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HomeMy WebLinkAboutPlanning Comm Reports/1984/10/24 AGENDA City Planning Commission Chula Vista, California Wednesday, October 24, 1984 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER INTRODUCTORY REMARKS ORAL COMMUNICATIONS 1. PUBLIC HEARING: Consideration of Draft EIR-84-8, Bayfront/'E' Street Trolley Station 2. PUBLIC HEARING: Consideration of request for extension of tentative subdivision map, Woodland Park, Chula Vista Tract 82-1, Northwest corner Main and Walnut 3. Consideration of final EIR-84-5, Otay Valley Road South, Proposed General Plan Amendment and Prezone/Rezone 4. PUBLIC HEARING: a. GPA-84-3, Consideration to redesignate approximately 233 acres, located on south side Otay Valley Road from 1-805 easterly 1.5 miles, from Agriculture & Reserve and Parks & Public Open Space to Research & Limited Industrial b. PCZ-84-J, Consideration to prezone/rezone approximately 233 acres, located on south side Otay Valley Road from 1-805 easterly 1.5 miles, from A-8, A-72 (County) and C-37 (County) to I-L-P (Limited Industrial Zone - Precise Plan Modifying District attached) and F-1 (Floodway Zone) c. Consideration of "Candidate CEQA Findings" for the proposed Otay Valley Road South General Plan Amendment and Prezone/Rezone 5. PUBLIC HEARING: Conditional use permit PCC-85-4, Request to move the Greg Rogers house onto property located at 614 Second Avenue - Lee and Sonnie Burch AGENDA -2- October 24, 1984 6. PUBLIC HEARING: PCM-85-2, Consideration of amendment to Bonita Glen Specific Plan to increase height limitation from two to three stories and increase height of bell tower from 45' to 50' - La Quinta Motor Inns 7. PUBLIC HEARING: P-85-3, Consideration of development proposal for 142 unit motel at southwest quadrant of 1-805 and Bonita Road - La Quinta Motor Inn 8. Review of Draft Chula Vista Sphere-of-Influence Plan DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT to the Regular Business Meeting of November 8, 1984 at 7:00 p.m. in the Council Chambers TO: City Planning Commission FROM: George Krempl, Director of Planning~ SUBJECT: Staff Report on Agenda Items for Planning Commission Meeting of October 24, 1984 1. PUBLIC HEARING: Consideration of Draft EIR-84-8, Ba~front/'E' Street Trollex Station A. BACKGROUND 1. This project is a joint effort between the Metropolitan Transit Develop- ment Board (MTDB), the County of San Diego and the City of Chula Vista. Therefore, each agency has agreed to certain roles in the processing and the financing of this facility. In the case of the Environmental Impact Report, the County of San Diego has agreed to prepare the draft and final EIR's and the City of Chula Vista has agreed to function as the lead agency for the project which means that the City is responsible for processing of the document and providing all notification which is required. 2. The Environmental Review Coordinator for the City of Chula Vista issued the draft EIR on September 21, 1984. Because this document does not have to be circulated through the State Clearinghouse, a 45-day review period is not mandatory and the normal 30-day review period requirement becomes effective. 3. Comments have been received from the Engineering Department, noting a small change should be made in the document, and also a letter from H. S. Elkan, President of Sports Arenas, Inc. which operates the Cabrillo Bowling Lanes which are currently on the project site. The letter from Sports Arenas, Inc. was addressed to Mayor Cox and really does not address the environmental impacts of the proposal. Therefore, it will not be necessary to respond in the final EIR to those comments. B. RECOMMENDATION OPen the public hearing and take any public testimony which is relevant to the adequacy of the environmental impact report. C. PROJECT DESCRIPTION 1. The project site is located on the south side of 'E' Street and is just to the east of the existing trolley line and Interstate 5. 2. The project involves the acquisition of land and construction and operation of a new station for the San Diego Trolley Transportation Facility. Site improve- ments will include construction of a station, parking for approximately 175 vehicles in the first phase, 250 vehicles in the phase two of the project and approximately 380 vehicles at phase three. Also on this site would be a tourist information center, a "kiss and ride" areas, spaces for bus bays and associated landscaping. City Planning Commission Agenda Items for Meeting of October 24, 1984 Page 2 Access to the project site would be from 'E' Street and Woodlawn Avenue. Private vehicles would be able to access the site from either of these streets. Buses would enter the facility from 'E' Street and exit onto Woodlawn Avenue. The access way to Woodlawn will be provided on the existing public works yard site. D. IMPACT ANALYSIS Through the scoping process for this EIR, several potential impacts were found to be clearly insignficant and therefore have not been discussed in this document. Because the project is located in urban setting, there are no biological or archaeological resources that would be affected by the development property. Similarly there are no geological or hydrological problems on or near the project. The focus of this EIR is, therefore, to four main issues: 1) traffic circulation, 2) land use/zoning, 3) noise, and, 4) air quality. None of these impacts were found to be significant in nature and no mitigation measures are recommended. October 5, 1984 File: KY 002 TO: Doug Reid, Environmental Review Coordinator FROM: Roger Daoust, Senior Civil Engineer SUBJECT: Review of a Draft EIR 84-8, Bayfront Trolley Station Engineering has reviewed the subject document and submits the following comments: 1. Page 3 Paragraph 2 It was mentioned in Page 2, Paragraph 3, that a portion of the City of Chula Vista's Public Works Yard is included in the project site. However, in Paragraph 2 on Page 3, that portion was not included in any of the three phases of the project. MAY:av (B6:EIR84-8) City Planning Commission Agenda Items for Meeting of October 24, 1984 Page 1 2. Consideration of request for a one-year extension of the tentative map for Woodland Park, Chula Vista Tract 82-1 A. BACKGROUND On November 3, 1981, the City Council approved the tentative subdivision map known as Woodland Park, Chula Vista Tract 82-1, for the purpose of subdividing 3.25 acres located at the northwest corner of Walnut Drive and Main Street in the R-3-P-8 zone into 29 lots (27 residential and 2 common area lots). The map is scheduled to expire on November 3, 1984, and the developer is requesting a one-year extension of the tentative map. B. RECOMMENDATION Adopt a motion approving a one-year extension of the tentative map known as Woodland Park, Chula Vista Tract 82-1. The map will then expire on November 3, lg85. C. DISCUSSION There have been no significant changes in the immediate vicinity which affect the original conditions or findings for approval; therefore, the approval of a one-year extension is appropriate. If the final map is not submitted and approved prior to the expiration date of November 3, 1985, the developer may request another extension for a period of not more than two years. WPC 1360P rUS ~-~ J ,,~ AR;A I I I I , C%TY ~ CHUI. A VISTA ' ~ MAIN STREET '1 OTA¥ VA ., N City Planning Commission Agenda Items for Meeting of October 24, 1984 Page I 3. Consideration of Final EIR-84-5, Otas Valle~ Road South General Plan Amendment, Prez.onin~ and Annexation A. BACKGROUND 1. The Planning Commission held a public hearing on the adequacy of the draft of this document on October 10, 1984. No verbal testimony was taken at that time, however, several written comments on the draft EIR were received. 