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HomeMy WebLinkAboutPlanning Comm Reports/1984/05/09 AGENDA City Planning Commission Chula Vista, California Wednesday, May 9, 1984 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meetings of March 28 and April 25, 1984 ORAL COMMUNICATIONS 1. PUBLIC HEARING: Consideration of request for extension of tentative subdivision map, Bonita Long Canyon Estates, Chula Vista Tract 81-4, 1700 block East 'H' Street - The Gersten Company 2. PUBLIC HEARING: Consideration of tentative subdivision map for Park Vista, Chula Vista Tract 84-5, 54-66 Fourth Avenue - Starboard Investment Company 3. PUBLIC HEARING: PCZ-84-G, Consideration to rezone 0.65 acres located at the southeast corner Eucalyptus Court from R-1-15 to R-l, Frank E. Ferreira 4. PUBLIC HEARING: PCZ-84-H, Consideration to rezone the easterly 293 feet of a 2.95 acre parcel located at the northeast corner Broadway and Moss Street from C-T to R-3, Wayne Bienhoff 5. PUBLIC HEARING: PCC-84-16, Request to construct a 136-unit senior housing project located at the northeast corner Broadway and Moss Street - Wayne Bienhoff DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT to the Study Session ~leeting of May 16, 1984 at 5:00 p.m. in Conference Rooms 2 & 3 TO: City Planh...g Commission FROM: George Krempl, Director of Planning SUBJECT: Staff report on agenda items for Planning Commission Meeting of May 9, 1984 1. PUBLIC HEARING: Consideration of request for an extension of tentative Subdivision map for Bonita Long Canyon Estates, Chula Vista Tract 81-4 A. BACKGROUND On May 26, 1981, the City Council approved the tentative map for Bonita Long Canyon Estates, Chula Vista Tract 81-4 in order to subdivide 81.5 acres located on the north side of the 1700 block of East "H" Street in the P-C zone into 199 single family residential lots and one open space lot. The developer is requesting that the tentative map be extended for the maximum three year extension period citing the following: l) the processing of improvement plans and final map has included extensive coordination with City, County and adjacent property owner; and, 2) on and off site engineering studies such as water distribution study for the entire SPA area, including a retention dam and a hydrologic and hydraulic analysis of the water shed. B. RECO~4ENDATION Adopt a motion approving a three-year extension of the tentative map for Bonita Long Canyon Estates, Chula Vista Tract 81-4, the map to then expire on May 26, 1987. C. DISCUSSION There have been no significant changes in the immediate vicinity which affect the original conditions or findings of approval; therefore, the extension is appropriate. No further extensions are permitted and a ne~ tentative map will have to be submitted if the map is allowed to expire. WPC 0913P //~ ~ 1~-~,,:-~ ~~c~_~, ,~ " :!-'/.,~i~-~~ L'.. '--- II.II I III ' ' '/J' : City Planning Commission Agenda Items for Meeting of May 9, 1984 Page 2 2. PUBLIC HEARING: PCS-84-5 -Consideration of tentative subdivision map for Park Vista, Chula Vista Tract 84-5 - Starboard Investment company A. BACKGROUND 1. The applicant has submitted a tentative subdivision map known as Park Vista, Chula Vista Tract 84-5 in order to develop a one-lot 43 unit condominium project on a 1.43 acre site located at 54-66 Fourth Avenue in the R-3 zone. 2. Am Initial Study, IS-84-17, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on January 23, 1984. The Environmental Review Coordinator concluded that there would be no significant environmental effects and recommended adoption of the Negative Declaration. B. RECOMMENDATION 1. Find that th is project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-84-17. 2. Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for Park Vista, Chula Vista Tract 84-5, subject to the following conditions: a. The developer shall remove existing driveway approaches and replace with monolithic curb, gutter and sidewalk, except at the new driveway location. The new driveway shall be an alley type driveway of a width approved by the City Traffic Engineer. A street light will be required. Location to be determined by the Traffic Engineer. A construction permit will be required for all work done within the public right of way prior to final map approval. Note: All vehicular access and parking areas shall be constructed to City street structural standards and inspected by the Engineering Department in accordance with the City's Subdivision )~nual. b. Drainage from the project naturally tributary to Eucalyptus Park shall be outletted within the Park at a location and in a manner approved by the City Engineer. City Planning Commission Agenda Items for Meeting of May 9, 1984 Page 3 C. DISCUSSION 1. Adjacent zoning and land use. North R-3 Eucalyptus Park (YMCA) South R-3 Apartments East R-3 Apartments West R-3 Apartments 2. Existing site characteristics. The 1.43 acre project site is comprised of three parcels located on the west side of Fourth Avenue between "C" and "D" Streets. Each lot is developed with a single family dwelling which will be removed to make room for the proposed development. The three parcels combined form a small knoll projecting to the north and sloping down to the west and north. The elevations of the site range from a high of 60 feet at the southeast corner to a low of 20 feet at the northwest corner. The street grade of Fourth Avenue al~ the project frontage is approximately a 6% downgrade to the north toward Street. 3. Proposed development. The 43 unit project was reviewed and approved by the Design Review Committee on March 15, 1984 (DRC-84-12). The proposed development is as follows: a. Units Unit No. Bedrooms Size Type 1 2 1 626 s.f. flat handicap (ground floor) 2 2 1 656 s.f. flat (second floor) 3 7 1 815 s.f. townhouse 4 12 2 900 s.f. townhouse 5 20 2 905 s.f. townhouse b. Structures Building Units Stories 1 12 1 and 2* 2 8 2 and 3* 3 9 2 4 8 2 5 3 2 6 3 2 * These buildings are step-down buildings with the front of the building being one less level than the rear. Building 2 has carports located underneath the units. City Planning Commission Agenda Items for Meeting of May 9, 1984 Page 4 c. Parkin9 and access There will be a total of 75 parking spaces on-site (18 carports and 57 open spaces. Access is provided by a two-way driveway located along the southerly property line. d. Miscellaneous l) Other amenities include a sundeck, spa and laundry facilities. 