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HomeMy WebLinkAboutPlanning Comm Reports/1986/01/08 REVISED AGENDA City Planning Commission Chula Vista, California Wednesday, January 8, 1986 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER INTRODUCTORY REMARKS APPROVAL OF MINUTES - Meetings of December 4 and 18, 1985 ORAL COMMUNICATIONS 1. PUBLIC HEARING: Conditional Use Permit PCC-86-15: Requests permission to construct a 24-hour self-service gas station with mini-market and car wash at the northwest quadrant of Bonita Road and Plaza Bonita Road - Mobile Oil Corporation 2. PUBLIC HEARING: PCS-86-4: Consideration of tentative subdivision map for San Diego Country Club, Chula Vista Tract 86-4 - Calmark Development Corporation 3. PUBLIC HEARING: PCS-85-5: Consideration of tentative subdivision map for Las Brisas Del Mar, Chula Vista Tract 85-5 - Pioneer Mortgage 4. PUBLIC HEARING: Variance ZAV-86-14: Requests permission to add a tenant sign thereby exceeding maximum sign area at 627 'H' Street - Tile Town/Carpet City 5. PUBLIC HEARING: PCM-86-12: Bayf~ont Street Name Changes 6. Report: Open Space Maintenance District #4 DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT to the Study Session Meeting of January 15, 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 January 8, 1986 1. PUBLIC HEARING: Conditional Use Permit PCC-86-15; request to construct a 24-hour self-serwce gas station wlth min,-marKet and car wash at northwest quadrant o~ Bonita Road and Plaza Bonita Road - MODI) uil Corporation A. BACKGROUND 1. This item involves a request by Mobil Oil Corporation to construct a 24-hour self-service gas station with mini-market and car wash at the northwest quadrant of Bonita Road and Plaza Bonita Road in the C-V-P zone. 2. An Initial Study, IS-84-25 and the addendum thereto, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on December 30, 1985. The Environmental Review Coordinator concluded that there would be no significant environmental effects and recommended that the Negative Declaration be adopted. B. RECOMMENDATION 1. Find that this project will have no significant environmental impacts and adopt the Negative Declaration and the addendum issued on IS-84-25. 2. Based on findings contained in Section "E" of this report, adopt a motion to approve the request, PCC-86-15, to construct a 24-hour self-service gas station with mini-market and car wash at the northwest quadrant of Bonita Road and Plaza Bonita Road subject to the following conditions: a. Development of the site shall comply with the plan approved or conditionally approved by the Design Review Committee. b. The developer shall construct the median to be built on Bonita Road. C. DISCUSSION Existing Site Characteristics The project site is a vacant, level 36,155 sq. ft. parcel located at the northwest quadrant of Bonita Road and Plaza Bonita Road. A vacant parcel owned by the County (part of the Sweetwater Regional Park holdings) separates the site from Plaza Bonita Road to the north and east. An earthen drainage channel and 1-805 parallel the site's westerly boundary, while Bonita Road abuts the site on the south. City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 2 Proposed Use The applicant wishes to establish a self-service gas station with mini-market and automatic car wash on the subject property. There would be four pump islands and the mini-market in the approximately center of the site, with a freestanding automatic car wash located on the northerly portion of the property. Three parking stalls would be located along the westerly property line, and the entire perimeter of the site would be landscaped. The project would provide one access point on Bonita Road which would serve the project and the adjacent vacant lot. A proposed median within Bonita Road will limit ingress and egress to right turns only. An additional access point is provided along Bonita Road via a two-way access easement across the adjacent parcel to the east. A new opening would be provided in the existing landscaped median on Plaza Bonita Road to provide left-turn ingress and egress. Similar Establishments Two gas stations are presently located in close proximity to the site on Bonita Road on the west side of 1-805: one at the southwest corner of Bonita Road and Bonita Glen Drive, and one on the north side of Bonita Road, just west of the Mex-Insur facility. Neither station has a mini-market or car wash. An additional station as approved earlier this year for the southeast corner of Bonita Road and Bonita Glen Drive. This latter station is slated to have an automatic car wash. Site Plan and Elevations The site plan and elevations for the project, including signage and landscaping, are preliminarily scheduled to be considered by the Design Review Committee on January 9, 1986. D. ANALYSIS Since the City Traffic Engineer has determined that the facility would not cause traffic hazards or undue congestion, the primary question to be resolved for the purposes of the conditional use permit is whether or not the service station is "clearly required by public convenience" (as required by Section 19.58.020A of the Municipal Code). Staff had consistently opposed the addition of a third service station on Bonita Road on the westerly side of 1-805 on the basis that the two existing service stations adequately serve the gasoline needs of the surrounding area and the freeway motorist. The Planning Commission and the City Council disagreed, finding that the additional station would expand the level of service and provide additional choice of patronage. City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 3 The proposal now before the Commission would also generally expand the level of service and provide additional choice of patronage. More specifically, it is located on the easterly rather than westerly side of 1-805 and thus would represent greater convenience for freeway motorists travelling north on 1-805, and local motorists travelling west on Bonita Road who plan to transition onto 1-805. Also, this facility will offer the additional convenience of a mini-market and 24-hour operation. The combination of gasoline sales with convenience goods has become extremely popular in recent years, and is not offered by any of the three stations on the westerly side of 1-805. For the reasons noted above, we believe it is appropriate to recommend approval of the application. 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. Approval of this request will expand the choice of stations in the area, and provide a more convenient location for motorists traveling north on 1-805 or westerly on Bonita Road. It will also provide a mini-market outlet in conjunction with gasoline sales and thus will add a service which is not now available in 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. The applicant has restricted access to Bonita Road and will be required to construct a median therein, and thereby will avoid any potential for adverse traffic impacts from the proposal. 3. That the proposed use will comply with the regulations and conditions specified in the Code for such use. The proposal will be required to meet all applicable codes and conditions prior to the issuance of permits for construction. 4. That the granting of this conditional use permit will not adversely affect the General Plan of the City or the adopted plan of any government agency. The proposed use is in keeping with the land use designation of the General Plan. WPC 2412P/001 5Z ROAD obil Oil Corp LOCA=T_OR (/"/~l~~=~"~'/i' j. cc-.6,6 '~'J-.~NORTH vo.,,.., .., .,.z..,.. ~ ADDENDUM TO IS-84-25 FINDINGS REGARDING THE ADEQUACY OF NEGATIVE DECLARATION IS-84-25 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 ND/IS or EIR be utilized as the environmental document for the project. B. PROJECT DESCRIPTION The proposed project -consists of the construction of a self-service gasoline station, mini-market and car wash at the northeast quadrant of 1-805 and Bonita Road. Access will be provided via a 40-foot wide access easement from Plaza Bonita Road and a 40-foot wide driveway to Bonita Road. A total of three parking spaces are provided on-site. The previous project consisted of a 3,300 sq. ft. fast-food, drive-thru restaurant with identical access points on both Plaza Bonita Road and Bonita Road. A total of 50 parking spaces were proposed on-site. C. ANALYSIS 1. Soils and Geology The physical conditions surrounding development of the site are identical to those discussed in IS-84-25. A soils report and geotechnical analysis will be required to assure stable construction as a standard development requirement. 2. Drainage/Floodplain The mini-market floor elevation is. proposed at 48.50 feet ASL and the existing lO0-year flood level is at 48.25 ASL. The finished floor elevation will be required to be raised to elevation 49.25 and the site drainage directed away from Bonita Road. These conditions are considered standard Engineering Department requirements. 