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HomeMy WebLinkAboutPlanning Comm Reports/1985/04/10 AGENDA City Planning Commission Chula Vista, California Wednesday, April 10, 1985 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER INTRODUCTORY REMARKS APPROVAL OF MINUTES - Meeting of March 13, 1985 ORAL COMMUNICATIONS 1. PUBLIC HEARING: (Continued) Consideration of request for extension of tentative subdivision map, Rio Otay Industrial Park, Chula Vista Tract 82-11, 4826 Otay Valley Road 2. PUBLIC HEARING: Appeal of decision on Tentative Parcel Map, TPM-85-9, Otay Industrial Park 3. Consideration of Final EIR-84-4, Otay Small Electric Generating Plant, Otay Landfill - Central Plants, Inc. (Continued) 4. PUBLIC HEARING: Conditional Use Permit PCC-84-2: Requests permission to construct a small electrical generating plant on the northeast corner of the Otay Landfill property - Central Plants, Inc. (Continued) 5. PUBLIC HEARING: Conditional Use Permit PCC-85-17: Requests permission to construct 36 senior citizen apartments, 400 block Church Avenue - Connole Construction Company 6. Resolution: Calling up various deferrals for public improvements along Las Flores Drive and 'D' Street between Second Avenue and Minot DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNr~ENT AT to the Study Session of April 17, 1985 at 5:00 p.m. in Conference Rooms #2 & 3 To: City Planning Commission From: George Krempl, Director of Planning Subject: Staff Report on Agenda Items for Planning Commission Meeting of April 10, 1985 1. PUBLIC HEARING: Consideration of request for extension of tentative Subdivision map. Rio Otav Industrial Park~ Chula Vist~ Tract 82-11 - 4~26 Ota¥ ~alle¥ Road (Continued) .A. BACKGROUND This item was continued from the meeting of February 27, 1985, at the request of the applicant. On April 20, 1982, the City Council approved the tentative subdivision map known as Rio Otay Industrial Park, Chula Vista Tract 82-11, for the purpose of subdividing 40.7 acres located at 4826 Otay Valley Road in the I-P zone into 22 industrial lots ranging in size from 42,464 sq. ft. to 194,.920 sq. ft. The map is scheduled to expire on April 20, 1985, and the developer is requesting a three-year extension of the tentative map. B. RECOMMENDATION Adopt a motion to deny the extension of the tentative map for Rio Otay Industrial Park, Chula Vista Tract 82-11. C. DIscussIoN The Rio Otay Industrial Park property lies in what is now the Otay Valley Road Redevelopment Project Area. The Project Area was established in December 1983, or more than l-l/2 years after Rio Otay's tentative map was approved. A draft implementation plan and design manual for the Project Area will be considered for adoption in late March 1985, and the tentative map conflicts with several of the standards contained in the draft plan, including minimum lot sizes (only 5 of 22 lots meet proposed 2 ac. minimum lot size standard), lot frontage (only ? of 22 lots meet proposed 200 ft. lot frontage standard), sensitive impact boundary setbacks from residential areas (lots in sensitive impact area have depth of 370+ feet, but will require rear yard setback of 200 ft.), and proposals conceding street widths (industrial roads shown at 68' right-of-way need 72' right-of-way; Otay Valley Road shown at 100' right-of-way needs 128' right-of-way) and sewerage. As a result, significant changes have occurred in the immediate vicinity which may affect the original findings and conditions of approval for Rio Otay Industrial Park, and it would be inappropriate to grant an extension under these circumstances. WPC 1726P City Planning Commission Agenda Items for Meeting of April 10, 1985 Page 1 2. PUBLIC HEARING: Consideration of appeal from administrative denial of Tentative Parcel Map TPM-85-9 for 7.43 acres at 875-893 Energy Way in the I-P zone Joseph Botkin representing Dta~ Industrial Park A. BACKGROUND 1. On February 27, 1985, the Director of Planning and the City Engineer denied Otay Industrial Park's tentative parcel map TPM-85-9 to create three new parcels from two existing parcels at 875-893 Energy Way in the I-P zone. The applicant has appealed that decision. 2. The Environmental Review Coordinator has reviewed Negative Declaration IS-81-30 issued in conjunction with an earlier proposal for the property in question. He has concluded that there would be no significant environmental effects and has recommended adoption of the Negative Declaration with Addendum. B. RECOMMENDATION With the applicant's concurrence, file the request. C. DISCUSSION On April 3, 1985, the applicant met with the Planning Department and agreed to combine the smaller 1-acre (parcel #3) with an adjacent parcel (parcel #1) and agree to certain other conditions thereby eliminating the reason for denial by the City. A new letter of approval with conditions will be forthcoming from Planning and Engineering negating the need for this appeal. WPC 1831P ADDENDUM TO IS-81-30 FINDINGS REGARDING THE ADEQUACY OF NEGATIVE DECLARATION IS-81-30 A. BACKGROUND The environmental review procedures of the City of Chula Vista provide that the Environmental Review Coordinator {ERC) shall review any significant project revisions to ensure that there will be no potential or significant environmental impacts which have not been previously evaluated in a Negative Declaration (ND) or Environmental Impact Report (EIR). If the ERC finds that a proposed project is essentially the same in terms of impact or circumstances under which the project is to be undertaken, the ERC may recommend that a previously prepared ND/IS or EIR be utilized as an environmental document for the project. B. PROJECT DESCRIPTION The project applicant proposes to subdivide 7.39 acres of property into three parcels with the smallest parcels to be 2/3+ acre,in size and the largest 4+ acres. Parcel 2 will have frontage Tn Energy Way and the remaining-two parcels will be served by a 30 ft. wide easement partially located on an adjacent parcel to the east. The proposed project will be required to conform to the Otay Valley Road Redevelopment Project Area implementation plan/design manual addendum. C. ANALYSIS 1. Soils There has been no change in the existing soil conditions, therefore, a detailed soils investigation should still be undertaken to verify on-site fill and soil conditions. 