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HomeMy WebLinkAboutPlanning Comm Reports/1985/08/14 AGENDA City Planning Commission Chula Vista, California Wednesday, August 14, 1985 - 7:00 p.m. · City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER INTRODUCTORY REMARKS ORAL COMMUNICATIONS 1. PUBLIC HEARING: (Continued) PUD-85~1: Consideration of an amendment to a planned unit development to allow the construction of a 48-unit apartment complex located at 1665-1667 Brandywine Avenue - Donald and Jacqueline Goss 2. PUBLIC HEARING: (Continued) Conditional Use Permit PCC-85-22: Requests permission to relocate an existing cardroom from 11 Third Avenue to 631 'H' Street ~ Vegas Club, Inc. 3. PUBLIC HEARING: Conditional Use Permit PCC-85-23: Requests permission to locate a thrift store at 345 'E' Street ~ AMVETS Thrift Store 4. PUBLIC HEARING: Conditional Use Permit PCC-84-11: Requests permission to establish a church and day school facility at the northwesterly corner of East 'H' Street and Buena Vista Way - Pilgrim Lutheran Church 5. 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 DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNr. IENT AT to the Study Session Meeting of August 21, 1985 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 August 14, 1985 1. PUBLIC HEARING: Consideration of Planned Unit Development PUD-85-1; request to eliminate RV storage yard and develop a 48 'b'nit apartment complex at 1§6§-1667 Brand~wine Avenue - Donald and Jacqueline Goss A. BACKGROUND This item involves a request to eliminate a 1.1 acre site presently designated as an RV storage yard for the Point Robinhood Subdivision, combining this property with an abutting 0.8 acre multiple family residential site to the north, and developing a 48 unit apartment complex on the resulting 1.9 acre parcel. An Initial Study, IS-85-48, of possible adverse environmental impacts of the project was conducted by the Environmental Coordinator on July 10, 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-85-48. 2. Based on the findings contained in Section "E" of this~ report, adopt a motion recommending that the City Council approve PUD-85-1 subject to the following conditions: a. A parcel map shall be filed in order to create the new parcel. b. The project shall be required to provide a common open space area with appropriate amenities per the approval of the Design Review Committee or provision shall be made for the tenants of the project to have access to the Point Robinhood recreation courts located on Sequoia Street. C. DISCUSSION Adjacent Zoning and Land Use North PC Neighborhood commercial center South R-l-lO-N Vacant East P-C Open space/Recreation lot West R-l-5 Single family attached City Planning Commission Agenda Items for Meeting of August 14, 1985 Page 2 Existing Site Characteristics The 1.9 acre site is vacant and generally rectangular in shape, with 480 ft. of frontage on the easterly side of Brandywine Avenue and a depth of some 200 feet. Substantial slopes abut the site's easterly boundary and rise to the Point Robinhood Subdivision and recreation area to the east. The northerly half of the property was approved for a 14-unit apartment complex in 1981 but was never developed. The southerly half of the site is currently a part of an open space lot under the ownership of the Point Robinhood Homeowner's Association and is fenced and designated for recreational vehicle storage for the Point Robinhood homeowners. Proposed Use The proposal would consist of eliminating the site presently designated for recreational vehicle storage, combining this land with the site previously approved for the 14 unit apartment complex, and developing a 48 unit apartment complex on the resulting 1.9 acres. The units would be located in five, two-story structures--two abutting the northerly boundary of the property, and the other three distributed along the remaining length of the site. Parking would be located between these two clusters of units and also along the property's easterly boundary. The density of the project would be 25 dwelling units per acre. D. ANALYSIS The subject application raises two issues. First, is it appropriate to eliminate the Point Robinhood RV storage yard? And secondly, if so, are multiple family units at the density proposed appropriate for the subject property? The RV storage yard was established in accordance with the City's PUD Development Policy at the time the Point Robinhood PUD was developed. The availability of the yard was coupled with the requirement that Point Robinhood's CC&Rs prohibit the parking of RV's or boats within the unit clusters--either on the lots or the narrow private streets. Upon inspection, it is apparent that the RV lot has not been in use for some time and is not being utilized at present by the homeowners since it contains nothing but an unsightly overgrowth of weeds. According to the Point Robinhood Homeowners Association, the lot is not being used because of the extensive amount of alien activity and vandalism in the area. A canvass of the subdivision also revealed substantial compliance with the prohibition against RV parking within the unit clusters. Thus it appears that the homeowners have made other arrangements for RV storage off-site and the storage yard now represents nothing more than an eyesore. Consequently, we see no reason the site should not be upgraded and converted to a viable use. City Planning Commission Agenda Items for Meeting of August 14, 1985 Page 3 The use of the storage site for multiple family development would also appear supportable as a logical extension of the multiple family use already authorized for the northerly 0.8 acre portion of the property. However, the approved plan is for 14 units on 0.8 acres, or 17.5 dwelling units per acre, while the current proposal calls for 48 units on 1.9 acres, or a density of 25 dwelling units per acre. The property is located on Brandywine Avenue--a future residential collector street connecting Telegraph Canyon Road and Otay Valley Road--and is isolated from adjacent single family areas by grade separations. Thus, there would appear to be little potential for land use friction as a result of the proposed density. The density is also consistent with that which would be allowed under standard R-3 zoning based on the size of the parcel and the unit mix. The increase in dwelling units for the Bran~wine Area as a result of this project is still considerably less than originally proposed. The original General Development Plan for the area was approved in 1971 and provided for 895 single family attached and apartment units on ll9 acres. In 1973, when the Point Robinhood development was approved, this was reduced to 291 clustered single family detached units--a reduction of more than 600 units. The 291 units al ready developed in addition to the 48 units proposed would result in a total of 339 units or an overall density of 2.8 dwelling units per acre for the General Development