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HomeMy WebLinkAboutPlanning Comm Reports/1981/03/25 AGENDA City Planning Co~mission Chula Vista, California Wednesday, March 25, 1981 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meeting of March ll, 1981 ORAL COMMUNICATIONS 1. Consideration of final EIR-81-2 on Pepper Tree Estates 2. PUBLIC HEARING: PCC-81-10, Conditional use permit for industrial waste transfer station within the San Diego County Sanitation fill site off Otay Valley Road, BKK Corp. 3. PUBLIC HEARING: PCS-81-5, Tentative subdivision map for Bonita Crest, Chula Vista Tract No. 81-5, for a 60 unit condominium project on the north side of East "H", west of Otay Lakes Road, in the P-C zone, Ray Huffman Construction Co. 4. PUBLIC HEARING: ZAV-81-9, Variance request for reduction in minimum lot area and increase in density for 40 unit motel at the southwest corner of "H" Street and Oaklawn, Sleepy Time Motels DIRECTOR'S REPORT CO~IISSION COMMENTS To: City Planning Commission From: D.J. Peterson, Director of Planning Subject: Staff report on agenda items for Planning Commission Meeting of March 25, 1981 1. Consideration of final EIR-81-2 on ~epper Tree Estates A. BACKGROUND 1. The public hearing on the draft of this EIR was held on February 25, 1981. There was considerable testimony on the EIR and/or project and a letter commenting on the EIR was submitted. A transcript of the hearing and the letter have been added to the EIR along with a response to those comments. 2. The EIR has been prepared by a team of professionals in cooperation with and under the direction of City staff. The conclusions of this EIR reflect those professional opinions and judgments. Testimony on this document has included differing opinions involving such issues as traffic, biological impacts and land use conflicts. This testimony has been incorporated into the final EIR so that the various viewpoints are reflected in the final document. While staff can empathize with the residents of the area who have enjoyed the beauty, solitude and low density of the area, we must support the conclusions of the final EIR and the various technical reports, studies, surveys, which are a basis for the conclu- sions. B. RECOMMENDATION Certify that EIR-81-2 has been prepared in compliance with CEQA, the State EIR guidelines and the Environmental Review Procedures of the City of Chula Vista. C. MAJOR ISSUES 1. Traffic/Safety The increase in traffic on Pepper Tree Drive would clearly be insignificant (about 140 ADT). The increase on Jacaranda would be more substantial. The existing flow is estimated to be about 91ADT, the project would add an estimated 131ADT, for a total of 222 trips, or about 22 trips during the peak hour. This is a low total volume of traffic and given the recommended roadway improvements there will not be a significant reduction in the capacity of the street or roadway system. The existing safety problem has been documented and discussed to the extent feasible in the EIR. The post-project traffic flow levels will exacerbate the existing problem, but given the street improvements, line-of-sight improvements and enforcement, there should be no substantial exacerbation of this existing problem. 2. Alternative Access (page 98 of the final EIR) The proposed project could be redesigned to permit access at the location of lots 14 and 15 (accessing Pepper Tree Drive) to eliminate the planned use of Jacaranda Street by project related vehicles. This alternative would permit improved sight distance of westbound traffic on Pepper Tree Road for vehicles City Planning Commission Agenda Items for Meeting of March 25, 1981 Page 2 leavin~ the project site (see Fig.lO and ll on the attached sheet from the Z~affic Report). The line-of-sight of eastbound traffic would not be improved because of single family dwellings on the south side of Pepper Tree Drive. Implementa- tion of this alternative would reduce some safety impacts associated with vehicle use of Jacaranda, but would increase potential aesthetic, landform (grading), biological, and paleontological impacts on-site. The extension of a cul-de-sac street from this point would necessitate increased overall site grading (cut and fill slopes), resulting in the removal of more large trees, a decrease in visual aesthetics, and possible disturbance of paleontological resources associated with cut slopes. 3. Lot size/Density. The subject property is surrounded by predominantly 1/2 acre lots to the west and north while lots which front on E1 Rancho Vista to the south and the east are approximately 1/3 acre. The proposed lots would range in size from 1/3 to 1/2 acre. The proposed project is in conformance with the City of Chula Vista's 1-3 dwelling units per acre General Plan density for the area and the R-l-lO pre- zoning. The Sweetwater Community plan designation for the property is 4.3 dwelling units per acre. This density could not be achieved, however, without providing adequate sewer service. Figure 10 View from probable drive- ~ way access from Lots 14 and 15 of Pepper Tree Road to the east Photo Vantage Points Figure 11 View from probable drive- way access from Lots 14 and 15 of Pepper Tree Road to the west City Planning Commission Page 3 Agenda Items for Meeting of March 25, 1981 2. PUBLIC HEARING: PCC-81-10, Conditional use permit for industral waste ............. ~a .~' 'S~n--~i-t~--t~e S~_-D~'~- _~o~t~_ ~-~n~on F~-s-~- off Otay Valley Road, BKK Corp. A. BACKGROUND 1. The applicant, BKK Corporation, is requesting permission to establish an industrial waste transfer station for hazardous materials within the boundaries of the San Diego County Sanitation Fill site located at the north end of Maxwell Road, north of Otay Valley Road, in the A-8 zone (see locator). 2. An Initial Study, County Log #80-18-13, of possible significant environ- mentalmental impacts has been conducted by the County of San Diego, which concluded that there would be no siqnificant environmental impact. The County issued a conditional Negative Declaration. On March 12, 1981 the Environmental Review Committee reviewed the Initial Study and Negative Declaration and found the document to be adequate and recommended its adoption. B. RECOMMENDATION 1. Adopt the conditioned Negative Declaration (County Log #80-18-13) and find that this project 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-81-10, for an industrial waste transfer station within the boundaries of County Sanitation Fill site subject to the following conditions: a. The "dike" containment area around the storage tanks shall be increased to accommodate the anticipated volume plus a margin of safety of approximately 15 percent. b. The facility shall not become operational until such time as evidence is submitted to the City of Chula Vista that an adequate site is available to which said materials will be transported for permanent disposition. c. The facility may remain open as long as there are permanent disposal sites available to the applicant and the subject facility operates in accordance with the regulations of all government agencies. d. The applicant shall comply with the conditions identified in the Negative Declaration on this project. C. DISCUSSION 1. Project location and description. a. The applicant has leased approximately two acres of land located within the County of San Diego Sanitation Fill site. The project site is located approximately two-thirds of a mile north of Otay Valley Road and 1500 City Planning Con~ission Agenda Items for Meeting of March 25, 1981 Page 4 feet north of the southerly boundary of the fill site at a point on the west side of Maxwell Road where it makes an 180° turn into the land fill area. The property has been extensively altered by grading for a previous land fill operation. b. The proposed development will consist of the following: 1) Six stationary storage tanks (five 15,320 gal. tanks and one 20,000 gal. tank) built on a concrete pad with a 2.5 foot high concrete dike around the tanks for containment; 2) A 100' x 160' x 2.5' concrete evaporation tank; 3) Additional smaller concrete pads for the storage of prefilled drums of waste materials; 4) A commercial coach for office use (2 employees); 5) A portable toilet; and 6) A lO,O00 gallon water tank and on site hydrant for fire fighting purposes. 