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HomeMy WebLinkAboutPlanning Comm Reports/1986/12/17 AGENDA City Planning Commission Chula Vista, California Wednesday, December 17, 1986 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER INTRODUCTORY REMARKS APPROVAL OF MINUTES - Meeting of November 19, 1986 ORAL COMMUNICATIONS 1. PUBLIC HEARING: (a) GPA-86-6: Consideration of a General Plan Amendment from Medium Density Residential to Retail Commercial for 4.3 acres located at the southeast corner of Otay Lakes Road and East 'H' Street Kelton Title Corporation (continued) (b) PCZ-86-E: Consideration to rezone 4.3 acres located at the southeast corner of Otay Lakes Road and East 'H' Street from R-1 to C-C-P Kelton Title Corporation (continued) 2. PUBLIC HEARING: Conditional Use Permit PCC-87-22: Consideration of request to establish a child day care center located at 618 Fourth Avenue - Educare Children's Center 3. PUBLIC HEARING: PCS-87-2: Consideration of a tentative subdivision map for Gentry Villas, Chula Vista Tract 87-2 located at 669 'E' Street 4. REPORT: PCZ-87-C: Consideration to rezone portions of the Las Flores Study Area from R-2 to R-1 DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT to the Regular Business Meeting of January 14, 1987 at 7:00 p.m. in the Council Chambers TO: City Planning Commission FROM: George Krempl, Director of Planning SUBJECT: Staff Report on Agenda Items for Planning Commission Meeting of December 17, 1986 l(a) PUBLIC HEARING: GPA-86-6, proposal to amend the plan diagram of the Land Use Element of the Chula Vista General Plan by .the redesi~nation of two adjoining ~arcels of land, which have an Aggregate area of about 4.32 acYes, and are located in the southeasterly quadrant of East "H" Street and Otay Lakes Road, from "Medium Density Residential" to "Retail Commercial." A. BACKGROUND 1. The subject request is a component of a joint application for the redesignation of a certain 4.32-acre site located in the southeasterly quadrant of East "H" Street and Otay Lakes Road from "I~edium Density Residential" to "Retail Commercial," and the rezoning of the said site from "R-l" to "C-C-P." The approval of the redesignation request (General Plan Amendment), which is the subject matter of this report, is prerequisite to the consideration of the proposed rezoning, PCZ-86-E. 2. The proposed General Plan Amendment and rezoning would enable the applicant to submit project plans for the development of the site in question. 3. Environmental Review An Initial Study, IS-87-1, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on August 14, 1986. The Environmental Review Coordinator concluded that there would be no significant environmental effects, and recommended that the Negative Declaration be adopted. B. RECOMMENDATION That the City Planning Commission: 1. Adopt the Draft Negative Declaration issued under IS-87-1. 2. Recommend that the City Council deny the applicant's request for the amendment of the Chula Vista General Plan. C. BASIC INFORMATION 1. Subject Property The subject property consists of two parcels of land, which are physically separated by a steep slope. Both parcels are vacant. City Planning Commission Agenda Item for Meeting of December 17, 1986 Page 2. Existing General Plan Designations {Please see Exhibit A.) North High School Site South Medium Density Residential East Medium Density Residential West College Site 3. Adjacent Zoning and Land Use (Please see Exhibit B.) North R-1 High School South R-1 Church East R-1 Church West R-1 College D. ANALYSIS 1. The subject site is an integral part of the Southwestern College Estates area. The retail commercial needs of this area are, in part, met by the applicant's existing shopping center on the easterly side of Otay Lakes Road, opposite Southwestern College, and immediately north of the site of the proposed Navy Housing Development. This 5.29-acre center is not fully developed, and does not reflect a strong economic picture. 2. The Southwestern College Estates area, within the near future, will also be directly served by a neighborhood shopping center slated for development at the northwesterly corner of East H Street and Otay Lakes Road. In addition to this center and the existing one discussed in the above paragraph, the residents of the area are commercially served by the shopping facilities constituent to the Bonita Commercial Strip, and the large shopping precincts situated at 1-805/Telegraph Canyon Road, and 1-805/East H Street. 3. While the development of nearby EastLake should increase the demand for convenience goods and services, it would be prudent to assume that much of this demand will be met within the 50-acre, retail commercial enclave of the proposed Village Center at EastLake. 4. In summary, the Planning Department believes that the Southwestern College Estates area is served by ample, commercially-zoned territory, and that its residents, as well as those of adjacent settlements do not require the establishment of new shopping areas. The redesignation proposal under consideration is not supported by the submittal of studies which controvert the Department's position. E. CONCLUSION l. The Planning Department does not find that the proposed General Plan Amendment would meet a discernible community or neighborhood need, but would increase commercial overzoning in Chula Vista. {Please see Exhibit C.) City Planning Commission Agenda Item for Meeting of December 17, 1986 Page 3 2. The Applicant's Marketing Report. The marketing report, prepared by Market Profiles for the applicant, concludes that the trading area of the subject site, by mid-1987, would have a population of nearly 9,000, and a deficiency of gross leasable area of approximately 84,400 square feet. This deficiency, according to Market Profiles, would increase to 272,000 square feet by 1991. The conclusions embodied in the marketing report are primarily predicated upon the assumed rapid growth of EastLake, and do not take into consideration the EastLake Corporation's proposal to develop more than 100 acres of commercial territory on site. These conclusions, furthermore, do not reflect the significant volume of retail sales conducted at the region's several Navy Exchanges and Commissaries. The subject trading area is inhabited by a large number of military and retired military families, and its retail expenditures within traditional centers would be consequently lower than those of most trading areas of similar size. In light of the above factors, the Planning Department's position, that the subject area is commercially overzoned, remains unaltered. This position is partially supported by the lack of developmental progress at the applicant's nearby convenience shopping center. 