Loading...
HomeMy WebLinkAboutPlanning Comm Reports/1980/10/22 AGENDA City Planning Commission Chula Vista, California Wednesday, October 22, 1980 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meeting of September 24, 1980 ORAL COMMUNICATIONS 1. PUBLIC HEARING: Consideration of request to delete requirement for provision of low and moderate cost housing from tentative subdivision map for Chula Vista Tract 80-21, Bonita Centre East 2. PUBLIC HEARING: Consideration of request to delete requirement for provision of low and moderate cost housing from tentative subdivision map for Chula Vista Tract 80-5, E1 Rancho del Rey Unit 6 3. PUBLIC HEARING (cont.): PCZ-80-G - Request to prezone property on the north side of Main Street at Maple Drive to R-3-P-12 - Pacific Engineering 4. PUBLIC HEARING (cont.): Conditional use permit PCC-81-3, request to locate psychiatric hospital at 730 Dora Lane - Vista Hill Hospital 5. PUBLIC HEARING: Consideration of environmental impact report EIR-81-1 on Ladera Villas 6. PUBLIC HEARING: Consideration of Candidate CEQA findings for development of Ladera Villas 7. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-10, Ladera Villas, north of Telegraph Canyon Road, west of Buena Vista Way, in P-C zone - Lalande and Bordi 8. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-25, Castle Park Townhomes, 1436 Hilltop Drive, in R-3-G-D zone - T. L. Sheldon Corp. 9. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-30, Oaklawn Townhouses, 35 Oaklawn Avenue, in R-3 zone - Palm Homes, Inc. 10. PUBLIC HEARING: Consideration of variance request PCV-81-1 for reduction of required parking spaces in order to install a drive-thru lane at McDonald's, 4340 Bonita Road - Robert Sutherland ORAL COMMUNICATIONS DIRECTOR'S report COMMISSION COMMENTS TO: City Planning Commission FROM: D.J. Peterson, Director of Planning SUBJECT: Staff report on agenda items for Planning Commission Meeting of October 22, 1980 1. PUBLIC HEARING: To consider amendin~ conditions of approval of the tentative subdivision map for Bonita Centre East by deletin9 the requirement to provide units or in lieu fees for moderate income housin9 A. BACKGROUND 1. The Planning Commission and City Council recently approved a 109 unit subdivision map for Chula Vista Tract 80-21, Bonita Centre East, requiring the developer to devote a minimum of 11 units to sell at a price affordable by moderate income families. As an alternative the City Council provided that the payment of fees in lieu of construction would also be acceptable. 2. On September 23, 1980 the City Council considered the Gateway Townhouses tentative map at 1-805 and Bonita Road and the Gersten rezoning at Telegraph Canyon Road and Nacion. Council voted 4:1 to delege any inclusionary housing requirement until such time as Council has studied the matter further and officially adopted a provision for such housing. Council also implied that earlier approvals which were subject to inclusionary housing conditions could seek relief from same. 3. As a result of Council's latest action, the developer of Bonita Centre East is requesting that the previously imposed condition requiring ll low or moderate income units be deleted. B. RECOMMENDATION Adopt a motion recommending that the City Council delete the "inclusionary housing condition and modify the finding of conformance with the Housing Element of the General Plan as follows: The applicant has explored the possibility of reducing the cost of 10% of his units by the use of federal subsidies or other means and has found this not to be feasible (see attached letter). C. ANALYSIS 1. The requirement to make 11 units available for moderate income families or to pay a fee was based on previous Council interest in inclusionary housing programs. However, Council's action of September 23rd to delete the requirement for inclusionary units in two separate cases clarifies their policy in this area. Therefore, staff is recommending that the requirement previously imposed on this subdivision be deleted and the finding of conformance with the Housing Element be modified to reflect present Council policy. 2. The presently adopted Housing Element of the General Plan does not require a developer to provide affordable housing units. It simply requires him to "address the need" to do so. 'In staff's judgment he has "addressed the need" so that a finding of conformance with the Housing Element can be made. May 15, 1980 Planning Commission City of Chula Vista c/o Mr. James Peterson Director of Planning City of Chula Vista 276 Fourth Avenue Chula Vista, California 92010 Re: Bonita Centre Townhomes 109 Unit Condominium Project SEC Otay Lakes Road and Bonita Road Dear Honorable Commissioners We have been informed by the City of Chula Vista Planning Department that the above referenced residential project might be subject to "inclusionary zoning." We have also learned that the City of Chula Vista has no defined policy in this area While we question whether inclusionar~ zoning is a viable ~ethod for achieving its stated goals, the purpose of this letter is not to debate that point, rather, we believe, with reference to our project, that inclusionary zoning is neither appropriate nor desireable because of the many unique factors present in our project. After carefully considering all aspects of this matter, including a review of the hist'ory of our development and the numerous conversationg we have had with Mr. James Peterson, Mr. Joe Sanseverino (Community Development Department), and other officials of the City of Chula Vista, we reasonably and sincerely believe that, to the extent inclusionary zoning might otherwise be applicable to our project, a waiver of such zoning should be granted for the following justifiable reasons: 1. Location of property A. Adjacent to golf course m. Intersection of two "scenic" routes (i.e. Bonita Road & Otay Lakes Road) ~ Ce,-,tr e · 4398 Bongo ~ · Boruga Co~fo'r~o 9203(2. {7'1.4) 475-93.t0 Planning Commission City of Chula Vista >~ay 15, 1980 Page 3 For approximately 18 months this company has been in close communication with the City of Chula Vista. At every level of planning, the City has meticulously analyzed our project, and on every occasion that this project has been discussed, the City has encouraged a high quality, low density, carefully planned development. We believe that the honorable members of the Planning Commission will agree with us that this project is not, and should not be oriented toward low income housing. As presently designed and land planned, the Bonita Centre Townhomes project will represent excellence in property development. Therefore, we respectfully request an uncon- ditional waiver of inclusionary zoning as to our project. We truly believe such a decision is justified by the facts and would represent responsible government action. Sincerely AD~ CO., INC. Nathan S. Adler President NSA/nlm cc: City of Chula Vista ~ity Council ~ ALLEN .SCHOOL RD. r- I r' -! "  , O .. ENTBANCE ' I I "' City Planning Commission Agenda Items for Meeting of October 22, 1980 Page 2 2. PUBLIC HEARING: To consider amendin9 the conditions of approval of the tentative subdivision map for E1 Rancho del Rey Unit 6 by deletin9 the requirement to provide units or in lieu fees for moderate income housin9 A. BACKGROUND l. The Planning Commission and City Council recently approved a subdivision map for Chula Vista Tract 80-5, E1 Rancho del Rey Unit 6, providing for 369 dwelling units and requiring that 10%, or 37 units, be made available at rents affordable by low or moderate income families. 2. On September 23, 1980 the City Council considered the Gateway Townhouses tentative map at 1-805 and Bonita Road and the Gersten rezoning at Telegraph Canyon Road and Nacion. Council voted 4:1 to delete any inclusionary housing requirement until such time as Council has studied the matter further and officially adopted a provision for such housing. Council also implied that earlier approvals which were subject to inclusionary housing conditions could seek relief from same. 3. As a result of Council's latest action, the developer of E1 Rancho del Rey Unit 6 is requesting that the previously imposed condition requiring 37 low or moderate income units be deleted. B. RECOMMENDATION Adopt a motion recommending that the City Council delete the condition requiring that at least 10% of the units be made available for rent to low or moderate income families. Additional the Commission should revise the finding listed in Resolution PCS-80-5 regarding conformance to the Housing Element of the General Plan to read as follows: The project proposes three housing types, single family detached, zero lot line, and couplets, which provides a varied choice of units within the subdivision. Additionally, the applicant has determined that subsidy programs are not available to allow units to be rented at prices affordable by median income families. (Applicant's letter is enclosed.) C. ANALYSIS 1. The City's requirement that a minimum of 10%, or 37 units, within this subdivision be available for rent by low or moderate income families was based on Council's interest in inclusionary housing programs. However, Council's action of September 23, 1980 to delete the requirement for inclusionary units in two separate cases clarifies their policy in this area. Therefore, staff is recommending that the requirement previously imposed on this subdivision be deleted and the finding of conformance with the Housing Element modified to reflect present Council policy. 2. The presently adopted Housing Element of the General Plan does not require a developer to provide affordable housing units. It simply requires him to "address the need" to do so. In staff's judgment he has "addressed the need" so that a finding of conformance with the Housing Element can be made. October 2, 1980 Mr. Jim Peterson Director of Planning City of Chula Vista 286 Fourth Avenue Chula Vista, CA 92010 Dear Mr. Peterson: We respectfully request that you set a public hearing to delete Condition No. 2 from Resolution No. 10103 approving tentative subdivision map for E1 Rancho del Rey No. 6. This condition requires provision for 10% of the housing units as rental units affordable to low or moderate income families. We have worked diligently with the City Cormnunity Development and Planning departments and other appropriate governmental agencies seeking a solution to this requirement. We have explored approximately 10 different alternatives to provide the required housing, none of which were both accept- able and feasible within the rental rate or selling price constraints set down by the City. Your early attention to this matter will be greatly appreciated. Sincerely, EL RANCHO DEL·REY ~J[' , "1~ L~ s. Cohen Executive Vice President DEl. CENTRO I REY El_ · -s DIEGI BENNETT'S WATERLINE EASEMDJ T ~ o,E~o ~ , LADERA ELECTRIC CASA REY NO SCALE ' ' City Planning Co~nission Agenda Items for Meetinq of October 22, 1980 Page 3 3. PUBLIC HEARING (cont.): PCZ-80-G - Request to prezone property on the north side of Main Street at Maple Drive to R-3-P-12 - Pacific Engineering A. BACKGROUND 1. This item has been continued on four previous occasions, having been originally scheduled for consideration before the Planning Commission on Jun~ 25, 1980. The purpose of the continuances was to allow the applicant adequate time to respond to the original staff recommendation and prepare a plan in support of the density requested. 2. The original request involved two different ownerships; however, the owner of the most northerly 1½ acres withdrew, leaving the request limited to the southerly 2~ acres along the north side of Otay Valley Road. The request is to prezone the area to R-3-P-12, multiple family residential, 12 dwelling units per acre, subject to a precise plan. The present zoning in the County is R-S-6 (single family residential, 6 units per acre). 3. An initial study, IS-80-57, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on April 17, 1980. 