Plan area--well below the density range of the General Plan for this area of 4 to 12 dwelling units per acre. Although we can support the density of 25 dwelling units per acre, the amount of the site taken up in slope has resulted in a site plan which lacks common usable open space. Again, using the standards of the R-3 zone as a guideline, this project would require 19,200 sq. ft. of usable open space (an area with a minimum dimension of 6 ft. and developed for recreational and leisure use). Assuming an 85 sq. ft. patio or balcony for each unit as indicated on the plans, this would still leave a project deficit of some 15,000 sq. ft. of open space. The remaining open space is divided into relatively small common areas which create needed visual breaks in the project but fail to provide a meaningful common area. Thus, the site plan may have to be modified or the density decreased in order to provide an adequate amount of usable open space. As an alternative, the project developer could arrange with the Point Robinhood Homeowners Association to allow the project tenants to utilize the tennis/basketball courts serving the Point Robinhood Subdivision and which are located adjacent to the northeast portion of the subject property. A condition of approval has been added in this regard. It should also be noted that the project site is located only some 300 ft. from the Valle Lindo Park at the northwesterly corner of Brandywine Avenue and Sequoia Street. This 4.3-acre neighborhood park contains picnic areas, multi-purpose play areas, and play equipment. City Planning Commission Agenda Items for Meeting of August 14, 1985 Page 4 E. FINDINGS 1. That the proposed planned unit development is consistent with the Chula Vista General Plan: The proposal will result in an overall residential density of 2.8 dwelling units per acre for the 119 acre General Development Plan Area involved. This density is well below that authorized by the General Plan for the area of 4 to 12 dwelling units per acre. 2. That such development will constitute a residential environment of sustained desireability and stability; that it will be in harmony with or complimentary to the character of the surrounding neighborhood and will result in standards of open space at least as high as permitted or specified otherwise for such development in this title. The specifics of the project will be subject to the approval of the Design Review Committee. A condition of approval has been added to ensure that usable open space available to the project shall be at least as great as that required of projects of comparable density within the City. WPC 2052P £LE~f~'N TA RY .SC. HOOt.. VAC PUD-85-1. negative declaration PROJECT NAME: Robinhood Mall Apartments (2) PROJECT LOCATION: 1665-1667 Brandywine Avenue PROJECT APPLICANT: Don and Jacqueline Goss 1497 Jayken Way Chula Vista, California 92011 CASE NO: IS-85-48 DATE: July 10, 198§ A. Project Setting The proposed project site consists of 1.85 acres of land south of 1655 Brandywine Avenue. An existing RV storage yard is located on the southerly portion of the site. Adjacent land uses consist of a neighborhood shopping center to the north, open space to the east, condominiums across Brandywine Avenue to the west, and vacant land to the south. There are no rare or endangered plant or animal species located on or near the project site. Expansive soils are known to exist in the project vicinity. EIR-73-8, Brandywine Planned Community (Robinhood Point Subdivision) identifies the presence of the La Nacion Fault Zone, approximately 100 feet to the east of the project site. The project site has been previously graded for the expansion of the commercial lot to the north and for the existing RV storage yard. B. Project Description The applicant proposes to amend the approved general development plan for the project site which now consists of a 14-unit apartment complex and an RV storage yard. The proposed development consists of 48 apartment units to be contained in five two-story structures. Appropriate private open space, landscaping and parking are provided. The RV storage yard will be removed. C. Compatibility with Zoning and Plans The project site is part of a lOS-acre planned community (Robinhood Point). Residential density (gross) within this previously approved plan amounts to 2.7 dwelling units per acre. The proposed revision to the previously approved plan would increase density (gross) to 3.14 dwelling city of chule vista planning department environmental review section units per acre, well below the maximum 12 dwelling units per acre designated on the General Plan for this area. The project will amount to 26 dwelling units per net acre on the individual site. The proposed project will be compatible with the General Plan upon the approval of the revised General Development Plan. D. Identification of Environmental Effects 1. Soils Expansive soils have been identified in a Soil Report prepared on the subject property (Woodward-Clyde Consultants, May 1979). Recommendations contained in the report will be incorporated into any development. 2. Geology The location of the La Nacion Fault Zone was identified in EIR-73-8. The EIR advises that no residential structures be constructed within the fault zone {identified on the Robinhood Point Subdivision Map). Since commercial structures were previously proposed west of the fault zone and this proposed project will not have any structures located within the fault zone, no additional geological investigation will be required for environmental review. 3. Drainage Surface drainage from the commercial site to the north presently traverses the subject site at two locations via concrete low-flow ditches. This runoff will be rerouted with this proposal, in order to reach Brandywine Avenue. Approval by the Landscape rch~tect and A · City Engineer will be required for the design of these systems. 4. Schools Each of the local elementary and high school districts are experiencing student capacity problems. The developer will be required to provide written assurance from the local school districts that adequate classroom space is available. 5. Sewers Sewer capacity will be limited to a first-come, first-serve basis in the Otay Valley Road area. The City is currently conducting a sewer study for the Otay Valley Road area. Sewer capacity must be available before any construction is approved by the City Engineer. E. Findings of Insignificant Impact 1. The project will not adversely affect any natural or manmade environmental features present in the project setting, nor will the project generate any pollutants that will have a potential to significantly degrade the quality of the environment or curtail the range of the environment which supports the bio system. 2. The project is in conformance with the long-range goals of the City of Chula Vista and will not, therefore, attain short term to the disadvantage of long-term goals. 