HomeMy WebLinkAboutPlanning Comm Reports/1988/11/09 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, November 9, 1988 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE
INTRODUCTORY REMARKS
APPROVAL OF MINUTES - Meeting of September 28, 1988
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: DRC-82-7: Reconsideration of an appeal on signs
from Design Review Committee approval for
318 Fourth Avenue - First International Bank
2. PUBLIC HEARING: PCC-89-17 Conditional Use Permit: Request to
relocate the South Bay Community Services to
590 'G~ Street - Redevelopment Agency
3, PUBLIC HEARING: PCA-88-7: Consideration of an amendment to the
Municipal Code relating to zoning regulations
for churches
4. PUBLIC HEARING: PCA-89-3: Consideration of amendments to Titles
17 and 19 of the Municipal Code relating to outdoor
advertising signs
OTHER BUSINESS
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT P.M. to the Study Session Meeting of November 16, 1988
at 5:00 p.m. in Conference Rooms 2 and 3
City Planning Commission
Agenda Item for Meeting of November 9, 1988 Page 1
1. PUBLIC HEARING: First International Bank appeal of sign approval from
Design Review Committee consideration for First Inter-
national Bank, 318 Fourth Avenue, Chula Vista
Attached is a copy of a staff report drafted for the Planning Commission Meeting
of October 12, 1988. At that meeting, the Planning Commission voted in favor
of granting the applicant's appeal to allow for a white background monument sign
as presently constructed by a vote of 3-1 with Commissioner Grasser abstaining.
Since the City Ordinance requires a majority of the total membership (four votes)
to constitute an affirmative recommendation, the Commission's action amounted
to a denial of the applicant's request. There were only a total of five
Commissioners present at that hearing, therefore the applicant has requested
a rehearing by the full Commission to have a decision rendered. At the October
12 meeting, the Commission approved the second part of the applicant's request
by a vote of 4-0; that being to authorize the installation of a wall-mounted
sign using individual letters with a logo not to exceed 18 inches in height.
Staff recommendation remains the same and that is to approve the monument sign
with the white background as they are presently constructed.
City Planning Commission
Agenda Item for Meeting of October 12, 1988 Page 1
1. PUBLIC HEARING: First International Bank appeal on signs from Design
Review Committee approval for First International
Bank, 318 Fourth Avenue, Chula Vista 92010
A. BACKGROUND
On August 18, 1988, the Design Review Committee approved a revised sign
program for the First International Bank located at 318 Fourth Avenue
requiring that the monument signs utilize a light tan background with blue
letters and required the proposed wall mounted sign to be located on the
easterly elevation to utilize individual unlit cutout letters. The
applicant, First International Bank, filed an appeal on the 31st of August
indicating their wish to retain a white background which is presently
utilized on the monument program citing the fact that the eggshell or tan
background would be contradictory to the Bank's colors. In addition, the
bank was proposing a cabinet type wall sign for the east elevation. The
project is categorically exempt from environmental review Class ll(a).
B. RECOMMENDATION
1. Approve the monument signs with the white background as they are
presently constructed.
2. Authorize a wall-mounted sign utilizing individual letters with the
logo not to exceed 18" in height and allow for the lighting of said
sign. (Design subject to Planning Director's approval.)
C. DISCUSSION
The applicant has a two-story 18,000 sq. ft. plus bank building located at
318 Fourth Avenue with access via Fourth Avenue as well as "F" Street.
The building is located within a commercial office zone and is also
encumbered with the Civic Center design control area designation. The
Design Review Committee first considered and approved the bank building as
well as the sign program in March 1982. Approval of the sign program
included the authorization of two monument signs, one located on Fourth
Avenue and one on "F" Street, as well as smaller directional signs to
identify the bank and access to it. The color scheme of the signs under
the original DRC approval featured a bro~n background with light-colored
letters which were in keeping with the Spanish building design and the
colors utilized on the building. Later when First International acquired
the bank, they proceeded to illegally change the sign faces without City
approval. The applicants were notified of the violation whereupon a sign
program was submitted for Design Review consideration. On ~lay 19, 1988,
the Design Review Committee considered a revised sign program for First
International Bank which featured a white background with blue letters
with a proposal to paint the outside cabinets and base in a color to match
the existing building. It should be pointed out at that time that the
City Planning Commission
Agenda Item for Meeting of October 12, 1988 Page 2
base of the sign as well as the cabinetry was still in a royal blue color
rather than one that matched the building. The applicant was also
requesting an additional wall-mounted cabinet sign to be located on the
east side of the building facing Fourth Avenue. That sign was proposed at
3' x 32'. After reviewing the program, it was the conclusion of the
Design Review Committee that an ivory background with blue letters would
be a better combination to use for the monument program to coincide with
the building colors. In addition, they recommended the approval of a sign
to be located on the eastern elevation featuring non-lit cutout letters.
In arriving at that decision, the Committee noted that in their opinion
the stark white background is in sharp contrast to the building and offers
additional glare when lit in the evening.
D. ANALYSIS
In staff's opinion, the applicant's approach to the problem was poorly
handled by first installing the signs without receiving City review and/or
approval. Nevertheless, the applicants have moved ahead to paint the
cabinets and the base of the signs in a color to conform to the building.
In reviewing the present white background of the signs, both in the
daytime and in the evening, there does not appear to be a significant
glare or contrast that would render the signs unacceptable. We concur
with the Design Review Committee that an eggshell background would be more
in keeping with the building colors and would in fact work well with the
blue lettering and logo; however, we also feel that the existing
background is acceptable and, therefore, are recommending your approval.
In addition, we concur with the Design Review Committee that any signing
to be installed on the east elevation should use cut-out letters as
opposed to a cabinet-type sign. We also concur that it would be
preferable to have an unlit sign as opposed to a lit sign; however, there
are no particular objections to lighting the sign other than the fact that
the applicant will be using a blue letter which fades or washes out when
lit.
WPC 5565P
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City Planning Commission
Agenda Item for Meeting of November 9, 1988 Page 1
2. PUBLIC HEARING: Conditional Use Permit PCC-89-17; request to establish
South Bay Community Services at 590 "G" Street - Chul~
Vista Redevelopment Agency
A. BACKGROUND
This is a request by the Chula Vista Redevelopment Agency to relocate
South Bay Community Services {SBCS), a non-profit social service agency,
from their present location at 429 Third Avenue to an existing commercial
office building at 590 "G" Street. The Redevelopment Agency has purchased
the Third Avenue property and the site will be cleared for the
construction of the administrative offices of Sweetwater Union High School
District. The Agency is responsible for relocating the existing tenant,
SBCS, to comparable accommodations.
The Environmental Review Coordinator conducted an Initial Study, IS-89-35,
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-89-35.
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-89-35.
2. Based on the findings contained in Section "E" of this report, adopt
a motion to approve the request, PCC-89-17, to establish South Bay
Community Services at 590 "G" Street subject to the following
conditions:
a. The facility shall accommodate no more than 11 employees and 25
clients/students at any one time between 8:00 a.m. and 5:00
p.m., and no more than four employees and 15 clients at any one
time between 5:00 p.m. and 8:00 p.m. without the prior written
consent of the Zoning Administrator.
b. Clients/students shall be supervised at all times and shall not
be allowed to loiter or congregate on or near the property.
c. The parking area shall be restriped according to the alternative
parking layout plan submitted with the application.
d. Failure to comply with these conditions or complaints filed with
this City will cause the use permit to be reviewed by the City
for additional conditions on revocation.
City Planning Commission
Agenda Item for Meeting of November 9, 1988 Page 2
C. DISCUSSION
Adjacent zoning and land use
North C-T & C-O Commercial
South C-O & R-2 Commercial & Single family
East R-3 Apartments
West C-T Commercial
Existing site characteristics
The site is located on the south side of "G" Street, just to the east of
Broadway. The property measures 90' x 125' and contains a 4,500 sq. ft.,
two-story office building and 13 off-street parking spaces. The parking
area is to the rear of the building with access from an abutting alley and
a 15 ft. wide driveway off "G" Street. The office building presently
contains 10 individual suites.
Proposed use
The proposal is to convert 9 of the l0 office suites, or all but about 500
sq. ft. of the building, for use by South Bay Community Services (SBCS)--
the remaining suite would be separately leased. The SBCS serves troubled
youths and provides counseling, training, job referrals and delinquency
diversion programs in conjunction with the Chula Vista Police Department
and local school districts. The SBCS also hosts a summit school which
provides high school education for students who have experienced problems
in the traditional education system.
The facility would accommodate ll employees and 25 clients between the
hours of 8:00 a.m. and 5:00 p.m. (including 15-20 summit school students
between 8:30 a.m. and 1:00 p.m.), and four employees and 15 clients
between the hours of 5:00 p.m. and 8:00 p.m. According to SBCS, no more
than three daytime clients drive their own vehicles, while the evening
sessions involving families have a greater demand for parking with perhaps
six client vehicles. The staff parking is assumed at a ratio of
one-to-one, or 11 vehicles during the day and four vehicles in the evening.
D. ANALYSIS
The property appears generally well suited for the proposed use. The SBCS
is essentially an office use consistent with the zoning and past use of
the property. The site provides a central and convenient location for the
clients served by SBCS. The summit school program, which is the only
departure from typical office use, involves only a modest number of
students, and the SBCS reports that the youths are supervised at all times
and are not allowed to linger on the grounds after classes.
The building was constructed prior to the present off-street parking
requirements which would require 15 rather than 13 spaces to serve 4,500
City Planning Commission
Agenda Item for Meeting of November 9, 1988 Page 3
sq. ft. of general office area. The applicant has submitted a restriping
program, however, which would increase the parking to a total of 17
spaces. This would be adequate to accommodate the estimated demand for
parking of 14 spaces during the day and 10 spaces during the evening, plus
the remaining 500 sq. ft. lease space. Also, the demand for parking by
SBCS is less than could be expected to be generated by several individual
tenants occupying the same space.
