HomeMy WebLinkAboutPlanning Comm Reports/1982/10/20 A G E N D A
City Planning Commission
Chula Vista, California
Wednesday, October 20, 1982 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
ORAL COMMUNICATIONS
1. PUBLIC HEARING: Proposed amendments to the text and plan diagram of
the E1 Rancho del Rey Specific Plan
2. PUBLIC HEARING: EIR-79-6(ib) Proposed Rayne Water Systems/UOP Fluid
Systems Water Treatment Facility
3. PUBLIC HEARING: Consideration of General Plan Amendment GPA-83-3 to
redesignate 3 acres at the southwest quadrant of
"J" Street and Bay Boulevard from "Parks and Public
Open Space" to "Research and Limited Industrial"
DIRECTOR'S REPORT
COMMISSION COMMENTS
To: City Planni-~ Commission -
From: Bud Gray, Director of Planning
Subject: Staff report on agenda items for Planning Con~nission
Meeting of October 20, 1982
1. PUBLIC HEARING: Proposed amendments to the text and plan diagram of the E1 Rancho del Rey Specific Plan
A. BACKGROUND
1. During the past four years, the City of Chula Vista has approved several
Sectional Planning Area (SPA) Plans for the development of the area governed
by the E1 Rancho del Rey Specific (Development) Plan. These Plans, in effect,
have brought about minor refinements to the text and plan diagram of the
Specific Plan.
2. The proposed amendments are designed to bring the text and diagram of the
Specific Plan and the contents of the approved SPA Plans into a state of
substantial congruency.
B. RECOMMENDATION: That the Commission:
1. Find that EIR-78-2, E1 Rancho del Rey, adequately addresses the
proposed amendments and that there will be no substantial adverse
environmental impact resulting from the implementation of these
amendments.
2. Recertify EIR-78-2 and note that the information contained in the
EIR and addendum will be considered when making a decision on
the proposed General Plan Amendments.
3. Recommend that the City Council adopt the proposed amendments to
the text and plan diagram of the E1 Rancho del Rey Specific Plan.
(The proposed textual and diagrammatic amendments are embodied in
the attached exhibits, A and B, respectively.)
C. ANALYSIS
1. Section III H of the E1 Rancho del Rey Specific Plan controls the use of
SPA Plans within the E1 Rancho del Rey Community, and anticipates that the said
SPA Plans will incrementally refine the provisions of the Specific Plan. The
proposed amendment, therefore, would merely formalize refinements which are
already de facto, and should be regarded as "housekeeping" in nature.
2. The following principal changes are reflected by the proposed amendments
to the E1 Rancho del Rey Specific Plan.
a. LADERA SPA
(1) Elimination of the proposed parksite.
(2) Enlargement of the Medium/Low, residential density area and
Elementary School site, and the Redesignation of a certain
Medium density subarea to Low density.
City Planning Commis.~'- --
Agenda Items for Meet...g of October 20, 1982 Page 2
b. RANCHERO SPA
Establishment of a parksite on the southerly side of East J Street,
and the corresponding reduction in Low Density residential territory
and natural open space.
c. RICE CANYON SPA
(1) Rearrangement of the elementary school, junior high school, and
parksites.
(2) Increase in residential density.
(3) Decrease in territorial allocations to commercial uses and
natural open space.
(4) Relocation of the fire station site.
(5) Realignment of the street pattern.
3. Since the proposed amendments would merely bring the text and diagram
of the E1 Rancho del Rey Specific Plan into a state of consistency with previously-
adopted SPA Plans, and their adoption would not bring about substantive changes,
the rationale for each of the proposed amendments can be succinctly stated.
a. Ladera & Ranchero SPAS
(1) The elimination of the proposed parksite in the Ladera SPA, and the
establishment of a proposed parksite on the southerly side of East J
Street, in the Ranchero SPA are supported by park planning and
administration considerations, as well as the arrangement of the
approved suburban form of the subject areas.
(2) The proposed enlargement of the medium/low residential density area and
elementary school site of the Ladera SPA would permit the economic use
of land which was originally allocated to park purposes. This enlarge-
ment would be consistent with the land-use pattern approved for the
Ladera SPA, as well as that approved for the adjacent Parkside SPA.
