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HomeMy WebLinkAboutPlanning Comm Reports/1979/11/28 A G E N D A City Planning Commission Chula Vista, California Wednesday, November 28, 1979 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meeting of November 14, 1979 ORAL COMMUNICATIONS 1. PUBLIC HE~RING: Environmental impact report EIR-80-4 on South College SPA, Charter Point 2. PUBLIC HEARING: Environmental impact report EIR-80-1 on Growth Management Policies 3. PUBLIC HEARING: Conditional Use Permit PCC-80-9 - Request to conduct retail sale of convenience food items and beverages in existing service station at the southwest corner of Bonita Road and Otay Lakes Road - Atlantic Richfield Company 4. PUBLIC HEARING: Conditional Use Permit PCC-80-7 - Request to construct Community Center within the Otay Elementary School property at 1651 Albany Street - County of San Diego 5. PUBLIC HEARING: Consideration of precise plan for construction of two ~ industrial buildings on the west side of the 900 block of Industrial Boulevard in the I-P zone - RTA International 6. PUBLIC HEARING: Consideration of tentative subdivision map for Chula Vista Tract 80-6, Santa Angela Condominiums, 166 Third Avenue - Frank C. Wong ORAL COMMUNICATIONS DIRECTOR'S REPORT COMMISSION COMMENTS To: City Planning Commission From: D.J. Peterson, Director of Planning Subject: Staff report on agenda items for Planning Commission Meeting of November 28, 1979 1. PUBLIC HEARING: Environmental Impact Report EIR-80-4 on South College SPA, Charter Point A. BACKGROUND 1. This Environmental Impact Report was issued for review by the Environ- mental Review Committee on October 25, 1979. The document is a supplemental report to the E1 Rancho del Rey Specific Plan EIR. It involves 40 acres of land at the northwest corner of Telegraph Canyon Road and Otay Lakes Road. 2. The only comments on the draft EIR which have been received are those of the Environmental Control Commission; they are attached for your review. B. RECOMMENDATION Open the public hearing and take any testimony relevant to the EIR, close the public hearing, and schedule consideration of the final EIR for the meeting of December 12, 1979. C. PROJECT DESCRIPTION 1. The project proponent is now redesigning the project which will likely result in fewer and/or less severe environmental impacts. This decision was, in part, due to the issues raised through the environmental review process. When the revised project has been formulated and submitted to the City it will be analyzed by the Environmental Review Committee to determine if there would be any new or more severe impacts. If there are no new impacts the EIR as written will be adequate; if new impacts are likely, a supplemental report will be necessary. 2. The South College SPA (Charter Point) development contains 260 townhouse units and a recreation center. A single road, Apache Drive, runs through the project. There will be parking on the street for 55 vehicles with 120 spaces provided offstreet. Each unit will also contain a two car garage. Both Telegraph Canyon and Otay Lakes Road will be widened to four lanes. This widening will occur in conjunction with this and other projects and will result in Telegraph Canyon Road being four to six lanes from 1-805 to Otay Lakes Road. Telegraph Canyon Road would be extended about one mile west of the project within a 57 foot roadway, including four travel lanes and a painted median. D. IMPACT ANALYSIS 1. Land form alteration/aesthetics. The project as currently proposed would create major manufactured slopes adjacent to Telegraph Canyon Road. These fill slopes would be up to 86 feet in height. Less'er cut slopes would be required for the widening of Telegraph Canyon Road. This road is a Scenic Route and the area adjacent to Telegraph Canyon Road is designated as natural open space in the E1 Rancho del Rey Specific Plan. City Planning Commission Agenda Items for Meeting of November 28, 1979 page 2 The proposed grading is therefore not consistent with the Specific Plan or the Scenic Route policies. (In the redesign of the project this grading will probably be considerably altered.) 2. Biology. The Specific Plan notes an area of biological sensitivity (Cleveland Sage) in the natural open space adjacent to Telegraph Canyon Road. This Cleveland Sage population assumes a community structure and growth habit which is unique to two known locations, both of which occur in the E1 Rancho del Rey area. Edaphic and/or genetic factors which may be responsible for these features have not been fully explored, but it is clear that the onsite population represents a resource worthy of preservation, at least in part. The proposed grading would result in the removal of about one-half of this unique resource. In addition, there exists on the site the San Diego sunflower, burrowing owl, grasshopper sparrow, and various hawks. 3. Traffic/access. The project's anticipated 2600 daily vehicle trips will be added to the area's heavily traveled roads. During peak traffic hours, left turns from the project's access point will be very difficult. Otherwise, the project will not noticeably impact the key congestion points. Widening of Otay Lakes and Telegraph Canyon Roads will occur as part of the project. This will help alleviate the peak hour congestion; however, left turns may still be a problem. 4. Schools. The nearby schools are near or over capacity. Consequently, the project's 156 elementary and 130 secondary students may have to be bussed to schools else- where. Developer fees to the elementary and high school districts, respectively, will help offset facility shortcomings. 5. Noise. The existing and 1990 noise contours have been developed for the South College SPA parcel. These contours indicate that only those dwellings overlooking Otay Lakes Road will be in~pacted by traffic noise. Full mitigation of this noise can take the form of fenced patios on the first floor and through the proper acous- tical design of the ~econd story windows and walls. November 19, 1979 TO: Planning Commission ~- FROM: Stephen A. Taylor, Environmental Control Commission, SUBJECT: EIR-80-4 This environmental impact report meets CEQA guidelines. The below listed comments are expressed by the Environmental Control Commission: 1. Open Space - The EIR doesn't mention clearly enough that the proposed gradino w~uld greatly infringe on the natural open space. Section 3:6-2 mentions grading over 90% of the site, not preserving the 30% natural land prescribed in the Master Plan. 2. Blocking pullout visib!lity. The units closest to Otay Lakes Road act as a screen to block tne visibility of motorists making turns on to Otay Lakes Road. 3. Cleveland Saqe - being a rare native species, more of the stand should be left in the natural open space. 4. Displaced Hawks and Owls - Mitigating measures to spare these birds are vague. 5. The design and layout of the dwelling units results in large level pads which then create large slopes adjacent to Telegraph Canyon Road, then creating aesthetic impacts along a designated scenic route and the bury- ing of a type of Cleveland Sage. SAT:av WRITTEN COMMENTS DRAFTED BY STEPHEN A. TAYLOR, MEMBER OF THE ENVIRONMENTAL CONTROL COMMISSION, AND DISCUSSED AND APPROVED BY THE ECC AT THEIR REGULAR BUSINESS MEETING HELD MONDAY, NOVEMBER 19, 1979, BY THE FOLLOWING VOTE, TO-WIT: AYES: Commissioners Donovan, Iversen, Macevicz, Taylor, Hodson and Hernandez. Noes: None. Abstain: None. Absent: Commissioner Rhodes. / ..' /?~k'~ U~'~P-.~ , Secretary ATTEST: ( ~t~Boat~ds and c~mi's~ionsd (November 20, 1979) City Planning Commission page 3 Agenda Items for Meeting of November 28, 1979 2. PUBLIC HEARING: Environmental Impact Report EIR-80-1 on Growth Management Policies A. BACKGROUND 1. This Environmental Impact Report was the subject of a previous hearing before the Planning Commission. It was reissued by the Environmental Review Committee in order to process the document through the State Clearinghouse. The Clearinghouse has notified the City that their review period will end December 12, 1979. If comments from the State are not received prior to the November 28 hearing, the item will have to be continued. 2. This EIR involves a proposed amendment to the General Plan of the City of Chula Vista. As provided in the State EIR Guidelines, the degree of specificity required in this EIR corresponds to the specificity involved in the underlying activity: a General Plan amendment. Therefore, the effects of this amendment are those which would be expected to follow from the adoption of this policy. The project involves an adoption of growth management policies which would result in the phasing of development from a general west to east direction. The basic concept has some negative and beneficial environmental impacts. B. RECOMMENDATION 1. If comments from the State Clearinghouse have been received, open the public hearing, take testimony, close the hearing and schedule consideration of the final EIR for December 12, 1979. 2. If comments from the Clearinghouse have not been received, open the public hearing, take testimony, and continue the hearing until the December 12, 1979 meeting. C. ANALYSIS 1. General. The policies would focus initial development in areas of environmental sensi- tivity. The phase I development area, and small portions of other phases, contain significant resources and hazards in the following categories: geology, soils, drainage, land form, noise, biology and archaeology; while overall, growth manage- ment would provide some environmental advantage insofar as air quality, water quality, schools, safety services, energy and conservation. 