2. Sewers There have been no significant changes in sewer capacity within the Otay Valley Road area. Anticipated impacts due to the proposed project are not considered significant, although eventual development of this area could have an adverse impact on sewer availability. The proponent should still stipulate that they would not oppose the fomation of any assessment district formed for the purpose of providing adequate sewer capacity to the subject area. D. CONCLUSION Based on the above discussion, I hereby find that the impacts of the proposed lot split are essentially the same or less than those evaluated in the previous initial study, and there has been no substantial change in the circumstances under which it is being undertaken and recommend that the City Engineer adopt Negative Declaration IS-81-30 prior to taking action on/t~e project. DUANES. BAZZEL ~/ ACTING ENVIROt~4ENTAL REVIEW COORDINATOR MARCH 12, 1985 WPC 1762P CONDITIONED negative declaration PROJECT NAME: Turecek Parcel Map PROJECT LOCATION: 871, 875 & 893 Energy Way PROJECT APPLICANT: Karl Turecek 825 Ensenada Ct. San Diego, CA 92109 CASE NO: IS-81-30 Date: March 12, 1981 A. Project Settin9 The project site involves 7.39 acres of land located north of Energy Uay and within the O~ay Industrial Park (871, 875, & 893 Energy Way)~. The site currently is divided into two lots with an auto recycling business located on the westerly lot. Adjacent uses consist of a vacant lot to the west, auto recycling facilities to the southeast and south (across Energy Way). San Diego County landfill opera- tions are located north of the site and agricultural lands are located to the east. There is sparse vegetation present, but no rare or endangered species. Bentonite, a material used in the processing of petroleum products, has been mined in the general area. However, mining operations were discontinued due to the inferior quality of the resource present and the economics involved. The nearest fault trace is located approximately 1/4 mile to the northwest of the project site (Special Report 123, California Division of Mines and Geology). B. Project Description The applicant proposes to subdivide the existing 7.39 acres of property into 7 parcels with the smallest parcel to be 0.82 acres in size and the largest to be 1.2 acres in size. Parcels 1, 2, & 3 have frontage on Energy Way and the remaining parcels will be served by a 30' wide easement located on an adjacent parcel to the east. C. Compatibility with zoning and plans The project site is zoned for general industrial development with a precise plan modifying district attached. Proposed plans are consistent with current zoning and all elements of the General Plan. D. Identification of environmental effects 1. Soils Due to the presence of expansive soils, a copy of the soils report prepared for the original industrial park subdivision (EIR-73-7) should be submitted to the Building & Housing Department for review. In addition, a detailed soils investi- gation should be undertaken to verify on-site fill and soil conditions. Also a copy of the final landscape plan should be submitted to staff to ensure that finished slopes are adequately landscaped to protect against erosion. ~. city of chula vista planning department . environmental review section 2. Sewers The Engineering Department has indicated that a lO-inch sewer line located in Otay Valley Road, which would serve eventual industrial development on the project site, including other areas west of the Interstate 805 freeway, is currently estimated to be at 60 percent capacity. Anticipated impacts due this project is not considered significant, although, eventual development of this area could have a significant impact on sewer availability. The proponent should submit estimates for the ultimate amount and type of sewage to be generated by the development of the project site. The proponent should be required to stipulate that they would not oppose the formation of any assessment district formed for the purpose of providing adequate sewer capacity to the subject area. E. Mitigation necessar~ to avoid significant impacts 1. The proponent shall submit estimates for the ultimat~ amount and type of sewage to be generated by development of the project site. The proponent shall not oppose the formation of any assessment district formed for the purpose of providing adequate sewer capacity to the subject area. The following are standard code requirements which will mitigate potential impacts: 2. A detailed, on-site soils investigation should be undertaken and results and recommendations submitted to the Building and Housing Department prior to approval of any building permits. 3. Final landscaping plans shall be submitted to the City's Landscape Architect prior to grading permit approval. F. Findings of insignificant effects 1. The project is generally void of any significant wildlife or vegetation. Expansive soils are present in the project vicinity, although previously discussed mitigation will reduce any effects to a level of insignificance. 