Loading...
HomeMy WebLinkAboutPlanning Comm Reports/1981/02/25 AGENDA City Planning Commission Chula Vista, California Wednesday, February 25, 1981 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meeting of February ll, 1981 ORAL COMMUNICATIONS 1. PUBLIC HEARING: PCZ-80-F - Rezoning 19 acres on both sides of Brandywine Avenue, north of Otay Valley Road, from R-1-H to I-L - Jimmie Shinohara and Helen Cushman 2. PUBLIC HEARING: PCZ-81-D - Prezoning 15,840 sq. ft. lot at 908 Third Avenue to C-C - Lyle E. Jenkins 3. PUBLIC HEARING: EtR-81-2 on 7.5 acre residential development of Pepper Tree Estates - ADMA Co. DIRECTOR'S REPORT COMMISSION COMMENTS To: City Planning Commis$'~ From: D.J. Peterson, Director of Planning Subject: Staff report on agenda items for Planning Commission Meeting of February 25, 1981 1. PUBLIC HEARING: PCZ-80-F, rezonin] 19 acres on both sides of Brandywine Avenue, north of-Ota~] ~o~ ~fi~m R-1-H to I-£--~ Jimmie Shinohara and Helen Cushman A. BACKGROUND 1. The applicant is requesting rezoning of approximately 19 acres of property located on the east and west sides of Brandywine Avenue north of Otay Valley Road from R-1-H to I-L (see locator). 2. The Environmental Impact Report, EIR-80-7, on this project was certified by the City Council on February 3, 1981. B. RECOMMENDATION Based on the findings contained in Section E of this report, adopt a motion recommending that the City Council approve the request, PCZ-80-F, to rezone approximately 19 acres as shown on attached Exhibit "A" from R-1-H to I-L-P, subject to the following precise plan guidelines: 1. Unless jointly subdivided, the two parcels on the west side of Brandywine Avenue shall be either consolidated or the common property line between the two parcels adjusted to provide adequate access to the westerly lot. The adequacy of said access shall be determined by the Director of Planning and the Traffic Engineer. 2. A 250 foot wide building setback shall be maintained over the La Nacion fault line unless evidence is presented which would indicate that said width may be reduced. 3. Contour grading shall be utilized in concert with landscaping and bermin9 to buffer the adjacent residential areas from the industrial uses. Indus- trial building heights shall be limited and set back from the residential area to insure compatibility. 4. Timber Street, east of Oleander Avenue, shall be completed with permanent improvements subject to the approval of the City Engineer. C. DISCUSSION 1. Adjacent zoning and land use: North R-l-5 Single family attached dwellings (Brandywine condominiums) R-I-IO-H Vacant (proposed elementary school site) P-C Single family detached dwellings (Robinhood Point) South I-L Single family detached dwellings and vacant East I-P Omar rendering plant West R-1 Single family detached dwellings City Planning Co,Mission Agenda Items for Meeting of February 25, 198i Jag 2 2. Existing site characteristics a. The boundary of the proposed rezoning includes the northerly 19 ~.wes of three vacant parcels which are split zoned R-1-H on the north and I-L on t~e south. Two of the three parcels are located on the west side of Brandywine Avenue with the third parcel located on the east side. The two parcels on the west are under separate ownership. The most westerly parcel is a l0 acre panhandle lot which presently has only 13 feet of street frontage on Otay Valley Road. The pan- handle portion of the lot is approximately 500 feet in length. b. The properties are characterized by the existing natural topography which graduates from moderate to steep slopes along the northerly boundary with an elevation difference of .approximately 100 feet. The overall average natural slope of the three pr6perties is about 15%. 3. The EIR indicated that the water pressure in this area may be too low to provide the required fire flow protection for some of the industrial uses which are allowed in the I-L zone. The Fire Marshal has indicated that this problem can be adequately addressed at the time of review of proposed development plans. 