Loading...
HomeMy WebLinkAboutPlanning Comm Reports/1984/03/28 AGENDA City Planning Commission Chula Vista, California Wednesday, March 28, 1984 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meeting of February 22, 1984 ORAL COMMUNICATIONS 1. PUBLIC HEARING: Conditional use permit PCC-84-12: Request to establish a truck operations center on the east side of Brandywine Avenue north of Otay Valley Road - Norman G. Williams for Chula Vista Sanitary Service 2. PUBLIC HEARING: PCZ-84-F - Consideration to rezone 3.75 acres of the southwest corner of Telegraph Canyon Road and Melrose Avenue from R-1 to R-3-P-14 - Alanda-Bach 3. PUBLIC HEARING: Conditional use permit PCC-84-13: Request to establish a used car sales and service operation at 305 'E' Street - Anthony Charlton DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT to the Regular Business Meeting of April 11, 1984 at 7:00 p.m. in the Council Chambers TO: City Planning Commission FROM: George Krempl, Directir of Planning SUBJECT: Staff report on agenda items for Planning Commission Meeting of March 28, 1984 1. PUBLIC HEARING: Conditional Use Permit PCC-84-12; request to establish a truck operations center on the east side of Brandywine Avenue north of Otay Valley Road Norman G. Williams for Chula Vista Sanitary Service A. BACKGROUND 1. The applicant, Chula Vista Sanitary Service {SCA Services) is requesting permission to establish an operations center on a 2.72-acre site located on the east side of Brandywine Avenue approximately 385 feet north of Otay Valley Road in the I-L-P zone. 2. An Initial Study, IS-84-19, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on March 1, 1984. The Environmental Review Coordinator concluded that there would be no significant environmental ~ffects 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-84-19. 2. Based on findings contained in Section "E" of this report, adopt a motion to approve the request, PCC-84-12, to establish a truck operations center on the east side of the 1600 block of Brandywine Avenue subject to the following conditions: a. The final parcel map shall be recorded prior to the issuance of any building pemits. b. Not more than five trucks shall be warmed up at any one time. c. The applicant shall submit a geotechnical report prior to precise plan consideration. d. A 17-foot minimum landscaped area shall be provided between the front property line and the parking area (not including car overhang). e. Any violations of these conditions or complaints filed with the City concerning the operation will be cause for review by the Planning Department along with a subsequent report filed with the Planning Commission. Violations of conditions shall be cause for Planning Commission consideration for revocation of the permit or the placement of additional conditions. City Planning Commission Page 2 Agenda Item for Meeting of March 28, 1984 C. DISCUSSION 1. Adjacent zoning and land use. North I-L-P Vacant South I-L-P Hyspan (Industrial) East I-L-P Vacant West I-L-P Vacant 2. Existing site characteristics. The subject property is a 370' x 320' (2.72 acres) vacant site which is part of a larger parcel (12.14 acres, Parcel 1 of P.M. 12106) and is located on the east side of Brandywine Avenue approximately 385 feet north of Otay Valley Road. (A tentative parcel map, TPM-84-7, has been filed.) The property slopes gently from north to south and from west to east. According to previous geological reports, the main fault line of the La Nacion Earthquake fault runs through the site iff a north-south direction. Having been used for agricultural purposes, the property is devoid of any significant plants and animals. 3. Proposed use. The applicant, Chula Vista Sanitary Service, wishes to establish their truck operations center on the project site. The center will consist of a single 14,330 sq. ft. structure located on the northerly property line which will house the company offices and truck maintenance facilities consisting of repair, paint booth, welding and wash area. The remainder of the site will be devoted to employee and customer parking (approximately 51 spaces as well as 9 future spaces) and a truck parking (approximately 52 trucks which includes 26 future truck stalls) and fueling area as well as landscaped areas. The employee/customer parking will be located along Brandywine Avenue behind a 20-foot wide landscape area paralleling the street. The area directly west of the building will be landscaped and designated for future parking (approximately 9 spaces). The truck parking/fueling area will be enclosed on all sides by a lO-foot high solid fence and landscape screen to cover the fence. Access is provided by two driveways, one at the southerly property line used primarily by employees and the other located just south of the proposed building which will be the main entrance into the site and the only entrance into the truck area. Alley-type returns are proposed at the main entrance to facilitate easy turning movements by the trucks. The facility will have 56 employees. The hours of operation will be from 5:30 a.m. to 9:00 p.m. Monday through Friday and from 5:30 a.m. tn 5:00 p.m. on Saturday and Sunday. There will be occasional visits by the public, but the site is primarily an operations center. -2- City Planning Commission Page 3 Agenda Item for Meeting of March 28, 1984 D. ANALYSIS The proposed use is in keeping with the industrial zoning classification and the adjoining uses. From a locational standpoint, the site is well suited to the proposed use. It is located on a collector street and near a major street with freeway access. In addition, it is within