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HomeMy WebLinkAboutPlanning Comm Reports/1985/01/16 AGENDA City Planning Commission Chula Vista, California Wednesday, January 16, 1985 - 7:30 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PP~qYER INTRODUCTORY REMARKS APPROVAL OF MINUTES - Meeting of December 19, 1984 ORAL COMMUNICATIONS 1. PUBLIC HEARING: (Continued) Conditional use permit PCC-82-3: Consideration of extension for temporary classrooms at 470 'L' Street - Church of Christ 2. PUBLIC HEARING: Conditional use permit PCC-82-3: Consideration of modification to Master Plan at 470 'L' Street - Church of Christ 3. PUBLIC HEARING: Consideration of tentative subdivision map for Theoka Village, Chula Vista Tract 85-6, North side of 'K' Street between Third and Fourth Avenues - Mary Kaye 4. PUBLIC HEARING: Planned Sign Program PSP-84-1: Consideration of modification to install third freestanding sign for Quik Korner, Bonita Village Shopping Center, 4040-4164 Bonita Road - Dwain Kantor & Associates DIRECTOR'S COMMENTS COMMISSION COMMENTS ADMOURNMENT AT to the Regular Business Meeting of January 23, 1985 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 Meetin9 of January 16, 1985 1. PUBLIC HEARING: (Continued) Conditional use permit PCC-82-3: Consideration of extension for temporar~ classrooms at 470 'L' Street - Church of Christ This item was continued from the December 19, 1984 Planning Commission meeting. Copy of the staff report and the noise study is attached hereto. The staff has no change to the original recommendation to allow the continued use of the temporary classrooms until the end of this school year. This includes the three conditions as to the door closure on the classroom building, the removal by August 7, 1985, and the wall construction along the south property line. City Planning Commission f ~ , Agenda Items for Meeting of~ber 19, 198~ Page 1 UBLICHEARING: (Continued) Consideration of conditional use permit, PC~-8~-3, for extension of temporary classrooms at 47o "L" Street - Church of Christ A. BACKGROUND In August 1984, the Planning Commission granted the Church of Christ located at 470 "L" Street permission to continue to use two previously approved temporary classroom structures until December 12, 1984. As a condition for the PLanning Comeission to consider any further extensions, the applicant was required to submit a noise study to determine the amount of noise generated by the school and its activities and provide reconmendations for possible mitigation on any adverse impacts. This itom was continued from the Planning Con~ission meeting of December 5, 1984, in order that the noise study required by the Commission as a prerequisite to continued use of the temporary classrooms could be evaluated by staff. The time to review the study was shortened by the rescheduling of the Planning Commission meetings in the month of December due to the seasonal hol i days. B. RECOt4~ENDATION Adopt a motion approving the use of the temporary classrooms until July 8, 1985, subject to the following: 1. The south-facing door of the temporary classrooms shall remain closed during class sessions. 2. The buildings shall be removed from the premises no later than August 7, lg85. 3. The applicant shall construct a solid 6' high masonry wall on the south property line. Permits shall be obtained by January 19, 1985, and construction to be completed by March l, 1985. Failure to complete the wall by said date shall constitute an immediate revocation of this conditional use permit causing the need to vacate and remove the temporary classroom bui 1 dings. C. DISCUSSION The following represents the sequence of events, conditions, and processes for the Church of Christ located at 470 "L" Street. 1. The church site of 1.7 acres was approved by the County Planning Commission in 1969. City Planning Commission Agenda Items for Meeting of December 19, 1984 Page 2 2. In 1978, the County approved an amendment to the project authorizing a lO0-student elementary school subject to: a. Striping the parking lot to accomodate the necessary play area (approximately 100' xlgO' ). b. Installing landscaping and fencing. c. Precluding loud speakers or amplification systems audible beyond the property boundaries. 3. In May of lg81, the property was annexed to the City of Chula Vista. 4. In August of 1981, the church received authorization from the City Planning Commission to: a. increase the school size from 100 students to 175, b. increase the church parking by adding the parking area (extending to Fifth Avenue), c. locate two temporary classrooms on-site near "L" Street for a period of three years. 5. In May of 1982, the church received approval from the Zoning Administrator to relocate the temporary classrooms near the southeast corner of the property per the original time schedule. (NOTE: The adjacent property owners indicated no objection to the southeast location for the period specified.) 6. In August 1984, the Planning Commission approved the use of the temporary classrooms until December 12, 1984, with any future extensions predicated on the submittal of a noise study. 7. Most recently the conditional use permit was extended one week until December 19 because of the change of Planning Commission meetings in December. Nol se Study The noise study has been reviewed by the Enviromnental Review Coordinator. The study indicates the following: 1. The background noise in the area and experienced by the residents in the in~nediate vicinity is primarily attributable to the traffic on "L" Street, activities at the high school and from the I-5 freeway (located some 4000 feet away). City Planning Commission Agenda Items for Meeting of December 19, 1984 Page 3 2. The noise on the church/school site is primarily generated by playground activity. The noise levels at recess time are generally at the same level as the background noise because the activities are more structured. However, the noise is punctuated by children yelling. 3. The noise levels during the lunch breaks exceed the background noise level because activities are less structured. 4. Mitigation can be accomplished by the construction of a masonry wall along the property line which will reduce the decibel level by approximately ll dba. The play activity could be moved to the northwesterly corner of the property, but a masonry wall would still be required for the lots nearest the play area. 5. The noise study concludes that no significant noise was measured with the temporary classrooms in operation. The ambient noise from the area is equal to or exceeds noise coming from the classroom operation. Master Plan Modification The applicant has submitted an application for a modification of the approved master plan which is scheduled for Planning Commisson consideration on January 9. The proposed modifications include: the construction of a new classroom structure; the use of the original classrooms as office space; and, the relocation of the play area to the northwesterly portion of the property. A masonry wall is proposed on the common property line of the lots abutting the play area. D. ANALYSIS The focus of the noise study essentially addresses the school outdoor activities and does not include specific information on the impact of the temporary classrooms on adjacent properties. No adverse impacts were discovered for the normal classroom activities, although some noise may be generated periodically by students when going and leaving the classrooms. The main purpose of this hearing is to determine if the temporary classrooms should be allowed to continue operations at the present location or whether they should cease. If the classrooms are discontinued and removed, the students could attend other classes in the main building causing an