2. The discretionary acts that are necessary to implement this phase of the project include a General Plan Amendment, prezoning of the property and annexation to the City of Chula Vista. When precise development proposals are presented to recommending and decision making bodies, additional environmental review will be required. This review could consist of either an initial study, leading to a Negative Declaration, or an environmental impact report. 3. All of the written comments that were received in the review period on this document have been included in Section 11 of the final EIR along with a response to each comment. B. RECOMMENDATION Certify that EIR-84-5 has been prepared in accordance with the California Environmental Quality Act, the State CEQA Guidelines, and the Environmental Review Procedures of the City of Chula Vista and further, that the Planning Commission is considering the information in that document as they consider the discretionary actions for the project. C. ANALYSIS The final EIR identifies several potentially significant environmental impacts, such as mobile noise source, aesthetics, transportation, sewer availability and air quality. However, all of these effects can be mitigated to a level of insignificance. Because precise development plans for the property are not available at this time, a precise finding that there will be no significant environmental impact cannot be made in this document. When more precise development plans are presented to the Redevelopment Agency, additional environmental review will be required and a determination will be made at that time as to whether there will be any significant environmental impacts. City Planning Commission Agenda Items for Meeting of October 24, 1984 Page 1. 4.a. PUBLIC HEARING GPA-84-3, Proposed redesignation of approximately i00 acres of territorx, located on the southerly side of Otay Valle~ Road, opposite Brandywine Avenue, from Agriculture & Reserve and Parks & Public Open Space to Research & Limited Industrial~ on the plan diagram of the Land Use Element of tile Chula Vista General Plan A. BACKGROUND The City Council, at its meeting of November 15, 1983, voted unanimously to initiate a proposal to amend the Land Use Element of the General Plan by file redesignation of approximately 100 acres of territory, located on ~e southerly side of Otay Valley Road, opposite Brandywine Avenue, from "Agriculture & Reserve and Parks & Public Open Space" to "Research & Limited Industrial" on the said element's plan diagram. All of file territory in question is situated within the unincorporated territory of San Diego County, but is located within the boundaries of tile Otay Valley Road Redevelopment Project Area. The annexation of the territory to die City of Cllula Vista is now being p~ocessed. The prezoning of the subject lands to I-L-P (Limited Industrial-Precise Plan Modifying District) is proposed in a companion case. B. ENVIROI~4ENTAL REVIEW The Environmental Impact Report (EIR-84-5) on the proposed amendment was considered as a prior item on the agenda of this meeting. C. RECOmmENDATION Adopt a motion to approve GPA-84-3. D. BASIC INFORMATION 1. Subject Property The subject lands are currently designated Agriculture & Reserve and Parks & Public Open Space on the plan diagram of the Land Use Element of the Chula Vista General Plan and are zoned C-37 (Heavy Commercial) and A-72 (General Agriculture) in the County. Much of the territory to the north of the lO0-year flood plain is devoted to truck farming. The balance of the said territory is vacant. (For specific planning, zoning, and land-use allocations, please see Exhibit A and B. City Planning Commission Agenda Items for Meeting of October 24, 1984 Page 2 2. Adjacent general plan designations (see Exhibit "A"). North: Research and Limited Industrial and General Industrial South: Parks and Public Open Space East: Agriculture and Reserve Open Space and Parks and Public Open Space West: Research and Limited Industrial and Parks and Public Open Space 3. Adjacent zoning and land use (see Exhibit "B"). North: I-L-P Light Industrial uses and vacant I-P Omar Rendering (operations ceased in June 1983), SFD's (4), Otay Industrial Park and vacant A-8 City of Chula Vista Animal Shelter South: A-72' Otay River Floodway (County) East: S-87 Vacant (County) West: C-37 Shell Oil Co. service station and vacant (County) I-L-P Pacific Bell Maintenance Yard (westerly portion th ereof ) E. ANALYSIS 1. The proposed General Plan Amendment would add approximately 100 acres of territory to the Otay Valley Road Redevelopment Project area's industrial land-use inventory, and would thereby improve the economic potential of tile Project Area, the Otay Valley, and the City of Chula Vista-at-large. While the said amendment would reduce the Planning Area's "Agriculture and Reserve Open Space" and, to a lesser extent its Parks and Public Open Space, the reductions would be small, and would not substantially compromise the municipality's interest in flood control, or its effort to maintain and promote its townscape quality. (The Chula Vista Planning Area contains more than 20-square miles or 12,800 acres of Agriculture and Reserve and other open space and tile proposed amendment would reduce this inventory by less than one percent.) 2. Ti)e General Plan Amendment under consideration would enable the City of Chula Vista and the Chula Vista Redevelopment Agency to foster, ti)rough joint private and public efforts, the development of a modern, well-designed industrial park in the Otay Valley, and to increase employment opportunities within tile Planning Area. This City Planning Commission Agenda Items for Meeting of October 24, 1984 Page 3 development would be consistent with the growing interest of industrial land users to locate and relocate facilities in ti~e South Bay. The South Bay, at present, has a critical shortage of modern industrial parks and sites. 3. The amendment in question would also enable the City and the Agency to better address the infrastructure needs of the Otay Valley, and to foster the extension of adequate public utilities and roads to the area. F. CONCLUSION The proposed General Plan Amendment would further the physical and economic growth of tJm Otay Valley, without substantially reducing its amenity or townscape-planning quality. The resultant reduction in the Planning Area's open space would be negligible and would not materially affect its flood-control capacity. WPC 0783P GENERAL PLUM LE~ - EIflIIIIT A ~ Parks & h~l~c ~ 5~ ~e~eral Plan Jk~end~nt 84-03 ~ Agricul~.e & ~ Existin~ General Plan Designations ~ General led~strial Proposed redesignation of approx. 