2. The proposed lot division is in conformance with existing zoning and the General Plan and with implementation of the proposed mitigation measures, the project is not anticipated to achieve short term to the disadvantage of long term environmental goals. 3. There are no impacts anticipated to occur which could interact to create a substantial cumulative effect on the environment. 4. The project will not create any significant source of noise or pollution nor will the project result in any other hazards which could prove detrimental to human beings. G. Consultation City of Chula Vista Steve Griffin, Associate Planner Roger Daoust, Senior Engineer Shabda Roy, Associate Engineer Ted Monsell, Fire Marshal Tom Dyke, Plan Checker Duane Bazzel, Assistant Planner Owner, Karl'Turecek Documents IS-81-22, Nova Imports EIR-73-7, Vehicle Recycling Park EIR-80-7, Brandywine Industrial Park The Initial Study Application and evaluation forms documenting the findings of no significant impact are on file and available for public hearing at the Chula Vista Planning Dept., 276 4th Avenue, Chula Vista, CA 92010 city of chula vista planning department environmental review section EN 6 City Planning Commission Agenda Items for Meeting of April 10, 1985 Page 1 3. CONSIDERATION OF FINAL EIR-84-4 - OTAY SMALL ELECTRICAL GENERATING PLANT - OTAY LANDFILL, CENTRAL PLANTS, INC. (CONTINUED) A. BACKGROUND 1. A public hearing on draft EIR-84-4 was held on April 25, 1984. There were comments by: (1) the Planning Commission; (2) by individuals present; there were written responses regarding the draft EIR. Comments and questions by the Planning Commission and others in addition to the written comments received have been added to the EIR along with a response to each of these comments. 2. On June 13, 1984, the Planning Commission decided to continue consideration of final EIR-84-4 and the public hearing for Conditional Use Permit PCC-84-2 until the project proponent obtained an "Authority to Construct" permit from the San Diego Air Pollution Control District (APCD) or for a maximum period of 60 days. 3. On October 10, 1984, the Planning Commission continued the review of the final EIR and conditional use permit, due to delays in testing and obtaining the APCD permit, until a meeting date to be specified. 4. The APCD issued the "Authority to Construct" permit to Central Plants, Inc. on March 18, 1985, and the applicant is now requesting that the Planning Commission certify final EIR-84-4 as final. B. RECOMMENDATION Certify that EIR-84-4 and addendum have been prepared in accordance with CEQA (California Environmental Quality Act of 1970), CEQA guidelines and the environmental review procedures of the City of Chula Vista. C. DISCUSSION 1. The final EIR-84-4 has been prepared and ready for certification pending issuance of the "Authority to Construct" permit by the APCD. Since the preparation of the final EIR, the City of Chula Vista has established the Otay Valley Road Redevelopment District and adopted a new noise ordinance. Attached as an addendum to EIR-84-4 is a revised project description which incorporates changes in the design of the project necessary to conform to the new noise standards. No potentially significant environmental impacts are anticipated to occur as a result of the proposed project revisions. 2. The City of Chula Vista Environmental Review Procedures designate the Planning Commission as the hearing body for public review of the draft EIR and certification of the EIR as final. A1 though the Planning Commission will no longer have jurisdiction over the project (Conditional Use Permit), due to the establishment of the Redevelopment District, the Planning Commission is still required to certify that the EIR has been prepared in compliance with CEQA. WPC 1827P ADDENDUM TO EIR-84-4 PREPARED IN ACCORDANCE WITH SECTION 15164 OF THE STATE CEQA GUIDELINES OTAY LANDFILL ELECTRICAL GENERATING PLANT CITY OF CHULA VISTA CASE NUMBER: EIR-84-4 CITY OF CHULA VISTA PLANNING DEPARTMENT P.O. BOX 1087 CHULA VISTA, CALIFORNIA 92012 APRIL l, 1985 I. INTRODUCTION Section 15164 of the California Environmental Quality Act (CEQA) Guidelines states that a Lead Agency shall prepare an addendum to an EIR if the changes to the EIR made by the addendum do not raise important new issues about the significant effects on the environment. Changes to the EIR are necessary due to a change in project description. The project required minor revisions as a result of the City of Chula Vista's adoption of a city-wide noise ordinance (City Council Ordinance #2lO1) and the establishment of the Otay Valley Road Redevelopment district within which the plant will be located. II. SUMMARY OF ORIGINAL PROJECT DESCRIPTION The project, as described in EIR-84-4, consists of the construction and operation of a methane recovery electrical generating plant. The plant is described in the EIR as consisting of a 40-foot wide, 226 foot long, 25 foot high metal structure containing the engine generators and compressors. Located north of the building were the compressor, the engine cooler and transformer. The plant site {elevation 440 ft.) was located approximately lO0 feet from the north property line and on the south side of an existing knoll (elevation 470 feet). The plant site is to be surrounded by an 8 foot high chain link fence. Noise levels at the northerly property line were to be limited to 65 dBA (Section 3.4 of EIR) through the design and insulation of the plant structure. This noise level was the maximum permitted noise level