Generally in cases involving a conditional use permit and significant
interior improvements, the City will take the opportunity to encourage or
require upgrades to the exterior of the building and site. This
particular property unfortunately provides little, if any, opportunity to
embellish the stark lines of the building or the barren appearance of the
site. An immediate improvement in appearance should occur with one major
tenant rather than several individual tenants because of a decrease in the
number of signs on the building.
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 site will provide a centralized and convenient location for SBCS
to provide its valuable services to youths within the community.
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 SBCS will function very much like a typical office use and is
expected to generate less demand for parking than other uses which
could occupy the space by right.
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 regulations prior to and during occupancy of the site.
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 proposal is consistent with City policy to provide a full range
of public and quasi-public services and facilities for the benefit of
Chula Vista residents.
WPC 5657P/2652P
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INITIAL STUDY Receipt No. ~
Date Rec'd
City of Chula Vista Accepted by
Application Form Project No. F~I
A. BACKGROUND
1. PROJECT TITLE South Bay Community Services Tenant Improvements
2. PROJECT LOCATION (Street address or description)
590 "G" Street, Chula Vista
Assessors Book, Page & Parcel No. 568 211 02
3. BRIEF PROJECT DESCRIPTION Installation of classrooms, offices,
interior stairway, HVAC system and related improvements in existing
building for a youth-serving social service agency
4. Name of Applicant Chula Vista Redevelopment Agency
Address 276 Fourth Avenue Phone 691-5047
City Chula Vista State CA Zip 92010
5. Name of Preparer/Agent Jim LoBue
Address 276 Fourth Avenue Phone 691-5016
City Chula Vista State CA Zip 92010
Relation to Applicant Staff
6. Indicate all permits or approvals and enclosures or documents
required by the Environmental Review Coordinator.
a. Permits or approvals required:
General Plan Revision 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
X 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
X 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
.... ev. !2/82
- 2 -
B. PROPOSED PROJECT
1. Land Area: sq. footage or acreage .Z~ ~
If land area to be dedicated, state acreage and purpose.
Not applicable
2. Complete this section if project is residential.
a. Type development: Single family Two family
Multi family Townhouse Condominium
b. Number of structures and heights
c. Number of Units: 1 bedroom 2 bedrooms
3 bedrooms 4 bedrooms Total units
d. Gross density IDU/total acres)
e. Net density IDU/total acres minus any dedication)
f. Estimated project population
g. Estimated sale or rental price range
h. Square footage of floor area(s)
i. Percent of lot coverage by buildings or structures
j. Number of on-site parking spaces to be provided
k. Percent of site in road and paved surface
3. Complete this section if project is commercial or industrial.
a. Typels) 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. Number 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.
a. Type of project Social services/high school classes
b. Type of facilities provided Offices, classrooms, counseling rooms
c. Square feet of enclosed structures 4480'
d. Height of structure(s) - maximum 22' 6~
e. Ultimate occupancy load of project 11 employees, 25-45 clients/day
f. Number of on-site parking spaces to be provided 13
g. Square feet of road and paved surfaces 2200
C. PROJECT CHARACTERISTICS
1. If the project could result in the direct emission of any air
pollutants, (hydrocarbons, sulfur, dust, etc.) identify them.
Staff would emit vehicle air pollutants by commuting to work. Most
clients use public transportation.
2. Is any type of grading or excavation of the property anticipated
/If yes, complete the following:)
a. Excluding trenches to be backfilled, how many cubic yards of
earth will be excavated?
b. 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.) Installation of HV_~_~stem
4. Indicate the amount of natural open space that is part of the project
{sq. ft. or acres) None
5. If the project will result in any employment opportunities describe
the nature and type of these jobs. Temporary construction jobs
6. Hill highly flammable or potentiallx 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? 100
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: ne~
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? None available
{If yes, please attach)
Has a Soils Report on the project site been made? None available
{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? No
b. Are there any watercourses or drainage improvements on or
adjacent to the site? _Oraina§e in Street b.y curb and 9utter
- 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 new facilities proposed
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? Temporary construction noise
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. None on site
B. Past Use of the Land
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? Site formerly occupied by print shop
which used various solvents and inks
6. Current Land Use
a. Describe all structures and land uses currently existina on the
project site. Existing 2-story building divided into ~en suites
with one occupied by an architect one by an upholstery shop, and
a consumer information service, with the rest of the suites being
vacant, pending occupancy of social service agency.
- 6 -
b. Describe all structures and land uses currently existing on
adjacent property.
North Across G street one story block commercial building (motorcycles)
small office buildinq~ sinqle family dwelling
South Sinqle family dwellinq~ sinqle story 5 unit apartment complex
East Two story wood frame stucco wall 28 unit apartment complex
West Larqe furniture store
7. Social
a. Are there any residents on site? (If so, how many?) No
b. Are there any current employment opportunities on site? IIf so,
how many and what type?) 5-7 total employees currently on-site
Please provide any other information which could expedite the evaluation of
the proposed project.
South Bay Community Services provides a number of youth services including
counseling and crime diversion programs, a summit school for troubled high
school students, job training and referral and latch-key child care programs.
The Agency currently occupies a building owned by the Redevelopment Agency
and is being relocated with assistance from the Redevelopment Agency. In
order to accomodate the needs of SBCS, the building at 590 G Street must
be improved by the installation of an HVAC system, an interior staircase
and by rearranging interior walls to provide two classrooms, nine offices,
a conference room, bathrooms and storage space. Because the property is
zoned for commercial use a conditional use permit is required prior to
allowing the social service/educational agency to occupy the site.
- 7 -
E. CERTIFICATION
or
Owner/owner in escrow*
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.
C I TY DATA
F. PLANNING DEPARTMENT
1. Current Zoning on site:
North
South ~__~/~
East /~_ ~
West
Does the project conform to the current zoning? ~l/~y
2. General Plan land use
designation on site: /~2~L~._
North
South I~
East <2_1~ ~ ~-~
West .~_~ ~ - ¢
Is the project compatible with the General Plan Land Use D~agram?
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 pro'tec~ or enhance
the scenic quality of Chula Vista.)
How many acres of developed parkland are within the Park Service District
of this project as sho, wn in the Parks and Recreation Element of the
General Plan?
What is the curren~park acreage requirements in the Park Service
District?
How many acres of parSe.and 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 /J~
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:
Director ~>t/ Pla6ning or Representative Date
-lO-
Case No.
G. ENGINEERING 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 anylflooding hazards?
d. What is the location and description of existing on-site
drainage facilities? ~x~. ~0~o ~ "~" ~
e. Are they adequate to serve the project?
f. What is the location and description of existing off-site
drainage facilities? (~,~e~ ~,,~ ~ ~ '
g. Are they adequate to serve the project?
2. .Transportation
a. What roads provide pr~ma~ access to the project?
b. ~hat is the estimated number of one-way auto trips to be
generated by the project {per day)?
c. ~kat is tke A~T and es~aated level of sarvice before and aft~
pro~ec~ coapl e~oa?
Before After
L.O.S.
d. Are the primary access roads adequate 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? ~ J~)
If so, specify the general nature of the n-ecessary actions.
- 11
case
3. Geology
a. Is the project site subject to:
Known or suspected fault hazards?
Liquefaction?. /'"'J'/~. i
Landslide or slippage? '/q,J,~A~ ~
b. Is an engineering geology report necessary to evaluate the
project? ~L/~2 ·
4. Soils
a. Are there any anticipated adverse soil conditions on the project
site?
b. If yes, what are these adverse soil conditions?
c. Is a soils report necessary?
5. Land Form
a. What is the average natural slope of the site?
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? /~0
-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/O x 118.3 :
Hydrocarbons c70 X 18.3 =
HOx (NO2) ~0 X 20.0 :
Particulates ~ ~ 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?
Solid qO ~/~dl~ Liquid //0~ ~/~
IChat is the location and size of existing sewer lines on or adjacent
to the site? I~ ~ ~ o~ '~" ~i'r~e~'
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. /~f ~_~
H. FIRE DEPART~ENT
1. What is the distance to the nearest fire station and what is the Fire
Department's estimated reaction time? ~ ~'}~ i' ~'~
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? ~ ~
Fi r~MarshalC~ 'Date
-13(a)-
Case No.
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 ~ ) /~1
Community parks
2. If not, are parkland dedications or other mitigation proposed
as part of the project adequate to serve the population increase?
Neighborhood
Community parks l:4 i,'q
3. Does this project exceed the Parks and Recreation Thresholds
established by City Council policies?
Parks and Recreation Director or Date
Representative
Sweetwater Union High School District
Octobe~ 25. 1988
Mr. Douglas D. Reid
City of Chula Vista
276 Fourth Avenue
Chula Vista. CA 92010
Dear Mr. Reid:
Case No.: IS-89-35
Location: 590 "G" Street
Description: Installation of classrooms, offices interior
stairway, HVAC system and related improvements
in existing building for a youth-service
agency.
Applicant: Chula Vista Redevelopment Agency
This project does not create any additional square footage;
therefore, no school fees will be required. Any future
development which results in an increase in area will require
payment of fees.
If you have any questions or comments, please call me at
691-5553.
Respectfully,
Thomas Silva
Director of Planning
TS/sly
ROUTINO FO R!,~
DATE: October 17, 1988
Current Plng. Engineering Sept. Building Dept.
TO: ~--~ Advance P lnq. ['~ R ~ ,, + ~
~ .. ,ao,s~ Ken Larson
~ Fire Dept. F'~ Police Dept. [] Parks & Re'creation
~ Other Keith Hawkins Shauna Stokes
FROM: F~l Environmental Review Coordinator
SUBJECT: ~ Application for Initial Stucv CDP- N/A /FA-379 fiS_89-35 )
F'~ Preliminary Draft EIR !DP__/FB- /EIR- )
~'~ Review of a Draft EIR (DP 'FB- /EIR- )
L-=] Review of Environmental Review Record { FC- /ERR-
)
The project ~ '
~onslsts of: Installation of classrooms, offices, interior
stairway, HVAC system and related improvements
in existing building for a youth-serving social
service agency.