100 acres from 'Agriculture & ~ Research & Lie. Industrial Reserve' and 'Parks & Public ~ Ned. Density Residential Open Space' to "Research & ~ High Oensity Residential Limited Industrial' ~ Retail Co~..ercial · ~,~ I Visitor Co~erc~al north City Planning Commission Agenda Items for Meeting of October 24, 1984 Page I 4.b. PUBLIC HEARING: PCZ 84-J - Consideration to rezone and prezone 233.55 acres located on the south side of Ot~ Valley Road from I~O§ freewa~ to approximately 1.5 miles east, from A-8, A-72 (Co.) and C-37 (Co.) to I-L-P and F-1 - City of Chula Vista A. BACKGROUND 1. This item involves a City-initiated rezoning/prezoning for 233.55 acres of property located on the south side of Otay Valley Road extending easterly from 1-805 approximately 1.5 miles, from A-8 (Agricultural 8 acre minimum lot size), A-72 (County agricultural holding zone) and C-37 (County heavy commercial) to I-L-P (Limited Industrial with Precise Plan modifying district attached) and F-1 ( F1 oodway). With the exception of a one-acre parcel on which the Animal Shelter is situated, all of the property is located in the County of San Diego and is in the process of being annexed to the City. The prezoning is a prerequisite to annexation. The Environmental Impact Report EIR-84-5 on the proposed project as well as an amendment to the General Plan are preceding agenda items. B. RE COMMENDAT ION 1. Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council enact an ordinance to rezone and prezone the properties to I-L-P and F-1 as shown on Exhibit "A" attached hereto and subject to the procedures, provisions and development standards set forth in the Otay Valley Road Redevelopment Plan upon its adoption. C. DISCUSSION 1. Adjacent zoning and land use. North R-l, I-L-P and I-P Single family, industrial and vacant South R-l-5 (S.D. County) Vacant East S-87 (County) Vacant West Unzoned 1-805 freeway 2. Existing site characteristics. The project area consists of 233.5 acres located on the south side of Otay Valley Road from the 1-805 freeway easterly approximately 1.5 miles. The City of San Diego abuts the southerly bounda~ of the City Planning Commission Agenda Items for Meeting of October 24, 1984 Page 2 project area. The southerly portion of the property lies within Otay River flood plain. Land uses include the animal shelter, a self-serve gas station, agriculture and vacant land. Also located on the south side of the road is a telephone company storage and maintenance facility; however, this property is not included in the request because it is already in the City of Chula Vista and is zoned I-L-P. 3. General plan. The Otay River flood plain is designated on the General Plan as "Parks and Public Open Space." The area adjacent to the freeway is designated as "Research and Limited Industrial" whereas, the rest of property lying betwwoen Otay Valley Road and the flood plain is designated as "Agriculture and Reserve". A General Plan amendment to redesignate the "Agriculture" and a portion of the Open Space (north of the proposed flood channel) to "Limited and Research Industrial" is a preceding agenda item. D. ANALYS IS The proposed southerly zone boundary of the I-L zone will be established at the northerly line of the proposed flood channel, whereas, the channel itself will be zoned F-1 (Floodway Zone). This is in keeping with the proposed amendment to the General Plan. All of the properties south of Otay Valley Road are located within Project Area Two of the proposed Otay Valley Road Redevelopment Plan and will be subject to the provisions and standards set forth in that document upon its adoption by the City. The attachment of the precise plan modifying district will enable the redevelopment plan to be made part of the zoning and provide a vehicle for development plans to be evaluated and processed. E. FINDINGS The "P" Precise Plan Modifying District may be applied to areas within when the following is evident: The subject property, or the neighborhood or area in which the property is located is unique by virtue of topography, geological characteristic, access, configuration, traffic circulation or some social or historic situation requiring special handling of the development on a precise plan basis. This area is unique by virtue of geography, the river bed, nearby neighborhoods and the relationship with the balance of the Redevelopment Area. The Otay Valley Road Redevelopment Plan will establish criteria governing access to Otay Valley Road. The attachment of the "P" district will ensure this criteria will be in effect. City Planning Commission Agenda Items for Meeting of October 24, 1984 Page 3 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 Redevelopment Plan will be implemented by design guidelines criteria to ensure compatibility with the residential developments in the area and environmental compatibility. The basic or underlying zone regulations do not allow 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 Redevelopment Plan will provide for flexibility in development regulations to achieve coordination of access and design. WPC 1371P City Planning Commission Agenda Items for Meeting of ~tober 24, 1984 Page 1 4c. Consideration of "Candidate CEQA Findings" for the proposed Ota~ Valley Road South General Plan Amendment and Prezone/Rezone A. BACKGROUND 1. EIR-84-5 on this proposed project was considered as a previous agenda item. 2. The policies of the State of California and the State of Chula Vista requiring these findings are described in the attached "Candidate CEQA Findings". 3. The final EIR for this project concluded that there would be no significant impacts in the following areas and that no further mitigation measures need be identified: paleontology, socio-economic factors, schools, parks, recreation, open space, and solid waste disposal. B. RECOMMENDATIONS Adopt a motion certifying that the: 1. Planning Commission having reviewed and considered the information contained in EIR-84-5, finds that measures have been incorporated into the project as identified in the final EIR which adequately mitigate impacts to: land use (3.1), geology (3.2), soils (3.3), troundwater (3.4), drainage pattern (3.5), land form alteration 3.6), water quality (3.7), mobile and stationary noise (3.8 and 3.9), biology (3.10), archaeology (3.11), aethestics (3.12), fire and police (3.13), transportation (3.14), sewer availability (3.15), and air quality (3.16). 2. The Planning Commission finds that in accordance with the attached "Candidate CEQA Findings" and that although potential impacts of the project can be mitigated, there are specific economic, social, or other considerations which make infeasible project alternatives identified in the EIR (Section 6.0). 