3. The Department suggests that the development and revitalization of the applicant's existing center on Otay Lakes Road to its full potential should be prerequisite to the serious consideration of establishing new retail-commercial districts in the College area. WPC 2951P ;~::".; .......................... .... :~:::' '"' i~.J,ii '"'" ...... :~"~; ' iii! :R~S~:: SOUTHWESTERN ,." :: :P~ .~.~IT:I::::'". .... ..... , .... ........RES~R~flT:I~:: ...'" ....~ COLLEGE '"' :::'":::: ......... ~::' -- :.:::...~ -.- VAC. J (~ MFDJ EAST "H" STREET PARK Property [~ VAC. PARK '-.' EXHIBIT C City of Chula Vista Planning Department Advance Planning Division State of Commercial Zoning: City of Chula Vista October l, 1986 1. Territory Classified Commercial 918.10 Acres (100%) 2. Territory Developed with Commercial Uses 569.8 Acres {62%) 3. Territory Developed with Non-Commercial Uses 215.53 Acres {23%) 4. Vacant Commercial Territory 132.77 Acres {15%) 5. Conclusion: 38% of the commercially-zoned territory of the City of Chula Vista, or 348.3 acres, are either vacant or devoted to the accommodation of non-commercial uses. 6. The city planner's traditional rule-of- thumb calls for the allocation of 1.5 to 2.0 acres of land to the commercial service of 1,000 population. At this rate, the estimated 120,UOU of Chula Vista should be served by 180 to 240 acres of commercially zoned territory.* *Standards of the rule-of-thumb: Neighborhood Commercial 0.5 acres/1,O00 capita Community Commercial 0.5 acres/1,O00 capita Regional Co~mercial 0.4 acres/1,O00 capita Office, Highway, Visitor, Heavy Commercial O.1 to 0.6 acres/1,O00 capita Certain planning authorities have addressed the matter of the acreage required to provide combined neighborhood and community level commercial goods and services to 1,000 persons and have developed the following formulae: Gallion & Eisner, The Urban Pattern, 3rd ed. 1.00 Ac./1,O00 persons William H. Claire, Handbook on Urban Planning 0.92 Ac./1,o~o persons F. Stuart Chapin, Jr., Urban Land Use Planning 0.75 Ac./1,O00 persons Urban Land Institute, Shopping Center Development Handbook 1.08 Ac./1,O00 persons De China & Koppelman, Planning Design Criteria 1.05 Ac. to 1.10 Ac./1,OUO persons ~PC J172P PROJECT NN.1E: Kelton Title Corporation General Plan Amendment and Rezoning PROJECT LOCATION: Southeast corner of Otay Lakes Road and East "H" Street PROJECT APPLICANT: Kelton Title Corporation, 9250 Wilshire Blvd., Beverly Hills, CA 90212 CASE NO: IS-87-1 DATE: August 14, 1986 A. Project Setting The project site involves two vacant parcels of land totalling 3.67 acres, located at the southeast corner of Otay Lakes Road and East "H" Street. The property has been previously graded into two relatively level pads and there are no significant plant or animal species located on the project site. Adjacent land uses consist of a church to the east and south, Otay Lakes Road and Southwestern College to the west, and East "H" Street and Bonita Vista High School to the north. B. Project Description The project involves a change in the General Plan Land Use designation from "medium density residential" (4-12 du/ac) to "retail commercial" and a change in zoning from "R-I" (single family residential) to "C-C" (central commercial). No development is proposed at this time. C. Compatibilit~ with Zoning and Plans The project involves a change in both the General Plan designation and zoning, thereby assuring compatibility between the two. D. Identification of Environmenta~ Effects Transportation Although the proposed General Plan and zone change will not result in direct impacts, resultant development will have physical impacts on the environment. Because of potential impacts that would result from these changes, the applicant has submitted a traffic impact study prepared by Federhart and Associates. The study assumes that if the property were built out as a small neighborhood retail commercial center (consistent with the General Plan and zone changes) estimated project traffic would amount to a total of 3,600 two-way vehicle trips per day and an estimated level of service (LOS) "C" at the intersection of Otay Lakes Road and East "H" Street. Recommendations consisting of additional right-of-way dedication and future curb cut locations are included within the study but are related to physical development of the property and will be analyzed further when future development proposals are submitted. No mitigation will be required at this time. ~,.~I~ city of chula vista planning department ¢I~OF environmental review section CHULAVISfA E. Findings of Insignificant Impact 1. The proposed General Plan Amendment and rezoning will have an effect on the environment upon future eevelopment, but impacts are not anticipated to be significant. 2. No short term benefits are anticipated to result to the disadvantage of long term environmental goals. 3. Ultimate impacts of the project will effect traffic circulation although the results of a traffic study submitted by the applicant indicate that acceptable cumulative traffic impacts would result with future development. 