increase in classroom size or the size of the school could be reduced ujtil permanent classrooms are constructed. The noise issue will remain regardless of whether the temporary classrooms remain or not based on the location of the play yard. The amount of noise generated by the temporary classrooms is considered insignificant. As a condition of continued use of the temporary classrooms, the Planning Commission could require that a masonry wall (estimated to be $16,000 $20,000) be constructed along the southerly property line. This action would City Planning Commission Agenda Items for Meeting of December 19, 1984 Page 4 substantially reduce noise impacts to the south. It could take as long as 2 to 3 months before the wall is completed which would leave 3 or 4 months in the remainder of the school year. The applicant has also submitted a revised master plan which proposes to relocate the play area away from the residents on Westby Street. l~f this revised plan is approved, it could make the wall along the south line unnecessary to mitigate school noise, however, it would be beneficial to the residents in reducing the background noise and providing a permanent vtsual barrier. Considering the above factors and short time remaining to the end of the school year, the staff recommends that the Planning Commission approve the extension subject to the conditions listed in this report. WPC 1540P CHULA VISTA I:~O,JEG'~' AREA ?' t MOSS __ STREET -, ~ LOCATOR PCC - Temporory cl~roome and e~l~an~n of church facility 47'0 "1" 'Street AN ACOUSTIC ANALYSIS OF THE SOUTH%~STE~ CHRISTIAN SCHOOLS' "L" STREET CAMPUS RBR ~ As, oc,~,o,, Inc. AN ACOUSTIC A~;ALYSIS OF THE SOUT~STE~ CHRISTIAn; SCHOOLS' "L" STREET CA~US Prepared For: Southwestern Christian Scheols c/o Lepuert Engineering Corporation 8929 C~mplex Drive, Suite A San Diego, CA 92111 Prepared By: RBR & Associates, Inc. 233 "A" Street, Suite 904 San Diego, CA 92101 RBR Job ~o. 1086 }~ovsmber 27, 1984 Revised per City of Chula Vista re~uest: Dec.her 7, 1984 EXECUTIVE SUMMARY The Chula Vista Planning Commission required that a noise study be conducted for the Southwestern Christian School Campus as a condition of approval of a Conditional Use Permit. The study was required by the Commission due to complaints by residents living south of the school that school activities and their associated noise were a cause of annoyance. On-site noise monitoring was conducted by £BR & Associates, Inc. in order to determine if noise standards were exceeded cr whether noise levels were strictly a perceived problem. The measurements were taken on a day when school enrollment was 173 and no special instructions were given to the teachers or children to be quieter than normal. The monitoring positions ~{ere along the property lines between the noise sources and the residences to the south and we s t. Background noise levels, the major portion which is caused by vehicular traffic, ranged between 59 to 67 decibels (Leq) (63 to 71 dB L-10). These sound levels are typical for an urban site adjacent to a major roadway such as "L" Street. Sound levels generated by children's play activities ranged from 56 to 65 decibels, measured at the property line. These noise levels were Generated during organized and closely supervised recess and physical education periods. The loudest sound levels produced were those measured during the lunch break. These sound levels measured 69-70 decibels (Leq) and produced an L-10 of 75-76 decibels. The daily equivalent hourly sound level during school hours was 64-65 decibels. These sound levels do not exceed any applicable noise standards. Ho%;ever, individuals respond differently to the same sound and a noise that is annoying to one person may not be annoying to another. Two methods are available to the Scutl%%~estern Christian schools to reduce the perceived noise levels reaching adjacent reslden=s. o Construct a six-foot high masonry %;all along the southern property boundary. This will have the effect of attenuating noise levels by approximately eleven decibels. o Relocate the playground activities to the northwest parking lot. Build a six-foot high masonry wall along the south and west property lines adjacent to the two closest residences. A combination noise barrier and security fence should be constructed between the play area and Fifth Avenue and "L" Street. I. BACKGROU~D The South%.;estern Christian schools operates a [~indergarten through grade eight (K-8) campus on the grounds of the Chula vista Church of Christ in Chula Vista, California (470 "L" Street; see Figure 1). This school, the "L" Street Campus, has a maximum enrollment of 175 students. The student bedy is presently housed in the primary church facility an~ in an adjacent set of portable classrooms. The school presently cuerates under a Conditional Use Permit (CUP), issued by the City of Chu!a Vista. That CUP %.;as approved by the City in 1981 at the time the Church property %;as annexed. That CUP allowed installation of the portable classrooms and approved the ultimate construction cf the north wing addition. That amendment was subsequently extended in August, 1984 to allow continued use of the portable classrooms (see Figure 1). The extension for the portable classrooms %vas approved on the condition that the school prepare an acoustical study tc determine the potential significance of playground noise on neighboring residents. A number of resi- dents had appeared at that latter hearing and had testified as to the nuisance caused by children at recess and at arrival and depar- ture from the school. This report is intended to meet the require- ments of the City of Chula vista and to provide an accurate and factual assessment of the noise levels created by the operation of the school and of the noise enviror~ment to which the school itself is exposed. Enviror~ental Setting The project site is located in the City of Chula Vista immediately adjacent to and south of "L" Street. The site consists of 1.6 acres presently zoned for multi-family residential development (e.g. apartm-ents). The Chula vista High School Campus is located across "L" Street to the north; the school's athletic fields are ajdacent to the church. These fields are utilized during3 the day by the h~gk school student body and durin~ and after school hours by the vericus athletic teams an~ the ~archin~' band. F×isting land uses to tl~.e ~..;est a~.d south consist of single-family residential and to the east is a multi-family apartment complex. App. roximately 4 single-fa~mily units border the church property on the west and 8 cn the south. The units to the south are %~ithin the County of San Diego. The primary noise generators in the immediate vicinity are the Chula vista High School campus, existing vehicular traffic on "L" Street and cn Interstate 5. The latter lies approximately 4,000 feet west of the church site and vehicular traffic cn the freeway is distinctly audible under norm. al conditions. "L" Street is a 4- lane arterial and is presently designated as a truck route. The church grounds themselves are presently occupied by a variety of structures and uses. The pastor's residence is located in the northwestern corner of the project site, the church structure itself is located along an east-west access on the northern part of the property, a~d a portable classroom facility is located in the southeast corner (see Figure 1). Parking fcr both the church and the school is located along the southern half of the property. The proposed new facilities, conditionally approved by the City of Chula vista, consist of a two-story school building located adjacent to and north of the existing church structure. This structure as proposed would front on "L" Street and ~ould effectively replace the portable classrooms (see Figure !). ~oise Criteria and Standards Existing noise criteria and standards have been prepared primarily for vehicular, aircraft and industrial noise sources. The most widely used standards are those of the Department cf Housing and urban Development (HUD); these apply to transportation noise. Ho v~idely accepted standards have ever been developed for nuisance level noise associated with the human voice. Given the lack of available criteria it was dec~ded that the most applicable "standard" would be an hour-by-hour comparison of the noise level generated by the school's activities and the ambient background noise. All noise measurements, therefore, were converted into average hourly noise levels (Leq). L-10 levels (the noise levels in decibels exceeded only 10 percent of the time) were also computed for background and activities and are included as a further illustration. -6- Although not directly applicable FHWA traffic noise/land use standards for Leq and L-!0 have been included for comparison, see Table 11. -7- B. Methods of Analysis The acoustical environment of the school site was evaluated using both direct field measurements and the theoretical model for traffic noise prediction (FH~A Highway Traffic ~!oise Prediction Model, RD-77-108). All noise measurements were made with a Bruel and Kjaer 2205 meter which conforms %.~ith A~SI S 1.~-1~7! Type 1 sound instruments for precision sound level meters. It is e~uipped with a piezoelectric micrcHhcne ?ype ~1~ with a frequency response from 30 Hz to 10,000 }{~ and a dynamic range from 30 dE - !~0 dB. The instrument was calibrated before and after a~plicat~cn with a Bruel snd Kjaer type 4220 sound level calibrator. ?he A-~eighting scale was used for measurement as it most closely approximates human perceFtion of loudness. The meter microphone was fitted with a windscreen and measurements taken at five feet abcve ground. ~oise measurements were taken at various locations cn the school grounds. These locations include the northwest parkin~ !et, the rear property line near the temporary classrooms, the rear property line at the western edge of the blacktop play area and the %~estern property line adjacent to the kindergarten play ares. C. Results Background noise levels on the school site ranged from 59-60 dB Leq to 66-67 dB Leq (see Tables 4, 7 and 8) and from 64 to 71 dB L-10. The major portion of the ambient noise levels %~as contributed by vehicular traffic along L Street. (This is discussed in more detail in the vehicular noise section). The Chula Vista High --9-- II. ACOUSTICAL EFFECTS OF SCHOOL OPERATIONS A. School Use Patterns Classes are scheduled to begin at 8:30 a~.. Monday through Friday. Twenty to twenty-five percent of the approximately 175 students are transported to school by buses furnished by Southwestern Christian schools. The buses arrive at school with the children apprc×i~ately half an hour before classes start. The children play on the b!acktcp area and the san~ area %.~ith supervision until they are summoned for their first class. ~here are an average of ten classes taught during each ~eriod which is ~0 minutes in length. Two organized recess periods are scheduled during the day. Four classes have recess scheduled at 10:00 a.m. and two classes have recess scheduled at 2:00 p.m. A physical education class for the fifth through eighth graders (approximately 37 students) is scheduled for 10:45 a.m. Play activities are focused along the northern and western portions of the blacktop area designated as the playground. The lunch break is split into 3 sections, each 30 minutes in length. At 11:30, lunch is scheduled for the fifth through eighth graders. The 63 second, third and fourth grade students have their lunch at 12:00 and the 73 kindergarters and first graders get a lunch break at 12:30. Classes are dismissed at 3:00 p~. School marching band, particulary the drums, produced temporary noise level increases in the early afternoon hours. The play activities of the children produce a wide range of sound levels (see Tables 1-3, 5 and 6) which'differ dramatically depending on the distance and locational relationships between their centroids of activity and the observer. The average daily sound level produced by the children when they ~ere outside, ~easured approximately six feet inside the fence line (property tine) %;as 65 decibels. Organized play activity produced noise levels ranging from 56-57 decibels (aF?rcximately 64 dE L-10) at the %.;estern property line to 64-65 decibels a!cng the southwestern property line. The center of the noisiest activities are north and %zest of the basketball court on the %.;estern side of the playground (see Figure 1). [[oise levels recerded during the lunch breaks were the loudest recorded during any part of the day. [-[easurements (see Table 3) %.;ere taken 50 to 60 feet from the center of activity along the southern boundary. Play, although suservised, was not organized by the teachers and there was much mcre vocalization than at other times of the day. An hourly average sound level of 69-70 decibels was calculated for this location. D. Impact Evaluation The existing school facility is lccatcd %~ithin a noise contour of -10- less than 65 decibels and as such is compatible with both the City of chula vista ~Ioise Element standards and the Department of Housing and Urban Deve!o~ent guidelines. Hoise produced by school activities varies according to the observer's distance from the noise source. Children's voices are ~ d ~oint noise source and as such attenuate at the rate treaue as a cf 6 dB [3er doubling cf distance. [[cise levels produced primarily by children playing in the sand area directly behind the resident preacher'S house produce sound levels in the range of 56-57 decibels (Leq) er 64 decibels (L-10) at the western property line. This does not constitute a significant impact to the adjacent residences (see Table i!). ~[oise levels measured during supervised recess and physical education periods ranged from 59 to 64 decibels (Leq) or 63 to 72 decibels (L-10) at the rear property line. These noise levels are not significant (see Table 11). [~oise levels produced during the lunch break are potentially significant. ~oise varies over a twenty decibel range het%,;een 57 and 77 decibels. The noise level measured during the middle of the lunch break period was 69-70 decibels Leq or approximately 76 decibels L-10. This noise level would not be considered significant -ll- cutside the church property. -12- III. VEHICULAR MOISE A. Traffic volumes The most recent traffic counts available from SA~.!DAG indicate that the number of average daily trips is approximately 13,400. Two peak traffic hours occur, one between 7 and 8 a.m. and the second between 4:30 and 5:30 p.m. ~Teither of these peak traffic flows affect tke schccl during hours of operotion. B. ~.iethcds of Analysis ?raf~ic counts for "L" Street between Fourth Avenue and Fifth Avenue ~..;ere obtained from SA~DAG. Traffic mix was estimated to be 2% medium trucks, 1% heavy trucks and 97% passenger cars and trucks. ?he Fs¢~eral Highway Administration High%-~ay ~!oise Prediction .':odel was applied to the traffic flow along "L" Street. Field ~easurements :.;ere also conducted during school hours to determine what effect roadway noise has on the school property and its associated uses. C. Resul ts The F~5~A ~:oise Prediction ~'lodel indicates that the daytime hourly equivalent sound level (Leq) is approximately 65 decibels at a distance of 50 feet from the centerline of "L" Street (see Table !1). This places the 65 decibel contour approximately 15 to 20 feet into the ~crthern portion of tke subject property. -13- Field measurements were performed in the northwest parking lot during mid-day. The hourly equivalent sound level was 59-60 decibels. This is somewhat lower than was predicted for straight- line attenuation. Shielding provided by th~ earthen berm between the roadway and the parking lot and shielding by the residence immediatel~ to the east accounts for this difference between theoretical values ~nd actual measurements. Impact Evaluation The traffic along "L" Street produces an hourly e~uivalent noise level of 65 decibels at a distance of 50 feet from the centerline of the road~ay. All existing school facilities are within cempatible noise contours. Southwestern Christian Schools has a tentative approval from the City to build a permanent classroom structure adjacent to "L" Street (see Figure 1). This would place it within a noise contour of 65 decibels or greater and would constitute an incompatible use absent significant mitigation. ?he project has been redesigned and the perm-anent classroom proposed at a location within a noise contour of less than 65 decibels. This would be a compatible use. The amended Master Plan is being submitted to the City of Chula Vista and a copy is included in this resort as Figure 2. The playing areas for the children are pro?cssd to be moved to the -14- AMENDMENT TO MASTER PLAN 'L" STREET CHURCH OF CHRIST blacktop area at the northwest corner of the property and to an area at the northwest corner of the auditori~um. This would greatly decrease the number of residents exposed to everyday school noises since lunch breaks and nearly all outdoor activities would be relecated to more distant areas. The play areas will be shielded from excessive vehicular noise by the construction of a masonry wall bet~een the road~;ay and the blacktop areas. A short masonry ~atl cculd be built for noise attenuaticn atop the earthen berm a!cng the northern side of the proposed play area. ?he residences immediately adjacent to the proposed play area in the northwest corner of the property will be shielded from intrusive noise generated by the children by the construction of a mascnry wall along the perimeter of the play area. Such a wall typically provides 6-8 dB of noise reduction. This wall will also shield the one home nearest "L" Street from roadway noise. -16- IV. CONCLUSIONS A~ RECO~E}~ATIO~;S The sound levels generated by the children during recess periods are not significantly higher on an average hourly basis than the background noise which affects the entire school site. The lunch break from 11:30 a.m. to 1:00 p.m. is when the greatest number of children are in the playground area and is also the time when sound levels reach their highest peaks. The average hcurly sound levels generated by scheol activities do not exceed a~licable noise regulations. However, a few residents adjacent tc the school property have perceived the sound levels emanating from the children's activities as being annoying to their lifestyles. Although not required as a means cf mitigation measures that may be employed to reduce noise levels reaching the adjacent residents include: o Construction of a six-foot high masonry wall (noise barrier) along the southern boundary of the school property; or o Relccation of play areas to a site more distant from residences on Westby Street. The placement of a six-foot high noise barrier along the southern -17- boundary of the proFerty will have the effect of attenuating sound levels reaching nearby residents by approximately eleven decibels. The effective barrier height would be approximately eight to nine feet since the elevation of the homes south of the school is appro×imately three feet below the elevation of the school site. The wall ~;ould not attenuate noise levels reaching the second story of any adjacent homes. Another alternative for reducing perceived annoying sounds would be to move the noise source to a point more distant from the receivers. Relocating the children's play area tc the northwest parking lot area at the corner of Fifth Avenue and "L" Street would mitigate any perceived noise impacts to residents on ~.~stby Street. A six-foot high noise barrier would be constructed between the play area and the t%{o adjacent houses on Fifth Avenue. This would not only reduce school activity sound from annoying these neighbors but would also decrease the "L" Street vehicular noise reaching them as well. A combined noise/security barrier would need to be constructed between this proposed play area and "L" Street. The noise barrier should be five feet in height to effectively block road~ay noise reaching the children. -18- V. CERTIFICATION This Report was prepared by RBR & Associates, Inc. of San Diego, California. We affirm, to the best of our knowledge, the statements contained herein are correct and that all known information concerning the potentially significant environmental effects of the project has been included and fully evaluated in this EIR. Research Associate - Acoustics RBR & Asscciates, Inc. RBR & Associates, Inc. -19- TABLE 1 Field Measurements - Period A dB Number of Observations Physical Education class on playground, grades 5-8; organized exercises. ~ = 58.4 s 2.9 L10 = 63 Leq = 59-60 Time = 10:45 am 6 4 TABLE 2 Field Measurements Period B dB Number of Observations Physical Education class on playground grades 5-8; kickball and dodgeball ~ = 63.3 s 3.8 L10 = 70 Leq = 64-65 Time: 10:55 am 3 5 8 5 3 3 TABLE 3 Field Measurements - Period C dB Number of Observations Lunch period for grades 2, 3 and 4; "unsupervised" play ~ = 67.5 s = 5.0 L10 = 75.7 Leq = 69-70 Time: 12:15 pm TABLE 4 Field Measurements - Period D dB Number of Observations Background noise; northwest parking lot ~ = 57.8 s = 3.9 L10 = 64.2 Leq = 59-60 Time: 10:00 am 41 5 10 10 TABLE 5 Field Measurements Period E dB Number of Observations Grade K in sand lot; includes adjacent road noise ~ = 56.6 s 2.82 L10 = 61.2 Leq = 56-57 Time: 10:15 am TABLE 6 Field MeasurementS - Period F dB Number of Observations Grades K, 1 and 2 in sand lot; minor road noise ~ = 60.2 s = 3.74 L10 = 66.3 Leq = 61-62 Time: 10:35 am 3 8 5 7 7 TABLE 7 Field Measurements - Period G dB Number of Observations Background at SE corner of property ~ = 57.7 s = 3.4 L10 = 63.3 Leq = 59-60 Time: 1:30 pm 3] TABLE 8 Field Measurements Period H dB Number of Observations Background, SE corner of property; includes truck and High School marching band ~ = 63.9 s 4.6 L10 71.5 Leq = 66-67 Time: 1:40 pm 5 3 5 5 4 TABLE l0 Noise Study Existing Conditions L Street ~edium. Heavy Cars Trucks Trucks VPH 753 16 8 Speed (km/hr) 56.3 56.3 56.3 Distance (meters) 15.2 15.2 15.2 Reference Levels 64.3 75.7 81.6 Flow Adjust - Day 23.0 6.3 3.3 dBA - Day 62.3 57.0 59.9 Leq Day at 50' 65.0 Vehicles Per Hour Calculations (13,¢00 ADT*) Cars (97%) F~edium Trucks (2%) Heavy Trucks (1%) 753 16 8 VPH - Day = (0.87) (ADT) = 777 15 The 15 hours between 7 AM and 10PM are considered "day." SAUDAG, 1982. TABLE I2 L10 Computation Nomograph for Highway Traffic Dislance (FeeD) out from R/W Lin~ 0 o 0 R/W o o o o 0 o 0 0 o · O u~ Ou9 O o 95 90 80 7o City Planning Commission Agenda Items for Meeting of January 16, 1985 Page 1 2. PUBLIC HEARING: Conditional Use Permit PCC-82-3; request to amend the church master plan at 470 "L" Street - Church of Christ A. BACKGROUND 1. The applicant is requesting permission to amend the approved master plan of development for the Church of Christ and school located at 470 "L" Street in the R-3-P-14 zone. 2. In August 1981, the Planning Commission adopted the Negative Declaration issued on IS-82-3 for the original project. In December 1984 the Environmental Review Coordinator reviewed the Negative Declaration and determined that said document is adequate for the proposed project and issued an addendum thereto. B. RECOMMENDATION 1. Find that this project will have no significant environmental impacts and readopt the Negative Declaration and the addendum issued on IS-82-3. 2. Based on findings contained in Section "E" of this report, adopt a motion to approve the request, PCC-82-3, to amend the church/school master plan subject to the followin§ conditions: a. Except as modified by this request, the conditions set forth in Resolution PCC-82-3 shall remain in full effect. b. The architectural design (including materials) of the classroom structure shall be subject to approval by the Director of Planning. c. The proposed wall enclosing the playground area at the northwest corner of the site shall maintain a 10-foot setback from the front property line and shall not exceed five feet in height. Mounding against the wall shall be provided with the exposed portion of the wall adjacent to the street constructed of decorative material such as slumpstone, split faced block, etc. The sliding gates shall include view obscuring material approved by the Director of Planning. d. A revised landscape and irrigation plan for the northwest portion of the site shall be submitted and approved as well as installed prior to the 1985-86 school year. e. The north wing addition shall be limited to church use only. f. THe 6-foot high noise attenuation wall shall be extended along the entire length of the westerly property line which abuts the housing units facing Fifth Avenue. City Planning Commission Agenda Items for Meeting of January 16, 1984 Page 2 C. DISCUSSION Approved Master Plan In August 1981, the Planning Commission approved the master plan for the expansion of the Church of Christ and school located at 470 "L" Street. The plan called for expanding the existing "L" shaped church/school building by the addition of a two-story building wing onto the north side of the west end of the building, resulting in a U-shaped structure. The first floor was to be devoted to a fellowship hall with restrooms and kitchen facilities. The second floor was to be used for school classrooms. School enrollment was increased from 100 students to 175 students. To accommodate the increase in enrollment until the new wing was built, the Planning Commission approved the use of temporary classrooms. Included in the request was additional parking and landscaping at the northwest corner of the site which have since been installed. The street improvements have also been completed. Proposed Amendment The applicant wishes to amend the Master Plan which will consist of the construction of a separate classroom structure immediately west of the main building and south of the minister's residence. The school building will be a two-story "L" shaped structure. The north wing addition to the main building is still proposed but will be used only for church related activities such as offices. There will be no increase in the number of students. As part of their agreement with certain neighbors to the south, the applicant proposes to relocate the playground area from the south parking area to the parking area at the northwest corner of the site. The paved area is to be enlarged and enclosed by a 6-foot high masonry wall with sliding gates at the driveway entries. D. ANALYSIS The new master plan will not significantly intensify the use of the property even through a separate classroom structure is proposed and the north wing addition is still to be constructed. This is due to the fact that the north wing will be used only for church related activities and there will be no increase in enrollment. The school and playground activity would appear to have the greatest impact on the adjoining residents. The disposition of the temporary classrooms is a preceding item. The staff is recommending and the applicant is agreeable to the construction of masonry wall along the southerly property line. This will reduce the noise level of the pla~vground as perceived by the residents, by about ll dBA. This reduction will significantly reduce the noise impact to an acceptable level for those neighbors to the south. Even though the applicant has agreed to relocate the playground area to the northwest corner of the site, the staff believes that the existing playground has certain advantages since it's a larger area and is more removed from Fourth Avenue. Moving the playground activity to the northwest corner would initially appear to simply transfer a noise problem from one location to another. What the noise study shows is that houses located along Fifth Avenue are subject to the continuous traffic noise from "L" Street and the construction of a 6-foot City Planning Commission Agenda Items for Meeting of January 16, 1984 Page 3 high noise barrier would not only reduce school activity sounds, but also would reduce the vehicular noise on a 24-hour basis. Such a wall typically provides a 6-8 dBA reduction. Although the applicant is proposing the construction of a block wall on the south property line and a portion of the west property line, a gap of approximately ll2 feet is created on the west property line where no wall is proposed. The new classroom addition and relocation of play activity into the northwest corner will bring additional noise to those few homes which back up to the school at the gap area. Therefore, it is recon~ended that the wall be required in that area as well. The new playground area is acceptable to the Planning Department wi th the conditions specified. If the new playground area is approved, the staff recommends that the wall be decorative because of its exposure to a major street and that it be setback a minimum of l0 feet and reduced to a maximum of five feet in height along the streets in order to minimize its impact. In summary, the staff supports the revised master plan and recommends approval. The staff also believes with the wall construction that the playground area need not be relocated. However, there are no specific objections to the new proposed playground location except as indicated with respect to setback and wall height. 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 co~unity. Approval of the request will enable the applicant to continue providing this service to the community in the same location. The new classroom structure will provide the opportunity to separate the school activity from the church. 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 walls will reduce the impact of the school noise on the adjacent neighborhood. 3. That the proposed use will c~ly with the regulations and conditions specified in the code for such use. The structures must meet the regulations of the Unified Building Code. 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 granting of this request will not affect the General Plan. WPC 1622P ADDENDUM TO NEGATIVE DECLARATION IS-82-3 FINDINGS REGARDING THE ADEQUACY OF NEGATIVE DECLARATION IS-82-3 A. BACKGROUND The Environmental Review procedures of the City of Chula Vista provide that the Environmental Review Coordinator shall review any significant project revisions to assure that there will be no poitential for significant environmental impacts which have not been previously evaluated in a Negative Declaration or Environmental Impact Report. 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 the environmental document for the project. B. PROJECT DESCRIPTION The project applicant proposes to revise the existing church master plan at 470 "L" Street to include: 1. The addition of 7,728 sq. ft. of floor space as a north wing to the church. 2. The addition of 9,000 sq. ft. of classroom space. 3. The creation of a children's outside play area at the southeast corner of "L" Street and Fifth Avenue. C. ANALYSIS 1. Aesthetics The parking lot for this project has been previously installed. The installation of any exterior lighting shall include shielding to prevent excess glare on the adjacent residential areas. 2. Soil s No change has occurred on the site to affect soil conditions, therefore, a soils report will still be necessary prior to building pemit approvals. 3. Noise Mobile Noise a. An acoustical analysis has been prepared {RBR and Associates, Inc., November 27, 1984) which discusses the proposed master plan, including the proposed classrooms and children's outdoor play area. "L" Street, which is designated in the General Plan as a "major road", is anticipated to be handling up to 18,400 trips per day by 1995. This anticipated volume of traffic and present volumes which are above 13,000 ADT, indicate that any structures adjacent to "L" Street could be subject to noise levels in excess of 65 dBA. The revised master plan proposes to locate the classroom building approximately 90 feet from "L" Street and beyond the 65 dBA noise contour. Therefore, there is no need for further mitigation. b. Stationary Noise. The acoustical analysis includes the noise impacts anticipated from the proposed children's play area (at the northwest corner of the site). Peak noise levels, which occur during the lunch break from ll:30 a.m. to l:O0 p.m., occur at a time when ambient sound levels reach their highest levels. No mitigation is required to meet applicable noise regulations, although the analysis recommends a 6-foot high masonry wall (noise barrier) along the southerly boundary of the proposed children's play area adjacent to existing single family residences. D. CONCLUSION Based on the above discussion, I hereby find that the proposed revisions to the church master plan are essentially the same, if not improved in terms of environmental impact ~ circumstances unde~ which it is being undertaken and I recommend that the arming ~ommission aaopt this addendum and Negative Declaration IS-82-3 prior to taking action on the project, subject to mitigation measure number one specified in the Negative Declaration. DATE: January 4, 1985 WPC 1623P -2- CONDITIONF~- .~ -~_ negative, declaration-, PROJECT NAME: Church of Christ - Temporary Classrooms PROJECT LOCATION: 470 "L" Street PROJECT APPLICANT: Church of Christ ~70 "L" Street. ChUla Vista, CA 92011 CASE NO. IS-82-3 DATE: August 13, 1981 A. Project Setting The project consists of 3.19 acres of property located at the southeast corner of Fifth Ave. and L St. The project site is void of any significant environmental resources or hazards. There are no geological, acoustical, soils, or air quality hazards of any significance on or near the project site. An existing sancturay, classrooms, and single family residence are located on the site in addition to 131 existing paved parking spaces. Adjacent land uses consist of single family dwellings to the east, south and west. Chula Vista High School is located across L St. to the. north. B. Project Description The project involves the installation of two ~emporary'trailers to house overflow church school classes. The trailers are to be installed in two phases, as the school expands. As part of the master plan for development, the church proposes to expand parking facilities by 97 spaces and eventually add 3920 sq. ft. of permanent classroom space along the L St. frontage. A total enrollment of 175 students is anticipated. C. Compatibility with zoning and plans The proposed expansion involves the approval of a Conditional Use Permit by the Planning Commission prior to the installation of temporary trailers, construction of additional floor space, and the installation of additional parking. This review shall ensure compatibility with zoning ordinance requirements. D. Identification of environmental ~ffects 1. Aesthetics The proposed parking facilities are to be located adjacent to city of chula vista planning department environmental review section IS-82-3 2 single family homes on Fifth Ave. and Westby St. If parking lot lighting is installed it should be shielded to avoid excessive glare on the adjacent residential areas. 2. Soils Expansive soils may be present on the project site therefore a soils report should be prepared with recommendations to be incorporated into the project prior to building permit approval. 3. Mobile Noise L St., designated on the General Plan as a !'major road," currently handles 13,550 vehicle trips per day and by 1995 will handle approximately 18,400 trips. A preliminary noise analysis has been prepared by the Engineering Dept. which indicates that the future permanent classrooms would experience an exterior noise level of 66.35 dBA. Standard construction techniques will reduce the anticipated interior noise level by 20 dBA, to 46.35 dBA. The State of California requires that interior noise levels for classrooms not exceed 45 dBA, therefore an acoustical analysis should be prepared prior to development of the future permanent classrooms and recommendations incorporated into the project. E. Mitigation measures necessary to avoid significant enviornmenta] effects. 1. Parking lot lights shall be shielded to avoid excess glare on adjacent residential areas. 2. An acoustical analysis shall be prepared by a qualified acoustician prior to the addition of permanent classroom space and recommendations shall be incorporated into the project prior to building permits. The following mitigation measure is a standard development regulation: 3. A soils report shall be prepared and recommendations incorporated into the project prior to building permits. F. Findings of insignificant impact. 1. The project will not adversely effect any natural or manmade environmental features present in the project setting, nor will the project generate any pollutants that will have a potential to significantly degrade the quality of the environ- ment. IS-82-3 3 2. The project is in conformance with the long range goals of the City of Chula Vista and is not anticipated to achieve short term to the disadvantage of long term environmental goals. 3. No imapcts are anticipated to occur which could interact to create a substantial cumulative effect on the environment. 4. The project will not cause a significant emis§ion of any harmful substance or noise which could prove hazardous to the health and welfare of human beings. G. Consultation 1. Individuals & organizations City of Chula Vista Steve Griffin, Assoc. Planner Shabda Roy, Assoc. Eng. Tom Dyke, Plan Checker Ted Monsell, Fire Marshal Duane Bazzel, Asst. Planner John C. Manor III, Applicants designer 2. Documents PCC-82-3 Conditional Use Permit for expansion of church facilities. The Initial Study Al)pi[cation and ,~valuation forms documenting the findinc;s of no si¢Inif£c.nnt impact are on file and available for public review .it ~.h~ Cl~u[.l Vista ]'lanninq Dept., 276 4th Avenue Chul~ Vista, CA 92010. ' L REVIEW COOEDINATOR city o! chula vista planning department environmental review section City Planning Commission Agenda Items for Meeting of January 16, 1985 Page 1 3. PUBLIC HEARING: PCS-85-6 - Consideration of tentative subdivision map for Theoka Village, Chula Vista Tract 85-6 - Mary Kay~ A. BACKGROUND 1. The applicant has submitted a tentative subdivision map known as Theoka Village, Chula Vista Tract 85-6, in order to develop a one-lot condominium project consisting of 51 units on 1.68 acres located on the north side of "K" Street between Third and Fourth Avenues in the C-O and C-C zones. 2. In February 1984 the Planning Commission approved a conditional use pemit (PCC-84-6) authorizing the development of 51 units in a commercial zone. 3. An Initial Study, IS-84-9, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on February 3, 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 this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-84-9. 2. Based on the findings contained in Section "E" of this report, adopt a motion to approve the tentative subdivision map for Theoka Village, Chula Vista Tract 85-6, subject to the following conditions: a. The developer shall remove existing driveway approaches from "K" Street and replace with monolithic curb, gutter and sidewalk, except at the new driveway locations. The new driveways shall be of a width approved by the City Traffic Engineer. The minimum radii for all curb return shall be l0 feet. A construction permit will be required for all work done within the public right of way. b. The structural section of the private driveway shall be designed to meet flexible pavement structural design criteria based on "R" Values and a minimum traffic index of 4. All onsite paving including parking areas except those within carports will be inspected by the Engineering Department. The design of the structural section shall be reviewed and approved by the Director of Public Works/City Engineer. Private drive construction is subject to standard design review and inspection fees. c. The developer shall be responsible for the installation of a street light at the west end of the property on "K" Street as shown on Tentative Map. Said street light shall be approved by the City Traffic Engineer. City Planning Commission Agenda Items for Meeting of January 16, 1985 Page 2 d. The developer shall be responsible for the construction of a l0 foot high masonry wall along the north and west property lines of the adjacent welders supply land use. e. The developer shall be responsible for the relocation of the fire hydrant on the proposed western driveway to an approved location. f. The tentative subdivision shall be revised as follows: l) Show the proposed sidewalk ramps at the western driveway to the property from "K" Street. 2) Show proposed sewer and drainage. 3) Show complete dimensions of the proposed private way. A minimum width of 24 feet curb to curb shall be provided. C. DISCUSSION 1. Adjacent zoning and land use. North R-3 Apartments South C-C and R-3 Welding Supply and Apartments East R-3 and C-C Apartments and Equipment Rental West R-3 and C-O Apartments and Office Building 2. Existing site characteristics. The project site is comprised of four parcels which form a U-shaped configuration totaling 1.68 acres. The street frontage is interrupted in the center by a 170' x 120' lot occupied by a welding shop at 341 "K" Street. The subject property has 43 feet of street frontage along the east end and 107 feet along the west. The majority of the property is vacant. 3. Proposed development. The developer proposes to construct a 51-unit condominium project on the subject property. The development will consist of three residential structures, each three stories in height. There will be a 12-unit structure, a 21-unit structure and an 18-unit structure. All of the units will be two-bedroom. There will be 17 flat ground level units and 34 townhouse units constructed over the flat units. Parking for 93 cars (54 in carports and 39 open spaces) will be provided on the periphery of the project. Amenities include a swimming pool and a laundry/storage structure in the center of the project. The proposed development meets the condominium requirements relating to open space, private open space, storage and parking. The development was reviewed and approved by the Design Review Committee on March 1, 1984. City Planning Commission Agenda Items for Meeting of January 16, 1985 Page 2 D. ANALYSIS As indicated earlier, the proposed project meets the requirements of the Code relating to condominiums and has received Design Review Committee approval. It is, therefore, appropriate to recommend approval of the tentative map. E. FINDINGS Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Theoka Village, Chula Vista Tract 85-6, 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 Elements as follows: a. Land Use The developer was granted a conditional use permit {PCC-84-6) allowing residential development on the subject property. b. Circulation - The project will be served by existing streets and no streets are required across the property to serve adjacent areas. c. Housing The project will provide additional home ownership opportunity for the residents of the community. d. Conservation - The site is located within an urbanized area and has been previously developed. e. Park and Recreation, Open Space - The developer is required to pay Park Acquisition and Development fees of $250.00 per unit, a total of $12,750.00 in lieu of dedicating and improving parkland. f. Seismic Safety - The property is not near any known earthquake faults. g. Safety - The site is well within the response time of the fire station located on "F" Street and two fire hydrants are required onsite. h. Noise - The units meet the requirements of the U.B.C. City Planning Commission Agenda Items for Meeting of January 16, 1985 Page 2 i. Scenic Highway - The site is not adjacent to a designated scenic route. j. Bicycle Routes - The adjoining street is not a designated bike route but will accommodate bicycles. k. Public Buildings No public buildings are proposed on the 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 1585P/OO14Z I MFO ~ ~- ~ I FAST MFD ,.,- I ~o~ I FOOD ~ ~ I ~ I I ~[ST. [. ,~o ! ~ ~,~ , .... L~ o~-I~ l .... ~.J ~_~ o i LOCATOR Pcc-84-6 ~1 Two B~m C~dom/mum ~nvn/n negative Jeclaration- PROJECT NAME: Snug Haven Condominiums PROJECT LOCATION: 325-345 "K" Street PROJECT APPLICANT: Mary Kaye CASE NO: IS-84-9 DATE: February 3, 1984 A. Project Settin~ The project site involves 1.68 acres of property located 300 feet west of Third Avenue on the north side of "K" Street. The site has been partially cleared for development and one existing warehouse-type structure is presently located on the property. The adjacent land uses consist of a welder supply business and "K" Street to the south, multiple family, and an equipment rental business to the east, multiple family to the north and multiple family and professional offices to the west. The project site is void of any significant vegetation or wildlife and there are no significant natural or manmade resources present. No known geologic hazards have been identified at the project vicinity. B. Project Description The proposed project consists of 51 condominum units (all two bedroom) located in three 3-story structures. In addition, the proposed project contains 93 on-site parking spaces. Two 24-foot wide access drives from "K" Street will serve the propoged project. C. Compatibility with Zoning and Plans Multiple family units are permitted in the C-O and C-C zones subject to approval of a conditional use permit. Approval of a proposed lO-foot high wall between the adjacent welders supply land use and the proposed project will require approval of the Planning Commission. The project is in basic conformance with the General Plan. D. Identification of Environmental Effects 1. Soils Adverse soil conditions have been addressed in a soils report submitted by the applicant (Southern California Soil Testing, Inc., 1981). Recommendations included in the report will reduce impacts to a level of insignificance. city of chula vista planning department environmental review section ~l.~J - 2 - 2. Schools The local elementary and junior high schools are operating above capacity. The additional students (lO elementary and 15 junior high) generated from this project will further tax an existing condition of overcrowding. The developer shall comply with School District requirements to assure that adequate classroom space will be available. 