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HomeMy WebLinkAboutPlanning Comm Reports/1986/01/22 AGENDA City Planning Commission Chula Vista, California Wednesday, January 22, 1986 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER INTRODUCTORY REMARKS ORAL COMMUNICATIONS 1. PUBLIC HEARING: Conditional Use Permit PCC-86-16: Requests permission to convert existing service station located at 495 Telegraph Canyon Road into a 24-hour mini-market with self-service gasoline sales - Atlantic Richfield Company 2. PUBLIC HEARING: GPA-86-3 and PCZ-86-A: Consideration of amendment to the Land Use Element of Chula Vista General Plan for the redesignation of approximately 566 acres located between the centerline of the Otay River and the easterly extension of Palm Avenue, and between 1-805 and the westerly line of Rancho Otay, in the City of San Diego 3. PUBLIC HEARING: GPA-86-4 and PCZ-86-B: Consideration of amendment to the Land Use Element of the Chula Vista General Plan for the redesignation of approximately 63 acres located westerly of Bay Boulevard, northerly of Palomar Street, and along the easterly shoreline of San Diego Bay, in the City of San Diego DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT to the Joint Council, Design Review Committee and Planning Commission Tour and Workshop Meeting of January 25, 1986 at 2:00 p.m. and to the Business Meeting of February 13, 1986 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 January 22, 1986 1. PUBLIC HEARING: Conditional Use Permit PCC-86-16; request to convert service station into mini-market with self-serwce gasoline at 495 Telegraph Canyon Road - Atlantic Richfield Company A. BACKGROUND 1. The application, submitted by Atlantic Richfield Company, requests permission to convert an existing service station located at 495 Telegraph Canyon Road into a 24-hour mini-market with self-service gasoline. 2. In 1981, the Planning Commission denied a similar request by a vote of 5-1. The Commission's denial was upheld on appeal by a unanimous vote of the City Council. 3. The Environmental Review Coordinator has determined that the project is exempt from environmental review as a Class 5 exemption. B. RECOMMENDATION Adopt a motion to deny PCC-86-16 based on the findings enumerated in Section F. C. DISCUSSION Adjacent Zoning and Land Use North R-1 & C-O-P Single family dwellings and dental office South R-3-G-P Condominiums East C-C-D & C-C-P Service station and shopping center West Unzoned Interstate 805 freeway (on ramp) Existing Site Characteristics The project site is a 0.59 acre irregularly shaped parcel located at the northwest corner of Telegraph Canyon Road and Halecrest Drive. The site is presently developed with a full service gas station approved by the Planning Commission in 1969 (C-69-17) and constructed in 1971. The building, with a floor area of 1,620 sq. ft., is located in the approximate center of the property and the pump islands, both full service and self service, are located along the Telegraph Canyon Road frontage. The periphery of the site is landscaped and a freestanding pole sign is located at the street intersection. The dental office to the north is approximately 15 feet higher in elevation than the project site while the residential uses are approximately 21 feet higher. The existing 2 to 1 slopes are part of the adjoining properties. City Planning Commission Agenda Items for Meeting of January 22, 1986 Page 2 Proposed Project The applicant proposes to discontinue the auto repair service and convert and remodel the entire building into a retail market. The pump islands are to remain and be changed into self service only. The proposed conversion results in the market becoming a major use of the property, together with gas sales. This change in land use requires that a new conditional use permit be obtained for the sale of gasoline in conjunction with the market, whereas the site was previously approved for a full service gas station. The applicant also proposes to replace the pole sign with a monument sign which measures 15-1/2 feet long and has an overall height of 5-1/2 feet. The actual sign area is approximately 46 sq. ft. with the remainder being a masonry base. Other signs include wall signs on the building (including "24 hour" sign) and sign on the canopy. There are a number of existing parking spaces on the site which will be supplemented by additional parking on the east and west sides of the building. The total amount of parking will be l0 spaces, 9 of which are required by Code for the proposed use. D. ANALYSIS 1. The Commission has considered and approved several mini-market conversions, primarily along the Broadway commercial strip. Atlantic Richfield received approval for such a conversion at the corner of Broadway and "E" Street several years ago and that facility has apparently proven to be very successful. 