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HomeMy WebLinkAboutPlanning Comm Reports/1982/07/28 AGENDA City Planning Commission Chula Vista, California Wednesday, July 28, 1982 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meeting of July 14, 1982 ORAL COMMUNICATIONS 1. PUBLIC HEARING: Conditional use permit PCC-83-1 to establish a day care facility for 20 children located at 142 Third Avenue - Hazel Daniels (President Dan-X Corp.) 2. PUBLIC HEARING: Conditional use permit PCC-83-2 to establish a preschool for a maximum of 25 children at 471 'E' Street - Ignacio Martinez 3. PUBLIC HEARING: Variance ZAV-83-1 requests reduction in minimum street frontage requirement in order to maintain a roof-top sign on the commercial building located at 639 Broadway - The Bedroom 4. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 82-12, Snug Haven, 300 block 'K' Street -Horning & Morgan DIRECTOR'S REPORT COMMISS ION COMMENTS To: City Planni~-~ Commission -- From: Bud Gray, b,.ector of Planning Subject: Staff report on agenda items for Planning Commission Meeting of July 28, 1982 1. PUBLIC HEARING: Conditional Use Permit PCC-83-1; request to establish a day care tacillty at I~Z Ihlrd Avenue - Hazel Daniels (Uan - X Corporation) A. BACKGROUND 1. The applicant is requesting permission to establish a day care facility within an existing single family dwelling located at 142 Third Avenue in the R-3 zone. 2. An Initial Study, IS-83-1, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on July 15, 1982. The Committee concluded that there would be no significant environmetal effects and recommended that the Negative Declaration be adopted. B, RECOMMENDATION 1. Find that this project will have no s'ignificant environmental impacts and adopt the Negative Declaration issued on IS-83-1. 2. Based on findings contained in Section "E" of this report,, adopt a motion to deny the request, PCC-83~1. C. DISCUSSION 1. Adjacent zoning and land use. North R-3 single family dwelling South R-3 single family dwelling East R-3 Fredricka Manor West R-3 single family dwelling 2. Existing site characteristics. a. The subject property is a level 55 ft. X 132.6 ft. (7,293 sq. ft.) parcel lo~cated on the west side of Third Avenue and almost midway between "D" and "E" Streets. The proPerty is developed with a 936 sq. ft. woodfr'ame single fa]mily dwelling with a 220 sq. ft. attached.single car garage on the north side of the dwelling. The house is located 15 feet from the front property line, l0 feet from the south property line, 7 feet 3 inches from the north property line and 70 feet from the rear property line. A large tree is located at the rear northeast corner of the property. A power utility pole is loCateO in the sidewalk near the southerly property line. b. The surrounding properties are developed with single family dwellings. The closest apartments are located 1 lot away to the south. City Planning Commiss .... Agenda Items for Meeting. of July 28, 1982 page 2 3. Proposed use. The proposed day care facility would employ a maximum of 3 persons and would operate between the hours of 7:30 a.m. to 6:00 p.m. Monday through Friday. The maximum number of children would not exceed 20 children at any one time. The applicant intends to convert the garage into an arts and crafts room and add a second rest room to the rear of the garage. The rest of the house will be used for classrooms ~nd office space. Parking for 4 cars is to be located in the back of the dwelling with access provided by a 10 ft. wide driveway along the southerly property line. The new driveway would be connected to the existing driveway forming a circular drive and would function as a drop off area. 4. Similar establishments. There are a number of similar establishments within the City of Chula Vista, each somewhat different than the other, however there are similarities. The parking ratio is approximately 1 parking space per employee based on the maximum number of employees on the premises at any one time. The hours range from about 6:00 a.m. to 7:00 p.m. five days a week (only one facility has been approved for 24 hours). Outdoor activities usually occur after 9:00 a.m. The maximum number of children is based on standards established by the State. Part of the standards are'based on the size of the facility and the amount of play area Per child. D. ANALYSIS 1. Access and traffic The mostsignificantproblem is access and potential traffic problems. The access drive to the four parking spaces located at the rear of the existing dwelling is 0nly l0 feet wide. The code requires a minimum of 15 feet for one-way traffic and 24 feet for two-way traffic. The problems are compounded by a utility pole in line with the proposed driveway. Either the pole would have to be relocated (an