2. Long Canyon. Environmental review of projects proposed in the Long Canyon drainage basin have identified many problems with the ability of the existing urban structure to accommodate further growth at this time. Substantial mitigation measures would be required to avoid significant impact in such areas as downstream drainage facilities and street improvements. If development were to occur during a later phase of growth, many of these facilities could have been completed. City Planning Commission page Agenda Items for Meeting of November 28, 1979 D. COMMENTS ON THE DRAFT EIR During the previous circulation of the document comments were received from LAFCO, Sweetwater Union High School District, the Environmental Control Commission, Otay Municipal Water District, County of San Diego, and Cadillac Fairview Homes West. Copies of the comments are attached for Planning Commission review. (714) 236-2015 · san diego Local agenc~l formation commission 1600 pacific highwag · san diego, ca. 9~101 chairman August 31, 1979 Tom Hamilton executive officer Hr D Reid Michael J. Gotch · JJOU~.LaS · counsel Environmental Review Coordinator Donald L. Cla,k City of Chula Vista members 276 Fourth Avenue Ot,~¥ M~J~i¢ip~t Chula Vista, CA 92010 Or. ChadesW. Ho,t,er Re: Draft EIR - Proposed Adoption of Growth Control Policies and Amendment of the Chula Vista General Plan u,ilit¥ Dislrict Dear Mr. Reid: City of San Diego Thank you for providing LAFCO with the opportunity to review G,o,~aM~C,.,,.. and comment upon the referenced EIR. The goals of the proposed policies are generally in keeping LucilleV. Moore with LAFCO's goals and objectives to discourage urban sprawl s~o~i~o~ and promote the orderly expansion of local government agencies. alternate As implied in the text, individual annexation proposals which members 41e~L. Adam, might be submitted to LAFCO would require and be subject to l:adrelD~m Municipal more specific environmental review. Co~.cilm~m. citv of Please furnish us with a copy of the Final EIR for this pro- Lemon I)rove ject when completed. This information could be useful to Stanley A. Mahr LAFCO staff in conducting the Sphere of Influence study for ~'V r~ t ~ r 0 i~ ~ r J~ ~ the City of Chula Vista when that study is initiated. Paul Ecker, Thank you. Sincerely, - LAIJRIE J. :~dKINLEY ~ ' Executive Officer (Acting) LJM: WDD: dg -~ ar ~ Sweetwa' - Union High School '-' trict ADMINISTRATION CENTER ll30 FIFTH AVENUE CHULA VISTA, CALiFORNiA 92011 714 425-1700 DIVISION OF BUSINESS SEP~VICES September 14, 1979 Douglas D. Reid Enviropanental Review Coordinator Chula Vista Dept. of Planning 276 Fourth Avenue Chula Vista, CA 92010 RE: EIR-80-1 Dear Mr. Reid: Section 3.11.1 contains data relative only to those schools within the city limits of Chula Vista. Students coming from this area may attend other schools of our district. In addition, students from outside the area attend the schools referred to in the EIR. Perhaps the section should include a reference to the total Sweetwater Union High School District with an anticipated peak enrollment this year of approximately 23,000 students and an estimated capacity in the junior and senior high schools of 24,000 students. Should you have any questions regarding this matter, please contact me. Sfncerely, PhilL~D. Jerrliff Director of Facilities and Budgets P~J:ap September 18, 1979 TO: . Planning Commission FROM: Peggy Donovan, Vice Chairman/Environmental Control Commission SUBJECT: EIR-80-1 (Growth Control Policies) Growth Control Policies, as proposed in EIR-80-1, meet the requirements as provided in the State EIR guidelines. However, we would caution the Planning Commission and the members of the City Council to be alert for the following: We believe the growth sequence and coordinated growth management to be of value, although when the County Board of Supervisors over-rules the desires of the City, we wonder how effective such a document as our own Growth Control Policies can be. Schools remain a problem, particularly in the east City area. Potential pupil population is an area which must be addressed. Other Citv services such as Police and Fire seem to be adequately planned for. As for the availability of sewers, we are continually told there are adequate facilities, but if one reads the news, we are told sewage facilities are rapidly being used up and vhere is concern whether all users shall be taxed to enlarge the system, or whether the responsibility shall fall on the shoulders of the anticipated new home owners. The growth pattern as outlined by the above-mentioned EIR seems quite reasonable, if we can just keep the County Board of Supervisors out of our business. The availability of fresh water in ~he future becomes a tricky situation. There are more of us to use less. We must encourage, even demand, drought resistant planning, and the recycling of "grey water". Regarding the regional faults which run through the area, while they are thought to be 10,000- years old, is it wise to tempt fate by building on them and displacing the ground more? The k£nds of soil which are in the area are those which, ~hen combined~itt~ steep topography anti subsequent grading, act as a lubricant when saturated, increasing the potei~tial for landslides and mud flows. It is said by the engineers that significant impacts can be aw~ided, therefore, this must be watched carefully. Page 6 of the EIR, p. 3.3.4., says it all, regarding the massive changing of land forms. Drainage along 1-805 to Bonita Road was proven nearly inadequate during the rains of the past two winters. WLth the advent of continued developmeut in Rice Canyon and environs, the problem will be magnified. [t is vital that proper correction of these runoff problems be carefully considered. CONTINUED ON SUPPLEMENTAL PAGE TWO Air q,ality .is bound to decreaae with added traffic through the area, therefore, prop~r usage of land fo~s remains for.~most. In the disturbance of the soils by grading, etc., among the problems listed is the possibility of causing Coccidiomycosis (Valley Fever) spores to circulate. This is a disease which can affect its victim in a benign fashion, or it can as easily invade vital organs and lead to serious, debilitating attacks and even death. There is no known cure for this disease. Home energy requirements will continue to sky-rocket, therefore, we suggest the City begin to establish requirements for energy saving methods, such as solar water heating, changing from electric to gas for cooking, heating, drying clothes, etc. Noise levels will increase on the highways and feeder streets into the project. The noises incurred during the building of these tracts will be only temporary, but the noise generated by residents will continue to grow as more children grow to automobile driving age. Already the noise levels in my neighborhood have reached the ridiculous stage as cars, motorcycles, dune-buggies, etc., screech around corners and up ~ad do~ hills. There are no teeth in the noise abatement regulations, so we suffer until one day there is recourse and respite. The flora of the area have been identified and if endangered will be protected. But not much concern is given to the dispossession of the fauna. I have heard from a few sources that a family of deer lives in the canyon area, as well as coyotes, foxes, reptiles and birds. These animals can go on and find another place to live as long as they aren't boxed in by civilization. And that gives us one more very important reason to develop east Chula Vista in an orderly, planned west to east direction. As far as the archaeology is concerned, I'm not so sure it is as insignificant as the report leads us to believe. Mrs. McGowan of Southwestern College is overseeing a dig not too far away which appears to refute the opinion that all the artifacts were left by nomads and gatherers. WRITTEN COFEMENTS DRAFTED BY PEGGY DONOVAN, VICE CHAIRMAN OF THE ENVIRONMENTAL CONTROL CO}~ISSION, AND DISCUSSED AND APPROVED BY THE ECC AT THEIR REGULAR BUSINESS MEETING HELD MONDAY, SEPTEMBER 17, 1979, BY THE FOLLOWING VOTE, %0-WIT: AYES: Cormnissioners Macevicz, Hernandez, Donovan, Iversen, Hodson, Taylor and Rhodes. Noes: None. Absent: None. Abstain: None. ATTEST: Secretary / CLt~ Bx~-~s~ and Com~l~sfiions~ ~ ~ (September 18, 1979) September 19, 1979 City of Chula Vista Post Office Box 1087 Chula Vista, CA 92012 Attn: Mr. Douglas D. Reed Environmental Review Coordinator Subj: EIR - 80 - 1 GROWTH CONTROL POLICIES Dear Mr. Reed: We have reviewed your draft EIR on Growth Control Policies and agree with your concept of approving developments only if they can be adequately served by public utilities. The only conflict with your policy is that the water source is the #3 barrel of the aqueduct to the east of the development, and the development is starting west and going east. This will require developers to construct the transmission and storage facilities across undeveloped land which could cause problems for the subsequent developers. I note in Section 3.5.3 on Page 10 you mention the re-use of gray water. The areas you referred to use a sterilized, reclaimed water, not gray water. The term gray water refers to wastewater derived from uses other than sanitary facilities such as showers and sinks, and applied with no treatment. We believe that future consideration should be given in these developing areas to a dual water system, one for potable and one for reclaimed water for irrigation. A typical example of this is the Irvine Ranch development. The Las Virgenes Water District is now experimenting with a dual system sup- plying reclaimed water directly to individual homes and green belt areas. Thank you for allowing us to review your draft EIR. Very truly yours, R. E. Barber, Jr. Chief Engineer dm COUNTY OF SAN IEGO  DEPARTMENT OF PLANNING AND LAND USE PAUL C. ZUCKER-- Director September 25, 1979 Mr. Douglas Reid Environmental Coordinator City of Chula Vista 276 Fourth Avenue Chula Vista, California 92010 Dear Mr. Reid: Subject: EIR-80-1 GROWTH CONTROL POLICIES On August 16, 1978, the County Board of Supervisors approved in concept a Regional Growth Management Plan (RGMP). This comprehensive long range plan provides for protection of future annexation sites of planned urban areas around Chula Vista. Exhibit B, however, delineates more area of annexation interest than an- ticipated by the RGMP (see Attachment). As a further mitigating measure or alternative (supplement) to the proposed action, the City of Chula Vista might consider adoption of a policy requesting the County of San Diego to adopt appro- priate regulations in support of your Growth Control Policies. Respectfully submitted, DAVID C. NIELSEN, Director Regional Growth Management DCN: PR: mp Enclosure i Cadillac Fai x'i ,; HomesV st September 14, 1979 Mayor Will Hyde City of ChulaVista 276 Fourth Avenue (/hula Vista, CA 92010 Dear Mayor Hyde: Cadillac Fairview Homes %~est and the !