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HomeMy WebLinkAboutAgenda Statement 1977/02/08 Item 03,03aCITY OF CHULA VISTA ITEM N0. 3 , 3a COUNCIL AGENDA STATEMENT 2/8/77 Public hearing - Consideration of precise ITEM TITLE: to real estate office at 635 Telegraph Resolution 8496 - Approving precise plan Road in C-C-P zone. i SUBMITTED BY~ Director of Planning ; ~ ~ ~_ ~~ ITEM EXPLANATION A. BACKGROUND plan i nvol vi ng cg~iS~FP~~b~GofF~garage Canyon Road in the C-C-P zone for property at 635 Telegraph Canyon 1. The applicants, Donald C. Bickel and William J. Dodson, have requested approval of a precise plan for the conversion of an existing residential garage (detached) into a real estate office with related parking, signs, landscaping and required improvements. The 1/2 acre property is located at 635 Telegraph Canyon Road in the C-C-P zone. The use is a principal permitted use in this zone but Planning Commission and City Council review of the plan is required by virtue of the existence of the "P" Modifying District. 2. An Initial Study, IS-76-115, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on December 30, 1976. The Committee concluded that there wi11 be no significant effects and made a draft Negative Declaration which was certified by the Planning Commission on January 12, 1977. B. DISCUSSION 1. Adjacent zoning and land use: North - R-1-H South - R-1 (County) East - C-C-P West - C-C-P - Vacant - Construction - Vacant - Cocktail lounge - Vacant of two single family dwellings is imminent. (continued on supplemental page) EXHIBITS ATTACHED Agreement Resolution X Ordinance -Plat X Other P10~~ P1 ano Environmental Document: Attached IS-76-115Submitted on STAFF RECOMMENDATION: Based on the findings in this report, adopt a motion approving the Precise Plan PCM-77-1 to permit the conversion of a residential garage to a real estate office at 635 Telegraph Canyon Road in the C-C-P zone subject to the conditions listed in section D of this report. BOARD/ COMMISSION RECOMMENDATION On January 12, 1977 the Planning Commission failed to approve this a 3-3 vote, but did vote 6-0 to recomm~ne~i t$la>i; E~c~C~t,~ Council certify Declaration . by the city ca4.~~rw1 COUNCIL ACTION ojro,J.~ sraFF to ~~~r~aT~ TNT pRo oeRry ~a~, cr-~f'e e C~_Q.T , Ifr'6xo~~w~ oi+' Chula Vist' Californid Dated,......., :.2•'•~~••~~ ......................... application by the Negative Form A-113 (Rev. 5-75) AGENDA ITEM N0. , 3 , 3a Supplemental page No. 2 2. Existing site conditions. The site contains an existing single family residence with detached garage, driveway, fencing and landscaping. 3. Proposal. The applicants propose the conversion of the existing detached two-car garage into a real estate office with the residence to be utilized as quarters for a caretaker of the property. To meet development requirements the applicants propose installation of four parking spaces with turn-around and driveway, and an irrigation system for the landscaping adjacent to the driveway entrance and screening the parking area. (See plot plan.) 4. Architecture. The application involves minimal changes to the existing garage structure and none to the existing residence. Work on the garage consists of replacing the existing double garage door with an aluminum sliding door and window, and applying textured, grooved wood siding to the elevation facing the street. 5. Landscaping. The site has been previously landscaped in connection with its use as a single family residence. Existing trees and shrubs will be pruned and trimmed with little or no additional planting installed. The applicants will be required to submit land- scaping plans for review by the Planning Department and additional landscaping to c;ty standards may be required along with provisions for irrigation. 6. Parking. Parking proposed meets City requirements. 7. Trash enclosure. This project will be required to have a trash enclosure meeting the Municipal Code requirements. 