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HomeMy WebLinkAboutPlanning Comm Reports/1982/05/26 AGENDA City Planning Commission Chula Vista, California Wednesday, May 26, 1982 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER ORAL COMMUNICATIONS 1. PUBLIC HEARING: Conditional use permit PCC-82-16, request to establish a residential care facility in the O0 block of Second Avenue in the R-1 zone - Sue Hudson DIRECTOR'S REPORT COMMISSION COMMENTS To: City Plannin'~-~ommission From: Bud Gray, Director of Planning /~)~ Subject: Staff report on agenda items for Planning Commission Meeting of May 26, 1982 1. PUJBkIC HEARING: Conditional use permit PCC-82-16; request to establish a residential care faciIltJ/ In tree uu D)OCK Or 5econo AVenue in the R-1 zone - Sue Hudson A. BACKGROUND 1. The applicant filed and received approval for a tentative subdivision map in 1979 to subdivide the subject property into nine single family lots. 2. The applicant is now requesting permission to establish a 105 unit residential care facility for seniors (62 years of age and older) on a 2.1 acre site located on the east side of the O0 block of Second Avenue (directly opposite of "C" Street), on the west side of the north end of Las Flores Drive extended northerly from "D" Street in the R-1 zone. 3. An Initial Study, IS-82-28, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on May 6, 1982. The Committee concluded that there would be no significant environmental effects and recommended that a conditioned Negative Declaration together wi th the fol 1 owl ng mi tigation measu res be adopted. 1. A new or amended soils and geologic report shall be prepared to address the proposed project and all recommendations shall be incorporated into the project. 2. Architectural review should be referred to the Design Review Committee for a determination of the design compatibility within the surrounding area. 3. Adequate fire protection shall be assured prior to approval of any building permits. 4. The paved access on "D" Street between Las Flores Drive and Second Avenue shall be widened to 24 feet. 5. Shrubs located within the sight distance triangle at the easterly corners of "D" Street and Second Avenue shall be trimmed below 3 feet in height (Municipal Code Chapter 12.12.120). B. RECOMMENDATION 1. Find that this project will have no significant environmental impacts and adopt the conditioned Negative Declaration issued on IS-82-28. 2. Adopt a motion to deny the request, based on the lack of compatibility with the area as stated in the conclusion portion of the report. City Planning Commissi~ Agenda Item for Meeting of May 26, 1982 page 2 C. DISCUSSION 1. Adjacent zoning and land use. North AGR. KOA Campgrounds South R-1 Vacant and single family dwellings East R-1 Vacant West R-1 Single family dwellings 2. Existing site characteristics. a. The project site is essentially an "L" shaped parcel with 80 feet of street frontage on the east side of Second Avenue and 257 feet of frontage on the proposed extension, of Las Flores Drive approximately 1,250 feet north of "D" Street. The majority of the property is located on the east facing slope of a small canyon located between Second and Minot Avenues. A portion of the property (below the elevation of 35 feet) lies within the 100 year flood level of the Sweetwater River Flood Plain. The property has an average natural slope of 15% and a maximum slope of 60%. The site is vacant except for some small wooden sheds and a few trees. b. The applicant also owns a 92'Xl16' parcel adjacent to the southwest corner of the project site which is not included in the proposed development. The property has very steep slopes and a drainage inlet which directs water onto the property that will require attention with the development of the subject property. 3. Proposed use. a. The proposed facility vrill consist of 105 units and one manager's unit. There All he 47 one bedroom units (532 square feet each) and 58 studio units (285 square feet each). Each unit will have a 4'XlO' balcony or patio. A central kitchen and dining room is proposed in lieu of individual kitchens and will provide two servings three times a day, seven days a week. A chapel, libra~, activity room, laundry, a drug store/gift shop, a combination beauty/barber shop and a central patio area are proposed. Other services will include maid service, social and recreational activities, and tran sportati on. b. There will be 22 full time staff employees, 5 part time employees and a manager. 4. Proposed development. a. Because of the topography the building will he stepped up from Las Flores Drive. There will be five floor levels, but not mere than three stories in height at any ground level. The third sto~ of the lower portion of the building will be at the same level as the first floor of the upper portion. The highest portion of the building will be at the same elevation as Second Avenue. Because of the height, two elevators will be provided in addition to exterior covered stairways. City Planniag Commission Agenda Item for Meeting of May 26, 1982 Page 3 b. Access to the facilities will be from both streets. There will be 12 parking spaces located on Second Avenue, one of which will be reserved for a company van. A pedestrian bridge will lead from the parking area to the third floor of the upper level. There will also be 36 parking spaces adjacent to Las Flores Drive, three of which will be located for company vehicles. The total guest parking provided will be 44 spaces, a ratio of approximately one space per 2.4 units. 