Location: 590 "G" Street
Please review the document and forward to m~ =n,., -~ ~
........ n~ you have bv10/25/88
Rlease submit all time incurred for this d ..... ~ ~:~
Sate Person Time
E:: 4 (Rev. !2/~2)
ROUTING FORM
October 17, 1988
· Current Ping. Engineering Dept. Building Dept.
~ ~ Advance Ping. [] R. ~aoust ~ Ken Larson
[~ Fire Dept. Police Dept. [~ Parks & Recreation
F--I Other Keith Hawkins Shauna Stokes
xF~M: Environmental Review Coordinator
SUBJECT: [] Application for Initial Study (DP- N/A /FA-379 /iS_89-35 )
] Preliminary Draft EIR (DP__ /?B- /E!R- )
~ Review of a Draft EIR (DP /FB- /E!R- )
[~] ~eview of Environmental Review Record !FC- /ERR-_ )
The project sonsists of: Installation of classrooms, offices, interior
stairway, HVAC system and related improvements
in existing building for a youth-serving social
service agency.
Location: 590 "G" Street
?lease review the document and forward to me an,/ cem~ents you have by 10/25/88
Hease ~u~ ,'~
~ ~,l~ al~ time incurred for this
uOCU, :en ~ below:
2a~e , Person Time
City Planning Commission
Agenda Item for Meeting of November 9, 1988 Page 1
3. PUBLIC HEARING: PCA-88-7; Consideration of amendments to the Municipal
Code relating to zoning regulations for churches
City initiated
A. BACKGROUND
On July 19, 1985, the City Council considered a staff report on possible
amendments to the City's zoning regulations for churches as to when and
under what circumstances they might be permitted as a matter of right
and/or appropriate revisions to the existing standards. The report was
prepared at Council's direction in response to an application to establish
ancillary church operations in an R-1 single family dwelling at llO Third
Avenue.
The Council accepted the report and staff-recommended amendments, and
referred the matter to the Planning Commission for public hearing and
recommendation. The Council al so directed staff to hold a workshop with
local pastors to receive their input and recommendations on the report.
The workshop was held on September 8, 1988, and the results of that
meeting are discussed later in this report.
The recommended amendments, as shown in Exhibit A, would treat the
existing church standards as guidelines rather than requirements, and
authorize the Zoning Administrator rather than the Planning Commission to
act upon conditional use permits for churches. This would streamline the
existing process. The other two options offered for Commission
consideration but not recommended include (1) treating churches as
permitted uses allowed as a matter of right in residential zones -- see
Exhibit B, and (2) retaining the conditional use permit process but
eliminating the present standards -- see Exhibit C.
The amendments recommended for adoption and depicted on Exhibit A are
exempt from environmental review pursuant to Section 15061 (B)(3) of the
CEQA Guidelines. The amendments shown in Exhibits B and C are not
exempt. If the Commission should favor either of these options, the
public hearing should be continued to the meeting of December 14, 1988, to
allow sufficient time for staff to conduct the appropriate environmental
review.
B. RECOMMENDATION
Adopt a motion recommending that the City Council:
1) enact the amendments depicted on Exhibit A, and
2) form a task force to address the questions of interim church use of
public and quasi-public facilities, and the provision of new church
sites in planned communities and major developments in the Eastern
Territories east of 1-805.
City Planning Commission
Agenda Items for Meeting of November 9, 1988 Page 2
Present Regulations and Standards
Churches are presently included within the "Unclassified Uses" Section of the
Zoning Ordinance. Unclassified uses are considered to possess characteristics
of such unique and special form as to preclude their automatic inclusion in
any class of zone. As a result, such uses are eligible for location in any
zone upon the issuance of a conditional use permit. The conditional use
permit process allows for the assessment of each case on an individual basis,
and provides a mechanism to stipulate any conditions deemed necessary to
ensure land use compatibility.
All churches regardless of zone are subject to a parking standard of one space
for every 3.5 seats in the main sanctuary. A church in a residential zone
further requires a minimum one-acre parcel, location on a collector street,
setbacks of 20 feet, and perimeter landscaping or solid fencing. Other than
parking, there are no preannounced standards for churches in commercial or
industrial zones.
Application History
During the past two decades, the City has processed 18 conditional use permit
applications to establish or expand church facilities; 14 involved R-1 zoned
properties, while the remaining four involved properties zoned R-2, R-3, C-N
and C-O-P respectively. The two commercial properties involved temporary
church use only, and two applications for occupancy of single family dwellings
on standard R-1 parcels of 7,020 sq. ft. and 9,400 sq. ft. {Calvary Chapel)
were denied. The remaining 14 sites ranged in size from 0.94 to 7.73 acres
and involved main sanctuaries with seating capacities of 154 to 480 seats--the
average being 2.9 acres/305 seats, and the median being 2.5 acres/300 seats.
Several of the proposals also included church related educational,
recreational and daycare uses and facilities.
In recent years, the City has also processed two precise plans for churches in
the P-C zone. Both were for sites designated for public/quasi-public use on
the E1 Rancho del Rey Specific Plan--one involving 9.7 acres and 500 seats,
and the other 9.5 acres and 435 seats. The precise plan process is used in
lieu of a conditional use permit in developing areas where sites have been
preplanned for community facilities as part of an overall planning effort,
which would include most of the developing areas east of 1-805.
The E1 Rancho del Rey Specific P1 an includes two additional
public/quasi-public sites, and the plan text states that additional sites may
be designated under the SPA plan process. Bonita Long Canyon includes two
church sites, and preplanning efforts for EastLake Greens and Rancho del Sur
Phase II suggest there may be one or more sites available for churches in each
of those communities.
Nonetheless, the number of sites have been quite limited and the demand and
competitiveness quite high, compared to the number of churches looking for
properties and the perceived need based on the population projections for the
City in the future. In addition, there are unique issues involving site
selection for smaller start-up churches in the developed as well as developing
area.
City Planning Commission
Agenda Items for Meeting of November 9, 1988 Page 3
Regulations/Standards of Other Jurisdictions
Below is a comparison as to how other jurisdictions in the County have
regulated church uses. A majority of the other jurisdictions within the
region also require churches proposed for location in established areas to
obtain a conditional use permit (CUP) in all or most zones. A CUP is required
without exception in single family zones, and 16 of the 19 jurisdictions
require a CUP in multiple family zones as well. Several jurisdictions
strictly prohibit churches from commercial and industrial zones:
Regional Zoning for Churches
Use Category for Churches
by Numbers of Jurisdictions
Zone Permitted CUP Prohibited
Single Family -- 19 --
Multiple Family 3 16 --
Light Commercial 2 ll 6
Heavy Commercial 6 10 3
Light Industrial -- 12 7
Neavy Industrial -- l0 9
In contrast to Chula Vista, most other jurisdictions do not have preannounced
standards for churches, either in residential zones or commercial and
industrial districts. Several have a parking standard, and a few require
location on a major or collector street. Generally, however, each CUP
proposal is judged without established standards on a case-by-case
basis--although in discussions with other municipal planning departments, we
have concluded that it is usually necessary to meet requirements at least as
great as Chula Vista's in order to gain support and approval for a church in a
residential zone.
The Nature of Church Use
The unique characteristic common to all churches is intense peak-use activity
periods. These may primarily involve once-weekly worship services, but more
typically includes supplemental services and meetings, and special events such
as weddings and fund-raising activities. Some churches also make their
facilities available for use by community groups and non-profit organizations,
and others offer counseling, child daycare services, and educational and
recreational programs which function on a daily basis. Churches generally
strive to increase the size of their congregation and expand their facilities
and/or programs over a period of years as funds become available.
Church use can thus involve a wide range of activities, some of which have the
potential to have an impact on the surrounding neighborhood in terms of
traffic, noise, and general activity levels. The challenge is how to best
balance the services the church ministry provides to the public and their
desire to be in a neighborhood setting with reasonable regulations so as to
minimize the environmental impacts of any proposed church use.
City Planning Commission
Agenda Items for Meeting of November 9, 1988 Page 4
ANALYSIS:
Churches can be handled as a permitted use with certain locational and
development standards or can be a conditional use with or without
pre-announced standards.
Churches as Permitted Uses
The primary advantage of treating churches as a permitted use is the
elimination of uncertainty. Standards are adopted and applied on a uniform
basis without discretion and without regard to circumstances peculiar to the
proposal site or surrounding area. The church as well as the City are also
spared the time and resources necessary to process a conditional use permit.
The main disadvantage of the permitted use approach from the staff perspective
is the lack of flexibility for the proponent and the lack of control for the
City. A lack of flexibility because in the absence of discretionary review
the standards for site size, separation and so on must be conservative in
order to ensure land use compatibility, and therefore would likely preempt
many otherwise supportable projects given the opportunity to review the
specifics of each case via the CUP process. A lack of control because the
City loses the ability to apply conditions and/or retain a measure of land use
authority over potentially disruptive operational aspects of church
use--further contributing to the need for conservative standards.
A review of publications on church standards and our own recent local
experience indicates that an adequate suburban church site should be at least
3-5 acres or more in size depending on the scope of the program. A smaller
than average congregation with limited facilities and a restricted schedule of
activities could be accommodated on a smaller site. Without the ability to
review the specifics of the proposal and site and, where necessary, apply
conditions which limit on-site activities and programs, a minimum three-acre
site would be reasonable and appropriate for a church permitted as a matter of
right in a residential zone.
It would also be essential in our opinion to delineate which accessory
functions and activities would or would not be considered incidental to church
use, at least with regard to the minimum site size. Additional functions such
as child daycare services or parochial schools or recreational facilities
could be permitted subject to an additional acreage requirement, or these
functions could remain as conditional uses. It would also be appropriate to
establish standards for access, orientation, separation, and screening.
The City has yet to process an application for a permanent church site in a
commercial or industrial zone. Most churches prefer to locate in a
residential setting, close to the residents they serve, and well-removed from
conflicting commercial and industrial activities. In addition, land prices
typically preclude churches from permanently locating in commercial zones.