close proximity to the County sanitary fill area north of Otay Valley Road at the terminus of Maxwell Road. The project site is located approximately 530 feet from the nearest residential zone and over 800 feet from the nearest dwelling unit. The residential area is significantly higher than the project site. The property ranges from approximately 85 feet lower in elevation than the Brandywine development on the west side of Brandywine Avenue and between 130 feet and 160 feet lower than the Point Robinhood development to the northeast. The interior of the site will be visible from the adjacent residential lots; however, vacant industrial zoned parcels are located immediately north and east of the subject property and development thereof will provide additional screening from the residential area. The applicant has indicated that it is their practice to warm up all of the trucks at the same time. According to the acoustical analysis on the project, the noise generated by the starting of 20 trucks would would be 64 dB{A) at 500 feet from the source which would adversely impact the adjoining residential areas {59 db(A) at 500 feet is the maximum level of acceptance). The maximum capacity in the future is 52 trucks. It is recommended that not more than five trucks be warmed up at any given time. Five trucks would produce a noise level of 58 dB(A), one dB lower than the allowable level. The applicant has agreed to modify the warm-up practice. This condition will not pose any undue difficulty with respect to the operation of the facility. It should be noted that sound readings are measured in decibels with each unit proportional to the logarithm of sound pressure. Thus the average person will perceive a change of lO dB{A) as sounding twice as loud. See attached exhibit labeled Table 10. Because the facility is located on a collector street leading into a residential area, the site should be effectively landscaped and aesthetically treated with respect to architecture and screening. The industrial development to the south has a setback of 20 feet from the property line to the building and only a small portion of the parking area is located closer to the street. For this reason it is recommended that the parking area, which dominates the streetscape of the project, be located a minimum of 17 feet from the property line {not including car overhang) the same as the development to the south. The interim landscape area west of the building will provide an aesthetic quality to the development for some years until additional parking needs replace the landscaping. Development standards for the industrial zoning lying on both sides of Brandywine are currently being evaluated for inclusion with the redevelopment plan. However, such standards are not presently available to apply with this application. -3- City Planning Commission Page 4 Agenda Item for Meeting of March 28, 1984 The project is still subject to the precise plan procedure and approval through the Design Review Committee. The architecture will be reviewed at that time including more specific details on the site plan and grading of the project. Since a major fault line runs through the property, a geological report will be required in order to determine the structural considerations of the building and the location of the gasoline tanks. This will be addressed at the precise plan and building permit stages. E. FINDINGS 1. That the proposed use at the location is necessary or desirable to provide a servlce or facility which wtll contribute to the general well being of the neighborhood or the community. The site is ideally suited for the proposed use being located on a collector street and close proximity to a major road leading directly to a freeway to the west and the County sanitary fill area to the east. 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 site is located over 800 feet from the nearest residential unit. The conditions of approval will reduce any adverse impacts relating to noise. 3. That the proposed use will comply with the regulatlons and conditions specified in the code for such use. A geological report is required to determine any structural considerations and location of the underground gasoline tanks. 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 industrial land use designation of the General Plan for the subject property. WPC 0806P -4- .ABL,: 10. ~--, Level and Itelative Loudness of Typica'"'~ises in [~oise and I/ibrati~n Contrgl~ ;lcGr2w-Hill, ~i.Y. (1971) Relative loudness (human judgment of (dBA impression (outdoor) (indoor) levels) 130 32 times as loud bHlitary jet ah'craft Uncomfortably at 50 ft (130 dBA) Oxygee torch (121 dBA) 120 16 times as loud takeoff power under flight path at 200 Riveting machine (110 ft (ll8 dBA) dBA). Rock-n-roll llO band (108-114'dBA) 8 times as loud ,DO0 ft. (103 dBA). Boeing 707, DC-8 at 6,080 fL. before land- lng (106 dBA). Bell J-2A helicopter at Very 100 ft. (100 dBA) 1DB 4 times as loud loud Boeing 737, DC-9 at 6,030 ft. before land- ~ewspaper press (97 lng (97 dBA). dBA) lqotorcycle at 25 ft. (90 d~A) gO 2 times as loud Car wash at 20 ft. (89 Food Blender (68 dBA) dDA). Prop. plebe fly- lover at 1,ODO ft. (88 dBA). Diesel truck, 40 mph at 50 ft, (84 dBA). Hilling Hachine (83 Diesel train, 45 mpi} dBA) at lO0 ft. (83 dBA). Power mower at 25 ft. IGarbage Disposal (80 [.