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HomeMy WebLinkAboutPlanning Comm Reports/1981/06/24 AGENDA City Planning Commission Chula Vista, California Wednesday, June 24, 1981 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meeting of June 10, 1981 ORAL COMMUNICATIONS 1. PUBLIC HEARING: Conditional use permit PCC-81-15 to operate family video entertainment center at 60-C East J Street, David Campbell 2. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 81-6, Otay Valley Industrial Park, development of 19 industrial lots at 500 block Otay Valley Road 3. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 81-8, Lansdown Villas, construction of 20 unit condominium project at 365 Roosevelt and 370 Vance 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 June 24, 1981 1. PUBLIC HEARING: Conditional use permit PCC-81-15 to operate family video entertainment center at 60-C East J Street, David Campbell A. BACKGROUND 1. The applicant is requesting permission to establish a family video entertainment center within the existing neighborhood shopping center located at 60-C East "J" Street in the C-N zone. 2. An Initial Study, IS-81-46, of possible adverse environmental impacts of this use was conducted by the Environmental Review Committee on June 11, 1981. The Committee concluded that there would be no significant environmental effects and recommended adoption of the Negative Declaration. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-81-46 and find that this use will have no significant environmental impact. 2. Based on the findings contained in Section E of this report, adopt a motion to approve the request, PCC-81-15, to establish a family video entertain- ment center at 70 East "J" Street subject to the following conditions: a. The hours of operation shall be between 2:00 p.m. and 11:00 p.m., Monday through Friday during the time of year when schools are normally in session (mid-September to mid-June) and between 10:00 a.m. and ll:O0 p.m. on Saturdays, Sundays, legal holidays, and when schools are not in session, such as Easter and Christmas holidays. b. A bicycle rack for at least 10 bicycles shall be provided in front of the establishment. The location shall be subject to the approval of the Director of Planning. c. A security guard shall be present during all hours of operation. d. Any continued disturbance or problems shall cause the conditional use permit to be reviewed by the Planning Commission for the purpose of determining whether the use should be allowed to continue. e. The building shall be remodeled to comply with all Building Code requirements for the change in occupancy. C. DISCUSSION 1. Adjacent zoning and land use: North R-1 Single family residences South R~I Chula Vista Elementary School District offices East R-1 Fire station West R-1 Hilltop Junior High School City Planning Commission Agenda Items for Meeting of June 24, 1981 Page 2 2. Existing site characteristics. The shopping center is developed with two single story commercial structures. The easterly building, located nearest the street, is occupied by a convenience market; the other building is located approximately 150 feet south of "J" Street near the southwest corner of the site. This building is occupied by a dry cleaners on the east end, a self service laundry in the middle, and a vacant store area (1,066 sq. ft.) on the west end, which was formerly occupied by a bicycle shop. The video entertainment center would occupy the space formerly occupied by the bike shop. Signs consist of wall signs on the building and a freestanding sign located within the planter in front of the market. The freestanding sign has two separate panel areas designed to provide identification for the uses in the center. 3. Proposal. The applicant wishes to lease the vacant store area and operate a family video entertainment center to be known as Campbell's Starcade. A restroom and proposed counter will be located at the rear of the store. The video games will be located in the front 80% of the space against the two walls. The plan shows 14 machines, however, there is room to accommodate more machines in the center of the store. There is a single front door and one back door. The proposed hours of operation are from 12:00 noon to ll:O0 p.m., seven days a week. There will be a total of five employees, including one or two security guards; however, no more than two persons will be working on a given shift. D. ANALYSIS 1. Provisions of the Zoning Ordinance. This type of recreational facility is not specifically listed in the Zoning Ordinance as being allowed in any zone. Language in the C-C and C-V district regulations lists other types of recreational uses as conditional uses, and for that reason, staff has thought of those zones as being more appropriate for the video/electronic game centers. Amusement centers are also listed under Section 19.54.020 J (2) as unclassified uses, so they may be considered as conditional uses in any zone. The provisions of the C-C and C-V zones notwithstanding, entrepreneurs seem to want to place this type of use in the C-N zone as well as the other less restrictive zones. This is understanable inasmuch as the C-N zones typically are within walking distance of residential neighborhoods and much of the clientele of such businesses is not of driving age. 2. Previous approvals. The City has received requests to locate amusement centers consisting of video machines and/or pool tables in other neighborhood centers in past years. The last two requests--one at Orange and Melrose and one on Otay Lakes Road-- were approved but did not stay in business long enough to provide the staff with any meaningful information on their impact in the area. However, our casual observation of such centers in the City of San Diego and in the County is that they appear not to cause a problem. City Planning Commission Agenda Items for Meeting of June 24, 198t Page 3 3. Possible conflicts. This neighborhood shopping center is located in a residential area which has a number of schools in the immediate vicinity. Hilltop Junior High School is located to the west; there is an elementary school at the northwest corner of Hilltop Drive and East "J" Street; and Hilltop High School is located a quarter of a mile away to the north. The proposed opening at 12:00 noon would overlap the normal school hours since the high school lets out at 2:00 p.m. and the junior high at 2:30. In order to control the possibility that students may patronize the center when they should be in school, any approval of the permit should be conditioned upon the revision of operating houm~ so as to provide an opening time which coincides more closely with the end of the school day. 4. Homes not immediately adjacent. The center is not immediately adjacent to single family homes as is the case with some other C-N zones, but is quite well buffered by the fire station, school district offices and the junior high school. Even within the center, the use would be located at the extreme west end, so that it n~y not be disruptive to the rest of the center. The adjacent coin operated laundromat would be the use most likely to be affected by any outside loitering. E. CONCLUSION Any use which caters to young people has the potential for becoming disrup- tive to nearby uses and perhaps to introduce acts of vandalism into an area. In this location the potential is increased because of the schools which are located nearby. Nevertheless, the proposed location is relatively isolated from residen- tial areas and with proper management of the center and under the recommended conditions of approval it probably can be successfully integrated into the center and become a wholesome recreational outlet for young people. The recommenda- tion for approval is made with the expectation that the center will be properly managed so that problems are controlled. If that should turn out not to be the case, staff would schedule the matter for review and possible revocation by the Commission. F. 