HomeMy WebLinkAboutPlanning Comm Reports/1982/06/23 A G E N D A
City Planning Commission
Chula Vista, California
Wednesday, June 23, 1982 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
APPROVAL OF MINUTES - Meetings of May 19 and May 26, 1982
ORAL COMMUNICATIONS
1. Consideration of request for extension of subdivision map for Quintard,
Chula Vista Tract 80-18 - William Ansley
2. Consideration of appeal of denial by Design Review Committee of DRC-82-8,
request for 3000 sq. ft. addition to single family
residence, 453 "D" Street - Howard Kruegel
3. PUBLIC HEARING: Conditional use permit PCC-82-18 to operate self-serve
gas station at 199 Broadway - Shell Oil Company
4. PUBLIC HEARING: Conditional use permit PCC-82-20 to operate automotive
tune-up facility at 399 Broadway, Javier H. Alvaraz
5. PUBLIC HEARING: Tentative subdivision map for Mission Verde, Chula Vista
Tract 82-8, for 102 condominium units at Paseo Ranchero
and East "J" Street
6. PUBLIC HEARING: Amendment to Sectional Planning Area Plan, PCM-80-13,
for Rice Canyon area to relocate proposed fire station site
from northeast comer of Hidden Vista Drive and Smokey
Circle to northeast corner of Ridgeback Road and "H" Street
DIRECTOR'S REPORT
COMMISSION COMMENT
To: City Planning Commission
From: Bud Gray, Director of Planning
Subject: Staff report on agenda items for Planning Commission
Meeting of June 23, 1982
1. Consideration of request for extension of subdivision map for Quintard,
Chula Vista Tract 80-18 - William Ansle~
A. BACKGROUND
On December 23, 1980 the City Council approved the tentative subdivision map
known as Quintard, Chula Vista Tract 80-28, for the purpose of developing a
12 unit condominium project on a one acre parcel located at the southeast corner
of Quintard Street and First Avenue in the R-3-P-12 zone. The developer has
requested that the tentative map be extended for a period of one year due to the
current economic situation.
B. RECOMMENDATION
Adopt a motion approving a one year extension of the tentative subdivision map
known as Quintard, Chula Vista Tract 80-28. The map will then expire on June 23,
1983.
C. DISCUSSION
There have been no significant physical changes in the immediate vicinity which
affect the original conditions or findings of approval. Therefore, the approval
of an extension of time is appropriate.
City Planning Commission
Agenda Items for Meeting of June 23, 1982 page 2
2. Consideration of appeal of denial by Design Review Committee of DRC-82-8,
request for 3000 sq. ft. addition to single family
residence, 453 "D" Street - Howard Kruegel
A. BACKGROUND
1. On June 3, 1982, by a vote of 2 to 1, the Design Review Committee
denied an application requesting permission to construct a two story addition
to a single family home located in an R-3 zone~
2. The proposed project ic categorically exempt from environmental review
(class le).
B. RECOMMENDATION
Approve the architecture of the proposed addition and the site plan, subject
to the following conditions:
1. Revise plans to reflect a 9' wide drive on the existing driveway.
2. Widen the new driveway to 15', subject to the City Engineer's granting
of a curb cut opening in excess of 40% of the street frontage.
3. Remove the existing wing wall on the west side of the main building
adjacent to the driveway.
C. DISCUSSION
1. The applicant has a single story, 1480 sq. ft. house and a detached
garage, located at 453 "D" Street in the R-3 (multiple family) zone. The lot
is level, 73' wide by 160' deep with the rear 100' available for expansion.
There is a two-story apartment complex located on the abutting lot to the east
and a single family dwelling on the abutting lot to the west.
2. The applicant proposes to construct a two-story addition (3,000 sq. ft.)
consisting of two 2-car garages, a family room, bathroom, utility room and
hobby room. One of the 2-car garages is designed to house a motor home. The
existing detached garage would be removed.
3. The existing single story dwelling is a very distinct and attractive
Spanish structure which creates a rather difficult design problem in arriving
at an acceptable two-story design solution. The applicant made several revisions
to an original proposal in an attempt to respond to concerns expressed by the
Design Review Committee at an earlier meeting. By a vote of 2 to 1 (with one
member absent and one position unfilled), the Committee ruled that the design
solutions offered were not sufficient to produce a design they could endorse.
The Committee did express concern over reviewing single family homes in
an R-3 zone. The present Municipal Code requirement (Sec. 19.28.180) states
that exterior design and arrangement of all residential uses and structures,
proposed for establishment, location, expansion or alteration in the R-3
zone are governed by the Design Manual. The next section (19.28.190) specifies
that the Design Review Committee shall administer the manual.
City Planning Commission page 3
Agenda Items for Meeting of June 23, 1982
D. CONCLUSION
The necessity to require design review of a new single family dwelling or a
revision thereto, because it is located in an R-3 zone, raises a question.
