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HomeMy WebLinkAboutPlanning Comm Reports/1981/08/26 AGENDA City Planning Commission Chula Vista, California Wednesday, August 26, 1981 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meeting of August 12, 1981 ORAL COMMUNICATIONS 1. PUBLIC HEARING (cont.): Conditional use permit PCC-81-14, request to construct multi-purpose recreational facility at 900 block Buena Vista Way - Bonita Valley Girls Softball Assn. 2. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 81-1, Town Centre Townsite Tract 2, development of 7 lots at 300 block Center Street 3. PUBLIC HEARING: Conditional use permit PCC-82-3, requests temporary classrooms and expansion of church facilities at 470 "L" Street - Church of Christ 4. PUBLIC HEARING: Request for modification of conditional use permit PCC-72-33 to permit 24 hour child care at 406 "I" Street - Louise and Clifford Peterson 5. PUBLIC HEARING: Conditional use permit PCC-82-2, request to allow the sale of gasoline in conjunction with retail market at 4498 Bonita Road - Atlantic Richfield Company 6. PUBLIC HEARING: Consideration of draft EIR-81-5 for development of East "J" Street Condominiums 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 August 26, 1981 1. PUBLIC HEARING (cont.): Conditional use permit PCC-81-14, request to construct multi-purpose recreational facility at 900 block of Buena Vista Way - Bonita Valle~ Girls Softball Assn. A. BACKGROUND This item was continued from the Planning Commission meeting of July 22, 1981 at the request of the applicant in order to meet with representatives of the school district and of the neighborhood in an attempt to work out a proposal acceptable to all parties. The Planning Department has been notified by the representative of the Bonita Valley Girls Softball Association that they were unable to reach an acceptable agreement with the school district and, therefore, they are withdrawing their application at this time. B. RECOMMENDATION Adopt a motion to file the application. City Planning Commission Agenda Items for Meeting of August 26, 1981 Page 2 2. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 81-1, Town Centre Townsite Tract 2, developm~gt 9~_.~_~p~s in ~l__ock of Center Street A. BACKGROUND 1. The applicant, Centre City Associates Ltd., is requesting approval of a tentative subdivision map known as Town Centre-Townsite Tract No. 2, Chula Vista Tract 81-1, in order to subdivide 9.4 acres located between Third Avenue and Garrett Avenue and between "F" Street and Memorial Park, within the boundaries of Project Area I of the Town Centre Redevelopment Area, into 7 lots (6 commercial lots and one residential lot). 2. The Environmental Review Committee determined that EIR-79-3 and EIR-79-5 are adequate for the proposed project and recommended that the Planning Commission certify that both EIR's have been prepared in accordance with CEQA and that the information contained within each will be considered before arriving at a decision. B. RECOMMENDATION 1. Adopt a motion certifying that EIR-79-3 and EIR-79-5 have been prepared in accordance with CEQA and that the information contained therein has been considered. 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 Town Centre-Townsite Tract No. 2, Chula Vista Tract 81-1, subject to the following conditions: a. The developer shall grant to the City an easement for the Memorial Park panhandle for access, promenade, passive recreation, education and other related public services. Said easement shall meet the requirements of the Design Review Board. b. The developer shall grant to the City all the easements for access and pedestrian ingress and egress shown on the tentative map. c. The developer shall grant to the City a 7.5 foot street tree planting and maintenance easement along "F" Street. d. The developer shall grant to the City all sewer easements shown on the tentative map. e. All existing palm trees along Landis Avenue within the subdivision shall be relocated to sites as designated by the City Landscape Architect. f. Center Street shall be improved as shown on Chula Vista Drawing 79-38D from Fourth Avenue to Station 6+05. g. Driveways shall be a minimum of 24 feet wide for two way traffic and 15 feet wide for one way traffic. Alley approaches shall be constructed with minimum curb return radii of 15 feet. h. Prior to approval of the final map and improvement plans for this City Planning Commission Agenda Items for Meeting of August 26, 1981 Page 3 project, the developer shall submit a study showing the impacts of the proposed sewer connections, abandonments, and relocations on the existing ~city sewer system. i. The developer shall be responsible for all sewer modifications or construction onsite or offsite which are required to accommodate this project. j. The developer shall remove existing driveways along "F" Street and replace with curb, gutter, sidewalk, and sidewalk ramps as determined by the City Engineer. k. The developer shall construct street improvements including but not limited to curbs, gutters, sidewalks, sidewalk ramps and street lights along Third Avenue as determined by the City Engineer. 1. Approval of this tentative map is contingent upon vacation of Garrett Avenue, Landis Avenue, Center Street, Madrona Avenue and the alley in Block 1 as shown on Maps 820 and 9357. These vacations or a schedule of such vacations shall be approved prior to approval of the final map. C. DISCUSSION 1. Tentative map. The tentative subdivision map involves the closure of several public streets and alleys which will have to be vacated prior to the approval of the final map. The proposed lot lines and easements are predicated on the location of various structures indicated on a conceptually approved development plan on the 9.4 acres. Lot 6 (most of which is lot 3 of the Town Centre-Townsite Tract No. 1 subdivision) is designated for future residential condominium use but specific development plans have not been formalized or approved at this time. It will be necessary for the developer to file an additional tentative subdivision map on lot 6, once the archi- tectural plans are formalized. The other 6 lots are designated for commercial use and parking. Because the plans for development are conceptual at this stage, the lot lines may have to be adjusted at a later date. This can be accomplished prior to the approval of the final map or through the adjustment plat procedure. 