2. Proposed operation. Operationally, the wastes will be brought to the facility in trucks or drums by the applicant or customers in the South County area (Rohr, SDG&E, NASSCO and the Navy) and transferred to the tanks for temporary storage. The liquids and drums will then be hauled by larger trucks to approved disposal sites outside the city. The evaporation tank will be used for the reduction of volumes of inert wastewater generated by their neutralization process (the largest tank). The wastewater, contaminated with suspended metal salts and trace elements (no organics or raw waste) will be placed in the tank and allowed to evaporate. There will be no odors or air emissions other than clear water vapor. Other waste materials brought to the site will consist of cleaning solvents, alkaline, acid (small amounts) and waste material containing salt and oil. D. ANALYSIS 1. The proposed use will provide a needed service to industry in the South Bay area in a location which is essentially providing a similar service to the South Bay area. At present the closest transfer station is near Miramar Naval Air Station. 2. The environmental document prepared by the County reflects smaller storage volumes than indicated on the proposed plan submitted by the applicant. The increase in volume should pose no problem, provided the capacity of the containment dike is increased a corresponding amount with an additional amount provided for safety purposes. 3. It has come to our attention that the permanent disposal site where the wastes are to be transferred may not be in operation at the time this facility is complete. If such is the case, then this facility should not become operational until there is a site to which the waste can be transferred. The applicant City Planning Commission Agenda Items for Meeting of March 25, 1981 Page 5 should provide the City with evidence that such sites are available and that they have a contract or other agreement to use it. The permit should also be valid only as long as there are permanent sites for the disposal of the waste n~terial. E. FINDINGS 1. That the proposud un~ at th~ parti~.,~lar Location is nec~!ssary or desirable Lo p~ide a ~crvice or facility whia~ wiLL c~tribute to the general well being of the neighborhood on the community. The proposed use will be located within the County of San Diego Sanitation Fill site and will therefore provide an expanded service to industry and residents of the South Bay area. 2. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. The proposed use will have certain safeguards to contain any spillage and will provide on-site fire protection. The closest use is located approxi- mately 1500 feet away. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposed use will comply with the regulations and conditions governing such use. 4. That the granting of thi~ conditional u~e will not adversely affect the g(~neral plan of the city or th~ a~pted plan of any governmental agen~. The General Plan will not be affected by the granting of this request, F~RO~MC7' March 9, 1981 TO: ~"embers of the Environmental Review Committee FROM: Douglas D. Reid, Environmental Review Coordinator SUBJECT: IS-81-31 Hazardous Waste Transfer Site (County Negative Declaration Log #80-18-13) A. Background The County of San Diego,until late last year, operated a hazardous waste disposal site at the Otay land fill. BKK Corp. has now obtained a lease from the County to operate a hazardous waste transfer station within the Otay land fill. The location and operation of the facility requires the granting of a conditional use permit by the City of Chula Vista. The County has functioned as the lead agency in the environmental review of the project and the City of Chula Vista as a responsible agency. The County Environmental Review Board and EAD conducted an Initial Study and recommended a finding of no significant environmental impact subject to mitigation measures. B. Recommendation Concur with the County environmental review of the project and recommend that the Planning Commission find that the project will not result in a significant environmental impact in accordance with the County prepared Conditional Negative Declaration C. Analysis (See the attached County IS/ND) The project site has been greatly disturbed and does not involve any natural or cultural resources. Like many areas, it has expansive soils and is near the La Nacion fault zone. These factors should be considered in the design and construction of the facility. There will be an increase in the number of vehicles carrying hazardous waste in and out of the land fill. During the operation of the hazardous waste disposal site 3-4 vehicles/day used the facilities. The new operation would add about 2 vehicles/day for a total of about 6. Coun~ of San Diego INTRA- OFFICE CORRESPONDENCE Feb~wy 28, 1980 TO: Director, Sanitation and Flood Control (0380) F~DM: Envirorm~ental Review Board ~ FIND]~ OF NEGATIVE DECLARATICN: . Q~___y Industrial Waste Transfer Station. (Public) Log #80-18-13 2 acres, Otay Valley Boad, Chula Vista. (Supv. ~ist. I~). Project Description and Location q~%is project is a request for a l~s~e of approximately 2 acres of land, located on the north side of Otay Valley Boad in (~%ula Vista, to the Otay Industrial Waste Transfer Station for new proposed facility to handle the materials presently disposed of at the closing sit2. The proposed develo~m~_nt would consist of 6 large (12,000) stationary tanks built on ccncrete pad with surrounding dike; additic~al smaller separate cc~crete pad for the storage of prefilled drums of waste material, trailer office, poresble toilet, and a 10,000 gallon w~ter tar~k. Pro.?onent -- Otay Industrial Waste Transfer Station Finclin~ The ~vironmental Review Board has examined the atta~h~d In/tial Study has determined that although the proposed project could have a significant effect on the envirDrm~nt, there will not be a significant effect in this ~e if the Mitigating M~asures described below are made conditions of ap- proval, and an E~virorm~_ntal I~pact Report need not be prepared pursuant to the San Diego County Procedures for Enviz~r~=-ntal Impact ReviEw, revised Sep~mg~_r 18th 1979. ~.i. ti .qatin~ Measures Mitiqat_~ng Measures are not proposed at the present time. ~he problems of expansible soil and possible seismic damage need to be s~wessed in any future environmental work. This project shall be under the control of A~CD and DOT. NOTE: ~is action only bemuses final upon approval by the appropriate decision-making body. LiAR [ 9 1980 ic) Log ~80-18-13 ~ y Industrial Waste Transfer Addi~ copies of this Negative Declaration may ve ob~ at the Environmental Analysis Division, 9150 (~esapeake Drive, San Diego CA 92123. ~s~ectfully su~mit~d, Environmental Review Board KAL:AS:~ cc: Jon BDllin (0341) Douglas D. Reid, Environmental Review Coordinator City of Chula vista, 276 Fourth A~_nue ~hula Vista, CA 92010 INITIAL STUDY FOR THE OTAY INDUSTRIAL WASTE TRANSFER STATION Back,round In 1978 an Initial Study was completed on a proposed amendment to the San Oiego Regional Solid Waste Management Plan which provided for the establish- ment of industrial liquid waste transfer and handling facilities. That project received a Negative Declaration {ERB Lo__t #78-0T-28) on June 1978, Although the plan amendment provided for the establishment of such facilities in general, one specific site was mentioned. That facility was to be located near the intersection of Miramar Road and Prestress $~ay in the northern metropolitan area of the City of San Diego and was granted a Notice of Exemption by the City of San Diego. The.facility has since been constructed and is now operational. The County of San Diego currently operates an industrial waste disposal facility on land at its Otay landfill site, Here, the waste.