8. Signs. Three signs are proposed in connection with this project: (1) a wall sign facing Telegraph Canyon Road, (2) a sign, 24 sq. ft., mounted on an existing fence adjacent to the entry drive and facing westbound traffic, and (3) a ground mounted sign, 24 sq.ft., shown parallel to the street to be viewed by eastbound traffic. These latter two signs would normally be best combined into a single double faced sign; because of the loca- tion on a curving street, the separation of the signs is reasonable. The ground mounted sign, however, should be angled to face eastbound traffic and located close to the existing fence. The removal of a section of fence on both sides of the driveway will require a second ground mounted sign in lieu of the proposed fence mounted sign. AGENDA ITEM NO.. 3,, 3a Supplemental page No. 3 9. Public Works Department. a. Due to its location on Telegraph Canyon Road, this property will be affected by improvements of the road and the drainage channel. The owners of the property should participate in the cost of these improvements. Additional, it should be noted that this property will be affected by the proposed future realignment of Telegraph Canyon Road. b. The Traffic Engineer has noted that, because of the site's location on a curving section of Telegraph Canyon Road and the resulting reduced sight distances, a greater than normal hazard exists. Subsequent to the Planning Commission and prior to the public hearing before the City Council on this application, the Safety Commis- sion reviewed the conditions relating to this project; their recommendation is stated below. 10. Safety Commission Review. On January 26, 1977 the Safety Commission reviewed the proposed project. By a vote of 5-1 the Safety Commission recommended that the driveway entrance be relocated to the westernmost portion of the property to mitigate the traffic hazard described above. C. CONCLUSION The City Traffic Engineer feels that development of the site as proposed would constitute a traffic hazard. This opinion is based on three factors: 1. Poor sight distance relating to a project located on the inside of the curve. 2. The relatively narrow pavement width (40'). 3. The speed of traffic (posted 50 miles per hour). The Safety Commission recommended that development be allowed so long as the driveway is relocated to the far western end of the site. In addition, the Assistant Director of Public Works cited the problem of safety and noted that if approval were given to this project that a condition should be imposed requiring the installation of additional paving (approximately 100') adjacent to the site to provide an acceler- ation lane for vehicles entering Telegraph Canyon Road. The Planning staff understands these factors but believes that the proposed use is really a minimal usage of this property. Points which should be made to place this proposal in the proper perspective are: 1. The property has been zoned comercially fora number of years. 2. The project involves remodeling of a 600 sq. ft. garage into a real estate office, necessitating the installation of four offstreet parking spaces. 3. According to police records the adjacent bar/restaurant operation, which generates many times more traffic than is projected for this office use, has not resulted in any traffic accidents at this location during the last 3 years. AGENDA ITEM NO., 3,.3a Supplemental page No. 4 4. The realignment of Telegraph Canyon Road will result in either the vacation of this portion of Telegraph Canyon Road or this section of the road becoming a frontage road or secondary access to serve three or four properties. These factors have led the Planning staff to conclude that the subject remodeling should be allowed, subject to the conditions set forth in Section D of this report. D. CONDITIONS FOR APPROVAL The following conditions shall be included for the approval of the Precise Plan PCM-77-1: 1. The applicant shall stipulate that he will not object to the formation of any assessment district or reimbursement process providing for the improvement of Telegraph Canyon Road and the drainage channel. 2. The lower branches of the existing pepper trees adjacent to the street shall be trimmed up to provide a minimum clear height of ten feet above the ground to provide adequate traffic sight lines. All ground cover and shrubs shall be maintained as a maximum height of 30 inches in areas requiring clear sight distance. 