2. Code requirements are as follows: a. The developer shall plant street trees along "F" Street and Third Avenue. The species, location and number shall be determined by the City Engineer. b. The developer shall pay Traffic Signal Participation fees in accordance with City Council Policy prior to issuance of building permits. c. The developer shall pay all applicable sewer fees prior to issuance of building permits. d. The developer shall underground all existing overhead facilities lying within the subdivision. City Planning Commission Agenda Items for Meeting of August 26, 1981 Page 4 e. All grading work 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 ~p Act, Subdivision Ordinance and the Subdivision Manual of the City of Chula Vista. f. All grading work shall be done in accordance with the City of Chula Vista Landscape Manual and Grading Ordinance 1797 as amended. D. FINDINGS Pursuant to Sections 66473.5 and 66412.2 of the Subdivision Map Act, the tentative map for Town Centre-Townsite Tract No. 2, Chula Vista Tract 81-1, is recommended for approval based on the following findings: 1. The site is physically suited for residential and commercial development. 2. The closure of streets and alleys within the project boundary will not adversely affect the adjacent public improvements which have been designed to serve the proposed development and avoid any serious health problems. 3. The vacated public streets and alleys will be replaced by new easements for drainage, sewer, utilities and access. 4. The subdivision is consistent with the Specific Plan for the Town Centre Redevelopment area and Design Manual as follows: a. Land Use - The plan designates the area for central commercial develop- ment which advocates the admixture of co~ercial and residential development. b. Circulation - The adjoining streets are adequate to serve the proposed development. c. Housing - The proposed project will ultimately provide needed housing within the central core of the community thereby adding to the vitality of the area. d. Conservation - The project area is devoid of any natural amenities having been urbanized and developed for some time. e. Parks and Recreation, and Open Space - The residential development will be required to pay fees in lieu of the dedication and improvement of park lands. f. Seismic Safety and Safety - No known active faults exist on or within close proximity of the property. The site is well within the response time of the Fire Station on "F" Street. g. Noise - There are no significant stationary or mobile sources of noise which will affect the project. h. Scenic Highway - The subject property is not adjacent to a designaged scenic route. City Planning Commission Agenda Items for Meeting of August 26, 1981 Page 5 i. Bicycle Routes - There are no designated bicycle routes adjacent to the site. j. Public Buildings - No public buildings have been designated on the site. 5. 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 environmental resources and determined that the subject property is well suited for residential and commercial development and has the potential for moderate income housing. WAY I I I I I "F" STREET EXISTING CONDOMINIUMS TOWN CENTER ! I EXIS"TING TO BE ¥~,1~'z'~ City Planning Commission Page 6 Agenda Items for Meeting of August 26, 1981 3, PUBLIC HEARING: Conditional use permit PCC-82-2, request for temporary classrooms and expansion of church facilities at 470 "L" Street - Church of Christ A. BACKGROUND 1. The Church of Christ, located at 470 "L" Street in the R-3-P-14 zone, seeks permission to use two portable buildings as temporary classroom space for a period of three years, during which time the existing church/school building is to be expanded. The proposed expansion, including additional parking, is also the subject of approval for the Planning Commission. 2. An Initial Study, IS-82-3, 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 Declaration on IS-82-3, together with the following mitigating measures: (a) Parking lot lights shall be shielded to avoid excess glare on adjacent residential areas; (b) An acoustical analysis shall be prepared by a qualified acoustician prior to the addition of permanent classroom space and recommendations shall be incorporated into the project prior to issuance of building permits. 2. Based on the findings contained in Section "E" of this report, adopt a motion approving PCC-82-3 for the use of two portable classroom structures and expansion of the existing church located at 470 "L" Street, subject to the following conditions: a. A construction permit shall be required for the removal of the existing driveway on the west side of the existing church structure upon application for a building permit for the first temporary struc- ture. b. Solid fencing, matching the existing fencing, shall be installed on the property line between the proposed parking area and adjacent properties. Said fence shall be 6 feet high except within the front setback along Fifth Avenue where such fence shall be reduced to 3½ feet in height. c. A landscaping and irrigation plan shall be submitted for approval by the City within 60 days of the date of this approval. Installa- tion will be required concurrent with the construction of the parking lot. d. Supplemental landscaping shall be provided within the existing parking area, subject to the approval of the City Landscape Architect, as part of the building permit for the church expansion. e. The two portable classrooms shall be removed by July, 1983, or sooner if the new addition is completed prior to that date. City Planning Commission Page 7 Agenda Items for Meeting of August 26, 1981 C. DISCUSSION 1. Adjacent zoning and land use: North R-1 Chula Vista High School South R-S-7 (County) Single family dwellings East R-3-P-14 Single family dwellings West R-1 Single family dwellings 2. Existing site characteristics This recently annexed project site consists of five parcels totalling 3.2 acres, located on the southeast corner of Fifth Avenue and "L" Street. The vacant parcel at the corner contains 9,000 sq. ft. and has 90 feet of frontage along "L" Street and 100 feet along Fifth Avenue. The second and third parcels, each with an area of one-half acre, measure approximately 85' x 291'. The second parcel is vacant, whereas the third parcel is developed with a single family dwelling and a detached garage with