expensive process) or the driveway would have to be shifted to the north approximately 6 to 9 feet causing the driveway to be curved instead of being straight. In addition,' such an alignment would virtually eliminate the small amount of landscaping in front of the proposed circular drive and would likely result in the deletion of the existing driveway and the circular drive concept. While the traffic increase is considered insignificant (44 trips per day) the access and on-street parking availability will create problems. Third Avenue is a major street and the dropping off and picking up of children at various times during the day on a 55-foot wide lot will impact adjacent residences. The option of pulling into the driveway and backing out onto the street would constitute a traffic hazard~ City Planning Commiss~'~ - Agenda Items for Meet. ~ of July 28, 1982 page 3 2. Size of the lot Because of the relatively small lot size, the proposed plan results in approximately 40 percent of the lot being paved. The dwelling occupies another 26 to 30 percent of the property leaving only 30 to 34 percent devoted to soft surface or landscaping. The location of the parking leaves the play area rather isolated from the building. 3. Compatibility of land use From the Planning Department's limited review of other child care centers in operation in Chula Vista, it appears that these facilities can co-exist with other residences--some even existing as nonconforming uses in R-1 zones. However, in this particular case, its location would affect the continuity of the single family character of the area. Inserting a day care operation on a narrow lot in between single family dwellings would have an impact on the adjacent properties (the adjoining lot to the south has a walkway on the same side as the proposed driveway). 4. Summary In summary, I believe that; (a)the site is much too small for the proposed use; (b) the 10-foot wide driveway and the problem caused by the existing utility pole does not provide adequate access to the parking located at the rear; (c) the dwelling is relatively small and the proposed play area removed from the building; and, (d) the access and parking would dominate the site plan leaving inadequate areas for landscaping. E. FINDINGS 1. That the proposed use at the location i$ necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. While the proposed use undoubtedly would provide a service to the community it would not contribute to the general well being of the neighborhood, based on the reasons listed in Item #2 of this report. 2. That such use will not under the circumstances of the particular ca~e, 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 represents a departure from the single family character of the immediate area and would have an adverse affect on those uses. The access to parking areas does not comply with minimum City safety standards. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. -3- City Planning Commiss~'~ A. Agenda Items for Meet · of July 28, 1982 page 4 The code requires a driveway of at least 15 feet for one-way traffic and 24 feet for two-way traffic. The proposed plan shows only lO feet of access. 4. That the granting of this conditional use permit will not adversely affect the general plan of the City or the adopted plan of any government agency. The granting of this request would not adversely affect the general plan of the City. WPC O132P/OO15Z ML:dl -4- "'D" STREET SF SF SF SF SF St= SF ~ SR' MF SF IMF SF SF SF SF SF FREDERICKA MANOR , (SENIOR CITIZEN HOUSING) MF ~ MF SF I VAC MF negative declaration PROJECT NAME: The Playhouse Day-Care Center PROJECT LOCATION: 142 Third Avenue PROJECT APPLICANT: Hazel Daniels 33 Doran Court Chu]a Vista, CA 920]0 CASE NO. IS-83-I DATE: July 15, 1982 A. Project setting The project site consists of a 7,260 square foot lot located at 142 Third Avenue. Existing on the lot is a single-family dwelling and one mature jacaranda tree. Single-family dwellings are located to the north, west and south of the site, with a convalescent hospital located across Third Avenue to the east. There are no known geologic hazards present on or near the site, and no rare or endangered plant or animal species have been identified near'the site. B. Project description The project ~nvolves the remodeling of an existing single-family dwelling and the reworking of the site in order to operate a child day-care center for up to 20 children at one time. Modifications to the site involve adding a driveway and park- ing area and children's play equipment. C; Compatibility of zoning and .pl~.n$ Approval of a conditional use permit by the Planning Commission will be required prior to the operation of a day-care center. The proposed use is compatible with the General Plan and