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HomeMy WebLinkAboutPlanning Comm Reports/1989/02/08 AGENDA City Planning Commission Chula Vista, California Wednesday, February 8, 1989 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE INTRODUCTORY RERMARK APPROVAL OF MINUTES - Meeting of January 11, 1989 ORAL COMMUNICATIONS Opportunity for members of the public to speak to the Planning Commission on any subject matter within the Commission's jurisdiction but not an item on today's agenda. Each speaker's presentation may not exceed five minutes. 1. PUBLIC HEARING: Conditional Use Permit PCC-89-27: Request to construct a 75-unit low-income housing project for seniors at 628/638 Third Avenue - Salvation Army 2. PUBLIC HEARING: PCZ-89-E: Consideration to rezone 7.72 acres bounded by Broadway, Flower Street, Jefferson Avenue, and 'E' Street, from C-T to C-C-P Appel Development Company/City of Chula Vista 3. PUBLIC HEARING: Conditional Use Permit PCC-89-29: Request to construction a Youth/Community Center on the north side of 'L' Street, east of Fifth Avenue, on the grounds of Chula Vista High School - Community Development Department OTHER BUSINESS DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT p.m. to the Study Session Meeting of February 25, 1989 at 5:00 p.m. in Conference Rooms 2 & 3 City Planning Commission Agenda Items for Meeting of February 8, 1989 Page 1 1, PUBLIC HEARING: Conditional Use Permit PCC-89-27; request to construct a 75-unit low-lncome housing project for seniors at 628/638 Third Avenue - Salvation Army A. BACKGROUND The request is to construct a ?5-unit, low-income housing project for seniors on 1.1 acres located at 628/638 Third Avenue in the C-O Commercial Office zone. The Code provides that housing developments for low and moderate income seniors are allowed in the C-O zone upon the approval of a conditional use permit. The Environmental Review Coordinator conducted an Initial Study, IS-88-J7 of potential environmental impacts associated with the implementation of the project. Based on the attached Initial Study and comments thereon, if any, the Coordinator has concluded that there would be no significant environmental impacts, and recommends adoption of the Negative Declaration issued on IS-88-77. B. RECOMMENDATION 1. Based on the Initial Study and comments on the Initial Study and Negative Declaration, find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-88-;7. 2. Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve PCC-89-27 subject to the following conditions: a. The project shall comply with the plan approved or conditionally approved by the Design Review Committee. b. The project shall provide 39 off-street parking spaces, C. DISCUSSION Adjacent zoning and land use North C-O Commercial Office South C-0 Commercial Office East C-O Commercial Office West R-1 Single family residential ExistinK site characteristics The project site measures 165 ft. wide by 290 ft. deep (1.1 acres) and is located on the west side of Third Avenue between "I" and "J" Streets. The property presently contains two single-family dwellings, one of which has been converted to office use. The site is abutting commercial office uses to the north and south, and single family dwellings to the west. Commercial offices are also located to the east, on the opposite side of Third Avenue. City Planning Commission Agenda Items for Meeting of February 8, 1989 Page 2 Proposed use The Salvation Army was selected by the Department of Housing and Urban Development to receive funding to construct 75 units of Section 8 rental housing for very low income seniors (those with incomes which do not exceed 50% of the regional median income). The project would serve this resident group for the full 40-year term of the HUD mortgage. The Section 8 program provides subsidies so that residents pay no more than 30~ of their income for rent. The project consists of 75 units within a single, L-shaped, four-story structure. There are 18 studio and 56 one-bedroom senior rental units, and one two-bedroom manager's unit. The building also contains a 1,500 sq. ft. recreation room which opens onto a 3,000 sq. ft. landscape/patio area on the south side of the structure. Parking for 31 cars is provided to the south and west of the building with a single access drive from Third Avenue along the southerly property line. Interior corridors will provide access to the units, which contain 415 sq. ft. for studios and 520 sq. ft. for one-bedrooms; the sole two-bedroom unit contains 1,040 sq. ft. Each unit also has a private balcony~-~75 sq. ft. for studios and 95 sq. ft. for one-bedrooms. The total combined private and common open space is estimated to be 16,000 sq. ft., or 213 sq. ft. per unit. The Municipal Code allows for exceptions from the standard zoning regulations based on projects limited to for low and moderate income seniors. This proposal involves the following exceptions from the applicable R-3 standards: an increase in density from 36 to 75 units; decrease in off-street parking from 113 to 31 spaces; a decrease in open space from 30,000 to approximately 16,000 sq. ft., with 5 ft. wide rather than 6 ft. wide balconies; and an increase in maximum number of stories from 3.5 to 4.0 (although the proposed building height of 44 ft. is under the 45 ft maximum allowed by Code). The project is subject to review and approval by the Design Review Committee. D. ANALYSIS The ability to grant exceptions from the normal R-3 zoning standards for senior housing developments is in recognition that the residents of such projects often have dwelling characteristics which differ from other groups, such as the need for less living space and parking accommodations, and the generation of less traffic, noise and urban activity. The city has an adopted senior housing policy which requires such projects to be maintained for the exclusive use of low and moderate income seniors (60 years of age or older) for at least 25 years. In this case, the units will be reserved for very low income seniors for at least 40 years. City Planning Commission Agenda Items for Meeting of February 8, 1989 Page 3 At present the senior housing policy provides no development guidelines or locational criteria for senior projects. Each application has generally been considered on its own merits as perceived at that point in time, and without a great deal of experience from which to draw. Consequently, there has been inconsistency in the exceptions granted and the greatest exception has a tendency to become the rule for the next request. Based on such concerns, and also because of a perceived over-concentration of senior projects in the downtown-Civic Center area, the City Council at one point placed a 180 day moratorium on accepting applications for density bonus projects until the issues could be studied with input from the Commission on Aging and with staff work jointly shared by the Departments of Planning and Community Development. The moratorium has since expired and the staff work has yet to be completed because of overriding priorities. In the meantime, staff has generally discouraged density bonus applications. The City has recently employed a new Housing Coordinator, and it now appears that a study can be completed and a more comprehensive density bonus policy can be prepared for Commission and Council consideration within the next several months. The following analysis is based on the local experience gained to date with senior density bonus projects, plus the regional experience of the new Housing Coordinator, and several factors which we believe are unique to this project and site. The issue of increased density involves questions of structural mass and bulk, traffic and parking, and the general levels of noise and urban activity generated by an increased concentration of people. Senior projects generally consist of smaller units with fewer persons per household, and seniors generally own fewer vehicles, generate less traffic, and create less noise and activity than younger households of equal size. Ideally, a senior density bonus project would create no more visual or activity impacts than a standard density project. Under the basic R-3 standards, the property could accommodate 36 units, whereas the request is for 75 units -- an increase of 39 units or plus 108%. In recent years, five projects have been approved by the City with density bonuses ranging from 28% to 93%. Generally, staff has favored the projects that exceed the underlying density by no more than 50%. The reason for this is that the typical senior unit contains one-bedroom and approximately 550 sq. ft. of floor area, while the standard rental unit contains two-bedrooms and approximately 800 sq. ft. of floor area -- a difference in floor area of approximately 50%. The result being that the structural mass for a 50% density bonus project will approximate that for a standard pro3ect. In the present case, the structural bulk is approximately twice as great as would be expected with a typical R-3 development on this size lot--36 units at a typical 800 sq. ft. per unit would total 28,800 sq. ft. whereas the structure in question totals 55,084 sq. ft. This particular site, City Planning Commission Agenda Items for Meeting of February 8, 1989 Page 4 however, is within a commercial office rather than R-3 zone. A commercial development concept with two commercial floors above surface parking would conform with the C-O zone and would allow this site to accommodate a building of approximately 40,000 sq. ft., with a footprint of 20,000 sq. it. and an overall height up to 45 ft. This would present a greater mass and bulk than the subject project, which has a footprint of 14,000 sq. ft. and an overall height of 44 ft. An additional consideration is that the building has been configured and placed on the lot so that the greatest mass is oriented to the north and south, whereas the narrowest portion of the building and the only surface without window openings is oriented to the most sensitive interface area--the single family homes to the rear. The setback at this location has also been established at 58 feet in order to further ameliorate the visual impact on adjoining residents. The R-3 standards would require the 75 units to be served by 113 off-street parking spaces, based on a ratio of 1.5 spaces for each studio or one-bedroom unit, and two spaces for the manager's unit. The proposal is to provide 31 spaces, or 0.41 spaces per unit. The parking issue has probably been the most difficult to resolve with prior senior projects. The City has approved ratios varying from 0.45 per unit to 0.83 per unit. At one time many jurisdictions believed that 1/2 space per unit was adequate. This was later increased to 3/4 space per unit, and now many communities are using a 1:1 ratio for one-bedroom senior units. Generally, we are now looking at ratios which would approximate 0.75-1.0 spaces for each studio or one-bedroom unit, and 1.5 spaces for each two-bedroom unit, at least in the case of privately-initiated projects which serve low and moderate income seniors. This federally-subsidized proposal is distinctive from the typical privately-initiated project in that all of the residents will be very low income (50% or less of the regional median) rather than low (50%-80%) or moderate (80%-120%) income residents. The very low income typically own fewer vehicles, and a review of other federally-subsidized very low income senior projects in the area, including the Town Centre Manor on "F" Street across from the Civic Center, confirm that a ratio of one-half space per unit is adequate to serve both residents and guests. Using this ratio, the project would require a total of 39 rather than the 31 parking spaces proposed--2 spaces for the manager's unit, plus 37 spaces for the senior units--and a condition of approval has been recommended to this effect. The proposal also includes a reduction in the total required open space from 400 sq. ft. to approximately 210 sq. ft. per unit. In most previous cases the City has approved a reduction in the overall ratio provided that adequate private open space is available for each unit. In this instance, each studio unit has a 75 sq. ft. balcony, and each one--bedroom unit has a 95 sq. ft. balcony. The narrow balconies were considered by the Design Review Committee and considered acceptable based upon the overall increase City Planning Commission Agenda Items for Meeting of February 8, 1989 Page 5 in total square footage of balcony area and the number of residents using each unit. These figures are consistent with the R-3 standards for private open space. The project will also include a 1,500 sq. ft. recreation room, and an adjacent patio and landscaped area totaling 3,000 additional sq. ft. (It should be noted that the Salvation Army is contributing approximately $500,000 to provide extra features and amenities, including balconies, which federal funding does not provide for.) The final requested exception is an increase in the maximum number of stories from 3.5 to 4 stories. Since the allowable height limit is 45 ft., and the project is designed at a height of 44 ft., the increase in number of stories becomes in this case an issue more related to usability or density rather than mass and bulk. The issue of density has already been discussed above. With regard to the issue of the project location in relation to the availability of public services and facilities, this site is almost ideally situated. A full-service grocery store is located approximately 600 feet to the south at the northwest corner of Third and "J", and medical facilities and services surround the site. Third Avenue is a major bus route, and the Salvation Army building is only one lot removed from the site to the south. Memorial Park and Morman Park are located approximately three blocks to the north. As a result of these factors, we are recommending approval of the request subject to the conditions noted and based on the following findings. E. FINDINGS 1. That the proposed use at the location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The project will provide 75 units of affordable rental housing for very low income seniors within the community, and at a location which provides ready access to a wide range of public services and facilities. 