the rear half of the lot being vacant. The dwelling is occupied by church custodians. The fourth and largest parcel, upon which the church is located, has an area of 1.7 acres and measures approxi- mately 75' x 281' (The difference in lot depth is the result of an additional l0 feet being dedicated for street purposes.) The "L" shaped, two story church structure is situated on the front half of the property with driveways on either side leading to the parking lot at the rear of the building. The building houses a church sanctuary with a seating capacity of 730, as well as offices and the elementary school (K through 6) classrooms. The school has a present enroll- ment of 100 students. The classrooms are also used for bible classes. The school hours are from 9:00 a.m. to 3:00 p.m., Monday-Friday. Bible classes are from 7:00 p.m. to 8:00 p.m. on Wednesday evenings and on Sunday morning and evening. The fifth parcel measures 50' x 291' and is developed with a two family dwelling. The rear 131 feet is paved and used for church parking. There are 8 spaces located on the east side of the church, with the total area providing parking for approximately 98 vehicles. This is a ratio of one space for each 7.4 seats in the sanctuary, which is half the number of spaces required by the City of Chula Vista (one space per 3.5 seats). 2. Street improvements. All of the street improvements have been installed in front of the church and the adjacent parcel to the east. However, there is no sidewalk on "L" Street in front of the westerly three parcels and there are no street improvements along the Fifth Avenue frontage of the corner lot except for a portion of the street paving. 3. Proposed request. a. The applicant wishes to expand the existing church building by adding a two-story addition onto the north side at the west end of the building, resulting in a "U" shaped building. The first floor will be devoted to a fellowship hall with restrooms and kitchen facilities. The second story will be used for class- rooms. It is expected that the addition will be completed in three years, allowing the school to operate with a maximum of 175 students. City Planning Commission Page 8 Agenda Items for Meeting of August 26, 1981 b. Between now and the completion of the new building, the applicant wishes to use two portable structures (each measuring 24' x 60') as temporary classrooms for the three year period. Each building will have two classrooms with a seating capacity of 25 seats per classroom, for a total of 100 seats. The buildings will be located in the area now occupied by a detached garage located west of the main sanctuary. One building is to be installed in September, in time for the 1981-82 school year, and the other building installed one year later, in time for the 1982-83 school year. One of the classrooms in the existing building will be used in another capacity by the church so the school enrollment will not exceed 175 students. 4. Additional parking and other changes. The applicant intends to provide additional parking on the westerly three parcels for which a grading plan and street improvement plan have been submitted. Access will be provided from both Fifth Avenue and "L" Street. The existing driveway and curb cut on the west side of the church will be closed. A 6 ft. high chainlink fence will be provided for the playground area in the vicinity of the proposed church addition to create a temporary play area. The new parking area will be landscaped and a 6 ft. high wooden fence provided along the southerly property line to match the existing fence behind the church. Once the parking lot is completed, a total of 206 parking spaces will be provided, representing a ratio of one space for each 3.5 seats, thus meeting City require- ments. D. ANALYSIS 1. The proposed addition will match the architecture of the existing building. A covered walk with arched columns will be constructed within the interior portion of the "U" shaped building. The covered walk will enhance the general appearance of the building. The seating capacity of the sanctuary will remain at 730 seats and the additional parking will bring the total parking to city standards. The increase in the student enrollment from 100 to 175 students will not require additional parking and should not adversely affect the adjoining residential areas which will be screened by 6 foot high fencing and landscaping. In addition, a portion of the landscaped playground area will remain well separated from the adjoining residential area. 2. The use of temporary classroom structures during the construction of permament facilities provides the applicant with the ability to immediately expand the classroom capacity. In this instance, the buildings will be partially screened from the street by the existing structures and landscaping within the new parking area. In addition, they are located 90 feet from "L" Street. The portable units will be removed after the 1983-84 school year. 3. The Planning Department has been looking into the establishment of develop- ment standards for private schools. However, no recommendations have been formal- ized at this time. The 175 students anticipated for this site represents an enrollment equal to approximately 1/4 to 1/3 that of a public elementary school; thus, on a proportionate basis, the 3+ acre facility compares favorably in size. The primary difference between a private church school and a public school lies in the site development. The bulk of the church site is developed with asphalt surfacing to accommodate the parking requirements for Sunday services, whereas, the public school has a much larger area devoted to dirt or grassed playing areas. In addition, substantial building area on a church site is typically devoted to church use not associated with classroom activity. City Planning Commission Page 9 Agenda Items for Meeting of August 26, 1981 This site provides a limited unsurfaced play area with most of the building area devoted to classroom and school use. E. FINDINGS 1. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. Approval of this request will enable the applicant to expand their existing service at a location previously approved by the County. The increase in onsite parking without increasing the church seating capacity will relieve onstreet parking problems. 