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HomeMy WebLinkAboutPlanning Comm Reports/1985/09/25 AGENDA City Planning Commission Chula Vista, California Wednesday, September 25, 1985 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER INTRODUCTORY REMARKS APPROVAL OF MINUTES - Meeting of September 11, 1985 ORAL COMMUNICATIONS 1. Consideration of Final EIR-85-3, EastLake Otay Water District Improvements 2. PUBLIC HEARING: Conditional Use Permit PCC-85-24: Requests permission to utilize 24 parking spaces of the Chula Vista Alliance Church located at the northeasterly corner of Telegraph Canyon Road and Paseo del Rey - CalTrans District 11 3. PUBLIC HEARING: Conditional Use Permit PCC-86-5: Requests permission to construct a 75-unit apartment project located at the southeast corner of Flower Street and Jefferson Avenue - Bert Epsten DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT to the Regular Business Meeting of October 9, 1985 at 7:00 p.m. in the Council Chambers TO: City Planning Commission FROM: George Krempl, Director of Planning ~ SUBJECT: Staff Report on Agenda Items for Planning Commission Meeting of September 25, 1985 1. Consideration of Final EIR-85-3, EastLake Otas Water District Improvements A. BACKGROUND This EIR was the subject of a public hearing before the Planning Commission on September 11, 1985. At that public hearing, no testimony requiring a response was heard. Written comments from Longley Cook Engineering, Inc. was received and has been incorporated into the EIR following page 8-2. Also in this section a response to each comment has been provided. The draft document was circulated through the State Clearinghouse and no comments necessitating a response was received. B. RECOMMENDATION Certify that EIR-85-3 has been prepared in compliance with the California Environmental Quality Act, the State CEQA Guidelines and the Environmental Review Procedures of the City of Chula Vista. Note: The governing board of the Otay Water District will be certifying that they have reviewed and considered this document prior to their considera- tion of the project. C. ANALYSIS 1. The Draft EIR, in many instances, use the terms "should" or "could" when referring to mitigation measures which could be utilized to lower the significance of potential environmental effects. After discussions with the Otay Water District, the text has been altered to indicate that these mitigation measures will be incorporated into the project. 2. Most of the comments and responses regarding the Longley Cook Engineering letter are technical in nature and involve the project description. The comments and responses do not change any of the conclusions in the Draft EIR. By way of clarification, the following should be noted: a. In response to comment no. 8, it is stated that the land proposed be acquired for the reservoir just to the southeast of Gotham Street would not be large enough to allow for the planting of trees prior to construction. Most of this land has been already by acquired by the Otay Water District and only a small portion needs to be acquired to accommodate a larger reservoir at this location. The City's Landscape Architect was consulted regarding the possibility of planting City Planning Commission Agenda Items for Meeting of September 25, 1985 Page 2 trees and other landscape material prior to construction of the facility and he indicated that this would be very inappropriate due to damage during construction activities, maintenance require- ments and the need to extend water into the site prior to construc- tion. b. The EIR makes reference to compliance with the City's Noise Ordinance, however, it should be noted that the facilities located in the County which do not affect areas within the City of Chula Vista's jurisdiction would not have to meet these standards, unless annexed to the City of Chula Vista. City Planning Commission Agenda Items for Meeting of September 25, 1985 Page 1 2. PUBLIC HEARING: Conditional Use Permit PCC-85-24: Rehearing of request to utilize church parking at 61D Paseo Del Rey for park-and-ride use A. BACKGROUND This application was originally considered by the Commission at the meeting of August 14, 1985. A motion to approve the project received a 3-2 vote (with two absent) and thus failed to receive the necessary four votes for a final decision on the application. The applicant has therefore elected to have a rehearing before the Commission in accordance with Section 19.14. Il0 of the Municipal Code. The item involves a request to utilize 24 parking spaces of the Chula Vista Alliance Church located at the northeasterly corner of Telegraph Canyon Road and Paseo Del Rey for park-and-ride use for persons wishing to rideshare to work Monday through Friday, between 6:30 a.m. and 5:30 p.m. An Initial Study, IS-85-49, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on July lO, 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 issued on IS-85-49. 