2) Each unit will have either a patio or balcony with some townhouse units having both. 3) The townhouse units will have attic storage with access provided by pull-down stairs. The fiat units will have their storage adjacent to the patio or balcony. 4) The buildings are of contemporary archi.tecture with a series of asphalt shingle pitched roofs, stucco exteriors, and wood trip. D. ANALYSIS The proposed development meets the requirements of the underlying zone as well as the condominium requirements relating to private open space, storage and parking. The purpose of the tentative map is for the sale of the units as condominiums. E. FINDINGS Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Park Vista , Chula Vista Tract 84-5, is found to be in conformance with the various elements of the City's General Plan based on the following: 1. The site is physically suitable for the residential development and the proposal conforms to all standards established by the City for such projects. 2. The design of the subdivision will not affect the existing improvements--streets, sewers, etc.--which have been designed to avoid any serious problems. 3. The project is in substantial conformance with the Chula Vista General Plan ~ements as follows: a. Land Use The proposed development at 30 DU's/net acris in keeping with the land use designation of high density residential at 13 to 26 DU's/gross acre. City Planntng Commission Agenda Items for Meeting of Flay 9, 1984 Page 5 b. Circulation - The project will be served by existing streets and no streets are required across the site. c. Housing - The project will provide additional housing and home ownership opportunity for the residents of the community. d. Conservation - The site is located within the urbanized area of the City and there are no significant animal or plant species on the property. e. Park and Recreation, Open Space - The developer is required to pay a fee in lieu of dedicating and improving parks. The PAD fee for the 43 units is $10,750.00. f. Seismic Safety - The property is not near any known earthquake faul ts. g. Safety - The site is well within the response time of the fire station located on "F" Street. h. Noise - The units meet the requirements of the U.B.C. i. Scenic Highway - The site is not adjacent to a designated scenic route. j. Bicycle Routes - The adjacent streets are not designated bike routes but will accommodate bike traffic. k. Public Buildings No public buildings are proposed on the subject property. 4. Pursuant to Section 66412.2 of the Subdivision Map Act, the Commission certifies that it has considered the effect of this approval on the housing needs of the region and has balanced those needs against the public service needs of the residents of the City and the available fiscal and environmental resources. WPC 0931P/OO14Z negative Jeclaration PROJECT NAME: Chula Vista Condominiums PROJECT LOCATION: 54, 62, and 66 Fourth Avenue PROJECT APPLICANT: Starboard Investment Company CASE NO: IS-84-17 DATE: January 23, 1984 A. Project Setting The 1.43 acre project site consists of three existing lots fronting on Fourth Avenue (54, 62, and 66 Fourth Avenue). Each lot presently contains a single-family dwelling and accessory structures. The front portion of the project site presently sets approximately l0 feet above the level of Fourth Avenue, but drops approximately 35 feet to a canyon area to the west. The Fourth Avenue frontage also drops in elevation from the southerly property line to the northerly property line approximately 16 feet. A number of mature trees presently exist on the project site. These trees include a 26" pine tree; 29", 45", and 47" palm trees; a 25" willow tree; a 29" eucalyptus tree and a number of smaller trees. The Sweetwater Valley flood plain encroaches onto the northwesterly corner of the project site.(up to elevatioun 20.5). An ipferred earthquake fault (through photographic evidence) is located approximately 600 feet to the northeast of the project site, and trends in a northeast/southwesterly direction. However, it is not anticipated that this inferred fault would cross the project site. Adjacent land uses consist of ~ YMCA activity center located on the City of Chula Vista Eucalyptus park grounds to the north, vacant canyon area and single-family dwellings to the west, multiple-family dwellings to the south, and multiple-family dwellings across Fourth Avenue to the east. B. Project Description The proposed project consists of the demolition or removal of three existing single-family dwellings and the construction of 44 condominium units. Site grading will amount to 11,953+ cubic yards of excavation and 2,12B+ cubic yards of fill. The average ~pth of cut will be 8 feet and the a~erage depth of fill will be 6 feet. -~ .... city of chula vista planning department environmental review section C. Compatibility with Zoning and Plans The proposes project is compatible with the R-3 zone which will allow a maximum of 44 units, and the "high density" designation of the General Plan. D. Identification of Environmental Effects {The following measures are standard development regulations and are advisory only) 1. Sewers The applicant has not indicated the proposed method of providing sewers to the project site. Although sewer lines are available in Fourth Avenue and "C" Street, some difficulty will be experienced in serving the project since the project site sets below the Fourth Avenue elevation and any access to "C" Street would require easements from the City of Chula Vista to traverse Eucalyptus Park to the north. 2. Noise The project site is located along Fourth Avenue which is designated in the Noise Element of the General Plan as a "major road" experiencing ambient noise levels in excess of 70 dBA. Therefore, the City of Chula Vista Building Department will require that an acoustical analysis be conducted in conjunction with applications for building permits to assure that interior noise levels be reduced to levels below 45 dBA. Exterior noise levels within private open space areas {balconies and patios) facing Fourth Avenue shall not exceed 65 dBA. The acoustical analysis should include recommendations in these areas. 3. Drainage The northwest corner of the project is located within the lO0-year flood level (elevation 20.5) of the Sweetwater River Basin. The applicant has designed the project so that the lowest residential floor level (elevation 25) is well above the potential back water flood level. 