for an industrial project adjacent to a residential (or potentially residential) area according to City Code. III. REVISED PROJECT DESCRIPTION The project has been revised to accommodate the new City noise standards. The plant will now consist of a 40 ft. wide, 85 ft. long, 25 ft. high metal structure with the ability to expand the structure 45 additional feet in length {resulting in a 130 ft. long structure). The plant site is now located approximately 130 feet from the northerly boundary of the landfill, but still behind the existing knoll. The compressor/cooler, the engine cooler, and transformer have been shifted to the south side of the proposed structure and an 8 foot high chain link fence is still proposed around the plant (see Exhibit A and B). The interior of the proposed structure will again be insulated with an acoustical absorptive material. Noise levels at the property line to the north {approximately 145 feet from the building) will be held to a maximum of 45 dBA) which conforms to the City's new noise standards. IV. CONCLUSIONS/FINDINGS The proposed revisions to the project will not have significant adverse environmental impacts but rather will conform to the City of Chula Vista's new noise standards which are more restrictive than previous standards. DUANE E. BAZZELz/ ACTING ENVIRONMENTAL REVIEW COORDINATOR WPC 1828P - EXHIBIT A Co~pora~ion I (213) 725-1139 March 27, 1985 Project description supplement to EIR for METHANE RECOVERY-POWER GENERATION at the OTAY LANDFILL The project description of the EIR shall remain in effect except as follows: A. The project shall be as described on the project plans dated March 27, 1985; which by this reference are made a part of the permit application and supersede all previous plans. B. The project shall be designed, constructed and operated to meet the noise mitigation criteria applicable and required by the Redevelopment Plan of the City of Chula Vista, and the San Diego County standards; whichever is more stringent. These noise limits are further delineated in the noise study dated March 8, 1985 by BBN Laboratories. Said study provides the necessary specifications for noise mitigation measures required to meet the applicable limits; including, but not necessarily limited to: 1. Engine exhaust and combustion air intake silencers attenuation value. 2. Building wall and roof attenuation values. 3. Building ventilation system attenuation values. The project proponent herein commits to adhere to the applicable limits, with the specifications of the noise report; and further agrees to conduct follow-up tests after project is operating to assure compliance. R. J. Sommerville Cotmty o! S~n Diego Air Pollution Control Offic~ " RECEIVED March 18, 1985 BY ....................................................... Hr. Richard P N ING 6055 E. Washlng~n Blvd. ~erce, Dear Hr. ~tlveros: kfter ~amtna~1on of ~ur ~pp~Ica~lons Nos. 40247 and ~248 ~or an ~tr Pollution ~ntrol District Authority to ~nstruct ~d Pe~t~ ~ Operate for landfill gas coll~tlon and incineratt~ ~utp~t ~ be l~mtmd mt ~e ~my tandfill, ~ula Vista, CA, the District has d~tded ~ ~e roll,lng mction,: Authority to ~nstruct t~ ~rmnted pu~uant ~ Rul, 20, 20.2, 20.3 and ~.4 of the Air Pollutt~ Control Dtstrt~ Rule, mhd R~ulmtt~m for a Nsourcm ~overy proJ~t c~t=ting of: ~e (1) lmndftll g=s collation syst~; Two (2) Superior 26~0 brake-horsepower mgine,, ~del 16~TA. each ~ulpped with a pN-Ignttion chamber and auto~ttc air-to-fuel ratio c~trol syst~; Associated generators and auxiliary ~uip~t. This Authority to Construct Is granted with ~e foll~ing conditions: 1. Equlp~nt installation and ~eration shall be as described tn submittals dated March 2, 1~4 (subsided for ~ay proJ~t), July 20, 1984 and Nov~ber 14, ~gN. 2. Opmrmtt~ of ~ll ~uip~t must be conducted In c~pllance with all data and sp~iftcmti~ subsided as pa~ of ~e appllcatl~s under which this Au~ortty ~ C~,truct ts issued unle=s ~heNtsm sp~iftcmlly n~ed. 3. All ~utp~nt shall be properly ~tntatned and kept In g~d ~erating c~dition =t =ll time,. 4. Prior ~ ~eratton of landfill ga, =bu,tton ~uip~t, a flow indicating device must be installed In ~e landfill gas supply line ~ the ~glnes to measu~ ~tal landfill gm, ~ll~ted. 5. Emtsmlon. of nttrog~ dioxide fr~ ~ch ~gine ,hall not exc~d 10.~ pounds per hour a, dmtemtned by the Dl.trict. AIR POLLDT1ON CONTROL DISTRICT 9150 Chesapeake Drive. San Diego, California 92123-1095 (619) 565-5901 Central Plants, Inc. -2- Harch 18, 1985 Appllcettons Nos. 40247 & 40248 6. The volumetric concentratlon of oxides of nitrogen tn each engine exhaust sh&11 nat exceed 450 par'ts per mtllton, measured as nitrogen dtoxtde and corrected to 3~i oxygen, on a dry basls. 7. The volumetric concentration of carbon monoxlde tn each engine exhaust shall not exceed 1200 parts per mtlllon corrected to 3~ oxygen, on a dry basts. 8. Emlsslons of non-methane hydrocarbons from each engtne shall not exceed 0.8 graas per brake horsepower. 9. Compliance with ~he emtsslon limits contained in condition 6 and 7 shall be determined by source tests at the appltcantts expense. In addition, at the discretion of the District, compliance wlth condition 8 shall be determined by source tests et the applicant's expense. These source tests shall be completed wtthtn ninety days of equipment startup. 10. ^ test plan shall be submitted to the District, for revtem, a minimum of three weeks prior to any teettng referenced In condition 9. District approval must be obtatned prlor to such toetlng. 11. The applicant shall tnstall test ports and pletfon, s tn accordance wtth Dtstrtct requl rements. 