3. The proposed apartments will not have any impacts that are anticipated to interact and cause any substantial cumulative affect on the environment. 4. The project will not result in the generation of any noise, air pollution, light, aesthetic blight, or any other hazard to the welfare or health of any human beings. F. Consultation 1. Individuals and Organizations City of Chula Vista: Mando Liuag, Associate Planner Roger Daoust, Senior Civil Engineer Duane Bazzel, Assistant Planner Gene Grad~, Building and Housing Department Carol Gore, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Agent: Bill Hedenkamp, Architect 2. Documents IS-81-48, Robinhood Mall Apartments EIR-73-8, Brand~ine (Robinhood Point) The Initial Study application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. ENVIR~AL REVIEW COORDINATOR WPC 2046P EN 6 (Rev. 5/85) city of chula vista planning department environmental review section EN 6 (Rev. 12/82) City Planning Commission Agenda Items for Meeting of August 14, 1985 Page 1 2. PUBLIC HEARING: Conditional Use Permit PCC-85-22; request to relocate an existing cardroom from ~l Third Avenue to 6~1 "H" Street - Vegas Club, Inc. A. BACKGROUND 1. This item involves a request to relocate an existing cardroom from ll Third Avenue to 631 "H" Street in the C-T zone. 2. An Initial Study, IS-85-44, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on July 12, 1985. The Environmental Review Coordinator concluded that there would be no significant environmental effects and recommended that the Negative Declaration be adopted. B. RECO~ENDATION 1. Find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-85-44. 2. Adopt a motion to deny PCC-85-22. C. DISCUSSION 1. Adjacent zoning and land use. North C-T-D Mobilehome park South C-T Tire store East C-T & R-3 Multiple family and lamp store West C-T-D Restaurant 2. Existing site characteristics. The project site is 1,700 sq. ft. of retail floor area within an existing shopping center at 627-645 "H" Street. The center contains a total of 20,000 sq. ft. of floor area on 1.5 acres, and includes a clothing store, cocktail lounge, camera store and tile/carpet store in addition to the 1,700 sq. ft. of space noted above. There are 99 parking spaces to serve all uses within the center. 3. Proposed use. The applicant intends to operate six card tables with ei9ht players each within the 1,700 sq. ft. of space. This would be a relocation of the Vegas Club cardroom which currently operates with three tables at ll Third Avenue. The hours of operation would be from 10:00 a.m. until midnight, Monday through Saturday. City Planning Commission Agenda Items for Meeting of August 14, 1985 Page 2 D. ANALYSIS In our opinion, several factors argue against the approval of this request. These are: 1. Relocation and expansion of the Vegas Club could perpetuate this use while study is underway to consider a more restrictive cardroom population ratio or possible amortization of cardroom uses. 2. A portion of the center's parking is located adjacent to a mobilehome park to the north. Since the park property is zoned C-T, there is no zoning wall, but only a chain link fence separating the two properties and thus there is the potential for adverse noise impacts on adjacent residents as patrons of the cardroom leave the facility at night. 3. The cardroom use is dependent upon a parking variance in a center which already has a parking variance for another use in effect. The 99 off-street parking spaces currently available on the site are based on the standard retail parking ratio of one space for every 200 sq. ft. of retail floor space. At this ratio, the 1,700 sq. ft. in question are allotted eight of the 99 total spaces. Parking for cardrooms, on the other hand, has been established recently at one space for every l-l/2 seats. At this ratio, the 48 seats proposed within the Vegas Club, would require 32 parking spaces, or 24 more than has been allocated to the 1,700 sq. ft. space. Additionally, in 1974 a variance was granted to reduce the required off-street parking for the cocktail lounge from 53 spaces to 23 spaces in order that it could locate in this center. It was found at the time that the peak hours for the cocktail lounge would probably not coincide with the peak hours for other uses in the center. As we have noted above, this would no longer be the case if the cardroom was approved. In total, then, the approval of the subject request in conjunction with the variance granted earlier to the cocktail lounge would result in a deficit of 56 parking spaces when measured against current Code requirements. This deficit coupled with the conflict in the peak hours of operation could have a negative impact on existing businesses within the center. In an attempt to determine the parking impact, the applicant conducted a parking count during the week of June ll-17 and found that the peak period of use was Friday night at lO:O0 p.m. wherein 63 spaces were used in the center. This count was taken with the cardroom building vacant. Thus, adding 32 spaces for the cardroom would result in 95 spaces used based upon this particular survey. City Planning Commission Agenda Items for Meeting of August 14, 1985 Page 3 Approval of the cardroom, however, could preclude other retail uses from locating within this center {should the clothing store relocate or the cocktail lounge change hands). Any other mix of uses, different uses or different hours for those uses could exacerbate the parking condition. Also, some other uses might have a larger parking demand than the minimum Code provisions call for. 4. Enforcement of hours of operation and specific use mixes becomes very difficult to monitor and police. For example, the cocktail lounge is supposed to have certain employee designated spaces as a condition of their earlier variance and does not. WPC 2073P ~utomot/~e Ports ~ S~rvlce PRO, ',T ARI ~ Meb/Te 'Home Park OMF Store .MF Restaurant Serv Gas .. Serw'ce StaY/~n ,: Station STREET I MF $hopp/n~ Center negative declaration PROJECT NAME: Vegas Club Card Room PROJECT LOCATION: 6~ "H" Street PROJECT APPLICANT: Vegas Club, Inc., ll Third Avenue, Chula Vista, CA 92010 CASE NO: IS-85-44 DATE: July 12, 1985 A. Project Setting The project site is located within an existing shopping center at 627-645 "H" Street. The center is located on a lot containing about 65,000 sq. ft. of area and contains various uses including a clothing retailer, a restaurant, camera shop and other stores. The applicant proposes to operate a card room in a 1,700 sq. ft. portion of the center. The center includes approximately 100 parking spaces to serve the various uses within the facility. There are commercial uses located to the east and west and across "H" Street to the south. To the north is an existing mobilehome park with about 62 older trailers. B. Project Description The applicant proposes to operate the card room in a 1,700 sq. ft. area within an existing structure. This card room would be a relocation of the Vegas Club