2. That such use will not, under the circumstances of the particular aasm, be detrimental to the health, safety or genera~ welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. The proposed addition will be architecturally compatible with the existing building and the portable buildings will be screened from the street by the existing buildings and landscaping. The use will be separated from the adjacent residents by a 6 foot high fence or wall. Therefore, neither the addition or the temporary classrooms should be detrimental to the adjoining uses. 3. That the proposed use wil~ comply with the regulations and conditions specified in the code for such use. The portable buildings have been designed to meet regulations governing the use of such buildings as classroom space. A building permit is required prior to construction of the proposed addition. The parking lot will meet city standards for construction materials and landscaping. 4. That the grantin~ of this conditional use will not adversely affect the general p~an of the city or the adopted plan of any governmental agency. The General Plan will not be affected by the granting of this request. CONDITIONED ~ -~ negative declaration-- PROJECT NAME: Church of Christ - Temporary Classrooms PROJECT LOCATION: 470 "L" Street PROJECT APPLICANT: Church of Christ 470 "L" StreeL Chula Vista, CA 92011 CASE NO. IS-82-3 DATE: August 13, 1981 A. Project Setting The project consists of 3.19 acres of property located at the southeast corner of Fifth Ave. and L St. The project site is void of any significant environmental resources or hazards. There are no geological, acoustical, soils, or air quality hazards of any significance on or near the project site. An existing sancturay, classrooms, and single family residence are located on the site in addition to 131 existing paved parking spaces. Adjacent land uses consist of single family dwellings to the east, south and west. Chula Vista High School is located across L St. to the north. B. ~oject Description The pYoject involves the installation of two temporary trailers to house overflow church school classes. The trailers are to be instal3ed in two phases, as the school expands. As part of the master plan for development, the church proposes to expand parking facilities by 97 spaces and eventually add 3920 sq. ft. of permanent classroom space along the L St. frontage. A total enrollment of 175 students is anticipated. C. Compatibility with zoning and plans The proposed expansion involves the approval of a Conditional Use Permit by the Planning Commission prior to the installation of temporary trailers, construction of additional floor space, and the installation of additional parking. This review shall ensure compatibility with zoning ordinance requirements. D. Identification of environmental effects 1. Aesthetics The proposed parking facilities are to be located adjacent to city of chula vista planning department environmental review section IS-82-3 2 single family homes on Fifth Ave. and Westby St. If parking lot lighting is installed it should be shielded to avoid excessive glare on %he adjacent residential areas. 2. Soils Expansive soils may be present on the project site therefore a soils report should be prepared with recommendations to be incorporated into the project prior to building permit approval. 3. Mobile Noise L St., designated on the General Plan as a "major road," currently handles 13,550 vehicle trips per day and by 1995 will handle approximately 18,400 trips. A preliminary noise analysis has been prepared by the Engineering Dept. which indicates that the future permanent classrooms would experience an exterior noise level of 66.35 dBA. Standard construction techniques will reduce the anticipated interior noise level by 20 dBA, to 46.35 dBA. The State of California requires that interior noise levels for classrooms not exceed 45 dBA, therefore an acoustical analysis should be prepared prior to development of the future permanent classrooms and recommendations incorporated into the project. E. Mitigation measures necessary to avoid significant enviornmental effects. 1. Parking lot lights shall be shielded to avoid excess glare on adjacent residential areas. 2. An acoustical analysis shall be prepared by a qualified acoustician prior to the addition of permanent classroom space and recommendations shall be incorporated into the project prior to building permits. The following mitigation measure is a standard development regulation: 3. A soils report shall be prepared and recommendations incorporated into the project prior to building permits. F. Findings of insignificant impact. 1. The project will not adversely effect any natural or manmade 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. IS-82-3 3 2. The project is in conformance with the long range goals of the City of Chula Vista and is not anticipated to achieve short term to the disadvantage of long term environmental goals. 3. No imapcts are anticipated to occur which could interact to create a substantial cumulative effect on the environment. 4. The project will not cause a significant emission of any harmful substance or noise which could prove hazardous to the health and welfare of human beings. G. Consultation 1. Individuals & organizations City of Chula Vista Steve Griffin, Assoc. Planner Shabda Roy, Assoc. Eng. Tom Dyke, Plan Checker Ted Monsell, Fire Marshal Duane Bazzel, Asst. Planner John C. Manor III, Applicants designer 2. Documents PCC-82-3 Conditional Use Permit for expansion of church facilities. pu~lLc rev~:w ,~t ~ h,~ ~'hr~,~ ~']r;t,] ;'l,~nn~nq D,~nt., 276 ~th Avenue, EN~IR~.iENTAL REvrzw COOEDINATOR city of chula vista planning department environmental review section EN 6 STREET : CHULA VISTA SI WAY -- SIER WAY PIROdEc'r' .~. sc.ooL AREA 'L' EET , ARIZONA STREET -- E i WYKES ~-- I ) ' I " ~ PCC_ 82_:5 Temporory classrooms and expanmlon of church facility 4?0 "1" Street City Planning Commission Agenda Items for Meeting of August 26, 1981 Page l0 4. PUBLIC HEARING: Request for modification of conditional use permit PCC-72-33 to permit 24 hour child care at 406 "I" Street - Louise and Clifford Peterson A. BACKGROUND 1. In January, 1973 the Planning Commission approved a conditional use permit (PCC-72-33) for the establishment of a child care center for 30 children at 406 "I" Street (southwest corner of Fourth Avenue and "I" Street) in the R-3 zone. The applicant is now requesting permission to make the facility a 24 hour operation by providing nighttime care between the hours of 7:30 p.m. and 6:30 a.m., Monday through Friday. The present hours of operation are between 6:30 a.m. and 6:30 p.m., Monday through Friday. 