New start-up congregations, however, may need temporary quarters pending the
accumulation of funds for a permanent site. One option is the use of school
City Planning Commission
Agenda Items for Meeting of November 9, 1988 Page 5
sites--both the Sweetwater Union High School District and Southwestern College
have congregations using their school facilities for evening and weekend
services on a temporary basis. But some congregations prefer a self-contained
storefront location in a commercial or industrial building or center.
Because of the disparity between the parking required for commercial or
industrial users versus the peak parking needs of even small congregations,
the feasibility of such a storefront location is often dependent upon a shared
parking arrangement which allows the parking peaks of the church to be
accommodated during the off-hours of other tenants. A shared parking
proposal, however, requires some mechanism to review and control the hours of
the shared parking participants--it cannot be accomplished under the permitted
use approach. As a result, without the CUP process, most churches would be
denied occupancy at such locations.
Exhibit B contains the amendments suggested by staff if the Commission should
favor the permitted-use approach. Churches would be allowed by right in
residential zones provided they met the following standards: minimum 3-acre
site, location and primary access on a collector street, 100 ft. separation
between church structures or recreation areas and adjacent dwellings, and
perimeter screen/sound walls. The standards also call for Site Plan and
Architectural Review in order to address the details of orientation,
architecture, parking and landscaping.
Churches would continue to require a CUP in commercial and industrial zones,
and also on residential properties which do not comply with the standards
noted above. Proposals for child daycare services, elementary or secondary
parochial education, or similar programs which function on a daily basis would
also require a CUP.
Churches as Unclassified Uses
The primary advantage of the present approach is the flexibility it provides
to judge each "threshold" proposal on its own merits (threshold standards are
discussed in the next section). It also provides the City with the ability to
apply conditions of approval and maintain a greater measure of land use
authority, both of which can compensate for physical and operational issues
which might otherwise render a proposal unacceptable as a permitted use.
The issue of land use authority is a significant one in staff's opinion.
Church programs and activities may be established or expanded in a manner
which benefits the congregation or the community as a whole, but which may not
be in the best interest of the immediate neighbors. From a land use
perspective, the requirement for a church to operate only under the authority
granted by a conditional use permit retains for the City an essential measure
of control over activities which could be potentially disruptive to the
neighborhood.
Since the options discussed in this report apply to retrofit locations in
established areas--as opposed to the community plan and precise plan process
City Planning Commission
Agenda Items for Meeting of November 9, 1988 Page 6
used for churches in developing areas--the CUP process provides the additional
advantage of review and comment from the surrounding residents and property
owners. The disadvantage to the churches is the unknown and the fact that in
every case they have to go through a public hearing and scrutiny as to the
proposed use. Emotional, rather than factual objective testimony are often
presented and the potential exists for a biased decision.
Present Threshold Standards
As noted above, the present standards for churches in residential zones
require a one-acre parcel, location on a collector street, setbacks of 20
feet, and perimeter landscaping or solid fencing, as well as a parking
standard of one space for every 3.5 seats in the main sanctuary. The
Commission could choose to repeal or relax these standards in order to open
the process to a proposal of any kind. The amendment depicted in Exhibit C
would eliminate the standards altogether if this should be the desire of the
Commission. However, we believe the standards serve an important function in
distinguishing between potentially acceptable and marginal or unacceptable
proposals.
Significantly, both applications which have involved single family dwellings
on modest residential lots have been denied. The close proximity in such
cases magnifies impacts, and the single family dwelling and neighborhood are
least able to tolerate non-residential uses or activity patterns. The City's
zoning standards in general are designed to minimize the potential for
disturbances to residents, and prohibit anything other than an incidental home
occupation as a matter of right in a residential zone (the State has largely
preempted local authority in the case of small and large family day care
homes.)
It might be argued that temporary as opposed to permanent use is an
ameliorating factor in establishing a church on a modest residential site.
However, if there is a land use conflict, the length of time is not
necessarily the critical factor but rather the type of conflict (example:
noise, traffic, etc.) It is also true that once a dwelling is converted to
non-residential use it tends to establish a precedent or at least provides an
in-road for future non-residential use, both in terms of site and/or interior
structural modifications.
The elimination or relaxation of the standards may therefore suggest to an
applicant and neighbors that the City is less concerned about land use
intrusions in the residential neighborhood. Threshold standards thereby
provide a valuable service for proponents by directing their attention and
efforts into locating sites that are worthy of consideration, rather than
spending their own time and resources and those of the City in pursuing
inappropriate or at best marginal "problem" proposals.
It would be appropriate, however, to treat the standards as guidelines rather
than requirements since the issues giving rise to the standards are based on
the use of the land and not a hardship peculiar to the property itself. This
City Planning Commission
Agenda Items for Meeting of November 9, 1988 Page 7
would allow a deviation from the standards to be considered under the basic
CUP process and findings, rather than under a separate zone variance and the
property-based findings associated therewith. This change is reflected in the
staff-recommended amendments contained in Exhibit A.
Conditional Use Permit Procedure
There is also a procedural step which could be taken to facilitate the
consideration of church proposals within the confines of the existing
regulations and standards Iguidelines). An amendment could be made to the
Code to authorize the Zoning Administrator rather than the Planning Commission
to act upon conditional use permits for churches. This would reduce the
processing time by as much as three weeks, and reduce the application cost
from a $750 deposit to a $175 flat fee.
This would be a unique measure due to the fact that the Zoning Administrator
is currently authorized to act only upon permits which do not involve new
construction or substantial remodeling. However, the Code allows the Zoning
Administrator at his/her discretion to forward any matter on to the Planning
Commission. So, for example, if the Zoning Administrator could not support an
application or opposition materialized, then the matter could be referred
automatically to the Planning Commission. Any decision of the Zoning
Administrator may also be appealed to the Commission and on to the City
Council, if necessary. This change is also reflected in staff-recommended
Exhibit A.
Church Workshop
The September 8th workshop was attended by 19 local pastors and church
representatives out of a total of 66 local congregations which received a
notice of the meeting along with a copy of the original staff report to
Council. Two pastors also submitted written comments (please see attached).
There appeared to be general support for the staff recommendation: to
reformulate the standards into guidelines, and to direct CUP applications to
the Zoning Administrator rather than the Planning Commission. There was some
disagreement expressed about the guidelines per se but not much.
Most of the discussion centered on an issue not directly related to the matter
at hand; there was an expression of deep concern about the inadequate number
of church sites included within the new master planned communities to the
east. Staff responded that the City is already making a greater effort to
plan for more sites in subsequent planned communities, but that we need the
assistance of the churches in developing criteria for setting aside the
appropriate number and size of sites.
There was strong support for the suggestion that the City form a task force to
address the question of new planned community sites, as well as the issue of
City Planning Commission
Agenda Items for Meeting of November 9, 1988 Page 8
interim church use of school facilities and other public or quasi-public
buildings--which was also a concern of several of the workshop participants.
The task force could include representatives of City staff, local churches,
developers, the school district, and others. We have included this as a
Commission recommendation to Council.
CONCLUSION:
The present regulations and standards provide a great deal of flexibility for
churches while ensuring compatible and orderly land use relationships for the
benefit of the City, the neighbors, and the churches as well. It would be
appropriate to frame the standards as guidelines rather than requirements in
order that deviations could be considered under the basic CUP process. With
this change, the Unclassified Use designation and threshold residential
standards should be viewed not as a burden to churches, but as an opportunity
to have each responsible proposal considered on its own merits. Also, the
Zoning Administrator rather than the Planning Commission can be authorized to
act upon CUP's for churches in order to reduce the processing time and fees.
These changes are reflected in Exhibit A.
WPC 5641P
EXHIBIT A
Chapter 19.58 Uses
19.58.110 Church, hospital, convalescent hospital, religious or eleemosynary
institution,
Any church, hospital, convalescent hospital or other religious or
eleemosynary institution in any R zone shall be located on collector street or
thoroughfare with a minimum parcel of one acre, shall maintain a ten-foot wide
minimum landscaped strip or solid six-foot fence or masonry wall on all
property lines abutting said R zone, except that said fence or wall may be
reduced to three and one-half feet in a landscaped front setback area not
containing parking facilities, and shall have side yard and rear yard setbacks
of at least twenty feet and a front yard setback of at least twenty feet.
These shall be considered guidelines rather than standards in the case of
churches.
Chapter 19.14 Administrative Procedures
19.14.030 Zoning administrator-Actions authorized without public hearing.
The zoning administrator is authorized to consider and to approve,
disapprove or modify applications on the following subjects, and/or issue the
following required permits without setting the matter for a public hearing:
A. Conditional use permit: The zoning administrator shall be empowered to
issue conditional use permits, as defined herein, in the following
circumstances:
1. Where the use to be permitted does not involve the construction of a
new building or other substantial structural improvements on the
property in question.
2. Where the use requiring the permit would make use of an existing
building and does not involve substantial remodeling thereof.
3. For signs, as defined herein, and temporary tract houses, as limited
herein.
4. The zoning administrator is authorized to consider and to approve,
deny, or modify applications for conditional use permits for
carnivals and circuses. The zoning administrator shall set the
matter for public hearing in the manner provided herein.
5. Churches
WPC 5640P
EXHIBIT B
R-E Residential Estate Zone
19.22.020 Permitted uses.
Principal permitted uses in the R-E zone include:
A. One single-family detached dwelling on each lot or parcel;
B. Crop and tree farming.
C. Churches, subject to the provisions of Section 19.58.110.
l~rd. 1212 ~ 1 (part), 1969: prior code ~ 33.502(B).)
R-1 Single Family Zone
19.24.020 Permitted uses.
Principal permitted uses in the R-1 zone include:
A. One single-family dwelling on any lot.
B. Factory-built home/mobile home on any lot, subject to the provisions of
Sections 19.58.145 and 19.58.330.
C. All portions of the dwelling, factory-built home or mobile home used for
living or sleeping purposes shall be attached by common walls.
D. Churches, subject to the provisions of Section 19.58.110.
-(-Ord. ~260 ~ l, 1988: Ord. 216! ~! 19~6: Ord. 1941 ~ 1 (part), 1981: Ord 1212
§ 1 (part), 1969: prior code § 33.503(B).)