Both the Design Review Committee and the Planning Department are of the
opinion that it is unnecessary and causes additional economic burdens on
the single family home owner to submit to the design review process with
a very limited benefit to the city.
The design solution proposed for 453 "D" Street is acceptable to the Planning
Department. Therefore, the recommendation is for approval. It is further
recommended that you request staff to consider amending the Municipal Code
to delete the requirement for design review of single family homes or
additions in the R-3 zone.
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Agenda Items for Meeting of June 23, 1982 page 4
3. PUBLIC HEARING: Conditional use permit PCC-82-18; request to convert a
full service ~asoline station into a self-service
station at 199 Broadway - Shell Oil Company
A. BACKGROUND
1. The applicant is requesting approval of a conditional use permit in
order to convert an existing full service gasoline station located at
199 Broadway in the C-T zone into a self-service gasoline station. The
conditional use permit is required because the existing station did not have
an approved conditional use permit.
2. The project is exempt from environmental review as a Class 2 (a)
exemption.
B. RECOMMENDATION
1. Based on findings contained in Section "E" of this report, adopt a
motion to approve the request, PCC-82-18, to establish a self-service gasoline
station at 199 Broadway subject to the following conditions:
a. The monument sign at the intersection shall maintain a 5 foot
minimum setback from Broadway.
b. The upper case letters on the "OPEN 24 HOURS" and "SELF-SERVE"
signs on the canopy shall not exceed 12 inches in height and the lower case
letters shall not exceed 9 inches in height.
c. All freestanding light standards shall be architecturally
compatible with the canopy. The number of light standards shall be determined
on the basis of need.
d. Street trees shall be required as part of the approved landscape
plan.
e. Either the price signs on the monument sign shall be deleted, or
one of the other two price signs shall be removed. The signs shall be
designed to accommodate diesel fuel.
f. No storage or display of merchandise shall occur outside of the
vending building.
City Planning Commission
Agenda Items for Meeting of June 23, 1982 page 5
g. The placing of signs on the site, other than those authorized by
the conditions of this permit shall be deemed as reason to cause the Planning
Commission to revoke this conditional use permit.
C. DISCUSSION
1. Adjacent zoning and land use.
North C-T Vacant and restaurant
South C-T Full service gasoline station
East C-T-D Vacant
West C-T Market/self-service gasoline station
2. Existing site characteristics.
The subject property is a level parcel located at the northeast
corner of Broadway and "E" Street with 90 feet of frontage along "E" Street
and 160 feet along Broadway. The site is presently developed with a full
service gasoline station with two pump islands (one on each street). The
existing building is located on the easterly property line. Access is
provided by two driveways on each street. Signs consist of the normal price
signs on each street frontage, signs on the building and freestanding pole
sign at the intersection. The periphery of the site is landscaped.
3. Proposed use.
a. The applicant intends to remove the existing building and pump
islands and replace them with a double pump island parallel to Broadway which
will be covered by two connecting hexagonal-shaped canopies. A cashier's
kiosk is located at the north end of the pump island nearest the street. In
addition a storage/vending building to be constructed near the northeast
corner of the site on the easterly property line. The northerly driveway on
Broadway will remain while the southerly driveway will be shifted northerly
away from the intersection. The westerly driveway on "E" Street will be
closed and the easterly driveway widened. Landscaping will be provided on the
periphery; in addition, decorative paving will be provided at the entries and
within the site.
b. New 6 foot high price signs in keeping with the proposed
architecture are proposed on each street frontage. However, the applicant's
plans reflect a pump location for diesel fuel in the future, therefore, the
signs should be designed to accommodate the additional pricing. An 8 foot
high monument sign with a 3' X ll' sign panel on a slump block base will
replace the freestanding pole sign at the intersection. The copy proposed on
the monument sign will reflect the Shell logo and gasoline prices. Other
signs include a logo, an "open 24 hours" and "self-serve" sign on the
north/south fascias of the canopy.
City Planning Commission page 6
Agenda Items for Meeting of dune 23, 1982
4. Similar establishments.
Within a half-mile radius of the proposed site, there are four other
self-service gasoline stations; two of the stations are strictly self-service
stations (Thrifty at Fourth and "E" Street and Super Seven at I-5 and
"E" Street). The other two are operating in conjunction with a market (ARCO
at Broadway and "E" Street and U-Totem at Broadway and Chula Vista Street).
D. ANALYSIS
1. The proposed conversion from a full service gasoline station to a
self-serve station reflects a growing trend by the oil companies to eliminate
service activities now offered by gas stations. While there will be a
reduction in automotive repair services provided to the motorist at this
location, those services are readily available within close proximity to the
site in the Broadway area.
2. A business sign, which the applicant is entitled to, is defined as a
sign which may not devote more than 50 per cent of the allowable copy area to
copy. The business signs on the canopy exceed the maximum
advertising copy area and the letter height is excessively large (18" high)
advertising
for the canopy area that it is attached to. However, I recommend approval of
the signs provided they are scaled down in size by reducing the letter height
(see condition "b") which would also correspondingly reduce the overall length.