4. Schools The local elementary and junior high schools are currently operating at levels above capacity. The additional estimated 9 elementary and 13 junior high school students generated from this project ~ill serve to exacerbate current enrollment levels. The developer shall comply with public facilities policies and ensure that adequate classroom space is available for new students. 5. Transportation/Access The City's Traffic Engineer has indicated that the proposed parking designated along the Fourth Avenue curb line will not be permitted due to the potential elimination of on-street parking along Fourth Avenue for left turn lanes. Therefore, required guest parking spaces may be required to be located entirely on the project site. 6. Aesthetics The applicant proposes to remove approximately 16 trees, 8 of which are 18-inch diameter or greater and save only one (a 26-inch diameter pine tree). The applicant should make every effort to retain existing trees where possible. The City's Landscape Architect should consider the disposition of all on-site and immediate off-site trees prior to the removal of any trees. 7. Fire Protection City of Chula Vista Fire Department has indicated that current manpower and equipment is available to serve the proposed project but that a dry standpipe system and one fire hydrant will be required. The fire hydrant will be required to be located at the street. F. Findings of Insignificant Impact I. The project site is void of any endangered plant or animal species and there are no known earthquake faults immediately on or adjacent to the property. 2. The proposed residential development is consistent with the General Plan and associated elements and is not anticipated to achieve short term to the disadvantage of long term environmental goals. 3. No impacts are anticipated to occur which could interact to create a substantial cumulative effect on the environment. 4. The project will not cause the emission of any harmful substance or noise which could prove hazardous to the health and welfare of human beings. G. Consultation 1. 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, City Traffic Engineer John Bretton - Project Architect 2. Documents IS-84-1, Severin Apartments IS-82-32, "F" Street Senior Housing 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. VIEW COORDINATOR WPC 0715P EN 6 (Rev. 12/82) city of chule vista planning department environmental review section EN 6 (Rev. 12/$2) City Planning Commission Agenda Items for Meeting of May 9, 1984 Page 6 3. PUBLIC HEARING: PCZ-84-G - Consideration to rezone 0.65 acres located on the 200 block of Eucalyptus Court from R-l-15 to R-l- Frank E. Ferreira A. BACKGROUND 1. This item involves a request to rezone a 0.65 acre parcel located immediately south of 279 Eucalyptus Court from R-l-15 (single family residential, 15,000 sq. ft. minimum lot size) to R-1 (7,000 sq. ft. minimum lot size). 2. The project is exempt from environmental review as a Class 3(a) exemption. B. RECOMMENDATION Adopt a motion recommending that the City Council enact an ordinance to change the zone of the 28,436 sq. ft. parcel located immediately south of 279 Eucalyptus Court from R-l-15 to R-1. C. DISCUSSION 1. Adjacent zoning and land use. North R-1 Single family dwellings South R-E-PUD Vacant (approved P.U.D.) East R-3-D Apartments West R-l-15 Vacant 2. Existing site characteristics. The subject property is a 28,436 sq. ft. vacant parcel located at the southeast side of the elbow of the 200 block of Eucalyptus Court which is a "dogleg" cul-de-sac street. Topographically, the easterly one-third of the property is relatively level and the westerly two-thirds is a slope rising 30 feet to the west from an elevation of 75 feet to 105 feet. The three lots immediately to the west on the south side of the street are essentially a north facing slope of a hill to the south and rises approximately 50 feet from the front property line to the southerly line (a 33% slope). A retaining wall has been constructed along the frontage of these lots making direct access to the street impossible. A joint access easement road will be required to develop the properties. City Planning Commission Agenda Items for Meeting of May 9, 1984 Page 7 All of the properties fronting on Eucalyptus Court were originally subdivided in 1964. In 1968 a parcel map (P.M. 55) was recorded which adjusted the property lines of eight lots (lots 39 through 46 of the Bonita Cove Subdivision) located on the south side of Eucalyptus Court and around the cul-de-sac. The subject property is parcel 1 of that parcel map. ~l of the street improvements (curbs, gutters, sidewalks and street) have been installed. 3. General plan. The project site is located in an area of the General Plan where two land use designations meet (Low Density Residential, 1 to 3 DU's per acre and Medium, 4 to 12 DU's per acre) and can, therefore, be considered to be in either classification. In this instance, the proposed R-1 zone is consistent with the Medium Density Residential designation. 4. Previous rezonings. The subject property was annexed in 1962 and placed in the R-1 zoning category. In 1963 the zoning was changed to R-l-B-15 as part of a proposed subdivision. The 1963 subdivision was replaced with a new subdivision design in 1964 (Bonita Cove Subdivision) and the zoning of the area was changed to correspond t~ith the new street and lot pattern. The subject property remained in the R-l-15 zone while the single family area to the north was rezoned from R-l-B-9 and R-l-B-12 to R-1. 