which currently operates at ll Third Avenue. The seating within the facility would be limited by the number of parking spaces which are available within the small center. The hours of operation would be from lO ~0 a.m. until midnight. No external remodeling is proposed to implement this proposal. C. Compatibility with Zoning and Plans The applicant is required to obtain the approval of a conditional use permit prior to operating the card room at this location. With the approval of the conditional use permit, the project will conform to the C-T-D zoning of the site and the thoroughfare commercial designation of the General Plan. D. Identification of Environmental Effects Acoustics With the location of the mobilehome park immediately to the north of a portion of the parking facility for this shopping center and the lack of zoning wall between the two properties, there is a potential for a nuisance noise acoustical impact on the residential use as patrons of the card room leave the facility late at night. However, the entrance to the city of chula vista planning department environmental review section card room is on the southern side of the structure which provides orientation away from the residential use to the north. It is more likely that patrons of the card room will be utilizing the parking to the south between the card room and "H" Street. E. Findings of Insignificant Impact 1. The proposed card room will be limited in seating by the parking which is available in the shopping center. The number of patrons in the card room is not anticipated to be of such a volume to create any degradation to the ambient noise level in the project vicinity. 2. The orientation of the card room access is to the south towards "H" Street. Therefore, patrons of this facility are likely to park between the card room and "H" Street and, therefore, minimize any impact on the residential uses to the north. 2. The proposed card room operation will not have any significant cumulative impact on the environment. 4. The project site does not contain any natural or cultural resources which would be significantly affected by the project nor are there any substantial emissions of pollutants which would substantially degrade the quality of the environment. F. 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,: Francis Berger 2. Documents IS-79-18, Yankee Dollar Card Room IS-85-~, Luisi Card Room 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. ENVIRO~ENTAL REVIEW COORDINATOR WPC 204~P EN 6 {Rev. 5/85) city of Chula vista planning department environmental review section EN 6 (Rev. 12/82) ~,< . '-4 City Planning Commission Agenda Items for Meeting of August 14, 1985 Page 1 3. PUBLIC HEARING: Conditional Use Permit PCC-85-23; request to locate an AMVElS Thrift Store in an existing commercial buildin9 at 345 "E" Street - AMVETS Service Foundation A. BACKGROUND 1. This item involves a request to locate an AMVETS Thrift Store selling primarily used merchandise in an existing commercial building at 345 "E" Street in the C-T zone. 2. An Initial Study, IS-85-46, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on July 10, 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-85-46. 2. Adopt a motion to deny PCC-85-23. C. DISCUSSION 1. Adjacent zoning and land use. North R-3 Multiple family dwelling South C-T Commercial uses East C-T Commercial uses West C-T Commercial uses 2. Existing site characteristics. The site in question consists of two parcels containing a total of 21,450 sq. ft. {0.49 ac.) located at the northeasterly corner of "E" Street and Garrett Avenue. The now vacant Burnett's Furniture building occupies the entire southerly parcel and contains 14,875 sq. ft. of floor area. The northerly parcel, measuring 50' x 132.5', is surfaced with asphalt and serves as the off-street parking area for the building. 3. Proposed use. The proposal consists of using the existing building as an AMVETS Thrift Store, including approximately 9,500 sq. ft. of sales area and a 3,900 sq. ft. processing area for donated items. Merchandise would consist City Planning Commission Agenda Items for Meeting of August 14, 1985 Page 2 primarily of used clothing, furniture, appliances and miscellaneous household items. The rear parking area would be resurfaced and striped to accommodate 14 off-street parking spaces, new planting areas would be established at the Garrett Avenue access point and along the northerly property line, and the lot would be enclosed with a six-foot high block wall. The store would be open six days a week and employ 10 people Monday through Friday and five people on Saturdays. According to the applicant, the average customer count is 300 customers per day with peak hours on Saturday at ll:O0 a.m. and 3:00 p.m., at which time their high volume stores contain approximately 60 customers. D. ANALYSIS 1. Commercial image The aspect of this proposal which has activated the CUP process is the sale of used clothing--which is restricted solely to the C-T zone and then only by conditional use permit. The primary concern would be the possibility of such a use having an adverse impact on adjacent businesses because of the "image" of a particular commercial district. In the present case, the property is located on one of the City's primary entryway streets and is in close proximity to the Town Centre project area wherein the sale of secondhand merchandise is prohibited. The site's interrelationship to Downtown is exemplified by the fact that it is within the boundaries of the Downtown Parking District. Although the question of "image" is a subjective and difficult one to address, it is one that has long been recognized by the local businessman. Generally, it is believed that the existence of a secondhand store devaluates the consumers' perception of the quality of a shopping area. Consequently, higher quality shops and stores will avoid locating in proximity to such an enterprise. Since one of the primary goals of the Town Centre Redevelopment Plan is to attract new and quality businesses to the Downtown area, we believe it would be inadvisable to approve a secondhand store at this location. The City's Community Development Director and the Downtown Committee of the Chula Vista Chamber of Commerce have expressed concern with the subject proposal in the letters attached hereto. 