12. Prior to Installation of the proposed lendftll gas collection system, detailed plans and speclftcettons shall be submitted to the Dlstrtct for review. Dtstrlct approval of the proposed collection system must be obtalned prior to Installation. 13. In consideretton of the Informatlon submitted as an attachment to your letter of November 14, 1984, the Dtstrtct wt11 allow demonstration of the efftcacy and reliability of the combustion controls that have proposed. Prior to any use of the proposed engines, a detailed plan of emissions testing which wtll demonstrate that the proposed combustion control system meets the Best ^vaileble Control Technology requirement for oxides of nitrogen as required by District Rule 20.2 must be submitted to the D1strlct for revte~ and approval. 14. If compliance with conditions 5, 5 and 7 cannot be demonstrated to the sattsfactfo~ of the Dtstrlct, the applicant shall take wh&tever corrective action may be necessary to meet these llmttso If thts corrective actlon requtres any phystcal modlftcetton, the appllcant must apply for and obtain an ^uthortty to Construct for such modtflcetton. 15. Prior to operation of the proposed engines, a pressure sensing devtce wtth an autometlc blower shut-off system must be Installed tn the blower dlscharge ltne to detect pressure drop due to landftll gas leaks. The device selected and tta locetton must be approved by the D1str~ct prtor to Issuance of a Permit to Operate. 16. In the event the District determines that additional monitoring or safety equipment ts appropriate for thts tnstalletlonw the applicant shall obtain and promptly tnstall such equtpmento Central Plants, Inc. -)- March lB, 198S Applications Nos. 40247 & 40248 17. The Cl&u I areas of the landfill shall not be mined for landfill gas. 18. Access facilities and utilities for source testing as required by the Air Pollution Control District shall be provided when such testing is performed by the District. This Air Pollution Control District Authority to Construct does not relieve the holder from obtaining permits or authorizations which may be required by other governmental agencies. This is not m permit ~o Ooerate. Please notify the Air Pollution Control District as soon as the equipment is installed in accordance with this Authority to Construct so that it may be evaluated for a Permit ~o Operate. Operation of this equipment without written authorization to do so will be a violation of Rule lO(b) and will be subject to civil and criminal penalties. A copy of this Authority to Construct will be posted or kept readily available at the site of construction. Within ten days after receipt of this Authority to Construct, the applicant may petition the Hearing Board for a hearing on any conditions imposed herein in accordance with Rule 25. This Authority to Construct will expire on March 18, 1986. If you have any questions regarding this action, please contact me at (619) 565-S908. Sincerely, JUDITH M. LAKE Senior Air Pollution Control Engineer JML:sh City Planning Commission Agenda Items for Meeting of April 10, 1985 Page 1 4. PUBLIC HEARING: Conditional Use Permit PCC-84-2; Request to establish an electrical ~eneratin~ plant within the Otay Landfill - Central Plants, Inc. A. BACKGROUND 1. On June 13, 1984, and subsequently on October 10, 1984, the Planning Commission continued the public hearing for conditional use permit PCC-84-2 to provide time for the proponent to obtain a "Authority to Construct" permit from the San Diego Air Pollution Control District. This permit would assure that the operation would meet clean air standards. 2. In March 1985, the City Council established the Otay Valley Road Redevelopment District which included within its boundaries, the Otay Landfill. All development proposals located within the Redevelopment district are required to obtain approval from the Redevelopment Agency. 3. On March 18, 1984, the San Diego APCD issued a "Authority to Construct" permit. B. RECOMMENDATION Close the public hearing for PCC-84-2, file and discontinue action on the applicant's request. C. DISCUSSION 1. The Redevelopment Agency has prepared a separate development process for projects within the Otay Valley Road Redevelopment District boundaries. 2. The applicant, Central Plants, Inc. has been apprised of the change in jurisdiction and procedure and will continue to pursue the revised permit process. WPC 1829P City Planning Commission Agenda Items for Meeting of April 10, 1985 Page 1 5. PUBLIC HEARING: Conditional Use Permit PCC-85-17: Request_ to construct a 36-unit senior citizen apartment project in the 400 block of Church Avenue Connole Construction Company. A. BACKGROUND 1. The applicant is requesting permission to construct a 36-unit senior citizen apartment project on 0.78 acres of property located in the 400 block of Church Avenue in the R-3 zone (see enclosed Senior Housing Policy). 2. An Initial Study, IS-85-35, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on March 28, 1985. The Environmental Review Coordinator 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-85-35. 