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~ co~nunity. The proposed use will be located within an existing shopping center intended to provide convenience goods and services to the immediate neighborhood. There are no similar uses in the area and the proposed use will provide a unique service within close proximity to the residents of the neighborhood. 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 o~ improvements in the vicinity. The proposed use is surrounded on three sides by public uses and removed from City Planning Commission Agenda Items for Meeting of June 24, 1981 Page 4 adjoining residential use by a collector street. In addition, the use will be located at the extreme west end of the center and should, therefore, not adversely affect the existing uses or neighborhood. The recommended conditions of approval will help insure that the use will not become a nuisance. 3. That the proposed use will compZy w~th the regulations and conditions spmcified in the code for such use. The applicant will have to comply with the regulations of the Department of Building and Housing prior to occupancy of the building. 4. That t~ granting of this conditional use will not adverseZy affect the general plan of the city or the adopted p~an of any gov~rnmentaZ agency. The General Plan will not be affected by the granting of this request. ET "J" STREET I SF ~ PROJECT AREA fire , r- - Sk3tion VAC ~ SF , HILLTOP JUNIOR ~SF Chula Vista H I G H Schools District Main Office MA'RKET Laund~ Project Area D~AVID CAMPBELL negat,ve-aeclaration--- PROJECT NAME: Campbells Starcade PROJECT LOCATION: 60-C East J Street PROJECT APPLICANT: David E. Campbell 737 Nacion Chula Vista, CA 92010 CASE.NO: IS-81-46 DATE: June 11, 1981 A. Project Setting The project is proposed to be located within an existing neighborhood commercial center at 60-C East J St., which is void of any significant environmental resources or hazards. There are no gelolgical, acoustical, soils or air quality hazards of any significance on or near the project site. There are no significant resources such mineral deposits, archaeological sites, unique biological stands or aesthetic features on or near the project site. Adjacent land uses consist of Hilltop Junior High School to the west and south, a commercial laundry facility adjacent to the east, and single family dwellings across East J Street to the north. B. Project Description The project involves the installation of 12 video entertainment consols in an estimated 1065 sq. ft. lease space within the existing neighborhood center. The applicant has indicated plans to utilize the available pa~king facilities within the center. Fifth-one spaces are available for all tenants within the center. The facility will employ one to two supervisors at one time and one security guard, and will operate from noon to 11 pm seven days a week. C. Compatibility with zoning and plans The proposed land use requires approval of a Conditional Use Permit by the Planning Commission prior to any operation of the facility. Planning Commission review shall assure compatibility with zoning requirements and adjacent land uses. D. Findings of insignificant impact 1. The project will not adversely effect any natural or man- city of chula vista planning department environmental review section IS-81-46 - 2 -' 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. 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 lon~ 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 generatioh of any 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 Steve Griffin, Assoc. Planner Rober Daoust, Senior Eng. Shabda Roy, Assoc. Eng. Tom Dyke, Bldg. Dept. Ted Monsell, Fire Marshal Duane Bazzel, Asst. Planner David E. Campbell, Applicant Documents IS-80-37 Family Amusement Center PCC-81-5 Family Video Entertainment Center The Initial Study Application and evaluation forms documenting the findings of no significant impact are on file and available for public hearing at the Chula Vista Planninq Dept. 276 4th Avenue, Chula Vista, CA 92010 ' ' · ' ' ~' OO.qDIJATOR EN%IRO.~,IE,,TAL REVIE;'~ C ' ~- city o! chu[a vista planning department - environmental review section EN 6 City Planning Commission Page 5 Agenda Items for Meeting of June 24, 1981 2. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 81-6, Otay Valley Industrial Park, development of 19 industrial lots at 500 block of Otay Valley Road A. BACKGROUND 1. On April 22, 1981 the Planning Commission recommended that the City Council approve a tentative subdivision map known as Otay Valley Industrial Park, Chula Vista Tract 81-6, to subdivide 40.76 acres located at the northwest quadrant of Otay Valley Road and Maxwell Road in the I-P zone into 29 industrial lots. During the Council meeting the developer indicated that he wished to redesign the map due to economic considerations and he requested that no action be taken on the map. The City Council took no action on the tentative map and sent the matter back to the Planning Commission. 2. The developer has revised the tentative map by reducing the number of lots from 29 to 19 and creating a new street pattern. 3. An Initial Study, IS-81-24, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on January 22, 1981, and the revised project was reviewed on June ll, 1981. The Committee concluded that there would be no significant environmental effects and recommended adoption of the Negative Declaration. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-81-24 and find that this project will have no significant environmental impact. 