5. Proposed division of land. The ap~icant intends to divide the property into three lots. The lots will be 7,500 sq. ft., 9,500 sq. ft., and ll,500 sq. ft. in size. The small est lot will be located immediately south of the existing R-1 zoned area and will be devoid of any slopes. The largest lot will be on the west side of the property and will have some slope banks. The third lot will be located between the other two and will also have some slopes. Access to three vacant lots existing to the west of the rezoning request will be provided across one corner of the most westerly lot. However, this will not adversely affect the development of the lot. D. ANALYSIS Except for the lots in the R-l-15 zone and one R-1 lot on the cul-de-sac, all of the lots on Eucalyptus Court range from 7,000 sq. ft. to 10,300 sq. ft. with the vast majority being 7,000 sq. ft. or slightly greater (10 lots out of 14). The proposed zoning and division of land is in keeping with existing development in the area. The 22 trips a day generated by an additional two lots is not significant and should not affect the existing residences. It is, therefore, appropriate to recommend approval of the request to rezone the subject property from R-l-15 to R-1. WPC 0925P , BONIT'A I I I I I I I I I '1 I I / I I ~ / I II ~ANDALWOOD RD. ,EUCALYPTus ~ Y4c VAc I I L-n _l FAc Y~ ~F City Planning Commission Agenda Items for Moeting of May 9, 1984 Page 8 4. PUBLIC HEARING: PCZ-84-H Consideration to rezone the easterly 293 feet of a 2.95 acre parcel located at the northeasterly corner of Broadway and Moss Street from C-T to R-3 - Wayne Bienhoff A. BACKGROUND 1. This item involves a request to rezone the easterly 293 feet (1.95 acres) of a 2.95 acre parcel located at the northeasterly corner of Broadway and Moss Street from C-T {Commercial Thoroughfare) to R-3 (Multiple Family Residential, 32 DU's per acre). 2. The applicant has also submitted an application for a conditional use permit requesting permission to construct a 136-unit senior housing project on 3.13 acres of property which includes the area of the proposed R-3 rezoning. This request is the following agenda item. 3. An Initial Study, IS-84-24 of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on April 24, 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-84-24. 2. Adopt a motion recommending that the City Council enact an ordinance to change the easterly 2.43 feet only of a 2.95 acre parcel located at the northeasterly corner of Broadway and Moss Street from C-T to R-3. (This would leave a commercial depth of 200 feet on Broadway.) C. DISCUSSION 1. Adjacent zoning and land use. North C-T and R-3 Restaurant and residential (single and multiple) South (Co.) C-36 and RU-29 Commercial and residential (single and multiple) East R-3 Storage sheds (Approved 38- unit condominium) West (Co.) C-36 Commercial vacant City Planning Commission Agenda Items for Meeting of May 9, 1984 Page 9 2. Existing site characteristics. The subject property is a 2.95 acre level site developed with a 28-unit motel (Rancho Rego) consisting of three residential structures, garage, swimming pool, equipment/storage building and an office building. The buildings set back a minimum of 50 feet from Broadway. Access is provided by one driveway on each street. Moss Street is paved, but there are no curbs, gutters or sidewalk. The paving, curbs and gutters are installed on Broadway, but there is no sidewalk. A natural drainage channel (flowing westerly) runs along the easterly 265_+ feet of the northerly property line. 3. General pl an. The subject property is located in an area of the General Plan which indicates a uniform depth of Commercial Thoroughfare and High Density Residential (13 to 26 DU's per gross acre) immediately to the east. It should be noted that the General Plan is not site specific and does not always reflect an actual zoning pattern. For this reason the depth of the C-T zoning may be adjusted and remain consistent with the General Plan. 4. Broadway Study. In 1972 the Broadway Study was conducted analyzing the strip commercial zoning which existed along Broadway. In 1981 the Community Development Department conducted another study aimed at determining whether Broadway and other strip commercial areas ("E" and "H" Streets) should be included as redevelopment areas. This study did conclude that redevelopment was in order, but the property owners were not supportive and the matter has been set aside. The 1972 Broadway Study, though not adopted, recommended that the commercial depth along the east side of Broadway between Arizona and Moss Streets be increased. However, since this study was conducted, there have been developments in the area which preclude this from happening. The study did indicate that any increase in commercial depth be done with care, so as not to adversely affect the adjoining land uses. It also recommended that in the case of corner lots that the commercial uses be oriented toward Broadway rather than the side streets. D. ANALYSIS The subject property has a lot depth of 443 feet from Broadway. The Planning Department supports a change in the existing zoning pattern but not to the extent advocated by the applicant. The depth of the commercial to the north (City) is 200 feet and to the south (County), it is 132 feet. To the rear (east) of the commercial, the zoning is for multiple family development (R-3 and Rd-29 in the County). Thus the easterly 311 feet along Moss Street is directly opposite residential zoning. The present lot configuration would likely result in the property being developed with its primary orientation towards Broadway. However, several access points would logically occur along City Planning Commission Agenda Items for Meeting of May 9, 1984 Page 10 Moss Street impacting the residential land uses. The increase of commercial traffic on Moss Street would have adverse effects on the residential properties in that area. Based on the aforementioned, the Planning Department supports the concept of some decrease in the commercial zoning. To address the question of what constitutes a proper commercial zoning depth, the characteristics of the area and proposed development plans must be examined. The ap~icant is requesting that the C-T zone be established at a depth of 150 feet and has submitted a conceptual plan which shows how the property could be developed at that depth. Because the depth of the C-T zone to the north is 200 feet, there is merit in maintaining the 200' depth as it would allow added ~exibility. It is, therefore, the Planning Department's recommendation that the C-T zoning be at a depth of 200 feet from Broadway. The rezoning, if approved, would split zone the property and the boundary line would go through several existing structures. This would result in the motel becoming a nonconforming use and subject to those provisions of the Municipal Code pertaining to nonconforming uses. The applicant is aware of the situation and is prepared to proceed with the development by clearing the site in conjunction with the conditional use permit to build the senior housing project on the residentially zoned lot. If the Planning Commission supports the recommendation of the Planning Department, the plans for the senior housing project will have