2. That such use will not under the circumstances of the particular case, be detrimental to the health, safety or genecal welfare of persons restdin$ or working in the vicinity or Injurious to prol)erty or l~voYmen~! in the vicinity. The bulk and mass of the structure are not inconsistent with what could be developed on the site under the existing C-O zone. The building has been placed on the lot in a manner which minimizes the impact on the adjacent residential uses to the west. The project will be required to provide 39 parking spaces which is believed to be adequate to serve a very low income senior development, City Planning Commission Agenda Items for Meeting of February 8, 1989 Page 6 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, conditions, and requirements prior to the issuance of a building permit. 4. That the granting of this conditional use peri. it will not adversely affect the general plan of the City or the adopted plan of any govem~ment agency. The proposal complies with General Plan policy with regard to density bonuses for senior citizen projects. WPC 5921/2652P negative declaration PROJECT NAME: Salvation Amy PROJECT LOCATION: 623/638 Third Avenue PROJECT APPLICANT: The Salvation Amy 900 Nest Ninth Street Los Angeles, CA 90015 CASE NO: IS-88-77 DATE: July 14, 1988 A. Pro,i ect SettlnR The project site consists of two parcels with a combined area of 1.09 acres. The two conti§uous parcels are located on the west side of Third Avenue between "I" and "J" Streets within the C-O (Office Commercial) zone district. The proposed site presently contains two single family dwellin§s (one on each parcel) and several accessory stz~uctures. The subject site is limited to the north and south by professional office buildinEs, to the west by single family residences and to the east by professional offices across Third Avenue. B. Pr_E~ ect Descri]?tion The proposed development plan consists of the construction of a 4-story structure containing 75 senior citizen apartment units and parking facility for 29 vehicles. C. Compatibility with Zoning and Plans The subject site General Plan designation is professional offices which promotes the establishment of an exclusive office commercial district. The current zoning of this parcel reflects the General Plan desi§nation (C-O, Commercial Offices) and allows residential land uses subject to a conditional use permit. Development of residential project within zone are regulated by the density and development requirements established in the R-3 zone (multi-family residential). The proposed density for this project is 69 dwelling units per acre which is not compatible with the high density residential density designated by the General Plan (13 to 26 dwellin§ units per acre). However, a provision in the General Plan allows density bonuses for senior citizen projects. The current density limitation of this parcel under a typical multi-family residential development would allow a maximum of 28 units and the project totalled 75 units. This translates to a 167% density bonus. A conditional use permit for the senior citizen project and approval by City Council for the density bonus will be required prior to issuance of construction permits. ~.. city of chula vista planning department CI~ OF environmental review section CHIJtA ViS'fA -2- D. Compliance With the Threshold Standard Policy 1. Fire/EMS The estimated fire/EMS response time is 3 minutes which is within the acceptable range of threshold standard. 2. Police The Police Department is currently maintaining an acceptable level of service based on the threshold standard. 3. Traffic The Engineering Department has reviewed the proposed project and determined that it will not adversely affect the existing levels of service on roads and intersections in the vicinity. 4. Parks/Recreation Threshold standards do not apply to pro~ects located west of interstate freeway 805. 5. Drainage The Engineering Department has concluded that existing drainage facilities would accommodate storm water flows and volumes, and that City standards would not be exceeded. 6. Sewer Existing sewer lines have been judged to have adequate capacities for sewage flows and volumes that would be generated by the proposed project. 7. Water The Sweetwater Authority was notified and has not identified any constraints to providing an adequate water supply for the project. E. Identification of Environmental Effects In accordance with the Initial Study, the project would not result in any significant environmental effects. F. Identification of Potentially Environmental Effects 1. Schools Mo adverse impact is anticipated to affect local schools once this project is designed to accommodate senior citizens only. city of chula vista planning department ¢1~0~ environmental review section CHULA VISTA -3- 2. Noise The project would be located adjacent to Third Avenue which is designated in the Chula Vista General Plan as a "collector road." Third Avenue is presently handling an average of 20,520 vehicle trips per day (average 1987) resulting in potentially significant noise levels. An acoustical analysis which identifies potential interior and exterior (patios and balconies) noise levels has been prepared for this project. The analysis indicates that the State mandated maximum interior noise levels will be met with the structural finish materials as proposed. Proof of compliance will be required at the building permit level. In regard to the project amenities exposed to the exterior ambient noise, it is concluded from the report that all patios and balconies facing east and the majority of the ones facing north will not meet the 65 dBA exterior noise levels; therefore, the following mitigation measures will be necessary. 1. Prior to issuance of construction permits, an acoustical analysis shall be prepared by a qualified acoustician delineating the 65dBA contours. 2. Applicant shall submit an adequate design for an acoustical barrier to provide a line of site protection for balconies and patios. If adequate noise protection cannot be provided, the Environmental Review Coordinator will conduct further public review and this Negative Declaration may be found null and void. 3. Fire Protection The proposed development plan provides emergency vehicle access to the site. In addition to the access, the Fire Marshal has indicated that the structure shall be fully protected by an approved fire sprinkler system augmented by an approved standpipe system (Class I or III), fire alarm system, smoke detectors, and a knox key box for Fire Department entry. These are standard development requirements. 4. Transportation The project consists of the construction of 75 units, §enerat[ng an estimated 450 ADT (averase daily vehicle trips). The City Traffic Engineer has indicated that the estimated project traffic added to the existing 20,520 APT on Third Avenue will not si§nificantly reduce the service elves on the street or other area streets. The existin§ office commercial zone could allow a commercial building with a potential traffic generation of over 1000 APTs. Therefore, the proposed use will not add significant or potentially impacting or local or regional levels. city of chula vista planning depsrtment CI~OF envirOnmental review lectlon CHULA VISTA -4- G. FindinKs of insiKnificant impac~ Based on the followin§ findings, it is detevmined that the project described above will not have a significant environmental {mpact and no environmental impact report needs to be prepared. 1. The project has the potential to substantially de,Fade the quality of the environment, substantially reduce the habitat of a fish oF wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal conmunity, reduce the number or restrict the range of a rare or endangered plant oF animal, or eliminate important examples of the major periods of Califomlia history or prehistorlr. The project size is within an urbanized area of the City and does not contain rare or endangered plant or animal species and is not known to be a historic or prehistoric site. Therefore, no adverse or degrading effect in the environment will be created as a result of this project. 2. The project has the potential to achieve short-term environmental goals to the disadvantage of long-ter~ environmental goals. The proposed project is in conformance with the Zoning Ordinance but differs from the land use designation of the General Plan. However, it is consistent with the General Plan text which encourages the development of senior citizen projects to satisfy the elderly housing needs. 3. The project has possible effects which afc individually limited but cumulatively considerable. As used in the subsection, "cumulatively considerable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. The project would be comparable in scale and design to the existing commercial/office uses on the property and thus would not create adverse cumulative effects on the environment. 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. No sobstantlal adverse effects on human beinEs, either directly or ~ndirect[y will occur as a ~esult of the project. city of chula vista planning department C;P/OF environmental review ,ecIIon. CHUIA VISTA -5- H. Consultation 1. Individuals and Or~anlzations City of Chula Vista: J. Luis Hernandez, Assistant Planner Roger Daoust, Senior Civil Engineer Ken Larsen, Director of Bulldlng and Housin~ Carol Gore, Fire Marshal Hal Rosenber~, Traffic Engineer Applicant The Salvation A~m¥ 900 W. Ninth Street Los Angeles, CA 90015 2. Documents The Chula Vista General Plan The Chula Vista Municipal Code This determination, that the project will not have any significant environmental impact, is baaed on the attached Initial Study, any comments on the Initial Study and any comments on thia Negative Declaration. Further information regardin§ the environmental review of the project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA EN 6 (Rev. 3/88) WPC 5370P city of chula vista planning department CI~' OF environmental review lectlon. CHULA VIS'"I-A FOR OFFICE USE Case No .. Fee 5/~'m ~;£; D,~ -~ / INITIAL STUDY Receipt No. Date Rec'd City of Chula Vista Accepted by Application Form Project A. BACKGROUND l. PROJECT TITLE The Salvation Army Chula Vista Silvercrest Residence 2. PROJECI LOCATION (Street address or description) 628/638 Third Avenue, Chula Vista Assessors Book, Page & Parcel No. ~ ......... a~s 20=_, Lot , 3. BRIEF PRNECT DESCRIPTION 5 stories Senior Citizen Housing 4. Name of Applicant The Salvation Army Address 900 West Ninth Street Phone(213) 627-5571 City Los Angeles State California Zip 90015 5. Hame of Preparer/Agent Flewelling & Moody Architects Address 766 Colorado Boulevard Phone (213) -256-4151 City Los Angeles State California Zip 90041 Relation to Applicant Architect 6. Indicate all permits or approvals and enc]0sures or documents required by the Environmental Review Coordinator. a. Permits or approvals required: General Plan Revision x Design Review Committee __ Public Project Rezoning/Prezoning -- Tentative Subd. Map __ Annexation Precise Plan -- Grading Permit __ Design Review Board Specific Plan -- Tentative Parcel Map __ Redevelopment Agency Cond. Use Permit -- Site Plan & Arch. Review × Initial Study Variance Other b. Enclosures or documents (as required by the Environmental Review Coordinator). Location Map/Survey X Arch. Elevations __ Eng. Geology Report Grading Plan -- Landscape Plans __ Hydrological Study Site Plan -- Photos of Site & Biological Study Parcel Map -- Setting -- Archaeological Survey Precise Plan Tentative Subd. Map × Noise Assessment Specific Plan -- Improvement Plans --Traffic Impact Report Other Agency Permit or × Soils Report __ Dther Approvals Required X Floor Plans E~J 3 (Rev. 12/82) - 2 - PROPOSED PROJECT 1. Land Area: sq. footage 47,850 or acreage l.l If land area to be dedicated, state acreage and purpose. No 2. Complete this section if project is residential. a. Type development: Single family Two family Multi family x Townhouse Condominium b. Number of structures and heights 1-Structure - 5 stories ApProx. 