2. Based on the findings contained in Section D of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for Otay Valley Industrial Park, Chula Vista Tract 81-6, subject to the following conditions: a. Minimum curb return radii for all intersections shall be 30 feet. b. The developer shall grant to the City a 7.5 foot street tree easement along Otay Valley Road within the subdivision. c. The developer shall dedicate to the City, right-of-way for Otay Valley Road within the subdivision. Said dedication shall be adequate to provide 50 feet of right-of-way north of the centerline as shown on Chula Vista Drawing 75-109D and 75-110D. The developer shall be responsible for full street improvements within the subdivision. d. The developer shall acquire and dedicate to the City offsite right-of- way along the north side of Otay Valley Road adequate to provide 35 feet of right-of-way north of the centerline as shown on Chula Vista Drawing 75-109D and 75-110D. Said dedication shall run from the eastern curb return of Maxwell Road to the southern subdivision boundary. Said dedication shall be accomplished prior to approval of the final map. City Planning Commission Agenda Items for Meeting of June 24, 1981 Page 6 e. The developer shall be responsible for constructing improvements within the northerly half of Otay Valley Road from the eastern curb return of Maxwell Road to the southern subdivision boundary. Said improvements shall include but not be limited to: A.C. pavement from the ultimate centerline to the northerly line of right-of-way to be dedicated under item "d", A.C. berm and street drainage facilities in accordance with City design criteria. f. The developer shall construct "A" and "B" Streets to industrial road standards. Said improvements shall include but not be limited to: A.C. pavement; curb, gutter and sidewalk; street lights and drainage facilities. g. The developer shall dedicate to the City four feet of right-of-way along the westerly line of Maxwell Road adjacent to the subdivision. h. The developer shall construct Maxwell Road to industrial road standards from the existing centerline westerly 34 feet. i. The developer shall improve to industrial road standards that portion of Maxwell Road from Otay Valley Road north to the subdivision boundary. Improvements shall include A.C. pavement, A.C. dike and drainage facil- ities. (No right-of-way need be dedicated.) j. The final map shall be recorded within 10 days of its approval by the City Council or within 10 calendar days after posting of surety in accordance with Section 18.16.150 of the Municipal Code, whichever is applicable. k. All slopes shall be a ratio of 2 to 1 or flatter, with the exception of the southwest corner adjacent to Otay Valley Road which shall utilize a slope no steeper than 3:1. 1. The sewer system shall be redesigned to be in accordance with City standards relating to manhole location, sewer grade and extension of the sewer to the subdivision boundary. This system design shall be subject to approval by the City Engineer. m. "A" street shall be named Research Court and "B" street shall be named Design Court. n. The developer shall provide a minimum water flow as determined by the Fire Marshal to provide adequate fire protection. More definitive information on the proposed uses may require additional flow for protection as part of the building or zoning permit process. o. A decorative block wall, at least 6 feet in height, shall be erected at the top of slope along the southerly portion of lots 1 through 5 and along the westerly portion of lots 5 and 6. Access shall be provided to the downslope from the interior of the lots. The precise length, height, and design of the wall shall be determined at the time of precise plan review for building construction. City Planning Commission Agenda Items for Meeting of June 24, 1981 Page 7 p. The CC&R's for lots 1-6 shall specify that their owners shall form an association for the purpose of providing permanent maintenance of the landscaping on the slope bank along the south and west side of the lots. The CC&R's shall specify that the City shall be a party to them for purposes of enforcement. q. The developer shall comply with those mitigation measures outlined in the Negative Declaration on IS-81-24 pertaining to the tentative and final map. r. The developer shall enter into an agreement with the City stipulating that they or their successors in interest will not oppose the formation of any assessment district formed for the primary or incidental purpose of providing adequate sewer capacity to the area. s, The developer shall submit plans to the City Engineer for a dissipater system to handle drainage outflow into the Otay River bed. Offsite drainage easements shall be acquired. Provisions of this condition shall be accomplished prior to approval of the final subdivision map. t. The developer shall comply with mitigation measures listed in the Negative Declaration under Section E 4a and b as determined by the City Engineer prior to approval of the final subdivision map. u. The developer may request that a reimbursement district be formed for those offsite portions of Maxwell Road and Otay Valley Road which provide benefit to other properties. C. DISCUSSION 1. Adjacent and land use. North A-8 County Sanitary land fill South I-P Vacant - Otay Valley Road East I-P Auto salvage - construction storage yard West I-P Omar Rendering plant 2. Existing site characteristics. The project site is a vacant 40 acre parcel located on the west side of Maxwell Road north of Otay Valley Road; the southerly three-quarters of the property has been used for agricultural purposes. The property also abuts Otay Valley Road at the southwest corner. The site has an average natural slope of 14% with gentle slopes on the southerly portion of the property rising to steeper slopes on the northerly 400 feet of the property. The property has a difference in elevation of approximately 190 feet. 3. Tentative subdivision map. The developer intends to subdivide the property into 19 industrial lots with a minimum lot size of 38,000 sq. ft. and a minimum level pad area of 30,500 sq. ft. (the code requires a minimum lot size of 20,000 sq. ft.). The largest lot has an area of 210,000 sq. ft. (4.8 acres) while the maximum pad size is 114,000 sq. ft. (2.1 acres). The 19 lots will front on two cul-de-sac City Planning Commission Agenda Items for Meeting of June 24, 1981 Page 8 streets running east to west from Maxwell Road. The northerly street, referred to on the map as "A" street, will be named Research Court and the other street will be named Design Court. The proposed names do not conflict with any other names within the City's sphere of influence. The project will require grading consisting of approximately 440,000 cubic yards of cut and fill and creating approximately ll acres of manufactured slopes. The slopes along the northerly boundary will range between 2:1 and 2.6:1. The use of variable slope ratios and horizontal curving slopes rather than flat planed slopes will help reduce the aesthetic and visual impact of the proposed grading. The other interior slopes were planned to be 1.8:1 and 1.9:1 slopes, however, the developer has agreed to change these slopes to 2:1 in accordance with City standards. In addition, the developer has agreed to change the slopes at the southwest corner adjacent to Otay Valley Road to either 2.5:1 to 3:1 in order to reduce the visual impact. The applicant has indicated that if the 2.5:1 slope ratio is used, the slope would be complemented with specimen plant material. The staff is recommending that the flatter slope be used to reduce the visual impact of the slope extending to Otay Valley Road. 4. Adjacent properties. To maximize the development potential of the area, the triangular piece of property to the south of the proposed project should be developed with this sub- division; however, attempts by the developer to acquire or include said property into the project have been unsuccessful due to a lack of interest by the adjacent owner. Therefore, the triangular property will have to be developed independently. The previous subdivision design had proposed a street along the westerly boundary of the property and the northerly cul-de-sac had been extended to the property line. These streets would have provided a connection to the property to the west (Omar Rendering). While a connection between the properties offers a somewhat better overall circulation pattern for the area, it is not essential since both properties can function independent of each other. 