HomeMy WebLinkAboutPlanning Comm Reports/1987/02/11 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, February 11, 1987 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
INTRODUCTORY REMARKS
APPROVAL OF MINUTES - Meetings of December 17, 1986 and January 14, 1987
ORAL COMMUNICATIONS
1. PUBLIC HEARING: P79-O13/PCC-86-34M: Consideration of revocation of
major use permit allowing auto dismantling operation
located at 3513 and 3517 Main Street - John and
Carole Marquez (Continued)
2. PUBLIC HEARING: Conditional Use Permit PCC-87-26M: Request to expand
an existing 40-bed psychiatric hospital and 28-bed
residential treatment facility to allow construction
of a 64-bed nursing unit - Southwood Mental Health
Center
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT to the Study Session Meeting of February 18, 1987 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
February 11, 1987
1. PUBLIC HEARING: Conditional Use Permit PCC-86-34M/P79-O13; consideration
of action to conditionally revoke major use permits for
operation of an auto dismantling firm at 3b13 and ~51!
Main Street - John and Carole Marquez (Continued)
A. BACKGROUND
The Planning Department has initiated proceedings to conditionally revoke
the major use permits granted for J and C Auto Wreckers, located at 3513
and 3517 Main Street, for failure to fulfill the conditions of the
permit. The following conditions have been violated or unfulfilled:
B(3) Install all landscaping as shown on the approved landscape plan
including the watering system.
F. All landscaping shall be adequately watered and well maintained at
all times.
G. No dismantling or open storage shall be allowed within 400 feet of
the front property line.
The Environmental Review Coordinator has determined that the proposed
action is exempt from the regulations outlined in the California
Environmental Quality Act and requires no further environmental review.
The Montgomery Planning Committee, at their meeting of January 7, 1987,
voted to recommend conditional revocation of the major use permit in
concert with staff's recommendation.
At the Commission's meeting of January 14, 1987, a motion made to not
revoke the major use permit garnered a vote by the Commission of 3-1.
Since a vote overturning a major use permit recommendation by the
Montgomery Planning Committee must have the support of 5 of the 7
Commissioners, the hearing was continued to this meeting to allow more
members to be present to consider the action.
B. RECO~IENDATION
1. Adopt a motion to continue the public hearing to March ll, 1987, to
allow the owners sufficient time to install landscaping to the front
of the property as outlined in the approved landscape plan.
C. DISCUSSION
With regard to provision of landscaping on-site, staff received a
landscape plan from the owners on January 7, 1987. That plan was approved
by the City Landscape Architect on January 8.
City Planning Commission
Agenda Items for Meeting of February ll, 1987 Page 2
Site inspection by the City Landscape Architect performed in the last week
of January showed that no landscape work had commenced.
The owners contacted staff on February 4 and stated that they wished to
proceed with the landscape work themselves, and will be starting work
immediately.
Staff has contacted the owners in writing, stating that the landscaping
must be installed per the approved plan by February 28, 1987. If it has
not been completed by that time, the conditional revocation will again be
recommended to the Commission.
WPC 3582P
City Planning Commission
Agenda Items for Meeting of February ll, 1987 Page 1
2. PUBLIC HEARING: Conditional Use Permit PCC-87-26M; request to expand
an existing 40-bed psychiatric hospital and 28 bed
residential treatment facility to allow constructio.
of a 64 bed nursing unit Southwood Mental Health
Center
A. BACKGROUND
The applicant proposes to expand an existing psychiatric hospital and
residential treatment facility to include a 64-bed hospital unit, which
would consist of a 3-story structure with basement including a food
service facility (dining room, kitchen and cafeteria), reception area and
offices. The proposal would also convert an interim 28-bed residential
treatment facility housed in an older building back to the administrative
office use for the hospital previously located there.
An Initial Study, IS-87-32M, of possible adverse environmental impacts of
the project was conducted by the Environmental Review Coordinator on
January 23, 1987. The Environmental Review Coordinator concluded that
there would be no significant environmental effects and recommended that
the Negative Declaration be adopted.