54 feet c. Number of Units: 1 bedroom 56 2 bedrooms l 3~cy 18 4 bedrooms ~ Total units 75 d. Gross density (DU/total acres) e. Net density (DU/total acres minus any dedication) f. Estimated project population 85 g. Estimated sale or rental price range HUD 30% of income/Sec.8 subsidy h. Square footage of floor area(s) 11541.5 x 5 = 57,708' Sq. Ft. i. Percent of lot coverage by buildings or structures Approx 40% j. Number of on-site parking spaces to be provided 57 k. Percent of site in road and paved surface Approx 30% 3. Complete this section if project is commercial or industrial. N/A a. Type(s) of land use b. Floor area Height of structure(s) c. Type of construction used in the structure d. Describe major access points to the structures and the orientation to adjoining properties and streets e. Ilumber of on-site parking spaces provided f. Estimated number of employees per shift , Number of shifts Total g. Estimated number of customers (per day) and basis of estimate - 3 - h. Estimated range of service area and basis of estimate i. Type/extent of operations not in enclosed buildings j. Hours of operation k. Type of exterior lighting 4. If project is other than residential, commercial or industrial complete this section. N/A a. Type of project b. Type of facilities provided c. Square feet of enclosed structures d. Height of structure(s) - maximum e. Ultimate occupancy load of project f. l~umber of on-site parking spaces to be provided g. Square feet of road and paved surfaces C. PROJECT CHARACTERISTICS 1. If the project could result in the direct emission of any air pollutants, (hydrocarbons, sulfur, dust, etc.) identify them. 2. Is any type of grading or excavation of the property anticipated No (If yes, complete the following:) a. Excluding trenches to be backfilled, how many cubic yards of earth will be excavated? h. How many cubic yards of fill will be placed? c. How much area (sq. ft. or acres) will be graded? d. ~hat will be the - ~aximum depth of cut Average depth of cut Maximum depth of fill Average depth of fill - 4 - 3. Describe all energy consuming devices which are part of the proposed project and the type of energy used (air conditioning, electrical appliance, heating equipment, etc.) Heat Pumpsf Electric Cooking, 4. Indicate the amount of natural open space that is part of the Rroject (sq. ft. or acres) 13,000 Sq.Ft. 5. If the project will result in any employment opportunities describe the nature and type of these jobs. Apartment Manager, Assistant Manaqer, Maintenance Person 6. Will highly flammable or potentially explosive materials or substances be used or stored within the project site? No 7. How many estimated automobile trips, per day, will be generated by the project? 30 8. Describe (if any) off-site improvements necessary to implement the project, and their points of access or connection to the project site. Improvements include but not limited to the following:, new streets; street widening; extension of gas, electric, and sewer lines; cut and fill slopes; and pedestrian and bicycle facilities. Extension of Utilities, Curbs and Gutters D. DESCRIPTION OF ENVIRONMENTAL SETTING 1. Geology Has a geology study been conducted on the property? Yes (see attached) (If yes, please attach) Has a Soils Report on the project site been made? Yes (See attached) (If yes, please attach) 2. Hydrology Are any of the following features present on or adjacent to the site? N~ (If yes, please explain in detail.) a. Is there any surface evidence of a shallow ground water table? No b. Are there any watercourses or drainage improvements on or adjacent to the site? No - 5 - c. Does runoff from the project site drain directly into or toward a domestic water supply, lake, reservoir or bay? d. Could drainage from the site cause erosion or siltation to adjacent areas? No e. Describe all drainage facilities to be provided and their location. Normal roof drainaqe and parkinq lot run off 3. Noise a. Wi]] there be any noise generated from the proposed project site or from points of access which may impact the surrounding or adjacent land uses? No 4. Biology a. Is the project site in a natural or partially natural state? No b. Indicate type, size and quantity of trees on the site and which (if any) will be removed by the project. 94,, oeooer. Z&" fru±t tree 53" palm 5. Past Use of the kand a. Are there any known historical resources located on or near the project site? No b. Have there been any hazardous materials disposed of or stored on or near the project site? ~o 6. Current Land Use a. Describe all structures and land uses currently existing on the project site. 2 - type v residential homes - 6 - b. Describe all structures and land uses currently existing on adjacent property. North 1 - Story Residential South 2 Stories Office Building East 2 Stories Office Building West 2 - Stories Residential 7. Social a. Are there any residents on site? /If so, how many?) No b. Are there any current employment opportunities on site? (If so, how many and what type?) Please provide any other information which could expedite the evaluation of the proposed project. See Attachement #l - 7 - E. CERTIFICATION or Owner/owner in escrow* I, The Salvation Army Chula Vista Residences, Inc. consultant cr ~ HEREBY AFFIRM, that to the best of my belief, the statements and information herein contained are in all respects true and correct and that all known information concerning the project and its setting have been included in Parts B, C and D of this application for an Initial Study of possible environmental impact and any enclosures for attachments thereto. ~If acting for a corporation, include capacity and company name. PLEASE PROVIDE ANY OTHER INFORMATION WHICH COULD EXPEDITE THE EVALUATION OF THE PROPOSED PROJECT: The proposed project is a HUD Section 202 senior citizen project. The funding was awarded to The Salvation Army for this project on this specific site as the result of a competitive process. The project was selected by HUD because of the strength and stability of The Salvation Army, the demonstrated need for more of this type of housing in Chula Vista, and the quality of the site for this purpose. The project will provide Chula Vista 75 units of new Section 8 senior housing (with 10% of the units for the handicapped). Parking proposed for the project is 57 spaces, or parking for 76% of the apartments. At this ratio, the project would have a substantially higher parking space ratio than either Congregational Tower or Town Centre Manor. Cars Units Ratio Congregational Tower 63 186 34% Town Centre Manor 28 59 47%. This proposal (spaces) 57 75 76% In addition to the excellent community services available in the neighborhood, it is anticipated that the seniors in the housing facility would take full advantage of the many senior services provided at The Salvation Army Corps and Community Center two lots south of the subject property. These services include: 1. Senior Nutrition Program which provides low cost lunch daily for 150 seniors. 2. Meals-On-Wheels, which now serves about 40 seniors per day in the community, would be available to seniors in the new facility who were temporarily unable to attend the luncheons. ~, ~old~n Agers Club currently has about 200 members. 'Phis social organization takes trips and enjoys other social activities. 4. Ladies' Home League, which is comprised mostly of older women, sews and has crafts projects for community service. Attachment 1 5. League of Mercy has about 50 members. They visit 15 different Chula Vista hospitals and nursing homes per week. 6. Exercise program for seniors. 7. Church activities. 8. Library. 9. Recreational activities including bingo and billiards. 10. Language classes. 11. Legal assistance. 12. Podiatrist visits the Center two times per week. 13. Medicare/MediCal assistance. 14. Periodic health screening (urine and blood pressure checks) on a weekly basis. 15. AARP meetings are held at the Center. Attachment 1 THE SALVATION ARMY AND THE SALVATION ARMY CHULA VISTA RESIDENCES, INC. BOARD OF DIRECTORS* ANDREW S. MILLER, PRESIDENT & DIRECTOR 799 Bloomfield Avenue Verona, New Jersey 07044 WILLARD S. EVANS, VICE PRESIDENT & DIRECTOR 30840 Hawthorne Boulevard Rancho Palos Verdes, California 90274 KENNETH HOOD, VICE PRESIDENT & DIRECTOR 30840 Hawthorne Boulevard Rancho Palos Verdes, California 90274 EVELYN J. HUNTER, SECRETARY & DIRECTOR 30840 Hawthorne Boulevard Rancho Palos Verdes, California 90274 LE ROY PEDERSEN, TREASURER & DIRECTOR 30840 Hawthorne Boulevard Rancho Palos Verdes, California 90274 RONALD G. IRWIN, DIRECTOR 30840 Hawthorne Bouleuard Rancho Palos Verdes, California 90274 FRED L. RUTH, DIRECTOR 30840 Hawthorne Boulevard Rancho Palos Verdes, California 90274 *The Board of Directors of The Salvation Army, a California non-profit corporation (Sponsor) and the Board of Directors of The Salvation Army chula Vista Residences, Inc. (Borrower) are the same persons. They are selected to serve as directors until they are removed or they resign, pursuant to the provisions of Article II, Section 2 of The Salvation Army By-laws and Article II, Sections 2.1, 2.2, and 2.3 of The Salvation Army Chula Vista [~esidences, inc. By-laws. Therefore, no specific length of term can be shown for the officers and directors. The above list includes all the duly qualified and sitting officers and Board Members of both the Sponsor and Borrower on the first day of June, 1987. Attachment 2 - 8 - Case No. ~_... ~ .4 CITY DATA F. PLANNING DEPARTMENT 1. Current Zoning on site: ~ --~ 6~-~ ~Y4~y'ZE~F~-- North ~-~::) # // South ~--~ ~ ~ East ~__.~ , ~ ~ West /~-~--/ C ~IH~L~ ~AHI~ /~/~. Does the project, conform to the current zoning? y~ ~{~IN~ 2. General Plan land use designation on site: ~oV~a~ ~~ North d ~( South ~ ~ East ~ ~ West ~U~ ~/~ /~/b~F/~ Is the project compatible with the General Plan Land Use Diagram? ~ Is the project area designated for conservation or open space or adjacent to an area so designated? ~o Is the project located adjacent to any scenic routes? t,~O (If yes, describe the design techniques being used to protect or enhance the scenic quality of Chula Vista.) ~.~//~, ~ How many acres of developed parkland are within the Park Service District of this project as shown in the Parks and Recreation Element of the General Plan? ~ What is the current park acreage requirements in the Park Service District? ~f ~--.~. How many acres of parkland are necessary to serve the proposed project? (2AC/lO00 pop. ) ,/?g~, Does the project site provide access to or have the potential to provide access to any mineral resource? (If so, describe in detail.) ~ -9- 3. Schools , ~/~ : If the proposed pr~o~6-~ is residential, please complete the following: Current Current Students Generated School Attendance Capacity From Project Elementary ~ Jr. High '~ Sr. High '~ 4. Aesthetics Does the project contain features which could be construed to be at a variance from nearby features due to bulk, form, texture or color? (If so, please describe.) 5. Energy Consumption Provide the estimated consumption by the proposed project of the following sources: Electricity (per year) Natural Gas (per year) Water (per day) 6. Remark s: Director o( Planning or Representative Date - 10 - G. ENGINEERING DEPARTMFNT 1. Drainage a. Is the project site within a flood plain? b. Will the project be subject to any existing flooding hazards? c. Nill the project create any flooding hazards? JGIO d. I,lhat is the location and description of existinq on-site drainage facilities? /L)o~)~,, m~/~, e. Are they adequate to serve the project? ~)//~ f. Nhat is the location and description of existing off-site drainage~e~/facil!tie~s? ~)~/~ ~..u'~-r ~'/~2~,.~ -~--,LA~ ~--~.., g. Are they adequate to serve the project? 2. .Transportation a. Nhat roads provide primary access to the project? ~/ b. What is the estimated number of one-way auto trips to be generated by the project (per day)? .~0 c. What is the ADT and estimated level of service before and after project completion? Before After A.D.T. ~ O,c~ ~ ~-) ~0 L.O.S. ~ d. ~re the t:,rimar,:, ,~,cces~, roads ~!efi'~ate to serve the project? If not, explain briefly. · e. Will it be necessary that additional dedication, widening and/or improvement be made to existing streets? /~}~ If so. specify the general nature of the necessary actions. - ll Case No. 3. Geoloqy. a. Is the project site subject to: Known or suspected fault hazards? /Jo h A~t"c¥/~_-& ~ Landslide or slippage? ~ffO __] ~,~//'~'m~ II b. Is an engineering geolo~ report necessary to evaluate tke project? 