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-80-57 and find that this project will have no significant environmental impact. 2. Adopt a motion recommending that the City Council prezone the subject 2.56 acres of property to R-3-P-8 and establish the following guidelines for development: a. The setback from Otay Valley Road shall be at least 25 feet~ b. Direct vehicular access onto Otay Valley Road shall be prohibited. c. Setbacks from all other public streets shall be at least 15 feet. d. The recommended density is predicated on the installation of an enclosed underground drainage system with the surface area devoted to landscaping and/or parking. If the channel remains open, the matter shall be returned to the Planning Commission and City Council for a reevaluation of the permitted density. e. The permitted density shall be based on net land area after dedication of public rights-of-way. f. Building permits shall not be issued for any one lot until a precise plan has been approved by the Design Review Committee for the entire 2.56 acre site. *Setbacks shall be measured after the dedication of required rights-of-way. City Planning Commission Page 4 Agenda Items for Meeting of 10/22/80 C. DISCUSSION 1. Adjacent zoning and land use: North County R-S-7 Condominiums (Autumn Hills) South R-2 & R-2-P Condominiums (Playmor) East R-3-P-12 Condominiums (under construction) West County R-S-6 Single family dwellings and vacant 2. Existing site characteristics. The project site is comprised of two parcels located at the southeast corner of the county area identified as Woodlawn Park, and bounded on the west by Walnut Avenue and the east by Otay Valley Road. The site is bisected by Maple Drive with one-third lying westerly and two-thirds lying to the east of that street. The westerly parcel averages approximately 200 feet in width and slopes away from Walnut Avenue. The easterly parcel averages 190 feet in width and lies approximately 5' - 10' below Otay Valley Road with the Poggi Canyon drainage system bisecting the parcel north/south. The channel has cut a substantial crevasse (approximately lO feet wide and 10 feet deep) traversing the property diagonally from the northeast corner to the approximate mid-point of the frontage along Otay Valley Road. The drainage flows in an improved trapezoidal channel north of the property with a wide transition structure located in the northeast corner of the property. The structure dissipates the water velocity before it enters the natural channel. The drainage flow continues under Otay Valley Road via an enclosed box culvert and is picked up on the south side of the road by a grass swale within the residential development. 3. Streets. The majority of the streets within Woodlawn Park are generally substandard in width and improvements, consisting of a two lane (approximately 18-24 feet wide) paved surface with an A.C. berm and no sidewalks. Walnut Drive, Spruce Road and the portion of Maple Drive south of Spruce Road have right-of-way widths of only 25 feet. The northerly portion of Maple Drive is a cul-de-sac street serving approximately 80 dwelling units with a right-of-way width of 60 feet. The extreme northerly portion of Maple Drive is improved with typical subdivision standards (curb, gutter, sidewalk and street lights). 4. Annexation The applicant has petitioned for annexation to the City of Chula Vista. The completion of said annexation is dependent upon an equitable tax transfer agreement between the City of Chula Vista and the County of San Diego. D. ANALYSIS 1. The subject property is designated on the Chula Vista General Plan for Medium Density Residential, 4 to 12 dwelling units per gross acre, which would permit a density range of l0 to 31 units on the 2.56 acres. The density of the adjacent development is as follows: north - 7 units/acre; south - 10 units/acre (authorized). The requested zoning of R-3-P-12 would permit 12 units/acre which is at the extreme upper end of the density range of the General Plan. City Planning Commission Agenda Items for Meeting of October 22, 1980 Page 5 2. The adjacent zoning pattern and topographic conditions present a rationale in favor of zoning the area to a category other than detached single family. The developments on three sides are attached condominium units and the subject property is somewhat removed from the majority of the Woodlawn Park, being located at the extreme southeast corner. In addition, the land configuration and the location and cost of undergrounding the drainage channel probably makes single family development difficult. 3. In staff's judgment the subject property is in a location which should be transitioning from the higher densities near the 1-805/Otay Valley Road interchange to the single family area to the west. In an earlier staff report on this project it was noted that several factors would be significant in arriving at a recommenda- tion for density. The factors cited were: a. The dedication of land for street widenin§ purposes; b. The restrictions placed on building locations due to the alignment of the drainage system; c. The existing and proposed slopes; d. The establishment of building setbacks; e. The ultimate status of Spruce Road (it appears that Spruce Road does not significantly add to the circulation of the area and might be vacated); and f. Elevation of the project and the effect of traffic noise coming from Otay Valley Road. 4. The applicant has used the time made available by the continuations to develop a plan to address the factors noted above. It was staff's intent to present the plan to the Design Review Committee in time to have a recommendation or input prior to the Planning Commission's consideration of density issue. However, the plan submitted by the applicant has numerous problems relating to building and parking setbacks, landscaping depth, pedestrian circulation, lack of private open space, etc. The staff will attempt to meet with the applicant to resolve these issues and present the plan to the Design Review Committee prior to City Council action on the prezoning. A copy of the plan will be available at the Planning Commission hearing to help the Commission understand the feasibility of developing the site at approximately 12 dwelling units per acre as requested. 5. In evaluating the proper density for this site, it is appropriate to evaluate what has transpired on the west side of the 1-805/Otay Valley Road interchange. There have been numerous projects approved during the last decade which depart from the traditional single family detached home and subdivision. The west side of 1-805 in the vicinity of Otay Valley Road has over 86 acres developed wi th 886 units of housing of a type other than single family homes (see land use map of the area). This density and acreage is very comparable to the condominium/apartment area recently approved for the Watts development at 1-805 and "H" Street (870 units on 78 acres). The density of each of the projects varies from a low of lO dwelling units per acre to a high of 17.4 units per acre. In staff's judgment this concentration of density is sufficient for this area and a case can be made to keep the subject property at a single family density. However, this case is weakened by the physical problems of designing a detached single family development in the area, given the parcel configuration, drainage and topography of the property. City Planning Commission Page 6 Agenda Items for Meeting of October 22, 1980 E. CONCLUSION In staff's judgment the subject property should be developed at a density below that of the various developments located at the intersection of Otay Valley Road and Melrose. That intersection is appropriate for medium density multiple family development, but as we move to the west toward the older single family area, the density should be reduced. This is reinforced by the very recent construction of three large detached single family homes across Maple Drive from portions of the subject property. A density of 8 dwelling units per acre would allow for a slight increase above the present County zoning without perpetuating the expansion of 12 units per acre with no logical boundary. The plan prepared by the applicant did not convince staff that the site could best be developed at a higher density (12 dwelling units per acre). F. FINDINGS The subject property should have the "P" zone attached because it poses unique physical problems due to access control required along Otay Valley Road and the location of a major drainage system bisecting the easterly portion of the site. The attachment of the zone will allow for the development of a plan with sufficient flexibility to achieve an efficient design. '~ LOCATOR · · NEGATIVE DECLARATION PROJECT TITLE: Chula Vista Properties Project Location: North side of Otay Valley Rd. and Maple Dr. Project Proponent: Pacific Engineering 9471 Ridgehaven Ct., Suite E San Diego, 92123 CASE NO. IS-80-57 DATE: April 17, 1980 A. Project Se~ting The proposed project area totals approximately 4.3 acres located at the northeast and northwest corners of Maple Dr. and Otay Valley Rd. (See attached locator map) The project site is located within the County of San Diego and is contiguous with the City of Chula Vista boundary. The project consists of 4 parcels of vacant land, one of which is west of Maple Dr. The site has an average natural slope of 5%, although there are manufactured slopes along the easterly boundary. Traversing the 3 lots east of Maple Dr., and running north to south, is a natural drainageway which empties under Otay Valley Rd. Adjacent land uses include condominiums to the north and to the east (presently under construction,) Otay Valley Rd, condominiums and retail to the south and single family and vacant lots to the west. The ~roject site is vacant and has not been previously developed, however, it has been cleared and has been subject to informal use. Aside from a few eucalyptus trees on the perimeter of the site and one existing mature tree (a species of Jacaranda), in the middle of the lot, there is no significant vegetation. No rare or endangered species have been identified in the immediate area of the project. Expansive soils may be present on the project site. A soils inves- tigation will be required to determine the extent of such. Special Report 123, published by the Calif. Div. of Mines & Geology, indicates that a fault trace, inferred through phgtographic evidence, extends north and south, stopping just north of the subject property. B. Project Description The proposed project involves three discretionary acts, 1) to prezone 4.3 acres of property to R-3-P-12 (12 du/ac) and, 2) to annex 4.3 acres of unincorporated area into the City of Chula Vista, and 3) de-annex the territory from the Montgomery Fire Protection District. The site is currently zoned R-S-6 in the County of San Diego, which allows a maximum of 5.8 dwelling units per acre. The prezoning IS-80-57 -2- would permit an increase in density from 5.8 du/ac to 12 du/ac. C. Compatibility with zoning and plans The proposed R-3-P-12 zoning is in conformance with the medium density (4-12 du/ac) designation on the City of Chula Vista General Plan. D. Identification of environmental effects/mitigation The following environmental effects will not occur as a result of the proposed project but rather through future development of the project area which will be authorized by the proposed action. Prior to the consideration of any specific development proposal, additional environmental review will be required. 1. Geology Special Report 123, published by the Calif. Div. of Mines & Geology, indicates that an earthquake fault, inferred by photographic evidence may be a short distance to the north of the project. It is unknown whether landsliding could occur on this property at this time, however, because of the topography of the site, this is not likely. A geological report shall be prepared prior to any subdivision or development of the property. 