4. General Plan Amendment. On February 2, 1981 the City Council, on the recommendation of the Planning Commission, amended the General Plan by changing the land use designation of the subject property from "Medium Density Residential" to "Limited Industrial." D. CONCLUSION 1. The proposed rezoning conforms to the recently amended Land Use Element of the General Plan and will assist in implementing one of the General Plan's major objectives--the improvement and diversification of the city's industrial base. 2. In addition the change of zone will eliminate the split zoning of the subject properties, thereby improving the zone boundary configuration and develop- ability of the property. 3. Because of the multiple ownership, the topography, adjacency to single family residential areas, and a large panhandle lot with only a 13 foot access available, it is appropriate to attach the Precise Plan Modifying District to the zone in order to establish guidelines to address these potential problems and issues. 4. Timber Street serving the adjacent residential area to the west was stubbed out to serve this property when future residential development occurred. The street has a temporary asphalt cul-de-sac berm installed within an easement. Since the subject property is seeking a change in zoning, it is no longer appropriate to provide or allow access from Timber Street. Therefore, a permanent solution needs to be resolved. Because there are several possible alternatives which could be used, the matter should be left to the City Engineer to resolve with the applicant and the adjacent residential owners. City Planning Commission Agenda Items for Meeting of February 25, 1981 Page 3 E. FINDINGS Section 19.56.041 of the zoning ordinance provides that the "P" modifying district may be applied to areas within the city only when one or more of the following circumstances is evident: ~e p~operty or area to which the '~" modifying district is applied is an area adjacent and contiguoum to a zone allowing different land uses, and Lh~ d~salopment o]'a precise p~an will allow the area so designated to ~o-cxi~t between land usages which might otherwise prove incompatible. The subject properties are contiguous to single family areas on the north and west. The attachment of the "P" modifying district will permit the development of guidelines to insure compatibility between the uses. The area to which the "P" modifying district is applied consists of two or more properties under separate ownership wherein coordination regarding access, onsite circulation, site planning, building design and identification is necessary to enhance the public convenience, health, safety and general we l fare. The area under consideration is held under multiple ownership and one lot is a panhandle parcel with only 13 feet of street frontage. The attachment of the "P" District will require that these properties be consolidated or adequate access provided to the major portion of the panhandle lot. iiAREA!~i PRO~ffCT ~ .'h 4R~,4 Il IIl lI COUNTY OF' SAN DIEGO I I ~ P4CIFIC ~ SFD .*' , ,. i ~,Ep.o~~ i AOR,cu. TuR~ LOCATOR I ~ J REZONINO I~ ~R~9  NORTH 0 200 4~ I I '. N~ of Ot~ Velley ~th ~idee ~ Bro~dyw~m I ~; '" I ~ ?sa.o'.'- I ~so.o' I -o z +f I ...-. ~2~.o'~.... \ \ / I I ' I II I II VALLEY.== O'"'""' "'" =="""' mmmmmmmmmm m mm.J- ..~ COUNTY OF SAN DII~G0 m I m I I CASE NO. PCZ-BO-F I HEREBY CERTIFY THAT THIS ZONING MAP WAS APPROVED AS A I::~kRT OF ORDIN.Od~/CE ACREAGE: I9. m~- BY THE CITY COUNCIL ON SCALE: I"' :~OO' DATE: CITY CLrRK DRAWN BY: CHECKED BY: ZONING MAP ClX9 P~ann~ng Co~;mission Agenda items for Meeting of Fe_ vary 25~, ~ F'c,~.~ - 2. PUBLIC HEARING: PCZ-81-D P,' '' ' n' ~ ' - ~zo in( )~8~J S f~ I~] a '~ ~ Fhlrl Avenue to C-C - LZI~ ~z~.~nkins A. BACKGROUND l. This item involves a request to prezone a 15,840 sq. ft. parcel presently located in the County at 908 Third Avenue. The applicant is requesting that the subject property, zoned C-36 in the County, be prezoned to C-C (Central Comn~rcial). (See locator.) 