~oderately (85 dBA). idBA) loud High urban ambient Living room music (76 sound (80 dBA). dBA) at 25 ft. (77 dBA). pavement edge 10 A.M. TV-audio, vacuum (76=6 dBA) cleaner (70 dBA) 70 1/2 as lou~ Cash register at 10 ft 65-70 dBA). Electri( typewriter at ft 10 (64 dBA). Dishwasher, nnse at llO ft (60 dDA). Conversation (60 dBA) 6O 1/4 as loud Air-conditioning cDr, den- sin unit at 15 ft (55 dBAt transformers · Large at lO0 ft (50 to 60 dBA) 50 1/8 as loud I Quiet Bird calls (44 dBA). ! Lower-limit urban daytim~ ambient noise (40 dBA) 40 L 1/16 as loud Just audible (Scale Interrupted) 10 Threshold of hearing 0 negative declaration- PROJECT NAME: Chula Vista Sanitary Service Operations Center PROJECT LOCATION: East side of Brandywine Avenue, approximately 390' north of Otay Valley Road PROJECT APPLICANT: Chula Vista Sanitary Service CASE NO: IS-84-19 DATE: March 6, 1984 A. Project Setting The proposed project is located on 2.72 acres located approximately 390' north of Otay Valley Road and on the east side of Brandywine Avenue. The site was previously being used for truck farming and there are no structures or significant vegetation existing on the site. The property to the east is characterized by vacant farm land and an animal rendering plant. Vacant land is lo6ated to the north and to the west across Brandywine Avenue. The Hyspan manufacturing plant is located to the south of the project site. A leg of the La Nacion fault has been confirmed on the property north of the project site. This north/south trending fault is expected to extend across the project site. Current evidence indicates that no movement has occurred within the last lO,O00 to 20,000 years (EIR-80-7, Brandywine Industrial Park); therefore, the fault is considered to be only "potentially active." Letters have been received from Woodward-Clyde Consultants (February 19, 1982) and Geocon, Incorporated (February 22, 1982}, both qualified geotechnical consultants, regarding, earthquake faulting in the vicinity. Both consultants agree that the fault traces are designated as "potentially active" by the State of California and that any earthquake movement that might occur would probably result in no more than a 3' offset. B. P.roject Description The proposed project consists of the grading of 6,000 to 8,000 cubic yards of earth with the maximum depth of fill to be 5' and the average 2'. The grading will be done to provide a building pad for a 14,330 sq. ft. 24' high office/maintenance building {includes truck repair, paint booth, welding area and washing/recycling area) and parking spaces for 52 trucks and 62 autos. C. Compatibility with Zoning and Plans The proposed project is compatible with the General Plan land use designation of "General Industrial" and with the approval of a Conditional Use Permit by the Planning Commission, conformance with the I-L "Limited Industrial" zone would be assured. city of chula vista planning department ~ environmental review section D. Identification of Environmental Effects 1. Geology/Risk of Upset A leg of the La Nacion fault system is located north of the project site. The leg runs in a north/south trend and is suspected to extend through the proposed site. It is not known where the exact location of the fault is but it is expected that the fault is buried beneath onsite terraced deposits. As a potentially active fault, ground shaking and possible ground rupture could occur in the event of a major earthquake. The design of any structure on the proposed site should be adequate to withstand a major occurrence of this type. The proposed project identifies two underground diesel fuel tanks which are located near the center of the project. A geotechnical report should be prepared to identify the location of the suspected fault leg. Once the earthquake fault is located, the proposed fuel tanks shall not be located over the fault line. A structural engineer should design the plans for the proposed building if it is found to be located over ~he existing earthquake fault. The building should be designed so that it will have the ability to withstand ground movements of 2 to 3 feet without the building collapsing. 2. Soils Slightly expansive soils have been identified in a soils report submitted for development of the adjacent property {Woodward-Clyde Consultants, January 1982). A soils report will be required prior to any grading on the proposed project site. Incorporation of the recommendations contained in the report will mitigate adverse soil conditions and assure stable foundation design. 3. Noise An acoustical analysis (San Diego Acoustics, Inc., 1984) has been submitted by the applicant which addresses the proposed project and its relationship to adjacent land uses. The conclusions of the acoustical analysis are that the early morning warm-up times were the most critical noise generation from the proposed project and that a limitation of no more than five trucks idling at one time would result in a noise level of 58 dB(A) at a distance of 500 feet from the site. The nearest residential units are located approximately 800 to 1000 feet away. 4. Water Quality/Sewage The proposed project involves the washing of refuse trucks within the proposed structure. This operation involves the provision of an internal collection trough and underground holding tank. Waste material will be routinely removed to an approved dump site and wastewater will be drained to the municipal sewage system. Aside from a recycling area inside the proposed structure, no collection of refuse will be stored on the project site. An industrial waste permit will be required by the City of Chula Vista prior to the operation of the proposed facility to regulate the flow of wastewater from the truck washing activity into the metropolitan sewage system. The existing sewer trunk in Otay Valley Road is near capacity. It will become increasingly difficult for the City to serve new developments within the tributary area of the subject trunk sewer. Adequate sewer facilities will be required prior to any development. 