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HomeMy WebLinkAboutAgenda Statement 1980/01/02 Item 00CONDITIONED NE~A~'1VE [~~~LAF~ATION PROJECT TITLE: Santa Angela Condominiums Project Location: Project Proponent: CASE N0. IS-79-55 A. Project Setting 166 Third Ave. Santa Angela Condominiums 3434 Fourth Ave. San Diego 92103 DATE: June 28, 1979 The project involves .97 acres of property located at 166 Third Ave. Currently the site includes three separate parcels, two of which are undeveloped. The third parcel is developed with 10 multiple family units and a large single fain~.].y dwelling that has been converted into ;3 multiple family structure. This main building located on the s:ibject property is in the conservative Queen Anne style of Victorian architecture. This style of home was common during the 1880's through 1907-08. Adjacent uses include apartments to the north, Fredricka Manor to the east, mixed residential to the south and single family dwellings to the west. This area has been developed f~,r many years and is void of any significant natural vegetation. There are no known geologic hazards within the vicinity, however, expansive soils may be present. B. Project Description The applicant proposes to remove all existing buildings and to develop a 28 unit condominium complex. Four 2 and 3 story structures are planned to accommodate two bedroom units. Approximately 46 on-site vehicle parking spaces are proposed, 28 of which would be provided in carports. (NOTE: this is two spaces short of the required on-site parking) Over 11,'000 sq. ft. of open space would be provided. This includes landscaping, swimming pool and patios. Vehicle access to the project would be via Third Ave. and Landis Ave. C. Compatibility with zoning and plans Net density proposed for this condominium project is consistent with the current R-3 zone. The proposal is also in conformance with th.e Chula Vista General Plan and associated elements. 9y~3 4. E. Mitigation measures necessary to avoid significant impac't~ (The following mitigation measures are standard development regulations which will avoid possible significant environmental impacts) 1. Prior to the issuance of a grading permit (if required) or building permit, a soils report shall be prepared and sub- sequent recommendations incorporated into the project. 2. If any residential structures are located within 60 ft. of the Third Ave. right-of-way, an acoustical analysis shall be prepared and any measures necessary to ensure a 45 dBA interior noise level, incorporated into the project. 3. Written assurance from the Sweetwater Union High School District that adequate classroom space is available, shall be obtained prior to the issuance of a building permit. 4. Park acquisition fees and residential construction tax will be paid at the time of building permit issuance. (The following mitigation measures are not standard development regulations but are required to avoid significant impact) 5. A plaque, monument or marker noting that this property was the location of an orchard house in the Queen Anne style of Victorian architecture shall be placed on the site. The materials, design and location shall be presented to the Historical Site Board for approval. 6. The recreation room or other similar facility shall contain photographs, display, graphic or other depiction of the orchard house, the history of the house and/or its relationship to the early development of Chula Vista. The Historical Sites Board shall consider these displays for approval. 7. The City shall provide the homeowners association with a copy of all available information on the historic research on the site. F. Findings of no significant impact This finding that the project will not result in any significant environmental impact is based on the following findings: 1. The project site is void of any significant natural resources. The only natural hazard which may be present is an expansive soil. The effects of the soil can be mitigated to a level of insignificance by following the recommendations of a soils engineer. Any possible inverse impact due to traffic noise has been avoided by locating the residential structures more than 60 ft. from Third Ave. If any revision is made, an acoustical analysis will be made to insure no significant impact. yq~3 3• The most significant decorative detailing occurs at.