~estern Salt Company, owners of the Janal Ranch property located just easterly of the current Chula Vista city limits, contemplate development of the Janal Ranch as a comprehensive planned co~munitywithin the City of Chula Vista. The Janal Ranch, in our opinion, represents an outstanding opportunity for use of the planned c~,u,Lumity development approach to enbmnce the City of Chula Vista and achieve both public and private goals. As we have tried to evidence in our introductory discussions with members of the City Council and key staff representatives, CFHWpossesses the development expertise and financial strength as well as the desire to initiate such a cooperative conmunity development program ~ith the City of Chula' Vista. It has cc~e to our attention, h~'ever, that the City is contemplating a General Plan Amendment which would effectively prevent development of the Janal Ranch as a planned co, ununity in the time frame envisioned by While we acknowledge the City Cooncil's expressed philosophy that urban expansion should proceed generally from west to east, it has been our un- derstanding that.time and opporttmity remained to further explore the potential for a Janal Ranch planned coa~aunity program with the City of (/hula Vista. We are concerned that the City's adoption of the draft Growth Control Policies as currently proposed would preclude such discus- sions. C~q and the Western Salt Company respectively request that the City post- pone public hearings on the proposed ~eneral Plan Amendment and related EIR pending consideration of the planned ceum~anit)r approach as a gro~eth management tool and formulation of a related preannexation agreement re- garding development of the Janal Ranch property. The intent would be to establish the conditions necessary to minimize or eliminate any undesirable fiscal or environmental impacts associated with Janal Ranch development and to establish related City and developer intentions as the basis for future development of the property. We are prepared to cooperate fully in the development of such a preannexation agreement within the next 60 day period. Such a time frame would preclude the comprehensive planning necessary to establish prezoning on the property but would provide adequate time to identify and attempt to resolve any major issues or concerns that they may have with development of the property, especially those to the Growth Control Policies currently contemplated by the City. 77 £":: i973 ?LANNiNG DEPA2T ;ENT CHULA V!STA. CALIFORNIA ~hyor Will Hyde September 14, 1979 Page. 2 ~Ve trust that our request for postponement will be approved and look fon~ard to further discussions with the City as may be appropriate. Your early response would be appreciated. Sincerely, CADILLAC FAIRVI~ HO~s h~ST David B. Kuhn, Jr. Vice President Community Development DBK:mb cc: O~ulaVista City Ceuncil Jim Peterson, Planning Director RECEIVED Caclillac' limview September 26, 1979 Planning Con~nission City of Chula Vista 276 Fourth Avenue Chula Vista, CA 92010 Subject: Environmental Impact Report, Growth Control Policies (EIR-80-1) Dear Planning Comissioners: Representing Western Salt Company, Cadillac Fairview Homes West has previously requested that the City of Chula Vista postpone the subject public hearing (see attached letter) and has been advised that our re- quest shall be considered at the October 2, 1979 meeting of the City Council. While we acknowledge the circumstances which make it necessary for the Planning Co~nission to continue with the related EIR hearing scheduled for September 26, 1979, we respectfully request that. the EIR hearing not be closed subject to the pending City Council action. As Western Salt Company is owner of approximately 3,200 acres of incorporated property which could be affected by growth control policies adopted by the City, we are concerned that the growth management policies and general plan amendment prepared by the City have not clearly been presented. Without adequate documentation of goals, assu,rptions and the analysis of alternatives that lead to a logical and balanced plan for future growth, the policies and amendment seem arbitrary and unreasonable. As currently drafted, the City's policies are inflexible and impose development timing limitations which are both unpredictable and of in- definite length. When coupled with the severity of development prohibi- tions, the policies could represent confiscation of development rights when annexation to the City of C~ula Vista is assumed. It is, in our opinion, essential that the City modify their grm(ch management goals and general plan amendment to allow for orderly development of the com- ~anity through policies which are more appropriate for general plan purposes. with reference to the above, the subject draft EIR presents an inadequate consideration and documentation of the required section entitled: "Alternatives to the Proposed Action." It should be noted that the EIR clearly indicates that the proposed growth control policies would phase initial growth in areas of greatest envirorm~ental impact relative to geology, soils, drainage, land form modification, noise and biology. RECEIVED CiqULA ','!ST.% C,4LIFOR '41A Planning Co~nission September 26, 1979 Page 2 The EIR goes on to suggest that there are no policy alternatives which would reduce such impacts as well as those associated with the classical definitions o£ "sprawl and leapfrog development." Contrary to what the EIR suggests, there are alternative growth management tools and tech- niques which are better oriented at minimizing or eliminating the un- desirable fiscal, environmental and social impacts often associated with growth. The EIR is inadequate in this regard. Cadillac Fairview Homes West and Western Salt Company contemplate a comprehensive planned community approach as a positive means to achieve City growth management goals while further enhancing the existing com- munity. Typical elements of such a program would include land use/ transportation system integration, capital improvement scheduling and budgeting, open space promotion/preservation, recreation planning, fiscal planning provisions and, of course, land use planning to ensure a broad range of housing mix with support uses. lye trust that we will be permitted the opportunity to cooperate closely with the City in further efforts to consider the size, timing, location and nature of growth both reasonable and desirable for the City of Chula Vista. Based on the considerations outlined herein, we respectfully request that hearings on the EIR not be closed at this time. Representatives of Cadillac Fairview Homes West shall be in attendance ~:the Planning Cormnission's September 26th public hearing. We will be happy to discuss comments and concerns. Sincerely, CADILLAC FAIRVI~q HO~S I~ST Robert L. Santos Project Director RLS:mb attachment cc: O~ula Vista City Councilmen Douglas D. Reid, Environmental Coordinator RECEIVED November 21, 1979 Planning Co~nission City of Chula Vista 276 Fourth Avenue Chula Vista, CA 92010 Subject: Environmental Inrpact Report, Growth Control Policies (F. IR-80-1) Dear Planning Comissioners: Representing Western Salt Company, Cadillac Fairview Hom~s :Vest has re- vised the subject EIR and offers the following comments for the Planning Cor~nission's consideration and action as appropriate. Consistent with State guidelines for the review of EIR's, this co~entary shall focus only on the sufficiency of the EIR in discussing possible impacts upon environment, the ways to which adverse impacts might be minimized, and alternatives to the proposed project. This con~nentary is limited to the key factors which, in our opinion, must be addressed if the subject EIR is to be determined adequate. SIGNIFICANT ENVIRON~W, NTAL EFFECTS As stated in CEQA guidelines, the determination of whether a project may have a significant effect on the environment calls for careful judgment on the part of the public agency involved, based to the extent possible on scientific and factual data. IVhen evaluating the significance of the en- vironmental effect of a ~roject, both primary or direct and secondary, or indirect consequences of the project must be considered. The following environmental effects of the project which have been inadequately analyzed as evidenced by the EIR. The draft EIR does not adequately define and evaluate the "significant effects" of the proposed project on the environment. Areas of inadequacy in this regard are suawnarized below: 1. The EIR suggests that "overall growth management would provide some en- vironmental advantage insofar as air qnality, water quality, schools, safety/services, energy, conservation" are considered. However, the EIR does not provide meaningful discussion of factual evidence substantiating that the growth control policies specifically proposed would result in positive environmental effects. The text, in fact, states that the adoption of growth control policies will not substantially alter impacts relative to water quality and schools. Comrersely, the EIR acknowledges that the subject project policies would focus initial development in areas of environmental sensitivity. While the environmental aspects considered by the EIR were not all inclusive, the document does conclude that negative environmental effects would result in the areas of geology, soils, drainage, land form, noise, biology and archeology. The signifi- czmce of these environmental effects are not factually evaluated nor is Planning Commission November 21, 1979 Page 2 the c~mulative effect considered. 