R-2 Two Family Zone
19.26.020 Permitted uses.
The following are the principal permitted uses in an R-2 zone:
A. One single-family dwelling on any lot;
B. One duplex or two-family dwelling on any lot;
C. Attached single-family dwelling units;
D. Dwelling groups, subject to the provisions of Section 19.58.140;
E. Other accessory uses and accessory buildings customarily appurtenant to a
permitted use, subject to the requirements of Section 19.58.020;
F. Agricultural uses as provided in Section 19.16.030.
G. Churches, subject to the provisions of Section 19.58.110.
~-~rd. 1494 ~ 2, 1973; Ord. 1356 ~ 1 (part), 1971; Ord. 1238 § 1 (part), 1969:
prior code § 33.504(B).)
Exhibit B - Pg. 2
R-3 Multiple Family Zone
19.28.020 Permitted uses.
Principal permitted uses in the R-3 zone are as follows:
A. Dwellings, multiple: R-3 zone;
B. Dwellings, multiple, low-rise: R-3-G zone;
C. Dwellings, multiple, medium-rise: R-3-M zone;
D. Dwellings, multiple, high-rise: R-3-H zone;
E. Dwellings, town houses: R-3-T zone;
F. Duplexes;
G. Agricultural uses as provided in Section 19.16.030.
H. Churches, subject to the provisions of Section 19.58.110.
~-~rd. 1356 ~ 1 (part), 1971; Ord. 1212 § 1 (part), 19~9: prior code
33.505(B).)
Chapter 19.58 Uses
19.58.110 Church, hospital, convalescent hospital, religious or eleemosynary
institution.
Churches may be permitted as a matter of right in any R zone provided the
following standards are met: minimum three-acre site; location on a collector
street and primary access therefrom; 100 ft. separation between church
structures and recreation areas and adjacent residential dwellings; perimeter
screen/sound walls; and, site plan and architectural approval.
Any church, hospital, convalescent hospital or other religious or
eleemosynary institution conditionally allowed in any R zone shall be located
on collector street or thoroughfare with a minimum parcel of one acre, shall
maintain a ten-foot wide minimum landscaped strip or solid six-foot fence or
masonry wall on all property lines abutting said R zone, except that said
fence or wall may be reduced to three and one-half feet in a landscaped front
setback area not containing parking facilities, and shall have side yard and
rear yard setbacks of at least twenty feet and a front yard setback of at
least twenty feet. These shall be considered guidelines rather than standards
in the case of churches.
Chapter 19.14 Administrative Procedures
19.14.030 Zoning administrator-Actions authorized without public hearing.
The zoning administrator is authorized to consider and to approve,
disapprove or modify applications on the following subjects, and/or issue the
following required permits without setting the matter for a public hearing:
A. Conditional use permit: The zoning administrator shall be empowered to
issue conditional use permits, as defined herein, in the following
circumstances:
Exhibit B - Pg. 3
1. Where the use to be permitted does not involve the construction of a
new building or other substantial structural improvements on the
property in question.
2. Where the use requiring the permit would make use of an existing
building and does not involve substantial remodeling thereof.
3. For signs, as defined herein, and temporary tract houses, as limited
herein.
4. The zoning administrator is authorized to consider and to approve,
deny, or modify applications for conditional use permits for
carnivals and circuses. The zoning administrator shall set the
matter for public hearing in the manner provided herein.
5. Churches.
WPC 5640P
EXHIBIT C
Chapter 19.58 Uses
19.58.110 ¢~¢~///~ ~ospital, convalescent hospital, ~ll~l~ or
eleemosynary institution.
Any ¢~y~ hospital, convalescent hospital ~/r///dtt/d~//~ll~ or
eleemosynary institution in any R zone shall be located on collector street or
thoroughfare with a minimum parcel of one acre, shall maintain a ten-foot wide
minimum landscaped strip or solid six-foot fence or masonry wall on all
property lines abutting said R zone, except that said fence or wall may be
reduced to three and one-half feet in a landscaped front setback area not
containing parking facilities, and shall have side yard and rear yard setbacks
of at least twenty feet and a front yard setback of at least twenty feet.
Chapter 19.14 Administrative Procedures
19.14.030 Zoning administrator-Actions authorized without public hearing.
The zoning administrator is authorized to consider and to approve,
disapprove or modify applications on the following subjects, and/or issue the
following required permits without setting the matter for a public hearing:
A. Conditional use permit: The zoning administrator shall be empowered to
issue conditional use permits, as defined herein, in the following
circumstances:
1. Where the use to be permitted does not involve the construction of
a new building or other substantial structural improvements on the
property in question.
2. Where the use requiring the permit would make use of an existing
building and does not involve substantial remodeling thereof.
3. For signs, as defined herein, and temporary tract houses, as
limited herein.
4. The zoning administrator is authorized to consider and to approve,
deny, or modify applications for conditional use permits for
carnivals and circuses. The zoning administrator shall set the
matter for public hearing in the manner provided herein.
5. Churches.
WPC 5640P
Chula Vista Community Church
271 East J Street- Chub Vista, California 92010 · 619/422-7850 · 619/422-0149
Paul Veenstra - Pastor
Dave Kempers Pastor of i~usic / Me[ba Wickham ~ Pastor of Youth
WALK-IN DRIVE-IN AUO 2 8 2088
WORSHIP
August 26, 1988
City of Chula Vista
Planning Department
Dear Sirs:
In response to your letter of August 22, 1988 on the subject-"AmencLments to
Chula Vista's Zoning regulations for churches" I support the .~nicipal Code
which would (1) treat the existinq church stau~ds as guidelines rather than
requirements, and (2) authorize the Zoning A~tm~nistrator rather than the
Planning Commission to act upon conditional use .u~rmits for ~hurches.
SLncerely,
Paul Veenstra
Pastor
Risen Savior Ev. Lutheran Church P. O. Box 7927 Chula Vista, CA. 92012-7927
Pastor John W. Zarling (619) 585-1773
City Planning Commission
Agenda Items for Meeting of November 9, 1988 Page 1
4. PUBLIC HEARING: Various Amendments to Titles 17 and 19 of the
Municipal Code relating to off-site advertising signs
A. BACKGROUND
1. At the request of the City Council, staff has prepared various
revisions to the sign provisions of the Municipal Code relating to
off-site advertising signs (billboards). This effort is intended to
promote the goals and objectives of the General Plan as well as to
assure necessary First Amendment rights of the U.S. Constitution.
2. On September 14, 1971, the City Council, adopted Ordinance No. 1360,
which prohibited billboards throughout the city and provided an
amortization schedule for their removal without compensation.
3. Since 1971, various cities have adopted sign ordinances that limit or
prohibit the installation of off-site advertising signs. A few of
these ordinances have been tested through litigation with varying
results. Most notable has been the City of San Diego Sign Ordinance
(Metromedia, Inc. vs. the City of San Diego). In 1981, the U.S.
Supreme Court found that the City of San Diego's comprehensive
billboard ordinance, which prohibited billboards, resulted in a
violation of first amendment rights (U.S. Constitutional guarantee of
free speech) by providing greater protection for commercial signs
than for non-commercial signs. The judicial system, however, has
consistently supported a City's police power to regulate signs on the
basis of aesthetic considerations and traffic safety provided that
first amendment rights are protected.
4. The State of California Department of Transportation has had the
responsibility for regulating billboards located along the State's
freeways since adoption of the Billboard Control Act of 1933. In
1965, the United States Congress enacted the Federal Highway
Beautification Act, which required individual states to enact
legislation governing freeway-oriented billboards. In 1970,
California passed the Outdoor Advertising Act which established a
buffer zone of 660 feet where off-site advertising signs (billboards)
cannot occur if the freeway is officially designated as a "landscaped
freeway." An amendment to the Act in 1982 requires that compensation
be paid for the compelled removal of any offsite advertising signs
(freeway-oriented or otherwise) that were existing prior to
November 6, 1978.
B. ENVIRONMENTAL REVIEW
An Initial Study, IS-89-28, of possible adverse environmental impacts of
the proposed amendments was conducted, and the Environmental Review
Coordinator concluded that there would be no significant effects and
recommended adoption of the Negative Declaration.
City Planning Commission
Agenda Items for Meeting of November 9, 1988 Page 2
C. RECOMMENDATION
1. Adopt Negative Declaration IS-89-28.
2. Adopt a motion recommending that the City Council enact an ordinance
amending the Municipal Code as shown on Exhibit A attached hereto.
D. ANALYSIS
Part IV of the City's present General Plan Text (adopted in 1970 and
currently under revision) discusses how the City plans to implement the
General Plan by the adoption of new zoning regulations. Among the
provisions discussed is a statement that billboards are unnecessary in
Chula Vista and are essentially prohibited. The General Plan text is
presently being revised and will be reworded to accommodate offsite
advertising as proposed herein.
Chapter 17.04 of the Municipal Code, Outdoor Advertising, presently
prohibits the installation of outdoor advertising structures (billboards)
throughout the entire City. The present code requirements, adopted in
1971, also provide an amortization period for the removal of existing
non-conforming billboards without compensation. In 1982, the California
Legislature enacted into law Section 5412 of the Business and Professions
Code {see attached Exhibit B) which made the compelled removal of any
offsite outdoor advertising structures in a city or county subject to the
payment of compensation to the owners of a sign and the property on which
the sign is located. The use of amortization periods for the abatement of
non-conforming outdoor advertising signs located in commercial or
industrial zones is no longer a valid exercise of a City's police power.
The signs located within residential or agricultural zones may be
compelled to be removed without compensation subject to the amortization
schedule contained in Section 5412.1 and 5412.2 of the California Business
and Professions Code (see attached Exhibit C). None of the above
requirements affect onsite signs.
By providing an area within the City where offsite outdoor advertising
signs may occur (the I-L zone) the City has at least made an effort to
provide for this type of medium. The size and locational requirements
will reduce potential conflicts with adjacent land uses.