5. Air Quality The findings of the acoustical analysis indicate that a limit of five trucks warming up at any one time in the morning is recommended to limit noise levels to a level of nonsignificance. If this limitation is held, air quality on a localized basis will not be significantly impaired. Sanitation service trucks are currently operating in the South Bay region; therefore, no additional impacts are anticipated to occur on a regional level with project implementation. Meteorological charts (EIR-79-5) indicate that a westerly wind blows during the majority of the time all year round in the Chula Vista area. An easterly wind is generally present during the evening and early morning hours throughout the year. The wind speed ranges from 1 mile per hour to 9 miles per hour. A Santa Ana wind condition~present at times during the yeaG results in a wind direction to the west or southwest direction. Wind conditions which would affect any nearby residential areas, i.e., a northerly or northeasterly wind, rarely occur in the Chula Vista area. The occurrence of diesel odors should rarely affect any residential areas due to the distance (approximately 800 to 1000 feet) and direction of prevailing winds. No significant impact is anticipated due to air quality impacts. 6. Transportation Except for service routes which normally would occur on Brandywine, north of the project site, the truck routes would occur on Brandywine Avenue, south of the project site and on Otay Valley Road. No significant environmental impact is anticipated to occur. E. Mitigation necessary to avoid significant effects 1. A geotechnical analysis shall be conducted prior to submittal of building permit applications. The proposed fuel tanks shall be relocated if they are found to be located over the existing fault leg and the proposed structure shall be designed by a structural engineer. The engineer shall assure that the structure will not collapse if ground movements of up to 2 to 3 feet occur on site. -3- 2. A soils report will be prepared and submitted as a standard engineering requirement prior to any grading on the project site. 3. Recommendations contained in the acoustical analysis prepared by San Diego Acoustics shall be implemented into the project, which includes the warming up of no more than five trucks at any one time at the project site. 4. An industrial waste permit will be required as a standard engineering requirement prior to the approval of any building permits. 5. Adequate sewer facilities will be assured through the following measures: a. The proponent may be required to build a relief sewer line for which future developers would pay their proportionate share as and when new developments occur. (Reimbursment District) b. The proponent may be required to develop alternate methods to mitigate sewer capacity problems, such as onsite holding tanks. c. The proponents may be require~ to stipulate that they would not oppose the formation of any assessment district formed for the purpose of providing adequate sewer capacity to the subject tributary area. F. Findings. of Insi~i.ficant Impact 1. The project site is void of significant wildlife or vegetation, and recommendations of a soils engineer will assure stable foundation design. Adherence to recommendations from a qualified geologist shall mitigate potential impacts to a level of insignificance. 2. The proposed grading and development of the site is in conformance with the General Plan and the project is not anticipated to achieve short-term to the disadvantage of long-term environmental goals. 3. Potential impacts relating to geologic and adverse soil conditions can be mitigated and there are no impacts anticipated to occur which would interact to create a substantial cumulative effect On the environment. 4. Limitations of the proposed operation, as recommended in the acoustical analysis (San Diego Acoustics, Inc., 1984) will reduce any noise impacts to a level of insignificance. Air quality, water quality and traffic impacts are not anticipated to result in any significant environmental impacts. -4- G. .Consultation 1. Individuals and Organizations: City of Chula Vista Steve Griffin, Associate Planner Duane Bazzel, Assistant Planner Roger Daoust, Senior Engineer Tom Dyke, Building Department Ted Monsell, Fire Marshal Norm Williams, Applicant's Agent 2. Documents: EIR-7g-5, Town Centre I Commercial Component (Air Quality Model) San Diego Acoustics, Inc., 1984 (Acoustical Analysis) EIR-80-7, Brandywine Industrial Park The Initial Study application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. ENVIRONMENTAL REVIEW (~OORDINATOR WPC 0820P EN 6 (Rev. 12/82) ~ of chula vista planning department environmental review section EN 6 (Rev. 12/82) Vacant MFG Vacant I (under MFG I c. onstruc- I .Tzon) (Hyspan) I II I II I II ~ ~ · CHULA VISTA lllllllllmllllllllmllllllmmlllllllmmlllllllm OTAY VALLEY RD. COUNTY I I I I Vacant I I City Planning Commission Page 5 Agenda Item for Meeting of March 28, 1984 2. PUBLIC HEARING: PCZ 84-F - Consideration to rezone 3.75 acres of the southwest corner of Telegraph Canyon Road and Melrose Avenue from R-1 to R-3-P-14 - Alanda-Bach A. BACKGROUND 1. This item involves a request to rezone 3.75 acres located at the southwest corner of Telegraph Canyon Road and Melrose Avenue from R-l(S~n~le Family Residential) to R-3-P-14 (Multiple Family Residential subject to a precise plan at a density of 14 dwelling units per net acre). 