2. Soils The Engineering Dept. has indicated that expansive soils may be present in the project area. The submission of a soils report and incorporation of all recommendations shall be required prior to any construction on the site. 3. Drainage Traversing the 3 easterly lots is a north/south running, unimproved drainageway which flows under Otay Valley Rd. In addition, a portion of this area is within the projected 100 year flood level. Development of the project site abutting the existing unimproved drainageway and within the flood plain will be subject to standard engineering requirements which will mitigate any adverse impacts. 4. Noise The project site is adjacent to Otay Valley Rd. which is designated as a "major road" on the General Plan and a generator of relatively high noise levels. A noise analysis will be required prior to any additional environmental review or any construction on the project site. 5. Schools The present enrollment level at Rohr Elementary School is reaching capacity. Future development of the project area IS-80-57 -3- will decrease the service level of this facility.. A letter from each school district, indicating the adequacy of school facilities, shall be required prior to the issuance of any permits for additional dwelling units. 6. Parks The need for additional park facilities within the area will be generated by future development in the project area. In-lieu park development and acquisition fees shall be required prior to any subdivision or construction of any new dwelling units. E. Findings of insignificant impact 1. Since the proposed actions will not result in any great physical change, no natural resources nor hazards will be affected. Prior to the division of any parcels, additional environmental review will be required and the extent of any physical damage to the environment fully evaluated. 2. The project is in conformance with the Chula Vista General Plan and associated elements and is not anticipated to.achieve short term to the disadvantage of long term environmental goals. 3. The effect on schools and parks will be limited and mitigable and no substantial impacts are anticipated which could interact to create a substantial cumulative effect on the environment are anticipated. 4. The project will not have any effect on traffic or associated emission nor will the project result in any other hazard which could prove detrimental to human beings. F. Individuals and organizations consulted City of Chula Vista D. J. Peterson, Director of Planning Bill Ullrich, Assoc. Eng. Gene Grady, Director of Bldg. & Hsg. Ted Monsell, Fire Marshal Merritt Hodson, Env. Control Comm. LAFCO, Ann Brickelmeyer, Env. Mngt. Coordinator Agent for owner, Richard. S. Pearson Documents Special Report 112, Calif. Div. of Mines & Geology IS-80-36 Palm Ave./Acacia Ave. Annex. The Initial Study Application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Dept., 276 4th Ave., Chula Vista, CA. L REVIE~ COORDINATOR City Planning Commission Page 7 Agenda Items for Meeting of October 22, 1980 4. PUBLIC HEARING (cont.): Conditional use permit PCC-81-3, request to locate psychiatric hospital at 730 Dora Lane -Vista Hill Hospital A. BACKGROUND 1. The applicant, Vista Hill Hospital, is requesting permission to locate a psychiatric hospital at 730 Dora Lane in the R-1-H zone. 2. On September 22, 1980 the Environmental Review Committee considered the adequacy of EIR-76-6 as revised and recommended that the Planning Commission certify EIR-76-6 as providing an adequate evaluation of the project, having been prepared in compliance with CEQA and the Environmental Review Procedures of the City of Chula Vista, and that they have reviewed the information in that document. B. RECOMMENDATION 1. Adopt a motion certifying EIR-76-6. 2. Based on the findings contained in Section E of this report, adopt a motion approving the request, PCC-81-3, subject to the following conditions: a. Site plan and architectural drawings, including landscaping and signing, shall be submitted to the Design Review Committee for approval. b. The developer/owner shall enter into a separate agreement with the City of Chula Vista agreeing that they or their successors in interest will participate in a reimbursement district for the construction of Telegraph Canyon Road should such a district be formed. C. DISCUSSION 1. Adjacent zoning and land use: North R-1-H Vacant South C-O~P Medical building East R-1-H Hospital West County Vacant 2. Existing site characteristics. The subject property is a vacant 4.71 acre pie-shaped parcel with 623 feet of frontage on the southwesterly side of Dora Lane. The site, with an average natural slope of 20% and an elevation change of 60 feet, slopes down and away from the southeast corner of the property into a draw. The applicant will be obligated to widen Dora Lane and install the required sidewalk and street improvements with issuance of a building permit. Plans for widening as well as a grading plan will be required prior to the issuance of the building permit. 3. Previous proposal. Although no application was filed, when the plans for the Chula Vista Community Hospital were formulated approximately four years ago, the subject site was shown as a future convalescent hospital. Ground breaking was contemplated after the completion of the hospital with construction to take place in two phases totaling 198 beds. City Planning Co~nission Page 8 Agenda Items for Meeting of October 22, 1980 4. Proposed development. The applicant proposes a psychiatric hospital having a gross floor area of 44,000 sq. ft. and containing 58 beds. Approximately 90 parking spaces are provided for staff and guests. The building will have three levels. The first level will be at street grade with the other two levels below the street in a step down design to take advantage of the natural terrain. The proposed number of beds is the same as in the Vista Hill Hospital located at 3 North Second Avenue; however, the square footage will be increased from 26,500 sq. ft. to 44,000 sq. ft. The increase in floor area will enable the facility to offer better day care as well as in-patient service. 5. Comparison. As mentioned previously the latest proposal constitutes a reduction in the number of beds from the original proposal of 198 to 58. The impact on the street will also be reduced since the anticipated daily trips will be reduced from 375 to 186. D. ANALYSIS At the time the Community Hospital was approved it was assumed that the subject property and the adjacent area to the south would be developed with some type of medical facilities in support of the hospital. The adjoining property is presently developed with medical offices, with future plans for expansion. The proposed change in land use from a convalescent to a psychiatric facility is in keeping with the original concept of supportive medical facilities. E. FINDINGS 1. That the proposed use at a particular location is necessary or desirable to provide a service or fac~lity which will contribute to the general well being of the neighborhood or the con~nunity. Approval of the application will permit the Vista Hill Hospital to continue its service to the residents of the co,unity in a location which will offer a centralization of medical services. 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 be surrounded on two sides by similar uses and represents a less intense use than originally planned for the site. In addition, the structure has been designed to conform to the natural terrain. Therefore, the use will not be detrimental or injurious to persons or property in the immediate vicinity. 3. That the proposed use will comply with the regulations and condition specified in the code for such use. The proposed use complies with all zoning re§ulations and will be subject to review upon application for building permit. City Planning Commission Page 9 Agenda Items for Meeting of October 22, 1980 4. T~t the granting of this conditional use will not adversely affect the general plan of the city or the adopted plan of any governmental agency. The granting of this request will not affect the General Plan. SAN DIEGO Countj/ of Son Olego ' Clf~, ot' Chula visf~ VAC~/V7- JUNIOR HIGH SCHOOL (~TE) CHUt. A VISTA COMMUNITY ~//~=e (R-I ) ,, Coun~.y I v~ ~ J ps3/cltiofr~C J~mrl~l '= ~' ['PC MEETIIV~ ~ October 15, 1980 To: City Planning Commission Via: D.O. Peterson, Director of Planning yT~ From: Douglas D. Reid, Environmental Review Coordinator Subject: Certification of EIR-76-6 Attached is a copy of the executive summary of the environmental impact report on the proposed medical facility on Dora Lane which was adopted by the Planning Co~mission on September 13, 1976 by Resolution EIR-76-6. The Environmental Review Committee has recommended certification of this document prior to consideration of the conditional use permit for Vista Hill Hospital. Copies of the complete environmental impact report and other information is available at the Planning Department for any Commis- sioners desiring more detailed information. Also attached are memos to the Environmental Review Committee. DDR:hm '~SOLUTION NO. EIR-76-6 ~' RESOLUTION OF THE CITY PLANNING COMMISSION ADOPTING AN ENVIRONMENTAL IMPACT REPORT. WttEREAS, the proponents Of the project involving a ~dical office buildinq dod skil)ed nursing facility located to the southwest of Community Hospital of Chu)a Vista, wish to receive discretionary approval of said project, and WHEREAS, the Environmental Review Committee of the City of Chu)a found that the proposed project could have a significant effect on the environment, and WHEREAS. proponents of said project retained an environmental consu)tant selected from ~oe list of said consultants approved oy the City Council of the City of Chu)a Vista, and WHEREAS, saic consultant suomitted an application for an Ehvironmenta] Impact Report to toe City of Chula Vista on June 10, 1976. and WltEREAS, after inoependent review and analysis of said application, the EnvJronF~ental Review Committee of the City of Chula Vista issued a draft Environmental Impact Repor~ on said project on July 29, 1976 giving legal notice of the availability of said draft Environmental Impact Report on Ju)y 28, 1976 one filing a Notice of Completion with the Secretary of Resources of the State of California, and WHEREAS, said draft Environmental Impact Report was available for public rewew and scrutiny for a period in excess of 30 oays, and WN[REAS, the P]annlng Commission of the City of Chula Vista held a public nearing on said draft Environ~ntal Imoact RepoPt on SePtember 13, 1976. NOW THEREFORE BE IT RESOLVED'AS FOLLOWS: From ~e facts presented to the Planning Commission, the Commission found that said Environmental Impact Report nas Pee~ prepareo in accoroance with the California Environmental Quality Act of 1970, as amenoeo, the California Administrative Code and the Environmental Review Policy of the City of Chula Vista and hereby adopts said Environmental Impact Report as the City of Chela Vista's final Environmental Impact Report on said project. PASSED AND APPROVED BY THE CITY PLANNING COMMISSIO~ OF CHULA VISTA, CALIFORNIA this 13t~ day of Septet,)er 1976, by the following vote, to-wit: AYES: Commissioners Start. R. Johnson, Floto, Pressutti, G. Johnso~ Smith NOES: None ABSENT: Commissioner Chandler Cha i rman p re Temeore Secretary 1.0 INTRODUCTION t.1 Purpose This environmental impact report-addresses the proposed development of a skilled nursing facility and physician's office building on an 11.7 acre parcel adjacent to the Community Hospital of Chula Vista. To implement the proposed development, the project applicants are requesting from the City of Chula Vista the reclassification of the project site from an R-1-H to a C-O-P zone, and the approval of a Precise Plan and a Conditional Use Permit. The desired rezoning and project approvals consti- tute discretionary actions by the City, and the responsible decision-making authorities are obligated to balance the po- tential adverse environmental effects of such actions against social and economic objectives in determining whether or not the project ~s approved. This environmental impact report, thus, is designed to provide the responsible authorities with detailed information on the environmental consequences of the proposed project. In addition, the report addresses measures to reduce the magnitude of any adverse effects and discusses possible alternatives to the project as proposed. This report has been submitted to the City of Chula Vista in accordance with p~odedural guidelines outlined in their Environmental Review Policy (City of Chula Vista, 1975), and the State Guidelines for the Preparation and Evaluation of Environmental Impact Reports under the California Environmental Quality Act of 1970, as amended (State of California, 1973). This environmental impact report is not meant to be used as an engineering document. Likewise, it does not relieve the City or the applicant of their responsibilities to ensure that engineering documents otherwise required for this project are prepared and submitted. 