5. Similar establishments. There are two other similar establishments in the general vicinity, located in R-3 zones. These are the Chula Vista Inn at ltl Fourth Avenue which has 160 units and Fredricka Manor at 183 Third Avenue. Fredrtcka Manor has both a high-rise full-care facility as well as single family dwellings as part of the total complex. 6. Code requirements. The proposed development meets the technical requirements of the zoning ordinance as set forth in Section lg.58.110. The site contains more than one acre and is located on a collector street (Second Avenue). The buildings are located a minimum of 20 feet from all property lines. Because of its height and type of residency an automatic fire extinguishing system will be required. If the project is approved, other requirements governing street improvements, drainage and so forth will have to be met before a building permit is issued (See attached memo from the Engineering Division). D. ANALYSIS 1. The applicant has submitted a well designed proposal which meets the regulations of the code governing the use. The parking ratio of one space per 2.4 units is within the range normally expected for senior housing developments. The transportation provided by the facility should reduce the need for automobiles by the residents. In addition the closest public transportation is approximately 3/8 of a mile away. 2. Even though the elevations are somewhat schematic it appears that the architecture will be attractive. The stair-stepping of the building down the slope reduces its overall impact and affords views for many of the proposed units. The expected services would likely result in a self-contained environment inducive to social interaction. 3. The biggest drawback to the proposal is one of compatibility with the adjacent land uses. Except for the area to the north, the surrounding area is zoned R-1 and is either developed with single family homes or anticipated to be developed as such (two tentative subdivision maps have been approved for single family homes on Las Flores Drive). The density of an R-1 area is approximately 5 units per acre, whereas the density of the proposed project Is approximately 50 units per acre excluding the 92'Xl16' area not included in the project. City Planning Commission Agenda Item for Meeting of May 26, 1982 Page 4 E. CONCLUSION It is my conclusion that the proposed use is incompatible with the single family character of the area based on the following factors: 1. The proposed density is ten times greater than standard single family developments. 2. The structure represents a significant departure from the existing and proposed single family housing in the area, being more massive in appearance and size. 3. Although the site is located on a collector street (Second Avenue), 75% of the required parking is located on Las Flores Drive and the number of trips generated by the facility will exceed that normally generated by single family homes. I therefore recommend that the Planning Commission deny the request based on the three factors listed above. negative declaration PROJECT NAME: Hudson Senior Housing Facility PROJECT LOCATION: North and east of 9 Second Avenue PROJECT APPLZCANT: Sue Hudson, a.k.a. Royal Engineering and Development Corporation 54 Antigua Court Corooado, CA 92118 CASE NO. IS-82-28 DATE: May 6, 1982 A. Project Setting The project site consists of approximately 2.35 acres of vacant property with an average natural slope of 21%, located north and east of 9 Second Avenue. The project site has 80 feet of frontage on Second Avenue and 257 feet of frontage on the future extension of Las Flores Drive. An elevation difference of approxi- mately 60 feet exists from Second Avenue down to Las Flores Drive. Adjacent to Second Avenue and approximately 8 feet below the level of the street, is a relatively level pad. Below that point the topography drops off steeply down to the flnnr of the Sweetwater River valley and existing pasture land. The valley floor is located below the 100 year flood plain (elevation 35 feet) and is subject to inundation. A mature pepper tree and approximately two eucalyptus trees exist on the project site. No known endangered wild life or plant species exist on the project site. There are no known earthquake faults on or near the project. B. Project Description The project consists of the development of a 105 unit (47 one bedroom and 58 studios) residential home care facility for seniors 62 years of age and older. The proposed building will have five floor levels, but will not exceed three levels in height as measured from the ground. The facility will feature a central kitchen and dining room as well as other activities, such as a chapel, drug and gift shop, and barber/beauty shop. Parking 'for 48 cars on site will be provided with access to 12 spaces from Second Avenue and access to 36 spaces from Las Flores Drive. In addition, a pedestrian bridge will be provided from the upper lot to the main structure. Las Flores Drive will be constructed in conjunction with the proposed development from "D" Street to the northerly boundary of the project site. C. Compatibility of zoning and plans The proposed project is considered an "unclassified land use" in the zoning ordinance and, therefore, requires approval of a conditional use permit by the Planning Commission. The project is compatible with the goals and objectives of the General Plan and its associated elements. city of chula vista planning department environmental review ~.ectlon IS-82-28 Page 2 D. Identification of environmental effects 1. Geologs/Soils The nearest major earthquake fault to the project site is the north/south trending Sweetwater Fault, which is located approximately 1,000 feet east of the slte. Special report 123 by the State of California Division of Mines and Geology identifies the presence of a potential northeast/southwest trending fault through photographic evidence located approximately 200 feet northeast of the project site. A soils and geologic investigation for the project site was prepared in February, 1979 (Geocon, Inc.). The report indicated the presence of expansive soils and the potetntial for liquefaction occurring on the site. A new or amended soils and geologic investiation should be prepared to address the proposed project. Recommendations of the report should be incorporated into the project to mitigate potential impacts. No substantial problems are anticipated. 