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HomeMy WebLinkAboutPlanning Comm Reports/1990/11/12 AGENDA City Planhing Commission Chula Vista, California Monday, November 12, 1990 - 6:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE INTRODUCTORY REMARKS 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: Draft Environmental Impact Report EIR-90-08, Southwest Redevelopment Project Area OTHER BUSINESS DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT p.m. to a Special Business Meeting of November 13, 1990, at 6:00 p.m. in the Council Chambers City Planning Commission Agenda Item for Meeting of November 12, 1990 Page I 1. PUBLIC HEARING: Draft Environmental Impact Report EIR-90-08, Southwest Redevelopment Project Area A. BACKGROUND The Draft of this EIR was issued for public and Agency review on October 12, 1990. It is subject to a 30-day review period by Chula Vista requirements, which will end on November 12, 1990, at the closing of the Planning Commission Public Hearing. The State Clearinghouse review period, which began on September 25, 1990, will conclude on November 9, 1990. Under new State law, which was effective January 1, 1990, State review of environmental documents must conclude prior to the conclusion of local review periods. Comments on the DEIR have been received from the Chula Vista Engineering Department and Police Department, County of San Diego Chief Administrative Office, State Department of Water Resources and the Sweetwater Union High School District. The Chula Vista City Council initiated proceedings to establish a Redevelopment Project, and in February, 1990 authorized the Planning Commission to select a Redevelopment Project Area and prepare a Preliminary Plan. The Preliminary Plan includes a discussion of blight, an examination of those areas within Chula Vista that would benefit from redevelopment, and conclusions regarding the feasibility of a redevelopment project. The Redevelopment Project is proposed to eliminate conditions of blight, such as inadequate street and drainage facilities, poor vehicular access, under-utilized uses with dilapidated or obsolete structures, and parcels of irregular form or shape which make development problematic. Redevelopment would provide funding for rehabilitation of older commercial areas by upgrading the general aesthetics and implementing infrastructure improvements. Capital improvements may include circulation system improvements for vehicular, bicycle and pedestrian traffic, drainage improvements, undergrounding and upgrading utility lines, and park facilities and landscaping. Plan implementation will be subject to future review and approval by the City Council, Redevelopment Agency, Planning Commission, the Resource Conservation Commission, the Southwest Project Area Committee, Montgomery Planning Committee and other appropriate bodies after input from affected residents and other interested parties. The draft EIR was reviewed by the Montgomery Planning Committee on October 17, 1990. The Montgomery Planning Committee recommended approval of the draft EIR. A copy of the minutes are attached. The draft was reviewed by the Project Area Committee on October 22, 1990. The Project Area Committee did not take any action on the draft EIR. The Draft EIR was also heard by the Resource Conservation Commission (RCC) on October 22, 1990. The RCC recommended approval of the draft EIR. The minutes of the RCC meeting are attached for your review. City Planning Commission Agenda Items for Meeting of November 12, 1990 Page 2 B. RECOMMENDATION Open the public hearing, take testimony relevant to the Draft EIR, close the hearing and review period, and schedule consideration of the Final EIR for November 13, 1990. C. PROJECT DESCRIPTION The Southwest Redevelopment Project is the proposed redevelopment of a 1,040.6 acre area within the City of Chula Vista. This Environmental Impact Report (EIR) analyzes the potential environmental impacts related to a redevelopment project (including the formation of a Redevelopment Project Area, Redevelopment Plan, Owner Participation Agreement, and Relocation Plan) in the southwestern portion of the city of Chula vista, known as the Southwest Redevelopment Project. The southwestern portion of the City of Chula Vista lies along the low, relatively level surfaces east of south San Diego Bay. The Redevelopment Project Area had included two northern parcels, as shown on DEIR Figure §-7B, which was another 27.4 acres of land. This was excluded after the Draft EIR was completed. (It is not necessary to review or comment on the DEIR in regard to these now excluded areas.) Redevelopment would upgrade the commercial, industrial, residential properties, and rights-of-ways within the designated 1,040.6 acres Project Area. It would provide funding for rehabilitation of existing buildings, upgrading general aesthetics of the area, and installation or renovation of streets, utilities, and other infrastructure. Figure 5-6A of the DEIR shows existing land uses, as