2. An Initial Study, IS-84-20 of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on March 16, 1984, who 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-84-20. 2. Based on the findings contained in Section F of this report, adopt a motion recommending that the City Council enact an ordinance to change the zone for 3.75 acres of property located at the southwest corner of Telegraph Canyon Road and Melrose Avenue from R-1 to R-3-P-14 subject to the following precise plan development standards: a. No on-street parking shall be allowed on Telegraph Canyon Road. b. The disposition of all dead-end streets adjacent to the property shall be resolved to the satisfaction of the City Engineer (both on and on-site improvements) prior to the issuance of any building permits. c. No vehicular or pedestrian access shall be permitted from Myra Avenue, Maria Way and E1Capitan Drive. d. Alley type returns shall be required on Telegraph Canyon Road. e. A six-foot high decorative masonry wall shall be installed at the terminus of each dead-end street with said wall extending along the property line to the nearest existing fence or wall on the properties on each side of the street. Reflectors shall be installed for safety purposes. Said walls shall be part of the street improvement plans. City Planning Commission Page 6 Agenda Item for Meeting of March 28, 1984 f. All structures shall set back a minimum of 20' from the property line along Melrose Avenue and 15' along Telegraph Canyon Road. g. All structures located within 75' of the westerly or southerly property line shall not exceed the height of the adjacent single-family houses. C. DISCUSSION 1. Adjacent zoning and land use. North R-1 Sin§le family dwellings South R-1 Single family dwellings East R-3 and R-1 Apartments and single family dwellings West R-1 Single family dwellings 2. Existing site characteristics. The subject property is a 3.75 acre vacant parcel located at the southwest corner of Telegraph Canyon Road and Melrose Avenue. Topographically, the property ranges in elevation from 100 feet to 205 feet with the areas adjacent to the southerly and westerly property lines being higher than the area adjacent to Telegraph Canyon Road. Melrose Avenue has a downward grade to Telegraph Canyon Road. The existing easterly property line is the centerline of Melrose Avenue (proposed at a 60 foot right-of-way) and the easterly 30 feet of the property (0.21 acres) will have to be dedicated and improved. Telegraph Canyon Road is improved along the frontage of the property with the exception of a sidewalk which will have to be installed with the development of the property. In addition some street widening will be required. A drainage culvert is located at the northeast corner of the property. There are three dead-end streets stubbed out at the project site; Myra Avenue and Myra Way at the southerly property line, and E1 Capitan Drive at the easterly property line. There are eight homes fronting on Myra Avenue, eight on Maria Way and two fronting on E1Capitan Drive. 3. General pl an. The General Plan land use designation for the subject property is medium density residential at a density of 4 to 12 dwelling units per gross acre. The adjacent General Plan designations are as follows: North - Medium Density Res., 4 to 12 DU's/gross acre South - Medium Density Res., 4 to 12 DU's/gross acre East - High Density Res., 13 to 26 DU's/gross acre West - Medium Density Res., 4 to 12 DU's/gross acre -2- City Planning Commission Page 7 Agenda Item for Meeting of March 28, 1984 4. Proposed development. The applicant has submitted a preliminary plan (see Exhibit "A") for the development of 48 condominium units on the subject property {a density of 13.8 units per net acre). The plan shows 8 two-story residential structures and 4 single story garage structures. Access is provided by two driveways on Telegraph Canyon Road and one on Melrose Avenue. Amenities include a swimming pool, spa and a restroom/laundry/maintenance building as well as an exercise equipment area. The plan also shows a cul-de-sac (substandard turnaround area with 26-foot radius) at the terminus of Myra Avenue and Maria Way. No cul-de-sac is indicated for E1 Capitan drive, but this may not be necessary because of the limited number of homes (2) on the dead end. D. ANALYSIS The adjacent properties to the west (Telegraph Canyon Knolls) and south (Country Club View) were subdivided in 1957 and 1958 respectively. The stubbed street patterns were designed to allow for the eventual subdivision of the parcel with single family homes. The lack of development at this point can logically be attributed to several factors: 1. Improvement costs 2. Grading 3. Ownership The attached staff Exhibits (B and C) indicate two logical development patterns if the property were to be developed with single family lots. Both plans would result in a substantial amount of land fill required to complete the development. In addition the lots backing up to Telegraph Canyon Road would require double frontage improvements with costs spread over a 14-15 lot subdivision. The arguments in support and against leaving the property in the R-1 zone are: In Support 1. The property can be subdivided and developed in a manner consistent with the adjacent and contiguous properties; and 2. If subdivided, the dead end streets would be extended resulting in an improved street circulation system in the area for both vehicles and pedestrians. (Junior high students presently use the site as a short cut because of the present street pattern.) Against 1. The adjoining properties were developed 26 years ago while this property has remained vacant; -3- City Planning Commission Page 8 Agenda