2. Ground Water The soils and geologic investigation (Geocon, Inc.) identifies the presence of ground water approximately 7 feet beneath the existing surface at the easterly end of the property. No excavation is proposed at this end of the property, in fact, this area will be subject to fill. The report indicates that if surface drainage on the site is directed into contained drainage structures, the potential for future ground water or ground water/seepage related problems should be minimal. 3. Biolo~s The construction of Las Flores Drive in conjunction with the proposed project will have an impact on existing San Diego ragweed populations north of "D" Street. These impacts were thoroughly discussed in EIR-78-1 (Hudson Valley Estates) along with project alternatives. Construction of Las Flores Drive was found not to have a significant effect on ragwood populations in the San Diego region. A stand of mature eucalyptus trees presently exists on the property north of the project site, with two trees located on the site. Proposed plans have allowed for the preservation of all of these trees. 4. Drainage A portion of the project site is located within the Sweetwater River lO0- year flood plain (elevation 35 feet). The designer proposes filling the lower half of the property to elevation 35.6 feet (residential floor levels all above 36 feet). The applicant's engineer has submitted plans for the extension of Las Flores Drive which includes drainage measures for each adjacent lot. The elevation of Las Flores Drive will be such that vehicles can pass during a lO0-year flood. Drain- age facilities are proposed within Las Flores Drive and will terminate with a rip-rap energey dissipator system at the northern end of the project site and Las Flores Drive. Existing drainage patterns will handle run-off from this point on to the valley floor. The increased run-off due to the development of this project is very minimal due in-part to the steep topography of the property. The total run-off when the entire basin is developed is calculated to be about 107 cu. ft. per second (10 yr. frequency). IS-82-28 Page 3 5. Historical A portion of the project site (upper pad adjacent to Second Avenue) was once a portion of the right-of-way for the National City and Otay Railroad line (NC&O Railway). The railway extended its lines through Chula Vista and Otay to the Imperial Beach area in 1888. In 1908 modern electric cars replaced the original steam engines when the San Diego Southern Railroad Company obtained control of the NC&O Railway. The disastrous flood of 1916 "completely obliterated" the railroad crossing in the Sweetwater flood plain and the result was abandonment of portions of the track, including this site. The Chula Vista Historical Sites Board examined the NC&O Railway right-of- way in 1977 and did not recommend that the right-of-way be designated as an historical site, based on the finding that topographical features which remain are not signif- icant enough to be so designated. Since circumstances have not changed significantly in five years, there are no remains existing on the project site. The project site is not considered an active candidate as a historical site. 6. Aesthetics The size of the proposed residential care facility does not appear to be consistent with other single family residential structures in the Las Flores Drive area. The question of aesthetics is largely a subjective one, therefore, review of the architecture and compatibility of the structure will be handled by the Planning Commission (conditional use permit), and should be referred to the Design Review Committee. 7. Social The residential care facility will amount to a gross density of approxi- mately 44 dwelling units per acre. The General Plan designation for the area amounts to a gross density of 12 dwelling units per acre, maximum. Since the units provided are designed for senior citizens, they would involve a fewer number of inhabitants than a conventional multiple family development. Additional vehicular trips in the area of Las Flores Drive will result in nuisance traffic and noise levels which do not presently exist in this area but will not reach significant levels. The occasional presence of emergency vehicles and related sirens would be considered an urban nuisance noise which would not occur on a regular basis and cannot be considered a substantial environmental issue. 8. Fire Protection The City Fire Marshal has indicated that difficulties may be experienced in providing adequate fire protection to the proposed facility. Adequate fire protection should be assured prior to building permit approval. This can be assured through standard development regulations and is not a significant environmental issue. 