to be revised accordimgly. Besides a reduction in lot area, a reduction in the number of units would probably be in order. WPC 0935P 11 II I III I' ~TOI~-~ · ---i ----t ~l~J ~ ~F , I NA -. I ST. ARIZONA I I I I I ~ I I I ~---~ I _- ~ , ' ' ' P~O~ x I i I .I /~o , , ~-T. T T-I ~ :s~ ',s~ ,,s~l s,:, s~:~:I · · MOSS ~ I ~P ~-~-i' IS~l~ I s~ I II Hlff %~ I I M~ ~ / I I II I L M~= I WYKE~ I ~CZ ~ H. negative Jeclaration PROJECT NAME: Chula Vista Senior Housing and Commercial Center PROJECT LOCATION: Northeast corner of Broadway and Moss Street PROJECT APPLICANT: Wayne Bienhoff, 444 Camino Del Rio South, Suite llg, San Diego, CA 92108 CASE NO: IS-84-24 DATE: April 24, 1984 A. Project Settin~ The project site consists of 4.13 acres of relatively flat property' located at the northeast corner of Broadway and Moss Street. The property currently'contains a motel and various accessory structures. Adjacent land uses consist of residential to the east and south, across Moss Street, residential/commercial to the north and commercial across Broadway to 'the west. There are no significant natural or manmade resources present on the project site and there are no geologic hazards existing on or near the site. An uncovered unimproved drainage channel exists along the northerly boundary of the project site, which is a leg of the Telegraph Canyon Creek drainage course. B. Project Description The project consists of: a) the rezoning of approximately 1.96 acres from CT (commercial thoroughfare) to R-3 (multiple family residential) resulting in a 150 ft. depth of CT zoned property from Broadway, b) the construction of 146 senior citizen apartment units and the construction of ll,O00 sq. ft. of commercial ~oor space. C. £ompatibilitx withZonin~ and Plans The project involves a rezoning, a conditional use permit, and design review for the senior citizen development. A commercial development is presently permitted in the C-T zone. All proposed elements of the project are compatible with the General Plan. D. Identification of Environmental Effects 1. Drainage The Telegraph Canyon Creek drainage culvert runs east to west along the northerly property boundary of the project site. The Army Corps of Engineers is presently studying the entire drainage course, and the results may dictate the necessary easement width and improvements. Development of the proposed project will require compliance with Chapter 18.54 of the Municipal Code, which refers to ffl oodproofing of developments located within a special ~ood hazard area (as defined by the Federal Emergency Management Agency). ~ city of chula vista planning department environmental review section -3- 2. Documents Telegraph Canyon Channel Study, U. S. Army Corps of Engineers Flood Insurance Study, Fed. Emergency Hanagement Agency (April 18, 1983) City of Chula Vista General Plan 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. ENVIRON REVIEW COORDINATOR WPC 0175P EN 6 (Rev. 12,/~) city of chula vista planning department ~ environmental review section EN 6 (Rev. 12/82) May l, 1984 To: John W. O'Neill, Planning Commission Chairman From: George Krempl, Director of Planning ~~ ~--~-~ Subject: PCC-84-16 - Senior Housing Proposal It is requested that this item be continued to an unspecified date. It is antici- pated that the SANDAG report on senior housing in San Diego County will soon be completed. Once completed, a Council workshop will be conducted, after which it is expected that Council will adopt a policy regarding senior housing projects in the City. Once this is accomplished, the matter will be readvertised. The applicant has been informed of this request for continuance. AL:rms City Planning Commission Agenda Items for Meeting of May 9, 1984 Page 11 5. PUBLIC HEARING: Conditional Use Permit PCC-84-16; request to construct a 136-unit senior housin~ project on the north side of the 500 block of Mass Street - Wayne Bienhoff A. BACKGROUND 1. The applicant is requesting permission to construct a 136-unit senior housing project on 3.13 acres located on the north side of Moss Street and 150 feet east of Broadway. The subject property is zoned R-3 and C-T and the applicant has requested that the C-T area be rezoned to R-3. Said rezoning request is the preceding agenda item. The environmental aspects of this project are also considered as part of the rezoning application. 2. Based on findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve the request, PCC-84-16, to construct a senior housing project at a density of 44 dwelling units per acre on the project site located on the north side of the 500 block of Moss Street subject to the following conditions: a. A parcel map shall be filed and recorded prior to the issuance of any building permits. The existing buildings shall be removed prior to the recordation of the final parcel map. b. Prior to consideration by the City Council, the project shall be submitted for review by the Design Review Committee which shall forward a recommendation on the site plan and architecture of the project to the City Council. c. The'conditional use permit shall be valid for a period of two years from the date of approval. d. Laundry facilities shall be provided on the easterly and westerly portions of the project. The areas immediately adjacent to the laundry areas shall be so designed as to promote interaction among the residents. e. The project shall not exceed a maximum of 44 dwelling units per net acre. The actual number of units to be established predicated on site plan and architectural considerations. B. DISCUSSION 1. Existing site characteristics. The project site is comprised of a 1.18 acre (177' x 290') lot and the easterly 293 feet (1.95 acres) of a 2.95 acre parcel located at the northeast corner of Broadway and Moss Street. The two areas combined form a City Planning Commission Agenda Items for Meeting of May 9, 1984 Page 12 3.13 acre level site with approximately 420 feet of frontage along the north side of Mess Street. A natural drainage channel runs along the northerly property line. Existing structures include most of the motel buildings on the westerly parcel and storage buildings on the easterly lot. A subdivision map (Casa De La Ciudad) has been recorded on the easterly lot for the development of a 38-unit condominium project. 