Item for Meeting of March 28, 1984 2. The following economic factors make single f~mily lotting impractical for a small subdivision. a. Fill. A substantial amount of fill would be required as import to raise the site in order to extend the dead-end streets. b. Street improvements. Besides the cost of improving Telegraph Canyon Road and Melrose Avenue, a single family subdivision would require the extension of all existing dead-end streets. c. Open Space District. The subdivision design would create slopes along Telegraph Canyon Road for which the owners would be required to maintain through an open space maintenance district; and d. Sales. The overall improvement costs spread across 14 to 15 ~ substantially increase the sale price of the homes. That sales price would likely be above the market of the existing single family homes in the area, making such sales difficult. The arguments in favor and against the rezoning to a higher density are: In Support 1. The proposed development would be in keeping with the apartment development immediately to the east along Telegraph Canyon Road; 2. The majority of the R-3 properties within the City are located in the older central area. It is good zoning practice to disperse the R-3 areas throughout the City and offer a choice of housing types; 3. Infilling of vacant parcels within the urbanized areas of the City reduces the fiscal impact in providing government services (police, fire, schools, etc.); 4. The individual cost per unit would be significantly less because: a. The site would not have to be filled; b. There will be less street improvements; and c. The cost would be spread over a greater number of units 148 units versus 14 lots) so the property is more likely to develop. Against The arguments against rezoning are the same for keeping the property in the R-1 zone, namely; consistency with adjoining properties and the improvement of a street system for the existing properties. -4- City Planning Commission Page 9 Agenda Item for Meeting of March 28, 1984 E. CONCLUSION After weighing the arguments for and against the proposed rezoning, the Planning Department is of the opinion that the reasons for rezoning the property outweigh the arguments against. Rezoning would very likely foster development which could be designed to protect and enhance the neighborhood. Development of the vacant land would complete the street improvements and improve traffic safety in the area. Because the proposed development is of a different character than the adjoining properties and the density cannot exceed a density of 14 units per acre {required consistency with the General Plan), it is recommended that rezoning request be approved with the attachment of the "P" Precise Plan Modifying District. F. FINDINGS The "P" Precise Plan Modifying DistriCt may be applied to areas within when the following is evident: The property or area to which the P modifying district is applied is an area adjacent and contiguous to a zone allowing different land uses and the development of a precise plan will allow the area so designated to coexist between land usages which might otherwise be incompatible. The attachment of the "P" District will enable the City to restrict vehicular and pedestrian traffic from the adjoining residential streets and to require completion of the dead-end streets in a manner satisfactory to the City Engineer. The basic or underlying zone regulations do not all ow the property owner and/or the City appropriate control or flexibility needed to achieve an efficient and proper relationship among the uses allowed in the adjacent zones. The attachment of the "P" District is required to limit the density to a maximum of 14 dwellings per net acre in keeping with the General Plan. WPC 0837P/O850P -5- negative Jeclaration-- PROJECT NAME: Telegraph Village PROJECT LOCATION: Southwest Corner of Telegraph Canyon Road and Melrose Avenue PROJECT APPLICANT: Land Specialists, Incorporated 3878 Old Town Avenue, San Diego, California 92110 CASE NO: IS-84-20 DATE: March 16, 1984 A. Project Setting The proposed project site consists of approximately 3.75 acres of vacant property located at the southwest corner of Melrose Avenue and Telegraph Canyon Road and is characterized by a change in elevation of approximately 25 feet from Telegraph Canyon Road to the north up to the southerly boundary of the site. There are no rare or endangered plant or animal species known to exist on or near the project site, which has been used for uncontrolled fill through the past years. The nearest suspected earthquake faults to the project are located one quarter of a mile to the east and one quarter of a mile to the west. Adjacent land uses consist of single-family homes to the south and west, single family and apartment units to the east, across Melrose Avenue (a half street adjacent to the site) and Telegraph Canyon Road to the north. B. ~rgject Description The project consists of the rezoning of 3.75 acres from R-1 (single family residential) to R-3-P-14 (multiple family subject to a maximum of 14 dwelling units per acre and precise plan approval) and the construction of 48 residential condominium units to be contained in eight two-story structures. C. Compatibility with Zoning and Plans The proposed rezoning will allow the development of a total of 48 residential condominium units, or 14 dwelling units per gross acre. The project is compatible with the General Plan designation of "Medium Density Residential," which allows a maximum of 12 dwelling units per net acre. The applicant proposes to dedicate approximately 0.21 acres of street right of way along Melrose Avenue. city of chula vista planning department environmental review section D. ~.dentification of Environmental Effects 1. Soils The Engineering Department has indicated that the project site may contain expansive soils and that a soils report will be necessary prior to any grading of the property. 