4. Soils a. Are ther~ny anticipated adverse soil conditions on the project site? ~ J b. If yes, what are these adverse soil conditions? c. Is a soils report necessary? ~ ~j ~/~ y~'~ 5. Land Form a. What is the average natural slope of the site? ] ~/~S ~/~, b. What is the maximum natural slope of the site?~/~~~ 6. Noise Are there any traffic-related noise levels impacting the site that are significant enough to justify, ~hat a noise analysis be required of the applicant? -12- Case No. 7. Air Ouality If there is any direct or indirect automobile usage associated with this project, complete the following: Total Vehicle Trips Emission Grams of /per day) Factor Pollution co x ll8.a = Hydrocarbons # X 18.3 NOx (NO2) u X 20.0 : Particulates * X 1.5 Sul fur ~ X .78 : ~"~) 8. Waste Generation How much solid and liquid (sewage) waste will be generated by the proposed project per day? I~hat is the location and size of existing sewer lines on or, adjacent Are they adequate to serve the proposed project? 9. Public Facilities/Resources Impact If the project could exceed the threshold of having any possible significant impact on the environment, please identify the public facilities/resources and/or hazards and describe the adverse impact. (Include any potential to attain and/or exceed the capacity of any public street, sewer, culvert, etc. serving the project area.) Remarks/necessary mitigation measures H. FIRE DEPART~IENT . 1. What is the distance to the nearest fire station and wh. at is the F, ire Departm~,nt's es_timated reaction time? / //~-~ ~ ,22'~ c~x~ ' 2. ~ill the Fire Department be able to provide an adequate level o'f fire protection for the proposed facilit~ without an increase in equipment or personnel? ~ ~,.~ · FTre Harsnal Dat Project [iame Salvation \rmy-!;ilvercrest ~ate Project Address 628-65S Third Avenue To: Planning Department- Luis Hernandez Environmental Review Coordinator John liardesty, Engineering Engineering, Subdivisions Building and Housing From: Fire Prevention Bureau This department has reviewed the information or plans referred to us by you. Please note the following comments: 1. Project requires the following: A. One public fire hydrant (Required fire flow is 4000 GP~] B, Fire sprinkler sysFem C. Class ~ or III standpipe s~stem D. Fire Alarm system E, Corridor and trait smoke detectors, F. Knox key box system for Fire Department entry. CITY OF CHULA VISTA DISCLOSURE STATEMENT APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS IWHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING ICOMMISSION 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. The Salvation Army Chula Vista Residence, Inc. The Salvation Army - Department of Housing & Urban Development List the names of all persons having any ownership interest in the property involved. The Salvation Army Chula Vista Residence, Inc. 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. The Salvation Army, A California Non-profit Corporation 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. See attachment #1 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes No × If yes, please indicate person(s) IPerson is defined as: "Any individual, firm, copartnership, joint venture, association, ) ~ club, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city, municipality, district or other political subdivision, or any other group or combination acting as a unit." . . The Salvation Army, ~n~_~ vis~ ~l±vercr~s~ e~ (NOTE. Attach additional pages as necessary.).%<~ ~ ~ Signature of applicant/date Major Ronald J. Bowles WPC 0701P for/ THE SALVATION ARMY A-llO ~'rint or type name of applicant City Planning Commission Agenda Item for Meeting of February 8, 1989 Page 1 2. PUBLIC HEARING: PCZ-89-E - Consideration to rezone 7.72 acres Bounded by Broadway, Flower Street, Jefferson Avenue, and "E" Street, ~rom C-T to C-C-P - Appel Development Company/ City of Chula Vista A. BACKGROUND 1. This proposal involves the rezoning of the block bounded by Broadway on the east, Flower Street on the north, Jefferson Avenue on the west, and "E" Street on the south, from C-T, Thoroughfare Commercial, to C-C-P, Central Commercial with Precise Plan. Appel ~evelopment Company initiated the request for the 4.03 acres representing the northerly portion of the block, and City staff has expanded the proposal to include the remaining 3.69 acres constituting the southerly portion of the block. 2. The Environmental Review Coordinator conducted an Initial Study, IS-89-41, of potential environmental impacts associated with the implementation of the project. Based on the attached Initial Study and comments thereon, if any, t~e Coordinator has concluded that there would be no significant environmental impacts, and recommends adoption of the Negative Declaration issued on IS-89-41. B. RECOMMENDATION 1. Based on the Initial Study and comments on the Initial Study and Negative Declaration, find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-89-41. 2. Adopt a motion recommending that the City Council enact an ordinance to change the zone on 7.72 acres from C-T to C-C-P as shown on Exhibit A. C. DISCUSSION Adjacent zoning and land use. North C-T & R-3 Commercial and Residential South C-T Commercial East C-T Commercial West C-V-P Elementary School Existing site characteristics. Ti~e northerly one-half of the ~lock--the subject of the Appel application--consists of boat sales, auto rental ano storage, an~ five City Planning Commission Agenda Item for Meeting of February 8, 1989 Page 2 apartment units. The southerly one-half of the block includes a trailer park, multiple family residential, and commercial uses fronting on Broadway and "E" Street. With the exception of the Cornell's Center at the southwest corner of "E" Street and Jefferson Avenue, the block could be characterized as containing a significant amount of underutilized acreage, plus a mixture of older, non-planned and incompatible commercial and residential uses, many of which are in a state of physical decline. The entire block is one of several areas which were recently included within the Town Centre II Redevelopment Area in order to establish she legal and financial tools to assist, if necessary, with physical and economic revitalization. The Town Centre II Plan does not include a land use plan or set of development standards for the area, Put refers to the City's General Plan and underlying zoning to determine land uses, intensities, and building standards. General Plan. The present General Plan designates the property as Commercial Thoroughfare. Both the existing C-T zone and the proposed C-C-P zone are consistent wit~l this designation. The Draft General Plan Update will propose the property as Retail Commercial, which generally excludes thoroughfare commercial and automobile-oriented services unless they constitute a small part of a planned commercial development. The C-C-P zone is consistent with the proposed Retail Commercial designation, but the existing C-T zone is not. Related Application. On January 11, 1989, the Planning Commission endorsed a proposal to amend the zoning ordinance to allow mixed commercial-residential projects by conditional use permit in the C-C-P zone. The amendment would provide an appropriate zone to implement the mixed-use concept as called for in the text of the Draft General Plan Update, and would also facilitate Appel's plans for a mixed-use project on the northerly portion of the block in question provided this rezoning is approved. The Council will consider the amendment on February 7, an~ their action will be reported to the Commission. D. ANALYSIS Rezoning. There are several factors which support the rezoning to C-C-P: 1. The C-C zone and the P Precise Plan Modifying District are appropriate in instances where compatibility and coordination of uses, as well as quality of design, are of prime importance. The block in question consists of several separate parcels under different ownerships, but is one of the few large, contiguous City Planning Commission Agenda Item for Meeting of February 8, 1989 Page 3 commercial areas along the Broadway commercial strip. It is also located at one of the most prominent commercial corners in the City, with nearly 600 ft. of frontage on "E" Street which is one of four designated westerly gateways into the City. The C-C zone is a general retail and service commercial zone which is designed to accommodate shopping centers and other larger planned commercial districts. The C-C zone excludes the "heavier" thoroughfare and automotive-oriented uses which often present design problems, and which are difficult to integrate with less intensive retail and service commercial uses. 2. The C-C-P zone presents less potential for conflict with the abutting residential area and elementary school. Since the C-C zone excludes the "heavier" commercial uses allowed in the C-T zone, it affords a better interface with the single and multiple family dwellings to the north and the elementary school to the west in terms of both activity and visual impacts. The precise plan process further affords the City the authority to a~dress the specifics of these interface areas beyond that provided by the basic development standards of the zone. 3. The proposed rezoning is consistent with the Draft General Plan Update and the Fown Centre II Redevelopment Plan. The Draft General Plan Update designates the block for Retail Commercial, and discusses the need to upgrade the Broadway frontage and to introduce residential and mixed-use projects where appropriate between Flower Street on the north and "I" Street on the south. The C-C-P zone is consistent with the Retail commercial designation, and will provide some relief from the auto-oriented uses which proliferate along Broadway. If amended, it will also provide the authority to consider mixed-use development on the property. The Precise Plan Modifying District will also provide the planning mechanism in conjunction ~¢ith the legal and financial tools provided by the Town Centre II Redevelopment Plan if the City should choose to assist with redevelopment on the southerly portion of the block. 4. The rezonin§ woulO create only one nonconforming use outside Appel's holdings. With the exception of the service station at the northwest corner of Broadway an~ "E" Street, the other thoroughfare and auto~oriented uses within the olock--including the boat sales, auto rental/storage and a van conversion enterprise --would become nonconformin§ uses under the C-C-P zone (the residential uses are presently nonconforming and would remain so with the rezoning). The boat sales and auto rental/storage operations, however, are located on Appel's property; leaving the van conversion business at 186 Broadway as the only use which could be considered to De adversely impacted by the rezoning, at least in the short term. City Planning Commission Agenda Item for Meeting of February 8, 1989 Page 4 Nonconforming use status means that the use cannot be enlarged, extended, reconstructed, substituted or structurally altered, except for minor repairs or maintenance, or in order to comply with health and safety codes. A nonconforming use which is determined by the Commission to be of the same or a more desirable nature may be substituted for another nonconforming use. We believe the long-term benefits to be gained by the public and the involved property owners resulting from the rezonin~ far outweigh what may be the short-term disadvantage of these restrictions to a single use. Precise Plan The precise plan submitted by Appel for the northerly portion of the block shows 10,000 sq. ft. of commercial space along the Broadway frontage, with 90 residential units located above and to rear of the commercial frontage. Appel has also submitted a conceptual plan which shows how the project could integrate with commercial redevelopment of the southerly portion of the block. Provided the C-C-P mixed-use amendment and this rezoning are successful, the conditional use permit and precise plan will be forwarded to the Redevelopment Agency (City Council) for review under the authority of the Town Centre II Redevelopment Plan. The precise plan is further subject to the review and approval of the Design Review Committee. The conceptual plan for the southerly portion of the block has been submitted in support of the Appel project, and cannot be dictated to the involved property owners without their cooperation, or without action by the Redevelopment Agency to assemble the land and establish this or another alternative plan as the precise plan for the area. In the absence of this action, the coordination and integration of development on the southerly portion of the block will have to be addressed, as best it can, through individual precise plans. The P Modifying District may be applied to areas within the city only when one or more of the following circumstances is evident: 1. The subject property, or the neighborhood or area in which the property is located, is unique by virtue of topography, geological characteristics, access, configuration, traffic circulation or some social or historic situation requiring special handling of the development on a precise plan basis. 