associated elements. D~ Identification of environmental effects Noise Noise levels occurring due to children playing on the premi'ses are con- sidered nuisance noises, which could occur in the rear yard area. Single-family homes located to the north, south and west would be the major receptors of these impacts. These impacts are not anticipated to be significant environmental impacts, but rather issues that should be dealt with through the conditional use permit process to determine compatibility of adjacent land uses. E. Findings of insignificant impact 1. The site is void of any significant natural or man-made resources, and there are no geologic hazards present on the site. city of chula vista planning department -, environmental review aectlon IS-83-1 -2- 2. The proposed day-care center is compatible with the General Plan and associated elements, and is not anticipated to achieve short-term to the disad- vantage of long-term environmental goals. 3. No impacts are anticipated to occur which could interact to create a substantial cumulative effect on the environment. 4. The project will not cause the emission of any harmful substance or create any significant traffic hazards. F. Consultation 1. Individuals and organizations City of Chula Vista Steve Griffin, Associate Planner Bill Harshman, Senior Engineer Tom Dyke, Building Department Ted Monsell, Fire Marshal Duane Bazzel, Assistant Planner Applicant's designer David Calvani 2. Documents PCC-83-1, the Playhouse Day-Care Center ,~n~t ,~valuation forms documenting the '.n~p,~ct ,aF(~ on '-~zl_' o anti available for ~'~:]ta )'la~mLnq [)opt., 276 4th Avenue, city of chula Vista plannin9 department ~ environmental review section City Planning Commiss Agenda Items for Meeting of July 28, 1982 page 5 2. PUBLIC HEARING: Conditional Use Permit PCC-83-2; request to establish a preschool at 47! "E" Street - Ignacio Martinez A. BACKGROUND 1. The applicant is seeking permission to locate and operate a pre-school within an existing single family residence located at 471 "E" Street in the R-3 zone. 2. An Initial Study, IS-83-2, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on July 15, 1982. The Committee concluded that there would be no significant environmetal effects and recommended that the Negative Declaration be adopted. B. RECOMMENDATION 1. Find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-83-2. 2. Based on findings contained in Section "E" of this report, adopt a motion to approve the request, PCC-83-2, to establish a preschool at 471 "E" Street subject to the following conditions: a. The facility is permitted to operate between the hours of 7:30 a.m. and 6:00 p.m. Monday through Friday. b. No outside play activities shall occur prior to9:00 a.m. c. The applicant shall be allowed one 6' high 9 sq. ft. freestanding sign subject to zoning administrator approval. d. The applicant shall install the sidewalk on Brightwood Avenue · together with the interior remodeling of the building and prior to the issuance of a business license. e. Parking for 3 vehicles shall be provided by means of an acceptable agreement filed with the City. f. Failure to comply with the conditions listed shall constitute grounds for revocation of the Conditional Use Permit by the Planning Commission. C. DISCUSSION 1. Adjacent zoning and land use. North R-3 Single family dwelling South R-1 Single family dwellings East R-3 Vacant (approved 12 unit condominium) West R-3 Apartments and church parking ~l~y ~annlng Uommlssl~.~ _ Agenda Items for Meet of July 28, 1982 page 6 2. Existing site characteristics. The project site is a level 10,296 sQ. ft. (86'X12') parcel located at the northeast corner of Brightwood Avenue and "E" Street. The property is developed with a well maintained s~ngle family dwelling with a detached garage which has been converted into a private office and living space. The converted garage is located on the northerly property line adjacent to Brightwood Avenue. The original driveway is still intact leading to the converted garage. The driveway merges with the driveway serving the adjacent property to the north. All of the street improvements are existing except for a sidewalk along the Brightwood frontage of the subject property. There are five large pine trees in front of the residence, two are located on "E" Street and three are located on Brightwood. 3. Proposed use. The preschool would have a capacity of 20-25 children at any one time and operate between the hours of 7:30 a.m. and 6:00 p.m. Monday through Friday. There would be 2 to 3 shifts with a maximum of 3 employees per shift. The dwelling would be used for the preschool itself and the converted garage used as an office. The play area which is completely enclosed with fencing and landscaping is located at the northeast corner of the property. No parking will be provided on site, instead the applicant intends to lease 3 spaces from the church across the street. (See attached letter.) The reason for not providing parking on site is to preserve the existing trees and the appearance of the structure and grounds which would be altered significantly if parking were to be provided. 