5. Proposed streets. a. The present standards for industrial streets call for a 68 foot right- of-way with a curb to curb width of 52 feet. The developer is proposing that Maxwell Road have a 60 foot right-of-way and an ultimate curb to curb width of 44 feet. In addition, the two cul-de-sac streets are proposed with a right-of- way width of 56 feet and a curb to curb width of 40 feet. No evidence has been presented by the developer in support of such a change other than it would reduce his costs and increase the usable area of each lot by a few hundred square feet. The adopted street standards for industrial areas have been in effect for years and have worked well in other industrial developments. The standards are based on the following considerations: (1) Industrial road standards were established because of the size of vehicles expected to be present in an industrial development as well as because of the anticipated volume of traffic. City Planning Commission Agenda Items for Meeting of June 24, 1981 Page 9 (2) Large trucks require more space for turning into or out of drive- ways and occupy more space when parked along the curb than privately owned vehicles ordinarily do. (3) In the case of this development, no information concerning the type of industries to ultimately be served is available, so no reliable estimates of the kind of vehicles or their proportions can be made. Consequently, it appears imperative that standard industrial roads be provided. b. Two lots at the end of the two cul-de-sacs have street frontages of 30 and 40 feet. Driveways serving these properties will be approximately 30 feet wide for industrial development which would virtually eliminate any oppor- tunity to landscape the frontage. For this reason the cul-de-sacs should be extended approximately 50 feet; and the street frontages of the lot increased to approximately 50 to 60 feet. c. Maxwell Road is proposed to be widened from 13 feet (centerline to edge of paving) to 22 feet (centerline to curb or berm) with sidewalk provided within the subdivision boundary. The road needs to be widened an additional 4 feet or a total of 26 feet (centerline to curb) to comply with industrial standards. d. All traffic coming to and leaving the project will now use Maxwell Road and Otay Valley Road. Although Otay Valley Road is only two lanes with 40 feet of paving, present traffic counts (approximately 2,000+ ADT) and the proposed development of this subdivision do not warrant additional lanes at this time. However, the creation of the 19 lots resulting in approximately 26 acres of usable industrial land represents nearly 90% of the industrial land to be developed north of Otay Valley Road lying between the western subdivision boundary and Maxwell Road. This subdivision should therefore be responsible for the installation of improvements along Otay Valley Road subject to some reimbursement from the adjacent 3~ acre triangular property which actually fronts on Otay Valley Road. Since the actual improvements on Otay Valley Road may not be necessary with this specific subdivision, the developer may request a deferral allowing for installation at a future time. The City's Community Development Department is presently reviewing the entire industrial area east of 1-805 along Otay Valley Road to determine whether financial assistance would be available to complete necessary public improvements for the area. 6. Sewer availability. a. The existing 10% sewer line located in Otay Valley Road is currently operating at approximately 60% capacity. With projects planned for this industrial subdivision, together with those already authorized to the east, the Engineering Department has indicated the system will be strained. In order to assure that the level of sewer service in the area will not be adversely affected with the develop- ment of this subdivision, appropriate conditions of approval will be established at the time of building permit issuance. This will require examination by the City Engineer based on the type of occupancy and use proposed. City Planning Commission Agenda Items for Meeting of June 24, 1981 Page l0 b. The payment of established sewer fees and possible participation in a future assessment district for additional sewer construction are both incor- porated into the recommended conditions of approval. The reason for this seemingly heavy imposition lies with: l) The current situation in which past projects were built in order to provide sewer capacity for this area; 2) The near future in which we see the limits of available capacity being approached; and 3) The longer term future in which more capacity by way of a trunk sewer will be needed. 7. Code requirements The following are Code requirements: a. The developer shall plant street trees along Otay Valley Road. The species, location and number shall be determined by the City Engineer. b. The developer shall pay Traffic Signal Participation fees in accord- ance 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. All utilities serving the subdivision shall be undergrounded. e. All grading work shall be done in accordance with the City of Chula Vista Landscape Manual and Grading Ordinance 1797 as amended. f. The developer shall comply with all applicable sections of the Chula Vista Municipal Code. Preparation of the final map and all plans shall be in accordance with the provisions of the Subidivsion Map Act, Subdivision Ordinance and the Subdivision Manual of the City of Chula Vista. D. FINDINGS Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Otay Valley Industrial Park, Chula Vista Tract 81-6, is found to be in conformance with the various elements of the City's General Plan based on the following: 1. The site is physically suitable for industrial development and the proposal conforms to all standards established by the City for such projects. City Planning Commission Page ll Agenda Items for Meeting of June 24, 1981 2. The design of the subdivision will not affect the existing improv~ents-- streets, sewer, etc.--which has been designed or conditioned to avoid significant problems. 