2. The proposed project is exempt from environmental review as a Class 5 exemption. B. RECOMMENDATION Based on the findings contained in Section E of this report, adopt a motion to approve the request for nighttime care at 406 "I" Street. C. DISCUSSION 1. Adjacent zoning and land use. North R-3 and R-1 Single family dwellings South R-3 Single family dwellings East R-3 and R-1 Single family dwellings West R~I Duplex 2. Existing site characteristics. The subject property is a 11,400 sq. ft. parcel (95' x 120') located at the southwest corner of Fourth Avenue and "I" Street. The site is developed with a 30' x 60' single story nursery structure located at the southwest corner of the property. Enclosed play yards are located on the south and east sides of the building. Parking for approximately five cars is located to the north of the building with access provided by a driveway which connects with both streets. The parking area is screened by landscaping and a 3½ foot high fence. 3. Proposed operation. The proposed nighttime care is designed for parents who work during the evening hours and is not simply a baby sitting service for parents going out for an evening. Children will be dropped off between 7:30 p.m. and 10:30 p.m. and picked up between 5:30 a.m. and 6:30 a.m. Because there will be some over- lapping between the daytime and nighttime operation, the applicant is requesting a maximum of 24 children. This number is predicated on not exceeding the 30 children authorized under the 1973 approval and making allowance for some over- lapping. The staff will have staggered hours which will eliminate the possibility of all of the employees being there at the same time. The nighttime staff will consist of two staff attendants and one nurse. The space devoted to sleeping area is the same space which is used for the nursery school during the day. Beds are collapsed and stored during daytime activities. City Planning Commission Agenda Items for Meeting of August 26, 1981 Page ll D. ANALYSIS The day care facility has been operating for nearly 8 years without any complaints filed with the City. Approval of this request would enable the applicant to provide a service to those individuals who must work at night. The facility is of sufficient size to accommodate the additional children since the change involves an increase in hours with minimal overlapping periods. The staggered staff hours will reduce the potential parking conflicts. The operation conforms to standards of the State with regard to staffing, equipment, and number of square feet per child. E. FINDINGS 1. That the proposed use at the particular location is necessary or desirable to provide a service or facility which wil~ contribute to the general well being of the neighborhood or the community. The proposed use will provide a valuable service to parents who work at night. 2. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persor~ residing or working in the vicinity, or injurious to property or improvements in the vicinity. The staggered staff work hours, restriction in the number of children and wide range of time when children can be dropped off and picked up should minimize the impact of the proposed use on the surrounding properties. 3. That the proposed use will comply with the regulations and condition, s specified in the code for such use. The existing structure meets the requirements for such use. 4. that the granting of this conditional use will not adversely affect the general plan of the city or the adopted p~an of any governmental agency. Increasing the hours of operation of an established use does not affect the General Plan. SF t- L ' T TF I MF ~ . j II . DAY CARE CENTE.~ SF ~ ..... SF I SI ISF --- L IT. SF SF SF I SF' I IVAC VAC _ I t I , , --T ' - ~"--r- ~ I I ~ ~ I I I STREET I I I I I /~c-?"-~ Mod!flcm~onJ I ST. NIE~ DRIVE EXISTING DRIVE TO BE CLOSED ' 0 | ,/Pt. ANTER/ ~ \ ~~ ........ ~! I t !~, , ?~111 3 I PARKIN~ ~ ~ DU~EX ' ~ P~YGR~ND SINGLE FAMILY ~0  ( EXHIBIT A · PCC- 72-~ to Hfs ! Permit operate 24 NOR/TH 406 I street ;¢ City Planning Commission Agenda Items for r~eting of August 26, 1981 Page 12 5. PUBLIC HEARING: Conditional use permit PCC-82-2, request to allow the sale of gasoline in conjunction with retail market at 4498 Bonita Road - Atlantic Richfield Compans A. BACKGROUND 1. Atlantic Richfield Company is requesting permission to convert an existing full service gasoline station into a 24 hour AM-PM convenience market with the sale of gasoline (full and self-serve) at the southwest corner of Otay Lakes and Bonita Roads (4498 Bonita Road) in the C-C-D zone. The proposed conversion involves an amendment to the conditional use permit as originally approved by the Planning Commission, so further Commission action is required to modify the permit. 2. The request is exempt from environmental review as a Class 5 exemption. B. RECOMrIENDATION Adopt a motion approving PCC-82-2, based on the ~ndings contained in Section F of this report, and subject to the following conditions: 1. The maximum letter height for the 24 hour sign on the building shall be 20 inches. 2. The block portion of the monument sign shall not exceed 3 feet in height and the sign shall be a minimum of 5 feet from any property line. 3. The site plan shall be revised to provide easier ingress and egress to the parking spaces near the west property line. 4. A new landscape plan, including a revision to the landscaping along Bonita Road to provide acceptable sig~distance, shall be subject to the approval of the City Landscape Architect. 5. No additional signs, including paper window signs, shall be permitted and the building shall be maintained in the color scheme approved with the subject application. 6. No storage or display of merchandise shall occur outside of the building. 