4. No significant traffic or noise impacts are anticipated to result with the ultimate development of the project site. G. Consultation 1. Individuals and Organizations City of Chula Vista: Mando Liuag, Associate Planner Roger Daoust, Senior Civil Engineer Duane Bazzel, Associate Planner Gene Grady, Building and Housing Department Carol Gove, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Agent: Paul A. Manganelli 2. Documents Traffic Study (Federhart and Associates, 1986) Chapter 19, Chula Vista Municipal Coee 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. REVIEW COORDINATOR WPC 3036P EN 6 (Rev. 5/85) city of chula vista planning department CIWO[ environmental review section CHUI VISTA. EN 6 (Rev. 12/82) City Planning Commission Agenda Items for Meeting of December 17, 1986 Page 1 l(b) PUBLIC HEARING: PCZ-86-E Consideration to rezone 4.3 acres located at the southeast corner of Otay Lakes Road and East "H" Street from R-! to C-C-P - Kelton Titl~ Corporation (continued) A. BACKGROUND 1. The proposal is to rezone 4.3 acres of property located at the southeast corner of Otay Lakes Road and East "H" Street from R-1 (Single Family Residential) to C-C-P (Central Commercial with Precise Plan~. The approval of the companion request, GPA-86-6, to amend the General Plan from Medium Density Residential to Retail Commercial, is prerequisite to the approval of the rezoning. 2. This item was continued from the meeting of November 19, 1986, at the applicant's request. 3. An Initial Study, IS-87-1 of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on August 14, 1986, who concluded that there would be no significant environmental effects and recommended that the Negative Declaration be adopted. B. RECOMMENDATION 1. Find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-87-1. 2. Adopt a motion to deny PCZ-86-E. C. DISCUSSION Adjacent zoning and land use. North R-1 Bonita Vista High School South R-1 Church East R-1 Church West R-1 Southwestern College Existing site characteristics. The site consists of two vacant parcels totaling 4.3 acres and with approximately 550 ft. of frontage on both Otay Lakes Road and East "H" Street. Both parcels have been graded into level pads, with the easterly parcel elevated some 20 ft. above the westerly parcel. General plan. The General Plan shows the property as Medium Density Residential, 4-12 dwelling units per acre. The applicant's request to amend the General Plan to Retail Commercial is the companion application to the rezoning request. City Planning Commission Agenda Items for Meeting of December 17, 1986 Page 2 D. ANALYSIS The analysis contained in the staff report on the companion application, GPA-86-6, is incorporated herein by reference. In summary, this analysis shows that the commercial needs of the college area are and will be met by an existing, underutilized commercial center on the east side of Otay Lakes Road opposite the College, a planned neighborhood center at the northwesterly corner of East "H" Street and Otay Lakes Road, the existing shopping facilities constituent to the Bonita commercial strip and 1-805 at both East "H" Street and Telegraph Canyon Road, and the proposed 50-acre Village Center commercial area within EastLake. In conclusion, the Department found that approval of the request would not meet a discernable community or neighborhood need and would increase commercial overzoning in Chula Vista and the development and revitalization of the existing neighborhood center to the south should be a prerequisite to the serious consideration of establishing new retail commercial districts in the College area. The applicant has submitted a marketing report and precise plan in support of the request. The marketing study is discussed in the GPA report. The precise plan (site plan, exterior elevations, landscaping, and preliminary grading plan) are forwarded without comment for the Commission's information. WPC 3338P MICP- ~'t P~lf~ VAC. BONITA VISTA I v^c ~ VAC. I (~ VAC. I ~ E. "H" ~T~EET SUBJECT (~ REZONE FROM R-1 TO C-C-P 4.32 ACRES (GROSS) ,..'-,'TENNIS '~ ~l [ AND EAST negative" dec a ation - -, PROJECT NN.1E: Kelton Title Corporation General Plan Amendment and Rezoning PROJECT LOCATION: Southeast corner of Otay Lakes Road and East "H" Street PROJECT APPLICANT: Kelton Title Corporation, 9250 Wilshire Blvd., Beverly Hills, CA 90212 CASE NO: IS-87-1 DATE: August 14, 1986 A. Project Setting The project site involves two vacant parcels of land totalling 3.67 acres, located at the southeast corner of Otay Lakes Road and East "H" Street. The property has been previously graded into two relatively level pads and there are no significant plant or animal species located on the project site. Adjacent land uses consist of a church to the east and south, Otay Lakes Road and Southwestern College to the west, and East "H" Street and Bonita Vista High School to the north. B. Project Description The project involves a change in the General Plan Land Use designation from "medium density residential" (4-12 du/ac) to "retail commercial" and a change in zoning from "R-I" (single family residential) to "C-C" (central commercial). No development is proposed at this time. C. Compatibility with Zoning and Plans The project involves a change in both the General Plan designation and zoning, thereby assuring compatibility between the two. D. Identification of Environmentai Effects Transportation Although the proposed General Plan and zone change will not result in direct impacts, resultant development will have physical impacts on the environment. Because of potential impacts that would result from these changes, the applicant has submitted a traffic impact study prepared by Federhart and Associates. The study assumes that if the property were built out as a small neighborhood retail commercial center (consistent with the General Plan and zone changes) estimated project traffic would amount to a total of 3,600 two-way vehicle trips per day and an estimated level of service (LOS) "C" at the intersection of Otay Lakes Road and East "H" Street. Recommendations consisting of additional right-of-way dedication and future curb cut locations are included within the study but are related to physical development of the property and will be analyzed further when future development proposals are submitted. No mitigation will be required at this time. city of chula vista planning department ¢I~OF environmental review section CHULAVI I'A E. Findings of Insignificant Impact 1. The proposed General Plan Amendment and rezoning will have an effect on the environment upon future development, but impacts are not anticipated to be significant. 2. No short term benefits are anticipated to result to the disadvantage of long term environmental goals. 