3. The project is in substantial conformance with the Chula Vista General Plan Elements as follows: a. Land Use - The property is designated for general industrial develop- ment; the proposed development consists of 19 industrial lots. b. Circulation - The industrial lots will be served by public streets. Conditions placed on the project will insure that these streets will be constructed to industrial standards. In addition, the existing streets, Otay Valley Road and Maxwell Road, will be widened or funds established to guarantee the widening to accommodate the anticipated increase in traffic. c. Housing - The site is not designated for residential use. d. Conservation - The existing vegetation is sparse and no rare or endangered species are found on the site. The slopes along the northerly portion of the site will have variable slope ratios and horizontal curves to resemble the existing contour of the land. The slopes will be planted with native plant materials wherever possible. e. Parks and Recreation - The site is designated for industrial use. f. Seismic Safety - The closest known faults are located a quarter of a mile to the east and west of the subject property. The use of flatter slopes will reduce the possibility of landslides. g. Safety - The subject property is well within acceptable fire safety standards for response time from the fire station located on East Oneida. In addition, the developer will be required to provide adequate fire flow protection upon the development of each lot. h. Noise - All development will be subject to compliance with the performance standards set forth in the Municipal Code. i. Scenic Highways - The developer will be required to erect a wall at the top of slope of the lots nearest Otay Valley Road. The slopes will be treated with native plant material to blend in with the existing vegetation and minimize the problem of maintenance. j. Bicycle Routes - The right of way width for Otay Valley Road will accommodate a bike lane on each side of the street. k. Public Buildings - No public buildings are designated on the site. CONDITIONED negative declaration PROJECT NAME: Otay Valley Industrial Park ~ PROJECT LOCATION: Otay Valley Rd. & Maxwell Rd. PROJECT APPLICANT: Otay Valley Industrial Park, Ltd. 600 B St., Suite 2310 San Diego, CA 92101 CASE NO. IS-81-24 DATE: January 22, 1951 A. Pro~ect Setting The project site totals 40.76 acres in size and is located on the west side of Maxwell Rd., north of Otay Valley Rd. The site has an average natural slope of 14%, sloping down from north to south for a total of 190 ft.+ difference in elevation. Adjacent land uses involve the Count~ sanitary land fill to the north, an animal rendering plant to the west, a construction storage yard to the east, and a vacant triangularly shaped parcel of land to the south. The grading for facilities and land uses in the vicinity of the project has resulted in significant land form and aesthetic impact in the "view shed" from Otay Valley Rd. These projects include the rendering plant west of the project site, Robinhood Pt. homes to the northwest of the project and the Otay Industrial Park to the east of the proposed project. The result is that the project site remains almost as an "island" of agriculture and natural view from Otay Valley Rd. The southern three-fourths of the project site has been utilized for agricultural purposes. The northerly 400 + ft. of the site includes steep slopes and natural terrain. Vegetation is sparse, and no rare or endangered species have been found to be present in the project vicinity. Expansive soils are known to exist in the project vicinity. Special Report 123, published by the Calif. Div. of Mines & Geology, indicates that north/south trending earthquake faults are located approximately 1/4 mile to the west and 1/4 mile to the east; in addition to an east/west trending inferred fault immediately south of the project site. city of chula vista planning department environmental review section IS-81-24 (2) B. Project Description The applicant proposes to subdivide the 40.76 acre site into 31 industrial lots. The project will consist of the movement of 440,000 cubic yards of cut and 364,000 cubic yards of fill creating a total of 11 acres of slope banks. The industrial subdivision will be served by two access roads from Maxwell Rd. and one road from Otay Valley Rd. Grading of the property would be in conformance with the grading plan depicted on the Otay Valley Industrial Park, tentative subdivision map revised January 19, 1981. C. Compatibility with zoning and_~lans The project site is zoned for general industrial development (I-P) and the proposed plans are consistent with current zoning and the General Plan designation of General Industrial. Identification of environmental effects 1. Geology/Soils The applicant has submitted a preliminary geotechnical study (Southern Calif. Soil & Testing, Ind., 1980) for the proposed project site. The following conditions were found to exist on-site: (a) Compressible alluvial deposits which extend from 3 to over 10 ft. in depth, (b) Moderate to highly expansive soils, and (c) the soils that would be exposed in the major cut slopes include fractured and slickensided mudstones which will not provide a sufficient factor of safety against deep seated slope failure. Each of the preceding conditions have been determined to be mitigable as Per the preliminary geotechnicat soils study. In addition to adverse soil conditions is the potential for significant soil erosion after grading. All slopes shall be planted with erosion resistant plant material immediately upon completion of grading operations. 2. Drainage The applicant has submitted a hydrological study which addresses a complete on-site drainage system for the proposed project. The calculated amount of concentrated flow which will be piped under Otay Valley Rd. approximately 350 ft. south to the Otay River bed, totals 153.24 cubic feet per second. The developer will be required to submit plans for a dissipater system to the City Engineer for approval. The system will be designed to reduce the disruptive impacts related to erosion within the river bed to an insignificant level. In addition, appropriate drainage easements will be required. 3. Land Form The project site was previously utilized for agricultural purposes. A gentle slope now exists, sloping up from Otay Valley Rd. to steep slopes at the northern boundary. These steeper slopes and hillsides are ungraded and are in their IS-81-24 (3) natural condition. The proposed project will create 11 acres of manufactured slope banks, which includes the northerly slope areas now visible from Otay Valley Rd. Projects on each side of the proposed development have effectively destroyed any continuity in the natural terrain that once existed. The proposed grading of the site is similar and consistent with the grading of nearby and adjacent properties which are used for purposes necessitating large single level pads. The utilization of variable slope ratios, curving rather than flat planed slopes and appropriate landscaping materials as depicted on the plan will assure adequate mitigation of the aesthetic impact due to land form alterations and land use changes. 