2. Parking conditions Although the property is located within the Downtown Parking District, the closest public parking lot is located some 250 ft. to the southeast and on the opposite side of "E" Street from the site. Furthermore, this represents a use change from a furniture store, which requires minimal off-street parking (one space for each 600 sq. ft. of floor area), to a use which on the surface would seem to require a parking ratio approaching that required for a standard retail establishment (one space for each 200 sq. ft. of floor area). City Planning Commission Agenda Items for Meeting of August 14, 1985 Page 3 The building in question contains a total of 14,875 sq. ft. of floor area and is served by a total of 21 parking spaces--14 off-street and seven contiguous on-street. As a furniture store, this square footage {under current code) would require 25 parking spaces. As a standard retail use the sa~e square footage would require 74 spaces. An ameliorating factor in the case of a thrift store is that usually a large portion of the floor area is reserved for processing donated items rather than for retail sales. In the case at hand, the floor area set aside for retail sales totals 9,500 sq. ft. This would equate to a need for 48 parking spaces under the standard retail requirement, or still 27 spaces more than are available to the site. In order to refine the parking needs for a thrift store, the applicant has submitted a parking study of five existing thrift stores in the Chula Vista area. The study was based on an hourly on-site license plate survey at each location between the hours of 9:00 a.m. and 7:00 p.m. on Thursday, June 6th, and Saturday, July 19th. The results of the study indicate that parking demand for thrift stores during the peak hours between 12:00 P.M. AND 2:00 P.M. "averages" one parking space for every 533 sq. ft. of floor area devoted to retail sales. The study also indicates that demand is actually less on Saturdays when fewer employees are present and using off-street facilities--although customer demand may be greater. Using the peak hour average ratio above, the AMVETS retail floor space of 9,§00 sq. ft. would require just over 17 parking spaces. Since the property is within the Parking District, it is appropriate to calculate available parking in terms of both off-street and contiguous on-street spaces. Since the AMVETS would have a total of 21 spaces available, we have recommended that should the approval of the application hinge on the issue of parking that the available parking be found adequate to satisfy the change of use. As noted previously, however, we have recommended denial of the application on the basis of the secondhand nature of the use. WPC 2072P/0015Z I------ I negative declaration PROJECT NAME: AMVETS Thrift Store PROJECT LOCATION: 245 "E" Street, Chula Vista, CA PROJECT APPLICANT.: AMVETS Foundation, Department of California CASE NO: IS-85-46 DATE: July 12, 1985 A. Project Setting The project site is located within the thoroughfare commercial zoning along "E" Street at the northeast corner of "E" Street and Garrett Avenue. There are residential dwellings to the north. There are commercial uses to the east, west, and to the south across "E" Street. The site has been urbanized for some period of time and there are no natural or cultural resources which could be impacted by the proposed project. The project vicinity has an adequate level of urban services to support the proposed project. B. Project Description The proposed AMVETS facility would include approximately 9,500 sq. ft. of retail use and 4,350 sq. ft. of storage within the existing vacant retail commercial store. The facility would employ approximately l0 employees and it is estimated that approximately 300 customers would utilize the facility per day. The hours of operation are proposed to be 9~0 a.m. until 6 GO p.m. In addition to the 10 full-time employees in the store, approximately 20-33 part-time employees would be working out of their homes. C. Compatibility with Zoning and Plans The applicant will be required to obtain the approval of a conditional use permit prior to operating the facility. With the approval of the conditional use permit, the project will conform to the C-T zone and the thoroughfare commercial designation of the General Plan. D. Identification of Environmental Effects It is not anticipated that the operation of the proposed facility will result in any substantial and adverse environmental impacts. city of chule vista planning department environmental review section E. Findings of Insignificant Impact 1. The project site has been developed for a number of years and is void of any natural or cultural resources which could be adversely affected by the proposed project. 2. The project conforms to the long term environmental goals for the City of Chula Vista and therefore, the project will not achieve short term to the disadvantage of long term goals. 3. Because of the minimal effects of the project, there will be no long range cumulative impacts resulting from this project when considered with the effects of other current and probable future projects. 4. The project will not result in the emissions of any pollutants or acoustical impacts that will directly or indirectly affect human beings. F. 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.: M and M Management Company Jeffrey A. Hill P. O. Box 1747 Ventura, CA 93002 2. Documents PCC-72-4, The Flying Samaritans 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. EN 6 (Rev. 5/85) city of chula vista planning department environmental review section EN 6 (Rev. 12/82) RECEIVED AUG 7 1985 PLANNING DEPART[ IENT August 7, 1985 CHULA VISTA, CALIFORNIA TO: George Krempl, Director of Planning FROM: Paul Desrochers, Community Development Director'~ SUBJECT: Conditional Use Permit for Thrift Store on "E" Street at Garrett You have asked me in your capacity as Planning Director to comment relative to the placement of an Am-Vets Thrift Store in the former Burnett's furniture store on "E" Street at the corner of Garrett. It is my opinion that the £onditional Use Permit should be denied for the following reasons: 1. The proximity to the redevelopment project 2. Lack of parking 3. Community perception 4. City-wide goals. Proximity to the Redevelopment Project The location of the proposed thrift store is less than 100 feet away from the boundaries of the Town Centre Redevelopment Project. Within the boundaries of the project and the central business district, no sale of second-hand goods is permitted. In addition the City, throu§h the Redevelopment Agency, has spent close to $8 million in public funds for new streets, sidewalks, parking, etc. This investment of public funds was for the purpose of upgrading the area. Traditionally, a thrift shop does not do anything to upgrade an area. It moves into a vacated building as a secondary use and does not compliment the surrounding properties. By allowing the thrift store to locate in such close proximity to the redevelopment district, public investment is placed in a tenuous position and the erosion of the upgrading--redevelopment project--is threatened. Lack of Parkin~ As the Planning Department report indicates, the site does not contain sufficient parking for the operation of the thrift store. The nearest public parking lot is approximately 200 feet to the east and south, across the busy "E" Street thoroughfare. It is not likely that customers would use that lot to shop at the thrift store. Furthermore, said public parking lot is close to capacity and as our parking study indicates, additional