity of the Planning Area, and shall incorporate such amenities as parks, pedestrian linkages and open space areas. 3. Development in any location will be allowed only if onsite and offsite public facilities required to serve the development are in place or will be provided in conjunction with the development. Such facilities shall include but not be limited to streets and highways, sewers, water, schools, power, gas and related infra- structure. 4. It is the policy of the City to encourage in-filling rather than peripheral development. 5. All growth within the Eastern and Southeastern Territories should be self-supportable from the standpoint of public operational and capital costs, and should not place a significant on-going burden upon the economic or financial capacities of existing local govern- mental agencies (City, schools, water districts). 6. The Planning Department shall study the Eastern and Southeastern Territories on a continuing basis, and shall recommend those areas and sites within the said territories which should be conserved as open space or greenbelts. 7. The City shall explore the methods of prJcuring open space and greenbelts, such as dedication, purchase of development rights, clustering and large lot zoning. 8. The City of Chula Vista shall coordinate its growth management planning efforts With those of the County of San Diego, SANDAG and neighboring cities. D. General Pattern of Development 1. It is the intent of this policy that lands shall develop in a general pattern from west to east and that undeveloped lands should be considered as ready for development if they are both substan- tially contiguous with the city limits and with lands which already are developed. 2. The above commentary notwithstanding, those portions of the Eastern Territory under the ownership of United Enterprises and Union Oil Company should remain, for the present time, within the "Agriculture and Reserve Open Space" designation of the General Plan. 3. This policy shall be reviewed annually by the City Council in October. Exhibit B EXECUTIVE SUMMARY FOR EIR-80-1 GROWTH MANAGEMENT POLICIES (SECTIOH 1.3) The project involves an adoption of growth control policies which would result in the phasing of development from a general west to east direction. This basic concept has some negative and beneficial environmental impacts. The policies would focus initial development in areas of environmental sensitivity. The phase I development area, and small portions of other phases,'contain significant resources and hazards in the following cate- gories: geology, soils, drainage, land form, noise, biology and archaeology; while overall growth management would provide some environmental advantage insofar as air quality, schools, safety services, energy and conservation. The inclusion of the Long Canyon drainage basin in the Phase I area has some disadvantage because of the many problems which have been identified in the environmental review of development in this drainage basin. Substan- tial mitigation measures would be required to avoid significant impact. These measures include substantial offsite street and drainage improve- ments. By including this area in a later phase these impacts could be avoided because the needed improvements would likely be in place. The adoption of the growth control policies, with possible modifications in the Long Canyon area, and the implementation of project specific mitiga- tion measures will result in an insignificant environmental impact. This conclusion is subject to site specific environmental analysis and the inclusion of necessary mitigation measures.