2. Based on findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve PCC-85-12 to construct a 36-unit senior citizen apartment project in the 400 block of Church Avenue subject to the following conditions: a. Verification of providing gravity sewer flow must be made prior to the preparation of the grading plan (see Item b). b. A grading plan will be required showing the proposed grading and drainage prior to obtaining a grading permit. Dedication of a drainage easement will be required. c. The existing driveway approach on "G" Street must be removed and the curb replaced. The removal of this driveway approach and the construction of the new driveway approach on Church Avenue will require a construction permit. d. The project shall adhere to the City's adopted Senior Housing Development Policy {see Resolution #10763) and is expressly approved for senior housing only. e. Three-fourths of a parking space shall be provided and maintained for each unit. City Planning Commission Agenda Items for Meeting of April 10, 1985 Page 2 f. Grab bars shall be required in each bathroom. g. Failure to comply with any condition of approval shall cause this permit to be reviewed by the City for additional conditions or revocation. C. DISCUSSION 1. Adjacent zoning and land use. North R-3 Multiple family dwellings South R-3 Multiple family dwellings East R-3 Single and multiple family dwellings West R-3 Single family dwellings 2. Existing site characteristics The project site consists of two parcels, each containing an older single family dwelling. The larger parcel is a flag-shaped lot containing 0.67 acres with access to "G" Street via a 10' x 145' finger of property. The other parcel measures 40' x llS' and fronts on Church Avenue. Topographically, the buildable portion of the larger parcel is l0 feet higher in elevation in the rear than in the front. The slope is then reversed along the finger of land with the elevation rising some 7 or 8 feet to "G" Street. 3. Proposed use. The applicant is proposing to develop a 3-story, 36-unit (all 1-bedroom units) senior citizen apartment project on the subject property. Each 1-bedroom unit will contain 560 sq. ft. of floor area with a 65 sq. ft. patio or balcony. Other features include a laundry room, lounge area with exterior deck, and a passive recreation area to the north of the building. The parking area will be accessed from Church Avenue and will contain 27 spaces at a ratio of 0.75 space per unit. The 10' x 145' finger of property will be improved for pedestrian access to "G" Street. The buildings and grounds will be secured for the safety of tenants. The project will be subject to design review process for site plan and architectural evaluation. 4. Code exceptions. The applicant is requesting the following exceptions to the Code requirements: Regulation Code Proposed Units 25 (32 du's/ac.) 36 (46 du's/ac.) Parking 50 (1.4/unit) 27 (0.75/unit) Rear Setback 17 feet l0 feet (east property line) City Planning Commission Agenda Items for Meeting of April 10, 1985 Page 3 D. ANALYSIS 1. From a locational standpoint, the project site is well suited for a senior citizen housing development. It is adjacent to a local and regional bus route {Third Avenue) and close to public park facilities (Memorial and Norman). There are a number of commercial services in the immediate area including a convenience store at the corner of Third Avenue and "G" Street. 2. The 36 units represent an increase of ll units over that allowed by the underlying zoning, yet each unit meets the minimum unit size and has an appropriate amount of private open space in the form of a patio or balcony. An increase in density is generally feasible in senior projects due to smaller household sizes and lower levels of noise and activity. 3. The Planning Department surveyed a number of existing senior projects in the City of San Diego to study parking. It was determined that those projects which have a parking ratio of one space for every two units experienced little or no problems. The survey supports the adequacy of providing one parking space for every two one-bedroom units, or a ratio of 0.5 space per unit. The subject project provides a parking ratio of 0.75 space per unit. Several approved City projects with parking ratios of a 1/2 to 3/4 space per unit are nearing completion but, as of this date, the parking reductions in Chula Vista for seniors has not been evaluated for actual counts. 4. The reduction in the required rear yard setback from 17' to 10' involves one corner of the building; the total incursion into the required setback consists of approximately 80 sq. ft. of structure. Further, the adjoining property is an R-3 lot containing a single family dwelling which sits back some 60 feet from the common boundary line in question. For these reasons, the minor variation in setback should have no impact on present or future uses of adjoining property. 5. Due to the topography of the site, there may be some difficulties in terms of drainage and sewer. Appropriate conditions regarding these items have been added to the conditions of approval. E. FINDINGS 1. That the proposed use at the location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or the community. The proposed use will provide additional housing opportunities for low and moderate income senior citizens in an area convenient to public transportation, park facilities, and commercial shopping areas. City Planning Commission Agenda Items for Meeting of April 10, 1985 Page 4 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 project provides a greater ratio of parking than that found adequate for other senior projects, and the household size and activity levels associated with senior housing will ameliorate any potential adverse impact from the increase in density. 3. That the proposed use will comply with the regulations and conditions specified in the Code for such use. The proposed use is in keeping with the regulation of Code and policies established for senior housing projects. 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 relating to senior citizen housing. WPC 1835P I I I CYPRE$~ :~ ~' ]1I II1~ .