parking will be required throughout the redevelopment parking district area. Thrift Store August 7, 1985 Page 2 Community Perception Downtown Chula Vista has experienced, and is currently in the process of experiencing, an entirely different clientele (i.e., image). New businesses are being established and credit tenants (National ranking) have or are in the process of establishing new outlets in the project area. The community is now looking at the downtown area as a specialty shopping, restaurant and entertainment center of the City. The former Burrett Furniture Store, site of the proposed use, is at an entryway into the redevelopment area. The pre- dominant use of a thrift store at the entryway into the renewal area will certainly damage the community's perception of the new downtown. General Plan While "E" Street is a community thoroughfare zoned street, the planning process requires a conditional use permit for such facilities as a thrift shop. As seen in the general plan of the City, these thoroughfare uses are generally concentrated along Broadway, although they have appeared along "E" Street at Broadway and at Fourth Avenue to Third Avenue. Since the area along "E" Street is somewhat more limited than other commercial thoroughfare zones, by allowing a thrift store at a prominent location, other uses that are not compatible with the City's goals and/or redevelopment program may be allowed by reason of the precedent set. It is for these reasons, the Community Development Department informs the Planning Department of its strong opposition to the establishment of a thrift shop at the Burnett store location on "E" Street. PGD:tms JACK HARRISON BUICK WEST 30TH STREET P.O. BOX 1477 NATIONAL CITY, CAUFORNIA 92050 PHONE (619) 477-3121 July l, 1985 The Environmental Review Coordinator PO Box 1087 Chula Vista, Calif 92010 Dear Sir: In regard to the Inital Study of the AMVETS Thrift Se~re a~roval of Location at 345 E. Street. There is no parking for the large amont of people that would be parking there. There is only about 5-6 Parking spaces there and they are taken up with Trucks that will be there. I find that this is .not the solution to the occupancy of this store. I have a business at 363 E. Street, and I do have to have off street parking for my customers. /Doro-t~h~-N. Harrison / Owner of property at 363 E. St. Chu)a Vista, Ca 92010 RECEIVED JUL 2 1915 PLANNING DEPARTMENT CHULA VISTA, CALIFORNIA WOULDN'T YOU REALLY RATHER HAVE A BUICK? July 6, 1985 Environmental Review Coordinator P. O. Box 1087 Chula Vista, California 92012 Re: ~VETS Thrift Store Project Location: 345 "E" Street Gentlemen: Ny objection to the above-mentioned proposed project is that currently our tenants are having much difficulty finding parking for their customers ~nd this project would cause an even greater parking problem. f Joseph A. Barajas / 335 "E" Street Chula Vista, California CHULA VISTA DOWNTOWN cOMMITTEE 9 July 1985 Environmental Review Coordinator P.O. Box 1087 Chula Vista, CA 92012 To Whom It May Concern, On behalf of the Downtown Committee of the Chula Vista Chamber of Commerce, this letter is being written in response to the initial study for the proposed AMVETS Thrift Store wanting to locate at 345 E Street, Chula Vista, California, 92010. Please be advised that our position on any thrift or second hand store locating within the Downtown area, is of a disapproving stance. As merchants already established in the recently beautified and redeveloped Downtown Chula Vista, it is our feeling that a thrift store will work against the City's and our goal of, revitalizing Downtown into a thriving, charming shopping and dining area that encourages families and individuals to stroll through Third Avenue and its surrounding environment. We, as businesses of the Downtown Promotional District have made an on-going effort to keep Downtown clean, accessible and to provide Chula Vista with promotional activities such as the annual Xmas Parade and the Fiest~ de la Luna Celebration, all of which add to the viability of Chula Vista. Please have it go on record that our Committee opposes any business of a second hand nature. We would appreciate any further developments that occur in reference to the proposed AMVETS Thrift Store. Thank you for informing us of such a request by the AMVETS organization, so that we could vocalize our opinion. Sincerely RECEIVED Annette Chester Downtown Coordinator BY_ ............. ~ Chula Vista Chamber of Commerce JUL 11 1985 f PLANNING DEPARTMENT CHULA VISTA, CALIFORNIA A COMMITTEE OF THE CHULA VISTA CHAMBER OF COMMERCE 233 FOURTH AVENUE · CH[~I A VIS~-A CAI ff:ORNIA o201~ · I'[[ EPHC)NI~ (619) 420 ~,~2 Ventura, California 93001 ~%~%~ ~ (805) 648-6925 Planning Commission May 9,1985 City of Chula Vista Chula Vista, California To Whom It May Concern; M&M Management Company is the responsible party of all "AMVETS" thrift store operations within the State of California. You have asked for a review of our anticipated burden upon the parking limitations which may exist in perhaps any building we might ultimately choose within Chula Vista. We have several stores with limited parking facilities. Two are in the San Diego area as shown on the attached page. The downtown store has zero spaces and E1 Cajon has about twenty spaces altogether. A look at either store would result in your conclusion that a thrift store can be successful without the benefit of one single parking space, and yet at the same time does not work an undue burden on the surrounding area. In fact, a properly operated thrift store normally results in a 20% increase to businesses within a two block radius. We use appro~a~ely for~.y emplo.vees for eve-~_; s~ore of wkich only ten work in the store itself. The balance of the employees are part-time home solicitors or truck drivers. Most of our employees are local residents who come to work either by bus or being dropped off and picked up. Since the parking is not totally in compliance with what you would like to see, we could make it mandatory that all parking be reserved for customers. We will not do that unless you require us to do so. Our average customer count is 300 buying customers per 9 hour business day, six days a week. The highest body count at any one time is normally found on Saturday at 11:00 A.M. and 3:00 P.M.. Our high volumn stores have about sixty customers at peak hours, but those sixty customers probably come in forty cars. We only have five employees on Saturday as the proces- sing crews work Monday through Friday. Our taxable sales average just slightly over one million dollars per year, and our local payroll generates an average $430,000 per store, per year. We would appreciate your consideration of our request for a conditional use permit, and would be happy to provide you with any additional information necessary. Very~ Truly Yours, Raymond W. Ellison President CC: Amvets Service Foundation M&M Management Co. Ventura, California 93001 (805) 648.6925 AM~q~ THEIFT STORE 747 12th ~ ~ DIEGO. CA 92101 AMVETS THRIFT s'rOR~ 20~1 MISSION AVE. City Planning Commission Agenda Items for Meeting of August 14, 1985 Page 1 4. PUBLIC HEARING: PCC-84-11 - Consideration of conditional use permit for church and day school facility at East 'H' Streut and Buena Vista Way - Tom Bushfield A. BACKGROUND The applicant submitted a request for the approval of a church and day school facility early in 1984 for property located on the north side of 'H' Street just west of the intersection of Buena Vista Way. However, the application was not processed based on the City's consideration of the revised plan submitted for the E1 Rancho del Rey Specific Plan Area. Consideration for approval of the church master plan required needed coordination for grading, land use and circulation in conjunction with the revised E1 Rancho del Rey plan. B. RECOMMENDATION 1. Recertify EIR-83-2A per the attached addendum. 