7. Any violation of these conditions will constitute grounds to consider revocation of the conditional use permit by the Planning Commission. C. DISCUSSION 1. Existing site characteristics. The subject property is a half acre full service gas station site approved approximately 12 years ago. The existing structure contains approximately 1600 sq. ft. of floor area with a 150 sq. ft. combination office and fast food snack area. The fast snacks were approved by the Planning Commission in November, 1979 (PCC-80-9). The canopy-covered pump islands, offering full and self-serve, are located on the north side of the building adjacent to Bonita Road. There are two driveways on each street frontage. The service bays, which face south away from Bonita Road, have not been engaged in the servicing of automobiles for at least City Planning Commission Agenda Items for Meeting of August 26, 1981 Page 13 3½ years, although a limited amount of oil change and lubrication activity has occurred. 2. Proposed conversion. The applicant intends to remodel the two existing service bays into a retail sales area and add approximately 320 sq. ft. to the west side of the building to accommodate a new "cooler." Additional interior remodeling will consist of removing one restroom, rearranging some interior walls and providing a rear entry. The exterior of the building will also be remodeled and painted. The private walk area in front of the building will be widened and the planter removed. A handicap ramp will be located at the northeast corner of the building. The northerly driveway on Otay Lakes Road is to be closed and the landscape planter extended across that area with three diagonal parking spaces added. A new landscape planter and two parallel parking spaces will be provided along the west property line. Signing will consist of the typical AM-PM market signs on the building. The pole sign is to be replaced with a 9 foot high monument sign; however, instead of the typical red, white and blue colors, the signs will be earth tone colors consisting of orange, red, brown and darn brown. The building exterior will be repainted to a beige and the rock roof revised from white to brown. 3. Other markets. There are two markets in the general vicinity of this site. They are the Von's Market and Big Bear located on Bonita Road. The nearest 24 hour markets are located on Otay Lakes Road across from Southwestern College and on "E" Street near Third Avenue (2~ to 3 miles away). The Von's market is presently open between 6:00 a.m. and 12:00 midnight and features a quick-service lane for customers purchasing 12 or fewer items. D. ANALYSIS 1. There are some factors which argue for approval of this application and some which argue for denial. These are outlined below. a. Arguments for approval: 1) The station would be open 24 hours a day, 7 days a week, thus expanding the level of service to the area. 2) The nearest quick service markets are 2.9 miles to the south across from Southwestern College, and 3.1 miles to the west on "E" Street at Del Mar. 3) The lube room has seldom been used for servicing automobiles over the past 3½ years. 4) The remodeling would include additional landscaping, repainting and replacement of the pole sign with a monument sign. 5) Denial of the request would not necessarily result in the use of the lube room for servicing autos. 6) Full service stations exist at Bonita Road and Willow, Bonita Road and Bonita Glen Drive, and Otay Lakes Road at Gotham. City Planning Commission Agenda Items for Meeting of August 26, 1981 Page 14 b. Arguments for denial. 1) Businesses which perform minor auto repairs and maintenance, such as tune-ups, flat tire repair, lubrication and oil change, are sparse in the easterly portion of the community. 2) The nearby Von's market is open most evenings until approximately midnight. It features a quick-service lane for customers purchasing fewer than 13 items. 3) Approval of the request would assure that the station would provide no automobile maintenance or service. 4) The proposed 24 hour operation may not be financially successful and the station may revert to more normal hours. 2. If the request is approved, the site plan will need refinement which can be adequately addressed at the building permit stage. The "24 hour" sign is out of proportion with other proposed signs and should be reduced in size. The monument sign, while more desirable than the existing pole sign, may cause some sight distance proble~sat the intersection. Therefore, the sign should set back at least 5 feet from the property line and the block base should be reduced in height. E. CONCLUSION In staff's judgment the factors arguing for approval are about equal in weight to those arguing for denial, so we have no strong feelings one way or the other. In the absence of ascendent reasons for denial, it seems appropriate to approve the application. F. FINDINGS 1. That the proposed use at the particular location is necessa~ or dmsi~ab!m to provide a sea,ice or facility which wil~ contribute to the general wel~ being of the neighborhood or the comm~unity. The proposed use will provide a service to motorists who desire to purchase convenience items while buying gas. 2. ~t such use will not, under the circumstances of the particular case, be detrimental to the h~lth, safety or general welfare of persons residing or working in the oicinity, or injurious to property or improvements in the vicinity. The expanded sales and hours of operation will not adversely affect nearby commercial uses. No residential uses are within close proximity to the station. 3. That thc pr~posed use will comply with the regulations and conditions s~'c~fic? in rbc co~ for such use. The proposed project will require approval of a building permit prior to construction. Said permit process will insure the project meets the require- ments of the Uniform Building Code and Municipal Code. City Planning Commission Agenda Items for Meeting of August 26, 1981 Page 15 4. That the granting of this conditional use will not adversely affect thc generaZ plan of the city or the adopted plan of any governmental agency. The scale of the project is such that it will have no affect on the General Plan. CHULA VISTA COMMUNITY GOLF COURSE BONITA SHOPPING CENTER I (Under Constructic4) SHOPPING -- ~L~ ~~ CENTER San ~ F LOCATOR /SALE OF ~SOUNE IN CON- iJUN~ION WITH RETAIL ~ ~4498 aonit~ Rd, City Planning Commission Agenda Items for Meeting of August 26, 1981 Page 16 6. PUBLIC HEARING: Consideration of draft EIR-81-5 for develop~ent_9~ East "J" Street Condominiums A. BACKGROUND 1. The environmental review of this project has been the subject of several public hearings. On September 8, 1980 the Environmental Review Committee conducted an initial study (IS-81-9) and concluded that the project could result in one or more significant environmental