2. The property or area to which the P modifying district is applied is an area adjacent and contiguous to a zone allowing different land uses, and the development of a precise plan will allow the area so designated to coexist between land usages which might otherwise prove incompatible. City Planning Commission Agenda Item for Meeting of February 8, 1989 Page 3. The basic or underlying zone regulations do not allow the property owner and/or the city appropriate control or flexibility needed to achieve an efficient and proper relationship among the uses allowed in the adjacent zones. 4. The area to which the P modifying district is applied consists of two or more properties under separate ownership wherein coordination regarding access, on-site circulation, site planning, building design and identification is necessary to enhance the public convenience, health, safety and general welfare. All of the circumstances are evident with the subject property. The site is a City block consisting of several parcels under separate ownerships, and is located on a scenic gateway adjacent to residential uses as well as an elementary school--all of which support the need for the control and flexibility provided by a precise plan to promote the proper relationship among on- and off-site uses and areas. WPC 5912P I [ ~ , i I I "D" ~ ,~ I STREET -., .!--_..-I ~ , I , '-\' ~,' FEASTER ~I ~ ELEMENTARY pROJECT AREA ii '--" E"--------..,eSTREET I CITY s~ ~ ---~ ~ i I~i~ ~-- ~-- *_ ___ [AFP~L ~V~PH*NT ~.1' ~LOCATOR:~HI~IT Z ' ~ZON~ ~ C-T negative declaration PROJECT NAME: Flower & Broadway, Mixed Use Project PROJECT LOCATION: Southwest Corner of Flower Street and Broadway PROJECT APPLICANT: Appel Development Co. CASE NO: IS-89-41 DATE: January 23, 1989 A. Project Setting The project site is located at the southwest corner of Flower Street and Broadway. The 4.03.acre parcel extends westerly along the Flower Street frontage to Jefferson Avenue. The parcel frontage on Broadway and Jefferson is approximately 300 feet while its frontage on Flower Street is approximately 580 feet. Currently, there are two small apartment buildings with a total of 5 dwelling units, a car rental agency utilizing the site a boat repair facility, and a vacant lot. Land uses in the project's vicinity include commercial to the east and north along Broadway, single-family and multi-family residential to the north along Flower Street, Feaster Elementary School to the west, and a mobile home park to the south. The parcel is topographically flat and has no known adverse soil conditions. A soils report will be required prior to issuance of a building permit, however. B. Project Description The proposed mixed use project consists of 90 residential apartment units and 10,000 square feet of commercial retail space. Prior to project construction the existing apartments and small commercial structures will be demolished and removed. The project's commercial component fronts on Broadway with 14 residential units on the second floor above the retail space. The remaining 76 units consist of four 2 story structures adjacent and west of the commercial structure. The 90 units consists of forty 1-bedroom apartments and fifty 2-bedroom apartments. The apartment complex surrounds a central recreation area with a spa, swimming pool, recreation building and landscaped open areas. The project provides a total of 210 parking spaces. Fifty spaces are for retail use. One hundred and sixty spaces are for residential use. Of the 160 spaces 50 spaces are provided within enclosed garages, 32 spaces are provided wlthin carports and the remaining 78 are open bay parking spaces. ~.. city of chula vista planning department CIIYOI: environmental review section CHU[A VISTA -2- An estimated 36 elementary school, 16 junior high and 12 senior school students could be generated by the proposed project. Feaster Elementary School is currently busing 82 students to other schools, and Chula Vista Junior and senior high schools are operating over capacity. Prior to the issuance of a building permit, the applicant will be required to submit school fees. C. Compatibility with Zoning and Plans The project site is currently zoned CT and is designated as high density residential and Thoroughfare Commercial. The project applicant has applied for a rezoning to the CC-P zone. D. Compliance with the Threshold/Standards Policy 1. Fire/EMS The estimated Fire/EMS response time is one to six minutes, which is within the acceptable range of the Threshold Standard. 2. Police The Police Department is currently maintaining an acceptable level of service based on the Threshold Standard. 3. Traffic The Engineering Department has reviewed the proposed project and determined that it would not adversely affect the existing levels.of service on roads and intersections in the vicinity. However, 5 8.8+ feet of right-of-way dedication is required on Broadway to provide the necessary transition to the ultimate intersection width of 61 feet from center .line to property line. Improvements are required on Broadway to provide 53 feet from center line to curb line and shall include AC paving, curb, gutter and sidewalk, and median. A street light is required on Jefferson Street. 4. Park/Recreation The Parks and Recreation Department has determined that the proposed project would not exceed adopted Threshold Standards. 5. Drainage The Engineering Department has concluded that existing drainage facilities would accommodate storm water flows and volumes and that City standards would not be exceeded. 6. Sewer Existing sewer lines are adequate to serve the proposed project. city of chula vista planning departmant Cl~O~ - envlronmenlal review sectlon. CHUL~,Vl~i'A -3- 7. Water Service to the site is currently provided. The addition of the proposed project would not effect the Threshold Standard. E. Identification of Environmental Effects In accordance with the Initial Study, the Flower and Broadway, Mixed Use Project would not result in any significant environmental effects. G. Findings of Insignificant Impact Based on the following findings, it is determined that the project described above will not have a significant environmental impact and no environmental impact report needs to be prepared. 1. The project has the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustainin§ levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. The property is within the City s Redevelopment Area and supports no sensitive habitat or species. There are no known geologic hazards on-site. 2. The project has the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. The project conforms to the long-term goals of the City as identified and therefore, will not achieve any short-term goals to the disadvantage of long term'goals. The Engineering Department has determined that future traffic conditions will warrant improvements to the intersection of Broadway and Street south of the project area. A continuous right hand turn lane will require street widening on Broadway and this property is within the transition area for the improvement. Provision for this future modification will be a condition of the applicant's building permit. 3. The project has possible effects which are individually limited but cumulatively considerable. As used in the subsection, "cumulatively considerable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. city of Chula vista planning department CllYOF environmental revllw laCtlon. CHUba~Vl~TA -4- This project and others in the vicinity could impact educational services. However, with increasing capacity in eastern Chula Vista, attendance boundary adjustments, payment of school fees and the formation of community facilities districts "cumulatively considerable" impacts will be avoided. 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. The project would not substantially increase ambient noise levels, nor would it result in the generation of any hazardous materials which could significantly impact human beings. H. Consultation 1. Individuals and Organizations City of Chula Vista: Steve Griffin, Associate Planner Roger Daoust, Senior Civil Engineer Ken Larsen, Director of Building and Housing Carol Gove, Fire Marshal Shauna Stokes, Parks & Recreation Applicant's Agent: Anthony G. Ambrose HCH Partners 4877 Viewridge Avenue San Diego, CA 92123 2. Documents The Chula Vista General Plan The Chula Vista Municipal Code EIR-88-3 Town Centre II Expansion IS-89-44 Sea Vale Apts. This determination, that the project will not have any significant environmental impact, is based on the attached Initial Study, any comments on the Initial Study and any comments on this Negative Declaration. Further information regarding the environmental review of the project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010~ · , ENVIRON~AL REVIEW COORDINATOR EN 6 (Rev. 3/88) WPC 5898/0175P - city o! chula vista planning department CI1YO~ '~ environmental review sectlon. CHULAVISTA - FOR OFFICE Case No. Fee INITIAL STUDY Receipt No. Date Rec'd City of Chula Vista Accepted Application Form Project A. BACKGROUND 1. PROJECT TITLE Flower and Broadway 2. PROJECT LOCATION (Street address or description Southeast corner of Flower and Broadway Assessors Book, Page & Parcel No. $6~ -~,~'~?~'%~nd 22 3. BRIEF PROJECT DESCRIPTION Proposes 90-unit residential housing and 107000 SF Retail -- Mixed Use Development 4. Name of Applicant Appel Development Address 2254 San Diego Avenue~ Suite 200 Phone 291-7647 City San Diego State CA Zip )2110 5. Name of Preparer/Agent Martinez/Won~ & Associates~ Inc. Address 701 B Street, Suite 440 Phone 233-4857 City San Diego State CA Zip 92101 Relation to Applicant Architect 6. Indicate all permits or approvals and enclosures or documents required by the Environmental Review Coordinator. a. Permits or approvals required: General Plan Revision x Design Review Committee Public Project Rezoning/Prezoning Tentative Subd. Map Annexation Precise Plan __Grading Permit Design Review Board Specific Plan __ Tentative Parcel Map .'~ Redevelopment Agency Cond. Use Permit Site Plan & Arch. Review ' Variance Other b. Enclosures or documents (as required by the Environmental Review Coordinator). Location Map X Arch. Elevations Eng. Geology Report Grading Plan x Landscape Plans Hydrological Study Site Plan x Photos of Site & Biological Study Parcel Map -- Setting Archaeological Survey Precise Plan Tentative Subd. Map Noise Assessment Specific Plan __ Improvement Plans Traffic Impact Report Other Agency Permit or Soils Report Other Approvals Required ~' ~ ( 12/82) .... ~ Rev. - 2 - B. PROPOSED PROJECT 1. Land Area: sq. footage 175~419 SF or acreage 4.03 Acres If land area to be dedicated, state acreage and purpose. N/A 2. Complete this section if project is residential. a. Type development: Single family Two family Multi family X Townhouse Condominium b. Number of structures and heights 2 Story Building Maximum Height: 30~-0'' c. Number of Units: 1 bedroom 40 2 bedrooms 50 3 bedrooms 0 4 bedrooms O Total units 90 d. Gross density (DU/total acres) 22.5 / per Acre e. Net density (DU/total acres minus any dedication) 22.5 / per Acre f. Estimated project population 150 - 180 persons g. Estimated sale or rental price range$5OO to $695 h. Square footage of floor area(s) Approx. 