~.sinjected into the ground via wells drilled into closed portions of the landfill. _ Due to operational costs, that facility is to be closed. Pro~ect Description This project is the lease of approximately 2 acres of land for the construc- tion, by a private contractor, of an industrial waste transfer facility to hamdle the materials presently disposed of at the closing site. Operation- ally, the wastes would be brought to this new facility in small vacuum type pumper trucks or drums by customers in the south County area, and transferred to large stationary tanks for temporary storage. The liquids and drums would than be hauled by larger {S,000 gal.} trucks to approved disposal sites in Los Angeles County. Under State law all vehicles transporting hazardous materials must be rcgistcred and licensed and gularly inspected. The proposed facility is shown in Figure 1. It would consist of six large {12,000 gallon} stationary tanks built on concrete pa~d. This~ pad would be surrounded by a dike capable of holding 130,000 gallons, substa~.more . than the 72,000 gallon combined maximum capacity of all six storage tanks. There would also be a smaller separate concrete pad forthe storage of pre- filled drums of waste material. In addition there would be a trailer office, portable toilet, and a 10,000 gallon water tank. This tank along with an on- site fire hydrant, would be used for fire fighting purposes in case of an emergency. Pictures of the presently operating Miramar facility and typical hauling trucks are shown in Figure 2. No radioactive wastes would be stored or transferred at the site. The City of Chula Vista will be respon- sible for issuing all necessary permits. £xistin~ Conditions The land to be leased is already highly disturbed and has been substantially graded (see Figure 3). The project site was part of a bentonite clay strip mining operation from 192S - 1948, and is in close proximity to the present __ disposal site. The site was field checked by a member of the Environmental Services Unit, County of San Diego, on February 6, 1980, and no sensitive biological or archaeological resources were found. Four archaeological sites have been recorded within roughly 1/4 mile of the project. Addition:il Information 1. I.~nd U~e and Zoning. The City of Chula Vista has zoned the project area IP fHeavy Industrial w/Precise Plan ~lodifier) The land is presently vocant. Surrounding land use is vacant to the west and north, and land- fill to the ~;outh and east. ,~ter ',~al '~2z. Since the waste will be contained at all times, no ad- verse ,m ac' should - p - occur as a result of this project. -2-  3. Traffic and Accidents. Checks with the State Health Department and the Hazardous ~hterials section of the California Highway Patrol, reveal that very few reliable statistics are kept on accidents involving this type of material. CHP statistics, which include only those accidents 13 occuring in CHP responsible areas, and 2) which happen to be reported, show that in 1979 three incidents involving the type of materials to be handled at the proposed project site, occurred in California. Of these, one was not a vehicular related leak, one was a vehicular related lea~. The third, which occurred in the Chula Vista area, was not a traffic accident, but a "human error" incident, in which some toxic fumes were released from a transporting tanker. Apparently there were no injuries. The Solid Waste section of the County's Department of Sanitation and Flood Control, reports that approximately 27S vehicles a day use the road leading to the Otay landfill. The proposed project is located along the same road, just before the entrance to the landfill. Of these, roughly 17S/day arelarger than pick-up truck size. On the average only 3 or 4 of the total number of vehicles/day are customers of the industrial waste dis- posal s~ite. The proposed project is expected to have two possible impacts. on traffic: 1. An additional two trips a day - S,000 gallon tankers picking up the waste from the temporary storage tanks for hauling to Los Angeles County, would be generated. This would represent a less than 1 percent increase over the total number of vehicles using that road each day. 2. Since the proposed facility will be located in the southern part of the County, some of the larger customers of the present disposal facility may choose to have their waste picked up at -3- their location and taken directly to Los Angeles. This direct pick-up would save the cost of first having the waste trucked south to the transfer site and then north again to Los Angeles. If this "direct pick-up" procedure is used it would result in some reduction in the number of vehicles using the dump road. 4. Geology. The project area is underlain entirely by the miocene-pliocene (5 - 27 million years old) Otay formation. This formation consists of a light grey to light brown, moderately well sorted, poorly cemented, massive sandstone and claystone. The clay portion is almost entirely bentonite, which expands when it gets wet. Although no faults are believed to pass directly through the project area, several fault traces have been mapped in the vicinity. Two, which are probably part of the La Nacion Fault Zone are shown * within 1,000 feet to the northeast and east of the project area. The main trace of the La Nacion Fault lies approximately .7 mile to the west. The La Nacion Fault Zone is generally considered "potentially active". The twin problems of expansible soil and possible seismic damage need to be addressed in any future environmental work. * Geology of National City, Imperial Beach and Otay Mesa Quadrangles, Southern San Diego Metropolitan Area, California by Kennedy and Tan. -4- OTA¥ INDUSTRIAL ll/ASTE TRANSFER STATION SCOPE OF ~/ORK I. Introduction The County of San Diego presently operates a Class I hazardous materials disposal site at the Otay Sanitary Landfill in the City of Chula Vista. The site is a State approved Class ! disposal site. Approximately 2,]00 tons per year of toxic liquid and non-liquid hazardous wastes are currently disposed of at this location. The County is proposing to discontinue the disposal of hazardous materials at this site and establish in its stead an industrial waste trans[er station. The wastes would be transshipped to an approved Class I /acility for proper disposal. I1. Background The County is giving consideration to discontinuing hazardous waste disposal operations at the Otay Sanitary Landfill. However, industry requirements for a regional hazardous waste disposal facility must still be recognized. It is therefore the intent of the County to establish an industrial waste transfer station on the Otay site that would serve as a receiving facility for temporary storage of hazardous materials pending transshipment to a central Class I facility. The low, volumes received at' the existing Class I site, along with the high cost of installing treatment facilities, and the complex environmental and regulatory problems related to on-site treatment, make it economically infeasible to attempt to site any resource recovery facilities on the Otay site. Shipment of this material to a large-scale central facility could increase the incidence of resource recovery from this hazardous waste material. However, the County will retain control over the hazardous waste stream so that, when high technology resource recovery facilities in San Diego County are available, portions of ;he waste stream can be diverted for local recovery. The private hazardous materials treatment and disposal sector has expressed an interest in the establishment of an industrial waste transfer facility at the Otay site. ,-~ parcel o[ County owned property of approximately 1.74 acres tot a month!y rental fee to be bid [or the term of the project would represent the CoiJnty'$ involvement. The private sector's participation would include financing, construction and operation o[ the transler facility in accordance with the terms of this Lease Agreement. Establishment of :he transfer station would be contin~,ent upon the Lessee obtaining all necessary Federal. State. and local permits, licenses and environmental reviews as may be required to establish an indtJstrial waste transfer station at sa~d location. T~e bidder may, at bidder's option, however, incIude the ~ollowlng m the bid proposal: Ill- 1 IV. Proposal Requirements As proposed, said transfer station shall be able to: I. Reliably and continuously receive industrial wastes durin8 days and hours as required to be posted for the term of the Lease Agreement. 