HomeMy WebLinkAboutPlanning Comm Reports/1984/11/14 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, November 14, 1984 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
INTRODUCTORY REMARKS
APPROVAL OF MINUTES - Meetings of September 26 and October 10, 1984
ORAL COMMUNICATIONS
1. Consideration of Final EIR-84-8, Bayfront/'E' Street Trolley Station
2. PUBLIC HEARING: Draft EIR-84-1, EastLake I
3. PUBLIC HEARING: Conditional Use Permit PCC-85-7; Request to convert
self-serve gas station to mini-mart/gas station at
199 Broadway - Shell Oil Company
4. PUBLIC HEARING: Conditional Use Permit PCC-85-8; Request to relocate
helistop at 751 Medical Center Court - Community
Hospital of Chula Vista
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT to the Regular Business Meeting of November 28, 1984
at 7:00 p.m. in the Council Chambers
TO: City Planning Commission
FROM: George Krempl, Director of Planning
SUBJECT: Staff Report on Agenda Items for Planning Commission Meeting of
November 14, 1984
1. Consideration of Final EIR-84-8, Bayfront/'E' Street Trolle~ Station
A. BACKGROUND
At the Planning Commission meeting of October 24, 1984, the Commission held
a hearing on the draft of this EIR. No public testimony, requiring a response,
was provided during that hearing.
The County of San Diego has indicated that in order for them to proceed with
the purchase of properties for this facility in an expeditious manner it is
necessary that they have the final EIR certified at this time, even though the
conditional use permit for the project itself will not be before the Planning
Commission until a later date.
B. RECOMMENDATION
Certify that EIR-84-8 has been prepared in compliance with CEQA, the State
EIR Guidelines and the Environmental Review Procedures of the City of Chula Vista,
and further that when the conditional use permit for this project comes before
the Planning Commission, that they will have reviewed and considered the information
in this EIR.
C. COMMENTS/RESPONSES
1. Comments are received from CalTrans regarding concern about the westerly
entrance from 'E' Street to the facility. It was their belief that vehicles turning
left toward that proposed entrance would likely create a potential accident problem
and contribute to congestion. In response to this issue the operation of the facility
has been changed so that bus access to the station would be from Woodlawn Avenue only.
The two access points onto 'E' Street would remain for automobile access. Staff
believes that there would be very little tourist access to the facility by westbound
tourist and that with proper stripping and other control devices, with adequate left
hand turn storage, the operation of 'E' Street in this vicinity can be safely
accommodated.
2. A letter of comment was also received from the Metropolitan Transit Develop-
ment Board. This letter notes that the EIR adequately evaluates the project's impacts
and requested that notations regarding agreements on maintenance costs, liability, and
security of the facility be noted. Staff does not regard these issues as environmental
in nature, but has included the MTDB letter in Section X of the report and in response
made note of the concerns from MTDB.
City Planning Commission
Agenda Items for Meeting of November 14, 1984 Page 1
2. PUBLIC HEARING: Consideration of Draft Environmental Impact Report on
the EastLake I Sectional Planning Area, EIR-84-1
A. BACKGROUND
This environmental document addresses the proposed 1267.g-acre EastLake I
Sectional Planning Area. The project is located in an area zoned Planned
Community (PC) by the City of Chula Vista on August 24, 1982. The project
site is located approximately 7.5 miles east of downtown Chula Vista.
This EIR is designed to be a supplemental environmental impact report, a
subsequent document to the master EIR which was completed for the project in
February 1982. The project received its initial approvals from the City of
Chula Vista for a General Plan Amendment, prezoning, approval of a General
Development Plan, and subsequent annexation to the City of Chula Vista.
EastLake I is the initial development phase of the overall EastLake
project. On August 24, 1982, the City of Chula Vista adopted the EastLake
Policy Plan for the entire 3,073-acre planned cmmnunity. A provision of the
planned community zoning is that prior to the development of this property, a
SPA Plan would have to be approved for that planning area. This phase of the
project includes consideration of the sectional development plan and tentative
subdivision maps. The site's specific SPA and tentative maps are the primary
focus of this EIR. The discretionary action by the City in this case also
includes an amendment to the General Development Plan. Land use designations
for the EastLake I SPA vary from the current General Development Plan in terms
of distribution but are in compliance with the intent of planned community
designations by type and density.
The objective of this report is to provide an updated base of information
regarding the resources and constraints of the project site and to discuss the
environmental effects of the proposed discretionary actions. This EIR
together with the master EIR (EIR-81-03), provide an assessment of the
probable short and long-term cumulative impacts of the project.
Future discretionary action for the EastLake I area include the
consideration of a precise plan for the Village Center and a supplemental SPA
plan for the EastLake Greens area. These actions will require further
environmental review.
This Draft EIR was issued for public and agency review by the
Environmental Review Coordinator on September 27, 1984. The document is
currently being circulated by the State Clearinghouse; however, no con~ents
from state agencies have been received.
City Planning Commission
Agenda Items for Meeting of November 14, 1984 Page 2
B. RECOMMENDATION
Open the public hearing and take any testimony which is relevant to the
adequacy of this EIR. Staff will have a recommendation for the date of
consideration for the Final EIR and the final Commission meeting.