2. Land Form'Alteration The proposed project will involve the excavation of approximately 8,000 cubic yards of soil and will alter the existing vacant hillside appearance of the property. The project site, which appears to have been previously graded, will remain sloping down to Telegraph Canyon Road. 'No significant adverse impacts are anticipated to occur due to the proposed grading of the site. 3. Schools The local elementary and junior high schools are presently operating above capacity. The developer will be-'required to assure that adequate classroom space is available for students generated by this project. 4. Parks The proposed project is located within Park District No. 5.04 which currently does not have developed parkland, although the 10.9 acre Hilltop/Telegraph Canyon Park is located within 1/2 mile to the west, at Hilltop Drive and Telegraph Canyon Road. The developer will be required to pay in-lieu park acquisition and development fees in conjunction with approval of a final subdivision map. 5. Transportation/Access The City's Traffic Engineer has estimated that approximately 384 trips would be generated by the project and in assigning these trips to streets in the project vicinity, it was found that no street would be significantly impacted by the proposed project. Current levels of service on Melrose Avenue (700 existing trips) and Telegraph Canyon Road (2,960 existing trips) are "A" and this will not change after implementation of the project as proposed. The design capacities of these two collector roads is 5,000 trips. 6. Aesthetics Development of the project, as proposed, will result in the potential elimination of some ground floor views enjoyed by some residents south and east of the project. These views (of Point Loma) are not considered extensive at the ground floor and would be affected by either condominium development, as proposed, or single-family development, as presently zoned. -2= The proposed driveway location at Melrose Avenue will result in vehicle headlights impacting single-family dwellings along the easterly side of Melrose Avenue, approximately lO0 feet east of the driveway entrance. While considered a nuisance impact, it is not anticipated as a significance adverse environmental impact, therefore, no mitigation is proposed. E. Mitigation necessary to avoid significant effects The following mitigation measures are considered standard development requirements: 1. A soils report shall be prepared and recommendations included in the project prior to any grading of the property. 2. The developer shall assure that adequate classroom space will be available for students generated from this project. 3. The developer shall pay in-lieu park acquisition and development fees in conjunction with the final subdivision map approval. F. Findings of Insignificant Impact 1. There are no significant natural or ~anmade resources within the project area which could be adversely affected by project implementation. 2. The proposed rezoning and condominium project is in conformance with the General Plan and will not achieve short-term to the disadvantage of long-term environmental goals. 3. All potential impacts can be mitigated through standard development regulations. No impacts 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. G. Consultation I. Individuals and Organizations City of Chula Vista Steve Griffin, Associate Planner Duane Bazzel, Assistant Planner Roger Daoust, Senior Civil Engineer Tom Dyke, Building Department Ted Monsell, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Architect, Michael Jones =3= 2. Documents IS-84-5, Cantebury Court Senior Citizens Housing Development The Initial Study application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. ENVIR REVIEW COORDINATOR WPC 0847P EN 6 (Rev. 12/82) city of chula vista planning department environmental review section EN 6 (Rev. 12/82) =~'~"~"'TELEGRAPH "L ~' STREET I(e~) I STREET (~/) City Planning Commission Page 10 Agenda Item for Meeting of March 28, !984 3. PUBLIC HEARING: Conditional Use Permit PCC-84-13; request to establish a used car sales and service operation at 305 "E" Street - Anthony C~arlton A. BACKGRAUND 1. The applicant is requesting permission to establish a used car sales and service operation at 305 "E" Street in the C-T and C-T-P zones. 2. The project is exempt from environmental review as a Class 5{f) exemption. B. RECOMMENDATION Based on findings contained in Section "E" of this report, adopt a motion to approve the request, PCC-84-13, to establish a used car sales and service operation at 305 "E" Street subject to the following conditions: a. All of the landscaping (and irrigation system if necessary) shall be upgraded by removing all weeds and replanting (if required) within 30 days from the date of this approval. b. All conditions set forth for conditional use permit, PCC-83-13, for the auto repair operation shall remain in effect with this approval. These conditions are as follows: (1) Wooden slats shall be installed on the chain link sliding gate and fence. (2) All vehicles being worked on shall be kept within the enclosed work area. (3) The vehicle storage area to the north shall not be used for any repair work. {4) No signs shall be painted on any buildings or fences. The signs shall be mounted signs which can be removed in the event the premises are