This enlargement, furthermore, would be offset by the proposed
decrease in the residential density of a certain 3-acre site,
situated within the northwesterly quadrant of East J Street and
Paseo Ranchero, from 6-10 to 2-3 dwelling units per gross acre.
b. Rice Canyon SPA
(1) The proposed rearrangement of the elementary school, junior high
school, and park sites within the Rice Canyon SPA are based upon
refinements in the land-use arrangement and platting of the neighbor-
hood in question, and reflect improvements in townscape planning and
land economy.
City Planning Commiss.~n
Agend. a Items for Meeting of October 20, 1982 Page 3
(2) The density increases proposed for the northerly subareas of the Rice
Canyon SPA are based primarily upon economic considerations, but are
vital to the development of E1 Rancho del Rey. This increase in
density and unit yield should also foster the development of much
needed affordable housing.
(3) The proposed introduction of residential uses, and the corresponding
'reduction of the area of commercial use within the southerly subareas
of the Rice Canyon SPA was originally anticipated by the El Rancho
del Rey Specific Plan. The text of the Plan, at Page 9, reads:
"Whether the subject (commercial) precinct is ultimately developed
as a regional community, or other type of commercial center, onsite
ancillary residential development should be encouraged, and
authorized at a maximum density of 18 dwelling units per gross
acre. The preplanned mixture of multiple family dwellings and
mercantile uses at East H Street and 1-805 could create a well
ordered and pleasant living-working environment."
The proposed land-use changes, therefore, are substantially consistent
with the existing provisions of the Specific Plan.
The proposed reduction in the open ,space adjacent to the commercial
precinct are supported by the projected commercial and residential needs
of the E1 Rancho del Rey Community, as well as the economic needs
of the developers thereof. These reductions would not substantially
reduce the vast open space of E1 Rancho del Rey.
(4) The relocation of the proposed fire station site would improve fire
safety within the project area, and would reduce the overall capital
cost of the proposed facility. This relocation would also foster a
more economic use. of the original fire-station site and its environs.
(5) The realignment of the proposed street pattern within the Rice Canyon
SPA is predicated upon circulatory, traffic engineering, and land-use
factors. In summary, the proposed realignment would substantially
improve the comprehensive layout of the SPA, and promote traffic safety
fluidity therein.
4. It should be noted that the proposed increases in the residential
density of E1 Rancho del Rey would increase this community's yield by less than
an aggregate of 700 dwelling units, and its projected population by less than
2100 persons. This 11.2% increase in yield would reduce E1 Rancho del Rey's
natural open space by an insignificant 45 acres.
5. Three similar housekeeping amendments to the Specific Plan have been
adopted by the City Council, and more of such should be anticipated before the
completion of the development of the E1 Rancho del Rey Community.
C. CONCLUSION
The proposed housekeeping amendments would not substantively change the E1 Rancho
del Rey Specific Plan, but would bring such into a state of substantial congruency
with previously adopted SPA policies.
Exhibit A
Textual Amendment to the E1 Rancho del Rey Specific Plan
III. STATEMENTS OF POLICY; PRINCIPLES AND STANDARDS; FEATURES AND PROPOSALS
I. Table of Translation
The following Table of Translation embodies a tabular analysis of the land
use~ and r~sidential density/~j~y~ proposed for E1 Rancho del Rey by the
textile-diagram of the Specific Plan. The table clearly reflects the plan's dual
emphases upon conservation and development.