1.2 Executive Summary 1.2.1 Project Description The proposed project consists of the de- velopmcnt of a skilled nursing care facility (also referred to as a convalescent hospital) and a physician's office building on an 11.7 acre parcel adjacent southerly to the Com- munity Ilospital of Chula Vista. At ultimate development, the skilled nursing facility will consist of a one-story structure of approximately 62,000 square feet containing 198 beds. De- velopment of the facility is planned in two 99-bed phases; Phase 1 would be operational by late 1977, and Phase 2 by 1982, depending on the demand for the services offered. The physician's office building will be constructed in three wings: two wings of two stories and one of three stories. At ultimate development the building will 2 enclo:¢c 65,000 square feet. The first wing of this facility, a two-story structure providing space for 12 to 14 doctors and a pharmacy, would be completed and operational by late 1977. A second wing of two stories with space for an additional 12 to 15 doctors is planned for completion in 1978- 1979. The third wing, three stories with space for 22 to 24 doctors, would be operational by 1980-1981, depending upon demand. 1.2.2 Impacts Which Cannot Be Wholly Avoided The following is a list of environmentgl impacts which cannot be fully mitigated should the proposed project be implemented. a. Traffic generated by the combined medical facilities will add to existing high traffic volumes on Telegraph Canyon Road. In light of the fact that Telegraph Canyon Road is already carrying a volume of traffic which results in an inadequate level of service this increased ADT must be con- sidered significant b. Potential for seismic ground shaking which is characteristic of virtually all areas in southern California. c. Potential for seismic ground rupture if proposed structures cannot be situated away from significant traces of thc La Nacion Fault System. Detailed geological studies on adjacent land have shown, however, that the siting of structures away from significant fault traces is generally feasihle. In any event, this project continues to concentrate medical and related facilities in an area where seismic ground ~upture could destroy access and utility support facilities. In the case of a large scale seismic induced emergency, the ability of these facilities to provide emergency services could be greatly impaired. d. Land form alteration by the grading process. e. Minor incremental increases to region- wide air and water quality problems. f. Land use and related aesthetic impacts resulting from development of the currently vacant site. g. Increased demand for municipal services and public utilities. 1.2.3 Beneficial Impacts Significant social and economic benefits would accrue due to thc provision of needed medical offices and extended care facilities adjacent to the lommunity Hospital. Specifically, the proposed facilities would better meet the health care needs o£ thc area while increasing the community tax base and creating new jobs. Also, the proposed development would be in conformance with provisions of the Ctiy's General Plan. September 18, 1980 To: Chairman and Members of Environmental Review Committee From: Douglas D. Reid, Environmental Review Coordinator~.~/-~ Subject: IS-81-8, Vista Hill Hospital Review of preliminary grading plan A. Background 1. On July 25, 1980 the ERC reviewed the proposed Vista Hill Psychiatric Hospital located on Dora Lane across from Chula Vista Community Hospital. The Committee recommended certification of EIR-76-6 as providing adequate analysis of the proposed facility. This recommendation was conditioned upon the submission of a preliminary grading plan to staff to assure that the proposed structure and layout could be accommodated by the proposed grading of the site. 2. During the analysis of the preliminary grading plan by the Planning Department, it was found that the proposed building, courtyard and outdoor activity areas function well with the preliminary grading concept. There were problems relative to the parking facilities. Therefore staff has referred the preliminary grading plan to the ERC. B. Recommendation 1. Find that the preliminary grading plan subject to the changes noted below will accommodate the proposed land use facilities without adverse environmental effects. 2. Support previous recommendations that the Planning Commission certify EIR-76-6. C. Analysis 1. Overall grading concept The implementation of the project would result in the terracing of structures, patios, parking area, outdoor activity areas down the natural slope to the west of Dora Lane. The structures and combined retaining walls work well in relation to the grading concept. The preliminary grading plan will be available for review at the ERC meeting and the elevations shown on the attached floor plans coincide with those shown on the preliminary grading plan. 2. One problem that was evident in review of the plan was that there was several deadend parking areas which could cause problems for visitors or '.~~ service vehicles entering the site. Discussions with the applicant resolved this problem because these areas were for employee parking only. Page 2 3. Secondarily there was considerable question regarding the slope across the parking lot in relationship to the ability to enter and exit vehicles. The slope as depicted on the preliminary grading plan is in most areas up to 10%. After discussion with the project applicant and further discussions between he and the project architect, the following solutions were determined to be adequate: a. The parking area at the northeastern portion of the property adjacent to Dora Lane and the existing medical office would be for employees only. This portion of the parking facility would have a maximum gradient of 8%. The employee parking facility at the western portion of the site would also have a maximum gradient of 8%. Each of these areas would have independent access. b. The central portion of the site between the facility and Dora Lane would be for visitor parking and would have a maximum gradient of 6%. Access to the facility would be provided by a loop system with an entrance from an exit to Dora Lane. c. These three parking areas would be separated by either a retaining wall or slope bank or combination thereof to accommodate the elevation differences. The same would occur between the parking area paralleling the structure itself. August 22, 1980 To: Members of Environmental Review Committee .) From: Douglas D. Reid, Environmental Review Coordinator~ Subject: IS-81-8, Vista Hill Hospital Consideration of the adequacy of EIR-76-6 regarding a revised project A. BACKGROUND In mid-1976 an EIR was prepared on the initial development of the properties adjacent to the Chula Vista Community Hospital. These proposed facilities included a phased medical_office building and convalescent hospital. Vista Hill Hospital now proposes to use the convalescent hospital site for a 58 bed acute psychiatric hospital. B. RECOMMENDATION Recommend that the Planning Con~nission certify EIR-76-6 as providing an adequate evaluation of the project, having been prepared in compliance with CEQA and the Environmental Review Procedures of the City of Chula Vista and that they have reviewed the information in that document. It is the conclu- sion of this analysis that the project will not result in any significant environmental impact and therefore the preparation of candidate CEQA findings is not necessary. C. ANALYSIS 1. Project Comparison. The original convalescent hospital involved two phases. The first phase included 99 beds in 37,000 sq. ft. of floor area and 37 parking spaces. The second phase would have added another 99 beds in 25,000 sq. ft. with 28 park- ing spaces. The new proposal would be built in one phase with 58 beds in 44,400~ross) sq. ft. of floor area and provide 93 parking spaces. The use would be changed to an acute psychiatric hospital which will require the issuance of a condi- tional use permit by the Planning Commission. Thus, the new project is of considerably less scale than the original proposal. Many of the significant impacts which were projected would be of less significance. 2. Impact Comparison. Because of the reduced scale of the project, the impact on the circulation system would be less than that of the previous proposal (186 vs. 375 trips per day). Although details of the grading plan for either project are not currently available, it appears that the new concept conforms to the existing topography much more accurately. IS-81-8, Vista Hill Hospital Page 2 The geology of the vicinity is very sensitive due to the presence of the La Nacion fault zone. The main branch of the La Nacion fault zone has been located 20-25 feet west of the northwest corner of the site. This information is new and much more precise than that available in 1976. It does confirm the original conclusions of the EIR. It must be recognized that one of the findings in the EIR reads in part: "In any event, this project continues to concentrate medical and related facilities in an area where seismic ground rupture could destroy access and utility support facilities. In the event of a large scale seismic induced emergency, the ability of these facilities to provide emergency services could be greatly impaired." City Planning Commission Page 10 Agenda Items for Meeting of October 22, 1980 5. Consideration of environmental impact report EIR-81-1 on Ladera Villas A. BACKGROUND 1. The Environmental Review Committee conducted an Initial Study (IS-80-50) of this project on March 27, 1980 and concluded that there could be one or more potentially significant environmental impacts resulting from the project as pro- posed. Therefore, a focused EIR was required to evaluate the five issues iden- tified in the Initial Study. 2. A public meeting was held on August 22, 1980 to obtain comments from the public on the content of the draft EIR. The draft EIR was then prepared by City staff based on technical reports submitted by the applicant and other information available. The draft EIR was issued for review by the Environmental Review Com- mittee on September 22, 1980. B. RECO~tENDATION 1. Open the public hearing and take testimony relative to the adequacy of the Environmental Impact Report. If there is no testimony which requires a response, certify that EIR-81-1 has been prepared in accordance with CEQA and the Environ- mental Review Procedures of the City of Chula Vista and that the Planning Commis- sion will consider the information in the document as they consider the project. 2. If a response is necessary, schedule consideration of the final EIR for November 12, 1980. C. PROJECT DESCRIPTION 1. The project is located about 500 feet to the north of Telegraph Canyon Road between the Casa del Rey subdivision and the future extension of Paseo Ranchero. Access to the property is via Paseo Ladera and Paseo Entrada in the Casa del Rey subdivision. 