2. Conform with all applicable Federal, State and local laws, rules, regulations and ordinances that may now be enacted or be enacted in the future. 3. Be constructed on a site of approximately 1.7# acres as shown on Exhibit "A". #. Operate without interfering with the County's Class l[ landfill opera- tions and not cause the County to incur any liability or additional costs. V. Bidder Requirements In addition to standard County biddin§ procedures and requirements, each bidder shall: I. Submit with bid written assurance from the owner or operator, or both, o~ at least one State approved Class I disposa] site which may or may not be owned by the bidder, that said site shall be open-and available for use by the successful bidd. er during the term of this Lease and at the time of any requested extension, ~or the disposal of hazardous and toxic materials from said transfer station. 2. l~e able to comply with financial responsibility requirements as may be required by a Federa! or State governmental agency for the operation of a hazardous waste facility. I1[-3 LOCATION MAP City Planning Commission Agenda Items for Meeting of March 25, 1981 Page 6 3. PUBLIC HEARING: PCS-81-5, Tentative subdivision map for Bonita Crest, Chula Vista Tract No. 81-5, for a 60 unit condominium project on the north side of East "H", west of Otay Lakes Road, in the P-C zone - Ray Huffman Construction Co. A. BACKGROUND 1. lhe applicant has submitted a tentative subdivision map known as Bonita Crest, Chula Vista Tract 81-5, for the purpose of subdividing 4 acres of land into a one lot condominium project consisting of 60 townhouse units. The subject property which lies within the North College Sectional Planning Area of the E1 Rancho Del Rey Specific Plan is located on the north side of East "H"Street approximately 800 feet west of Otay Lakes Road and is zoned P-C. 2. The applicant has submitted a development proposal for the subject property, which together with the tentative map fulfills the requirement for a Sectional Planning Area plan. 3. An Initial Study, IS-81-27, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on February 10, 1981. The Committee concluded that there would be no significant environmental effects and recommended that the Planning Commission adopt the Negative Declaration. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-81-27 and find that this project will have no significant environmental impact. 2. Based on the findings contained in Section £ of this report, adopt a motion recommending that the City Council approve the proposed development plan for 4 acres located at the southeast corner of the North College Sectional Planning Area of the E1 Rancho Del Rey Specific Plan subject to the following conditions: a. The development shall be subject to the regulations of Chapter 19.27 of the Municipal Code governing the R-3 zone. b. The type, color and location of the textured paving shall be shown on the landscape plan and any other plan for the installation of paving and shall be subject to the approval of the City Landscape Architect. c. The developer shall use wood stains which are "color fast" and will not run when exposed to the elements. d. The developer shall comply with those mitigation measures outlined in the Negative Declaration on IS-81-27 pertaining to the development. e. Wrought iron fencing, at least 42" in height, shall be extended beyond the pool area to provide protection for areas adjacent to the l~:l slope banks and/or retaining walls in excess of 2'. 3. Based on the findings contained in Section F of this report adopt a motion recommending that the City Council approve the tentative map for Bonita Crest, Chula Vista Tract 81-5, subject to the following conditions: City Planning Commission Agenda Items for Meeting of March 25, 1981 Paoe 7 a. The developer shall grant to the City l0 foot wide sewer easements for all public sewers. Offsite segments shall be dedicated prior to approval of the final map. b. The developer shall obtain offsite drainage easements for all private storm drains. A copy of said easements shall be supplied to the City of Chula Vista prior to approval of the final map. c. The energy dissipator offsite from the northwest corner of the subdivision shall be a permanent device such as shown on Regional Standard Drawing D-41 or similar. d. The developer shall grant to the City the drainage easement shown on the tentative map. The offsite segment shall be granted to the City prior to approval of the final map. e. The developer shall obtain any permit and grant any easement required by the County of San Diego for that portion of the storm drain and energy dissipator within the County of San Diego. Copies of said items shall be supplied to the City of Chula Vista prior to approval of the final map. f. The developer shall grant to the City a 10 foot street tree easement along East "H" Street north of the northerly right-of-way line. g. Driveway approaches shall be alley approaches and conform to Regional Standard Drawing G-17 with minimum 25 foot radii. h. CC&R's for the project shall include provisions assuring maintenance of all streets, driveways and sewer systems which are private. i. The developer shall contribute towards the construction of the Rice Canyon sewer as determined by the City Engineer prior to approval of the final map. j. The developer shall participate in the East "H" Street Reimbursement Program established by City Council. Said participation shall consist of constructing 70 lineal feet of standard construction per the reim- bursement program, or enter into an agreement with the City of Chula Vista to pay actual cost of such construction at a later date. The method of participation to be determined by the City Engineer prior to approval of the final map. (Estimated dollar amount, $24,600 as of November 20, 1980.) k. The developer shall pay a proportionate share of the operation and maintenance cost of the sewer pump station constructed by the developer of E1 Rancho del Rey #1. In addition, an agreement between the City of Chula Vista and the developer of E1 Rancho del Rey #1, by Resolution No. 6544, requires subsequent developers who connect to the pump station to pay a proportionate share of the construction cost. The developer's share shall be paid prior to approval of the final map. City Planning Conm~ission Agenda Items for Meeting of March 25, 1981 Page 8 C. DISCUSSION 1. Existing site characteristics. The project site is a vacant wedge shaped parcel with 685 feet of frontage along the north side of East "H" Street and a lot depth of 100 feet on the east side of the property and 415 feet on the west side (see locator). The property slopes to the north away from the street and has an average natural slope of 17% with a maximum slope of 50%. The elevation differential is just under 40 feet, ranging from an elevation of 410 feet to 447 feet. All of the street improvements were installed and eucalyptus trees were planted along the entire frontage at 40 foot intervals with the development of "H" Street several