well as properties~ locations within the Redevelopment Project Area. Existing land use within the Project Area includes residential, commercial, industrial, public and quasi-public, truck crops, vacant land, and transportation corridors. Blighting conditions and land use incompatibility have been identified within the Project Area. Discretionary actions associated with the proposed project include approval and adoption of the Proposed Redevelopment Plan by the Planning Commission, City Council and Redevelopment Agency. No specific development plans or land use changes are included as part of this project, and any specific development proposals would require additional environmental review. Total existing non-residential building square footage within the project area is approximately 5.7 million square feet. Under the guidelines of the General Plan, the proposed project would create the potential for an additional 3.43 million square feet of non-residential floor space within the project area. Also, 183 dwelling units will be removed from the area. All development within the Project Area would occur according to the City's General Plan. City Planning Commission Agenda Items for Meeting of November 12, 1990 Page 3 The Redevelopment Project Area is located along sections of Broadway, "L" Street, Palomar Street, Bay Boulevard, the railroad right-of-way, Main Street, and Third Avenue. D. IMPACT ANALYSIS During the preparation of this Draft £IR for the Southwest Redevelopment Project, the CEQA review process revealed issues of concern to the City and others as well as the potential environmental impacts of the project. Based on analyses of all issues of potential impact, as discussed in this EIR, the City concludes that the project would cause significant unmitigable impacts to air quality. In addition, there are significant, but mitigable impacts to noise, land use, transportation, schools and recreation. Implementation of mitigation measures listed in this £IR can reduce these impacts to levels of less than significant, with the exception of air quality impacts. 1. Air Quality Project vehicular and stationary emissions will increase air pollutants in the area. This is the only significant, unmitigable environmental impact created by the Project. The City shall require mitigation such as dust control measures throughout the grading and construction process; the scheduling of construction activities to avoid high ozone days; and the provision of alternative modes of transportation. Air quality impacts have been deemed significant, even with implementation of these mitigation measures, thereby requiring the City to issue a "Statement of Overriding Considerations" under Section 15093 and 15126(b) of the State CEQA Guidelines if the agency wishes to approve the project. 2. Land Use/General Plan/Zoninq The Redevelopment Project would encourage the development of the area at a more rapid pace than would occur without a redevelopment plan. The Project would result in the development of some previously vacant lands and changes in land uses in conformance with the General Plan. As redevelopment occurs, residential or business access may be impacted by increased noise, traffic, and dust from construction activities. The number of dwelling units and commercial uses in the area may decrease from the replacement of legal, non-conforming residential uses with industrial uses. Non-residential development may be increased by approximately 3.4 million square feet. Open Space may increase up to 15% in the Project Area with the provision of park land and landscaping. City Planning Commission Agenda Items for Meeting of November 12, 1990 Page 4 Development and redevelopment within the project area would allow implementation of the goals, policies, and standards of the General Plan, the Montgomery Specific Plan, and Chula Vista Zoning Ordinance. Improvement projects described in this EIR would be completed to the extent that they are financially feasible. All land uses would be consistent with the General Plan. All project-related and cumulative land use impacts can be mitigated to a level of less than significant. 3. Transportation and Circulation The Redevelopment Project would create increased traffic volumes within the Project Area. Several roadway sections in the project area would carry traffic volumes that exceed the planning levels shown for their classification in the Circulation Element of the General Plan. Further study of all the signalized intersections along these sections indicated that all would operate at Level of Service C or better except one, Otay Valley Road and Melrose Avenue. The Agency or City shall implement the circulation improvements contained in this EIR (Table 3-1) to the extent financially feasible. The city shall monitor the traffic conditions at the Otay Valley Road and Melrose Avenue intersection. Before traffic levels approach LOS D for more than two hours a day, the city shall implement improvements to Otay Valley Road. Restriping