2. In staff's mind, however, there is a substantial difference between the situation at Broadway and "E" and the situation at Telegraph Canyon Road and Halecrest. Automotive services of various types are available virtually throughout the length of Broadway so that the service rendered at the Arco Station on the corner of "E" Street and Broadway was not of great importance. However, that condition does not exist in the more easterly portions of Chula Vista and the service stations in those areas comprise the only auto repair facilities available to those areas. Also, the location of the subject service station in close proximity to the on and off ramps for 1-805 places it in a position to assist motorists who experience mechanical problems on the freeway. 3. While it is true that another full service station (Shell) is located across Halecrest Drive from the subject station, it is staff's observation that both the Shell and Arco station are very active in the service bay areas. A self service station is located just west of 1-805 on the north side of Telegraph Canyon Road and a full service station exists on the south side of Telegraph Canyon Road just west of 1-805, but this grouping of stations, representing a total of 8 service bays, 3 of which are Arcos, must serve not only the freeway but the entire east Chula Vista area. It appears to the Planning Department that the automobile service facilities in this general area are important to freeway users and to residents of the City Planning Commission Agenda Items for Meeting of January 22, 1986 Page 3 area. No additional commercial zoning is contemplated along Telegraph Canyon Road east of 1-805 so that the existing stations in the area will be required to serve that area as it continues to develop. The leasee of the subject Arco station reports that their service business is thriving. 4. Turning to the question of the need for additional facilities for the sale of food and beverage items, such as would be offered if PCC-86-16 is approved. No evidence of need has been submitted. A 24-hour 7-Eleven store is located on the north side of Telegraph Canyon Road just west of 1-805 and a supermarket (Vons) is located in the new Telegraph Canyon Center just east of the freeway. Other stores within that center also sell merchandise typical of the Arco mini shops. 5. It must be recognized that the applicant could close the lubrication and service bays of the subject station and operate as a self-service station without approval of the Planning Commission. However, the ability to re-open the service bay operation at some point in the future would remain more feasible under that alternative than if the conversion to a market were authorized. E. CONCLUSION In conclusion, there has been no change in circumstance since the Commission and Council denied the prior application. In fact, with the growth in population east of 1-805 since 1981, the subject full service station is even more important to serve the needs of surrounding residents and freeway users, and the proposed mini-market is not required to serve those needs by virtue of the proximity of the ?-Eleven store, Vons and other shops in the Telegraph Canyon Center. E. FINDINGS 1. That the proposed use at the location is necessa~ or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. No evidence has been presented to substantiate the statement by the applicant that the proposed mini-market would be a necessary or desirable service for the neighborhood or the community. 2. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The proposed use would be detrimental to the general welfare of persons residing or working in the vicinity since a viable and needed automobile service activity will be eliminated in order to provide the mini-market operation. WPC 2446P/OO15Z '1S ~'tlNVZNVPt 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: I. 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) 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.)~/.~// Si~a~ure of applicant/date ,Pc o,olP .,f,. A-110 Print or type name'of applicant' City Planning Commission Agenda Items for Meeting of January 22, 1986 Page 1 2. PUBLIC HEARING: GPA-86-3 and PCZ-86-A, Consideration of the City of Chula Vista's proposal to amend the plan diagram ot the Land Use Element of the Chula Vista General Plan by the designation thereon of approximately 566 acres of territory, generally located between the centerline of the Otay River and the easterly extension of Palm Avenue, and between I-SUb and the westerly line ot Rancho Otay, in the City of San Diego, as "Low Density Residential", "Medium Density Residential", and "Parks and Public Open Space", and prezone the said territory to F-l, Floodway Zone, and A-8, Agricultural Zone A. BACKGROUND The City of Chula Vista, on behalf of certain property owners, has initiated the reorganization of approximately 566 acres of territory, generally located between the Otay River and the easterly extension of the Palm Avenue right-of-way, and between 1-805 and the westerly line of the Rancho Otay, in the City of San Diego, with the Local Agency Formation