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HomeMy WebLinkAboutAgenda Statement 1988/06/21 Item 30• COUNCIL AGENDA STATEMENT Item 3 0 Meeting Date 6/21/88 ITEM TITLE: Public Hearing: Conditional Use Permit PCC-88-47; request to approve master plan for future development of the Elks Lodge at 901 Elks Lane - Elks Lodge No. 2011 Resolution 13 ~ y I Approving master plan for Elks Lodge SUBMITTED BY: Director of Planning ~~~ REVIEWED BY: City Manager (4/5ths Vote: Yes No X ) The request is for approval of a master plan for the Elks Lodge including: (1) A 6,000 sq. ft. expansion to the lodge building and 24 additional parking spaces; (2) The creation of three single-family lots on the southerly portion of the property with access off E. Naples Street; (3) The construction of five single-family retirement cottages on the • northwesterly portion of the property; (4) Improvements to the outdoor activity area to include a restroom/snack bar and tennis court. The Environmental Review Coordinator conducted an Initial Study, IS-88-53, of potential environmental impacts associated with the implementation of the project. Based on the attached Initial Study and comments thereon, if any, the Coordinator has concluded that there would be no significant environmental impacts, and recommends adoption of the Negative Declaration issued on IS-88-53. RECOMMENDATION: That Council adopt a resolution (1) finding that the project will have no significant environmental impacts and adopting the Negative Declaration issued on IS-88-69, and (2) approving the request in accordance with the recommendation of the Planning Commission. BOARDS/COMMISSIONS RECOMMENDATION: On May 25, 1988, the Planning Commission, in accordance with Resolution PCC-88-47, voted 7-0 to recommend approval of the master plan subject to the following conditions: (1) The design of the building addition and associated landscaping, along with the overall lodge floor plan in relation to available parking, shall be subject to site plan and architectural review by the Zoning Administrator. r~ L_J •~~ Page 2, Item 30 • Meeting Date~7~'f7SS (2) The creation of three single-family lots adjacent to East Naples Street will require the submittal of a parcel map and grading and improvement plans subject to review and approval of the Director of Planning and City Engineer. (3) An approved landscape, irrigation and striping plan shall be implemented in conjunction with the expansion of the building or parking area. The plan shall address the entire parking lot. (4) The retirement cottages shall be subject to the approval of a subdivision map and/or development plan by the Planning Commission and City Council. (5) The improvements to the outside activity area are subject to review and approval of the Zoning Administrator. A landscape and irrigation program to provide a sight and noise screen around the perimeter of the outside activity area (at approximately the 300.foot elevation and above) shall be reviewed, approved and installed in conjunction with the implementation of any major component of the master plan. (6) The following items are required under the authority of the City of Chula Vista Municipal Code: . 1. Sewer, Impact, and Traffic Signal Fees to be assessed when the Building Permit is issued. 2. A Construction Permit for work performed in the street right-of-way. 3. Public Improvements, including but not limited to: a. Paving, curb, gutter and sidewalks. b. Driveway approach. c. Street lights. 4. A lot consolidation or Parcel Map. 5. Street dedication for E. Naples. 6. A Grading Plan and Permit. 7. Prior to construction on residential lots, fire hydrants will be required. Provisions will be required for turn-around areas for fire apparatus at dead-end driveways in excess of 150 feet. DISCUSSION: Adjacent zoning and land use North R-3-G-P Multiple family and Telegraph Canyon Road • South R-1-10 Single-family and vacant East R-1-P-4 Single-family (proposed) West R-1 Single-family i,:~ -~~ Page 3, Item • Meeting Date 6/21 88 Existing site characteristics The Elks property totals 12.8 acres and encompasses a small canyon or "draw" which extends between East Naples Street on the south down to Telegraph Canyon Road on the north--a drop in elevation of approximately 120 ft. from south to north. The northerly and largest portion of the property is zoned R-1-H (Single-family/Hillside modifying district), while the remaining portion to the south is zoned R-1-10 (Single-family/10,000 sq. ft. minimum lot size). The north-central portion of the site contains an 8,200 sq. ft. lodge building and 200 parking spaces with access off Telegraph Canyon Road. The south-central portion of the site contains an outdoor activity area (Elks Park), and a vacant strip of land extends southerly from that to East Naples Street. The developed portions of the property sit 35-40 feet above Telegraph Canyon Road and 30-60 feet below existing and proposed single-family areas to the west and east. Proposed use The proposed master plan has four components: 1. Lodge/parking expansion - An expansion of the existing lodge building by • 6,000 sq. ft., from 8,200 sq. ft. to 14,200 sq. ft., and expansion of the parking area from 200 to 224 spaces. The expansion would allow an increase in the dining capacity from 187 to 300-350, and include the relocation and renovation of the kitchen area. The additional seating/dining capacity would also open the possibility for the lodge to offset their costs by renting a portion of the space to outside groups for meetings and seminars. 2. Single-family lots - The creation of three single-family lots on 0.95 acres on the most southerly portion of the site adjacent to East Naples Street. Each lot would be at least 10,000 sq. ft. in area to conform with the underlying R-1-10 zoning--with one lot fronting on the street and two panhandle lots served by a common drive. The lots would be terraced down from East Naples, and would require approximately 16,000 cubic yards of fill (to a maximum height of 15 feet) to be provided from the grading for the parking lot expansion area just to the west of the lodge building. 