Item 4 - CUP 84-19TE and DR 84-30TE - Philip ButzenTO:.
FROM:
INITIATED BY.
DATE.
SUBJECT:
ABSTRACT
MkGENDA REPORT
CITY OF POWAY
Honorable Mayor. and. Members of the City Counci
•
s �®
James L. Rowersox, City Mana
Reba W. Touw, Director of Planning Services.
August 12, 1986
Conditional Use Permit 84-19TE and Development Review
84-30TE Philip: Butzen, Applicant: A request for a
one-year time extension for a ` conditional use per-
mit and a. development review for ,a 70 -bed addition to
Green Valley Convalescent Center' in the CO
(Commercial Office) and RS -7 (Residential Single
Family) zones located at 12695 and 12696 Monte Vista
Road.
APN: 275-460-12, 13, and 52
PROJECT PLANNER
PARCEL SIZE:.
GENERAL PLAN DESIGNATION:
ZONING:
SURROUNDINGDESIGNATIONS
REBATED CASES! :.
CORRESPONDENCE RECEIVED
ENVIRONMENTAL RECOMMENDATION:
STAFFRECOMMENDATION:
Sharon Crockett, Assistant Planned.
42. Gross Acres, 4.26 Net Acres
Commercial Office and Residential
Single Family 5 (4-7 Du/Net acre)
Commercial Office and Residential
Single Family 7 (4-7 Du/Net acre?
(See Attachment 2.)
CUP 84-19 and DR 84-30
None
A Negative Declaration was issued
on August. 27, 1985
Approve` subject to conditions
°F 22
Agenda Report
August 12, 1986
Page 2
Adft
BACKGROUND
A. Project Description
On August 27, 1985 the Council approved Conditional Use Permit
84-19 and Development -Review 84-30 These approvals will allow the
construction of a 70 -bed addition to the:exsting Green Valley
Convalescent Center which is located at.12695 Monte Vista Road.. A
parking lost to serve the: existing and the: proposed facilities will
ba constructed. on a .7 acre site, across: the street from, the
existing center at 12695 Monte Vista Road.
Section 17.48.08.0Lapse of Conditional Use Permit and Section
17.52..120, Expiration and Extension of the Municipal Code state a
conditional use permit and development review shall become void one
year, following the date: on which they were approved, unless prior
to the expiration date a building permit is issued and construction
of the building has. commenced.
Mr. B.utzen is requesting a. one-year time extension for CUP" 84-19
and DR 84-30 to 'allow him to continue.to process his plans through
the: State for his building permit. The State has, issued him a Gere
tificate of need forthe. 70 -bed expansion to the existing 149 bed
convalescent center* Mr.. Butzen is not proposing toadd or to
change the approved project. The architectural style of the addi-
tion Is s immilar to the: existing center (see Attachments. 7 and. 8),
Permitted lot coverage was based upon, combining the. gross acreage
of the parcels on. both, sides. of Monte Vista Road (see -Attachment
3) Parcel 1 (3.516). plus Parcel 2: ( .:70) 4,26 acres. x. . 4:0
(allowable cover.,age. a 74,226 square feet.. Existing and proposed lot
coverage is 65,,00.6- square feet.: Thereforer the project complies
with the lot. coverage. restrictions of the CO' and. RS: -7 zones.
The; property on which the existing convalescent center is located
is zoned Commercial Office:., Accross the street,, the property on
which the parking lot will be constructed is zoned Single Family 7..
Surrounding zoning and land use is as follows: the.property to the
north is zoned open Space and: is the siteof Pomerado Hospi'tall-I the
property to the west is zoned Commercial Office and is developed
with a single family residence and barn; the property to the south
is zoned Residential Single Family 7 and is developed with single
family dwelling units.; and the property to the east is zoned.
Residential Single Family 4 and is currently being developed'as a
senior retirement facility. The majority of: surrounding land uses
are medical, dental, or related.health services. The properties to
the easti, west., and south of the proposed parking lot are zoned RS -7
and are developed with single family dwelling units.
B. Develoomen_t Facilities
Development facilities pertaining to street improvements, grading,
drainage, flooding, public services, and facilities to serve the
existing and proposed facilities were required with the approval of
previous applications that established the use on the property..