Commission. This proposed reorganization, called the "Otay Valley-Palm Avenue Reorganization", involves the deannexation of the subject acreage from the City of San Diego, and the annexation of the said acreage to Chula Vista. The proposed General Plan amendment and prezoning would enable these processes to move forward. The proposed "Low Density Residential," Medium Density Residential," and "Public Parks and Open Space" General Plan designations are congruous with those of the Otay Mesa Community Plan. The proposed "A-8" prezoning is this municipality's agricultural zone which is closest to the City of San Diego's A-l-lO zone. The minimum building site under the A-8 is 8 acres; the minimum building site under San Diego's A-l-lO, is lO acres. (Please see Exhibit A for proposed area and Exhibit B for proposed prezoning.) B. ENVIRONMENTAL REVIEW An Environmental Impact Report was prepared as part of the Otay Mesa Community Plan by the City of San Diego in April of 1981. That document was evaluated by the Environmental Review Coordinator {ERC) as part of an Initial Study {IS-86-21) regarding the adequacy of the previously prepared EIR for the actions now being considered by the City of Chula Vista. It was the finding of the ERC that the General Plan Amendments and prezoning are the equivalent of the Otay Mesa Community and the City of San Diego zoning of the property and that there has not been any substantial change in circumstances regarding this portion of Otay Mesa. Therefore, the ERC has recommended that the Otay Mesa Community Plan/EIR be certified for the project. City Planning Commission Agenda Items for Meeting of January 22, 1986 Page 2 C. RECOh~4ENDATION 1. Certify that the Otay Mesa Community Plan/EIR has been prepared in compliance with CEQA and the State CEQA Guidelines, and that the Planning Commission is considering the EIR as it reaches a decision on the project. 2. Adopt a motion recommending that the City Council approve GPA-86-3 and PCZ-86-A to designate and prezone the subject territory to "Low Density Residential," "Medium Density Residential," "Parks and Public Open Space," and "F-l" and "A-8" in accordance with Exhibits A and B. D. DISCUSSION 1. Subject Property The subject property is partially within the floodway and flood plain of the Otay River. It also occupies a part of the bluffs and mesa to the south of the river. It is presently a territorial component of the Otay Mesa Community of the City of San Diego, and is governed from the standpoint of land use planning by the Otay Mesa Community Plan. This plan prescribes that the property in question be developed with very low density residential, low to medium density residential, open space, and agricultural uses. While a portion of the involved acreage is being farmed, most of it is vacant. {Please see Exhibit C, the plan diagram of the Otay Mesa Community Plan.) The property is currently zoned "A-l-lO", an agricultural classification which, as stated above, requires minimum building sites of ten acres. In light of the land use designations of the Otay Mesa Community Plan, this zoning should be regarded as "holding" in nature. 2. Adjacent general plan designations North: "Parks & Public Open Space" {Peripheral to the Otay River) and "Research & Limited Industrial" (This territory lies within the City of Chula Vista.) South: Residential, Open Space, Neighborhood Commercial, and Industrial designations, as prescribed under the Otay Mesa Community Plan East: Residential, Agricultural, & Open Space designations, as prescribed under the Otay Mesa Community Plan West: 1-805 Corridor City Planning Commission Agenda Items for Meeting of January 22, 1986 Page 3 3. Adjacent zoning and land use (Please see Exhibit B.) Zoning Land Use North: "F-l", Floodway, and Agriculture and Vacant "I-L", Limited Industrial (This area is a component of the Otay Valley Redevelopment Project Area.) South: A-l-lO, Agricultural Vacant East: L-C, Land Conservation Zone Vacant West: A-l-lO, Agricultural Vacant E. ANALYSIS 1. Chula Vista's General Plan addressment and prezoning of the subject 566 acres are prerequisite to LAFCO's consideration of their reorganization, and their placement within the Chula Vista Sphere-of- Influence. While the Draft Chula Vista Sphere-of-Influence Plan embodied the lands in question, LAFCO placed them under a "Special Study Area" designation. Their inclusion within the City of Chula Vista is supported by the ownership pattern between Otay Valley Road and the easterly extension of Palm Avenue, since much of the land to the north and south of the Otay River is held by the same property owners. The proposed reorganization would unify their holdings within a single municipality. The proposed reorganization would also place the north and south banks of the Otay River, for a distance of about lO,O00', within the City of Chula Vista, and thereby facilitate flood control planning and management. 