The Montgomery Planning Committee, at their meeting of February 4, 1987,
voted to approve the proposed project subject to the conditions
recommended by staff.
B. RECOMMENDATION
1. Find that this project will have no significant environmental impacts
and adopt the Negative Declaration issued on IS-87-32M.
2. Based on findings contained in Section "E" of this report, adopt a
motion to approve the request, PCC-87-26M, to add a 64-bed addition
to an existing psychiatric hospital subject to the following
conditions:
a. The applicant will be required to dedicate 2 feet of property
fronting on Moss Street, within the boundaries of the lot
located at 330 Moss Street.
b. Standard street improvements on Moss Street will be required
together with:
1. A 26' centerline to curb driving lane on Moss Street.
2. One 250-watt HPSV street light on a 2?-foot standard.
City Planning Commission
Agenda Items for Meeting of February ll, 1987 Page 2
c. The applicant will be required to institute the following
measures to ensure adequate fire protection on site:
1. Plans must be reviewed and approved by the State Fire
Marshal.
2. Provide one public fire hydrant on Moss Street at the
designated driveway, and one private fire hydrant on-site
on the west side of the driveway leading to the addition to
the hospital.
d. Three temporary classrooms are permitted at the location
specified on the approved site plan for a period of time not to
exceed 3 years or completion of the hospital addition, whichever
comes first. The applicant must secure a cash bond in an amount
adequate to remove the trailers from the site to ensure that
timely removal takes place.
e. Provide a landscape buffer between the proposed location of the
temporary classrooms and the fence separating the classrooms
from the adjacent property, subject to review and approval by
the City Landscape Architect.
f. Prior to processing of building permits, the applicant must
submit the proposed project for review and approval by the
Design Review Committee.
C. DISCUSSION
Adjacent zoning and land use
North C-36 General Commercial Mixed Commercial Uses
South C-36 General Commercial Commercial-Fast food Restaurant
East S-90 Holding area use San Diego Country Club
regulations
West RU-29 Multiple Family Apartments
Existing site characteristics
The project site is an existing psychiatric hospital and residential
treatment facility located on approximately 3.57 acres at 950 Third
Avenue. The existing facility includes a 28-bed residential treatment
facility which occupies a wood frame structure located at the crest of a
hilltop, and an adjacent 40-bed hospital. The site is a gently to
moderately sloping terrace surface. The north side of the lot drains into
a drainage swale which empties into the Telegraph Canyon Creek, which runs
in an east-west direction and terminates at the Bayfront. Standard street
improvements including curb, gutter and sidewalks will be required along
l~oss Street.
An adjacent property with an area of .93 acres located at 330 Moss Street
has been acquired to accommodate the proposed expansion. That property
contains an unoccupied single family dwelling.
City Planning Commission
Agenda Items for Meeting of February ll, 1987 Page 3
Proposed use
The applicant proposes to expand the psychiatric hospital with
construction of a 64-bed nursing wing addition to the rear of the existing
40-bed hospital. The structure would be a 41,500 square foot building
three stories high with a basement, and a height which varies from 46 to
60 feet according to the slope. The entire site would contain 125 parking
spaces, and the new addition will have primary access from Moss Street.
In addition to construction of the hospital wing, the applicant proposes
to convert an interim 28-bed residential treatment facility housed in the
original hospital building on-site back to administrative offices for the
hospital which were previously located there. The existing 40-bed acute
psychiatric hospital would be converted to a 52-bed residential treatment
facility. The acute hospital use would then be transferred to the new
wing of the hospital.
D. ANALYSIS
Southwood Psychiatric Hospital occupies a site which has been a
psychiatric hospital since 1946, when it was converted into hospital use
from an existing residence. The hospital expanded in 1967 when it
acquired an adjacent convalescent hospital.