C. PROJECT DESCRIPTION
The 1267.9-acre EastLake I project site is located in the eastern portion
of the City of Chula Vista. Telegraph Canyon Road (Otay Lakes Road) bisects
the site which is comprised of a topography of gently rolling hills dry farmed
for barley production.
The EastLake I SPA plan as proposed would be developed to include a
mixture of residential, employment park, office, commercial, circulation,
recreational, educational, and open space land uses as specified in the
General Development Plan (see attached utilization plan). Two tentative maps,
one for EastLake Hills and EastLake Shores which would be residential
neighborhoods and one for East Village Center and EastLake Business Center,
are also proposed.
D. ENVIRO~4ENTAL ANALYSIS
1. Land Use: The land uses outlined in the proposed SPA Plan and
~ maps vary slightly from land use designations of the
Planned Community Regulations and General Development Plan in terms
of distribution. Types and density of land use remain the same,
however. The project would allow a maximum of 3683 dwelling units
within a total residential area of 619.9 acres (49 percent of the
total site area). The remaining 51 percent of the site would be
developed for a variety of non-residential land uses on 648 acres.
Although acreage within the non-residential land use categories will
vary somewhat from the General Development Plan designations, the SPA
Plan complies with the intent of the Planned Community Regulations.
The employment park acreage is slightly higher than that designated
on the General Development Plan, limitations in the Planned Community
Regulations will control the scale of the structures. No significant
land use impacts are expected to occur with complete implementation
of the SPA Plan.
2. Transportation and Circulation: The Transportation and Circulation
analysis indicates that a large number of streets in the East Chula
Vista area will need to be constructed or widened to accommodate
cumulative growth from projected area developments. EastLake I,
however, will not impact all of these streets. To evaluate which
roads will be impacted, a special SANDAG model was used which
separates EastLake I traffic from the rest of the study area.
Results of this information indicated that EastLake I, along with
existing traffic, will create the majority of traffic on the streets
within the project and on SR125 between the project and San Miguel
--2--
City Planning Commission
Agenda Items for Meeting of November 14, 1984 Page 3
Road, and East "H" Street between the project and Otay Lakes Road.
Several existing streets will need to be expanded and the proposed
project traffic will also necessitate a minimum of two lanes for
SR125 north of San Miguel Road, and a minim~n of four lanes on
Telegraph Canyon Road west of the project. Mitigation measures to
reduce significant traffic impacts to a level of insignificance are
provided in Section 3.2.
3. Water Availability: In order to provide water to onsite development,
the project site will be annexed to Otay Water District's Improvement
District 22. Project development will require the construction of
water distribution facilities both onsite and offsite. Financing of
the facilities will be accomplished through the combined use of
Improvement District annexation fees, OWD capacity charges, meter
fees and a form of bond funding. The use of reclaimed water for
irrigation of open space and recreation areas as well as conservation
measures, are proposed as part of the project to ultimately reduce
onsite water requirements. As indicated in the Planned Community
Regulations, the developer will construct a dual water system in each
phase of development, such that reclaimed water, when available and
where its use is determined to be feasible and practical, can be used
for irrigation of open space, parks and common areas. Even though
the project would incrementally increase regional water consumption,
implementation of the SPA Plan would represent an insignificant
impact to water availability.
4. Sewer Services: Project development would require the construction
of sewage facilities as outlined in the Wastewater Master Plan to
provide adequate service to the project site. Furthermore,
negotiations between the developer and the City of Chula Vista must
be continued to ensure the timely provision of future sewer service.
Development of EastLake I would incrementally reduce the capacity at
the Point Loma Metro Sewer System. However, due to the large area
served by the system and the comparatively small increase generated
by EastLake I, the project will not represent a significant effect to
sewer services.
5. Educational Facilities: Students generated by project development
would create a need for additional school facilities within the
project area. Based on an Elementary School Draft Master Plan
prepared for EastLake I, two elementary school facilities are
required. The site for one elementary school is proposed in the
EastLake Hills neighborhood; the second site will be addressed by the
Supplemental SPA Plan for EastLake Greens neighborhood. Negotiations
for a high school site at the south boudary of EastLake I (offsite)
are currently underw~ with Sweetwater Union High School District.
The establishment of the high school would eliminate the potential
incremental effect of EastLake I and other developments on
educational facilities. The provision of the facilities outlined
above would adequately serve students generated by EastLake I.
City Planning Commission
Agenda Items for Meeting of November 14, 1984 Page 4
Assuming that the schools will be developed in the established time
frames and in accordance with need, the po. tential impacts to existing
facilities would be reduced to a level of ~nsignificance.
6. Police Protection: An adverse though non-significant impact could
occur to police protection services due to an increased demand in a
service area currently operating above the optimum response time.
However, additional police staff is anticipated to be added with
funds generated by EastLake and other similar developments, and no
significant impacts would then occur.
7. Fire Protection: Development of EastLake I would constitute an
adverse impact initially, as existing facilities and personnel would
be required to provide fire protection services to a larger
geographical area and population. This short-term impact will
ultimately be mitigated to a level of insignificance through the
provision of an equipped fire station within EastLake Village Center,
which is the responsibility of the developer.