3. Retirement Cottages - The construction of five single-family retirement cottages on approximately 3.2 acres on the northwesterly portion of property which is zoned R-1-H. Access would be provided by a short cul-de-sac off the existing parking area. The units would contain approximately 1,000 sq. ft. of floor area and would be leased or held under life estates for the benefit of retired Elks. 4. Elks Park Improvements - The construction of a restroom/snack bar and tennis court within the outdoor activity area. This area presently • contains bocce ball courts, horseshoe pit, swings, basketball hoop, volleyball court, and a barbecue and picnic tables. These improvements would serve Elks members as well as outside groups which have indicated an interest in utilizing the space on a periodic basis. • ANALYSIS: Lodge/Parking Expansion Page 4, Item 3 0 Meeting Date 6 2 88 The parking standard for this type of use is one space for every 2.5 fixed seats, plus one space for every 50 sq. ft. of assembly area. Based on this standard, the present building requires 115 of the 224 total spaces proposed; leaving 109 spaces to serve the expansion area. Even considering the proposed ultimate dining capacity, there appears to be more than adequate parking, subject to later detail review of floor plans and occupancy figures. The design of the building would further be subject to site plan and architectural review by the Zoning Administrator. Single-Family Lots The creation of the three single-family lots on the southerly portion of the site also appears generally supportable subject to detail review of grading plans and a parcel map. The property is zoned for single-family use with a minimum lot size of 10,000 sq. ft., and the review and approval of a parcel map and grading plan is an administrative procedure which is not subject to public hearing. The administrative review may result in a reconfiguration of the lots and a change in the grading shown on the master plan. The transition ~d consistency of public improvements and setbacks between this property and e adjacent Rancho del Sur project will also be addressed with the parcel map. The "fill" necessary to create these lots will be provided by grading the slope just to the west of the lodge building; this area will then accommodate additional parking spaces. A landscape and irrigation plan shall be required for the slope as well as the new parking area. Since many of the parking spaces indicated on the site plan are not actually striped at this time, it would also be appropriate to require an overall parking lot plan prior to any expansion. The plan should also include provisions for landscaping 10% of the total parking area in accordance with City standards and subject to review and approval of the City Landscape Architect. Retirement Cottages The 3.2-acre area proposed for the retirement cottages is subject to the R-1-H Hillside Modifying District regulations which include density and grading limitations based on the average natural slope (ANS) of the site. In this case, the site has an ANS of approximately 25%, which allows for a maximum density of 1.73 dwelling units per gross acre, and grading of no more than 37.5q of the site. The proposal for five units is at least conceptually consistent with the density limitation, but detailed grading and development plans are still subject to review and approval by both the Commission and Council. ~~ ; , /.:- ~`,~ • Elks Park Improvements Page 5, Item 3 0 Meeting Date 6 21/88 The proposed improvements to Elks Park are modest but may increase the intensity of use and potential for adverse noise and activity impacts on adjacent uses. The area has been developed by Elks members without the prior approval of the City, and although there have apparently been no complaints regarding its use, this may change with greater usage and/or as areas to the south, west and east (Rancho del Sur) develop with single-family homes. The applicant has stated that in return for off-site grading rights, Rancho del Sur has agreed to landscape and irrigate the manufactured slopes on the Elks property to the east, and just above, the Elks Park. We believe this program should be extended to include landscaping to provide a noise buffer and visual screen for properties to the south and west of the park. The City Landscape Architect has inspected the site and suggested that he could work with the Elks on a selective tree planting/irrigation program around the perimeter of the park, to be installed by members of the Lodge. FINDINGS: 1. That the proposed use at the location is necessary or desirable to rovide a service or facility which will contribute to the general well being the neighborhood or the community. The master plan components will enable the Elks Lodge to expand the scope of its services and facilities for the benefit of local members. 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 implementation of the master plan as conditioned will better utilize and upgrade the appearance of the site, and ameliorate potential adverse impacts on existing and future residents from noise and activities within the Elks Park area. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. Compliance with all applicable conditions, codes and regulations shall be required prior to the implementation of the plan or any of its components. 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 master plan components as conditioned are consistent with the Medium Density Residential Plan designation of the property. FISCAL IMPACT: Not applicable. WPC 5237P ~-~~`~