3. In addition, the monument sign also devotes much of its area to
pricing even though there is a 6 ft. high price sign on each street frontage.
Since the zoning regulations provide for a maximum of two signs, the applicant
needs to eliminate the pricing from the monument sign or eliminate one of the
smaller price signs.
E. FINDINGS
1. That the proposed 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.
Approval of this request will enable the applicant to offer gas at
competive prices and provide a smoother flow of traffic.
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 conversion from a full service gasoline station into a self-serve
station should not create any additional traffic problems. The
proposed changes in access by the closure of one driveway on
"E" Street and the shifting of the southerly driveway on Broadway to
the north away from the intersection will improve the traffic
circulation and safety at this location.
City Planning Commission
Agenda Items for Meeting ~. June 23, 1982 pa§e 7
3. That the proposed use will comply with the regulations and
conditions specified in the code for such use.
The conditions imposed will allow this use to operate within the
regulations specified in the code.
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 proposed use is in keeping with the General Plan designation of
Retail Commercial at this location.
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City Planning Commission page 8
Agenda Items for Meeting of June 23, 1982
4. PUBLIC HEARING: Conditional use permit PCC-82-301 request to establish
an auto repair facility at 399 Broadway - Javier H.
Alvarez
A. BACKGROUND
1. The applicant is requesting permission to establish an automotive
repair facility on a 0.44 acre parcel located at the northeast corner of
Broadway and "G" Street in the C-T zone.
2. An Initial Study, IS-82-13, of possible adverse environmental impacts
of the project was conducted by the Environmental Review Committee on June 10,
1982. The Committee concluded that there would be no significant
environmental 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-82-13.
2. Based on findings contained in Section "E" of this report, adopt a
motion to approve the request, PCC-82-20, to establish an auto repair facility
at 399 Broadway subject to the following conditions:
a. The portion of the easement adjacent to the building shall be
paved or treated in such a manner as to prevent the growth of weeds unless the
owner is able to vacate the easement and move the building to the property
line.
b. The parkway within "G" Street shall be reinstated and landscaped.
Co A lO ft. sidewalk shall be provided along Broadway except for
the northerly 20 feet which shall be 15 feet wide.
d. A sign program shall be submitted upon application for a
building permit and subject to the approval of the Director of Planning. The
signs over the service bays shall be reduced in size and shall be cut out
letters. The monument sign shall utilize the same materials as the building.
All informational and directional signs shall be submitted with the sign
programs.
e. All proposed exterior lighting shall be made architecturally
compatible with the building.
City Planning Commission page 9
Agenda Items for Meeting of June 23, 1982
C. DISCUSSION
1. Adjacent zoning and land use.
North C-T Clothing store
South C-T Furniture store
East C-O Vacant store (used for storage)
West C-T Motel and restaurant
2. Existing site characteristics.
a. The project site is a relatively level parcel located at the
northeast corner of Broadway and "G" Street. The property has 130 feet of
frontage along Broadway and 150 feet along "G" Street. A 6 ft. San Diego Gas
and Electric easement extends across the northerly portion of the property,
parallel to the northerly property line. The property is a former service
station site and a single family dwelling was once located on the easterly 50
feet. Because of the previous uses, there are two existing driveways on
Broadway and three driveways on "G" Street. There is a San Diego Transit bus
stop located in front of the site on Broadway.
b. The commercial structures on the adjacent properties are built
on the common property lines with the subject property. The building on "G"
Street is constructed on the front property line and is approximately 75 feet
deep. The building to the north sets back approximately 35 feet from Broadway
and is approximately 65 feet in depth.
3. Proposed use.
a. The applicant intends to construct a single story 5200 sq. ft.
automotive repair structure of masonry construction (split face block and
slump stone) which will be located adjacent to a 6 ft. wide San Diego Gas and
Electric easement extending to the easterly property line. The building will
maintain a 10 foot front setback on Broadway. The building will have five
service bays facing "G" Street as well as an office and a storage room located
on the west end of the building. Access will be provided by a two way
driveway on each street. The driveway on "G" Street will be located at the
easterly end of the property. The driveway on Broadway will have alley type returns
and will be located.in the approximate center of the property. Parking for 13
cars in accordance with the regulations, will be provided on-site.
b. The applicant has submitted a sign program for the proposed
project. The signs will consist of a wall sign on the south elevation facing
"G" Street and signs denoting the type of service over the service bays, A
9 ft. high 50 sq. ft. monument sign supported by wooden posts is proposed at
the intersection. The Code requires that the monument sign be designed to be
architecturally compatible with the building through the use of the same or
similar materials. The proposed monument sign does not meet this criteria.
City Planning Commission page 10
Agenda Items for Meeting of June 23, 1982
4. Similar establishments.
There are five other automotive repair facilities within a quarter of
a mile of the subject property along Broadway between "F" and "H" Streets.