effects. The Committee therefore required that an environmental impact report be prepared on the project. On February 23, 1981 a public meeting was held by the Environmental Review Coordinator to provide public input on the contents of the draft EIR. 2. The project applicant submitted several technical reports which are listed as technical appendices to the draft EIR. This draft EIR was then prepared by city staff based on the technical reports and other information available. On July 23, 1981 this report was presented to the Environmental Review Committee which issued it as the City's draft EIR on the project. B. RECOM~IENDATION Open the public hearing and take testimony relevant to the Environmental Impact Report; close the public hearing and schedule consideration of the final environ- mental impact report for September 30, 1981. C. PROJECT DESCRIPTION l. Location. The project is lcoated on the north side of East "J" Street immediately to the west of 1-805. 2. Discretionary acts. Implementation of the project will require the approval of: a) zone change to R-l-P, b) a subdivision map, c) review by the Design Review Committee, and d) possibly the sale of a portion of property adjacent to East "J" Street which is currently owned by the City of Chula Vista. 3. Project characteristics. The project is proposed to be developed with 28 single family attached single units and one detached dwelling unit. An additional open space lot would be provided. The overall density of the project would be 4.625 dwelling units per acre. The single family attached units would have several levels, stair-stepping down the steep topography of the site. Access would be provided by a private drive. Each unit would have a two-car garage and onsite guest parking would be provided in 16 parallel spaces. A recreation facility, including a jacuzzi and deck area, would be provided. Sewer service would be provided by a private system collecting flows at a lower elevation and pumping via a force main to the existing public sewer in East "J" Street. City Planning Commission Agenda Items for Meeting of August 26, 1981 Page 17 D. IMPACT ANALYSIS 1. Land form. The project site is characterized by variably steep topography with an average natural slope of almost 30% and many areas steeper than 2:1. Imple- mentation of the project would require the excavation of approximately 8,000 cubic yards of earth and the placement of 18,000 cubic yards of fill, involving approximately one half of the project site. The proposed design, which utilizes a front to back step-down treatment limits the amount of land form alteration. However, given the steep topography of the site, this significant land form alteration cannot be avoided. Section 5.0 of the draft EIR has several alternatives to the project as proposed, which could reduce the adversity of this effect. 2. Accoustics. The noise from 1-805 cominates the ambient noise level on the property. The 1995 noise level is projected to be 71 dBA LnN on portions of the site proposed for residential development. This noise lev6T will require special insulation techniques to achieve a 45 dBA interior noise level. Privat open space areas are provided in the form of balconies on the single family attached units, most of which fact 1-805. In some cases special barriers and shields will be necessary in order to reduce the exterior patio noise level to an acceptable 65 dBA. The implementation of these measures will avoid any significant environmental effect. 3. Paleontology. Recent grading of the San Diego Formation in the vicinity of the project has uncovered significant paleontological finds. The grading of the project as currently proposed will not disturb any of the San Diego Formation. In the future it may be important for a qualified paleontologist to gain access to the project area to remove significant fossilized material; therefore, this should be made a condition of approval in order to avoid any significant environmental effect. 4. Aesthetics. Implementation of the project will result in a substantial aesthetic change with much of the natural area being converted to an urban character. On the freeway side of the development the structures will be up to 30 feet in height in groups of 2 to 4 units with a length of 50 to 100 feet. Views of downtown San Diego across the property from the south will be altered. In some cases, roofs and structures will block views from East "J" Street; however, much of the view shed from the scenic route will remain. The appearance of the structures from East "J" Street will alrgely be that of roofs, garages, concrete and AC paving. This effect can be reduced by utilization of heavy landscaping and soft building materials. However, if the project is implemented as proposed, this effect will be largely unavoidable. Only through the implementation of an alternative project can the impact be reduced to that of insignificance. City Planning Commission Agenda Items for Meeting of August 26, 1981 Page 18 5. Schools. Generally the schools in the vicinity of the project are operating at or below capacity. The number of students generated by the proposed project is not anticipated to significantly alter the prg, vision of the educational services. However, it must be recognized than on a cumulative basis there are various projects in the service area of these schools which are likely to be implemented concurrently with the proposed project. Prior to project implementation, written assurance from the school districts that educational services can be provided will have to be provided to the City. 6. Traffic. The project as proposed would add approximately 236 trips to the circulation system in the vicinity of the project. An evaluation of the streets and signalized intersections has shown that both the streets and intersections will be operating below their capacity after the project has been implemented. The project is located on the outside of the East "J" Street curve and, therefore, vehicles from the project exiting onto East "J" Street would have good visibility both to the east and west. However, due to the steep topography of the site, the proposed access drive is quite steep and it will be necessary to review the detailed development proposals to assure that this visibility is maintained. As an alternative, the access point could be moved further to the west along East "J" Street. Access at this point would ctearly have a good line-of-sight visibility of traffic along East "J" Street. The separation between this access point and the intersections with Mission Court and Nolan Avenue would be permissible under the existing topographic conditions. 