__~_1_L ~1 I~ ~1I Ii III r.I ~11 M~R~A I I ) I I I I I I I I I I I I ~ I I I I I f I I Al, VARADO I I ~ I I I I I ~ I I I I I I I negative declaration PROJECT NAME: Church Avenue Senior Citizen Apartments PROJECT LOCATION: 423 Church and 252 "G" Street PROJECT APPLICANT: Connole Construction Company, Inc. 13715 Poway Road Poway, CA 92064 CASE NO: IS-85-35 DATE: March 28, 1985 A. Project Setting The project consists of two lots totalling 0.78 acres, each lot containing one single family dwelling. A northerly leg (10 feet wide) of the property extends to "G" Street and the portion of the property fronting on Church Avenue is 40.98 feet wide. A portion of the property is located within the drainage basin which eventually traverses Memorial Park downstream. This Portion of the site is subject to flooding during heavy rains. There are no geologic hazards known to the exist on the property nor are there any rare or endangered plant or animal species existing in the project vicinity. The lot, which slopes down below adjacent properties, from south to north, is bordered on the north and south by multiple family dwellings and to the west and east by single family dwellings. B. Project DescriptiRn The project consists of the removal of two dwellings and a number of mature trees for the construction of 36 senior citizen apartment units. The proposed structure will be three stories in height and a total of 27 onsite parking spaces will be provided. C. Compatibility with Zoning and Plans The proposed project is designed for senior citizens and will require review and approval of a Conditional Use Permit by the Planning Commission and City Council. The proposed project involves an increase in allowable density from 32 units per acre (per City Code) to 44 units per acre, a 33% increase. The proposed increase in density may be approved through the conditional use permit process. Wi th the approval of a conditional use permit, conformance with the General Plan will be assured. D. Identification of Environmental Effects 1. Soils The project site is located in an area subject to inundation during heavy rains. With these flood waters, the deposit of alluvial soils may have occurred in the past. A soils report which will address adverse soils conditions will be required by the Building Department prior to approval of any building permits. city of chule vista planning department environmental review section 2. Drainage The applicant has not indicated a drainage solution for floodwaters that enter the site from the east and exit currently through an 8'x5' box culvert located offsite on property to the north. The 700 cubic yards of fill proposed on the project site could create additional flooding hazards on adjacent properties unless appropriate drainage facilities are constructed. Standard engineering requirements dictate that appropriate drainage facilities be designed, subject to approval of the City Engineer, prior to any development of the property. 3. Schools No adverse impact is anticipated to local schools since this project is designed to accommodate senior citizens only. 4. Sewers The applicant proposes to connect to the existing 8" sewer line in "G" Street. Standard Engineering Department requirements dictate that appropriate sewer facilities be installed subject to approval of the City Engineer prior to any development. ' E. Mitigation necessary to avoid significant effects No mitigation measures are recommended since standard development regulations and the implementation of any recommendations proposed within a requi~ed soils report will reduce potential impacts to a level of insignificance. F. Findings of Insignificant Impact 1. There are no significant natural or manmade resources within the project area which could be adversely affected by project implementation. 2. The proposed Senior Housing Project is in conformance with the General Plan and will not achieve short-term to the disadvantage of long term environmental goals. 3. All potential impacts can be mitigated through standard development regulations and the implementation of soils report recommendations. No impacts are anticipated to interact and cause cumulative effects on the environment. 4. The project will not create any source of significant noise or odors nor will any hazards to human beings result. G. COnsultation 1. Individuals and Organizations City of Chula Vista: Mando Liuag, Associate Planner Roger Daoust, Senior Civil Engineer Duane Bazzel, Assistant Planner Bill Wheeler, Building and Housing Department Ed Thomas, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Designer: Robert L. Smith, A.I.A. 2. Documents Federal Flood Insurance Maps {FIRM) 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. ENVIRONM~AL REVIEW COORDINATOR WPC 1834P ' EN 6 (Rev. 12/82) ~, city of chula vista planning department . environmental review aectlon FN 6 (Rev. I2/82) I ., SE,IiR HOUSI"G DEVELOPMENTS PJLICY ~Adopted by City Council Resolution No. 10763 on February 2, 1982 ~ OBJECTI YE To provide rental tenancy standards which will assure that housing units developed under a conditional use permit as part of a Senior Housing Development are established and maintained for the exclusive use of low or moderate income senior residents. STANDARDS 1. Renter Age. To rent a Senior Housing Development unit, the renter/ occupant must be 60 years of age or older. * 2. Renter household income. Tenant income shall be equal to or less than 80% of the current HUD-puolished SMA (area) median income. Calculated income will include reasonable yield from liquid assets. The median income will be updated annually. 