2. with reference to the above, the subject project policies would induce growth in those areas with the greatest amount of environmental sensi- tivity while concurrently.creating development pressures that would compound the negative envxronmental impacts. That is to say that the proposed project would artificially influence the economic rules of supply and demand in such a way that the localized demand for land would not be decreased yet the supply would be restricted to a lesser area. The obvious economic consequence would be an increase in land value (i.e., price) for those areas located within the initial development phases. As an example taken from an environmental standpoint, it would follow that development would have to utilize increased land form modification in the most sensitive areas in an effort to increase buildable area and densities such that housing affordable to the consumer public could be produced. We submit that this short and long-term negative environ- mental effect could be reversed by lessening development pressures in the areas of physically sensitive environment or even deferringgrowth in an effort to take advantage of technilogical advances which might occur. 3. The EIR fails to adequately analyze the long-term environmental effects of the subject policies in terms of effect on economic growth, environ- mental resource and open space conservation, long-term urban structure and affordable housing. Such an analysis would conclude that the subject policies actually limit the utility of land resources, the effectiveness of large scale land planning efforts and the viability of balanced community growth. The project policies encourage tract-by-tract planning and development and offer no incentives for property owners to make large investments of time and money for large scale land planning efforts. This is a direct contradiction of goals stated in the Chula Vista General Plan-1990 (Planned Co~nunity Development, Pg. 38) and the long-term en- vironmental effects ir~erent to these goals. It must be emphasized here that CEOA defines that "a project shall be found to have a significm~t effect ~n the environment if the project has potential to achieve short- term environmental goals to the disadvantage of long-term environmental goals. 4. The EIR does not include a fiscal impact analysis to assess the econmnic consequences of adopting or not adopting the policies. A positive im- pact is assumed without a factual analysis. In light of the above comments, and in the absence of spec~ fic performance criteria, it is likely that such an economic analysis would demonstrate a long-term negative economic impact due to the subject policies as drafted. ALTE,~NATIVES TO THE, PROPOSEDACTION CEOA provides that the project EIR "describe all reasonable alternatives to the project, which could feasibly attain the basic objectives of the project, Planning Commission November 21, 1979 Page 3 andW~y they were rejected in favor of the ultimate choice." The intent is to identify and analyze alternatives which are capable of substantially reducing or eliminating any significant environmental effect of the proposed project. Growth management involves a number of techniques related to numerous ob- jectives. A list of some of the growth management techniques availahlc is attached for reference. A full discussion would not be possible in this co~.~nentarv nor would it be advisable for the subject EIR. It would seem essential~ however, that the EIR achnowledge alternative growth management techniques in general and support their utilization to the extent that grm~thmanagement objectives could be achieved with a resulting decrease in significant negative environmental effects. it should be noted that CEQA specifically requires that the project sponsor document reasons why the project is justified now, rather than reserving an option for further, more specific alternatives. ~TIC~TION H~KSURES PRmPOSED TO~NIMIZE ~ SIGNIFICANT EFFECTS CEQAprovides that the EIR described any significant, avoidable, adverse Lmp. acts associated with the project and describe the measures which could be utilized to minimize those impacts. Measures which are not included in the project as drafted but which could reasonably be expected to reduce adverse impacts must be addressed. The guidelines are specific to the fact that the "discussion shall include an identification of the acceptable levels to which impacts will be reduced, and the basis upon which such levels were identified." There are both short-term and long-term significant negative environmental effects of the subject policies as currently proposed mitigation measures are appropriate. It must be emphasized that stating that mitigation techniques should be considered in the context of subsequent specific develop- ..nent projects , as the draft EIR does, is not appropriate in itself since such an action automatically precludes the ability to mitigate those certain significant environmental effects (e.g., long-term effects) which are a consequence of the subject project, that is to say that environmental im- ,acts of specific phasing sequence cannot be adequately mitigated when }olutions are limited to a land development project located in a predeter- mined phase. It is the spirit and intent of CEO3 by the EIR be adequately addressed on its own account or provide for the direct mitigation of impacts ~,here appropriate. Fmclosed you ~11 find a document entitled: "Proposed Addition to Proposed Statements of Growth Control Policies" as prepared by Cadillac Fairview ?omes West. The document is provided herein as input to the EIR process in the fo~nn of a reco~nended mitigation measure for adoption in conjunction :.:ith the final EIR. The intent would be to incorporate the wording into the proposed GrCvth Control Policies being considered by the City of Chula Vista. 'Fne inclusion represents a "mitigation measure" establishing performance criteria based upon the City's growth control objectives as we understand Planning Commission November 21, 1979 Page 4 them. ~he mitigation techniques would relate to all of the enviro~nental e[fects identified herein and in the draft EIR. In practice, the revised policies would insure attainment of growth management goals while providing the mechanism to exercise discretionary powers when variation from specific sequeucing or use of an alternative growth management technique (i.e., "Alternative Project") has demonstrated merit. State guidelines require that a public agency not approve a project £or which an EIR had been completed which identifies one or more significant effect o£ the project ~nless "changes or alterations which have been re- quired in or incorporated into, the project which mitigate or avoid the significant environmental effects of thereo£ as identified in the final EIR. Based L~on the comments and considerations outlined herein, we respectively request that the final EIR establish the proposed mitigation technique for incorporation into the Growth Control Policy contemplated by the City. Representatives o£ Cadillac Fairview Homes West shall be in attendance at the Planning Commission's November 28, 1979 Public Hearing. We plan to address the Commission on the subject at that time. Sincerely, CADILLAC FAIRVI~ H~S ~obert L. Santos Project Director cc: Chula Vista City Council (5) Douglas D. ~eid, F~vironmental Coordinator PROPOSED ADDITION TO PROPOSED STATE~MNTS OF GRC~rH-CONTROL POLICIES (For inclusion under the heading of PRINCIPAL PROPOSALS OF ~fHE PLAN at the conclusion of proposed Growth-Control Policies) General Growth and Development Schedule Variation Criteria The growth policies of the Chula Vista General Plan divide lands into two general categories, those in the current development sequence and those held in reserve for a future development phase. Lands designated in t~e latter category may be subject to any level of city planning, but no implementation of the resultant plans may be undertaken tmtil implementa- tion is permitted by the growth policies, or its reserve status is modified by a formal action of the city council. The approval of such modification will be based upon the degree to which the following criteria, as appli- cable to the project, are satisfied: 1. Adequate public facilities, schools and utility capacities exist or have been planned and budgeted to adequate capacity and will be available at the time needed for development. 2. That provisions for funding capital improvement program expenditures have been made, and operations/maintenance expenditures for the project will be matched by incoming revenues. 