2. Based on findings contained in Section 'E' of this report, adopt a motion to approve the request, PCC-85-24, to utilize church parking at 610 Paseo Del Rey for park-and-ride use, subject to the following conditions: a. A landscape plan shall be prepared in accordance with the City's Landscape Manual and shall be submitted for review and approval prior to the issuance of permits for the project. b. Any complaints received regarding the noise level within the park and ride facility shall be cause for review and possible revocation of this permit. c. Any signs proposed shall be subject to the approval of the City Planning Director to insure compatibility with the adjacent residential area. City Planning Commission Agenda Items for Meeting of September 25, 1985 Page 2 C. DISCUSSION 1. Adjacent zoning and land use. North P-C Single family dwellings South R-3-P-IO Vacant, Telegraph Canyon Road East P-C Single family dwellings West R-3-P-IO Vacant, Paseo del Rey 2. Existing site characteristics The subject property is relatively level and contains a church building, a small home and parking for 51 cars. There are steep slopes on the easterly portion of the site, and single family homes abutting the westerly property line are elevated some 15 ft. above the area proposed for the park and ride spaces. Access to the site is provided by a 30 ft. wide access road off Paseo Del Rey. 3. Proposed use. The project consists of a proposal by CalTrans to construct and maintain 24 parking spaces on the southwesterly portion of the property in return for a five year lease from the church to use the spaces as a park and ride facility. The spaces would be utilized by commuters Monday through Friday, between the hours of 6:30 a.m. and 5:30 p.m. CalTrans reports that the average facility of this type is used to 50% capacity. D. ANALYSIS In 1978 the Planning Commission approved a master plan for the church which incorporates the 24 parking spaces in question. Since the facility is of limited size and should not create a traffic problem, the only issue would appear to be whether or not the activity within the lot itself during the early morning weekday hours would create a noise conflict with adjoining residences. There are only two single family dwellings adjacent to the proposed park and ride spaces and these homes are elevated approximately 15 ft. above the site. The primary source of noise would be minor and include engine noise, closing of doors and perhaps some conversation. Since this activity would generally not occur before 6:30 a.m. and would be buffered from the dwellings by the difference in elevation, we believe it would be appropriate to recommend approval upon the condition that the conditional use permit would be subject to review if complaints were received regarding the noise. E. FINDINGS 1. That the proposed use at the location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The park and ride facility will encourage ridesharing and a consequent reduction in commuter traffic and the consumption of fuel. City Planning Con~ni ssi on Agenda Items for Meeting of September 25, 1985 Page 3 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 facility will generate some minor increase in noise, but adjacent residents should be adequately buffered therefrom by existing slopes. Furthermore, a condition of approval has been added which will subject the permit to review and possible revocation if complaints are received regarding adverse noise impacts. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The use will be required to comply with all applicable codes and regulations, prior to the issuance of permits for the project. 4. That the granting of this conditional use permit will not adversely affect the General Plan of the City or the adopted plan of any government agency. The approval of this permit will facilitate energy conservation and improved traffic flow, both of which are encouraged by the Chula Vista General Plan. WPC 2094P DEL; PL. ROCA Open Space SF C~B xx Church I X Open Space I Xx I xx / I , AREA 'PROPO,%~) FOR PARK-A~])-RII:)E UsE (Z.4 3PAt, ES) /:": .~ · \ %/' ',',:,,' ./ / ~ ~ ,.~, : -; .% ::.>- ·. ~7 I -k...~' . '.- I ¢, ,,>4/ . . L,>>;/ , · :.,. · L ~.? ' ' fir," / ". : ,"; / .,,/. ,..:.. .,,'-,. /,,..V / I ,,'./ ~ I'~' "'~" ~>' >:~/ I .'