3. Ultimate impacts of the project will effect traffic circulation although the results of a traffic study submitted by the applicant indicate that acceptable cumulative traffic impacts would result with future development. 4. No significant traffic or noise impacts are anticipated to result with the ultimate development of the project site. G. Consultation 1. Individuals and Organizations City of Chula Vista: Mando Liuag, Associate Planner Roger Daoust, Senior Civil Engineer Duane Bazzel, Associate Planner Gene Grady, Building and Housing Department Carol Gove, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Agent: Paul A. Manganelli 2. Documents Traffic Study (Federhart and Associates, 1986) Chapter 19, Chula Vista Municipal Coee 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. REVIEW COORDINATOR WPC 3036P EN 6 (Rev. 5/85) city of chula vista planning department CI1YOF environmental review section CHULAVISTA. EN 6 (Rev. 12/82) City Planning Commission Agenda Items for Meeting of December 17, 1986 Page 1 2. PUBLIC HEARING: Conditional Use Permit PCC-87-22; request to establish a child day care center and preschool at 618 Fourth Avenue - Educare Children's Center A. BACKGROUND This item involves a request to establish a child day care center and preschool for approximately 24 children in an existing single family dwelling at 618 Fourth Avenue. An Initial Study, IS-87-12, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on September 25, 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-87-12. 2. Based on findings contained in Section "E" of this report, adopt a motion to approve the request, PCC-87-22, to establish a child day care center and preschool at 618 Fourth Avenue subject to the following conditions: a. The preschool shall have a maximum total enrollment of 84 children (an increase of 27 children with the expansion) based on the availability of seven [7] on-site employee parking spaces, and four [4] on-site spaces for on- and off-loading. b. The stripings and markings within the corner parking lot shall be renewed to show nine parking spaces (four [4] designated for guests and five [5] designated for employees), one-way circulation from "I" Street to Fourth Avenue, and no left turns on to Fourth Avenue. c. All on- and off-loading of children shall occur within the corner parking lot. The two parking spaces on the expansion site driveway shall be used for employees only. d. The chain link fencing surrounding the front yard playground area shall be replaced or "fronted" with a 3.5 ft. high solid wood fence and gate identical to the fence existing to the north. e. No outside play activities shall occur within the rear yard of the expansion site (includes entire area west of the building structure). This area shall be made inaccessible to the children by the installation of a secure fence and/or gate. City Planning Commission Agenda Items for Meeting of December 17, 1986 Page 2 f. Complaints filed or observations by City staff indicating traffic or parking congestion or hazards shall cause this permit to be reviewed by the Planning Commission for possible modification or revocation. g. This permit shall not be valid until the R-3-P-5 zoning of the property becomes effective. h. Any proposed signing shall be approved by the Zoning Administrator. C. DISCUSSION Adjacent zoning and land use North R-3 Preschool South R-1 Single family dwelling East R-1 Single family dwelling West R-1 Single family dwelling Existing site characteristics The site consists of an 8,400 sq. ft. parcel containing a single family dwelling and attached garage with a total of 2,785 sq. ft. of floor area. The dwelling is located to the rear of the lot with the garage and driveway oriented along the southerly property line. A block wall separates the property from the existing preschool to the north, with wood fencing in the rear and chain link fencing along the southerly property line. A chain link fence also encloses a majority of the front yard area. Proposed use The proposal would represent an expansion of the preschool located to the north of the site. The dwelling would be retained and internally converted to preschool use. An outdoor playground would be located to the front of the dwelling and connect by gate with the balance of the preschool. The majority of drop-offs and pick-ups would occur in the preschool's parking area at the corner of Fourth and "I", with the exception of infant arrivals and departures which are proposed to occur in the driveway of the expansion site. Hours of operation would be from 6:00 a.m. to 6:30 p.m., Monday through Friday. The applicant has indicated an approximate increase of 24 children and two employees with the expansion, but wishes to accommodate as many children as the state will license for the additional indoor and outdoor space provided; the state mandated ratio of employees to children would then dictate the number of new employees. The state requires 35 sq. ft. of indoor space and 75 sq. ft. of outdoor space per child, and one employee for every 12 children. Compatibility with zoning The site is presently zoned R-l, single family residential, which does not allow for preschools. The City Council is expected to authorize a City Planning Commission Agenda Items for Meeting of December 17, 1986 Page 3 rezoning of the property to R-3-P-5 on December 16, 1986, which would thereby all ow for the use with the approval of a conditional use permit by the Planning Commission. D. ANALYSIS The dwelling can apparently be converted to accommodate the use, although not without extensive modifications to meet state and local fire and building codes. The Building and Housing and Fire Departments have submitted comments regarding the conversion and these are non-discretionary requirements. The applicant was required to submit an acoustical analysis of the potential for adverse noise impacts on adjacent residents. The study found that all preschool play activity can occur in the front yard area without exceeding the standards of the Chula Vista Noise Ordinance due to the orientation of the area, the screening effect of the existing dwelling and garage, the