2. Based on the findings contained in Section 'E' of this report, adopt a motion to approve PCC-84-11 authorizing the use of this site as a church and day school facility, subject to the following conditions: a. The applicant shall be responsible for all street improvements for the frontage along East 'H' Street to include, but not limited to, curb gutter, sidewalk driveway approaches, asphaltic surfacing, road transition, street lights, parking control signs, sanitary sewer facilities and any necessary dedication as determined by the City Engineer. b. Buena Vista shall be improved to a width and length as determined to be necessary by the City Engineer with a minimum 30 ft. width dedication to extend to the northwesterly corner of the property to facilitate possible future access and service to the proposed open space park area designated for the immediate vicinity. Note: Buena Vista improvement shall include cul-de-sacing and paving to a sufficient width to provide two-way access in the event that the adjacent property to the east is not developed in conjunction with this project. Such improvements including the location of the cul-de-sac shall be at the discretion of the City Engineer. c. Storm drainage requirements, street trees and the possible signalization at the intersection of East 'H' and Buena Vista shall be put in as required by the City Engineer. City Planning Commission Agenda Items for Meeting of August 14, 1985 Page 2 d. The master plan shall be revised to reflect a minimum 30 ft. landscaped area to be provided from the edge of the property line to the end of any parking stall after the necessary dedication is determined by the Engineering Department. e. A formal phasing plan shall be submitted subject to the approval of the City Planning Director. f. Each building phase shall be submitted to the City's Design Review Committee for approval of site plan, landscaping, architecture, fencing and signing. g. All development shall be subject to any fees and/or conditions as established by the City Council through the adoption of the E1 Rancho del Rey Specific Plan and any amendments thereto. h. No grading permit, building permit or other construction permit shall be issued for development of this site until the applicant has entered into a development agreement satisfactory to the City insuring that the necessary public improvements are in place in accordance with the proposed public facilities financing and phasing plan. C. DISCUSSION Existing site characteristics. The property is a vacant 9-1/2 acre site located on the north side of East 'H' Street just west of the proposed extension of Buena Vista Way. The site is at approximately the same elevation as East 'H' Street and dropping some 75 feet into a canyon floor at the north end. The subject property is designated for a density range of 3-5 dwelling units per acre on the specific development plan adopted for E1 Rancho del Rey. The proposed amendment to the E1 Rancho del Rey Specific Plan being considered by the City Council on August 20, 1985 will Place the property in a public facilities designation for the southerly two-thirds of the property with the northerly one-third being designated as open space or park area. (Ref. the attached locator PCC-84-11.) The adjacent land uses to the east and west are designated for medium density residential development. Proposed development. The applicant is proposing to develop a church sanctuary of nearly 9,000 sq. ft. having a seating capacity for 435. In addition, a school building that would accommodate some ?00 students, first grade through junior high together with a gymnasium, various miscellaneous structure including living quarters, would constitute a total building area of just over 52,000 sq. ft. It is the applicant's intent to build this facility in a phased program~ Phase I would consist of the construction of the pre-school and parish hall together with the storage building and garage City Planning Commission Agenda Items for Meeting of August 14, 1985 Page 3 and a portion of the parking lot to meet the City standards: Phase ll would involve the construction of the school excluding the junior high wing, with the third phase to follow calling for the construction of the main sanctuary. The fourth and final phase would involve construction of the gymnasium and junior high wing and the associated athletic field shown at the north end of the property. D. ANALYSIS The subject property is located in the center of a sectional planning area designated as North College on the E1 Rancho del Rey Specific Plan. As presently written the SPA plan precludes the development of individual properties without the submittal of an overall SPA plan to provide for the coordination of grading, circulation, lotting patterns. Because of the anticipated change in the E1 Ranch del Rey plan which is being considered by the City Council on the 20th of August, the applicant has elected to move forward in seeking approval of this master plan without providing the typical planning links to the adjacent parcels. The text of the E1 Rancho del Rey amendment now being considered by the City Council eliminates the previous SPA designations and replaces it with a term called sub-areas which will not have pre-determined boundaries. The intent, however, is very similar to the SPA plan in that comprehensive planning will be done for a given area to determine the continuity of infra structure, including circulation and grading in determining the boundaries of any subarea. This particular parcel has been reviewed by the City staff as well as the adjacent property owner to determine if any possible conflicts would result in approving a master plan for the development of this site independent of the adjacent parcels. It's been generally agreed upon at this point that Buena Vista needs to be extended to provide access to both the proposed church property as well as the residential development planned to the east of Buena Vista. It has been further determined that the adjacent residential