years ago. 2. Adjacent zoning and land use: North P-C Vacant (east end of Rice Canyon) South P-C Single family dwellings East P-C Vacant West P-C Vacant 3. E1 Rancho Del Rey Specific Plan. The subject property is located at the southeast corner of the North College Sectional Planning Area of the E1 Rancho Del Rey Specific Plan, which designates the property for residential development at a density of ll to 18 dwelling units per acre. The North College S.P.A. contains 76.9 acres and is divided into the following land use categories (acreages and densities are approximate): a. 32 acres of medium/low residential, 3 to 5 dwelling units per acre, a maximum density of 160 units; b. 17.7 acres acres of medium density residential (two areas), 6 to 10 dwelling units per acre, a maximum density of 95 units; c. 5.5 acres of medium/high residential, ll to 18 dwelling units per acre, a maximum density of 98 units; and d. 21.8 acres of open space (Rice Canyon). Note: The proposed subdivision will utilize approximately 4+ acres of this area with 60 units constituting an average density of 15 dwelling units per acre. The applicant was not required to submit a S.P.A. plan encompassing the entire North College S.P.A. because the proposed development constitutes only a fraction of the S.P.A. and is located at the extreme east end. It was determined by the Planning staff that the proposed development would not affect the remaining proper- ties in the S.P.A. 4. Proposed development. The applicant proposes to develop the property into a one lot condominium project, for which a tentative subdivision map is required. The project will consist of 60 townhouse units in 12 buildings, ranging from 2 units to 7 units per building. Each unit will be a two and three story split level townhouse with a two car garage located at the lower ground level. There will be four City Planning Commission Agenda Items for ~leeting of March 25, 1981 Page 9 basic floor plans divided into 8 two bedroom units, 28 three bedroom units (two floor plans), and 24 four bedroom units. The development will be served by a private street system with two points of access to East "H" Street, one in the approximate center of the site and the other at the west end. The driveways will have alley type returns. The development will have a single story recreation building, swimming pool and jacuzzi located in the center of the project. There will be 21 open guest parking spaces in addition to the 120 garage spaces, bringing the total amount of parking to 141 spaces. The R-3 regulations would require 136 parking spaces. 5. Architecture. The buildings will be of contemporary design, consisting of a light stucco exterior, brown wood trim, and red mission tile roofs. The exterior elevations will have interest created by the use of projecting windows, shed roofs over entries, chimneys, varying building setbacks and patio walls, as well as offsets in the building facade. The recreation building will utilize the same architec- tural features and materials. The trash enclosures will also be architecturally treated with similar materials. 6. Private open space and storage. a. The required storage for the condominium units will be provided entirely within the two car garage. Each unit will have a front patio adjacent to the entry, ranging in area from 117 sq. ft. to 150 sq. ft. In addition, the three and four bedroom units will have an open space deck located over the garage with an area of 112 sq. ft. to 130 sq. ft., providing a minimum of 231 sq. ft. of private open space. b. The two bedroom units will have balconies of 217 sq. ft. extending over the access drive. The two bedroom units are located in the center of a six unit structure situated opposite one another and the balconies are connected over the common access drive. The total amount of private open space for these units is 344 sq. ft. 7. Bicycle Route. The developer is obligated to provide a bicycle route along the frontage of the property. This route will be provided by widening the existing sidewalk to 8 feet in width to the property line. This added width will allow the paved area to accommodate both pedestrian and cyclists. The elimination of parking on "H" Street will result in reduced pedestrian activity on the sidewalk. Until such time as another traffic lane is needed, a bike lane will be accommodated within the street travelway. D. ANALYSIS The proposed project is a well conceived and designed development which will set a good example for future development in the North College S.P.A. The proposed grading and split level structures will help retain the basic integrity of the existing land form in keeping with the goals and objectives of the E1 Rancho Del Rey Specific Plan. The architectural treatment and varying building setbacks create an attractive appearance. City Planning Commission Agenda Items for Meeting of March 25, 1981 Page l0 [. FINDINGS FOR SECTIONAL PLANNING AREA PLAN The Planning Commission may recommend approval of a Sectional Planning Area plan provided it finds that the facts submitted with the plan establish that: ]. The proposed sectional planning area plan is in conformity with the general development plan of the P-C zone, any adopted specific plans, and the Chula Vista g~ne~al plan and its several elements. The 60 units on the 4 acres falls within the density range of ll to 18 dwelling units per acre as designated on the E1 Rancho Del Roy Specific Plan. The split level construction will minimize the amount of grading and is in keeping with the goals and objectives of the E1 Rancho Del Rey plan. 2. The proposed sectional planning area plan would promote the orderly, sequentialized development of the involved sectional planning area. The subject property is located at the easterly edge of the Sectional Planning Area and will not interfere with the orderly development of the remainder of the S.P.A. 3. Thc proposed sectional planning area plan would not adversely affect a~]accnt land use, residential enjoyment, circulation, or environmental quality. Adjacent properties are undeveloped. Their future development will not be impaired by the proposed development. F. FINDINGS FOR TENTATIVE SUBDIVISION Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Bonita Crest, Chula Vista Tract 81-5, is found to be in conformance with the E1 Rancho del Rey Specific Plan and the various elements of the City's General Plan, based on the following: The site is physically suitable for residential development and the proposal conforms to all standards established by the City for such projects. 2. The design of the subdivision will not affect the existing improvements-- streets, sewer, etc.--which have been designed to avoid any serious problems. 3. The project is in substantial conformance with the Chula Vista General Plan Elements as follows: a. Land Use - The E1 Rancho Del Rey Specific Plan designates the area for medium/high density residential, a range of ll to 18 dwelling units per acre, which permits a maximum of 73 units on the 4 acres. The developer proposes to construct 60 units. b. Circulation - The development will be served by an existing major road and a private street system. No roads are needed through the project site to serve adjacent properties. c. Housing - The proposed project will provide needed housing in the community. City Planning Commission Agenda Items for Meeting of March 25, 1981 Page ll d. Conservation - The proposed slopes on the north side of the project will be blended into the designated open space area to the north. e. Parks a~d Recreation, and Open Space - The proposed development will be required to pay fees in lieu of the dedication and improvement of park lands. The map conforms to the Open Space Element. f. Seismic Safety and Safety - No known faults exist within close proximity to the subject property. The site is well within the response time of the fire station on Otay Lakes Road. g. Noise - All dwellings are to be designed so as not to exceed a maximum interior noise level of 45 dBA. h. Scenic Highway - The main portions of the buildings will set back a minimum of 25 feet from the street with low patio walls back at least 15 feet. The proposed architecture and landscaping will be in keeping with the goals and objectives of this element. i. Bicycle Routes - The existing sidewalk will be widened to 8 feet to accommodate a future bike path. In the meantime, a bike lane will be provided within the existing street. j. Public Buildings - No public buildings have been designated on the subject property. 