3. Planning Con~nission adopts the attached statement of overriding consideations which warrant approval of the project and therefore, override environmental considerations identified in EIR-84-5. C. ANALYSIS 1. The conclusion of EIR-84-5 is that all potential environmental impacts of the project can be mitigated to a level of insignificance, although the 241-acre project will incrementally contribute to potentially significant cumulative impacts with respect to mobile noise, aesthetics, transportation, sewer availability and air quality (Section 4.0). City Planning Commission Agenda Items for Meeting of October 24, 1984 Page 2 2. Environmental impacts that would result from approval of the GPA and prezoning/rezoning are not anticipated to be significant, although the anticipated cumulative impacts of full project implementation that ultimately would result from these actions would have a significant unavoidable impact and they should be addressed with overriding considerations. WPC 138gP CANDIDATE ENVIRONMENTAL FINDINGS AND STATEMENT OF OVERRIDING CONSIDERATIONS OTAY VALLEY ROAD - SOUTH GENERAL PLAN AMENDMENT Pursuant to Sections 15091 and 15093 of Title 14 of the California Administrative Code and to Section 21081 of the California Public Resources Code, the City of Chula Vista has reviewed and considered the information contained in the Final EIR for the Otay Valley Road - South project. The City of Chula Vista finds that changes or alterations are being required in~ or have been incorporated into, the project which substantially mitigate or avoid the significant envirionmental effects of the project. The City further finds that certain issues do not constitute significant effects and therefore do not require mitigations as stated in the Final EIR. There are no additional feasible mitigation measures available to mitigate potential impacts~ and specific social, economic or other considerations make infeasible project alternatives identified in the EIR. The City further finds that specific considerations identified below override any unmitigable or partially mitigated environmental effects. Pursuant to Section 15091 of the State EIR Guidelines, the City of Chula Vista finds that measures have been incorporated into the project as identified in the Final EIR which adequately mitigate impacts to land use, geology~ soils, groundwater~ drainage pattern~ landform alteration~ water quality~ mobile and stationary noise, biology~ archaeology~ aesthetics, fire and police~ transportation, sewer availability~ and air quality. Measures which mitigate these potentially significant environmental effects are identified in the Final EIR. Many of these mitigation measures will be implemented by approval of the GPA and prezone. Additional mitigation measures identified in this Final EIR will be implemented when subsequent Tentative Maps~ road improvement and floodway improvement plans, precise plans, and rezone applications are submitted to the City of Chula Vista. Those individual projects will require supplemental environmental review at that time to assure effective implementation of necessary mitigation measures identified in this EIR. Analysis in the Final EIR concludes that no impacts would occur in the areas of paleontology~ socio-economic factors, schools, parks, recreation and open space and solid waste disposal. The City of Chula Vista finds that there are no additional feasible mitigation measures available to mitigate potential impacts. Having reviewed and considered the information contained in the Final EIR and the record, the City further finds that specific economic, social or other considerations make infeasible project alternatives identified in the EIR, specifically: 1. No Project Alternative: The subject property is located in an area where development has already occurred and would offer a logical extension to the existing Chula Vista community. The no project alternative would not provide the needed industrial land uses that the project proposes and would not implement the City's Redevelopment Plan. The portion of the site proposed for development is not designated for open space in the City or County General Plan, and no especially unique or sensitive resources would be preserved under the no-project alternative. A major portion of the site would be designated for parks and public open space, but designation of the remainder of the property for parks and public open space is not needed to meet open space or recreational demands in the area. The no project alternative would not implement needed improvements to Otay Valley Road or flood control improvements in the Otay River. 2. Strict Conformance with the Chula Vista General Plan: This alternative would severely limit the amount of industrial development within the project area. The alternative would not avoid any significant impacts identified in the EIR and is not warranted from an environmental mitigation viewpoint. The road and flood control improvements would probably not be economically feasible if #5 acres were retained for agricultural uses. 3. Other Types of Land Uses: The EIR addresses residential commercial and general industrial alternatives. None of these alternatives would eliminate impacts associated with the proposed project; in some cases~ environmental effects would be more significant with the alternative land uses. Implementation of this alternative is not necessary to avoid environmental efiects and is therefore not proposed. Alternate Timing and/or Location: Delays in project implementation would not avoid any environmental effects. Development at an alternate location is not feasible for the owners of the property. An alternate location would not create the significant fiscal benefits to the City of Chula Vista of industrial development within the Otay Valley Road Redevelopment Plan. Statement of Overriding Considerations (Section 15093). The City of Chula Vista, having reviewed and considered the information contained in the Final EIR and the record, makes the following statement of overriding considerations: Although the potential project impacts have been substantially avoided or mitigated as described in the Final EIR and these Findings, the project may contribute to cumulative impacts which are not completely mitigated to a level of insignificance. Cumulative impacts to which the proposed project incrementally contributes include transportation, noise and air quality impacts, aesthetics and need for additional sewer capacity. To the extent that these impacts could occur, specific~ beneficial, social and economic effects associated with the project would override these impacts by increasing the supply of industrial land, by providing economonically and socially balanced communities, by providing net revenues to the City with a net positive fiscal impact, by providing needed public road and flood control facilities, and by providing significant short-term and long-term employment opportunities. The construction of the propped project over a multi-year construction period will provide numerous man-years of construction-related employment. This project will help to incrementally reduce the existing high unemployment rate in the construction industry. Indirect long-term employment in real estate, finance, insurance, retail trade and services would also occur. Numerous man-years of