~.he•~~' second floor and on gable ends where three styles of shingles add texture to the facade. The second floor is accented by the implementation of a Bell-Cast treatment where the shingles at the lower portion gently curve outward. The wide corner boards, simply detailed fascia and soffit, and barge boards along the gable ends, all help to clarify the style. The barge boards show rectilinear incised decoration giving us a reflection of the ornate detailing of more elaborate house. The gable ends projecting over the angled bays are a typical treatment of that period to add shadow lines to the exterior. By all indicates, the subject house at 166 Third Ave., Chula Vista is a good example of the Queen Anne style of architecture. It is not as good an example as other Chula Vista homes of the era, both restored and non- restored. b. C. E. Frank owned the subject property in 1894 (the site is a portion of the original 5 acre SDL&T Co. lot owned by C.E. Frank) c. The existing dwelling may be the structure depicted on Mr. Franks lot on the 1894 subdivision map of Chula Vista. Records from the Calif. American Water Co. files indicate that initial water service was connected to 166 Third Ave. on April 4, 1888. d. Ms. Marguerite Bunting, a resident of 209 D St. since the early 1900's, has indicated that the subject house was surrounded by citrus orchards during her early residency. 4. Schools The local junior high school is currently operating in excess of capacity. Any new students from the proposed project will further increase current enrollments. Written assurance of classroom space for new students from the Sweetwater Union High School District will be required as well as the submission of fees to provide temporary space if appropriate. 5. Parks & Recreation The project is located within city park district #1.03 which is void of any dedicated parkland. Approximately .16 acres of park area would be necessary to serve residents of the proposed dwellings. Since the project site is of limited acreage, residential construction tax and park acquisition fees will be required in lieu of land dedication to assist in financing future park development within the district. ~i9~ 3 2• D. "~dent'~fication of environmental effects 1. Soils According to the City Public World Dept. expansive soils may be present on site. To ensure stable construction, a soils report should be prepared and subsequent recommendations incorporated into the project. 2. Noise Third Ave. north of E St. has an existing ADT of about 6700 vehicles and a 1990 projected ADT of 9000 vehicles. Due to the noise generating from this mobile source, proposed condominium units within 60 ft. of Third Ave. could be subjected to unacceptable noise levels. The project has been designed so that residential structures are located 62 ft. away from Third Ave. thus avoiding any acoustical impact. If the project is redesigned with units closer to Third Ave. a professional acoustical analysis should be prepared and subsequent recommendations incorporated into the project. This will ensure that an interior noise level of 45 dBA or less exists within these units. 3. Historical Resource The existing two story dwelling located on the subject site is believed to have been constructed prior to 1894. Historic research has been undertaken regarding this residence. the following information has been disclosed: a. The main structure located on the subject property is in the conservative Queen Anne style of Victorian Architecture. This style of home was common during the 1880's through 1907-08. After that period, detailing became more simple and the influence of architects Greene and Greene shows residences in the "Craftsman Style" which emphasized a horizontal look with low-pitched roofs with wide overhangs. The determination of style was based on the Basic Shape, The Roof, the Skin, the Trim, Windows and Doors, Interior Features and relationship to known Queen Anne structures. Roofs of Queen Anne houses were often composed of many styles. The high-hip and the steep gable were two of the most popular on more modest residences. Often, turrets and domes were used to top projectinc; towers. The subject property shows the use of both the high-hip and gable roofs. This roof structure and detailing appears in sites at 210 Davidson, 611 Second and 644 Second which are of similar period. ~~l ~ 5. Z,. The level of impact due to this project is so minimal that no cumulative impact on natural or man made zesources is anticipated. The project is in compliance with all elements of the General Plan and it is therefore not anticipated to achieve any of its short term gods to the disadvantage of the communities long term environmental goals. 3. The project is proposed in an area with secondary schools operating at or above capacity and an area with no neighborhood park facilities. Because of declining school enrollments, and the mitigation specified above, no significant cumulative impact on the provision of public services is anticipated. There are no impacts on natural resources which could result in a cumulatively significant impact. 