development line west of the church property, can easily be served by 'H' Street or the extension of Paseo Ranchero. There remains an uncertainty at this point as to the length of Buena Vista being extended to provide limited access to the proposed park and open space planned near the north end of the site and the location of the cul-de-sac. However, staff is confident that the conditions attached in recommending approval of this master plan are sufficient to cover our needs. It is appropriate, therefore, to recommend approval of this application, subject to the conditions listed in Section B of this report. E. FINDINGS 1. That the proposed use at this particular 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. City Planning Commission Agenda Items for Meeting of August 14, 1985 Page 4 The proposed site will offer the opportunity for church services and day care facilities in an area which is not presently served by such facilities. Day care operations are generally limited to accessory uses in conjunction with a church facility or they require R-3 zoning for an independent operation, therefore, the use is not being provided to any degree in this area of the community. The site has been identified on the proposed revision to the E1 Rancho del Rey Specific Plan as a public facilities site to house a land use such as a church. 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 subject property is nearly 9-1/2 acres in size, thereby providing adequate room to accommodate the necessary parking and setbacks to insure that the subject development will contribute to the general welfare of persons residing in the area. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposed plan will require review and approval by the City's Design Review Committee who shall insure with the help of staff analysis that the proposed city regulations and conditions will be adhered to. 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 design and conditions as proposed with this project will insure compliance with the various elements of the general plan, including circulation, noise, open space and seismic safety. The review by the Design Review Committee and any conditions attached thereto will insure compliance with the scenic highway element adopted by the city. WPC 2092P ADDENDUM EIR-83-2 EL RANCHO DEL REY Prepared in Accordance with Section 15164 of the State CEQA Guidelines Section 1. Introduction This addendum to the Environmental Impact Report for the E1 Rancho del Rey Specific Plan (EIR-83-2) is intended to determine if the development of the subject property could result in any significant environmental impacts that were not evaluated in the previous EIR. Section 2. Project Description The property is a vacant 9 1/2 acre site located on the north side of East 'H' Street, just west of the proposed extension of Buena Vista Way. The site is at approximately the same elevation as East 'H' Street and dropping some 75 feet into a canyon floor at the north end. The applicant is proposing to develop a church sanctuary of nearly 9,000 sq.ft, having a seating capacity for 435. In addition, a school building that would accommodate some 700 students, first grade through junior high, together with a gymnasium, various miscellaneous structures including living quarters, would constitute a total building area of just over 52,000 sq.ft. It is the applicant's intent to build this facility in a phased program; Phase I would consist of the construction of the pre-school and parish hall together with the storage building and garage and a portion of the parking lot to meet the City standards; Phase II would involve the construction of the school excluding the junior high wing, with the third phase to follow calling for the construction of the main sanctuary. The fourth and final phase would involve construction of the gymnasium and junior high wing and the associated atheltic field shown at the north end of the property. Section 3. Analysis The proposed project is to be developed in accordance with the land use assumptions for the E1 Rancho del Rey EIR. This site is identified in the now certified final EIR as a public facilities location, and it was anticipated that a church type facility would utilize the property. Subsequent to the preparation of the EIR a more detailed biological survey was conducted on the site which concluded: SIGNIFICANT BIOLOGICAL RESOURCES The Inland Sage Scrub vegetation, as seen on-site, is considered to be sensitive due to the extensive destruction of that vegetation type and because of the several sensitive plant or animals often found there. The Scrub vegetation on-site is of moderate to good quality, based on the low level of disturbance, and does contain several sensitive plants. The small size of the site, however, speaks against its sensitivity, Similarly, the low numbers of coast barrel cacti and lack of young plants suggests that the population is declining or static in size. It would be useful if the plants on-site would be salvaged for cultural purposes. Transplantation in the area may be useful, however, receptor sites are becoming filled. One site in Spring Valley is known. That site should be available in late spring of 1986. RECOMMENDED MITIGATION TO REDUCE BIOLOGICAL IMPACT Due to the small size of the parcel, low numbers of rare plants and animals and low sensitivity of those plants and animals, no significant biological impacts appear to be associated with this development project; therefore, no mitigation recommendations are made. All other impacts associated with this project have been evaluated in EIR-83-2 and no further environmental review is required. Reid- Enviroh~tental Review Coordinator Date ~ ' V~¢ V~ V=c 05 ~-~ - ! RTE O~EN ~PACE e27.2 irLOCATOR I PCC-84-11 ', INorfhwesfer/>' Corner of E'asf "H " L and Buena V/~fa Way .. City Planning Commission Agenda Items for Meeting of August 14, 1985 Page 1 5. PUBLIC HEARING: Conditional Use Permit PCC-85-24: Request to utilize church parking at 610 Paseo Del Rey for park-and-ridu use A. BACKGROUND This item includes 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 10, 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. 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 City Planning Commission Page 2 Agenda Items for Meeting of August 14, 1985 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. 2. That such use will not under the circumstances of the particular case, be detrimental to the heal th, 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. City Planning Commission Page 3 Agenda Items for Meeting of August 14, 1985 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 CALMA PL. RO Open Space $~ wc s~' s~' ~JECT C~B ~ Church ISTA I N Open Space III I ~ ~. , / / / ~/ . ~( - ,.:. 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: CalTrans 4024 Ta~lor Street San Diego, CA 92138 CASE NO: IS-85-49 DATE: July 26, 1985 A. Project Setting 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)