masking effect of Fourth Avenue traffic noise, and the distance of the front yard from adjacent properties to the south and west. Play activity would be prohibited in the rear yard area. The parking lot at the corner of Fourth and "I" serves as the only parking area and drop-off/pick-up point for the existing preschool. It contains nine spaces with one-way circulation from "I" Street to Fourth Avenue. The lot currently serves the equivalent of five full-time employees and an enrollment of 57 children. We believe the corner lot should continue to serve as the sole on- and off-loading point for the entire facility including the expansion site. There is no on-street parking on this section of Fourth Avenue which carries a heavy volume of traffic. The on- and off-loading of infants on the expansion site driveway as proposed would represent a traffic hazard because of the necessity to frequently back vehicles on to Fourth Avenue. The applicant has stated that morning arrivals occur between 6:00 a.m. and 9:30 a.m. and departures occur between 3:30 p.m. and 6:30 p.m., with no more than seven arrivals or departures during any one-half hour period during these times. With nine on-site parking spaces and five existing employees, this leaves four spaces within the lot for loading plus room for some on-site stacking of vehicles in the one-way circulation drive. Our own site observations indicate that existing on- and off-loading activity results in no apparent congestion in the street or on the lot. Thus we believe the lot is adequate to serve the assumed 50% increase in loading activity as a result of the expansion. ~estricting loading activity to the existing parking area would allow the two spaces on the expansion site driveway (at 618 Fourth Avenue) to be used for two additional employee parking spaces. Total available employee parking would thus be seven spaces -- five in the existing lot and two on the expansion site. Based upon the State mandated ratio of one employee for every 12 children, the seven employee parking spaces would limit total preschool enrollment to 84 children -- 57 existing and a maximum of 27 additional with the expansion. City Planning Commission Agenda Items for Meeting of December 17, 1986 Page 4 Admittedly, the provision for off-street parking is less in this case than three new child care facilities approved by the Commission in recent months. These facilities have provided one space per employee plus one guest/loading space for every ll-13 children. Using this formula, the Educare facility would be required to provide approximately 14 rather than ll on-site spaces. An additional factor is the lack of any on-street parking adjacent to the site. For these reasons, we have included a condition which would require the permit to be reviewed by the Commission if problems develop with traffic or parking. We have also included a condition requiring renewal of the striping and markings within the parking lot to ensure that it functions as originally intended. A further condition would require solid fencing along the front of the site to match that of the existing preschool and to screen on-site playground equipment and activities. With the conditions noted above, we recommend approval of the request. 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 expansion will allow the preschool to increase their level of service to the community at the same central location. 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. A noise study has shown that the expansion will comply with the noise ordinance. The existing parking area should be able to accommodate the increase in on- and off-loading activity without adversely impacting off-site traffic. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. Compliance with all conditions and applicable regulations shall be required prior to the issuance of permits for the project. 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 General Plan designation on the property allows for child care facilities with the approval of a conditional use permit. WPC 3429P/2652P -"1" Street I I ii~ SF' ~ 5F I - ~".'" cJF PL. Halsey St I "J~ Street necjative dec aratien - PROJECT NAHE: Educare Children's Center PROJECT LOCATION: 618 Fourth Avenue PROJECT APPLICANT: Rosemary J. Hirsch CASE IlO: IS-87-12 DATE: September 25, 1986 A. Project Setting The project site consists of an 8,500 sq. ft. lot containing one single family dwelling. An existing preschool and daycare center are located to the north at 606 and 610 "I" Street, and single family dwellings are located to the west, south and east across Fourth Avenue. B. Project Description The project is an expansion of the preschool located directly to the north of the site. The single family dwelling would be retained and converted to preschool use to accommodate approximately 24 preschoolers and two employees. The playground area would be located in the front yard area on the easterly side of tile structure. Hours of operation would be 6:30 a.m.-6:30 p.m., Monday through Friday. C. Compatibility with Zoning and Plans The site is presently zoned R-1 single family residential which does not allow for preschools. The applicant has consequently applied for a rezoning to R-3-P(5) which will require approval by the City Council. If tile zoning request is granted, the applicant would then apply for a conditional use permit subject to approval of the Planning Commission. The Building and Housing and Fire departments have submitted comments regarding certain standards that will have to be met with the conversion from single family to 'preschool use. These are not discretionary standards and must be met. D.Identification of Environmental Effects Noise The applicant was required to submit an acoustical analysis based upon information that the rear yard area would be used for play activities. This study indicated that no mitigation measures would be necessary if this area was restricted to children ages 2-4 years and no play equipment other than a sandbox. If older children were permitted to use the rear yard area, the study indicated the need for a six foot high solid masonry wall along the entire length of the western property