2
OF Z 2 AUG 121986 1TEM
Agenda Report
August 12;, 1986
Page 3
The applicant is required, to construct. a safe pedestrian crossing
between the parking lot and the convalescent center and to require
employees to park in. said lot... The. parking spaces on the center's
grounds will be designated for visitors. Additional development
facilities. pertaining to the development: of the. parking lot were 4
incorporated: in the resolution of approval,.
C Environmental Review.
A Negative Declaration was issued on August 27, 1985. Additional
4
environment review is not required. with the granting of a time
extension. since there are no proposed additions or changes to the.
approved project.. Thus, the existing Negative Declaration satin
pP
Pies: the. requirement of CEQA..
C
D Corres ondence,
Notice ofPublic Searing for this project has beensent. to alllpro-
pertyowners within SQ0 feet. of the sites boundaries and legs
notice: has been published in the Poway News Chieftain .
FINDINGS
The location,. size:, design, and operating characteristics of the:
ro seed. addition tv Green Valley Cohvalescent Center and the adja-
cent parking lot with recommeded modifications will be.compatible
with and will not. adversely effect or be. materially detrimental to
adjacent uses,:resdences., buildings, structuresF or natural
resources. Public; facilities, services, and utilities will be pro
vided. The site - A'S suitable for the type and intensity of the use
that is proposed because the proposed, use- wall be compatible with
the Code, the purpose: of, the zones in which the site is located,
the Poway General Plan., and the development policies and standards:
of the City.
RECOMMENDATION
e
it is recommended that. the City Council approve a. one-year trona
extension for Conditional Use Permit 84-19and Development Review
84-30 subject to conditions contained in the attached resolution.
JLB.RWT SEC:pn
Attachments:.
_1, Proposed Resolution for CUP 84-19TE' and. DR 84-3QTE
2 Surrounding General Plan and Zoning
3 Vicinity Map
4,, Site Plan
5 Proposed Parking Lo
6. Wall Section
T. Elevations of Proposed. Addition
8, Elevations of Existing Convalescent Center
9 Resolution No. P-85-5.4
3 of 2 2; AUG 12 1986 ITEM 44
A
RESOLUTION NO. P
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING CONDITIONAL USE PERMIT 84-19TE
AND DEVELOPMENT REVIEW 8'4-30TE
ASSESSOR'S PARCEL NUMBER -275-4160-12:1 131and 52
WHEREAS`, Conditional Use Permit 8,4-19TE. and Development Review
84-30TE submitted by- Philip B�atzen, applicant, a request for a
one-year time extension for a 70 -bed addition to Green Valley
Convalescent Center and a parking lot in the CO and -RS -7 zones
located at 12695 and 126'96 Monte. Vista Road in the City of Poway..
County of San Diego, State of California,= regularly carne before. the.
City Council for public hearing and. action on. August 12:, 1986; and
WHEREAS, on August 12., 1986, the City Council held a duly
advertised public hearing to solicit comments from the public, both
pro andcon,-relative to this application. -
NOW.. THEREFORE, the -City Council of the City of Poway does
hereby resolve as follows:
Section 1; Findings:
CONDITIONAL USE PERMIT
1. That the location,. size, design, and operating charas .,�,.
teristics of the proposed use will' be: compatible with
and will not. adversely affect or be materially detr- s
mental to adjacent uses, residences,, buildings.,' struc�
tures.,, or natural resources
2 That the harmony in scale, bulk, coverage:, and, density
is consistent with, adjacent uses;
3 That there are available public facilities, services,
and utilities;
4.. That there will not be a harmful effect upon desirable
neighborhood characteristics,
5. That the' -generation of traffics will not adversely
impact the surrounding streets: and/or the City's
Circulation Element;
6. That the site is suitable for the type and intensity
of use.or development which is proposed•
7 That there will not be significant harmful effects
upon environmental quality and natural resources,
:a
4
AUG 121986 ITEM 4
50F22
•
-Resolution No. P
Page 2
That there areno other relevant negative impactsof
the proposed use that cannot be mitigated; and
That the impacts, as described above, and the location
of the proposed use will not adversely affect the City
of Poway General Plan for future as well as present
development.