Otay Valley Road would reduce the Level of Service to C or better, resulting in total mitigation. In addition, improvements to the circulation system described in the City's Circulation Element shall be completed through public and private mitigation measures. The Naples Street and Hilltop Drive intersection outside the study area was analyzed. This intersection is actually located more than one-half mile from the nearest redevelopment parcel. It is projected to operate at LOS F. Though it is shown as capacity deficient, the deficiency is not generated by the redevelopment project because this project does not intensify land uses which would increase background traffic at remote sites. Therefore, no mitigation is required by the project for this intersection. When other project mitigation is implemented, transportation/circulation impacts identified for the project area would be mitigated to a level of less than significant. 3. Noise Redevelopment may generate greater traffic volumes and non-stationary noise sources and increase noise sources associated with the urban environment. Short-term noise would result from construction activities, although this would be limited in duration. City Planning Commission Agenda Items for Meeting of November 12, 1990 Page 5 The Redevelopment Plan shall conform to the goals, objectives, and policies contained in the General Plan. For instance, acoustical studies shall be required by the City for individual projects; construction shall occur between the hours of 7 a.m. and 7 p.m. and be screened from adjacent properties, and truck traffic shall be rerouted in noise sensitive areas. New residences shall be buffered or set back from the 65 CNEL noise contour, and have sound insulation. Upon implementation of these mitigation measures, project impacts can be mitigated to a level of less than significant. 4. Schools Employment-related population increases to the area would increase enrollment in schools currently over capacity. Tax collection agreements shall be reached between the Redevelopment Agency and impacted school districts to allow districts to acquire needed funds, therefore, reducing impacts to a level of less than significant. 5. Parks/Recreation Insufficient park land presently exists to serve the Redevelopment Project Area. Inclusion of Lauderbach Park and the park at Fourth and Orange Avenue in the funding allocation would provide for their development and maintenance. Implementation of park development impact fees for all new development within the project area would provide for additional park development, therefore, mitigating the parks/recreation impact to less than significant. 6. Landform Alteration More people would be exposed to groundshaking resulting from earthquakes. Potentially unstable soils exist within the project area that may cause problematic development. The city shall adhere to the goals, objectives, and policies of the General Plan applicable to landform alteration during grading and development. Specific soils and geotechnical reports shall be required by the City for individual projects. With the implementation of these mitigation measures, impacts would be reduced to a level of less than significant. 7. Water Resources Runoff would be increased in volume and velocity by urbanization of the surface. Water quality would be decreased as urban pollutants are contributed to watercourses. Drainage improvements listed in the Redevelopment Projects List shall be implemented. The City shall adhere to goals, objectives, and policies in the General Plan that pertain to water resources. Grading shall occur during dry months. Slopes shall be revegetated as soon as possible during development. With implementation of these mitigation measures, impacts to water resources would be less than significant. City Planning Commission Agenda Items for Meeting of November 12, 1990 Page 6 8. Bioloqical Resources Redevelopment would impact riparian woodland in the Sweetwater and Otay Rivers and downstream wetland habitats. Existing riparian woodland in undisturbed open space shall be retained and preserved. Projects near or adjacent to woodland areas shall be assessed on a project-by-project basis to ensure that no significant impacts would occur. Particular attention shall be paid to the alteration of topography that substantially alters drainage patterns of surface water flowing into habitat areas. If wetland habitat is lost because of development, significant compensation would be required. The replacement habitat must be functional before implementation of the project. With implementation of such mitigation, the potential impacts would be reduced to a level of less than significant. 9. Liqht and Glare Landcover change would result in increased light emittance and reflection which would reduce the dark sky needed for astronomical observations at local observatories. The City shall adopt a low pressure sodium street light policy and standards for street lights within the Project Area. Design Review shall include restrictions in light plans which would serve to reduce emittance to adjoining areas. Though impacts may be considered adverse, with implementation of these mitigation measures, they are reduced to a level of less than significant. 