4. Biology A Biological Survey (Collier, 1980) has been submitted by the applicant which places special emphasis on identification of environmentally sensitive species and habitats. The survey indicates that most or all of the Coastal sage vegetation found at the northerly portion of the site will be removed as natural habitat and a limited amount of wildlife will be eliminated and/or displaced. Development of the site will reduce a minor wildlife corridor between the site and natural areas north or south from it. No sensitive species, either plant or animal, will be significantly impacted by the proposed project. Landscaping with native materials will, to some degree, increase the utility of the area to wildlife, as well as diminish the blocking of a wildlife corridor. 5. Sewer Availability Approval of the proposed subdivision would have no direct impact on sewer service in the area, however it would facilitate the location of land uses which could effect sewer services. Because precise development plans are not yet avail- able, estimates for the amount of sewage which would be generated by industrial development on the project site cannot be determined. Development of approximately 40 acres of limited industrial and/or commercial development would be permitted if the proposed project is implemented. A 10 inch sewer line is located in Otay Valley Rd. serving industrial development to the east. The City of Chula Vista Engineering Dept. estimates that this 10 inch line is currently operating at about 60 percent capacity. With the increase generated by this project and additional proposed developments within the project vicinity, the City's ability to provide sewer service to the proposed project and to other develop- ments along Otay Valley Rd. will be strained. Because the existing line is presently at 60 percent capacity, approval of the proposed project and eventual industrial and/or commercial IS-81-24 (4) development of the project site could significantly affect the level of service in the area. E. Mitigation necessary to avoid significant effects 1. Incorporation of the mitigation measures recommended in the Geotechnical Study (Southern Calif. Soil & Testing, Inc.) into the project will reduce adverse soil impacts to a level of insignificance. 2. The developer shall submit plans to the City Engineer for a dissipater system to handle drainage outflow in the Otay River bed. Approval of the plans and the acquisition of drainage easements shll be accomplished prior to final subdivision map approval. 3. Native plant material on slope areas shall be encouraged where appropriate. All landscaping material shall be approved by the City's Landscape Architect. 4a. In order to assure that the level of sewer service in the project area will not be adversely affected with imple- mentation of the proposed project, the following mitigation measures may be required as a condition of approval of any precise plans: 1) Total and/or peak sewage flows which could be generated by the proposed project should be limited to that volume which the city determines to be within the capacity of the serving system. 2) Installation of sewage storage capacity could be required by the city as development progresses with appropriate automatic control and pumping facilities to permit discharge at off-peak times. 3) Current landowners would be required to provide sampling manholes accepta~e to the city at each lateral connection of the property to the city's sewer. 4) Current landowners could be required to stipulate that they would not oppose the formation of any assessment district formed for the primary or incidental purpose of providing adequate sewer capacity to the area. IS-81-24 (5) b. In conjunction with the submission of a request for the approval of a precise plan for all or a portion of the project, the project proponent shall submit a sewer availability program which has been previously approved by the City Engineer. The tentative sewer availability program when submitted to the City Engineer for approval, shall include the following: 1) The location of the project within the subdivision and point or points of connection to the city sewer system and, 2) The proposed land uses of the project and the estimated liquid waste generation including the identification of peak hours and their volumes, 3) A description of the waste water being generated, 4) Any other information that the City Engineer finds necessary to evaluate the impact of the proposed project on the ability to provide sewer services. c. The City Engineer shall not approve any sewer availability program unless the program definitively establishes the fact that there will be adequate sewer capacity to serve the project considering existing flows, the project and the impacts of other approved or foreseeable projects within the service area of the Otay Valley trunk line. F. Findings of insignificant impacts 1. There are no significant natural or man-made resources within the project area which could be adversely effected by project implementation. 2. The proposed light industrial/commercial subdivision is in conformance with the General Plan and will not achieve short term to the disadvantage of long term environmental 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 create any source of significant noise or odors, nor will any hazards to human beings result. G. Consultation 1. Individuals Steve Griffin, Assoc. Planner Duane Bazzel, Assist. Planner IS-81-24 (6) Shabda Roy, Assoc. Eng. Roger Daoust, Sr. Eng. Ted Monsell, Fire Marshal E. F. Cook, R.C.E. Applicants agent 2. Documents EIR-80-7 Brandywine Industrial Park Preliminary Geotechnical Study, Southern Cal. Soil & Testing, Inc. Biological Survey Report, Gerald Collier, Ph.D. Hydrological Study, E.F. Cook & Assoc. The Initial Stud?. Applicntion and evaluation forms documenting the findings of no sicnificant ir,~act are on file and availahie for public review at the ChuLa V~s~a Planning Dept., 276 4th Avenue, Chula Vista, CA 92010. ENVIR~MENTAL REVIEW COOPdDINAT©R city o! chula vista 31arming department ~ environmental review section P--N 6 City Planning Commission Page Agenda Items for Meeting of 6/24/81 3. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 81-8, Lansdown Villas, construction of 20 unit condominium project at 365 Roosevelt and 370 Vance A. BACKGROUND 1. The applicant has submitted a tentative subdivsion map known as Lansdown Villas, Chula Vista Tract 81-8, for the purpose of subdividing four parcels contain- ing a total of 0.73 acres into a one lot condominium project consisting of 20 two-bedroom units. The four properties are located back to back at 367-371 Roose- velt Street and 368-374 Vance Street, in the R-3 zone. Once combined, they will create a through lot between the two streets. 2. An Initial Study, IS-81-32, of possible adverse environmental impacts of the project was conducted by the Environmetntal Review Committee on March 12, 1981. The Committee concluded that there would be no significant environmental effects and recommended adoption of a Negative Declaration. B. RECO~IENDATION 1. Adopt the Negative Declaration on IS-81-32 and find that this project will have no significant environmental impact. 