DEVELOPMENT REVIEW
1. That. the Proposed development is in conformance with.
the Poway General Plan;
2. That the proposeddevelopmentwill not have anadverse
aesthetic, health,safety, or architecturally related
impact upon adjoining properties;
3. That the proposeddevelopment is in compliance with
the Zoning Ordinance; and
4. That the proposed development encourages theorderly
and harmoniousappearance of structures andproperty
within. the City. _
Section 2 Environmental Findings:
The Negative Declaration issued on. August 27, 1985 satisfies
the requirements of CEQA. No further. environmental review
is required for the granting of a time extension for thispro-
ject.
ro-ject.
Section 3
Conditional Use Permit 84-19TE and Development Review 84--30TE.
are hereby approved subject the thefollowing conditions
1. Within 30 days of approval, the applicant shall submit
in writing that all conditions of approval have been
read and understood.
2. All conditions. of Conditional Use Permit 84-19 and
Development Review 84-30 shall apply.
3. This time extension shall expire on August 12, 1987
and no further extensions: can be granted.
AUG 1.2 1986 ITEM
Resolution No.
Page 3
APPROVED and ADOPTED by the City Council of the City of Poway,
State of California, this 12th day of August, 1986.
Marjorie: K. Wahlsten, City Clerk
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AUG 12 1986 ITEM
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14-CF22AUG 12 1986 M 4
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Resolution No.. F 85-54
_ Page 2 k
r.
S That there are no other relevant negative impacts of
the proposed use - that cannot be mitigated; and
9. That the impacts, as described above, and the location
of the proposed use will not adversely affect. the City,
of Poway General Plan for future asp well- as present r
development.
DEVELOPMENT REVIEW
le That -the proposed development is in conformance with
the Poway General Plan. -
2.
lan;2 That the proposed development. will not.have an adverse
aesthetic, health, safety, or architecturally related
impact upon adjoining properties;
3.
That the proposed development i.s in compliance with
the Zoning, ordinance; and:
4. That the -proposed development encourages the orderly
and harmonious: appearance of structures and property
within the City.
Section 2; Environmental Findings:
The City Council finds that this project -will not haver signi.i-
_ cant adverse impacts on the environment and hereby issues a
Negative Declaration.
Section 3s.
Conditional Use Permit 84-19 and Development Review 94-30 are
hereby approved subject the the following conditions and. the,
attached Standard Conditions:
la Thedeveloper shall provide a pedestrian crossing from
the parking lot to; the convalescentcenter to allow
safe access. across Monte Vista Road with the design to
the satisfaction -of the Directors of Public Services
and. Planning Services prior to occupancy of the addi-
tion.
2 A detailed -landscape and irrigation plan shall be sub-
mitted and approved prior to building permit issuance
by the Directors of Public and Planning Services..
Said plan shall include the following landscape ,
elements:
a. A vine/espalier planting on the concrete block
wall fence along the boundaries of the parking lot
on Parcel. 2;:
15 of 2 - AUG,
12 1986 ITEM 4
i .
Resolution No. P 85 -5 4
Page. 3
tr
`
b. A three foot earthen berm or, masonry wall_ between
the required parking areas and Monte Vista Road
for the, center site (Parcel -1) and the parking lot
(Parcel 2). -
c. one 15 -gallon tree per. City specifications. for
every three parking spaces. Said tree shall be
located to provide shade cover for vehiccles.
d. A five foot off-site landscape strip along the
easterly property line-.
e. Landscape the triangular shaped property imme-
diately to the west of Parcel 2's northwest.
corner, and the area immediately parallel with the.
westerly property line.
f. One 15 -gallon tree per City specifications along
the westerly property line of the existing facil-
ity for every 24 foot linear increment as shown
on the' site: plan to visually buffer the -loading
dock area and to delineate the proposed overflow
parking spaces area.: Said area shall be striped
to City standards' .
3
A six foot: concrete. block wall fence shall- be
constructed along the east, south r and west property
lines to the satisfaction of the Director of '.Planning
Services.
4.