10. Natural Resources Redevelopment would result in increased use and depletion of natural resources for construction and energy. Though this environmental impact is considered adverse, it is considered to be less than significant. The City shall adhere to the goals, objectives, and policies of the General Plan pertaining to preservation of natural resources. Soils shall be stockpiled and reused wherever possible for purposes of revegetation. 11. Risk of Upset The proposed project would encourage the establishment of more industrial uses within the project area, which would increase use, storage, and disposal of hazardous materials. Redevelopment would entail street improvements which may disrupt traffic flow and emergency evacuation routes. Though these impacts are considered adverse, they are less than significant. However, the city shall require phasing of new industrial uses within the project area. The City shall actively implement their code enforcement program on industrial businesses located in the project area. Implementation of these mitigation measures would reduce risk of upset impacts to a level of less than significant. City Planning Commission Agenda Items for Meetin9 of November 12, 1990 Page 7 12. Utilities Redevelopment would cause demand for industrial uses of water, sewer service, and solid waste disposal to increase substantially. This impact is considered adverse, but less than significant. Future development shall be in compliance with the City's Thresholds/Standards Policy to reduce impacts to water service. Development shall adhere to State laws pertaining to appliance efficiency standards. Water conservation measures shall be implemented wherever possible. The City shall participate in METRO sewer system expansion, implement a water reclamation program, and adhere to policies within the General Plan pertaining to wastewater service. Businesses and residences shall be encouraged to utilize the recycling program provided by local disposal services. New residential developments shall be equipped with trash compactors. All these measures would further reduce any impacts considered to be potentially significant. 13. Archaeoloqical/Historical Resources Redevelopment may expose undiscovered resources to destruction during construction, and rehabilitation of existing buildings may affect historic structures. Though these impacts are considered less than significant, the adverse impacts can be further reduced with the implementation of the following measures. Site-specific resource surveys shall be conducted to identify cultural resources. Projects identified on the Redevelopment Projects List shall be implemented where they pertain to preservation of historic structures. Goals, objectives, and policies of the Conservation and Open Space Element in the General Plan shall be adhered to during redevelopment. 14. Libraries The redevelopment project involves construction of new and expanded libraries serving the area. Construction of the project could create short-term impacts including noise, dust and traffic congestion. Though these impacts are considered to be less than significant, any significance would be further reduced if the library at Fourth and Orange is approved and constructed as planned, and other facilities are constructed in accordance with the projects listed in the EIR Table 3-1. The following issues were analyzed and considered to have impacts of less than significant: population, housing, public services (except schools and libraries), energy, human health and aesthetics. No mitigation measures are required for these project impacts. WPC 8532P :/ L "'~"'"° CITY OF CHULA VISTA REDEVELOPMENT AGENCY .... ~,,, ,o.,,o,,, SOUTHWEST REDEVELOPMENT c~ PROdECT AREA / '-""° CITY OF CHULA VISTA REDEVELOPMENT AGENCY .... ,i,, ,o~.~,., SOUTHWEST REDEVELOPMENT c:::: PROJECT AREA EXTRACT FROM THE OCTOBER 17~ 1990 MINUTES OF TttE MONTGOMERY PLANNING COMMITTEE All Committee Members present. 3. ACTION ITEM EIR-90-08 Southwest Redevelopment Project Area/Redevelopment Plan and owner participation agreement for 1,068 acre redevelopment area in southwestern part of the City. Community Development Specialist Abbott noted that the Committee's comments on the EIR for the Project Area would be submitted to the Planning Committee. He indicated that the EIR does not change any of the land uses or zoning but adopts the approved Montgomery Specific Plan and existing City zoning in the area. As it is a planned level EIR not a specific project EIR, it is general in outlook. The impacts noted come from the efforts to speed up the time frame and it is hoped that they will be mitigated by the Projects List identified. Mr. Abbott introduced Environmental Planner Mary Ann Miller, Environmental Review Coordinator