In November of last year, Southwood Mental Health Center contacted staff
regarding proposed expansion of the facility. At that time, the mental
health center had an immediate need to house an additional 28 children and
proposed to do that by converting the older structure on the site from
administrative offices to a 28-bed residential treatment facility on an
interim basis, while the proposed expansion was under development. The
interim use was accommodated by consideration of the project in two
phases. In the first phase, Southwood requested the conversion of the
offices to the residential treatment facility, along with a grading,
paving and landscaping program through a minor use permit, which was
granted subject to conditions by the Zoning Administrator on December 26,
1986.
The second phase of the project is embodied in the present request, to
redevelop the property at 330 Moss Street to construct the 64 bed hospital
wing, place 3 temporary classrooms on-site on a temporary basis pending
occupancy of the hospital, and redistribute the uses conducted in each of
the main buildings once the construction is complete. The final result of
these changes would constitute a ll6-bed mental health center, consisting
of a 64-bed acute psychiatric hospital, a 52-bed residential treatment
facility, and administrative offices.
After a detailed review of the proposed expansion, staff is recommending
approval of the project subject to the conditions previously outlined.
The conditions relating to street improvements and fire protection
generally pertain to upgrading the present improvements to current
City Planning Commission
Agenda Items for Meeting of February ll, 1987 Page 4
standards to accommodate the expanded use. The balance of the conditions
address one general issue which is associated with the project, the
potential for conflicts with surrounding land uses.
The mental health center in its present state is oriented principally
toward Third Avenue. The two main buildings are only two stories in
height and are located at least 200 feet from multiple family and single
family residential uses located on adjacent lots on the western side of
the property. The proposed expansion would bring a 41,500 square foot
structure ranging from 46 to 60 feet in height within closer proximity to
an adjacent two-story apartment building. The building would also face
those units and access to the hospital would be taken from Moss Street.
However, the potential conflict has been addressed to some extent by the
applicant through the design of the building. The building is set lO0
feet back from Moss Street and 80 feet from the property line adjoining
the apartments. This gives the building a separation from the neighboring
units of lO0 to 145 feet. The building is set partially into the slope,
so the height varies from ground level from 46 to 60 feet.
The project should, however, undergo review and approval by the Design
Review Committee to further address the bulk and scale of the building and
buffering the uses to further avoid potential conflicts.
The temporary classrooms were requested to allow teachers from the
Sweetwater High School District to instruct students living at the
facility while construction is underway without having to teach double
sessions. The trailers are sited at the rear of the property and are not
visible from either Third Avenue or Moss Street. Staff is recommending
that a landscape buffer be installed between the trailers and the fence
separating the recreation area for the apartment units to ensure continued
privacy for neighboring residents using the recreation area.
In summary, staff is of the opinion that the expanded use, properly
designed would provide increased services to the community while creating
a balance of land uses without significant conflicts.
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 proposed mental health center use at this location provides a
service which contributes to the health services available to the
general community.
City Planning Commission
Agenda Items for Meeting of February ll, 1987 Page 5
2. That such use will not under the circumstances of the particular
case, be detrimental to the health, safety or general welfare of persons
residing or working in the vicinity or injurious to property or improvements
in the vicinity.
The proposed hospital addition, with incorporation of sensitive
design and landscaping, provides adequate separation and buffers the
health center from neighboring commercial and residential uses.
3. That the proposed use will comply with the regulations and
conditions specified in the code for such use.
With approval of a major use permit, the expansion of the hospital
complies with Chapter 19.70 of Title 19 of the Chula Vista Municipal
Code.
4. That the granting of this conditional use permit will not adversely
affect the general plan of the City or the adopted plan of any government
agency.
The proposed use is in compliance with the Chula Vista General Plan.
WPC 3564/2652P
ELEMENTARY
.Moss Street
negative declaration
PROJECT NAME: Southwood ~lental Health Center
PROJECT LOCATION: 950 Third Avenue and 330 Hoss Street
PROJECT APPLICANT: Southwood Mental Health Center
CASE HO: IS 87-32M DATE: January 23, 1987
A. Project Setting
The project site is an existing psychiatric hospital and residential
treatment facility located on approximately 3.57 acres at 950 Third Avenue
in the Montgomery community. The existing facility includes a 28 bed
residential treatment facility which occupies a wood frame structure
located at the crest of a hilltop and an adjacent 40 bed hospital. The
site is a gently to moderately sloping terrace surface. The north side of
the lot drains into a drainage swale which empties into the Telegraph
Canyon Creek, which runs in an east-west direction and terminates at the
bayfront.