line. city of chula vista planning department CI~YOF '" environmental review section_CHULA The applicant has since stated that play activities will be restricted to the front yard area only. Due to the orientation of the front yard play area, the screeening effect of existing structures, the masking effect of Fourth Avenue traffic noise and the distance of the front yard to the nearest property line to the west and south, the study has found that all preschool play activity can occur without exceeding the standards established by the Chula Vista Noise Ordinance. E. ~4itigation necessary to avoid significant effects The Initial Study has not identified any potentially significant impacts requiring mitigation. F. Findings of Insignificant Impact 1. The site is void of any significant natural or manmade resources, and there are no geologic hazards present on or near the site. 2. The proposed preschool and day care center expansion would be compatible with the General Plan upon the approval of a rezoning and the issuance of a conditional use permit, and thus is consistent with long-term environmental goals assuming these approvals. 3. No impacts are anticipated to occur which could interact to create a substantial cumulative effect on the environment. 4. The project will not cause the emission of any harmful substance or create any significant traffic hazards. Play activities will be restricted to the front yard area, thus eliminating any potential for adverse noise impacts. G. Consultation 1. Individuals and Organizations City of Chula Vista: Mando Liuag, Associate Planner Roger Daoust, Senior Civil Engineer Duane Bazzel, Associate Planner Bill Wheeler, Building and Housing Department Carol Gove, Fire 14arshal Mike Donnelly, Traffic Engineering 'Steve Griffin, Associate Planner Applicant's Agent: Harold R. Hirsch 2. Documents EA-72-10, Peterson Preschool IS-83-31, "I" Corner Preschool Expansion Cbula Vista General Plan The Initial Study applicaticn a~d 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 WPC 3175P EN 6 (Rev. 5/85) city of Chula vista planning department CRY OF environmental review section (]HULA VJS-['A.. Eli 6 (Rev. ]2/82) CITY OF CHULA VISTA DISCLOSURE STATE~NT APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING ICOMMISSION AND ALL OTHER OFFICIAL BODIES. The following information must be disclosed: 1. List the names of all persons having a financial interest_i~ 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) a~ove 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 bdsiness 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) Person is defined as: "Any individual, firm, copartnership, joint venture, association, J soc--o-6-f~F club, fraternal organization, corporation, estate, trust,' receiver, syndicate, this and any other county, city and county, city, municipality, district or other political subdivision, or any other group or combination acting as a unit." {NOTE: Attach additional pages as necessary.) ~i!~na~ure of a~pl~ca4tt~/date- .PC o7o1 - A-110 Print or type hame'of applicant City Planning Commission Agenda Items for Meeting of December 17, 1986 Page 1 3. PUBLIC HEARING: PCS-87-2 - Consideration of tentative subdivision map for Gentry Villas, Chula Vista Tract 87-2 - Gentry Villas A. qACKGROUND 1. The applicant has submitted a tentative subdivision map known as Gentry Villas, Chula Vista Tract 87-2 in order to develop a one lot condominium project consisting of 33 two bedroom and 7 one bedroom units on 1.3 acres located at 569 "E" Street in the R-3 zone. 2. An Initial Study, IS-86-15, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on August 27, 1986. 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-86-15. 2. Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for Gentry Villas, Chula Vista Tract 87-2, subject to the following conditions: a. One fire hydrant is required on-site. b. Pads and building sites shall be so graded as to drain to the street in accordance with Section 15.04.045 of the Municipal Code. The site drainage shall be designed to insure that amount and nature of runoff to adjacent properties shall be substantially the same or improved over existing conditions. c. A minimum slope of 0.5% shall be used for all swales. d. The developer shall be responsible for dedicating two feet of right-of-way on "E" Street along the southerly subdivision boundary, to a total distance of 42 feet from the centerline of "E" Street to the subject property line. e. Driveways which are to be abandoned shall be replaced with curb, gutter and sidewalk. f. The developer shall be responsible for the installation of street lights (high pressure sodium vapor type) on "E" Street. City Planning Commission Agenda Items for Meeting of December 17, 1986 Page 2 g. Development of the project shall comply with the plan approved by the Design Review Committee (Reference DRC 87-8). h. The developers shall be responsible for payment of Park Land Acquisition and Development Fees, to be paid prior to recordation of the Final Map. i. The developer shall be responsible for payment of Residential Construction Tax, fees to be paid prior to issuance of building permits. j. The school districts shall notify the City in writing that they have reached an equitable agreement with the subdivider regarding school facilities prior to Council action on the final map. k. In addition, the following map revisions are required: 1. Revise legal description to specifically describe the site only. "All that portion of 10 acres" is vague. 2. Change the area in note 3 from 58,~00 to 58,000 square feet. 3. Delete note 7. Tree deposits are no longer required. 4. Correct the gross area shown in note 1. According to City records, the gross area is 58,470 square feet. 5. Add the words "and Developer" next to the subtitle "owner". 6. Revise the telephone company name under note ll to show as "Pacific Bell Telephone". 