Offsite outdoor advertising structures are an aesthetically undesirable
feature along the City's roadways. Many existing offsite sign structures
are large and imposing features blocking or disrupting views and
infringing on the aesthetics of pleasing architecture. The City Council
has recognized this since the adoption of Title 17.04 in 1971. The
purpose of the proposed repeal of Title 17 is to provide for offsite
advertising within the I-L Ilimited industrial) zone and to eliminate the
amortization schedule (found to be no longer enforceable since the
adoption of Section 5412 of the California Business and Professions Code
in 1982).
City Planning Commission
Agenda Items for Meeting of November 9, 1988 Page 3
Offsite outdoor advertising structures contribute to traffic safety
hazards as well as visual blight within commercial and residential areas
(slides demonstrating this will be presented at the public hearing).
There is a demonstrated need for on-site commercial identification to
direct the traveling public to a particular business location and by
providing this identification it enables customers to get off the often
congested thoroughfares sooner without the disruption that can occur when
a driver has difficulty finding a business or other destination. Offsite
advertising signs, however, do not provide this necessary site
identification, but rather are designed to attract the driver's attention
or occupants of a vehicle to convey a message that has little or no
bearing on where the driver is headed. This distraction can result in a
driver's lack of concentration at a time when a myriad of traffic safety
signs must be dealt with as well as pedestrians and other vehicles on or
adjacent to the public roadway.
The economic viability and overall quality of a commercial area can be
adversely impacted by the allowance of offsite outdoor advertising
structures. The desirability of locating commercial interests where
onsite identification has high visibility is reduced where offsite
advertising structures partially, or in some cases, completely obscure or
compete with the business identification for prospective patrons.
Permitting offsite outdoor advertising within the I-L zone will have
minimal impact on commercial business identification as well as traffic
safety since there are fewer signs competing for the driver's attention.
Offsite advertising signs presently located within the recently-annexed
Montgomery Community will be brought under the purview of Title 19 (Zoning
Ordinance) of the Chula Vista Municipal Code upon the adoption of zoning
intended to implement the Montgomery Specific Plan. The transitional
rezoning efforts from the present County of San Diego zoning to the City
of Chula Vista zoning will result in a reduction of zones which permit
offsite advertising signs from the C37, C38, M54 and M58 County zones to
the I-L City zone. Offsite advertising signs located within the
Montgomery Community that do not meet the proposed sign regulations (see
exhibit A) will become non-conforming and subject to modification or
abatement.
In addition to the repeal of Title 17.04 and the added provisions for
offsite outdoor advertising within the I-L zone, staff is recommending
that non-commercial messages be permitted on signs wherever commercial
messages are permitted to protect first amendment Ifreedom of speech)
constitutional rights.
WPC 4877P
EXHIBIT A
OFFSITE ADVERTISING AMENDMENTS TO TITLE 17 AND 19
OF THE CHULA VISTA MUNICIPAL CODE
The Chula Vista Municipal Code is hereby amended by repealing Chapter 17.04 in
its entirety as follows:
¢~/17l~
-3-
-5-
The Chula Vista Municipal Code is hereby amended by modifying Section
19.04.222 and adding 19.04.251 as follows:
Section 19.04.222 Sign, business or onsite advertising.
"Business sign" or "onsite advertising sign" (used synonymously in this code)
means a sign which
~Y~I directs attention to a business, profession, commodity, serwce
or entertainment conducted or manufactured upon the same lot. A sign
advertising a particular product or line of products sold on the premises, but
not constituting the principal activity of the establishment may be included,
provided that not more than fifty percent of the area of the sign is devoted
to such advertising.
Section 19.04.251 Sign, offsite advertising
"Offsite advertising sign" means a freestanding sign whose sponsor does not
maintain offices and/or provide services at the site o~ the sign.
Section 19.44.060 of the Chula Vista Municipal Code is hereby amended by
modifying Subsection A as follows:
I-L Limited Industrial Zone
19.44.060 Sign Regulations
See Sections 19.60.020 and 19.60.030 for permit requirement and approval
procedure.
A. Types of signs allowed: Business (wall and/or marquee and a freestanding
sign) and/or offsite advertising signs subject to the following:
1. Wall and/or marquee: Each business shall be allowed a combined sign
area of one square foot per lineal foot of building frontage facing a
dedicated street or alley; however, the sign area may be increased to
a maximum of three square feet per lineal foot of building frontage
provided that the sign does not exceed fifty percent of the background
area on which the sign is applied as set forth in Section 19.60.250.
Each business shall also be allowed signs facing on-site parking
areas for five cars or more and walkways ten feet or more in width.
Such signs shall be allowed an area of one square foot per lineal foot
of building frontage facing said area; however, the area may be
increased to two square feet per lineal foot of building frontage
provided that the sign does not exceed f~fty percent of the background
area on which the sign is applied as set forth in Section 19.60.250.
The maximum sign area shall not exceed one hundred square feet;
-6-
2. Freestanding (pole): Each lot shall be allowed one freestanding sign
(either onsite or offsite advertising) subject to the following:
a. Signs are restricted to those luts having a minimum frontage of
one hundred feet on a dedicated street. In the case of corner
lots only one frontage shall be counted.
b. The sign may contain one square foot of area for each lineal
foot of street frontage but shall not exceed one hundred fifty
square feet. In the case of corner lots or through lots, only
the frontage the sign is oriented to shall be counted toward the
allowable sign area.
c. Maximum height, thirty-five feet.
d. Minimum ground clearance, eight feet.
e. The sign shall not be permitted to project into the public
right-of-way.
f. The sign shall maintain a twenty-foot setback from all interior
property lines (offsite advertising signs shall maintain a 100
ft. setback from any residentia~ zone).
g. Freestanding pole signs less than eight feet in height are
restricted to a maximum area of twelve square feet and shall
maintain a minimum setback of five feet from all streets.
h. Only the name of the complex and four tenant signs, or a total
of five tenant signs may be displayed on the sign. Where the
pole sign is used to identify the name of the complex or the
major tenant, the sign ~ll may be designed to identify all
proposed tenants up to the maximum number allowed herein. The
minimum sign area allocated for each tenant shall be not less
than ten square feet.
3. Ground (monument): A low-profile ground sign may be used in lieu of
a freestanding pole sign. The sign shall be subject to the following:
a. Maximum height, eight feet.
b. Maximum sign area, fifty square feet.
c. The sign shall maintain a minimum setback of five feet from all
streets and ten feet from all interior property lines.
d. The sign structure shall be designed to be architecturally
compatible with the main building and constructed with the same
or similar materials. Where the ~l~ ground sign is used to
identify the name of the complex or the major tenant, the sign
$~ll may be designed to identify all proposed tenants up to
the maximum number allowed herein. The minimum sign area
allocated for each tenant shall be not less than ten square feet.
The Chula Vista Municipal Code is hereby amended by adding Section 19.60.590
as follows:
Section 19.60.590 Non-commercial Signs.
Notwithstanding any other provisions of this title, any sign sponsor may
allocate a sign area authorized by this title to a non-commercial message.
-7-
The Chula Vista Municipal Code is hereby amended by adding Section 19.60.Il1
as follows:
Section 19.60.111 Nonconforming signs-offsite advertising displays located in
residential or agricultural zones-amortization period.
All offsite advertising display signs which are located in residential or
agricultural zones wherein they are not permitted shall be construed a~
non-conforming offsite advertising displays. It is the intent of this section
to allow such non-conforming offsite advertising display signs to be continued
or maintained for a reasonable period of time in order to amortize thc
investment in such signs. The amortization schedule shall conform to Section>
5412.1 and 5412.2 of the California Business and Professions Code.
WPC 4870P
-8-
EXHIBIT B
BUSINESS AND PROFESSIONS CODE § ~12
§ 5411. Repealed by Stats. 1983, e. 653, § 16 ~
§ 5412. Displays; removal or limitation of use; compensation; application of section; relocar
tion
Notwithstanding any other provision of this chapter, no advertising display which was lawfully
erected anywhere within this state shall be compelled to be removed, nor shall its customary
maintenance or use be l~mited, whether or not the removal or limitation is pursuant to or because of
this chapter or any other law, ordinance, or regulation of any governraenta] entity, without payment
of compensation~ as defined in the Eminent Domain Law (Title 7 (commencing with Section 1230.010)
of Part 3 of the Code of Civil Procedure), except as provided in Sections 5412.1, 5412.2, and 5412.3.
The compensation shall be paid to the owner or owners of the advertising display and the owner or
owners of the land upon which the display is located.
This section applies to all displays which were lawfully erected in compliance with state laws and
local ordinances in effect when the displays were erected if the displays were in existence on
November 6, 1978, or lawfully erected after November 6~ 1978, regardless of whether the displays
have become nonconforming or have been provided an amortization period. This section does not
apply to on-premise displays as specified in Section 5272 or to displays which are relocated by mutaa]
agreement between the display owner and the local entity.
"Relocation," as used in this section, includes removal of a display and construction of a new
display to substitute for the display removed.
It is a po]icy of this state to encourage local entities and display owners to enter into relocation
agreements which allow local entities to continue development in a planned manner without
expenditure of public funds while allowing the continued maintenance of private investment and a
medium of public communication. Cities, counties, cities and counties, and all other local entities are
specifically empowered to enter into relocation agreements on whatever terms are agreeable to the
display owner and the city, county, city and county, or other local entity, and to adopt ordinances or
resolutions providing for relocation of displays.
(Added by Stats.1982, c. 494, p. 2112, § 4. Amended by Stats.1984, c. 554, § 1.)
Sammary judgment 3 in ordinance banning ail off-site advertising billboards and
EXHIBIT C
§ 5412.1. Removal without compensation; displays on residential zoned property; requirements;
adjustments
A city, county, or city and county, whose ordinances or regulations are otherwise in full compliance
with Section 5412, is not in violation of that section if the entity elects to require the removal without
compensation of any display which meets all the following requirements:
(a) The display is located within an area shown as residential on a local general plan as of either
the date an ordinance or regulation is enacted or becomes applicable to the area which incorporates
the provisions of this section.