D. ANALYSIS
1. Since the energy crisis of the early seventies there has been a
number of service stations closed down and of those remaining, many have been
converted from full service to self service. The subject property is a good
illustration of this trend having once been a service station site. On this
agenda there is also a request to convert a full service station into a self
serve operation. The reduction in auto repair services offered by service
stations will increase the demand for automotive repair facilities. Two of
the five repair facilities in the immediate vicinity have been built within
the last two years.
2. A survey of the public improvements adjacent to the site by the
Engineering Department indicates that much of the sidewalk on both streets has
been either broken or displaced and will have to be replaced with new
sidewalk. It is a policy of the City to require all parkways to be landscaped
or filled in with a combination of paving and landscaping. The Engineering
Department is in agreement that a 5 ft. wide sidewalk is sufficient to "G"
Street which will allow the parkway in "G" Street to be reinstated. The
sidewalk on Broadway will be 10 ft. in width allowing for an additional 5 ft.
of landscaping along this street. Reinstating the parkway on "G" Street and
reducing the sidewalk width on Broadway will increase the landscaping at the
intersection and enhance the appearance. The increase in planter area will
also eliminate the necessity for a 3 ft. high screening wall representing a
savings to the applicant.
3. The sign program submitted by the applicant needs revising. The
amount of advertising copy on the building exceeds the maximum percentage of a
business sign which may be devoted to advertising. In addition the monument
sign does not meet the requirements of the Code. Therefore the signs
submitted with this request are not acceptable or approved. A sign program
will have to be submitted upon application for a building permit.
E. FINDINGS
1. That the proposed 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.
There has been a reduction in the level of auto repair service by the
closure or conversion of service stations into self service.
Approval of this request will permit this level of service to be
maintained in community.
City Planning Commission page ll
Agenda Items for Meeting of June 23, 1982
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 is shielded from the residential areas by the
existing buildings on the adjacent properties. The service bays are
oriented toward "G" Street and all work will be conducted within the
building. The alley type returns for the driveway on Broadway will
permit an easier turning movement in and out of the site thereby
reducing any potential traffic hazards.
3. That the proposed use will comply with the regulations and conditions
specified in the code for such use.
The proposed project meets the regulations of the code for such use
with respect to off street parking, setbacks and circulation.
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 subject property is designated for thoroughfare commercial on the
General Plan. The proposed use is in keeping with this designation.
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negative aeclaration
PROJECT NAME: South Bay Auto Specialists
PROJECT LOCATION: 399 Broadway
PROJECT APPLICANT: Javier Herrera Alvarez
141l Grant Street
Santa Monica, CA 90404
CASE NO. IS-82-33 DATE: June ]0, ]982
A. Project Settin9
The project is located on a 130' X 150' lot at the northeast corner of Broadway
and G Street (399 Broadway). The lot was previously developed as a service
station site and is at present a vacant paved site. The previous building has
been razed.
Adjacent land uses consist of a vacant commercial structure to the north,
a commercial structure to the east, G Street and commercial structures to the
south and Broadway to the west.
The site is void of any significant vegetation or animal life and there are no
known earthquake faults in the project vicinity.
B. Project Description
The project involves the construction of a 5,200 sq. ft. commercial structure
for the purpose of automotive repair including; minor engine repair, transmission
repair, brake repair and tune-ups. A total of.13 parking spaces are provided on
site.
C. Compatibility with zoning and plans
The proposed use is compatible with the General Plan land use designation of
"Thoroughfare Commercial," al though approval of a conditional use peFmit by
the Planning Commission will be required prior to development.
D. Identification of environmental effects
1. Noise
The potential for adverse noise effects on the properties adjoining the
project site is minimal due to the orientation of the proposed structure and
the location of existing adjacent commercial structures. In addition, no
residential structures are adjacent to the proposed project site. Impacts
related to noise would not be significant, therefore, no mitigation will be
necessary.
city of chum., vista planning department
'.-., environmental review Ioctlon
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E. Findings of no significant impact
1. The site has been previously developed and is void of any significant
wild life. There are no soils or geologic hazards in the project vicinity.
2. The project 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 expected to occur which could interact to create any
substantial adverse effect on the environment.
4. The project is not anticipated to cause a significant increase in
traffic or related emissions, and impacts relating to noise will not be signifi-
cant. The project is not anticipated to create any impacts that could prove
hazardous to humans.