7. Show all existing underground and overhead utilities and cable lines. C. DISCUSSION Adjacent zoning and land use. North R-3 Multiple Family Dwellings South R-1 Single Family Houses East R-3 Multiple Family Dwellings West R-3 Triplex, Multiple Family Dwellings Existing site characteristics. The project site involves 1.34 acres of relatively level property located at 559-569 "E" Street. A total of 15 units presently exist on the project site contained in a total of 9 structures. Adjacent land uses consist of apartments to the north and east, a single family dwelling to the west and single family dwellings to the south across "E" Street. City Planning Commission Agenda Items for Meeting of December 17, 1986 Page 3 Proposed development. The project consists of removal of all of the on-site structures and construction of 40 condominium units, 33 two bedroom and 7 one bedroom units, to be contained in two three-story structures and one two-story structure. A central courtyard area is proposed which will contain a swimming pool and recreation room. A total of 80 parking spaces are proposed, 30 of which will be in one car garages and 22 within carports. The proposed development meets the condominium requirements relating to open space, private open space, storage and parking. The project was approved by the Design Review Committee on September 18, 1986. D. ANALYSIS In reviewing the proposed project, one concern expressed by the Engineering Department centers on the existing drainage and amount of runoff currently occurring on the site. At present, water drains from adjacent properties to the project site and onto other lots. The developer has revised the design of site drainage in order to lessen the amount and nature of runoff to adjacent properties. The Engineering Department has al so indicated that one street light will be required along "E" Street in order to insure that street lights are present every 300 feet along the "E" Street right-of-way. As stated above, the project meets the requirements of the Municipal Code relating to condominiums and has received Design Review Committee approval. It is appropriate, therefore, to recommend approval of the tentative map. E. FINDING Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Gentry Villas, Chula Vista Tract 87-2, 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: City Planning Commission Agenda Items for Meeting of December 17, 1986 Page 4 a. Land Use The site is designated for "High Density Residential" use. b. Circulation - The project is 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 opportunities for residents of the community. d. Conservation - The site is located within an urbanized area and was previously developed. e. Park and Recreation, Open Space - The developer is required to pay Park Acquisition and Development fees 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. h. Noise The units meet the requirements of the U.B.C. with regard to noise. i. Scenic Highway - The site is not adjacent to a designated scenic route. j. Bicycle Routes - The adjoining street is not designated a 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 3422P/2669P -- $-~--,- ~ .... L ~ .-- ! ~ L~ Pr ~ Area ~1 ~- - ~_. I I t r-~ I I I ~' ~ ~T DAVIDSON .... -- - ADDENDUM TO NEGATIVE DECLARATION IS-&6-15 FINDINGS REGARDING THE ADEQUACY OF NEGATIVE DECLARATION IS-86-15 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 potential 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 t~D/IS or EIR be utilized as the environmental document for the project. B. PROJECT DESCRIPTION The project applicant proposes to revise previous development plans for the remodeling of 12 existing apartment units and the addition of 26 apartment units (total of 38 units on 1.23 acres) to the demolition of all existing on-site structures and the construction of 40 two-bedroom units on 1.34 acres. The previous proposal provided a total of 59 on-site parking spaces and did not involve the development of a 55'x90~ lot (a single-family dwelling at 567 "E" Street) which ~as surrounded on three sides by the prior development proposal. The proposeo project involves a total of 8U parking spaces. C. ANALYSIS 1. Noise The project site is located along "E" Street which is designated as a "major road" on the General Plan, therefore, an acoustical analysis will be required as a standard development requirement. A maximum noise level of 65 dba must be attained within the private open space areas (private balconies and patios) as outlined in the "noise element" of the General Plan. 2. Schools ~ritten assurance of available classroom space must be obtained from the local school districts prior to project implementation. The revised project will result in an incremental increase in student generation (one additional living unit from the combination of existing units and previously proposed units). 3. Transportation ~ecause the proposeo project will result in only 8-10 vehicle trips per day more than the anticipated results of the previous proposal, no significant impact is anticipateo and, therefore, no mitigation will be required. D. CONCLUSION Based upon the above discussion, I hereby find that the proposed revisions to the apartment project will result in essentially the same environmental impacts as the previous project proposal and recommend that the Design Review Committee adept this addendum and Negative Declaration IS-86-15 prior to taking action on the project. DOUGLASr~ REID DATE: August 27, 1986 ENVIRONMENTAL REVIEW COORDINATOR WPC 3097P -2- PROJECT NAHE: "E" Street Apartments PROJECT LOCATION: 559, 563 and 559 "E" Street PROJECT APPLICANT: Bob English 4775 Santa Cruz Avenue, Point Loma, CA 92107 CASE ~0: IS-86-15 DATE: November 22, 1985 A. Project Setting The project site consists of a 1.23-acre relatively level parcel located at 559, 563, and 569 "E" Street. The site presently contains a total of 14 units contained in eight one-story buildings. Adjacent land uses consist of a single-family dwelling to the west, multiple-family units to the north and east, and "E" Street to the south. The property surrounds, on three sides, an existing single-family dwelling located at 567 "E" Street. B. Project Description The project consists of the remodeling of 12 existing apartment units (four of which are to be relocated on-site) and the addition of 26 apartment units. A 'total of 59 parking spaces are proposed on-site. C. Compatibility Mth Zoning and Plans The proposed project will result in a net density of 30 dwelling units per acre which is consistent with the R-3 (Hultiple Family) zoning and "High Density" designation of the General Plan. The project will require review and approval from the Design Review Committee prior to processing of building permits. D. Identification of Environmental'Effects 1. Noise The proposed residential project is located along "E" Street which is designated on the General Plan as a "Hajor Road." The current traffic count on "E" Street totals 20,492 ADT. As a standard requirement, tile Building Department will require that an acoustical analysis be prepared to assure that interior noise levels adhere to tile State of California standards. The analysis should also demonstrate adherence to a maximum noise level of 65 dbA within required private open space areas (private balconies and patios) as outlined in the "Noise E!