67,500 SF Total i. Percent of lot coverage by buildings or structures j. Number of on-site parking spaces to be provided 224 k. Percent of site in road and paved surface 36% 3. Complete this section if project is commercial or industrial. a. Type(s) of land use Commerical / Residential b. Floor area 10,o00 SF Height of structure/s) 30~-0'' Max. c. Type of construction used in the structure Wood Frame Type 5 d. Describe major access points to the structures and the orientation to adjoining properties and streets Facinq Broadway e. Number of on-site parking spaces provided 50 spaces f. Estimated number of employees per shift 20 , Number of shifts One Total 20 g. Estimated number of customers (per day) and basis of estimate 50 - 1OO - 3 - h. Estimated range of service area and basis of estimate General Retail Use / per Market Study i. Type/extent of operations not in enclosed buildings N/A j. Hours of operation 8 to 12 hours k. Type of exterior lighting Energy Saver Lightin9 per Title 24 Energy Requirement 4. If project is other than residential, commercial or industrial complete this section. a. Type of project N/A b. Type of facilities provided c. Square feet of enclosed structures d. Height of structure(s) - maximum e. Ultimate occupancy load of project f. Number of on-site parking spaces to be provided g. Square feet of road and paved surfaces C. PROJECT CHARACTERISTICS 1. If the project could result in the direct emission of any air pollutants, (hydrocarbons, sulfur, dust, etc.) identify them. N/A 2. Is any type of grading or excavation of the property anticipated N/A /If yes, complete the following:) Genera} finish grading The site is very level a. Excluding trenches to be backfilled, how many cubic yards of earth will be excavated? h. How many cubic yards of fill will be placed? c. How much area ~sq. ft. or acres) will be graded? d. What will be the - Maximum depth of cut Average depth of cut Maximum depth of fill Average depth of fill - 4 - 3. Describe all energy consuming devices which are part of the proposed project and the type of energy used lair conditioning, electrical appliance, heating equipment, etc.) Air~£onditi~ninq, Use Heat pump unit. 4. Indicate the amount of natural open space that is part of the project /sq. ft. or acres) 56,000 Square Feet 5. If the project will result in any employment opportunities describe the nature and type of these jobs. General retail services and management services for residential bu~l,llng. 6. Will highly flammable or potentially explosive materials or substances be used or stored within the project site? N/A 7. Now many estimated automobile trips, per day, will be generated by the project? Approximately 500 trips 8. Describe (if any) off-site improvements necessary to implement the project, and their points of access or connection to the project site. Improvements include but not limited to the following: new streets; street widening; extension of gas, electric, and sewer lines; cut and fill slopes; and pedestrian and bicycle facilities. Street trees; street scape; hardscape parings and street lighting, etc. D. DESCRIPTION OF ENVIRONMENTAL SETTING 1. Geology Has a geology study been conducted on the property? NO /If yes, please attach) Has a Soils Report on the project site been made? NO IIf yes, please attach) 2. Hydrology Are any of the following features present on or adjacent to the site? NO /If yes, please explain in detail.) a. Is there an~osurface evidence of a shallow ground water table? b. Are there any watercourses or drainage improvements on or adjacent to the site? NO - 5 - c. Does runoff from the project site drain directly into or toward a domestic water supply, lake, reservoir or bay? NO d. Could drainage from the site cause erosion or siltation to adjacent areas? NO e. Describe all drainage facilities to be provided and their location. NO 3. Noise a. Will there be any noise generated from the proposed project site or from points of access which may impact the surrounding or adjacent land uses? NO 4. Biology a. Is the project site in a natural or partially natural state? NO b. Indicate type, size and quantity of trees on the site and which (if any) will be removed by the project. N/A 5. Past Use of the Land a. Are there any known historical resources located on or near the project site? N/A b. Have there been any hazardous materials disposed of or stored on or near the project site? N/A 6. Current Land Use a. Describe all structures and land uses currently existing on the project site. Commercial/ Residential - 6 - b. Describe all structures and land uses currently existing on adjacent property. North CommerJcal South Uommercial East Residential West Residential 7. Social a. Are there any residents on site? {If so, how many?) N/A b. Are there any current employment opportunities on site? {If so, how many and what type?) NO Please provide any other information which could expedite the evaluation of the proposed project. - 7 - E. CERTIFICATION Martinez/Wonq & Associates~ Inc. or Consultant or Agent* HEREBY AFFIRM, that to the best of my belief, the statements and information herein contained are in all respects true and correct and that all known information concerning the project and its setting have been included in Parts B, C and D of this application for an Initial Study of possible environmental impact and any enclosures for attachments thereto. *If acting for a corporation, include capacity and company name. -8- Case No. ~' CITY DATA F. PLANNING DEPARTMENT 1. Current Zoning on site: North ~ -.~ ~t ~ 7'- South ¢~ East cT West ~-%/- Does the project ~onform to the current zoning? ~ ~ 2. General Plan land u~e designation on site: -~ ~ ~.,_~./ North ~, ~ ,, ~ ,~ / South ~Z~.-~ l~ ~-~ . East ~, d '~ West ~/C - ~ ' Is the project compatible with the General Plan Land Use Diagram? Is the project area designated for conservation or open space or adjacent to an area so designated? Is the project located adjacent to any scenic routes? .{If yes, describe the design techniques being used to protect or enhance the scenic quality of Chula Vista.) How many acres of developed parkland are within the Park Service District of this project as shown in the Parks and Recreation Element of the General Plan? .£~ What is the current park acreage requirements in the Park Service District? -~. How many acres of parkland are necessary to serve the proposed project? (2AC/lO00 pop.) ~:'. ~ Does the project site provide access to or have the potential to provide access to any mineral resource? (If so, describe in detail.) -9- 3. Schools If the proposed project is residential, please complete the following: Current Current Students Generated School Attendance Capacity From Project E1 ementary .g_~ ~ I ~.v~ Jr. High .I '35 Sr. High ~' ~'~' I ~ ?¥ i ~ /~' 4. Aesthetics Does the project contain features which could be construed to be at a variance from nearby features due to bulk, form, texture or color? {If so, please describe.) ~->x~ S. Energy Consumption Provide the estimated consumption by the proposed project of the following sources: Electricity {per year) Natural Gas (per year) Water {per day) 6. Remarks: -lO- No.-'~ Case .~___~ G. ~NGINEERING DEPARTMENT 1. Drainage a. Is the project site within a flood plain? b. Will the proje, ct be subject-to any existing flooding hazards? c. Will the project create any]flooding hazards? d. What is the location and_~scrtp~on of existing on-site drainage facilities? ~4~ ~ ~C e. Are they adequate to serve the project? ~ f. What is the location and Uescripti~n of existing off-site. drainage facilities? ~~d~ y- ~ ~-~ g. ~e ~hey adequate to serve ~ project? 2. a. Hhat ~ds provfde p~ma~y access, ~o ~he b. gha~ fs ~he estimated numbe~ of one-way au~Gips ~o be generated by the projec~ (pe~ day)? c. Hhat is the ADT and estimated ]eye] of servfce before and Afte~ L.0.s. d. Are the primary access roads adequate to serve the project? If not, explain briefly. e. Will it be necessary that additional dedic.aJ;ion, widening and/or improvement be made to existing streets? I.f so, specify the general nature of thJ In~j~'~sarv ac~nnc ~'~'~ --, -ll - Case No. 3. .Geology a. Is the project site subject to: Known or suspected fault hazards? ! 0~1~.~ ~mo Liquefaction?~ ~ ~~,~ ~ Landslide or slippage? ~ y~ ?~ b. Is an engineering geolo~ report necessary to evaluate the project?.~O~ ~ ~%~(~ ~X~/ ~ ~~ 4. Soils ~'/~ ~t a. Are there any ~nticipated adverse soil conditions on the project b. If yes, what are these adverse soil conditions? . ~/~ · c. Is a soils report necessary? y~ ~r ~ ~0, J~i~J 5. Land Form ........ b. What is the maximum natural slope of the site? ~~ 6. Noise Are there any t~affic-related no~se levels impacting the site that 8~e significant enough to justify that a noise analysis be ~equired of the applicant? ~ -12- Case No. 7. Air Quality If there is any direct or indirect automobile usage associated with this project, complete the following: Total Vehicle Trips Emission Grams of (per day) Factor Pollution Hydrocarbons /t X 18.3 = NOx {NO2) " X 20.0 : Particulates ~' ~ 1.5 : / x .78 8. Waste Generation How much solid and liquid {sewage) waste will be generated by the proposed project per day? ~hat is the location and size of existing on or a sewer lines djacent Are they adequate to serve the proposed project? 9. Public Facilities/Resources Impact If the project could exceed the threshold of having any possible significant impact on the environment, please identify the public facilities/resources and/or hazards and describe the adverse impact. {Include any potential to attain and/or exceed the capacity of any public street, sewer, culvert, etc. serving the project area.) Remarks/necessary mitigation measures - 13 - Case No. H. FIRE DEPARllqENT 1. What is the distance to the nearest fire station and what is the Fire Department's estimated reaction time? ~ ~., ~ & ~,~ 2. Will the Fire Department be able to provide an adequate level of fire protection for the proposed facility without an increase in equipment or personnel? 3. Remarks Marshal Date Project Name Date 11-9-88 Project Address Broadway and Flower To: Planning DePartment Environmental Review Coordinator John Hardesty, Engineering Engineering, Subdivisions Building and Housing From: Fire Prevention Bureau This department has reviewed the information or plans referred to us by you. Please note the following comments: 1. Project will require the installation of private fire hydrants. 2. Project will require a fire alarm system. 3. "Removable fence" does not satisfy the requirement for fire department access. 4. Access to interior of complex is inadequate and will require the installation of either sprinkler system or standpipe system to mitigate the problem. -13(a)- Case No. /s-- ~'- .~?'./ H-1. PARKS & RECREATION DEPARTMENT 1. Are existing neighborhood and community parks near the project adequate to serve the population increase resulting from this project? Neighborhood ?w~o-w.~__~ Community parks ~x~c~.,~, ! .A~,~,r~ ~c~z<~- 2. If not, are parkland dedications or other mitigation proposed as part of the project adequate to serve the population increase? Neighborhood A2 / q Community parks 3. Does this project exceed the Parks and Recreation Thresholds established by City Council policies? Parks and Recreation Director or Date Representative CITY OF CHULA VISTA DISCLOSURE STATEMENT APPLICANTIS STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP I~TERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING COMMISSION AND ALL OTHER OFFICIAL BODIES. The following information must be disclosed: I. List the names of all persons having a financial interest in the application. Bert and Bob Investment Co. Appel Development Company List the names of all persons having any ownership interest in the property involved.' Bert Epstein Steve Appel Bob Epstein Dan Appel 2. If any person.identified pursuant to (1) above is a corporation or partnership, list the names of all individuals owing more than 10% of the shares in the corporation or owning any partnership interest in the partnership. N/A 3. If any person identified pursuant to (1) above is a non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. 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__ NoXx If yes, please indicate person{s) IPerson i~ defined as: "Any individual, firm, copartnership, joint venture, association, i Social 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 co~cting as a unit."/~-----.~ NO ~~'~/')~'~ ( TE: Attach additional pages as necessary.)~/~.~~ ~( // Signature ~1 ican~t~ ?~.~701P ~n Barefield, Appel ~pment Corporation a-~u Print or type name of applicant City Planning Commission Agenda Item for Meeting of February 8, 1989 Page 1 3. PUBLIC HEARING: Conditional Use Permit PCC-89-29; request to construct a Youth/Community Center on the north side of "L" Street, east of Fifth Avenue, on the grounds of Chula Vista I~igh School - Community Development Department A. BACKGROUND This application, submitted oy the Community Development Department on behalf of the Chula Vista Redevelopment Agency, requests permission to construct a 15,000 sq. ft. Youth/Community Center on the north side of "L" Street, 290 ft. east of Fifth Avenue, on the grounds of Chula Vista High School (CVHS). The Environmental Review Coordinator conducted an Initial Study, IS-88-81, of potential environmental impacts associated with the implementation of the project. Based on the attached Initial Study and comments thereon, if any, the Coordinator has concluded that there would be no significant environmental impacts, and recommends adoption of the Negative Declaration issued on IS-88-81. B. RECOMMENDATION 1. Based on the Initial Study and comments on the Initial Study and Negative Declaration, find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-88-81. 