for the project and Jim Ragsdale of Cotton Beland, preparers of the EIR. Environmental Planner Miller commented that the Redevelopment Project will be implementing land uses already approved in the Montgomery Specific Plan and the General Plan for which environmental studies have already been made. The EIR must consider unforeseen impacts from a cumulative stance. Specific environmental issues include air quality, water resources, traffic circulation and schools. With the exception of air quality there would be no significant environmental impacts with the implementation of the Southwest Redevelopment Project. Any specific development proposals that would come in that area would have an Initial Study and would return to the Montgomery Planning Committee for review. Chairman Wheeland expressed concern over the increased volume of traffic on Main Street, the large trucks, and the dual left-turn lanes. Also over schools; about which the EIR indicates no great problem if the District continues building. She pointed out that EastLake High is 4 years behind already; that every school is over capacity and an impact definitely exists. Page 3-4 Pro~ect Description - Community Facilities and School Improvements. Committee Member Palmer said it was her understanding that no areas of National City were included in the Southwestern Redevelopment Plan. Mr. Abbot replied that anything concerning the properties north of the Sweetwater River and the MPC Minutes 3 October 17, 1990 National City Schools would be dropped from the EIR and the Projects List. #3 - School Site Purchase. Ms. Palmer asked if the six schools had been delineated. Mr. Abbott replied that the School District had not so specified. 5.1.13-5 - Table 5-7 - Schools Servinq the Project Area. Member Palmer noted that Jaurez, Lincoln and Los Altos schools were all located on Otay Mesa and within the City of San Diego. While they serve Chula Vista Elementary School District, they do not serve the project area unless the students are bussed. Referencing the same chart, Chairman Wheeland stated that the projected enrollments thereon are incorrect for the secondary schools. It was suggested that the figures be rechecked now after enrollment has been finalized rather than utilizing the figures taken in June prior to full enrollment. State Fundinq. Committee Member McFarlin remarked that lottery funds are not added to the School District as they are subvention funds. She asked what would happen in this situation? Mr. Abbott replied that when money is taken away for redevelopment purposes, the State increases its grant to the School District in an attempt to reattain revenue level. Tax Collection Fees. - Member McFarlin said that the School Districts now have to reimburse the City for collecting taxes for the School District. She asked if that would have any effect. Mr. Abbott said he would need to look into that further before commenting. Tax Incrementation. Committee Member Castro stated that tax incrementation is basically borrowing from Peter to pay Paul. The County will make up that deficit someway. He cited the County charges for processing of prisoners in Chula Vista and the increase in fees for land fill use as two examples. He emphasized that "it should be made clear to everyone that there will not be a pot of money but there will be a double taxation somewhere in the process." He asked if the County would eventually reduce the fees they will raise because of incremental loss when they start getting a return on their monies. Bliqhted Area. Member Castro objected to the use of the word "blighted" pointing out that prior to annexation, Montgomery enjoyed a higher sales tax per capita increment than Chula Vista and was second only to La Mesa. He considered that the aesthetics needed improvement but this could be accomplished through design review and good use of the procedures already in place. Mr. Abbot agreed that Montgomery was one of the more vital areas in the City but pointed out that the Law requires the word "blighted". MPC Minutes 4 October 17, 1990 Eminent Domain. In reply to questions about eminent domain, Community Development Specialist Abbott pointed out that Council has directed that all residential, conforming uses will be exempt. Non-conforming residential uses however are subject to eminent domain as well as commercial and industrial uses. The Owner Participation Guidelines are designed to give land owners the first opportunity to participate in whatever the redevelopment is. Areas such as the Special Study Area on Oxford and Naples, East Fairfield Area on the east side of I-5, west of Industrial Boulevard, Woodlawn Park and Broderick Otay Acres would generally be exempt from eminent domain. However, there are areas all over Main Street where juxtapositioning of residential, commercial and industrial uses exist. These areas would benefit from the use of eminent domain. Committee Member Creveling specified that the use of eminent domain is a necessity because without it the