8. Visual Resources: The proposed EastLake I development would change
the appearance of the project site as the pastoral character of the
existing landscape would be replaced by urban development. The
project site has been designated in the Chula Vista General Plan for
urban development, however, and the SPA PLan does not present a
significant alteration to this commitment. To avoid potential visual
impacts the project has incorporated extensive design measures
including designation of open space and parks, providing a landscape
plan with visual buffer zones, landscape zones, a plant matrix, a
street tree plan, trails plan, signage plan, fencing plan and a
grading plan. The plan also seeks to maintain the intent of the
Scenic Highways Element. No significant visual impacts are expected
to occur with complete implementation of the SPA Plan.
9. H~drology/Drainage: The project site is located within five drainage
basins that are tributary to the Sweetwater and Otay Rivers. Runoff
volumes from the site will increase slightly for each of these basins
while total sediment loads would be decreased after site
development. In the Long Canyon basin, there are existing downstream
flooding conditions for which improvements are planned. The proposed
project would avoid significant impacts to this basin by providing
drainage improvements that reduce the peak flows from the property.
In the Telegraph Canyon basin, the minor increase in surface runoff
during a 50-year storm event would not have significant impacts once
the planned downstream improvements are in place. The peak 50-year
flows from the project site in the Proctor Valley basin would
decrease after site development and no significant impacts would
result. No adverse impacts would be associated with project
development in the Salt Creek or Poggi Canyon basins, tributary to
the Otay River.
-4-
City Planning Commission
Agenda Items for Meeting of November 14, 1984 Page 5
lO. Air Quality: Air quality emissions resulting from project
implementation would conform to the regional air quality management
plan and the project would not impede the attainment of air quality
standards within the San Diego air basin. EastLake I includes
several measures to reduce vehicle travel and the consumption of
natural gas and electricity. The corresponding decrease in air
quality emissions is considered a beneficial effect associated with
project development. No adverse impacts are anticipated concerning
air quality.
ll. Fiscal Analysis: Based on the fiscal analysis prepared by Public
Affairs Consultants, the EastLake I SPA Plan is estimated to provide
net operating revenues which, if developed in accordance with the
phasing plan including the non-residential areas, would result in a
beneficial fiscal impact to the City of Chula Vista. Capital costs
will be addressed and mitigated by the Public Facility and Finance
Plan and Development Agreement. No significant adverse impacts are
anticipated concerning the fiscal issue.
12. Noise: The noise analysis for EastLake I shows that nearly
one-quarter to one-third of the site development could be potentially
impacted by roadway noise levels above the City of Chula Vista's
maximum residential limit of 65 dB CNEL. The area of potential noise
impacts may be reduced considerably by the use of barriers (berms and
walls) and sensitive land use setbacks from major roadways. However,
both topography and the first "row" of development structures
adjacent to a roadway will have the potential to reduce noise impacts
without specific barrier construction or noise related property
development setbacks.
The noise impacts from the initial construction phases of the
proposed project are expected to be minimal since the project is in a
relatively unpopulated area with the exception of the residential
area 1 to 2000 feet to the southwest of the project area.
Construction of the major roadways and utilities services which will
occur either with or without the development of EastLake Phase I may
be expected to cause some impacts to existing residents. Since the
proposed project area would not be "built out" for a number ofyears,
it can be expected that after initial stages of development,
increasing numbers of "new" residents could be exposed to noise
impacts from interim and final stages of construction. Therefore,
the use of quiet equipment and good neighbor work schedules whtch
would initially be important only in the area of existing residents,
would in later stages be necessary throughout the project region.
13. Biological Resources: The biological resources concentrated in the
northern and northwestern portions of the project site have been
placed in designated open space, retaining the majority of exlsttng
native vegetation and the inclusive sensitive species. As this
habitat would be retained as natural, undisturbed open space, no
significant biological resource impacts would occur.
-5-
City Planning Commission
Agenda Items for Meeting of November 14, 1984 Page 6
14. Archaeological Resources: Archaeological site CA-SOi-717g, composed
of 5 loci, is located within the EastLake Business Center. A data
recovery program has been conducted for Locus B of the site to
mitigate adverse effects of the SDG&E Interconnection Project. The
four remaining loci of the site would be impacted by EastLake I
development. Mitigation measures involve a two-stage investigative
data recovery program to avoid potential significant impacts of
project development.
15. Paleontological Resources: There is minimal potential for adverse
impacts to significant paleontological resources on the project
site. To ensure that significant and potentially unique fossils and
paleontological resources are not destroyed without examination and
analysis, it is recommended that a qualified paleontologist monitor
the initial grading activities in the Sweetwater Formation as it
appears in the drainage walls. Me mitigation measures presented
would avoid potential adverse impacts to subsurface resources.
15. Gro~h Inducement: The EastLake I property site is adjacent to land
designated for urban growth. The western and northwestern portion of
the project site would be contiguous with existing or approved
development zone for low to medium density residential uses. The
southern and eastern portions of the project site would be contiguous
to land designated as future urban. Approval of the EastLake I SPA
would have some gro~h inducing effects on the existing undeveloped
land southwest, north, and northeast of the project boundaries and
may encourage surrounding plan development to take place sooner than
would other~dse occur without this project. Development of EastLake
I as an urban community in an area designated for urban grovrch does
not represent a significant adverse growth inducing impact and
complies with the intent of the City of Chula Vista's General Plan
and Growth ~nagement Plan.