2. ~ased on findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve PCC-89-29 subject to the following conditions: a. '[ne Zoning Administrator shall annually review and approve the proposed schedule of programs and activities at the Center, as well as any changes thereto or special events which may occur from time to time. The Zoning Administrator shall ensure that the normal operations of the Center can be accommodated with the available off-street parking. The Zoning Administrator's decision may be appealed to the Planning Coramission and on to the City Council if necessary. b. Provision shall Be made for supervision and security of the grounds in and around t~e building and parking area for any proposed evening youth programs, activities, or special events, subject to the review and approval of the Zoning Administrator. City Planning Commission Agenda Item for Meeting of February 8, 1989 Page 2 ~.~ DISCUSSION Adjacent zoning and land use North R-1 CVHS Athletic fields Soutn R-3-P-14 Church and Multi-Family East R-1 CVHS Football/track field West R-1 CVHS Athletic fields and Single-family Existing site characteristics The site totals 1.24 acres and includes an existing lO0-space parking lot, and a 150 ft. x 185 ft. building site which adjoins the easterly portion of the parking lot, just to the west of the CVHS football bleachers and some 290 ft. east of Fifth Avenue. The project site is presently part of the athletic fields which extend easterly from Fifth Avenue, between "K" and "L" Streets. Proposed use The proposal is to construct a Youth/Community Center to be used jointly by the Sweetwater Union High School District (SUHSD) and the City of Chula Vista or a City lessee. Fhe facility would total 15,000 sq. ft. of floor area, including a 9,000 sq. ft./2OO-seat ~Lvmnasium, two activity/crafts rooms totaling 3,000 sq. ft., and associated offices, utility, and storage rooms. The Center would be served by the existing parking area which is striped for 100 cars. Some reduction may occur due to restripin§ and landscaping to conform with City standards. The operation and i~ours of the Center nave not yet Ween determined. The Sweetwater Union High School District will use the facility for school- related activities during certain school hours, limited evening hours, and certain times during the summer. The City and/or a City lessee will use the Center primarily during after-school hours. The ~ours reserved for SUHS District use will De determined on an annual basis by mutual agreement between the City and the District. The Center is expected to accommodate the following general types of youth-oriented activities: 'league oasketball, supervised open-recreation activities, arts an~ crafts classes, dance classes, and youth activity meetings such as the Scouts. D. ANALYSIS Although the Center is expected to accommodate youth-oriented activities, there is no specific information at this time on how the SUHS District, or the City, or a City lessee, may use the facility in terms of programs, users and hours of operation. On the other hand, the Center is designed as a multi-purpose building, and the use of the facility could change over time regardless of what is initially planned. It is appropriate therefore to look at the Center as one which may accommodate a combination of youth and adult-oriented programs and activities. City Planning Commission Agenda Item for Meeting of February 8, 1989 Page 3 The two issues pertinent to tne conditional use permit are the potential noise/activity impacts on adjacent residents, and the adequacy of off-street parking. The design and treatment of the structure ano site are subject to review and approval of the Design Review Committee, and ultimately the Redevelopment Agency and SUHSD Board. The building footprint ano floor plan attached to this report are subject to revision as a result of preliminary review by the DRC--although the basic space allocations will not change significantly. Because the footprint and floor plan are not finalized, building elevations have not yet Peen prepared. In terms of noise and activity impacts, tne site is generally well-suited for the use. The site is within the CVHS complex, and the athletic fields of whici~ the property is a part are used extensively for uaytime outdoor recreational activities during Doth weekdays and weekends; the adjacent foot~all/track facility is used intensively during the evening nours as well. The supervised activities associateo wit~ the Center are within the normal expectations of school property use, and ~ould be confined to inside the building an~ thus would be expected to have less of an impact than the existing outdoor activities. A concern of staff is with the potential for unsupervised outside activities associated with youth programs during the evening hours. The extent of scheduled evening youth activities at the Center is unknown, but it does appear that whatever activities do occur in the evening will be under the jurisdiction of the City or a City lessee rather than school officials. We ~elieve that evening youth programs have the potential to generate a significant amount of unsupervised activity outside the building, and perhaps involving a substantial number of youngsters not associated with the Center. For the benefit of adjoining residents and the youngsters themselves, we have included a recommendation that supervision/security of the grounds oe required for all evening youth programs and activities. The Code would normally require 240 parking spaces to serve 12,000 sq. ft. of assembly area (9,000 sq. ft. gymnasium, and 3,000 sq. ft. of general purpose rooms). This is ~ased on a standard of one parking space for every 50 sq. ft. of assembly area (maximum occupancy of assembly areas is established by the Uniform Building Co~e at one person for every 15 sq. ft. of floor area). As noted above, the proposal is to serve the Center with the existing parking lot w~ich, with the a~dition of ~andscaping and restriping to conform ~ith City dimensional standards, woul~ provide a maximum of 100 parking spaces, or less than one-half of the Code requirement. There are several factors which ameliorate the apparent parking deficiency in the present instance. First, the parking standard assumes a freestanding use, while in this case the facility is located on school grounds and is expected to a large degree to serve students anO youngsters from the surrounding neighborhoods. Secondly, t~e standard assumes users City Planning Commission Agenda Item for Meeting of February 8, 1989 Page 4 will come from a normal cross-section of the population, whereas the Center is expected to be youth-oriented. Finally, the standard assumes a fairly high average occupancy with an emphasis on "assembly" such as meetings and dances, rather t~an on the recreational and crafts activities which are expected to be the focus of this facility. (NOTE: Seating within the gym will De limited to 200 seats.) We believe the parking will be adequate if the primary use of the Center is for youth-oriented recreational activities as presently envisioned. The parking will not be adequate, however, if the facility is used to a significant degree ay adults or for larger scale assembly and meeting activities. Consequently, a condition has peen recommended w~ich will require the Zoning Administrator to review and approve or conditionally approve the regularly scheduled program of activities, as well as any special events which/ may be scheduled from time to time. It would be the intent of the Zoning Administrator to ensure that the normal operations of the Center can be accommodated with the available off-street parking. E. FINDINGS I. 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 conmnunity. The Youth/Community Center is expected to provide a wide range of recreational and educational activities for the benefit of the youth of the co~nunity. 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 site is located on the grounds of Chula Vista high School and the Center's activities will be consistent with the normal range of school programs. The specifics of the Center's operation will be subject to review and approval of the Zoning Administrator in order to ensure no adverse impact with regard to on-street parking. Supervision and security shall be provide~ for evening youth programs. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposal shall De required to comply with all applicable codes, regulations ano conditions prior to development and on an ongoing basis thereafter. 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 granting of this permit is consistent with policies of the General Plan as they relate to the provision of public facilities and services for the benefit of Chula Vista residents. WPC 5917P/2652P CHULA VISTA HIGH SCHOOL Easterly Portion of Complex K STREET o~ ::~_~lo YOUTH/COMMUNITY CENT BUILDING SITE · EXH MAR'CH 1986 negativ= declaration PROJECT NAME: Chula Vista Youth Center PROJECT LOCATION: Northeast corner of Fifth Avenue and "L" Street PROJECT APPLICANT: Redevelopment Agency of the City of Chula Vista 276 Fourth Avenue, Chula Vista, CA 92010 CASE NO: IS-88-81 DATE: June 14, 1988 A. Project Setting The proposed project site is located on the campus of Chula Vista High School. The property is in an urbanized area of Chula Vista and has been used for various school related activities for many years. There are no biological or cultural resources existing on or near the site. Public facilities are generally adequate to serve the project, however, the Engineering Department has indicated that downstream sewer facilities are to be studied for adequacy. If improvements are made downstream, projects which would benefit from these facilities would financially participate in their installation. This area of Chula Vista typically has moderately expansive soils. This condition is mitigated through standard development regulations. B. Project Description The project consists of a 14,000 sq. ft. youth facility including an 8,000 sq. ft. gymnasium, two 2,500 sq. ft. multi-use rooms, 1,O00 sq. ft. of office space and parking and landscaping. This would be on about 37,000 sq. ft. of the high school site. The facility would be jointly operated by the City and the School District. C. Compatibility with Zoning and Plans The project conforms to the high school designation of the General Plan and subject to a Conditional Use Permit the R-1 zoning of the property. D. Identification of Environmental Effects The Initial Study on the project identified two potentially significant impacts; downstream sewer capacity and expansive soils. These issues will be dealt with through standard development regulations which will avoid all significant impacts. E. Findings of Insignificant Impact 1. The entire site has been developed for a number of years and is void of any significant natural or manmade resources that could be affected by this proposal. ~' city of chula vista planning department C]'/YOF environmental review section CHU[.~ Vl~'l-,~, 2. The project conforms to the long-range development and protection plan for Chula Vista and, therefore, will not achieve any short-term objectives to the disadvantage of these longer-term goals. 3. This developed project site is within the confines of a larger area. This minor expansion will, therefore, not have any cumulative effect which could adversely affect the environment. 4. The project will not result in the emissions of any substances, noise, vibration, glare, etc. which could adversely impact human beings. G. Consultation 1. Individuals and Organizations City of Chula Vista: Julie Schilling, Assistant Planner Roger Daoust, Senior Civil Engineer Ken Larsen, Director of Building and Housing Carol Gove, Fire Marshal Mike Donnelly, Associate Traffic Engineer Applicant's Agent: Pamela Buchan Sr. Community Development Specialist Community Development Department City of Chula Vista 276 Fourth Avenue Chula Vista, CA 92010 2. Documents Chula Vista General Plan Chula Vista Municipal Code This determination, that the project will not have any significant environmental impact, is based on the attached Initial Study, any comments on the Initial Study and any comments on this Negative Declaration. Further information regarding the environmental review of the project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. ENVIR~ REVIEW COORDINATOR EN 6 (Rev. 3/88) WPC 5280P city of chula vista planning department (::IIY O~ environmental review sectlon. EHULAVISTA k C FUR OFFICE USE Case Fee INITIAL STUDY Rec~~' -- Date Rec 'd City of Chula Vista Accepted by. ~_.~_~. Application Form Project No.