2. Based on the findings contained in Section D of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for Lansdown Villas, Chula Vista Tract 81-8, subject to the folloiwng conditions: a. The developer shall enter into an agreement with the City not to protest the formation of a future 1911 (or other) improvement district to widen Vance and Roosevelt Streets. The agreement shall be binding upon subsequent owners. b. The developer shall obtain a construction permit for the following ' improvements prior to approval of the final map. l) Remove all existing driveways. 2) Construct curb and gutter along Vance Street where driveways are removed. 3) Reconstruct curb and gutter along Roosevelt Street adjacent to the property. 4) Construct driveways as shown on the tentative map. 5) Remove and replace approximately 12 feet of depressed sidewalk along Vance Street. c. The developer shall grant to the City an 8 foot street tree easement along Vance Street and along Roosevelt Street. d. The developer shall comply with the conditions set forth by the Design Review Committee prior to the issuance of any building permits. e. Prior to the issuance of building permits the applicant shall furnish evidence to the City that the school districts are able to provide services to the future residents of the subdivision. City Planning Commission Page 13 Agenda Items for Meeting of June 24, 1981 C. DISCUSSION 1. Existing site characteristics. The project site consists of four parcels containing a total of 0.73 acres. The southerly two lots, measuring 50' X 180' each, are located on the north side of Roosevelt Street and each contains one single family dwelling and an accessory structure. The two northerly lots have a total of 130 feet of frontage along the south side of Vance Street and lot depths of 90 feet. Each lot is also developed with a single family detached dwelling and an accessory structure. Both Vance and Roosevelt are fully improved streets, however, the travelways (curb to curb) are only 30 feet wide, creating certain conflicts with through traffic and onstreet parking. The subject property and surrounding lots are zoned R-3 and the area is undergoing a transformation from single family dwelling homes to apartments or condominiums. 2. Proposed development. The developer intends to remove all of the existing structures and construct 20 two-bedroom townhouse units in four three-story structures, with two-car garages located under each of the units. The proposed development received approval from the Design Review Committee on May 7, 1981, subject to the following conditions and revisions: a. Add 2x12" plant-ons above the second floor balconies on the parking court elevations (see sketch). b. Increase the sideyard fence height to 6 ft. above high grade. The vertical 2x6 boards shall provide a 1" overlay on opposite sides of the fence. c. Stop the sideyard fence at the front yard setbacks on Vance Street and Roosevelt Street. d. The serpentine walk pattern proposed by the developer shall be realigned to permit consolidation of landscape areas and ease of maintenance. e. Trash enclosures shall be constructed of masonry material to match interior retaining walls. A split-face or slump block material shall be utilized. f. Steps shall be provided from the southerly parking area to adjacent open space areas. g. Onsite drainage facilities shall be coordinated with the City Engineer and the City's Landscape Architect. h. The 3-unit structure located at the center of the project shall be shifted to the west approximately 10 feet to enlarge the common open space area at the east side of that building. City Planning Commission Page 14 Agenda Items for Meeting of June 16, 1981 i. A wood handrail shall be included at each entry area, preferably wide enough to act as a horizontal design element. j. The developer shall obtain the required demolition permits from the Department of Building and Housing prior to removing any existing structures on the project site. k. The developer shall coordinate with the City's Landscape Architect as to the disposition of existing on-site trees prior to their removal. Pedestrian entry to the units is provided via raised landings on the opposite side of the building from the garage entries. Pad elevations will be raised in entry court areas, necessitating 2' high retaining walls on the east and west property lines and within the confines of the project. Combined with a 6' high "good neighbor" wood fence, the retaining walls and fence will total 8' in height above the adjacent properties. The units are set back 10 feet from each side property line. 3. Parking and access. In addition to the 40 spaces provided by the 20 two-car garages, three open compact parking spaces will be provided on site for a total of 43 spaces. The code requires 40 spaces, 35 of which must be on site. The two structures located nearest Roosevelt Street will receive access via a two way driveway located between the buildings. The other two structures and the three guest spaces will receive their access by way of a two way driveway from Vance Street located at the east side of the property. The two driveways are not connected and will be treated with decorative paving. 4. Storage and open space. The proposed project meets the requirements for storage and open space. All of the required storage will be provided within the two car garage of each unit. The private open space will be provided by a 60 sq. ft. (6' x 10') balcony located at the second floor level, overhanging two feet over the driveway. 3500 square feet of common open space is provided in the center of the project, together with 2,000 sq. ft. adjacent to Roosevelt and 2,600 sq. ft. adjacent to Vance. 5. Code requirements. The following code requirements apply to the development: a. The developer shall plant street trees along Vance and Roosevelt Streets. The species, location and number shall be determined by the City Engineer. b. The developer shall pay Traffic Signal Participation fees in accord- ance with City Council Policy prior to issuance of building pe~lits. 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 Page 15 Agenda Items for Meeting of June 16, 1981 e. All grading work shall be done in accordance with the City of Chula Vista Landscape Manual and Grading Ordinance 1797 as amended. f. The developer shall comply with all applicable sections of the Chula Vista Municipal Code. Preparation of the final map and all plans shall be in accordance with the provisions of the Subdivision Map Act, Subdivision Ordinance and the Subdivision Manual of the City of Chula Vista. g. The developer shall pay the Park Acquisition and Development (PAD) fee of $200 per unit, a total of $4,000, prior to approval of the final ma~. h. The developer shall be required to pay the Residential Construction Tax of $400 per two bedroom unit, a total of $8,000 upon application for a building permit. (Possible fee increase after July 1, 1981.) D. FINDINGS Pursuant to Sections 66473.5 and 66412.2 of the Subidivision Map Act, the tentative subdivision map for Lansdown Villas, Chula Vista Tract 81-8, is recommended for approval based on the following findings: 1. The site is physically suitable for residential development and the proposed development conforms to all standards established by the City for such project. 