~ment" of the General Plan. 2. Schools Capacity problems are occurring at the local elementary, junior, and senior high schools. The developer will be required to submit written assurance of available classroom space prior to project implementation. city of chula vista planning department onvironment~J roview section S-$6-15 - 2 - November 22, 1985 / E. ~.litigation necessary to avoid significant effects The following measures are standard development regulations and are advisory only: 1. An acoustical analysis shall be prepared by a qualified acoustician which demonstrates compliance with the State of California interior noise standards and the maximum private open space noise level of 65 dbA. 2. l~ritten assurance of available classroom space from both local school districts shall be submitted to the Building Department prior to approval of building permits. F. Findings of Insignificant Immact 1. The site is void of any significant plant or animal species and there are no known adverse geologic conditions present on the project site. 2. The residential project is in general compliance with the General Plan and associated elements and is not anticipated to achieve short-tem~ to the disadvantage of long-term environmental goals. 3. The project will not result in cumulative impacts that would result in a significant adverse environmental impact. 4. The project will not cause the emission of any harmful substance or noise or result in a substantial increase in traffic which could prove detri~ental to the health and ~velfare of human beings. G. Consultation 1. Individuals and Organizations City of Chula Vista: lqando Liuag, Associate Planner Roger Daoust, Senior Civil Engineer Duane Bazzel, Assistant Planner Gene Grady, Building and Housing Department Carol Gove, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Agent: Bob English IS-$6-15 - 3 - November 22, 1985 / 2. Documents IS-86-2, Jazmin Place "Noise Element" General Plan of the City of Chula Vista 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. ENVIR~MENTAL REVIEW COORDINATOR WPC 2335P EN 6 (Rev. 5/85) L city of chula vista planning department ~ environmental review section CITY OF CHULA VISTA DISCLOSURE STATEMENT IAPPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS ~WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING ~COMMISSION 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. Tom Gentry '~ ~ ~ ~ ~ Bill Gentry Tom Mc Carthy List the names of all persons having any ownership interest in the property involved. Gentry Construction Company Tom Gentry Bill Gentry 2. If any person identified pursuant to il) 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. N/A 3. If any person identified pursuant to il) 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 xx If Y~s, please indicate person(s) Person is defined as: "Any individual, firm, copartnership, joint venture, association, ~ club, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city, municipality, district or other political subdivision, or any other group or combination acting as a unit." (NOTE: Attach additional pages as necessary.) uryor WPC 0701P Billy Z Gentry A-110 Print or type name of applicant City Planning Commission Agenda Items for Meeting of December 17, 1986 Page 1 4. Report: PCZ-87-C Consideration to rezone portions of the Las Flores Study Area from R-2 to R-1 A. BACKGROUND 1. This item involves additional consideration with respect to a zoning study which was prepared by staff for a 3?-acre area surrounding Minot Avenue and Las Flores Drive. 2. On October 8, 1986, the Planning Commission considered the Las Flores Zoning Study and rezone recommendation. After hearing public testimony on the subject, the Commission voted 4-1 to recommend retention of the R-2 zone with the proviso that additional street dedication could be required at any time throuqh the parcel map process. 3. The City Council considered the study and attendent recommendations on November 18, 1986. At that time, Council unanimously voted to retain the R-2 residential zone for the entire zoning study area, but to attach the P modifier to ensure that the bulk and scale of construction occurring in the area would be appropriate. The P modifier was also to be employed to provide for adequate on-site parking, so that overcrowded on-street parking conditions were not created over time. The P precise plan modifier would require each development proposal to be reviewed and approved by the Design Review Committee. It is the intention of staff to propose a set of development guidelines for the area following the completion of the traffic study being performed by the Engineering Department at the direction of Council. 4. The staff recommendation to the Commission and Council had been to adopt the zoning pattern outlined in then Alternative A of the zoning study which would have rezoned properties with frontage onto Minot Avenue between "D" Street and "D" Street from an R-2 to an R-1 zone. The recommendation was based on the analysis included in the zoning study. B. RECOMrIENDATION The Commission may adopt a motion to endorse the action of the Council, with or without comment, or may adopt a motion to reaffirm the Commission's earlier recommendation to retain the R-2 zone and maintain the areas present development status quo.