/ T ~ ~-"-.~--~ ..- / ' ~ / · . ./ ;7. < '.. . ....: y':.."'. .... % ~..: "..- LIANCE ..--"i · '.: ':~ CHU,RC'[:J M~STER PLAN negative declaration PROJECT NAME: CalTrans/Alliance Church Park-and-Ride PROJECT LOCATION: Northeast corner Telegraph Canyon Road and Paseo Del Rey (Chula Vista Alliance Church) PROJECT APPLICANT: Cal Trans 4024 Ta~lor Street ..... San Diego, CA 92138 CASE NO: IS-85-49 DATE: July 26, 1985 A. Project Sett'ing The project is located within the boundaries of the Chula Vista Alliance Church located at the northeasterly intersection of Paseo Del Rey and Telegraph Canyon Road. The project site and properties in the vicinity have been urbanized over the years. The site contains no natural vegetation nor any resources of any significance. The project site is bounded by single family dwellings to the west, north; vacant property to the east, and Telegraph Canyon Road on the south. B. Project Description The project consists of the provision of about 24 parking spaces to be utilized jointly by CalTrans as a park-and-ride facility and by the church for utilization as part of their facility. About 12,000 sq.ft, of paved surface would be included as part of the project. Grading of the site would include cuts to a maximum depth of 3 ft. and up to 2 ft. of fill material. Access to the facility would be via the existing 30 ft. access road to Paseo Del Rey. C. Compatibility with Zoning and'Plans The proposed joint use of this facility is identified as an Unclassified Use in the Municipal Code and, therefore, subject to the granting of a conditional use permit for the project. The facility would be consistant with the zoning and general plan for the property. D. Identification of Environmental Effects No potentially significant environmental impacts have been identified relative to this project. E. Findings of Insignificant Impact 1. The project site is void of any significant natural cultural resources which could be impacted due to the development of the site. The project could reduce the total vehicle miles traveled to the air basin and, therefore, could reduce air pollution. ".. city of chula vista planning department .. environmental review section IS-85-49 Page 2 2. The project conforms to all the long term goals of the City of Chula Vista and, therefore, will not achieve any short term environmental goals to the disadvantage of long term goals. 3. The project will result in such minimal impacts that no cumulative impacts with other individual projects will result. 4. The environmental effects of the project are so minimal that there is no potential for any significant impact on human beings. Consultation 1. Individuals and Organizations City of Chula Vista: Mando Liuag, Associate Planner Roger Daoust, Senior Civil Engineer Duane Bazzel, Assistant Planner Gene Grady, Building and Housing Department Carol Gove, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Agent: CalTrans 4024 Taylor Street San Diego, CA 92138 Attn: Douglas Sherburne 2. Documents IS-76-98 IS-76-115 IS-78-45 IS-79-8 EIR-73-14 The Initial Study application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. REVIEW COORDINATOR city of chula vista planning department environmental review section EN 6 (Rev. 12/82) 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. disclosed: ' ? ' ~ 1. L~st the na~s of all,persons hawng a f~nanc~al ~nterest ~n the application.__ List the names of all persons having any ownership interest in the property involved. 2. If any person identified pursuant to (1) ~bove is a corporation or partnership, lis~ 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 (l) above is a non-profit organization or a trust, .list the names of any person serving as director ~f the non-pr6f~.:~: o~anization or as trustee or beneficiary or trustor of the trust. )/. Z ,rz_- .. .' 4. Have you had more than $250 worth of business transacted with any member of City staff, Boardc,.Commissions, Com~.ittees and Council within the past twelve months? Yes No ~_~ If yes, please ~ndicate person(s) IPerson is defined as: "Any individual, firm, copartnership, joint venture, association,I soc-'6'E-~T 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.)~~.~ ~~ Sqg~ature of applicant/date U, A-1lO Print or type name of applicant City Planning Commission Agenda Items for Meeting of September 25, 1985 Page 1 3. PUBLIC HEARING: Conditional Use Permit PCC-86-5; request to construct 7§-unit apartment at southeast corner of Flower StreeL and Jefferson Avenue - Bert Epsten A. BACKGROUND 1. This item involves a request to construct a 75 unit apartment project on 2.55 acres located at the southeast corner of Flower Street and Jefferson Avenue in the C-T thoroughfare commercial zone. 2. An Initial Study, IS-85-41, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on May 28, 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 issued on IS-85-41. 