3. Aesthetics A total landscape depth of 23 feet from the Bonita Road property line is proposed and is considered adequate to achieve appropriate buffering of the site area. Review of the conceptual landscape plan will be conducted by the Design Review Committee for aesthetic compliance with the General Plan. 4. Traffic As discussed in the project description above, the project will obtain access from the identical access points as the previous project (Burger King Restaurant). The proposed project will generate approximately ?50 vehicle trips per day. The previous project for this site was estimated to generate a total of approximately 1,815 vehicle trips per day. The level of service (LOS) will remain at level D before and after project implementation. A traffic median is proposed within Bonita Road which will prevent left turns in and out of the project and, therefore, reduce potentially significant traffic impacts to a level of non-significance. As with the previous project, the designer has provided for possible future street right-of-way dedication along Bonita Road. Street improvements will be required as a standard engineering department requirement. D. CONCLUSION Based on the above discussion, ! hereby find that the proposed project will result in essentially the same or less significant environmental impacts as the previous proposal and recommend that the Planning Commission and Design Review Committee adopt this addendum and Negative Declaration 1S-84-25 prior to taking action on the project. /~_DOUGLAS D. REID / ENVIRONMENTAL REVIEW COORDINATOR DATE: December 30, 1985 WPC 2414P -2- ,," ' negative declaration PROJECT NkME: Burger King Restaurant PROJECT LOCATION: Northwest quadrant of Bonita Road and Plaza Bonita Road PROJECT APPLICANT: Roger Swift and John Tworoger CASE NO: IS-84-25 DATE: May 25, 1984 A. Project Settin~ The proposed project site involves 0.83 acres of vacant property located at the northwest quadrant of Bonita and Plaza Bonita Road. The site is located within the Sweetwater River Flood Plain. There is no significant wildlife present on the project site. A leg of the Sweetwater earthquake fault is known to exist within the project vicinity. An earthen drainage channel and 1-805 parallel the site's westerly boundary. Bonita Road is located to the south and Plaza Bonita Road and vacant property are located to the north and east of the site. B. Project Description The developer proposes to construct a 3,300 sq. ft. fast-food, drive thru restaurant and provide a total of 50 on-site parking spaces. The project site will be raised approximately 5 feet above the existing grade which will result in the structure being located above the lO0-year flood plain. C. Compatibility with Zoning and Plans The proposed restaurant land us~ 'is compatible with the C-V-P (visitor commercial subject to precise plan review). A precise plan will be reviewed by the City's Design Review Committee. The project site is adjacent to Bonita Road, which is designated as a "scenic route" in the Scenic Highways Element of the General Plan. Compatibility will be assured through review by the Design Review Committee. D. Identification of Environmental Effects'' 1. Soils and Geology The proposed project site is located within the Sweetwater River Basin and is underlain by saturated alluviated soils. In addition, a leg of the Sweetwater Earthquake Fault is known to exist in the project vicinity. A soils report and geotechnical analysis will be required to assure stable construction as a standard development requirement. city of chula vista planning department environmental review 8ectlon 2. Drainage/Flood Plain The lO0-year flood plain level at the project location is at 48.25 feet ASL and the proposed finished floor is proposed at 49.3 ASL, approxim~ly 1 foot above. The proposed floor level conforms with the City of Chula Vista Engineering requirements. All proposed slope areas will require erosion control landscaping, subject to approval of the City's Landscape Architect and the City Engineer. 3. Aesthetics The project site is located on the north side of Bonita Road which is designated in the Scenic Highways Element of the Chula Vista General Plan as a "scenic route". The applicant proposes a significant amount of landscaping on the site, and the site plan and architecture will be reviewed by the Design Review Committee for aesthetic compliance wi th the General Plan. 4. Traffic The project site is located at the Bonita Road and Plaza Bonita Road intersection, just east of the 1-805 northbound on-ramp. The proposed project will provide one access point on Bonita Road which will serve the project and the adjacent vacant lot, presently located within the County of San Diego. A proposed median within Bonita Road will limit ingress and egress to right turns only. Additional access is provided along Plaza Bonita Road via an access easement across the adjacent easterly parcel. The existing landscaped median within Plaza Bonita Road will be broken to provide left turn ingress and egress. The median break will be subject to approval of the County of San Diego Department of Public Works. Exact configuration and lengt~ of the median on Bonita Road will be subject to approval of the City Engineer. The proposed project will contribute to a long term cumulative impact on Bonita Road. The present traffic counts along Bonita Road, east of 1-805, amount to 35,000 ADT. The proposed project will generate approximately 1,815 vehicle trips per day, of which approximately 1,400 trips will affect Bonita Road. The present level of service on Bonita Road is estimated at D/E (35,000 ADT) and with project implementation could reduce to level E (36,400 ADT). The proposed project will not result in a significant traffic impact provided that a traffic median is installed on Bonita Road, although the project combined with future projects to the east may require right-of-way dedication. The developer has designed the project site with the idea that future right-of-way and street widening may occur so that a minimal amount of site disruption would occur. Street improvements will be required as a standard Engineering requirement. Mitigation Necessary to Avoid Significant Effects 1. A raised median is required within Bonita Road between Plaza Bonita Road and 1-805. The exact configuration, length and funding will be subject to approval of the City Engineer. The following mitigation measure is a standard Engineering requirement: 2. A soils and geology report shall be prepared and submitted for approval of the City Engineer prior to any grading on the project site. F. Findings of Insignificant Impact 1. The project site is void of any significant vegetation or wildlife. ~luvial soils and potential geologic hazards may impact the project site. Standard Engineering requirements will mitigate potential impacts. 2. The -~l~6'ant's proposal conforms with the General Plan and associated elements and is not anticipated to achieve short term to the disadvantage of long term environmental goals. 3. There are no impacts expected to occur which could interact to cause a substantial cumulative effect on the environment. 4. The applicant will be required to comply with regulations relating to suspended fats set by the APCD. Traffic related hazards can be avoided by incorporation of proposed mitigation. The proposed structure will be above the calculated flood water surface to avoid ~ooding in the event of a lO0-year mood. G. Consultation 1. Individuals and Organizations City of Chula Vista: Steve Griffin, Associate Planner Duane Bazzel, Assistant Planner Roger Daoust, Senior Civil Engineer Tom Dyke, Building Department Ted Monsell, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Engineer: Frank Phillips 2. Federal Mood Insurance Rate ),~ps (FIRM) Chula Vista General Plan .- IS-78-40, Burger King . . IS-78:ll, B~adlQ~ Anne~atioQ aqd Pr~zone The initial Stuoy appmica~on ano eva)ua~ion ~orms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Department, 276 ~urth Avenue, Chula Vista, CA 92010. VlRqj~r~a~aL REVIEW COORDINATOR ~ ~. WPC 0966P EN 6 (Rev. 12/82) city of chula vista planning department environmental review eectlon E~ 6 (Rev. 12/82) CITY OF CHULA VISTA DISCLOSURE STATEI~NT [~PLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWMERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PAJ~T OF THE CITY COUNCIL, PLANNI~ 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. Mobil Oil Co~orat±on List the names of all persons having any ownership interest in the propertyinvolved. Bradley Family Trust - Owner & Lessor Mobil Oil Corporation - Lessee 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 pertnership. N.A. 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. ' Robert Lowry Smity, together with Linda Lee Robinson & Dorothy B. Bradley c/o Bradley Familty Trust 5425 Riggs Road, E1 Cajon, CA 92021 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 indtcate person(s) IPerson is defined as: "Any individual, firm, copartnership, Joint venture, association, ~ club, fraternal organization, corporation, estate, trust, recetve~, syndicate, this and any other county, city and county, ~ity, municipality, dtstr~ct or other political subdivision, or any other group or con,nation acting as a unit." (NOTE: Attach additional pages as neCessary.~ A-110 Print or type name of applicant City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 1 2. PUBLIC HEARING: PCS-86-4 - Consideration of tentative subdivision map for San Diego Country Club, Chula Vista Tract 86-4 - Calmark Development Corporation A. BACKGROUND The applicant has submitted a tentative subdivision map known as San Diego Country Club, Chula Vista Tract 86-4, in order to develop a one-lot condominium project consisting of 77 units on approximately six acres located on the north side of Naples Street opposite Dixon Drive in the R-3-P-14 zone. B. RECOMMENDATION 1. Certify that EIR-84-7 and the Addendum have been prepared in accordance with the California Environmental Quality Act of 1970 (CEQA) and that the Con~nission has reviewed the information contained in both the EIR and the Addendum in making the decision on the project. 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 San Diego Country Club, Chula Vista Tract 86-4, subject to the following conditions: a. Make all map revisions as listed in Section "E". b. 10-foot wide easements are required within the subdivision for all sanitary sewer and storm drainage facilities. Sweetwater Authority will require easements for water facilities. c. The grading and drainage shall be designed in such a manner as to result in no increase in runoff over adjacent private property. Drainage systems should be designed in such a manner that no diversions are created. A plan showing said grading and drainage shall be submitted for approval by the City Engineer prior to the approval of the Final Map. d. The developer shall provide a letter of permission from the San Diego Country Club regarding off-site drainage and holding the City harmless from future liability from any drainage problem resulting from the project. e. The owner shall grant a 5.5 foot wide easement along Naples Street adjacent to the property line for street tree planting and maintenance. City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 2 f. The owner shall improve the full Naples Street frontage of the project plus transitions at each end. These improvements shall include but not be limited to: A.C. pavement, processed miscellaneous base, curb, gutter and sidewalk, street trees, street lights, fire hydrants, and sidewalk ramps. New A.C. pavement and base shall be constructed adjacent to each A.C. berm within transitions. g. All water facilities and fire hydrants shall be in conformance with the requirements of Sweetwater Authority and the City of Chula Vista Fire Marshal. h. The owner shall grant to the City off-site drainage easements as determined by the City Engineer prior to the approval of the Final Map. i. The minimum width of all private streets is 24 feet {without any parking) and the design of the structural section of the street as determined by "R" values and a minimum traffic index of 4 shall be reviewed and approved by the City Engineer. All on-site paving including parking areas will be inspected by the Engineering Department. j. The owner shall dedicate to the City a 2 ft. wide strip of land along Naples Street for street purposes. k. The structural section for Naples Street shall be designed by the City Engineer based on "R" values determined by an approved soils lab and the appropriate traffic index. 