E. COMMENTS
Attached you will find three letters of comment on the Draft EIR which
were received prior to the preparation of this staff report. They are from
the Metropolitan Transit Development Board, San Diego Gas and Electric, and
the California Regional Water Quality Control Board-San Diego Region.
Responses as necessary to these letters will be provided in the Final EIR
along with any necessary responses to public testimony or comments from other
agencies.
WPC 144gP
-6-
November 7, 1984 G-E 4
Mr. Douglas Reid
Environmental Review Coordinator
City of Chula Vista
P.O. Box 1087
Chula Vista, CA 92012
Dear Mr. Reid:
SUBJECT: EASTLAKE I SECTIONAL PLANNING AREA PLAN -
DRAFT ENVIRONMENTAL IMPACT REPORT (DEIR) EIR 84-1
Thank you for the opportunity to comment on the above-referenced
DEIR. Our concerns relate to transit impacts and mitigations
associated with implementation of the proposed plan.
The DEIR does consider transit miti9ations to help avoid signifi-
cant traffic impacts associated with implementation of the Eastlake
plan. We encourage the City to require fully funded developer
commitment to implement transit mitigations prior to granting
approval to implement the plan. This preapproval commitment could
include funding of project-related transit service.
Please contact me if we may be of assistance in addressing the
transit aspects of this plan and EIR.
Helene B. Kornblatt
Senior Environmental/Transportation P1 anner
HBK:dkd At
cc: Mr. Bill Gustafson, SCOOT .....
%, ' f ~o~ r~rr, vr, F:ty r~f PJr]hor~o C~ Cify of ~r~ [)lego Coun~ of ~n Diego Sro'r, of
San Diego Gas & Electric
City of Chula Vista
Planning Department
276 Fourth Avenue
Chula Vista, CA 92010
Attention: Douglas D. Reid
Environmental Review Coordinator
Re: Draft EIR - Eastlake I
EIR - 84-1
Dear Mr. Reid:
Thank you for notifying San Diego Gas & Electric
(SDG&E) about the subject EIR. SDG&E appreciates the op-
portunity to comment.
In reviewing the document, SDG&E's transmission
I'acilities and primary conc(~rns in the aroa o~ the proposed
site (see previous correspondence, attached) have been
addressed.
Should you have any questions, please feel free
to call me at 696-2388.
Sincerely,
Donna M. McGuire
Land Assistant
DMM: dc
Attachment R E ¢ E I V E D
OOT 9 1984
CHtJL/, \'IST,~., C.~,LIF3RNIA
POST OFF~CE BOX 1831 * SAN DIEGO, CALIFORNIA 92112 · TELEPHONE: 619/696-2000
San Diego Gas & Electric
June 14, 1984 =.~..: --
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92010
Attention: ~. George Kremp1
Director of Planning
RE: EASTLAKE I SPA PLAN
Dear Mr. Krempl:
Thank you for notifying San Diego Gas & Electric
about the subject plan. SDG&E appreciates having the opportunity
to comment.
While gas and electric distribution facilities can be
made available to this project according to San Diego Gas &
Electric's rules filed with and approved by the California
Public Utilities Commission, the continued availability of gas
and electric energy for this and future projects is dependent
on the supply of fuel and other essential materials and govern-
mental approval of facilities construction.
As stated in our letter of March 26, 1984 (copy
attached) of special concern to SDG&E is the presence of 138kV
and 230kV transmission facilities. We would like to re-emphasize
the importance of continued unobstructive access to and along the
transmission facilities for patrol, repair and maintenance.
If you have any questions about this matter, please
call me at 232-4252, Ext. 1884. If you have questions about the
distribution of energy to or within the project please contact
our South Bay District Planning office at 425-3060. Questions on
distribution would probably be more appropriate when the project
design is further along.
Sincerely,
Donna McGuire
Land Assistant
DMM:mae
Attachment
San Diego Gas & Electric
March 26, 1984
City of Chula Vista
Planning Department
P. O. Box 1087
Chula Vista, CA 92012
Attention: Mr. Douglas D. Reid
Environmental Review Coordinator
RE: NOTICE OF PREPARATION OF A DRAFT EIR - EASTLAKE 1
CASE NO. EIR-84-1
Dear Mr. Reid:
Thank you for notifying San Diego Gas & Electric
about the subject draft EIR. SDG&E appreciates having the
opportunity to comment.
While gas and electric distribution facilities can
be made available to this project according to San Diego Gas
& Electric's rules filed with and approved by the California
Public Utilities Commission, the continued availability of
gas and electric energy for this an~ future projects is
dependent on the supply of fuel and other essential materials
and governmental approval of facilities construction.
As stated in our letter of August 15 (copy attached)
of special concern to SDG&E is the presence of 138 kV and
230 kV transmission lines. The project design and draft EIR
should address the presence of these lines as existing lan~
uses of regional significance. Some of the issues that should
be considered are:
o Continued unobstructive access to and along the
transmission facilities for patrol, repair an~
maintenance is imperative. The ultimate project
plan should not hamper this need.
o Any proposed grading, improvements or other
encroachments into the transmission right-of-way
must be reviewed and approved by SDG&E. Contact
Ted Richmond, 232-4252, Ext. 1723.
o Impacts of increased drainage in the right-of-way
due to grading or other actions should be examined.