vacated. c. The applicant shall consolidate the property into one lot through the Adjustment Plat procedure. d. All signs proposed for the site shall be submitted to the Zoning Administrator for approval prior to installation. City Planning Commission Page 11 Agenda Item for Meeting of March 28, 1984 e. This permit shall be valid for a period of three years and the sale of used cars and changes to nearby land uses shall be evaluated every three years thereafter to determine the compatibility of the used car operation with the commercial land uses existing in the adjacent Third Avenue Redevelopment Area. The Zoning Administrator shall have the authority to extend the permit after said review; however, any recommendation for revocation shall be acted on by the Planning Commission. C. DISCUSSION 1. Adjacent zoning and land use. North R-3 Multiple family and single family dwelings South C-B (Redevelopment) Service Station East C-T and R-3 Bank and Fredricka Manor West C-T and R-1 Mortuary, Duplex and Vacant 2. Existing site characteristics. The subject property is an "L" shaped 1.4 acre site located at the northwest corner of Third Avenue and "E" Street. The property has 150 feet of frontage along "E" Street, 291 feet along Third Avenue, and also extends through to Landis Avenue (northerly 150 feet). The site, developed in 1970, was a new car dealership (Castle Plymouth) until the last few years. The existing structures include a two story building located in the approximate center of site (used for offices, car display and car wash area) and a single story auto repair and service building located on the northerly portion of the site. Access is provided by two driveways on both Third Avenue and "E" Street. The northerly driveway on Third Avenue is the main access to the service area. No access is allowed from Landis Avenue (precise plan development standard) and the service area is screened from that street by a masonry wall and landscaping. The frontages along the other two streets are also landscaped. The area to the north of the service building is used for auto storage. 3. Proposed use. The subject property is presently being used by the applicant for the sale of used cars having been granted a conditional use permit by the Zoning Administrator. The permit was granted for a limited number of cars (19) and for a period of one year because of the site's adjacency to the Third Avenue Redevelopment area. The permit is due to expire in May 1984. The Zoning Administrator al so granted a conditional use permit {February 1983) for the operation of the auto repair/paint and body shop on the northerly portion of the site. The permit was issued to Dean and Thomas Kifer but has since been taken over by the applicant. There was no time limitation placed on this permit. -2- City Planning Commission Page 12 Agenda Item for Meeting of March 28, 1984 The purpose of this request is to allow for the expansion of the used car sales operation. D. ANALYSIS The used car sales and auto repair facility have been operating for approximately one year without incident. The expansion of the used car sales is not likely to cause any significant impact or pose any problems; however, because the site is located adjacent to the north entrance of the Third Avenue Redevelopment District the issue is one of compatibility and whether or not the use should be permitted to remain indefinitely or reviewed on set time periods allowing the City to phase out land use if a conflict should develop with the Third Avenue Redevelopment Area. At the present time, the two southerly corners on Third Avenue within the District are existing service station sites as is the corner of Church Avenue and "E" Street. The present proposal for a used car sales/auto repair facility is compatible with those uses. However, since service stations are not consistent with the long range objectives of the Third Avenue Redevelopment plan, having a review of the used car operation on a specific time period would be of a benefit to the City. Certain automotive land uses which existed on portions of Third Avenue and "F" Street have been replaced with restaurants and office buildings while other automotive related uses within the boundaries of the District {Fuson's Garage on "F" and Nelson Auto Parts on "E") remain with an uncertain disposition. In addition, there are other automotive uses along "E" Street (auto parts and used car sales) which also interface with the Redevelopment District. The phasing out of automotive related uses along "E" Street would appear to be a more long term issue than land use changes now occuring in the central core of Third Avenue. 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 con~unity. The subject property has been used for the sale of new cars as well as used cars on a limited basis. Approval of this request will permit the expansion of the existing use and the continuation of this service at this location. 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 use has been operating without incident for approximately one year. The required review every three years will insure compatibility with planned land use changes in the Redevelopment District. -3- City Planning Commission Agenda Item for Meeting of March 28, 1984 Page 13 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The site is presently developed with structures designed to accommodate the proposed use. 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 use is in keeping with the commercial thoroughfare designation of the General Plan for this property. WPC 0842P -4- · klF FR£fl£RICK4 MANOR Senior C/f/zen Hou$lr~ I VAt ~ ~ v~