2. The design of the subdivision will not affect the existing improvements-- streets, sewer, etc.--which have been designed to avoid any serious health problems. 3. Approval of the project will not adversely affect the public service needs of residents of the city or available fiscal and environmental resources. 4. The subdivision is consistent with the General Plan Elements as follows: a. The project is within an urbanized area of the city where all of the improvements have been installed. The project will not affect the following elements of the General Plan: Land Use, Circulation, Seismic Safety, Safety, Noise, Scenic Highways, Bi, cycle Routes, Public Buildings, Conservation, Parks and Recreation, and Open Space. b. Housing Element - The construction of condominium units will provide an expanded choice of home ownership by increasing the number of units available on this site from four to twenty. III Ii II II MF SF SF SFiMF ISF!SFISF SF I I I I i I I I I I I I MF SF Ii MF I SF iSFIMFIMFISFIMF VANCE ST. TELEPHONE I I II SF I I I I I I I CLUB I I I I MF ~ iSF SF I MF IMF TF' I I I R~8~ELT OFFICE I I I_IsF iTFI SF iTFI MF I MF I I I I I , I I I I ~ ...... _~ I II Il II ~ I ~ L I i I IV~ I I I I I I I I I I I I I I I I I I I I CONDITI[ negative declaration . PROJECT NAME: Bergh Condominiums PROJECT LOCATION: 367 and 371 Roosevelt Street and 368 and 374 Vance Street PROJECT APPLICANT: B & G Investments P. O. Box 213 Chula Vista, CA 92011 CASE NO: IS-81-32 DATE: March 12, 19~1 A. Project Setting The project i.nvolves 29,700 sq. ft. of property which is presently divided into 4 lots containing 4 dwellings. Two lots front on Roosevelt Street (367 & 371 Roosevelt) and the remaining two lots front on Vance Street (358 & 374 Vance Street). Adjacent land uses consist of single family dwellings located to the west of the project site and single family and multi-family dwellings located east of the site. Vance Street is located to the north and Roosevelt Street is located to the south. The project site is void of any significant wildlife and there are no significant natural or man-made resources present, although several mature trees are located on-site. Expansive soils may be present on the site and there are no known geologic hazards within the project vicinity. B. Project Description The applicant proposes to remove the existing single family dwellings and accessory structures in order to construct 20 two bedroom townhouse units contained in 4 three story structures. Each unit is designed with a two car garage at the lower floor. Three guest parking spaces, landscaping, and private open space is also provided. C. ~ompatibilit~ with zoning and plans The proposed project will result in a net density of 29.3 units per acre which is consistent with current R-3 zoning and high density residential land use designation of the General Plan. D. Identification of environmental impacts 1. Soils The City Engineering Department has indicated that expansive soils are present in the pro,iect area, therefore a soils report should be prepared and recommenda- tions incorporated into the project to ensure stable construction. 2. Drainage The amount of surface runoff which empties into existing storm drain systems resulting from this project will be insignificant,.although it should be noted city of chula vista planning department ~~ environmental review section that future development within this drainage basin will warrant increasing the capacity of existing downstream storm drain facilities. 3. Traffic The City Engineering Department has indicated that Roosevelt Street and Vance Street are presently substandard in width to handle two-way traffic and curb parking. This development will aggravate an existing traffic safety problem. The developer should participate in the widening of Roosevelt Street and Vance Street, subject to the design and approval of the City Engineer. 4. Aesthetics The developer proposes to remove several mature trees in order to construct the proposed project. The developer should coordinate with the City's Landscape Architect concerning the disposition of the trees. An effort should be made to save all trees where feasible. 5. Parks The existing park acreage in Park District No. 3 is 8.6 acres, and the current requirement for this district is 22.4 acres. The proposed project will generate the need for .106 acres of parkland which can be satisfied by payment of in-lieu park fees which will be used for acquisition and development of additional park acreage. E. Mitigation necessary to avoid sig.nificant effects ~he following measures are standard development regulations and are advisory only): 1. A soils report shall be prepared and all recommendations are to be incorpora- ted into the project. 2. The developer shall submit a site plan showing the location, species, and size of significant existing trees located on the lot, to the City's Landscape Architect concurrent with the Design Review submittal. The trees shall be retained where feasible. 3. The developer shall pay fees for the acquisition and development of future parks prior to project implementation. (The following measure is a condition of the Negative Declaration): 4. The developer shall enter into an agreement with the City not to orotest the formation of a 1911 or similar improvement district for the curb ~o curb widening of Roosevelt and Vance Streets within their existing right-of-ways. The agreement shall bind all future heirs and owners of the property to the agreement. F. Findings of insignificant impact 1. The site is void of any significant natural or man-made resources, although several mature trees are present. Proposed mitigation will ensure the proper disposition of the trees. Expansive soils may be present, however, proposed mitigation will ensure stable construction. 2. The residential proposal is consistent with the General Plan and associated elements and is not anticipated to achieve short term to the disadvantage of long term environmental goals. 3. No impacts are anticipated to occur which could interact to create a substantial cummulative effect on the environment. 4. The project will not cause the emission of any harmful substance or noise which could prove detrimental to the health and welfare of human beings. G. Consultation 1. Individual__s_and organizations City of Chula Vista Steve Griffin, Associate Planner Shabda Roy, Associate Engineer Roger Daoust, Senior Engineer Ted Monsell, Fire Marshal Tom Dyke, Building Inspector Duane Bazzel, Assistant Planner Applicant, Brent Bergh Applicant's Designer, J. W. Schnitker 2. Documents IS-80-67, Franklin Townhouses The Initial Study Application and evaluation forms documenting the findings of no significant impact are on file and available for public hearing at the Chula Vista Planning Depto, 276 4th Avenue, Chula Vista, CA 92010 ENVIR~)Nb~NTAL REVIEW COOP~INATOR city o! chula vista planning department ~ environmental review section EN 6