Mr. Douglas D..,eid -2- March 26, 1984
o Impacts to the right-of-way by proposed adjacent
uses and impacts to proposed adjacent uses by the
existing transmission use should also be examined.
o Any aspects of the project design and function that
could effect the transmission use should be
considered and SDG&E should be given the opportunity
to comment further.
In the future two 69 kV lines are planned adjacent to
the existing 230 kV right-of-way. At this time, it is uncertain
whether the right-of-way will need to be widened.
There are no existing gas facilities in the project
area. Extension of gas facilities would be required to serve
the initial phases.
If you have any questions about this matter, please
call me at 232-4252, Ext. 1884. If you have questions about
the distribution of energy to or within the project please
contact our South Bay District Planning office at 425-3060.
Questions on distribution would probably be more appropriate
when the project design is further along.
Sincerely,
Donna McGuire
Land Assistant
DMM:mae
Attachment
cc: H. E. Richmond
South Bay Planning
San Diego Gas & Electric
August 15, 1983
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92011
Attent/on= Ms. Jennie M. Fulasz
EASTLAKE ! REORGANIZATION
Dear Ms. Fulasz:
Thank you for providing San Diego Gas & Electric
the opportunity to respond to this annexation.
Of special concern to SDG&E are current trans-
mission facilities in the proposed area. I have indi-
cated on the attached Map the approximate location of a
138kV transmission line located at the most northwesterly
corner of the property and a 230kV transmission line
bisecting the proposed project. These transmission faci-
lities should be recognized as existing land uses of
regional significance. Continous access to these faci-
lities to insure uninterupted operation is imperative.
SDG&E would appreciate the opportunity to cogent fur-
ther as the development progresses around these major
facilit/es.
If you have any questions regarding this letter,
please feel free to call me at 232-4252, extension 1253.
Sincerely,
Christy ~ Garrison
Land Assistant
.Attachment
STA'TE OF CALIFORNIA GEORGE DEUKMEJIAN, Governor
CALl FORNIA REGIONAL WATER QUALITY CONTROL BOARD ~
SAN DIEGO REGION
6154 Mission Gorge Road
(Mail: Suite 205/Enter: Suite 106)
San Diego, California 92120-1939
Telephone: (619) 265-5114
October 29, 1984
Mr. Douglas D. Reid
Planning Department
City of Chula Vista
276 Fourth Avenue
Chula Vista, California 92010
Dear Mr. Reid:
DRAi~f ENVIRONMENTAL I~ACT REPORT (EIR) FOR
THE EASTLAKE I SECTIONAL PLANNING AREA PLAN
Page 3-33 of this EIR indicates that the Project proponent is exploring
the feasibility of irrigating with reclaimed water. The proponent should
keep in mind that all reclamation projects must comply wtth California's
wastewater reclamation criteria (Title 22, Division 4, Chapter 3 of
the California Administrative Code). Also, the proponent must obtain
waste discharge requirements from this Regional Board before using any
reclaimed water.
If there are any questions regarding the reclamation criteria or about
applying for waste dis charge requirements, please call Ms. Betty Meyer
at (619) 265-5114.
Very truly yours,
MICHAEL P. McCANN
Senior Engineer
cc: Ms. Chris Goggin State Clearinghouse
1400 Tenth Street, Room 121
Sacramento, California 95814
RECEIVED
WESTEC Services, Inc. BY ..........
3211 Fifth Avenue
San Diego, California 92103 t)G~ ~ 1984
City Planning Commission
Agenda Items for Meeting of November 14, 1984 Page 1
3. PUBLIC HEARING: Conditional Use Permit PCC-85-7; request to convert
self-serve ~as station to mini-mart/~as station at
Broadway - Shell Oil Company
A. BACKGROUND
In June 1982 the Planning Commission granted a conditional use permit
{PCC-82-18) to replace a full-service gas station with a self-serve gas
station at 199 Broadway in the C-T zone. The self-serve station has been in
operation for approximately two years.
The applicant (Shell Oil Company) is now seeking permission to remodel the
station and add a mini-mart operation to the self-serve gas station. The
project is exempt from environmental review as a Class 3{c) exemption.
B. RECOMMENDATION
Based on findings contained in Section "E" of this report, adopt a motion
to approve the request, PCC-85-7, to establish a mini-mart/self-serve gas
station at 199 Broadway subject to the following conditions:
1. The project shall be subject to site plan and architectural approval
by the Zoning Administrator upon application for a building permit.
2. A revised landscape and irrigation plan shall be submitted with the
application for a building permit.
3. All signs shall be subject to Zoning Administrator approval.
4. The conditions of approval set forth in Resolution PCC-82-18 for the
station shall remain in effect.