4. Similar establishments. There are three other similar establishments in the general vicinity. The church located at the northeast corner of Fifth Avenue and "E" Street (one block to the west) has a preschool as does the church at the southeast corner. There is another preschool located at 260 Fifth Avenue. The applicant has until recently been a director at another preschool in the City of Chula Vista. D. ANALYSIS There are a number of factors which support a favorable recommendation. Those factors are: 1. Size - The site contains over 10,000 sQ. ft. of lot area which is child-to-lot area ratio of 400 sQ. ft. per child. 2. Location - The subject property is a corner lot with only two contiguous properties which would be impacted in any way. 3. Streets - The subject property is a corner lot and has frontage on two streets, one of which is a local residential street (Brightwood). With - 2- City Planning Commiss Agenda Items for Meeting of July 28, 1982 page 7 the entry into the preschool located on the 8rightwood side of the lot, parents would be encouraged to use the safer local street when dropping off and picking up children. 4. Parking - The applicant has secured a parking lease for their employees from the church located across the street on Brightwood Avenue. This would eliminate the need to park on site thus eliminating the need to remove landscaping. Because Brightwood is a local, residential street with very little traffic, crossing the street to reach the parking areas is acceptable to the Planning Department. 5. Site plan - The proposed play area of the subject property is contiguous to the school permitting observation from within the building. In addition the converted garage will be used for offices permitting the use of the entire dwelling for the preschool operation. E. FINDINGS 1. That the proposed use at the location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The applicant has until recently operated a preschool in the general vicinity. Approval of this request will enable the applicant to continue that service to the community in the same neighborhood. 2. That such use will not under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The subject property is a corner lot and has only two contiguous properties adjacent to it. The conditions of approval will insure that the proposed use would not be detrimental or injurous to property or persons living in the area. 3. That the proposed use will comply with the regulations and · conditions specified in the code for such use. Under normal circumstances the applicant would be required to provide parking in a ratio of one space per employee. In this particular case the applicant intends to lease the parking from the church located across the street. 4. That the granting of this conditional use permit will not adversely affect the general plan of the City or the adopted plan of any government agency. The granting of this request will not adversely affect the general plan of the City. ML:dl WPC O134P/OO15Z rowE R STR !1"1 I iTF MF ME MF .... ~'~ ~~ s~ FERN Il ' ,/I'rl :si= ISF l'. I I IZ l ~~ I I'. 'E" STREE ~CHURCH I SF SF! St=' I SF I I' I DAVIDSON I Ii I I I negative declaration PROJECT NAME: Cottontail Preschool PROJECT LOCATION: 471 "E" Street, Chula Vista, CA PROJECT APPLICANT: Ignacio Martinez ]044 Ca]]e Escarpada Bonita, CA 92002 CASE NO. IS-83-2 DATE: July 15, 1982' A. Project setting The project site consists of a 10,267 square foot parcel located at the north- east corner of Brightwood Avenue and "E" Street (471 "E" Street). Existing on the lot is a single-family dwelling and a detached garage which has been converted to residential use. A number of mature trees are located on the site, and there are no sidewalk improvements existing along the Brightwood Avenue frontage. A single- family dwelling is located to the north, a vacant lot to the east, a single-family dwelling acmoss Brightwood Avenue to the west and "E" Street to the south. There are no known geologic hazards present on or near the site, and no rare or endangered plant or animal species have been identified near the site. B. Project description~ The project involves the remodeling of an existing single-family dwelling into a preschool for up to 25 children at any one time of the day. The remodeling will consist primarily of interior modifications and the addition of 6 foot fencing around the proposed play area. Parking