3. Proposed use. The proposed senior housing project will consist of 136 one-bedroom units housed in eight (8) 16-unit two-story structures and one (1) 4-unit two-story structure. All of the units will have the same ~oor plan which are ~at units designed to be stacked side by side and back to back to each other. The private open space will be either a patio or balcony located in front of the unit with access from the living room. The density of the project is 44 dwelling units per acre. Parking for 82 cars (80 standard spaces and 2 handicap), a ratio of one space for 1.6 units, will be provided on-site. Access will be provided by a two-way driveway at each end of the site. The interior circulation will be a loop street system with the parking on the private street. The driveway and parking on the westerly portion of the project is located adjacent to the property in order to place the buildings away from the commercial area. Other amenities include a swimming pool and a single story recreation room attached to one of the residential structures in the center of the project. The building design will be contemporary Spanish architecture with mission tile roofs, stucco exterior and wood trim, railings and stairs. 4. Similar establishments. The City Council has, thus far, approved four other senior housing projects for a total of 327 units in the City. Two projects located at 436 "F" Street and the 300 block of "C" Street with a total of 266 units are presently under construction. The two other projects (61 units) are located on Park Way in the vicinity of Fourth and Fifth Avenues. Preliminary plans are being developed for another 90 units at Fourth and Mankato (Lion's Club). Within a one mile radius of the proposed project, there are two other projects in the Montgomery area of the County. These projects are as follows: Location: 521-533 Moss Street Project: 79 units (60 on and two-bedroom units and 19 studios) senior housing (62 years and older), 40% of which must be low income Status: Under construction; 98% complete. Expect to begin renting in mid-May City Planning Commission Agenda Items for Meeting of May 9, 1984 Page 13 Location: 1260 Third Avenue (Kiku Gardens) Project: 100 units of Section 202/8 senior housing, all one-bedroom (all low income) Status: Full y occupied C. ANALYSIS The City Council has expressed a desire to disperse this type of land use throughout the City rather than have them concentrated in one area. In this instance, if approved, this would be the only project in the City south of "I" Street. There are two other projects in the same general vicinity in the Montgomery (County) area. From a locational standpoint, the site is suited for the proposed use. It is situated near public transportation (Broadway) and commercial facilities to serve the residents. The nearest grocery shopping is a quarter mile away to the north and south. Based on the aforementioned, the Planning Department supports the request to construct a senior housing project at this location. The plans submitted with this application are predicated upon approval of the rezoning request to reduce the C-T zoning to a depth of 150 feet. The Planning Department is recommending that the depth of the C-T zone be reduced to 200 feet. If this recommendation is supported by the Planning Commission and City Council, the plans will have to be revised. The Planning Department believes that the development concept is such that it can be revised and still maintain a density of 44 DU's/acre and that approval be conditioned upon this maximum density factor subject to more specific review by the Design Review Committee. This review would have to take place after Council consideration. If the Planning Commission recommends that the depth of the C-T zone be established at 150 feet, the project may proceed as submitted. However, while a decision can be made on the proposed project regarding the proposed land use and its location, the plans are not very detailed and the Planning Department is not comfortable in offering a recommendation on the proposed site plan and architectural design. The project should, therefore, be reviewed by the Design Review Committee prior to Council consideration. The City Council has expressed concern on the number of senior housing projects in the City, especially as to whether the City of Chula Vista has provided its fair share for this type of housing. SANDAG is in the process of preparing a report on senior housing in the County but it has not been completed at the time of this writing. Until this report is completed, the Planning Department is not prepared to address this issue. City Planning Commission Agenda Items for Meeting of May 9, 1984 Page 14 D. 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 comm~mtty. All other approved projects are located within the northern part of the City. Approval of this request provides this type of housing within the southern portion of the City in accordance with City Council objectives. 2. That such use will not under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The proposed residential use is in keeping with the residential character of the street; therefore, the adjoining uses should not be affected. 3. That the .proposed use will comply with the regulations and conditions specified in the code for such use. Except for the density and parking, the project meets the basic requirements of the underlying zone. The ratio of one parking space per 1.6 units is similar to other approved projects as is the density. 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 Omnibus amendment to the General Plan. WPC 0937P/001 5Z II II STUDY SESSION City Planning Commission Chula Vista, California 5:00 p.m. Conference Rooms 2 & 3 Wednesday, March 21, 1984 Public Services Building 1. Sphere of Influence Study - Progress Report - (Mooney-Lettieri) 2. Overview of Land Development Process 3. Adjournment to Marie Callender's for dinner and to the Regular Business Meeting of May 23, 1984 AGENDA City Planning Commission Chula Vista, California Wednesday, April 25, 1984 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meeting of March 14, 1984 1. Consideration of request for extension of tentative subdivision map, Chula Vista Tract 77-10, Hudson Valley Estates #1, 0-100 block Las Flores Drive 2. PUBLIC HEARING: A public hearing to take public testimony on the adequacy of the Draft EIR-84-4 for the proposed Otay Small Electric Generating Plant, Otay Landfill - Central Plants, Inc. DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT to the Regular Business Meeting