1. All recommendations included in the soils report for this project shall be incorporated into the project plans. m. The design of all retaining walls shall be reviewed by the City Engineer. No concrete footing for any wall shall extend onto adjacent property without a letter of permission from that property owner. n. The developer and his engineer shall set the elevation of each building pad to be above the elevation of a 50-year storm within the subdivision and each finished floor elevation shall be above the elevation of the water during a lO0-year storm. It appears that some pads and finished floors are too low. o. Development of the project shall comply with the plan approved by the Design Review Committee {Reference P-86-3). -2- City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 3 p. The developer shall include in the CC & Rs provision for: 1. Maintenance of common areas, private streets and parking areas. 2. Prohibition of garage conversions and antennas. 3. Regulation and enforcement of resident and guest parking by the homeowners association (including but not limited to fines and/or towing which may be added to resident assessments). q. The developer shall construct a 5' high stucco wall along the top of slope between the project and Naples Street and measures shall be taken to implement the state mandated requirement that interior noise levels be reduced to 45 dBA or lower IReference EIR-84-?). C. DISCUSSION Project Setting The property is a vacant 6.02 acre site located at the southeast corner of the San Diego Country Club property situated on the north side of Naples Street. The site drops in elevation from approximately l?O ft. near the northeast corner to about a 140 ft. elevation at the southwest corner adjacent to Naples. The site abuts several single family lots on the easterly property line as well as a commercial parking lot near the southwest corner of the site. The entire westerly side of the project abuts the San Diego Country Club golf course and the southerly property line runs parallel to Naples Street. Project Description The project involves the proposed construction of 77 condominium units with a wide range of floor plans and square footages. The project has a single point of access from Naples Street with a security gate located at that point and a private road system set in a loop design to provide access to all the parking within the development. A trellis design and pool area will serve as the focal point upon entering the project. D. ANALYSIS The project meets the condominium requirements regarding parking, private open space and private storage. The site plan and elevations were conditionally approved by the Design Review Committee on September 5, 1985. The City Council approved the site plan on September 24, 1985, subject to Council review of landscaping, fencing and drainage at a later date. It is appropriate, therefore, to recommend approval of the tentative map. -3- City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 4 E. MAP REVISIONS 1. Under the General Notes, change the gross area from 6.0~ acres to 5.5+. 2. Revise Note 8 - Drainage to conform to our Note 5, shown on Page 23 of the City's Subdivision Manual. No facilities or plans (including specifically drainage diversions) are being approved by the City at this time. 3. Under Note 9 - Utilities - add the following: Sewer - City of Chula Vista Cable TV - Cox Cable TV 4. With Note 16 - Tree Statement, add our Note 9 on Page 23, regarding tree deposits. 5. Add our Note 19 regarding preliminary soils tests. 6. Add one more note regarding permission received for all drainage work within the Country Club Golf Course. 7. On Typical Section of Naples Street, show 2% cross slope for new A.C. pavement and 2% slope along the sidewalk. 8. On Typical Section of Naples Street, show the existing property line to be 40 feet from centerline i.e., there will be a 2 ft. dedication for street purposes. 9. Also on this Typical Section, add the words "per City requirements" after A.C. pavement and base. 10. We need the phone number of the owner and a signature and date from the developer. ll. On the map, show the outlines for all sewer, water and drainage easements. 12. All new improvements of A.C. pavement, base, curb, gutter and sidewalk along Naples Street shall be extended from one property corner to another and then there would be transitions {150' long at the west end and 50' long at the east end) with A.C. berm on each end to meet the existing improvements. 13. Show the width of the entrance to the subdivision at Naples Street. 14. Show sidewalk ramps at curb returns. -4- City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 5 F. FINDINGS Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for San Diego Country Club, Chula Vista Tract 86-4, is found to be in conformance with the various elements of the City's General Plan based on the following: 1. The site is physically suitable for the residential development and the proposal conforms to all standards established by the City for such projects. 2. The design of the subdivision will not affect the existing improvements -- streets, sewers, etc. -- which have been designed to avoid any serious problems. 3. The project is in substantial conformance with the Chula Vista General Plan Elements as follows: a. Land Use - The proposed density of 12.8 Du's/acre is consistent with the land use designation of 4 to 12 DU's/acre. b. Circulation - The project is served by existing public streets and private streets will meet City requirements. c. Housing - The project will provide additional medium density, home ownership opportunities for residents of the community. d. Conservation - The project has been designed to retain as many mature trees as presently exist on the site. e. Park and Recreation, Open Space - The developer is required to pay the applicable Park Acquisition and Development fee in lieu of dedicating and improving parkland. f. Seismic Safety - There are no known earthquake faults located in close proximity to the project. g. Safety - The site is well within the response time of the fire station located at East Oneida Street and Melrose Avenue. h. Noise - The units must meet the requirements of the Noise Ordinance and the U.B.C. i. Scenic Highway - The site is not located on a designated scenic route. j. Bicycle Routes - Naples Street is a designated bike route. The improvement of the street will facilitate this traffic. k. Public Buildings No public buildings are proposed on the property. -5- City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 6 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 2405P/OO14Z -6- ~ MOSS ST. I I I Project Area. I I V~C_.~3,-~ HILLTOP COUNTY VISTA v4c~T NAPLES ~ST. (F/~ ~o ADDENDUM EIR-84-? SAN DIEGO COUNTRY CLUB VILLAS PREPARED IN ACCORDANCE WITH SECTION 15164 OF THE STATE CEQA GUIDELINES SECTION 1. INTRODUCTION This addendum to the environmental impact report for San Diego Country Club Villas (EIR-84-7) is intended to determine if the revised development plan could result in any significant environmental impacts that were not evaluated in the previously certified EIR. SECTION 2. PROJECT DESCRIPTION The property is a vacant 6.02 acre site located at the southeast corner of the San Diego Count~ Club. The site drops in elevation from 170 feet MSL at the northeast corner to 140 feet MSL at the southwest corner (adjacent to Naples Street). The applicant is proposing to redesign the proposed condominium project, reducing the total number of residential units from 80 to 77. The internal circulation pattern will be revised to provide a private loop street system serving the units. An attached two-car garage is proposed for each unit in addition to adequate off-street guest parking. A centralized common recreation area complete with swimming pool is proposed near the entry to the project. The applicant proposes no change to the access drive location from Naples Street. The remaining on-site mature eucalyptus trees are to be removed with the revised site plan proposal. SECTION 3. ANALYSIS The proposed project revisions will result in the same or less severe impact in the following areas which were discussed in EIR-84-?: Soils (3.1), Drainage (3.2), Air Quality (3.3), Transportation/Access {3.7) and Public Facilities and Services (3.8). The following impacts discussed in EIR-84-7, will be-incrementally affected by the revised project: Noise {3.4) The traffic generated from the revised 77 unit project will~ have an incrementally less noise impact on land uses adjacent to the area streets. The revised project will place the access drive and 9 guest parking spaces adjacent but below the existing single family lots to the east. Proposed units are now located wi thin 10 feet of the easterly property line at the northern end of the site and approximately 8 feet below the adjacent single family lots. Other units are approximately 40 feet from the east property line with living areas oriented to the west. Noises associated with the common recreation area could be anticipated to be heard at adjacent single family residences with the previous development plan. The revised location for the recreation area will have little or not impact on adjacent residences. Noises associated with construction