and loading is proposed off-site along the "E" Street and Brightwood Avenue frontage. C. Compatibility with zoning and plans Approval of a conditional use permit by the Planning Commission will be required prior to the operation of the proposed preschool. The proposed use is compatible with the General Plan and associated elements. D. Identification of environmental effects Noise Noise levels occurring due to children playing on the premises are considered nuisance noises which could occur in the rear yard area. The single-family home located to the north, and any future residence to the east would be the major recep- tors of these impacts. These impacts are not anticipated to be significant environmental impacts, but rather issues that should be dealt with through the conditional use permit process to determine compatibility'with adjacent land uses. city of chula vista planning department environmental review lectlofl IS-83-2 -2- E. Findings of insignificant impact 1. The site is void of any significant natural or man-made resources, and there are no geologic hazards present on or near the site. 2. The proposed preschool is compatible with the General Plan and associated elements and is not anticipated to achieve short-term to the disadvantage of long- term environmental goals. 3. No impacts are anticipated to occur which could interact to create a substantial cumulative effect on the environment. 4. The project will not cause the emission of any harmful substance or create any significant traffic hazards. F. Consultation 1~ Individuals and organizations City of Chula Vista Steve Griffin, Associate Planner Bill Harshman, Senior Engineer Tom Dyke, Building Department Ted Monsell, Fire Marshal Duane Bazzel, Assistant Planner Applicant'~ designer David Calvani 2. Documents IS-83-1, The Playhouse Day-Care Center PCC-83-2, Cottontail Preschool {Conditional Use Permit Application) .~r]<( ,~valuation forms documenting the t~pact are on file and available for "'i:~ta Planninq Dept., 276 4th Avenue, city o! chula vista planning department ~ environmental review section A GREE~ENT July 15, 1982 The Pilgrim Lutheran Church and School of Chula Vista, California hereby grants permission for the Cottontail Pre-School to utilize three parking spaces in the Pilgrim Lutheran Church and School parking lot on Brightwood Avenue. Said three parking spaces are to be used only during weekdays only. The Cottontail Pre-School hereby assumes respon- sibility for any possible maintenance or damage resulting from use of said parking spaces by their staff, and will indemnify the Pilgrim Lutheran Church and School there- fore. Permission for use of said parking spaces is contingent upon approval of the City of Chula Vista. This agreement is effective immediately and remains in effect until terminated by either party upon reasonable notice. Pilgri~n Lutheran ChUrch and School Cott o~1~il Pre-Soho~ City Planning Commit n Agenda Items for Meeting of July 28, 1982 page 8 3. PUBLIC HEARING: Varianc~ ZAV~83-1; request for a reduction in the minimum street frontage for a roof top sign from 100 feet to 50 feet - The Bedroom A. BACKGROUND 1. The applicant is requesting a reduction in the minimum street frontage requirement from lO0 feet to 50 feet in order to retain an existing 144 sq. ft. rooftop sign on the commercial building located at 639 Broadway in the CT zone. 2. The project is exempt from environmental review as a Class Il(a) exemption. B. RECOMMENDATION Based on the findings contained in Section "E" of this report adopt a motion to deny the request. C. DISCUSSION 1. Existing Sign a. Approximately 4 years ago the Planning Department approved a building permit for the installation of a rooftop sign for The Bedroom establishment at 639 Broadway. The code requires a minimum lot frontage of lO0 feet and a minimum building frontage of 50' for rooftop signs. The applicant, at that time, had a lot frontage of l§0' and a building frontage of 85'. He was allowed to erect the sign because he met the code requirements. At the time of approval, the applicant submitted a letter of agreement that in the event that the business no longer occupied at least lO0 linear feet of lot frontage the sign would be removed (see attached letter of May 4, 1978). b. Earlier this year it was noted that The Bedroom no longer occupied as much lot frontage and on April 30, 1982 the applicant was directed to remove the sign as originally.agreed upon. The applicant responded on May 13, 198l asking that they be allowed to postpone removal of the sign for a period of 60 days because the applicant was involved in a Chapter l~ Reorganization Proceedings in the courts and permission for removal would have to be granted by the courts. The additional time was granted by the City. 2. Other