An adjacent property with an area of .93 acres located at 330 Moss Street
has been acquired to accommodate tile proposed expansion. That property
contains an unoccupied single family dwelling.
B. Project Description
The applicant proposes to expand the psychiatric hospital with
construction of a 64 bed nursing wing addition to the existing 40 bed
hospital. The structure to be located at the rear of the existing
hospital would be 60 feet in height, with three stories and a basement.
The hospital property will provide 125 parking spaces and the new addition
will have primary access from Hoss Street.
C. Compatibility with Zoning and Plans
With approval of a major use permit, the proposed project is classified as
a major impact service and utility, and is compatible with the C-36
general commercial zone and the RU-29 multiple family residential zone.
The project also is in conformance with the retail commercial general plan
designation of the Chula Vista General Plan.
city of chula vista planning department (::I~Y OF
environmental review section CHUL
D. Identification of Environmental Effects
Drainage
Although the project site is not located within a designated floodplain
for the Telegraph Canyon Creek, runoff from the site drains into a
drainage swale along the northern property boundary, and into the creek
west of the property. Changes in the runoff pattern have the potential
for affecting the capacity of the adjacent waterway, either on-site or
downstream. However, the proposed project occurs south of the runoff
area, and no changes in the drainage amount or pattern relative to the
creek are included in the project.
Cultural Resources
The project site contains an existing structure which appears to have some
potential for historical significance. Although records of historical
sites within the Montgomery area have not been compiled, the structure
originally built as a residence appears on an aerial photograph of Chula
Vista circa 1930, and housed the psychiatric hospital when it was
established in 1946.
The structure is not, however, designated as a historical site at this
time, and the proposed project suggests no modifications to the exterior
other than repainting.
Aesthetics
The proposed project would involve construction of a structure 60 feet in
height, 25 feet in excess of the height limit of the underlying zone. The
building location is set well back from both Moss Street and Third Avenue,
and is to be located at least 145 feet from an adjacent two story
apartment structure. In addition, the project is subject to review and
approval from the Design Review Committee, to insure that the bulk and
scale of the building are not in conflict with surrounding uses and
structures.
Fire Protection
The Fire Marshal for the City of Chula Vista will require that one public
fire hydrant be installed on )~oss Street at the proposed driveway
location, and one private fire hydrant be installed on site on the west
side of the drive to the hospital expansion area. The applicant is
incorporating the hydrants into the project design.
Public Roads
The Engineering Department will require that Moss Street adjacent to the
subject property be improved to include but not be limited to: dedication
of 2 feet of right-of-way along Moss Street within the boundaries of the
property, curb and gutter; 5.5 feet of sidewalk; 26 feet of paved road
from centerline of the street; and a 250 HPSV street light mounted on a 27
foot standard. The applicant is incorporating these improvements into the
proposed project.
-3-
E. Mitigation necessary to avoid significant effects
Drainage
Since the proposed project makes no change in existing runoff patterns,
there will be no adverse significant environmental impacts stemming from
surface drainage and therefore no mitigation is required.
Cultural Resources
The proposed project would make no exterior changes to the older existing
structure which has the potential for historical significance, therefore
no mitigation is required.
Aesthetics
The proposed project involves construction of a building with a height
that substantially exceeds the 35 foot height limitation required by both
the C-36 and RU-29 zone. The requirement to submit the project for review
and approval by the City's Design Review Committee to deal with the bulk,
scale, and mass of the proposed building will serve to mitigate any
adverse impacts to a level below significance.