C. DISCUSSION
1. Adjacent zoning and land use.
North C-T Vacant (proposed restaurant)
South C-T Full service gas station (Mobil)
East C-T-D Vacant
West C-T Market/Self-serve gas station (ARCO)
2. Existing site characteristics.
The subject property is a 13,500 sq. ft. level parcel located at the
northeast corner of Broadway and "E" Street with 90 feet of frontage along "E"
Street and 160 feet along Broadway. Access is provided by two driveways on
City Planning Commission
Agenda Items for Meeting of November 14, 1984 Page 2
Broadway and one driveway on "E" Street. The site is developed with a
self-serve gas station consisting of a double pump island parallel to Broadway
covered by two connecting hexagonal-shaped canopies. A cashier's kiosk is
located at the north end of the pump island nearest the street. A storage/
vending building is located near the northeast corner of the site. The
periphery of the site is landscaped. Signs include a monument sign at the
intersection of the two streets.
3. Proposed use.
If this permit is granted, the applicant intends to remove the
existing cashier's kiosk and storage building and construct a single-story 493
sq. ft. (14.5' x 34') mini-mart structure on the property lines at the
northeast corner of the property. Two parking spaces will be located just
west of the building. The landscaping along the northerly and easterly
property lines will be revised. The proposed building will be architecturally
treated to match the existing pump island canopy.
D. ANALYSIS
There are a number of similar establishments in the same general vicinity
of the proposed use, indicating not only a trend toward self-serve gas
stations but also the desire to provide convenience goods such as snacks,
drinks and other sundry items with this service. The Planning Department has
no record of any problems resulting from the conversions of other stations.
The mini-mart operation will provide additional service to those patrons using
that particular brand of gasoline and it is, therefore, appropriate to
recommend approval.
E. FINDINGS
1. That the proposed use at the location is necessary or desirable to
provide a service or facility which will contribute to the general well being
of the neighborhood or the community.
Approval of this request will enable the applicant to provide
additional service to the patrons of the particular establishment.
2. That such use will not under the circumstances of the particular
case, be detrimentol 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 additional activity on the site will not affect the traffic in
the area or create any appreciable increase in traffic or traffic
hazards.
City Planning Commission
Agenda Items for Meeting of November 14, 1984 Page 3
3. That the proposed use will comply with the regulations and
conditions specified in the code for such use.
The proposed use will comply with the regulations of the Code
pertaining to this type of use.
4. That the granting of this conditional use pemit vrill not adversely
affect the general plan of the City or the adopted plan of any government
agency.
The proposed use is in keeping with the land use designation of the
General Plan.
WPC 1429P/OO15Z
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City Planning Commission
Agenda Items for Meeting of November 14, 1984 Page 1
4. PUBLIC HEARING: Conditional Use Pemit PCC-85-8; request to relocate
helistop at 751 Medical Center Court Community
Hospital of Chula Vista
A. BACKGROUND
1. In 1973, the Community Hospital of Chula Vista located at 751 Medical
Center Court {formerly named Dora Lane) was granted a conditional use permit
(PCC-?3-1) to establish and operate an emergency helispot. The existing
helispot is located to the south of the hospital building. In May 1984, the
Planning Commission approved a 138-bed skilled nursing facility in the area
now occupied by the helispot. The decision to relocate the helispot was
deferred until more definitive information was submitted as to its actual
location. The applicant is now requesting permission to relocate the helispot
to an area located north and east of the main building.
2. An Initial Study, IS-83-17,of possible adverse environmental impacts
of the project was conducted by the Environmental Review Coordinator on
February 25, 1983. The Negative Declaration was adopted by the Planning
Commission in March 1983. The Environmental Review Coordinator reviewed the
original document and prepared an addendum to the Negative Declaration on
August 31, 1984.
B. RECOMMENDATION
1. Find that this project will have no significant environmental impacts
and adopt the Negative Declaration issued on IS-83-17 as well as the addendum
to the Negative Declaration.
2. Based on findings contained in Section "E" of this report, adopt a
motion to approve the request, PCC-85-8, to relocate the helispot at 751
Medical Center Court subject to the following conditions:
a. A landscape and irrigation plan encompassing the area of the
proposed helispot shall be submitted and approved prior to
commencing construction.
b. The applicant shall submit an acoustical analysis to the
Environmental Review Coordinator prior to development of
adjacent properties within 300 feet of the site which will
result in a finding of no significant effect, otherwise the use
of the helispot shall be discontinued upon development of those
properties.
City Planning Commission
Agenda Items for Meeting of November 14, 1984 Page 2
C. DISCUSSION
Proposed heli spot.
The proposed helispot is a round pad with an outside diameter of 80 feet.
The center of the pad will be located 100 feet from the northerly property
line and 270 feet from the easterly property line. the pad will also be
located 144 feet from the hospital. A 3-foot high chain link fence,
concentric to and 60 feet from the outer edge of the pad, will enclose the
northwesterly quadrant of the helispot. The remainder of the pad will be
circumscribed by a safety net of 5 foot chain link. The outer edge of the pad
will be located 5 feet from an employee parking area to the south. The
helicopter approach zones will be from the south and east.
The anticipated number of landings is approximately 2.3 landings per
month. This low frequency is due in part that other hospitals are used in
most instances. There is currently no maintenance or storage of helicopters
at the site and none is planned.