7. Alternatives to the proposed project. As previously noted, there are alternatives which could greatly reduce the significant impacts which would result from project implementation. These are as follows: a. Development in accordance with the Hillside ~difying District. Development in accordance with these standards would greatly reduce the amount of grading of the property and the permitted density. Depending on the methodology used for making the necessary calculations, up to 5 dwelling units could be permitted with grading on only 10% of the site. b. Lower density. The project site could be developed at a lower density utilizing the same or similar type of step-down dwelling unit design. This would greatly reduce the land form and aesthetic impacts discussed in the EIR. E. COMMENTS ON THE DRAFT EIR Comments on the draft EIR have been received from the Engineering Department and the Resource Conservation Commission. They are attached for your review and will be responded to in the final EIR. In addition, a letter commenting on the project and a petition objecting to the building of the condominiums were received prior to the comment period on the draft EIR. They are attached for your review and the letter from C. B. and Jackie Payne will be included and responded to in the final EIR. Auqust 18, 1981 File No. EY-147 To: Doug Reid, Environmental Review Coordinator From: John Lippitt, City Engineer ~' Subject: East "J" Street Condominiums EIR 81-5 The Engineering Department has reviewed the subject EIR and has the following comments: 1. Moving the proposed access road to the west along East "J" Street would maintain a minimum distance of 150 feet between the subject access road and Mission Court and Nolan Avenue. This is permissible per subdivision manual when unusual circumstances such as severe topography exists. The should be modified to reflect this fact. SKR:nr August 17, 1981 To: City Planning Commission From: Gary Augustine, Vice Chairman/Resource Conservation Commission Subject: Comments regarding EIR-81-5, East "j" Street Condominiums The Resource Conservation Commission finds that the EIR for the East "J" Street Condominiums provides adequate information dealing with the potential impacts of the proposed project and has been prepared in accordance with CEQA and the City of Chula Vista Environmental Review Procedures. Therefore, the Commission recommends that the Planning Commission and City Council certify the EIR. The following is a list of concerns about the project and some recommendations for reducing the adverse environmental impacts. 1. Density. It is the opinion of the Resource Conservation Commission that the proposed density of 28 single family attached units and one single family detached home greatly exceeds the density of'the surrounding residential area. Therefore, the planned density for the development is incompatible with the adjacent single family dwelling units. 2. Aesthetics. East "J" Street is designated as an unofficial scenic route within the City of Chula Vista. A long narrow driveway leading to the garages traverses through the project site creating an "alley like appearance" which is aesthetically displeasing from the roadside. It is a General Plan policy that development adjacent to such a scenic route be reviewed to assure that the scenic quality of the roadway be enhanced. 3. Traffic. The project will increase the amount of traffic on the present circulation system. However, the additional 236 trips generated per day can be accom- modated on "J" Street without exceeding the capacity of the roadway. For residents living within close proximity to the street system, the increased traffic levels may be unpleasant. Although the impact may inconvenience nearby residents, it cannot be considered significant. 4. Noise. Due to the clustering of dwelling units into a small confined area, noise associated with the use and operation of motor vehicles within the project site may be a disturbance to the neighboring community. By increasing noise levels the "quality of life" for existing residents adjacent to the project will be reduced. Page 2 CONCLUSION As previously discussed, the density of dwelling units planned for the proposed development will result in an incompatible relationship with the nearby single family homes. The Resource Conservation Commission recommends that impacts associated with the high density be mitigated by reducing the number of dwelling units. By reducing the number of units in the project, conflicts such as density, aesthetics, traffic and noise will be reduced to appropriate levels. GA:bm March 21, 1981 CHULA VISTA PLANNING DEPT. Att: Mr. Doug Reid 276 Fourth Ave. Chula Vista, CA 92010 Dear Mr. Reid: Enclosed are copies of signatures, names and addresses of 129 people opposed to the destruction of the view at the canyon on 1-805 and East J Street, by the pro, posed building of ~30 condominiums - on stilts.'~ ~)~- Th~se signatures were collected during 4 days - about 3 hours per day. I am sure I can easily collect 500 signatures before the EIR report goes to the city council. Three thousand eighty cars per day passed the proposed building site last year - in May, 1980. The nu~er is probably 3,500 to 4,000 now. Most if not all of those persons appreciate the view as a breath of fresh air in an area where developers are clcsing in and smothering all of us. A view enjoyed by 3,500 f~ilies per day should not be destroyed forever, just to enrich one developer and 30 condo families. Let the developer build his condos, if he must, lower in the canyon - at about 220 elevation, which is more level with Windsor Circle, which is the existing street into the canyon. The adjacent zoning, the steep terrain, the added traffic i%azards, the destruction of a view that can never be replaced - all these factors make the East J - 1-805 site unsuitable for 30 condomin- We hope that you will consider the best interests of 3500 citizens (as opposed to 30) and reco~end AGAINST the building of the condomini~s as now designed. Thank you. ~~ ~Sincerely' ~~r ~-~ ~- C.B. & Jackie Payne 339 East J Street * LTC - STV Chula Vista, CA 92010 · LO~R THE CONDOS - SAVE THE VIEW: