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HomeMy WebLinkAboutPlanning Comm Reports/1986/04/09 AGENDA City Planning Commission Chula Vista, California Wednesday, April 9, 1986 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER INTRODUCTORY REMARKS APPROVAL OF MINUTES - Meetings of February 26 and March 12, 1986 ORAL COMMUNICATIONS 1. PUBLIC HEARING: Variance ZAV-86-24: Request to vary from standard parking requirements in order to operate a dance hall at 15 Fourth Avenue 2. PUBLIC HEARING: GPA-86-5: Consideration of an amendment to the Land Use Element of the Chula Vista General Plan designating approximately 44 acres located on the south side of the Otay River and immediately west of 1-805 as "Agriculture & Reserve" 3. PUBLIC HEARING: PCZ-86-C: Consideration to prezone approximately 98 acres of territory located between 1-805 and Rios Avenue and between Rancho Drive and the north facing slopes of the Otay Valley to Agriculture and Floodway zones 4. PUBLIC HEARING: Major Use Permit PCC-86-24M: Requests permission to continue automobile dismantling and scrap operations at 128 Mace Street and 140 Center Street in the Montgomery community of Chula Vista - Mary Reed 5. PUBLIC HEARING: Conditional Use Permit PCC-86-28: Requests permission to construct a child day care facility adjacent to the Chula Vista Alliance Church at the northeasterly corner of Telegraph Canyon Road and Paseo Del Rey - Kids Unlimited, Inc. DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT to the Study Session Meeting of April 16, 1986 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 9, 1986 1. PUBLIC HEARING: Variance ZAV-86-24: Request to vary from standard parking requirements in order to operate a dance hall at 15 Fourth Avenue This application has been withdrawn at the request of the applicant on April 1, 1986. City Planning Commission Agenda Items for Meeting of April 9, 1986 Page 1 2. PUBLIC HEARING: GPA-86-5 - Consideration of an amendment to the Land Use Element of the Chula Vista General Plan designating approximately 44 acres located on thu south side of the Otay River and immediately west o! 1-805 as "Agriculture & Reserve" - City of Chula Vista A. BACKGROUND The City of Chula Vista has filed annexation applications with the Local Agency Formation Commission (LAFCO) to annex territory within the Otay Valley which is presently located within the jurisdictional boundaries of the City of San Diego west of the 1-805 freeway. These territories lie within the boundaries of the approved Chula Vista Sphere of Influence Plan. The Chula Vista General Plan has not designated the land uses for the territories lying south of the Otay River in the Otay Valley which are within the approved Sphere-of-Influence boundary. The designation of these territories must be accomplished in order that the annexation process may continue. The project is exempt from environmental review as a Class 19 exemption. B. RECO~IENDATION Adopt a motion recommending that the City Council adopt a resolution amending the plan diagram of the Land Use Element by designating the &s territories as shown on Exhibit "A" "Agriculture & Reserve." C. DISCUSSION Proposed Annexations As indicated earlier, the City of Chula Vista has filed several applications for annexation within the Otay Valley. Two such applications are the Fenton/Lake and the Mid-Otay Valley Reorganizations involving 77 acres and 62 acres respectively. A portion of each proposed annexation lies within the area proposed for designation as "Agriculture & Reserve" on the General Plan. General Plan The subject property is designated as "Parks & Open Space" on the City of San Diego Otay Mesa-Nestor Community Plan. The adjacent general plan designations are as follows: North "Parks & Public Open Space" (Chula Vista General Plan) South "Low Density Residential 5-10 DU's/acre" (San Diego General Plan) East "Low Density Residential" 1-3 DU's/acre {Chula Vista) West "Parks & Public Open Space" (Chula Vista) City Planning Commission Agenda Items for Meeting of April 9, 1986 Page 2 Adjacent Zoning and Land Use North: FW-Floodway (S.D.} Vacant South: R-l-5 (S.D.) Single family dwellings East: A-l-lO (S.D.) Vacant & Agriculture West: FW-Floodway (S.D.) Vacant D. ANALYSIS The inclusion of the Otay Valley within the approved Sphere of Influence Plan for Chula Vista is to facilitate flood control planning and management and is supported by the ownership pattern in the Otay Valley. Many of the ownerships extend to both sides of the Otay River and annexation of these territories would unify holdings with a single jurisdiction. The proposed General Plan Amendment is consistent with the City of San Diego's Otay Mesa-Nestor Community Plan. This consistency should preclude immediate proposals from adversely affecting the developments within the City of San Diego. If the area is annexed to the City of Chula Vista, additional studies and surveys would be required to determine the land use and circulation pattern of greater degree of specificity. WPC 2640P City Planning Commission Agenda Items for Meeting of April 9, 1986 Page 1 3. PUBLIC HEARING: PCZ 86-C - Consideration to prezone approximately 98 acres of territory located between 1-805 and Ri~ Avenue and between Rancho Drive and the north facin~ Slopes of the Otay Valley to A-B (Agriculture) and F-1 lFloodway) zones. - City of Chula Vista A. BACKGROUND 1. The City of Chula Vista has filed applications with the Local Agency Formation Commission for the purpose of annexing territory presently located in the City of San Diego and within the boundaries of the approved Sphere of Influence for the City of Chula Vista. The area must be prezoned before the annexation applications can be processed and considered. 2. The project is exempt from environmental review as a Class 19 exemption. B. RECOMMENDATION Adopt a motion recommending that the City Council enact an ordinance prezoning the territory A-8 (Agriculture} and F-1 (Floodway) as shown on attached Exhibit "A". C. DISCUSSION North R-2 Single family attached (Playmor) South R-l-5 (S.D.) Single family detached East A-$ (Prezone C.V.) Vacant West R-S-7 & A-70-8 Single family and vacant Existing site characteristics. The area proposed for prezoning lies within the Otay Valley and is diagonally traversed by the Otay River from the northeast corner to the southwest corner. The southerly portion is characterized by very steep slopes. The project area is comprised of 10 parcels totaling 98.14 acres. The properties are vacant except for the property located at 1820 Rios Avenue which is developed with a single-family dwelling. General plan.. The Otay Mesa-Nestor Community Plan of the City of San Diego designates the northwesterly portion of the project area (north of the Otay River) as "Low Density Residential 5 to l0 DU's/acre" and the General Plan of Chula Vista designates the same area as "Medium Density Residential - 4 to 12 DU's/acre". Both plans designate the Otay River as "Parks and Open Space". The area south of river is also shown as "Parks and Open Space" City Planning Commission Agenda Items for Meeting of April 9, 1986 Page 2 by San Diego. At the present time, this area is not designated on Chula Vista's General Plan. A General Plan amendment to designate the area "Agriculture and Reserve" is the previous agenda item. Existing Zoning... The City of San Diego has zoned the Otay River FW (Floodway) and both sides of the river A-l-lO {Agriculture). The adjacent zoning and land uses are as follows: North R-2 Single family attached (Playmor) South R-l-5 (S.D.) Single family detached East A-8 (C.V. Prezone) Vacant West R-S-7 & A-70-8 Single family and vacant D. ANALYSIS It is recommended that the area be prezoned in similar zoning classification as it is presently zoned in the City of San Diego. The Otay River is proposed to be prezoned F-1 (Floodway) and both sides of river prezoned A-8 (Agriculture, 8 acres minimum). The A-8 zoning would function as a holding zone until definitive plans for the area are proposed by the property owners. WPC 2637P RS6 R-3-P-12 C-N-P R-3-G ii :::::::; ...... .............. ~S~iO;) .......... ::::::::::: ......: ehE~0N£::::::::::::: ...... ::: : ~S~iDL)ii FINNE¥ ELEMENTARY SCHOOL R-1-5 LEMONSEED DRIVE PALM AVE. EXHIBIT A FENTON/LAKE PREZONE PCZ-86-C 200' 0 400' PROPOSED PREZONING OF APPROXIMATELY 98 ACRES TO A-8, AGRICULTURAL ZONE & F-l, FLOODWAY ZONE. 400' 100' 200' Planning Commission Agenda Items for Meeting of April 9, 1986 Page 1 ~. PUBLIC HEARING: Major Use Permit PCC-86-24M, request to continue automobile dismantling and scrap operations at 12U Mace Street and 14O Center Street in the Montgomery community of Chula Vista - Mary Reed A. BACKGROUND The applicant requests continuation of two auto dismantling sites previously approved by the County of San Diego under Major Use Permit P 75-88, which expired January 9, 1986. The sites are located at 128 Mace Street and 140 Center Street within the Montgomery annexation area, in an M-58 heavy industrial zone. An Initial Study, IS-86-31M, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on March 20, 1986. The Environmental Review Coordinator concluded that there would be no significant environmental effects and recommended that the Negative Declaration be adopted. The Montgomery Planning Committee in its meeting of April 2, 1986, voted unanimously to recommend approval of the proposed major use permit, subject to the following revisions to the conditions for approval proposed by staff: 1. The requested scrap operations uses shall be approved for 24 months or 60 days following adoption of the Montgomery Specific Plan by the Chula Vista City Council. 2. The perimeter fence, at 8 foot height, shall be repaired and maintained in good condition within 30 days of approval of the major use permit. 3. No scrap operations or auto dismantling shall be conducted outside the perimeter fence of either site. All storage, scrap, or other articles shall be kept behind and below the fence line so that it may not be seen from outside the property. Trucks shall be tied down and cleaned of debris on site within the perimeter fence, and may not conduct such activities within the right of way. The revised conditions recommended by the Montgomery Planning Committee have been incorporated into the conditions recommended by staff, and are listed in section B (2.) fo this report. B. RECOMMENDATION 1. Find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-86-31M. Planning Commission Agenda Items for Meeting of April 9, 1986 Page 2 2. Based on findings contained in Section "E" of this report, adopt a motion to approve the request, PCC-86-24bl, to continue existing auto dismantling and scrap operations at 128 Mace Street and 140 Center Street subject to the following conditions: a. Requested scrap operations use shall be approved for 24 months or until 60 days after adoption of the Montgomery Specific plan, whichever occurs sooner. b. Perimeter fence at 8 foot height shall be repaired and maintained in good condition within 30 days after approval of the major use permit, and shall be maintained in good condition thereafter. c. No scrap operations or auto dismantling shall be conducted outside the perimeter fence. All storage, scrap, or other articles shall be kept behind and below the fence line so that it may not be seen from outside the property. Trucks shall be tied down and cleaned of debris onsite within the perimeter fence, and shall not conduct such activities within the right of way. d. Operation of all equipment associated with the use must comply with the performance standards outlined in Section 6300 of the zoning ordinance, for operations within an M-58 zone. Should noise levels exceed the performance standards, all necessary measures shall be taken to achieve compliance with the standards. e. Paving and street improvements to Center Street, Britton Avenue and Mace Street, for that half of the right-of-way adjacent to and within the boundaries of the project sites, shall be required; the extent of street improvements to be determined by the Engineering Department of the City of Chula Vista. f. Interim dust control measures shall be instituted along the Britton Avenue right-of-way for that period of time prior to installation of paving and road improvements. Temporary pavement shall consist of two inches of compacted decomposed granite, the top one inch of which has been treated with SC-250 asphalt road oil to form a water-resistant and dust free wearing surface. Penetrants shall be applied at such rates or a sufficient number of times to produce the specified wearing surface. A weed killer shall be applied in accord with the manufacturer's instructions to the entire area to be paved. Plans for installation of temporary pavement is subject to the approval of the Director of Planning. Failure to comply with any condition of approval shall cause this permit to be reviewed by the City for additional conditions or revocation. Planning Commission Agenda Items for Meeting of April 9, 1986 Page 3 C. DISCUSSION Adjacent zoning and land use. North M-52 Limited Industrial Zone Commercial and industrial uses South M-58 Heavy Industrial Zone Industrial park, junkyards, one residence, auto repair facilities East M-54 General Industrial Zone Industrial yards, isolated & M-$2 Cimited Industrial Zone residences West M-54 General Industrial Junkyards Existing site characteristics. The project sites consist of two parcels located at 140 Center Street and 128 Mace Street, within the Montgomery community of Chula Vista. Both sites contain auto dismantling and scrap yards which have been conducted since 1973 under a special use permit, and later under a major use permit which expired on January 9, 1986. The first site, located at 140 Center Street is the site of an existing auto dismantling yard, auto storage, and towing service. The perimeter of the property is surrounded by an 8-foot high aluminum fence which has been painted a light beige color. A narrow landscape strip is in existence between the fence and the street. Center Street is paved, but is not improved to City standards; the street is not of sufficient width and there is no curb, gutter or sidewalk. Center Street ends as a public right-of-way at the entrance of the yard, but continues as a private easement along the eastern boundary of the site. The lot is level and is located in proximity to, but not within the floodplain for the Otay River. The second site, located at 128 Mace Street contains both automobile dismantling and scrap operations. An 8-foot high solid wood fence surrounds the property, sections of which appear to be in disrepair. There is little or no landscaping evident, aside from a sparse scattering of ornamental bushes. The site is a flat, level lot. Recently, complaints have been filed with staff that the scrap operations yard at 128 Mace Street contained large unsightly piles of scrap that could be seen protruding higher than the fence line, that abandoned autos littered the Britton Area right-of-way, and that auto dismantling was occurring on adjacent lots. The overall effect was aesthetically unpleasing to surrounding areas. The second site is adjacent to Mace Street on the eastern boundary, to Britton Avenue on the south, and to Center Street on the west. Mace and Center Street are paved, unimproved roadways. Britton Avenue lacks both paving and improvements. Planning Commission Agenda Items for Meeting of April 9, 1986 Page 4 Both project sites are located north of the Otay River outside of the floodplain. Commercial and industrial businesses are located to the north, along Main Street. To the east are industrial yards and isolated residences. To the south are automobile dismantling operations, an industrial park and one residence, with additional auto dismantling yards located to the west. Proposed use. The project consists of continuation of the existing automobile dismantling and scrap operations uses previously granted by Major Use Permit P-75-88 by the County of San Diego. Similar establishments. Within the immediate vicinity of Mace Street and Center Street there are three other auto dismantling and/or scrap yards operating under Major Use Permits granted by the County of San Diego. Several other auto wrecking and dismantling yards exist south of Main Street between Center Street and Del Monte Avenue in Montgomery. D. ANALYSIS The request for approval of a Major Use Permit at these sites came about as a result of an investigation by staff into complaints that the scrap yard site at 128 Mace Street was operating in violation of their major use permit by creating unsightly piles of scrap rising above the fence line, which could be viewed by passersby. It was subsequently discovered that the existing major use permit permitting both this operation and an auto dismantling and storage site at 140 Center Street had expired on January 9, 1986, without being renewed. The applicant was informed of this violation and has submitted an application for a new major use permit to continue operation at both sites. The sites have been utilized for scrap operations under major use permits approved by the County of San Diego since 1973. After in-depth analysis of the site, staff has concluded that a recommendation of approval of the applicant's request can be supported, subject to the conditions outlined in Section B of this report. The conditions of approval for this major use permit serve to address three outstanding issues identified with continued operation of scrap and auto dismantling facilities at these sites. These issues are, land use compatibility with the current Chula Vista General Plan, impacts to community aesthetics, and the lack of road improvements as required by the City of Chula Vista Engineering Department. Planning Commission Agenda Items for Meeting of April 9, 1986 Page 5 Land Use The current General Plan Land Use diagram places a limited industrial/ research designation over the entire area north of Main Street within the Montgomery annexation area. The project is not a limited industrial use, but is more appropriately classified as a general industrial activity. In addition, a work program and base research has begun on a specific plan for the Montgomery annexation area, which is tentatively scheduled for completion in April 1987. There is no indication at this time as to the type of long term land use designations to be recommended for this area. The major use permit requests a continuation of an existing use which has been conducted for a long period of time. Continuation of this use for a short interim period pending completion of the Specific Plan, and/or establishment of limited industrial activities more in keeping with the current general plan, would represent compliance with the general plan's call for the gradual and methodical conversion of the subject area to limited research industrial activities. Accordingly, staff recommends that the major use permit be approved for a period of one year, pending resolution of long term land use questions for this area of Montgomery. Aesthetics Complaints have been filed with staff that the on-going scrap operation at 128 Mace Street is unsightly and results in degradation of community aesthetics in surrounding areas Large piles of scrap have been reported protruding above the fence, abandoned automobiles have been left within the right-of-way and there are complaints that auto dismantling is occurring outside the fence on adjacent properties. The perimeter fence is solid wood, approximately 8 feet in height, portions of which are in disrepair. A major issue in this case is that the conditions of approval granted previously while under San Diego County jurisdiction are not in keeping with City policies governing design and landscape requirements for auto wrecking yards and scrap yards within the Chula Vista Municipal Zoning Ordinance jurisdiction. There is little or no landscaping incorporated into either site, the current design makes little provision for on-site parking, and in the case of the Mace Street site the existing fence does not adequately shield surrounding properties from the more unsightly aspects of the use. The continued use of the sites for scrap operations is recommended for a period of one year pending resolution of long term land use questions for this area. If, at that tie, it has been determined that auto wrecking and scrap operations will continue in this area, then the renewal of the major use permit will involve implementation of integrated design, landscape and aesthetic enhancement policies associated with long term scrap operations uses. Planning Commission Agenda Items for Meeting of April 9, 1986 Page 6 Public Improvements The sites at 140 Center Street and 128 Mace Street are served by three streets: Mace Street, Britton Avenue, and Center Street. The Engineering Department for the City of Chula Vista has indicated that these streets are not improved to City standards, and that the applicant will be required to complete road improvements for that half of all streets adjacent to and within the boundaries of the project site. The type and extent of street improvements will be determined by the Traffic Engineer. Planning staff is recommending interim dust control measures be instituted along the Britton Avenue right-of-way for that period of time prior to installation of paving and road improvements. In addition to these issues, the Environmental Review Coordinator has indicated that there is a potential for impacts to surrounding areas from noise generated by an existing auto crushing machine located at the site at 128 Mace Street. The applicant has agreed to comply with noise emission standards outlined in the performance standards in Section 6300 of the Zoning Ordinance governing the Montgomery annexation area, and to mitigate noise emissions if necessary. 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 is the continuation of existing facilities which provide for the storage and recycling of inoperable vehicles for reuse by the community. The use is compatible with several allied automotive related industries located throughout the area. 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. Approval of the proposed use, as conditioned will not result in impacts from noise or aesthetic degradation that will adversely affect humans or surrounding properties. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposed use complies with Zoning Ordinance requirements governing the Montgomery annexation area for the M-58 heavy industrial zone, with approval of a major use permit. Planning Commission Agenda Items for Meeting of April 9, 1986 Page ? 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. In granting continuation of an existing use for an interim period pending completion of the Montgomery Specific Plan, approval of the major use permit will not adversely affect the General Plan of the City of Chula Vista. WPC 2665P negative declaration PROJECT NAME: Major Use Permit to continue two scrap and automobile dismantling yards PROJECT LOCATION: 140 Center Street and 128 Mace Street PROJECT APPLICANT: Mary Reed CASE NO: IS-86-31M DA~E: March 21, 1986 A. Project Setting The project sites consist of two parcels located at 140 Center Street and 128 Mace Street, within the Montgomery community of Chula Vista. Both sites contain auto dismantling and scrap yards which have been conducted since 1975, under a special use permit, and later under a major use permit which expired on January 9, 1986. Both sites received a Negative Declaration when Major Use Permit P75-88 was granted on January 9, 1976. The first site, located at 140 Center Street is the site of an existing auto dismantling yard, auto storage, and towing service. The perimeter of the property is surrounded by an 8-foot high aluminum fence which has been painted a light beige color. A narrow landscape strip is in existence between the fence and the street. Center Street is paved, but is not improved to City standards, the street is not of sufficient width and there is no curb, gutter or sidewalk. Center Street ends as a public right-of-way at the entrance of the yard, but continues as a private easement along the eastern boundary of the site. The lot is level and is located in proximity to, but not within the floodplain for the Otay River. The second site, located on 128 Mace Street contains both automobile dismantling and scrap operations. An 8-foot high solid wood fence surrounds the property, sections of which appear to be in disrepair. there is little or no landscaping evident, aside from a sparse scattering of ornamental bushes. The site is a flat, level lot. Recently, complaints have been filed with staff that the scrap operations yard at 128 Mace Street contained large unsightly piles of scrap that could be seen protruding higher than the fence line, that abandoned autos littered the Britton Avenue right-of-way, and that auto dismantling was occurring on adjacent lots. The overall effect was aesthetically unpleasing to surrounding areas. The second site is adjacent to Mace Street on the eastern boundary, to Britton Avenue on the south, and to Center Street on the west. Mace and Center Street are paved unimproved roadways. Britton Avenue lacks both paving and improvements. Both project sites are located north of Otay River outside of the floodplain. Commercial and industrial businesses are located to the north, along Main Street, to the east are industrial yards and isolated residences, to the south are automobile dismantling operations, an industrial park and one residence, with additional auto dismantling yards located to the west. city of chula vista planning department ~ environmental review section -2- B. Project Description The project consists of continuation of the existing automobile dismantling and scrap operations uses previously granted by Major Use Permit P-75-88 by the County of San Diego. C. Compatibility with Zoning and Plans The current General Plan Land Use diagram places a limited industrial research designation over the entire area north of Main Street within the Montgomery annexation area. The project is not a limited industrial use, but is more appropriately classified as a general industrial activity. In addition, a work program and base research has begun on a specific plan for the Montgomery annexation area, which is tentatively scheduled for completion in April 1987. There is no indication at this time as to the type of long term land use designations to be recommended for this area. The major use permit requests a continuation of an existing use which has been conducted for a long period of time. Continuation of this use for a short interim period pending completion of the Specific Plan, and/or establishment of limited industrial activities more in keeping with the current general plan, would represent compliance with the general plan's call for the gradual and methodical conversion of the subject area to limited research industrial activities. The current zoning for both sites is an M-58 heavy industrial use type, which permits scrap operations with approval of a Major Use Permit. D. Identification of Environmental Effects 1. Noise. The project site located at 128 Mace Street contains an automobile crushing machine located approximately 40 feet from the northern property line. Current zoning ordinance performance standards for Montgomery specify that operation of this machine for crushing autos between the hours of 8:00 a.m. and 5:00 p.m. on workdays may not exceed 80 decibels, as measured from the property line in an M-58 industrial zone. 2. Land Use. AS was previously mentioned, the project is a general industrial activity located in an area designated for limited research industrial uses. Since, however, this request is for continuation of an existing use, a period not to exceed one year, pending completion of the Montgomery Specific, the project would be deemed in compliance with the intent of the General Plan. 3. Aesthetics. Complaints have been filed with staff that the on-going scrap operation at 128 Mace Street is unsightly and results in degradation of community aesthetics in surrounding areas. Mitigation measures have been incorporated into the project which would ameliorate this -3- effect by requiring that the operation be conducted entirely within a solid fenced area, that no scrap articles be seen from outside of the fence, and that the 8-foot solid fence be repaired and maintained in good condition at all times. Although both sites lack sufficient landscaping to adequately buffer the effects of scrap operations from surrounding areas, continuation of the use is for a relatively short duration, pending development of long-term land use, design and landscape policies for the area. 4. Maintenance of Public Facilities As was previously noted, both sites are situated adjacent to Center Street, Britton Avenue, and Mace Street, which are not improved to City standards. The Engineering Department has indicated that road improvements will be required for each of these streets, the extent of improvements to be determined by the Traffic Engineer when appropriate. E. Mitigation necessary to avoid significant effects The following are measures incorporated into the project which reduce the environmental effects of the project to a level of insignificance: 1. Noise The project must be in compliance with noise levels specified in the performance standards of Section 6300 of the Ordinance, relative to operations within the M-28 heavy industrial zone. 2. Land Use The continuation of the use for a period not to exceed one year, pending completion of the Montgomery Specific Plan represents compliance with General Plan policies. 3. Public Facilities Improvements to Center Street, Britton Avenue, and Mace Street as per City Engineering standards are required by the City of Chula Vista Engineering Department. 4. Aesthetics Approval of the project is conditioned upon maintenance of the perimeter fence and containment of scrap operations within the concealed area to ameliorate outstanding unsightly conditions. Continuation of the use for a period not to exceed one year will allow development of comprehensive landscape and design policies to be applied to the area, once land use questions are resolved. -4- F. Findings of Insignificant Impact 1. The proposed auto dismantling and scrap operations yards utilizing mitigation measures incorporated into the project, will not result in the degradation of the environment. 2. The project reduces short-term environmental effects to a level of insignificance, while programs to achieve long-term environmental goals are formulated. 3. The incorporation of mitigation measures into the proposed project reduces any cumulative impacts to a level of insignificance. 4, The project, in meeting performance standards for noise generation, will not result in impacts that will adversely affect human beings. G. Consultation 1. Individuals and Organizations City of Chula Vista: Mando Liuag, Associate Planner Roger Daoust, Senior Civil Engineer Steve Griffin, Associate Planner Duane Bazzel, Associate Planner Gene Grady, Building and Housing Department Carol Gove, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Agent: Phillips Reynolds Engineering, Attn: Bill Lund 2. Documents Chula Vista General Plan County of San Diego Zoning Ordinance The Initial Study application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. ENVIRONMENTAL REVIEW COORDINATOR ~ ]i WPC 2641 P EN 6 {Rev. 5/85) L city of chula vista planning department " environmental review section K~ A FP~v I?/R?~ I I MAIN BRITTON AVE. M-54 ~ PROJECT' AREA ' I I I M54 CITY OF CHULA VISTA DISCLOSURE STATE~NT APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS ' IWHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING [COMMISSION AND ALL OTHER OFFICIAL BODIES. The following information must be disclosed: ). List the names of all persons having a financial interest in the application. List the names of all persons having any ownership interest in the property 'involved. 2. If any person identified ~ pursuant to (1) above is a corporation or partnership, list · the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. 3. If any person identified pursuant to (1) above is a non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes No If yes, please indicate person(s) ~s..defi~ned. as: ."Any individual, firm, copartnership, joint venture, ass~ )s.oc~al ClUO, traterna/ organization, corporation, estate, trust, receiver, syndicate, I th!.s..and, any other county, city and county, city, municipality, dist,,rict ~o~dioC~ee~ I ~political subdivision, or any other group or combination acting as a unit. - Signature o~ appl~ant/date woo o7o1 E-. A-IlO P-rint or type name of applicant City Planning Commission Agenga Items for Meeting of April 9, 1986 Page 1 5. PUBLIC HEARING: Conditional Use Permit PCC-86-28; request to construct child daycare facility on 1.O1 acres north of Telegraph Canyon Road and east of Paseo del Rey - Kids Unlimited, Inc. A. BACKGROUND This item involves a request to construct a child daycare facility for 144 children on 1.O1 acres located adjacent to the Chula Vista Alliance Church at the northeasterly corner of Telegraph Canyon Road and Paseo del Rey in the R-3-P-IO zone An Initial Study, IS-86-35, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on March 17, 1986. 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-86-35. 2. Based on findings contained in Section "E" of this report, adopt a motion to approve the request, PCC-86-28, to construct a child daycare facility on 1.01 acres north of Telegraph Canyon Road and east of Paseo del Rey subject to the condition that the site plan and elevations shall conform to the plan approved or conditionally approved by the Design Review Committee (Reference P-86-15). C. DISCUSSION Existing site characteristics The project site is a 1.O1 acre parcel of land located southeast of the existing Chula Vista Alliance Church and north of the Telegraph Canyon Road drainage channel. The site is located approximately 450 ft. east of Paseo del Rey. A steep slope currently exists at the east end of the property; single-family dwellings located to the east are approximately 38 ft. higher than the proposed building pad. Access to the site consists of an existing 24 ft. wide drive from Paseo del Rey. Proposed use The child care facility would include a 6,988 sq. ft. one-story building, approximately ll,O00 sq. ft. of outdoor play area, and 26 on-site parking spaces. The facility would serve up to 144 children with a staff of 12 employees. Hours of operation would be between 6:30 a.m. and 6:00 p.m., Monday through Friday. City Planning Commission Agenga Items for Meeting of April 9, 1986 Page 2 Similar establishments The City has recently approved two other large child day care facilities which have not as yet been constructed. The closest one is an 11,400 sq. ft. facility for 275 children to be located at the southeast corner of Paseo del Rey and East "J" Street -- one-half mile north of the present proposal. The other is an 11,500 sq. ft. facility for 204 children to be located in Bonita on the west side of Otay Lakes Road just to the north of Allen School Lane. D. ANALYSIS The site in question is a City-owned parcel for which a Request for Proposals was issued in September, 1985. Although both permitted and conditional use projects under the R-3-P-IO zoning were eligible for consideration under the RFP, the subject child care facility was the only proposal received by the November deadline. The State licensing agency for child care facilities requires 75 sq. ft. of exterior space and 35 sq. ft. of interior space per child. There is no standard for off-street parking. The facility in question would provide approximately 76 sq. ft. of exterior play space and 49 sq. ft. of interior space per child, plus 26 off-street parking spaces. The City does not currently have an off-street parking standard for child care facilities. However, most jurisdictions apply a standard of one space for every employee plus adequate drop-off area. With 12 employees and 26 off-street spaces, there would be at least 14 extra spaces for drop-offs and pick-ups using the one space per employee standard. The Kinder Care facility in Bonita was recently approved with 204 children, 20 employees, and 34 off-street parking spaces. In terms of noise impacts from the facility, an acoustical analysis was conducted which found that play yard noise impacts on adjacent residents to the east would be naturally mitigated by the existing slope on the eastern boundary of the property {38 ft. height differential), the distance from the residents, and to some degree by the masking effects of traffic noise. The analysis did find that it would be necessary to erect a fence along the southerly boundary of the property in order to reduce the noise levels reaching the site from Telegraph Canyon Road. This requirement was addressed by the Design Review Committee. The Design Review Committee considered and approved the site plan and elevations for the project on April 3, 1986. The Engineering Department reviewed the proposal and offered the following comments: 1. A grading permit will be required. City Planning Commission Agenga Items for Meeting of April 9, 1986 Page 3 2. The existing overhead utilities on-site will have to be placed underground. 3. Easements must be obtained from adjacent property owner for access and utilities. For the reason noted above, we recommend approval of the proposal based on the following findings. 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 facility will expand the level of child care services to the community. The facility is located convenient to a major collector street and active commercial center and will thus provide a convenient location for the provision of this service. 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 potential for adverse noise impacts from the facility has been analyzed and found to be in conformance with City standards. Inside and outside activity areas meet or exceed State standards, and parking will be more than adequate to serve a facility of this size. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. Compliance with all applicable codes and regulations will be required prior to the issuance of building permits for the project. The site plan and elevations for the project are subject to Design Review Committee approval. 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. A child care facility is consistent with the General Plan designation for the property. WPC 2688P/2652P negative declaration PROJECT NAME: Kids Unlimited, Incorporated, Child Care Facility PROJECT LOCATION: Northeast quadrant of Paseo Del Rey and Telegraph Canyon Road, approximately 450' east of Paseo Del Rey PROJECT APPLICANT: Kids Unlimited, Incorporated 2121 Newcastle Cardiff-by-the-Sea, California 92007 CASE NO: IS-86-35 DATE: March 17, 1986 A. Project Setting The projeJt site involves a 1.01 acre parcel of land located southeast of the existing Alliance Church and north of the Telegraph Canyon Road drainage channel. The site is located approximately 450' east of Paseo Del Rey. Single-family dwellings are located to the east approximately 38' higher than the proposed building pad. A steep slope currently exists at the east end of the property. Access to the site consists of an existing 24' wide drive from Paseo Del Rey. Earthquake fault traces from the La Nacion fault system have been identified approximately 1/2 mile to the east of the project site. B. Project Description The project consists of the construction of a 6,988 sq. ft., one-story, child care facility designed to accommodate 144 children during the hours of 6:30 a.m. to 6:00 p.m. A total of 26 on-site parking spaces are proposed. C. Compatibility with Zoning and Plans The proposed child care facility is located within the R-3-P-IO zone {Multiple Family) which will require the approval of a Conditional Use Permit by the Planning Commission. In addition to this land use approval is a requirement for the approval of a Precise Plan by the Design Review Committee. The project is compatible with the "Retail Commercial" and "Medium Density Residential" designations of the General Plan. The project is located north of Telegraph Canyon Road, which is designated in the Scenic Highways Element of the General Plan as a "scenic route." Landscaping and architecture will be subject to review by the Design Review Committee for conformance with established design criteria. D. Identification of Environmental Effects Noise The proposed child care facility will be located approximately lO0' from Telegraph Canyon Road, which is currently handling 24,670 average city of chula vista planning department environmental review section vehicle trips. The applicant has submitted a noise analysis Iprepared by General ~coustics, February 28, 1986) which recommends that a solid wood fence be~constructed along the southerly boundary of the site to reduce traffic noise impacts below 65 dBA, the maximum outdoor noise limit for recreation areas as specified in the Noise Element of the Chula Vista General Plan. The applicant proposes to mitigate this noise impact by providing a recommended 6' high wood fence which will bring present levels down to 63.7 dBA and 64.9 dBA in the future. The acoustical analysis also measured potential impacts of the child care facility on adjacent residential areas. The existing slope located at the east end of the property will shield any noise impacts from the facility that may impact adjacent dwellings. In addition, traffic noise emanating from Telegraph Canyon Road will also mask any project-related noise impacts. No additional mitigation will be required. E. Mitigation necessary to avoid significant effect~ The applicant proposes to install a 6' high wood fence along the southerly boundary of the project to reduce on-site noise impacts below 65 dBA. This will reduce noise impacts below a level of significance. No additional mitigation will be necessary. F. Findings of Insignificant Impact 1. The proposed child care facility which is located 38' below adjacent residential land uses will not degrade the quality of the environment. 2. The project will not achieve long-term benefits to the disadvantage of short-term environmental goals. 3. The project will not result in significant cumulative traffic impacts on Paseo Del Rey or Telegraph Canyon Road. 4. The project will not result in environmental impacts that are considered adverse to human beings but rather will provide a beneficial service to working families needing daytime child care. G. Consultation 1. Individuals and Organizations City of Chula Vista: Mando Liuag, Associate Planner Roger Daoust, Senior Civil Engineer Steve Griffin, Associate Planner Duane Bazzel, Associate Planner Gene Grady, Building and Housing Department Carol Gove, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Agent: Michael W. Adams 2. Documents Acoustical Analysis Report for Children's World {General Acoustics, February 28, 1986) Noise Element of the Chula Vista General Plan The Initial Study application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. WPC 2632P EN 6 {Rev. 5/85) city of chula vista planning department environmental review section open spoce CITY OF CHULA VISTA DISCLOSURE STATEMENT wNT'S STATEMENT OF DISCLOSURE O? CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS ILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING ION AND ALL OTHER OFFICIAL BODIES. The following information must be disclosed: 1. List the names of all persons having a financial interest in the application. Kids Unlimited~ INc. List the names of all persons having any ownership interest in the property involved. Kids Unlimited~ Inc. 2. If any person identified pursuant to (1) above is a corporation or partnership, list the names of all individuals owning more than I0% of the shares in the corporation or owning any partnership interest in the partnership. Robert Benson- President Joseph Barnett-Vice President 3. If any person identified pursuant to (1) above is a non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. None 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes No_ ×× If yes, please indicate person(s) ~i~ ~efi~ed. as: ."Any~, firm, copartnershi ~.ioint ~al ~/uD, tra:erna/ organization, cor,oratio, -~-~-P'~2 ~ -, :~, ~rust, receiver, syndicate, I~n~..an~ any other county, city and county, city, municipality, district or other lpolitical subdivision, or any other group or combination acting as a unit." INOTE: Attach additional pages as necessary~..~//~~,~ ~/~/ S~nature WPC 0701P /('J:/,~ ~ rr~nt or type name of applicant