__~_~ A. BACKGROUND 2. PROJECT LOCATION (Street address or description) Assessors Book, Page & Parcel NO. ' ~ · ~ . . ~ ~ . Address ~ ~,~~ ' ~ho~e City ~,~ V~ State ~ Zip Address ~ Phone City State Zip Relation to Applicant ~~ 6. Indicate all permits or approvals and enclosures or documents required by the Environmental Review Coordinator. a. Permits or approvals required: _ General Plan Revision XDesign Review Committee ~ Public Project _. Rezoning/Prezoning Tentative Subd. Map Annexation Precise Plan '" Grading Permit -' Design Review Board Specific Plan ' Tentative Parcel Map ~ Redevelopment Agency '~] Cond. Use Permit Site Plan & Arch. Review Variance Other b. Enclosures or documents (as required by the Environmental Review Coordinator). Location Map Arch. Elevations Eng. Geology Report Grading Plan ~ Landscape Plans Hydrological Study Site Plan ~ Photos of Site ~ Biological Study Parcel Map ~ Setting Archaeological Survey Precise Plan Tentative Subd. Map Noise Assessment Specific Plan Improvement Plans ~ Traffic Impact Report Other Agency Permit or Soils Report Other Approvals Required ~, 3 (Rev. 12/82) - 2 - B. PROPOSED PROJECT 1. Land Area: sq. footage~or acreage If land area to be dedicated, state acreage and purpose. 2. uompmete this sec~on if project i~_~sid____entia~l. ~ a. Type developme~: Single family Two family Multi family___~Townhouse Condominium b. Number of stluctur~d heights ~ c. Number of Units: 1 besom 2 bedrooms 3 bedrooms .___~4 be~ooms Total units d. Gross densit~_(DU/total acr~) ~ e. Net density {!U/total acres mXk~us any dedication) f. Estimated project population. ~ g. Estimated sale or rental price ra~e h. Square footage of floor area{s).~ i. Percent of lot coverage by buildings ~structures j. Number of on-site parking spaces to be ~N~ovided ' k. Percent of site in road and paved surface.X~. 3. Complete this section if project is commercial or industrial. a. Type{s) of land use b. Floor area Height of structure{s) c. Type of construction used the structure d. Describe major access points structures and the orientation to adjoining pro and streets e. Number of on-site parking spaces f. Estimated number of employees per shif' , Number of shifts Total g. Estimated number of customers (per day) asis of estimate - 3 - h. Estimated range~ervice area and basis of estimate i. ~pe/extent of opera,ohs not in enclosed buildings J. Hours of operation mm k. ~pe of exterior lighting~ 4. If project is other than residential, commercial or industrial complete this section. a. ~pe of project b. ~pe of facilities provided c. Square feet of enclosed structures /~yO00~.~l~' d. Height of structure{s) - maximum ~.~ e. Ultimate occupancy load of project ~_~ f. Number of on-site parking spaces to be provided g. Square feet of road and paved surfaces r C. PR~ECT CHARACTERISTICS 1. If the project could result in the direct emission of any air pollutants, {hydrocarbons, sulfur, dust, etc.) identi~ them. 2. Is any type of grading or excavation of the property anticipated ~Lo {If yes, complete the following:) _. a. Excluding trenches to be backfilled, how many cubic yards of earth will be excavated? h. How many cubic yards of fill will be placed? c. How much area {sq. ft. or acres) will be graded? d. What will be the - Haximum depth of cut Average depth of cut Maximum depth of fill Average depth of fill - 4 - 3. Describe all energy consuming devices which are part of the proposed project and the type of energy used {air conditioning, electrical appliance, heating equipment, etc.) 4. Indicate the amount of natural open space that is part of the project {sq. ft. or acres) _. 5. If the project will result in any employment opportunities describe the nature, and .type of these jobs. ' ' _ 6. Will highly flammable or potentially explosive materials or substances be used or stored within the project site? 7. How many estimated automobile trips pe~ day, will be generated by the project? ' 8. Describe (if any) off-site improvements necessary to implement the project, and their points of access or connection to the project site. Improvements include but not limited to the following: streets; street widening; extension of gas, electric, and sewer lines; cut and fill slopes; and pedestrian and bicycle facilities. D. DESCRIPTION OF ENVIRONMENTAL SETTING 1. Geology Has a geology study been conducted on the property~ {If yes, please attach) ' Has a Soils Report on the project site been made? {If yes, please attach) -- 2. Hydrology Are any of the following features present on or adjacent to the site? -~ {If yes, please explain in detail.) a.Is there any surface evidence of a shallow ground Water table? b. Are there any watercourses or drainage improvements on or adjacent to the site? -5- c. Does runoff from the project site drain directly into or toward a domestic water supply, lake, reservoir or bay? d. Could drainage from the site cause erosion or siltation to adjacent areas? e. Describe all drainage facilities to be provided and their location. 3. Noise a. Will there be au noise generated from the proposed project site or from points of access which may impact the surroundin§ or adjacent land uses? ~ ~~_~-~.~ 4. Biolo~ a. Is the project site in a natural or partially natural state? b. Indicate ~pe, size and quanti~ of trees on the site and which (if a~)will be removed ~ the project. _~ 5. Past Use of the Land a. Are there any known historical resources located on or near the project site? ~ b. Have there been any hazardous materials disposed of or stored on or near the project site? ~ 6. Current Land Use a. Describe all structures and land uses currently existing on the project site. ~~~~ - 6 - b. Describe all structures and land uses currently existing on adjacent property. South /Y~zz~7~ ~Z~/. ~ ~~ z East ~ ~~ ~~ West ~~ ~~ ~~~ 7. Social a. Are there any residents on site? (If so, how many?) ~ b. Are there any current employment opportunities on site? {If so, how many and what type?) ~ Please provide any other information which could expedite the evaluation of the proposed project. - 7 - E. CERTIFICATION or Owner/owner in escrow* ~~ ~/y or / Consultant or Agent* HEREBY AFFIRM, that to the best of my belief, the statements and information herein contained are in all respects true and correct and that all known information concerning the project and its setting have been included in Parts B, C and D of this application for an Initial Study of possible environmental impact and any enclosures for attachments thereto. DATE: /~ ,,,'~/,~,¢' / ~' *If acting for a corporation, include capacity and company name. -8- Case No. IS- -gl CITY DATA F. PLANNING DEPARTMENT 1. Current Zoning onNorthSite: ./~--/!~ · South ~,~ East West Does the project conform to the current zoning? 2. General Plan land use designation on site: North ~ c~ i~ South ~ /~ ~ East ~ t~ West // ~/ Is the project compatible with the General Plan Land Use Diagram? Is the project area designated for conservation or open space or adjacent to an area so designated? Is the project located adjacent to any scenic routes? ~ (If yes, describe the design techniques being used to pr6te~ or enhance the scenic quality of Chula Vista.) How many acres of developed parkland are within the Park Service District of this project as shown, in the Parks and Recreation Element of the General Plan? What is the current pa~ acreage requirements in the Park Service District? How many acres of pa~k!ay~d are necessary to serve the proposed project? (2AC/lO00 pop.) ~.//~. Boes the project site provide access to or have the potential to provide access to any mineral resource? (If so, describe in detail.) - 9 - 3. Schools ----/V//K~- If the proposed project is residential, please complete the following: Current Current Students Generated School Attendance Capacity From Project Elementary Jr. High Sr. High 4. Aesthetics Does the project contain features which could be construed to be at a variance from nearby features due to bulk, form, texture or color? (If so, please describe.) ~ 5. Energy Consumption /~ ~ ~ ~ Provide the estimated consumption by the proposed project of the following sources: Electricity (per year) Natural Gas {per year) Water {per day) 6. Remarks: APA/: ~7~-3o0 lZ/ - l0 - Case N0. G. ENGINEERING DEPARTMENT 1. ~rainage a. Is the project site within a flood plain? /~Jo. b. Will the project be subject'to any existing flooding hazards? ] · c. Will the project create any:flooding hazards? d. What is the location and description of existing on-site drainage facilities? ~-7. ~co~ --to , e. Are they adequate to serve ~he project? \ f. What is the location and description of existing off-site drainage facilities? ~]~ ~6o~ ~L~(q ~u~7~:22~ S~'4v ~ & ~r, g. Are they adequate to serve the project? 2. Transportation a. What roads provide primary access to the project? ~ b. What is the estimated number of one-way auto trips to be generated by the project (per day)?.. c. What is the ADT and estimated level of service before and after project completion? Before After - ~ /%7 /~?o z_ ~-~- / ~¥.~z/ d. Are the primary access roads adequate to serve the project? Y~. I~ not. explain briefly. e. !/ill it be necessary that additional dedication, widening and/or ~mprovement be made to existing streets? /~JO. If so, specify the general nature of the necessary actions. - ll - Case No. 3. G~eology a. Is the project site subject, to: Known or suspected fault hazards? Liquefaction?, i j/kl~ I/-,w~,e- -Tz> Landslide or slippage? : ~/~ ~o/Z.~ ~7~0~7 b. Is an engineering geology report necessary to evaluate the project? ~Y¢. 4. Soils a. Are there any anticipated adverse soil conditions on the project site? AJaT-~uovuxy. ~yo ~oiLS 1~6-PO~T b. If yes, what are these adverse soil conditions?_~J~ c. Is a soils report necessary? y~. 5. Land Form a. What is the average natural slope of the site? ~-~m b. What is the maximum natural slope of the site? ~-~ 6. Noise Are there any traffic-related noise levels impacting the site that are significant enough to justify that a noise analysis be required of the applicant? /T~. -12- Case NO. 7. Air Quality If there is any direct or indirect automobile usage associated with this project, complete the following: Total Vehicle Trips Emission Grams of (per day) Factor Pollution co c~4~ x 118.3 : Hydrocarbons ~ ~ X 18.3 : NOx (NO2) ~ ~ X 20.0 Particulates ~X 1.5 : s.~ ~x .78 : ~.~ 8. Waste Generation How much solid and liquid (sewage) waste will be generated by the proposed project per day? Solid 14hat is the location and size of existing sewer l~nes on or adjacent tothe site? ~u~~U~ ~ ~ 9. Public Facilities/Resources Impact If the project could exceed the threshold of having any possible significant impact on the environment, please identify the public ~acilities/resources and/or hazards and describe the adverse impact. Include any potential to attain and/or exceed the capacity of any public street, sewer, culvert, etc. serving the project area.) Remar~s/necessar~ ~it~gat~on measures ~" ~ ' l~YL~/gln~er or Representative Date ~ ' - 13 - Case No. ~ ~ FIRE DEPARllqENT 1. What is the distance to the nearest fire station and what is the Fire Department's estimated reaction time? / ~/~ .~ ~,.~ 2. Will the Fire Department be able to provide an adequate level of fire protection for the proposed facility without an increase in equipment or personnel? ¥.F Project Name Youth Facility Date 6-7-88 Project Address Northeast Corner of "L and Fifth Avenue To: Planning Department Environmental Review Coordinator John Hardesty, Engineering Engineering, Subdivisions Building and Housing From: Fire Prevention Bureau This department has reviewed the information or plans referred to us by you. Please note the following comments: 1. Project shall be considered an Assembly occupancy, with all the requirements thereof. 2. Project will require the installation of a fire hydrant at the curb and one toward the rear of the building at the fire lane. CITY OF CHULA VISTA DISCLOSURE STATEI~NT IAPPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING COMMISSION AND ALL OTHER OFFICIAL BODIES. The following information must be disclosed: l. List the names of all persons having a financial interest in the application. Community Development Dept. of the City of Chula Vista 276 Fourth Avenue Chula Vista, CA 92010 List the names of all persons having any ownership interest in the property involved. Sweetwater Union High Schoo! District il30 Fifth Avenue Chula Vista, CA 92011 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. N/A 3. If any person identified pursuant to (1) above is a non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. N/A 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes__ No X If yes, please indicate person{s) IPerson is defined as: "Any individual, firm, copartnership, joint venture, association, | ~ club, fraternal organization, corporation, estate, t. rust, receiver, syndicate, this and any other county, city and county, city, municipality, district or other political subdivision, or any other group or comb/~nation acting//as a unit." {NOTE: Attach additional pages as necessary.) ~ S'9nature of applicant/~ate WPC 0701P Community Development Department A-110 Print or type name of applicant