3. Existing or planned and budgeted traffic and/or transit facilities will permit access to employment and activity centers without incre- mentally exceeding the area's transportation facility capacities. 4. Implementation of land uses will give consideration to a broad mix of housing opportunities, including those for moderate income families. 5. Natu~'at hazards can be adequately mitigated. 6. Natural resources are either of minimal significance or can be adequately preserved. 7. Implementation of land uses will provide increased recreational opportunities to residents of the City of Chula Vista. 8. The overall project design will be an emhanced comprehensive planned co~m~unity structure with a full range of community components. 9. Implementation of land uses will include energy conservation techniques. Property shall be considered in a current development sequence upon council approval of a comprehensive report addressing satisfaction of the above criteria. The approval may also be in the fora of a formal amendment to the General Plan, the adoption of a Specific Plan, or an annexation agreement. GROWTH MANAGEMENT TEChNIqUES Planning Controls 1. General Plan and its elements 2. Specific Plans 3. Annexation including Timed and Conditional Boundary 4. Capital Improvement Progranming Public Acquisition 1. Fee simple acquisition (park, open space, greenbelt) 2. Land banking 3. Compensable regulation 4. Less than fee simple acquisition Public Improvements 1. Location of facilities to influence growth 2. Access to existing facilities Environmental Controls 1. Floodplains, stream valleys, wetlands, shorelands, slopes, mountain areas 2. Critical areas 3. Other special protection areas 4. Pollution controls 5. Development rights transfer 6. Restrictive covenants and other agreements running with the land Zoning Techniques 1. Conventional zoning 2. Conditional zoning 3. Contract zoning 4. Planned unit development (PUD) 5. Flexible (cluster, average density) zoning - 2 - Zoning Tec~miques (Continued 6. Perfomance standards 7. Bonus and incentive zoning 8. Floating zones 9. Special permit 10. Variance 11. Conventional subdivision regulations 12. Planned co~nunity zoning 13. Inclusionary zoning City Planning Commission pag: 5 Agenda Items for ~eeting of November 28, 1979 3. PUBLIC HEARING: Conditional Use Permit PCC-80-9 - Request to conduct retail sale of convenience food items and beverages in existin9 service station at the southwest corner of Bonita Road and Ota~ Lakes Road - Atlantic Richfield Compans A. BACKGROUND 1. The applicant is requesting permission to conduct a limited retail sales operation involving previously prepared food items in conjunction with an existing service station located at the southwest corner of Bonita Road and Otay Lakes Road in the C-C-D zone. 2. An Initial Study, IS-80-27, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on November 12, 1979, who concluded that there would be no significant environmental effects and recon~ended that the Planning Commission adopt the Negative Declaration. B. REC~HENDATION 1. Adopt the Negative Declaration on IS-80-27 and find that this project will have no significant environmental impact. 2. Based upon the findings contained in Section "E" of this report, adopt a motion to approve the request for conditional use permit PCC-80-9, subject to the following conditions: a. Food merchandise shall be limited to previously prepared foodstuffs and shall not include the use of cooking or warming devices. b. No space outside the sales office shall be used for the display of the merchandise indicated in this application. Display for beer and wine shall be further limited to one cooler box (approximately 5 ft. wide and 7 ft. high). c. Signs identifying the sale of non- automobile oriented merchandise shall be limited to two non-illuminated wall signs, neither of which shall exceed 39 square feet. Such signs shall not list the items being sold but may identify the subsidiary use by a denotation such as "fast snacks" or "mini-shop." d. Storage for the merchandise indicated in this application shall be limited to the enclosed storage room located adjacent to the mini- shop (approximately 8' x 14'). C. DISCUSSION 1. Existing site characteristics. The subject property is a half acre service station site located at the southwest corner of Bonita Road and Otay Lakes Road. The service station, which was constructed approximately ten years ago, contains 1600 sq. ft. with a sales office of 150 sq. ft. The pump islands are located adjacent to Bonita Road. page 6 City Planning Commission Agenda Items for Meeting of November 28, 1979 2. Proposed use. The applicant wishes to conduct a limited retail sales operation involving previously prepared foods and sundries, such as, dairy products, tobacco goods, beer and wine, candy, bakery goods and other items normally found in convenience stores. For this purpose the applicant proposes to remodel the interior of the sales office by installing an upright cooler and sales counter. He also proposes to install two wall mounted signs on the building. The non-illuminated signs, measuring 3' x lO½' and 3' x 13' are proposed to be located over the windows in the area of the sales office and will read "Fast Snacks." The applicant also is proposing a 31 sq. ft. addition to the pole sign to identify the "fast snacks" operation. 3. Previous requests. a. In November 1977, the Planning Commission granted two similar requests (PCC-78-3 and PCC-78-6) to the Atlantic Richfield Company allowing the sale of previously prepared foods at two service station sites located at Broadway and "E" Street and Third Avenue and "L" Street. The sale of beer and wine was prohibited. b. In April 1979, the City Council, acting on an appeal by the applicant, approved the sale of beer and wine at the two service station sites. The Planning Commission had denied the request by a vote of 6-1. The two service stations have since been operating, without incident. D. ANALYSIS 1. This application is very similar to the two previously approved requests. The location of the mini shop and the items offered for sale are the same as in the other requests. On the basis of the favorable experience with the two earlier approvals, staff supports a similar approval at this location. 2. Signs on the other two ARCO stations were limited to the two non-illuminated wall signs. Inasmuch as the food and sundries sales are intended to provide a ser- vice only to motorists stopping for gas, it is inappropriate to include a "fast snacks" sign on the pole sign. E. FINDINGS 1. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the oom,~nity. The increased availability of retail products will provide a service to motorists patronizing the service station. 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 i~urious to property or improvements in the vicinity. The limited operation and conditions of approval will minimize any detrimental effect. pa~e 7 City Planning Commission Agenda Items for Meeting of November 28, 1979 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposed use will be located within an existing structure which will be remodeled upon the issuance of a building permit. 4. That the granting of this conditional use will not adversely affect the general plan of the city or the adopted plan of any governmental agency. The proposed use is consistent with the General Plan designation of this area as Retail Commercial. CHULA VISTA COMMUNITY ~. GOLF COURSE (R 3 \ \ VACANT PREZONE 'x \ EXISTING ~' ~' ~ SER~CE ~ ~ROPOSED ~ ADMA RE~GANIZA~ON x ~ SFD SHOPPINGx, CENTER ' SFD ~ t ~ ~ FEED ~ ~ ~ BARN ~~ ~ -NORTH xx , [ REOUE~ TO SALE ~ ~ FOQD ~ND BEVERAGES ~ ~ ~ ~ X IN EXI~ING GAS ~ATION.;~ ~ ~ ~ X NEGATIVE DECLARATION PROJECT TITLE: Atlantic Richfield Mini Store Project Location: Southwest corner of Bonita Rd. & Otay Lames Rd. Project Proponent: Atlantic Richfield Co. 1786 W. Lincoln Anaheim, CA 92801 CASE NO. IS-80-27 DATE: November 12, 1979 A. ,Project Setting The project is located within an existing service station at the southwest corner of Bonita Rd. and Otay Lakes Rd. This site is presently developed and there are no substantial natural or significant cultural resources present. The nearest known geologic fault is approximately 2800ft. west of the project. Adjacent land uses include Bonita Rd., a restaurant and golf course to the north, Otay Lakes Rd. and agriculatural land to the east, a shopping center to the south, and a bank to the west. B. Project Description The applicant proposes to locate a small retail food sales area within an existing service station. This project requires a conditional use permit to authorize a change in land use and is therefore not exempt from environmental review. Most of the physical work in the project involves interior remodeling, the placement of wall shelving, racks, coolers, counters, etc. C. Compatibility with zoning and plans The proposed land use change is in conformance with the C-C-D zoning of the property and the retail commercial designation shown on the General Plan. D. Findings of insignificant impact 1. The projec~ is void of any significant natural or manmade resources and the nearest known geologic fault is approximately 2800 ft. west of the project. 2. The land use as proposed is consistent with the land use element of the General Plan and the project is not anticipated to achieve short term to the disadvantaqe of long term environ- mental Goals. 3. Project implementation is not anticipated to result in any impacts which could interact to create any substantial cumulative effect on the environment. 