2. Based on findings contained in Section "E" of this report, adopt a motion to approve the request, PCC-86-5, to construct a 75 unit apartment project at the southeast corner of Flower Street and Jefferson Avenue subject to the following conditions: a. A zoning wall shall be constructed along the easterly and southerly property lines in accordance with Section 19.58.360 of the Municipal Code b. All curb along the frontage of the property shall be replaced with curb and gutter in accordance with Regional Standard Drawing G-2. c. Failure to comply with any condition of approval shall cause this permit to be reviewed by the City for additional conditions or revocation. d. Site plan and architectural review shall be subject to DRC approval. e. The applicant shall comply with the Chula Vista Elementary and Sweetwater High School requirements to insure that adequate school facilities will be available to serve the change in land use. City Planning Commission Agenda Items for Meeting of September 25, 1985 Page 2 C. DISCUSSION Adjacent Zoning and Land Use North R-3 Single family dwellings South C-T Apartments and mobilehome park East C-T Auto sales West C-V-P Feaster Elementary School Existing Site Characteristics The site measures 300 feet by 370 feet {2.55 acres) and presently contains a rent-a-car facility. The majority of the property is open asphalt-paved and encircled by chain-link fencing. Two structures are located on the southerly portion of the site. Proposed Use The project consists of the construction of 75 apartment units in six, two-story structures. Parking consists of 108 on-site spaces, including 54 covered carport spaces arranged along the west, south and east boundaries of the site. The project also contains a large central courtyard/recreation area with pool and fenced tot lot. Zoning Authority The property is located within the C-T zone, which requires that a conditional use permit be obtained for multiple family development. Multiple family developments within the C-T zone are required to be located at least 200 feet from any major thoroughfare {Broadway) and be separated from adjacent incompatible land uses by a zoning wall. They are otherwise evaluated under the development standards of the basic R-3 zone. D. ANALYSIS The project is well sited for a multiple family development of this density and layout for the following reasons: 1. The site is in close proximity to school and recreation/play facilities. 2. The site is close to commercial support activities including retail and food services on Broadway and "E" Street. 3. The multiple family is a good transition from the C-T zoning down to the existing residential area. The housing to the north also sides on to Flower Street, instead of fronting on, thus reducing any potential impact on those dwellings. City Planning Commission Agenda Items for Meeting of September 25, 1985 Page 3 4. The multiple family will result in considerably less traffic and intensity of development than if the property were developed as thoroughfare commercial. 5. The long-term viability and demand for C-T development on this property appears low. This is due to the depth of the zoning, the relative visual isolation from any major thoroughfare and the fact that the site has been underutilized for many years. 6. All of the R-3 standards are being satisfied; the proposed density is 29 units per net acre versus the 32 units per net acre allowed as a maximum in the R-3 district. The Design Review Committee is scheduled to review the project's site plan and design on October 3, 1985. E. FINDINGS 1. That the proposed use at the location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The apartment complex will provide additional rental housing opportunities, place people in proximity to available services and provide a transition to existing commercial activities. 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. Surrounding land uses are compatible with multiple family residential use (the area to the north is likewise zone R-3). The multiple family will help stabilize the residential area and result in an attractive development of this underutilized land. 3. That the proposed use will comply with the regulations and conditions specified in the Code for such use. Compliance with all applicable regulations of the Code will be required prior to the issuance of building permits for the project. 