2. The proposed project is exempt from environmental review as a class 3(c) exemption. B. RECOMMENDATION Adopt a motion reco~ending that the City Council approve the request, PCZ-81-D, to prezone the subject 15,840 sq. ft. parcel located at 908 Third Avenue to C-C (Central Commercial) as shown on the attached Exhibit "A". C. DISCUSSION 1. Adjacent zoning and land use. North C-C (city) Service station South C-36 (county) Commercial uses East S-90-20 (county) Golf course West R-U-29 (county Vacant (natural drainage channel) & R-I (city) Church 2. Existing site characteristics. The subject property is a relatively level parcel measuring 79' x 200' on the west side of Third Avenue approximately 150 feet south of "L" Street, which abuts the city limits along the northerly property line. The site, which is currently paved, is being used for the sale of trailers and campers and contains a commercial structure located along the south property line. All of the street improvements are installed. 3. General Plan. The southwest corner of Third Avenue and "L" Street is designated on the Land Use Element of the General Plan for development as "Retail Commercial" and the surrounding properties as "Medium Density Residential." The subject property is located at the point where the two designations meet and, therefore, would be considered consistent with the General Plan if zoned either commercially or residen- tially. However, in view of the fact that the properties immediately to the north and south are developed and zoned commercially, it is logical and appropriate to prezone the subject property commercially. There is nothing unusual about the property or area which warrants the attachment of the "P" Precise Plan Modifying District. r i I L ..... F~lfi¢ Teldphon(~ ' Multifomily Dwellings ,,, ~1 Vans Market I ~) I'1" ,".F' I" I-' h,.. !;. I ~, sra./ ..' St~ion ,~ ' S~. Club "~ Churoh , ~ R~[I / Voc /// I / Shop ~ - I Used Furnlfure I ~ An~,ques Slate I ~ychlofrlc Hospital . ,,,, ~ -- ~__ ____~___~ .... I I I I - ,.---. ...... 'r-, />~ s~.- ' 'I ' ~ ~ ~ I I ~ I , ,,,,,,,,,, . ', ~ 'l, lB COUNTY OF SAN DIEGO ~ ~XHl~l T CASE NO.~ I HEREBY CERTIFY THAT THIS ZONING MAP ~S APPR~ED ~ A ~ OF ORDINANCE ACREAGE: 1e,8~sq. ft ~ ~E CITY COUNCIL ON SCALE: I"-ROO' DATE c~T~ CLERK DATE DRA~ c.~c~o ~ ZONING MAP City Planning Commission Agenda Items for Meeting of February 25, 1981 Page 5 3. PUBLIC HEARING: EIR-81-2 on 7.5 acre residential development of Pepper Tree Estates - ADMA Co. A. BACKGROUND 1. This project was the subject of an Initial Study, IS-81-14, including two public hearings before the Environmental Review Committee. Because of the amount of public controversy involving environmental issues, the Committee required a focused EIR. The residents in the vicinity of the project expressed a preference for a complete environmental analysis of the project and the project proponent agreed to that format. 2. The Environmental Review Committee selected Advanced Planning and Research Associates to prepare the environmental documents. On November 24, 1980 a public meeting was held to receive comments as to the various environmental elements which should be investigated as part of the Environmental Impact Report prior to its preparation. On January 22, 1981 the Environmental Review Committee issued the draft EIR for public and agency review. 3. No written comments have been received and the Resource Conservation Commission (formerly the Environmental Control Commission/Historical Site Board) has no comments. It is, however, anticipated that there will be many comments provided during the public hearing on the project. B. RECOMMENDATION Open the public hearing, take any testimony on the draft EIR, close the hearing and schedule consideration of the final EIR for March llth or 25th, depending on the amount of comments provided. At the conclusion of the hearing, staff will make a recommendation for the date. C. PROJECT DESCRIPTION The proposed project consists of two elements: 1. The proposed subdivision of 7.52 acres into 15 lots. Fourteen 1/3 acre lots would be developed with custom one-story or split-level homes individually designed for each lot; the existing dwelling would be located on the 15th lot which is 1/2 acre in size. The natural land form and the existing trees would be retained to the extent feasible. The initial grading is proposed to be limited to that necessary for the private roadways and for the development of building pads for the two lots fronting on Pepper Tree Drive (lots 14, 15). 