4. Pursuant to Section 66412.2 of the Subdivision Map Act, the Commission certifies that it has considered the effect of this approval on the housing needs of the region and has balanced those needs against the public service needs of the residents of the City and the available fiscal and environmental resources. ! c"C..~ / v,~ c vnc / ..,~ VAC VAC f HIGH $C'HO0~. E. "H" b'TREET AREA [BONITA .CREST ;OMM. 6-10 6'10 PARK ;: / ',', COL, PARKS/DE' ";. 6-~o 3- $ . ...::" .... :5-5 JUNIOR HIGH 3-5 6-10 RANCHO DEL CONDITIONED-- negative ,- declaration PROJECT NAME: Bonita Crest Condominiums PROJECT LOCATION: North side of East H St., 1000 ft. west of Otay Lakes Rd. PROJECT APPLICANT: Ray Huffman Construction 2700 Adams St. San Diego, CA 92116 CASE NO. IS-81-27 DATE: February 12, 1981 A. Project Setting The project is located on the north side of East H Street about 1000 ft. west of Otay Lakes Rd. Most of the site was graded in 1972 when East H St. was extended westerly from Otay Lakes Rd. and Units 1 and 2 of E1 Rancho del Rey were graded. Most of the area is therefore void of significant vegetation or archaeological resources excepting the mature street trees existing along East H St. The property to the north is a vacant canyon area designated as open space on the E1 Rancho del Rey Specific Plan. To the east is vacant land area proposed for commercial development. East H St., residential development and Southwestern College are located to the south of the site. The vacant land to the west is designated for residential use at 6-10 du/ac. B. Pro~ect Description The proposed project consists of the construction of 60 townhouse units on 4.07 acres. Garage parking for 120 cars is proposed in addition to 21 open parking spaces. A pool, jacuzzi, and recreation building are also proposed. Two vehicle access points to East H St. are proposed. C. Compatibility with zoning and plans The project area is located within the North College Sectional Planning Area, which is an element of the E1 Rancho del Rey Specific Plan. A variance from the City's adopted "west to east development policy" was granted by the City Council on Sept. 12, 1979 to allow development of 2.6 acres at this locattion. The project proponent later requested and obrained approval to expand the project limits to a total of 4.07 gross acres. The proposed project conforms with the General Plan and associated elements. city of chula vista planning department environmental review section (2) -- D. Identif±catfon of environmental effects 1. Soils A soils report (Catl±n & Co., Inc. Oct 1980) has been prepared and submitted by the proponent. Hfghly expans±ve so±is were £dent±fied on the sfte and recommendat±ons have been made by the Soils Engfneer to m±t±gate all adverse soils impacts. 2. Noise An Environmental Noise Analysis was prepared by San Diego Acoust±cs, Inc. on November 6, 1980 for the proposed project. Usfng projection figures for the ult£mate utfl±zat±on of H St., the analysfs ±ndfcates that add±t±onal no±se controlling features are necessary to meet State of Cal±f. mfnfmum standards. Construction methods shall assure that norse levels w±th±n the un±ts are reduced to a max±mum of 45 dBA Ldn. 3. B±ology A biological f±eld check (WESTEC Serv±ces, Inc.) was conducted and the results of which prepared on August 6, 1980 for the or±tinal 2.6 acre parcel. A supplemental report was prepared for the add±t±onal acreage on October 22, 1980. The results of both surveys ±ndicate that no s±gn±f±cant biological fmpacts are foreseen from project development or offs±te grading. 4. Schools The local junfor high school and elementary school are currently operat±ng at or above capac±ty. New students from the proposed proejct w±ll further increase current enrollment. Evidence of the developers complfance w±th publ±c facilities policies will be requ±red to be submitted and will ensure adequate classroom space for new students. 5. Parks The project will generate the need for additional park facilities with the park dfstrfct (No. 11). The applfcant will be required to pay fees for acgu±sition and development of future parks prior to development. 6. Energy Although the anticipated energy demands of the proposed project are not considered significant, an effort should still be made to provide, to the extend feasible, for future passive or natural heating or cooling opportunities. (The Solar Rights Act of 1978) Architectural design elements, i.e., roof design and orientation, should also be examined for adaptability to (3) ~ active solar facilities. Local ordinances may, in the near future, mandate the installation of solar energy systems and the guarantee of solar access rights, therefore the developer should give this strong consideration at the design phase. 7. Scenic Highways East H Street is current designated in the Scenic Highways element of the Chula Vista General Plan, as a "Scenic Highway" The developer should consider the guidelines contained in that document when preparing grading and landscape plans. E. Mitisation necessary to avoid significant impacts 1. Recommendations contained in the soils report prepared for this project (Catlin & Co., Inc. Oct. 1980) shall be incorporated into the project to ensure stable construction. 2. Construction methods shall assure that noise levels within all units be reduced to a maximum of 45 dBA Ldn. 3. The developer shall pay fees for the acquisition and development of future parks prior to project implementation. 4. The developer shall comply with public facilities policies prior to project implementation. 5. Guidelines wtihin the Scenic Highways element of the General Plan shall be considered when designing grading and landscape plans. F. Findings of insignificant impact 1. There are no significant natural or manmade resources within the project area which could be adversely effected by project implementation. 2. Development of the project would be at variance with the General Plan ("west to east development policy"), however, because of the relatively small project area, no substantial disadvantage of long term environmental goals is anticipated due to project implementation. 3. All potential impacts can be mitigated and although a variance from the General Plan has been granted to allow development, a precedent cannot be set for another variance, therefore no growth inducing impacts are anticipated from that action. 4. The project will not create any source of significant noise or odors, nor will any hazards to human beings result. (4) G. Consultation City of Chula Vista Steve Griffin, Assoc. Planner Roger Daoust, Senior Eng. Shabda Roy, Assoc. Eng. Ten Monsell, Fire Marshal Tom Dyke, Bldg. Insp. Duane Bazze, Asst. Planner County of San Diego, Kathy Letola, Env. Analysis Coord. Applicants Agent, CEP Associated Documents Biological Survey, WESTEC Services 1980 Soils Investigation, Catlin & Co., Inc. 1979 Soils Investigation, Addendum 1980 Environmental Noise Analysis, S.D. Acoustics Inc. 1980 C.V. General Plan (El Rancho del Rey Specific Plan) IS-80-11 Chez Bonita (Negative Declaration) PCV-80-1 Chez Bonita (Variance) Solar Rights Act of 1978 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 Dept., 276 4th Avenue, Chula Vista, CA 92010 ENVIRON~[ENTAL REVIEW COORDINATOR ~ city of chula vista 31arming department ,. environmental review section EN 6 City Planning Commission Agenda Items for Meeting of March 25, 1981 Page 12 4. PUBLIC HEARING: ZAV-81-9, Variance request for reduction in minimum lot area and increase in densitS for 40 unit motel at the southwest corner of "H" Street and Oaklawn, Sleeps Time Motels A. BACKGROUND 1. The applicant filed a variance application seeking approval to build a 40 unit motel structure on a lot containing 18,750 sq. ft., and to increase the density from 31 units to 40 units. 