4. That the granting of this conditional use permit will not adversely affect the General Plan of the City or the adopted plan of any government agency. The General Plan encourages multiple family residential development in appropriate locations. WPC 2174P/OO15Z I I SFD I I TFD r -I I S~D '~ II SFD I II t SFD FLOWER USED CARS i I I I I I ~IAR~A E L E M E N TA F )S~LE U.,O,STE~ UNITS I HOMES sHoP I I REST. I SlTORE$ I ~ STA, I I I I "E STREET I I I ~ ' ~ I I SHOPPING I I I , MOTEL IRESTJ I REST. RETAIL REST. I CENTER I ~ I I HOPS_ _ ._t MOTEL MFD Bert Epsten I '~ LOCATOR ~ PCC-86-5 SEC Flower & Jefferson negative declaration PROJECT NAME: Flower Street/Epsten Apartments PROJECT LOCATION: The southeast corner of Jefferson Avenue and Flower Street PROJECT APPLICANT: Bert Epsten, 1835 E1 Cajon Blvd., Suite D, San Diego, CA 92103 CASE NO: IS-85-~ DATE: May 28, 1985 -A. Project Setting The project site consists of 2.54 acres of previously developed, relatively, mat property. A previous land use (automobile dealership) resulted in the property being paved with asphalt and a chain link fence being erected around the perimeter. Adjacent land uses consist of commercial uses to the east across Broadway, multiple family to the south, single-family to the north across Flower Street and Feaster Elementary across Jefferson Avenue to the west. B. Project Description The project consists of the construction of 78 multiple family units contained in six two and three story structures. Each of the structures will be connected by a series of balconies at the second and third floor levels. A total of ll6 on-site parking spaces are provided in addition to 13 curb side spaces. C. Compatibilit~with Zoning and Plans The subject property is curPently zoned C-T which requires that a conditional use permit be obtained for multiple family development. Multiple family developments located within the C-T zone are required to be located 200 feet from any major thoroughfare (Broadway). The proposed project consists of 30.7 dwelling units per net acre which is compatible with the General Plan. D. Identification of Environmental Effects 1. Soils The Engineering Department has indicated that since expansive soils may be present on the project site, the standard development requirement for a soils report will apply prior to obtaining building permits. city of chula vista planning department environmental review section 2. Schools The present enrollment levels at Feaster Elementary an~ Chula Vista Jr. High School serving the project area are above capacity. Implementation of the proposed project may result in the need for additional classroom space. The developer shall comply with School District requirements and ensure that adequate school facilities will be available for students generated from this project. E. Findings of Insignificant Impact 1. The site is void of any significant natural or manmade resources and there are no geological hazards on or near the project site. Standard development requirements will reduce impacts to a level of insignificance. 2. The residential proposal is consistent with the General Plan and associated elements and is not anticipated to achieve short term to the disadvantage of long term environmental goals. 3. 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 noise which could prove detrimental to the health and welfare of human beings. G. Consultation 1. Individuals and Organizations City of Chula Vista: Mando Liuag, Associate Planner Roger Daoust, Senior Civil Engineer Duane Bazzel, Assistant Planner Gene Grady, Building and Housing Department Carol Gove, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Agent: Ron Davis, Architect 2. Documents IS-84-27 "Just 22" Apartments The Initial Study application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. ~TAL R£VlEW COORDINATOR WPC 1966P EN 6 (Rev. 5/85) city of chula vista planning department ~--~ environmental review section EN 6 (Rev. 12/82) CITY OF CHULA VISTA DISCLOSURE STATE~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 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) '~f--/~,~q-5 ~,~ IPerson is defined as: "Any i~div!dual, firm, ?partnership,.joi~t venture, assoc!~ti?n, ~ club, fraternal organ,zat~on, corporation, estate,. [ru~! this and any other county, city and county, city, municipality, o~s~r~c[ or o er Jpolitical subd~ws~on, or any other group or combination acting as a un t. (NOTE: Attach additional pages as necessary.)~. ~.~t~~ ? SignatUre of appl~"~,a~ WPC 0701P BERT EPSTEN A-llO Print or type name of applicant