F. Consultation
1. Individuals and organizations
City of Chula Vista: Steve Griffin, Associate Planner
Bill Harshman, Senior Engineer
Tom Dyke, Building Inspector
Ted Monsell, Fire Marshal
Duane Bazzel, Assistant Planner
Applicant's Agent: David Calvani
2. Documents
IS-78-59, Tune Craft
Chula Vista Zoning Ordinance (Performance Standards)
The Initial Stud,/ A[)[-~I [o,~hion and ,~valuation forms documenting the
findings of no s~in~fi¢:,lnt impnct are on file and available for
public review ,~t ~[h~ Chn[,~ Vista I'lann~nq [)opt., 276 4th Avenue,
Chula Vista, CA 920i0.
city of chula vista planning department ~
environmental review lection
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City Planning Commission Page 12
Agenda Items for Meeting of June 23, 1982
5. PUBLIC HEARING: Consideration of Tentative Subdivision Map for Mission
Verde, Chula Vista Tract 82-8 - Sierra Properties
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map known as
Mission Verde, Chula Vista Tract 82-8, in order to subdivide lO acres located
at the northwest corner of Paseo Ranchero and East "J" Street into a one lot
condominium project consisting of 102 dwelling units. The subject property is
located within the Ladera Sectional Planning Area of the E1 Rancho Del Rey
Specific Plan and is zoned P-C.
2. A plan for the entire sectional planning area is not being required
of this applicant at this time because it is presently being prepared by the
Gersten Company who will be filing the SPA Plan in the near future.
3. On March i8, 1982, the Design Review Committee reviewed the project
and recommended approval subject to certain conditions and modifications
regarding minor architectural and site plan concerns.
4. Environmental Impact Report EIR-78-2 was considered and certified by
the Planning Commission on February 22, 1978. This EIR is a master EIR
covering phased development of the 2,272 acre E1 Rancho del Rey Specific Plan
Area, of which the proposed project is a part. The Environmental Review
Committee has reviewed the project and recommends that the Planning Commission
recertify the EIR and adopt the Candidate CEQA Findings, attached as Exhibit A.
B. RECOMMENDATION
1. Recertify EIR-78-2 (El Rancho del Rey) noting that information in the
report will be considered when reaching a'decision on the project.
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 Mission Verde, Chula Vista Tract 82-8, subject to the following
conditions:
a. The developer shall grant to the City a lO foot wide sewer
easements for all public sewers.
b. The developer shall maintain a drainage easement for the offsite
storm drain. Said easement shall be granted to the City of
Chula Vista prior to approval of the Final Map.
c. The developer shall provide an energy dissipator offsite from
the northeast corner of the subdivision. The dissipator shall
be a permanent device such as shown on Regional Standard Drawing
D-41 if the outlet velocity exceeds 18 feet per second. For
velocities up to 18 feet per second, Regional Standard Drawing
D-40 or an equivalent facility shall be utilized.
City Planning Commission page
Agenda Items for Meeting of June 23, 1982
d. The developer shall grant to the City a l0 foot wide drainage
easement along the alignment of the storm drain shown on the
Tentative Map. The offsite segments shall be'granted to the
City prior to approval of the Final Map.
e. The developer shall grant 7.5 foot wide street tree easements to
the City along Paseo Ranchero and East "J" Street adjacent to
the subdivision.
f. 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 part of the cost of the street,
to be distributed under the plan ultimately approved by Council.
g. 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 "F". Said
construction shall include any necessary storm drain, sewer and
other appurtenances, along with the rights-of-way required for
such work and normal surface improvements.
h. The developer shall contribute his proportionate share of the
cost to construct a sewer main from the Rice Canyon Trunk Sewer
to the northerly boundary of the subdivision. Said contribution
shall be in the form of a cash deposit prior to issuance of
building permits.
i. The developer shall contribute toward the construction of the
Rice Canyon Trunk Sewer System as determined by the City
Engineer prior to approval of the Final Map. Said contribution
is estimated at $16,600. The Rice Canyon Sewer System consists
of a system serving the entire gravity basins of the north and
south legs of Rice Canyon and conveying the sewage flows to the
Spring Valley Outfall.
j. Mitigation measures identified in the Environmental Impact
Report for this project shall be incorporated into the
development work as determined by the Environmental Review
Coordinator.
k. Prior to the approval of the Final Map, the developers shall
enter into a separate agreement with the City of Chula Vista
stipulating that they or their successors in interest shall
participate in a reimbursement or other district for the final
construction of Telegraph Canyon Road.
City Planning Commission page 14
Agenda Items for Meeting of June 23, 1982
1. CC&R's for the project shall include provisions assuring
maintenance of all streets, driveways, sewer and drainage
systems which are private.
m. Developer shall enter into an agreement with the City wherein he
holds the City harmless from any liability for erosion,
siltation, or increased flow of drainage resulting from this
project.
n. The development shall be subject to the regulations of the
Municipal Code governing the R-3 zone together with the
following:
l) The development shall not exceed a maximum of 102 units.
2) No building shall exceed two stories in height.
o. No building permits shall be issued until such time as the
school districts have given written notice to the City that they
are able to provide school facilities for the residents of the
development.
p. A ten foot level area measured from the back of sidewalk, shall
be provided along East "J" Street and any other areas where
there is a down slope from the street.
q. The developer shall record Covenants, Conditions and
Restrictions {CC&R's) concurrently with the recordation of the
final map. The CC&R's shall be subject to the approval of the
City Council.
r. The City of Chula Vista shall be made a party to the CC&R's
which shall include but are not limited to the following:
1) Prohibition of any garage or carport conversions.