direct, long-term employment in the industrial park would also occur as a result of project development. These man-years of employment would increase regional income in the population-serving sector of the San Diego economy. Development of the project site would significantly increase the economic base of San Diego County, and would also stimulate the level of business at nearby centers. Implementation of the Otay Valley Road - South GPA will have a net positive fiscal impact on the City of Chula Vista throughout the life of the project. The development of the proposed industrial park will generate substantial property tax revenues to the City while requiring a low level of service with low costs from the City. The fiscal benefits will be especially significant since the project is within the Otay Valley Road Redevelopment Project Area. The fiscal effects from tax increment financing are detailed in the adopted Otay Valley Road Redevelopment Plan. The project will implement public facility capital improvements at no cost to the City of Chula Vista. In addition to internal water, sewage, drainage and road improvements~ the project will construct circulation improvements to Otay Valley Road. The road widening and traffic signals will provide public improvements to the City of Chula Vista Circulation Element. The conversion of the project site to a well-planned industrial park is a beneficial land use change with numerous positive effects for the City of Chula Vista. The development of an industrial park adjacent to developing residential areas in Chula Vista will provide needed employment opportunities and contribute to the development of an economically balanced and well-planned community. The project site is suited for the proposed uses and will meet a demand for developable industrial land in the immediate vicinity. The industrial land will provide construction employment~ indirect service employment and direct industrial employment and will contribute substantial revenues to the City. The project's contribution to cumulative air quality impacts are overriden by the beneficial effects associated with project implementation. Increased emissions will result from increased travel to employment centersl this impact will be overriden by the increased employment opportunities created by the project~ and the increased tax revenues to be generated by the project. The creation of an industrial park adjacent to residential areas in Chula Vista will help foster balanced communities, ultimately helping to reduce the number of trips and the number of vehicle miles travelled. Therefore, the City of Chula Vista finds that the need for the provision of employment opportunities, the particular suitability of the project site adjacent to existing development, the necessity of balanced communities, the need to direct and manage the provision and location of industrial land so that it is proximate to existing development and residential areas, the privately funded construction of needed public road improvements and flood control improvements~ and the social and economic benefits resulting from the provision of new jobs and tax revenues, override the impacts which could result from this project. City Planning Commission Agenda Items for Meeting of 10/24/84 Page 1 5. PUBLIC HEARING: Conditional Use Pemit PCC-85-4; request to move the Gte9 Rogers House onto the property at 614 Second Avenue - Lee and Sonnie Butch A. BACKGROUND 1. The applicant is requesting permission to move the Greg Rogers House onto the property located at 614 Second Avenue in the R-1 zone under the "dwelling group" provisions of the Municipal Code (Section 19.58.130). The project is exempt from environmental review as a Class 3(al exemption. B. RECOMI~NDATION Based on findings contained in Section "E" of this report, adopt a motion to approve the request, PCC-85-4, to move a second dwelling unit onto the property located at 614 Second Avenue. C. DISCUSSION 1. Adjacent zoning and land use. North R-1 Single family dwellings South R-1 Single family dwellings East R-1 Single family dwellings West R-l-15 Single family dwellings 2. Existing site characteristics. The subject property is a relatively level 20,387.5 sq. ft. (70' x 291.25') parcel located on the west side of Second Avenue and 127 feet south of "I" Street. The property is developed wi th a single-story home which sits back 49 feet from the front property line, 32 feet from the south and 6 feet from the north property line. A four-car garage is currently under construction to the rear of the house (approximately 67 feet). The existing driveway is located along the southerly frontage of the property. Three lots abut the site on the north side. The westerly two lots front on "I" Street. 3. Proposed use. The applicant has entered into negotiations with the City of Chula Vista to purchase the Greg Rogers House and wishes to place the two-story house on the rear portion of the lot. The house will be set on angle, but will still maintain all required setbacks. The driveway will be texturally treated. City Planning Commission Agenda Items for Meeting of 10/24/84 Page 2 D. ANALYSIS The subject property is almost three times the minim~ lot size (7000 sq. ft.) of the R-1 zone and the area devoted to Grog Rogers House is greater than 7000 sq. ft. The parking, access and setbacks meet the dwelling group requirements of the Code. It is, therefore, appropriate to recommend approval of the request. It should be noted that if the applicant had elected to divide the property into two parcels under the "panhandle (flag) lot" provisions of the Code, a conditional use permit would not be required. This matter had originally been scheduled to be considered by the Zoning Administrator, but three letters in opposition to the request were received and it was then set for Planning Commission consideration. The property owners opposing the project are located at 622 Second Avenue, 627 Del Mar Avenue and 224 "I" Street. The property on Del Mar does not abut the project site. The home on "I" Street is located approximately 55 feet from the common property line and 60 feet from the proposed location of the Greg Rogers House. The home on Second Avenue will be located approximately 70 feet away. It is staff's opinion that these homes will not be adversely impacted by the second dwelling. E. FINDINGS 1. That the proposed use at the locatton ts necessary or desirable to provide a service or factltty ~htch trill contribute to the general well betng of the neighborhood or the coat.unity. Approval of this request will enable the applicant to move a structure of historical significance onto the property, thus preserving said structure for future generations. 2. That such use will not under the circmstences of the particular case, be detrimental to the health, safety or general welfare of persons restdtng or ~orktng tn the vicinity or i~urious to property or tmproveeents tn the vicinity. The adjacent residences are not within close proximity to location of the house. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposed use meets the "dwelling group" provisions of the Code relating to setbacks, access and parking. 