9. Parks and Recreation The proposed residential care facility will be located within Park District 2.01, which presently has no developed park acreage. The proposed facility does provide an interior common passive courtyard area for residents of the complex and transportation vans for transportation to senior citizen facilities located within two miles of the site. IS-82-28 Page 4 10. Transportation Street access is presently unavailable to the lower project site. The Engineering Department has indicated that "D" Street, from Las Flores Drive to Second Avenue, will require widening to at least a 24 foot wide street width in addition to the construction of [as Flores Drive north of "D" Street. A cul-de-sac will be installed at the northern end of Las Flores Drive. The Traffic EDgineer investigated the intersection of "D" Street and Second Avenue in November, 1979 and found that the sight distance across both corner parcels was acceptable, provided that modifications were made to plant material heights (3 feet maximum). A field inspection made recently revealed that shrubs on the northerly corner need to be cut down to provide adequate sight distance. E. Mitigation necessary to avoid significant impacts 1. A new or amended soils and geologic report shall be prepared to address the proposed project and all recommendations shall be incorporated into the project. 2. Architectural review should be referred to the Design Review Committee for for a determination of the design compatibility within the surrounding area. 3. Adequate fire protection shall be assured prior to approval of any building permits. 4. The paved access on "D" Street between Las Flores Drive and Second Avenue shall be widened to 24 feet. 5. Shrubs located within the sight distance triangle at the easterly corners of "D" Street and Second Avenue shall be trimmed below 3 feet in height (Municipal Code Chapter 12.12.120). F. Findings of insignificant impac__t 1. There are no significant natural or manmade resources within the project area which could be adversely affected by the project implementation. There are no known earthquake faults located on the project site. 2. Approval of a conditional use permit by the Planning Commission would assure compatibility with the General Plan, 3. All potential impacts can be mitigated and none are anticipated to interact and cause a cumulative effect on the environment. 4. The project will not create any source of significant noise or odors, nor will any hazards to human beings result. IS-82-28 Page 5 G. 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 Sue Hudson, applicant 2. Documents EIR-78-1, Hudson Valley Estates IS-79-58, Hudson Valley Estates No. 2 The Initial ~1 ~ ' ' ' ' -~, ~ ,: .'~";'] ~c~:~:~on .'~n~l ,~v.]luation forms documenting the findin(:s of no s~,~ni ficant in:p,~ct ar~ on"~l_' o and available for public review ,~t ~h,~ Chu[,~ t'][;ta ['lanninq Dept., 276 4th Avenue, Chu[a Vista, CA 920[0. ENVIRO~.blENTAL P~Vr~W COOF~INATOR city of chula vista planning department ~ environmental review lection April 8, 1982 File: HY029 TO: Ken Lee, Principal Planner ~\ j FROM: Ken Goldkamp, Senior Civil Enginee~per '~ SUBJECT: Conditional Use Permit for Sue Hud ty (PCC-82-16) We have no comments regarding the requested change in use of this property. However, the applicant should be advised of our requirements at the time of development. Prior to the issuance of a building permit, the following requirements shall be met: 1. A grading plan is to be prepared by a registered civil engineer and approved by the City Engineer. 2. A grading permit is to be obtained by the owner in accordance with ti~ City's Grading Ordinance No. 1797. 3. Proper certification by the private civil engineer and soil engineer is to be submitted to this department. 4. Owner shall be responsible for obtaining 30 feet of street right-of-way for Las Flores Drive from the south property line of the subject parcel southerly to "D" Street. 5. Owner shall dedicate 38 feet along the easterly portion o? subject property for Las Flores Drive right-of-way. 6. A letter of permission must be obtained from the adjacent property owner to install a temporary cul-de-sac at the north end of Las Flores Drive adjacent to the northerly property line of the subject property. Prior to fra~in? or electrical inspection on the proposed building, the owner is required to post the necessary bonds and obtain a construction permit from this office for the follo~ing work; 1. Construction of public improvements along the subject property including but not limited to: curb, gutter, sidewalk, A.C. paving to l0 ft. east of the centerline of Las Flores Drive, and required street lights in accordance with plans prepared by a registered civil engineer and apt~roved by the City Engineer. 2. Install a minimum 24 ft. wide strip of A.C. pavement on Las Flores Drive from the subject property south to "D" Street. Ken Lee -2- April 8, 1982 3. Provide a minimum width of 24 ft. of A.C. pavement on "D" Street from Las Flores Drive to Second Avenue. 4. Sidewalk is to be installed along the Second Avenue frontage of the subject property and all abandoned driveway depressions are to be replaced with standard curb. 5. A temporay cul-de-sac is to be installed at the north end of Las Flores Drive adjacent to the northerly property line to include the following: a. A.C. pavin§ with a minimum radius of 28 ft. b. A.C. berm around the perimeter of the cul-de-sac. If the applicant has any further questions regarding these requirements, please have them contact John Hardesty, Permits Engineer, at 575-5040. Jl~H:fpw cc: Permits I I I I