2) Prohibition against the parking of recreational vehicles on
the street and interior areas other than areas so
designated on the approved plan.
3) Prohibition against the installation of individual outside
antennae.
4) Provisions for the maintenance of all common areas,
fencing, recreational areas, buildings and private streets.
5) Provision requiring automatic door openers for all garages.
6) Prohibition of the construction of overhead patio covers.
City Planning Commission Page 15
Agenda Items for Meeting of June 23, 1982
s. The developer shall provide street lights within the
development; the location, type and material to be subject to
the approval of the City Engineer and Director of Planning.
t. The project shall be subject to site plan and architectural
approval by the Design Review Committee prior to City Council
consideration of the tentative map. All recommended conditions
of approval shall be incorporated into the project prior to the
approval of the final map.
3. Adopt the candidate CEQA findings, attached as Exhibit A.
C. DISCUSSION
1. Adjacent Zoning and Land Use
All of the surrounding properties are zoned P-C and are vacant except
for the Casa Del Rey subdivision to the southwest. The lO acres immediately
to the south is a designated elementary school site and is owned by the Chula
Vista City School District.
2. Existing Site Characteristics
The subject property is located at the northwest corner of East
"J" Street and the extension of Paseo Ranchero. The site can be described as
a knoll with a small canyon (draw) on the eastern portion of the property
which.drains to the north. The elevations range from a high of 485 feet to a
low of 395 feet, a difference of 90 feet. East "J" Street has already been
improved (curb, gutter, sidewalk, and paving) as part of the Casa Del Rey
Development to the southwest. The grading of the street has created some 2 to
1 slopes adjacent to the street on the west end of the property.
3. Proposed Project
a. Description: The pro'posed project consists of 102 condominium
units on 10 acres consisting of 34 one bedroom units and 68 two bedroom
units.
b. Density: The project will require the dedication of 1.1 acres
for street purposes leaving a net area of 8.9 acres. The net density of the
project is approximately 11.5 dwelling units per acre.
c. Units: There will be two basic floor plans which will be
combined to create 2 story 3 unit modules. The modules will consist of four
garages and a 2 bedroom unit on the ground floor, a 1 bedroom unit over the
garages, and a 2 bedroom unit on the second floor over the ground floor 2
bedroom unit. The entries are located on one side of the module.
City Planning Commission
Agenda Items for Meeting of June 23, 1982 page
d. Storage and Open Space: The amount of open space and storage is
reflected in the table below:
Unit Open Space Storage
1 bedroom 60 sq. ft. balcony 448 cu.ft. (attic-pull down
stai~+12 cu.ft. (patio area)
2 bedroom {lst floor) 160 sq. ft. patio 220 cu.ft, {patio area)
2 bedroom (2nd floor) 100 sq. ft. balcony 448 cu.ft. (attic-pull down
stairs) & 70 cu.ft. (balcony)
e. Structures: The three unit modules will be attached by either a
common wall or by connecting stairways. There will be a total of l0
residential structures.
f. Other Amenities: The proposed development will have a
recreational area consisting of a pool, jacuzzi, and two restrooms with a
surrounding wood deck. The pool is located at the center of the north end of
the project. In addition there will be a children's play area next to the
pool area and an ll space recreational vehicle storage area located at the
northwest corner of the development.
g. Access and Circulation: The units will be served by a private
street system with a single two-way (50 feet wide with a l0 foot w(de
landscaped island) entrance located in the approximate center of the frontage
along East "J" Street. No access is proposed from Paseo Ranchero. The
circulation will consist of a north-south 30 feet wide street with two loop
streets on each side which will provide access to the units and carports in
the loop streets. The center street terminates at an 80 foot diameter
cul-de-sac with radial parking. The center street and cul-de-sac will be
treated with textured paving.
A series of pedestrian walks are provided throughout the project
and a pedestrian connection is made to Paseo Ranchero.
h. Parking: The 102 units requires a total of 167 parking spaces,
152 of which must be onsite and 15 spaces which may be located at the curb.
The total parking provided onsite is 229 spaces, 136 of which
will be located within garages, 68 within carports and 25 spaces of which will
be open. The overall ratio is then 2.25 parking spaces per unit.
i. Grading: The site will be graded to create two pad levels and
fill most of the small canyon along the easterly edge of the property. The
site will be lowered approximately5 to l0 feet below the level of East
"J" Street, and will range from 2 to 24 feet above the frontage along Paseo
Ranchero. A small portion of the site along the northerly boundary will be
left ungraded.
page
City Planning Commission
Agenda Items for Meeting of June 23, 1982
j. Architecture: The proposed architecture is a contemporary
design with pitched roofs {wood shake shingles) a stucco exterior with wood
trim and wooden balconies and stairs. The patio fencing and proposed walls
will be stucco with wood on top. The carports will have a wooden flat roof
with stucco half walls on the sides and the back.
k. Building Setbacks: The structures will vary in setback from 40
feet to 55 feet from East"J" Street and from 30 feet to 50 feet from Paseo
Ranchero.