A demolition or relocation permit is required prior to
both the removal of the houses on Parcels 1 and 2 and
to building permit issuance ` for the addition to the
convalescent center.~.
S.
Parcel 1 (APN; 275-464-12 and 13) and Parcel 2
(APN-. 275-460:-52) shall be merged and a deed restric.
tion shall be recorded to prohibit the sale or lease
of -the the parking lot separate from the convalescent
center prior to occupancy of the addition.
6.
Ail. parking, lot. lights shall be shielded in a manner
that the Light. is directed away from streets or
adjoining properties, and.the hours of operation shall
be controlled by a timer to the approval of the
Director of. Planning Services.
AUG 12 1986 ITEM 4
I b 0Q 2
•
Re . -s utien No. P 85-54
Page 4
Section 4: City Council Decision.
The City Council hereby approves Conditional Use Permit 84-19
and Development. Review -84-30. subject to the following Standard
Conditions:
I.
APPLICANT SHALL CONTACT THE DEPARTMENT OF PLANNING AND BUILDING
SERVICES REGARDING.COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A.
SITE DEVELOPMENT
1..
Site shall be developed in accordance with the approved site pians
on file in the -Planning Services Department and` the conditions can
tained herein..
2.
Revised.site plans and building elevations incorporating all con-
ditions of approval shall be submitted to. the Planning Services
Department prior to issuance of building permits.
3.
Approval of this request shall. not waive compliance with all sec-
tions of the Zoning Development Code and all other applicable City
Ordinances in effect at the time of building permit issuance.
4.
Trash receptacle multifamily developments shall be enclosed. by' a 6
to City,
-�
foot high masonry wall with view -obstructing gates pursuant
standards. Location shall be subject to approval by the Planning
Services Department.
5..
All roof appurtenances, including.air conditioners, shall be
architecturally integrated, shielded from view and sound buffered
from adjacent properties and `-streets as required by the Planning
Services Departments
6,.
Prior to any use of the project site or business activity being
of approval contained herein
commenced thereon, all conditions
shall be completed to the satisfaction of the Director of Planning
Services.
7.
The applicant shall comply with the -latest adopted.Uniform Building
Code, Uniform Mechanical Code, Uniform Plumbing Code, National.
Electric>Code, Uniform.Fire Code, and all other applicable codes
and ordinances in'effect at the time of building permit issuance.
8.
Prior to the issuance of building permits for combustible Safety
construction, evidence shall be submitted to the Director of y
Services that water supply and facilities for,fire protection
is required.byh
available. Where additional fire protection
Director of Safety' Services, it shall be serviceable prior to the
time of construction.
270F22
AUG 12 1986. ITEM 4
resolution No- P 55-54
' page 5
r industrial development, or addition to an
9 For a new commercial °thea applicant shall pay development fees
existing development, h fees may include, but not be limited
the established rate.
Such
water and Sewer Service Fees.`
to: Permit and Plan Checking Feesr
shall be paid prior to building perr�a.t issuance.
These:_ .fees -
n andJor addresses shall be:placed on all new
10 . Building identificat3.o lainly
visible from the street
and existing buildings so as to be P
or access road,
color of identification andJo addresses shall
contrast with their background color.
B. p ING AND `VEHICULAR ACCESS
• landscaping shall. consist of 'a. mnimtun of oneaces
1 All parking lot 1 three t3) parking sP
anon size: tree for every °j
fifteen (15.) g a minimum 12 inch wide walk- ad:jaceneular
For �
arising lot islands
`_n stalls shall be provided and. he saodraconcrete cement k
'parking 6 inch wide portl
areas by a 6 inch highr
curbing•
pre
sodium and have a maximum
lot lights shall; be low P asking
2., Parking 1g) feet from the finished grade. of the p
height of eighteen t erty linea, adjacent E
surface: and, be directed away from all pro
P t
streets and residences. _ 24 feet. wide and.
two-way traffic aisles hall be a minor ed free and clear, a
3 All two Y provided, malnt
emergency
access` shat be P cons ruction in ti�T
minimum of 2.4 feet wide ;at all times during
accordance= with Safety
Services Department requirements.