3. Renter income certification. · Income eligibility shall be determined for all renters by t~e County'Housing Authority or a similar agency. The unit owner will request referrals from the County Housing Authority's-Section 8 Existing waiting list. If that list is insufficient, the owner will pay income determination fees for applicants not on the Housing Authortty's waiting list. ** 4. Unit rental rate. The rental price shall not exceed the current published Section u Existing program fair market rents for unit size, less HUD- published utility allowances for specific utility configurations. Rental rates may be increased with annually published increases in Section 8 Existing fair market rents. 5. Continuation of affordabillty. A deed restriction shall bind the owner ano any successors to maintaining maximum rents at or below the published Section 8 fair market rents for a period of 25 years. Additionally, conversion of the project to condominiums would be prohibited during that period. * Current 80% of median: 1 person 2 persons 3 persons $15,400 $17,600 $19,800 ** FMR's, less average utility allowance, to yield allowable contract rent: See attached. City Planning Commission Agenda Items for Meeting of April 10, 1985 Page 1 6. Resolution: Calling up various deferrals for public improvements alon9 Las Flores Drive and "D" Street between Second Avenue and Minot A. BACKGROUND Over the past 14 years, the City has granted several deferrals for the construction of public improvements along Las Flores Drive and "D" Street between Second Avenue and Minot north of "E" Street. Attached is Exhibit "A" which depicts both the developed and undeveloped properties in the area that currently have deferrals. These deferrals were granted because the design of the street and drainage improvements to serve the area was not completed and it was impractical to construct such improvements to serve just one lot. The City Council approved funds in the FY 1984-85 budget for the construction of two lanes of pavement and storm drain facilities in Las Flores Drive south of "D" Street and in "D" Street from Second Avenue to Minot. The City Engineering Department has now completed plans for the budgeted project. The City Council on December 18, 1984, accepted a report which directed staff to call up the deferrals on the existing developed lots, a total of seven (7), at the same time the City prepares to advertise for bids for construction of this project. Now is the appropriate time to call up these deferrals. Four of the seven developed properties with deferrals require the Planning Commission give written notice to the property owners to install the improvements. For two of the remaining seven lots, the deferrals must be called up by the City Council, and the last one can be called up by the Director of Public Works. B. RECOMMENDATION It is recommended that the Planning Commission authorize the Chairman to give written notice to owners of the parcels listed on the following page to install their deferred public improvements. The Council resolutions authorizing the deferrals are also listed. Copies of the notices to be sent are attached. City Planning Commission Agenda Items for Meeting of April 10, 1985 Page 2 Identifier County Assessor Parcel No. Parcel Number/ Shown on Council Property Address Exhibit "A" Res. No. Property Owner 566-300-46 34 7018 Donald H. Paxton 142 Minot Avenue Ralph P. Paxton, Jr. Laura H. Paxton 3811 Bonita Glen Terrace Bonita, CA 92002 566-300-22 36 6554 Daniel H. & Linda C. Josephson 172 "D" Street 148 Hillcrest Drive Leucadia, CA 92024 566-300-43 37 6315 Carrol B. Hauenstein 168 "D" Street 2240 Fifth Avenue San Diego, CA 92101 566-330-43 40A 6245 Joe D. Trevisani 149 "D" Street 149 "D" Street Chula Vista, CA 92010 C. DISCUSSION For several years we have been working with the property owners in the overall area shown on Exhibit "A" as Zones I, II, and III to implement the improvement of Las Flores Drive and "D" Street. As a result of the various meetings, the City has initiated the following actions: 1. In modified Zone I, staff is working with the owners to accomplish the formation of an assessment district to construct the public improvements. 2. In Zone II and Zone III, the City currently has a budgeted project for the installation of ribbon pavement (20' wide) and storm drain facilities. This project is now ready to advertise for bids for construction. As property owners in these two zones develop their property, they will be required to construct the improvements in front of their lot. The improvements include: curb, gutter, sidewalk, street lights, pavement, etc. They also will be required to reimburse the City for the cost of the ribbon pavement and storm drain facilities. For those lots which already have homes constructed on them and have deferrals with the City, we are now requesting that these deferrals be called up to require the owners to install their public improvements. City Planning Commission Agenda Items for Meeting of April 10, 1985 Page 3 The City Council accepted a staff recommendation to establish a fund to cover the construction cost for those properties with deferrals. We will, in the near future, be asking the City Council to appropriate $75,000 for this purpose. This will make it possible for the City to advance money from this fund at an interest rate consistent with interest charged for an assessment district up to a period of ten years. This will require a contractual agreement between the property owner and the City guaranteeing the repayment of the funds. Copies of the deferral agreements for the four parcels and the notice to be sent to the property owners to install their improvements are on file with the Planning Department. SLH:fp WPC 1455E