activities will occur as discussed in the EIR. Mitigation discussed in EIR-84-7 will be applicable to the revised project and noise impacts associated with project implementation are not anticipated to increase to a level of significance. Land Use/Open Space (3.5) The revised project proposal emphasizes the orientation of the units toward the adjacent 145-acre golf course. The on-site private and common open space will be reduced from 42% to 33% from the conceptual plan discussed in the EIR. The City of Chula Vista Zoning Ordinance requires a minimum of 12% (based on 77 units at 400 sq. ft. per unit) of the site to be permanent, private and common open space. The revised plan and open space will be subject to review by the City's Design Review Committee. The proposed open space total is not considered to be a significant environmental impact. Suggested mitigation measures listed in EIR-84-? and review of the project by the Design Review Committee are still valid recommendations which will reduce land use impacts to a level of insignificance. Aesthetics (3.6) The previous design proposal discussed in the EIR involve two-story condominiums and a need to provide view corridors. The revised proposal consists of a combination of one and two story structures with one-story structures to be located at the northern end of the project. An effort has been made by the designer to provide corridors through the motor courts along the easterly side of the property by dropping a portion of each building to a single story. The drop in elevation from the existing single family dwellings to the project site amounts to approximately § to 8 feet in height. The precise plan, which will be reviewed by the Design Review Committee will address the issue of view shed. As noted in Section 3.6 of the EIR, "view blockage from private property is not con~sidered a significant environmental issue as defined by the California Environmental Quality Act Guidelines." SECTION 4. CONCLUSION If mitigation measures identified in EIR-84-? are incorporated into the revised project, the proposal will not result in a significant adverse environmental impact. WPC 2117P -2- FINAL ENVIRONMENTAL IMPACT REPORT FOR SAN DIEGO COUNTRY CLUB VILLAS (City of Chula vista EIR 84-7, SCH 84020814) Prepared For: The City of Chula Vista 276 Fourth Avenue Chula Vista, California 92010 Prepared By: RBR & Associates, Inc. 233 "A" Street Suite 904 San Diego, CA 92101 R Ct:iVED August 1984 RBR Job No. 1061 ............................... -- ......... 1.0 INTRODUCTION 1.1 PURPOSE All governmental discretionary actions defined as projects by the California Environmental Quality Act (CEQA) require environmental assessment. Those actions which could result in significant physical impacts to the environment require the preparation of an environmental impact report. Application for approval of discretionary actions associated with development of the proposed project was filed with the of Chula Vista on December 29, 1984. The project as City initially applied for proposed the development of 120 residen- tial units. Revisions to the initial proposal were submitted to the City in April, 1984. The proposed project consists of 80 residential units and appurtenant facilities. 'Discre- tionary actions associated with the proposed project include: annexation of a portion of the site to the City of Chula Vista, a General Plan Amendment, prezoning County the portion of the project site and a zone change on the portion of the site within the Chula Vista City limits. Future actions necessary prior to actual development of the site include a tentative map and a precise development plan for the project. Based on the City's initial study completed January 26, 1984 for the proposed applications and substantial public contro- versy regarding specific environmental effects of the project, the City determined that an EIR must be prepared. This environmental impact report (EIR 84-7) has been prepared in accordance with the Guidelines for Implementation of the California Environmental Quality Act (Cal. Admin. Code Section 15000 et seq.) and the Environmental Review Procedures of the City of Chula Vista. Initial Study IS-84-14 dated January 26, 1984 (Appendix A) identified specific issues upon which the EIR is focused (CEQA Guidelines Section 15064h[1]). The scope of the EIR was further defined by public input solicited by the City (i.e., a Notice of Preparation (NOP) and notice of a March 5, 1984 Public Meeting was distributed to residents in the project vicinity). Additionally, the Notice of Prepara- tion (NOP) was distributed by the City and State Clearinghouse (SCH 84020814) on February 8, 1984, to various state and County agencies for opportunity to comment. The NOP was also sent to the Local Area Formation Commission (LAFCO) for com- ments. LAFCO has discretionary authority regarding the pro- posed annexation association with the project and is a Respon- sible Agency (CEQA Guidelines Section 15381). Comments received from the public established that substantial controversy exists which must be addressed in the environmen- tal impact report (CEQA Guidelines Section 15084[c]). Contro- versial issues identified include traffic safety, traffic congestion, tree removal, increased density, air quality, noise, loss of open space and drainage. Other issues identi- fied include soils, and public services. Effects dismissed in the Initial Study as clearly insignificant and unlikely to occur have not been discussed in the EIR per CEQA Guidelines Section 15143. The Initial Study is included as Appendix A of this report. The CEQA Guidelines indicate that the EIR should be prepared as early as possible in the planning process. The discretion- ary actions associated with the proposed project would result in the change in governmental jurisdiction and land use desig- nations necessary to allow future application for development permits (i.e., tentative map and precise development plans). Although many specific design features are unknown at this time, the discretionary actions proposed could determine the future long-term use of the site. The degree of specificity of the EIR corresponds to the degree of specificity of the proposed project (CEQA Guidelines Section 15146). The purpose of this EIR is to provide an accurate and concise information document which delineates and explains the en- vironmental impacts resulting from approval of the proposed project. The EIR analyzes all issues identified as having potentially significant environmental impacts resulting from approval of the proposed project. The EIR clearly identifies significant environmental impcts (CEQA Guidelines Section 15126[a]) and provides analysis which emphasizes the study of impacts determined to be significant (CEQA Guidelines Section 15143). Irreversible environmental changes and growth in- ducing impacts have been identified. Mitigation measures and alternatives designed to reduce or eliminate environmental impacts to below a level of significance are delineated (CEQA Guidelines Section 15126[c][d~). Agency and public comments regarding the Draft EIR will be included in the Final EIR with appropriate responses. It is the policy of the City of Chula Vista that every project that it carries out or approves ~hall, if it is feasible to do so, avoid or mitigate any significant effect. %'~ile major consideration must be given to prevent adverse environmental impacts, it is recognized that there is an underlying obliga- tion to balance other objectives including economic and social factors in determining whether or how a project should be approved (Reid, 1984). -2- 1.2 SUMMARY SOILS Impact Soils which have low to moderate expansive characteristics exist on-site and may result in unstable conditions (i.e., damage to foundation slabs and sidewalks) after development. Mitigation This impact will be mitigated to below a level of significance by the use of engineering and construction techniques recom- mended by a qualified soils and foundation engineer to the specification of the City Engineering Department. DRAINAGE Impact Increased runoff could incrementally contribute to existing occasional flooding on Naples Street at Tobias Drive. Mitigation This impact will be mitigated to below a level of significance by use of grading techniques which preserve the existing drainage patterns and confine runoff to controlled points of discharge at acceptable velocities to prevent erosion, and construction of on-site drainage facilities to collect runoff adjacent to Naples Street and conduct it off-site. A grading plan for the project and proposed'drainage facilities shall be the specifications of the City Engineering Depart- provided to ment. AIR QUALITY Impact Air quality impacts associated with construction activities, such as dust generation, would be short-term in nature. How- ever, residents immediately east of the proposed project site may experience noticeable levels of dust generated by con- struction. Implementation of the proposed project will incre- mentally contribute to air pollution in the regional air basin; however, the proposed project's impact on regional air quality will not be significant. Mitigation Strict adherence to standard dust control techniques (i.e. watering down graded and transport areas) during development activities would mitigate dust generation impacts to the greatest extent feasible. Tactics designated in the San Diego Regional Air Quality Strategy could be utilized to reduce incremental increases in regional air pollutants. NOISE Impact Noise impacts associated with development of the proposed site IH including on-site recreation activities, mechanical equipment and project related traffic are not significant. Areas adja- cent to the proposed project will not experience significant , noise increases due to the project design, the topographic relief of the site and distances to the nearest receptors. Adjacent residential areas will experience temporary increases in noise during construction phases. The project will incrementally contribute to significant cumu- lative noise impacts adjacent to Naples Street. Residential units within 50 feet of the centerline of the nearest lane of travel would experience noise levels above 65 dBA CNEL. Mitigation No mitigation of site-specific