4. The project will not cause the emission of any harmful substance which could prove detrimental to the health or welfare of humans. E. Consultation 1. Tndividuals & Organizations City of Chula Vissa D.J. Peterson, Director of Planning Bill Ullrich, Assoc. Eng. Ted Monsell, Fire Marshal Gene Grady, Director of Building & Housing Merritt Hodson, Environmental Control Comm. Applicant - George Ryan 2. Documents IS-78-17 City of Chula Vista General Plan (Seismic Safety Element) The [nitfal Study Application and evaluation forms documenting the findinq~s of no si~nificant impact are on file and available for public review at the Chula Vista Planning Dept., 276 4th Ave., Chula Vista, CA. ,.? : ../ ~NVIR(~IENTAL REVIEW COORDINATOR EN 3 (rev. 5/77) -/5 ..... ~' :" ', ...... ,,~ ,~," ' , ..., ,-.,.. . ~ :'. ..,,,, . ~-~ ..,,~... '.,~,..~.~, ~.,, -...~.,.:.- CHUL~ VISTA  '~, GOLF COURSE ~ CUUB , I , City Planning Commission page 8 Agenda Items for Meeting of November 28, 1979 4. PUBLIC HEARING: Condit!onal Use Permit PCC-80-7 - Request to construct Community Center within the Otay Elementary. Sc~o~ property at 1651 Albany Street - County of San A. BACKGROUND 1. This item involves an application for a conditional use permit filed by Tomas F. Esquivel representing the County of San Diego and requesting approval of constructing a community center on a portion of property within the Otay Elementary School site located at 1651 Albany Street in the I-L zone. 2. The Board of Trustees of the Chula Vista City School District, meeting as the responsible agency with respect to CEQA requirements, reviewed the Negative Declaration (EAD-77-7-70) issued on the project and found that there would be no significant environmental impacts. B. RECOMMENDATION Based on the findings contained in Section "E" of this report, adopt a motion to approve the request, PCC-80-7, subject to the following conditions: 1. The area designated on the plan for future parking shall be paved and striped as part of the initial construction of the community center. 2. The site plan and architecture of the center shall be subject to the approval of the Director of Planning. 3. Heavy screen planting shall be utilized along the entire south property line. C. DISCUSSION 1. Adjacent zoning and land use: North I-L Otay neighborhood park South I-L SDG&E substation and industrial East I-L Industrial West R-1 (Co.)Single family dwellings 2. Existing site characteristics. The school site is a 9.37 acre level parcel located on the east side of Albany Street approximately 290 feet north of Main Street. The single story school of contemporary design is situated in the middle of the westerly half of the property. The school parking area is located in front of the school with driveways on the north and south sides of the property. The rest of the site is turfed except for a paved playground area behind the school. page 9 City Planning Commission Agenda Items for Meeting of November 28, 1979 3. Proposed community center. The southerly property line jogs 100 feet to the south at a point 300 feet east of the street. It is in this vicinity that the applicant proposes to construct a single story (29 feet high) 5,000 sq. ft. community center with future expansion contemplated to include a 3,850 sq. ft. gymnasium. The area along the southerly property line between the street and the community center is proposed to be paved and striped for 22 parking spaces at the time the center is expanded. No parking is proposed for the first phase. The center, once completed, will provide indoor recreational and social activities which will include arts and crafts for senior citizens, dance instruction and presentations, day care facilities for mothers attending classes, a meeting room and "meals on wheels." The center will be open daily for approximately 12 hours. 4. Architecture. The contemporary architecture of the center is intended to be compatible with the school building. The building will have a stucco exterior with some wood trim and columns. The roof is proposed to be constructed of flat clay ~ed tile. The raised area of the building is located over the interior corridor. The future expansion will extend the raised feature over the gymnasium, however, no specific plans for this expansion have been submitted to date. The development is subject to site plan and architectural approval by the Chula Vista City School District. D. ANALYSIS 1. The proposed use will offer a community service to the residents of Chula Vista, Otay and Castle Park. While the project is technically located on the elementary school grounds, the operation is isolated at the south end of the site in an area not presently utilized. The elementary school district has determined that the operation will not conflict with their use of the school. 2. The community center will generate traffic to the site and create a need for parking. The present school facility has adequate parking for present school activities but not for this expansion. Therefore, the area designated as future ~arking should be provided with the construction of Phase I. The design of the ~arking area, including pedestrian access to the building, will require modifica- ,ion. 3. It is staff's opinion that the contemporary style and proposed color scheme of the building need additional refinement to be compatible witi~ the adjacent elementary school. Accordingly, it is staff's recommendation that architectural approval be subject to approval by the Director of Planning with the understanding that the matter be brought back to the Planning Commission l~ the architect and staff cannot resolve the matter. 4. The community center abuts several industrial land uses to the south which were not required to screen their storage areas by either solid fencing or landscaping when they developed in the county. In order to screen the industrial ac~:ivities from the proposed community center it becomes hecessary to require heavy screen planting with the construction of this project. City Planning Commission page l0 Agenda Items for Meeting of November 28, 1979 E. FINDINGS 1. That the proposed use at the particular location is necessc~y or desirable to provide a service or facility which will contribute to the general wcZ1 being of the neighborhood or the community. The proposed use will offer a service to the residents of Otay, Castle Park and south Chula Vista in a location which presently serves the area. No similar service is provided in the immediate vicinity. 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 conditions of approval will insure that such use will not be detrimental or injurious to persons or property in the neighborhood. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposed development will require the issuance of a building permit. 4. That the granting of this conditional use will not adversely affect the general plan of the city or the adopted plan of any governmental agency. The General Plan recognizes the need for this type of use to serve the needs of the community. I T~dVIA RINDO I I TREMONT SAN DIESO COUNTY -- CHULA VISTA OTAY PARK SFD I I · · MONTGOMERY ST · ~ i~l .,~ ~,.,. o~.~.~.~.oo~ ~.,c~.,,. I I~ ~1 , I 1~ ~ ,~ ---~ ZENITH ~ a ~ ////// i I ~ - CO. I I I / ~ ~ ~ ~[ soo ~E , *~,,,~1 -- SUBSTATION ALPHA I MAIN ST ILOCATOR ~ IPCC-OO-7 NORTH ICOaaUm~ ~WlTHIN SCHOOL O~ pane ll City Planning Commission Agenda Items for Meeting of November 28, 1979 5. PUBLIC HEARING: Consideration of precise plan for construction of two industrial buildings on the west side of the 900 block of Industrial Boulevard in the I-P zone - RTA International A. BACKGROUND 1. The applicant has submitted a precise plan for a two-phase industrial development of a 3.84 acre parcel located on the west side of the 900 block of Industrial Boulevard opposite Moss Street in the I-P zone. 2. An Initial 'Study, IS-80-17, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on November 8, 1979. The Committee concluded that there would be no significant environmental effects and recommended that the Planning Commission adopt the Negative Declaration. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-80-17 and find that this project will have no significant environmental impact. 2. Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve the precise plan, PCM-80-10, subject to the following conditions: a. The billboard and power pole providing service to the billboard shall be removed as part of Phase I. b. The curb openings in Phases I and II shall be widened to 30 feet. c. A six foot high view obstructing fence shall be installed along the north side of the driveway between the single family dwelling and industrial building. The fence shall extend from the front setback line 25 ft. westerly to the trash enclosure. c. One onsite fire hydrant is required; the size and location shall be subject to the determination of the Fire Marshal. d. Exterior lighting shall be shielded to prevent excessive glare on adjacent properties or rights of way. e. The building facades shall be enhanced by appropriate use of limited accent colors (as at the joints between concrete panels). C. DISCUSSION 1. Adjacent zoning and land use. North I-P Truck crops and single family dwellings South M-H-P Mobile home park East County Railway and industrial West Interstate 5 freeway pag~ 12 City Planning Commission Agenda Items for Meeting of November 28, 1979 2. Existing site characteristics. The subject property is a level 3.84 acre parcel presently used for truck crop farming. The site is developed with a single family dwelling, detached Garage, two storage sheds and a billboard which is located on the southwest corner of the property. Industrial Boulevard is paved and there is curb and gutter in front of the property, but there is no sidewalk. There is a wooden fence along the southerly property line for the first 120 feet