(b) The display is located within an area zoned for residential use either on the date on which the
removal requirement is adopted or becomes applicable to the area.
(c) The display is not located within 660 feet from the edge of the right-of-way of an interstate or
primary highway with its copy visible from the highway, nor is placed or maintained beyond 660 feet
from the edge of the right-of-way of an interstate or primary highway with the purpose of its
message being read from the main traveled way.
(d) The display is not required to be removed because of an overlay zone, combining zone, or any
other special zoning district whose primary purpose is the removal or control of signs.
(e) The display is allowed to remain in existence for the period of time set forth below after the
enactment or amendment after January 1, 1983, of any ordinance or regulation necessary to bring
the entity requiring removal into compliance with Section 5412, and after giving notice of the removal
requirement:
Fair Market Value on Date of Notice Minimum Years
of Removal Requirement Allowed
Under $1,999 .................................................................. 2
$ 2,000 to $3,999 ................................................................. 3
$ 4,000 to $5,999 ................................................................. 4
$ 6,000 to $7,999 ................................................................. 5
$ 8,000 to $9,999 ................................................................. 6
$10,000 and over ................................................................. 7
The amounts provided in this section shall be adjusted each January 1 after January I, 1983, in
accordance with the changes in building costs, as indicated in the United States Department of
Commerce Composite Cost Index for Construction Costs.
(Added by StatsA982, c. 494, p. 2113, § 5.)
§ 5412.2. Removal without compensation; displays on incorporated agricultural areas; require-
merits; adjustments
A city or city and county, whose ordinances or regulations are otherwise in full compliance with
Section 5412, is not in violation of that section if the entity elects to require the removal ~vithout
compensation of any display which meets all the following requirements:
(a) The display is located within an incorporated area shown as agricultural on a local general plan
as of either the date an ordinance or regulation is enacted or becomes applicable to the area which
incorporates the provisions of this section.
(b) The display is located within an area zoned for agricultural use either on the date on which the
removal requirement is adopted or becomes applicable to the area.
(c) The display is not located within 660 feet from the edge of the right-of-way of an interstate or
primary highway with its copy visible from the highway, nor is placed or maintained beyond 660 feet
from the edge of the right-of-way of an interstate or primary highway with the purpcae of
message being read from the main traveled way.
(d) The display is not required to be removed because of an overlay zone, combining zone, or
other special zoning district whose primary purpose is the removal or control of signs.
(e) The display is allowed to remain in existence for the period of time set forth below after the
enactment or amendment after January 1, 1983, of any ordinance or regulation necessary to bring
the entity requiring removal into compliance with Section 5412, and after giving notice of the removal
requirement:
Fair Market Value on Date of Notice Minimum Years
of Removal Requirement Allowed
Under $1,999 .................................................................. 2
$ 2,000 to $3,999 ................................................................. 3
$ 4,000 to $5,999 ................................................................. 4
$ 6,000 to $7,999 ................................................................. 5
$ 8,000 to $9,999 .................................................................. 6
$10,000 and over .................................................................. 7
The amounts provided in this section shall be adjusted each January I after January 1, 1983, in
accordance with the changes in building costs as indicated in the United States Department of
Commerce Composite Cost Index for Construction Costs.
(Added by Stats.1982, c. 494, p. 2113, § 6.)
negative declaration
PROJECT NAME: Municipal Code Amendments to Titles 17 and 19 relating to
off-site advertising
PROJECT LOCATION: Not site specific
PROJECT APPLICANT: City of Chula Vista
CASE NO: IS-89-28 DATE: October 19, 1988
A. Project Setting
The Municipal Code presently considers existing off-site advertising signs
non-conforming in all zones throughout the City. The proposed amendments
to the Code will provide for off-site advertising signs within the I-L
(Limited Industrial) zone subject to size and location standards. In
addition, wherever commercial messages are permitted in the City,
non-commercial messages will be permitted in lieu thereof.
B. Project ~escription
OFFSITE ADVERTISING AMENDMENTS TO TITLE 17 AND 19
OF THE CHULA VISTA MUNICIPAL CODE
The Chula Vista Municipal Code is hereby amended by repealing Chapter 17.04 in
its entirety and adding the following to Title 19:
Section 19.04.222 Sign, business or onsite advertising.
"Business sign" or "onsite advertising sign" (used synonymously in this code)
means a sign which ?~//a/(yv/~l~y//~dWr~l~//~//4~/c/a//~l~
l~ASd~d~d~~/~e/r~s/~$~//d~/1~/~/~¢~d~Y/~
~$} directs attention to a business, profession, commodity, serwce
or entertainment conducted or manufactured upon the same lot. A sign
advertising a particular product or line of products sold on the premises, but
not constituting the principal activity of the establishment may be included,
provided that not more than fifty percent of the area of the sign is devoted
to such advertising.
Section 19.04.251 Sign, offsite advertising
"Offsite advertising sign" means a freestanding sign whose sponsor does not
maintain offices and/or provide services at the site of the sign.
city of chula vista planning department CI~YOF
environmental review section CHI JLA VISTA
-2-
Section 19.44.060 of the Chula Vista Municipal Code is hereby amended by
modifying Subsection A as follows:
I-L Limited Industrial Zone
19.44.060 Sign Regulations
See Sections 19.60.020 and 19.60.030 for permit requirement and approval
procedure.
A. Types of signs allowed: Business (wall and/or marquee and a freestanding
sign) and/or offsite advertising sign~ subject to the following:
1. Wall and/or marquee: Each business shall be allowed a combined sign
area of one square foot per lineal foot of building frontage facing a
dedicated street or alley; however, the sign area may be increased to
a maximum of three square feet per lineal foot of building frontage
provided that the sign does not exceed fifty percent of the
background area on which the sign is applied as set forth in Section
19.60.250.
Each business shall also be allowed signs facing on-site parking
areas for five cars or more and walkways ten feet or more in width.
Such signs shall be allowed an area of one square foot per lineal
foot of building frontage facing said area; however, the area may be
increased to two square feet per lineal foot of building frontage
provided that the sign does not exceed fifty percent of the
background area on which the sign is applied as set forth in Section
19.60.250. The maximum sign area shall not exceed one hundred square
feet;
2. Freestanding Ipole): Each lot shall be allowed one freestanding sign
(either onsite or offsite advertising) subject to the following:
a. Signs are restricted to those lots having a minimum frontage of
one hundred feet on a dedicated street. In the case of corner
lots only one frontage shall be counted.
b. The sign may contain one square foot of area for each lineal
foot of street frontage but shall not exceed one hundred fifty
square feet. In the case of corner lots or through lots, only
the frontage the sign is oriented to shall be counted toward the
allowable sign area.
c. Maximum height, thirty-five feet.
d. Minimum ground clearance, eight feet.
e. The sign shall not be permitted to project into the public
right-of-way.
f. The sign shall maintain a t~enty-foot setback from all interior
property lines (offsite advertising s~§ns shall maintain a lO0
ft. setback from any residential zone).
g. FreestanOing po~e signs less than eight feet in height are
restricted to a maximum area of twelve square feet and shall
maintain a minimum setback of five feet from all streets.
city of chula vl.ta planning department ¢1~0~
environmental review lectlon. CHUL~ VI~-A
-3-
h. Only the name of the complex and four tenant signs, or a total
of five tenant signs may be displayed on the sign. Where the
pole sign is used to identify the name of the complex or the
major tenant, the sign ~l~ may be designed to identify all
proposed tenants up to the maximum number allowed herein. The
minimum sign area allocated for each tenant shall be not less
than ten square feet.
3. Ground (monument): A low-profile ground sign may be used in lieu of
a freestanding pole sign. The sign shall be subject to the following:
a. Maximum height, eight feet.
b. Maximum sign area, fifty square feet.
c. The sign shall maintain a minimum setback of five feet from all
streets and ten feet from all interior property lines.
d. The sign structure shall be designed to be architecturally
compatible with the main building and constructed with the same
or similar materials. Where the ~l~ ground sign is used to
identify the name of the complex or the major tenant, the sign
~ll may be designed to identify all proposed tenants up to
the maximum number allowed herein. The minimum sign area
allocated for each tenant shall be not less than ten square feet.
The Chula Vista Municipal Code is hereby amended by adding Section 19.60.590
as follows:
Section 19.60.590 Non-commercial Signs.
Notwithstanding any -other provisions of this title, any sign sponsor may
allocate a sign area authorized by this title to a non-commercial message.
The Chula Vista Municipal Code is hereby amended by adding Section 19.60.Il1
as follows:
Section 19.60.111 ~onconforming signs-offsite advertising displays located in
residential or agricultural zones-amortization period.
All offsite advertising display signs which are located in residential or
agricultural zones wherein they are not permitted shall be construed as
non-conforming offsite advertising displays. It is the intent of this section
to allow such non-con~o.rming offsite advertising display signs to be continued
or maintained for a reasonable period of time in order to amortize the
investment in such signs. The amortization schedule shall conform to Sections
5412.1 and 5412.2 of the California Business and Professions Code.
//// - Delete
- Add
city of chula vista planning department <::IIY OF
environmental review laction. CHULA VISTA
-4-
C. Compatibility with Zoning and Plans
This project involves a zoning text amendment and therefore, will be
compatible with Title 19 (Zoning Ordinance). The allowance of off-site
advertising within the I-L zone is compatible with the current draft
update of the General Plan.
D. Compliance with the Threshold/Standards Policy
The project involves municipal code amendments and is not site specific,
therefore, will not impact the thresholds/standards policy established by
the City.
£. Identification of Environmental Effects
The limitation of off-site advertising structures to those standards
outlined for permitted freestanding signs within the I-L zone will assure
that no significant adverse aesthetic impacts occur.
G. Findings of Insignificant Impact
1. The project does not have a potential to degrade the quality of the
environment or curtail the diversity of the environment. There are
no significant adverse environmental effects associated with the
proposed Municipal Code changes.
2. The project will not achieve short-term at the expense of long-term
environmental goals.