Existing Signs Within the immediate vicinity there are a number of businesses with rooftop signs, many of which are nonconforming for a variety of reasons. Two businesses immediately to the north of the subject property (Bob Coffman and Golden Pagoda) have nonconforming rooftop signs. The signs are subject to removal in 1989 based on the 15 year (abatement) period established in 1974. City Planning Commis~_ Agenda Items for Meeting of July 28, 1982 page 9 3. Existing Conditions The building which the applicant presently occupies is constructed on the front property line (zero setback) as are the adjacent structures on either side. Aside from the rooftop sign, the only other sign identifying the business is a 4' x 15' 60-sq. ft. sign located on the canvas awning which extends across the full width of the building. D.. ANALYSIS 1. There are three types of signs which can be oriented perpendicular to the street. Those signs are: l) a freestanding sign, 2) projecting sign, and, 3) a rooftop sign. The fact that the building is located on the front property line precludes the use of a freestanding sign and unless the awning is removed (altering the appearance of building), a projectfng sign could not be used. Therefore, the existing rooftop sign is the only type of sign capable of being constructed perpendicular to the street without changing the existing conditions. 2. There is no doubt that on a street such as Broadway a sign which is perpendicular to traffic has greater visibility than one which is parallel as in the case of wall signs. There are many other businesses along Broadway and other commercial areas which do not have signs perpendicular to the street. 3. There are non-conforming rooftop signs in the immediate area which must be removed at the end of the abatement period in September, 1989. However, the intent of the variance procedure is not to provide parity with a nonconforming situation which is under an abatement time. (Note: A conforming rooftop sign on a 50-foot wide building would be allowed a maximum of 50 sQ. ft.) In this instance the existing sign is nearly three times larger than the maximum size allowed for a 50' wide building. Clearly the intent of this sign ordinance is to minimize the number of rooftop signs in commercial areas. 4. It is important to note that the applicant was well aware of the sign regulations and agreed to remove the sign if and when it no longer met the requirements of the Code. The last correspondence received from the applicant indicated a desire to comply with the City's regulation. E. FINDINGS 1. Does the hardship peculiar to the property exist - because of its size, shape, location, topography or relationship to surrounding properties - it was not created by any act of the owner? (Hardship does not include personal, family, or financial problems or loss of profit.) The location of the existing building in its relationship to surrounding properties is not an unusual circumstance in the zone or other commercial areas. The applicant was aware of the sign regulations and agreed to remove the sign when it no longer complied. -2- City Planning Commiss Agenda Items for Meeting of July 28, 1982 page 10 2. Is this variance necessary for the preservation and enjo~anent of substantial property rights possessed by other properties in the same zone and in the vicinity of the subject property or will the applicant be granted a special priviledge if this request is approved? Parity is not intended ~o permit an applicant to duplicate a nonconforming ~ituation. ML:dl WPC 0133P -3- I ~ SHOPPIIV~ C;~NT~'~R-i- ...... "1'" STREET Donut I I I I I I I shop ~ O~her tI I I I I ShoF~ I -~_~._~, I I City Planning Commiss Agenda Items for Meeting of July 28, 1982 page 11 4. PUBLIC HEARING Consideration of tentative subdivision map for Snug Haven Chula Vt.sta Tract 82-)2 - Kaye Homing A. BACKGROUND 1. The applicant has submitted a tentative subdivision map known as Snug Haven, Chula Vista Tract 82-12, on a 20 unit a~artment complex under construction into a 3 lot condominium project on 1.68 acres located on the north side of "K" Street between Third and Fourth Avenues. 2. An Initial Study, IS-80-54, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on April 3, 1980. The Committee concluded that there would be no significant environmental effects and recommended adoption of the Negative Declaration. B. RECOMMENDATION 1. Find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-80-§4. 