2. The second element involves the annexation of the project area and four other lots to the city. The four additional lots include three which are developed with single family dwellings and front on Pepper Tree Road, and one lot with a single family dwelling which fronts on Jacaranda. A portion of Pepper Tree Road and a small lot used for access will also be annexed. City Planning Commission Agenda Items for Meeting of February 25, 1981 Page 6 D. ENVIRONMENTAL ANALYSIS 1. Transportation/Traffic/Access The proposed Pepper Tree Estates project will add approximately 140 trips per day, or l0 percent, to the existing traffic vo!umes on Pepper Tree Road. The major problem that presently exists along the "S" curve portion of Pepper Tree Road appears to be one of poor roadway alignment, inadequate sight distance, and through-traffic vehicles traveling through this area at a higher rate of speed than is desirable. Mitigation measures available to substantially reduce adverse impacts include the following: a. Traffic entering east or westbound on to Pepper Tree Road from Jacaranda can be adequately seen by eastbound traffic. However, due to the presence of landscaping along Pepper Tree Road, vehicles entering the intersection from Jacaranda have extremely limited vision of approach- ing westbound traffic. Also, approaching westbound traffic has a very difficult time seeing vehicles about to enter Pepper Tree Road. Although these plant materials (which appear to be within the Pepper Tree right- of-way) are very attractive, they should either be removed or replaced with vegetation that does not obstruct vision. b. For that portion of the Pepper Tree Road "S" curve further east (near lots 14 and 15), sight distance for through traffic could be greatly improved by removing the small tree and tall shrub vegetation along the north side of the road that presently obscures vision around the curve. A minor amount of grading within the right-of-way, to lower the hill to below drivers' "eye level," would also be required. General pruning of trees and other landscape vegetation elsewhere along Pepper Tree Road could also greatly improve sight distance for motorists. c. Since the proposed project will also result in the annexation of almost all of the length of Pepper Tree Road in the "S" curve area to the City of Chula Vista, it is likely that additional effective police enforce- ment could be made, hopefully reducing the incidence of vehicles traveling at excessive speed in this area. It is also felt that the overall traffic safety of Pepper Tree Road in the project site vicinity could be greatly improved by the posting of traffic advisory signs and/or roadway striping, warning of the sharp curves, presence of driveways, and especially of the Pepper Tree Estates access road intersection. d. An additional recommendation would be to have a common driveway location, or at least the driveways of proposed lots 14 and 15 in close proximity to one another, to effectively reduce the additional number of access points to Pepper Tree Road. 2. Geology/Soils The presence of expansive soils is potentially significant but can be mitigated via soils engineering practices, including controlled fills, proper compaction and related construction regulations. City Planning Commission Agenda Items for Meeting of February 25, 1981 Page 7 3. Drainage. The impacts associated with increased run-off can be mitigated through the design, installation and maintenace of adequate drainage facilities in accord- ance with City standards. 4. Aesthetics. Project implementation will result in the transformation of the area from an open undeveloped area into a residential development. Mitigation of this visual impact through project design and CC&R's regulating individual homeowner land- scaping and tree preservation will reduce the adversity of this impact. 5. Noise. Project related construction noise will have a potentially significant short term impact on the adjacent property. The impact can be substantially mitigated via the restriction that operations be confined to normal working hours, no construction during evenings, nights, weekends, or holidays, and strict compliance with the Chula Vista City Code and Performance Standards. E. CLARIFICATION Page 37 of the EIR specifies that the internal streets would be located within a 52 foot right-of-way. These roadways are proposed to be private and there will be no dedicated street right-of-way. This statement will be clarified in the final EIR.