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 density of the property is in keeping with the medium density residential established for this area by the General Plan. MANKATO I' I MURRAY KING " LOCATOR PCC785-4 614 S~ond A~ ,. Relocation o. the GREG ROGERS House 614 Sccond Avenue Clmla Vista SECOND AVE City Planning Commission Agenda Items for Meeting of October 24, 1984 Page 6. PUBLIC HEARING: PCM-85-2; Consideration of amendment to the Bonita Glen Specific Plan to increase the height limitation for buildings and architectural features La Quinta Motor Inn A. BACKGROUND The applicant is requesting an amendment to the Bonita Glen Specific Plan (southwest quadrant of 1-805 and Bonita Road) by increasing the height limitation for buildings from two stories (30 feet) to three stories (38 feet) and for architectural features (spires, towers, cupolas, etc.) from 45 feet to 50 feet. The applicant, La Quinta Motor Inns, proposes to construct a 142-unit three-story motel on the property immediately adjacent to the Denny's Restaurant at llO Bonita Road. The development proposal is the following agenda item. An Initial Study, IS-85-9, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator, who, on October 15, 1984, 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-85-g. 2. Adopt a motion recommending that the City Council adopt a resolution amending the Bonita Glen Specific Plan by increasing the height limitation for buildings from two stories (30 feet) to three stories (38 feet) and for architectural features from 45 feet to 50 feet. The new height regulations shall not apply to the property on the south side of Bonita Glen Drive or to development within 100 feet of Vi sta Ori ye. C. DISCUSSION The Bonita Glen Specific Plan governs the development of 8.74 acres of property located at the southwest quadrant of 1-805 and Bonita Road. To date, two projects have been approved. The Denny's Restaurant located at llO Bonita Road, which has been built, and an office complex on the south side of Bonita Glen Drive which has not yet begun construction. The restaurant is a one-story structure, whereas, the office complex is two stories (30 feet) with subterranean parking. City Planning Commission Agenda Items for Meeting of October 24, 1984 Page 2 The properties within the boundaries of the Bonita Glen Specific Plan slope in a northeasterly direction from an elevation high of 95 feet at Bonita Glen Drive and Vista Drive to an elevation of approximately 38 feet at Bonita Road and Bonita Glen Drive. The pad levels of the single family homes on the east side of Vista Drive range from an elevation of llO feet to 135 feet. The pad for the residence immediately to the south is at an elevation of 120 feet. The applicant wishes to construct a three-story 142-unit motel complex on 2.46 acres of property in~nediately south and east of Denny's Restaurant. Access to the motel will utilize the same access as Denny's Restaurant as well as from the unnamed street on the south. The buildings will have an overall height of 38 feet. A 50-foot high bell tower is proposed at the east end of the most easterly building. The highest pad level is at an elevation of 58 feet placing the elevation of the top of the pitched roof at g6 feet. The top of the proposed bell tower will be at 108 feet. D. AKUkLYSIS The Bonita Glen Specific Plan was adopted in order to foster coordinated development of the 8.74 acres which was under multiple ownership. The number of property owners has been reduced; however, each ownership is being developed independently of each other. The adopted development standards were predicated on a conceptual sketch, p~an which covered the entire specific plan area. The conceptual plan envisioned a low-profile development proposal intended to be compatible with the adjacent residential areas and to assist in view preservation. Since the adoption of the Specific Plan, a four-story 45-foot high motel (Ramada Inn) has been built on the north side of Bonita Road. The elevation at the top of the motel is approximately 85 feet. Based on this development and the changing development pattern for the Bonita Glen area, there is justification in increasing the height limitation on the south side of Bonita Road. However, much of the views enjoyed by the adjacent residential areas should be maintained. Increasing the basic building height by 8' (30' to 38') and the bell tower by 5' will allow the overall building height to be maintained below the 100' elevation point. Minimal architectural projections such as bell towers can exceed the 100' elevation point without creating any view conflicts. If the amendment were approved as requested, it would apply to the entire Specific Plan Area. A three-story 38-foot high structure on the south side of Bonita Glen Drive and within 100 feet of Vista Drive would have an impact on the nearby single-family homes. Therefore, the height of these two areas should be subject to the present adopted standards. WPC 1377P Plan [ ~men_dment to ..,o' Glen negative declaration PROJECT NAME: La Quinta Motor Inn PRCk)ECT LOCATION: South side of Bonita Road, 150' east of Bonita Glen Drive to 1-805 right-of-way. PRO)ECTAPPLICANT: La Quinta Motor Inns, Incorporated La Quinta Plaza, P. O. Box 32783, San Antonia, Texas 78216 CASE NO: 1S-85-9 DATE: October 15, 1984 A. Project Se~tin~ The project site consists of a 2.465 acre parcel of land located at the southwest quadrant of 1-805 and Bonita Read. The project site presently slopes in elevation from 76' ASL at the southeast corner of the site down to 42' ASL at the northern portion of the site. B. Project Description The project consists of the construction of a 142-unit motel consisting of 3 three-story structures. A swimming pool is proposed along with a total of 14S on-site parking spaces. Access to the project will be through the adjacent Denny's Restaurant driveway on Bonita Road and via an unnamed cul-de-sac on the south side of the project. C. Compatibility with Zoning and Plans The project consists of a land use which is compatible with allowed uses in the "Bonita Glen Specific Plan" area. The specific plan indicates that the maximum building height is two stories; therefore, the applicant will be requesting a modification to the specific plan guidelines to permit three story structures. O. Identification of Environmental Effects 1. Geology The project site is located in the vicinity of the La Nacion and Rose Canyon Fault systems. A geotechnical analysis has been conducted on the adjacent property (Denny's Restaurant) by Giles Engineering Associates, Incorporated, in 1982. The conclusions of that analysis discuss the potential for seismic activity in the area and makes recommendations regarding foundation designs. Standard engineering requirements call for a geotechntcal analysis prior to any grading or construction on the project site. city of chula vista planning department environmental review section 2. Oral nage The project site is partially located within the Sweetwater Valley lO0-year flood plain. The flood plain elevation on the project site equals 43 feet ASL. The entire project site is proposed to be graded and raised above the lO0-year flood plain level; therefore, no adverse flooding impacts are anticipated. 