a minimum of 25 � of the lots with
4, The developer shall provide pursuant to
adequate sideyard area for recreation vehicle
theestorage of
j
City standards, and the C C. &R"' wired front yard setback
recreational vehicles in the. req
C. LANDSCAPING
tion lan shall be submitted to and
1. A detailed landscapead irria
nServices Department and Planning Services f
approved by
the Pubic
Department prior to the issuanee of building permsts.
anon size or, larger, shall be ;
2, Street trees a minimum` of 15 gallon Cit of Poway ordinance. and shall
installed in accordance wit h the Y
be planted at an
average of every 30 feet on interior streets and
20 feet on exterior streets hrivnc
ed areas. shall be maintained in a healthy and t
3.
All landscaped "c
tion, free, from weeds, trash, and debris.
Gond �
18OF2Z
AUG 12 1986 ,ITEM 4
Resolutiva No. P 85-54
Page
D
SIGNS
4
An sin -proposed for this development shall be designed and
Y g
r
approved in conformance wits the Sign Ordinance.
f
E .
RECREATION
1,
Parkland Dedication or payment of Park Fees at the established
.
rate shall be made prior to building permit issuance.
F.
EXISTING STRUCTURES NO CONDITIONS
G.
ADDITIONALgPRo®ALs REQUIRED No CONDITIONS
IZ.
APPLICANT SHALL CONTACT THE PUBLIC SERVICES ;DEPARTMENT
WITH THE FOLLOWING CONDITIONS.
�
REGARDING COMPLIANCE
1f
R.
GRADING
1.
Grading of the subject. property shall be in accordance with the
City Grading Ordinance, approved grading
Uniform Building Code,
plan and, geotechnical: report, and accepted grading practices.
2.
g The rading pian shall contain a certificate signed by ar�g tared
has a minimum of 10
civil engineer that.the grading pian preserved
feet of solar access for each dwelling unite and. €or each
square:.-
future building site. within the subdvis on.
3.
A soils report shall be prepared by a qualified engineer licensed.
California to perform such world prior to bui ds.ng
by the State of
permit issuance.
4.
The final grading plan shall be subject to review and approval by
and Public Services Department and shall tie
1
the Planning Services
completed prior to recordation of the final subdivision map or
issuance of building .permit, whichever comes first.
i
I.
STREETS AND SIDEWALKS
1..
Street. .improvements that include, but are not limited to
I
e.
a. Sidewalks Cross gutter
X -b. Driveways ®f. Alley gutter
Vic. Wheel chair ramps: ®g Street paving
Curb and gutter ,__ h • Ailey Paving
shall` be constructed prior to the occupancy of the units to the
satisfaction of the Director of Public . Services .
f
�9
ar 2 12 i9�6 IT EM
, AUG
Resola "on No. P 85-54
Page 7
• All damaged off-site public works facilities, including parkway
trees, shall be repaired or replaced prior to exoneration of bonds
and improvements, to the satisfaction of the Department of Public
Services.
• Prior to any work being performedin the public- right-of-way,- an
encroachment permit shall be obtained from the Public Services
office and appropriate fees paid,in, addition: to any other permits
required
• The developer shallpay the Traffic Mitigation Fee at the
established rate prior to building permit issuance.
T. DRAINAGE AND FLOOD: CONTROL
l.: The master Plan of Drainage Fee shall be paid at the established
rate in..accordance 'with the Drainage Ordinance prior to building
Permit issuance,.
Concentrated flows across driveways and/or sidewalks shall not be
Permitted.
. UTILITIES
. All proposed utilities within -the project shallbe installed
underground including existing- utilities along Circulation Element
roads and/or highways less than 34.5 IV.
Water, sewer, and fire protection systems plans shall. be: designed.
and constructed to meet requirements of the City of Poway and the
Health. Department of the County of San Diego.
GENERAL, REQUIREMENT AND APPROVALS NO CONDITIONS
APPROVED and ADOPTED by the City Council of the City of Poway,
State of California, this 27th day of August, 1985.
ATTEST:
•
/ha/LAI...a_ V, :0 I
Marjorie K. Wahlsten, City Clerk
20OF22
Robert C. Emery M
AUG 12 1986 ITEM
4