3. Parks This project will increase the need for park facilities in this area. Standard development requirements dictate that the applicant will be required to pay park in-lieu fees for acquisition and development of future park land. 4. Fire Safety Adjacent land use to the south and east of some of the proposed residential units is a welders supply business which routinely stores flammable products within existing commercial structures. A 10-foot high masonry wall is proposed by the applicant to provide fire safety to the proposed project. The City's F~re Marshal indicates that the wall is necessary to provide a reasonable degree of protection for the future residents. E. Mitigation necessary to avoid significant effects 1. A 10-foot high masonry wall shall be constructed along the north and west property lines of the adjacent welders supply land use. (The following measures are standard development requirements): 2. Recommendations contained in the soils report submitted by the applicant shall reduce impacts to a level of insignificance. 3. The developer shall comply with the public services element of the General Plan relating to school facilities. 4. The developer shall pay park acquisition and development in-lieu fees concurrent with the final subdivision map. F. Findings of Insignificant Impact 1. The project site is void of any significant natural or manmade resources. Adverse soil conditions have been addressed with recommendations contained in a previously prepared soils report (Southern California Soil Testing, Inc., 1981) 2. The residential proposal 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 - 3. No impacts are anticipated to occur which could interact to create a substantial cumulative effect on the environment. 4. The project will result in limited additional vehicle and no significant increase in related emission or noise will occur. The proposed 10'+ high wall will preclude any significant impact on human beings. - G. Consultation 1. Individuals and Organizations City of Chula Vista Steve Griffin, Associate Planner Duane Bazzel, Assistant Planner Ted Monsell, Fire Marshal Tom Dyke, Building Department Roger Daoust, Senior Civil Engineer Laurence Reuden - Applicant's designer 2. Documents IS-80-54, Snug Harbor Condominiums Soils Report (Southern California SOil Testing, Inc. 1981) 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. ~[N~C~OORDINATOR WPC 0745P EN 6 (Rev. 12/82) city of chula vista planning department environmental review section EN 6 (Rev. 12/82) City Planning Commission Agenda Items for Meeting of January 16, 1985 Page 1 4. PUBLIC HEARING: PSP-84-1; Consideration of modification of Planned Sign Program for Bonita Village Shopping Center at 4040/4164 Bonita Road - Dwain Kantor & Associates for Bonita Ventures A. BACKGROUND The applicant is requesting a modification to an approved Planned Sign Program, PSP-84-1, for the Bonita Village Shopping Center located at 4040/4164 Bonita Road in the C-C-D zone in order to be permitted to erect a third freestanding sign to provide identification for a new tenant, namely, Qwik Korner, a convenience market. The project is exempt from environmental review as a Class ll(a) exemption. B. RECOMMENDATION Adopt a motion to deny the request. C. DISCUSSION Shopping Center The Bonita Village Shopping Center is located on the south side of Bonita Road extending easterly from Willow Street approximately 1150 feet. The center is comprised of 5 parcels with a combined area of 8.08 acres. Within the center there are two freestanding buildings which are San Diego Trust and Savings Bank and Great American San Diego Federal Savings and Loan. The center was developed at different times with the westerly portion having been constructed a number of years ago and the easterly section developed most recently. Planned sign programs Over the years as the center developed various sign programs have been approved by the Zoning Administrator. The most recent, PSP-84-1, essentially modified two sign programs (PSP-76-2 and PSP-78-1) portions of which still remain in effect. The signs approved earlier and still valid are as follows: 1. Signing for all buildings west of the liquor store; 2. Signing for San Diego Trust and Savings Bank which includes a monument sign on Bonita Road; 3. Signing for Great American Federal which also includes a monument sign on Bonita Road; and City Planning Commission Agenda Items for Meeting of January 16, 1985 Page 2 4. Two freestanding signs for the center, one on the easterly portion and the other on the westerly portion. Existing freestanding signs The two freestanding signs for the center are approximately 21 feet high, contain approximately 75 sq. ft. of sign and room for up to 5 tenants. The sign for the easterly portion of the center is located on the east side of the driveway immediately to the east of drive-thru driveway for San Diego Trust. The sign has 5 panels one of which is currently blank. It is staff's understanding that the panels have been purchased by certain tenants. The owner of the blank panel is no longer in business. However, apparently the sign has not been made available to the applicant (Qwik Korner). Therefore, the applicant is seeking permission to erect a third freestanding sign. Proposed sign The proposed sign would be 15 feet high, contain approximately 45 feet of sign area and located on the west side of the same driveway as the existing tenant sign. The sign would be supported by two tubular poles and interior illuminated. From a design standpoint, the proposed sign is different from the existing sign which is designed to appear like a wood sign and wood supports. D. ANALYSIS In recognition of the linear configuration of the shopping center and the fact that the center is of different architectural design having been developed at different times, the Zoning Administrator has approved two freestanding signs capable of identifying up to lO tenants. In addition, the two freestanding buildings have been allowed monument signs. One of the main purposes of the freestanding sign regulations is to reduce the proliferation of such signs within the commercial areas and to provide for consolidation of signs for shopping centers. The installation of a third sign would only add to the proliferation. In the opinion of the Planning Department, the two existing signs are adequate to provide identification for the tenants. The lack of availability to gain additional identification on the existing signs is not sufficient justification to allow another sign. There are more than l0 businesses in the center, the majority of which cannot be identified on the freestanding signs. This would establish a singular exception for this business over those other businesses. The applicant, being a convenience store, relies heavily on impulse buying and feels that it is essential to their success. The space the applicant intends to lease is situated approximately 200 feet from the street and, therefore, does enjoy very good exposure. The buildings which are closer to the road may compound the problem of visibility and the staff is sympathetic to the applicant's problem. However, we cannot justify the provision for additional signing based on the desire of the applicant to lease this particular space. City Planning Commission Agenda Items for Meeting of January 16, 1985 Page 3 E. CONCLUSION The staff believes that the existing two signs for the center are more than adequate and approval of another sign would only add to the proliferation of signs. The lack of availability on the existing signs is not justification for another sign. The two existing freestanding signs each identify the commercial center and four tenants, whereas the owner of the center could identify five tenants and eliminate the center I.D. on at least one of the signs. For these reasons, it is recommended that the request be denied. WPC 1621P ~,A~J ~etail Offices ~ Comm. ~ Diego ,. ..* ~ .. ,...' ~ .'_~_ , \ . , ,, ,, .... --,, ALLEN ~ ',~ / , .... . , r / ~ ,, ;URREY · DRIV x,z-.uNORTH ..~BONITA VILLAGE SHOPPING CTR.)