noise sources (i.e. mechanical equipment and outdoor recreational activities) beyond those measures identified as part of the project is required. Construction activities shall be limited to daylight hours, approximately 0700 - 1900 hours. All construction related traffic shall be instructed to use Naples Street as access to the site. Construction of a 5 foot high masonry wall as proposed by the project at the top of slopes adjacent to Naples Street will mitigate on-site noise from Naples Street to below a level of significance for first floor residential units. Second floor -4- units proposed adjacent to Naples must comply with Title 25 of the California Administrative Code, which requires acoustical analysis and attenuation of multiple family units within 60 the dBA CNEL contour or above to assure interior noise expo- sures of 45 dBA CNEL or less. LAND USE/OPEN SPACE Impact Development of the site would result in the replacement of six acres of open space with 80 medium density residential units. The proposed project will create no significant effects that would be incompatible with adjacent single family residential areas. The project would be within the City's Park Service District Number 6.03 and would require approximately 0.5 acres of public parkland, upon project based population. The project does not include provision of any public parklands. Mitigation Implementation of the Precise Plan modifying district (City of Chula Vista Municipal Code Sections 19.56.040 to 19.56.048) will reduce potential physical land use incompatibilities to below a level of significance. The applicant will be required submit fees the of Chula Vista to to park to City prior recor- dation of the final map. This would mitigate the project's incremental contribution to the District's public parkland requirements to below a level of significance. Additionally, the project includes 2.5 acres of on-site private open space and recreational amenities. AESTHETICS Impact Six acres of open space and mature vegetation will be affec- ted. Westward views from 8 existing residents will be at least partially blocked. Visual impacts will occur in association with the development of the medium density project adjacent to the eight homes. Mitigation Potential view blockage impacts can be partially reduced by designing view corridors as part of the project. Adverse aesthetic impacts are reduced to below a level of significance by design features which will be included in the Precise Plan. These include: 1. Stepped down building pads for residential units located on the northern half of the site. 2. Maximum height of two stories. 3. Adequate setbacks from the eastern boundary of the site. 4. Replacement of mature vegetation with specimen trees (i.e. 24-inch box or greater in size). 5. Extensive landscaping. 6. Screening of all mechanical equipment and trash col- lection points. 7. Clustering of housing units on southern and western H portions of the site. The Precise Plan shall be reviewed by the City's Design Review ~ Committee for other features which may have aesthetic impacts or result in incompatibilities between the proposed project and existing residential uses. ~ - , TRANSPORTATION/ACCESS Impact Potential safety impacts could occur at the proposed access to the site if the final design of the access did not adhere to adequate horizontal or vertical alighment design standards for site distance and safe stopping. Incremental increases in traffic at the intersection of Naples Street and Moss Street are not significant but contribute to future cumulative impacts which may eventually require modifi- cation of the intersection. Mitigation Future development plans and precise plans for the proposed project shall identify access to the site. Location and design of this access shall adhere to adequate horizontal and -6- vertical alignment design standards to the satisfaction of the City Traffic Engineer. Front yard (i.e., adjacent to Naples Street) landscaping and landscaping which may be provided at the access (e.g., land- scaped median strip) should be planned to allow unrestricted view of Naples Street. Design review of the Precise Plan would be required by the proposed R-3-P-14 zoning. PUBLIC FACILITIES No significant impacts are identified which are associated with the provision of water, sewer, police or fire protection services to the site. At the elementary and junior high school levels, the addition of project generated students to current levels of enrollment would appear to significantly affect the ability of the school districts to provide adequate school facilities and services. No significant impact would occur at the high school level. Mitigation Submittal of developer's school fees mitigate potential im- pacts to below a level of significance. No mitigation mea- sures are proposed for water, sewer, police or fire protection services. CITY OF CHULA VISTA DISCLOSURE STATE~NT IAPPLICANT'S OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS STATEMENT 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. Financial interest in the development a subsidiary of Calmark Properties~ of the San Diego Country Club Villas which is wholly owned by G,S,I, In~, lies in Catmark Development Corporation, of Chicamo. Illinois. List the names of all persons having any ownership interest in the property involved. Fee title to the land upon which the fee title will vest in Calmark project is to be developed vests in the upon close of escrow. San Diego Country Club at this time; 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 o~pi~g 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 x If yes, please indicate person(s) IPerson 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.~~~--- W. Norton Project Manager 9/5/85 WPC 070IP CALMARK DEVELOPMENT CORPORATION A-110 Print or type name of applicant City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 1 3, PUBLIC HEARING: PCS-85-5 - Consideration of revised tentative subdivision map - Chula Vista Tract 85-5 - Las Brisas Del Mar, Pioneer Mortgage Company A. BACKGROUND 1. The applicant has submitted a revised tentative subdivision map known as Las Brisas Del Mar, Chula Vista Tract 85-5, in order to subdivide a 2.34 acre parcel in five lots. This item was continued from the Planning Commission meeting of February 13, 1985, in order to allow the developer to revise the map in response to a problem with flooding of an access road. 2. An Initial Study, IS-85-12 of possible adverse environmental impacts of the project, was conducted by the Environmental Review Coordinator. 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-85-12 . 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 Las Brisas Del Mar, Chula Vista Tract 85-5, subject to the following conditions: a. The developer shall be responsible for the construction of a modified knuckle at the intersection of Bayview and Del Mar Avenue in accordance with Chula Vista Design Standard (6) in conjunction with the development of units as shown on the Tentative Map. Said construction shall include, but not be limited to: A.C. pavement, curb, gutter and sidewalk, relocation of an existing storm drain inlet, and a driveway approach in accordance with CVCS 1. b. The structural section of the private driveway shall be designed to meet flexible pavement structural design based on "R" Values and a minimum traffic index of 4. All onsite paving including parking areas except those within carports will be inspected by the Engineering Department. The design of the structural section shall be reviewed and approved by the Director of Public Works/City Engineer. Private drive construction is subject to standard design review and inspection fees. City Planning Commission Agenda Items for Meeting of January 8, 1986 Page c. Third Avenue shall be maintained at an elevation of not less than 1.5 feet below the lO0 year flood elevation to allow emergency access during periods of flooding. This condition applies only to Unit 2 as shown on the Tentative Map. d. A letter of permission from the owner of the land containing the proposed channel shall be obtained in order to drain the property to Glover Street as proposed. e. In conjunction with the development of Unit 2, the developer shall be responsible for the improvement of Third Avenue as shown on the Tentative Map. Said improvement shall include, but not be limited to: A.C. pavement and base, monolithic curb, gutter and sidewalk, fire hydrants, street lights, drainage facilities, and construction of retaining walls. f. The developer shall be responsible for the relocation of the existing F.H. on the northeast corner of "C" Street and the proposed Third Avenue in conjunction with the development of Unit 2 as shown on the Tentative Map. g. The access drive off Del Mar Avenue and Bayview Way shall be a minimum of 22' wide in order to provide adequate access for the equipment. h. Lots 1 through 4 (Unit No. l) shall comply with the Panhandle lot provisions of Section 19.22.150 of the Municipal Code. i. A copy of the CC&R's shall be submitted prior to the approval of the Final Map. Said CC&R's shall include the following: (1) The installation of T.V. or radio antennas shall be prohibited. (2) No garage conversions shall be permitted. (3) Statement regarding City participation and enforcement rights in accordance with Section 18.44.010 of the Municipal Code. Prior to the approval of the final map, and in a form acceptable to the City Attorney, the City shall receive from the developer a metes-and-bounds open space easement covering Unit No. 2 which shall preclude development of that Unit until the Sweetwater Flood Control Channel is graded to the satisfaction of the City Engineer. The easement shall include an agreement by the City to extinguish the easement by quitclaim deed to the developer at the completion of the channel. The easement and agreement shall be recorded prior to the recordation of Unit No. 2. -2- City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 3 k. Note 21 on the tentative map shall be revised to explicitly state that no development of Unit No. 2 shall occur until the Sweetwater Flood Control Channel is graded. C. DISCUSSION 1. Existing Site Characteristics The project consists of a 2.34 acre parcel containing one single family dwelling