3. Noi se The proposed motel structures are located within the 60 dBA to 65 dBA noise contours emanating from traffic along 1-805. Standard Building Oepartment requirements dictate that any residential development located within 1,O00' of a freeway will be required to prepare a acoustical analysis. Interior noise levels shall be reduced to State of California maximum levels through recommendations of the analysis. 4. Traffic The City's Traffic Engineer has conducted an analysis to determine traffic impacts of the proposed project on adjacent streets. Due to existing and anticipated traffic levels along Bonita Road, the need to create a throat at the reciprocal access to Denny's Restaurant is imperative to offset potentially significant traffic safety conflicts with vehicles entering the Bonita Road driveway. With future development of vacant properties within the Bonita Glen Specific Plan Area the need for secondary access to Bonita Glen Drive becomes paramount. The applicant should provide 1/2 of a reciprocal easement with the property owner to the west, at the time of development. The property owner to the west will be required to provide access to Bonita Glen Drive prior to development of that property. E. Mitigation Necessary to Avoid Significant Effects 1. Approximately 6 existing parking places (4 on the west side, 2 on the east side) will have to be removed at the entry drive from Bonita Road to provide an adequate entry throat into the project served by that drive. 2. One-half of a reciprocal access easement shall be granted to the property owner immediately west of the subject property to facilitate future access to and from Bonita Glen Drive. F. Findings of Insignificant Impact 1. The proposed motel project will not signjficantly impact the quality of the environment and the above listed mitigation measures have been incorporated into the project to assure this. -2- 2. The project will not achieve short-term to the disadvantage of long-term environmental goals since provisions are being made to reduce traffic impacts at Bonita Road by assuring seconda~ access to Bonita Glen Drive upon build-out of the Bonita Glen Specific Plan Area. 3. Considerable cumulative traffic impacts will not be significant due to improvements currently being made on the 1-805/Bonita Road interchange by the State of California and the City of Chula Vista. 4. Improvements to the entry drive along Bonita Road will avoid traffic safety impacts which could affect human beings. Traffic design requirements ~11 assure that there ~ll be no substantial adverse effects related to noise and seismic safety. G. Consultation ' 1. Individuals and Organizations. City of Chula Vista Steve Griffin, Associate Planner Duane Bazzel, Assistant Planner Chuck Glass, Traffic Engineer Roger Daoust, Senior Civil Engineer ' Ted ~nsell, Fire Marshal Tom Oyke, Building Department Applicant's Agent Norm Williams Applicant's Engineer Frank Phillips 2. Oocuments. Geotechnical Engineering Exploration and Analysis, Giles Engineering Associates, Incorporated Bonita Glen Specific Plan text EIR-77-2, Bonita Glen Specific Plan EIR IS-84-10, Bonita Glen Retail/Office Center 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. ENVI)~MENTAL REVIEW COORDINATOR WPC 1376P EN 6 (Rev. 12/82) L CTt~ of chula vista ~lannlng department - environmental review section EN 6 (Rev. 12182) City Planning Commission Agenda Items for Meeting of October 24, 1984 :' Page 1 7. PUBLIC HEARING: P-85-3 Specific Plan for La Quinta Motor Inns, southwest quadrant of Bonita Road and 1-805, within the Bonita Glen Specific Plan Area A. BACKGROUND 1. In 1977, the City Council approved the Bonita Glen Specific Plan (Resolution No. 8670) to govern the development of 8.74 acres of property located at the southwest quadrant of 1-80S and Bonita Road. In 1980, the Planning Commission approved a proposed office complex on the south side of Bonita Glen Drive west of Vista Drive. The development has not yet been constructed. In 1982, the Planning Commission approved the construction of a Denny's Restaurant fronting on Bonita Road which has been completed. 2. The applicant is requesting approval of a proposed 142-unit motel complex to be located on the south side of Bonita Road and adjacent to the 1-805 Freeway. 3. On October 15, 1984, the Environmental Review Coordinator issued a Draft Negative Declaration IS-85-9 on the proposed project. B. RECOPt4ENDATION 1. Adopt a motion approving the proposed land use, P-85-3 subject to the following conditions: a. The site plan and architecture for the proposed project shall be submitted to the Design Review Committee for review and approval. b. The entry access at Bonita Road shall be modified by deleting six existing parking spaces (four on the west, two on the east) and providing additional landscaping within this area. c. The developer shall sign an agreement consenting to the future modification of parking, landscaping, and access to accommodate joint access for adjacent property owners to Bonita Road. The location of the access shall be determined by the City Planning Di rector. d. The proposed bell tower shall be reduced in height or relocated if it obstructs the view of the existing Denny's sign from approaching freeway lanes. e. Landscape and irrigation plans shall be prepared which address the adjacent right-of-way areas along Bonita Road, 1-805 FreewaY, and the unnamed cul-de-sac at the south side of the City Planning Co~nission " Agenda Items for Meeting of October 24, 1984 Page project. The limits of the right-of-way area adjacent to the unnamed street shall extend from the west side of the motel's secondary access to the freeway right-of-way and include the area north of the paved street up to the project boundaries. C. DISCUSSION 1. Adjacent Zoning and Land Use North: C-V-P Restaurant, motel, gas station, tourist information South: C-C-P (Specific Plan) Vacant East: Unzoned 1-805 Freeway West: C-C-P (Specific Plan) Vacant and apartments and R-3 2. Existing Site Characteristics The subject property consists of six parcels, all of which are vacant. Besides having 102 feet of frontage on Bonita Road and access through the adjacent Denny's Restaurant drive, the properties are also served by an extension of Vista Drive constructed by CalTrans as part of the 1-805 freeway construction. The easterly boundary of the proposed project abuts the southbound on-ramp to the 1-805 freeway. Topographically, the site is at an elevation of 42 feet at Bonita Road and 78 feet at the southeasterly corner. The total area of the property is approximately 107,000 sq. ft. 3. Bonita Glen Specific Plan The Bonita Glen Specific Plan encompasses 8.74 acres of C-C-P zoned land. The zoning regulations are only in effect in those instances where the specific plan is silent. Briefly, the Specific Plan development guidelines are as follows: a. 25 ft. setback from all streets. b. 30 ft. two-story maximum building