2. Several letters of protest were submitted by adjoining residents; there- fore, the Zoning Administrator referred the item to the Planning Commission for disposition. 3. An Initial Study, IS-81-28, addressing possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on February 12, 1981. The Committee concluded that there would be no significant environmental effects and recommended that the Planning Commission adopt the Negative Declaration. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-81-28 and find that this project will have no significant environmental impact. 2. Based on the findings stated in Section "F" of this report, adopt a motion to approve the project subject to the following conditions: a. The existing utility pole and guy wire located adjacent to Oaklawn Avenue shall be relocated southerly to clear the proposed south driveway. b. Signing shall be restricted to the freestanding sign submitted as part of the building elevation to be located at the corner of Oaklawn and "H", however, miscellaneous pedestrian oriented or traffic directional signs may be approved by the Director of Planning. c. The architectural form and treatment shall be consistent with the elevations submitted; however, final selection of materials, colors, and details for items such as balconies, lighting, etc., shall be subject to the approval of the Director of Planning. d. Landscaping and irrigation plans shall be subject to the approval of the City's Landscape Architect, including any adjustments to the site plan deemed appropriate to enhance the overall appearance. C. DISCUSSION 1. Adjacent zoning and land use: City Planning Commission Agenda Items for Meeting of March 25, 1981 Page 13 North C-T Service station and miscellaneous commercial uses South R-3, C-O,R-1 Adjacent lot to the south developed with apartments, remaining area primarily single family homes East C-T Service Station West C-T Convenience market 2. Existing site characteristics. The project site is a level lot containing 18,750 sq. ft. (150' x 125') located at the southwest corner of Oaklawn and "H" Street. The site is presently vacant, having been occupied by a service station for a number of years. 3. Proposed project. The applicant proposes to construct a four story, 45' high motel with 41 parking spaces on the subject property. Approximately half of the parking will be provided under the building at ground level and the remaining spaces will be provided in open bays near the south property line and along the "H" Street frontage. The building will be set back 56 feet from "H" Street, l0 feet from Oaklawn, and 47 feet from the south property line. Landscaping will be provided along both street frontages as well as along the south property line. A 6 foot block wall will be required along the south property line adjacent to an apart- ment parking lot abutting the common property boundary. 4. Architecture and signs. The proposed architecture consists of a four-story Spanish design using a tile roof, bronze railings, and rough textured stucco exterior. The proposed sign program will be limited to a single freestanding sign approximately 12 feet in height and approximately 50 sq. ft. in area. D. ANALYSIS 1. The applicant has requested a variance from the minimum lot size required for a motel building (20,000 sq. ft., as compared with the subject site which is 18,750 sq. ft.) and an increase in density from 31 units to 40 units. The request was originally scheduled for consideration by the Zoning Administrator; however, due to the letters of protest filed by various property owners, the matter was referred to the Planning Conmission for disposition. The letters of opposition are primarily from property owners located south of the project along Oaklawn Avenue, citing concerns over potential traffic problems, excessive building height, inadequate fire protection, conflict with the Scenic Highway Element, and the granting of a special privilege to this property. 2. Responses to residents' concerns are listed as follows: a. Traffic congestion. The property in question is zoned C-T and therefore can be developed with a wide variety of retail or service oriented commercial uses. If the property is not developed as a motel, a likely alter- native land use is a fast food establishment. (The present owner has several franchises interested in the site if this project fails to materialize.) The general traffic pattern and intensity of a 40 unit motel will, in staff's opinion, have less impact on the adjoining neighborhood than other auto oriented commercial facilities. Traffic associated with the motel will be largely City Planning Co~nission Agenda Iten~s for Meeting of March 25,'1981 Page ]4 confined to visitors entering the city on "H" Street. If a fast foods store, auto parts store, or other retail facility were to locate on the subject property, it probably would attract some patronage from the neighborhood south of "H" Street, thereby creating more traffic on Oaklawn. The hours of operation and slower traffic turnover for the motel are more compatible with the adjoining residential area than many other allowable commercial uses. b. Building height. The C-T zone allows buildings to be constructed at a maximum of 45 feet in height. Although the existing commercial and residential buildings in this area of "H" Street do not exceed two stories in height, any redevelopment of the area offers that potential. The building complies with C-T standards. c. Fire Protection. The Fire Department has adequate equipment to safely protect the structure. Access is provided directly adjacent to the building on the north and south elevations. The building complies with the fire code. d. Conflicts with Scenic Hi~hwa~ Element. The city's adopted Scenic Highway Element identifies"H" Street between Broadway and -I-5 as a gateway entry to the city. The Element notes that projects developed in the gateway areas should be carefully reviewed to insure that the design will enhance the area. Architectural design, structure height, landscaping, and signing are all considered important items in evaluating conformance with the'Scenic Highway Element. The staff has worked closely with the applicant to develop a plan which addresses all of the scenic element considerations. The building will be set back over twice the required distance from "H" Street (56 ft. vs. 25 ft.). e. Special privileg~ for the site. The most difficult portion of this request involves the question as to whether or not approval of this variance would grant a special privilege to this property not enjoyed by other similarly zoned commercial properties. The standard set forth in the zoning ordinance, which limits the density of motel units to one unit for each 600 sq. ft. of ground area, was established approximately ten years ago based on typical motel construction at that time. That construction consisted of one and two-story buildings with certain amenities included, such as a swimming pool and parking provided on site near the units. In contrast, the applicant is proposing to locate approximately half of the parking spaces under the building. The design is set to accommodate the overnight user rather than the longer-staying vacation user so that the plan does not include a swimming pool, restaurant or other amenity. The space saved by the omission of these facilities is devoted to additional units. In reviewing various motels in the city, staff noted that several existing sites are