with access via Bayview Way and Del Mar Avenue. The easterly half of the lot is located at the same elevation as other single family homes developed adjacent to Del Mar and Bayview. The westerly half of the lot is located within the lO0-year flood level and is between 60 feet and 70 feet lower in elevation than the Bayview frontage and on the same plain as the adjacent industrial park to the north and mobilehome park to the immediate west. Approximately 15-20% of the site in the middle of the lot consists of an unusable (2:1) slope bank. 2. Tentative Map The developer proposes to remove the existing dwelling and subdivide the parcel into five lots. Four of the five lots, with a net individual area in excess of 7,000 sq. ft., will be served from a private easement extended from Del Mar Avenue and Bayview Way. The four lots are required to meet the City's standards for panhandle lot developments. No grading is proposed at this time. The fifth lot (Parcel #5) is approximately l-l/2 acres in size, with over one acre located within the l O0-year floodplain of the Sweetwater River. Under the present R-1 zoning, approximately 7 dwelling units could be constructed on the lower lot under the City's group dwelling unit provision. Access to the lower lot is provided from "C" Street via a reduced street width (22 ft. curb to curb) for Third Avenue extended. The majority of the lower lot is at elevation 13'-15' with the current lO0-year flood elevation set at 25 ft., thus the lot is subject to inundation at a depth of lO'-12'. The applicant is aware that the lower lot (Parcel #5) must be filled to a height that would ensure that finished floor levels of any structure would be located a minimum of 1 ft. above the lO0-year flood level, and the access road (serving the lower lot) must be designed to be inundated to a maximum depth of no more than 1-1/2 ft. to ensure the passage of emergency vehicles during a flood. The present design establishes the cul-de-sac elevation at l?-l/2 ft. which would comply with the City's standard provided the Sweetwater Channel were constructed. -3- City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 4 The prior map would have created a legal residential building lot with access via a roadway subject to nearly 8 ft. of inundation until the flood channel is constructed. The revised map has addressed this problem by including a note which requires that an open space easement be established over Unit 2 in favor of the City prior to the approval of a final map. The easement would be relinquished by the City when the flood channel is graded to the satisfaction of the City Engineer and thus development of the lot would be prohibited until that time. D. FINDINGS Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Las Brisas Del Mar, Chula Vista Tract 85-5, is found to be in conformance with the various elements of the City's General Plan based on the following: 1. The site is physically suitable for the residential development and the proposal conforms to all standards established by the City for such projects. 2. The design of the subdivision will not affect the existing improvements -- streets, sewers, etc. -- which have been designed to avoid any serious problems. 3. The project is in substantial conformance with the Chula Vista General Plan Elements as follows: a. Land Use - The subdivision of the property conforms to the land use designation of medium density residential at 4 to 12 DU's/acre. b. Circulation - The developer will be required to make improvements to Del Mar Ave./Bayview Way and Third Avenue extended in conformance with City standards. Development of Parcel #5 shall be prohibited until safe access can be provided thereto. c. Housing The project will eventually provide additional homeownership opportunity for residents of the community. d. Conservation - There are no identified natural resources on the property which would be adversely impacted by the project. e. Park and Recreation, Open Space - The developer is required to pay the applicable Park Acquisition and Development fee in lieu of dedicating and improving park land. f. Seismic Safety - The project is not adjacent to any known earthquake faults. -4- City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 5 g. Safety - The site is well within acceptable response time for fire and police services. h. Noise - Development of the project will require conformance wi th the City's Noise Ordinance and the requirements of the U.B.C. i. Scenic Highway - The site is not adjacent to a designated scenic route. j. Bicycle Routes - The site is not located on a designated bike route. 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 1702P -5- STATE HWY. 5 4 TROUSDALE DRIVE MF of S~n Diego ~SF MF VAC .... ~ Home J ~ , SF ~ Soutboy Voc SF! SF:~SF, SF Pioneem " STREET negative declaration PROJECT NAME: Las Brisas Del Mar PROJECT LOCATION: 188 North Del Mar Avenue PROJECT APPLICANT: Pioneer Mortgage Company 5605 E1 Cajon Blvd., San Diego, CA 92115 CASE NO: IS-85-12 DATE: October 26, 1984 A. Project Setting The project site consists of a 2.34 a~ire parcel containing one single-family dwelling and a detached garage.i The parcel is relatively level (elevation 80 ft.) at the easterly end where access to Del Mar Avenue and'Bay View Way exists. A 43% slope Occurs mid-way on the parcel which drops to elevation 15 ft., and a relatively level land area to the west. An earthquake fault, inferred through photographic evidence (Special Report 123, California Division of Mines and Geology) appears to traverse the property in a north/south trend. There are no endangered plant or animal species known to exist in the project vicinity. Adjacent land uses consist of single-family dwellings to the east and south, limited industrial to the north and a mobilehome park to the west. The lower portion of the project site (below elevation 25 ft.) is within the lO0-year floodplain of the Sweetwater River. B. Project Description The project consists of the division of a 2.34 acre parcel into~ five lots. Four of the lots will total 9,000 sq. ft. or greater and be served by a private easement from Del Mar Avenue/Bay View Way. The fifth lot will be 64,515 sq. ft. in size and is Qroposed to be served via a private access easement to "C" Street. No structures or grading are proposed at this time, although four single-family dwellings could be constructed on the upper four lots and approximately seven dwelling units could be constructed on the lower lot. C. Compatibility with Zoning and Plans The proposed subdivision of property conforms to the R-1 zoning standards and the "medium density residential" designation of the General Plan. In order to construct more than one unit on the lower lot, the project must conform to the "dwelling group" provisions of the zoning ordinance. city of chula vista planning department environmental review section - 2 - D.~ Identification of Environmental Effects 1. Geology Special Report 123, issued by the California Division of Mines and Geology (1975), identifies the presence of a north/south trending earthquake fault traversing the property. Prior to grading or site development, a geotechnical analysis should be prepared and submitted to the City Engineer. Recommendations of the report should be incorporated in development plans. 2. Soil s Alluvial soils may be present on the project site which could result in unstable foundation design if the structure is not properly researched and designed. The applicant will be required to provide a soils investigation upon any proposal for development. Recommendations of the soils investigation should be incorporated in development plans. 3. Drainage The lower portion of the lot (below elevation of 25 ft.) is presently located within the lO0-year floodplain of the Sweetwater River. Future residential development of this portion of the site will require raising the pad elevation one foot above the floodplain level as a standard engineering requirement. 4. Parks The proposed project site is located within Park District No. 1.04 which presently has no developed parkland. The developer of the subject property will be requi~ed to pay in-lieu park acquisition and development fees upon recordation of the final subdivision map. 5. Schools The local elementary {Rosebank) an~junior high (Chula Vista) schools are currently operating above capacity levels.. The developer of the project site will be responsible for assuring the local school districts that adequate classroom facilities will be available for students ultimately generated from this project. E. Mitigation necessary to avoid significant effects All potentially significant impacts can be mitigated to a level of insignificance through standard development regulations. F. Findings of Insignificant Impact 1. The site is void of any significant natural or manmade resources, and standard development requirements will assure a level of insignificance for all potential impacts. 2. The proposed lot division and ultimate development is compatible with the zoning ordinance and general plan and is not anticipated to achieve short term to the disadvantage of long term environmental goals. 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. G. Consultation Individuals and Or~anizat'ions 1. City of Chula Vista: Steve Griffin, Associate Planner Roger Daoust, Senior Civil Engineer Duane Bazzel, Assistant Planner Tom Dyke, Building & Housing Dept. Ted Monsell, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Engineer: Nasland Enginering 2. Documents Special Report 123, California Division of Mines and Geology (1975) San Diego County Flood Plain Maps 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 'ista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. REVIEW COORDINATOR WPC 1424P EN 6 (Rev. 12/82) city of chula vista planning department environmental review section EN 6 (Rev. ]2/82~ 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. FRONTIER SERVICE CORPORATION List the names of all persons having any ownership interest in the property involved. FRONTIER SERVICE CORPORATION 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. GARY F. NAIMAN 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 x If yes, please indicate person(s) IPerson is defined as: "Any individual, firm, ~opartnership, joint venture, association, ~ club, fraternal organization, corporation, estate, ~rust, receive~, syndicate, th~s ~nd any o~her county, c~ty and county, city, municipalitY,acting as a unit."distrlct or other Ipolit~cal subdiwsion, or any other group or combina?on (NOTE: Attach additional pages as necessary.)