2. Based on the findings contained in Section "D" of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for Snug Haven, Chula Vista Tract 82-12, subject to the following conditions: a. The developer shall record convenants, conditions and restrictions (CC&R) concurrently with the recordation of the final map. The CC&Rs shall be subject to the approval of the City Council, and shall include provisions for assuming maintenance of the private driveways, sewers, and drainage systems. b. The City of Chula Vista shall be made a party to the CC&Rs which shall include but are not limited to the following: l) Provisions assuring the maintenance of all common areas, fencing, recreational areas, buildings, private driveways and private sewer and drainage systems. 2) Prohibition of any garage or carport conversions. 3) Prohibition against the installation of'individual outside antenna. City Planning Commiss~ .~ Agenda Items for Meeting of July 28, 1982 page 12 C. DISCUSSION 1. Adjacent zoning and land use. North R-3 Apartments South C-O & C-C Industrial (nonconforming) EaSt R-3 & C-C Apartments and equipment rental West R-3 & C-O Apartments and office building 2. Existing site characteristics. The project site is comprised of four level parcels, two of which are landlocked. The most easterly parcel contains 12,470 sq. ft. and was developed with a single family dwelling located at the extreme northeast corner of the property. This lot also serves as access to two other landlocked parcels to the west. The easterly'landlocked parcel was also developed with a single family dwelling and contains 16,490 sQ. ft. The other parcel is vacant and contains 10,719 sq. ft. of land area. The westerly 19,890 sQ. ft. of the p~oject site is part of a larger parcel with 107 ft. of frontage on "K" Street and which is developed with 2 industrial structures. One of the structures is located on the project site and is subject to removal. 3. Tentative map. In April 1980 the Planning Commission approved a conditiJnal u'se permit to construct a 20 unit apartment condominium project on 1.38 acres (Lots 1 & 2). The project was reviewed by the Design Review Committee and approved on Ju]y t7, 1981. A building permit application for an apartment was submitted to this City on June 8 and is presently being processed. In order to sell the units as condominiums the applicant is requesting approval of a subdivision map. The applicant intends to subdivide the subject property into three lots. Lots 1 and 2 will be developed with the 20 units and lot 3 which has 107 feet of frontage on "K" Street will be used 'to accommodate the existing industrial building. Lot 1 will contain 0.12 acres and have 4 units. Lot 2 with 1.26 acres will have 12 units. Lot 3 will contain 0.3 acres. 4. Proposed development. a. Units - There will be 3 basic floor plans. All of the units will have 2 bedrooms. The units are as follows: Unit Type Number Storage (c.f.) Open space (s.f.) "A"(~) Townhouse 16 140 (garage) 80 (patio) 80+ balconies & patio "B"(2) Flat 3 278 (patio) 80+ patio "C"(3) Flat 1 200+(garage) 600+balcony deck (1) The "A" townhouse units will each have an attached single car garage and carport. There is direct access from the garage to the units. -2- City Planning ¢ommis~_ ~ Agenda Items for Meeting of July 28, 1982 page 13 (2) The "B" units are ground floor units located on lot 2. The units do not have an attached garage or carport. (3) The "C" unit is a large unit located over the "B" units. It has a four-car garage with direct access provided by stairway. b. Other amenities - A swimming pool is provided at the northeast corner of lot 1. c. Access and circulation - The units are served by a two-way driveway within the 43 ft. panhandle portion of the project and to the south of the units.. The driveway and interior private streets will be treated with textured paving. The entrance will be architecturally treated with a 3 ft. high wall on each side of the driveway which will set back approximately 45 ft. from the front property line. The driveway will have alley-type returns. d. Parking - There will be 20 garages, 16 carports and 14 open spaces for a total of 50 parking spaces on site. The code requires 40 spaces. D. FINDINGS Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Snug Haven, Chula Vista Tract 82-12, is found to be in conformance with the various elements of the City's General Plan based on the' following: 1. The site is physically suitable for the 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, sewers, etc. -- which have been designed to avoid any serious problems. 