of May 9, 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 April 25, 1984 1. PUBLIC HEARING: Consideration of an extension of the tentative subdivision map, Hudson Valley Estates No. l, Chula Vista Tract 77-10 - Sue Hudson A. BACKGROUD -On April 17, 1981, the City Council approved the revised tentative subdivision map for Hudson Valley Estates No. 1, Chula Vista Tract 77-10 in order to subdivide 3.38 acres located on the west side of the extension of Las Flores Drive north of "D" Street in the R-1 zone into 15 lots, 7 of which will be panhandle lots. Pri~r to the expiration date, the developer requested a three-year extension of the tentative map citing that the proposed street improvement district, upon which this development is dependent, has delayed the submittal of the final map. B. RECOMMENDATION Adopt a motion approving a three-year extension of the tentative map for' Hudson Valley Estates No. l, Chula Vista Tract 77-10, the map to then expire on April 17, 1987. C. DISCUSSION The proposed street improvement assessment district was recently rejected by the City Council, however, the City plans to submit a new proposal in the near future. There have been no significant changes in the immediate vicinity which affect the original conditions or findings of approval; therefore, it is appropriate to grant the extension. No further extensions are permitted and a ne~ tentative map will have to be submitted if the map is allowed to expire. WPC 0917P ~.~.~1~,~- LOCATORI PCS-77-10 I ~ ~, mm LOT SUBDIVISIOt- I ~' '~'''~ 0-100 eLK. %RFUTUREI O' ~ lO0' 200' ' City Planning Commission Agenda Items for Meeting of April 25, 1984 Page 2 2. PUBLIC HEARING: Consideration of Draft EIR-84-4, Otay Electrical Generating Plant A. BACKGROUND 1. An initial study of possible environmental effects was concluded in September 20, 1983. At that time a decision was made by the Environmental Revie~ Coordinator to require that a Focus EIR be prepared on the proposed project. A number of letters were received which presented various environmental concerns which should be addressed in the Draft EIR. 2. The EIR was then prepared under an agreement with New Horizons Planning Consultant, Inc., the project proponent and the Environmental Review Coordinator. The ERC issued the draft EIR for review on March 6, 1984. (Draft EIR attached). 3. The proposed project involves a conditional use permit. 4. Written responses that have been received as of the date of this writing are attached to this report for your information. If additional repsonses are received prior to the hearing, they will be available at the meeting. B. RECOMMENDATION Open the public hearing and take testimony relative to the adequacy of the EIR. It is anticipated that a response to written and verbal comments will have to be prepared; therefore, the hearing should be closed and consideration of the final EIR set for a future Planning Commission meeting ~hen the proposed conditional use permit will be heard. C. PROJECT DESCRIPTION 1. The proposed project will require the approval of a conditional use permit by both the Planning Commission and City Council. 2. The project will consist of the grading and preparation of a 0.87 acre site near the northerly boundary of the Otay Landfill site for the construction of a 9,040 square foot, 25 ft. high structure, which will house initially two engine generators and ultimately four, in addition to three compressors. A network of gas collection wells and above-ground pipes will extract methane gas from the existing land fill and transport the gas to the engine generators which will in turn generate electricity through burning of the gas. The electricity, initially 1.6 megawatts and ultimately 6.6 mega~atts, uill then be sold to SDG&E and transported through existing power poles along Maxwell Road and Otay Valley Road. City Planning Commission Agenda Items for Meeting of April 25, 1984 Page 3 3. The projected life of the landfill is estimated at 30 years, at which time the equipment would be moved to another landfill site for similar usage. D. IMPACT ANALYSIS 1. Geology and Soils Portions of the proposed structure may be located over a non-active earthquake fault; although not rquired as mitigation, the structure could be moved to the westerly portion of the proposed pad to completely avoid the fault. The stability of an existing cut slope south of the facility, the proposed cut slope north of the facility and the foundation characteristics underlying the proposed structure should be determined by a soils engineering investigation. Compliance with the recommendations of a soils engineer will assure that potentially significant impacts are mitigated. 2. Vi sual Aesthetics Although the proposed plant will be recessed against an existing knoll, the tip of the roofline will be visible from the north and from three existing residences to the west, approximately 2/3 of a mile away. The structure will be visible across the landfill site to the south and will not be visible from vacant property to the east due to existing terrain. All proposed new power lines will be on-site, avoid the ridge of the knoll, and be sited to minimize impacts. As there are no residences or roads which have a direct view of the site, no significant visual impact is anticipated, therefore no mitigation is proposed. 3. Air Quality The pollutants of concern from the combustion of landfill gases are the same for any other fuel. The San Diego Air Pollution Control District (APCD), the local agency responsible for granting Permits to Operate for the engines, will require that an Air Quality Analysis be submitted to demonstrate that there ~ill be no degradation of the air at the property boundaries before authority to construct is given to the plant. The APCD conducts a final review of the project once it is constructed. This review includes requiring testing of exhaust emissions to make sure that all of their requirements are met. Conformance to the APCD requirements will provide sufficient mitigation to assure that the project cannot be implemented until all potential impacts have been reduced or shoun to already be at a non-significant level. It should be noted that approximately 972 tons of methane per year is currently seeping from the site. This proposal will reduce that problem. 