Redevelopment Agency's hands are tied. 5.1.13-1 - Public Services. Committee Member Creveling expressed his concern about the way fire protection was addressed. He noted that the only the insurance industry people have a really good grasp of fire protection. He emphasized that a fire engineer, an outside consultant, is almost a must. He pointed out that although the "average response time is 4.4 minutes" if it is EMS, 4 minutes without oxygen leaves a vegetable. Mr. Creveling said he was pleased to note that in discussing water mains, the word "adequate" was used instead of water pressure; now the word "reliability" needs to be addressed. He noted that sprinkler systems cut down the fire flow, however, the City Code does not address any building under 10,000 square feet. Member Creveling said that "90% of the losses are on 10% of the fires" and the EIR should be talking percentage "in the number of dollars not the number of fires." Mr. Abbott indicated that on the Projects List some money is available for water improvement and for City center and dispatching services. That money can be spent on things outside the project area as long as those things benefit the project area. 3.3-2, #2 - Otay Valley Road and 805 I~rovements. Chairman ~heeland asked about stop lights. She was answered that the figures were taken from the City's 5-Year CIP Plan and included traffic lights. Bridqes and Intersections. In reply to the Chairman's query, City Traffic Engineer Rosenberg said that construction would probably be a City project unless CalTrans finds it necessary to provide improvements at the interchange to support problems they might have on the main line. 5.1.2-4, Table 5-4 Emissions. Chairman Wheeland asked if the "72% increase in carbon monoxide emissions" was considered normal or harmful? Mr. Ragsdale, Cotton-Beland, replied that based on MPC Minutes 5 October 17, 1990 their analysis the increase of 3.7 million square feet is not out of line. Air quality is a significant impact of this project. It is a regional concern and cannot be mitigated through this project. Committee Member Creveling stated that it was difficult to judge by the figures used as there were no comparitive standards. Mr. Abbott said some additional analysis could be included in the document. Committee Member Palmer said that 100% of the severely-handicapped children in her class encounter significant respiratory problems on marginal smog days and an increase might be life-threatening. 5.1.2-6 - Bikeways. Chairman Wheeland expressed approval of this section. 5.1.3-5 - Drainaqe Improvements on #1. The Chair asked if this would not have to be one of the first priorities because of the drainage problems in the area. The answer was affirmative. 5.1.5-5 - Noise Pollution from Added Redevelopment. In response to a query, Mr. Ragsdale referenced the list of mitigation measures indicated for noise including design techniques and studies. Environmental Planner Miller added that the conformance of specific projects to the City Noise Ordinance standards would be required. Main Street/I-805 to Otay Valley Road. Chairman Wheeland asked about the possibility of a "bottleneck" when the area to the east is improved to six lanes. City Traffic Engineer Rosenberg said that the improvements programmed for the developments as they occur should provide a comfortable level of service. Studies underway might require redesign of the interchange at 1-805 and Otay Valley Road. Mr. Abbott noted that the Projects List includes money for the widening and improvement of Main Street and that it is possible that some money might be spent to improve the intersection. 5.1.15-1 - Water. The Chair drew attention to the fact that part of Montgomery Area falls under the CalAm Water District. Rec¥clinq Programs. Chairman Wheeland asked if anything stronger had been discussed to "encourage" businesses to participate in the recycling programs. Mr. Abbot replied that the City was working on a program, however, if the Committee should recommend recycling efforts in the Area and the Project Area Committee agree, there might be a use for redevelopment funds. 5.1.18-3 - ~eqional Park. Community Development Specialist assured The Chair that the regional park was included on the Projects List. 5.1.20-1, #2 - Fire Emergency Medical Servicinq. The question was asked if there would not be a potential for larger fires since the area would be redeveloped with more industrial uses. MPC Minutes 6 October 17L 1990 Mr. Abbott replied that the impact analyzed by the EIR is only that of the Redevelopment Area which would not change the amount of industrial area. Member Creveling indicated that commercial and industrial uses will have sprinkler systems, will require no additional fire stations and will probably get good insurance rates. The trouble occurs in buildings with only 2,000 square feet. MSC (Palmer/McFarlin) 6-0-1 with Castro abstaining, to submit the EIR for approval with the comments and critique of the Montgomery Planning Committee.