and a chainlink fence from that point, which also extends around to the rear (west) property line. 3. Proposed development a. The applicant proposes to develop the property in two phases. The first phase will involve the removal of the two storage sheds, garage and billboard; however, the single family dwelling will remain. Proposed for construction during Phase I is a 60,192 sq. ft. one story (22 feet high) industrial building which will be used as a wholesale appliance distribution center. The 132~ x 456' building, which includes a showroom, offices and warehouse space, will be located 15 feet from the south property line (the code requires a 50 foot setback adjacent lo residential areas), 30 feet from Industrial Boulevard and a minimum of 20 feet from the freeway. The required 60 offstreet parking spaces will be located on the north side of the building and will be served by a single two way driveway located between the house and the industrial structure. The remaining area to the west of the house will be either landscaped or used for farming. b. The second phase, which is scheduled in 5-10 years, will involve the construction of a 19,040 sq. ft. warehouse addition at the northwest corner of the original building. The addition will cause 39 parking spaces to be removed, along with the single family dwelling. The area occupied by the dwelling will be devoted to 58 parking spaces, bringing the total parking to 79 spaces. The amount of parking meets the requirements of the code for the 79,232 sq. ft. structure. 4. Architecture and signing. The building is a conventional industrial building constructed of smooth face, painted concrete. The exterior color will be light beige. The warehouse doors, located on the north side of the building, will be painted spice tan. The tuont elevation will have medium bronze plate glass windows and a portion of the building will be sandblasted textured concrete. Wall signs measuring 4' x 25' (100 sq. ft.) are proposed on the east and west elevations. D. ANALYSIS 1. The proposed structure represents a standard industrial design, devoid of any significant architectural features. However, the building is very clean in appearance and appears to be quite functional for the proposed use. The proposed setbacks will provide ample landscaped areas to soften the otherwise plain exterior. The exterior building elevations should be enhanced by the appropriate use of accent colors. An example of this can be seen in the industrial park across the freeway from the subject property. page 13 City Planning Commission Agenda Items for Meeting of November 28, 1979 2. The request for a reduction in the required 50 foot side yard setback to 15 feet will not, in staff's opinion, adversely affect the adjoining mobile home park use which has R.V parking, travel trailers, and storage located adjacent to the common property line. In addition there are a number of large o!~ander shrubs located along the property line. There are no openings on the south side of the building and the landscaping, once mature, will soften the exterior of the building. The building, being north of the mobile home park, will not affect sunlight available to the park. The zoning wall which is required between residential and industrial zones should be waived since a solid wall would reduce the amount of air and light available to the plant materials in the side yard. Landscaping for the side yard area should have 24" box trees and shrubs in 15 gallon size to create a mature appearance as rapidly as possible. 3. Staff is recommending the installation of a 6 ft. high fence adjacent to the north side of the driveway between the single family residence and the industrial building to provide screening from the parking during the operation of phase I. E. FINDINGS 1. That such plan 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 proposed setbacks and areas devoted to landscaping will result in an attractive industrial development. 2. That any exceptions granted which deviate from the underlying zoning requirements s~ll be warranted only when necessary to meet the purpose and application of the P Precise Plan Modifying District. The reduction in the required 50 foot side yard setback to 15 feet will enable the applicant to orient the loading docks and activity areas associated with industrial use away from the adjoining residential use. The 15 foot setback will permit the area to be landscaped with plant materials which will soften the exterior appearance of the building and the waiver of a zon~ag wall along that property line will provide light and air necessary for the growth of such plant material. Since no openings are located on that side of the building, the adjoining property will not be subject to any adverse activity. 3. That such plan satisfies the principles of the application of the P modifying district as set forth in Section 19.46.041. The subject property is located along a designated scenic route (I-5). The amount of landscaping proposed on the project will enhance this entrance to the city. 4. That approval of this plan will conform to the general plan and the adopted policies of the city. The proposed use is consistent with the General Plan designation for this area. FUN FOR ~ '~ '/ \\ BREHTWOOD \ (.~ MOBILHOklE PARK . \ I00' 20o' ~0o' NORTH o' ~ NEGATIVE DECLARA' .ON PROJECT TITLE: RTA International Industrial Park Project Location: 900 block of Industrial Blvd. Project Proponent: RTA International 205 W. 35th National City, CA 92050 CASE NO. IS-80-17 DATE: November 8, 1979 A. Project Setting The proposed project involves 3.84 acres of property located between I-5 and Industrial Blvd. at Moss St. Current uses of the site include one single family dwelling fronting on Industrial Blvd. and a billboard sign located at the southwest corner of the property. The land is presently being utilized for truck crop farming. An unimporved portion of Moss St. borders the northerly property line, however, this right-of-way has been recently vacated by the City. Adjacent land uses include; truck crop farm land with two existing dwellings, freeway on and off ramps and a commercial recreation center to the north, Industrial Blvd. and the S.D.A. & E railway right-of-way to the east, a mobile home park to the south and I-5 to the west. There is a general lack of natural or man-made resources due to the aqricultural use of the land and there have not been any geologic hazards identified within the vicinity. Expansive soils may be present on the site. Future development is planned for property directly north of this site but will require further environmental review. B. Project Description The applicant proposes to construct an industrial complex to be completed in two phases. The first phase will involve the southern portion of the site for the construction of a 60,192 sq. ft. building to house RTA International, a wholesale .appliance distribution center. Several offices, a showroom, and a large warehouse to be located 15 ft. from the southerly property line are proposed. In addition, 60 parking spaces are shown on the plan.. Phase II, which is anticipated to be developed in approximately 5-10 years, will entail the construction of an additi, onal 19,040 sq. ft. of warehouse floor space. Parking for a total of 79 vehicles will ultimately be provided. C. Compatibility with zoninc and plans The proposed industrial complex is in basic Conformance with the I-P zone although the applicant is requesting a reduction of the building setback from 50' to 15' adjacent to the residential property to the south. This request will be included in the precise plan review. The proposed project is not inconsistent with the industrial land use designation on the General Plan. D. Identification of environmental effects 1. Soils A soils investigation submitted by the applicant indicates that expansive soils are present on site. To ensure stable construction, the recommendations contained within the report shall be incorporated into the project. 2. Noise Staff conducted noise readings at a location approximately 250 ft. from the I-5 freeway right-of-way along the south property line to determine the present ambient noise levels affectina+~he adjacent mobile home park. An average reading of L10=6~_~ dBA was recorded at 2:45 p.m. on November 6, 1979. The applicant has indicated that rooftop air conditioning units are planned for the showroom and office areas adjacent to the south property line. Although present noise levels are relatively high the potential for adverse noise generation exists. There shall be adquate soundproofing of the air conditioning units to conform to the performance standards listed in the Chula Vista Municipal Code (Sec. 19.66) 3. Aesthetics The project is highly visible from I-5 freeway and will require adequate visual screening of parking areas either by solid fencing along the westerly property line or substantial land- scaping with screening characteristics. The "Scenic Highways" element of the General Plan has designated this area one of the "gateways" to the city and therefore requires that heavy emphasis be placed on substantial landscaping adjacent to the freeway right-of-way. Parking lot liqhting and security lighting create the potential for excess gla~e onto the adjacent residential area to the south and the public right-of ways. These lights shall be shielded to reduce the amount of glare. The precise plan process shall ensure that the above effects are mitigated. E. Mitigation necessary to avoid significant impacts 1o Recommendations contained within the soils investigation submitted by the applicant shall be incorporated into the project to ensure stable construction. 