2. The project proponent proposes to subdivide the property into 27 lots, 26 to be developed with single family detached dwellings and one open space lot along the southern portion of the site. The dwelling units would have 3 and 4 bedrooms with 1800-2000 sq. ft. of floor area. The residential lots would have 8700-18,000! sq. ft. of area and the open space lot would have 2.3 acres. 3. The grading of the property will require 52,000 cubic yards of cut and 137,000 cubic yards of fill material. The borrow site for the fill material has not been identified. If it is within the City's jurisdiction, additional environ- mental review will be required. The maximum height of the cut slopes will be 24 feet and 60 feet in the case of fill slopes. 4. If Paseo Ranchero has not been constructed prior to the development of the project, an 8" sewer will be extended to Telegraph Canyon Road along the future alignment of Paseo Ranchero. City Planning Commission Page 11 Agenda Items for Meeting of October 22, 1980 D. ENVIRONMENTAL ANALYSIS 1. The EIR concludes that, subject to the mitigation identified in that document, there will be no substantial and adverse environmental impact resulting from the project. 2. The EIR also concludes that project implementation would result in an unavoidable, significant, irreversible land form alteration. An alternative project involving reduced scope, either in the number of lots or in clustering of dwelling units on a smaller area of the 10 acre parcel, would substantially reduce this impact. E. COMMENTS ON THE DRAFT EIR The Environmental Control Commission and the Otay Municipal Water District provided comments on the draft EIR. Neither had questions regarding the adequacy of the EIR. The Environmental Control Commission did have questions regarding the impact of the project. Their comments are attached. October 13, 1980 TO: Planning Commission FROM: John A. Macevicz, Environmental Control Commissioner SUBJECT: EIR-8-1 - Ladera Villas Subdivision The Environmental Control Commission finds this EIR to meet CEQA guidelines, and would ~ike the following concerns considered: (1) The amount of soil to be moved, approximately 52,000 cubic yards of cut, and 137,000 cubic feet of .fill material, with the maximum heights of cuts and slope to be 24 feet to 60 feet, seems to be excessive since this area is on the scenic highway designated by the Chula Vista General Plan. (2) This area seems to be premature in relation to the other developments in the Rancho del Rey Specific Plan. (3) The number of students generated may be small in relation to the total number of units; however, with other projects being developed, present school sites and future school sites will be overloaded before completion of the project. (4) The Commission would also like to express concern relating to the extent of fill necessary (quantity of dirt to be shipped in to the area, and the alteration of the land); therefore, the ECC recommends that an alteration of the grading plan be considered. JAM:av COMMENTS REVIEWED, AMENDED (ADDITION OF ITEM #4) AND ADOPTED BY THE ENVIRONMENTAL CONTROL COMMISSION AT THE RESCHEDULED REGULAR BUSINESS MEETING HELD MONDAY, OCTOBER 6, 1980, BY THE FOLLOWING VOTE: AYES: Commissioners ~acevicz, Taylor, Donovan, Iversen, Hernandez and Hodson. Noes: None. Abstain: None. Absent: Commissioner Goodrich. ATTEST: Angela Villagomez, Secretary City Boards and Commissions October 13, 1980 10595 JAMACHA BOULEVARD. SPRING VALLEY, CALIfORNiA 92078 TELEPHONE: 462.2222, AREA CODE 714 September 18, 1980 City of Chula Vista 276 Fourth Avenue Chula Vista, CA 92010 Attn: Mr. Douglas D. Reid Subj: Ladera Villas E.I.R. (W.O. 879) Dear Mr. Reid: I have reviewed the Environmental Impact Report and have no comments. We have advised the engineer for the developer that offsite water mains will be required, however, we have not analyzed the project yet. As soon as we determine the requirements, we will advise their engineer. Very truly yours, ~a~9~E. B~rber, Jr~ Chief Engineer REB:cp City Planning Commission Page 12 Agenda Items for Meeting of October 22, 1980 6. PUBLIC HEARING: Consideration of Candidate CEQA findings for development of Ladera Villas A. BACKGROUND If at the conclusion of the previous agenda item on EIR-81-1 the final EIR is certified, it would be appropriate to proceed with the CEQA findings; otherwise this hearing should be continued until the meeting of November 12, 1980. B. RECOMMENDATION 1. Find that, subject to standard development regulations and the conditions of approval, the project will not result in significant environmental impacts in the following areas: a. Geology/soils (EIR Sec. 3.2) b. Archaeology (EIR Sec. 3.4) c. Schools (EIR Sec. 3.5) d. Biology (EIR Sec. 3.3) e. Those issues identified in Section 4.0 of the EIR. 2. Find that implementation of the project would result in a significant land form alteration and that it is economically infeasible to implement alternativ,es that would significantly reduce this impact. C. ANALYSIS Due to this finding of significant impact the City must make one of the following findings (su~i~larized--see attached Candidate Findings of Fact): 1. Measures have been taken to avoid significant impact, or 2. Specific considerations make such measures infeasible. A great deal of the land form alteration which would result is a consequence of the extension of street "A" into the main onsite canyon and the required fill for the street and adjoining lots. This could be avoided by clustering the units at a higher elevation or reducing the number of units. However, the development of the property with single family detached dwellings would bring a higher economic return than development of townhomes or condominiums on the lO acres at a similar density. The staff recommendation requires the developer to participate in the improve- ment of Paseo Ranchero. This would include the eventual construction of a major drainage facility at the intersection with Telegraph Canyon Road, the crossing of designated open spaces along Telegraph Canyon Road and the south leg of Rice Canyon (El Rancho del Rey Specific Plan) in addition to the normal costs of con- structing a four lane residential collector street. The proposed dwelling unit type at the proposed lot yield results in an economically feasible project. D. OVERRIDING CONSIDERATIONS 1. The project will include the participation by the developer in the imple- mentation of a portion of the E1 Rancho del Rey circulation system which will be beneficial to the community. City Planning Commission Agenda Items for Meeting of October 22, 1980 Page 13 2. The design of the proposed subdivision provides good solar access to the proposed dwelling units. 3. The project is located in an urbanizing area with most public services available. Development in a remote area would likely have a greater environ- mental impact. CANDIDATE FINDINGS OF FACT LADERA VILLAS SUBDIVISION EIR-81-1 City of Chula Vista (California Public Resource Code Sec. 21081) (California Administrative Code Sec. 15088) I. INTRODUCTION The following findings have been prepared in accordance with Section 15088 of Title 14 of the California Administrative Code, and Section 6.10 of the Environ- mental Review Procedures of Chula Vista. These two directives both state that, in order to approve a project which has one or more significant environmental effects, a finding within at least one of the following categories must be made: Category 1. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant environmental effects thereof as identified in the final EIR. Category 2. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the body making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. Category 3. Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. For the Ladera Villas project, a summary of impacts and findings has been prepared which, if adopted, indicate that response to all significant impacts can be placed into these categories. II. FINDINGS The Ladera Villas project represents a subsequent development proposal within the context of the E1 Rancho del Rey Specific Plan. The project will subdivide a lO acre parcel of land into 27 lots, 26 to be developed with single family detached dwellings and one open space lot. The number and type of units proposed has been found to be consistent with the Specific Plan. Within this background the following factor-specific findings are proposed. A. Land form (EIR Sec. 3.1) The project will require the moving of approximately 52,000 cubic yards of cut and 137,000 cubic yards of fill material. The maximum height of the cut slopes will be 24 feet and 60 feet in the case of fill slopes. A portion of the fill slopes encroach into the designated open space area shown on the E1 Rancho del Rey Specific Plan, which is adjacent to Telegraph Canyon Road, a "scenic highway," as designated by the Chula Vista General Plan. The appearance of the upper natural slope areas will be irreversibly altered by the proposed project. -2- Findin9 (Category 1): The impact of the project on existing land form would be significant and at least partially mitigable. The alternative of a "project of reduced scope" (discussed in EIR Section 6.2) is an alternative that would reduce significant impacts of land form modifica- tion. The project as proposed by the developer, including the require- ment for offsite improvements, would result in an economically feasible project. B. Geology/Soils (EIR Sec. 3.2) Southern California is susceptible to seismic hazards. The project site does not lie close to any known active faults and carries no greater risk of seismic damage than most areas of the county. No other geologic hazards pose a significant risk to the proposed project. Because landslides were not found during the investigation, the project is not expected to be impacted by landslide hazards. The placement of structures on expansive soil could have serious impacts due to cracking and differential settling. Finding (Category 1): The expansive soild hazard present on site is potentially significant, but mitigable. C. Archaeology (EIR Sec.~ 3.4) A field investigation was conducted on December 6, 1979 and consisted of an intensive on-foot reconnaissance of the property. The results of the field investigation was posi'tive as one newly recorded site (W-2390) was noted within the boundaries of the project. This site (W-2390) is located at an elevation of approximately 460 feet above mean sea level in the northeastern quarter of the property. As far as can be ascertained by preliminary reconnaissance the site consists of a single locus approximately 30 meters by 30 meters in area, situated on a south trending knoll overlooking Telegraph Canyon. Culturally intrusive surface material present includes one chopping tool and one dozen flakes. Lithic materials evident are available locally. The site generally maintains a static contour and because of that, it is U shaped. Because the one archaeological site (W-2390) is a fragile surface site, any earth removed, vehicular traffic or other disruptive activities could seriously impair or destroy the data compiled to date. Mitigation will consist of the following program: 1) Establishing an accurate location for the site; 2) A micro-mapping of surface artifacts and collection of these artifacts; 3) Excava- tion of four test units, each one meter by one meter square, to assess possible subsurface cultural debris; 4) Laboratory analysis and cataloging of material collected; 5) Preparation and submittal of a written report. Finding (Category 1): The impact of the project on archaeological resources is potentially significant, but mitigable. D. Schools (EIR Sec. 3.5) The new students generated by this project would require the equivalent of approximately one classroom and one teacher, plus the related facilities and other personnel. -3- Mitigation will require the developer to provide the City with written assurance from the school districts that they will have the ability to provide educational services. Findin9 (Category 2): The dedication of land and/or the payment of developer fees are methods adopted by the school districts for obtaining assistance from private developers to reduce the impacts of incremental growth. The responsibility for obtaining developer assistance to mitigate school impacts rests with the school districts. City Planning Commission Page 14 Agenda Items for Meeting of October 22, 1980 7. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-10, Ladera Villas, north of Telegraph Canyon Road, west of Buena Vista Way, in P-C zone- Lalande and Bordi A. BACKGROUND 1. The applicant is requesting approval of a tentative subdivision map known as Ladera Villas, Chula Vista Tract 80-10, in order to subdivide 10 acres of vacant land located at the easterly terminus of Paseo Entrada (Casa Del Rey subdivision) into 27 lots. The subject property is zoned P-C and lies within the boundaries of the Ladera Sectional Planning Area of the E1 Rancho del Rey Specific Plan. The tentative map in this case also constitutes a Sectional Planning Area plan. 2. The environmental concerns of this project are covered under an earlier agenda item. B. RECOMMENDATION 1. Based on the findings containedinSection"~' of this report, adopt a motion recommending that the City Council find that the tentative map satisfies the require- ment of a Sectional Planning Area plan and approve the plan subject to the following conditions: a. The variable slopes facing Telegraph Canyon Road and Paseo Ranchero shall be rounded and blended into the natural topography and shall be planted with native plant materials (exclusive of native grasses). In addition, trees shall be planted subject to the approval of the City Landscape Architect. b. All residential structures shall be constructed to achieve a 45 dBA interior noise level in accordance with Title 25 of the California Administrative Code. c. The development standards shall prohibit the conversion of garages unless replaced with a similar garage and the exterior made to match the dwelling. d. The regulations of the R-1 zone (Chapter 19.24) and all other applicable sections of the Municipal Code shall apply to the subject development. 2. Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for Ladera Villas, Chula Vista Tract 80-10, subject to the following conditions: a. "A" Street shall be named Del Codo Court and the short cul-de-sac shall be named Entrada Court. b. The developer shall petition the City to have the open space lot (including the slopes along Paseo Ranchero) included in the same Open Space Maintenance District as Casa Del Rey. City Planning Commission Page 15 Agenda Items for Meeting of October 22, 1980 c. The same perimeter fencing used for the Casa Del Rey development shall be used for this project. A provision to increase the height of the fencing to 5 feet with wrought iron shall be required in order to allow swi~r~ing pools. d. The tentative map shall be revised as follows: l) The width of the driving lane for a two way hillside local street north of centerline shall be 14 feet instead of 12 feet. 2) All property lines shall be located at the top of slope. 3) The rear property line of lot 9 shall be located at the juncture of the two down slopes in that vicinity. e. The developer shall perform the following archaeological mitigation measures to ensure that no direct adverse impacts will occur to the site (W-2390): l) Document the exact location of the site. 2) A micro-mapping of surface artifacts and collection of these artifacts. 3) Excavation of four test units, each one meter by one meter square, to assess possible subsurface cultural debris. 4) Laboratory analysis and cataloging of material collected. 5) A written report submitted to the appropriate institutions and the Environmental Review Coordinator of the City. f. The developer shall grant 7.5 foot easements to the City for street planting and maintenance purposes along all streets to be dedicated prior to approval of the final map. g. The developer shall dedicate to the City right-of-way as determined by the City Engineer for Paseo Ranchero prior to approval of the final map. h. The developer shall grant to the City sewer easements 10 feet wide along all public sewers not within dedicated streets. i. Prior to approval of the final map for this project the developer shall prepare and submit for City Council approval a plan for financial participation in the cost of Paseo Ranchero from Telegraph Canyon Road to "H" Street. The cost of preparing this plan shall be included as a part of the cost of the street, to be distributed under the plan ultimately approved by Council. City Planning Conmission Agenda Items for Meeting of October 22, 1980 Page 16 j. Prior to approval of the final map the developer shall deposit with the City his estimated fair share cost for Paseo Ranchero as determined by the formula derived under condition "i" above. In lieu of preparing said plan for participation and making said deposit the developer may build full improvements for the westerly one-half of Paseo Ranchero from Telegraph Canyon Road to his northerly boundary line. Said construction shall include any necessary storm drain, sewer and other appurtenances, along with the rights-of-way required for such work. k. The developers shall enter into a separate agreement with the City of Chula Vista stipulating that they or their successors in interest shall be required to participate in a reimbursement or other district for the construction of Telegraph Canyon Road prior to approval of the final map. 1. The developer shall be responsible for obtaining permission from adjacent property owners for grading which occurs outside the subdivision boundary. m. Surface drainage shall not be allowed to flow over slopes. All pads shall be graded to drain to the street. C. DISCUSSION 1. Existing site characteristics. The site is characterized by a draw lying on the westerly half of the property and a smaller draw along the easterly boundary. The property, which ranges in elevation from 360 feet to 485 feet, has slopes of 2:1 and 1½:l steepness. 2. E1 Rancho del Rey Specific Plan. The subject property lies at the extreme southeast corner of the Ladera Sectional Planning Area of the E1 Rancho del Rey Specific Plan. ~st of the property is designated on the plan for medium-low residential density at 3 to 5 dwelling units per acre, with an open space designation along the southerly boundary. The adjoining properties are designated on the E1 Rancho del Rey Plan as follows: North - Elementary school site South - Open space East (across Paseo Ranchero) - Medium density residential, 6-10 DU/acre, (Parkside Sectional Planning Area) and extension of Paseo Ranchero West - Not included in the E1 Rancho del Rey Plan - Casa Del Rey single family residential development Aside from the major streets and residential collectors, no other streets are shown on the E1 Rancho del Rey Plan. Therefore, the internal street circulation is predicated on the proposed development and the adequacy of the street to serve the properties. City Planning Commission Page 17 Agenda Items for Meeting of October 22, 1980 3. Proposed development. The applicant proposes to subdivide the property into 26 single family residential lots (a density of 2.6 units per acre) and one 2.3 acre open space lot along the southern boundary. The lots are to be served by the extension of Paseo Entrada from the Casa Del Rey tract and two cul-de-sacs. The east-west segment of the westerly cul-de-sac is single loaded with residential lots on the north side of the street and open space on the south. The lots on the east side of the short easterly cul-de-sac will back up to the future extension of Paseo Ranchero. The slopes proposed in that area will be included in the same open space maintenance district as the Casa Del Rey development. Extensive grading will occur on the site consisting of 52,000 cubic yards of cut and 137,000 cubic yards of ill. The imbalance will require the importation of 85,000 cubic yards of fill dirt. D. ANALYSIS 1. Inasmuch as the proposed development is located at the southeast corner of the Ladera Sectional Planning Area and the development on all four sides is predetermined, it will not affect or influence the remaining properties within the sectional planning area. For this reason it was determined that requiring the submittal of a Sectional Planning Area plan showing how the remaining properties in the area could be developed was unnecessary. The tentative map, because of its detail, is more than adequate to qualify as the Sectional Planning Area plan. 2. Essentially, the proposed project is in conformance with the E1 Rancho del Rey Specific Plan. The density of 2.6 units per acre is below the allowable density range of 3 to 5 units per acre and the open space is provided in the designated area. 3. While Paseo Entrada is not proposed to connect directly to Paseo Ranchero, residents of the area will use Paseo Ranchero and "J" Street to gain access to the area. Inasmuch as Paseo Ranchero passes through the area on the north side of Telegraph Canyon Road designated as open space on the adopted Specific Plan for E1 Rancho del Rey, there is no abutting development to carry that cost. Accord- ingly, that cost should be spread over all properties benefitting from that street. A similar situation exists further to the north where Paseo Ranchero will cross the south leg of Rice Canyon. To address this matter, condition of approval "i" requires the developer to prepare a plan for participation in the cost of Paseo Ranchero between Telegraph Canyon Road and "H" Street. Without such a plan staff would have to recommend denial of the map as being premature. E. FINDINGS Sectional Plannin9 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: 1. The proposed sectional planning area plan is in conformity with the general d~velopment plan of the P-C zone, any adopted specific plans, and the Chula Vista a¢neral plan and its several elements. City Planning Commission Page 18 Agenda Items for Meetin§ of October 22, 1980 The proposed development has a density of 2.6 units per acre which is below the lower range of the allowable density of 3 to 5 dwelling units per acre. The open space areas will be landscaped with native plant materials in keeping with the Scenic Highway Element of the General Plan. 2. The proposed sectional planning area plan will promote the orderly, ~quantialized development of the involved sectional planning area. The proposed development will extend the existing street circulation system and will complete the residential development in this area of the Sectional Planning Area. 3. The proposed sectional planning area plan will not adversely affect a~acent land use, residential enjoyment, circulation, or environmental quality. The proposed development allows for the development of the 10 acre property to the north, either as a K-6 school or for residential use. The proposed street pattern completes the pattern begun in the adjacent Casa Del Rey tract and allows for the extension of Paseo Del Rey just east of the tract. Tentative Subdivision Map Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdi- vision map for Ladera Villas, Chula Vista Tract 80-10, 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: 1. 