4. Noise Maximum noise levels anticipated with the ultimate operation of four Superior 16 STGA methane-burning electrical generating engines are estimated at 65 dBA at the northerly property line 100 feet away. Noise levels estimated at the nearest residential units, which are approximately 2/3 mile to the west, will be 36 dBA. Acoustical calculations did not include any shielding factors for insulation of the plant structure, terrain features City Planning Commission Agenda Items for Meeting of April 25, 1984 Page 4 between the plant and potential receptors or prevailing wind directions (easterly). The estimated noise level at the nearest residential structure (36dBA) would not be distinguishable from existing residential activity. The proposed project will also be subject to Chapter 19.66 (performance standards) of the Chula Vista Municipal Code. Noise levels would be so dramatically attenuated by the distances involved that no significant impacts are anticipated, therefore no mitigation is required. 5. Utilities The project ~ill result in the extension of above-ground utility lines from the project site to existing power lines at the entrance to the landfill site. Heavier gauge wires will be extended on the existing 12 KV power poles between the landfill site and Otay Valley Road. The proposed project will result in reducing the use of other existing energy sources and therefore, will have a beneficial cumulative impact to SDG&E customers. No mitigation measures will be required. 6. Health The primary health concern is the release of trace amounts of "toxic air pollutants" into the atmosphere. The existing landfill is presently emitting these gases over the expanse of the landfill site, therefore, the question of whether there would be any sigificant increase in amounts released, and if so, whether these could have an adverse effect on any population due to project implementation is discussed in the EIR. Trace components of the landfill gases were taken in December, 1983. Results of these samples indicate that Benzene and Tetrachloroethylene (TCE), preliminary candidates for the toxic air pollutant list developed by the State Air Resources Board, exist in the landfill gases. Based on a conservative destruction rate of 70% by the proposed generator engines, the exhaust flow and other output data, estimates were made using the Environmental Protection Agency's computer model for down-wind concentrations of the two most likely toxic substances. The overall 24-hour average will result in a decrease in the release amount for both Benzene and TCE with project implementation over existing drift conditions. The release amounts for the proposed project and the existing drift conditions are well below maximum recommended emission levels and no adverse health impacts are anticipated with project implementation, therefore no mitigation is proposed. Since no significant adverse health conditions are anticipated with project implementation, no additional mitigition is proposed. 7. Transportation Access to the project site will be via Otay Valley Road to Maxwell Road. Internal roadways located on the landfill site will be altered periodically due to landfill operations. No significant impacts related to transportation or access are anticipated, therefore, no mitigation is proposed. City Planning Commission Agenda Items for Meeting of April 25, 1984 Page 5 8. Risk of Upset The potential risk of fire or explosion has been reduced by the incorporation of a continuous monitoring system which will detect higher than normal levels of oxygen caused by a minor leak or rupture. This would automatically shut down the system and stop the suction at the wells. Vibrator switches that would shut down the system in the case of seismic activity have been included in the project. Recommended mitigation includes a regular on-site periodic inspection and maintenance of all portions of the system through the life of the project. With the safety features already designed into the plant and the incorporation of the recommended mitigation measures, the potential significant impacts would be reduced to a safe and non-significant level. E. COMMENTS ON THE DRAFT EIR 1. On April 16, 1984, the Resource Conservation Commission recommended that the EIR be certified as being prepared in accordance with the law and expressed a concern about the project {comments attached). 2. A letter has been received from San Diego Gas & Electric. A response to this letter will be contained in the final EIR (letter attached). 3. A response to oral comments received at the public hearing will be incorporated into the final EIR. - DB:fp WPC 0922P April 17, 1984 TO: Chairman and Members, Planning Commission FROM: Resource Conservation Commission j~ SUBJECT: EZR-84-40tayLandfill Electrical Generating Station On April 16, 1984, the Resource Conservation Commission reviewed the adequacy of the above noted EIR. It was the conclusion of the Commission that the EIR has been prepared in compliance with the California Environ- mental Quality Act, the State CEQA guidelines and the Environmental Review Procedure of the City of Chula Vista, therefore the Commission recommended that the EIR be certified. While reviewing the project itself, there was concern that the project could result in nuisance noises. Therefore, the Commission also recommends that the project be conditioned so that any such problem would not result. The Commission felt it definitely was a positive energy conservation project and would improve the air quality in the area by using the natural seepage. HKG:js cc: Director of Planning Assistant Planner Duane Bazzel San Diego Gas & Electric FILE NO. March 21, 1984 R~:CEIvED Environmental Review Coordinator [~,~]~R 28 1984 -_City of Chula Vista P. O. Box 1087 ii/: ;:~ r;?, -~- ';,iT Chula Vista, CA 92012 ATTENTION: Doug las Reid RE: OTAY LANDFILL ELECTRIC GENERATING PLANT DRAFT EIR Dear Mr. Reid: Thank you for providing San Diego Gas & Electric with the opportunity to respond on this Draft EIR. SDG&E appre- ciates having the opportunity to respond. At this time SDG&E has only one comment to provide. According to Herb Smith, page 45, 3.5.2 Potential Impacts, second sentence, should read "The 12kV lines are insufficient to carry .... " This re-wording justifies the need for heavier wire as stated later on in the paragraph. Feel free to call me at 232-4252, extension 1253 should you have any questions. Sincerely, Christy ~. Garrison Land Assistant CAG:sl cc: HRSmith POSTOFFICE BOX !831 .SAN DIEGO CALIFORNIA92112.TELEPHONE 619/232-4252