3. The project will not result in potential cumulative adverse
environmental impacts if compliance with proposed code standards
occur. No significant environmental impacts will result with the
adoption of the Code amendments.
4. The project does not have environmental impacts which will cause
substantial adverse effects on human beings, either directly or
indirectly.
H. 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
Hal Rosenberg, Traffic Engineer
Applicant's Agent: Duane Bazzel, Associate Planner
~,~ city ot chula vista planning department CIIY O~
environmental review IIctlon. CHULAVISTA
-5-
2. Documents
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.
ENVIRON~NTAL REVIEW COORDINATOR
EN 6 (Rev. 3/88)
WPC 5611P
city of chula vista planning department
environmental review section. (::HIJL~ VISTA
FOR OFFICE
Case No. /_c-
Fee
INITIAL STUDY Receipt No,
Date Rec'd
City of Chula Vista Accepted by
Application Form Project No,
A. BACKGROUND
1. PROJECT TITLE OFm~FK~Z~
2. PROJECT LOCATION (Street address or description) ~2r~nlP_~FiC
Assessors Book, Page & Parcel No.
3. BRIEF PROJECT DESCRIPTION ~9~oPc~ I~D~r-~T~O~O~ 'FI)~ AAd~J~F~
4. Name of Applicant ~1~'? o~ c__~
Address ~ F~Jo~-~ Av~-~-- Phone
City c~ u~ State ~. Zip ~ol~
5. Name of Preparer/Agent ~u~ ~. ~.~ A~
Address ~ ~ AV~ Phone ~1-~1ol
City ~u~s~ State ~. Zip
Relation to Applicant
6. Indicate all permits or approvals and enclosures or documents
required by the Environ~ntal Review Coordinator.
a. Permits or approvals required:
General Plan Revision 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 ~C~PA~ ~
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 ~gency Permit or Soils Report ~Other
Approvals Required
(Rev. ]2/82)
EXHIBIT A
OFFSITE ADVERTISING AMENDMENTS TO TITLE 17 AND 19
OF THE CHULA VISTA MUNICIPAL CODE
The Chula Vista Municipal Code is hereby amended by repealing Chapter 17.04 in
its entirety as follows:
~117/~
I7l~1~¢ ~l~¢~ll~llll~l~l~l~l~l~l~l~l//~/~l~l~tll~lll~l~l
I7l~l~0
-3-
-5-
The Chula Vista Municipal Code is hereby amended by modifying Section
19.04.222 and adding 19.04.251 as follows:
Section 19.04.222 Sign, business or onsite advertising.
"Business sign" or "onsite advertising sign" lused synonymously in this code)
means a sign which
~X directs attention to a business, profession, commodity, service
or entertainment conducted or manufactured upon the same lot. A sign
advertising a particular product or line of products sold on the premises, but
not constituting the principal activity of the establishment may be included,
provided that not more than fifty percent of the area of the sign is devoted
to such advertising.
Section 19.04.251 Sign, offsite advertising
"Offsite advertising sign" means a freestanding sign whose sponsor does not
maintain offices and/or provide services at the site of the sign.
Section 19.44.060 of the Chula Vista Municipal Code is hereby amended by
modifying Subsection A as follows:
I-L Limited Industrial Zone
19.44.060 Sign Regulations
See Sections 19.60.020 and 19.60.030 for permit requirement and approval
procedure.
A. Types of signs allowed: Business (wall and/or marquee and a freestanding
sign) and/or offsite advertising signs subject to the following:
1. Wall and/or marquee: Each business shall be allowed a combined sign
area of one square foot per lineal foot of building frontage facing a
dedicated street or alley; however, the sign area may be increased to
a maximum of three square feet per lineal foot of building frontage
provided that the sign does not exceed fifty percent of the background
area on which the sign is applied as set forth in Section 19.60.250.
Each business shall also be allowed signs facing on-site parking
areas for five cars or more and walkways ten feet or more in width.
Such signs shall be allowed an area of one square foot per lineal foot
of building frontage facing said area; however, the area may be
increased to two square feet per lineal foot of building frontage
provided that the sign does not exceed fifty percent of the background
area on ~hich the sign is applied as set forth in Section 19.60.250.
The maximum sign area shall not exceed one hundred square feet;
-6-
2. Freestanding Ipole): Each lot shall be allowed one freestanding sign
(either onsite or offsite advertising) subject to the following:
a. Signs are restricted to those lots having a minimum frontage of
one hundred feet on a dedicated street. In the case of corner
lots only one frontage shall be counted.
b. The sign may contain one square foot of area for each lineal
foot of street frontage but shall not exceed one hundred fifty
square feet. In the case of corner lots or through lots, only
the frontage the sign is oriented to shall be counted toward the
allowable sign area.
c. Maximum height, thirty-five feet.
d. Minimum ground clearance, eight feet.
e. The sign shall not be permitted to project into the public
right-of-way.
f. The sign shall maintain a twenty-foot setback from all interior
property lines (offsite advertising signs shall maintain a 100
ft. setback from any residential zone).
g. Freestanding pole s~gns less than eight feet in height are
restricted to a maximum area of twelve square feet and shall
maintain a minimum setback of five feet from all streets.
h. Only the name of the complex and four tenant signs, or a total
of five tenant signs may be displayed on the sign. Where the
pole sign is used to identify the name of the complex or the
major tenant, the sign ~ll may be designed to identify all
proposed tenants up to the maximum number allowed herein. The
minimum sign area allocated for each tenant shall be not less
than ten square feet.
3. Ground (monument): A low-profile ground sign may be used in lieu of
a freestanding pole sign. The sign shall be subject to the following:
a. Maximum height, eight feet.
b. Maximum sign area, fifty square feet.
c. The sign shall maintain a minimum setback of five feet from all
streets and ten feet from all interior property lines.
d. The sign structure shall be designed to be architecturally
compatible with the main building and constructed with the same
or similar materials. Where the ~l~ ground sign is used to
identify the name of the complex or the major tenant, the sign
~ll may be designed to identify all proposed tenants up to
the maximum number allowed herein. The minimum sign area
allocated for each tenant shall be not less than ten square feet.
The Chula Vista Municipal Code is hereby amended by adding Section 19.60.590
as follow, s:
Section 19.60.590 Non-commercial Signs.
Notwithstanding any other provisions of this title, any sign sponsor may
allocate a sign area authorized by this title to a non-commercial message.
-7=
The Chula Vista Municipal Code is hereby amended by adding Section 19.60.Il1
as follows:
Section 19.60.111 Nonconforming signs-offsite advertising displays located in
residential or agricultural zones-amortization period.
All offsite advertising display signs which are located in residential or
agricultural zones wherein they are not permitted shall be construed as
non-conforming offsite advertising displays. It is the intent of this section
to allow such non-conforming offsite advertising display signs to be continued
or maintained for a reasonable period of time in order to amortize the
investment in such signs. The amortization scheOule shall conform to Sections
5412.1 and 5412.2 of the California Business and Professions Code.
WPC 4870P
-8-
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E. CERTIFICATION
or
Owner/owner in escrow*
Consultant or ~gent
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. ~-~-~-~
C I TY DATA
F. PLANNING DEPARTMENT
1. Current Zoning on site: ~qo'F ~TF_
North
South ,,
East
West
Does the project conform to the current zoning? ~/A
2. General Plan land use
~esignation on site:
North
South
East
West
Is the project compatible with the General Plan Land Use Diagram? ~-s
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
Elementary
Jr. High ~/~
Sr. High
4. Aesthetics
Does the project contain features which could be construed to he 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) ~//A
Natural Gas (per year) .
Water (per day) ~
6. Remarks:
Director of Planning o~VRepresentative Date
-lO-
Case No. _T..~-~c/-2~
G. ENGINEERING DEPARTM£NT
1. Drainage
a. Is the project site within a flood plain?
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? · A/./~
e. Are they adequate to serve the project?
f. What is the location and description of existing off-site
drainage facilities? /~-A-
g. Are they adequate to serve the project?
2. Transportation
i
a. What roads provide primary access to the project?
b. ~hat is the estimated number of one-way auto trips to be
generated by the project (per day)?
c. ~at ~s the IDT and estimated level of sevv~ce before and after
Be lope After
I.D.T.
L.O.S.
d. Are the primary access roads adequate to serve the project?
If not, explain briefly.
e. Will it be necessary that additional dedication, widening and/or
~ i.mprovement be made to existing streets?
If so, specify the general nature of the necessary actions.
- 11
Case No.
3. ~eology
a. Is the project site subject to:
Known or suspected fault hazards?
/
Liquefaction?~ .' i ~/
Landslide or slippage?
b. Is an engineering geology report necessary to evaluate the
project?
4. Soils
a. Are there any anticipated adverse soil conditions on the project
site? ~-~
b. If yes, what are these adverse soil conditions? ~_~
c. Is a soils report necessary? ~,.,.)~
5. Land Form
a. What is the average natural slope of the site?
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? ~,I
- 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 · X 118.3 =
Hydrocarbons ~l X 18.3 :
NOx (NO2) X 20.0
Particulates ~ 1.5
Sulfur X .78 :
8. Waste Generation
How much solid and liquid (sewage) waste will be generated by the
proposed project per day?
Solid ,k.] .~ , Liquid ~
l~hat is the location and size of existing sewer lines on or adjacent
to the site?
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
City Engl~q~er ol~ Representative
- 13 -
Case No. /j_~.~j~
H. FIRE DEPARTMENT
1. What is the distance to the nearest fire station and what is the Fire
Department's estimated reaction time? j./y~-
/
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? ~j
3. Remarks ~?~, (
Fi~e Mar§hal Date~ ~
-13(a)-
Case No. /~-~/_~
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
Community parks
2. If not, are parkland dedications or other mitigation proposed
as part of the project adequate to serve the population increase?
Neighborhood
Community parks
3. Does this project exceed the Parks and Recreation Thresholds
established by City Council policies?
. , ?/ .
~,,,,, ~ ,,., :.¥, ~ ..,~,,
Parks and Recreation Director or Date
Representative