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 Element - The E1 Rancho del Rey Specific Plan designates the area for medium/low density residential, a range of 3 to 5 dwelling units per acre, which would permit a maximum density of approximately 40 units on the property. The developer proposes to construct 26 units on the site. b. Circulation Element - The development will extend Paseo Entrada and be served by two cul-de-sac streets. In addition the developer will dedicate a portion of Paseo Ranchero which abuts the project. c. Housing Element - The proposed development will add to the housing stock of the community. The development contains less than 50 units and is therefore exempt from addressing the low and moderate income provisions of the Housing Element. d. Conservation Element - Approximately 2.3 acres of open space will be provided in accordance with the E1 Rancho del Rey Specific Plan. City Plannin§ Commission Page 19 Agenda Items for Meeting of October 22, 1980 e. Parks and Recreation, and Open Space Elements - The proposed develop- ment 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 Elements - No known faults exist within close proximity to the subject property. The proposed circulation system will facilitate the movement of emergency vehicles. g. Noise Element - All dwellings are to be designed so as not to exceed a maximum interior noise level of 45 dBA. h. Scenic Highway Element - The open space lot will be planted with native plant materials which will eventually blend into the open space area adjacent to Telegraph Canyon Road. The slopes will be enhanced by the planting of trees. i. Bicycle Routes Element - No bicycle route is planned through the pro- posed development. j. Public Buildings Element - 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. VAC VAC ~ VAC L_ .............. VAC ~JBDIVISIONj LAYOUT PRESENTLY 1 R, CANT. VAC PROJECT AREA VAC VAC ~ J, ~'00' 400~ NORTH City Planning Commission Page 20 Agenda Items for Meeting of October 22,1980 8. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-25, Castle Park Townhomes, conversion of 39 units to condominiums at 1436 Hilltop Drive A. BACKGROUND 1. The applicant is requesting approval of a tentative subdivision map known as Castle Park Townhomes, Chula Vista Tract 80-25, for the purpose of converting an existing 39 apartment complex into a one lot condominium. The project is located on a 2.26 acre parcel at 1436 Hilltop Drive in the R-3-G-D zone. 2. The project is exempt from environmental review as a class l(k) exemption. B. RECOMMENDATION Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for Castle Park Townhomes, Chula Vista Tract 80-25, subject to the following conditions: 1. The developer shall grant a 7.5 foot easement to the City for street tree planting and maintenance along Tobias Drive prior to approval of the final map. 2. The developer shall grant a 7 foot easement to the City for street tree planting and maintenance along Hilltop Drive prior to approval of the final map. 3. The developer shall construct wheelchair ramps as shown on the tentative map prior to approval of the final map. A construction permit shall be obtained for said improvement work. 4. Prior to approval of the final map, the developer shall reconstruct or alter the curb outlet on Tobias Drive to prevent water from standing in said outlet. A construction permit must be obtained for this work. 5. The developer shall obtain the necessary permits to do the work required for approval, including conditions specified by the Design Review Committee, within 120 days after the approval of the final map. Such work shall proceed in an expeditious manner and shall be complete 90 days from the issuance of the permits. No units shall be occupied until final inspec- tions have been made and all work required by this approval is complete. 6. The developer shall construct 15 additional carports adjacent to and similar in design to the existing carports. C. DISCUSSION 1. Adjacent zoning and land use: North R-3-G-D Apartments South R-2-T Single family attached dwellings East R-1 & C-N High School and commercial West R-2-T Single family attached dwellings City Planning Commission Page 21 Agenda Items for Meeting of October 22, 1980 2. Existing site characteristics. The subject property is a level, through lot lying between Hilltop Drive and Tobias Drive opposite East Rienstra Street, with 165 feet of frontage on both streets and a depth of 596 feet. The site is presently developed with a 39 unit two story contemporary apartment complex, constructed in 1972, which consists of lO residential structures, a single story laundry/recreation building, swimming pool and carports. There are 23 two bedroom units, 15 three bedroom and one four bedroom plus den. The large unit has been illegally converted into two units but will be reconverted back into one unit. There are a total of 76 parking spaces provided onsite, of which 24 are carports and 10 compact spaces. The parking meets the requirements of the code. 3. Storage. Two bedroom units are required to have 200 cu. ft. of storage, three bedroom units require 250 cu. ft. and units with four or more bedrooms must have 300 cu.ft. The two bedroom units are to be provided with 177 cu. ft. located under the stairs leading to the second floor and a linen closet containing 80 cu. ft. on the second floor will be used for storage, for a total of 257 cu. ft. The three bedroom units will have 100 cu. ft. in the patio area, 177 cu. ft. under the stairs and 80 cu. ft. on the second floor, for a total of 357 cu. ft. The four bedroom unit will have a total of 257 cu. ft. located under the two stairways and 120 cu. ft. in the patio for a total of 377 cu. ft. 4. Private open space. Each unit has private open space areas Which meet or exceed the code require- ments. The two bedroom units have a patio containing 80 sq. ft., the three bedroom units a 155 sq. ft. patio, and the four bedroom unit will have two patio areas totalling 235 sq. ft. 5. Design Review Committee. The proposed project was reviewed by the Design Review Committee on July 17, 1980. The item was continued in order that the applicant address certain issues regarding the enhancement of the entry ways as well as provide relief to certain stucco wall areas. At this time the matter has not been resolved, but it is anticipated that the project will be approved prior to City Council approval. D. ANALYSIS 1. The proposed project meets or exceeds the minimum requirements of the code regarding storage, parking and open space. It is anticipated that the Design Review Committee will approve the project subject to specific conditions regarding land- scaping and/or architectural modifications. The illegally converted unit will be converted back into a four bedroom plus den unit. For these reasons it is recom- mended that the project be approved. City Planning Commission Page 22 Agenda Items for Meeting of October 22,1980 2. The Planning Commission has recently recommended denial of a similar project on the finding that the conversion was not consistent with the General Plan because it reduced the number of apartment units in the city. That project, plus a request for a three month moratorium on conversions, will be considered by the City Council on August 12, 1980, the day before the Commission is to consider this item. A verbal report will be made at the Commission meeting concerning the Council's action. 3. The project has 24 existing carports; staff is recommending the addition of 15 additional carports to provide one carport for each unit. Although covered parking is not specifically required in the R-3 zone, the additional carports would provide.a more reasonable and logical number for the planned condominium sales program. E. FINDINGS Pursuant to Sections 66473.5 and 66412.2 of the Subdivision Map Act, the tentative subdivision map for Castle Park To~nhomes, Chula Vista Tract 80-25, is recommended for approval based on the following findings: 1. The site is physically suitable for residential development and the pro- posed 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 conversion of apartment units into a condominium does not affect the following elements of the General Plan: Land Use, Circulation, Seismic Safety, Safety, Noise, Scenic Highways, Bicycle Routes, Public Buildings, Conservation, Parks and Recreation, and Open Space. b. Housing Element - While the conversion of apartment units into condo- miniums will reduce the inventory of rental housing, it will also permit an expanded choice of housing ownership by providing attached housing below prices established for new construction. CASTLE E RIENSTRA UNITS TO CONDOMINIUMS 1436 HILLTOP DR HILLTOP TOBIAS - City Planning Commission Page 23 Agenda Items for Meeting of October 22, 1980 9. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-30, Oaklawn Townhouses, 35 Oaklawn Avenue, in R-3 zone - Palm Homes, Inc. A. BACKGROUND 1. The applicant is requesting approval of a tentative subdivision map known as Oaklawn Townhouses, Chula Vista Tract 80-30, for the purpose of developing a 9 unit condominium project on a 15,554 sq. ft. parcel located at 35 Oaklawn Avenue in the R-3 zone. 2. An Initial Study, IS-78-35, of possible adverse environmental impact of the project was conducted by the Environmental Review Committee in 1978. The Co~ittee concluded that there would be no significant environmental effect and recommended that the Planning Commission adopt the Negative Declaration. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-78-35 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 recommending that the City Council approve the tentative subdivision map for Oaklawn Townhouses, Chula Vista Tract 80-30, subject to the following conditions: a. The developer shall grant to the city a 7 foot easement for street tree purposes along Oaklawn Avenue prior to approval of the final map. b. The developer shall reconstruct the southern driveway to minimum city standards (CVCS-1, 18 foot width, 24 foot curb opening). C. DISCUSSION 1. Existing site characteristics. The subject property is a 0.36 acre (84.7'x183.5') level parcel located on the east side of Oaklawn Avenue between Sea Vale Street and Chula Vista Street. The property is presently developed with a single story, three bedroom single family dwelling of contemporary Spanish design with a stucco exterior and tile shed roof. The dwelling which has no garage is served by a circular driveway in front with landscaping provided in the center. 2. Proposed development. The applicant proposes to retain the existing single family dwelling and con- struct an 8 unit, two story structure on the rear portion of the property. There will be 6 two bedroom townhouse units and 2 one bedroom units, with 7 carports underneath. The new building will also be of Spanish design with a stucco exterior and shed type tile roofs. Access to the rear units is provided from the southerly driveway alongside the single family dwelling. Besides the 7 carports, there will be 6 open parking spaces east of and to the rear of the single family dwelling and 3 open spaces located in front of and to the north of the existing dwelling. A total of 16 onsite parking spaces are provided. City Planning Commission Page 24 Agenda Items for Meeting of October 22, 1980 3. Private open space. Four of the townhouse units are oriented toward the required 15 foot rear yard, however, the entries are located either in the center of the building or on the side. This orientation of the entries has enabled the applicant to divide the rear yard into four separate open space areas, totalling approximately 315 sq. ft. each. In addition, these four units have second floor balconies with an area of 60 sq. ft. The total amount of private open space for these units is 375 sq. ft. The interior townhouse units have a 72 sq. ft. lower patio and a 72 sq. ft. balcony, a total of 144 sq. ft. The one bedroom units over the carports have balconies with an area of 81 sq. ft. each. The amount of private open space for each unit exceeds the minimum requirements of the Design Manual (60 sq. ft. for one bedroom units and all units above the first floor, and 80 sq. ft. for first floor two bedroom units. 