2. The proposed General Plan Amendment and prezoning have been tailored to the City of San Diego's Otay Mesa Community Plan, and its holding zone for the project area, "A-l-lO." This consistency should preclude Chula Vista's advance-planning proposals from adversely affecting the planning activities of the City of San Diego. 3. If the subject lands are annexed to the City of Chula Vista, additional city-planning studies and surveys will probably be required, in order to determine land use and circulatory patterns at a level of greater specificity. In summary, the proposed GPA and prezoning would enable the City of Chula Vista to plan the involved territory in an orderly, expeditious manner. WPC 2375P City Planning Commission Agenda Items for Meeting of January 22, 1986 Page 1 3. Public Hearing: GPA-86-4 and PCZ-86-B, Consideration of the City of Chula Vista's proposal to amend the plan diagram ol the Land Use Element of the Chula Vista General Pla, by the designation thereon of approximately 63 acre~ of territory, generally located westerly of Bay Boulevard, northerly of Palomar Street, and along thc easterly shoreline of San Diego Bay, in the City oF San Diego, as "Research and Limited Industrial," and prezone the said territory "I-L-P," Limited Industrial with Precise Plan A. BACKGROUND The City of Chula Vista, on behalf of the involved property owners, has initiated the reorganization of about 63 acres of territory, located on the westerly side of Bay Boulevard, northerly of Palomar Street, and along the easterly shoreline of San Diego Bay, in the City of San Diego, with the Local Agency Formation Commission. The proposed reorganization, called the "Palomar/Bay Blvd. Reorganization," involves the deannexation of the subject acreage, and their subsequent annexation to the City of Chula Vista. The proposed General Plan Amendment and prezoning would enable these processes to proceed before LAFCO. B. ENVIRONMENTAL The Environmental Review Coordinator has determined that the project is exempt from environmental review as a Class 19 exemption. C. RECOMblENDATIONS Adopt a motion recommending that the City Council approve GPA-86-4 and PCZ-86-B to designate and prezone the subject territory to "Research and Limited Industrial" and "I-L-P" in accordance with Exhibits A and B. D. DISCUSSION 1. Subject Property. The subject 63 acres is located entirely within the city limits of the City of San Diego. The area is bounded by the City of National City along the westerly boundary and by the City of Chula Vista along the northerly and easterly boundaries. The southerly boundary is the westerly extension of Palomar Street. The territory is comprised of two parcels under two ownerships (SDG&E, 8.14 acres and Western Salt Co., 54.96 acres). The land is characterized by salt evaporation ponds, a vacant industrial structure, and two SDG&E tanks. City Planning Commission Agenda Items for Meeting of January 22, 1986 Page 2 The territory in question is designated "Open Space" on the City of San Diego's General Plan, and is zoned "M-2" Heavy Industrial, in accordance with the said plan's policies, and San Diego's Local Coastal Program. 2. Adjacent General Plan Designations. (Please see Exhibit A). North: C.V. Local Coastal Program - Industrial South: S.D. Local Coastal Program - Industrial East: C.V. Local Coastal Program West: MT-OS-CZ-UPD* (National City) 3. Adjacent zoning and land use. (Please see Exhibit B.) Zoning Land Use North: Industrial/C.V. Local SDG&E Plant Coastal Program South: M-2 (Heavy Industry) Industrial laboratories; (City of San Diego) Salt pond East: C.V. Local Coastal Program SDG&E R/W; Industrial park West: MT-OS-CZ-UPD*(National City) Salt ponds E. ANALYSIS 1. The subject lands and waters are geographically, visually, and economically a part of the Chula Vista Planning area's "Tidelands Industrial Belt," and constitute a southerly extension of the Bayfront Community's industrial zone. This relationship was recognized by the Chula Vista General Plan of 1965, and by the Chula Vista Sphere-of-Influence Plan of 1985. 2. A significant part of the "dry land" under consideration is owned by SDG&E, and should be planned in conjunction with SDG&E's adjacent industrial facility in Chula Vista. 3. The proposed General Plan Amendment to "Research and Limited Industrial" and prezoning to "I-L-P" would be consistent with the existing use of land; San Diego's existing city plans; and, the land-use pattern sanctioned by Chula Vista's certified Local Coastal Program. 4. The proposed General Planning and prezoning would enable the City of Chula Vista to coordinate the planning of the subject territory with that of the Bayfront Community, and to thereby better guide the orderly growth, environmental protection, and economic development of its entire southerly waterfront. *Manufacturing Tidelands-Open Space-Coastal Zone-Unified Port District WPC 2403P MARINA PROJECT 'RESEARCH AND tLIMITED INDUSTRIAL' t t ! MEAN Hl~t~* TIDE LINE EXHIBIT A GPA-86-4  0 I 2 3 4 5 ~ I ! I t I I '* '~' FEET IN THOUSANDS NORTH - LCP (IND.) PROJECT AREA