D. FINDINGS
Pursuant to Section 66473.5 of the Subdivision Map Act the Tentative
Subdivision Map for Mission Verde Chula Vista Tract 82-8 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, 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 Element - The E1 Rancho Del Rey specific plan
designates the area for medium density residential a range of
6-10 dwelling units per acre which would permit approximately
102 units on the subject property.
b. Circulation Element - The proposed development will dedicate and
improve the westerly portion of Paseo Ranchero along the
boundaries of the subdivision. In addition, the development
will be served by a private street system.
c. Housing Element - The proposed project will provide additional
housing for the residents of the City of Chula Vista.
· d. Conservation Element - The proposed development will leave a
portion of the property ungraded. Those areas which are graded
will be landscaped. The environmental review discovered no rare
or endangered species on site.
e. Park and Recreation and Open Space Elements - The proposed
development will be required to pay fees in lieu of the
dedication and improvement of park lands. The map conforms to
the open space element.
page 1,8
City Planning Commission
Agenda Items for Meeting of June 23, 1982
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. The project is well within the response time of the
Fire Station located at Otay Lakes Road and Elmhurst as well as
the Fire Station located on East "J" Street.
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 - All manmade cut or filled slopes will
be enhanced by the planting of trees and ground cover.
i. Bicycle Routes Element - The public street system has been
designed to accommodate bicycle movement.
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.
WPC 0046P
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Exhibit A ~
CANDIDATE
FINDINGS OF FACT
MISSION VERDE CONDOMINIUMS
EIR-78-2
City of Chula Vista
(California Public Resource Code, Section 21081)
(California Administrative Code, Section 15088)
Io 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
Environmental Review Procedures of Chula Vista. These two directives both state
that, in order to approve a project which has one or more significant 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 Mission Verde Condominium project, a summary of impacts and findings have
been prepared which, if adopted, indicate that response to all significant impacts
can be placed into these categories.
II. FINDINGS
The Mission Verde Condominium project represents a subsequent proposal within
the context of the E1 Rancho del Rey Specific Plan. Project involves the develop-
ment of 102 condominium units on a 10 acre parcel of land. 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 Section 5.3)
The project involves the movement of approximately 115,000 cu.ydso of
balanced cut and fill resulting in maximum interior slopes of 10-12 ft.
with variable slope ratios on exterior slopes 30-60 ft. in height
utilizing a 2 to 1 slope ratio. The proposed filling of this north/south
trending canyon area will have a significant environmental impact.
Finding
The impact of the project on existing landform would be significant
and only partially mitigable. It is infeasible to fully mitigate
project-related impacts to landform modification to a level of
insignificance while, at the same time, implementing the adopted land
use objectives of the E1 Rancho del Rey Specific Plan. Mitigation
discussed in the EIR includes utilizing the design criteria of the
Hillside Development Policy which includes the following:
1. Minimizing the frequency of manufactured slopes greater than
30 ft. in height;
2. Contour of grading using viable slope ratios not to exceed 2:1
in steepness, and 3 landscaping which focuses on drought resistant
material.
B. Geology (5.t)
An earthquake fault, inferred through photographic evidence, appears
to be located in the vicinity of the project site (special report
123, 1975). Contained in EIR-78-2 is mitigation which requires that
inferred fault traces should be considered for trenching to determine:
1. Whether or not they actually exist;
2. If they are found to exist, their recency of activity; and
3. Their potential for ground rupture.
Findin~
The seismic hazard on the subject property is potentially significant,
but mitigable.
C. Soils (5.2)
Expansive soils are known to exist in the vicinity of the project site.
As discussed in the EIR-78-2 detailed soils investigations should be
completed to delineate areas where such soils exist with recommendations
to be incorporated into the project.
Findin~
The expansive soil hazard present on the site is potentially significant,
but mitigable.
D. Drainage (5.4)
Local affects of drainage from this project will not be significant,
however cumulative affects of drainage in the Rice Canyon area are
potentially significant. Measures proposed in the EIR will mitigate
drainage affects to a level if insignificance~
Findinq
The impact of the project on drainage is potentially significant,
but mitigable.
E. Schools (5.13)
New students generated by the proposed project would require additional
classroom space. 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.
Finding
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.