4. Storage. Each townhouse unit will have 120 cu. ft. of storage located on the balcony. lhe one bedroom units will have 200 cu. ft. of storage provided on the balcony. The townhouse units will have their remaining storage (80 cu. ft.) provided at the end of the carports assigned to each unit. 5. Design Review Committee. On April 3, 1980 the Design Review Committee approved the proposed project subject to certain conditions, many of which have already been incorporated into the project, such as the side entries, open space, and textured paving. D. ANALYSIS The proposed project either meets or exceeds the minimum requirements of the code for condominiums. The project is exempt from the moratorium placed on condominium conversions since only one unit is presently occupied. E. FINDINGS Pursuant to Sections 66473.5 and 66412.2 of the Subdivision Map Act, the tenta- tive subdivision map for Oaklawn Townhouses, Chula Vista Tract 80-30, 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 wilt not adversely affect the public service needs of residents of the city or available fiscal and environmental resources. City Planning Commission Page 25 Agenda Items for Meeting of October 22, 1980 4. The subdivision is consistent with the General Plan Elements as follows: a. The construction of condominiums within the R-3 zone in an area which is essentially improved does not affect the following elements of the General Plan: Land Use, Circulation, Seismic Safety, Safety, Noise, Scenic Highways, Bicycle Routes, Public Buildings, Conservation, Parks and Recreation, and Open Space. b. Housing Element - The construction of condominium units will provide additional housing for the residents of the con~nunity. I~ I CHULA VISTA SEA VALE STRE FF?F I ..... j ~ MFZ:) 't i I I I T I I I I VISTA ST. /I I I ~ I I r...... STREET ~.. Z Z - ~LOCATOR PCS 80 ~ OAKL~N ~tVE NEGATIVE DECLARATION PROJECT TITLE: Bohn Apartments Project Location: 35 Oaklawn Chula Vista Project Proponent: William Bohn 2820 Coburn St. National City 92050 CASE NO. IS-78-35 DATE: November 10, 1977 A. ~roject Se'ttin~_ The project involves 16,106 sq. ft. of land area located at 35 Oaklawn Ave. the site is developed with one single family dwelling and decorative landscaping. Adjacent uses include multiple family dwellings. There are no significant natural resources present on-site and there are no geologic hazards or adverse soil conditions known to exist in the area. B. Project Description The applicant proposes to construct a two story 8 unit apartment building. The structure will be located on the far east portion of the lot and the existing structure will bemaintained in the west as a. single family dwelling. About 5463 sq. ft. of the site will be landscaped. Fourteen on-site parking places will be provided; access is provided via the existing driveway. C. Compatibility with zoning and plans The applicant's proposal will result in a net density of 24 dwelling units per acre and is consistent with the existing R-3 zoning. The project is also in conformance with the general plan designation for high density residential development. D. Identification of environmental effects Schools The local elementary and jr. high schools are currently operating in excess of capacities. The developer will be required to obtain assurance from the appropriate school districts, that adequate educational services will be available to new students from the project. With the limited number of new students from this development and assurance from the school districts relative to adequate facilities, no substantial impact is anticipated. Parks The project is located within a city park district where there is inadequate park acreage to accommodate existing and new populations. Fees in lieu of land dedication will be required to assist in the purchase of future park land in the district. E. Mitigation measures necessary to a~Did significant impacts 1. The developer will be required to obtain written assurance from the appropriate school districts that adequate educational services will be available to new students. 2. Park fees in lieu of park land dedication will be required. F. ~indings 1. The site is developed with a single family dwelling. There are no significant natural or man made resources present and there are no geological hazards or adverse soil conditions known to exist in the vicinity. Elementary and Jr. high school facilities are over capacity in this area. Conformance to the public facilities provision of the General Plan will insure the ability of the school districts to provide an adequate level of educational service to new students. 2. The applicants proposal is consistent with applicable zoning and conforms to the General Plan's land use designation. The project is not anticipated to achieve short term to the dis- advantage of long term goals. 3. There are no potential impacts expected to occur due to project implementation and no interacting elements which could cause a cumulative adverse effect are anticipated. 4. The proposed apartment project will not cause the emission of any hazardous substance or noise that could significantly degrade the quality of the existing environment. G. Persons and Organizations Consulted City of Chula Vista Planning Dept Eng. Div. Fire Dept. & Bix Bremermann The [n~tia] ~tudy ap[~licat[on ,~nd evaluation forms documenting the fiudin~s of no si~nif].oant im?act are attached. ~ ~DINATOR ENVIRON~~VIEW J City Planning Commission Page 26 Agenda Items for Meeting of October 22, 1980 10. PUBLIC HEARING: Consideration of variance request PCV-81-1 for reduction of required parking spaces in order to install a drive-thru lane at McDonald's, 4340 Bonita Road - Robert Sutherland A. BACKGROUND 1. The applicant, Robert Sutherland, manager of McDonald's Bonita restaurant, is requesting a reduction of 7 parking spaces from the required number of spaces for the commercial shopping center located at the southwest corner of Bonita Road and Otay Lakes Road in the C-C-D zone in order to install a drive-thru pick up lane for the existing McDonald's restaurant at 4340 Bonita Road. 2. The proposed project is exempt from environmental review as a class 3(c) exemption. B. RECOMMENDATION Adopt a motion to deny the request based on the findings listed in Section "F" of this report. C. DISCUSSION 1. Shopping center. a. The McDonald's restaurant has been established at the extreme west end of the Bonita Shopping Centre located at the southwest corner of Bonita Road and Otay Lakes Road. Both the center and restaurant were constructed approximately two years ago. Based on the adopted city parking standards, the center was required to provide 455 parking spaces. The location of the buildings resulted in 55 spaces being located behind the buildings. Because of their location, these 55 spaces were anticipated for use by the employees in the center, leaving approximately 400 spaces for patrons. b. Since its opening, the center has enjoyed a relatively high volume of activity which has placed a premium on the availability of parking. As antici- pated, there have been some changes in the land uses, however, the center still meets the minimum parking requirements. 2. Existing restaurant. The McDonald's restaurant is located at the west end of the center quite close to Bonita Road. The 2900 sq. ft. structure has 112 fixed seats and maintains a 35 foot setback from the street. The front setback and areas around the building are attractively landscaped. 3. Proposed drive-thru. The applicant wishes to install a drive-thru pick up lane, which will require the elimination of 7 parking spaces. The floor plan of the restaurant dictates that the drive-thru lane be located on the north side of the building between the restaurant and the street. The kitchen is located on the easterly end of tile building. This is the area of the building where the pass-thru must be located. City Planning Co~ission Page 27 Agenda Items for Meeting of October 22, 1980 The proposed plan for the drive-thru lane would accommodate less than 4 cars in the lane before the stacking of cars will disrupt the internal circulation system for the west end of the center. D. ANALYSIS 1. The location of the proposed drive-thru lane is of utmost concern because it will likely cause ons~te circulation problems which would result in a loss of additional parking spaces beyond the 7 spaces which would be physically removed. This will occur when more than 4 cars are in the drive-thru lane so that the cir- culation system for the west end of the center is partially blocked, which in turn blocks access to some of the parking spaces in the vicinity of the drive-thru. Fast food restaurants have traditionally utilized freestanding sites where problems associated with stacking for the drive-thru operation affected only the individual business and not adjacent businesses. The stacking area provided for the typical Jack-in-the-Box or McDonald's will accommodate 10-12 cars. 2. In addition, the drive-thru lane will reduce the amount of landscaping in front of the building and require the installation of a 3 foot high retaining wall to preserve the remaining landscaping. (The site has been raised above the 100 year flood level and is therefore higher than Bonita Road.) Of greater importance is the fact that the applicant has not submitted evidence of hardship nor has the staff been able to determine such in order to recommend approval of the request. 3. As indicated earlier, the shopping center is a high activity commercial area and has a strong need for adequate parking and circulation. This is especially true since 55 parking spaces are functional only as employee parking because of their inaccessibility and convenience to the patrons of the center. In addition, the Safety Commission has made a proposal to eliminate parking on Bonita Road between Willow Street and Otay Lakes Road placing more emphasis on the amount of offstreet parking. 4. In the initial development of the Bonita Centre, representatives of the developer, McDonald's, and the City discussed the necessity and desirability of providing drive-thru service at this location. It was concluded that a drive-thru operation was neither desirable nor practical within this center. In a recent telephone conversation with the managers of the center it was learned that they have neither approved nor reviewed the proposed change presented by the applicant. E. CONCLUSION The drive-thru addition would probably offer increased income and business to McDonald's to the detriment of the other tenants of the center located near the McDonald's restaurant. The McDonald's site is an integral part of the shopping center and therefore circulation cannot be treated in an independent manner. The center was not and is not designed to accommodate a drive-thru operation which deletes parking and/or disrupts traffic circulation. Staff has been unable to make the findings required to recommend approval of the variance. F. FINDINGS 1. Y~at a hardship peculiar to the property and not created by any act of the o~r exists. Said hardship may include practical difficulties in developing the property for the n~o~ of the o~er consistent with the regulations of the zone; City Planning Commission Page 28 Agenda Items for Meeting of October 22, 1980 in Lhi:~ ~o~ltext, permonal, f~niZy or financial difficultic~], los.'~ of p~,ospec- pn~fits, and neighboring violations are not hardships justifying a 1)ariance. FuT. th~. a premious variance can never ha~)e set a precedent, for each case must ~onsid~ed only on its individual merits. No hardship exists on this site to justify the deletion of existing required parking stalls. As specified in Sec. 19.14.190 A of the ordinance, loss of prospective profits or financial difficulties are not grounds for approval of a variance. 2. T}la! .~uch ~)ariance is neoessa~?~ for the preservation and enjoyment of .~ub.~tan~ ial property ~ight~.~ possessed by other properties in the same zoning di.~t~,i~t and in the s~ne nicinity, and that a variance, if granted, would not ~,on~titut~ a sp~oial privilege of the recipient not enjoyed by his neighbors. Denial of the variance would not deprive the applicant of a property right enjoyed by others in the same zone. The other uses in the center adhere to the offstreet parking requirements. Approval of the variance would seem to constitute the granting of a special privilege to the applicant. 3. That th~' authorising of such variance wil~ not be of substantial detriment a~/ac~'nt property, and will not materially i,~air the purposes of the ordinance zh~' pnb/~i~ interest. The reduction of parking and inadequacy of stacking area proposed in this plan will be detrimental to adjacent businesses within the center. MUNICIP,~E.. C~OI._F COURE BONITA ~NTEI~ ~LOCAT~ ~ BONITA EXHIBIT PCV- 81- I No ~"~1~ ~ DRIVE THRU ~DITIO~I · ~,~,,,~l~) BONITA