3. The project is in substantial conformance with the Chula Vista General Plan Elements as follows: a. Land Use - The proposed project will not adversely affect the continuity of commercial uses in the area. b. Circulation - The development will be served by a private street system and adjacent properties are already served by'existing streets. c. Housing - The proposed development will provide additional housing opportunity for the residents of Chula Vista. d. Conservation - The site has been previously developed and has no historical significance. -3- City Planning Commis~_ ~ Agenda Items for Meeting of July 28, 1982 page 14 e. Park and Recreation, Open Space - The proposed development will be required to pay fees in lieu of the dedication and improvement of park lands. f. Seismic Safety - No known faults exist within close proximity to the subject property. g. Safety - The project site is well within the response time of the fire stations located at Third Avenue and "I" Street and on East "J" Street. h. Noise - All dwellings are designed so as not to exceed a maximum interior noise level of 45 dba. i. Scenic Highway - The site is not adjacent to a designated scenic highway. j. Bicycle Routes - The existing street is capable of accommodating bicycle traffic. k. Public Buildings - No public buildings have been designated on the subject property. 4. Pursuant to Section 664)2.2 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. ML:dl WPC 135P/OO14Z -4- "J" ST.~ $I G POST OFFICE IdFD ¥&C IP~ARMAC¥ ' MFD !OFFICES SUPIPLY Pa I MFD STORAGE "K" ST. ~. I I FAST MFD HFD ~o ~ I FOOD m f I REST. ~ ;~ I~ .... - - ~ I ~ ~ I CAR W~ · LOCATOR ~ ~'~':~-4h "K" ST. PCS--82- 12 [ //I ~ '_ ........ .~.,T ,o co.s~.uc~* ~o · ' ' -'- CONDITIONED '~ NEGATIVE DECLARATION PROJECT TITLE: Snug Harbor Condominiums Project Location: 325-345 K Street Project Proponent: Horning& Morgan Inc. 1105 3rd Ave. Suite B Chula Vista 92011 CASE NO. IS-80-54 DATE: April 3, 1980 A. Project Se~ting The project site involves 1.37 acres of property located 300 ft. west of Third Ave. on the north side of K St. The site is currently developed with two single family hQuses, storage for a welders supply business and a storage warehouse for a moving company. The property to the south is currently developed as a welders supply business and a moving business. Multiple family developments are existing to the north, east and west of the property. The project site is void of any significant vegetation or wildlife and there are no significant natural or man made resources present. The potential exists for expansive soils on this site. No known geologic hazards have been identified within the project vicinity. B. Project Description The proposed project consists of 20 condominium units (all two bedr6oms) located in four two story structures. In addition, the proposed project contains 50 parking spaces of which 36 spaces are in garages. The project is served by an 18 ft. wide driveway with access on K St. C. Compatibility with zoning and'plans Multiple family units are permitted in the C-O and C-C zones subject to approval of a conditional use permit. The project is also in conformance with the General Plan and all related, elements. D. Identification of environmental effects 1. Soils The Engineering Dept. indicates that the potential for expansive soils exists on the property. A soils report should be prepared with all recommendations incorporated into the project. 2. Schools Lillian J. Rice Elementary School is currently operating ak~ove capacity. The additional students (8) generated from this project will further tax an over capacity classroom situation. The developer shall comply with the Public Services Element of the General Plan relating to school facilities. 3. Parks This project will increase the need for park facilities in this area. The applicant shall be required to pay park-in-lieu fees for acquisition and development of future parkland. E. Mitigating measures hecessary to avoid significant impacts 1. A soils report shall be prepared and all recommendations incorporated into the project. 2. The developer shall comply with the Public Services Element of the General Plan relating to school facilities. 3. The developer shall pay park acquisition and development in-lieu fees. F. Findings of insignificant impact t. The project site is void of any significant natural or man made resources. Expansive soils may be present, however, proposed mitigation will ensure stable construction. 2. The residential proposal is consistent with the General Plan and associated elements and is not anticipated to achieve short term to the disadvantage of long term environmental goals. · 3. No impacts are anticipated to occur which could interact to create a substantial cumulative effect on the environment. 4. The project will result in limited additional vehicle traffic and no significant increase in related emission or noise will occur. G. Consultation 1. Individuals and Organizations City of Chula Vista D. J. Peterson, Director of Planning Bill Ullrich, Assoc. Eng. Ted Monsell, Fire Mashal Gene Grady, Director of Bldg. & Hsg. Merritt Hodson, Env. Control Comm. Marvin Parkerf Applicants designer The IRitial 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. ENVIROnmENTAL REVIEW COORDINATOR