Fire Protection
Incorporation by the applicant of a public fire hydrant at the driveway
adjacent to Moss Street, and a private fire hydrant on site will mitigate
any adverse impacts stemming from provision of inadequate fire protection
services to a level of insignificance.
Public Roads
Incorporation by the applicant of street improvements will serve to
mitigate any adverse impacts stemming from inadequate maintenance of
public roads to level of insignificance.
F. Findings of Insignificant Impact
1. The project as proposed with incorporation of mitigation measures to
maintain the level of fire protection and public road maintenance
services, does not have a potential to degrade the quality of the
environment.
2. The proposed expansion as proposed will achieve both short term and
long term environmental goals with the provision of expanded mental
health facilities to the general community.
3. The project will not result in any cumulative adverse environmental
impacts, as all potential impacts are fully mitigated.
4. The proposed project will not have any adverse environmental effects
to human beings, either directly or indirectly.
-4-
G. Consultation
1. Individuals and Organizations
City of Chula Vista: Julie Schilling, Assistant Planner
Roger Daoust, Senior Civil Engineer
Duane Bazzel, Associate Planner
William Wheeler, Building and Housing Department
Carol Gove, Fire Marshal
Chuck Glass, Traffic Engineer
Applicant's Agent: Brown Leary
Architecture and Planning
11545 Sorrento Valley Road, Suite 314
San Diego, CA 92121
2. Documents ,'
1. "Telegraph Canyon Creek, City of Chula Vista main report -
Detailed Project report for Flood Control and Draft
Environmental Impact Statement"
U.S. Army Corps of Engineers
September 1979
2. Chapter 19.70 of Title 19, Zoning, Chula Vista Municipal Code
3. City of Chula Vista General Plan 1990
4. Aeri'al Photograph Ci~a 1930
City of Chula Vista .
The Initial Study application and evaluation forms documenting the findings of
no significant impact are on file and available for public review at the Chula
Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010.
ENVIRO~ REVIEW COORDINATOR
EN 6 (Rev. 5/85) ~.~If~
WPC 3559P ~
EN 6 (Rev. 5/85)
city of chula vista planning department CI~OF
environmental review section CHUL~ VI~FA
CITY OF CHULA VISTA
DISCLOSURE STATEFENT
, ~O~ERSHIP INT'~STS ON ALL APPLICATIONS ..
~p~ S STATE~NT OF DISCLOSU~ OF C ........ ~ ~-ur rtTy COUNCIL, ?~
JWHICH WILL REquIRE BISCRETI0~RY ACTION ON 1~ v~u~m ur ,ns ~, - I ='
~0MMISSION AND ALL OTHE~ OFFICIAL BODIES. ]
The following information must be disclosed:
1. List the names of all persons having a financial interest in the application. Southwood Psychiatric Centers, Inc.
List the names of all persons having any ownership interest in the property involved. Southwood Psychiatric Centers, Inc. _
If any person identified pursuant to il) above is a corporation or partnership, list
the names of all individuals owning more than 10% of the sh~res in the corporation
or owning any partnership interest in the partnership.
Ho one owns more than 10~.
If any person identified pursuant' to (1) above is ~ non-profit organization or s
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~. ~ave ~ou had more than ~25~ worth of business transacted with any member of City
st=fl, Boards, Comtsstons, Comtttees and Council within the past twelge months?'
Yes ~o X If yes, please indicate person(s)_
t ed as: 'An individual, firm, copartnership, Joint venture, assoctat on,
Person is del n . Y . ..m ''' .... ''+' +" -- eceiver, syndicate,
· soc-3ET~T club, fraternal organization, .corporj~'on~_~t~y'~{}~.r ~{~t-~+ ,- nt e
Ithts and any other county, city and county, clt.J~J~.~_~?,__~F2' ....... h r
Jpolittcal subdivision, or any other group or com,~tona~c~qng as · u.,~. '='
(~0~E: Attach addit{onal pages as necessar~ / ~
Thomas H. EbeJer, ~.].~-
~C 0701R ~rtn~ or~n~me o~ ~p~iic~n~
A-110