~-~ Signatu~Yof a~pl~'cant/date WPC 0701P GARY F. NAIM~J~ A-110 Print or type name of applicant City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 1 4. PUBLIC HEARING: Variance ZAV-86-14; request to add a tenant sign at 627 "H" Street - Tile Town - Carpet City A. BACKGROUND 1. This item involves a request to add a tenant sign and thereby exceed the maximum sign area by 30 sq. ft. on the freestanding {pole) sign at 627 "H" Street in the C-T-D zone. 2. The project is exempt from environmental review as a Class ll(a) exemption. B. RECOMMENDATION Adopt a motion approving PCV-86-14 for an internally illuminated 30 sq. ft. tenant sign as depicted on the plan submitted with the application. The applicant shall sign an agreement to remove the sign no later than June of 1990. Said agreement shall apply to successors of interest. C. DISCUSSION The site in question is a small shopping center located on the north side of "H" Street just west of Broadway. The major tenant of the center is C&R Clothiers. Other tenants include Victor's Too restaurant, Olan Mills Photo Studio, International Camera, Tile Town - Carpet City, and a vacant space to be occupied in the future by the Vegas Club card room. The freestanding sign for the center is located adjacent to the "H" Street frontage, and measures 35 ft. high and contains 200 sq. ft. of approved sign area. Included in the approved sign area is a 150 sq. ft. major tenant identification sign for C&R Clothiers, and two tenant signs totaling 50 sq. ft. which identify Victor's Too restaurant and International Camera. The applicant, Tile Town - Carpet City, has placed an unauthorized sign on the freestanding pole which consists of painted wood as opposed to the internally illuminated signs of the tenants noted above. The sign which is the subject of this request is also internally illuminated and would approximate the size of the present unauthorized sign. The current C-T zone sign regulations allow for a 35 ft. high freestanding sign with a maximum sign area of 150 sq. ft. The 150 sq. ft. of sign area can consist of either the name of the commercial complex and four tenant signs or a total of five tenant signs. When the freestanding sign in question was originally erected, it contained only the 150 sq. ft. C&R Clothiers major tenant sign. This was in conformance with the then applicable C-T zone sign regulations which allowed up to 225 sq. ft. of sign area, but allowed for the identification of only one tenant. The two additional approved tenant signs--for Victor's Too and International Camera--were approved by variance under the current sign regulations upon the finding that permitting a sign area City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 2 larger than 150 sq. ft. was considered necessary in order to provide proper tenant identification, while at the same time not working an undue hardship in requiring the existing 150 sq. ft. C&R Clothiers sign to be downsized. The variance (PCV-74-9) was granted subject to the following conditions: 1. The sign shall have a maximum height of 35 ft. and a maximum copy area for the three tenants of 200 sq. ft. 2. Any additional tenant signs shall be subject to separate review and consideration through the variance process. Additional tenant signs shall conform to those now approved in terms of cabinet size and copy and letter size. It should be noted that the City's sign program adopted in the early 1970s includes an abatement program requiring non-conforming signs to meet current standards by 1990. The signage for this center will be limited to 150 square feet by 1990, therefore, we have included a condition requiring the removal of this sign by that date. D. ANALYSIS As can be seen from Condition #2 above, the Commission in 1974 contemplated that application would be made for additional tenant signs at this location. We believe the rationale for the approval of the prior variance would support a similar result in the present case. The applicant is setback substantially from "H" Street and there is minimal visibility of the storefront sign. As noted above, the problem of tenant identification has been recognized in the C-T sign regulations which provide for up to five tenant signs to be displayed on a freestanding pole. The present freestanding sign was constructed under the prior regulations and well under the allowed square footage at the time (225 sq. ft.} but at the maximum (150 sq. ft.) under the new regulations. Thus, the addition of tenant signs to provide adequate identification would require that the major tenant identification sign be substantially downsized--which would be a substantial hardship on the owner of the center. Furthermore, the sign proposed by the applicant is consistent with the other tenant signs in terms of cabinet size and copy and letter size. It should be noted that the City's sign program adopted in the early 1970's includes an abatement program requiring non-conforming signs to meet current standards by 1990. The signage for this center will be limited to 150 sq. ft. by 1990; therefore, we have included a condition requiring the removal of this sign by that date. -2- City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 3 E. FINDINGS 1. That a hardship peculiar to the property and not created by any act of the owner exists. Said hardship may include practical difficulties in developing the property for the needs of the owner consistent with the regulations of the zone; but in this context, personal, family or financial difficulties, loss of prospective profits, and neighboring violations are not hardships justifying a variance. Further, a previous variance can never have set a precedent, for each case must be considered only on its individual merits. The applicant is located a substantial distance from "H" Street where visibility of the storefront sign by motorists is poor. Tenant identification on freestanding signs is now authorized by the Code, but was not at the time the freestanding sign in question was erected. It would be an unnecessary hardship to deprive the applicant adequate identification in light of these factors. 2. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same zoning district and in the same vicinity, and that a variance, if granted, would not constitute a special privilege of the recipient not enjoyed by his neighbors. The Code now provides that properties in the C-T zone may have a freestanding sign which identifies up to five tenants. The approval of this variance would allow the applicant to enjoy the same identification afforded to other tenants of like properties in the same zone and vicinity. 3. That the authorizing of such variance will not be of substantial detriment to adjacent property, and will not materially impair the purposes of this chapter or the public interest. The additional tenant sign will not obscure the visibility of freestanding signs of neighboring businesses. 4. That the authorizing of such variance will not adversely affect the General Plan of the City or the adopted plan of any governmental agency. The granting of this variance would be consistent with General Plan policies covering co~ercial vitality and aesthetics. WPC 2408P/O426P -3- ~ ~ -- Ports ~ Service PRO, :T AREA - .. Mobile Home Pork QMF Store Restaurant ,. ;err/be Serv / Station I I "H" STRE ET Shoppin~ Center / PCC-85.--22 . ,~o' .~o'~ ~ I ~LNORTH - J t"' '"' ~""~- CITY OF CHULA VISTA DISCLOSURE STATEI~NT 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. List the names of all persqns having any ownership i~terest in the property involved. 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) IPerson is defined as: "Any indiv!dual, firm, copartnership,.joigt ventu:e, association, ~ club, fraternal organization, corporation, estate, zrus~, receiver, synolca~e, this and any other county, city and county, ~ity! municipality, district or other Ipolitical subdivision, or any other group or combination acting as a unit." (NOTE: Attach additional pages as necessary.) ~.~ SignaturFof applicant/date ' ' WPC 070IP m~)yR~/Y2 --~7'~t%~-Y--q ~":, .~'" A-110 Print or type name of applicant City Planning Commission Agenda Items for Meeting of January 8, 1986 Page 5. PUBLIC HEARING: PCM-86-12; Consideration of name changes for the Bayfront's major streets - Chula vista RedevelopmenC Agency. A. BACKGROUND On September 19, 1985, the Redevelopment Agency adopted a motion to approve several name changes for the major streets within the Chula Vista Bayfront area and recommended that the Planning Commission and the City Council concur in that decision. B. RECOMMENDATION Adopt a motion recommending that the City Council adopt the following name changes for the Bayfront's major streets (see also attached map): Existing New "E" Street west of I-5 * Marina Parkway "J" Street west of I-5' Marina Parkway Tidelands Ave. south of "E" St.