developed at densities which exceed one unit per 600 sq. ft. E. CONCLUSION The plan complies with the pertinent regulations pertaining to building height, setback and offstreet parking. The front and rear yard setbacks exceed the requirements of the ordinance by a considerable amount and the 14' deep landscape strip adjacent to "H" Street respects the designation of "H" Street as a Scenic Higwy. With all of these requirements met, the issue of non-conformance with the density regulation is somewhat academic. The fact that the number of units/acre is greater than the regulations allow is explained by efficiencies in the site plan and the lack of a swimming pool, restaurant and other space-taking amenity features characteristic of a "vacation" or "destination" type of motel. City Planning Commission Agenda Items for Meeting of March 25, 1981 Page 15 F. FINDINGS l. ~oL a hamh:hip p~culiar to tho pr,opr~rty and not ~r~atr~d by any act th~! own~:r exists. I~id hardship may include practica~ difficulties in developing tho pmopenty for the needs of the oWner consistent with the regulations of the zone; but in this context, personal family or financial difficulties, loss of prospective profits, and neighboring violations are not hardships justifying a ~arianrre. ~rth~,r, a previous variance can never have set a precedent, for each caso mu~£ bo consideped on~y on its individual merits. The ordinance requirement for 600 sq. ft. of land area for each unit in the motel is based, at least in part, on standard surface parking with areas set aside for such features as a pool, restaurant or other amenity. The applicant has experienced a practical difficulty in designing a project which does not incorporate those features and which still makes efficient use of the site. 2. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the seine zoning dis- trict and in the same vicinity, and that a variance, if granted, would not ~onztitute a speciaZ privilege of the recipient not enjoyed by his neighbors. Other motels located in the same zoning district are built to densities exceeding the one unit per 600 sq. ft. In addition, other units are con- structed on lots containing less than 20,000 sq. ft. Therefore, requiring this development to adhere to those standards would deprive the applicant of a property right now enjoyed by others. 3. ~at th~ authori~ing of such variance will not be of ~ubstan~ia~ detri- mr~nt {~ a~}accnt property, and wi~ not materially impair the purposez of the ~m~niaipa~ ~ode or tho public intere~t. The plan proposes a building height, setbacks, walls and landscaping which meet or exceed all ordinance requirements, insuring that the project will not be detrimental to adjacent property. 4. That the authorizing of such variance will not adversely affect the genera~ pZan of the city or the adopted plan of any governmental agency. The proposed sign control, architectural treatment and substantial setback for the building complies with the standards for the Scenic Highway Element of the General Plan; therefore, the plan will not adversely affect the General Plan. SITE _ , "H" V ~TREET P~ ' Z ~ ~ ~O ~ ' ~ -- _ ~1~ ~ ~ ~ ~ CONDITIONED '-~ negative -declaratiOn PROJECT NAME: Sleepytime Motel PROJECT LOCATION: Oaklawn & H Street PROJECT APPLICANT: Ralph Wilmot 4545 Mission Bay Dr. San Diego, Ca 92109 CASE NO: IS-81-28 Date: February 12, 1981 A. Project Setting The project site involves .358 acres of property located at the southwest corner of H St. and Oaklawn Ave. The property is presently vacant, having previously been developed with a gasoline service station, and is located adjacent to a small retail market to the west, a multiple family development to the south, Oaklawn Ave. and a service station to the east, and H St. and another service station to the north. The subject parcel is located within urban Chula Vista and is void of any significant vegetation or wildlife. There are no geologic hazards known to be present within the project vicinity. B. Project Description The applicant proposes to construct a four story, 40 unit motel with a total of 41 parking spaces. The proposed structure is located near the center of the site, approximately 45 ft. from the southerely boundary. Reciprocal access to H St. for this site and the adjacent commercial site to the west will occur at the westerly boundary. C. Compatibility with zoning and plans A variance from the requirements of the Zoning Ordinance will be required in order to allow an increase in density from 73 du/ac to 93 du/ac. The project is located in one of the City's "Gateways", as identified in the Scenic Highways element of the General Plan. Special emphasis on landscaping and architectural design will be addressed through site plan and architectural review. D. Identification of environmental effects 1. Soils The Engineering Dept. indicates the potential presence of expansive soils on the site. To ensure stable construction, city of chula vista planning department environmental review section (2) a soils report shall be prepared with recommendations to be incorporated into the project. 2. Noise The project site is subject to adverse noise impacts from adjacent H St. to the north. An acoustical analysis (San Diego Acoustics, Inc. 1981) has been prepared and submitted by the applicant. Each unit will have individual room heaters and air conditioners which will permit closed window operation. The analysis indicates that standard construction techniques will ensure that interior noise levels will fall below the maximum allowable standards of 45 dBA. No changes have been recommended to the proposed development. 3. Aesthetics The project is located in an area designated in the Scenic Highways Element of the Chula Vista General Plan as a "Gateway" to the city. Staff shall ensure that the project is compatible with guidelines of the General Plan. All proposed parking lot lights shall be shielded from excess glare on adjacent residential areas to the south. E. Mitigation necessary to avoid significant impact 1. A soils report shall be prepared and all recommendations shall be incorporated into the project. 2. Staff shall emphasize the following when reviewing the proposed project: a. Plans shall conform to the guidelines in the Scenic Highway element of the General Plan, as they relate to "Gateways" to the city. b. Exterior parking lot lights shall be shielded to prevent excessive glare on adjacent properties or right-of-ways. F. Findings of insignificant impact 1. The project site is void of any significant natural or man-made resources and there are no known geologic hazards within the vicinity. Expansive soils may be present on the site, however, impacts can be mitigated. 2. The proposed motel will be reviewed to ensure conformance with the General Plan and short term goals will not be attained to the disadvantage of long term environmental goals. (3) 3. Potential impacts that have been identified can be mitigated to an acceptable level and none are anticipated to occur which would interact and result in a substantial cumulative effect on the environment. 4. The project will not cause any substantial increase in ambient noise levels and no significant source of hazardous emission will result. G. Consultation City of Chula Vista Steve Griffin, Assoc. Planner Roger Daoust, Senior Engineer Shabda Roy, Assoc. Engineer Duane Bazzel, Assist. Planner Ted Monsell, Fire Marshal Tom Dyke, Bldg. Inspector Applicant, Ralph Wilmot Documents IS-80-34 Popeyes Restaurant General Plan, City of Chula Vista Zoning Ordinance, City of Chula Vista Acoustical Analysis (San Diego Acoustics, Inc. 1981) The Initial Study Appl£cntion and evaluation forms documenting the findings of no sicnificnnt lm:act are on [~le and available for public review at the Chula V£sta Planning Dept., 276 4th Avenue, Chula Vista, CA 92010. ENVIRON:.tENTAL REVIEW COORDINATOR city of chula vista planning department environmental review section