2. Air conditioning units shall be screened and soundproofed to conform to the perofrmance standards listed in the Chula Vista Municipal Code. (Sec. 19.66) 3. Substantial landscaping shall be installed adjaceJt to I-5 freeway and shall be in conformance with the "Scenic Highways" element of the General Plan. 4. Exterior parking lot lights and security lights shall be shielded to prevent excessive glare on adjacent properties or right-of-ways. F. Findings of insignificant impact 1. The project is void of any significant natural or m~nmade resources and there are no known geologic hazards within the vicinity. Expansive soils have been found to be present, however, potential impacts can be mitigated. 2. The proposed industrial complex is in conformance with the General Plan and associated elements nor will short term goals be attained to the disadvantage of long term environmental goals. 3. Potential impacts that have been identified can be mitigated to an acceptable level and none are anticipated to occur which would interact and result in a substantial cumulative effect on the environment. 4. The project will generate considerable vehicle traffic but will not result in overloading adjacent streets. No threae to human life will occur due to project implementation. Although the proposed is industrial it will not result in the emission of any hazardous waste materials or pollutants· G. Consultation Individuals & Organizations City of Chula Vista - D. J. Peterson, Director of Planning Bill Ullrich, Assoc. Eng. Gene Grady, Director of Building & Housing Ted Monsell, Fire Marshal Merritt Hodson, Env. Control Commissioner Roderick F. Wright - Agent for the applicant Documents IS-75-48 Rezoning Iv5 & L St. IS-78-36 Rezoning from R-3 to R-3-L(M) IS-78-32 Abandonment of Moss St. 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. EMVIR~ REVIEW COORDI[~ATOR ~, EN 3 (rev. 5/77) City Planning Commission pag£ 14 Agenda Items for Meeting of November 28, 1979 6. PUBLIC HEARING: Consideration of tentative subdivision map for Chula Vista Tract 80-6, Santa An~ela Condominiums, 166 Third Avenue - Frank C. Won9 A. BACKGROUND 1. The applicant has submitted a tentative subdivision map for Santa Angela Condominiums, Chula Vista Tract 80-6, for the purpose of subdividing 0.97 acre into a one lot, 28 unit condominium project at 166 Third Avenue in the R-3 zone. 2. An Initial Study, IS-79-55, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on June 28, 1979. The Committee concluded that there would be no significant environmental effects and recommended that the Planning Commission adopt the Negative Declaration. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-79-55 and find that this project will have no significant environmental impact. 2. Based on the findings contained in Section "D" of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for Santa Angela Condominiums, Chula Vista Traot 80-6, 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. DISCUSSION 1. Existing site characteristics. The subject property is a 42,400 sq. ft. through lot consisting of three level parcels located between Third Avenue and Landis Avenue, approximately 340 feet north of "E" Street. The northerly two parcels are vacant and the third parcel iscurrently developed with 10 apartment units and an older large single family structure that is presently devoted to multiple family use. The large dwelling is representative of the Queen Anne style of Victorian architecture common during the late 19th and early 20th centuries. 2. Proposed development. a. The applicant proposes to remove all of the existing buildings and construct a 28 unit condominium project on the property. The new units, all two bedroom, will be located in four buildings, which are a combination of two and three stories. The buildings will be located 60 feet back from both Third Avenue and Landis. It should be noted that the buildings closest to Landis will page 15 City Planning Commission Agenda Items for ~leeting of November 28, 1979 be two story, with the three story portion set back approximately 90 feet from ~i~e Landis Avenue easterly curb line. A swimming pool will be provided in the court- yard surrounded by the four buildings. The buildings are primarily three stories in height with portions only two stories and portions two stories over parking. The units are combinations of flats and townhouse designs. Parking is located on the east and west sides of the building, with 23 spaces adjacent to Landis Avenue and 25 spaces adjacent to Third Avenue, for a total of 48 spaces. Twenty-eight of the spaces are in carports. Access is provided by single two-way driveways from each street. b. In August 1979, the Design Review Committee reviewed and approved the proposed development subject to conditions set forth in the Negative Declaration regarding the historical aspects of the Victorian structure. 3. Storage plan. The applicant has submitted a storage plan for the development. Each of the single story ground floor units will have 260 cu. ft. of adjacent storage built into the patio areas. The townhouse units will each have 168 cu. ft. of adjacent storage built into patios or balconies. A separate storage room will be divided into 28 individual storage spaces providing 72 cu. ft. for each unit. Each of the townhouse units will be assigned a storage space within the storage room, giving each unit a total of 240 cu. ft. of storage. Thus, the total amount and location of the storage exceeds the requirements of the code. 4. Other requirements. The developer was informed of other city requirements relating to fees and improvements at the subdivision conference meeting held on October 29, 1979. D. FINDINGS Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Santa Angela Condominiums, Chula Vista Tract 80-6, is recommended for approval based on the following findings: 1. The site is physically suitable for residential development and the proposed development conforms to all standards established by the City for such project. 2. The design of the subdivision will not affect the existing improvements: streets, sewer, etc., which have been designed to avoid any serious health problems. 3. The subdivision is consistent with the General Plan Elements as follows: a. Land Use Element - The General Plan designation for 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 consistent with this desig- nation. page 16 City Planning Commission Agenda Items for Meeting of November 28, 1979 b. Circulation Element - The adjoining streets are improved to handle the present traffic flow. c. Housing Element - While the removal of older multiple fancily units will reduce the city's apartment stock, the ne~ development 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. d. Conservation, Open Space and Parks and Recreation Elements - No parks are planned on the site and the developer will be assessed fees in lieu of park land dedication. e. Noise Element - The property is not subject to objectionable noise levels. f. Seismic Safety and Safety Elements - The development is not adjacent to or on any known fault systems. g. Scenic Highways Element - The site does not abut a Scenic Highway or gateway. h. Bicycle Route Element - No bicycle routes are proposed adjacent to the site. i. Public Buildings Element - No public buildings are proposed on the site. -- CONDITIONED -- NEGATIVE DECLARATION PROJECT TITLE: Santa Angela condominiums Project Location: 166 Third Ave. Project Proponent: Santa Angela Condominiums 3434 Fourth Ave. San Diego 92103 CASE NO. IS-79-55 DATE: June 28, 1979 A. Project Set.ting 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 family dwelling that has been converted into a multiple family structure. This main building located on the subject property is in the conservative Queen Apne 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 for 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. kroject 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 the Chuta Vista General Plan and associated elements. D. Identification of environmental effects 1. Soils According to the City Public Works 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 projecting 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. The most significant decorative detailing occurs at the 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 anqled 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. E. Mitiggtion measures necessary to avoid significant impact (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. 2. The level of impact due to this project is so minimal that no cumulative impact on natural or man made resources 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 goals 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 Do J. Peterson, Director of Planning Bill Ullrich, Assoc. Civil Eng. Gene Grady, Director of Bldg. & Hsg. Kenneth G. Lee, Current Planning Supervisor 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. Plng. Dept. Highway noise - a design guide for highway engineers (Report 117) 1894 Plot of Chula Vista Marquez Apts - IS-76-33 2. The level of impact due to this project is so minimal that no cumulative impact on natural or man made resources 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 goals 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, Director of Planning Bill Ullrich, Assoc. Civil Eng. Gene Grady, Director of Bldg. & Hsg. Kenneth G. Lee, Current Planning Supervisor 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. Plng. Dept. Highway noise a design guide for highway engineers (Report 117) 1894 Plot of Chula Vista Marquez Apts - IS-76-33 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. TAL REVIEW COORDINATOR EN 3 (rev. 5/77)