4. The site does have some potential as a historic site, however, after reviewing research on the site and structure, the Historic Site Board found that it did not warrent designation as a historic site. That finding plus the mitigation specified above will preclude any substantial impact on cultural resources. No other impact on man or his environment has been found. , 6. Consultation 1. Individuals & Organizations D. J. Peterson, D~rPCtor of Planning Bill Ullrich, Assoc. Civil Engo Gene Grady, Director of Bldg. & Hsg. Kenneth G. Lee, Current Planning Super~risor Pam Buchan, Administrative Aide Buford Fink, Owner Stephen Wong & Frank Wong (Burkett & Wong) Project Eng. Marc Tarasuch, Marc Tarasuch & Assoc.,, Consulting Arch. Historic Site Board; Mrs. R Flander, Anita Amos, M. Bunting Helen Gohres, Laura Crochett 2. Documents Record of survey maps - City of Chula Vista Public Works Dept. Original parcel & Subd. Maps - City of C.V. " Historical Research files - City of C.V. Ping. Dept. Highway noise - a design guide for highway engineers (Report 117) 1894 Plot of Chula Vista Marquez Apts - IS-76-33 99i3 6. The Initial Study Application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Dept., 276 4th Ave., Chula Vista, CA. ~ /~l . ,, IRON TAL REVIEW COORDINATOR EN 3 (rev. 5/7? ) ~ ~ / ~j RESOLUTION PCS-80-6 RESOLUTION OF THE CITY PLA"JNING COMMISSION RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF THE TENTATIVE SUBDIVISION MAP FOR CHULA VISTA TRACT 80-6, SANTA ANGELA CONDOMINIUMS WHEREAS, a tentative subdivision map for Chula Vista Tract 80-6, Santa Angela Condominiums, was filed by Frank 4Jong on September 19, 1979, to subdivide 0.97 acre into a one lot, 28 unit condomini~~m project at 166 Third Avenue in the R-3 zone, and 6JHEREAS, Section 66473.5 of the State Map Act provides that approval of a subdivision map shall be based upon findings of consistency between the subdivision map and the adopted General Plan of the local jurisdiction, and WHEREAS, the Planning Commission set the time and place for a public hearing to consider said tentative map, and notice of said hearing, with its purpose, was given by the publication in a newspaper of general circulation in the city at least. 10 days prior to the date of said hearing, and WHEREAS, a hearing was held at said time and place, namely 7:00 p.m.; November 28, 1979 in the City Council Chambers before the Planning Commission and said hearing was thereafter closed, and L=JHEREAS, the Planning Commission found that this project will have no significant environmental impact and adopted the Negative Declaration on IS-79-55. NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS: 1. From facts presented to the Planning Commission, the Commission finds as fol l o~vs a. The site is physically suitable for residential development and the proposed development conforms to all standards established by the City for such project. b. The desigh of the subdivision will not affect the existing improve- ments: streets, sewer, etc., which have been .designed to avoid any serious health problems. c. The subdivision is consistent with the General Plan Elements as follows: 1) Land Use Element - The General Plan designation far the site is High Density Residential, 13-26 dwelling units per gross acre. The density of the project of 28 units per net acre is con- sistent with this designation. ~Ki3 2) Circulation Element - The adjoining streets are improved to handle the present traffic flow. 3) Housing Element - While the removal of older multiple family units will reduce the city's apartment stock, the new develop- ment will provide additional housing and offer an expanded choice of ownership. Inasmuch as the development contains fewer than 50 units, it is exempt from the requirement to address the need to provide housing for low and moderate income families. 4) Conservation, Open Space and Parks and Recreation Elements - No parks are planned on the site and the developer will be M assessed fees in lieu of park land dedication. 5) Noise Element - The property is not subject to objectionable noise levels. 6) Seismic Safety and Safety Elements - The development is not adjacent to or on any known fault systems. 7) Scenic Highways Element - The site does not abut a Scenic Highway or gateway. 8) Bicycle Route Element - No bicycle routes are proposed adjacent to the site. 9) Public Buildings Element - No public buildings are proposed on the site. 2. The Planning Commission recommends to the City Council that the tentative map for Chula Vista Tract 80-6, Santa Angela Condominiums, be approved, subject to the following conditions: a. The owner shall grant to the City a 10 foot wide street tree easement on the west side of Third Avenue and a 5 foot wide street tree easement on the east side of Landis Avenue. b. The owner shall be responsible for the removal and replacement of any portion of cracked and/or broken sidewalk along Landis Avenue and Third Avenue, at such time as other concrete work is done for this project. c. All mitigating measures contained in the Negative Declaration on IS-79-55 will be carried out. ~q~3 3. That this resolution be transmitted, along with the tentative map, to the City Council, and a copy of this resolution be transmitted to the applicant. PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 28th day of November, 1979 by the following vote, to-wit: AYES: Commissioners G. Johnson, R. Johnson, O'Neill, Pressutti, Smith, Stevenson, and Williams NOES: None ABSENT: None cn~~:. 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