* Marina Parkway "F" Street west of I-5 Lagoon Drive Gunpowder Point access road Gunpowder Point Way "J" Street west of Tidelands Ave. Marina Way · The first three street sections will connect as a "loop" street. C. DISCUSSION For some time the Redevelopment Agency has contemplated renaming the major streets within the Chula Vista Bayfront to better reflect its emerging image under the City's redevelopment program for the area. Since CalTrans is currently in the process of revising its freeway signs along Interstate 5 and its interchange with Route 54, substantial sums can be saved if the new names are established now rather than later. A variety of names reflecting various themes were submitted to the Redevelopment Agency by staff, the major property owner in the Bayfront, and the Chula Vista Chamber of Commerce. The final Agency selections were submitted and approved by the Port District on December lO, 1985. WPC 1992H Attachments o, [] December 27, 1985 File: 0S-015 TO: Chula Vista Planning Commission FROM: George Krempl, Director of Planning SUBJECT: Preliminary Report on Agenda Item for Planning Commission Meeting of January 8, 1986 - Open Space Maintenance District No. 14 1. Public Hearing: No public hearing is required at this time. A. Back9round McMillin Development, Inc., developer of Bonita Long Canyon Estates, submitted letters of petition on September 4, 1985 and December 5, 1985, requesting the formation of an open space maintenance district. The petition complies with Conditions 3, 10 and 36 contained in Resolution 10470 approvin~ the Tentative Map of Chula Vista Tract 81-4, Bonita Long ~anyon Estates, Unit 1. The developer has dedicated and the City Council by Resolution 11993 has accepted title to three lots designated as open space on the Final Map of Chula Vista Tract 81-4, Bonita Long Canyon Estates, Unit l. The three lots will be maintained as natural and landscaped open space. All of these open space lots cnnform to the criteria contained in Section 17.08.020C of the Municipal Code. None of these three lots will be maintained by a homeowners' association. In the latter letter, McMillin Development, Inc. requested that the open space district be composed initially of Units i through 7 of Bonita Long Canyon Estates future expansion of the district will thereby not be required. The Planning Commission took action to recommend approval of the SPA Plan and the Tentative Map for Bonita Long Canyon Estates Units 2-7 inclusive on November 13, 1985. B. Recommendation Based on previous meetings, adopt a motion to recommend approval of the proposed Open Space Maintenance District No. 14 before t~e City Council. There will be a public hearing on January 14, 1986 at 7:00 p.m. in the Council Chambers to consider the formation of the open space maintenance District. Planning Commission - 2 - December 27, 1985 C. Discussion The entire Bonita Long Canyon Estates project, Units i through 7, will comprise the District. 650 acres are within its bourdaries, and eventually 862 lots will exist within the project. The proposed total of all dedicated open space areas is about 277.5 acres. McMillin will install the necessary landscaping and irrigation at no expense to the City. The landscaping will be complete ard established prior to acceptance by the City on behalf of the proposed open space maintenance district. There are 199 benefiting properties (199 EDU) on the assessment rolls within the proposed district at the present time in Unit 1, and the estimated annual maintenance cost to be assessed each new EDU is approximately $85. Attachment "B" indicates the allocation of costs for each lot within the district. Lot numbers are those shown on Map 11205, Bonita Long Canyon Estates, Unit 1. Tntal annual maintenance costs in connection with Unit 1 are estimated at $1~,950 per year (see Attachment "¢"). Open Space Maintenance District No. 14 is proposed to include all open space areas in Unit i and proposed Units 2 throuqh 7 of Bonita Long Canyon Estates. Assessments to property owners are proposed to be adjusted with the addition of each new unit in accordance with the benefits received. The petitioner (Bonita Long Canyon Partnership) is the present owner of all the assessed properties. The responsibility for paying the open space maintenance assessment will be conveyed with each of the benefiting properties as those properties are sold. A map showing the proposed district, the open space areas and the benefiting properties is attached. The review of plans and inspection of landscaping work are being coordinated with the Landscape Architect and Parks and Recreation Department. The Tentative Subdivision Map for Bonita Long Canyon Estates, Units 2 through 7, was approved by the City Council at the meeting of December 17, 1985. SMR:av (B17:1-8-86.PC) COUNCIL AGENDA STATEMENT Item Meeting Date 12/17/85 ITEM TITLE: a. Report: Proposed Open Space Maintenance District No. 14, Bonita Long Canyon Estates, Unit 1 b. Resolution Approving preliminary report and declaring intention to form Open Space Maintenance District No. 14 SUBMITTED BY: Director of Public Works/City Engineer ~~ REVIEWED BY: City Manager (4/5ths Vote: Yes No X ) The purpose of this report is to provide the necessary background information to enable Council to initiate formation of an open space maintenance district ~thin Bonita Long Canyon Estates, Units 1 through 7. The boundaries of the proposed district are shown in Attachment "A". Specific issues examined in this report are the requirements for the proposed district and conformance, by the petitioner, with the criteria contained in the Municipal Code for establishing open space maintenance districts. RECOMMENDATION: That the City Council: 1. Adopt a resolution declaring the Council's intention to form the proposed district in accordance with Section 17.08.160 of the Municipal Code. 2. Set January 14, lg86, at 7:00 p.m. in the Council Chambers as the date and time for a public hearing to consider the proposed formation of Open Space Maintenance District No. 14. 3. Direct the City Clerk to advertise the public hearing and mail notices of the hearing to affected persons in accordance with Sections 17.08.180 and 17.08.190 of the Municipal Code and the notification requirement of the laws of the State of California. BOARDS/COMMISSIONS RECOMMENDATION: The Planning Commission took action to recommend approval of the SPA Plan and the Tentative Map for Bonita Long Canyon Units 2-7 inclusive on November 13, 1985. Such approval included the designated open space area shown on both of these maps. DISCUSSION: McMillin Development, Inc., developer of Bonita Long Canyon Estates, submitted a letter of petition on September 4, 1985, and December 5, 1985, requesting formation of an open space maintenance district. The petition complies with Conditions 3, 10, and 36 contained in Resolution 10470 approving the Tentative Map of Chula Vista Tract 81-4, Bonita Long Canyon Estates, Unit 1. Page 2, Item Meeting Date~5 The developer has dedicated and the City Council By Resolution 11993 has accepted title to three lots designated as open space on the Final Map of Chula Vista Tract 81-4, Bonita Long Canyon Estates, Unit 1. The three lots will be maintained as natural and landscaped open space. Landscaping is planned for the center median along East "H" Street adjacent to the southerly boundary of Bonita Long Canyon. All of these open space lots conform to the criteria contained in Section 17.08.020C of the Municipal Code. None of these three lots will be maintained by a homeowners' association. The entire Bonita Long Canyon Estates project, Units 1 through 7, will comprise the District. 6§0 acres are within the boundary. Eventually 862 home owners will live within this project. The proposed total of all dedicated open space areas is about 2??.5 acres. McMillin will install the necessary landscaping and irrigation at no expense to the City. The landscaping will be complete and established prior to acceptance by the City on behalf of the proposed open space maintenance district. There are 199 benefiting properties (199 EDU) on the assessment rolls within the proposed district at the present time in Unit l, and the estimated annual maintenance cost to be assessed each new EDU is approximately $85. Attachment "B" indicates the allocation of costs for each lot within the district. Lot numbers are those shown on Map 11205, Bonita Long Canyon Estates, Unit 1. Total annual maintenance costs in connection with Unit 1 are estimated at $16,9§0 per year (see Attachment "C"). Open Space Maintenance District No. 14 is proposed to include all open space areas in Unit 1 and proposed Units 2 through ? of Bonita Long Canyon Estates. Assessments to property owners are proposed to be adjusted with the addition of each new unit in accordance with the benefits received. The petitioner (Bonita Long Canyon Partnership) is the present owner of all the assessed properties. The responsibility for paying the open space maintenance assessment will be conveyed with each of the benefiting properties as those properties are sold. A map showing the proposed district, the open space areas and the benefiting properties is attached. Concerns regarding brow ditches previously expres by Council have been reflected in construction details shown on improvemen~ plans. The review of plans and inspection of landscaping work are being coordinated with the Landscape Architect and Parks and Recreation Department. FISCAL IMPACT: None SMR/nr WPC 1734E OPEN SPACE MAINTENANCE L)ISTRICT NO. 14 BONITA LONG CANYON .~o 8,~,. ESTATES 8/26/85 SECTIONAL PLANNING AREA DISTRICT BOUNDARY -- ATTACH~V~ I~t,/T BONITA LONG CANYON LANDSCAPE MAINTENANCE DISTRICT 199 UNITS - FINAL MAP 11205 Planted Planted and and Permanently Temporarily Irrigated Irrigated Hydroseeded Natural Lot 200 0 66,621 8,~6 1,106,424 sq.ft. 201 11,936 202 9,050 Center Median H Street 3,600 TOTAL 24,586 66,621 8,166 1,106,424 Planted and Irrigated 24,586 ,, - " 66,621 91,207 sq. ft. X 0.17 sq-ft/year 15,505 15,505 Hydroseeded 8,166 sq/ft ×0.035 sq-ft/yr 285 285 Natural* 1,106,424 .03% 33,192 X0.035 sq-ft/yr 1,161 1,161 $16,951 *Natural areas adjacent to streets°~re estimated to be 3% of total open space. The remainder of the natural open space is assumed to require no maintenance. ATTACHMENT "C" RECEIVED December 27, 1985 PLANI~i~G D£PAi:{[i',i[i;,~'? Fi 1 e # 0S-015 Ken Lee, Principal Planner FROM: Roger Daoust, Senior Civil Engineer ~×~l SUBJECT: Open Space Maintenance District No. 14 Bonita Long Canyon Estates Units i thru 7 According to Section 17.08.150 of the Chula Vista Municipal Code, a preliminary report regarding the Open Space Maintenance Dis+rict No. 14 is to be referred to the Planning Commission for recommendation. The Engineering Department has written a Council Agenda Statement which serves as the preliminary report. A copy of that Agenda Statement and the exhibits we have at the present time are attached hereto. We have written another preliminary report which is also enclosed. Please place this preliminary report on the next Planning Commission agenda in January 1986 for its recommendations. There will be a public hearing before the City Council on January 14, 1986 at 7:00 p.m. to consider the proposed formation of the Open Space Maintenance District No. 14. At that time we will have a detailed sheet showing landscaping and irrigation in Unit 1. SMR:ljr (B9:OS14)