Table of Translation
No. of
HOUSING Dwelling Units Dwelling
CATEGORIES per Gross Acre Dwelling Types Acres Units
Very Low I - 2 Residential Estates ~ ~ 238 -~ ~- 476
Single family detached
Cluster housing
Low 2 - 3 Single family detached 322 966
Single family attached
Cluster housing
Medium/Low 3 - 5 Single family detached ~l~ ~ 497 2~))~ ~' 2,485
Single family attached
Cluster housing
Townhouses
Medium 6 - 10 Single family detached )~7 ~ 216 1,870 ~- 2)160
Single family attached
Cluster housing
Townhouses
Garden apartments
Medium/High 11 - 18 Townhouses ~ ~ 4~2 '~ ~' 75~6_
Garden apartments
Low rise apartments
Sub Total )~)l~ ~1~315 ~))~ ~ 6)843
COMMERCIAL
Retail )) ~- 46
FIRE STATION 1
SCHOOLS
Elementary ~ ~- 62
Junior High ~ ~ 57
PARKS
Neighborhood ~ ~- 3_.~7
Community 19
NATURAL OPEN SPACE l~ ~' 735
TOTAL 2,272 2,272 ~))~ ~- 6~843
Proposed Changes Brought About by the Approval of the Rice Canyon, Ladera & Ranchero Spas
~z~ Proposed Deletions
///// Deletions Ministerial Changes
Addenda._ _ ..... Proposed Addenda
City Planning Commis$~ -
Agenda Items for Meeti~,~ of October 20, 1982 Page 4
2. PUBLIC HEARING: EIR-79-6(b) Proposed Rayne Water S.¥stems/UOP Fluid Systemq
Water Treatment Facility
A. BACKGROUND
1. This focused draft Environmental Impact Report was prepared under contract
with the Redevelopment Agency of the City of Chula Vista, Rayne Water Systems
(James Cappos) and WESTEC Services, Inc. This document addresses the environmental
effects of the relocation of Rayne Water Systems and UOP Fluid Systems from their
respective existing sites in the City of Chula Vista and the City of San Diego to a
proposed location on the south side of "J" Street to the east of the mean high tide
line.
2. A Notice of Preparation has been circulated through the State Clearinghouse
and to various local agencies and concerned parties. At the time of preparation of
this staff report, ten responses to this Notice of Preparation have been received.
Although the review period for the Notice of Preparation is now complete, some
responses are still being received and they will be addressed in the final EIR.
3. The scheduling of this public hearing was based upon the assumption that the
State Clearinghouse would provide a 30-day review period for the draft EIR. However,
one State agency did object to that minimal review period and therefore the Clearing-
house did require a 45-day comment period. It will be necessary, therefore, to
continue this public hearing until all comments are received from State agencies.
B. RECOMMENDATION
Open the public hearing and take testimony that is germane to the issue of the
Environmental Impact Report, and continue the public hearing until the Planning
Commission meeting of November 10, 1982. (Note the State Clearinghouse review ends
11-4-82.)
C. PROJECT DESCRIPTION
1. Location.
The proposed pmoject site is city owned property, located on the south side
of "J" Street, between the SDG&E power line right-of-way and the mean high tide line.
A storm drainage channel runs along the southern boundary of the site.
2. Rayne Water Systems
The proposed project operations will be housed within a single building
approximately 15,000 sq. ft. and 14 ft. high. Rayne Water Systems will occupy
approximately 4,000 sq. ft. of the building floor area. The operations will include
the recharging of water softener containers and the collection and delivery of
softeners to residential and commercial customers. The contents of used containers,
principally the resins, are emptied into a tank and backwashed with salt water.
This backwashing operation releases the hardness elements from the resins and
recharges them with sodium. The brine wash water containing all the hardness elements
would then be discharged directly into the Bay via a land outfall.
City Planning Commis~ ~
Agenda Items for Meeting of October 20, 1982 Page 5
It is proposed to discharge the wash water directly into the drainage
channel on the southern side of the property. Discharge quantity currently averages
about 6,000 gallons per day over a 30-day period. The existing facility averages
about 16 truck trips per day for delivery and collection of containers. Four
delivery trucks will be parked on the site within the proposed structure.
3. Fluid Systems
Fluid Systems proposes to operate a research facility for the application
and testing of the reverse osmosis process of water purification. The project's
site specifically would be used for the testing and development of various
membranes used in the reverse osmosis process for the purification of brackish
water and seawater.
Initially, about 430,000 gallons of water per day will be treated at the
project site. The source water would be obtained from a seawater well drilled to a
depth of about 30 feet below the surface. Using water from a seawater well is
preferred, overtaking water directly from the bay, due to its comparative low
level of suspended solids.