D. ANALYSIS
The area to the north of the hospital site is currently owned by the
Sweetwater Union High School District and is planned to be used for a
junior high school at some unspecified time in the future. The area to
the east and south is owned by United Enterprises which has no plans for
development at this time or in the foreseeable future. The proposed
helispot will, therefore, have no immediate impact on adjoining
properties. One of the conditions of approval is for the applicant to
have an acoustical analysis prepared at the time development is imminent
to determine what impact the helispot will have once development occurs.
If the impact is significant and cannot be mitigated, the helispot will
have to be discontinued.
E. FINDINGS
1. That the proposed use at the locatton is necessary or desirable to
provide a service or facility which trill contribute to the general well being
of the neighborhood or the coat,unity.
Approval of this request will enable the applicant to continue this
service at this particular location.
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 applicant must provide an acoustical analysis prior to
development of adjacent properties to determine the status of the
heli spot.
City Planning Commission
Agenda Items for Meeting of November 14, 1984 Page 3
3. That the proposed use ~11 c~ly wt~ the regulations and
conditions specified in the code for such use.
The applicant has received the prerequisite approval from the FAA and
State.
4. That the granting of this conditional use permit will not adversely
affect the general plan of the City or the adopted plan of any government
agency.
The General Plan is not affected by the granting of this request.
AL:fp
WPC 1432P/OO15Z
SAN DIEGO II
County of Sm Diego ~
City of C. hula Vi$l~
HIGH $CHO0~ SITE
v J. JNORTH
SECOND ADDENDUM TO IS-83-17
FINDINGS REGARDING THE ADEQUACY OF THE NEGATIVE DECLARATION IS-83-17
A. BACKGROUND
The environmental review procedures of the City of Chula Vista provide
that the Environmental. Review Coordinator shall review any significant project
revisions to ensure that there will be no potential or significant
environmental impacts which have not been previously evaluated in a Negative
Declaration or Environmental Impact Report. If the ERC finds that a proposed
p)'oject is essei~tially ~e same in teras of Impact or circumstances under
which the project is to be undertaken, the ERC may recommend that a previously
prepared ND/IS or EIR be utilized as an environmental document for the project.
A previous addendum to Negative Declaration IS-83-17 discussed the revised
location of a proposed skilled nursing facility and the elimination or
relocation of the existing hell-stop. Detailed site plans locating the new
hell-step were not available at that time. Plans are now available indicating
the proposed hel.i-step location and approach paths.
B. PROJECT DESCRIPTION
The project applicant proposes to relocate an existing hell-step pad at
751 Dora Lane from a site approximately 390' from the east property line and
379' from the south property line to a site approximately 230' from the east
property line and 60' from the north property line. Flight approach and
departure paths are proposed from the east and from the south.
C. ANALYSIS
1. Geology
The project site is known to be underlain with fault traces of the La
Nacion Fault System. Because this will have minimal impact on the
proposed hell-stop project, no geotechnical investigation will be
required for the hell-stop relocation.
2. Noise
The relocation of the hell-stop will involve a site which is located
relatively close to adjacent undeveloped, but residentially
designated properties and a site designated for a future junior high
school. Upon development of properties within 300' of the project
site, in accordance with previous agreements, the hell-stop operation
shall be discontinued. Continued use will be subject to the
submittal of an acoustical analysis prepared by a qualified
acoustician and the implementation of recommendations contained
therein. A finding of no significant environmental impact will be
required for continued use of the hell-step.
3. Transportation
Impacts related to transportation will not be significant nor will
additional mitigation measures be required for the hell-stop
relocation.
D. CONCLUSIONS
Based on the above discussion, I hereby find that the proposed relocation
of the existing hell-stop is essentially the same in terms of environmental
inl~act or circumstances under which it is being undertaken and recommend that
the Planning Commission adopt Negative Declaration IS-83-17 and this 'addendum
prior to taking action on the project and include a condition for the
preparation of an acoustical analysis prior to development of adjacent
properties within 300' of the site which will result in a finding of no
significant effect.
~ D. REID
E NV I~COORDI NATOR
WPC 1268P
,, mmg.a.
· negabve declaration
PROJECT NAME: South Bay Community Convalescent Hospital
PROJECT LOCATION: 751 Dora Lane, Chula Vista
PROJECT APPLICANT: Community Hospital of Chula Vista 751 Dora Lane
Chula Vista, CA 92010
CASE NO: IS-83-17 DATE: February 25, 1983
A. Project Setting
The project site consists of 17.24 acres containing Chula Vista Community
Hospital and an accessory helistop pad. Various parking lot areas are
located throughout the hospital campus in addition to'mature landscaping.
Adjacent land uses consists of medical offices (under construction) to the
west and vacant property to the eas~, north and south.
Portions of the LaNacion Fault System traverse the hospital campus in a
north/south trend (Woodward-Gizienski and Associates, 1973).
There are no endangered plant or animal species known to exist on or around
the project site.
B. Project description
The proposed project consists of: 1) the relocation of the existing helistop,
northeast of the existing site, 2) construction of a one-story skilled nursing
facility (98 beds in phase I and 40 beds in phase 2) south of the existing hospital,
and 3) the location of new parking, areas containing approximately 56 parking spaces.
C. Compatibility with zoning and plans
The proposed use is compatible with the General Plan designation for professional
and administrative offices. Section 19.58.180 of the Chula Vista Municipal Code
requires that heliports be located no closer than 600 feet from any residential zone.