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page 19
City Planning Commission
Agenda Items for Meeting of June 23, 1982
6. PUBLIC HEARING: Amendment to Sectional Planning Area plan, PCM-80-13,
for Rice Canyon area to relocate proposed fire station
site from northeast corner of Hidden Vista Drive and
Smokey Circle to northeast corner of Rid~eback Road and
"H" Street
A. BACKGROUND
1. The applicant is requesting an amendment to the approved Sectional
Planning Area Plan (PCM-80-13) for the Rice Canyon area of the E1 Rancho del
Rey Specific Plan in order to relocate the fire station site from the
northeast corner of Hidden Vista Drive and Smoky Circle (Lot 319 Hidden Vista
Village Subdivision) to the northeast corner of Ridgeback Road and East "H"
Street (Open Space Lot "F").
2. The Environmental Impact Report, EIR-79-8, for the Hidden Vista
Village development was previously certified by the Planning Commission and
City Council. On April l, 1982, the Environmental Review Committee found that
the information contained in EIR-79-8 was adequate for the proposed project
and certified CEQA review requirements and recommended that the Planning
Commission and City Council recertify the EIR, noting that they will consider
the information in the report as they reach a decision on the project.
B. RECOMMENDATION
1. Recertify EIR-79-8 with the notation that the information in the
report was considered.
2. Based on the findings contained in Section "D" of this report, adopt a
motion recommending that the City Council approve an amendment to the Rice
Canyon SPA, PCM-80-13, to relocate the fire station, and allow two single
family lots to be created on the present designated fire station site.
C. DISCUSSION
1. The present fire station site is a 0.63 acre lot located at one of the
main entry-ways into an area proposed for single family detached residences.
In order to achieve compatibility with the residential character of the area,
the fire station building was designed to give the appearance of a single
family dwelling. However, the applicant is still concerned that locating a
fire station within a single family detached home area will affect overall
sales.
2. The applicant has discussed the relocation of the fire station site
with various departments of the City including the Fire Department. A number
of sites were considered before settling on a proposed location within a
designated open space area (lot "F") at the northeast corner of Ridgeback Road
and East "H" Street.
page 20
City Planning Commission
Agenda Items for Meeting of June 23, 1982
3. The proposed fire station site will be approximately 0.75 acres in
size and will involve the grading of approximately 47,200 cubic yards of earth
(43,760 cubic yards cut and 3,440 cubic yards fill). Part of the grading
operation will be to use the excess dirt to complete the fill requirements at
the southeast Quadrant of 1-805 and East "H" Street. The fire station site
will be a two-level pad fronting and receiving its access from Ridgeback
Road. The driveway will be located approximately 160 feet north of East "H"
Street. The two level pad is to accommodate the design of the fire station
which has the floor level of the garage at a lower elevation than the rest of
the station to accommodate the fire truck.
4. Because of the additional grading, a revised landscape and irrigation
plan has been submitted. The landscape plan involves additional trees and
shrubs to enhance the site.
5. If the relocation of the fire station is approved, the applicant
intends to divide the original site into two lots and develop them with single
family dwellings. The number of single family dwellings would increase from
318 units to 320. Since the property is presently owned by the City, the
applicant has agreed to turn the profits over to the City of Chula Vista even
though the dwellings will be built by the developer. The reason for this
arrangement is that the open space area has been dedicated to the City, so the
proposed relocation of the station will take place on City land. All
contractual agreements and verification of the developers' costs will have to
be worked out with the Office of the City Attorney and Administration.
6. As mentioned earlier, the proposed site has been reviewed by the Fire
Department which has determined that the site is acceptable. The response
time will remain basically the same and may actually decrease the time to
certain portions of the station's service area. The driveway is sufficiently
removed from the intersection so as to avoid ingress and egress problems.
D. CONCLUSION
The proposed architectural design of the fire station would allow it to
fit in a compatible manner with the single family homes. However, since the
applicant is now concerned about the location and the Director of Public
Safety has no objection to the new location, the proposed amendment to the
Section Planning Area is acceptable.
D. FINDINGS
1. The proposed sectional planning area plan is in conformity with the
General Development of the P-C zone, any adopted specific plans, and the Chula
Vista General Plan and its various elements.
Even though the adopted E1 Rancho del Rey Specific Plan indicates a fire
station site on what is now called Hidden Vista Drive, the intent of the
designation is to provide a site within the Rice Canyon SPA and is not
actually site specific provided that all of the criteria of the Fire
Department can be achieved at another location. The proposed site is
acceptable to the Fire Department. The increase of two units within the
SPA is insignificant.
page 21
City Planning Commission
Agenda Items for Meeting of June 23, 1982
2. The proposed sectional planning area plan would promote the orderly,
sequentialized development of the involved sectional planning area.
Approval of the relocation will not affect the sequential development of
the SPA.
3. The proposed sectional planning area plan would not adversely affect
the adjacent land use, residential enjoyment, circulation or environmental
quality.
The proposed location is within an open space area and separated from the
nearest residential areas by slopes and roads. The site has already been
graded. The additional grading will not disturb any endangered species.
The site will be enhanced by additional landscaping not originally
proposed. The proposed driveway location is sufficiently removed from the
intersection so as not to cause any problems with traffic.
WPC 0112P