The seawater from the well would be temporarily stored in one of four
large tanks. The tanks would not be taller than the building structure.
Normally, about 20 percent of the feed water would be converted to a treated
water while 80 percent of the water contains the elements removed from the feed
water. Thus, at 430,000 gallons of water per day, 86,000 gallons of product water
would be generated and 344,000 gallons of brine water would be generated. Initially,
both the product water and the brine water would be discharged into the drainage
channel.
Fluid Systems may wish to expand their operation at some future date to treat
up to one million gallons of seawater per day. As much as 200,000 gallons of treated
water could then be generated and perhaps distributed offsite, leaving up to 800,000
gallons of brine water which would be discharged into the channel.
4. Redevelopment Agency
Rayne Water Systems is moving from its existing soft water recharging
facility at the foot of "F" Street near San Diego Bay. This requirement for a move
is due to the City of Chula Vista Redevelopment Agency's plan to convert the
"F" Street site and the surrounding area into a bayfront park. Because the proposed
"J" Street site is owned by the City of Chula Vista an exchange of the properties
can be made.
D. ANALYSIS
1. Land Use
The proposed change in land use from an established park to an industrial
development is in direct conflict with the Bayfront Redevelopment Project Plan.
Similarily, the proposed action appears contrary to policy contained within the
City's General Plan and the Local Coastal Program. From a land use planning
standpoint, the project would have a significant adverse impact.
City Planning Con~nissl~.,
Agenda Items for )~eeting of October 20, 1982 Page 6
A major area of concern, however, is the project's interface with the
adjacent Port District park to the west. Construction of the structural and
appurtenant facilities in close proximity to the park could potentially degrade
the park experience. Also, the project would contradict the goal of creating
a visually effective gateway to the bayfront along J Street by increasing the
industrial identity of the area.
2. Visual Quality/Aesthetics
The proposed project is considered to have significant visual impact
associated with the loss of open space, increased industrial elements along a
significant gateway to the Chula Vista bayfront, and the bulk and scale of the
proposed structural elements of the project. The proposed use conflicts within
the visual goals of the Bayfront Redevelopment Plan and Coastal Act Policies.
Site plan design options could mitigate some of the adverse visual elements
of the projert; however, the construction of an industrial use at the proposed site
would still have significant, unmitigable visual impact.
3.a. Geology and Soils
A limited geotechnical investigation of the site by Owen Geotechnical
Consultants Inc. has concluded that there are no serious geotechnical hazards or
unmitigable adverse impacts associated with the proposed project. Additional
subsurface analysis has been proposed to determine compactive properties of
the soil in preparation for building foundations.
3.b. Water Quality
The project will generate up to 430,000 gallons per day of discharge to
the drainage channel onsite. Ultimately 810,000 gallons per day of a concentrated
waste brine will be discharged to the drainage channel onsite. This discharge
will have all of the elements that seawater normally has except that the
concentrations per volume of water will be elevated approximately 1.25 times.
An analysis of tidal flushing in the channel has lead to the conclusion that
the discharge will not accumulate and will be adequately flushed. Additionally,
the magnitude of the discharge will not degrade water quality in the South Bay area.
3.c. Biological Resources
A significant biological resource is associated with the J Street marsh.
Numerous high-interest and protected species are found in the vicinity. The
J Street marsh extends into the drainage channel adjacent to the site and up
to where the channel becomes concrete-lined, The proposed project will not
have significant direct or indirect impacts on the tidal channel onsite as a
result of the proposed discharge, lighting or noise. The facility may have a
positive effect on wildlife by reducing human pressures adjacent to the channel.
3.d. Noise
All noise-generating equipment and processes will be housed within the
proposed structure, underground, or will have special sound attenuating equipment,
and will not have a significant adverse impact on surrounding noise-sensitive
land uses.
City Planning Commiss
Agenda Items for Meeting of October 20, 1982 Page 7
Construction activities will result in short-term noise impact to
surrounding land uses which is not considered significant.