Although adjacent properties to the east and south are not within the city boundaries
and not zoned, they are designated as "Medium-Density Residential" on the General
Plan. The City Council granted Chula Vista Community Hospital permission in 1973
to operate the helistop at its present location due to the emergency nature and
low frequency of its operation. -'--
Approval of a conditional use permit by the Planning Commission is required
prior to any construction activity on the project.
city of chula vista planning department
environmental review section
IS-83-17
Page 2
D. Identification of environmental effect~
1. Geology
The project site is located in the vicinity of a branch of the LaNacion Fault
System. Chula Vista Community Hospital, which is located to the north of the
proposed project, experienced geotechnical difficulties during the original
construction activities. A geotechnical report, prepared by ~oodward-Gizienski and
Associates in 1973, verified the presence of north/south trending fault traces
which necessitated moving the hospital approximately 60 feet to the w~st of its
original site. Studies and test trenches performed at that time did not include
the project area. Based on information contained in the geotechnical report, there
is reason to believe that fault traces could be traversing the proposed
project site. Further studies should be performed on the project site with
recommendations to be incorporated into the project which will reduce potential
impacts to a level of insignificance.
2. Noise
The project involves the relocation of the existing helistop, utilized presently
for emergency situations and transfer operations. The present helistop is located
390 feet from the east property line and 379 feet from the south property line. The
approved ingress/egress is from the south and from the west. Easterly access has
been denied by action of the Chula Vista City Council due to adjacent residentially
designated property.
The proposed helistop location is within approximately 100 feet of the east
property line. Noise levels associated with the use of helicopters could reach
90-95 dB at the easterly property line. Present noise levels are estaimated at
approximately 80 dB at the easterly property line. At present, noise levels are
not considered a significant impact on adjacent properties since they are undeveloped.
Relocation of the helistop to the proposed location will not result in a
significant noise impact on adjacent undeveloped property, but could result in a
potentially significant impact upon any future residential development within
300 feet of the easterly property line. Use of the helistop should be discontinued
at the proposed location upon development of the adjacent residential property to
the east. Continued use or relocation at that time would be subject to further
environmental analysis.
3. Transportation
Each project along Dora Lane will have cumulative impacts on Telegraph Canyon
Road. The City's Engineering Department will require that the project proponent
sign an agreement not to oppose the formation of a reimbursement district for the
future improvement of Telegraph Canyon Road.
EIR-76-6, Chula Vista Medical Facilities, prepared in 1976, provides discussion
on the development surrounding the hospital and impacts to Dora Lane and Brandywine
Avenue. The following table will show a comparison between impacts discussed in
the EIR and impacts resulting from project implementation.
IS-83-17 L, L
Pa ge 3 -
TRAFFIC GENERATION
EIR-76-6 Approved and proposed ADT
Hospital 2,985 Hospital 2,985
Medical Offices 3,750 Medical Offices 3,570
Convalescent facility 375 Convalescent facility 373
(198 beds) (138 beds)
Psychiatric facility 186
Total ADT 7,110 Total ADT 7,114
The cumulative results of the approved and proposed uses differs a total of
four vehicle trips per day, thereby affirming the accuracy of data contained in
EIR-76-6.
E. Miti~atio'n.measures necessary to avoid significant effect~
1. A geotechnical investigation shall be performed for the proposed project
prior to any grading operations. Recommendations from this investigation shall
be incorporated into the project.
2. Use of the relocated helistop shall be discontinued upon development of
any residential land use within 300 feet of the easterly property line. Continued
use or further relocation of the helistop at that time will be subject to further
environmental analysis.
3. The owner of the project shall sign an agreement not to oppose the formation
of a reimbursement district for the future improvement of Telegraph Canyon Road.
F. Findings of insignficant impact
1. The project site is void of any natural or manmade resources. Proposed
mitigation will reduce potential seismic, noise and traffic impacts to a level of
insignificance.
2. The proposed skilled nursing facility is in basic conformance with the
Land Use Element of the General Plan and will not achieve short term to the
disadvantage of long term goals.
3. As noted above, all impacts can be mitigated and none are anticipated to
occur which could interact to create a substantial cumulative effect on the
environment.
4. Construction of the skilled nursing facility and relocation of the existing
helistop will not result in any significant increase in vehicle traffic nor will
any hazards to human beings result.
[S-83-17 \
Page 4
G. Consultation
1. Individuals and organizations.
City of Chula Vista: Steve Griffin, Associate Planner
Duane Bazzel, Assistant Planner
Roger Daoust, Senior Engineer
Chuck Glass, Traffic Engineer
Ted rlonsell, Fire Marshal
Tom Dyke, Building Department
Applicant's Agent: Charles R. Coon
2. Documents.
EIR-76-6, Chula Vista Medical Facilities
IS-81-8, Vista Hill Hospital
PCC-73-1, Community Hospital of Chula Vista
PCC-83-14, Community Hospital of Chula Vista
The Initial Study application and evaluation forms documenting the findings of
no significant impact are on file and available for public hearing at the Chula
Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010.
ENVIRO~ N~TAL REVIEW COORDINATOR
city of chula vista planning department
environmental review section
EN 6 (Rev. 12/82)