3. The southernmost panel of each of the existing wood fences adjacent to the driveway shall be removed to provide improved sight distance along Telegraph Canyon Road. 4. The proposed sign, ground mounted west of the driveway, shall be located at least 10 feet from the front property line. 5. A sufficient area of pavement (approximately 100 feet in length) shall be constructed along the north side of Telegraph Canyon Road to provide a safe acceleration lane for vehicles entering the westbound lane of this road. Such work shall be subject to the review and permit requirements of the Director of Public Works. E. FINDINGS As provided in Section 19.14.576 of the Municipal Code, the Precise Plan may be approved if all of the following facts are found: 1. That such plan zoiZZ not, under the circumstances of the particular ease, be detrimental to the health, safety and general ~aeZfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. The proposal represents a project which will create an activity which, due to its limited scale, will be far less intensive than other activities allowed under this zoning. As a result of the imposed conditions, the project should not be detrimental to the health, safety and general welfare. 2. That such plan satisfies the principle for the application of the "P" Modifying District as set forth in Section 19.14.041. Due to the subject property's small size and access problems to a busy thoroughfare, the "P" zoning provides the necessary review to insure safe and efficient develop- ment. AGENDA ITEM N0.. 3 , 3 a Supplemental page No. 5 3. That any exceptions granted which deviate from the underlying zoning requirements shall be raarranted only when necessary to meet the purpose and application of the "P" Precise Plan Modifying District. No major exceptions to the underlying zoning requirements are contained in this proposal. 4. That approval of this plan u~iZZ conform to the General Plan and the adopted policies of the City. The General Plan map does not specifically designate this site for commercial use. However, the text of the Plan recognizes that some commercial uses may exist outside of areas so designated. The Archway Inn was developed in the County years ago and was subsequently annexed to the City. While under modern planning prac- tices this type of development would probably be discouraged, its existence is a fact of life. On the basis of the text of the General Plan, this modest proposal for a small office can be found to conform to the General Plan. FOR DEPARTMENT USE ONLY: Application No. Date Recd. _ Receipt No. Date of Hearing PRECISE PLAN APPLICATION No Filing Fee Name of Applicant DCNALD C. BICKEL and WILLIAM J. DUD:~N Address of Proposed Development i 635 TELI~~RAPH CANYOTJ RUAD, CHULA VISTA 1542 -281 Sonora bU4 ~asL J JL Applicant's Mailing Address Chula Vista 92011 Chula Vista 92010 4?_1 7871 a react o app scan s Telephone No: Home 421 6644 Business 425 1400 Purchasing on option Applicant's interest in Property (Own, Lease, etc.) Owner's Name and Address (If different from app~~cant) NIELVIN J. AND REIKU T. DENTON 3535 Malito Dr Bonita Ca y7700 Person(s) Preparing Plan Address Legal Description of Property Phone Parcel ~ 640 070 21 Full paged legal attached. Property is Zoned C C P Description of Proposed Use of Property S REALI',STATE UP'r'ICE. MODIICATION OF EXISTING STRUCTURE TO ESTABLISH A FOUR SALESMAN, r..~ I°URTURE PLAN F'OR THE CITY ARE IN CONFIR]'~'Ik;D DI; ACCUMPAPIING LETTI~,R OUTLINES SPECIFIC THOUGHTS, IDEY~4~ AND PLANS. ~~ ~~ WILLIArT J. DODSON ~ i DONALD C. BICKIi;L Date Signature of Applicant Date Signature of Recorded Owner tvnc;c~r~ ~;yEr1Uc ~ _ I_.L~._Ll. ~__l. ,4v ~ to .~ r AVE. -T` j ~1-- ~ i ~ t,ra - --- i ~~ -{-I-t ~ ~~,,J- ~ ~- i i --~' i ~ ------ i p ~ L_~ ~ m ~ ~ ~ N ~ i DIEvO COUNTY ~ i ~ ~ ' o _, rn rn --~ ~~ i 'x.~ ~~y f,, ~"~ n ~ ~ ~~ ~ ~ ~~"'~ i D 7 ~ ~.-. o i j ~ ~ ~.~ ~y i i t cn ~9J i yy©,. ----'-----~-------- ~ o ~ ~. (V "tl;~ p ~ U ~: m 2 $ C7 ~ ~ ~~ o t r .C ~- ~' ~ i ~ /~ . -~ ~~ ~~ < Ada D n.TT ~ n OCN ~~ Z r z ~ ~ ~ ~'_' -- ~' ~tn^' ~ ~ D ~ c7 'n~ O n I S ~ ~ ~~ z ~ x z~ ~ ~ ~ Ob~~~ ® C -i I ~~~,f1 i C~D~~ ~ 'nDm 1 ~, w 7~~~ n ~~Z ~ ~ L ~T ~ y ~iA~ .A ~ 5 ~r~ n vmz su~< ~~ Arno ~ Z ~c