4. Cumulative Impact
During the scoping meeting for the EIR, several issues were identified
as potentially significant due to cumulative effects with other existing or
proposed projects in the vicinity. Upon further study of these issues it was
found that any impact would be so negligible that there would be no cumulatively
significant impact due to this project. The areas of concern were: truck traffic,
air quality, noise and odor.
E. COMMENTS ON DRAFT EIR
1. Written Responses
Letters of comment from the League of Women Voters and San Diego Gas and
Electric Company were received and have been attached to the staff report. They
will be responded to as necessary in the final EIR.
2. Resource Conservation Commission
The Resource Conservation Commission will be discussing this EIR at their
meeting of October 18, 1982 and any comments they have will be presented at your
meeting of October 20.
City Planning Commiss .~
Agenda Items for Meeting of October 20, 1982 Page 8
3. PUBLIC HEARING: Consideration of General Plan Amendment GPA-83-3 to
redesignate approximately 3 acres of land, located at
the southwest quadrant of "J" Street and Bay Boulevard~
from "Parks and Public Open Space" to "Research and
Limited Industrial" on the plan diagram of the Chula
Vista General Plan; and to amend the Bayfront and Local
Coastal Plans in order to bring said plans into a state
of consistency with the proposed redesiqnation
A. BACKGROUND
1. Mr. James Cappos, applicant and owner of Rayne Soft Water Company, located
at the foot of "F" Street, has proposed the relocation of his operation to a 2.71
acre parcel of city-owned parkland in the southwest quadrant of "J" Street and
Bay Boulevard. In conjunction with the proposed relocation, the applicant plans
to develop a reverse-osmosis, desalinization testing facility on the subject parcel.
2. The Redevelopment Agency reviewed the applicant's proposal at their meeting
of July 8, 1982, and instructed the Planning Department to commence planning studies
in order to determine the feasibility of the proposed General Plan Amendment and
the subsequent rezoning of the property in accordance therewith.
3. Th6 site in question is located within the Bayfront Redevelopment Project
Area, and therefore is subject to other local adopted plans and policies for the
Bayfront Community. These plans and policies are addressed in the "Analysis"
section of this report.
4. Environmental Review -
B. RECOMMENDATION
1. Adopt a resolution, and thereby deny General Plan Amendment 83-3, a
proposal to redesignate approximately 3 acres of city-owned Property, located
in the southwest quadrant of "J" Street and Bay Boulevard, from "Parks & Public
Open Space" to "Research and Limited Industrial" on the plan diagram of the
Chula Vista General Plan~ and,
2. Recommend that the City Council adopt an ordinance which establishes a
moratorium on the processing of new plan amendments in the Bayfront Redevelopment
Project Area. The proposed moratorium should remain in effect until the Bayfront
Redevelopment Plan and the Local Coastal Program have been comprehensively amended,
but shall not so remain for a period in excess of one year.
City Planning Commiss'~
Agenda Items for ~eeting of October 20, 1982 Page 9
C. DISCUSSION
1. Planning and Zoning Information
The subject site is designated "Parks and Public Open Space" on the plan
diagram of the Land Use Element of the Chula Vista General Plan, and is zoned "I",
General Industrial zone. The subject area is also designated "Parks, Recreation
and Other Open Space" on the Bayfront Redevelopment Land Use Plan, and "Park" on
the Land Use Plan of the Local Coastal Program. The 2.71 acres in question are
level, and presently represent approximately one-half of the area of the
existing "J" Street "Bayfront Park" site. The proposal area is depicted on
Exhibit B of this report.
2. Existing General Plan designations (please see Exhibit A)
North - General Industrial, railroad, and Thoroughfare Con~nercial
South - General Industrial, railroad, and Research and Limited Industrial
East - Railroad, Thoroughfare Commercial and Research & Limited Industrial
West - Parks and Public Open Space, and Visitor Commercial
3. Adjacent zoning and land use (please see Exhibit B)
North - I - "J" Street right-of-way, SDG&E transmission line easement, Rohr
storage yard, vacant parcel
South - I - Drainage channel, SDG&E fuel reservoirs and transmission line
easement
East - I - SDG&E transmission line easement, SD&AE railroad
-CVP- Bay Boulevard right-of-way, drainage channel, vacant parcels,
proposed SANDER site
West - T- Park site, entrance to Marina
D. ANALYSIS
1. The subject 2.71 acre parcel of land is currently city-owned and developed
as a park. Immediately to the west, across the mean high tide line, lies approximately
3 acres of land which has been developed by the Unified Port District with park and
recreational uses, and is used in conjunction with the "J" Street Park.