height and 45 ft. maximum height for architectural features (see previous agenda item). c. 40% lot coverage. d. 15% of the net (gross acreage minus lot coverage) must be devoted to landscaping. e. Access is limited to one driveway on Bonita Road, two on Bonita Glen Drive and one from Vista Drive. City Planning Commission Agenda Items for Meeting of October 24, 1984 Page 3 f. Wall signs shall not exceed one sq. ft. per lineal ft. of frontage or 50 sq. ft. for business frontage and a maximum of (one 32 sq. ft. x8 ft. in height monument sign will be allowed) 100 sq. ft. of any business. g. Land Uses - The same as the C-C zone except that motels, hotels, and theaters are permitted uses, as are residential uses. h. Motel Parking - One offstreet parking space per room. 4. Proposed Development a. The proposed development consists of 142 motel units to be contained in three, 3-story structures on 2.46 acres of property located on the south side of Bonita Road and adjacent to the southbound onramp to 1-805 freeway. The nearest structure to Bonita Road is setback approximately 70 ft. A setback of approximately 45 ft. is proposed between the nearest structure and the freeway right-of-way. A~cess to the site is provided via an access easement across the Denny's Restaurant site from Bonita Road and a driveway located on the cul-de-sac extension of Vista Drive. b. The 142-unit motel requires a minimum of 142 onsite parking spaces. The plan shows 145 onsite parking spaces, 24 of which are compacts. The 24 compact spaces represent 17% of the total parking. c. The proposed three story buildings (37'-6" high) are of contemporary spanish design with a red concrete tile, gable roof design and beige slump block exterior. A 50' high bell tower is proposed at the easterly end of the most easterly building. d. The applicant has not proposed a sign program at this time, although the motel identification has been shown on three sides of the bell tower. D. ANALYSIS 1. The proposed motel development is required by the "Bonita Glen Specific Plan" text to be reviewed by the Planning Commission. At the time the Specific Plan was adopted, the .Design Review Committee had not been created. Staff recommends that the Commission refer the site plan and architecture to the Design Review Committee for review and approval. 2. The proposed development involves 24 compact car spaces which equals 17% of the total number of spaces (145). Neither the Bonita Glen Specific Plan text nor the Chula Vista Zoning Ordinance presently permit compact spaces for motels. Other agencies within San Diego County have compact car allowances for motels and other commercial uses that range from 40% to 70% of City Planning Con~nission Agenda Items for Meeting of October 24, 1984 Page 4 the total number of required spaces. The City of Chula Vista has been accepting up to 25~ compact spaces where either the spaces can be assigned or where surplus parking may exist. The proposed project has situated the compact spaces away from the individual motel units which leaves those desired spaces adjacent to the units as standard parking stalls. 3. Mitigation contained in Negative Declaration IS-85-g includes the need to limit the congestion at the entry from Bonita Road. This can be accomplished by modifying the entry in the elimination of parking stalls. The modification which is necessary due to traffic impacts, will result in the loss of six spaces from the Denny's Restaurant site. These six spaces will be required to be provided on the project site as Denny's parking total presently meets ordinance standards. Available parking for the proposed motel will be reduced from 145 spaces to 139, which is three spaces less than the required total. However, additional parking can be provided with minimal adjustments to the plan. 4. The applicant should provide legal access from Bonita Road to the adjacent property located to the west to facilitate one-half of an eventual reciprocal access easement which will provide for direct access from this project to Bonita Glen Drive. The developer of the adjacent property will be required to grant access to Bonita Glen Drive upon approval of any future development plans. The developer of the motel project should agree to modify the parking, landscaping, and .access near .the westerly property line to accommodate future construction within the Bonita Glen Specific Plan. 5. The Planning Commission previously approved the installation of a 20-ft. high freestanding sign for the Denny's Restaurant near the southeast corner of the La Quinta property with capabilities of being added to, upon development of other major vacant properties within the Bonita Glen Specific Plan Area. The base of the sign is located at elevation 87 ft. and the bottom of the sign face is 12 ft. above that (elevation 99 ft.). The height of the proposed 50 ft. bell tower is proposed at elevation 108 ft. There appears to be a line of sight problem for vehicles heading south on 1-805, approaching the "E" Street/Bonita Road offramp. The existing Denny's sign may be partially obstructed from view of these vehicles. If obstruction does occur the bell tower should either be lowered or relocated on the site so as not to create a sign visibility problem. 6. The proposed modification to the Denny's entry drive at Bonita Road will result ~n the relocation of six parking spaces. This modified area will require revisions to the landscape plans. The applicant will be required to provide landscape and irrigation within adjacent right-of-way areas along Bonita Road, the 1-805 southbound onramp, and the unnamed cul-de-sac at the south side of the project. All landscaping and irrigation will be subject to approval by the City's Landscape Architect. 7. The elevations presented for La Quinta show a sign of approximately 78 sq. ft. located on three sides of the bell tower. The Bonita Glen plan allows for a maximum of 100 sq. ft. of sign area divided into two signs. In City Planning Commission ~' Agenda Items for Meeting of October 24, 1984 Page 5 addition, one monument sign at 8 ft. in height and 32 sq. ft. in area is allowed. La Quinta is proposing an identification sign near the Denny's Restaurant entry drive. However, no design has been submitted . E. CONCLUSION The land use (a 142-unit motel), the site plan, and architecture are in compliance with the principles and goals of the Bonita Glen Specific Plan. There are a number of specific details such as: the location and height of the bell tower, a sign program consistent with the adopted Bonita Glen plan, parking and landscaping refinements, coordination of' the elevations and the site plan, which demand closer evaluation. It is the Planning Department's reccmmendation that you delegate this responsibility to the Design Review Committee and limit your approval to the basic land use. The westerly entry drive area to the motel (at the rear of Denny's Restaurant) needs additional landscaping treatment to complement the building facade. Refinement of the landscaping plan will likely cause a reduction in parking which would affect the allowable motel density. WPC 1381P