2. The subject site is situated at an important gateway to the Bayfront
community, the "J" Street Marina, and therefore should be developed in a manner
which would foster the order and beauty of one of the Bayfront's primary points of
entry. The existing park site makes a significant townscape statement at the "J"
Street gateway. It not only provides visual relief from both freeway travel and
the intense urbanization to the east of Freeway I-5, but it also meets the Bayfront
Plan's important gateway concept in providing passive recreation, scenic quality,
and a high level of amenity to the Bayfront community. In addition, the existing
parkland provides a meaningful buffer from the existing industrial uses to the
north and south, and constitutes a component part of a continuous strip of open
space which runs from Bay Boulevard to the existing marina development.
City Planning Commission
Agenda Items for Meeting of October 20, 1982 Page l0
3. Existing land uses to the north and south are predominantly heavy
industrial, and, because of their utility and ownership, seem to be permanent and
not subject to future change. Located directly to the southeast of the proposal
area are l0 acres of planned light industrial territory which are currently
reserved for the proposed SANDER plant.
4. The applicant's request to amend the plan diagram of the Chula Vista
General Plan embodies the proposal to divert existing parkland, which is utilized
for park purposes, to private use. Under the principles of city planning, this
diversion is generally unsupportable in the absence of substantial evidence that
it would promote the public interest and improve the urban pattern of the involved
jurisdiction.
5. I feel that the Bayfront Redevelopment Plan and the uncertified Local
Coastal Program should be comprehensively amended. During the course of this
program, the applicant's spatial needs could be appropriately addressed.
£. CONCLUSION
1. In conclusion, I believe that the subject property is an important
component of the Bayfront's park and open space system and should be retained as
such. This retention would implement the Bayfront's gateway concept.
2. Since there are strong indications that the Bayfront Redevelopment Plan
and the Local Coastal Program require comprehensive amendment, I believe the
proposed incremental land use redesignation is premature.
SAN DIEGO BAY ...
''°'''''°'''°°'°'
1:11 .......... :....
--:::1 ..........1:. ,,,
"J" STREET "
SUBJECT ...... : '"
PARKS & PUBLIC OPEN SPACE ....... ..
GENERAL INDUSTRIAL ........ :'..""
RESEARCH & LIMITED INDUSTRIAL ~::_' ..........
THOROUGHFARE COMMERCIAL .:<.'.'-'.'.'
:.-..:.:.:-:.:.. ·:: .' .....
"-!.'.'-'.-.'.' .'::::::::
MEDIUM DENSITY RESIDENTIAL ::..:.:.:..:
"L" STREEI
EXHIBIT A
GENERAL PLAN AMENDMENT 83-3
DESIG
3 ACRES FROM "PARKS & PUBLIC OPEN
..... SPACE" TO "RESEARCH & LIMITED
NDUSTRIAL"
-- ~ w VAC.
, ~ i VAC.
VAC.
"J" STREET
MARINA
ROHR
STORAGE YARD
"J" STREET
EXISTING PARK SITE
(PORT DISTRICT}
~ -- ~ SUBJECT
"J" STREET
PARK SITE
RESERVED
S.D.G. & E. SANDER
SAN DIEGO BAY (FUEL RESERVOIRS) SITE
S.D.G.&E.
(POWER PLANT FACILITY)
EXHIBIT B
GENERAL PLAN AMENDMENT 83-3
ADJACENT ZONING & LAND USE
PROPOSED REDESIGNATION OF APPROX.
3 ACRES FROM "PARKS & PUBLIC OPEl
SPACE" TO "RESEARCH & LIMITED
INDUSTRIAL"
O' 200' ..~.~:X~ ' ,. _~